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AGENDA REPORT
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DATE: September 12, 2005 #1131
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TO: Honorable Mayor and City Councilz `)‘'
THRU: John B. Bahorski, City Manager / 1 I •
FROM: Lee Whittenberg, Director of Development Services
SUBJECT: REQUEST FOR DIRECTION RE: OFFER OF JOINT
USE PARKING AGREEMENT WITH GRACE
COMMUNITY CHURCH
SUMMARY OF REQUEST:
Provide direction to Staff regarding desire to consider an "Offer for Joint Use Parking
Agreement Between City of Seal Beach and Grace Community Church, dated July 27,
2005.
BACKGROUND:
Grace Community Church has presented a written "an "Offer for Joint Use Parking
Agreement Between City of Seal Beach and Grace Community Church" (the "Offer "),
dated July 27, 2005.
City staff has not spent any time evaluating the Offer at this time. Direction is being
sought from the City Council as to their interest in proceeding with this matter. Until the
City Council determines that the Offer should be further considered, staff does not intend
to spend time on this matter.
Summary of the Major Points of the Offer:
❑ Total of 126 parking stalls in three separate city -owner parking lots requested as
described below:
❑ Eighth Street/Central Avenue public lot — 52 spaces (57 spaces total in lot);
❑ Eighth Street Beach public lot — 60 spaces (417 spaces total in both beach
parking lots); and
❑ Main Street and Electric Avenue public lot, next to Seal Beach Mall — 14
spaces (14 spaces total in lot).
❑ Said spaces to be available exclusively for Grace Church use year round on:
❑ Sundays between 7:30 AM and 1:00 PM, and
Agenda Item iV
Z:\My Documents \Grace Church \Offer for Joint Use Parking.Request for Direction.CC Staff Report.doc \LW\08 -18 -05
Request for Direction re: Offer for Joint Use Parking Agreement
Between Grace Community Church and City of Seal Beach
City Council Staff Report
September 12, 2005
❑ Only Eighth Street Beach public spaces, 60 spaces, to be available exclusively
between 5:00 PM and 10:00 PM nightly.
❑ Grace Church to reimburse all direct City costs to install and maintain parking
control signage and striping satisfactory to identify church designated parking
spaces;
❑ One time payment of $300,000 to City for use of said parking spaces for term of
Offer within 7 business days of approval by City and the California Coastal
Commission (if required);
❑ Offer can be terminated with cause of a material breach upon 30 day notice; if
terminated City to reimburse Grace Church the unused portion of the initial
consideration of $300,000 on the basis of a straight line distribution for unused
period of time;
❑ Initial term of 25 years, with 2 options of 5 years;
❑ Grace Church to maintain insurance $2 million in insurance for loss, damage or
injury in connection with the Offer;
❑ Reciprocal indemnification provisions between Grace Church and City;
❑ Use of impacted parking spaces could not be assigned or subleased by Grace
Church; and
❑ This Offer would continue independent of any future City actions regarding
applications to remodel, modernize, and otherwise upgrade the church property.
The complete "Offer ", including graphic exhibits of the proposed church designated
spaces of each of the discussed parking lots it provided as an attachment for the City
Council to review in considering this matter.
Issues for Council Consideration:
Overall Goal of Grace Community Church:
This offer has been presented by Grace Community Church `for the express purpose of
Grace Community Church to conduct existing operations with adequate off street parking
facilities, and is not predicated on any future action to secure permit approval under a
future church building program" and "in the sincere interest to work with the Old Town
community and the City of Seal Beach to responsibly address the real and perceived
parking issues attendant to our church operations ".
City Parking Goals and Policies regarding Parking:
The "Circulation Element of the Seal Beach General Plan" discusses the overall goals,
objectives and policies of the City regarding transportation and circulation issues within
the City. Following is the discussion regarding "Parking" in the Circulation Element of
the General Plan that was recently updated in December 2003:
2
Offer for Joint Use Parkine.Request for Direction.CC Staff Report
f
Request for Direction re: Offer for Joint Use Parking Agreement
Between Grace Community Church and City of Seal Beach
City Council Staff Report
September 12, 2005
"Parking
Goal: Provide sufficient, well- designed, and convenient
on- street parking and off-street parking facilities
throughout the City.
Objective: Develop and implement a Parking Management
Plan or other program that identifies citywide
parking requirements.
Policies: Consolidate parking, where appropriate, to
eliminate the number of ingress and egress points
onto arterials.
Consider the use of public /private joint- ventures to
provide funding sources for parking
Improve public access to the coast by providing
better transit and parking opportunities.
Support satellite parking sites and shuttle services
to minimize congestion and travel demand for
special events and temporary activities.
Utilize City programs to address specific issues (Le,
Downtown parking Meter Program)."
