HomeMy WebLinkAboutMain Street Specific Plan 1996 (MSSP)
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MAIN STREET SPECIFIC PLAN
CITY OF SEAL BEACH
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July 8, 1996
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ACKNOWLEDGEMENTS
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~ity CouncD
Planning CommissioQ
Mayor Gwen Forsythe
Mayor Pro Tem Marilyn Hastings
Councilman George E. Brown
Councilman Bill Doane
Councilman Frank Laszlo.
Councilwoman Patti Campbell
Chairperson Patti Campbell
Vice-Chairman Brian Brown
Commissioner Anton Dahlman
Commissioner Mary Law
Commissioner Jim Sharp
City Stat'(
Consultants
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Joanne Yeo, City Clerk
Jerry Bankston, City Manager**
Keith R. Till, City Manager
Lee Whittenberg, Director of
Development Services
Barry Curtis, Assistant Planner
Dept. of Development Services
Joan FilImann, Executive Secretary,
- Dept. of Development Services
Zucker Systems, San Diego
Paul C. Zucker, President
Laurie Price, Planner
Ryan McAweeney,
Graphic Designer
Amy Becker,
Administrative Assistant
linscon, Law & Greenspan,
Costa Mesa
Jack Greenspan, P.E.
Jay Nelson
.. Former Member or City Couacil
-Formerly with City .
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TABLE OF CONTENTS
I. IN'TR.ODUcnON. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 1
A. ~ Vision . . . . . . . . . .. . . . . . . . . . . . . . . . . . . ~ . . . . . . . . . . .. 1
B. Sta.tutory Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
c. Relation to the General Plan ........................... 3
D. Relation to the Zoning Code and Other City Ordinances . . . . . . . . . . 4
2.
3.
LAND USE ........................................ S
BUILDING AND DESIGN PROVISIONS .................... 13
4.
P.ARKIN'G AND TRAFFIC. . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 21
A. Parking ...................... . . . . . . . . . . . . . . . .. 21
B. Traffic........................................ 23
s. pmuc FACll..I1mS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 33
A. Street Trees .................................... 33
B. Utility Lines and Poles . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 3S
c. Benches....................................... 3S
D. Street Lighting. . . . . . . . . . . . . . . . . . . . . . . . . .._ . . . . . . .. 36
E. Bicycle Facilities ................................. 36
F. I..andscaping .................................... 36
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G. Signs on Public Sidewalks ........................... 37
,H. Other Public Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 37
6. SCREENING OF PRIVATE PARKING LOTS ................. 38
7. DOWNTOWN MANAGEMENT ... . . . . . . . . . . . . . . . . . . . . . .. 40
8. RELATION OF THE SPEcIFic PLAN TO THE
GENERAL PLAN ................................... 42
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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. Parking Inventory . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 21
LIST OF FIGURES
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Main Street Specific Plan Boundary . . . . . . . . . . . . . . . . . . . . . . . . . . 2
2. Street Trees ....................................... 34
3. Parking Lot Screening . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 39
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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-l 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.
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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 1\-fain Street is
small town America. Important features include a family town with friendly
people who care for each other. A pedestrian oriented area ,,'here 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 Dot have
visitor serving uses overwhelm the area at the expense of the small town
ch~cter. It is also recognized that when the weather and beach conditions
are attractive, the demand for parking may exceed the supply.
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~ STREET SPECIFIC PLAN BOUNDRY
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The 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.
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.
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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.
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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.
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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.
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TABLE 1
1994 Street Level Land Use by Type and
Number of Businesses
Wrthin Specific Plan Boundary
Use TvDe Number of Businesses
Food BDd Bevenae
Food Service 9110 Liquor 9
Food Service wI Liquor 14
Bar ~
Total 2S
Retail
Antiques 5
Books 2
ClotbiDg 17
Flowers 2
Food '" Sundries 3
Art Galle!)' 7
au 2
Gift 5 ;0. ')
Jeweby 3
Liquor 2 . ~ -,..1"
Sporting EquiplDC'Dt 3
Drug Store 2
Home-Decorating'" Improvement 1
Other 1
Total 55
Office
rmauciaJ 2
lAw 4
Medical 2
Real Estate 2
Travel 2
Other i
Total 18
Services
Beauty Salon 14
DryCleaDers 2
PriDting 2
Other ~
Total 23
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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.
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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
RoverconcentratedR. 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 Rconditional use permitR for any alcoholic beverage type of
sale, and the City can consider the potential impact of an RoverconcentrationR 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
Specific Plan area. Those alcohol serving businesses with the Main Street Specific
Plan area are set forth in Table 2, following.
