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Home My WebLink AboutMain Street Specific Plan~n4i:':~~i:{:;r'ii::r';}.;.•':}.~v.-'..:..:.:~i%:.j}',v~4~:>.R:{+i:.: }i.\iitrw}:}•ii'. iii ~}i: n. ~~ ~ .;,.... .n....:..... ..vmx: ....... .... :?3:~i:: ..:. .: .. .... _ ... -. , ... ::n ~ti.. .. ti:. .. .... .. v .. :;, ~: }, iv?ki:;:4:; . •')E:ti is ii •• :..... ...... v:•.i ::::::.. ... ... ...... v :.:..... . :.,.:: v..... .:::..r, r_ ~~~~~ i4'fv::Y.i4:+:: vvh V ~ -•'>"•'•`.'v~ tii''yn...'vvv{.v..yi:<::~'r,.xi'•:F•i: }:..,.:i• x ;:: r.::::• .. ..: ..:.:: ;. •:: %::: v. •::::.n at tt'.•: :.:~~:: •~.: ._ .. .:: x.. ~::. ._... . ena:,,.. n::::t:: fi.. ..:~: '2;•. .rT`i,.: ;clfr;: 5a}y 2'.,~F,< fa t4: tio,~_. } A;r}{L ~{4~v ._. .... ..:_S.a.._... ___ ~ :::~ .. :4t}::n .j:ij~;i .. ::~1~%~:::: }:~;: ::{riff: C+ii 'i } ~ti~ .. ~:::r. :.:x,. '~~iC'~'::: ~:i:V iS:~: ... i.v.....•v. ::il iii:::ir:, ~: i-i:.. ~~ 'ki}~ rill s ij4.:%~+iii:i iif {:Q' i::ii::y::_:{ti" ~9{ti `r+:ti' ii:::r ii: r1}{'... 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What People Like the Least ......................................................................... 8 4. Land Use Issues ................................................................................................ . 9 5. Design Issues ...................................................................................................... 10 6. Signs ....................................................................................................................... 11 7. Parking ................................................................................................................. 11 8. Alleys ...................................................................................................................... 14 9. Other Issues ....................................................................................................... 14 10. Expectations for the Specific Plan ........................................................ 15 III. O P I l~ O N S I J I ~ .' Y . .. . .......... ..... ....... .... .. . .. .. .. ... ........ ..... .... ... ............. ..... ........ .. .. 16 1. Overview .............................................................................................................16 2. Survey Responses ................................................................................... .........16 3. Image of the Area ................................................................................... .........18 4. What People Like the Most .......................................................................19 5. What People Like the Least ....................................................................... 20 6. Businesses .................................................................................................... ........21 7. Design Issues .............................................................................................. ........ 24 8. Amenities ..................................................................................................... ........ 25 9. Parking Issues .......................................................................................... ........ 27 Main Street Specific Plan Zucker Systems IV. GENERAL PLAN AND ORDINANCES 31 ................................................ 1. General Plan ............................................................. 31 ......................................... 2. Specific Plan .................................................................. . 32 . ................................... 3. Zoning Code ................................................................. 36 ...................................... 4. Other Ordinances ................................................... 40 ......................................... V. I.A1~D iJSE 41 ............................................................................................................... 1. Overview ............................................................................................................. 41 2. Main Street ........................................................................................................ 43 3. Adjoining Residential Neighborhood .................................................... 46 4. Food and Beverage Establishments .......................................................48 5. Lssues ......................................................................................................................49 VL PARING AND TIi.AFFIC ............................................................................ 53 1. Introduction ....................................................................................................... 53 2. Description of the Study Area .................................................................... 53 3. Circulation Overview .................................................................................... 54 4. Parking Inventory ......................................................................................... 54 5. Residential Parking Permit Program ................................................. 60 6. Merchants' Parking Program ................................................................. 61 7. Parking In-Lieu Program ......................................................................... 61 8. Parking Demand Analysis ......................................................................... 64 9. Parking Opportunities ................................................................................. 69 10. Theoretical Parking Demand ................................................................ 71 11. Summary of Parking Findings ............................................................. 74 12. Parking Alternatives .................................................................................. 76 Street Specific Plan Zucker Systems VII. URBAN DESIGN ................................................................................................. 77 1. Storefront Windows ....................................................................................... 78 2. Building Set-Backs ......................................................................................... 80 3. Facade Continuity ..........................................................................................84 4. Screening of Parking .................................................................................... 86 5. Street Trees ........................................................................................................ 90 6. Design Theme ................................................................................................... 92 7. Building Scale ................................................................................................. ... 93 8. Trademark Buildings ................................................................................ ... 95 9. Building Height ............................................................................................. ... 95 10. Utility Poles ...................................................................................................... 98 11. Newsracks ....................................................................................................... 99 12. Benches ..............................................................................................................99 13. Bicycle Facilities ......................................................................................... ...99 14. Street Lighting ............................................................................................... 99 15. Paving Surfaces .......................................................................................... 100 16. Rear Alleys .................................................................................................... 100 VIIL AB 1600 ................................................................................................................... 102 Main Street Specific Plan Zucker Systems APPENDIX A MAIN STREET SPECIFIC PLAN B. C-1 ZONING REGULATIONS C. WINDOWS /TRANSPARENCY D. SURVEY OF COMMUNITIES E. PARKING UTILIZATION TABLES F. OPINION SURVEY AND SUMMARY OF RESPONSES G. STREET LEVEL 1994 LAND USE SURVEY LIST ®F FIGURES III-1 NUMBER OF SURVEY RESPONSES BY BLOCK FACE............17 V-1 SPECIAL LAND USES ........................................................................................42 VI-1 EXISTING TRAFFIC CONTROLS ...........................................................55 VI-2 PARKING RESTRICTIONS ..........................................................................57 VI-3 STUDY PARKING AREAS .............................................................................. 58 VI-4 FIRE STATION LOT .......................................................................................... 71 VI-5 10TH STREET & CENTRAL LOT ............................................................. 72 VII-1 URBAN DESIGN ISSUES ............................................................................. 77 VII-2 FACADE CONTINUITY ............................................................................... 85 VII-3 STREET TREES .................................................................................................. 91 VII-4 BUILDING HEIGHT ........................................................................................ 96 Main Sheet Specific Plan Zucker Systems LIST OF TABLES I-1 Summary of Opinions Concerning Main Street ........................................ 3 III-1 Survey Respondents ..................................................................... 16 ....................... III-2 Number of Responses to Survey by Street ................................................ 18 III-3 Image of the Area Responses .......................................................................... 19 III-4 What Survey Respondents Like Most About the Main St. Area...19 III-5 What Survey Respondents Like Least About the Main St. Area.20 III-6 Respondents' Feelings About Whether There Should Be More Of, Kept the Same, or Less Of Selected Businesses .................. 21 III-7 Percent of Business -Local vs. Tourist ....................................................... 22 III-8 Main Street Respondents' Opinions Regarding Creation of A Business Improvement District for Main Street ............................. 23 III-9 Improvements Desired for Main Street .................................................... 25 III-10 Who Should Be Responsible for Providing Main Street Amenities? ............................................................................................................... 26 III-11 Does the Main Street Area Have A Parking Problem? ................... 27 III-12 There Is A Parking Problem But Seal Beach Is A Beach Town and Needs to Learn to Live With It ........................................................... 27 III-13 Do You Favor the Use of Parking Meters on Main St.? ................. 28 III-14 Solutions to Parking Problems ..................................................................... 28 III-15 Do You Favor the In-Lieu Fee Parking Program? .......................... 29 III-16 Who Should Fund Parking Improvements? ........................................ 29 Main Street Specific Plan Zucker Systems V-1 Land Use ......................................................................................................................45 V-2 Establishments Serving Alcohol ....................................................................... 49 VI-1 Eighth and Tenth Street Beach Lot Parking Fees ...............................60 VI-2 In-Lieu and Parking Mitigation Program Participants ..................62 VI-3 Parking Lease In Old Town .............................................................................63 VI-4 Existing Funds for Parking Improvement ..............................................63 VI-5 Bonding Ability from In-Lieu Program ..................................................... 64 VI-6 Saturday Non-Peak Season Parking Occupancy Analysis .............65 VI-7 Saturday Peak Season Parking Occupancy Analysis ........................ 67 VI-8 Parking Inventory Summary ......................................................................... 73 Main Street Specific Plan Zucker Systems I. INTRODUCTION AND SUMMARY In our proposal to prepare this Specific Plan, we suggested the following opinions: / Current Land Use Mix Seal Beach downtown currently has a unique mix of residential serving commercial (both retail and service), visitor serving commercial, public and semi public uses, parks and open space and residential. This mix presents one of the best "small town" mixes we've seen anywhere in the State. This type of mix can be very fragile. The Specific Plan study needs to document the mix, look at the trend of the mix, predict the trend, and help the City determine the appropriate mix. Both the commercial area and residential areas need to maintain long term viability. / Desigm Seal Beach downtown currently has a delightful mix of architecture appropriate fora "small town" atmosphere. The views and trees tend to pull it all together. The last thing we believe the City needs is the unifying, "cutesy" design concepts contained in many downtown design guidelines. We see the design guidelines focussing on a few key variables that can reinforce the current feel of downtown and help preserve it for the future. / Parking There may well be an overall shortage of parking. However, an even more serious issue appears to be parking management and the distribution of parking spaces. Parts of downtown have excess capacity, other parts have inadequate capacity. The City currently has a number of actions underway to address this issue. The Specific Plan needs to look at parking needs and supply but also must look at parking management. The City should also recognize that the management needs will change over time. Although there is considerable science involved in parking studies - there is also a large component of human interaction. We won't really know how people will respond to parking time limits or fees until they are put in place. These variables can be adjusted to achieve desired results. Street Specific Plan 1 Zucker Systems / AIleys Most of the alleys do not lend themselves to dual store front entrance schemes or public parking schemes used in many communities. This is due to the small size of parking areas, loading needs, and concerns for how these areas relate to the abutting residential uses. We see the need to do some detailed alley planning as part of the Specific Plan. / Change I?ynamics The City should think of downtown as a dynamic organism. The Specific Plan will help establish the vision and set measurable goals and parameters. It will also show how these should be monitored and used over time. For example, land use issues include vacancies, sales tax, nuisance complaints, changing products and markets and beach usage. Parking issues include price, length of stay, and over all demand. After completing our detailed research, we believe our initial impressions continue to be sound. However, we believe there is little planning that needs to be done in the alleys. There is considerable agreement of opinion amongst the people we interviewed, the opinion survey and our personal observations. Most importantly, there appears to be agreement on the vision for Main Street as follows: VISI®N The Main Street azea is particularly important because it is the heart and soul of Seal Beach. The vision for Main Street is small town America. Important features include a family town with friendly people who care for each other. A pedestrian oriented azea where people walls and feel safe on the street at night. An area with both azchitectural and economic diversity with a mix of business, housing types and institutions. The key question is how to retain this vision for Seal Beach. Town after town, across the country has learned the high price of prosperity. What were once delightful small towns and main streets have become just another boutique heaven. Seal Beach will change. The question is what direction will the change take and what will be its pace? Some forces such as the big box retailers are outside the City's control. Other forces such as Main Street SpecifcPlan 2 Zucker Systems architecture, liquor licenses, and parking can be heavily controlled or impacted. There are many complex inter-related issues to be considered for Main Street. Opinions on these were gleaned from our interviews, the opinion survey and our own experiences. To assist readers with the review of this extensive background report, we've summarized much of this material in Table I-1. As can be seen there is considerable agreement on many of the issues. TABLE I-1 Summary of Opinions Concerning Main Street TOPIC INTERVIEW OPINION CONSULTANT'S OPINIONS SURVEY FINDINGS Draft Vision for Main Street Agree Agree Agree Land Use Alcohol serving businesses need careful control. Yes Yes Yes There is concern in relation to amplified music. Yes Yes Yes More retail is desired. Yes Yes Yes De-- sign Eclectic archi- tecture is appropriate. Yes Yes Yes Design review for buildings. Maybe Yes Maybe Main Street Specific Plan 3 Zucker Systems TOPIC INTERVIEW OPINION CONSULTANT'S OPINIONS SURVEY FINDINGS Arch over Main Street. No No No Repair side- walks. Yes Yes Yes Year round lights in trees. Maybe Yes Maybe Bury power poles. Maybe Yes Maybe Parking There is a parking problem re Main Street. Maybe Yes Maybe Deck the beach lots. No No No Better utilization of beach lots. Yes Yes Yes Deck 8th St lot. Maybe No Maybe Parking meters. Maybe No Maybe In-lieu fees. Maybe Maybe Yes Utilize alleys for customers. Maybe No No Use a shuttle bus. Maybe Maybe No Main Street Specific Plan 4 -Zucker Systems TOPIC INTERVIEW OPINION CONSULTANT'S OPINIONS SURVEY FINDINGS Who Pavs? ,--- Main St. and City should share. Maybe Maybe Yes Create a Business Improvement District. Maybe Maybe Maybe Based on the work completed to date, some of the key choices or alternatives for the City include the following: Land Use 1. A unified approach to alcohol serving businesses and businesses with music should be developed. 