HomeMy WebLinkAboutPC Res 96-16 - 1996-04-17
RESOLUTION NO. 96-16
A RESOLUTION OF THE PLANNING
COMMISSION OF THE CITY OF SEAL BEACH
RECOMMENDING TO THE CITY COUNCIL
ADOPTION OF THE MAIN STREET SPECIFIC
PLAN AB 1600 REPORT AND THE PROPOSED AB
1600 PARKING MITIGATION FEE ESTABLISHED
THEREIN
THE PLANNING COMMISSION OF THE CITY OF SEAL BEACH DOES
HEREBY RESOLVE:
Section I. The CIty IS proposmg to revise the provIsions of the current "Mam
Street Specific Plan" to update this pohcy and Implementation document to more accurately
reflect the goals, pohcles, and ImplementatIOn strategIes whIch the City Will utlhze 10 ItS efforts
to mamtam the character and Identity of MaIO Street
Section 2. Pursuant to 14 Cahf Code of Regs ~ 15025(a) and ~ II C and III
of the CIty's Local CEQA GUldehnes, staff prepared an Imtlal Study and Negative DeclaratIOn,
whIch were CIrculated for pubhc revIew and comment from January 30 to February 21, 1996,
10 comphance wIth the provISIons of the Cahforma EnVIronmental Quahty Act and the City's
Local CEQA GUldehnes
Section 3. A duly noticed pubhc hearmg was held before the Planmng
CommIssIon on February 21, March 6, and March 20, 1996 to conSider the proposed revISIons
to the MaIO Street SpecIfic Plan, accompanymg Implementing actions, the Imtlal Study and the
Negative Declaration. At the pubhc heanng the Planmng Commission receIved testImony from
the pubhc regardmg the proposed reVISions, mcludmg the proposed AB 1600 Report, the Imtlal
Study and Negative Declaration, both 10 favor and 10 opposItion
SectIOn 4
The record of the heanng mdlcates as follows:
(a) CIty staff has receIved directIOn from the CIty Council to
prepare thIS matter, proposed reviSIOns to the MaIO Street SpeCific Plan a~ recommended by the
CIty CouncIl and Planmng CommIssion after conductmg two JOint study sessIOns 10 February
and August, 1995, for the appropnate pubhc hearings, 10 accordance WIth the proVISIOns of State
law and local ordmances
(b) The CIty of Seal Beach IS requestmg to amend prOVIsions
of the MaIO Street SpecIfic Plan as more fully set forth 10 the "MalO Street SpecIfic Plan", dated
January 17, 1996, and as generally descnbed 10 Section 1, above
(c) The subJect area IS legally descnbed as
"Bay CIty Tract, Block 7, Lots 29, 31, 33, 35, 37, 39, 41, 43, 45, and 47,
MIscellaneous Maps, Book 3, Page 19
Bay CIty Tract, Block 8, Lots 6, 7,8,9, 10, 11, 13, 15, 17, 19,21,23,25,27,29,31,
33,35,37,39,41,43,45, and 47, Miscellaneous Maps, Book 3, Page 19
D IWP51\RESOIABI6OOMA PCRILW\04-17-96
AB 1600 Repolt re Main St"et Specific Plan ReVISIon 96-1
Planmng COllulu..lOn Re.olutlOn No 96-16
AJm117, 1996
Bay City Tract, Block 9, Lots 1,2,3,4,5,6, 12, 14, 16, 17, 18, 19,20,21,22,24,
26, 28, 30, 32, 34, 36, 38, 40, 42, 44, 46, and 48, MIscellaneous Maps, Book 3, Page
19
Bay CIty Tract, Block 107, Lots 1, 3, 5, 7, 9, 11, 13, 15, 17, and the southerly 125
feet of Lot 19; MIscellaneous Maps, Book 3, Page 19
Bay CIty Tract, Block 108, Lots 1,2, 3,4, 5, 7, 9, 11, 13, 15, 17, 19,21,23,25,27,
29,31, 33, and 35; MIscellaneous Maps, Book 3, Page 19
Bay CIty Tract, Block 109, Lots 2, 4, 6, 8, 10, 12, 14, 16, 18, 20, 22, 24, 26, 28, 30,
and 32, MIscellaneous Maps, Book 3, Page 19"
"Stanton and Lothlans 1st AddItion, Block 208, Lots 1,3,5,7,9, 11, 13, 15, 17, 19,
21,23,25,27,29,31,33, and 35,37,39,41, and 43; MIscellaneous Maps, Book 3,
Page 29"
"Bay VIew Tract, Block 209, Lots 1,2,3,4,5,6,7,8, 18,20,22,24,26,28,30,32,
34, 36, 38, 40, 42, 44, 46, 48, 50, and 52, MIscellaneous Maps, Book 8, Page 91"
Tract No.2, Blocks A, B, C, and L, Miscellaneous Maps, Book 9, Page 3"
"Tract 1009, Block 7, Lot 6 except the westerly 5 feet thereof, Lots 7,8,9, 10, 11, 12,
13, 14, and Lot 15 except the westerly 5 feet thereof, Miscellaneous Maps, Book 33,
Page 16"
(d) The MalO Street Specific Plan area is located along both
sIdes of MalO Street, between PacIfic Coast Highway and Ocean A venue, mc1udmg EIsenhower
Park and the 8th and 10th Street pubhc beach parlang lots The subJect area IS lTTegular 10
shape, and compnses approxImately 14.8 net acres, and approxImately 21 gross acres, mcludmg
pubhc roadways and alleys.