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TABLE 2
Establishments Serving Alcohol
By Type of License
Establishment
Food and Beverage
Seaside Grill
Taco Surf
Pasta Grotto
Don Juan'. Taco
Hennessey'.
Papillon
Walt's Wharf
81's Pizzeria
Main St. Cafe &. Grille
Mandarin Gardea
Bayou St. Jolm
Cafe Lafeyeue
Ruby's
KiDda LahiDa
E1 Burrito Jr.
Beverage
Clancy'.
Irimer
Off Site Consumption
Seal Beach IJquor
Johns Food King
Nip 'D Stuff
Beerl GeDe.raI
Elm
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X
X
X
X X
X X
X X
X
X
X
X
X
X
X X
X
X X
X X
X X
X
X X
EatertaiD- CJosiDg Hours
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10:00 11:00
10:00 10:00
10:00 11:00
9:00 9:00
1:30 1:300
X 1:00.. 1:00
11:00 12:00
10:00 11:00
10:00 10:00
10:30 10:30
9:00 10:00
10:00 10:00
U:OO 12:00
10:00 12:00
2:00 2:00
2:00 2:00
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10:00 u:oo
2:00 2:00
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POLICY I. 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;
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B.
Uses Subject to Issuance of a Conditi,onal Use Permit.
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Financial institutions;
General retail businesses such as grocery store, furniture store, etc.;
Horticultural Nursery;
Medical offices and laboratories facing Main Street or Ocean Avenue
(2nd floor or above only);
Medical offices and laboratories not facing Main Street or Ocean
Avenue;
Prescription phannacies;
Professional offices facing Main Street or Ocean Avenue (2nd floor
and above only);
Professional offices not facing Main Street or Ocean Avenue;
Service businesses dealing directly with consumers (dressmaker, nail
shop, tailor, etc);
Accessory buildings and structures; and
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.
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 of2:oo a.m. and
6:00 a.m.;
S) 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;
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 anyone time. Permitted
operating hours for such establishments shall be 7:00 a.m. to 10:00
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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 defin~ 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. '
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Section 28-1251. Limitations on Permitted Uses.
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;
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Restaurant, semi-enclosed.
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:
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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 28-2503 and 28-2504, all of the following
findings:
a) The proposed use is consistent with the intent and purpose
and Vision established for the Main Street Specific Plan.
b) 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.
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c) The use will contribute to the unique character of Main Street
and the qualities that provide the Main Street a sense of
identity .
d) The proposed use complies with all applicable City Council
policies, such as the policies the Council has adopted
concerning alcohol serving uses.
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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 chann 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.
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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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POLICY 2. Create New 'General Provisions for Lot Size, Open
Space, Bulk and Yards (C-SP Zone, Section 28-1253)
Section 28-]253. General Provisions. Lot Size. Open 8.pace and Yards.
1) Minimum Lot Size:
Width: . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 2S feet
Depth: . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 110 fee-t
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;
S ft. min./IO ft. max. *
-~:)
* Where a property has a front, side or rear yard on a block face with residentially
ZODed properties, the minimum dimensions for required front, side, or rear yards for
the property sball be the same minimum dimensions as required in the resideDtiaJ
ZODe. NotWithstanding the foregoing, uses with loading zone rcquiremeDts do Dot
have to provide the minimum dimensions required for residential zone rear yards
where sucb loading zone conflicts with such minimum requirements.
3) I...ot 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.
S)
Maximum Height, Accessory Building:
. . . . . . . . . . . . . . .
IS feet
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Main Street Specific Plan
6)
Main Street Specific Plan
City of Seal Beach
July, 1996
Minimum Required Landscape: . . . 0% of the site, plus one (1) tree for
each five (5) parking stalls distributed throughout anyon-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 pUlposes 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.
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Main Street Sp~c p~
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Main Street Specific Plan ',- - ',) .
City of Seal Beach
July, 1996
- POLICY 3. Building and Design Provisions
Section 28-1254. Design Provi$ions.
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 creating in effect continuous store frontages with a
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Main Street Specific p~
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Main Street Specific Plan
City of Seal Beach
July, 1996
wider sidewalk. In the latter case, the abutting buildings' set back
shall be considered the equivalent of the property line.
e) Facade Conti~uity:
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 r~presenting 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
17
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Main Street Specific Plan ...
Ciry of Seal Beach : ,.)
July, 1996
POLICY 4. Signs
Section 28-1804. Subsection 3. Permitted SiJns
3. C-o, C-SP, C-I and C-2 Zones. The following signs are permitted in the
C-o, C-SP, C-l 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
Siin Size
Lots of record and parcels not exceeding:
10,000 square feet ............................ 6 sq. ft.
