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HomeMy WebLinkAboutItem 08c - Huntington Plaza Alley VacationSTAFF REPORT DEVELOPMENT SERVICES DEPARTMENT DATE: November 18, 2025 TO: Honorable Mayor and City Council FROM: Jason Kruckeberg, Assistant City Manager/Development Services Director Lisa Flores, Deputy Development Services Director By: Kevin Merrill, City Engineer SUBJECT: RESOLUTION NO. 7662 ORDERING THE VACATION OF A PORTION OF THE EAST-WEST ALLEY BETWEEN 117-129 EAST HUNTINGTON DRIVE AND 124-134 WHEELER AVENUE, AND RESERVING A PUBLIC ACCESS AND AIR SPACE EASEMENT OVER IT CEQA: Exempt Recommendation: Adopt SUMMARY The Applicant for the mixed-use development known as “Huntington Plaza” (the “Project”) is requesting the vacation of a public alley to facilitate the proposed development. The Project consists of 10 lots in two areas bisected by an existing alleyway, with one area encompassing 117-129 East Huntington Drive, and another area encompassing 124-134 Wheeler Avenue. The development includes a subterranean parking structure that will extend beneath both areas. Public access will remain over the vacated alley through the retention of an access and airspace easement (see Exhibits “A” and “B” of Attachment No. 1). On October 7, 2025, the City Council adopted Resolution No. 7656, declaring its intention to vacate the alley right-of-way and scheduling a public hearing for the November 18, 2025, City Council Meeting. All utilities located within the alley have been removed, and both the utility companies and the public have been notified of the City’s intention to vacate the alley. The required notification period ended on October 9, 2025, and the City did not receive any comments or concerns. It is recommended that the City Council approve Resolution No. 7662, ordering the Resolution No. 7662 – Huntington Plaza Alley Vacation November 18, 2025 Page 2 of 4 vacation of a portion of the east-west alley between 117-129 E. Huntington Drive and 124-134 Wheeler Avenue, and reserving a public air space and access easement over it. BACKGROUND On August 18, 2020, the City Council approved the Huntington Plaza mixed-use development, consisting of two separate five-story buildings that span over 10 legal lots on either side of the east-west alley, between Huntington Drive and Wheeler Avenue. The development includes 139 residential units, approximately 10,200 square feet of ground-floor commercial space, and surface and subterranean parking. To accommodate the subterranean parking structure that connects the two buildings and extends beneath the existing alley, the developer is requesting that the City vacate the portion of the alley within the project boundaries. To maintain east–west connectivity across the site, a public access and air space easement will be reserved over the vacated area, though it will be temporarily closed during construction. In anticipation of this request, the Developer has already completed several infrastructure-related steps: •In 2024, a contractor for the Developer relocated and removed a sewer main that previously ran through the alley, which served 117 and 129 East Huntington Drive. •Dry utility providers (SCE, AT&T, and Spectrum) have undergrounded or rerouted existing facilities, and the utility poles within the affected portion of the alley have been removed or relocated. Under the California Streets and Highways Code, a street and/or alley vacation requires notification to all public utility providers to allow them the opportunity to retain any easements needed. Notification Letters were mailed out on September 9, 2025, and none of the utility companies have responded to the letter. In addition, public notices were posted in accordance with the California Streets and Highways Code for street and/or alley vacation, including along the alley right-of-way. Resolution No. 7662 – Huntington Plaza Alley Vacation November 18, 2025 Page 3 of 4 DISCUSSION The property owner seeks to move forward with the development and has formally requested that the City vacate the alley right-of-way within the project boundaries. The purpose of this action is to order the vacation of the alley right-of-way and hold a Public Hearing. This hearing coincides with the City Council’s consideration of Final Tract Map No. 82734, which is included on the November 18, 2025, City Council agenda as a Consent Item, and this vacation must be approved prior to the final tract map. The vacation is required first because a final map cannot be recorded over an existing public right-of-way. There is no longer the need to retain a portion of the alley for public utility purposes; however, an easement is required for pedestrians and vehicles over this portion of the alley to maintain access. PLANNING COMMISSION The California Streets and Highways Code requires that any street or alley vacation be consistent with the local