(e) The subJect area IS the location of the hlstonc commercial
area of Seal Beach and compnses pnmanly commerCial uses along MaIO Street, WIth pubhc
recreation uses provIded at EIsenhower Park and the beach Pubhc uses along 8th Street which
are mc1uded in the Mam Street SpecIfic Plan area include City Hall, Fire Station 44, and vanous
pubhc parlang lots.
(f) The mtent of the CIty IS to develop a program so that
parlang fees can be determmed for the MaIO Street Specific Plan area 10 a manner that comphes
WIth AB 1600, Government Code ~ 66000 et seq
(g) Fees are collected only where a proposed development
withm the Main Street SpecIfic Plan area cannot fulfill the parkmg reqUIrements of the CIty's
MalO Street SpecIfic Plan Zone. The need for such parkmg has been documented as follows'
1. Background studIes for the MalO Street Specific Plan pubhshed 10 January 1996
mclude a detaIled parkmg analysIs of the Ma10 Street area. Based on the parlang
analysIs, the 1994 parking demand and supply IS considered 10 relative balance.
However, any expanded uses that do not meet parkmg reqUIrements would create an
mcreased parkmg demand and place the area out of balance
2. The parlang reqUIrements for the MaIO Street area are at or below standards used
10 slmtlar commumtles and national standards as shown 10 Table I of the MalO Street
SpecIfic Plan AB 1660 Report
D IWPSIlRESOIABI600MA PCRILW\04-17-96
2
AD 1600 Report re Main Street Specific Plan RevI>lOn 96-1
Planning Conu"us~lon Re\olutlOn No 96- J 6
Apnl 17, 1996
(h) Implementation of the MalO Street SpecIfic Plan AB 1600
Reports programs and pubhc facilItIes, as presently proposed, wIll reqUire the Implementation
of vanous momtoring programs and the construction of maJor uuprovements to the eXIsting
parlang facilIties wlthm the MalO Street SpecIfic Plan area. These programs and construction
actlVlties, whIch are set forth 10 Tables 2 and 3 of the MaIO Street SpecIfic Plan AB 1600
Report, WIll result 10 a parlang management program and parlang Improvements whIch WIll meet
the eXIsting and future parlang demands that WIll be generated wlthlO the boundaries of the MalO
Street SpecIfic Plan area
(I) The only faIr and eqUitable method of secunng adequate
revenues necessary to fund the MaIn Street Specific Plan AB 1600 Report Programs and Faclhty
Improvement Plans IS through an m-heu parlang per space fee based on the extent to whIch new
development generates addItional parkmg demand beyond the capacity of the exlstmg on- and
off-street parking systems. The formula to calculate the amount of parlang demand generated
by each type of land use IS based upon a study of "Off Street Parkmg Standards" prepared by
the Amencan Plannmg ASSOCIation 10 1991 which surveyed parkmg reqUIrements from 127
Junsdlctlons in 40 states and as modified by the provIsIons of the "MalO Street SpecIfic Plan
Zone" to meet the Identified needs of the subJect area, whIch the City finds relevant to the
parlang demand condItions 10 the CIty of Seal Beach
0) The on- and off-street parlang Improvements constructed
WIth funds generated by the MalO Street Specific Plan AB 1600 Report Fee Will specifically
benefit the fee contnbutor by mitigating the adverse Impacts of mefficlent utlhzatlon of eXIsting
parlang resources and proVIde addItional parkmg resources, thereby reducmg such adverse
Impacts as nOIse, arr pollution, traffic, delay, aCCIdents and mconvemences that WIll be created
due to future development. Further, the speCific benefit a property receives from parkmg
Improvements IS reasonably proportIOnal to ItS fee contnbutlons
(k) The fee estabhshed by the proposed MaIO Street Specific
Plan AB 1600 Report Fee WIll be used solely to fund parkmg speCifically Identified management
Improvements that WIll mcrease the capacIty of the eXIsting on- and off-street parlang system
WIthin the City of Seal Beach, and proVIde additional parkmg spaces wlthlO the MaIO Street
SpecIfic Plan area.