The "Main Street Specific Plan ", adopted in July 1996 addresses parking issues within
the Main Street Specific Plan Area, which does not include the Grace Church property.
However, the parking lots requested for consideration are within the boundaries of the
Main Street Specific Plan. There are numerous areas of discussion and provisions
regarding parking within the Specific Plan document. Provided as Attachment 2 is a
copy of Section 4, Parking and Traffic, of the Main Street Specific Plan for the
information and consideration of the City Council in reviewing this matter.
General Areas of Concern Identified by Staff:
Staff feels that the following issues should be considered by the City Council before it
determines to authorize city staff to continue to negotiate with Grace Community Church
regarding the proposed "Offer ":
❑ Does the City Council desire to consider this offer further?
❑ Commitment of public parking spaces for a private use for a 25 -year time
period.
3
Offer for Joint Use Parking.Request for Direction.CC Staff Report
Request for Direction re: Offer for Joint Use Parking Agreement
Between Grace Community Church and City of Seal Beach
City Council Staff Report
September 12, 2005
❑ Potential for other offers to be received by the City, further restricting the
number of available public parking spaces within the Main Street and beach
areas.
❑ Allocation of staff time to negotiate this matter with Grace Church, the
surrounding community, and the California Coastal Commission.
❑ Potential for needing to amend the "General Plan" and the "Main Street
Specific Plan" to reflect such Offer.
❑ Consideration of impacts to adjoining neighborhood.
❑ Consideration of impact on use of the Eighth Street public parking lot by
Main Street business employees with employee parking stickers.
❑ Consideration of impact on use of the Eighth Street public parking lot by City
employees, including City Hall employees and part -time lifeguards.
❑ If this type of program is to be considered, what other types of businesses
could request similar agreements, i.e., sales tax producing businesses.
❑ Potential impacts on existing beach parking lot agreement with AMPCO.
❑ If the City Council desires to consider this offer further, are there particular
provisions of the proposed "Offer" that Council wishes to provide additional
direction to Staff on at this time?
FISCAL IMPACT:
Direct revenue source of $300,000 in a one -time payment for use of 126 parking spaces
for a minimum 25 year term. Unknown costs of maintenance and enforcement of
provisions of this "Offer" and any future formal "Parking Agreement ". Unknown staff
costs to proceed with further negotiations and other entitlement issues as discussed
above.
RECOMMENDATION:
Provide direction to Staff regarding desire to consider an "Offer for Joint Use Parking
Agreement Between City of Seal Beach and Grace Community Church, dated July 27,
2005.
NOTE ►i D APP' ' ED:
dare Whittenber Jo ► :.: ahorski
Director of Development Service C anager
Attachments: (2)
4
Offer for Joint Use Parking.Request for Direction.CC Staff Report
A
Request for Direction re: Offer for Joint Use Parking Agreement
Between Grace Community Church and City of Seal Beach
City Council Staff Report
September 12, 2005
Attachment 1: "Offer for Joint Use Parking Agreement Between City of
Seal Beach and Grace Community Church, dated July 27,
2005
Attachment 2: Main Street Specific Plan, Section 4, Parking and Traffic
5
Offer for Joint Use Parking.Request for Direction.CC Staff Report
Request for Direction re: Offer for Joint Use Parking Agreement
Between Grace Community Church and City of Seal Beach
City Council Staff Report
September 12, 2005
ATTACHMENT 1
"OFFER FOR JOINT USE PARKING
AGREEMENT BETWEEN CITY OF SEAL
BEACH AND GRACE COMMUNITY
CHURCH, DATED JULY 27, 2005
6
Offer for Joint Use Parking.Requcst for Direction.CC Staff Rcport
_ ® a Grace •
r m Community Church
e of Seal Beach
"A vibrant church with a biblical message"
July 27, 2005
Mayor Charles Antos and Members of City Council
City of Seal Beach
211 8th Street
Seal Beach, CA 90740
Re: Offer for Joint Use Parking Agreement; Between City of Seal Beach and
Grace Community Church.
Dear Mayor Antos:
Grace Community Church of Seal Beach is pleased to submit this offer to enter into a
joint -use parking agreement with the City of Seal Beach for the right to utilize selected
City owned parking stalls located within walking distance of the church property. The
joint use parking agreement is tendered for the express purpose of Grace Community
Church to conduct existing operations with adequate off street parking facilities, and is
not predicated on any future action to secure permit approval under a future church
building program. The basic terms and conditions under which Grace Community Church
would be prepared to enter into a joint use agreement with the City of Seal Beach are as
follow:
Parking: The designated parking areas and stall count shall be limited to three
(3) City owned and operated lots representing a parking allocation of
126 stalls to include; 8th Street Lot at 52 stalls, Beach Lot at Main
Street and Ocean Avenue (north of pier) at 60 stalls, and Main Street
and Electric Avenue Lot (north of Main Street) at 14 stalls. In total,
the joint -use parking agreement shall provide Grace Community
Church a dedicated parking capacity of 126 off -street parking stalls.
