4.2 LAND ACQUISITION, DISPLACEMENT AND RELOCATIONmedia.metro.net/projects_studies/orange/images/deir/4.2 Land... · 11. Auto Lenders Group Inc. Sherman Way & Deering Avenue Vehicle

Canoga Transportation Corridor Project 4.2 Land Acquisition, Displacement & Relocation Draft EIR

4.2-1

4.2 LAND ACQUISITION, DISPLACEMENT AND RELOCATION This section addresses the land ownership and leasing agreements that would change due to the Canoga Transportation Corridor Project. Although the proposed project would primarily be located within the Metro-owned right-of-way (ROW), this analysis discusses the proposed project’s impacts to persons and businesses with leases of Metro-owned property and to privately-owned properties outside of the Metro ROW. 4.2.1 EXISTING SETTING The Canoga Transportation Corridor would primarily be located within the former railroad ROW, which Metro acquired from the Southern Pacific Transportation Company in 1991. As part of this process, Metro inherited lease agreements entered into by the railroad. Since acquiring the ROW, Metro has entered into additional land leases and has granted additional temporary easements. A number of commercial and industrial businesses along the Metro ROW entered into lease agreements to expand their sites for parking, storage, and/or building improvements. The property leases that were entered into by Metro since acquiring the ROW have generally been short-term (i.e., month-to-month). As shown in Table 4.2-1, there are a total of 93 leases within the Metro ROW. All of the 41 lease agreements Metro inherited from the Southern Pacific Transportation Company are month-to-month except for one, and all but two of the 52 lease agreements Metro has entered into since acquiring the ROW are month-to-month.1 Therefore, approximately 97 percent of the leases within the Metro ROW are on a month-to-month basis, while only three percent are annual or longer-term leases. Table 4.2-1: Metro ROW Lease Summary

Lease Terms Type of ROW Use Total Pre-Acquisition of ROW (Before 1991)

Post-Acquisition of ROW (After 1991) Month-to-Month Annual or Longer-term

Signs & Billboards 25 23 2 25 0

Ground Leases 60 18 42 57 3

Licenses & Easements 8 0 8 8 0

TOTAL 93 41 52 90 3

PERCENT 100.0% 44.1% 55.9% 96.8% 3.3% SOURCE: Metro Real Estate Department and TAHA, 2007 Along Canoga Avenue, the Metro ROW varies from 65 to 275 ft. with a typical width of 100 ft. The 65-foot portion, a short segment north of Sherman Way, is directly behind a recently built strip shopping center with parking facing Canoga Avenue. The 275-foot portion of the Metro ROW is located south of Sherman Way and north of Vanowen Street. North of Plummer Street, the Metro ROW is limited and the Amtrak/Metrolink/Freight tracks are still in operation. Canoga Avenue narrows from two lanes in each direction to one lane in each direction. Generally, south of Roscoe Boulevard, the Metro ROW is used for industrial and commercial leases or vehicle storage, and tracks have been removed in certain areas. Table 4.2-2 identifies the tenant, location, current land use, and lease terms of the existing outdoor advertising sign and ground lease agreements and the licenses and easements along the Metro ROW.

1The long-term lease with Canoga Self Storage was inherited and expires on September 10, 2025. Metro entered into long-term leases with three tenants (Chatsworth Storage, LLC, Dale Plaine, Inc., and Steve Port & Miranda Properties, LLC). The long-term lease with Chatsworth Storage, LLC expired in 1995. This lease is now month-to-month and it can be terminated with 180 days notice. The leases with Dale Plaine, Inc. and Steve Port & Miranda Properties, LLC expire on December 31, 2009 and August 31, 2009, respectively. These two leases can be terminated with 180 days notice.


4.2-2

Although the proposed project would primarily be located within the Metro ROW, both the Canoga On-Street Dedicated Bus Lanes Alternative and the Canoga Busway Alternative would require acquisition of privately owned properties outside of the Metro ROW. Table 4.2-2: Lease Agreements along the Metro ROW

Tenant Approximate Location/Cross Streets Current Land Use Lease Terms SIGNS AND BILLBOARDS

1. Vista Media Canoga Avenue & Hart Street Advertising Sign Board Month-to-Month

2. Clear Channel Outdoor, Inc. Canoga Avenue & Hart Street Advertising Sign Board Month-to-Month

3. Clear Channel Outdoor, Inc. Canoga Avenue & Hart Street Advertising Sign Board Month-to-Month

4. Clear Channel Outdoor, Inc. Canoga Avenue & Vanowen Street Advertising Sign Board Month-to-Month 5. CBS Outdoor Group, Inc. Canoga Avenue & Deering Avenue Advertising Sign Board Month-to-Month