2. The number of certain types of businesses could be directly regulated. An alternative approach would be to encourage certain types of businesses and discourage other types through parking regulations. For example, parking could be waived entirely for certain types of uses like retail, drug stores, grocery stores, etc. Parking could be required for restaurants or stores exceeding a certain size. 3. Stores exceeding a certain size could be prohibited in order to maintain the scale of Main Street. Design 1. Design controls could be adopted requiring design review for remodels and new buildings. As an alternative, design criteria could be written to be applied in the use permit process, for building permits, or only applied to selected uses. It appears that minimal rather than maximum controls may be desired in order to continue the eclectic design theme. Main Street Specific Plan 5 Zucker Systems Parking 1. Changes to the beach parking lots and merchants parking program should receive high priority. 2. A well designed second deck on the 8th Street lot appears feasible both from a financial and architectural perspective. Who Pays? 1. It appears the parking fund can finance many of the needed improvements with other less costly items being shared between Main Street and the City. 2. The usefulness of a Business Improvement District should be further explored. Other Areas 1. Changes to the existing General Plan and Specific Plan will be necessary in order to achieve the City's goals. 2. Some improvements to Main Street are needed and appropriate, however, too radical an approach to improvements could accentuate forces that would change Main Street. Main Street Specific Plan 6 Zucker Systems II. INTERVIEWS 1. BACKGROUND As part of preparation for the Specific Plan, twelve interviews were held on May 13, 1994. The interviews were held on a one- on-one confidential basis with members of the City Council, Planning Commission and Community representatives. The interviews were intended to help focus community issues, assist in preparing the questionnaires to be distributed to residents and businesses, and to help establish a vision for downtown. 2. VISION OF SEAL BEACH -WHAT PEOPLE LIKE THE MOST There is virtually a unanimous agreement on what people like the most, expressed by the words "small town". As expressed by one person - "a big time, small town feeling"; or by another, "like dropping a small town from Iowa into southern California." Small town means: Mix of business Pretty Some character Different than the rest of southern California Variety of buildings Quaintness Friendliness; very friendly people Architectural diversity Family town -family oriented Interplay of residents Physically isolated Large sense of community Feel safe walking the streets at night, low crime rate People care for each other People value education Economic diversity Comraderie Main Street Specific Plan ? Zucker Systems Small town doesn't mean Balboa Island Belmont Shores Huntington Beach Long Beach Consultant's Comments: Our impression to date can be characterized by the following draft vision: VISION The Main Street area is particularly important because it is the heart and soul of Seal Beach. The vision for Main Street is small town America. Important features include a family town with friendly people who care for each other. A pedestrian oriented area where people walk and feel safe on the street at night. An area with both architectural and economic diversity with a mix of business, housing types and institutions. 3. WHAT PEOPLE LAKE THE LEAST Some of those interviewed couldn't think of anything they liked the least - i.e., "it's great as it is." Others suggested: / Traffic in residential areas / Lack of parking /Antfi-business attitudes / Special events help food places but not services and retail / Attitude of business owners / Darkness on Main Street / Trees breaking up sidewalk / Stores close too early / Too many beauty shops - no retail / Economically the pits / Rents are too high / Restrictive climate for business / Too many alcohol serving businesses / Can't buy anything here, i.e., suits, refrigerators, cars Main Street Specific Plan 8 Zucker Systems / Crowds in summertime / Business community isn't in sync with the rest of the town 4. LAND USE ISSUES People like the current mix of uses on Main Street. However, some feel it would be desirable to: / Have more retail, things people can buy / Have less beauty parlors / No more alcohol serving businesses /Have more unique businesses / Businesses that would bring in other new businesses / Resident entertainment - no amplified music / Have 20-25% more high end business However, there appears to be considerable reluctance to try to regulate the mix with the exception of alcohol serving businesses. Issues include: A feeling that many retail businesses can't compete on Main Street with the large chain stores in surrounding areas. In the final analysis the market will dictate anyway, can't swim upstream. This is a beach town, some of the uses go with the territory. There is a high turnover of businesses. Mix is irrelevant. Like to grow dollar wise but not at the expense of the ambiance. Only businesses who want to come here are tourist oriented. Mix is an unsolvable problem. Main Street Specific Plan 9 Zucker Systems Restaurants, bars and liquor licenses were subject to much discussion. Many people feel the area already has too many liquor licenses. However, one person suggested this is a red herring. The only reason there are so many liquor licenses is due to many restaurants. This shouldn't be an issue for restaurants primarily serving food. Some suggested that after 11 p.m.. restaurants actually function like bars. There is some concern about inequity of current regulations regarding closing times. The concern in relation to liquor licenses is the potential for increased noise, crime and a diminishing of the family atmosphere. Some consider a couple of locations as the only real problems. Consultant's Comments: It appears that the plan should include a clear policy in relation to liquor licenses and terms of operation. It may or may not be appropriate to limit other type of uses, however, incentives might be created to encourage certain uses and discourage others. 5. DESIGN ISSUES The existing diverse, eclectic architecture is strongly supported. No one wants a uniform design scheme or theme -a "cookie cutter town". Buildings that were criticized generally consisted of contemporary glass, metal, or hard surfaces. A number of new remodels are liked including B.J.s, and the Christian Book Store. Although some favor creating a design review process, others strongly feel this is unnecessary. Specific design suggestions included: / Year-round lights in the trees /More benches (some said there are already too many) /Window boxes, barrels with flowers /Keep height limit low / Better lighting / Repair sidewalks / Replace existing trees / Bury power lines Main Street Specific Plan 10 Zucker Systems Consultant's Comments: The eclectic architecture is totally appropriate for the small town theme. Although in theory design review can help to keep this theme, in practice, design review can be difficult to administer and often leads to unintentional results. Amore appropriate approach for Seal Beach could be to set certain additional requirements in the Specific Plan without adding a formal design review process. Criteria could also be suggested for those uses requiring a use permit. 6. SIGNS There were no complaints or suggestions concerning business signs. Evidently the current ordinance is working quite well. Some discussion took place concerning signs demarking or advertising Main Street. There was little or no support for an arch over Main Street or any large signs advertising Main Street. Some more modest signage at Pacific Coast Highway could be acceptable. Consultant's Comments: We agree that an arch or large sign advertising Main Street would appear to be out of character with the small town image. 7. PAIi.IGNG Generally people feel there is a parking problem in downtown. Differences arise as to what to do about it. One person suggested you could level everything and there would still be a problem. Some feel the problem has been magnified more than it is. It is suggested that in a beach town you need to learn to live with it. It was also strongly suggested that the problem may be management of existing spaces rather than the need for new spaces. Some felt the problem is beach users rather than shoppers. Main Street Specific Plan 11 Zucker Systems Problems are suggested as: During the summer Fridays and Saturdays Mealtimes, particularly noon Short term in and out parking The two-hour limits are not well enforced People who work in businesses leave cars on the street People with lot stickers still park on the street City employees park on 8th Street instead of using the city lot Competition at 5:00 p.m. between residents and restaurant workers Residential garages are used for storage or illegally converted to apartments The overriding concern for adding parking would be -who pays, and how to fund any improvements? Specific issues were discussed as follows: a Decl~ng the Peach Lot A few people support decking of the beach lot if it could be funded and not block the views. Most however were less than enthusiastic due to concern of view blockage, law enforcement and crime issues, further tipping the balance to tourists, negative impact on the character of the beach, and "it would be ugly". b. Better Utilization of Beach Lot Everyone felt the beach lot could be better utilized. Ideas included: Open at night Variable fee schedule for short-term parking Merchants validation program Educate people that they can use stickers on this lot Use for restaurant valet parking Shuttle bus during peak restaurant hours Main Street Specific Plan 12 Zucker Systems c. Declflng Sth Street (F~re Station) Lot People were split down the middle on the issue of decking the 8th Street lot. Some felt that this would be a good solution if not too costly or ugly. Others felt this would introduce additional traffic into a residential area, add noise, destroy the village small town atmosphere and would be ~lY• It was suggested that this lot is already used after 5:00 p.m. by the public when the parking control officers go home, and that the lot should be signed to allow that type of public use. d. Parl~ng Meters There were mixed views on the topic of parking meters. Some felt they work well as demonstrated in other communities. They raise revenue and help to manage the time limits since today people rub ofI'the chalk all the time. The costlrevenue of parking meters is not well understood. If used they should be more aesthetically attractive than the prior meters. Others were strongly opposed to parking meters. It is suggested that they do not fit the small town atmosphere, are aesthetically unacceptable, and create a subtle negative feeling with customers. It was suggested instead that the merchants pay the equivalent of the meter revenue. Another idea was to allow residents to park at the meters free. e. In-Lieu Fees There is considerable confusion surrounding the in-lieu parking program. Some consider it illegal and unfairly enforced. In some cases it's viewed as punitive. There is no clear program for spending the dollars. It is negative to new uses vs. existing ones. However, merchants and property owners in other parts of town must pay for parking so why not on Main Street? Main Street Specific Plan 13 Zucker Systems f. Other Ideas Better utilization of 1st Street lot Decking City lot in the 100 block of Main Street Diagonal parking on Electric Consultant's Comments: The parking issues will be examined as part of the specific plan. It is very clear that there is first and foremost a parking management problem. The appropriate number and type of spaces will be examined in the study. $. AT.T.FYS A number of issues were raised concerning the alleys behind Main Street. Some felt they could be better utilized for customer parking, others felt this would add to noise and general intrusion into the residential areas. Issue and ideas included: Limit the hours that back door entry and exits can be used Better lighting More uniformity to the backs of the commercial buildings Remove some storage in favor of parking 9. OTHER LSSLTES a. Communication and Implementation A major issue appears to be the lack of good working relations between owners, businesses and residents. Some see the Business Association as being negative on most issues. Others see the city in general as having a negative business attitude. There appears to be a lack of a good forum to pull everyone together. b. Who Pays A big issue is who should pay. Some feel the Main Street area is a net financial deficit to the city so merchants and owners should pay for all improvements. Others feel Main Street is important to the entire community and should be supported on a broader basis. Main Street Specific Plan 14 Zucker Systems c. Coastal Commission There was no support for transferring the permit function from the Coastal Commission to Seal Beach. Although the City isn't always happy with the Commission, it is viewed as helping on some issues. d. Others Other issues included: Main Street shouldn't be made one-way Some city staff is too pro-development Trash cans should be in front of restaurants, not retail or service establishments Too much "garbage" on Main Street; i.e., bike racks, benches, etc. Need to bring property owners into the loop Businesses should emphasize hiring local people There needs to be a downtown marketing program Consider mixed residential uses on Main Street Create a Business Improvement District Don't allow new businesses on the pier Some business don't have business licences Create a tram system 10. EXPECTATIONS FOR TIC SPECIFIC FLAN The desire is for a Specific Plan that outlines and codifies a direction rather than requiring individual project approvals and variances by the City. The need is for a blueprint and guideline and to treat everyone fairly. The Plan also needs to resolve the parking issue. Main Street Specific Plan 15 Zucker Systems III. OPINION SURVEY 1. ovERV1Ew Some caution is in order for readers of the survey responses. The survey can be helpful in shaping the Main Street program, but is only one of a variety of factors to be considered. Furthermore, opinions tend to have a short shelf life and can change based on new information. 2. SURVEY RESPONSES An opinion survey, as shown in Appendix F, was mailed to 1200 property owners, residents and businesses in the Main Street area at the end of September and into October. 502 surveys were returned for a return rate of 42%. This is a better than normal response rate for this type of survey. Survey respondents are shown in Table III-1. There was a good mix of owners and renters, both for businesses and for residential respondents. TAELE ffi-1 Stnwey Respondents TYPE Owner of a business in the area. Owner of a business property in the area. I reside in the Main Street area as a renter. I reside in the Main Street area and own my dwelling. # RESPONDING % 80 14 65 12 207 38 552* 100 * Note: Some respondents fit more than one of the categories. The responses by block are shown in Figure III-1 and listed in Table III- 2. Responses were generally evenly spread throughout the Main Street area. Main Street Specific Plan 16 Zucker Systems KEY N X' ° ~o~ B~ ~o Ess No a~ FIGURE III-1 NO SCALE ~ NU1~ER OF SUKVEY RE3PONSE3 BY BLOCK FACE ~, SEAL BEACH, CALIFORNIA Main Street Specific Plan 17 Zucker Systems TABLE ffi-2 Number of Responses to Survey by Street STREET Main Street Ocean Avenue Central Avenue Electric Avenue 5th Street 6th Street 7th Street 8th Street 10th Street 11th Street 12th Street Seal Way 3. IMAGE OF THE AREA NUMBER OF RESPONSES 79 29 •15 26 49 62 49 46 32 42 68 502 Respondents were asked if the following statement represented their image of the Main Street area: "The Main Street area is particularly important because it is the heart and soul of Seal Beach. The vision for Main Street is small town America. Important features include a family town with friendly people who care for each other. Apedestrian-oriented area where people walk and feel safe on the street at night. An area with both architectural and economic diversity with a mix of business, housing types and institutions." As can be seen in Table III-3, 91% of the respondents agreed with this image of the Main Street area. Main Street Specific Plan 18 Zucker Systems TABLE III-3 Image of the Area Responses RESPONSE NUMBER . PERCENTAGE Statement represents your image. 418 91% Statement does not represent your image. 39 8% No Opinion sr2 % 462 100% 4. WHAT PEOPLE LIKE THE MOST Respondents were asked to list what they liked the most about the Main Street area as summarized in Table III-4. As shown in the Table, the respondents mostly value the small town diversity that is friendly, safe and close to home. It is also noteworthy to see the large number of respondents that value the restaurants. TABLE ffi-4 What Survey Respondents Lie Most Abort The Main Street Area TOPIC Intimate small town Diversity Friendly people Safe, friendly Close to home Restaurants Nice place to walk Unique/Quaint Close to beach NUMBER OF FAVORABLE RESPONSES 180 100 ?2 70 64 41 31 2? 16 Main Street Specific Plan 19 Zucker Systems TOPIC NUMBER OF FAVORABLE RESPONSES Privately owned and interesting shops 11 Trees g Post Office 7 Unpretentious 6 Shops and services 6 Grocery store 5 B ofA 5 5. WHAT PEOPLE LII~ THE LEAST Respondents were asked to list what they liked the least about the Main Street area as summarized in Table III-5. The overabundance of bars and liquor licenses was mentioned the most often, closely followed by parking problems. Problems with drunks, homeless and panhandlers was also prominent in the responses. TABLE ffi-5 What Survey Respondents Like Least About The Main Street Area TOPIC NUMBER OF RESPONSES Establishments with liquor licenses -particularly bars 97 Lack of parking g2 Drunks, homeless, and panhandlers 53 Traffic 31 Tourist shops and art galleries 23 Beauty shops 20 Lack of diversity 18 Skateboarders 14 Gangs 13 Lighting 13 Main Street Specific Plan 20 Zucker Systems T PI NUMBER OF RESPONSES Property maintenance 12 Trash overflowing 9 Lack of entertainment 8 Lack of restrooms and restroom maintenance 7 6. BUSIl~SSES A variety of questions were asked to obtain respondents' opinions about businesses in the Main Street area. Respondents would like to see more restaurants of all types including outdoor. Also high on the list were bookstores, clothing, grocery, coffee houses and yogurt. Retail of all types was general favored. Respondents overwhelmingly would like to see fewer bars, liquor stores, beauty shops, nail shops and T-shirt shops. Table III-6 asked a similar question using closed end questions. TABLE III Respondents' Feelings About Whether Zhere Should Be More of, Kept the Same or I~ss of Selecrted Businesses TYPE OF BUSINESS MORE OF KEPT THE LESS OF Grocery stores 263 288 10 Book stores 233 172 6 Retail shops 229 185 10 Restaurants 187 182 30 Entertainment establ. 