HomeMy WebLinkAboutPacket_2024_11_18CITY OF SEAL BEACH
PLANNING COMMISSION AGENDA
18 November 2024 — 7:00 PM
City Council Chambers
211 Eighth Street
Seal Beach, CA 90740
District 1 — Calvin Mingione
District 2 — Ben Wong
District 3 — Richard Coles – Chair
District 4 — Patty Campbell
District 5 — Margo Wheeler – Vice Chair
Department of Community Development
Alexa Smittle, Community Development Director
Shaun Temple, Planning Manager
Patricia Garcia, Associate Planner
Samuel Funes, Assistant Planner
Amy Greyson, Senior Assistant City Attorney
•City Hall office hours are 8:00 a. m. to 5:00 p. m. Monday through Friday. Closed from
12:00 p.m. to 1:00 p.m. for lunch.
•The City of Seal Beach complies with the Americans with Disabilities Act. If you need
assistance to attend this meeting please telephone the City Clerk's Office at least 48
hours in advance of the meeting at (562) 431-2527.
•Planning Commission meetings are broadcast live on Seal Beach TV3 and on the City's
website (www.sealbeachca.gov). Check the SBTV3 schedule for rebroadcast of meeting
— meetings are available on-demand on the website.
•DVDs of Planning Commission meetings may be purchased from Seal Beach TV3 at a
cost of $15 per DVD. Telephone: (562) 596 -1404.
•Copies of staff reports and/or written materials on each agenda item are available on the
City’s website at: https://www.sealbeachca.gov/Government/Agendas-Notices-Meeting-Videos/Council-
Commission-Meetings.
CALL TO ORDER
PLEDGE OF ALLEGIANCE
ROLL CALL
ORAL COMMUNICATIONS
At this time members of the public may address the Planning Commission regarding
any items within the subject matter jurisdiction of the Commission. Pursuant to the
Brown Act, the Commission cannot discuss or take action on any items not on the
agenda unless authorized by law. Those members of the public wishing to speak are
asked to come forward to the microphone and state their name for the record. All
speakers will be limited to a period of 5 minutes. Speaker cards will be available at the
Clerk’s desk for those wishing to sign up to address the Commission, although
submission of a speaker card is not required in order to address the Commission.
APPROVAL OF AGENDA
By Motion of the Planning Commission this is the time to notify the public of any
changes to the agenda, re- arrange the order of the agenda, and provide an opportunity
for any member of the Planning Commission or staff to request an item be removed
from the Consent Calendar for separate action.
CONSENT CALENDAR
A.Approval of the October 21, 2024 Planning Commission Minutes.
CONTINUED ITEMS
SCHEDULED MATTERS
NEW BUSINESS
PUBLIC HEARINGS
B.Specific Plan Amendment 24-2
Main Street Specific Plan Area
Applicant: City of Seal Beach
Request: For Specific Plan Amendment 24-2 amending the Main Street Specific
Plan amending portions of the outdoor uses development standards to allow size
flexibility for outdoor dining tables, merchandize displays, and benches.
Recommendation: That the Planning Commission hold a public hearing regarding
the Main Street Specific Plan Amendment, and after considering all evidence and
testimony presented, recommend approval of Specific Plan Amendment 24-2 to the
City Council and find the project EXEMPT from CEQA.
DIRECTOR'S REPORT
COMMISSION CONCERNS
ADJOURNMENT
Adjourn the Planning Commission to Monday, December 2, 2024, at 7:00 p.m.
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PLANNING COMMISSION
STAFF REPORT
DATE:November 18, 2024
TO:Planning Commission
THRU:Gloria D. Harper, City Clerk
FROM:Alexa Smittle, Community Development Director
SUBJECT:Approval of the October 21, 2024 Planning Commission
Minutes
RECOMMENDATION:Approve the minutes of the Planning Commission meeting
held on October 21, 2024
Prepared by: Approved by:
Gloria D. Harper Alexa Smittle
Gloria D. Harper Alexa Smittle
City Clerk Community Development Director
Attachments:
1. October 21, 2024 Planning Commission Minutes
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City of Seal Beach – Regular Meeting of the Planning Commission
October 21, 2024
Chair Coles called the Planning Commission meeting to order at 7:00 p.m.
Commissioner Mingione led the Pledge of Allegiance.
ROLL CALL
Present: Commissioners: Mingione, Campbell, Wong, Wheeler, Coles
Absent: None
Staff Present: Amy Greyson, Senior Assistant City Attorney
Alexa Smittle, Community Development Director
Samuel Funes, Assistant Planner
Shaun Temple, Planning Manager
Brandon DeCriscio, Deputy City Clerk
PUBLIC COMMUNICATIONS
Chair Coles opened public communications. Speakers: None. Chair Coles closed public
communications.
Deputy City Clerk DeCriscio announced that no emailed comments were received after
posting the agenda.
APPROVAL OF AGENDA
By Motion of the Planning Commission this is the time to notify the public of any changes
to the agenda, re-arrange the order of the agenda, and provide an opportunity for any
member of the Planning Commission or staff to request an item be removed from the
Consent Calendar for separate action.
Motion by Vice Chair Wheeler, second by Commissioner Wong to approve the agenda.
AYES: Mingione, Wong, Campbell, Wheeler, Coles
NOES: None
ABSENT: None
ABSTAIN: None
Motion Carried.
CONSENT CALENDAR
A. Approval of the September 16, 2024, Planning Commission Minutes
Motion by Vice Chair Wheeler second by Commissioner Campbell to approve the consent
calendar.
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AYES: Mingione, Wong, Campbell, Wheeler, Coles
NOES: None
ABSENT: None
ABSTAIN: None
Motion Carried.
CONTINUED ITEM(S) - None
SCHEDULED MATTERS - None
NEW BUSINESS – None
PUBLIC HEARINGS
B. Conditional Use Permit 24-02
141 Tenth Street
Applicant: Steven Sennikoff
Request: For a Conditional Use Permit (CUP 24-02) to convert a duplex, nonconforming due
to density, parking, and setbacks, to a single-family residence, nonconforming due to rear
setback, with additions proposed, in the Residential High Density-20 (RHD-20) Zone. The
project includes an attached second-floor accessory dwelling unit and junior accessory
dwelling unit.
Recommendation: After conducting the Public Hearing and considering all testimony, staff
recommends that the Planning Commission adopt Resolution No. 24-14, APPROVING
Conditional Use Permit 24-02 with Conditions and finding the project EXEMPT from the
California Environmental Quality Act.
Assistant Planner Funes provided a comprehensive staff report.
Chair Coles opened the public hearing. Speakers: None. Chair Coles closed the public
hearing.
A discussion ensued between Chair Coles and Commissioners Campbell and Wong. Their
questions and concerns were addressed by Assistant Planner Funes, Community
Development Director Smittle and Planning Manager Temple.
Vice Chair Wheeler moved, second by Commissioner Mingione, to adopt Resolution No.
24-14, APPROVING Conditional Use Permit 24-02 with Conditions and finding the project
EXEMPT from the California Environmental Quality Act.
AYES: Mingione, Campbell, Wheeler, Coles
NOES: Wong
ABSENT: None
ABSTAIN: None
Motion Carried.
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Senior Assistant City Attorney Greyson noted that there is a ten-day appeal period that
starts October 22, 2024.
C. Zone Text Amendment 24-03
Citywide
Applicant: City of Seal Beach
Request: For Zone Text Amendment 24-03 amending portions of Title 11 of the Seal Beach
Municipal Code pertaining to administrative review of modifications to nonconforming
residential structures, administrative review of reasonable accommodations requests,
modification to residential front yard permeable surface requirements, modification to
parking requirements for recreational vehicles in residential driveways, and updates to the
accessory dwelling unit standards pursuant to Senate Bill 1211 and Assembly Bill 2533
(Statute of 2024).
Recommendation: That the Planning Commission hold a public hearing regarding Zone Text
Amendment 24-03 and after considering all evidence and testimony presented adopt
Resolution 24-15 RECOMMENDING APPROVAL of Zone Text Amendment 24-03 to the
City Council and finding the project EXEMPT from CEQA.
Planning Manager Temple provided a comprehensive staff report.
Chair Coles opened the public hearing. Speakers: Mark Wheeler. Chair Coles closed the
public hearing.
A discussion ensued regarding the scope of the Zone Text Amendment, with specific
attention to Recreational Vehicles (RVs) in driveways. Their questions and concerns were
addressed by Planning Manager Temple and Community Development Director Smittle. The
Planning Commission requested that staff gather more community input regarding RVs in
driveways.
Vice Chair Wheeler moved, second by Commissioner Mingione, to recommend approval of
Zone Text Amendment 24-03, excluding Section 17 relating to recreational vehicles to the
City Council and finding the project EXEMPT from CEQA.
AYES: Mingione, Wong, Wheeler, Coles
NOES: Campbell
ABSENT: None
ABSTAIN: None
Motion Carried.
Chair Coles Moved, second by Vice Chair Wheeler to continue Section 17 of Zone Text
Amendment 24-03 as a separate item, to an undetermined future meeting date.
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AYES: Campbell, Wheeler, Coles
NOES: Mingione, Wong
ABSENT: None
ABSTAIN: None
Motion Carried.
DIRECTOR’S REPORT
Community Development Director Smittle announced that the annual Trunk or Treat event
is scheduled for Thursday, October 31, 2024, from 11:00 a.m.- 4:00 p.m., at the municipal
parking lot on Main Street and Electric Avenue.
COMMISSION CONCERNS
Commissioner Wong inquired about the scope of the various boards and commissions within
the city and asked for an update on the letter sent to Long Beach regarding the Haynes
Generating Station Recycled Water Pipeline Project. His questions were addressed by
Community Development Director Smittle.
ADJOURNMENT
Chair Coles adjourned the Planning Commission meeting at 8:41 p.m. to Monday,
November 4, 2024, at 7:00 p.m.
___________________________
Gloria D. Harper, City Clerk
Approved: _______________________
Richard Coles, Chair
Attest: ____________________________
Gloria D. Harper, City Clerk
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PLANNING COMMISSION
STAFF REPORT
DATE:November 18, 2024
TO:Planning Commission
THRU:Alexa Smittle, Community Development Director
FROM:Patricia Garcia, Associate Planner
SUBJECT:SPECIFIC PLAN AMENDMENT 24-2 AMENDING THE MAIN
STREET SPECIFIC PLAN AMEDING PORTIONS OF THE
OUTDOOR USES DEVELOPMENT STANDARDS TO ALLOW
SIZE FLEXIBILITY FOR OUTDOOR DINING TABLES,
MERCHANDISE DISPLAYS, AND BENCHES.
LOCATION:Main Street Specific Plan Area
RECOMMENDATION:That the Planning Commission hold a public hearing regarding the Main
Street Specific Plan Amendment, and after considering all evidence and
testimony presented, recommend approval of Specific Plan
Amendment 24-2 to the City Council and find the project EXEMPT from
California Environmental Quality Act.
ENVIRONMENTAL ASSESSMENT
Pursuant to the California Environmental Quality Act (CEQA), the Community
Development Department has determined that the proposed amendments to the Main
Street Specific Plan are categorically exempt from environmental review under CEQA
and the City’s CEQA Guidelines under Class 1 (Existing Facilities), Class 4 (Minor
Alterations to Land), and Class 5 (Minor Alterations in Land Use Limitations) pursuant to
CEQA Guidelines Section 15301(c) and (e), Section 15304(e), and Section 15305, as the
amendments do not authorize new uses or development beyond those that the existing
Specific Plan allows. The City has determined none of the six exceptions to the use of a
categorical exemption apply to this project (CEQA Guidelines Section 15300.2).
LEGAL NOTIFICATION
The legal notice of this hearing was published in the Seal Beach Sun Newspaper on
Thursday, November 7, 2024. An affidavit of publication is on file. As of the date of this
report, no public comment has been received. Any additional written comments received
will be forwarded under separate cover.
BACKGROUND
The Main Street Specific Plan (MSSP) was amended to create the Main Street Outdoor
Use Program on May 28, 2024, to allow for an administrative review of minor outdoor
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accessory uses such as dining tables, merchandise display, and storefront benches. Over
the past five months, Staff has been working with businesses owners to submit the
outdoor use applications to be appropriately permitted. At the time this staff report was
written, seven businesses had obtained Outdoor Use Permits, and eleven additional
applications were currently undergoing the review process.