6. Clear Channel Outdoor, Inc. Canoga Avenue & Basset Street Advertising Sign Board Month-to-Month

7. CBS Outdoor Group, Inc. Canoga Avenue & Cohasset Street Advertising Sign Board Month-to-Month

8. Clear Channel Outdoor, Inc. Lassen Avenue & Right-of-Way Advertising Sign Board Month-to-Month

9. CBS Outdoor Group, Inc. Canoga Avenue & Saticoy Street Advertising Sign Board Month-to-Month

10. Clear Channel Outdoor, Inc. Canoga Avenue & Strathern Street Advertising Sign Board Month-to-Month

11. Clear Channel Outdoor, Inc. Canoga Avenue & Saticoy Street Advertising Sign Board Month-to-Month

12. CBS Outdoor Group, Inc. Canoga Avenue & Strathern Street Advertising Sign Board Month-to-Month

13. CBS Outdoor Group, Inc. Canoga Avenue & Wyandotte Street Advertising Sign Board Month-to-Month

14. Clear Channel Outdoor, Inc. Canoga Avenue & Owensmouth Street

Advertising Sign Board Month-to-Month

15. Clear Channel Outdoor, Inc. Canoga Avenue & Roscoe Boulevard Advertising Sign Board Month-to-Month

16. Clear Channel Outdoor, Inc. Canoga Avenue & Stathern Street Advertising Sign Board Month-to-Month

17. CBS Outdoor Group, Inc. Canoga Avenue & Santa Susana Advertising Sign Board Month-to-Month

18. CBS Outdoor Group, Inc. Canoga Avenue & Santa Susana Advertising Sign Board Month-to-Month

19. CBS Outdoor Group, Inc. Canoga Avenue & Roscoe Boulevard Advertising Sign Board Month-to-Month

20. CBS Outdoor Group, Inc. Canoga Avenue & Saticoy Street Advertising Sign Board Month-to-Month

21. Vista Media Canoga Avenue & Parthenia Street Advertising Sign Board Month-to-Month

22. CBS Outdoor Group, Inc. Canoga Avenue & Right-of-Way in Chatsworh Avenue

Advertising Sign Board Month-to-Month

23. Clear Channel Outdoor, Inc. Lassen Avenue & Right-of-Way Advertising Sign Board Month-to-Month

24. CBS Outdoor Group, Inc. Canoga Avenue & Vanowen Street Advertising Sign Board Month-to-Month

25 Clear Channel Outdoor, Inc. Canoga Avenue & Hart Street Advertising Sign Board Month-to-Month

GROUND LEASES

1. Green Scene Inc. Canoga Avenue & Vanowen Street Landscape Business Month-to-Month

2. Jacobi Building Materials Vanowen Street & Canoga Avenue Building Materials & Stones

Month-to-Month

3. National Ready Mixed Services Company

Canoga Avenue & Hart Street Concrete Processing Plant Month-to-Month

4. National Ready Mixed Services Company

Canoga Avenue & Basset Street Private Driveway Month-to-Month

5. Auto Lenders Group, Inc. Canoga Avenue & Basset Street Truck Parking Month-to-Month

6. Masonry Club Canoga Avenue & Basset Street Retail/Wholesale Building Materials & Stone

Month-to-Month

7. California Portland Cement Company

Deering Avenue & Hart Street Cement Processing Plant Month-to-Month


4.2-3

Table 4.2-2: Lease Agreements along the Metro ROW 8. Cruz, Jose Deering Avenue & Gault Street Vehicle & Equipment

Storage Month-to-Month

9. Dale Plaine Inc. Sherman Way & Deering Avenue Storage/Rental/Wholesale of Building Materials

36 months/a/ Expires 12/31/09

10. Steve Port & Miranda Properties, LLC

Canoga Avenue & Sherman Way Various Commercial, Retail & Storage Uses

36 Months/a/ Expires 8/31/09

11. Auto Lenders Group Inc. Sherman Way & Deering Avenue Vehicle Storage Month-to-Month

12. Steve’s Jaguar Service & Repair Deering Avenue & Sherman Way Vehicle Storage Month-to-Month

13. O.K. Wholesale Sherman Way & Deering Avenue Vehicle Storage Month-to-Month

14. Allied Masonry & Construction, Inc.

Sherman Way & Deering Avenue Parking & Vehicle Storage Month-to-Month

15. Allied Masonry & Construction, Inc.

Canoga Avenue & Valerio Street Materials Storage Month-to-Month

16. A & J Automotive Sherman Way & Deering Avenue Parking & Vehicle Storage Month-to-Month

17. Valley Pacific Frame & Suspension

Sherman Way & Deering Avenue Parking & Vehicle Storage Month-to-Month

18. Shirley, Howard E. Canoga Avenue & Deering Avenue Parking & Storage Month-to-Month

19. Advance Landscape 2000, Inc. Canoga Avenue & Wyandotte Street Vehicle & Equipment Storage

Month-to-Month

20. Grand National Auto Body Deering Avenue & Sherman Way Auto Storage & Parking Month-to-Month

21. Thermo Mechanical Systems Deering Avenue & Sherman Way Storage Month-to-Month

22. 699 Rent-A-Car Canoga Avenue & Wyandotte Street Vehicle Storage Month-to-Month

23. Star Landscape Canoga Avenue & Valerio Street Vehicle & Equipment Storage

Month-to-Month

23. EH Excavation, Inc. Canoga Avenue & Valerio Street Vehicle & Equipment Storage

Month-to-Month

25. Sunny Landscape Canoga Avenue & Valerio Street Equipment Storage Month-to-Month

26. Harold R. Brazee Company Canoga Avenue & Valerio Street Equipment Storage Month-to-Month

27. Edward Estey Canoga Avenue & Valerio Street Truck Rental & Parking Month-to-Month

28. Ambert Industries, Inc./BG’s Big Box

Deering Avenue & Saticoy Street Bin Storage & Parking Month-to-Month

29. Pyramid Pipe & Supply Company

Deering Avenue & Valerio Street Plumbing Supply Company

Month-to-Month

30. Canoga Sheet Metal Products, Inc

Deering Avenue & Cohasset Street Parking & Storage Month-to-Month

31. William Galvin Custom Painting

Deering Avenue & Valerio Street Parking & Storage Month-to-Month

32. Estey, Edward Canoga Avenue & Cohasset Street Truck Rental & Parking Month-to-Month

33. Pet Adoption Fund Deering Avenue & Cohasset Street Animal Exercising & Storage

Month-to-Month

34. Green Light Enterprises, Inc. Valerio Street & Saticoy Street Vehicle Storage Month-to-Month

35. Canoga Imports Canoga Avenue & Saticoy Street Used Car Sales Month-to-Month

36. Edward Estey Canoga Avenue & Saticoy Street Truck Rental & Storage Month-to-Month

37. Estey, Edward Canoga Avenue & Saticoy Street Truck Rental & Parking Month-to-Month

38. Grand American Tire Deering Avenue & Saticoy Street Parking & Maintenance Month-to-Month

39. Canoga Self Storage Canoga Avenue & Saticoy Street Public Storage and Parking Long Term Lease Expires 9/20/25

40. Valley Industrial Electric Company

Deering Avenue & Saticoy Street Parking & Storage Month-to-Month

41. Trugreen Landcare Deering Avenue & Saticoy Street Storage of Trucks Bins & Materials

Month-to-Month

42. Feinberg Irrev. Marital Trust Canoga Avenue & Ingomar Street Used Car Sales & Auto Repair

Month-to-Month


4.2-4

Table 4.2-2: Lease Agreements along the Metro ROW 43. Hernandez, Ovidio Canoga Avenue & Keswick Street Parking & Auto Storage Month-to-Month