(I) At the conclUSIOn of the Pubhc Heanng, the Planmng
CommIssion determmed to recommend the followmg addItional amendments to the MalO Street
SpecIfic Plan AB 1600 Report.
. Proposes a parlang reqUirement of I space per 250 square feet of floor area for
desert shops, coffee houses, and sllmlar establishments
. ProVIdes for the pOSSIble acqUisitIon of an addItional surface parkmg lot 10 the
general area of MaIO Street and Central Avenue.
. PrOVIdes for modIfication to the parkmg m-heu fees and AB 1600 Parlang Impact
Fees from $IOO/spacelyear to $350/space/year and from $3,614 14/space to
$5, 197. 62/space.
Section 5. Based upon the eVidence 10 the record, mcludmg the facts stated
10 ~ 4 of thIS resolution, and 10 the environmental documentatiOn prepared 10 conJunctIon WIth
thIS proJect, and pursuant to ~~ 28-2950 through 28-2953 of the CIty's Code, The Planmng
CommISSIon hereby finds as follows'
(a) The proposed MaIO Street SpeCIfic Plan AB 1600 Report,
as attached hereto as "ExhIbIt A", and as further recommended for amendment 10 accordance
D IWP511RESOIABI600MA PCRILW\04-17-96
3
AB 1600 Repolt re Main Sluet Specific Plan ReVl.,on 96-1
Plclnmng COII.,..,wn Rem/ullOn No 96-16
Apn//7, 1996
wIth determmatlons of the Planmng CommIssion upon conclusIOn of the pubhc heanng as
attached hereto as "ExhIbIt B" WIll not be detTlmental to the short term or long term goals of
the CIty of Seal Beach and are 10 the mterest of the pubhc health, safety and welfare.
(b) The proposed Mam Street SpecIfic Plan AB 1600 Report WIll
not dtrectly cause any incremental development. However, mdlvldual properties and theIr related
uses may change at the dIscretion of the property owners or busmesses; and these changes WIll
have to conform to the adopted plans and ordmances. The proVIsions of the proposed MaIO
Street SpecIfic Plan AB 1600 Report WIll allow for commercIal development potential to a level
of mtensity more 10 keepmg with the deSlTes of the cItizens of the CIty of Seal Beach, whtle still
allowmg for reasonable use of the property, and still 10 keepmg WIth the mtent of the General
Plan and the Main Street Specific Plan
(c) The proposed Main Street SpecIfic Plan AB 1600 Report,
as attached hereto as "ExhIbit A", and as further recommended for amendment 10 accordance
WIth determinations of the Planmng CommissIon upon conclUSIOn of the pubhc heaTing as
attached hereto as "ExhIbIt B", IS consistent With the General Plan of the City of Seal Beach,
as amended.
(d) The purpose of the fee establi~hed by the proposed MaIO
Street Specific Plan AB 1600 Report Fee IS to mitigate the Impact of parlang demand generated
by future development, in the manner descnbed 10 the MaIO Street Specific Plan AB 1600
Report.
(e) In accordance With Cahforma Government Code SectIOn
66001, the facts and eVidence presented estabhsh that there IS a rea~onable relatiOn~hlp between
the proposed Main Street Specific Plan AB 1600 Report Fee's use and the type of development
proJect on whIch the fee IS Imposed. Each development proJect on whIch the fee IS Imposed WIll
generate additIonal traffic that WIll utilize the on- and off-street system The fee Will be used
to Improve the on- and off-street parkmg system and therefore Improve access to each
development and the value of each development ThiS relationship IS further detailed 10 the
Fmal Report.