Over the past several months, Staff has been presented with proposals that meet the
goals of the Outdoor Use Program, but not necessarily the specific standards. For
example, Staff has received applications for uses that provide eight feet of clear sidewalk
space and meet width requirements per storefront, but do not meet other standards listed
in the MSSP, such as depth of merchandise display or tables that are ADA compliant but
small enough to meet the adopted 30-inch limit. Staff has also received requests for an
additional bench in lieu of a dining table, which is not currently allowed.
Based on frequent application requests, Staff proposes to amend Table 3 within the
MSSP, which is the Table containing the standards for the Outdoor Use Program, to allow
businesses flexibility for outdoor use dining table sizes, the quantity of benches permitted,
and merchandise display sizes, while still meeting the performance standards of providing
eight feet of clear sidewalk space and not taking up more than 60 inches of width for a
25-foot store front, 90 inches for a 37.5-foot store front, and 120 inches for a 50-foot store
front.
ANALYSIS
The proposed amendment to the MSSP would make minor modifications to the existing
Outdoor Uses Development Standards. The proposed modifications would allow
businesses to have limited flexibility regarding size of dining tables, merchandise displays,
chairs, and benches. Currently, dining tables are subject to very specific dimensions,
which make it difficult to meet ADA compliance requirements in some cases. Additionally,
merchandise displays were limited to a 15-inch depth if they were on a 60-inch wide rack,
when many merchants need a depth closer to 24 or 30 inches. In order to alleviate this
issue, Staff is proposing to eliminate the required depth dimension. Instead, the depth of
tables/displays would be limited by the 8-foot minimum unobstructed clear path required.
The total quantity permitted would also be limited by store frontage width requirements of
60 inches for a 25-foot storefront, 90 inches for a 37.5-foot storefront, and 120 inches for
a 50-foot storefront. The changes would permit various tables sizes and thus be more
accommodating for ADA seating compliance. Additionally, it would give business owners
flexibility to decide how to use the permitted outdoor use area.
The amendment would also allow eligible business to apply for more than one bench
through the Outdoor Use Program, to be used in lieu of dining tables or merchandise
displays. Currently, only one bench is permitted per storefront, regardless of the store
frontage width, including if no other outdoor use is proposed. Staff has received proposals
for two benches and no dining tables; however, the MSSP does not allow this, even
though the proposal would occupy the same space as two tables and no benches. Staff
proposes to alter the standards the allow flexibility for additional benches to replace areas
that could be occupied by dining tables or merchandise displays.
Additionally, the amendment would remove the dimensions associated with the quantity
of the chairs. The quantity of chairs will continue to be limited by the store frontage’s linear
width.
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A major goal of the Outdoor Use Program is to create a vibrant and pedestrian-friendly
environment while preserving the unique character and charm of Main Street. These
amendments intend to allow businesses flexibility to provide outdoor seating in the form
of tables, chairs, and benches. Staff Report Attachment A identifies the edits to the MSSP
Table 3 – Outdoor Use Development Standards, which contains the development
standards for uses under the Main Street Outdoor Use Program. Attachment B contains
the proposed, clean version of Table 3. The Main Street Specific Plan in its entirety with
the proposed edits is found in Attachment C.
CONCLUSION
Staff recommends that the Planning Commission hold a public hearing and after
considering all evidence and testimony presented, adopt the attached resolution
recommending approval of Specific Plan Amendment 24-2 to the City Council.
Prepared by:
Patricia Garcia Alexa Smittle
Patricia Garcia Alexa Smittle
Associate Planner Community Development Director
Attachments:
A. Existing MSSP Table 3 – Outdoor Use Development Standards with Edits
B. Proposed MSSP Table 3 – Outdoor Use Development Standards Clean Version
C. Amended Main Street Specific Plan
D. Resolution No. 24-16
Attachment A: MSSP Table 3 – Outdoor Use Development Standards with Edits
TABLE 3
OUTDOOR USES DEVELOPMENT STANDARDS
Dining Tables/
Merchandise Display Chairs Bench Potted plants Umbrella/
covering Heaters Signage
Permitted Location with applicable permits
Adjacent to store front or adjacent to
edge of roadway as long as the 8 ft
minimum clear pedestrian walkway is
maintained at all times of use.
Adjacent to
store front
wall
Adjacent to store front or adjacent to edge of roadway as long
as the 8 ft minimum clear pedestrian walkway is maintained at
all times of use.
Maximum Size of Items
30 in. deep x 30 in.
wide or
15 in. deep x 60 in.
wide
N/A 72 60 in. wide
30 in high along
roadway, 7 ft
clearance to
canopy
N/A N/A
24 in. wide x
36 in. tall
(Policy 4 for
more details)
Maximum Number of items per frontage size
30” x 30”
15”
x
60”
30” x
30”
15” x
60”
25 ft 2 (W≤ 60 in.
combined)1 4 3 1 2 No Max No Max 1
37.5 ft 3 (W≤ 90 in.
combined)2 6 6 1 2 No Max No Max 1
50 ft 4 (W≤ 120 in.
combined)3 8 9 1 2 No Max No Max 1
Minimum Unobstructed Clear Path for pedestrian travel (including existing obstacles such as street furniture, bicycle racks, trees, and
utilities with permitting items)
8 ft measured from
Table to clear path
8 ft measured
from Chair to
clear path
8 ft measured
from benches
to clear path
8 ft measured
from potted
plants to clear
path and 7 ft
vertical
clearance to tree
canopy
8 ft measured
from
Umbrella to
clear path and
7 ft vertical
clearance
8 ft
measured
from
Heater to
clear path
8 ft
measured
from Sign to
clear path
2 ft to the edge of the roadway/ the back of curb adjacent to parking N/A
Permitted Hours of use/ operations of permitted items on sidewalk
All items are permitted to be on the sidewalk from 7:00 a.m. to 10:00 p.m.
unless otherwise conditioned by the Community Development Director.
Temporary and must be stored on private
property during non-operating hours
Permanent placement for the
duration of the active outdoor use
permit
Temporary and must be stored on private
property during non-operating hours
Additional item specific requirements
(A) (B) (C) (D) (E) (F) (O) (P)(C) (I) (J) (P)(C) (G) (H)(J)(C) (K)(M)(C) (J) (M)(C) (N)
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o)Outdoor merchandise display fixtures (such as tables, shelves, and dress
forms) are limited to a maximum 60 inch width per fixture. Multiple
fixtures may be used provided they do not exceed the maximum
combined width allowed per storefront. the same dimensional
requirements and maximum number as are the dining tables as shown in Table
3 (e.g. two 30”x30”, or one 15”x60” fixture(s) are allowed for 25 feet of linear
frontage).
p) Additional benches may be used in lieu of dining tables or merchandise
display fixtures provided they do not exceed the maximum combined
width allowed per storefront when used in replacement or in combination
of those uses.
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MAIN STREET SPECIFIC PLAN
CITY OF SEAL BEACH
JULY 8, 1996
Amended November 18, 2024
Amendments can be found highlighted, bold and underlined
Removed text can be found bold, underlined, and with a strikethrough
ACKNOWLEDGEMENTS
Main Street Specific Plan Zucker Systems
City Council Planning Commission
Mayor Gwen Forsythe Chairperson Patti Campbell
Mayor Pro Tem Marilyn Hastings Vice-Chairman Brian Brown
Councilman George E. Brown Commissioner Anton Dahlman
Councilman Bill Doane Commissioner Mary Law
Councilman Frank Laszlo* Commissioner Jim Sharp
Councilwoman Patti Campbell
City Staff Consultants
Joanne Yeo, City Clerk Zucker Systems, San Diego
Jerry Bankston, City Manager** Paul C. Zucker, President
Keith R. Till, City Manager Laurie Price, Planner
Lee Whittenberg, Director of Ryan McAweeney,
Development Services Graphic Designer
Barry Curtis, Assistant Planner Amy Becker
Dept. of Development Services Administration Assistant
Joan Fillmann, Executive Secretary,
Dept. of Development Services Linscott, Law & Greenspan,
Costa Mesa
Jack Greenspan, P.E.
Jay Nelson
___________________
*Former Member of City Council
**Formerly with City
Main Street Specific Plan
City of Seal Beach
July 1996
Amended November 2024
Main Street Specific Plan i Zucker Systems
TABLE OF CONTENTS
1. INTRODUCTION…………………………………………….…....….…….1
A. Vision…………………………………………………………....….……1
B. Statutory Authority……………………………………….………………3
C. Relation to the General Plan……………………………………………..3
D. Relation to the Zoning Code and Other City Ordinances……….……….4
2. LAND USE…………………………………………………………….……5
3. BUILDING AND DESIGN PROVISIONS………………………………..13
4. MAIN STREET OUTDOOR PROGRAM……………………...………22
5. PARKING AND TRAFFIC…………………………….….…………37
A. Parking……………………………………………….……….……37
B. Traffic………………………………………………..…….………40
6. PUBLIC FACILITIES…………………………...…………………50
A. Street Trees……………………………………………………...50
B. Utility Lines and Poles………………………………………….52
C. Benches…………………………………….……………………52
D. Street Lighting………………………………………………….53
E. Bicycle Facilities……………………………………………..…53
Main Street Specific Plan
City of Seal Beach
July 1996
Amended November 2024
Main Street Specific Plan ii Zucker Systems
F. Landscaping…………………………………………………..…53
G. Signs on Public Sidewalks……………………………………...54
H. Other Public Facilities……………………………………….....55
I. Outdoor Uses on Public Sidewalks……………………………….55
7. SCREENING OF PRIVATE PARKING LOTS……………..……..56
8. DOWNTOWN MANAGEMENT………………………………….58
9. RELATION OF THE SPECIFIC PLAN TO THE GENERAL PLAN 60
Main Street Specific Plan
City of Seal Beach
July 1996
Amended November 2024
Main Street Specific Plan iii Zucker Systems
APPENDIX
BACKGROUND STUDIES…………...……………………..(Separate Document)
LIST OF TABLES
1. 1994 Street Level Land Use by Type and Number
of Businesses within Specific Boundary…………………………………….6
2. Establishments Serving Alcohol by Type of
License………………………..8
3. Outdoor Uses Development Standards…………………………...……...25
4. Parking Inventory…………………………………….…...………….37
LIST OF FIGURES
1. Main Street Specific Plan Boundary…………………………………….….2
2. Street Trees………………………………………………………….….51
3. Parking Lot Screening………………………………………………….57
Main Street Specific Plan
City of Seal Beach
July 1996
Amended November 2024
Main Street Specific Plan 1 Zucker Systems
1. INTRODUCTION
A. Vision
The Main Street Specific Plan has been prepared by the City of Seal Beach to provide
a long range “vision" and implementing actions for the preservation and
enhancement of downtown Seal Beach. The Plan applies to the approximately 21
acres shown on Figure 1. It includes the previous C-1 zoning district surrounding
Main Street, the previous C-2 zone at the corner of Main Street and Pacific Coast
Highway and related public uses. The regulatory portions of the Specific Plan are
implemented through the creation of a new Main Street Specific Plan Zone (C-SP
Zone) in the City's Zoning Code.
This Plan revises a Main Street Specific Plan adopted by the City Council in January
1976. It builds on a report prepared by the Downtown Parking and Urban Design
Task Force in 1984. The current Plan is the result of studies conducted in 1994 and
1995. The study included numerous interviews, an opinion survey sent to 1,200
residents and businesses with a 50% return, detailed parking counts, an up-to-date
land use survey, and various other field studies.
The Plan is based on the following vision:
VISION
The Main Street area is particularly important because it is a cohesive agent for a
city that is geographically fragmented. The vision for Main Street is small town
America. Important features include a family town with friendly people who care
for each other. A pedestrian oriented area where people walk and feel safe on the
street at night. An area with both architectural and economic diversity with a mix of
offices and businesses. Main Street is surrounded by an area of mixed housing types
and institutions, creating a complete small town community. Although it is
recognized that the area will have businesses that serve both residents and visitors,
the goal is to not have visitor serving uses overwhelm the area at the expense of the
small-town character. It is also recognized that when the weather and beach
conditions are attractive, the demand for parking may exceed the supply.
Main Street Specific Plan
City of Seal Beach
July 1996
Amended November 2024
Main Street Specific Plan 2 Zucker Systems
The
Main Street Specific Plan
City of Seal Beach
July 1996
Amended November 2024
Main Street Specific Plan 3 Zucker Systems
differential standards used in the Main Street Specific Plan may seem to some as
unfair in relation to the rest of the City. However, the VISION clearly establishes
the importance of Main Street and justifies its differential treatment. What would
Seal Beach be like without Main Street? The Plan recognizes Main Street as the heart
and soul of Seal Beach.
