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Home My WebLink About2023-01-09 Improving the Street/Alley Vacation Process - Council FinalPresentation to South Bend Common Council Improving the Street /Alley Vacation Process Topics Alley 101 Current Street | Alley Vacation Process & Ordinance Proposed Street | Alley Vacation Process Potential Ordinance Revisions Next Steps Alley 101 Why Alleys are Important? – Aesthetics Alleys allow for uses to be accessed from the back of the lot by automobiles Removes front facing garages, eliminates driveways at the front of properties, and limits curb cuts onto the main road which allows for more of the lot to be taken up by the home Provides a more consistent residential streetscape Allows for more space for street trees by providing a continuous tree lawn throughout the block Why Alleys are Important? - Safety Rear loaded uses removes a portion of vehicular traffic from the main road Removing driveways from the front of properties limits conflict between pedestrians and vehicles (makes the sidewalks safer) Why Alleys are Important? – Economics Alleys allow for a finer grain development, resulting in the following: - City's investment in utilities yields a higher rate of return (more customers per linear foot); - there is a larger tax base per acre; - allows for a greater variety of housing and as such a greater variety of housing affordability NORTH Understanding the Economics One Alley, Two Sides NORTH Alley Loaded Households Total Units 25 Total Frontage 1,078 ft. Average Frontage 43 ft. Street Loaded 4 Alley Loaded 21 Alley Access Available Yes Street Loaded Households Total Units 13 Total Frontage 1,432 ft. Average Frontage 110 ft. Street Loaded 13 Alley Loaded 0 Alley Access Available Yes NORTH Alley Loaded Households Total Units 25 Total Frontage 1,078 ft. Average Frontage 43 ft. Street Loaded 4 Alley Loaded 21 Alley Access Available Yes Street Loaded Households Total Units 13 Total Frontage 1,432 ft. Average Frontage 110 ft. Street Loaded 13 Alley Loaded 0 Alley Access Available Yes Streets Approximately 1,500 linear ft. serving 25 households Approximately 1,600 linear ft. serving 13 households NORTH Streets Approximately 1,500 linear ft. serving 25 households Approximately 1,600 linear ft. serving 13 households Sewers NORTH Streets Approximately 1,500 linear ft. serving 25 households Approximately 1,600 linear ft. serving 13 households Sewers Water NORTH Additional Services Waste removal and recycling Fire / Police Street lighting Snow removal NORTH NORTH Alley Loaded Households Total Units 25 Total Acres 3.42 Total Assessed Value $2,232,300.00 Total Net Taxes $22,151.58 Assessed Value / Acres $652,719.30 Taxes / Acres $6,477.07 Street Loaded Households Total Units 13 Total Acres 3.88 Total Assessed Value $1,721,900.00 Total Net Taxes $16,452.10 Assessed Value / Acres $443,788.66 Taxes / Acres $4,240.23 NORTH Alley Loaded Households Total Units 25 Total Acres 3.42 Total Assessed Value $2,232,300.00 Total Net Taxes $22,151.58 Assessed Value / Acres $652,719.30 Taxes / Acres $6,477.07 Street Loaded Households Total Units 13 Total Acres 3.88 Total Assessed Value $1,721,900.00 Total Net Taxes $16,452.10 Assessed Value / Acres $443,788.66 Taxes / Acres $4,240.23 NORTH Alley Loaded Households Total Units 25 Total Acres 3.42 Total Assessed Value $2,232,300.00 Total Net Taxes $22,151.58 Assessed Value / Acres $652,719.30 Taxes / Acres $6,477.07 Street Loaded Households Total Units 13 Total Acres 3.88 Total Assessed Value $1,721,900.00 Total Net Taxes $16,452.10 Assessed Value / Acres $443,788.66 Taxes / Acres $4,240.23 Difference 48% -13% 23% 26% 32% 35% Alley Vacation Process Alley Vacation Process Current Alley Vacation Process Current Current Process Issues Applicants lack guidance [Alleys 101] Errant referrals suggesting vacation is solution Misunderstanding of alley maintenance responsibilities Difficulty preparing petition, particularly the legal description No proper recommendation criteria Requests do not expire and can change following BPW recommendation Some requests have been submitted up to a year or more later Lack of staff monitoring through public meeting/hearing process Current Ordinance Issues No proper recommendation criteria Current state ordinance criteria applies to “reasons for objection” No advance notification to appropriate city departments and agencies in advance of petition filing Requests do not expire and can change following BPW recommendation Notifications to property owners may fail to cover the full block beyond the 150 ft radius Potential Ordinance Changes Department of Community Investment and Department of Engineering initiates review of application request using recommendation criteria as determined by the Board of Public Works (BPW) and engages with applicant Engineering conducts review of any utilities in the area and the preparation of a map/drawing and legal description Engineering shares request with appropriate departments and other public agencies determined by the BPW prior to BPW review and filing of petition Add “file by” date of 90 days following BPW recommendation Amend notification radius to include all properties within block containing alley and require signature from half of abutting owners (LLC’s are not solicited) Proposed Criteria If the answer to any of the following questions is YES, a request to vacate should be denied: Do any property owners currently use the alley? Do less than 50% of properties on the full block face have direct access to the street? (entire perimeter) Is this the only midblock connection? Is the block length greater than 600’? Will the vacation result in a dead-end alley? Will vacating the alley allow for direct street access and interfere with a designated bike route? Will vacating the alley allow for direct access to the street in a manner that will not meet minimum engineering standards for traffic safety? Are there public or private utilities in the alley? Potential Ordinance Changes Department of Community Investment and Department of Engineering initiates review of application request using recommendation criteria as determined by the Board of Public Works (BPW) and engages with applicant Engineering conducts review of any utilities in the area and the preparation of a map/drawing and legal description Engineering shares request with appropriate departments and other public agencies determined by the BPW prior to BPW review and filing of petition Add “file by” date of 90 days following BPW recommendation Amend notification radius to include all properties within block containing alley and require signature from half of abutting owners (LLC’s are not solicited) Alley Vacation Process Proposed Alley Vacation Process - Proposed Alleys 101 New intake/engagement improves consultation with applicants/petitioners and quality of requests Alley Vacation Process - Proposed Process Unchanged Alley Vacation Process - Proposed 90-day limit between BPW result and petition filing Alley Vacation Process - Proposed Streamline petition process through accuracy of content and more efficient notification Alley Vacation Process - Proposed City staff attends council hearings where petitions are taking place Summary of Proposal Provide additional guidance to applicants/petitioners Use of Pre-Application form/engagement process Update evaluation criteria Update ordinance language to reflect changes to criteria, process, and responsibilities Set a 90-expiration date for petition requests Staff to attend the public hearing process. Next Steps Update Board of Public Works Present to Common Council for ordinance adoption Conclude with Board of Public Works for policy consideration Questions?