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Eminent Domain -5- September 15, 1999 It was felt that these improvements would preserve an important historic structure for the community, make the area more pedestrian friendly and strengthen the retail market in adjacent commercial areas. A total of five properties are proposed for the addition of eminent domain authority. However, one site (the commercially zoned portion of APN 77E-1593-010-02) has been removed from the recommended list of properties because it is primarily in residential use. Of the remaining four properties, all but the Bal Theatre contain active businesses (a car rental/used car dealership, a cleaners and a drapery store). Though an economically viable plan for the Bal Theatre has not yet been developed, it is anticipated that the car rental/used car dealer site may be needed for future parking for the renovated building. It is anticipated that while the other uses may be able to remain on -site, the buildings they are housed in may need to be renovated in tandem with the Bal Theatre. Eminent domain authority will help expedite this process. Bayfair Node Four parcels are included in the Bayfair Node eminent domain authority request. All are under one ownership and are located on the easternmost edge of the Bayfair Mall site. Marina Square Auto Center Node For the purpose of this discussion, the Marina Square Auto Node is divided into three sub -areas (as shown on page 6 of this staff report). The sub -areas are: Sub -Area A: The Estabrook Residential Buffer Area. Properties in this sub -area are primarily located along Estabrook Street between Alvarado Street and Orchard Avenue. Seventeen properties are affected by the proposed amendment. All appear to be primarily occupied by heavy commercial and industrial uses including auto repair and outdoor storage. Most of the properties on the north side of Estabrook share a property line with single family residential lots. Properties on the south side of Estabrook share a back property line with parcels fronting on Marina Boulevard. Eminent domain authority is requested for properties on the south side of Estabrook to improve development opportunities along Marina Boulevard for the extension of the Auto Center. The properties on the north side are proposed to be redeveloped with uses compatible with the single family residential nature of the area to create a buffer between the retail uses of Marina Boulevard and the adjacent residential uses. Sub -Area B: The Marina Boulevard/Alvarado Corridor. The twenty-one properties in this sub -area are primarily expected to develop over the next twelve years in association with the Regional Shopping Center/Auto Mall development that has already taken place along Marina Boulevard. Most of the properties in this sub -area are occupied by industrial businesses housed in older structures. One site is known to be vacant at present - the Safeway Jam Plant located on the south-east corner of Marina Boulevard and Teagarden Street (across the street from the Marina Square Shopping Center). 101