139 168 107 Clothing stores 128 235 24 Appliance stores ?6 234 76 Furniture stores 73 206 78 Services (office, financial) 69 250 72 Medical care 63 22? 50 Fast food restaurants 43 182 171 Hardware stores 39 365 3 Bars 22 218 191 Services (beauty, nails, etc.) 20 182 184 Liquor stores 17 234 154 Main Street Specific Plan 21 Zucker Systems Respondents were asked about a number of business related issues and answered as follows: / 32% approve of amplified music / 86% approve of non-amplified music / 48% would like retail businesses to stay open later at night / 26% would not like them staying open / 26% had no opinion / 79% feel the current mix of resident-serving vs. business- serving uses is about right, but / 41% would favor limiting the number of visitor-serving businesses. Businesses were asked to indicate the percent of their business that was local vs. tourist and visitors as shown in Table III-7. TABLE ffi-7 Percent of Visitor and Y.ocal Serving Businesses (Averaged by ~pondents) TYPE OF BUSINESS % LOCAL % TOURISTS & VISITORS Insurance 100 0 Pets 100 0 Medical 97 3 Advertising 95 5 Hardware 95 5 Professional 90 10 Cocktail Lounge 90 10 Travel Agency 88 12 Clothing 85 15 Liquor Store 85 15 Boutique 80 20 Music 80 20 Jewelry 75 25 Nails 70 30 Nursery 70 ~ 30 Beauty Shop 65 35 Restaurant 63 37 Books 60 40 Street Specific Plan 22 Zucker Systems TYPE OF BUSINESS % LOCAL % TOURISTS & VISITORS Gift Shop 60 40 Psychotherapist 60 40 Dental 60 40 Bicycle 60 40 Bakery 50 50 Rubber Stamps , 50 50 Frame & Gallery 45 55 Retail 43 57 Legal 40 60 Sporting Goods 40 60 T-Shirts 30 70 Drugs 25 75 Real Estate 23 77 Antiques 20 80 Art Store ~ 20 80 Tax/Bookkeeping 20 80 Video Rental 10 90 Businesses and business property owners were asked if they would favor creation of a Business Improvement District for Main Street. This question was evidently misunderstood since many residential people responded. Since a district would normally only be funded by business, we separated respondents from Main Street as shown in Table III-8. Although more respondents favor than oppose an improvement district the high number of no opinion and no answer indicates the issues may not be well understood. TABLE III-8 Main Street Respondents' Opinion Re: Creation of A Business Improvement 1istrict for Main Street CATEGORY Yes No No opinion No answer NUMBER PERCENT 16 30% 12 22% 18 34% 7 13% 53 Main Street Specific Plan 23 Zucker Systems 7. DESIGN ISSUES A number of questions were designed to elicit respondents' feelings in relation to design issues. Architectural Style Eighty six percent of the respondents favor the current mix of architectural styles on Main Street. Other suggestions for architectural style included: having a consistent theme, historical flavor, cape cod, Victorian, colonial, western, New England, and spanish. Buildings that are particularly liked include: • Hennessey's; brick, window view, cozy pub. • Walt's Wharf; brick, wave roof, wood, lots of character, well kept. • Big Wall; style • Old Town Cafe; brick • Cinnamon Productions; eye-pleasing, brick, glass, store's front. • Bay Theater; history, uniqueness, quaint. • Bank of America; establishes the character & centers the town. • Bayou St. John; charm. • Masonic Lodge; renovation is great, attractive. • Courtyard nursery; established, warm look, open. • Copy Doctor; nice style • Post Office; small town flavor. • Christian Book Store; eclectic. • BJ's Pizza; restored, inviting appearance, unique design. • Irisher; style statement of small town. • Shell Shop; beachy, CA cottage style. • Grandma's; homey, spacious. • 330 Main Street; new, well kept, modern, not obtrusive. • Gift Horse; wood, display windows. • Kinda Lahina; exotic looking. Buildings particularly disliked include: • 330 Main Street; too trendy, doesn't fit in. • Liquor Stores (in general); dirty, rundown, neon signs. • Warno's Sports; horrible green paint. • John's Food King; don't like rock front with wood and paint. • Bank of America; doesn't fit in. • Pier Lifeguard Tower; paint, fix clock. Main Street Specific Plan 24 Zucker Systems • Seal Beach Shopping Mall; black top, poor facades, tacky architecture. • Grandma's; was dirty inside and out. • Irisher; dark, attracts wrong crowd, ugly. • Clancy's; too plain, dingy, smells, cheap looking. • Corner Drug; looks junky, too austere, messy looking. • Sweet Jill's; too commercial, awning too bright. • Taco Surf; looks thrown together. • Bookstore; tacky. • Antique shop; messy windows, looks awkward. • Char-o-Chicken; not attractive when entering Main St., no character. Seventy five percent of the respondents believe commercial development and storefronts should be subject to design review by the City. Respondents who were located on Main Street were split 50/50 on this question with half favoring design review and half opposed. 8. AMENITIES Respondents were asked what type of improvements they would like on Main Street as shown in Table III-9. The need to repair sidewalks was clearly the first choice. Year round lights in trees and burying power lines were also heavily favored. TAEI.E ffi-9 Improvements Desired for Main Street IMROVEMENT 1st PLACE COMBINED 1, 2, & 3 CHOICES PLACE CHOICES Repair sidewalks 110 225 Year round lights in trees 70 184 Bury power lines 64 154 Window boxes or barrels with flowers 47 178 More benches 44 166 Better lighting 43 124 Replace existing trees 14 53 Main Street Specific Plan 25 Zucker Systems On other items only 25% of respondents would favor an arch over Main Street to advertise Main Street. Only 36% of respondents would favor signage on Pacific Coast Highway calling attention to the Main Street shopping area. Table III-10 indicates who respondents felt should be responsible for providing the amenities. As might be expected, 51% of the Main Street respondents feel the City should pay for the amenities while only 16% of other respondents felt this way. TABLE ffi-10 Who Should Be Responsible for Providing Main Street Amenities CATEGORY MAIN STREET ALL OTHER RESPONDENTS RESPONDENTS No. % No. Business on Main St. and the City's General fund 20 29 245 61 City's General fund 35 51 63 16 Business on Main St. 2 3 53 13 Other 5 7 31 8 No opinion ~ 9 1~ 2 68 402 Other ideas for funding improvements included: / Fund raisers / Increased business license fees / Service groups and volunteers / Bond issues retired by business tax on gross revenue / Assessment district / Corporate donations Main Street Specific Plan 26 Zucker Systems 9. PARHING ISSUES Roughly 70% of respondents feel the Main Street area has a parking problem as shown in Table III-11. Main Street respondents and other respondents answered with similar percentages. However, when asked if Seal Beach needs to learn to live with the parking problem, roughly half agreed that it needs to, see Table III-12. TABLE III-11 Does the Main Street Area Have a ParldngProblem? MAIN STREET ALL OTHER RESP ONDENTS RESPONDENTS ~ lQ ~ YES 45 71 272 72 N O ~$ 28 1~,$ 28 63 380 TABLE III-12 There Is a Parking Problem, But Seal Beach Is A Beach Town and Needs to Learn to Live with It Totally disagree Strongly disagree Somewhat disagree Neutral Somewhat agree Strongly agree Totally agree MAIN STREET RESPONDENTS ~ 1Q 11 17 ALL OTHER RESPONDENTS 51 13 7 11 30 8 9 14 59 16 5 8 40 11 17 26 132 35 5 8 33 9 11 17 33 9 65 378 Respondents were asked for their opinion regarding parking meters on Main Street as shown in Table III-13. Two thirds of the respondents do not favor parking meters on Main Street. Main Street Specific Plan 27 Zucker Systems TABLE ffi-13 Do You Favor the Use of Parl~ng Meters on N~in Street? MAIN STREET ALL OTHER RESP ONDENTS RESPONDENTS No. % ~ No. YES 19 31 116 32 NO 42 69 241 68 61 357 Respondents were asked which solution to the parking problem they favor, as shown in Table III-14. Charge to the beach lot, merchant validation and shuttle bus were favored but decking existing lots was opposed. TABLE ffi-14 Solution to Parl~ng Problems SOLUTION Creating a merchant validation program re: City lots Reducing the charge for short term parking at the beach Opening the beach lot for night time use Use of a shuttle bus from remote lots Diagonal parking on Electric Utilize alleys for customer parking Decking the 8th St. lot Decking the 1st St. lot Decking the Beach lot % FAVORING THIS SOLUTION 76 70 69 52 33 27 24 20 19 As shown in Table III-15, respondents were split 50/50 on the use of the in-lieu parking program. However, more than half of the respondents had no opinion on this program. Main Street Specific Plan 28 Zucker Systems TABLE IlI-15 Do You Favor the In-Lieu Fee Parl~ng Program? YES NO Don't Know MAIN STREET RESPONDENTS No. 17 27 15 23 32 50 64 ALL OTHER RESPONDENTS No. 62 19 62 19 202 62 326 Table III-16 indicates who respondents felt should fund parking improvements. As might be expected, the majority of Main Street respondents (57/0) feel the City or general fund should be used, while non-Main Street respondents feel both businesses and the general fund should be used (54%). TABLE III-16 Who Should Rind Parldng Improvements? Businesses on Main St. City's general fund Both businesses and general fund Other No Opinion MAIN STREET RESPONDENTS No• % 1 1 39 57 17 25 6 9 ~ 7 68 Other ideas for funding improvements included: / Parking fees / Bed tax / Parking meters / Small tax on residents / Fundraisers, lottery / Special events / Bonds / Property owners assessment district ALL OTHER RESPONDENTS 1~ 54 15 75 20 200 54 27 7 15 4 371 Main Street Specific Plan 29 Zucker Systems Residents living in the Main Street area were asked to say how many cars were in the household and how many parking spaces were available for these cars. Roughly half of the respondents have spaces for all their cars, the other half does not. Those having spaces had an excess of 59 spaces. Those having a shortage of spaces had a deficit of 221 spaces. Main Street Specific Plan 30 Zucker Systems I`~. GENERAL PLAN AND ORDINANCES 1. GENERAL PLAN Several portions of the adopted General Plan impact Main Street as follows: a. Goa16 of the Plan (Page 5~ includes: "A precise plan, emphasizing a waterfront theme, should be developed for the coastal business district." Consultant's Comments: Although a waterfront theme is normally appropriate for a beach community we're more inclined to emphasize the eclectic design characteristics of a small town or village. b. The design of the Main Street area (Pages 8 and 9) calls for. / Development of focal points at Main Street and the Beach, Electric Avenue and Central Avenue. / A central design theme. Consultant's Comments: Although we're not entirely against focal points, we tend to feel they are not needed. We could envision some modest Main Street identification at Pacific Coast Highway. We believe a central design theme would distract from the small town village flavor that currently exists. c. Parking Existing language includes: Beach Parl~ing Additional Coastal Area land should not be committed to beach visitor parking; instead the concept of periphery parking in outlying areas with a transport system should be explored. The advantage of periphery parking is that beach Main Street Specific Plan 31 Zucker Systems visitors from inland Orange County could be intercepted and then transported to the beach via atram/minibus system, thus alleviating traffic congestion directly adjacent to the beach. Consultant's Comments: We agree that additional land immediately adjacent to the beach should not be devoted to parking, particularly since the City's beach parking lots are already underutilized. Periphery parking with tram/minibus service has not proven useful for most beach user applications. d. Seal Beach Pier Existing language includes: Seal Beach Pier The Seal Beach Pier, one of very few piers in use today along the California coastline, should be maintained as its present use to allow for both fishing and pleasure walking to enjoy ocean amenities. Any needed repairs for the pier should be carried out so that the present use can be continued and enhanced. Consultant's Comments: We concur with this policy. 2. SPECIFIC PLAN The existing Specific Plan for Main Street was adopted in 1976 and is included in Appendix A. This document will be substantially revised as part of this current planning effort. The goals of the 1976 Plan appear to remain valid but will be expanded on in the new Plan. The 1976 Plan proposed ten recommendations which are reviewed below. Main Street Specific Plan 32 Zucker Systems Recommendation 1: "That landscaped extensions be added to corners and crosswalks along Main Street. They would be built using textured sidewalk material and in most cases include provision for the planting of a mature tree as well as other plants. " Consultant's Comments: This recommendation has essentially been accomplished. However, it may be appropriate to add a few additional mature trees. Recommendation 2: "That the present sidewalks be improved utilizing textured sidewalk material in some pattern or design representing no more than 50% of the sidewalk surface." Consultant's Comments: This recommendation has only been accomplished in two locations. The City has not been requiring this with a concern for slippery surfaces on the sidewalk. We feel this is a good recommendation, and materials can be found that have anon-slip surface. Recommendation 3: "That textured crosswalks and intersections be constructed at Main Street and Central Avenue and at Main Street and Ocean Avenue in a manner consistent with the improvements at the intersection of Main Street and Electric Avenue. " Consultant's Comments: This recommendation has been accomplished. Main Street Specific Plan 33 Zucker Systems Recommendation 4: "That designed benches and trash receptacles be provided. " Consultant's Comments: This recommendation has not been accomplished and will be reviewed in further detail. Recommendation 5: "That the under-utilized light fixture poles and wiring be removed and that existing light standards be replaced with ornamental lighting. " Consultant's Comments: The under-utilized light f xture poles have been removed but no ornamental lighting has been installed. This will be reviewed further in the report. Recommendation 6: "That a sign ordinance be adopted to control the size and location of signs." Consultant's Comments: A sign ordinance was adopted, which generally seems to be working well. Some, additional thought might be given to how temporary signs are handled in addition to, the prohibition on projecting signs. Small projecting signs are often quite appropriate in a village atmosphere. Recommendation 7: "That worn, aged or drab storefronts be repaired and painted by their owners. " Main Street Specific Plan 34 Zucker Systems Consultant's Comments: Although the City does not have a formal program, a variety of stores have repaired and repainted by their owners. This should be an on-going program. Recommendation 8: "That parking areas behind the businesses be cleaned, repaired and striped in a manner that will better utilize the available parking space." Consultant's Comments: This recommendation has generally not been accomplished, with a few exceptions. Recommendation 9: "That existing parking lots be landscaped in a manner which screens the appearance of parked cars." Consultant's Comments: The Electric Avenue parking lots are landscaped. Although the 1st Street lot has not been landscaped, we understand $8,000 has been appropriated for this landscaping. The beach lot is not landscaped nor is the Fire Station lot on 8th Street. Recommendation 10: "That additional parking be acquired and improved either on a lot on Main Street or a lot directly behind businesses bordering Main Street if there is still sufficient demand after the implementation of other parking improvements." Consultant's Comments: This recommendation has not been accomplished. Main Street Specific Plan 35 Zucker Systems 3. ZONING CODE The zoning for the Main Street property is C-1 with the exception of C-2 on Pacific Coast Highway. The abutting residential properties and streets are zoned RHD. Summary regulations are as follows: RgID Zone -High Density Residential Zone {District 1) Uses: Apartments Density: 2178 sq. ft. /dwelling unit (Lot size in the beach area usually allows for only a single residence) Lot Coverage: 75% Building Height: Lot width, less than 37 1/2 ft.: 2 stories, 25 ft. maximum Lot width, 37 1/2 ft. or more: Front 1/2 of lot, 2 stories, 25 ft. maximum. Rear 1/2 of lot, 3 stories, 35 ft. max. Parking: 2 per dwelling unit in garage or carport. C-1 Zone -Service Commercial Zone Uses by Right: Day Nurseries Financial Institutions General Retail Offices Restaurants (excluding drive-in) Services Uses by Use Permit: Churches Coin Operated Amusement Machines as Secondary Use Commercial Uses Operating Between 2:00 am and 6:00 am Drive-In Window Film Stand Electrical Cart Sales and Minor Service Entertainment Cafes (also subject to Business License Section 11-49) Main Street Specific Plan 36 Zucker Systems Hospitals On-Sale and Off-Sale Liquor Pet Shops Residential Board and Care. Restaurants, Walk-Up/Take-Out Consultant's Comments: 1. The following uses are allowed in the C-1 zone and perhaps they should be prohibited on Main Street: Ambulance service; Drive-in window film stand; Electric cart sales and minor service; and Political trailers, not to exceed a period of ninety days, subject to approval of the Planning Director. 