10,000 square feet to I acre ..................... 2S sq. ft.
More than I acre ............................ SO 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. '
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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;
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Main Street Specific Plan
2)
Main Street Specific Plan
City of Seal Beach
July, 1996
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.
(
e) 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.
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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.
S) 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.
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Main Street Specific Plan
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Main Street Specific Plan
City of Seal Beach
July, 1996
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.
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7) Projecting signs shall be allowed in the C-SP zone subject to
the following conditions:
a. "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 'd.
b.
Projecting signs shall be allowed that:
" do not ~xceed four (4) square feet in area per
side;
e 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.
:'" )
c. Each ground-level occupancy frontage may have one
(I) 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.
d. No sign shall project into any public right-of-way
unless the Director of Public Works shall have first
issued an encroachment permit therefor.
t) When p~operty falls under an adopted planned sign program the
above provisions do not apply. "
Main Street Specific Plan
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Main Street Specific Plan
City of St41 Bt4ch
July, 1996
4.
PARKING AND TRAFFIC
A.
Parking
In 1994 there were 751 parking spaces as shown in Table 3 generally available for
commercial uses within the Specific Plan area.
TABLE 3
Parking Inventory SummAI")'
On Street (Public)
Main Street
Ocean, Central & Electric
(between 8th and 10th)
163
94
(
Oft" Street and Alleys
parallel to Main St. (private)
415
OfT Street (public)
Electric Avenue
Main Street
37
~
Total
751
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,
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Main Street Specific Plan
CiJy of Seal Beach
July, 1996
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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.
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-uti1i7ed.
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 Jot are sold to Seal Beach Residents and
non-residents. Further, UnocaJ (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
Main Street Specific Pbm
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Main Street Specific Plan
City of Seal Beach
July, 1996
between the hours of 12:00 AM and 6:00 AM, only. The City also issues guest
parking permits with the same parking regulations.
Merchants and -employees in the Old Town area can buy an IMual 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 Winterim in-lieu parking program. in connection with
a variety of zoning variances along Main Street. Participants were required to pay
$IOO/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.
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More recent permits have been negotiated as part of development agreements.
These have been fixed fees based on $3,SOO/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 Jane in each direction. Main Street has diagonal parking along most of
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Main Street Specific Plan
23
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Main Street Specific Plan ~_#_:.",~") .
CiIy of Seal Beach
July, lW6
its 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 southwest 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 can not 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.
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Traffic flow and traffic control is not perceived to be a problem in the Specific
Plan &rea.
POLICY 5. Parking Standards
Section 28-1255. Parkini and Loadini S,pace Requirements.
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:
Main Street Specific PJan
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Main Street Specific Plan
City of Seal Beach
July, 1996
90 degree Right Angle Parking . . . . . . . . . . . . . . . . . . . .. 24 feet
60 degree Angle One-Way Traffic . . . . . . . . . . . . . . . . . .. 18 feet
4S degree Angle One-Way Traffic. . . . . . . . . . . . . . . . . .. 12 feet
o 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-J256. Number of Off-Street Parkini 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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Main Street Specific Plan
City of Seal Bt!QCh ' )
July, 1996 :.~.~ .
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.
"~)'
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11) Offices Not 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.
14) Retail stores ................... 1 space for each 500 sq. ft.
gross floor area or part thereof.
Main Street S~cific Plan
26
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Main Street Specific Plan
City 01 St!/ll Beach
July, 1996
Section 28-l257. 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,
s!Jch 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 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.
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C. pxisting 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, m
Gg. 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.
(
Main Street Specific Plan
27
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Main Street Specific Pia" '.~_"..~,)'
City of Seal Beach _
July, 1996
(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.
3. The Director may restrict the applicant's participation in the
program, if the Director determines that such restrictio~ 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. AJlpeals: The decision of the Director may be appealed to the Planning
Commission by any aggrieved person, in the time and manner provided in
Article 29.4 of Chapter 28 of the Code.
F.
Payments and D~posits:
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.
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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.
Main Street Specific PJan
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I.
Main Street Specific Plan
City of Seal Beach
July, 1996
H.
Expansion. Intensification or Chanie in Use to a Use whj~h Requires
Additional Off-Street Parking Spaces: Should the use of any property
within the Main Street Specific Plan Zoning be proposed for expansion,
enlargement, "tructural alterations, intensification or conversion to a new
use which requires additional off-street parking spaces, the owner, Jessee
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 program fees, or
additional in-lieu parking program fees, as required by this Article.
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.
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Main Street Specific p~
Main Srreer Specific Plan
City 01 Seal Beach :' s.,)
July, 1996 .~...