What makes a community special is often the very same factor that causes pressure
for change. The more charming a town appears, the greater the demand upon the
community from the outside. The need to serve the visitor brings with it new
businesses that can change the character of the town. Main streets like Seal Beach's
have disappeared all over the country. Typical issues include:
If they become very tourist popular, tourist uses and chain stores out bid local uses,
driving up the rents and driving out local uses.
Traditional small one-of-a-kind stores have trouble competing with the big box
retailers and chain stores.
The Main Street Specific Plan is designed to address these issues.
B. Statutory Authority
The Specific Plan is authorized by Article 8 of the California Government Code
(Section 65450 et. seq.) and this document meets the requirements as specified in
Section 65451.
C. Relation to the General Plan
The Specific Plan carries out the objectives of the Seal Beach General Plan. It
provides the detailed criteria for development of specific sites and public
improvements.
Main Street Specific Plan
City of Seal Beach
July 1996
Amended November 2024
Main Street Specific Plan 4 Zucker Systems
The Specific Plan is relatively high in the land use hierarchy, coming just below the
General Plan. Zoning, subdivisions, public works projects and development
agreements all must be consistent with the adopted Specific Plan.
The Plan creates a bridge between General Plan policies and individual development
proposals.
Specific language relating the Specific Plan to the General Plan is included in
Chapter 8.
D. Relation to the Zoning Code and Other City Ordinances
The regulatory portions of the Specific Plan have been incorporated into the City's
Zoning Code and are also repeated in this Specific Plan document. Therefore, the
City's Zoning Code or other City ordinances, including those ordinances amended
or enacted as part of this adoption of this Specific Plan, continue to apply to the Main
Street Specific Plan area.
Main Street Specific Plan
City of Seal Beach
July 1996
Amended November 2024
Main Street Specific Plan 5 Zucker Systems
2. LAND USE
The small town village charm of Seal Beach's Main Street area comes from a variety
of factors including the eclectic mix of architecture, constrained area (only three
blocks long), and relation to the ocean. However, of major importance, if not the
single most important element, is the mix of uses in close proximity to one another.
Within the area there are 107 commercial parcels. Along Main Street and
immediately adjacent to Ocean, Central and Electric Avenues there are 121 existing
businesses located at street level. 38 office suites are situated on the second and third
floors above Main Street.
The 1994 land use is shown in a separate Background Studies report.
The commercial uses are the key to the area's special character. The commercial
center has been able to retain its small town character due to those businesses that
depend on and support the adjoining residential development. These uses are
traditionally found in a small town, village center. It is important that they be
retained and other similar uses be encouraged to establish on Main Street whenever
possible. In Seal Beach these uses include: grocery store, financial institution,
hardware store, Post Office, drug store, movie theater, and nursery.
Additional land uses such as bookstores, video rentals, newspaper, cafes, doctor's
offices, barber shops etc. are also essential to a small town character. Table 1
summarizes the 1994 land use.
Main Street Specific Plan
City of Seal Beach
July 1996
Amended November 2024
Main Street Specific Plan 6 Zucker Systems
Main Street Specific Plan
City of Seal Beach
July 1996
Amended November 2024
Main Street Specific Plan 7 Zucker Systems
Businesses that serve the residential community of Seal Beach also receive a
percentage of their business from the visitors to the community, and in some cases
without the visitors' business, they might not be able to survive.
Part of Seal Beach's old town charm is the close proximity of its residential
development to the commercial establishments. This arrangement is highly
desirable.
Frequently, the biggest conflict between a commercial center and an adjoining
residential neighborhood is between the residents and the nearby eating and drinking
establishments. In the Main Street area of Seal Beach there are 23 restaurants of
which 14 serve liquor, see Table 2. Also there are two bars which serve no food and
three other businesses licensed to sell liquor for off-premise consumption.
Table 2 also indicates which eating establishments serve alcoholic beverages and
their closing hours. A majority of the establishments are licensed to sell only beer
and wine, and generally close between ten and eleven o'clock in the evening. The
two bars and four restaurants with general liquor licenses (permitted to sell distilled
alcohol as well as beer and wine) are allowed to stay open later. All establishments
are closed by 2:00 am.
The Main Street business area is located in Census Tract 995.05, which is identified
by the State Department of Alcoholic Beverage Control (ABC) as being
“overconcentrated”. Overconcentration is a guideline utilized by the ABC to
determine if additional alcoholic beverage licenses should be issued in that area. Seal
Beach requires a “conditional use permit” for any alcoholic beverage type of sale,
and the City can consider the potential impact of an “overconcentration” of ABC
licenses during the public hearing process. Without a conditional use permit
approval from the City, ABC will not issue a new alcoholic beverage sales license
within the City. Based on 1990 U.S. Census population information, Census Tract
995.05 would support a total of 13 on- and off-premise licenses, with the tract
currently having 33 licensed location, 20 of which are within the Main Street
Main Street Specific Plan
City of Seal Beach
July 1996
Amended November 2024
Main Street Specific Plan 8 Zucker Systems
Specific Plan area. Those alcohol serving businesses with the Main Street Specific
Plan area are set forth in Table 2, following.
POLICY 1. Create a New Main Street Specific Plan Zone (Article
12.5, Section 28-1250 and 28-1251, C-SP Zone)
Section 28-1250. Permitted Uses.
A. Permitted Uses
1) Barbershops and beauty parlors;
2) Coffee houses, dessert shops and similar establishments provided there is
seating for no more than 10 customers and the gross square footage of the
establishment does not exceed 1,000 sq. ft (See subparagraph (14) for
Main Street Specific Plan
City of Seal Beach
July 1996
Amended November 2024
Main Street Specific Plan 9 Zucker Systems
additional information regarding permitted outdoor accessory uses under the
Outdoor Program);
3) Financial institutions;
4) General retail businesses such as grocery store, furniture store, etc.;
5) Horticultural Nursery;
6) Medical offices and laboratories facing Main Street or Ocean Avenue;
7) Medical offices and laboratories not facing Main Street or Ocean Avenue;
8) Prescription pharmacies;
9) Professional offices facing Main Street or Ocean Avenue (2nd floor and above
only);
10) Professional offices not facing Main Street or Ocean Avenue;
11) Service businesses dealing directly with consumers (dressmaker, nail shop,
tailor, etc);
12) Accessory buildings and structures; and
13) Other similar uses when determined by the Planning Commission to be
consistent with the Main Street Specific Plan and compatible with other
permitted uses within the zone.
14) Outdoor uses under the Outdoor Program including administrative approval
of Outdoor Uses Permit and encroachment permit (See Policy 4.5 for
additional information and requirements).
B. Uses Subject to Issuance of a Conditional Use Permit
1) Automatic ice vending machines;
2) Coffee houses, dessert shops and similar establishments with seating for more
than 10 customers and the gross square footage of the establishment exceeds
1,000 sq. ft;
3) Coin operated amusement machines as a secondary use;
4) Commercial activities operating between the hours of 2:00 a.m. and 6:00 a.m.;
5) Entertainment cafes;
6) Gas Stations located on a major arterial, subject to compliance with the
performance and development standards imposed by Section 23-2318;
7) Horticultural Nursery;
Main Street Specific Plan
City of Seal Beach
July 1996
Amended November 2024
Main Street Specific Plan 10 Zucker Systems
8) Liquor establishments, if part of a grocery store, provided that the number of
such establishments permitted in the Main Street Specific Plan Zone shall not
exceed two (2) at any one time. Permitted operating hours for such
establishments shall be 7:00 a.m. to 10:00 p.m., Sunday through Thursday,
and 7:00 a.m. to 11:00 p.m., Friday, Saturday, and holidays. Any such
establishments which qualify for temporary on-sale or off-sale licenses under
the provisions of California Business and Professions Code Sections 24045.1,
24045.2, 24045.3, 24045.4, 24045.6, 24045.7, 24045.8, and 24045.9, as may
be amended, shall be exempt from this requirement for a Conditional Use
Permit;
9) Medical offices and laboratories facing Main Street or Ocean Avenue (1st
floor);
10) Movie Theaters;
11) Parking garage;
12) Pet shop;
13) Private Parking lots;
14) Professional offices facing Main Street or Ocean Avenue (1st floor);
15) Recycling facilities as defined in Section 28-2321 and as follows:
a) Reverse vending machines;
b) Small collection recycling facilities within a convenience zone; and
c) Mobile recycling units within a convenience zone;
16) Restaurant, with or without alcohol sales (not including drive-in restaurants).
Permitted operating hours of such restaurants shall be 7:00 a.m. to 10:00 p.m.,
Sunday through Thursday, and 7:00 a.m. to 11:00 p.m., Friday, Saturday, and
holidays;
17) Similar retail or service establishments catering directly to consumers when
interpreted by the Planning Commission as meeting the intent of service
commercial uses and the General Plan; and
18) Veterinary out-patient clinic.
Section 28-1251. Limitations on Permitted Uses.
Main Street Specific Plan
City of Seal Beach
July 1996
Amended November 2024
Main Street Specific Plan 11 Zucker Systems
Every use permitted shall be subject to the following conditions and limitations:
A. All uses shall be conducted wholly within an enclosed building except such uses
as:
1) Growing stock, only when in connection with horticultural nurseries;
2) Parking lots;
3) Restaurant, semi-enclosed;
4) Outdoor uses authorized under the Outdoor Uses Program (See Policy 4.5 for
additional information and requirements).
B. Storage shall be limited to accessory storage of commodities sold at retail on the
premises.
C. All operations conducted on the premises shall not be objectionable by reason of
noise, odor, dust, mud, smoke, steam, vibration or other similar causes.
D. Where any property used for commercial purposes has a common property line
with property zoned for residential purposes, no commercial use shall be
established thereon unless there is first erected a solid masonry or concrete block
wall not less than eight feet in height at such property line, except where a wall
of a building is on such property line, no separate block wall need be provided.
E. Findings required for Conditional Use Permits within the Main Street Specific
Plan boundaries:
1) Additional Findings Required. In reviewing applications for Conditional Use
Permits for the Main Street area, the Planning Commission shall evaluate each
proposed use in order to consider its impact on the City. No Conditional Use
Permit shall be granted within the Main Street Specific Plan boundaries unless
the Planning Commission makes, in addition to those findings required in the
Zoning Code, Section 11.5.20.020, all of the following findings:
Main Street Specific Plan
City of Seal Beach
July 1996
Amended November 2024
Main Street Specific Plan 12 Zucker Systems
J. The proposed use is consistent with the intent and purpose and Vision
established for the Main Street Specific Plan.
K. The proposed use does not conflict with the Specific Plan’s goal to
establish and maintain a balanced mix of uses that serve the needs of both
local and non-local populations.
L. The use will contribute to the unique character of Main Street and the
qualities that provide the Main Street a sense of identity.
M.The proposed use complies with all applicable City Council policies, such
as the policies the Council has adopted concerning alcohol serving uses.
Main Street Specific Plan
City of Seal Beach
July 1996
Amended November 2024
Main Street Specific Plan 13 Zucker Systems
3. BUILDING AND DESIGN PROVISIONS
In preparing the Specific Plan, an urban design analysis of the Main Street area was
conducted. This study suggested that the following factors are important ingredients
in maintaining the small town village charm and a pedestrian scale:
Transparent storefronts with views into shops, offices and restaurants.
Building facades located near the street property line.
Continuous street side facades from side lot line to side lot line.
Screening of parking lots from the pedestrians’ way.
Building facades limited to 35-50 feet in width.
Eclectic architecture without national trademark buildings.
Low one and two story buildings.
Signs in keeping with the pedestrian scale and atmosphere.
Although many communities would use these factors to establish a design review
process, the Main Street Specific Plan takes a different approach. Specific design
criteria are established to be implemented as part of a ministerial permit process.
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City of Seal Beach
July 1996
Amended November 2024
Main Street Specific Plan 14 Zucker Systems
POLICY 2. Create New General Provisions for Lot Size, Open Space,
Bulk and Yards (C-SP Zone, Section 28-1253)
Section 28-1253. General Provisions. Lot Size, Open Space and Yards.
1) Minimum Lot Size:
Width:…………………………………………………………………25 feet
Depth:………………………………………………………………..110 feet
Area:………………………………………………………..2,750 square feet
2) Yard Dimension (minimums):
Abutting Front Street:…………………………………………………...…0*
Abutting Side Street:…………………………………………………...….0*
Abutting Rear Street:……………………………………………...……….0*
Abutting Side Alley:…………………………………………………....4 feet
Abutting Rear Alley:………………………………………………….22 feet
Not Abutting Street or Alley on Side:…………………………..…………0*
Not Abutting Street or Alley on Rear:……………………..….10% lot width;
5 ft. min/ 10 ft. max*
*Where a property has a front, side or rear yard on a block face with residentially zoned
properties, the minimum dimensions for required front, side, or rear yards for the property
shall be the same minimum dimensions as required in the residential zone.