2. The following uses are allowed in the C-1 zone. It would not be unusual for an area like Main Street to prohibit such uses on the first floor: Churches; Day nurseries; Hospitals; Medical Offices and laboratories; Professional offices; and Residential board and care facilities. S~iecial Provisions • Uses except nursery, parking or restaurant (semi- enclosed) shall operate wholly within enclosed buildings. • Properties with common property lines with residential must have 8 ft. masonry wall. • Lot width - 70 ft. • Front and side yards - 0 ft. • Height - 30 ft. Main Street Specific Plan 37 Zucker Systems Parl~ng Parking may be located within 300 ft. of building served. Retail - 1 space/300 sq. ft. gross floor area Hardware, Furniture, etc. - 1 space/500 sq. ft. gross floor area Food & Beverage - 1 space/100 sq. ft. gross floor area Offices, Medical & Pharmacy, - 1 space/200 sq. ft. gross floor area Financial and Professional - 1 space/250 sq. ft, gross floor area Business Offices - 1 space/300 sq. ft. gross floor area Consultant's Comments: The requirement for 70 ft. lot width on Main Street may not be necessary and may contradict the desire for smaller scale development. The parking standards will be examined in detail once the land use direction for Main Street is clear. One approach would be to reduce or eliminate parking requirements for certain desirable uses such as hardware stores, grocery stores, drug stores, theatre, etc. Prohibited signs: • Flashing, moving • Portable signs • Flags, banners, pennants • Roof signs • Off-premise advertising Signs allowed: • For each commercial activity, one fascia or wall sign, 1 sq. ft. per lineal foot of building face not to exceed 100 sq. ft. per sign. • In lieu of fascia or wall sign, one free-standing or pole sign not to exceed 15 sq. ft. in height and not exceeding 60 sq. ft. per fascia. Main Street Specific Plan 38 Zucker Systems Consultant's Comments: • Normally 60 sq. ft. is a larger pole sign than would be allowed in a Main Street type area. • The ordinance is not clear in relation to regulations for signs projecting from the building or hanging from an overhead canopy. • Provisions for temporary use of flags, banners and pennants should be developed. ~a~~ The minimum required landscaping is 10% of the site plus one (1) tree for each five (5) parking stalls distributed throughout the parking lot area. Consultant's Comments: Although we generally favor increased landscaping, there may be parts of Main Street where the 10% is not workable. For example, when buildings are placed on the front lot line of Main Street, there will be no room for landscaping on this side. Normally the street trees should be sufficient landscaping for Main Street. Since most buildings take up the entire width of the lot, this means all of the 10% would be on the alley side. In some cases this landscaping would be useful, in others the simple addition of a tree and tree well would be sufficient. The Specific Plan could include a performance standard allowing the waiving of the 10% Nonconformity Section 28-2401 of the Code specifies: "Section 28-2401. Time Limit on Abandoned Nonconforming Use. If a nonconforming use is discontinued for a period of three (3) consecutive months, such use shall be considered abandoned and shall thereafter be used only in accordance with regulations for the district and zone in which the property is located." Main Street Specific Plan 39 Zucker Systems Section 28-2408 specifies that nonconforming nonresidential buildings and uses may not be enlarged or structurally altered unless the building or use is made conforming. Exceptions to this rule are made for yards or open space. Consultant's Comments: The nonconforming provisions are very rigid and can have the effect of discouraging remodeling and up-grading of buildings. Consideration might be given to: a. Lengthening the discontinuation from 3 months to either 6 or 12 months. b. Requiring only the increased use or enlargement to meet code requirements. 4. OTHER ORD~TANCES Newsracks Controlled by Chapter 11B of the Seal Beach Code. Noise Controlled by Chapter 13D of the Seal Beach Code. Dancing Prohibited on premises licensed under State Alcoholic Beverage Control Act (15-6.1 of Seal Beach Code). Consultant's Comments: The above provisions appear to be in normal order and do not present any apparent issues of concern. Main Street Specific Plan 40 Zucker Systems V. LAND USE 1. OVERV~W 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. The study area stretches from Fifth Street to Twelfth Street (2200 ft.) and from Ocean Avenue to the Pacific Coast Highway (1900 ft.). Within the area there are 107 commercial parcels. Along Main Street and immediately adjacent on Ocean, Central and Electric Avenues there are 132 existing businesses located at street level. 38-office suites are situated on the second and third floors above Main Street. While the turn over in occupants and space available are relatively high on the upper floors, there are few (2) vacant store fronts on Main Street. There are 565 residential parcels within the study area. Within the greater old town area (between Seal Beach Blvd. and First St.) there are 3,819 dwelling units of which 1,011 are owner occupied and 2,359 are rental units. Generally the rental units are occupied year round and are not seasonal rentals. The village feel is enhanced by the close proximity of the residential and commercial uses plus a variety of other community serving uses including: 1. Electric Avenue Park 2. Zoeter Softball Field 3. City Hall 4. Fire Station 5. Five Churches 6. Senior Center 7. Library 8. Train Museum 9. Fishing Pier 10. Rainbow Child 11. Bettenhausen's 12. Radisson Inn Care Center Inn These uses are indicated on Figure V-1. Main Street Specific Plan 41 Zucker Systems O ELECTRIC AVENUE PARK ~y, ~/ 7O LIBRARY 2O ZOETER SOFTBALL FlEID 9 ~ ^` 8O TRAIN MUSEUM O CITY HALL ` 90 FlSHING PIER 4O FlRE STATION 10 RAINBOW CHILD CARE CENTER 5O FlVE CHURCHES it BETTENHAUSEN'S INN 6O SENIOR CENTER 12 RAOISSON INN N FIGURE V-1 NO SCALE sPECr~, »vn vsEs SEAL BEACH, CALIFORNIA Main Street Specific Plan 42 Zucker Systems 2. MAIN STREET The commercial uses on the 100, 200, and.300 blocks of Main Street are the key to the areas special character and they have been analyzed in some detail. 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 in the old town area whenever possible. In Seal Beach these uses include: Grocery Store John's Food King Financial Institution Bank of America Hardware Store Post Office Drug Store Movie Theater Nursery Bay Hardware U. S. Post Office Bob's Corner Drug Bay Theater Old Town Gardens Main Street Specific Plan 43 Zucker Systems Additional land uses such as bookstores, video rentals, nursery, newspaper, cafes, doctor's offices, barber shops etc. are all essential to a small town character. These and the individual businesses listed above are sprinkled along Main Street. Thus, giving the whole district a small town land use pattern. Table V-1 summarizes the recent commercial survey (Appendix) showing the mixture of existing land uses at street level on and adjacent to Main Street. Some interesting aspects of the existing land use which are not obvious from the table include the following facts. • In addition to the 16 food and beverage establishments on Main Street that serve liquor, three other businesses are licensed to sell liquor for off-premise consumption. (For further information see Section 4.) . • Approximately half of the existing the retail sales establishments appear to be catering to individuals from outside the community. Such uses as galleries, antique stores and speciality gift shops as well as T-shirt and beach paraphernalia generally draw most of their cliental from visitors to the community. • There are approximately 32 office suites located on the second and third floors of buildings along Main Street. The types of uses vary within these suites, but are similar to those found in the offices located at street level. • There are 14 beauty salons located along Main Street. This unusually high concentration of salons within a three block area probably is a reflection of the affordable rental rates on Main Street. • All home improvement businesses such as furniture stores, decorator shops, electrical repair etc. have disappeared from Main Street with the exception of Bay Hardware and several antique stores. Main Street Specific Plan 44 Zucker Systems Table V-1 Land Use Use Type No. Business No. Business L9A6 994. Food and Beverage Food Service w/o Liquor 3 9 Food Service w/ Liquor 12 14 Bar ~ -Z Total 17 25 Retail Antiques 6 5 Books 1 2 Clothing 10 17 Flowers 2 2 Food & Sundries 2 3 Art Gallery 6 7 Gas 2 2 Gift 6 5 Jewelry 4 3 Liquor 2 2 Sporting Equipment 4 3 Drug Store 2 2 Home-Decorating & Improvement 4 1 Other _~ _~ Total 57 55 Office Financial 1 2 Law 3 4 Medical 6 2 Real Estate 4 2 Travel 2 2 Other ~ ~ Total 23 1$ Services Beauty Salon 15 14 Dry Cleaners 2 2 Printing 2 2 Other _$ Total 28 23 Main Street Specific Plan 45 Zucker Systems A comparison of Seal Beach's Main Street today and that of the existing business inventory compiled in 1985 indicates that approximately 57% of the street level businesses in operation in 1985 are in operation today. About half the more recently opened businesses replaced similar uses. For example: Caprice Casuals, a women's appeal shop, is now located where Dottie's Fashions once existed. Other examples of similar replacements include Harriman Jones, Medical previously the Family Medical Clinic and Old Town Cafe, previously the Omelette Gallery. Changing use patterns include some limited expansion of existing uses into adjoining space, for example Dan Sullivan, The Chartist. Also some newer uses have replaced two or three smaller establishments (i.e. Papillon Restaurant replaced Old Town Wine, Old Town Deli, & The Back Room). There is no indication that visitor oriented businesses are replacing community serving establishments. Since 1985 some new visitor serving businesses have been established on Main Street. However, about the same number of similar types of businesses have closed their doors. Today, as in the past, Main Street's businesses appear to depend on a significant portion of their business from customers with residency outside of Seal Beach. It should be recognized that 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. 3. ADJOINING RES~ENTIAI. IVEYGI~ORHOOD 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 but it also has a number of related problems. Positive aspects: Residents can walk to town for shopping and dining out. Residents feel part of the village community. Main Street Specific Plan 46 Zucker Systems Related problems: Commercial shoppers sometimes impact the neighborhood parking. Need for residential parking can take commercial parking spaces, and vice-versa. Noisy patrons from bars and restaurants disturb residents late at night. The residential development southeast of Main Street is approximately five feet lower than that to the northwest. The property to the southeast is subject to inundation when the tides are extremely high. Census Tract 995.05 includes all of Seal Beach's old town between Seal Beach Blvd. and First Streets from the ocean to Pacific Highway. According to the 1990 Census, there are 3,819 dwelling units of which 1,011 or 26% are owner occupied with a median value of $421,200. There are 2,359 rental units with a median contract rent of $800. Generally the rental units are occupied year round and are not seasonal rentals. There is an average of 1.9 persons per housing unit. Main Street Specific Plan 47 Zucker Systems 4. FOOD AND BEVERAGE ESTABLISfIlVIENTS Frequently, the biggest conflict between a commercial center and an adjoining residential neighborhood is between the residents and the nearby eating and drinking establishments. Restaurants and their related activities, i.e. liquor sales and entertainment, serve both the community and visitors. They also may cause some or all of the following problems: Noise Impacts Food Odors unruly Cliental Parking Congestion Some establishments have none of the above problems, while other may at times have all of them. How these problems are addressed make for a successful or poor business/residential relationship. In the old town of Seal Beach there are 23 restaurants of which 14 serve liquor, see Table V-2. Also there are two bars which serve no food and three other businesses licensed to sell liquor for off-premise consumption-Seal Beach Liquor, Nip `n Stuff and Johns Food King. Seal Beach requires all business establishments which serve or sell alcoholic beverages to have a conditional use permit regardless of how long they have been established. In 1985 only twelve restaurants served alcohol. In a ten year period three additional licenses have been issued and one has been forfeited. Table V-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. Main Street Specific Plan 48 Zucker Systems Estab Eft Table V 2 lishments Serving Alcohol Beer/ General Entertain- Wine meat Closing Hours Su-Th F-Sa Food and Beverage Seaside Grill X 11:00 12:00 Taco Surf X 10:00 10:00 Pasta Grotto X 10:00 11:00 Don Juan's Taco X 9:00 9:00 Hennessey's X X 1:30 1:300 Papillon X X X 1:00** 1:00 Walt's Wharf X X 11:00 12:00 BJ's Pizzeria X 10:00 11:00 Main St. Cafe & Grille X 10:00 10:00 Mandarin Garden X Bayou St. John X 10:30 10:30 Cafe Lafeyette X 9:00 10:00 Ruby's X 10:00 10:00 Kinda Lahina X X 11:00 12:00 El Burrito Jr.* X 10:00 12:00 Beverage Clancy's X X 2:00 2:00 Irisher X X 2:00 2:00 Off Site Consumption Seal Beach Liquor X X 11:00 12:00 Johns Food King X 10:00 11:00 Nip `n Stuff X X 2:00 2:00 *pending **Sun.--11:00 5. ISSUES 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. Main Street Specific Plan 49 Zucker Systems It is normal to want to protect the special character of the community. Other communities in similar situations have also experienced the conflict between the town and visitor. We surveyed a number of communities which have to some extent retained their special character (Appendix D). When examining these communities and what they have done to retain the essence of their original commercial center, it must be noted that frequently no action or limited action has been as successful as a full program of, regulations and constraints. Techniques used include: • Limiting building square footage while prohibiting large retailers. • Letting the market dictate uses. • Setting quotas for certain types of commercial uses. • Requiring discretionary permits for certain uses. Balboa Island and Laguna Beach, two communities that were surveyed are examples of two different approaches to town center protection. Each approach appears to be at the opposite ends to the spectrum from the other, and yet both communities have to some extent retained their community character even though there has been considerable pressure on their town centers. Balboa Island has no special zoning or restrictions. They rely on the market to control commercial uses. Laguna Beach, on the other hand, has adopted a specific plan for its commercial areas. Their Plan contains seven subareas (3 or 4 blocks each) which identifies uses allowed by right. All other uses may be permitted within any subarea with a conditional use permit. Bars and restaurants are open as late as 2:00 a.m. All live music must be inside a sound proof building with air conditioning and fixed glass. The hours of operation are limited by the permit. Smell control is frequently a condition of any restaurant approval. The City also depends on the adjoining residential neighborhood's monitoring. If there are anv public complaints regarding a use, the Planning Commission rehears the item. Main Street Specific Plan 50 Zucker Systems To assist us in understanding how to keep Seal Beach vital and to protect its village quality, we interviewed owners and managers of essential village uses (grocery, drug, hardware stores etc.) to see what they thought about Main Street and what types of positive actions might be taken. Ideas included: Downtown needs to liven up -- perhaps with more live music. There needs to be a solution to parking problem -- it is a beach related problem that impacts the whole town and should be addressed as such. Government needs to be more business friendly. City's parking lots should be open on weekends and in the evenings. The sidewalks need to be upgraded -- they are a safety hazard. A new City parking lot should be built at Central and Tenth Street. Store fronts need to be upgraded. Something should to be done about the many newspaper racks along the street. The problem of panhandlers needs to be resolved. There was no consensus amongst the businessmen regarding what the central district needed. However, they all to some degree felt that City Hall needed to be more positive to the business, and that perhaps, there were too many restrictions. In addition to the businessmens' recommendations and the planning approaches utilized by other small communities, Seal Beach might also consider: • Eliminating or reducing the parking requirements for desired uses. • Increasing the parking requirements for less desirable uses. Main Street Specific Plan 51 Zucker- Systems All of the above should be evaluated for Seal Beach. The key for Seal Beach is to design a program that fits Seal Beach's unique community quality. Main Street Specific Plan 52 Zucker Systems VI. PARKING AND TRAFFIC STUDY 1. INTRODUCTION This chapter presents a detailed analysis of the parking supply and demand in the Main Street Specific Plan area, and summarizes the investigation of existing parking opportunities and constraints. The study area has been visited and both on-street and off-street parking provisions and characteristics have been inventoried. The existing parking demand in the area was determined based on Saturday parking counts completed by the City of Seal Beach (see Appendix E). The parking counts were completed each hour during the mid-day (noon to 2:00 PM) and evening (6:00 PM to 9:00 PM) peak periods on April 9, 1994 (Saturday, non-peak season) and on July 2, 1994 (Saturday, peak season, July 4th weekend). Briefly, 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. 