44. Clark Swanson Canoga Avenue & Keswick Street Auto Sales & Parking Month-to-Month

45. Merkow Wholesale Distributors Canoga Avenue & Ingomar Street Truck Repair & Auto Storage

Month-to-Month

46. Merkow Wholesale Distributors Canoga Avenue & Ingomar Street Truck Repair & Auto Storage

Month-to-Month

47. Apex Int’l Development Corp. Canoga Avenue & Strathern Street Truck & Equipment Storage

Month-to-Month

48. Huynh, Tri Canoga Avenue & Strathern Street Metal Fabrication & Storage

Month-to-Month

49. Caples, Harry Canoga Avenue & Strathern Street Equipment Storage Month-to-Month

50. Mellado, Luis Canoga Avenue & Strathern Street Truck & Equipment Storage

Month-to-Month

51. Hollywood Motors Corp. Canoga Avenue & Roscoe Boulevard Vehicle Storage Month-to-Month

52. Mini-Haulers, Inc. Canoga Avenue & Roscoe Boulevard Bin Storage & Parking Month-to-Month

53. Franks Hauling & Clean Up Company

Canoga Avenue & Roscoe Boulevard Container Storage & Parking

Month-to-Month

54. Dan Dupont, Inc. Saticoy Street & Roscoe Boulevard Parking & Storage Month-to-Month

55. Car Corner, Inc. Canoga Avenue & Roscoe Boulevard Used Car Lot & Parking Month-to-Month

56. Salvation Army Canoga Avenue & Roscoe Boulevard Parking & Storage Month-to-Month

57. Green Light Auto Sales Valerio Street & Saticoy Street Used Car Sales & Parking Month-to-Month

58. JDK Materials, LLC Canoga Avenue & Nordhoff Street Truck & Equipment Storage

Month-to-Month

59. Northpark Industrial, LP Nordhoff Street & Deering Avenue Parking Month-to-Month

60. Chatsworth Storage, LLC Owensmouth Street & Marillo Street RV, Boat & Vehicle Storage

Month-to-Month/a/

LICENSES AND EASEMENTS

1. Valley Cable TV, Inc. Canoga Avenue & Lassen Street Overhead Cable Crossing Month-to-Month

2. Veterans of Foreign Wars Canoga Avenue & Lassen Street Flagpole & Memorial Plaque

Month-to-Month

3. Chatsworth Chamber of Commerce, Inc

Canoga Avenue & Lassen Street Parking Month-to-Month

4. Crimson Calif, Pipeline, LP Canoga Avenue & Lassen Street 6 ft. 5/8 in. Outer Dia. Gasoline Pipe

Month-to-Month

5. LA City DWP Canoga Avenue & Lassen Street 1-OH Fiber Optic Cable Month-to-Month

6. LA City Department of Public Works

Canoga Avenue & Lassen Street Public Street Easement Month-to-Month

7. LA City Department of Public Works

Canoga Avenue & Right-of-Way 1 ft. 39-in. Storm Drain in a 48-in. Steel Casing

Month-to-Month

8. Balboa & Victory Partenrship Canoga Avenue & Lassen Street Storm Drain Pipeline not to exceed 48 in. Diameter

Month-to-Month

/a/ Lease can be terminated with 180 days notice. /b/ A longer-term lease with Chatsworth Storage, LLC expired in 1995. The terms of the lease are now month-to-month, and the lease can be terminated with a 180-day notice. SOURCE: Metro Real Estate Department and TAHA, 2007


4.2-5

4.2.2 REGULATORY FRAMEWORK The state of California’s revised Government Code Section 7260, et seq., brings the California Relocation Act (California Act) into conformity with the Uniform Relocation Assistance and Real Property Acquisition Policies Act of 1970, as amended (Uniform Act). The California Act applies if a public entity undertakes a project. The Canoga Transportation Corridor Project is not being undertaken by a federal agency or using federal funds. The California Act, which is consistent with the intent and guidelines of the Uniform Act, seeks to (1) ensure the consistent and fair treatment of owners of real property, (2) encourage and expedite acquisition by agreement to avoid litigation and relieve congestion in the courts, and (3) promote confidence in the public land acquisitions. Owners of private property have federal and state constitutional guarantees that their property will not be taken or damaged for public use unless they first receive just compensation. Just compensation is measured by the “fair market value” of the property taken. “Market value” is considered to be the following:

“highest price on the date of valuation that would be agreed to by a seller, being willing to sell, but under no particular or urgent necessity for so doing, nor obliged to sell; and a buyer, being ready, willing and able to buy, but under no particular necessity for so doing, each dealing with the other with the full knowledge of all the uses and purpose for which the property is reasonably adaptable and available.” (Code of Civil Procedure Section 1263.320a)

Where acquisition and relocation are unavoidable, Metro would follow the provisions of the California Act, as amended, and implemented pursuant to the California Relocation Regulations. Metro acquisition and relocation policies would comply with the California Act. All real property acquired by Metro would be appraised to determine its fair market value. Just compensation shall not be less than the approved appraisal to each property owner. Each homeowner, renter, business, or nonprofit organization displaced as a result of the proposed project would be given advanced written notice and would be informed of the eligibility requirements for relocation assistance and payments. 4.2.3 IMPACTS AND MITIGATION MEASURES Significance Criteria According to CEQA, a significant land acquisition and displacement impact may occur when: • Real property is acquired and business, residential owners or tenants are required to relocate; • Long-term leases are terminated prior to their original expiration date for the purpose of

constructing a transit service improvement and supporting infrastructure (the expiration of month-to-month leases or leases where relocation waivers have been executed would not be considered significant); or

• A business operation is disrupted due to the loss of needed parking, access or storage areas. Methodology To assess the potential acquisition of private property, conceptual engineering drawings identifying the alignment of the Corridor and location of the proposed stations were reviewed to identify properties not located on public ROWs that would be needed for the proposed project and the alternative design options. To estimate the effect of non-renewal of Metro leases within the ROW, the lease database maintained by the Metro Real Estate Department was reviewed. The termination or non-renewal of an existing lease within the Metro ROW for the purposes of implementing the proposed project is not considered property acquisition. However, business