agency’s General Plan. At its meeting on February 27, 2024, the Planning Commission determined that the proposed vacation is consistent with the goals and policies of the City’s General Plan and recommended City Council approval. This finding is documented in Planning Commission Resolution No. 2143 (Attachment No. 2). ENVIRONMENTAL ANALYSIS The proposed right-of-way vacation is Categorically Exempt from the California Environmental Quality Act (“CEQA”) pursuant to Section 15305(a) of the CEQA Guidelines, which exempts minor alterations in land use limitations, including minor street and alley vacations that do not result in any changes in land use or density (refer to Attachment No. 3 for the Preliminary Exemption Assessment). The City is reserving public access and airspace easements over the vacated alley to ensure continued circulation and access to public parking. Resolution No. 7662 – Huntington Plaza Alley Vacation November 18, 2025 Page 4 of 4 FISCAL IMPACT There is no direct fiscal impact associated with this action. Upon vacation, the City will no longer be responsible for the maintenance or liability related to the vacated portion of the alley, which may result in minor savings. RECOMMENDATION It is recommended that the City Council find the project to be Categorically Exempt under the California Environmental Quality Act (“CEQA”); and adopt Resolution No. 7662 ordering the vacation of a portion of the east-west alley between 117–129 East Huntington Drive and 124–134 Wheeler Avenue, and reserving a public access and air space easement over it. Attachment No. 1: Resolution No. 7662 – Huntington Plaza Alley Vacation Attachment No. 2: Planning Commission Resolution No. 2143 - General Plan Consistency Attachment No. 3: Preliminary Exemption Assessment 1 RESOLUTION NO. 7662 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ARCADIA, CALIFORNIA, ORDERING THE VACATION OF A PORTION OF THE EAST- WEST ALLEY BETWEEN 117-129 EAST HUNTINGTON DRIVE AND 124-134 WHEELER AVENUE, AND RESERVE A PUBLIC ACCESS AND AIR SPACE EASEMENT OVER IT; AND APPROVING A CATEGORICAL EXEMPTION PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (“CEQA”) THE CITY COUNCIL OF THE CITY OF ARCADIA, CALIFORNIA, DOES HEREBY FIND, DETERMINE AND RESOLVE AS FOLLOWS: SECTION 1. The City Council of the City of Arcadia (“City Council”), on October 7, 2025, adopted Resolution No. 7565 declaring the intention of the City Council to vacate and abandon a portion of the public east-west alley between 117-129 East Huntington Drive and 124-134 Wheeler Avenue in the City of Arcadia, County of Los Angeles, State of California, more particularly shown in Exhibits “A” and “B” attached hereto. SECTION 2. Notices of Resolution No. 7565 were duly published and posted in the manner and form and at the time required by the Streets and Highways Code of the State of California, Sections 8322 and 8323. SECTION 3. Pursuant to Government Code 65402(a), the Planning Commission of the City of Arcadia, during its regular meeting on February 27, 2024, adopted Planning Commission Resolution No. 2143, determining that the proposed vacation is consistent with the General Plan of the City of Arcadia. Attachment No. 1 2 SECTION 4. The City Council does find that the vacation of a portion of the public east-west alley, as described and shown in said Exhibits, is being made in accordance with Chapters 3 and 5 of Part 3 of Division 9 of the Streets and Highways Code of the State of California (Streets and Highways Code Section 8320, et seq.) SECTION 5. A Public Hearing was duly held on November 18, 2025, at 7:00 p.m. in the Council Chambers of Arcadia City Hall, 240 West Huntington Drive, Arcadia, California, at which time the City Council received all comments and evidence offered by persons interested in the proposed vacation. SECTION 6. Pursuant to the Streets and Highways Code Section 8324, the City Council finds from all evidence submitted that a portion of the public east-west alley, as described and shown in said Exhibits, is unnecessary for present or prospective public utility use and, therefore, it is ordered that it be vacated. SECTION 7. Pursuant to the Streets and Highways Code Section 8340 and 8341, the City Council of the City of Arcadia finds that the public convenience and necessity require the reservation and exception of a public access easement from the vacation on (the surface) and over (airspace for a vertical distance of at least fifteen (15) feet from the surface) that portion of the public east-west alley, between 117-129 East Huntington Drive and 124-134 Wheeler Avenue, as shown, described and detailed on Final Tract Map No. 82734. 