2. DESCRIPTION OF STUDY ARF.E! The commercial core in the Main Street Specific Plan area consist of three linear City blocks contiguous to each side of Main Street between Pacific Coast Highway and Ocean Avenue. The rear of the Main Street businesses are serviced by a continuous alley, which also provides access to random parking provisions at the back of these buildings. Parking in the smaller areas is typically not well defined, and the larger lots do have some striping in various states of repair. Residential uses are typical to the far side of the alley, both northwest and southeast of the Main Street Businesses. Residential uses include both single-family cottages and stacked units, with access from the alley to private garages, generally tucked-under the unit, plus some surface parking adjacent to the building. A primary concern for residents in the area is parking intrusion from visitors going to the beach, as well as persons attracted to the commercial uses along Main Street. Main Street Specific Plan 53 Zucker Systems The study area included in this parking analysis is bordered by Fifth Street, Pacific Coast Highway, Twelfth Street, and Ocean Avenue, plus the beach parking lots southwest of Ocean Avenue and adjacent to the Seal Beach Municipal pier. 3. CIRCULATION OVERVIEW All roadways in the downtown are typically two-way with a single travel lane plus a parking lane in each direction. Main Street has diagonal parking along most of its 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. The existing traffic controls in the study area are presented in Figure VI-1. As shown in Figure VI-1, 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 trafl`ic 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. 4. PARHING IlWENTORY An inventory of the parking supply in the study area was provided by the City of Seal Beach. The parking inventory included on-street and ofd street parking. The alleys on each side of Main Street and the public parking lots in Block 100 and Block 300, as well as the Eight and Tenth Street Beach lot were included in the ofd street parking supply used in this analysis. There are a total of 2,362 parking spaces included in the study area. Main Street Specific Plan 54 Zucker Systems ® CITY EMPLOYEE LOT N o - ~~~ SIGNAL FIGURE VI-1 T a STOP SIGN NO SCALE E~II3TING TRAFFIC CONTROLS MAII~T STREET 3PECTF'IC PLAN LINSCOTT, LAW & GREENSPAN, ENpNEERS SEAL BEACH, CALIFORNIA Main Street Specific Plan 55 Zucker Systems A total of 621 parking spaces are provided in the Main Street Commercial Core, which includes the area bounded by Pacific Coast Highway and Ocean Avenue, between the east side of Eighth Street and the west side of Tenth Street, with 425 additional spaces provided in the beach lot. On-Street Parl~ng The on-street parking restrictions in the study area are presented in Figure VI-2. 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. As shown in Figure VI-2, on the residential streets in the study area 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 study area primarily supports the adjacent residential uses. The study area was divided into seven sub-areas (Areas A through G) for this parking analysis. Each of the parking areas are illustrated in Figure VI-3. The commercial core in the study area is included in Parking Areas A and B. Study Area A includes all of the parking between Ocean Avenue and the south side of Electric Avenue and between the east side of Eighth Street and the west side of Tenth Street. Area B is located immediately north of Area A. As shown in Figure VI- 3, the beach lot adjacent to the Seal Beach pier is identified as Parking Area C in this report. There are a total of 408 on-street parking spaces in Areas A and B. There are a total of 1,035 on-street parking spaces in the remainder of the study area (Areas D - G), resulting in a total supply of 1,443 curb spaces. On-street parking provides 61 percent of the total parking supply in the study area. Main Street Specific Plan 56 Zucker Systems ® CITY EMPLOYEE LOT N FIGURE VI-2 NO SCALE pARiOTJG RESTRICTIONS MAIl~1 STREET SPECIFIC PLAN UNSCOTT, LAW & GREENSPAN, ENGINEERS SEAL BEACH, CALIFORNIA Main Street Specific Plan 57 Zucker Systems PUBLIC PARKING LOT ® CITY EMPLOYEE LOT N FIGURE VI - 3 No scALE STUDY PARI~iG AREAS MAIN STREET SPECIFIC PLAN UNSCOTT, LAW & GREENSPAN, ENGINEERS SEAL BEACH, CALIFORNIA Main Street Specific Plan 58 Zucker Systems Off-Street Parl~ng Based on the City's parking inventory, there are 415 parking spaces provided in the alleys behind the businesses that front on Main Street (270 spaces in Area A and 145 spaces in Area B). The parking spaces in the alleys adjacent to Main Street represent 18 percent of the total parking supply in the study area. A total of 504 parking spaces (21 percent of the total parking supply) are provided in the public parking lots in the study area. As shown in Figure VI-3, a public parking lot is provide in the 100 block between Main Street and Tenth Street. This lot is located in Area A and has a total of 42 spaces. There are 37 spaces provided in the public parking lots on each side of Main Street, north of Electric Avenue in Area B. The 58 parking spaces in the municipally owned lot adjacent to the Fire Station were not included the parking supply or the supply/demand analysis in this parking study. Parking in this lot is by permit-only. The largest amount of off-street parking in the study area is provided in the beach lot identified in this report as Area C. The beach lot has a total of 425 spaces, with 224 spaces northwest of the pier and 201 spaces southeast of the pier. Access to this lot is currently provided from Ocean Avenue opposite Eighth Street. There is also access to the beach lot on Ocean Avenue opposite Tenth Street, but this access is generally gated. Annual parking passes for the beach lot are sold to Seal Beach Residents for $40.00 and to non-residents for $60.00. Further, Unocal (off-shore oil) uses the beach lot and pays via a key card. They pay a reduced rate of $1.25 each time they enter the lot. Unocal averages between 14 and 33 entries per day and pays approximately $10,000 per year to utilize the beach lot. A sports fishing boat operating off the end of the pier also has a key card to use this lot. Main Street Specific Plan 59 Zucker Systems A flat fee is collected by a parking attendant as motorists enter the beach lot. Parking fees for the beach lot are presented in Table VI-1. Fees are currently charged until 10:00 PM. TABLE VI-1 Eighth and Tenth Street Beseh Lot Parldng Fees Vehicles over Description Motorcycles Autos 25 Feet Winter Rates 2.00 4.00 8.00 (November - April) Weekday $2.50 $5.00 $20.00 Summer Rates Weekend/Holiday 3.00 6.00 20.00 Summer Rates The beach lot near First Street, which has approximately 125 spaces, was not included in this parking analysis. The total lot revenue for the beach lots, including the First Street lot, has steadily declined during the last three years. The total revenue was $370,057 in 1991-92, $306,625 in 1992-93 and $242,057 in 1993-94. Sixty percent of this revenue goes to the City's General Fund, with the remain forty percent allocated to the Tidelands Beach Fund. 5. RESIDENTIAL PARHING PERMIT PROGRAM The City's residential parking permit program allow residents to purchase a permit for $10.00 per year, which allows their vehicle to park more than one hour on residential streets with one hour parking restrictions. The permit also allows them to park in the municipal parking lots on Main Street and on Eighth Street at Central Avenue between the hours of 12:00 AM and 6:00 AM, only. The City also issues guest parking permits with the same parking regulations. Main Street Specific Plan 60 Zucker Systems 6. MERCHANTS' PARING PROGRAM Merchants in the Old Town area can buy an annual parking permit for $40.00 that allows them and their employees 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. The merchants' permit allows the holder to park in any available space, except Reserved or 24 Minute spaces, in the Eighth Street City Hall lot, the City municipal lot located in the 100 block on Main Street and the City lots locations on Main Street north of Electric Avenue. The beach parking lots may also be used for business purposes only. However, there appears to be abuse of this regulation. Spaces are available on a first come first serve basis. The merchants were handling this program, but it appears they were often not charging properly. Further, approximately 400 permits have been sold each year, although it was suggested that originally the number of permits were to be limited to 100. As of July 1994, the City has taken over this program. 7. PARKIlVG IN-LIEU PROGRANd In 1984, the City began an "interim in-lieu parking program" in connection with a variety of zoning variances and along Main Street as shown in Table VI-2. Participants were required to pay $100/year/space on an interim basis pending development of a more detailed program. According to the approval conditions these in-lieu fees may be increased. This program is currently generating $19,600 a year in funds to the City. More recent permits have been negotiated as part of development agreements. These include: B.J.'s Pizza, 209 Main Street 23 parking spaces were required at a cost of $3,500 per space with some deductions for credits. Total parking payments were $27,763.71 consisting of $4,763.71 at certificate of occupancy and the balance in five equal installments of $4,600 each. Main Street Specific Plan 61 Zucker Systems / Masonic Lodge 18 spaces were required at $3,500 per space for a total of $63,000. Payments to be $7,300 initially and five equal payments of $11,140 over five years. TABLE VI-2 IN-LIEU ANI) PARING MITIGATION PROGRAM PARTICIPAN'T'S Business Name Address Year # e of Action Kinda Lahina Hennessey's Tavern Nick's Deli Doug Michaelson Walt's Wharf Howard Brief Papillon Restaurant Pasta Grotto Noel's Restaurant Seaside Grill Taco Surf Rest. Rest. Rest. Rest. & Offices Rest. Offices Rest. Rest. Rest. Rest. Rest. 901 Ocean Ave. 1984 13 Spaces 140 Main St. 1984 23 Spaces 223 Main St. 1984 5 Spaces 320 Main St. 1984 26 Spaces 201 Main St. 222 Main St. 143 Main St. 117 Main St. 16281 Pacific Coast Highway 101 Main St. 115 Main St. 1985 55 Spaces 1987 16 Spaces 1989 11 Spaces 1991 17 Spaces 1991 9 Spaces 1992 5 Spaces 1992 16 Spaces TOTAL 196 Spaces In addition to City requirements, the California Coastal Commission required a number of applicants to find long term leasing of parking spaces in the Old Town area. These leases are shown in Table VI-3. Main Street Specific Plan 62 Zucker Systems TABLE VI-3 PAR.HING LEASES IN OLD TOWN Business Name ~T g Lease location # of Spaces Howard Brief Ofliice St. Anne's Church 16 Doug Michaelson Rest. St. Anne's Church 26 & OfI`ice Papillon ~ Rest. Grace Brethren 7 Church Hennessey's Rest. Beach Lot 23 t~ Term of Lease indeterminate indeterminate indeterminate indeterminate Currently City funds on hand total $219,046 as shown in Table VI-4. TABLE VY-4 EXISTING FUNDS FOR PARIDNG IlVIPROVEMENT Balance In Fund as of November, 1994 $100,682 Payments Due - In Arrears $ 27,600 B.J.'s $ 27,764 Masonic Lodge 63 000 $219,046 Additionally, the current program commitments total $19,600 per year. As part of the developer permits these fees can be increased. Table VI-5 shows the amount of a 30 year bond that could be generated from the current $100 /space fee as well as from an increased fee of $150 or $200. Any new development in the future requiring in-lieu parking could add to this bond amount. Main Street Specific Plan 63 Zucker Systems TABLE VI-5 BONDING ABILI'T'Y FROM IN-LIEU PROGRAM 1. Use of $100/space = $19,600 /year. At 7 U2% over 30 years will fund $235,967 2. Fee increased to $150 = $24,000. At 7 1/2% over 30 years will fund $353,950 3. Fee increased to $200 = $39,200 /year. At 7 1/2% over 30 years will fund $471,934 In summary, existing funds on hand plus bonding from the in-lieu program could generate $500 - $700,000 for parking improvements. The funds could be used for a variety of projects including: 1. Decking Fire Station lot 2. Ticket machines or meters for Beach lots 3. Access improvements for Beach lots 8. PAR~TG DEMAND ANALYSES The parking demand in the study area was determined by completing parking surveys during the peak mid-day and evening periods. The surveys were completed on Saturday during both the non-peak and peak season. City personnel counted all vehicles parked on the streets, in the alleys adjacent to Main Street and in the public parking lots in the study area. Non-Peak Season Parking Demand The parking occupancy analysis for the parking survey completed on Saturday, Apri19, 1994 is presented in Table VI-6. This data is expected to be representative of a typical Saturday during the off-peak season. Table VI-6, presents the number of parking spaces, the number of spaces occupied, and the percentage of occupied spaces for each survey period by sub-area and for the entire study area. Main Street Specific Plan 64 Zucker Systems co 5 Y~1 e U G7 , ~ z~ o ~ ~U a~ .. ~~~ z ~~ C ~ ~ ~ a O z ge W e ~r ~ :sR .: and r- .: .~ :o~. ~.en . . ...ao ...: .. ~ . :~: pr : :..:. .. . ; . .;, , . . .:. . :: y N ~ t+f ~j ~O N N .•~. N " ~d Nf v1 N ~ :.~ .. .r .. . v .~ dp~ ~':;. . a n y ~ 'a v n ~ ° e~ e~i ~ ern ~.~ .~ °~ n ~ r ~.:~"s~ t~! e .:::.. ~~ ~:~•~ ~ : ~ y, . .:.: ~ ~::.:: •::. •• :: a ~•... QO .~O ..y a. d 00.. !'r1 .:tom ~: ::OD. ~.h::.::. .:.~0 d y ~ y ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ .~ ~ ~ ~ ~ ~ ~ ~ ~ ~•~ ~ H .r ... - a : ~..,. :~ ...• . .. .. :.... : a .. ..... . .... . :..... ; . ..... .,gip-, . . ..::.: .. ...... . . ~ ~ ~p .n. Q; ~ p~ h M N ~ ;.y 0!'n0 .~:~ ~ ? N ~ ..~. K. ~p O ~ .. ~Y3 .:~ O~ y~ p p d N ~ ' ~ N ~ . .. .. . ..' ~ . ~ ' V.. ~.i~.l±i ~f ... +j ~O .W -+. .: . •.'Nf .'~ ~1....:<- .'c ' '~ ~. ' '~ ' ~'Y 9. x ~ y ~ppp ~ ~O ~ a0 ~ .. h M c•1 ~ vii : ~ ~ 4~1 -- cn ~ .~ ~ : ~~: ap6 . ~v~. r., ~ ~ .. ar y ~ pp. p e~f N d .~. ~ v1 "' ~ ~ pp• N ~ ~.j.~ r pPp d O~ ~ vt~ N N .N-~ .~ V1 V ~ ..~~ C C C C '~~'' ~ V Oaa ~ Oaa ~ ;~~ a aaa ~ ca a,aa ~ ~ ~ .F ~o ~o ~o ~o ~ F F ~~~ F F F F~ ~ pp ~ F_ F a F_ F a F_ F a F_ F a .... :•.~ ~ ' o F F . r ~ eh z e7o ~. Main Street Specific Plan 65 Zucker Systems For ease in identifying parking trends, occupancies of 85 percent or more are identified in bold type face in each of the tables in this report that present parking occupancy data. The 85 percent occupancy level represents the threshold at which finding a parking space becomes difficult. At and above this level, motorists are forced to search for parking by circulating through the area. Moreover, when 85 percent of the parking spaces are occupied, motorists generally perceive that the parking area is fully utilized. As shown in Table VI-6, during the off-peak season there is ample parking in the study area, with only approximately 50 percent of the parking supply being utilized at any one time. The most under utilized parking in the study area is in the beach lot (Parking Area C). The peak parking demand in the beach lot occurred at 1:00 PM when only 20 percent of the parking spaces (83 of the 425 provided) were occupied. The public parking lots in Area A and B, and the on-street parking in Area F were the only locations were the parking occupancy during the Apri19, 1994 parking survey exceeded 85 percent. More detailed parking survey data which includes the parking supply, number of occupied spaces, and percentage of occupied spaces during each survey period by individual block face and lot is presented in Tables lA through 1G. These tables are included in the appendix of this report. Table lA shows the parking data for Area A, Table 1B for Area B, etc. Review of Tables lA and 1B indicate that even in the off-season the on- street parking on Main Street, and on the 800 and 900 blocks of Ocean Avenue and Central Avenue are heavily used. The parking occupancy in the alleys in Areas A and B never exceeded 30 percent during the April parking surveys. Peak Season Parking Demand Parking occupancy data for the Saturday parking surveys completed on July 2, 1994 (the July 4th holiday weekend) are presented in Table VI-7 with data by individual block face and lot included in Tables 2A through 2G in the appendix. As shown in Table VI-7, the parking occupancy during the July parking surveys exceeded 85 percent in all the study areas except in the alleys and the beach lot. Approximately 80 percent of the available parking in the alleys adjacent to Main Street were utilized during the peak periods. Main Street Specific Plan 66 Zucker Systems N 5 U e U ,~ ae O a '~ Z ~ w ~~ a ~ ~ '~~ z~ ~ a~ ~~ a a~ Q .::.: .:. .:. ....:.... .:.,.: . ,..: 3~ ~ .. ~ :... a, ~ ~:- ... .~::. d v, p .., ,~ en ~ ~ ~ ~ '~~1~'': ~ ~ ~ .r .. N p .. ;:: ':~'~. n b ... ... _ .. ..~. ~'. ~~1 .. ~ •. r:.::.:::.~;;•;•;~ .:.. ~ :.:: :. :.. ra ~ ~ v~~ '" e~i N o a~ ~ e~i ~` ... vii o n ~ .• ~ e~+~ ~.: :....... . ~.:: ' :. 9 ..: •' _ .. :: .:. Q t~ -~ v .. cn ~ ~ ~ ~ ~ ~ ~ .'~• ~p ~ ~ p o V ~ .... ::. .:..: .. ~~•~ ::.. ~ ....:. ~ ~.v~a ~ a ~::. -~ a$~.~ : • . ;.::. :..: ~~~~~~~~ : •: ~~ 'r+. ~ . ~ N ~ .. N N . 9D ~ ~ .~ N r ~ ~ a . . r„ ... . .:... . ... . . . . pC~ e~ ~p C o $d <...::V ~ e+~ p~ :'OC P N h ~ p~ .y~ . h e+f CD .. ~ ~ . , .. z ~ y ~ ~ N e 1+ r. r' ~ o0 [~ .+ P v~ e+1 ~ .. `D ~ ' W ~ ~ .r. .. N ~" N ~Np :+ .~. . ... .-i Y Gv~ pp~ ~ N '~•• ' .. :.t.. N .r :::~.. .::.