4.2-6

displacements may result at those locations where all or a majority of business operations occur on the leased property. Business displacements may also occur at those locations where the leased property is used for ancillary or support operations, such as access, parking and/or storage, and the loss of such property would have a substantial impact on the associated business operation. In addition, the termination or non-renewal of all commercial outdoor advertising leases may result in displacements and require removal or relocation of the advertising structure. For properties located outside the Metro ROW, partial property acquisitions would occur if the proposed project requires a limited portion of the property. The business, residence, or other land use may not be affected by the acquisition. Such acquisitions typically affect only unimproved or landscaped areas or areas used for limited parking. Full property acquisitions would occur for those properties on which the proposed project would physically encroach on existing structures or remove a substantial portion of the available customer or employee parking such that business operations would be substantially affected. In addition, full acquisitions would result when the majority of a vacant parcel would be acquired, leaving the remaining property an uneconomical remnant. Full acquisitions or partial acquisitions involving a substantial portion of the property may result in the displacement of either businesses or residences. Impact 4.2.1. The proposed project could impact property owners and occupants of private property through land acquisition resulting in the displacement of businesses along the corridor. The proposed project could have a significant land acquisition impact prior to mitigation. Alternative 1. No Project The No Project Alternative would not include any physical changes, and the Metro ROW would not be used for a transit project. This alternative would not require full or partial acquisitions of properties, and no displacement and/or relocation of existing uses would be required. Therefore, the No Project Alternative would not result in any land acquisition impacts. Alternative 2. TSM The TSM Alternative would include improvements to the transportation system within existing street ROWs. This alternative would not require full or partial acquisition of properties, and no displacement and/or relocation of existing uses would be required. Therefore, the TSM Alternative would not result in any land acquisition impacts. Alternative 3. Canoga On-Street Dedicated Bus Lanes The Canoga On-Street Dedicated Bus Lanes Alternative requires widening Canoga Avenue into the Metro ROW on the east side of Canoga Avenue. This alternative would also require acquisition of private property outside of and adjacent to the Metro ROW. There are three alignment options for the northern segment of the Canoga On-Street Dedicated Bus Lanes Alternative to connect to the Chatsworth Metrolink Station. Table 4.2-3 identifies the properties that may need to be acquired under each of the three northern alignment options. All of the alignment options would require the full acquisition of the two private properties located at 7204-7258 Canoga Avenue/21355 Sherman Way and a triangular shaped property owned by the Community Redevelopment Agency of the City of Los Angeles (CRA). The property located at 7204-7258 Canoga Avenue/21355 Sherman Way is improved with a 15,540-square-foot retail commercial strip center that contains 14 individual commercial spaces and a freestanding commercial building. The individual commercial spaces are not currently occupied; however, tenant improvements have been completed and approximately 94 percent of the in-line space has been leased. The triangular shaped property owned by the CRA is located directly north of the freestanding commercial building. This 5,000-square-foot property is currently improved with a surface parking lot.


4.2-7

Table 4.2-3: Properties that may be Acquired Outside the Metro ROW – Canoga On-Street Dedicated Bus Lanes Alternative

Northern Segment Alignment

Address/Location Land Use APN Parcel Size (sf. ft.)

Type of Acquisition Anticipated

7204-7258 Canoga Avenue/21355 Sherman Way

Retail Commercial Strip Center/Commercial Building

2111-029-001 69,260 Option 1 Option 2 Option 3 Triangular shaped CRA property Parking Lot 2111-029-903 5,000

Full Take

Option 2 9810-9860 Owensmouth Avenue Industrial Building 2746-005-007

87,120 Partial Take

Option 2 21610-21638 Lassen Street Industrial Building 2746-005-007 134,383 Partial Take

Option 3 21600 Lassen Street Industrial Building 2746-005-003 37,562 Partial Take

30,864

20,919 22,156

Option 3 Northeast corner of Lassen Street & Remmet Avenue

Vacant 2747-025-017 2747-025-018 2747-025-019 2747-025-020

20,921

Full Take

SOURCE: Metro Real Estate Department and TAHA, 2007

The three alignment options and the potential land acquisition impacts are identified as follows: Northern Segment Option 1 – Dedicated Lanes end at Marilla Street Under Option 1, the dedicated lanes would end at Marilla Street and buses would use Marilla Street, Owensmouth Avenue, Lassen Street and Old Depot Plaza Road. This option does not require the acquisition of any additional properties for the northern segment. However, the acquisition of two private properties (7204-7258 Canoga Avenue/21355 Sherman Way and the triangular shaped property owned by the CRA) would still be required. Figure 4.2-1 identifies the location of the properties that may be acquired under Option 1. Therefore, the Canoga On-Street Dedicated Bus Lanes Alternative Northern Segment Option 1 would result in a significant land acquisition impact without mitigation. Northern Segment Option 2 – At-Grade “T” Intersection on Lassen 200 ft. West of Tracks Under Option 2, the dedicated lanes would continue north of Marilla Street through two parcels to connect to Lassen Street at a new signalized intersection 200 ft. west of the tracks; the buses would then turn right onto Lassen Street and left onto Old Depot Plaza Road. The Canoga On-Street Dedicated Bus Lanes Northern Segment Option 2 requires the acquisition of the properties located at 9810-9860 Owensmouth Avenue and 21610-21638 Lassen Street. Figure 4.2-2 identifies the location of the properties that may be acquired under Option 2. The property at 9810-9860 Owensmouth Avenue is located on the east side of Owensmouth Avenue just south of Lassen Street. This property is developed with a one-story, 38,568-square-foot, concrete block industrial building with approximately 26 tenants. Northern Segment Option 2 would require purchase of 2,117 sq. ft. of improvements and 8,015 sq. ft. of the easterly portion of the property and would necessitate relocating and repairing the eastern wall of the building. The property at 21610-21638 Lassen Street is improved with a multi-tenant industrial park consisting of four, one-story concrete block, industrial buildings. The improvements are estimated to be approximately 58,730 sq. ft. in size. Northern Segment Option 2 would require purchase of 12,120 sq. ft. of the improvements. Therefore, the Canoga On-Street Dedicated Bus Lanes Alternative Northern Segment Option 2 would result in a significant land acquisition impact without mitigation.

Figure 4.2-1Properties to be Acquired Outside Metro ROW for

On-Street Dedicated Lane Alternative - Option 1

Source: ESRI & TAHA, 2008

Canoga Transportation CorridorEnvironmental Impact Report

Properties to be Acquired Outside Metro ROW

N

NOT TO SCALE

Los Angeles County Parcels

Legend

1

SHERMAN WY

Proposed Alignment

CA

NO

GA

AV

E

OW

EN

SM

OU

TH

AV

EWYNDOTTE ST

VALERIO ST

VA

RIE

LA

VE

OPTION 1


and the Triangular CRA Parcel

1.