(f) In accordance WIth Cahforma Government Code Section
66001, the facts and eVIdence presented estabhsh that there IS a reasonable relationshIp between
the need for on- and off-street park:mg system Improvements and the type of development
proJects on whIch the proposed MaIO Street Specific Plan AB 1600 Report Fee Will be Imposed.
Each development proJect upon which the fee Will be Imposed wdl generate parkmg demand
whIch must be accommodated by the on- and off-street parlang system. Such parlang demand
cannot be accommodated at current levels of service Without the Improvements that Will be
funded by the fee. ThIS relationshIp IS further detailed 10 the FlOat Report
(g) In accordance WIth Cahforma Government Code Section
66001, the facts and eVIdence presented estabhsh that there IS a reasonable relatiOnshIp between
the amount of the MaIO Street SpecIfic Plan AB 1600 Report Fee and the cost of the MalO Street
SpecIfic Plan AB 1600 Report Plan programs and public Improvements whIch are attTlbutable
to each development proJect upon whIch the fee Will be Imposed The reasonablene~s of the fee
IS eVIdenced by the method through whIch the fee was calculated ThIS relationship IS further
detaIled 10 the Fmal Report.
SectIon 6 Based on the foregomg, the Planmng CommissiOn hereby
recommends approval of the proposed MaIO Street Specific Plan AB 1600 Report as attached
hereto and made a part hereof as "ExhIbIt A", and as further recommended for amendment 10
accordance with determmatlons of the Planmng CommissIon upon conclUSIOn of the pubhc
heanng as attached hereto as "ExhIbit B"
D IWP51\RBbOIABI600MA PCRILW\04-17-96
4
AB 1600 Rfl'OlI re M,un SlIfel Sl'e<ljic Plan ReVISIon 96-1
Planning ComnUAAlOn RflOlutlOn No 96-16
Al'nl 17, 1996
PASSED, APPROVED AND ADOPTED by the Planmng Commission of the CIty of
Seal Beach at a meeting thereof held on the 17th day of Apnl , 1996,
by the following vote.
AYES'
CommISSioners Brown. Campbell. Dahlman. and Shall>
NOES:
CommIssioners None
ABSENT:
CommIssIoners Law
YJrm;.r;Q) l (/ ~
Patncla E Campbell, 'Chalrper on
Planmng Commission
WhIttenberg, Secretary
Planmng CommissIon
D IWPSllRESOlAOI600MA PCRILW\04-17-96
5
AB 1600 R'pOlt Ie Mam Street Specific Plan Rev"'lOn 96-1
Planmng Conulu..lOn Re,alul1on No 96-16
Apnl 17. 1996
"EXHIBIT A"
Main Street Specific Plan Ab 1600 Report
Dated January 17, 1996
NOTE:
PROVIDED AS ATTACHMENT 12 TO
FEBRUARY 21 PLANNING
COMMISSION STAFF REPORT
D IWP511RISOIABI600MA PCRILW\04.17.96
6
AS 1600 R~polt Ie Main Str~et Sp~cific Plan Re....lOn 96-1
Planmng Comn.mon R~.ol.non No 96-16
Alml 17, 1996
"EXHIBIT B"
Main Street Specific Plan Ab 1600 Report as Further
Recommended for Amendment in Accordance with
Determmations of the Planning CommissIOn upon
ConclusIOn of the Public HearIng
1 ReVIse Table 1, Parking Standards (page 3), by changmg the Proposed Main Street
Specific Plan parlang standard for Coffee HouseslDesert Shops from 1/500 sq.ft to
1/250 sq ft.