• " m v Cp, wa rya va ::....;. •~ F; A ~~~ F ~~~ F F~ =y Fa Fa Fa Fa ~:`~~ F Main Street Specific Plan 67 Zucker Systems O m 0 ~. ~' ~. C a ~ir C 5 The Saturday parking survey on July 2 is expected to represent the typical peak parking period for the beach lot. However, during the peak parking demand at 1:00 PM 205 parking spaces (48%) were vacant in the Eighth/Tenth Street Beach Lot. After 6:00 PM more than 325 spaces in the beach lot were vacant. Based on this parking demand analysis, the existing parking demand and supply is 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, this parking analysis indicates that the primary parking problem in the study area is the location and management of the existing parking supply and not an overall shortage of parking. Main Street Specific Plan 68 Zucker Systems 9. PARING OPPORTUNITIES A resource that currently exists for supporting existing and future Main Street businesses is parking in the beach lot adjacent to the pier. This parking is largely unused during much of the year and with a rework of its operational format could be used to support the agglomerated parking needs of Main Street. The current fees in the beach lot, in combination with its relative isolation from the commercial district, are perceived to be a deterrent to shopper usage. A rework of the operational format of the lot (i.e., ticket in, pay out with variable parking fees and merchant validation) along with improved signage and an enhanced pedestrian connection between the beach lot and Main Street would make it more attractive to downtown visitors. Additionally, parking management strategies in the beach lot could include providing free parking after 6:00 PM when the beach parking demand is relatively low. To satisfy the Coastal Commission's potential concern about preserving adequate beach parking the parking management plan can be monitored and adjusted to fit future parking conditions. Further, the merchants and their employees should be encouraged to park in the beach lot so that the most convenient parking will be available for visitors and resident shoppers. Improved usage of the beach lot, will result in an assured pool of commercial-supportive parking from which the additive (code) parking requirements of expanded or re-constructed downtown businesses could be satisfied. It is also important that the parking restrictions in the study area be clear and understandable so as to be enforceable without negative public reaction. We recommend that the existing 24 Minute Anytime parking spaces be changed to 24 Minute parking from 7:00 AM to 6:00 PM everyday, except near the market or other uses that remain open past 6:00 PM and need short-term parking. This will provide additional long-term parking in the evening when businesses that benefit from 24 Minute parking spaces are generally closed. This minor modification will remove uncertainty and simplify enforcement and compliance with the posted parking restrictions. Main Street Specific Plan 69 Zucker Systems Potential long-term parking opportunities that were evaluated include decking a portion or all of the beach lot, constructing a two level parking structure on the City lot on Eighth Street adjacent to the Fire Station, and/or providing a new surface lot at Tenth and Central. The elevation difference between the existing beach lot and Ocean Avenue would permit the construction of a parking deck above the existing surface parking with its own access from Ocean Avenue. This deck of parking, with a visual connection and prominence to downtown businesses, could provide an exclusive supply of commercial-based parking. An approximate cost to provide structured parking is $5,000 per space. There appears to be little public support to deck the beach lot. Further, as shown in the parking counts collected in conjunction with this study, a significant amount of the existing parking spaces in the beach lot are not currently used. Therefore, there does not appear to be a need for additional parking spaces in this location at this time. Figure VI-4 presents a conceptual plan for a two level depressed parking structure in the City lot on Eighth Street adjacent to the Fire Station. This parking would be more centrally located in the business area. The appearance of the structure could be enhanced with landscaping. This improvement would provide approximately 30 additional spaces, increasing the parking supply from 58 to 88 spaces (44 spaces per level). A rough preliminary estimate of the cost to construct this type of parking structure is $440,000 or $14,666 per space. Another long-term parking opportunity in the study area would be the construction of a new surface lot on property located on the southwest corner of Tenth and Central. A potential parking layout for this lot is presented in Figure VI-5. Approximately 25 spaces could be provided in this lot, with access to the lot provided from Tenth Street and the alley. The City would have to acquire the property, which has 100 feet of frontage on Tenth Street, to construct this surface lot. A preliminary estimate of cost to construct this lot would be $1,000,000 for land acquisition and $60,000 for construction. This would total $46,087 per space or three times the cost of the 8th Street lot. Main Street Specific Plan 70 Zucker Systems RESIDENTIAL A ~--, y RESIDENTIAL OPEN END a EDGE OF ALLEY b b ~ b ~ T ~ ,SIDEWALK I '~ DOWN UP 165' A 8th STREET ALLEY -5' Qo z ~ ~ w FIRE U o STATION W ~ ~ 'a ".. SECTION A-A NOTE: A TOTAL OF 88 SPACES CAN BE PROVIDED IN THIS STRUCTURE (44 PER LEVEL) N FIGURE VI-4 NO SCALE FIIiE STATION LOT MAIN STREET SPECIFIC PLAN IJNSCOTT. LAW & GREENSPAN. ENGINEERS SEAL BEACH, CALIFORNIA Main Street Specific Plan 71 Zucker Systems ~ ~I ALLEY `~'Vps R11 ~ LANDSCAPE ~ `'97.0 c,9A ~ s~ F 9~OF 13 20 6 7 14 21 5 8 15 22 ,,~ a 4 9 16 23 aW Q ~ a ~ 3 10 24 17 Q W ~ U 2 11 25 18 1 12 19 EXISTING TREES LANDSCAPE A T LANDSCAPE ~ LANDSCAPE R11 10th STREET 5' 19' 10.50' 31' 10.50' 19' S' 100' SPACES ARE 9'x18' ® 42.5' ~ FIGURE VI - 5 NO SCALE l~t~ $~~ & CENTRAL LOT B[AIN STREET SPECIFIC PLAN LINSCOTT, LAW & GREENSPAN, ENGINEERS SEAL BEACH, CALIFORNIA Main Street Specific Plan 72 Zucker Systems 10. THEORETICAL PARIHIITG DEMAND In 1992 the City's Community Development Department completed an analysis of the Main Street area to determine how many spaces the current zoning would require. Based on 223,600 sq. ft. of commercial buildings, they calculated a parking need of 1,258 spaces based on current standards. The existing spaces available to meet this demand can be calculated in a variety of ways. Table VI-8 shows 751 spaces which would leave a theoretical deficit of 507 spaces. Other resources available to address this theoretical deficit would include the 8th Street lot (58 spaces), and the Beach lots (425 spaces). During certain times of day, these spaces are available. TABLE VI-8 Parl~ng Inventory On Street (Public) Main Street 163 Ocean, Central & Electric (8th to 10th) 94 OffStreet andAlleys parallel to Main St. (private) 415 OffStreet (public) Electric Avenue 42 Main Street 37 Total 751 Main Street Specific Plan 73 Zucker Systems 11. SUNIIVIARY OF PARKING FINDINGS Existing Parl~ng Inventory o Based on the parking inventory completed by the City of Seal Beach, there are a total of 2,362 parking spaces in the study area located south of Pacific Coast Highway, between Fifth Street and Twelfth Street. The parking supply includes 1,443 on-street spaces (61%), 415 spaces (18%) in the alleys adjacent to Main Street, and 504 spaces (21%) in the public parking lots on Main Street north of Electric Avenue, in block 100, and in the Eighth/Tenth Street beach lot. o A total of 408 curb (on-street) parking spaces currently exist in the commercial core of the study area (Area A and B), which includes the area bounded by the centerline of Eighth Street, the centerline of Tenth Street, the Pacific surf, and the centerline of Pacific Coast Highway. o All on-street and off-street parking in the study area, with the exception of the beach lot ($4 to $6 per day) is free. Parking is subject to the posted time limits presented in Figure VI-2. There are no parking meters and the consensus of opinion seems to support a continuation of that policy. Current Parl~ng Programs o Beach parking permits are available to anyone for $60 per year and to Seal Beach residents for $40 per year. o A residential parking permit program ($10 annual fee) exempts resident vehicles from the posted time limits in non-commercial areas. Permit parking is also available to merchants and their employees in the Old Town area for $40 per year. This program allows those who purchase a permit to park in City lots, including the beach lot for business purposes only. o There are currently 196 parking spaces in the City's interim in- lieu parking program. Businesses are charged $100 per space to participate in this program. Currently, this fund contains a total of $100,682, and is expected to grow to approximately $270,000 in Main Street Specific Plan 74 Zucker Systems five years with no changes to the program. The purpose of this program was to permit the development of off-site parking provisions for businesses that could not provided adequate on-site parking to meet their parking code requirements. Parl~ng Demand Analysis o Parking counts completed during the mid-day and evening peak periods on Saturday, April 9, 1994 and July 2, 1994 are summarized in Tables VI-3 and VI-4, respectively. o This parking demand study indicates that current parking provisions in the study area are in relative balance with observed demand. Space location and convenience seem to be the primary issues for the current level of development. o The parking surveys indicate that the majority of the on-street parking and the parking in the public lots near Main Street in block 100 and 300 are occupied during peak periods. o The most under utilized parking in the study area is the beach lot near the Seal Beach pier. This lot has a total of 425 spaces, but a maximum of 220 spaces were occupied during the two Saturday parking surveys. At least 205 spaces in the beach lot were vacant at all times during the parking surveys, with a minimum of 326 vacant spaces after 6:00 PM. Main Street Specific Plan 75 Zucker Systems 12. PAR.HING ALTERNATNES o A significant opportunity to augment the existing supply of commercial-related parking in the downtown, as well as off-set the code parking requirements of new or expanded downtown businesses in the future is the beach lot. This lot is currently under utilized. We recommend that the operation of this lot be changed from a flat fee at entry to a variable rate/merchant validation program. Free parking could also be provided after 6:00 PM. Improved directional signs, and pedestrian amenities between the beach lot and Main Street should also be considered. Computers and ticket equipment is estimated to cost $60,000. Pedestrian amenities could cost $100 - $200,000. o The beach lot could provide parking support for the 100 block and southerly portion of block 200. Potential opportunities to provide additional parking at a more central location to the majority of the downtown businesses exists by constructing a two level depressed parking structure on Eight Street adjacent to the Fire Station, as shown in Figure VI-4. Main Street Specific Plan 76 Zucker Systems VII. UR,EAN ICE SI GN A variety of urban design issues are shown in Figure VII-1 and are further discussed and shown in the following sections and photographs. FIGURE VII-1 URBAN DESIGN ISSUES BUILDING SETBACKS Place as much of the ground level front elevation of the building as possible on the front property I the sidewalk edge to maintain the continuity o "street wall." / BUILDING SETBACKS Avoid deep set-back from the sidewalk edge. / FACADE CONTINUITY Strive to create continuous pedestrian activity uninterrupted sequence by minimizing spatial between buildings. / STREET TREES Fill in gaps along the street. / STREET CONTINUITY Avoid parking lots with low walls or landscaping / SCREENING OF PARKING Screen parking lots with low walls or landscapi / STOREFRONT WINDOWS Avoid blank walls and other "dead" spaces at tl ground level. lv~ at~eet SPec~c Plan 77 Zucker Systems 1. STOREFRONT WINDOWS A pedestrian friendly street requires transparent storefronts. This requires windows with views into shops, offices and restaurants. Additionally, clear glass should be used whenever possible. Although most Main Street buildings meet this criteria, the following buildings do not: ivlain street ~Pec~tic Plan 78 Zucker Systems Bank -Tinted Windows and Curtains Appendix C shows typical language treating this topic. The Specific Plan could establish regulations for windows and transparency. Main Street Specific Plan 79 Zucker Systems 2. BUII..DING SET-BACKS In order to provide a friendly village-pedestrian atmosphere on Main Street, buildings should have as much as possible of their ground level front elevation on the front property line at the sidewalk edge. This maintains the continuity of the "street wall". The only exception to this rule could be a restaurant with outdoor seating. Normally, at least 50% of the building frontage should be placed on the property line with a higher percentage desired. Setbacks should not exceed 4 feet at any point including recessed door entry ways, with the exception of restaurants with outdoor seating areas. Any area between the street right-of--way and building should be paved and at the same elevations as the sidewalk. In portions of Main Street it appears an entire row of buildings is set back from the right-of--way creating in effect continuous store frontages with a wider sidewalk. In this case, the new or remodeled building should have the same setbacks as the existing buildings. Existing building setback problems include the following: Main Street Specific Plan 80 Zucker Systems Main Street Specific Plan 81 Zucker Systems main street ~pec~c Ylan 82 Zucker Systems lvlain Street Specific Plan 83 Zucker Systems The specific Plan could establish regulations in relation to building set-backs and sidewalk treatment so that new buildings or remodels don't repeat these problems. 3. FACADE CONTINUITY Part of maintaining a pedestrian friendly Main Street is the continuity of uses along the street. Continuity is impacted by building set-backs as discussed in Paragraph 2 above. Perhaps an even more important concept is when an entire building is missing from the street facade, normally replaced by a parking lot. This can be compared to someone's smile with a tooth missing. Continuity problems are shown in Figure VII-2. The continuity between Ocean Avenue and Electric Avenue is reasonably good with 80 to 92% of the street frontage in continuous store facades. The area from Electric Avenue to Pacific Coast Highway has more problems with only 43 to 62% of the block in continuous store facades. This statistical data reinforces the feeling that is conveyed when walking the street. The area between Ocean Avenue and Electric Avenue has a predominate pedestrian scale and feel. The area between Electric Avenue and Pacific Coast Highway begins to lose its pedestrian scale and begins to take on a more automobile oriented scale. Main Street Specific Plan 84 Zucker Systems II~ I J~=__I~~ PACIFIC COAST HWY. ;; ;; ^~ ..~. % OF BLOCK IN SOLID FACADE PARKING LOTS THAT NEED SCREENING FROM PEDESTRIAN WAY I~~~~~H ~ ~ ffi~- Q~'~'~till ~'~ti'~~4'~,4'r~ r~~~~~-~ NNr~ ~~~ ~~ ~~~~ ..u-.l.l-.tom ~~C- J LEGEND ® FACADE CONTINUITY IS BROKEN ~IG~~Es V 11 ~~ FACADE CONTINUITY • • • e • • s o • • • • II ZUCKEI~ SYSi~Ef~S Main Street Specific Plan 85 - ~~ ~, ~,_~; ~ 4 Zucker Systems 4. SCgtEENING OF PARHING When creating a pedestrian atmosphere, it is generally useful to screen parking lots from the pedestrians. This can be accomplished by a low wall or hedge or a landscape strip and trees between the pedestrian's way and the parking area. Most of the parking lots on Main Street, including the City's lot in the 100 block, lack the appropriate screening feature. Many of these lots are illustrated in the photographs. The numbers correspond to the numbers in Figure VII-2. Main Street Specific Plan 86 Zucker Systems d--~=° 3. Seal Beach Mall, 300 block of Main Street Main street Specific Plan 87 Zucker Systems ..... S~rt~'i6.: .A.:wI'.. 4. 323 Main Law Offices Main Street Specific Plan 88 Zucker Systems Main Street Specific Plan 89 Zucker Systems The City lot can be corrected by City action. For the other lots the City could contact the owners and encourage changes. Some cities also provide an incentive such as free design advice or partial grants for landscape materials. 5. STREET TREES A key feature of pedestrian oriented streets and sidewalks are street trees. The three blocks of Main Street have 50 street trees which provide an appropriate atmosphere for much of the street. However, there are important gaps that should be filled in. We estimate a need for an additional 15 trees in front of commercial establishments as shown in Figure VII-3. 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. Five trees planted at the curb could help provide the pedestrian connection from the 200 block across Electric Avenue to the 300 block. Main Street Specific Plan 90 Zucker Systems ~i i~ li ~~ ._J PACIFIC COAST HWY. ;; ~'-' ~ C'•---ti? 8 ~ r i C ~~~~ ~I ~-_! UIIIfffIIH I' ~ ~~ flip ~ ~i.i.unau.uuuln~»ll~L~ ~~~~~~a ~E:VIG~® ~ EXISTING STREET TREES AREA IN NEED OF STREET TREE SCALE ~ loo 200 300 400 FIGURE:VII -3 STREET TREES II ZUCKEf~ SYSfEI'15 d..l..t_ ..u.-l.d-~..~~~- ..l.~.i.t,.« ~,t~. ~-l.C..C.t_ J Main Street Specific Plan 91 Zucker Systems There have been complaints about the type of trees planted on Mair_ Street and root problems with the sidewalks. A landscape architect should be hired to examine this problem in detail. As new trees are added or when old trees need to be replaced, the appropriate species should be planted along with root barriers to reduce sidewalk intrusion problems. Another issue is the size of the tree canopy. The trees being used either have a small canopy or are trimmed to have a small canopy. Although large tree canopies are often resisted by merchants, they provide an increased pedestrian atmosphere and should be recommended. Some have suggested the use of palm trees on Main Street. We feel canopy type trees would be a better choice. 6. DESIGN'I'~T~1VfF` Although some citizens suggested a design theme for Main Street, we believe a design theme is neither required nor appropriate to emphasize the village-pedestrian scale of the street. Main Street takes its strength from the eclectic nature of its architecture. Main Street Specific Plan 92 Zucker Systems 7. BUILDING SCALE Building scale is the relationship of the building to human size. For avillage-pedestrian atmosphere, the scale of buildings should be kept intimate and close to human size with relatively small structures. Although many design items can impact scale, one of the most apparent and easy to control is the width of the elevation. Most of the elevations and buildings on Main Street are 25 feet wide. A few larger uses are 50 feet wide or more such as the theatre, bank and grocery store. The problem in scale is readily seen in the 300 block. The Seal Beach Mall building is 130 feet wide. Although it has six uses in the 130 ft. width for an average width of 22 feet, the design of the frontage is one 130 ft. wide building. Frontages like this need to be segmented. Seal Beach Mall, 300 block of Main Street Main Street Specific Plan 93 Zucker Systems Another example is the new building at 330 Main Street which is 100 feet wide. Although the design attempted to break up the facade, it still is one unified 100 ft. wide building which is out of scale with the rest of the village. The design of this building would have been better if it were 50 feet instead of 100 or if the facade had more variety. This can easily be seen in the two photographs. 