#

4.2 Land Acquisition, Displacement & Relocation

Sherman Way Station

Proposed Station

Optional Station

Properties to be Acquired

4.2-8






N

NOT TO SCALE


Legend

1

LASSEN ST

SHERMAN WY

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PA

NG

AC

AN

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NB

LV

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PLUMMER ST

CA

NO

GA

AV

E

3

2

Proposed Alignment

CA

NO

GA

AV

E

CA

NO

GA

AV

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OW

EN

SM

OU

TH

AV

E

WYNDOTTE ST

VALERIO ST

VA

RIE

LA

VE

OPTION 2




9810-9860 Owensmouth Avenue

21610-21638 Lassen Street

1.

2.

3.

#


Chatsworth Metrolink Station

Sherman Way Station

Proposed Station

Optional Station

4.2-9


4.2-10

Northern Segment Option 3 – At-Grade Parallel Crossing of Lassen West of Tracks Under Option 3, the dedicated lanes would continue north of Marilla Street through two parcels and then cross Lassen Street at a new signalized intersection to access the Chatsworth Metrolink Station on the west side of the train tracks. The Canoga On-Street Dedicated Bus Lanes Northern Segment Option 3 requires the acquisition of the property located at the northeast corner of Lassen Street and Remmet Avenue and the property located at 21600 Lassen Street. Figure 4.2-3 identifies the location of the properties that may be acquired under Option 3. The property located on the northeast corner of Lassen Street and Remmet Avenue consists of four vacant lots that are a part of a larger industrial project, known as the Chatsworth Depot Business Park, consisting of 18 lots. All of the lots are finished lots with all necessary utilities in place to permit the immediate development of the lots. Six of the 18 lots are developed with concrete block industrial buildings. The property located at 21600 Lassen Street is developed with a 23,617-square-foot, one- and two-story, single tenant, concrete block industrial building. Therefore, the Canoga On-Street Dedicated Bus Lanes Alternative Northern Segment Option 3 would result in a significant land acquisition impact without mitigation. Alternative 4. Canoga Busway The Canoga Busway Alternative could require acquisition of private property outside of and adjacent to the Metro ROW. There are five alignment options for the northern segment of the Canoga Busway Alternative to connect to the Chatsworth Metrolink Station. Table 4.2-4 identifies the properties that may need to be acquired under each of the five northern alignment options. All of the properties that may require acquisition under the Canoga Busway Alternative are located north of Plummer Street. Option 1 and Option 5 would not require the acquisition of any property outside of the Metro ROW. Figure 4.2-4 identifies the location of the properties that may be acquired under Options 2, 3 and 4. Table 4.2-4: Properties that may be Acquired Outside the Metro ROW – Canoga Busway Alternative Northern Segment Alignment

Address/Location Land Use APN Parcel Size (sq. ft.)

Type of Acquisition Anticipated

Option 2 9810-9860 Owensmouth Avenue

Industrial Building 2746-005-007 87,120 Partial Take

Option 2 21610-21638 Lassen Street Industrial Building 2746-005-007 134,383 Partial Take

Option 3 21600 Lassen Street Industrial Building 2746-005-003 37,562 Partial Take

30,864 20,919 22,156

Option 3 Northeast corner of Lassen Street & Remmet Avenue

Vacant 2747-025-017 2747-025-018 2747-025-019 2747-025-020 20,921

Full Take

Option 4 21500 Lassen Street Mobile Home Park 2746-005-006 954,760 Partial Take

SOURCE: Metro Real Estate Department and TAHA, 2007






N

NOT TO SCALE


Legend

1

LASSEN ST

SHERMAN WY

TO

PA

NG

AC

AN

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NB

LV

D

PLUMMER ST

CA

NO

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BA

VE

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2

Proposed Alignment

CA

NO

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GA

AV

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WYNDOTTE ST

VALERIO ST

VA

RIE

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VE

OPTION 3




NE corner of Lassen Street

and Remmet Avenue

1.

2.

3.

21600 Lassen Street

#


Chatsworth Metrolink Station

Sherman Way Station

Proposed Station

Optional Station

4.2-11

LASSEN AVE

PLUMMER ST

CA

NO

GA

AV

E

CA

NO

GA

AV

E

OW

EN

SM

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AV

E



Busway Alternative - Options 2, 3, and 4



Properties to be AcquiredOutside Metro ROW

N

NOT TO SCALE


Legend

DE

SO

TO

BLV

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TO

PA

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AC

AN

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NB

LV

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LASSEN AVE

PLUMMER ST

CA

NO

GA

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CA

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DE

SO

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BLV

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LASSEN AVE

PLUMMER ST

CA

NO

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BLV

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OPTION 2


9810-9860 Owensmouth Avenue

21610-21368 Lassen Street

1.

2.

1

2

#

Proposed Aligment

OPTION 3


NE corner of Lassen Street

and Remmet Avenue

1.

2.