Parking lots and designated stall areas shall be as identified on the
attached map, Exhibit A.
Payment /
Consideration: Grace Community Church shall make a one time payment of
$300,000 (three hundred thousand dollars and no /100) for the
•
privilege of entering into a joint use parking agreement with the City
of Seal Beach designating the exclusive use of stalls for the term
proposed. Payment to be in cash payable to the City of Seal Beach
within seven (7) business days subject to execution of the agreement
by both parties, and the express approval of the City of Seal Beach
and California Coastal Commission, if required.
138 Eighth Street, Seal Beach, CA 90740 • Phone: (562) 596 -1605 Fax: (562) 430 -8770 • www.Grace- SealBeach.org
•
July 27, 2005
Offer For Joint Use Parking Agreement
City of Seal Beach and Grace Community Church — (continued)
Exclusive Use: Parking for all three (3) lots at 126 stalls comprising 8th Street Lot at
52 stalls, Beach Lot at Main Street and Ocean Avenue (north of pier)
at 60 stalls, and Main Street and Electric Avenue Lot (north of Main
Street) at 14 stalls, shall be set aside for the exclusive use of Grace
Community Church for year round, weekly Sunday services, during
the hours of 7:30AM to 1:OOPM.
•
Parking for one (1) lot at 60 stalls, Beach Lot at Main Street and
Ocean Avenue (north of pier), shall be set aside for the exclusive use
of Grace Community Church for evening meetings conducted weekly,
Monday through Sunday, during the hours 5:OOPM to 10:OOPM.
Public Safety: For the term of this agreement, the City of Seal Beach shall install and
maintain parking control signage and stripping satisfactory to identify
church designated parking stalls. Grace Community Church shall
reimburse City of Seal Beach for all direct costs associated with this
work. Parking control shall be satisfactory to assure exclusive use of
designated parking stalls by Grace Community Church, and to assure
safe vehicle movement to the general public during intervals of peak
access and egress.
Term: The joint use parking agreement shall be in effect for a period of not
less then twenty -five (25) years. The agreement shall be extended for
two (2), five year options unless either party provides written notice
to the other party to terminate within six months of the term
expiration date.
CUP Application: This agreement shall survive independent of any action(s) by Grace
Community Church to enter into formal application proceedings with
City of Seal Beach and California Coastal Commission to secure
permit approval(s) to remodel, modernize and otherwise upgrade the
church property.
Insurance: Grace Community Church shall maintain insurance, pursuant to its
reasonable commercial availability, in full force and provision during
the term of this agreement of not less than $2.0 Mil for loss, damage
or injury to person or property arising from Grace Community
Church's performance in connection with this agreement.
Indemnity: Grace Community Church shall indemnify, hold harmless and defend
the City of Seal Beach from any liability, claims, suits, actions,
proceedings, losses, expenses or costs arising out of this agreement.
This provision is predicated on a reciprocal indemnity by the City of
Seal Beach as to Grace Community Church.
2
July 27, 2005
Offer For Joint Use Parking Agreement
City of Seal Beach and .Grace Community Church — (continued)
Cessation of Public
Parking: Nothing in this agreement shall preclude the City of Seal Beach from
ceasing public parking service (operated under agreement by
AMPCO). If the parking facilities for the designated parking lots
under this agreement are (in whole or part) acquired or condemned
under eminent domain by government authority, or otherwise
assigned or transferred to a private or public third party, Grace
Community Church shall be afforded exclusive use of comparable
parking stall capacity and access similar to that enjoyed under this
agreement.
Assignment and
Sublease: For the term of this agreement, parking stalls subject to the joint use
parking agreement and designated by City of Seal Beach and/or
California Coastal Commission as necessary for meeting required
parking for Grace Community Church operations shall not be subject
to assignment or sublease by Grace Community Church. Parking
stalls subject to the joint use parking agreement, but not counted as
required parking for Grace Community Church operations shall be
eligible for sublease or assignment to any public or private third
party(s) at the determination of Grace Community Church.