330 Main Street, 100 ft. wide facade .'.~ Design regulations could be written requiring special design review for any facade over 35 feet in width. Main Street Specific Plan 94 Zucker Systems 8. TRADEMARK BUII..DINGS To date, Main Street has not had any trademark building except for the Shell and Chevron service stations at the corner of Main Street and Pacific Coast Highway. Trademark buildings house franchise operations and often look the same from community to community. Generally, trademark buildings are out of scale with a village-pedestrian atmosphere. The solution to potential problems is either to prohibit trademark buildings or require special design review for trademark buildings. 9. BUII.DING HEIGHT Most commercial buildings in the Main Street area are one or two stories in height as shown'in figure VII-4. Exceptions include the three story building next to the City parking lot on Electric Avenue and the four story building in the 100 block of Main Street. Both of these buildings could be considered to be out of scale with a village atmosphere. The zoning ordinance 30 ft. height restriction would prohibit four story buildings but would allow three story buildings. Options would be: o/ Reduce the height limit to 20 feet. o/ Keep the height at 30 ft. but limit building to two stories. a/ Allow three stories and 30 ft. but only in the third story is set back at least 10 ft. from Main Street. Main Street Specific Plan 95 Zucker Systems PACIFIC COAST HWY. ;; ;; =~ 8 o~ m ~' ~~ Q :;C,'; ~::x aka ~. ONE STORY TWO STORY ;; THREE STORY rt> .:~* FOUR STORY 'e, SCALE 0 100 200 300 400 FIGIJ~RE:VII -4 BUILDING HEIGHT ............ ~, ~~ ~~ ~''•• k ;'.~ rii :x.•:::. .. OCEAN;; ;;AVE. ;; N+N+IH+~IHI~IIINI~ {~FIH}t+}~I++~EHIII~ N~IIIIHNIIIIIIIIIIII ~~ ~~ ®®ZUCKEI~ SYSTEMS iVlain Street Specific Plan 96 Zucker Systems Four story building at 116 Main Street Main Street Specific Plan 97 Zucker Systems 10. UZ`II~ITY 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 leading off the 100 block of Main Street, another is along Electric Avenue. Utility lines and poles parallel to Electric Avenue Although the City should consider along term plan for undergrounding these utilities, there may be other Main Street area improvements that would take a higher priority. Main Street Specific Plan 98 Zucker Systems 11. NEwsRACxs Newsracks are scattered throughout the Main Street area. In some locations there is an over-concentration of newsracks and they tend to block pedestrian movement on the sidewalk. The Community Development Department has been researching this problem and is preparing a new City ordinance. There is no need to further address this item as part of the Specific Plan. 12. BENCHES The City issues permits for benches on Main Street. The merchants buy their own benches but the City approves the bench design. There are currently six bench permits on Main Street. The City prefers the benches to be located next to the curb, not next to the building. There is currently an eclectic mix of bench designs on Main Street. Some are located next to buildings, some at the curb. It is normal for downtowns to develop a uniform bench design for use throughout the area. Although we often favor this approach, in Seal Beach's case, an argument can be made that the eclectic variety of benches actually adds to the small town flavor. 13. BICYCLE FACILITIES There are a variety of bicycle racks on the sidewalks along Main Street. It may be appropriate to consider additional bicycle facilities at the beach. 14. ST1~.EET LIGH'PING Street lighting on Main Street is supplied by Southern California Edison. Decorative lights are placed in the trees during the Christmas holidays. A number of survey respondents would like to see the lights year around. This is feasible but would require occasional removal for tree trimming. Main Street Specific Plan 99 Zucker Systems 15. PAVING SURFACES The biggest problem with paving surfaces has been the damage to sidewalks caused by tree roots. The long term solution to this problem is the use of root barriers when planting trees and the use of appropriate trees for the commercial streets. The existing Specific Plan calls for utilizing textured sidewalks for up to 50% of the sidewalk. We feel this is a good recommendation that should be implemented. Additionally, we have no objection to 100% of the sidewalk being textured. 17. REAR ALLEYS The rear alleys tend to be messy and disorganized with parking, loading, and storage. A few buildings have rear public entrances. Although many communities propose redeveloping rear alley areas to store fronts, we generally feel the alleys in Seal Beach don't lend themselves to this solution. There is a need for the loading and storage areas. Additionally, because of the residential across the alleys, it may be undesirable to increase public access to the alley areas. There may be opportunities for making some of the parking areas more attractive and adding landscaping. A good example is the new lot behind the 300 block of Main Street shown on the next page. Main Street Specific Plan 100 Zucker Systems Main Street Specific Plan 101 Zucker Systems VIII. AB 1600 Assembly Bill No. 1600 was passed in 198? and is codified in Government Code 66000 - 66025. This bill, often referred to as the "nexus legislation", requires that in establishing increasing or imposing a fee as a condition of approval of a development project the City shall: 1. Identify the purpose of the fee. 2. Identify the use to which the fee is to be put (e.g., public facilities must be identified). 3. Determine how there is a reasonable relationship between the fee's use and the type of development project on which the fee is imposed. 4. Determine how there is a reasonable relationship between the need for the public facility and the type of development project on which the fee is imposed. 5. Determine whether there is a reasonable relationship between the specific amount of the fee imposed as a condition of approval on a particular development project, and the cost of the public facility attributable to that project. Fees may be used for public facilities defined as: / Public improvements. / Public services. / Community amenities. Fees are to be kept in a separate account and, if uncommitted after five years of receipt, are to be refunded. The fees shall not exceed the estimated reasonable cost of providing tree service or facility for which the fee is imposed. Main Street Specific Plan 102 Zucker Systems The City has been collecting parking fees by two methods. Most recent approvals have used a "development agreement". Development agreements are exempted from the AB 1600 legislation. Earlier approvals had in-lieu fees attached to variance applications and mitigated negative declarations under the California Environmental Quality Act. Although the issue has not been litigated, it is doubtful that fees collected in this manner are subject to AB 1600. As part of the current study, we will examine the pros and cons of using AB 1600 for parking mitigation. Main Street Specific Plan 103 Zucker Systems APPENDIX A 1976 Specific Plan for Main Street A w i 1 SPECIFIC PLAN FnR MAIP~! STREET PREPARE BY: CITY OF SEAL BEACH PLANNING I~PARTh1El~IT ADOPTID ~JANUA4Y, 1~~E -, . ~ ~. ' , RESOLUTION N0. c%~/ A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SEAL BEACH ADOPTING A SPECIFIC PLAN FOR MAIN STREET. WHEREAS, in October, 1973, the City Council adopted a Land Use Element to the General Plan; and WHEREAS, the Land Use Element to the General Plan recommended that a Specific Plan for Main Street be prepared as an implementing measure to the General Plan; and WHEREAS, during many workshop sessions with interested residents various alternatives were explored for the improvement of Main Street; and WHEREAS, a Specific Plan for Main Street has been prepared which calls for improvements to the public right-of-wav and voluntary upgrading of private property; and WHEREAS, the Planning Commission and City Council have considered the Specific Plan during public hearings. NO'vJ, THEREFORE, BE IT RESOLVED that the City Council of the City of Seal Beach does hereby adopt the Specific Plan for Main Street, attached hereto and made a part hereof. PASSED, APPPOVED AND ADOPTED by the City Council-vf the City of Seal Beach at a meeting hel d on the ~ day of ; . ;~;,,, ~~ • ,,, _. 1976, by the following vote: ~ ~ C' AYES: Councilmembers , O_•~ ~~ J %.-~ i'-•.~ •~' ~ - ~i ;',,~j~/ ,. NOES: Councilmember ~.~ ~~~~~,,.~ ABSENT: Councilmembers ~'• ~,~_ / ~~ . ~ C'f~ Mayor ATTEST:, - , .~•~ .. :' . / ~,' _ .,, ~ ~ ~,~~ ~~l ~ ~ . ~t~CTer ~~ - ~~• '~•~ , .~I`'1..1. .~•'~~ ~~ MAIM ST~FET' SPEC I F I C pi 4N INTRODUCTION In 1973 the City adopted a revised General Plan to assist in guiding the future development of Seal Beach. As a part of this plan it was recommended that a specific plan for Main Street be prepared and implemented. The purpose of the specific plan was to further enhance the economic viability and appearance of ~-iain Street. In late May the Planning Department began organizing efforts to prepare the plan. First, a questionnaire was delivered to most of the r~erchants along Main Street in order to assess what they perceived as problems and possible changes for the Main Street area. Next, a similar questionnaire aras prepared and used to guide interviews with a sample of Main Street customers. Soon after the questionnaires ~rere delivered to merchants and while customer interviews were being undertaken, .a series of meetings mere scheduled with those businessmen who were interested in helping prepare the specific plan. •. !rleekly meetings in June, July and August provided a forum for both planning staff and merchants to analyze and discuss survey results, problems, solutions, alternative concepts, costs and funding c~ethods for improving the Main Street ca~nercial area. Three alternatives were prepared in detail and presented to a~general meeting of property owners and businessmen. Components of different alternatives were selected which met with the approval of the assembled group and have been incorporated into this plan. GOALS The following goals here prepared to reflect the interests of _ L the merchants and the city residents. 1. Enhance and beautify the htain Street Commercial Area in order to provide a more attractive shopping area. 2. Improve the economic environment for all business along Main Street. . 3. Create an atmosphere which provides a focus and opportunity for social activities compatible with the commercial activities along htain Street and the recreational activities in the Electric Avenue Park. (For example: art shows, senior citizen events, etc.) IDENTIFYING THE PROBLE'~S Seal Beach is a unique coastal community with~a small town atmosphere. The ~~ain Street Commercial Area reflects this atmosphere with its small shcps and businesses. on Main Street. however, there are some problems For example, research by the planning staff identified several indicators of the economic situation on Main Street. A comparison of sales tax revenues for Main Street businesses bet~r~een 1971-1973 revealed that there was only a 1°6 growth in gross sales with the majority of i businesses actually experiencing a decline in sales. In fact, the i proportion of total sales concentrated in the top nine businesses increased from 57~ to 62~. An initial comparison of property values ;. between 1971-1974 indicated relatively little growth in value for commercial property, and although samples from the newly released t975 assessments indicate an increase in commercial property values, such increases are well below those of surrounding residential properties for the four-year period. 2 In addition, two large shopping centers are scheduled for construction at tdestminster Avenue and Pacific Coast Highway in Long Beach: Marina Pacifica and htarket Place. Together both centers will cover 44 acres and provide 400,000 square feet of commercial space. This includes a Buffums' Department Store, over 8 restaurants, a 20,000 sq. ft. Boy's Market and a vride variety of apparel and specialty shops. The Market Place center is scheduled for completion in.th2 summer of 1976; the Marina Pacific center in the fall of 1976. The economic impact of these centers on Main Street business is obvious. ~Jhen asked whether certain features of Main Street v~ere a problem or not, the survey responses of businessmen were generally split with storefrcnt appearance, landscaping and su~~er auto traffic indicated as problems by a slight majority, while a large majority found no proble,~ with the appearance of parked cars or potential traffic hazards. Discussion in weekly meetings ~vith businessmen uncovered additional problem areas as will: discolored, dirty and cracked side~~alks, unattractive light standards, signs, benches, and trash receptacles as well as insufficient customer parking. These problems vrere listed and corresponding solutions were proposed and incorporated in three alternative plan concepts. SPECIFIC PLAP~ RECOMMEPIDATIO'aS These conceptual alternatives were developed and reviev~ed with interested businessmen and property owners. Various features from the alternatives have been combined into a single plan. The following is a description of the improvements being ~ proposed under the plan: 3 IMPL~MEP~TATION Improvements to the Public Right-of-LJay A number of funding sources have been evaluated for the proposed ,. improvements to the Main Street right-of-way. These funding sources include an assessment district, the city's Capital Improvement Program, Housing and Community Development Act funds and the Redevelopment Agency. The Seal Beach Redevelopment Agency should repay the City ~60,000.of the debt which i t o:ves the city for construction of ~~1ari na Park and Corrnuni ty Center. This money will then be placed in the city's Capital Improvement Program to finance some of the public improvements proposed in the pubiic right-of-way. Since X60,000 will not cover the total cost of the proposed improv~~~~ents, the project will be continued as other funds become availably. The Capital Improvement Program, Housing and Cormunity ~ Development Funds and an assessment district should continue to be~ considered as possible funding sources. Additional funding sources may also be considered. ' Storefronts and Signs Some stores on Main Street are In need of paint and minor repairs. One of the objectives of the plan is to encourage businessmen and property owners to upgrade and improve their buildings. Simaly by painting older buildings their appearance can b~ improved and their architectural characteristics can be enhanced. In addition, some remodeling and new construction tivill occur over time. Those individuals contemplating . storefront remodeling are urged to undertake these projects in the near future. Not only wi]1 this benefit the individual businzsses, and Main t Street in general, but will also provide a model for others to follow. - 5 A sign ordinance will be adopted in the near future. Over a - period of time nonconforming signs will be eliminated. Parking Parking improvements will be considered in two phases. In the first phase a portion of the municipal parking lot in the 100 block of ~4ain Street may be made available to businessmen to lease parking spaces - - - for themselves and their employes. The lease parking for oil company employees has been transferred to the beach parking lots. In addition, a parking study will be undertaken to~determine the amount of available parking behind the stores and ho;v this parking can be more effectively utilized. A parking design layout may b~ striped behind several stores in order to evaluate this concept. If successrul, this concept could 6e expanded to available parking spaces behind all Main Street businesses. An evaluation will be made after the co;~pletion of the first phase. If parking is still perceived to 62 a problem, then a second phase study arould be undertaken to determine where additional parking might be acquired in the general ~~ain Street area. It is perceived that if additional parking were to be acquired, it should be financed through a parking assessment district, or some other financial method other than the c;ty's general fund. 6 APPENDIX B C-1 Zoning Regulations S 28-1300 Zoning S 28-1300 Article 13. Service Commercial Zone (C-1 Zone) Section 28-1300. Permit Uses. In the C-1 Zone, the following uses only are permitted and as hereinafter specifically provided and allowed by this article: (i) Any use permitted in the C-O zone; (2) Service business dealing directly with consumers (dressmaker, tailor, etc.), veterinary out-patient clinic subject to Planning Commission determination of compatibility; (3) General retail businesses such as grocery store, furniture store, etc.; (4) Liquor store (off-sale); located more than 100 feet from residentially zoned property, a church or school; (5) Restaurant (not including drive-in restaurants); (6) The following recycling facilities as defined in Section 28-2321: (a) Reverse vending machines; (b) Small collection recycling facilities within a convenience zone; and (c) Mobile recycling units within a convenience lone; (7) Following uses subject to issuance of a Conditional Use Permit: (a) On-sale and off-sale liquor establishments. 