21600 Lassen Street

#

OPTION 4


21500 Lassen Street1.

#

1

2

1

Chatsworth

Metrolink Station

Chatsworth

Metrolink Station

Chatsworth

Metrolink Station

Proposed Station

4.2-12


4.2-13

The five alignment options and the potential land acquisition impacts are identified as follows: Northern Segment Option 1 – Busway Ends at Plummer Under Option 1, buses would exit the Busway at Plummer Street and travel on Plummer Street, Owensmouth Avenue, Lassen Street and Old Depot Plaza Road. This Option would not require full or partial acquisitions of properties, and no displacement and/or relocation of existing uses would be required. Therefore, the Canoga Busway Northern Segment Option 1 would not result in any land acquisition impacts. Northern Segment Option 2 – At Grade “T” Intersection on Lassen 200 ft. West of Tracts Under Option 2, the busway and parallel multi-use path extend north to Lassen Street on the west side of the railroad tracks, intersecting Lassen Street at a new signalized intersection 200 ft. west of the tracks. Buses would travel in mixed flow on Lassen Street to the Chatsworth Metrolink Station. An optional plan (Option 2a) may be required to allow only northbound buses to travel on the busway all the way north to Lassen Street. This would occur if a two-way busway could not be provided in the narrow ROW area adjacent to the Metrolink tracks. Southbound buses would return via Lassen Street, Owensmouth Avenue, and Plummer Street, re-entering the busway at a new signalized intersection of Canoga Avenue and Plummer Street. Northern Segment Option 2 requires the acquisition of the properties located at 9810-9860 Owensmouth Avenue and 21610-21638 Lassen Street. The property at 9810-9860 Owensmouth Avenue is located on the east side of Owensmouth Avenue just south of Lassen Street. This property is developed with a one-story, 38,568-square-foot, concrete block, and industrial building with approximately 26 tenants. Northern Segment Option 2 would require purchase of 2,117 sq. ft. of improvements and 8,015 sq. ft. of the easterly portion of the property and would necessitate relocating and repairing the eastern wall of the building. The property at 21610-21638 Lassen Street is improved with a multi-tenant industrial park consisting of four, one-story concrete block, industrial buildings. The improvements are estimated to be approximately 58,730 sq. ft. in size. Northern Segment Option 2 would require purchase of 12,120 sq. ft. of the improvements. As such, the Canoga Busway Northern Segment Option 2 would result in a significant land acquisition impact without mitigation. Northern Segment Option 3 – At-Grade Parallel Crossing of Lassen West of Tracks Under Option 3, the busway and multi-use path would extend north to Lassen Street directly to the west of the railroad tracks and cross Lassen Street at a signalized intersection to access the Busway terminus station on the west side of the tracks. An optional plan (Option 3a) may be required to allow only northbound buses to travel on the busway all the way north to Lassen Street. This would occur if a two-way busway could not be provided in the narrow ROW area adjacent to the Metrolink tracks. Southbound buses would return via Lassen Street, Owensmouth Avenue, and Plummer Street, re-entering the busways at a new signalized intersection at Canoga Avenue and Plummer Street.


4.2-14

The Canoga Busway Northern Segment Option 3 requires the acquisition of the property located at the northeast corner of Lassen Street and Remmet Avenue. This Option also requires the acquisition of the property located on the south side of Lassen Street adjacent to the west side of the railroad tracks, just east of Owensmouth Avenue. This property, located at 21600 Lassen Street, is developed with a 23,617-square-foot, one- and two-story, single tenant, concrete block industrial building. The property located on the northeast corner of Lassen Street and Remmet Avenue consists of four vacant lots that are a part of a larger industrial project, known as the Chatsworth Depot Business Park, consisting of 18 lots. All of the lots are finished lots with all necessary utilities and off-sites in place to permit the immediate development of the lots. Six of the 18 lots are developed with concrete block industrial buildings. Therefore, the Canoga Busway Northern Segment Option 3 would result in a significant land acquisition impact without mitigation. Northern Segment Option 4 – Underpass of Tracks with Parallel Crossing of Lassen East of Tracks Under Option 4, the busway and multi-use path would pass under the railroad tracks in a grade separation and cross Lassen Street at grade. Two potential intersections of the busway on Lassen Street are being evaluated. One option would be located at the existing Old Depot Plaza Road intersection on Lassen Street. An optional plan (Option 4a) would include an intersection adjacent to the east side of the railroad tracks, with buses crossing Lassen Street parallel to the tracks at a signalized intersection into a redesigned Chatsworth Metrolink Station. The Canoga Busway Northern Segment Option 4 would require acquisition of part of the Sunburst Mobile Home Park located at 21500 Lassen Street and reconfiguration of the parking and access road to the mobile home park. No mobile homes would be displaced by this acquisition. Therefore, the Canoga Busway Northern Segment Option 4 would result in a significant land acquisition impact without mitigation. Northern Segment Option 5 – Elevated Grade Separation of Railroad Tracks and Lassen Street Under Option 5, the busway would extend along the west side of the railroad tracks and would be elevated over or depressed under the railroad tracks and Lassen Street on a grade separation, then transition back to into the parking lot of the Chatsworth Metrolink Station. The multi-use path would remain at-grade adjacent to the west side of the grade-separated busway and intersect Lassen Street at grade and then travel along the south side of Lassen Street to a crosswalk at the entrance to the Metrolink station. Therefore, since no businesses or properties would be affected, the Canoga Busway Northern Option 5 would not result in any land acquisition impacts. Mitigation Measures: The following mitigation measure is applicable to the Canoga On-Street Dedicated Bus Lanes Alternative and the Canoga Busway Alternative. In regards to the Canoga Busway Alternative, the mitigation measure is applicable to the Northern Segment Options 2, 3, and 4.

MM 4.2-1: For those properties that would be acquired as a result of the Canoga Transportation Corridor Project, Metro shall provide relocation assistance and compensation per the Uniform Relocation Assistance and Real Property Acquisition Policies Act and the California Relocation Act. Purchases would be made at fair market value.


4.2-15

Level of Impact After Mitigation: Implementation by Metro of state acquisition and relocation programs, policies, and procedures, as stipulated in Mitigation Measure MM 4.2-1 would result in less-than-significant impacts after mitigation.

______________________________ Impact 4.2.2. The proposed project could impact businesses on property that is leased. Business displacements would also occur where the leased property is used for ancillary or support operations, such as access, parking, and/or storage. The proposed project could have a significant impact on business lease agreements along the Canoga Corridor prior to mitigation. Alternative 1. No Project The No Project Alternative would not include any physical changes, and the Metro ROW would not be used for a transit project. This alternative would not require the displacement and/or relocation of existing uses. Therefore, the No Project Alternative would not result in any displacement and/or relocation impacts. Alternative 2. TSM The TSM Alternative would include improvements to the transportation system within existing street ROWs. The existing lease agreements along the Metro ROW would not be affected. Therefore, no displacement and/or relocation impacts would occur. Alternative 3. Canoga On-Street Dedicated Bus Lanes Implementation of the Canoga On-street Dedicated Bus Lanes Alternative would result in the non-renewal of all 25 sign lease agreements identified in Table 4.2-2 above. All 25 of the outdoor advertising sign and billboard lease agreements are month-to-month, which allow Metro to terminate the lease with 90 days notice or less. Figures 4.2-5 through 4.2-16 identify the locations of 60 businesses with ground leases along the Metro ROW. Implementation of the Canoga On-Street Dedicated Bus Lanes Alternative would result in the non-renewal of at least 56 of the 60 ground leases. However, the four leases that may be renewed, would be reconfigured, if possible. The leases that may be reconfigured include the leases with the two concrete processing plants (National Ready Mixed Services Company and California Portland Cement Company), Jacobi Building Materials, and Canoga Self Storage. Canoga Self Storage has a long-term lease that expires in September 2025, while the other three leases are month-to-month. All of the remaining 56 ground leases allow Metro to terminate the lease with 180 days notice, or less.2 The tenants that would be displaced by the Canoga On-Street Dedicated Bus Lanes Alternative may be entitled to relocation assistance under the California Act due to the termination or non-renewal of their lease agreements with Metro. However, the qualification is dependent upon the specific lease agreement. In many instances, the lease agreement with Metro contains a provision wherein the tenant acknowledged that they are not entitled to relocation benefits if the lease is not renewed for a public transit project. Nonetheless, the Canoga On-Street Dedicated Bus Lanes Alternative would result in a significant displacement impact without mitigation.