3 SECTION 8. The City Council of the City of Arcadia does hereby determine that the proposed right-of-way vacation of a portion of the alley, as described and shown in said Exhibits, is categorically exempt from the California Environmental Quality Act (“CEQA”) pursuant to Local CEQA Guidelines Section 15305(a), which exempts minor alterations in land use limitations, including minor street and alley vacations that do not result in any changes in land use or density. SECTION 9. The City Clerk of the City of Arcadia shall certify to the adoption of this Resolution and shall cause a certified copy thereof to be recorded without acknowledgement, certificate of acknowledgement, or further proof in the Office of the County Recorder of Los Angeles County after the aforementioned conditions have been satisfied. SECTION 10. From and after the date this Resolution No. 7662 is recorded, a portion of this public east-west alley, as described and shown in said Exhibits, will no longer constitute public right-of-way. SECTION 11. The City Clerk shall certify to the adoption of this Resolution. [SIGNATURES ON THE NEXT PAGE] RESOLUTION NO. 2143 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARCADIA, CALIFORNIA RECOMMENDING CITY COUNCIL APPROVE THE GENERAL PLAN CONSISTENCY NO. GP 24-01 WITH RESPECT TO THE PROPOSED VACATION OF A PORTION OF THE EAST-WEST ALLEY BETWEEN 117-129 E. HUNTINGTON DRIVE AND 124-134 WHEELER AVENUE TO ACCOMMODATE THE APPROVED "HUNTINGTON PLAZA MIXED USE PROJECT" WHEREAS, the City Council of the City of Arcadia approved the "Huntington Village Mixed-Use Project" ("Project") with an Initial Study/Mitigated Negative Declaration ("IS/MND") on August 18, 2020 and the Project design necessitated vacation of the portion of the east-west alley between 117-129 E. Huntington Drive and 124-134 Wheeler Avenue, as shown on the map in Exhibit "A", attached hereto; and WHEREAS, an easement will be recorded over the portion of the alley to be vacated to allow for public access at ground level in perpetuity; and WHEREAS, the alley vacation was analyzed in the approved IS/MND, and the General Plan Consistency finding would not have the potential to result in a direct or reasonably foreseeable indirect physical change in the environment beyond what was considered in the adopted Mitigated Negative Declaration, and therefore, no further action is required under California Environmental Quality Act ("CEQA"). NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF ARCADIA, CALIFORNIA, DOES HEREBY FIND, DETERMINE AND RESOLVE AS FOLLOWS: SECTION 1. The Planning Commission does hereby find that the proposed alley vacation is consistent with the following policies of the City's General Plan: 1 Attachment No. 2 3 STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES ) §: CITY OF ARCADIA ) I, Lisa Flores, Secretary of the Planning Commission of the City of Arcadia, hereby certify that the foregoing Resolution No. 2143 was passed and adopted by the Planning Commission of the City of Arcadia, signed by the Chair, and attested to by the Secretary at a regular meeting of said Planning Commission held on the 27th day of February 2024, and that said Resolution was adopted by the following vote, to wit: AYES: NOES: Chair Tsoi, Vice Chair Wilander, Commissioners Arvizu, and Hui, Tallerico None ABSENT: None Lisa L. Flores Secretary of th Planning Commission 4 Preliminary Exemption Assessment FORM “A” PRELIMINARY EXEMPTION ASSESSMENT 1.Name or description of project:Resolution No. 7656 - A Resolution of the City Council of Arcadia declaring its intention to vacate a portion of the alley between 117-129 East Huntington Drive and 124-134 Wheeler Avenue, and to reserve a public access and air space easement 2.Project Location – Identify street address and cross streets or attach a map showing project site (preferably a USGS 15’ or 7 1/2’ topographical map identified by quadrangle name): Portion of the public alley located between 117-129 East Huntington Drive and 124-134 Wheeler Ave, Arcadia, CA 91007 3.Entity or person undertaking project: A. B.Other (Private) (1)Name Arcadia Huntington Plaza, LLC (2)Address P.O. Box 1328 Arcadia, CA 91077 4.Staff Determination: The Lead Agency’s Staff, having undertaken and completed a preliminary review of this project in accordance with the Lead Agency's "Local Guidelines for Implementing the California Environmental Quality Act (CEQA)" has concluded that this project does not require further environmental assessment because: a. The proposed action does not constitute a project under CEQA. b. The project is a Ministerial Project. c. The project is an Emergency Project. d. The project constitutes a feasibility or planning study. e. The project is categorically exempt. Applicable Exemption Class: 15305 – Class 5 (Minor Alterations in Land Use Limitations) f. The project is statutorily exempt. Applicable Exemption: g. The project is otherwise exempt on the following basis: h. The project involves another public agency which constitutes the Lead Agency. Name of Lead Agency: Date: Sept. 9, 2025 Staff: Kevin Merrill, City Engineer Attachment No. 3