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; • (b) Restaurant, walk-up/take-out; (c) Automatic ice vending machines; (d) Ambulance service; (e) Drive-in window film stand; (f) Electric cart sales and minor service; 7600 (Seal Beach 6/92) S 28-1300 Seal Beach City Code S 28-1301 (g) Pet shop; (h) Coin operated amusement machines as a secondary use; (i) Entertainment Cafes. Any entertainment cafe lawfully existing on April 23; 1986, for which a Conditional Use Permit has not been granted, shall obtain such a permit within two years thereafter. The failure of such entertainment cafe to obtain a conditional use permit within such period of time shall render such cafe a non-conforming use which shall be terminated and abated immediately; (j) Commercial activities operating between the hours of 2:00 a.m. and 6:00 a.m. (Ord. No. 1348, S6) (8) 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. . (Ord. No. 948; Ord. No. 1047, S1; Ord. No. 1052, S1, 52; Ord. No. 1053, S1, S2; Ord. No. 1121, S1; Ord. No. 1149, S5; Ord. No. 1157, S1; Ord. No. 1218, S1; Ord. No. 1233, S1; Ord. 1257, S2 [part)) Section 28-1301. Limitations on Pe--?tted Uses. Every use permitted shall be subject to the f:_;owing conditions and limitations: (1) All uses shall be constructed wholly within an enclosed building except such uses as: (a) Growing stock, only when in connection with horticultural nurseries; (b) Parking lots; (c) Restaurant, semi-enclosed. (2) Storage shall be limited to accessory storage of commodities sold at retail on the premises. (3) All operations conducted on the premises shall not be objectionable by reason of noise, odor, dust, mud, smoke, steam, vibration or other similar causes. (4) Where any property used for commercial purposes has a common property line with property zoned for residential purposes, there shall be provided a solid masonry or concrete block (Seal Beach 6/92) 7601 S 28-1301 Zoning S 28-1302 wall not less than six 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. Section 28-1302. General Provisions. Lot Size Open Space Bulk and Yards. (1) Minimum Lot Size: Districts I and II Width 70 ft. Depth 100 ft. Area 7, 000 sq. ft. (2) Yard Dimensions (minimums): District I Abutting Front Street 0* Abutting Side Street . 0* Abutting Rear Street 0* Abutting Side Alley 4 ft. Abutting Rear Alley 22 ft. Not Abutting Street or Alley on Side 0* Not Abutting Street or Alley on Rear . 10$ lot wide; 5 ft. min./10 ft. max.* District II Abutting Front Street 6 ft.* Abutting Side Street 15$ lot width/6'ft. max.* Abutting Rear Street 6 ft.* Abutting Side Alley 4 ft. Abutting Rear Alley 4 ft. Not Abutting Street or Alley on Side 0* Not Abutting Street or Alley on Rear 6 ft.* (3) Lot Coverage District I 75$ District II 60$ (4) Maximum height, main building District I 30 ft. District II 35 ft. (5) Maximum height, accessory building Districts I a nd II 15 ft. *when commercially zoned property has a front, side or rear yard on a block face with residentially zoned properties, the required front, •ide, or rear yards for the commercial property shall be the same ae required for the residential zone, except loading zone requirement shall supersede r esidential zone rear yards. _ 7602 (Seal Beach 6/92) S 28-1302 Seal Beach City Code S 28-1304 (6) Minimum required landscaping - 10~ of site plus one (1) tree for each five (5) parking stalls distributed throughout the parking lot area. Nonconforming commercial centers over twenty (20) acres shall be landscaped pursuant to Section 28-2408. (Ord. No. 948; Ord. No. 1011, S13; Ord. No. 1059, S2; Ord. No. 1252, S3) Section 28-1303. Parking and Loadir.a Space Requirements. Parking spaces shall be a minimum of nine feet by twenty feet in Districts I and II, and in the residential/commercial/park zone. A minimum driver aisle width of twenty-four feet shall be provided. The loading space in District I shall be twenty-two (22) feet by forty-five (45) feet and located off the alley. In case of lots of less than forty-five (45) feet in width, the loading space may be provided in an area twenty-two (22) feet in depth across the entire width of the lot, and the space shall be provided off the alley at the rear of the property. The loading space in District II and in the Residential/ Commercial park zone shall be twenty-two feet by forty-five feet and located at the rear of the building. All parking areas and loading areas shall be paved with portland cement concrete oz asphaltic concrete. Parking facilities shall be provided on the property on which the building is located or within three hundred feet of the building. (Ord. No. 948) Section 28-1304. Number of Parking Spaces Required. (1) Retail stores - 1 for each 300 sq. ft. gross floor area or part thereof. (2) Ambulance service - 1 for each service vehicle plus 1 for each employee, minimum 4. (3) Hardware, furniture, etc. - 1 for each 500 sq. ft. gross floor area or part thereof. (4) Establishments for the sale and consumption on the premises of food and beverage - 1 for each 100 sq. ft. of gross floor area or part thereof. (Ord. No. 948) (Seal Seach 6/92) 7603 S 28-1305 Zoning S 28-1305 Section 28-1305. Roof-Mounted Mechanical Equipment: Roof- mounted mechanical equipment shall be architecturally screened. (Ord. No. 948) 7604 (Seal Beach 6/92) APPENDIX C Windows /Transparency 5.6 Windows/Transparency. Pedestrian activity should be encouraged by providing views into shops, offices and restaurants At sidewalk level, buildings must be primarily transparent. A minimum of 50% of all first floor facades with street frontage should 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. All glass in windows and doorways should 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 should not be used. Buildings and establishments where goods and services aren't offered, shall contain at least passive elements focused to the pedestrian. These may include architectural detailing, art work, landscaped areas or windows for public service use. Perhaps the best advertising a merchant can do is to have an attractive storefront. A storefront that is visually exciting to the pedestrian will cause him to pause long enough to see well displayed merchandise, and this will, in turn, sell itself. DG-17 APPENDIX D Survey of Communities RESEARCH FOR SEAL BEACH Ashland, OR-(502) 488-5305 They have a mixed use zone requiring commercial on the ground floor and residential above. Strong design and sign controls guide the appearance of the development. They limit square footage of any building thus prohibiting Walmarts etc. Parking must be in the back or side, and the number of spaces allowed cannot exceed the city's standard by more than 10%. The City is assisted in their objectives by a strong State law that prohibits urban sprawl. They let the market control the mix of commercial. Without available land to expand out, the citizen's commercial needs are met within the community. Avalon, Catalina, CA-(310) 510-0220 They depend on tourism for survival. Therefore, they do not limit the mix of commercial uses. They relay on the market to decide what is commercially viable. They have both a commercial zone and acommercial/residential zone. They utilize the entertainment permit as a method to regulate sound impacts\. Balboa Island, CA-(714) 644-3215 The City has no special zoning or restrictions. They rely on the market to control uses. Berkeley, CA-(510) 644-6534 They have a complex system of commercial zoning. Their ordinance identifies different commercial overlays areas. Each area has a quota for each type of permitted commercial use. For businesses that stay open after 10:00 p.m., a discretionary permit is necessary. Restaurants and night clubs need a special permit. (I sent for a copy of their ordinance.) Huntington Beach, CA-(714) 436-5271 The City's zoning does not addresses the number of any particular types of commercial use permitted. They rely on their policy positions for approval of special permits. All restaurants, bars etc. require a CUP. They have a very vocal community which influences which application receives approval. If a use is near residential development, the use may stay open until 11:00 p.m. on week nights and up to 1:00 a.m. on weekends. Laguna Beach, CA-(714) 644-3215 The City has adopted a specific plan for commercial areas. It contains seven subareas of 3 or 4 blocks each. Each subareas calls out permit uses allowed by right. Other uses may be allowed with a conditional use permit. It depends on the neighborhood. If there are a~ public complaints regarding a use, the Planning Commission rehears the item. Bars and restaurants are open until 2:00 a.m. All live music must be inside a sound proof building with air conditioning and fixed glass. The hours of operation are limited by the permit. Smell control are frequently as a condition of the restaurant's approval. (A copy of the specific plan is attached) Malibu, CA They are a new city and could use something. Santa Monica, CA-(310) 45&8341 The citizens voted in a moratorium to prohibit any new commercial along the beach front (Prop F). They didn't want "the tourists taking over their beach." For the Promenade area, they have a RVC mixed use ordinance. They feel they have had mixed results. Many of the nearby citizens feel this redevelopment area attracts too many people outside the City. However, economically it has been tremendously successful. APPENDIX E Parking Utilization Tables Linscott, Law & Greenspan, Engineers Q C a °Q ~~ o S~~ w a U ~U O ~ V ~z ~~ C a"0 a q~ W ..:.. .. . 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N r. ~ . : :. : : •~. ~ .~ ~~ ~. .a. :a: ~.A g .~~' g c~ a . ~ ~ ~ g a : . y~ ~~o~~o~~~ ^ a ~ ::.:,. O. ..;::~~ao o~~ y o .-. .-+ ... !~S .. h 00 [~ M .r 8 .. .. ..... . Z y ~ o ~p ~O ~ .~.1 e~r1 e+f ~ 00 h .~~ ~ -~..+ r Q V N rl ~~7p, N N N ~ ~ ~ ~ ` ' ~ ~ ~ ~ .;'. .h N ~Yi .Y~i ~ ~ ~i V ~ ~ ~ ' 1~ 1~ ~ ~ ~ Iw . :. .: ~I~/ 4 4 1 1 I I 1 1 I / 1 ..IwI ~. v. 'Or ~ ~~ ~_ ~ C C U L~ V V 00 C ~~-~ G C 9 .• Z C C ~~ ~ W ~ W w C F i i A oua3ua3uizz~z F• N U APPENDIX F OPINION SURVEY AND SUMMARY OF RESPONSES SUMMARY OF RESPONSES CITY OF SEAL BEACH MAIN STREET SPECIFIC PLAN 1994 OPINION SURVEY This survey is being mailed to businesses, property owners and residents of the Main Street area. The survey is intended to find out attitudes and opinions about the area to assist the City in preparing a plan for the area. Participating in the survey gives you an opportunity to help plan the future of the area. Zucker Systems of San Diego is working with the City to prepare the Main Street Specific Plan. They will analyze the survey to help insure impartiality of the results. BACKGROUND QUESTIONS 1. WHICH OF THE FOLLOWING DO YOU REPRESENT? (Circle one or more). a. Owner of a business in the area. 74 b. Owner of business property in the area. 63 c. I reside in the Main Street area as a renter. 201 d. I reside in the Main Street area and own my dwelling. 188 2. MY PROPERTY OF INTEREST AS SPECIFIED IN QUESTION 1 IS LOCATED ON: (Note: If you circled more than one item in Question 1 above, please place the number of each answer in Question 1 next to an answer in Question 2.) STREET INDICATE WHICH 100 BLOCK a. Main Street b. Ocean Avenue c. Central Avenue d. Electric Avenue e. Pacific Coast Highway f. 5th Street g. 6th Street h. 7th Street i. 8th Street j. 10th Street k. 11th Street 1. 12th Street D:1 W P51 \MA IIVST. CUM\SUMMARY\LW\ ] 0-19-94 City of Seal Beach Main Street Specific Plan - 1994 Opinion Survey 3. IF YOU CIRCLED C OR D TO QUESTION 1: a. How many cars do members of your household own? . b. How many off-street parking spaces are available for your household? +3 (1), + 2 (8), +1 (40), 0 (119), -1 (127), -2 (47) 4. FOR BUSINESS OWNERS WHO CIRCLED ~A TO QUESTION 1: a b. My type of business is (i. e. , restaurant, beauty shop, t-shirt shop, etc. ) The percentage of my business that caters to visitors residents is estimated as follows: Visitors and tourists. Local Residents. 100 % Total IMAGE OF THE AREA and tourists vs. local 5. DOES THE FOLLOWING STATEMENT REPRESENT YOUR IMAGE OF THE MAIN STREET AREA? "The Main Street area is particularly important because it is the heart and soul of Seal Beach. The vision for Main Street is small town America. Important features include a family town with friendly people who care for each other. Apedestrian-oriented area where people walk and feel safe on the street at night. An area with both architectural and economic diversity with a mix of business, housing types and institutions." a. _400_ Yes _37_ No 5_ No Opinion b. If no, please describe your image of the area: 6. WHAT DO YOU LIKE MOST ABOUT THE MAIN STREET AREA? 7. WHAT DO YOU LIKE LEAST ABOUT THE MAIN STREET AREA? BUSINESS DEVELOPMENT 8. WHAT KIND OF BUSINESSES WOULD YOU LIKE TO SEE MORE OF IN THE MAIN STREET AREA? D:\WPSl1MAINS'f.CUM\SUMMARY\LW\1Q19-94 2 City of Seal Beach Main Street Specific Plan - 1994 Opinion Survey 9. WHAT KIND OF BUSINESSES WOULD YOU LIKE TO SEE LESS OF IN THE MAIN STREET AREA? 10. HOW MANY ADDITIONAL RESTAURANTS, IF ANY, WOULD BE DESIRABLE? o((~a 1 0, 2 ~, 5 - ~,' ~ ~ `11-- i3w,.i,.~ 11. WHAT SHOULD THE CLOSING TIME BE FOR ESTABLISHMENTS WITH LIQUOR LICENSES? 11 PM Q,12 PM(4), 1 AM(2), 2 AM(4), 10 PM-M/TH-11PM- F/SQ, STATE LAW Q, 11 PM-M/TH-12PM-F/SO 12. WOULD YOU APPROVE OF AMPLIFIED MUSIC FOR ANY ESTABLISHMENT? _143_ Yes _308_ No 13. WOULD YOU APPROVE OF NON-AMPLIFIED MUSIC FOR ANY ESTABLISHMENT? _396_ Yes _64_ No 14. THERE IS CURRENTLY A MIX OFRESIDENT-SERVING AND VISITOR-SERVING BUSINESSES. DO YOU FEEL THE MIX IS: _349_ About right. _84 Too many visitor-serving businesses. 8_ Too many resident-serving businesses. 15. WOULD YOU FAVOR THE CITY LIlVIITING THE NUMBER OF VISITOR- SERVING BUSINESSES? _185_ Yes _266_ No 16. SHOULD RETAIL BUSINESSES BE KEPT OPEN LATER AT NIGHT THAN THEY CURRENTLY ARE? _207_ Yes _115_ No _112_ No Opinion 17. IF YOU COULD INFLUENCE FUTURE DEVELOPMENT IN THE MAIN STREET AREA, WHICH OF THE FOLLOWING STATEMENTS WOULD BEST EXPRESS YOUR OPINION? (Circle all that apply). a. I would restrict the number of restaurants with alcohol licenses. 160 b. I would restrict the number of tourist-oriented businesses. 149 c. I would let economic market forces guide future development. 214 d. Other (Specify) 61 D: \ W PS 11MA INST.CUM\SUMMARYIL W\ 10-19-94 3 City of Seal Beach Main Street Specific Plan - 1994 Opinion Survey e. No opinion. 26 1 S . (If you circled C or D to Question 1, skip to Question 19) SOME COMMUNITIES USE A BUSINESS IMPROVEMENT DISTRICT TO HELP MAST OR IMPROVE A BUSINESS AREA. WOULD YOU FAVOR SUCH A DISTRICT FOR THE MAIN STREET AREA? _80_ Yes _83_ No _53_ No Opinion 19. HOW DO YOU FEEL ABOUT ENCOURAGING THE FOLLOWING BUSINESSES OR USES IN THE MAIN STREET AREA? SHOULD THERE BE MORE OR LESS OF EACH OF THE FOLLOWING? Retail Shops ................... Grocery Stores ................. Services (office, financial) ... Services (beauty, nails, etc.).. Book Stores .................... Hardware Stores ................ Restaurants .................... Fast Food Restaurants .......... Bars ........................... Entertainment Establishments .. Liquor Stores .................. Medical Care ................... Clothing Stores ................ Appliance Stores ............... Furniture Stores ............... Other (Specify) ................ No opinion MORE KEPT THE SAME LESS _229_ _185_ 10 _263_ _288_ 10 69 _250_ 72 _20_ _182_ _ _ _184_ _233_ _172_ 6 _39_ _365_ 3 _187_ _182_ _30 43 _182_ _ _171 _22_ _218_ _ _191_ _139_ _168_ _107_ 17 _234_ _154_ _63_ _227_ 50 _128_ _235_ 24 76 _234_ 76 73 206 78 DESIGN ISSUES 20. DO YOU FAVOR THE CURRENT MIX OF ARCHITECTURAL STYLES ON MAIN STREET? _363_ Yes _59_ No 21. IF YOU ANSWERED NO TO QUESTION 20, WHAT WOULD YOU FAVOR? 22. WHAT BUILDINGS ON MAIN STREET DO YOU PARTICULARLY LIKE THE APPEARANCE OF AND WHY? D:1 W P51 \MA IlVS'f. CUM\SUM>•9ARl'\LW\ 10.19-94 4 Ciry of Seal Beacli Main Street Specific Plan - 1994 Opinion Survey 23. WHAT BUILDINGS DO YOU PARTICULARLY DISLIKE THE APPEARANCE OF ANY WHY? 24. WHAT TYPE OF IMPROVEMENTS WOULD YOU LIKE ON MAIN STREET? (Please select three choices, placing " 1 " by your first choice, " 2" by your second choice, and "3" by your third choice). _1(70)_ 2(59) _3(55)_ Year-round lights in the trees. _1(44)_ 2(60) _3(62)_ More benches. _1(47) 2(65) _3(66)_ Window boxes or barrels with flowers. _1(43)_ 2(48) _3(33)_ Better lighting. _1(110) _2(69)_3(46) _ Repair sidewalks. _1(14)_ 2(24) _3(15)_ Replace existing trees. _1(64)_ 2(40)_ 3(50)_ Bury power lines. _lQ_2Q_30_ Other (Specify) 25. WHO DO YOU FEEL SHOULD BE RESPONSIBLE FOR PROVIDING AMENITIES SUCH AS THOSE LISTED ABOVE? (Circle one). a. Businesses in the Main Street area. 55 b. The City's General Fund. 98 c. A combination of a and b. 265 d. Other (Specify) 36 e. No opinion. 16 26. DO YOU BELIEVE NEW COMMERCIAL DEVELOPMENT AND STORE FRONTS SHOULD BE SUBJECT TO DESIGN REVIEW BY THE CITY? _327_Yes _110_ No 27. WOULD YOU FAVOR AN ARCH OVER MAIN STREET TO DEMARK OR ADVERTISE MAIN STREET? _111_ Yes _337_ No 28. WOULD YOU FAVOR SIGNAGE ON PACIFIC COAST HIGHWAY CALLING ATTENTION TO THE MAIN STREET SHOPPING AREA? _152_ Yes _273_ No PARKING ISSUES 29. DO YOU FEEL THE MAIN STREET AREA HAS A PARKING PROBLEM? _317_ Yes _126_ No D: \ WP51 \MAINS'f.CUM\S UMh1ARl'\LW\ 10-19-94 5 City of Seal Beach Main Street Specific Plan - 1994 Opinion Survey 30. IF YOU ANSWERED YES TO QUESTION 29, SPECIFY WHERE AND WHAT TIMES . 31. HOW DO YOU FEEL ABOUT THE FOLLOWING STATEMENT? 32 33. "There is a parking problem but Seal Beach is a beach town and we need to learn to live with it!" (Circle one) a. Totally disagree. 62 b. Strongly disagree. 37 c. Somewhat disagree. 68 d. Neutral. 45 e. Somewhat agree. 149 f. Strongly agree. 38 g. Totally agree. 44 DO YOU FAVOR THE USE OF PARKING METERS ON MAIN STREET? _135_ Yes _283_ No WHICH OF THE FOLLOWING SOLUTIONS TO THE PARKING PROBLEM DO YOU FAVOR? Opening the beach lot for night time use Reducing the charge for short-term parking at the beach lots. Creating a merchant validation program in relation to City parking lots. Use of a shuttle bus from remote parking lots. FAVOR OPPOSE NO OPINION _233_ _105_ _29_ _217_ _88_ _50_ _228_ _72_ _59_ _152_ Decking the beach lot. Decking the 8th Street parking lot. _62_ _73_ 143_ _68_ _257_ _231_ _33_ _50_ D:\~VPS 1 \MA INST. CUl\flSUMbIARY\L~V\ 10-19-94 6 City of Seal Beach Main Street Specific Plan - 1994 Opinion Survey Decking the 1st Street parking lot. _61_ _241_ _54_ Diagonal parking on Electric Avenue _103_ _212_ _46_ Utilization of the alleys for customer _94_ 234_ 32 parking. Other ideas. 34. WHO DO YOU FEEL SHOULD BE RESPONSIBLE FOR FUNDING ANY OF THE ABOVE? (Circle one.) a. Businesses in the Main Street area. 55 b. The City's General Fund. 114 c. A combination of a and b. 217 d. Other (Specify) 33 e. No Opinion. 20 35. DO YOU FAVOR THE IN-LIEU FEE PARKING PROGRAM? 79 Yes 77 No 234 Don't Know 36. IF YOU RESPONDED NO TO QUESTION 35, WHAT DO YOU SUGGEST INSTEAD? 37. PLEASE PROVIDE ANY OTHER INFORMATION OR IDEAS YOU WOULD LIKE CONSIDERED. Thank you for taking the time to complete this survey. Please return it NO LATER THAN OCTOBER 14 in the enclosed postage-paid envelope. 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