Termination: Either party, City of Seal Beach or Grace Community Church, may
terminate this agreement with cause upon thirty (30) day written
notice. For the City of Seal Beach, cause shall be limited to that
instance where the church is in material breach of its responsibilities
to which it has direct control under this agreement (defined as stall •
use, insurance and initial payment). Right to termination by City of
Seal Beach shall be subject to thirty (30) day written notification
followed by a reasonable period for Grace Community Church to
correct and/or amend the material breach of its responsibilities under
the agreement. For Grace Community Church, cause shall be limited
to event(s) wherein the church operations, either by size of assembly
or location, no longer require the use of City owned parking stalls •
In the event of termination of this agreement, the City of Seal Beach
shall reimburse Grace Community Church the unused portion of the
initial consideration paid on the basis of a straight line distribution by
calendar day, pro rata, for that period Grace Community Church has -
not received the benefit of the parking.
3
July 27, 2005
Offer For Joint Use Parking Agreement
City of Seal Beach and Grace Community Church – (continued)
For example; if the termination is made at the end of year fifteen (15)
of the first twenty-five (25) year term, Grace Community Church
• shall be refunded 10/25 ($120,000) of the initial $300,000 .
consideration/payment. Accrued interest from date of the original
consideration/payment made shall not be factored into the calculation
and shall remain with the City of Seal Beach.
Non - Binding
Letter of Intent: This is a letter of intent, setting forth the understanding of the parties
with respect to the proposal to enter into a joint use parking
agreement. It is not an agreement. Neither the City of Seal Beach nor
Grace Community Church shall be bound by this letter of intent until
such time as a definitive joint use parking agreement is executed
between the parties as herein contemplated.
Grace Community Church has submitted this proposal in the sincere interest to work with .
the Old Town community and the City of Seal Beach to responsibly address the real and
perceived parking issues attendant to our church operations.
It should be noted that the subject joint use parking agreement lots have a combined
parking capacity in excess of 500 stalls, and a demonstrated surplus of available parking,
during Sunday mornings, of 200 to 300 stalls. It is our intent to better utilize this asset
toward the shared interests of the community and Grace Community Church.
. Finally, the proposal as set forth is well within the goals, objectives and policies set forth
in the Parking Element of the City General Plan.
Your prompt and considered response to this proposal is appreciated.
Sincerely,
(-1 "
Donald Shoemaker Brian Mp an
Senior Pastor Church Administrator -
cc: Tom Merrell, Civic Solutions
Tom Wilck, Wilck Company
•
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July 27, 2005
Offer For Joint Use Parking Agreement
City of Seal Beach and Grace Community Church — (continued)
AGREED AND ACCEPTED this day of 2005
City of Seal Beach:
By:
Printed Name:
Title:
•
5
8TH STREET LOT
Grace Community Church Joint Use Parking
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General Public Parking Church Parking
City Permit Only 6:00 am to 5:00 pm Sundays only 7:30 am to 1:00 pm
Free Public Parking 5:00 pm to 10:00 pm
Closed 10:00 pm to 6:00 am
BEACH PARKING LOT - WEST
•
Grace Community Church Joint Use Parking
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General Public Beach Parking Church Parking Areas
7 Days per week Sundays: 7:30 am to 1:00 pm
6 am to 10 pm 7 Days per week: 5:00 pm to 10:pm
$3 for 2 hours, $6 for all day parking Available for beach parking at all other times
ELECTRIC AVENUE AND MAIN STREET - WEST
Grace Community Church Joint Use Parking
CITY
PARKING
LOT
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91. 1 41 1111 NORTH
•
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General Public Parking Church Use
9:00 am to 6:00 pm 7 days per week Sundays only from 7:30 am to 1:00 pm
Metered ($0.25 for 30 minutes)
•
Request for Direction re: Offer for Joint Use Parking Agreement
Between Grace Community Church and City of Seal Beach
City Council Staff Report
September 12, 2005
ATTACHMENT 2
MAIN STREET SPECIFIC PLAN, SECTION
4, PARKING AND TRAFFIC
7
Offer for Joint Use Parking.Requcst for Direction.CC Staff Report
0
Main Street Specific Plan
City of Seal Beach
July, 1996
4. PARKING AND TRAFFIC
A. Parking
In 1994 there were 751 parking spaces as shown in Table 3 generally available for
commercial uses within the Specific Plan area.
TABLE 3
Parking Inventory Summary
On Street (Public)
Main Street 163
Ocean, Central & Electric
(between 8th and 10th) 94
Off Street and Alleys
parallel to Main St. (private) 415
Off Street (public)
Electric Avenue 37
Main Street 42
Total 751
In addition to this, there are 425 spaces in the beach lots and 58 spaces in the City
employee lot on 8th Street.
Parking demand in 1994 was calculated in two ways. Based on the zoning, the
223,600 square feet of commercial activities would theoretically require 1,258
spaces.
The second method was to look at actual parking demand.
Parking counts were completed each hour during the mid -day (noon to 2:00 PM)
and evening (6:00 PM to 9:00 PM) peak periods on April 9, 1994 (Saturday,
Main Street Specific Plan 21 Zucker Systems
Main Street Speck Plan
City of Seal Beach
July, 1996
non -peak season) and on July 2, 1994 (Saturday, peak season, July 4th weekend).