Notwithstanding the foregoing, uses with loading zone requirements do not have to
provide the minimum dimensions required for residential zone rear yards where such
loading zone conflicts with such minimum requirements.
3) Lot Coverage:…………………………………………………………..75%
4) Maximum Height, Main Building:…………………………30 feet maximum
Any portion of structure greater than 20 feet in height must be set back from street
facade a minimum of 10 feet.
Main Street Specific Plan
City of Seal Beach
July 1996
Amended November 2024
Main Street Specific Plan 15 Zucker Systems
5) Maximum Height, Accessory Building:………………………..….…15 feet
6) Minimum Required Landscape:. . . . 0% of the site, plus one (1) tree for each
five (5) parking stalls distributed throughout any on-grade parking lot area.
If parking area abuts the front or side street(s), a landscape area averaging 3
feet in width shall be required between such parking area and sidewalk(s)
subject to the approval of the Director of Development Services. Such area
shall include a minimum of one tree for each 30 ft. of linear landscape area
plus landscaping and/or wall to a height of 2.5 feet designed to screen the
automobiles from the sidewalk. In no case shall the landscape area be less
than 1 foot in width.
7) Lot Area Standards: . . . Smaller parcels shall not be merged for development
purposes into a parcel that exceeds 6,000 square feet. Notwithstanding the
foregoing, development may be permitted on parcels that exceed 6,000 square
feet as of the effective date of this Article.
Main Street Specific Plan
City of Seal Beach
July 1996
Amended November 2024
Main Street Specific Plan 16 Zucker Systems
POLICY 3. Building and Design Provisions
Section 28-1254. Design Provisions.
1) All buildings shall meet the following design criteria:
a) Transparency:
At sidewalk level buildings shall be primarily transparent. A minimum of
50% of all first floor facades with street frontage shall consist of
pedestrian entrances, display windows or windows affording views into
retail, offices, gallery or lobby space. The building wall subject to
transparency requirements shall include the portion between three feet and
ten feet above the sidewalk. Blank walls should be avoided and lively
facades encouraged.
b) Glass:
All glass in windows and doorways shall be clear for maximizing visibility
into stores. A minimal amount of neutral tinting of glass to achieve some
sun control is acceptable if the glass appears essentially transparent when
viewed from the outside. Opaque and reflecting glass shall not be used.
c) Window Security Bars:
Window security bars shall only be allowed if installed on the interior of
the window area.
d) Facade Set-Back:
Buildings shall be located on or within 4 feet of the street property line.
Exceptions shall be: a) outdoor restaurant seating areas or b) areas where
abutting buildings are, as of the effective date of this Article, set back
Main Street Specific Plan
City of Seal Beach
July 1996
Amended November 2024
Main Street Specific Plan 17 Zucker Systems
creating in effect continuous store frontages with a wider sidewalk. In the
latter case, the abutting buildings' set back shall be considered the
equivalent of the property line.
e) Facade Continuity:
Building street facades shall be continuous from lot line to lot line. Parking
or loading areas shall not abut Main Street or Ocean Avenue frontages.
f) Facade Width:
Facades of interconnecting buildings should retain their individual
identity. Buildings should not be remodeled or painted to give the
appearance of a single building. Any street side building facade exceeding
50 feet in width shall be segmented into individual designs not exceeding
50 feet in width.
g) Trademark Buildings:
Trademark buildings used to house a franchise operation shall be
prohibited.
2) All new sidewalks or sidewalk replacements shall be constructed utilizing a
textured sidewalk material in a pattern or design representing no less than 50%
of the sidewalk surface.
Section 28-1258. Roof-Mounted Mechanical Equipment
Roof-mounted mechanical equipment shall be architecturally screened to the
satisfaction of the Director of Development Services.
Main Street Specific Plan
City of Seal Beach
July 1996
Amended November 2024
Main Street Specific Plan 18 Zucker Systems
POLICY 4. Signs
Section 28-1804. Subsection 3. Permitted Signs
3. C-0, C-SP, C-1 and C-2 Zones. The following signs are permitted in the C-
0, C-SP, C-1 and C-2 zones:
a) One unlighted sign pertaining to the sale, lease, or rental of the property
on which the sign is displayed.
Parcel Size Sign Size
Lots of record and parcels not exceeding:
10,000 square feet…………………………………………………6 sq. ft.
10,000 square feet to 1 acre……………………………………...25 sq. ft.
More than 1 acre…………………………………………………50 sq. ft.
b) Political signs when they pertain to an election, shall be placed no earlier
than thirty days prior to the election to which they pertain. Signs posted
on a building face or in a window shall not exceed thirty-six inches by
forty-eight inches. Said signs shall be removed within seven days after the
election.
c) Construction signs under the same restrictions as Section 28-1804 (1)(d);
d) For each shopping center, identification signs are permitted as follows:
1) One free-standing or pole identification sign containing the name and
logo of the center. Sign not to exceed fifteen feet in overall height and
not to exceed sixty square feet on one face of a double-faced sign;
Main Street Specific Plan
City of Seal Beach
July 1996
Amended November 2024
Main Street Specific Plan 19 Zucker Systems
2) One monument sign not to exceed ten square feet in area and not to
exceed four feet in height at each traffic entrance to the center in no
case shall more than four monument signs be placed in any shopping
center.
a) Each commercial activity may have signing identifying the activity on the
premises as follows:
1) One sign per building face which is visible from streets or parking lot
area. Said sign to be fascia or wall sign.
2) Size of fascia or wall sign shall be one square foot per lineal foot of
building face, not to exceed one hundred square feet per sign.
3) In lieu of one or more fascia or wall signs, one free-standing or pole
sign not to exceed fifteen feet in overall height may be erected on the
parcel or building site on which the building is located. Maximum size
of sign shall not exceed sixty square feet per face of a double faced
sign. Free standing or pole signs are prohibited in the C-SP zone.
4) In case of buildings having less than twenty-five linear feet of frontage
on a street, twenty-five square feet of signing will be permitted.
5) In cases where a business is located on a street with a speed limit of
thirty-five mph or more, a free standing sign or larger fascia or wall
sign will be permitted. The larger may be an additional one-half square
foot per lineal foot of building frontage not to exceed eighty additional
square feet. (See subparagraphs 1, 2, 3, above). The maximum sign
area per sign of one hundred square feet does not apply in this case.
6) No more than two items of information will be permitted per sign. An
example of one item of information would be the name of the business,
specialty item, unique service, etc.
Main Street Specific Plan
City of Seal Beach
July 1996
Amended November 2024
Main Street Specific Plan 20 Zucker Systems
7) Projecting signs shall be allowed in the C-SP zone subject to the
following conditions:
N. “Projecting sign” means an attached sign (other than a flat-mounted
sign) which projects out from a building or structure and usually has
two message surfaces. If such sign projects over a public right-of-
way, it is subject to Paragraph 7d.
O. Projecting signs shall be allowed that:
do not exceed four (4) square feet in area per side;
project no more than three (3) feet from the wall to which
attached;
are located at least seven (7) feet but not more than twelve (12)
feet above grade; and
are not illuminated or illuminated by external lighting.
P. Each ground-level occupancy frontage may have one (l) such
projecting sign if such sign is located near its primary entry way.
Such sign shall be in addition to signs allowed in Section 28-1804
3e.
Q. No sign shall project into any public right-of-way unless the
Director of Public Works shall have first issued an encroachment
permit therefor.
8) A-Frame signs shall be permitted in the Main Street Specific Plan
under a Main Street Outdoor Use Permit subject to compliance with
all of the following provisions.
a. A-Frame Sign Regulation and Design Requirements:
Permitted Quantity and Dimensions: Each commercial business
with a first-floor, street facing frontage in the Main Street
Main Street Specific Plan
City of Seal Beach
July 1996
Amended November 2024
Main Street Specific Plan 21 Zucker Systems
Specific Plan shall be entitled to one A-frame sign. The sign may have two
faces, not exceeding three feet in height or a width of two feet.
Illumination and Placement: A-frame signs shall remain
unlighted and should not obscure or visually impair vehicle or
pedestrian traffic. Placement of A-frame signs should ensure
they do not encroach upon the public right-of-way or publicly
owned property without prior approval through an outdoor use
permit, and at no time shall placement or maintenance of A-
frame signs impede emergency access or violate disability access
requirements including but not limited to, wheelchair access.
Clear Path of Travel: A-frame signage placement must at all
times allow for and maintain a minimum 8-foot clear path of
travel between the edge of the sign and any sidewalk
obstructions, including light poles, parking meters, news racks,
and fire hydrants.
Permitted Location: If the business possesses an approved permit
for outdoor use, A-frame signage should be positioned within the
allocated use area with the other permitted items, and all
permitted items including A-frame sign shall fit completely
within the allocated use area. A-frame signage must be removed
from the right-of-way at the conclusion of each business day to
uphold the safety, access, cleanliness and aesthetics of Main
Street.
b) When property falls under an adopted planned sign program the above
provisions do not apply.
Main Street Specific Plan
City of Seal Beach
July 1996
Amended November 2024
Main Street Specific Plan 22 Zucker Systems
POLICY 4.5: Main Street Outdoor Program:
The Main Street Outdoor Program is designed to revitalize the frontages of ground-
floor businesses and property owners located on Main Street. The program
encourages these establishments to expand their frontage by setting up outdoor
accessory uses such as dining areas, benches, plants, signage, and the outdoor
display of merchandise, creating a welcoming environment for visitors. The program
aims to enhance the overall aesthetic appeal of Main Street, while also providing
businesses with an opportunity to increase their visibility and attract more foot
traffic. The focus on dining outdoors emphasizes the al fresco atmosphere, allowing
visitors to savor their meals amidst natural elements and enjoy a more relaxed
setting. The expansion of outdoor dining/uses through the limited use of sidewalk is
an effective strategy to not only support local businesses, but to activate the public
realm by creating pedestrian-oriented spaces worth walking to and spending time in.
Goals:
Support local business;
Promote welcoming places;
Be accessible and equitable;
Attract new business;
Increase visitor satisfaction; and
Maintain a unique visual experience.
APPLICABILITY:
The purpose of this policy section is to establish general procedures and guidelines
for the establishment and operation of accessory outdoor uses on Main Street
through an administrative process. Outdoor sidewalk dining enhances the vibrancy
and vitality of the City's commercial areas while promoting pedestrian activity and
economic development.
Main Street Specific Plan
City of Seal Beach
July 1996
Amended November 2024
Main Street Specific Plan 23 Zucker Systems
The provisions of this section are applicable to eligible property owners and business
owners with businesses that meet the following requirements:
Located on frontage in the Main Street Specific Plan area,
Operate a ground floor establishment,
Comply with State Alcoholic Beverage Control,
Obtained an encroachment permit and outdoor use permit,
Comply with development standards and operating requirements of the Main
Street outdoor use permit.
PERMITTED ITEMS with the Main Street Outdoor Use Permit:
Tables
Chairs
Benches
Business Signage
Potted Plants
Heaters
Umbrellas
Outdoor Merchandise (including portable display fixtures such as racks,
shelves, tables, and dress forms).
OUTDOOR MERCHANDISE:
Outdoor displayed merchandise must be related to the business at the site. Outdoor
display fixtures should be of good quality, compatible with the surrounding
buildings, and maintained to enhance the area. Displays should not exceed specific
dimensions and must comply with accessibility standards (Table 3). Merchandise
displays must be able to retain a minimum of eight feet of unobstructed clear width
for pedestrian travel, including any existing obstacles such as street furniture, bicycle
racks, trees, and utilities. Displays should not be used for extra storage and must be
removed during non-business hours unless on private property.
Main Street Specific Plan
City of Seal Beach
July 1996
Amended November 2024
Main Street Specific Plan 24 Zucker Systems
ADMINISTRATIVE REVIEW:
Outdoor sidewalk uses shall be permitted on private property and public sidewalks
in front of existing businesses within the Main Street Specific Plan area of the City
of Seal Beach subject to the issuance of an administrative outdoor use permit and
encroachment permit and compliance with the standards as outlined in and required
by this policy.
DEVELOPMENT STANDARDS:
This outline provides a comprehensive overview of the development standards and
requirements for outdoor sidewalk uses permitted through application. Applicants
are advised to refer to the specific regulations and guidelines outlined below in the
standards chart for detailed information and compliance.