2The long-term lease with Chatsworth Storage, LLC expired in 1995. This lease is now month-to-month, and the

lease can be terminated with 180 days notice. The leases with Dale Plaine, Inc. and Steve Port & Miranda Properties, LLC expire on December 31, 2009 and August 31, 2009, respectively. These leases can be terminated with 180 days notice.

CA

NO

GA

AV

E

VANOWEN ST

Los Angeles River

Jacobi Building

MaterialsGreen Scene

Inc.


Figure 4.2-5Metro ROW Leaseholders from

Vanowen Street to the Los Angeles River

Source: Metro Real Estate & TAHA, 2008

N


Legend

Metro ROW

4.2-16

CA

NO

GA

AV

E

Cruz, Jose

Masonry Club

California

Portland Cement

Company

National Ready

Mixed Services

Company

National Ready

Mixed Services

Company

Auto Lenders

Group, Inc.



Basset Street to Gault Street


N


Legend

Metro ROW

HART ST

BASSET ST

GAULT ST

4.2-17

CA

NO

GA

AV

E

SHERMAN WY

Steve Port &

Miranda Properties

Auto Lender’s

Group, Inc.

Dale Plaine, Inc.


Figure 4.2-7Metro ROW Leaseholders at

the Sherman Way and Canoga Avenue Intersection


N


Legend

Metro ROW

Steve’s Jaguar

Service & Repair

OK Wholesale

DE

ER

IN

GA

VE

Allied Masonry &

Construction, Inc.

4.2-18

CA

NO

GA

AV

E

VALERIO ST

Pyramid Pipe &

Supply Co.

Harold R. Brazee

Company

EH

Excavation, Inc.

699 Rent-A-Car Advanced

Landscaping

2000, Inc.

Valley Pacific

Frame &

Suspension

Canoga

Sheet Metal

Products, Inc.

Ambert

Industries, Inc.

William Galvin

Custom Painting

Estey, Edward

Sunny

Landscape

Star

Landscape

Grand National

Auto BodyThermal

Mechanical

Systems

Shirley, Howard E.

A&J Automotive



Wyandotte Street to Valerio Street


N


Legend

Metro ROW

Allied Masonry &

Construction, Inc.

DE

ER

IN

GA

VE

WYANDOTTE ST

Green Light

Enterprises

4.2-19

CA

NO

GA

AV

E

Estey, Edwards

Pet Adoption Fund


Figure 4.2-9Metro ROW Leaseholders at the

Cohasset Street and Canoga Avenue Intersection


N


Legend

Metro ROW

COHASSET ST

DE

ER

IN

GA

VE

4.2-20

CA

NO

GA

AV

E

SATICOY ST

Grand American

Tire

Canoga Self Storage

Valley Industrial

Electric Company


Figure 4.2-10Metro ROW Leaseholders fromSaticoy Street to Keswick Street


N


Legend

Metro ROW

Truegreen Landcare

DE

ER

IN

GA

VE

KESWICK ST

Canoga Imports

Estey, Edward

4.2-21

CA

NO

GA

AV

E

Feinberg Irrev.

Marital Trust

Hernandez, Ovidio

Swanson, Clark

INGOMAR ST



Ingomar Street and Canoga Avenue Intersection


N


Legend

Metro ROW

DE

ER

IN

GA

VE

4.2-22

CA

NO

GA

AV

E

STRATHERN ST

Hollywood Motor

Corporation

Mini-Haulers, Inc.

Mellado, Luis

Franks Hauling &

Clean Up Company

Apex International

Development Corp.

Huynh, Tri

Caples, Harry

Merkow Wholesale

Distributors

Merkow Wholesale

Distributors



Strathern Street and Canoga Avenue Intersection


N


LegendMetro ROW

Dan Dupont, Inc.

4.2-23

CA

NO

GA

AV

E

ROSCOE BLVD

Car Corner, Inc.