These counts are shown in the Appendix of the Background Report.
The parking counts indicate that the majority of the on -street parking spaces in the
study area, as well as the parking in the public parking lots adjacent to Main Street
are occupied during peak periods. However, parking in the beach lot is generally
under utilized, with 48 percent of the parking spaces vacant at 1:00 PM on
Saturday, July 2, 1994, which was when the peak parking demand for the beach
lot was observed. After 6:00 p.m., 77% of the parking spaces in the beach lots
were vacant. Additionally,, parking spaces in the alleys are generally
under - utilized.
There are 36 short-term (24 Minute) parking spaces designated at key resident
serving commercial locations on Main Street, with a two hour time limit for the
remainder of the parking on Main Street. On the surrounding residential streets
there is typically a one hour time limit on one side of the street, with no parking
restrictions on the other side. However, there is a one hour parking time limit on
both sides of Tenth Street and on both sides of Eighth Street south of Electric
Avenue.
In light of their proximity to and support of area businesses, the curb spaces on
Main Street, and in the 800 and 900 blocks along Ocean Avenue, Central Avenue,
and Electric Avenue are primarily commercial parking spaces. The remainder of
the on -street parking in the residential areas primarily supports the adjacent
residential uses.
Annual parking passes for the beach lot are sold to Seal Beach Residents and
non - residents. Further, Unocal (off -shore oil) uses the beach lot and pays via a
key card. A sports fishing boat operating off the end of the pier also has a key
card to use this lot. Automobile parking fees for the beach lot vary between
summer and winter, and weekends and holidays.
The City's residential parking permit program allows residents to purchase a
permit that allows their vehicle to park more than one hour on residential streets
with one hour parking restrictions. The permit also allows them to park in the
municipal parking lots on Main Street and on Eighth Street at Central Avenue
Main Street Specific Plan 22 Zucker Systems �.
Main Street Specific Plan
City of Seal Beach
July, 1996
. between the hours of 12:00 AM and 6:00 AM, only. The City also issues guest
parking permits with the same parking regulations.
Merchants and-employees in the Old Town area can buy an annual parking permit
that allows them to park in the City parking lots. The permit is to be permanently
affixed to the outside of the vehicle on the left rear window or bumper. The
merchant permits are not resalable or transferable.
In 1984, the City began an "interim in -lieu parking program" in connection with
a variety of zoning variances along Main Street. Participants were required to pay
$100 /year /space on an interim basis pending development of a more detailed
program. According to the approval conditions these in -lieu fees may be
increased. In 1994 this fund was generating $19,600 a year in funds to the City.
More recent permits have been negotiated as part of development agreements.
These have been fixed fees based on $3,500 /parking space, generally paid over
several years. Additionally, the California Coastal Commission has required four
businesses to lease 72 other non - commercial spaces for commercial use.
( _
Based on the arkin analysis, the 1994 parking demand and supply is considered
g Y� P g PPY ed
in relative balance. However, there is a need to provide additional conveniently
located parking to serve Main Street and to provide a base for future parking need.
Most significantly, the parking analysis indicates that the primary parking problem
in the Specific Plan area is the location and management of the existing parking
supply and not an overall shortage of parking.
However, as existing buildings are expanded, or new uses are established which
would require more parking than existing uses, there will be an increased demand
for parking. Since the existing commercial lots on Main Street have inadequate
room for new parking, the only likely solution to parking needs is a City in -lieu
parking program.
B. Traffic
Roadways in the Specific Plan are typically two -way with a single travel lane plus
a parking lane in each direction. Main Street has diagonal parking along most of
�_ Main Street Specific Plan 23 Zucker Systems
Main Street Specific Plan
City of Seal Beach
July, 1996
its length, except for some parallel spaces in the 300 block, which provides enough
width for two lanes for traffic traveling northeast on the approach to the traffic
signal at Pacific Coast Highway. A traffic signal also exists at the southwest end
of Main Street at Ocean Avenue, and four -way stops are posted at the intersections
with Central and Electric Avenues. Mid -block pedestrian crosswalks have been
striped in all three Main Street blocks.
Electric Avenue has a broad, linear landscaped median, resulting in two one -way
roadbeds. The two roadways merge at Main Street to form a single intersection.
Each roadbed provides a single travel lane and a bike lane, plus parking at the
right curb.
The majority of the traffic entering the study area travels southwest on Main Street
from Pacific Coast Highway. Generally, if a motorist can not find a parking space
near their desired destination as they travel along Main Street, they will turn at
Ocean Avenue and travel up Eight or Tenth Street and then re- circulate down
Main Street.