Main Street Specific Plan
City of Seal Beach
July 1996
Amended November 2024
Main Street Specific Plan 25 Zucker Systems
TABLE 3
OUTDOOR USES DEVELOPMENT STANDARDS
Dining Tables/
Merchandise Display Chairs Bench Potted plants Umbrella/
covering Heaters Signage
Permitted Location with applicable permits
Adjacent to store front or adjacent to
edge of roadway as long as the 8 ft
minimum clear pedestrian walkway is
maintained at all times of use.
Adjacent to
store front
wall
Adjacent to store front or adjacent to edge of roadway as
long as the 8 ft minimum clear pedestrian walkway is
maintained at all times of use.
Maximum Size of Items
30 in. deep x 30 in.
wide or
15 in. deep x 60 in.
wide
N/A 72 60 in.
wide
30 in high
along roadway,
7 ft clearance
to canopy
N/A N/A
24 in. wide
x 36 in. tall
(Policy 4
for more
details)
Maximum Number of items per frontage size
30” x 30” 15” x
60”
30”
x
30”
15” x
60”
25 ft 2 (W≤ 60 in.
combined)1 4 3 1 2 No Max No Max 1
37.5 ft 3 (W≤ 90 in.
combined)2 6 6 1 2 No Max No Max 1
50 ft 4 (W≤ 120 in.
combined)3 8 9 1 2 No Max No Max 1
Minimum Unobstructed Clear Path for pedestrian travel (including existing obstacles such as street furniture, bicycle racks,
trees, and utilities with permitting items)
8 ft measured from
Table to clear path
8 ft measured
from Chair to
clear path
8 ft
measured
from
benches to
clear path
8 ft measured
from potted
plants to clear
path and 7 ft
vertical
clearance to
tree canopy
8 ft measured
from
Umbrella to
clear path
and 7 ft
vertical
clearance
8 ft
measured
from
Heater to
clear path
8 ft
measured
from Sign
to clear
path
2 ft to the edge of the roadway/ the back of curb adjacent to parking N/A
Permitted Hours of use/ operations of permitted items on sidewalk
All items are permitted to be on the sidewalk from 7:00 a.m. to 10:00 p.m.
unless otherwise conditioned by the Community Development Director.
Temporary and must be stored on
private property during non-operating
hours
Permanent placement for the
duration of the active outdoor
use permit
Temporary and must be stored on private
property during non-operating hours
Additional item specific requirements
(A) (B) (C) (D) (E) (F) (O) (P)(C) (I) (J) (P)(C) (G) (H)(J)(C) (K)(M)(C) (J) (M)(C) (N)
Main Street Specific Plan
City of Seal Beach
July 1996
Amended November 2024
Main Street Specific Plan 26 Zucker Systems
ADDITIONAL ITEM SPECIFIC REQUIREMENTS:
a) Tables and chairs shall be limited to one row.
b) Tall tables permitted as long as ADA compliance is still maintained and
necessary permits obtained. Consult Community Development Department
for guidance.
c) All permitted items must be in the storefront without extending into or being
in a neighboring storefront while maintaining eight feet of unobstructed
sidewalk at all times.
d) If an adjacent business agrees in writing to allow a neighboring business to
use a portion of its storefront space for a permitted outdoor use, the business
can extend its outdoor use area by a maximum of one foot into the neighboring
business’ storefront. Approval of an extension into the storefront of an
adjacent business shall require the applicant to submit a signed letter from the
adjacent business stating that they agree to allow the restaurant to use one foot
of the adjacent storefront for the permitted outdoor use.
e) Applicants/permittees are responsible for compliance with all alcohol license
requirements, if applicable. Applicants/permittees are advised to work
directly with ABC to understand alcohol service regulations on the sidewalk.
Main Street Specific Plan
City of Seal Beach
July 1996
Amended November 2024
Main Street Specific Plan 27 Zucker Systems
f)The permitted dining locations and size of the tables are as follows:
g) Plant materials shall be selected for low water demand and drought tolerance,
adaptability and relationship to the Seal Beach environment, and the
geological and topographical conditions of the site.
h) Plants and planters shall not exceed the permitted height of 30 inches on
parcels located on a corner with proposed planters in the traffic visibility
triangle.
Main Street Specific Plan
City of Seal Beach
July 1996
Amended November 2024
Main Street Specific Plan 28 Zucker Systems
i) Storefronts with a Memorial Bench Program bench shall be permitted at least
up to one additional bench with the application of a Main Street Outdoor Use
Permit.
j) Bench and Landscaping example:
k) Portable gas (LPH) heating appliances may be used within Main Street dining
areas and must meet the following requirements:
a. Cannot be located beneath or closer than 10 feet to canopies/tents per
California Fire Code
b. Cannot be five feet to similar combustible materials per California Fire
Code
c. Propane tanks may be stored on site in an approved enclosed area of the
installation to the satisfaction of the Building and Safety Department
and Orange County Fire Authority.
d. Only permitted when used with outdoor dining.
l) The placement, color, style and type of umbrella or coverings shall be
consistent with and complement the design and appearance of the affected
building. Only permitted when used for outdoor dining.
m)Umbrellas and heater example:
Main Street Specific Plan
City of Seal Beach
July 1996
Amended November 2024
Main Street Specific Plan 29 Zucker Systems
n) A-frame signs shall maintain a minimum clearance of eight feet in the
walkway.
o) Outdoor merchandise display fixtures (such as tables, shelves, and dress
forms) are limited to a maximum 60 inch width per fixture. Multiple
fixtures may be used provided they do not exceed the maximum
combined width allowed per storefront. the same dimensional
requirements and maximum number as are the dining tables as shown in Table
3 (e.g. two 30”x30”, or one 15”x60” fixture(s) are allowed for 25 feet of linear
frontage).
7 ft
min
8 ft clear
Main Street Specific Plan
City of Seal Beach
July 1996
Amended November 2024
Main Street Specific Plan 30 Zucker Systems
p)Additional benches may be used in lieu of dining tables or merchandise
display fixtures provided they do not exceed the maximum combined
width allowed per storefront when used in replacement or in combination
of those uses.
APPLICATION PROCESS:
Applicants shall review and complete materials required in the Main Street Outdoor
Uses Guide and Application Checklist for the identified location of the Outdoor
items. Applicants shall confirm location eligibility with staff prior to submitting
plans of proposal. This application and permits are not transferable and do not run
with the land, and approval of a new Main Street Outdoor Use Permit and
encroachment permit shall be required for each new business in the location if a
transferred or new outdoor use wishes to be maintained at that location.
APPLICATION INFORMATION:
The applicant shall submit the application and pay processing fees in accordance
with the provisions set forth in the City Master Fees. The applicant shall submit the
following related materials for compliance review of applicable requirements set
forth in this specific plan.
i. Completed Main Street Outdoor Uses Application/Checklist
ii. Provide an outdoor use plan with design details and site photos
iii. Proof of Liability Insurance and Liability Release Agreement
iv. Pay the fees for the Main Street Outdoor Use Permit
v. Confirmation of the applications for a concurrent Encroachment Permit
from Public Works
Main Street Specific Plan
City of Seal Beach
July 1996
Amended November 2024
Main Street Specific Plan 31 Zucker Systems
vi. Written approval from the Property and Business owner(s)
vii. Written approval from adjacent Property and Business owner(s) if outdoor
use will extend into the adjacent business’ storefront.
APPLICATION REVIEW:
Applications shall be reviewed by applicable City Departments/Divisions including
but not limited to Planning, Building, Fire, Police and Public Works. During the
review period a Community Development Inspector shall complete a site visit to
confirm the dimensions and outdoor use plan provided is accurate and can
accommodate the requested outdoor uses. The Applicant shall provide any
additional information or documentation and respond to City comments as
requested.
APPROVING AUTHORITY:
All Main Street outdoor use permits are reviewed and approved by the Community
Development Director or designee. The director shall issue the Main Street outdoor
use permit only if all required requirements and standards of the Main Street Specific
Plan and Outdoor Use Guidelines are met.
INSTALLATIONS AND INSPECTIONS:
Applicants shall be notified by the Community Development Department once an
application is approved with code compliant design layout and all fees have been
paid.
INSTALLATION:
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City of Seal Beach
July 1996
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Applicant/permittee shall post the City provided window sticker with business name
and expiration date in store window.
INSPECTIONS:
The Applicant/permittee shall request an inspection for compliance after the
installation has been completed. The City will inspect for the outdoor uses for
compliance with the permit approvals based on the following standards:
Site plan and development standards,
Operating standards,
Active/up-to-date permit
Maintenance Standards
Applicant/permittees shall be notified by the Community Development Department
once an inspection has been scheduled.
TIME LIMITATIONS:
The Main Street outdoor use permit is valid for one fiscal year (July 1st through June
30th) and shall automatically expire on June 30th of every year. Permittees wishing
to renew an expiring permit shall submit a renewal form with appropriate fees prior
to June 30th. Outdoor uses shall cease after June 30th pending the Department’s
review of and determination on a renewal application form.
MAINTENANCE:
All Main Street outdoor areas must be maintained by the permittee in clean and safe
conditions at all times, including sweeping and cleaning of outdoor use locations,
and appropriate provisions for trash disposal. At all times each permittee shall also
ensure the preservation of pedestrian access and disability access along the public
sidewalk. Owners and permittees of approved outdoor use areas are responsible for
upholding these standards at all times. Owners and permittees of approved outdoor
Main Street Specific Plan
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July 1996
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uses shall meet the requirements of this Policy and the Encroachment permit at all
times (Refer to the Public Works Requirements for additional information).
CHANGE OF OWNERSHIP:
Approved and valid permits may not be transferred to new business owners even at
the same address. For any business that has a change in ownership shall be subject
to City approval of a new application reflecting new ownership and compliance with
all requirements of this Policy, and issuance of a new outdoor use permit and
encroachment permit.
REVOCATION:
The City retains the right to revoke or suspend an outdoor use permit and/or
encroachment permit upon written notice to the permittee for any cause, regardless
of conformance with these provisions. Situations that may merit suspension or
revocation include, but are not limited to:
1. Emergencies, necessary construction, or area maintenance at the discretion
of the Community Development Director;
2. Suspension, revocation, or cancellation of any necessary health permit(s)
or failure to comply with Alcoholic Beverage (ABC) permits/regulations;
3. Failure to comply with the outdoor use plan;
4. Failure to comply with the operating requirements of the approval;
5. Failure to comply with any relevant Conditional Use Permit (CUP);
6. Failure to comply with disability access requirements of the Americans
with Disabilities Act;
7. Failure to address administrative citations or other municipal code
infractions, or repeated citations/infractions;
8. Failure to maintain a valid business license.
9. Failure to maintain space in a clean and safe condition at all times,
including sweeping and cleaning of outdoor use locations, with appropriate
provisions for trash disposal.
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NOTICE OF VIOLATION:
Upon identification of a violation of permit conditions, regulations, or applicable
laws related to outdoor uses, the Community Development Department shall issue a
written Notice of Violation to the permittee.
Upon receipt of the Notice of Violation, the permittee must remedy the violation and
demonstrate compliance with permit conditions. A Community Development
Inspector will then return for an inspection to confirm compliance. If permittee is
unable to comply with the permit, the permit shall immediately be revoked for the
reasons listed above.
INSTALLATION REMOVAL:
The operation shall cease and the permittee shall restore the permit area to the
condition existing prior to the placement of the outdoor facilities within 24 hours of
receipt of written notice of revocation or suspension, regardless of any appeal of the
action, or to a condition acceptable by the Community Development Director.
If pursuant to the above requirements, permit areas that are not restored by the
permittee within the time specified by the City, the City may remove any and all
facilities installed within the right-of-way. Reimbursement of City costs for said
removal and storage shall be the responsibility of the permittee. City may dispose of
any such facilities following notice to permittees in accordance with applicable law.