Section 28-2408. Nonconformini Nonresidential Buildinis and Uses May Not B~
Enlarged or Structurally Altered
c. Where a building or buildings located within the Main Street Specific Plan
~ea are nonconforming only by reason of an inadequate number of parking
spaces, 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:
Main Street Specific Phm
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Main Street Specific Plan
Cily of Seal Beach
July, 1996
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.
"
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 Jot 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 Jots for a
merchant valet program.
r/ 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.
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Main Street Specific Plan
Main Street Specific Plan ~~)
City of Seal Beoch
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July, 1996
" 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.
" 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 I space.
" Consider parking meters for curbside spaces on Main Street.
Main Street Specific Plan
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Main Street Specific Plan
City of Seal Beach
July, 1996
5.
PUBLIC FACILITIES
A.
Street Trees
A key feature of pedestrian oriented streets and sidewalks are street trees. The
three blocks of Main Street have SO street trees which provide an appropriate
atmosphere for much of the street. However, there are important gaps on both
sides of the street. 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
(
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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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Main Street Specific Plan
City of Seal Beach
July, 1996
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LEGEND
. EXIST1NG STREET tREES
~ AREA,.. NEED OF .
STRmlREE .
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STREET TREES
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City 01 Seal Beach
July, 1996
B.
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 additional benches to Main Street since they
add to the pedestrian scale and atmosphere. All bench designs shall be approved
by the City and the appropriate encroachment permit shall be obtained from the
City .
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City of Seal Beach
July,1996
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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 ~olidays.
POLICY 11. Street LightiDg
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
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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 100 block of Main Street and the 8th Street lot did not.
POLICY 14. Parking Lot Landscaping
The City should landscape the lot in the 100 block of Main Street and 8th Street
parking lots.
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Main Street Specific Plan
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July, 1996
G.
Signs on Public Sidewalks
Some businesses along Main Street currently have sidewalk signs for business
identification and advertising putposes. Properly controlled and designed, these
types of signs can be beneficial to both the local business community, visitors to
Main Streei and the City. How~ver, the current City Code prohibits such signs.
POLICY 15. Signs on Public Sidewalks
The City should amend the City Code to allow selected sidewalk signs within the
Main Street Specific Plan area. All such signs shall be approved by the City and
the appropriate encroachment permit shall be obtained from the City.
B. 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.
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6. 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, bolJards 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.
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Main Street Specific Plan 39
Main Street Specific Plan
City of Seal Beach
Jllly, 1996
LEGEND
e PARKING LOTS THAT
NEED SCREENING
FROM PEDESTRIAN
WAY
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PARKING lOT
SCREENING
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City of Seal Beach
July, 1996
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7. DOVVNTOWN 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
improv~ments 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 downt,own 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
-
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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:
Promotion:
Economic
Restructuring:
Improvements:
Building consensus for action. Seeking cooperation
from all parties. Providing long-term management and
planning.
Advertising downtown as a place to shop, invest and
live.
Recruiting businesses or developers to fulfill
specific downtown needs and assisting existing
businesses through business seminars and the like.
Trees, lighting, sidewalks, undergrounding utilities,
and signs.
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POLICY 18. lBi-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
c. Report from the Main Street business community
Based on an analysis of this report, 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.
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8. 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. Goal3. Parks, Recreation and Community BeautificatioD; Land
Use Element, Page 4
II 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)
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"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 tramc
circulation in the Coastal SectiOD of the City. II
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.
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d.
Commerclal Land Use, Page 22
"The Main Street commerclal 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 S and 6.
e.
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 semc:e
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
8 more pedestrian-oriented environment through the
design application of textured ,,'aIkways, street
furniture, sign graphics, landscaping, lighting, and
o~er design features."
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July, 1996 ~-,)'
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, 3.1e, 3.1e Civic Center Functions, Pacific Electric
Right-of-Way, and Seal Beach Pier, Pages 32 and 33
"3.1 Civic Center FunctiODS
Civic Center functions are divided Into four main
categories: Adminiqration, Police, Fire and Public
Works. It is envisioned that the Admini~tion
offices will remain in the Coastal District at Eighth
Street and Central Avenue, In the City
Admini~tration Building which was constructed In
1969. Fire Department services will continue to be
admini~tered from Fire Station No. 3 located on
Beverly Manor Road and Fire Station No. 1 wm
continue to sene the portion of the City Dearest to
the beach."
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"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 facUities (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 elijoy ocean
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amenities. Any Deeded repairs for the pier should be carried out
so that the present use can be continued and IP-nhAnced."
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 I.:ocal 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 Coasta1 Area land should Dot 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.
L 3.1e Seal Beach Pier; Land Use Element, Page 33
"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
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rlShing 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."
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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