September, 1993 traffic counts indicated average daily traffic in the vicinity of C
Main Street as 9317 on Main Street, Ocean 4070, Central 3018, and Electric
3660. Using these counts, all streets would be operating at a high Level of
Service with the exception of Main Street. However, Main Street is considered
a combination parking and traffic street and a high level of traffic service is not
anticipated.
Traffic flow and traffic control is not perceived to be a problem in the Specific
Plan area.
POLICY 5. Parking Standards
Section 28 -1255. Parking and Loading Space Requirements.
1) Off -street parking spaces shall be a minimum of nine feet by twenty feet.
A minimum driver aisle width shall be provided as follows:
•
Main Street Specific Plan 24 Zucker Systems
Main Street Specific Plan
City of Seal Beach
July, 1996
90 degree Right Angle Parking 24 feet
60 degree Angle One -Way Traffic 18 feet
45 degree Angle One -Way Traffic 12 feet
0 degree Parallel One -Way Traffic 12 feet
2) All parking areas shall be paved with portland cement concrete or asphaltic
concrete.
3) Parking requirements shall be satisfied in one or more of the following
ways:
(a) By providing required off -street parking spaces on the property on
which the building is located;
(b) By providing required off -street parking spaces within three hundred
feet of such building.
(c) Through participation in the City's in -lieu parking program as
established in Section 28 -1257.
4) No use shall be established unless there is full compliance with the off -street
parking requirements set forth herein or the in -lieu parking program set
forth in Section 28 -1257.
5) No onsite loading area is required.
Section 28 -1256. Number of Off - Street Parking Spaces Required.
1) Beauty salon; Nail shop 2 spaces per each operator.
2) Business Offices 1 space for every 300 sq. ft. gross floor area.
3) Coffee houses; Dessert shops 1 space for each 500 sq. ft.
gross floor area or part thereof.
Main Street Specific Plan 25 Zucker Systems
•
Main Street Specific Plan
City of Seal Beach
July, 1996
4) Financial Institutions;
Professional Offices 1 space for every 250 sq. ft.
gross floor area.
5) Furniture Stores 1 space for every 1000 sq. ft.gross floor area.
6) Grocery stores 1 space for each 1000 sq. ft.
gross floor area or part thereof.
7) Hardware Stores 1 space for each 1000 sq. ft.
gross floor area or part thereof.
8) Horticultural Nursery 1 space for every 2500 sq. ft.
of lot area.
9) Medical Offices 1 space for every 200 sq. ft. gross floor area.
10) Movie Theaters 1 space for every 6 seats.
11) Offices Not Providing Customer
Service on the Premises 1 space for every four employees
or 1 space for every 500 sq. ft. gross floor area
(whichever is greater).
12) Pharmacy; Drug stores 1 space for each 1000 sq. ft.
gross floor area or part thereof.
13) Restaurants 1 space for every 100 sq. ft. gross floor area.
14) Retail stores 1 space for each 500 sq. ft.
gross floor area or part thereof.
Main Street Specific Plan 26 Zucker Systems �_
(' Main Street Specific Plan
City of Seal Beach
July, 1996
Section 28 -1257. In -Lieu Parking Program.
A. Participation in Program Required: In the event a use cannot provide the
off -street parking spaces required by Section 28 -1255 and Section 28 -1256,
such use shall not be established unless there is full compliance with all the
requirements of the Main Street In -Lieu Parking Program as established in
this Section. All or part of off -street parking space requirements may be
satisfied by compliance with this Section.
B. In Lieu Parking Fee: The In -Lieu Parking Fee and the formula for
calculating said fee shall be established by Resolution of the City Council.
C. Existing Uses - Parking Deficiencies: Any use which pre - exists the
effective date of this ordinance and which is presently operating under the
authority of a discretionary land use entitlement and /or development
agreement shall remain subject to the terms and conditions of said approval
and agreement. As a condition to those entitlements, the applicants agreed
to participate in any in -lieu program established by the City Council. This
Article constitutes the in -lieu parking program referenced in the resolutions
conferring those entitlements and in those certain development agreements.
D. Processing In -Lieu Parking Program Applications:
1. Eligible persons or businesses desiring to participate in the In -Lieu
Parking Program established herein shall submit a written application
for participation to the Director of Development Services on a form
prescribed by the City. If the Director determines that such
application meets the requirements set forth in Sections 28 -1255, et
seq. of this Code, the Director shall, within thirty (30) days of the
completion of such application, calculate the applicable in -lieu fee
and grant permission to participate in the program, if the Director
makes the following findings:
(a) Participation in the In -Lieu Parking Program will not create
any significant adverse traffic safety impacts, pedestrian -
vehicle conflicts, or parking impacts.