REQUIRED OPERATION STANDARDS:
Main Street outdoor use permittees are required to comply with the following
operating standards:
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a. Permittees shall comply with all State Alcoholic Beverage Control (ABC)
Board requirements when the conditional use permit includes the sale of
alcohol.
b. Permittees shall not begin hours of sidewalk operation prior to 7 a.m. nor
extend later than 10 p.m.
c. Permittees shall maintain eight feet of unobstructed clear space of travel for
pedestrians, free and clear of any existing obstacles (street furniture, utilities,
etc.) to the satisfaction of the Community Development Director. Such clear
pathway shall link continuously with pathways on each side of the property
and shall allow a minimum clear space of eight feet at all times. These
minimum widths are to ensure compliance with ADA standards and reduce
liability concerns due to shifting tables, wait staff or other obstructions which
can reduce the effective width.
d. Permittees shall ensure where umbrellas and awnings are used, a vertical
clearance of at least seven feet above the sidewalk must be maintained and
eight feet clear path of travel.
e. Permittees shall not allow for items within the Main Street outdoor use areas,
except for approved greenery and benches, to be left when not in use or
overnight unless property is secured to the satisfaction of the Community
Development Director.
f. Permittees shall confine approved outdoor uses to the area shown on the
approved outdoor use plan and shall not interfere with building egress.
g. Permittees shall maintain outdoor use areas in a clean and safe condition at all
times with appropriate provisions for trash disposal.
h. Permittees and associated business operations shall meet all required County
Health Department standards, obtain any necessary permits and service to the
areas shall be conducted in a safe manner at all times.
i. The permit issued shall not be transferable in any manner, unless approved by
the City with the submittal of a new application reflecting new ownership.
j. Operations permitted under the Main Street outdoor use permit shall in no way
interfere with access to City utilities.
k. Permittees shall prohibit smoking in the outdoor use areas.
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July 1996
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l. Issuance of the Main Street outdoor use permit shall not permit or allow the
placement of any permanent or temporary structure or improvement on public
or private property in violation of any state or federal accessibility law,
including the Americans with Disability Act, or prohibit or suspend immediate
code enforcement action deemed necessary by the Building Official, City
Engineer, or any other authorized enforcement official of the City, to remedy
or abate: a dangerous condition or activity; any activity presenting imminent
threat or harm to the health, safety or welfare of the community; any violation
of state or federal accessibility law; or any unauthorized activity on private
property or in the public right-of-way. Permittees are responsible for ensuring
accessibility and ADA compliance of their Main Street outdoor use areas,
m. Permittees shall have all propane cylinders used for outdoor gas heaters stored
and secured pursuant to regulations in the California Code of Regulations and
California Fire Code. Cylinders placed in the public right-of-way shall be
safely secured and locked with the heater enclosure or stored in vented safety
cages or cabinets in a flat area that does not collect water and is adequately
shielded from pedestrian and motor vehicle traffic.
n. Outdoor merchandise displays shall be maintained in a neat and orderly
manner to the satisfaction of the Community Development Director. Low
quality display tables such as milk crates, card tables, and pallets are not
permitted. At no time shall merchandise be placed, displayed or allowed to
remain in the eight-foot pedestrian clearance area.
5. PARKING AND TRAFFIC
A. PARKING
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City of Seal Beach
July 1996
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In 1994 there were 751 parking spaces as shown in Table 4 generally available for
commercial uses within the Specific Plan area.
In addition to this, there are 425 spaces in the beach lots and 58 spaces in the City
employee lot on 8th Street.
Parking demand in 1994 was calculated in two ways. Based on the zoning, the
223,600 square feet of commercial activities would theoretically require 1,258
spaces.
The second method was to look at actual parking demand.
Parking counts were completed each hour during the mid-day (noon to 2:00 PM) and
evening (6:00 PM to 9:00 PM) peak periods on April 9, 1994 (Saturday, non-peak
season) and on July 2, 1994 (Saturday, peak season, July 4th weekend). These counts
are shown in the Appendix of the Background Report.
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The parking counts indicate that the majority of the on-street parking spaces in the
study area, as well as the parking in the public parking lots adjacent to Main Street
are occupied during peak periods. However, parking in the beach lot is generally
under-utilized, with 48 percent of the parking spaces vacant at 1:00 PM on Saturday,
July 2, 1994, which was when the peak parking demand for the beach lot was
observed. After 6:00 p.m., 77% of the parking spaces in the beach lots were vacant.
Additionally, parking spaces in the alleys are generally under-utilized.
There are 36 short-term (24 Minute) parking spaces designated at key resident
serving commercial locations on Main Street, with a two hour time limit for the
remainder of the parking on Main Street. On the surrounding residential streets there
is typically a one hour time limit on one side of the street, with no parking restrictions
on the other side. However, there is a one hour parking time limit on both sides of
Tenth Street and on both sides of Eighth Street south of Electric Avenue.
In light of their proximity to and support of area businesses, the curb spaces on Main
Street, and in the 800 and 900 blocks along Ocean Avenue, Central Avenue, and
Electric Avenue are primarily commercial parking spaces. The remainder of the on-
street parking in the residential areas primarily supports the adjacent residential uses.
Annual parking passes for the beach lot are sold to Seal Beach Residents and non-
residents. Further, Unocal (off-shore oil) uses the beach lot and pays via a key card.
A sports fishing boat operating off the end of the pier also has a key card to use this
lot. Automobile parking fees for the beach lot vary between summer and winter, and
weekends and holidays.
The City’s residential parking permit program allows residents to purchase a permit
that allows their vehicle to park more than one hour on residential streets with one
hour parking restrictions. The permit also allows them to park in the municipal
parking lots on Main Street and on Eighth Street at Central Avenue between the
hours of 12:00 AM and 6:00 AM, only. The City also issues guest parking permits
with the same parking regulations.
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July 1996
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Merchants and employees in the Old Town area can buy an annual parking permit
that allows them to park in the City parking lots. The permit is to be permanently
affixed to the outside of the vehicle on the left rear window or bumper. The merchant
permits are not resalable or transferable.
In 1984, the City began an “interim in-lieu parking program” in connection with a
variety of zoning variances along Main Street. Participants were required to pay
$100/year/space on an interim basis pending development of a more detailed
program. According to the approval conditions these in-lieu fees may be increased.
In 1994 this fund was generating $19,600 a year in funds to the City.
More recent permits have been negotiated as part of development agreements. These
have been fixed fees based on $3,500/parking space, generally paid over several
years. Additionally, the California Coastal Commission has required four businesses
to lease 72 other non-commercial spaces for commercial use.
Based on the parking analysis, the 1994 parking demand and supply is considered in
relative balance. However, there is a need to provide additional conveniently located
parking to serve Main Street and to provide a base for future parking need. Most
significantly, the parking analysis indicates that the primary parking problem in the
Specific Plan area is the location and management of the existing parking supply and
not an overall shortage of parking.
However, as existing buildings are expanded, or new uses are established which
would require more parking than existing uses, there will be an increased demand
for parking. Since the existing commercial lots on Main Street have inadequate room
for new parking, the only likely solution to parking needs is a City in-lieu parking
program.
B. Traffic
Roadways in the Specific Plan are typically two-way with a single travel lane plus a
parking lane in each direction. Main Street has diagonal parking along most of its
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July 1996
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length, except for some parallel spaces in the 300 block, which provides enough
width for two lanes for traffic traveling northeast on the approach to the traffic signal
at Pacific Coast Highway. A traffic signal also exists at the southeast end of Main
Street at Ocean Avenue, and four-way stops are posted at the intersections with
Central and Electric Avenues. Mid-block pedestrian crosswalks have been striped in
all three Main Street blocks.
Electric Avenue has a broad, linear landscaped median, resulting in two one-way
roadbeds. The two roadways merge at Main Street to form a single intersection. Each
roadbed provides a single travel lane and a bike lane, plus parking at the right curb.
The majority of the traffic entering the study area travels southwest on Main Street
from Pacific Coast Highway. Generally, if a motorist cannot find a parking space
near their desired destination as they travel along Main Street, they will turn at Ocean
Avenue and travel up Eight or Tenth Street and then re-circulate down Main Street.
September, 1993 traffic counts indicated average daily traffic in the vicinity of Main
Street as 9317 on Main Street, Ocean 4070, Central 3018, and Electric 3660. Using
these counts, all streets would be operating at a high Level of Service with the
exception of Main Street. However, Main Street is considered a combination parking
and traffic street and a high level of traffic service is not anticipated.
Traffic flow and traffic control is not perceived to be a problem in the Specific Plan
area.
POLICY 5. Parking Standards
Section 28-1255 Parking and Loading Space Requirements.
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July 1996
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1) Off-street parking spaces shall be a minimum of nine feet by twenty feet. A
minimum driver aisle width shall be provided as follows:
90 degree Right Angle Parking………………………………….……. 24 feet
60 degree Angle One-Way Traffic…………………………………… 18 feet
45 degree Angle One-Way Traffic……………………………………. 12 feet
0 degree Parallel One-Way Traffic……………………………………..12 feet
2) All parking areas shall be paved with portland cement concrete or asphaltic
concrete.
3) Parking requirements shall be satisfied in one or more of the following ways:
a) By providing required off-street parking spaces on the property on which the
building is located;
b) By providing required off-street parking spaces within three hundred feet of
such building.
c) Through participation in the City’s in-lieu parking program as established
in Section 28-1257.
4) No use shall be established unless there is full compliance with the off-street parking
requirements set forth herein or the in-lieu parking program set forth in Section
28-1257.
5) No onsite loading area is required.
Section 28-1256. Number of Off-Street Parking & Spaces Required.
1) Beauty salon; Nail Shop…………………………………2 spaces per each operator.
2) Business Offices……………………….1 space for every 300 sq. ft. gross floor area.
3) Coffee houses; Dessert shops……………………………1 space for each 500 sq. ft.
Gross floor area or part thereof.
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July 1996
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Exception: Outdoor seating/uses, accessory
to restaurant/coffee house/
dessert shop shall not require
parking spaces (see subparagraph 15)
4) Financial Institutions
Professional Offices…………………………..………1 space for every 250 sq. ft.
Gross floor area.
5) Furniture Stores………………………..1 space for every 1000 sq. ft. gross floor area
6) Grocery Stores………………………………………..1 space for each 1000 sq. ft.
Gross floor area or part thereof.
7) Hardware Stores………………………………………1 space for each 1000 sq. ft.
Gross floor area or part thereof.
8) Horticultural Nursery…………………………………1 space for every 2500 sq. ft.
of lot area.
9) Medical Offices………………………1 space for every 200 sq. ft. gross floor area.
10) Movie Theaters…………………………………………1 space for every 6 seats.
11) Offices Nor Providing Customer
Service on the Premises…………………………..1 space for every four employees
or 1 space for every 500 sq. ft. gross floor area
(whichever is greater).
12) Pharmacy; Drug stores………………………………..1 space for each 1000 sq. ft.
gross floor area or part thereof.
13) Restaurants………………..…………1 space for every 100 sq. ft. gross floor area.
Exception: Outdoor seating/uses,
accessory to restaurant/coffee house/
dessert shop shall not require
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July 1996
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parking spaces (see subparagraph 15)
14) Retail Stores…………………………………………..1 space for each 500 sq. ft.
gross floor area or part thereof.
15) Outdoor seating/ uses permit………………………………..0 spaces for sq. ft.
(Outdoor seating/ uses shall not result in a reduction of parking provided for the related
primary restaurants/ coffee house/ dessert shop/retail use).
Section 28-1257. In-Lieu Parking Program.
A. Participation in Program Required: In the event a use cannot provide the off-street
parking spaces required by Section 28-1255 and Section 28-1256, such use shall
not be established unless there is full compliance with all the requirements of the
Main Street In-Lieu Parking Program as established in this Section. All or part of
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July 1996
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Main Street Specific Plan 44 Zucker Systems
off-street parking space requirements may be satisfied by compliance with
this Section.
B. In Lieu Parking Fee: The In-Lieu Parking Fee and the formula for calculating said
fee shall be established by Resolution of the City Council.
C. Existing Uses – Parking Deficiencies: Any use which pre-exists the effective date
of this ordinance and which is presently operating under the authority of a
discretionary land use entitlement and/or development agreement shall remain
subject to the terms and conditions of said approval and agreement. As a
condition to those entitlements, the applicants agreed to participate in any in-lieu
program established by the City Council. This Article constitutes the in-lieu
parking program referenced in the resolutions conferring those entitlements and
in those certain development agreements.
D. Processing In-Lieu Parking Program Applications:
1. Eligible persons or businesses desiring to participate in the In-Lieu Parking
Program established herein shall submit a written application for participation
to the Director of Development Services on a form prescribed by the City. If
the Director determines that such application meets the requirements set forth
in Sections 28-1255, et seq. of this Code, the Director shall, within thirty (30)
days of the completion of such application, calculate the applicable in-lieu fee
and grant permission to participate in the program, if the Director makes the
following findings:
(a) Participation in the In-Lieu Parking Program will not create any significant
adverse traffic safety impacts, pedestrian- vehicle conflicts, or parking
impacts.
(b)Participation in the In-Lieu Parking Program will not be detrimental to the
public health, safety, and welfare.
2. The Director may deny the request to participate in the program, if the
Director is unable to make the findings set forth in subsection 1.
