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HomeMy WebLinkAboutPC Min 1983-09-21 . .\ -: Minutes of the Seal Beach Planning Commmission Meeting of September 21, 1983 The Planning Commission met in regular session on Wednesday, September 21, 1983, in the Council Chambers of the City Administration Building. The meeting was,called to order at 7:30 p.m. by Vice-Chairman Jessner and the pledge to the flag was led by Commissioner Perrin. PRESENT: EXCUSED ABSENCE: STAFF: Jessner, Murphy, Covington, Perrin Goldenberg Allen Parker, City Manager The minutes of the; meeting of September 7, 1983 were approved as corrected, with the following vote: AYES: NOES: ABSTAIN: Murphy, Jessner None Perrin PUBLIC HEARINGS a) V-6-83 This was ~ variance to permit tandem parki~g for a single family residence at 1618 O~ean Avenue. Mr. Parker presented the staff report. Staff deter- mined that ~heconfiguration of the lot Wa~ too narrow to construct a two-car garage which is required by zoning ordinance. Since access to parking on this,parcel will be from the alley to the rear, a variance to permit tandem parking (providing all other zoning requirements pertaining to setbacks are met) was recommended. Commissioner Murphy indicated ,that the lot, number in the resolution should be "Lot 14". Mr. Parker stated that change would be made. 'Public hearing opened. 1. Roger Cunningham, 283 Camellia Lane, Costa Mesa, indicated that in working with his architect, tandem parking was the only feasible solution, other than a curb cut on Ocean Avenue; which is not consistent with other properties in the neighborhood. Public hearing closed. ,'~ Res. #1302 Commisioner Perrin moved to approve Resolution #1302; Commissioner Covington, seconded the motion. . - It Minutes of PC Meeting of 9/21/83 Page 2 Com. Covington asked staff if the analysis of this request for tandem parking was such as to indicate that the only reasonable solution for this property is the recommended tandem parking. Mr. Parker replied that the Building Department, City Manager's Office, and the Public Works Depart- ment, had all reviewed the request and found the recommendation to be in favor of tandem parking. Res01ution passed with the following vote: AYES: NOES: ABSENT: Murphy, Perrin, Jessner, Covington None Goldenberg b) CUP-13-83 This was an application for a conditional use permit to convert an existing duplex at 123 13th Street into a two-unit condominium, along with approval of the Tentative Parcel Map #83-1005. Staff report presented by Mr. Parker. It was determined that the project appears to comply with the intent of Policy Res. #1162 which established policy for condominium conversion projects. It was recommended that the CUP be approved with conditions as indicated on the resolutions. Mr. Paul Calvo, representative of the applicant, indicated he had no objections to conditions specified in the resolution. ' Public hearing opened and closed, as there were no speakers ,from the audience. Commissioner Covington asked Mr. Cal~o if he would object to orie additional , ,condition which stated "landscapihg be deemed appropriate and sufficient ' to neighborhood standards by City staff.11 Mr. Calvo stated that would be acceptabie. Res. #1303 Mr~Covington moved to approve Res. #1303 as amended; Mr. Murphy seconded motion, which passed with following vote: AYES: NOES: ABSENT: Murphy, Perrin, Jessner, Covington None Golderiberg Res. #1304 Mr. Covington moved to approve Res. #1304, Mr. Murphy seconded the motion, which passed with the following vote: AYES: NOES: ABSENT: Murphy, Perrin, Jessner, Covington, None Goldenberg . Minutes of PC Meeting of 9/21/83 Page 3 DOWNTOWN REVITALIZATION STUDY Mr. Parker presented the staff report. He indicated that the four-person consultant team would present their findings regarding the study. He further indicated that the purpose of this meeting was informative, for clarification of the findings. It was recommended that the Commission appoint two task force~ to review the study's findings in the areas of 1) Market and Business Analysis and 2) Traffic & Parking and Urban Design, and that each task force be composed of fifteen (15) members (8 merchants and/or property owners from Main Street and 7 residents, preferably from Old Town and/or The Hi 11. It was further recommended that the task force evaluate~ts particular area of the study and return to the Commission with its recommendations in 60 days (by December 7, ,1983). . Heinz Schilling of Keyser Marston Associates presented findings regarding market analysis. The 3 block area on Main Street between Ocean Avenue and Pacific Coast Highway was studied and found to contain 216,000 s.f. of fronting commercial space, generating around $18-22 million in annual sales. With 'regard to sai'es potential within a 3 mile radius, it was found that the downtown area retains only 20% for restaurants, 5% for convenience store and 10% for general merchandise. Studies show that speci a lty stores such as those in "Ports 0' Ca 11" and "Seaport Vil1 age" in San Diego are becoming more popular for attracting increased revenue. These types of stores create more pedestrian flow which in turn creates more opportunities to retain ,sales dollars. To improve market retention in the downtown area, specialty stores with more festival type retailing, better tenant mix, greater