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Home My WebLink AboutPC report.s. CALIFRRNIA` we - NATIONAL City qbR� V86�TE' CITY OF NATIONAL CITY - PLANNING DEPARTMENT 1243 NATIONAL CITY BLVD., NATIONAL CITY, CA 91950 PLANNING COMMISSION STAFF REPORT Title: Case File No.: Staff report by: Applicant: Combined General Plan/ Zoning designation: Adjacent land use/zoning: North: East: South: West: Environmental review: Item no. April 7, 2014 PUBLIC HEARING - COASTAL DEVELOPMENT PERMIT FOR THE VACATION OF A PORTION OF ALLEYWAY BETWEEN WEST 16TH & WEST 18TH STREETS IN THE COASTAL ZONE. 2013-30 CDP Martin Reeder, AICP — Principal Planner Randal Ehm, Architect Medium Manufacturing (MM-CZ) Industrial use / MM-CZ Industrial use / MM-CZ Industrial use / MM-CZ Industrial use / MM-CZ Exempt pursuant to CEQA, Section 15305 Minor Alterations in Land Use Limitations, Class 5. The right-of-way vacation will not result in any changes in land use. 8 BACKGROUND The applicant represents YYK Industries, Inc_, a multi -disciplined preservation painting firm specializing in marine applications. YYK is located within Subarea ! of the Local Coastal Plan area. This area is approximately 210 acres and is almost entirely developed with light and medium industrial uses. The proposed alley vacation is in conjunction with the potential expansion of YYK. The company operates on several parcels in the two block area between West 16th and West 18th Streets, and Cleveland and McKinley Avenues. The company currently occupies sites either side of the alley and wishes to consolidate operations. The alley in this area is 580 feet long. YYK owns four parcels west of the alley (on Cleveland Avenue) and two on the east side of the alley (on McKinley Avenue). The length of alley that is bordered exclusively by applicant -owned properties is 205 feet. There are a further 200 feet of alley to the north and 175 feet to the south. Proposal The applicant proposes to vacate approximately 205 feet of the 20-foot wide portion of alleyway abutting four of the properties that they own. The area proposed to be vacated is roughly the middle 205 feet of the 580-foot long alley. The vacation area would be 20 feet wide, which is the total width of the alley. The reason for the vacation is to allow business operations on either side of the alley to be joined or consolidated. All alley access to properties other than those under the control of the applicant will be maintained. The applicant has also worked and will continue to work with the Fire Department to ensure that adequate emergency access is also maintained. General Plan A separate Street Vacation Permit is being processed as part of the proposal, as part of which the Planning Commission will be determining General Plan Consistency. Coastal Development Permit The associated Coastal Development Permit is required per the California Coastal Commission, as a street or alley vacation is considered to be "development" as defined in the Coastal Act. The existing right-of-way easement (alley) does not r+provides either (1) direct public access to the sandy beach or (2) ingree55a tor members of the public to access recorded easement for beach access .,that has been previously required by the Commission across private property as per section 3050,9.5 of the Coastal Act In addition, the easement has not been historically utilized by members of the public to access the shoreline. This is germane as the public may have acquired the prescriptive right for use of Bich land pursuant to the doctrine of implied dedication based on continuous public use over a five-year period. In this case, the area is far removed from any coastal access. Furthermore, the only public access to San Diego Bay is the Pepper Park area, which is over a mile away, and accessible from several other streets. As previously mentioned, the project area is located in Subarea I of the Local Coastal Plan, roughly comprised of the area between Tidelands Avenue and Interstate 5, and between 8th and 30th Streets. The southern portion of Subarea I also includes the Harbor District Specific Area Plan (outside of the project area). There are no Local Coastal Plan policies that the proposed alley vacation conflicts with. Furthermore, there is only one policy related to industrial development: In the event that different industrial land uses ere competing for available industrial laird, priority shall be given to marine related industrial uses. Given that YYK is a marine related industrial use, and since there are no other policies related to industrial deveiopment in Subarea !, the project is consistent with and implements the Local Coastal Plan. Furthermore, staff has found the vacation to be consistent with several policies contained in the City's General Plan. General Plan consistency is being conducted as a separate process. Final City approval of this Coastal Development Permit is contingent upon completion of the associated Street Vacation Street Vacation application. Summary The General Plan and Local Coastal Plan both identify the project area as suitable for industrial use. The proposed vacation is consistent with several General Plan