Main Street Specific Plan 27 - Zucker Systems
Main Street Specific Plan
City of Seal Beach ('
July, 1996
(b). Participation in the In -Lieu Parking Program will not be
detrimental to the public health, safety, and welfare.
2. The Director may deny the request to participate in the program, if
the Director is unable to make the findings set forth in subsection 1.
3. The Director may restrict the applicant's participation in the
program, if the Director determines that such restriction is necessary
to make the findings set forth in subsection 1.
4. The Director's decision shall be in writing, and shall be served upon
the applicant by certified mail, return receipt requested.
E. Appeals: The decision of the Director may be appealed to the Planning
Commission by any aggrieved person, in the time and manner provided in
Article 29.4 of Chapter 28 of the Code.
F. Payments and Deposits:
1. Payments of In -Lieu Parking Program Fees shall be made pursuant
• to the schedule adopted by Resolution of the City Council. In no
event shall a certificate of occupancy be issued for any participating
use in the Main Street Specific Plan Zone prior to the receipt by the
City of the first installment or, if applicable, full payment of the In-
Lieu Parking Fee.
2. Funds collected from the In -Lieu Parking Program shall be deposited
in a segregated City In -Lieu Parking. Program fund. Such fund shall
be used exclusively . for the purpose of promoting, managing,
operating, increasing and maintaining the availability of parking
spaces in the immediate vicinity of Main Street.
G. Transferability: In -Lieu Parking space payments paid for pursuant to the
provisions of this ordinance shall be credited only to the use for which
participation was granted, and shall not be assigned or otherwise transferred
for use on any other property.
Main Street Specific Plan 28 Zucker Systems __
Main Street Speck Plan
City of Seal Beach
July, 1996
H. Expansion. Intensification or Change in Use to a Use which Requires
Additional Off Street Parking Spaces: Should the use of any property
within the Main Street Specific Plan Zoning be proposed for expansion,
enlargement, -structural alterations, intensification or conversion to a new
use which requires additional off -street parking spaces, the owner, lessee
or sublessee of the property shall provide the required additional off -street
parking, either on -site, within 300 feet of the property on which the
building is located, or through payment of in -lieu parking program fees, or
additional in -lieu parking program fees, as required by this Article.
Acceptance of Terms and Provisions: An applicant's participation in the
program shall not become effective, and a certificate of occupancy shall not
be issued, unless and until the participant first executes and submits for
recording on the title to the property a covenant accepting the terms of the
approval, in a form to be provided by the City Attorney. Said covenant
shall be recorded in the 'office of the Orange County Recorder and shall also
be maintained in the office of the City Clerk.
C J. Violators Punishable by Fine and Imprisonment: Any person, firm or
.. corporation violating any of the provisions of this article is guilty of a
misdemeanor and upon conviction thereof shall be punishable by a fine of
not more than five hundred dollars or by imprisonment in the county jail for
a period of not more than six months, or both such fine and imprisonment.
•
Main Street Specific Plan 29 Zucker Systems
•
Main Street Speck Plan
City of Seal Beach
July, 1996
Section 28 -2408. Nonconforming Nonresidential Buildings and Uses May Not Be
Enlarged or Structurally Altered
C. Where a building or buildings located within the Main Street Specific Plan
area are nonconforming only by reason of an inadequate number of parking
spaces, the provisions of this chapter prohibiting enlargements, structural
alteration or expansion shall not apply, provided:
1. that any enlargements, structural alterations, or expansion shall not
further reduce the existing number of parking spaces, and
2. new parking spaces shall be supplied to meet the parking
requirements for the difference in building area between the existing
building and new building, and
3. new parking spaces shall be supplied to meet the difference in
parking requirements for the existing building between the prior use
and the new use.
•
Where property owners cannot meet off -street parking requirements,
( -
permits may be granted if said owners instead pay an in -lieu parking fee
pursuant to the provisions of Section 28 -1257.
POLICY 6. Parking Management Plan
Although parking studies can establish theoretical demand, the actual demand for
parking and behavior habits of parkers cannot be totally determined and changes
over time. Therefore, the City shall establish a parking management plan. Such
a plan should include, but not be limited to:
a) Conducting and analyzing an annual parking count for the Specific Plan
area, similar to the one prepared for the Specific Plan;
b) First Phase — Management Improvements:
Main Street Specific Plan
P 30 Zucker Systems
Main Street Specific Plan
City of Seal Beach
July, 1996
✓ Limit the 24 minute parking restrictions to the 7:00 a.m. to 6:00
p.m. period except for spaces serving resident oriented businesses
that stay open past 6:00 p.m.
✓ Change the merchants' parking permit program to only allow parking
in the beach lots.