Roscoe Boulevard and Canoga Avenue Intersection


N


Legend

Metro ROW

4.2-24

CA

NO

GA

AV

E

Salvation Army

Green Light

Auto Sales



Schoenborn Street and Canoga Avenue Intersection


N


Legend

Metro ROW

SCHOENBORN ST

4.2-25

CA

NO

GA

AV

E

NORDOFF ST

JDK Railroad

Materials, LLC

Figure 4.2-15Metro ROW Leaseholders fromNordoff Street to Gledhill Street


N



Legend

Metro ROW

Northpark

Industrial, LP

PRAIRIE ST

GLEDHILL ST

4.2-26

LASSEN ST

Chatsworth

Storage, LLC

Figure 4.2-16Metro ROW Leaseholders fromMarilla Street to Lassen Street


N



Legend

Metro ROW

OW

EN

SM

OU

TH

AV

E

MARILLA ST

RE

MM

ET

AV

E

OLD

DE

PO

TP

LA

ZA

RD

4.2-27


4.2-28

Installation of the station platforms on the western sidewalk of Canoga Avenue and the park-and-ride spaces under the Canoga On-Street Dedicated Bus Lanes Alternative would also impact circulation and access to several private properties. For instance, the concrete plant’s access driveway on Canoga Avenue south of Sherman Way would need to be closed as a result of the Canoga On-Street Dedicated Bus Lanes Alternative. Circulation and access impacts are discussed in more detail in Section 4.7 Traffic, Circulation & Parking. Alternative 4. Canoga Busway The implementation of the Canoga Busway Alternative would result in the non-renewal of all 25 sign lease agreements identified in Table 4.2-2 above. All 25 of the outdoor advertising sign and billboard lease agreements are month-to-month, which allow Metro to terminate the lease with 90 days notice or less. These leases would not be renewed in order to accommodate the Canoga Busway Alternative. Figures 4.2-5 through 4.2-16 identify the locations of the 60 businesses with ground leases along the Metro ROW. Implementation of the Canoga Busway Alternative would result in the non-renewal of 56 of the 60 ground leases. However, the four leases that may be renewed, would be reconfigured, if possible. The leases that would be reconfigured include the leases with the two concrete processing plants (National Ready Mixed Services Company and California Portland Cement Company), Jacobi Building Materials, and Canoga Self Storage. Canoga Self Storage has a long-term lease that expires in September 2025, while the other three leases are month-to-month. All of the remaining 56 ground leases allow Metro to terminate the lease with 180 days notice, or less.3 The tenants that would be displaced by the Canoga Busway Alternative may be entitled to relocation assistance under the California Act due to the termination or non-renewal of their lease agreements with Metro. However, the qualification is dependent upon the specific lease agreement. In many instances, the lease agreement with Metro contains a provision wherein the tenant acknowledged that they are not entitled to relocation benefits if the lease is not renewed for a public transit project. Nonetheless, the Canoga Busway Alternative would result in a significant displacement impact without mitigation. Mitigation Measures: The following mitigation measure is applicable to the Canoga On-Street Dedicated Bus Lanes Alternative and the Canoga Busway Alternative.

MM 4.2-2: For leases without an acquisition waiver, Metro shall provide relocation assistance and compensation per the Uniform Relocation Assistance and Real Property Acquisition Policies Act and the California Relocation Act to those who are displaced as a result of the Canoga Transportation Corridor Project.

Level of Impact After Mitigation: Implementation by Metro of state acquisition and relocation programs, policies, and procedures, as stipulated in Mitigation Measure MM 4.2-2 would result in less-than-significant impacts.

______________________________

3Ibid.


4.2-29

Impact 4.2.3. The proposed project does not have the potential to significantly impact licenses and easements along the Metro ROW. Alternative 1. No Project The No Project Alternative would not include any physical changes, and the Metro ROW would not be used for a transit project. The existing licenses and easements along the Metro ROW would not be affected. Therefore, the No Project Alternative would not result in any displacement and/or relocation impacts. Alternative 2. TSM The TSM Alternative would include improvements to the transportation system within existing street ROWs. The existing licenses and easements along the Metro ROW would not be affected. Therefore, no displacement and/or relocation impacts would occur. Alternative 3. Canoga On-Street Dedicated Lanes Implementation of the Canoga On-Street Dedicated Bus Lanes Alternative would result in the non-renewal of all eight licenses and easements identified in Table 4.2-2 above. All of the eight licenses and easements are month-to-month, which allow Metro to terminate the licenses or easements with 90 days notice or less. Therefore, no displacement and/or relocation impacts would occur. Alternative 4. Canoga Busway The implementation of the Canoga Busway Alternative would result in the non-renewal of all eight licenses and easements identified in Table 4.2-2 above. All eight licenses and easements are month-to-month, which allow for Metro to terminate the licenses or easements with 90 days notice or less. Therefore, no displacement and/or relocation impacts would occur. Mitigation Measures: The proposed project would result in a less-than-significant impact to licenses and easements for each Alternative, and no mitigation measures are necessary. Level of Impact After Mitigation: Impacts to licenses and easements would be less than significant under each Alternative.

______________________________ Impact 4.2.4. The proposed project would not have any land acquisition, displacement or relocation impacts as a result of construction activities. Alternative 1. No Project The No Project Alternative would not include any construction activity. Therefore, no land acquisition, displacement, or relocation impacts from construction would occur. Alternative 2. TSM The TSM Alternative would not require any construction activity that would require acquisition and or displacement. Therefore, no land acquisition, displacement, or relocation impacts from construction would occur.


4.2-30

Alternative 3. Canoga On-Street Dedicated Lanes Land acquisition and termination of Metro leases would occur prior to construction. Although temporary easements within the Canoga Avenue ROW would likely be required for construction staging, including equipment and materials storage, construction offices, employee parking, and other related construction uses, no acquisitions or displacements would occur. As such, the Canoga On-Street Dedicated Lanes Alternative would not result in any significant land acquisition, displacement, or relocation impacts from construction. Alternative 4. Canoga Busway Land acquisition and termination of Metro leases would occur prior to construction. Although temporary easements within the cross street ROWs would likely be required for construction activities, no acquisitions or displacements would occur. As such, the Canoga Busway Alternative would not result in any significant land acquisition, displacement, or relocation impacts from construction. Mitigation Measures: The proposed project would not result in any land acquisition, displacement, or relocation impacts from construction, and no mitigation measures are necessary. Level of Impact After Mitigation: No impacts associated with land acquisition, displacement, or relocation impacts from construction would occur under each alternative. Impact 4.2.5. The proposed project would not result in a significant cumulatively considerable impact. The development of transit improvements would entail the termination or non-renewal of current leases along the Metro ROW. These changes could have a direct adverse effect on businesses that are entirely located within the Metro ROW or those that rely substantially on land in the Metro ROW for their operations. The property acquisitions and displacements and/or relocations associated with the proposed project could occur in areas where other projects also are acquiring property. However, a significant cumulative effect is unlikely since the acquisitions necessary for the proposed project would not induce any additional acquisitions and displacements and/or relocations beyond those that might otherwise occur as a result of the other individual related projects. Furthermore, all acquisitions associated with the proposed project would be mitigated through applicable relocation assistance programs. Mitigation Measures: The proposed project would not result in a significant cumulatively considerable land acquisition, displacement, or relocation impact for each Alternative, and no mitigation measures are necessary. Level of Impact After Mitigation: Cumulative land acquisition, displacement, and relocation impacts would be less than significant under each Alternative.

Documents

4.2 LAND ACQUISITION, DISPLACEMENT AND RELOCATIONmedia.metro.net/projects_studies/orange/images/deir/4.2 Land... · 11. Auto Lenders Group Inc. Sherman Way & Deering Avenue Vehicle