policies as well as being a marine related use, a priority use within Subarea I of the Local Coastal Plan. The proposed alley vacation does not conflict with the policies and goals of the General Plan or the Local Coastal Plan. Eventual approval of the vacation will allow the efficient expansion of a successful local business. RECOMMENDATION Approve 2013-30 CDP based on attached findings. ATTACHMENTS 1. Location Map 2. Parcel Map 3. Public Hearing Notice (sent to 15 property owners) MARTIN REEDER, AICP Principal Planner BRAD RAULSTON Executive Director RECOMMENDED FINDINGS FOR APPROVAL 2013-30 CDP — YYK Alley Vacation 1. That granting of this Coastal Development Permit is consistent with al! other Ciao plans and ordinances, since the project complies with applicable Land Use Code requirements, and since the industrial use involved in the project is identified by the General Plan as an appropriate use in the project area. Furthermore, the vacation conforms to several General Plan policies as considered and adopted by the Planning Commission under File No. 2013-30 SC. 2. That the granting of this Coastal Development Permit is consistent with and implements the Certified Local Coastal Program, since the Local Coastal Plan identifies marine related businesses as priority uses within Subarea i of the Local Coastal Plan, since the proposed alley vacation does not conflict with any policies or goals of the Local Coastal Plan, and since no existing or proposed coastal access will be affected. RECOMMENDED CONDITIONS OF APPROVAL 2013-30 CDP — YYK Alley Vacation General 1. Approval of this Coastal Development Permit shall not be active until the associated Street Vacation application has been approved and completed. If the associated Street Vacation request is denied, this Coastal Development Permit shall be null and void. 2. WWiiltnin four (4) days of approval, pursuant to Fish and Game Code 711.4 and the California Code of Regulations, Title 14, Section 753.5, the applicant shall pay all necessary environmental ding fees for the San Diego County Clerk. Checks shall be made payable to the County Clerk and submitted to the National City Planning Department. 3. This permit shall become null and void if not exercised within one year after adoption of the resolution of approval unless extended according to procedures specified in Section 18.12.040 of the Municipal Code. Building/Fire 4, Plans submitted for improvements must comply with the 2013 edition of the California Building, Electrical, Plumbing, Mechanical, and Fire Codes. 5. Emergency access shall be provided to the property from both ends of the alleyway, including turnaround provisions, as per Fire Department requirements. Said access shall be noted on plans submitted for construction. Utilities 6. Prior to any construction or grading activities, the applicant shall coordinate with all utilities with infrastructure in the area to ensure protection of any existing utility services. 7. CaII 800-227-2600 (Underground Service Alert) for mark out prior to any digging activities. W 16th St w U Project Area o o 1 1623 1729 u7 c4 Proposed Vacation Zone Boundary APN: nla (right-of-way) W 18th St e 1636 1704 1718 1724 McKinley Ave r t t t 0 50 100 Planning Commission Location Map nterstate 5 i Feet 200 2013-30 CDP 3.26.14 sr, cLsD 22 Air 2 %2 zoAc 2 1 SY Cab o ST. Pi *op irr 3 4 0.63 AC. 5 6 re 0.2D 2r0 21 w 1 7 1 CITY OF NATIONAL CITY - PLANNING DEPARTMENT 1243 NATIONAL CITY BLVD., NATIONAL CITY, CA 91950 NOTICE OF PUBLIC HEARING COASTAL DEVELOPMENT PERMIT FOR THE VACATION OF A PORTION OF AI I E AY BETWEEN V VEST 16TH & WEST 1 BM STREETS Y�!- � . a �. � , �. WEST � V l I V STREETS i\Lf, 1 �9 IAi ' IHE COASTAL ZONE. 1 1 1 COASTAL �1i! tl E CASE FILE NO: 2013-30 SC, GDP The National City Planning Commission will hold a public hearing after the hour of 6:00 p.m. Monday, April 7, 2014, in the City Council Chambers, Civic Center, 1243 National City Boulevard, National City, California, on the proposed request. (Applicant: Randal Ehm) The applicant proposes to vacate approximately 205 feet of the 20-foot wide alleyway between West 16th and West 18th Streets. The portion of alley proposed to be vacated abuts four properties owned by YYK Enterprises, Inc. The vacation would facilitate expansion of the business. The time within which judicial review of the City Council action must be sought on this item is governed by Section 1094.6 of the California Government Code of Civil Procedure (CCP), The right to appeal a decision of the City Council is governed by Section 1094.5 of the CCP and Chapter 1.42 of the City of National City Municipal Code. Plans are available for review at the City's Planning Department, Civic Center. Members of the public are invited to comment. Written comments should be received by the Planning Department on or before 12:00 p.m., April 7, 2014, who can be contacted at 619-336-4310 or Dann in gnati o n ai cityca. q ov If you challenge the nature of the proposed action in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the Planning Commission at, or prior to, the public hearing. NATIONAL CITY PI ANNING DEPARTMENT BRAD RAULSTON Executive Director