2. ReVIse Uses of Fees, Section d) ThIrd Phase - Management Improvements, second .I,
to read as follows (Page 5)
".I Look for opportumties to purchase land between 8th and
10th Streets between Ocean Avenue and ElectrIC Avenue
for future surface parlang The target cost should be less
than $ 15,000/space. "
D IWPSlIRESOlAB16OOMA I'(.RILW\04-17-!/6
7
AD 1600 RepCJIt re Main SUeet Specific Plan ReVISIon 96-1
Planmng COIlufU.'lOn RewlutlOn No 96-16
Apnl 17, 1996
3 Revise Relationship Between the Fees Use and the Type of Development Project On
Which the Fee Is Imposed, Table 2, Estimated Co~ts of Parking Improvements Over
8 Year Time Frame to read as follows (Page 6)
"
Table 2
Fm:imated Costs of Parking Improvements
Over 8 Yeal' Time Frame
Annual parlang costs and analysIs ($1000/year)
$ 8,000
$ 60,000
$ 10,000
$ 52,240
$ 5,000
$ 165,000
$ 440,000
$1,100,000
$ 107,785
$ 19,840
$ 35.000
$2,002,865"
TIcket machme and eqUIpment for beach lot
Improved slgnage for beach lots
Parlang meters for CIty lots ($575 each x 79 + 15%)
LIcense plate analysIs
Beach lot amemtles and access
Parking structure on 8th Street lot
Property acquisition and Improvements,
28 space parlang lot (mcludmg meters)
Parlang meters for Mam Street ($575 each x 163 + 15%)
Parlang meters for 8th Street Lot
($575 each x 30 + 15%)
MIscellaneous
TOTAL
D IWPSIIRESOIABI600MA PCRILW\lII-J7-96
8
AS 1600 Report r, Mom Street Sp,ajic Plan ReVISIon 96-1
Planmng Conulu>,wn R..olunon No 96-16
Apnl17, 1996
4. ReVIse Relationship Between the Specific Amount of the Fee and the Cost of the
Public Facility Attributable to that Project, Table 3, Potential Parking Revenue to
read as follows (Page 7):
"
Table 3
Potential Parking Revenue
Funds In hand or pledged as of November 1994
$ 219,046
Current fees, $350/space/year for 196 spaces
over 8 years
$ 548,800
Parlang meter fees
Main Street - $57,050/year x 8 years
Main Street Lots - $27,650/year x 8 years
Off Central Lot - $ 9,800/year x 8 years
8th Street Lot - $10,500/year x 8 years
$ 456,400
$ 221,200
$ 78,400
$ 84.000
TOTAL
$1,607,846
Companng the costs against the revenue, Ie, Table 2 agaIDst
Table 3, shows a shortfall of $395,019 over the 8 year penod
There are two ways to look at how to calculate the ID-heu fee
One way IS to estimate the number of hkely uses or spaces
requtnng an in-heu fee over the 8 year penod and use these fees
to fund the shortfall Based on past actIvIty and new parlang
standards, It IS estimated that 6 spaces per year or 48 m-heu spaces
may be created over the next 8 years, plus an additional 28 surface
parlang spaces, for a total of 76 addItional parkmg spaces To
cover the shortfall would reqUIre a per space cost of $5,197 62 per
space "
5. ReVIse RelationshIp Between the SpecIfic Amount of the Fee and the Cost of the Publtc
FaCIlity Attnbutable to that ProJect, dISCUSSion followmg Table 4 Alternative Costs of
a Parktng Space In Main Street Specific Plan Area, to read as follows (Page 8)
"In arnvlng at an appropnate fee to be used, some con~lderatlon
should be given to past CIty approval~ and market condItions
For example, a fee of $35,000 per space IS so hIgh that It IS
unhkely that it would ever be used The propo~ed fee of
$5, 197.62/space and the fee of $350 per space per year are hIgher
than the current fees bemg collected by the CIty, whIch are not
seen as unreasonable at thIS tnne On the other hand, the fee of
$3,500/space and the fee of $100 per year have been accepted by
the marketplace
D IWPSlIRESOlAD16OOMA PCRILW\04-17-96
9
AS 1600 R.porl re Main SII.el Sp.cifi< Plan ReVISIon 96-1
Planmng COO",""/On R..olutlon No 96-16
Apn117, 1996
The amount of the fee also relates to how reahstlc It WIll be to
spend the dollars on actual Improvements
Based on thIS analysIs, It IS recommended that.
1. The 1995 parlang space 1O-heu fee be set at
$5,19762/space. ThIS amount IS proJected to fund the
needed Improvements to mitIgate parlang Impacts from new
unmet parlang needs over an eight year penod ThIS
amount should be perIodIcally adJusted m relatIOn to
1Oflatlon
2. The already approved $IOO/year/space fees should be
mcreased to $350/year/space "
* * * *
D IWPSlIRESOIADI600MA PCRILW\04-17-96
10