cooperation with retailers and property owners on Main Street, were suggested. Rex Lotery of Lotery and Boccato spoke of his findings regarding urban design. It was felt that Seal Beach was a pleasant community, with the beach and pier as the major attractions. Positive elements in this survey pointed out the greenbelt area, Eisenhower Park, cobblestone paving at intersections and other aspects. The entrance to Main Street via Pacific Coast Highway presented a negative impact which can be mitigated by landscaping and a large entry sign denoting the downtown area and the pier. The addition of large restaurants in the first block of Main Street below Pacific Coast Highway would enhance this area. Better utilization of the greenbelt area and Eisenhower Park for daytime and evening entertainment would enhance the image and bring about more shopping potential. Decorative street lighting from PCH to Ocean would draw more attention to the Main Street area. Improved facades would enhance the bui~ings along Main Street. Paul Wilkinson of Linscott, L~w and Greenspan, presented the parking study findings. He stated there are currently 340 on street parking spaces in Old Town of which 236 are commercial-oriented, 104 are residential. Private off-street parking tcita1s 433 spaces,which includes the 8th Street parking lot. It was his finding that there is adequate parking at present e Minutes of PC Meeting of 9/21/83 Page 4 . in the study area. It appears to be in balance. Since the desire is to increase the Main Street business prospects, additional parking would be needed. One suggestion was the formation of an in ,lieu parking program. Those who would w~sh to enlarge their businesses, renovate them in some way and are stopped from doi ng so, because they cannot provi de adequate . parking according to code, may pay into an in lieu parking program, whereby the City will provide the additional parking needed by better utilization of the beach parki'ng lots (addition of second store parking facility) or new construction of a parking facility. The cost of $2~000, not'includ'ing land, was mentioned per parking space. This does n6t include financing costs; it is cash only cost. With regard to public transit, it was felt that the service now provided is adequate to meet the C~tyls needs. It was also mentioned that gene~ally speaking, those persons who use the public transit are the old,or the young~ who do not have vast buying power. . Fred Light, business analyst" felt that the primary need, if Seal Beach elected to do no other, was to improv~ customer/retailer relations. More uniform hours, joint advertising, better relations between businesses and their landowners, more special events held in the area to draw customers, train~ng of store employees in product knowledge and customer relations, keeping store lights on at_night to increase store visibility and make walking safer and more desirable, and encouraging the image of downtown built on the th~me of quality of life shopping. ' In reply to a question by Jay Covington, Mr. Schilling noted that one of the methods to bring landowners/retailers together is to hire somedne on a, full or part time basis to act as a buffer, to coordinate a~tivities, to plan; to advertise jointly. There are firms who specialize in this type of. act i v ity. - Public opinion solicited. D. M. Callas, 1013 Seal Way, asked what other cities finance parking. The reply was Laguna Beach and City of Los Angeles have in lieu programs. Mr. Parker stated the purpose of the in lieu program would be to allow. retailers who wish to expand their business, to pay into a fund ,rather than provide their own parking which is required under zoning ordinance, and the City could then build a parking structure or whatever with those funds. It is hot for residential p~operty owners. Sharcin Leonard, 217 2nd Avenue, requested placement on the parking task force. She was concer'ned that cons i derat i on be gi ven to' those parki ng needs of the fishing operation/restaurant, when that becomes operable. . Jim Hagen, 408 Ocean~ expressed doubt ,that business people and property owners could get together for a cooperative effort. - Brian Sweeney, 140 7th Street, wondered if a free parking lot would help the situation. '.~.~ r ' . . ~ Minutes of PC Meeting of 9/21/83 Page 5 Tom Bamberg, 234 8th Street, expressed interest in serving on one or both task forces. John Euhlberg, 208 8th Street, expressed desire to be on task force. He felt that the overall project would be an expensive venture, and wanted to compare revenues now generated on Main Street with those increases proposed to generate from Main Street. Jay Covington asked Mr. Schilling if he felt that'Main Street would double or triple its tax dollars. Mr. Schilling felt it was safe to say it would double, if many of the suggestions were followed. He stated that business will pick up slowly and increase over a period of time. . Bill Jones, 192 Yale Lane, expressed desire to be on either or both task forces. Brent Matthew, 218 8th Street, was concerned with lack of concept of compatible uses of residents and community. Did not want increased sales revenue to impact lifestyle in City. Commission determined by minute order to endorse the task force study process and authorize the City Manager to proceed. Meeting adjourned at 10:05 p.m.