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July 1996
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Main Street Specific Plan 45 Zucker Systems
3. The Director may restrict the applicant's participation in the program, if the
Director determines that such restriction is necessary to make the findings set
forth in subsection 1.
4. The Director’s decision shall be in writing, and shall be served upon the
applicant by certified mail, return receipt requested.
E. Appeals: The decision of the Director may be appealed to the Planning
Commission by any aggrieved person, in the time and manner provided in
Chapter 11.5.25 of Part V of Title 11 of the code.
F. Payments and Deposits:
1. Payments of In-Lieu Parking Program Fees shall be made pursuant to the
schedule adopted by Resolution of the City Council. In no event shall a
certificate of occupancy be issued for any participating use in the Main Street
Specific Plan Zone prior to the receipt by the City of the first installment or,
if applicable, full payment of the In- Lieu Parking Fee.
2. Funds collected from the In-Lieu Parking Program shall be deposited in a
segregated City In-Lieu Parking Program fund. Such fund shall be used
exclusively for the purpose of promoting, managing, operating, increasing and
maintaining the availability of parking spaces in the immediate vicinity of
Main Street.
G. Transferability: In-Lieu Parking space payments paid for pursuant to ·the
provisions of this ordinance shall be credited only to the use for which
participation was granted, and shall not be assigned or otherwise transferred for
use on any other property.
H. Expansion, Intensification or Change in Use to a Use which Requires Additional
Off-Street Parking Spaces: Should the use of any property within the Main Street
Specific Plan Zoning be proposed for expansion, enlargement, structural alterations,
intensification or conversion to a new use which requires additional off-street
parking spaces, the owner, lessee or sublessee of the property shall provide the
required additional off-street parking, either on-site, within 300 feet of the
property on which the building is located, or through payment of in-lieu parking
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July 1996
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program fees, or additional in-lieu parking program fees, as required by this
Article.
I. Acceptance of Terms and Provisions: An applicant’s participation in the program
shall not become effective, and a certificate of occupancy shall not be issued,
unless and until the participant first executes and submits for recording on the
title to the property a covenant accepting the terms of the approval, in a form to
be provided by the City Attorney. Said covenant shall be recorded in the office
of the Orange County Recorder and shall also be maintained in the office of the
City Clerk.
J. Violators Punishable by Fine and Imprisonment: Any person, firm or corporation
violating any of the provisions of this article is guilty of a misdemeanor and upon
conviction thereof shall be punishable by a fine of not more than five hundred
dollars or by imprisonment in the county jail for a period of not more than six
months, or both such fine and imprisonment.
Section 28-2408. Nonconforming Nonresidential Buildings and Uses May Not Be
Enlarged or Structurally Altered.
C. Where a building or buildings located within the Main Street Specific Plan area
are nonconforming only by reason of an inadequate number of parking spaces,
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July 1996
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the provisions of this chapter prohibiting enlargements, structural alteration
or expansion shall not apply, provided:
1. that any enlargements, structural alterations, or expansion shall not further
reduce the existing number of parking spaces, and
2. new parking spaces shall be supplied to meet the parking requirements for the
difference in building area between the existing building and new building,
and
3. new parking spaces shall be supplied to meet the difference in parking
requirements for the existing building between the prior use and the new use.
Where property owners cannot meet off-street parking requirements, permits
may be granted if said owners instead pay an in-lieu parking fee pursuant to the
provisions of Section 28-1257.
POLICY 6. Parking Management Plan
Although parking studies can establish theoretical demand, the actual demand for
parking and behavior habits of parkers cannot be totally determined and changes
over time. Therefore, the City shall establish a parking management plan. Such a
plan should include, but not be limited to:
a) Conducting and analyzing an annual parking count for the Specific Plan area,
similar to the one prepared for the Specific Plan;
b) First Phase – Management Improvements:
Limit the 24 minute parking restrictions to the 7:00 a.m. to 6:00 p.m. period
except for spaces serving resident oriented businesses that stay open past
6:00 p.m.
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July 1996
Amended November 2024
Main Street Specific Plan 48 Zucker Systems
Change the merchants' parking permit program to only allow parking in
the beach lots.
Increase enforcement of the parking restrictions for all parkers to
emphasize a consistent and fair enforcement program.
Work with the merchants to conduct a program so that employees do not
park in street curb spaces.
Allow public parking in the 8th Street lot after 5:00 p.m. and on Saturdays,
Sundays and holidays and post appropriate signs to this effect.
Analyze City employee parking needs at the 8th Street lot and open any
non-needed spaces to the public.
Change the beach lots from a flat fee to an hourly fee, offer a merchant
validation program, and explore use of the lots for a merchant valet
program.
Improve signage to the beach lots.
Formalize the in-lieu parking program in conformance to AB 1600
requirements.
c) Second Phase – Management Improvements:
Adjust beach parking lot rates depending upon the result of parking
surveys. If usage remains low, lower the rates. If usage reaches an average
occupancy of 85%, raise the rates.
Conduct a license plate analysis to determine the number of curb-side
parkers who move their cars every two hours or rub off the chalk. If this is
a problem, adopt a computerized system that records license plate numbers
for enforcement.
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July 1996
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Main Street Specific Plan 49 Zucker Systems
Improve pedestrian amenities, access and directional signs to the beach
lots.
Consider parking meters in the public parking lots located in the 100 and
300 blocks of Main Street.
d) Third Phase – Management Improvements:
Construct a two level depressed parking structure on the 8th Street lot
adjacent to the Fire Station.
Look for opportunities to purchase land between 8th and 10th Streets
between Ocean Avenue and Electric Avenue for future surface parking.
The target cost should be less than $15,000 / space.
Consider parking meters for curbside spaces on Main Street.
6. PUBLIC FACILITIES
A. Street Trees
A key feature of pedestrian oriented streets and sidewalks are street trees. The three
blocks of Main Street have 50 street trees which provide an appropriate atmosphere
for much of the street. However, there are important gaps on both sides of the street.
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July 1996
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Main Street Specific Plan 50 Zucker Systems
In addition to trees missing in front of commercial establishments, there is a lack of
continuity of street trees on both sides of Main Street as it crosses Electric Avenue.
The trees being used on Main Street were not planted with root barriers and the type
of tree being used has invasive roots that creates problems with the sidewalks.
POLICY 7. Tree Types
The City should hire a landscape architect to recommend a tree type and planting
methods for Main Street. The trees selected should grow to have substantial
canopies, equal to or greater than the existing mature trees on Main Street.
POLICY 8. Missing Trees
The City and/or private interest should plant an additional 18 trees as shown in
Figure 2.
POLICY 9. Tree Replacement
When existing trees need to be replaced due to damage or sidewalk problems, trees
should be replaced consistent with the findings of Policy 7 and 12.
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City of Seal Beach
July 1996
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B.
Main Street Specific Plan
City of Seal Beach
July 1996
Amended November 2024
Main Street Specific Plan 52 Zucker Systems
Utility Lines and Poles
Most of the electric utilities in the area are either underground or located in alleys.
There are two areas where overhead utilities are particularly noticeable. One is a
series of poles and lines leading off the 100 block of Main Street, another is along
Electric Avenue.
POLICY 10. Undergrounding of Utilities
The City should adopt a long term plan to underground utilities in the Specific Plan
area. Priorities should be:
1st – Poles and lines in the 100 block.
2nd – Poles and lines along Electric Avenue
3rd – Other poles and lines in the area
C. Benches
In 1994 there was an eclectic mix of bench designs on Main Street; some located
next to buildings, some next to the curb. The eclectic mix of bench designs adds to
the small town flavor of Main Street. The City issues permits for benches but the
merchants buy their own benches and the City approves the bench design.
POLICY 11. Benches
Merchants shall be encouraged to add memorial benches to Main Street, through the
memorial bench program, since they add to the pedestrian scale and atmosphere. All
bench designs shall be approved by the City through a memorial bench application
and the appropriate encroachment permit shall be obtained from the City. Non-
memorial benches can also be added through the Outdoor Uses Program (See Policy
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July 1996
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4.5 for additional information and requirements). Memorial benches shall maintain
disability access, pedestrian access, and access to and from the public street, at all
times.
D. Street Lighting
Street lighting on Main Street is supplied by Southern California Edison. The
lighting level as of 1994 is considered adequate. Decorative lights are placed in the
trees during the Christmas holidays.
POLICY 12. Street Lighting
Year round lights in the Main Street trees should be undertaken as a joint project of
the Main Street merchants and the City.
E. Bicycle Facilities
In 1995 there was an eclectic mix of bicycle racks on Main Street; some located next
to buildings, some next to the curb. The eclectic mix of bicycle racks adds to the
small town flavor of Main Street.
POLICY 13. Bicycle Facilities
Merchants shall be encouraged to add additional bicycle racks along Main Street.
All bicycle rack designs and locations shall be approved by the City, and the
appropriate encroachment permit shall be obtained from the City.
F. Landscaping
Parking lots should be landscaped and also be separated from the sidewalks by
landscaping. In 1994, the City's Electric Avenue parking lots met this standard, but
the lot in the l 00 block of Main Street and the 8th Street lot did not.
Main Street Specific Plan
City of Seal Beach
July 1996
Amended November 2024
Main Street Specific Plan 54 Zucker Systems
POLICY 14. Parking Lot Landscaping
The City should landscape the lot in the 100 block of Main Street and 8th Street
parking lots.
G. Signs on Public Sidewalks
Some businesses along Main Street currently have sidewalk signs for business
identification and advertising purposes. Properly controlled and designed, these
types of signs can be beneficial to both the local business community, visitors to
Main Street and the City. In 2010, the City amended the Zoning Code to allow for
sidewalk signs that adhere to strict perimeters, and pursuant to this update, the Main
Street Specific Plan has been amended to allow sidewalk signs of different designs
to be added to businesses on Main Street subject to conditions intended to provide
for and preserve safety, pedestrian access, disability access, sanitation and aesthetics.
The City issues permits for sidewalk signs in the public right- of way but merchants
buy their own signs and the City approves the sign design and location.
POLICY 15. Signs on Public Sidewalks
Merchants shall be encouraged to add signage to Main Street since they add to the
pedestrian engagement. All such signs shall be approved by the City and the
appropriate encroachment and outdoor use permits shall be obtained from the City
as a condition of installation of any sign in the public right-of-way.
Main Street Specific Plan
City of Seal Beach
July 1996
Amended November 2024
Main Street Specific Plan 55 Zucker Systems
H. Other Public Facilities
Since no extensive new construction is contemplated by this Specific Plan, the City
will continue to utilize existing services for sewage, water, drainage, solid waste
disposal and energy.
I. Outdoor Uses on Public Sidewalks.
Outdoor uses shall be permitted in Public Sidewalks with the required Outdoor Uses
Permit and encroachment permit. See Policy 4.5 for additional information and
requirements.
Main Street Specific Plan
City of Seal Beach
July 1996
Amended November 2024
Main Street Specific Plan 56 Zucker Systems
7. SCREENING OF PRIVATE PARKING LOTS
When creating a pedestrian atmosphere, it is generally useful to screen parking lots
from pedestrians. Screening can be accomplished by a low wall or hedge or a
landscape strip and trees between the pedestrian way and the parking area. Where
space is particularly tight, bollards can also be used to separate parking areas from
pedestrian sidewalk areas. Eight parking lots on Main Street, as shown in Figure 3,
lack the appropriate screening feature.
POLICY 16. Screening of Parking Lots
The City should develop a program to encourage owners of parking lots located on
Main Street to screen their parking lots from the pedestrian ways. The City should
also explore the possibility for design assistance grants or low cost loans as an
incentive for owners to improve their lots.
Main Street Specific Plan
City of Seal Beach
July 1996
Amended November 2024
Main Street Specific Plan 57 Zucker Systems
Main Street Specific Plan
City of Seal Beach
July 1996
Amended November 2024
Main Street Specific Plan 58 Zucker Systems
8. DOWNTOWN MANAGEMENT
The goal of the Main Street Specific Plan is to set clear standards for Main Street.
Under these standards, merchants and property owners can proceed with
improvements in a timely fashion and residents can feel comfortable about Main
Street development. Nevertheless, it is unrealistic to assume that standards, once set,
can remain the same for all time. Since circumstances can change, it is important to
monitor Main Street’s evolution over time.
The adoption and implementation of the Main Street Specific Plan can provide a
major impetus for downtown revitalization. However, most communities involved
with downtown revitalization have found that focusing on land use, circulation and
design can be most effective when coupled with an additional emphasis on
organization, promotion and economic restructuring. Such activities are strongly
encouraged by the City to be undertaken by the local business community on a
voluntary basis.
POLICY 17. Business Improvement Activities
The local business community may wish to develop on a voluntary basis additional
organizational, promotional, economic restructuring, and improvement programs.
Such voluntary activities of the local business community could include:
Organization: Building consensus for action. Seeking cooperation from
all parties. Providing long-term management and
planning.
Promotion: Advertising downtown as a place to shop, invest and live.
Economic Recruiting businesses or developers to fulfill specific
Restructuring: downtown needs and assisting existing businesses through
business seminars and the like.
Main Street Specific Plan
City of Seal Beach
July 1996
Amended November 2024
Main Street Specific Plan 59 Zucker Systems
Improvements: Trees, lighting, sidewalks, undergrounding utilities, and
signs.
POLICY 18. Bi-Annual Main Street Review
Every two years the City should prepare a Main Street review. Said review should
include an analysis of:
a. Sales tax trends
b. Store vacancies
c. Store turnovers
d. Parking as per Policy 6
e. Report from the Main Street business community
Based on an analysis of this the City should determine what, if any, additional
actions are appropriate to carry out the intent of the Specific Plan. This review should
be presented before the City Council at a noticed hearing.
Main Street Specific Plan
City of Seal Beach
July 1996
Amended November 2024
Main Street Specific Plan 60 Zucker Systems
9. RELATION OF THE SPECIFIC PLAN TO THE GENERAL
PLAN
The Main Street Specific Plan carries out the objectives of the Seal Beach General
Plan. It specifically carries out the following:
a. Goal 3. Parks, Recreation and Community Beautification; Land Use
Element, Page 4
“A master plan should be developed for street tree planting and other
community beautification programs with emphasis on major arterials
entering the City.”
This item is carried out through the Specific Plan's street tree program as described
in Policies 7, 8 and 9.
b. Goal 6. Commercial; Land Use Element, Page 5 (as amended)
“A precise specific plan should be developed for the coastal business
district.”
This Specific Plan includes the coastal business district and thus implements this
goal.
c. Goal 9. Circulation; Land Use Element, Page 6
“Efforts should be made to improve traffic circulation in the Coastal
section of the City.”
The Specific Plan land use and parking proposals should assist traffic circulation.
More specifically, the land use policies coupled with the parking and traffic policies
set appropriate parking standards for various uses. Where parking standards cannot
be met, they are mitigated through a fee program.
Main Street Specific Plan
City of Seal Beach
July 1996
Amended November 2024
Main Street Specific Plan 61 Zucker Systems
R. Commercial Land Use, Page 22
“The Main Street commercial serves both local residents and, to some
extent, beach going people from other areas. The diversity in market
attraction of the various commercial areas Indicates that each area should
be treated differently than any of the others due to the particular clientele
of each”
This item is carried out in the Specific Plan by recognizing Main Street as a unique
area. Specific unique land use tables are included in Policy 1, special design features
are included in Policies 2, 3 and 4, and new commercial parking and loading
requirements in Policies 5 and 6.
S. 3.2 Proposed Service Commercial Uses
“The proposed Land Use Element would continue the Seal Beach
Shopping Center and the Leisure World Shopping Center as functioning
service commercial uses. Main Street commercial is also proposed to be
designated a service commercial use.
As pointed out earlier the proposed new land use designation would be a
name change only, because the present existing uses are of a service
commercial nature.
Main Street commercial, with the attraction of the beach and the proximity
of relatively high density residential, has the potential to become a unique
shopping area. With strong attraction for beach users, this commercial area
can and should turn to a more pedestrian-oriented environment through the
design application of textured walkways, street furniture, sign graphics,
landscaping, lighting, and other design features.”
Main Street Specific Plan
City of Seal Beach
July 1996
Amended November 2024
Main Street Specific Plan 62 Zucker Systems
The Specific Plan is consistent with this language. The Specific Plan establishes
special design standards for the Main Street area in Policies 2, 3 and 4 and Policies
7 through 16.
f. 3.1, 3.1c, 3.1e Civic Center Functions, Pacific Electric Right-of-Way, and
Seal Beach Pier, Pages 32 and 33
“3.1 Civic Center Functions
Civic Center functions are divided into four main categories:
Administration, Police, Fire and Public Works. It is envisioned that the
Administration offices will remain in the Coastal District at Eighth Street
and Central Avenue, In the City Administration Building which was
constructed in 1969. Fire Department services will continue to be
administered from Fire Station No. 3 located on Beverly Manor Road and
Fire Station No. 1 will continue to serve the portion of the City nearest to
the beach.”
“3.1c Pacific Electric Right-of-Way
The Pacific Electric Right-of-Way has been developed as a park allowing
for uses such as open space, recreation, public facilities (e.g., library,
senior citizens' center, Red Car Museum, etc.). Development was through
the Specific Plan Process.”
“3.1e Seal Beach Pier
The Seal Beach Pier, one of the very few piers in use today along the
California coastline, should be maintained as its present use to allow for
both fishing and pleasure walking to enjoy ocean amenities. Any needed
repairs for the pier should be carried out so that the present me can be
continued and enhanced.”
Main Street Specific Plan
City of Seal Beach
July 1996
Amended November 2024
Main Street Specific Plan 63 Zucker Systems
The retention of the Administrative Offices and a Fire Station on Eighth Street along
with the Electric Avenue Park and the Pier are all key ingredients for the Main Street
area. The Administrative Offices, Fire Station, Pier and portions of Green Belt Park
are included within the Specific Plan Boundary (see Figure 1).
g. Scenic Highway Element
Ocean Avenue is shown as a local Scenic Highway and Pacific Coast Highway is
shown as a Proposed Scenic Highway in the Scenic Highway Element. The Main
Street Specific Plan design guidelines in Policies 2, 3 and 4 are consistent with these
designations and implement scenic features.
h. 3.1d Beach Parking; Land Use Element
“Additional Coastal Area land should not be committed to beach visitor
parking; instead the concept of periphery parking in the outlying areas with
a transport system should be explored. The advantage of periphery parking
is that beach visitors from inland Orange County could be Intercepted and
then transported to the beach via a tram/ minibus system, thus alleviating
traffic congestion directly adjacent to the beach.”
The Main Street Specific Plan is consistent with this language. No new beach
parking is proposed within the Specific Plan area. Better use of existing parking is
proposed in Policy 6 through a parking management plan.
i. 3.1e Seal Beach Pier; Land Use Element, Page 33
“The Seal Beach Pier, one of the very few piers m use today along the
California coastline, should be maintained as its present use to allow for
both fishing and pleasure walking to enjoy ocean amenities. Any needed
repairs for the pier should be carried out so that the present use can be
continued and enhanced.”
Main Street Specific Plan
City of Seal Beach
July 1996
Amended November 2024
Main Street Specific Plan 64 Zucker Systems
The Main Street Specific Plan is consistent with the importance of maintaining the
Seal Beach Pier. The plan does not specifically make any changes to the Pier.
j. 1.3 Central Business Commercial Area Along Main Street; Land Use
Element, Page 8
The language in this section concerning Main Street is the same as the Main Street
Specific Plan Vision Statement, see Page 1 of the Specific Plan.
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RESOLUTION NO. 24-16
A RESOLUTION OF THE SEAL BEACH PLANNING
COMMISSION RECOMMENDING ADOPTION OF
SPECIFIC PLAN AMENDMENT 24-2, FOR THE
AMENDMENT TO THE MAIN STREET SPECIFIC PLAN
PERTAINING TO MAIN STREET OUTDOOR USES,
ENHANCEMENTS, AND OUTDOOR DINING ON THE
PUBLIC RIGHT-OF-WAY
THE PLANNING COMMISSION OF THE CITY OF SEAL BEACH DOES HEREBY FIND
AND RESOLVE AS FOLLOWS:
WHEREAS, on July 22, 1996, the City Council adopted Revision 96-1 to the Main
Street Specific Plan creating the current version of the Main Street Specific Plan; and
WHEREAS, on May 28, 2024, the City Council adopted Specific Plan Amendment
24-1 creating an Outdoor Use Program within the Main Street Specific Plan; and
WHEREAS, In accordance with Government Code Section 65453(a); A specific
plan may be adopted by resolution or by ordinance and may be amended as often as
deemed necessary by the legislative body; and
WHEREAS, the Planning Commission is authorized, pursuant to Section
11.5.05.010.B of the Municipal Code, to make a written recommendation to the City
Council to approve, approve with modifications, or disapprove amendments to specific
plans; and
WHEREAS, Pursuant to the California Environmental Quality Act (“CEQA”), the
Community Development Department has determined that the proposed amendments to
the Main Street Specific Plan are categorically exempt from environmental review under
CEQA and the City’s CEQA Guidelines under Class 1 (Existing Facilities), Class 4 (Minor
Alterations to Land), and Class 5 (Minor Alterations in Land Use Limitations) pursuant to
CEQA Guidelines Section 15301(c) and (e), Section 15304(e), and Section 15305, as the
amendments do not authorize new uses or development beyond those that the existing
Specific Plan allows. The City has determined none of the six exceptions to the use of a
categorical exemption apply to this project (CEQA Guidelines Section 15300.2);and
WHEREAS, the Community Development Department on November 7, 2024,
caused to be published a legal notice in the Sun Newspaper, a local paper of general
circulation, a hearing notice indicating the date, time, and location of the public hearing
on the proposed Specific Plan Amendment; and
WHEREAS, on November 18, 2024, the Planning Commission held the duly
noticed public hearing where interested persons had an opportunity to testify in support
of, or opposition to, the proposed amendments.
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NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF SEAL BEACH
DOES HEREBY RESOLVE, DETERMINE, FIND, AND ORDER AS FOLLOWS:
Section 1. The City of Seal Beach proposes an amendment to the Main Street
Specific Plan. The amendment would modify the development standards pertaining to
Main Street outdoor uses to allow size flexibility for outdoor dining tables, merchandise
displays, and benches.
Section 2. The proposed amendments to the Main Street Specific Plan are
categorically exempt from environmental review under CEQA and the City’s CEQA
Guidelines under Class 1 (Existing Facilities), Class 4 (Minor Alterations to Land), and
Class 5 (Minor Alterations in Land Use Limitations) pursuant to CEQA Guidelines Section
15301(c) and (e), Section 15304(e), and Section 15305, as the amendments do not
authorize new uses or development beyond those that the existing Specific Plan allows.
None of the six exceptions to the use of a categorical exemption apply to this project
(CEQA Guidelines Section 15300.2).
Section 3. In accordance with Section 11.5.15.025 (Required Findings) of the
Municipal Code, no findings are required for legislative acts. Notwithstanding this general
rule, the Council shall determine whether the proposed action is consistent with the
General Plan. The Planning Commission hereby makes the following finding of General
Plan consistency, as supported by substantial evidence on the record including and
incorporating all facts and evidence in the staff report and its attendant attachments, in
support of the recommendation for approval of Specific Plan Amendment 24-2:
Finding: The proposed amendment is consistent with the following General Plan
Goals and Policies:
Land Use Element
1. Main Street Specific Plan: The General Plan states that the City Council
adopted the Main Street Specific Plan to provide a vision document to
preserve and enhance the downtown area of Seal beach. The Main
Street Specific Plan provides specific direction regarding allowed land
uses and operations, building and design provisions, and parking
standards and management, to ensure compatibility between land uses
and preservation of the area’s small-town character.
2. Features of the Community: A goal of the City is to maintain and promote
those social and physical qualities that enhance the character of the
community and the environment in which we live.
3. Commercial: The City should explore available means to support,
encourage, and balance commercial development within the city.
Section 4. On November 18, 2024, the Planning Commission held a duly
noticed public hearing to consider Specific Plan Amendment 24-2, which would amend
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the Main Street Specific Plan as set forth in the draft ordinance included as Attachment
“C.”.
Section 5. Based on the findings contained in Sections 1 to 4 of this Resolution,
and all other evidence in the record, the Planning Commission hereby recommends that
the City Council approve Specific Plan Amendment 24-2.
PASSED, APPROVED AND ADOPTED by the Seal Beach Planning Commission at a
meeting thereof held on November 18, 2024, by the following vote:
AYES: Commissioners _________________________________________________
NOES: Commissioners _________________________________________________
ABSENT: Commissioners _______________________________________________
ABSTAIN: Commissioners _______________________________________________
_________________________________
Richard Coles
ATTEST: Chairperson
_________________________________
Alexa Smittle
Planning Commission Secretary
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ATTACHMENT C
DRAFT MAIN STREET SPECIFIC PLAN