✓ Increase enforcement of the parking restrictions for all parkers to
. emphasize a consistent and fair enforcement program.
✓ Work with the merchants to conduct a program so that employees do
not park in street curb spaces.
✓ Allow public parking in the 8th Street lot after 5:00 p.m. and on
Saturdays, Sundays and holidays and post appropriate signs to this
effect.
✓ Analyze City employee parking needs at the 8th Street lot and open
any non - needed spaces to the public.
•
•: ✓ Change the beach lots from a flat fee to an ho urly fee, offer a
merchant validation program, and explore use of the lots for a
merchant valet program.
✓ Improve signage to the beach lots.
✓ Formalize the in -lieu parking program in conformance to AB 1600
requirements.
c) Second Phase — Management Improvements:
✓ Adjust beach parking lot rates depending upon the result of parking
surveys. If usage remains low, lower the rates. If usage reaches an
average occupancy of 85 %, raise the rates.
Main Street Specific Plan 31 Zucker Systems
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•
Main Street Specific Plan ( -
City of Seal Beach
• July, 1996
✓ Conduct a license plate analysis to determine the number of curb -side
parkers who • move their cars every two hours or rub off the chalk.
If this is a problem, adopt a computerized system that records license
plate numbers for enforcement.
✓ Improve pedestrian amenities, access and directional signs to the
beach lots.
✓ Consider parking meters in the public parking lots located in the 100
and 300 blocks of Main Street.
d) Third Phase — Management Improvements
✓ Construct a two level depressed parking structure on the 8th Street
lot adjacent to the Fire Station.
It Look for opportunities to purchase land between 8th and 10th Streets
• between Ocean Avenue and Electric Avenue for future surface
parking. The target cost should be less than $15,000 / space.
✓ Consider parking meters for curbside spaces on Main Street.
•
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Main Street Specific Plan 32 Zucker Systems
Dear City Council,
I want to voice my concern over Grace Community Church's request to lease joint -
use parking stalls for 25 to 35 years. Please do not allow this to take place. Seal Beach
cannot afford to lease these much needed parking spots. Some people think it's just a
couple hours on Sunday mornings when no one is awake to use the under utilized
parking spots. This is not true. The church wants to use these spots on Sundays, 7:30am
to 1:OOpm. That is 51/2 hours! Sundays is one of the busiest days for merchants &
beach goers. That time period covers the breakfast crowd and almost all of the lunch
crowd. Since they want to take the merchant lot too, where are all the merchants going
to park ?? They'll park on Main St. which should be open to money spending
customers. The church also want s to use those parking stalls, EVERY SINGLE DAY,
ALL EVENING LONG, 5pm to lOpm!!! How that fair to all the merchant &
customers who need to park in those stalls for dinner, shopping, their jobs, etc. The
church wants to take all those parking stalls at prime times. Seal Beach cannot afford to
lose any parking spots at any time!
The church knows by doing this, it will not alleviate the parking congestion on Main
St. I feel the real agenda in them getting extra parking, is so Grace can expand their
church building in the future. Grace has grown into such a big regional church that even
by leasing the 126 stalls that they want, it won't stop the rest of their congregation from
parking on Main St., parking in the business/ customer parking spots behind
businesses, that run parallel with the alley, next to the church & the nearby residential
areas. I go to church. I am all for church growth. Praise God that they have such a
problem as outgrowing their building. At least 2 local Seal Beach churches have
outgrown their facilities, one being Seal Beach Calvary Chapel. Both churches did the
right thing for everyone, including their congregation and Seal Beach residents and
they moved to larger facilities that had adequate parking. Do you think they wanted to
move from their beloved Seal Beach... No of course not! But they put the people first,
and moved. Unfortunately, I think that is the only solution to Grace's growth, is to
move out of Old town. Grace has not only outgrown their building, They've outgrown
Old Town, Seal Beach. Old town, unfortunately cannot accommodate a church as large
as Grace, I'm sorry to say, but that is a plain fact.
Grace wants to reimburse the city for enforcing the parking, for parking control
signage, etc. Isn't the city under staffed and have too much to do already? There's not
even enough parking control officers to enforce Main St. on a regular basis. How are
they going to enforce the church parking? If I didn't understand that correctly, I
apologize. If Grace church is going to enforce the parking, that's even worse! I've
experienced first hand how Grace enforces their own parking situation & problems.
They don't enforce at all. It's as if they don't care.
Grace also wantmo to to sublease the parking stalls to whoever they want. Many
organizations use Grace's facilities throughout the week and many of those
organizations do not care where they park, as long as they park close by. How will
their parking be monitored, so they will park in the appropriate places? They aren't
now and that is causing problems.
I hope you will consider these current problems & potential problems and vote no
to the leasing of parking stalls to Grace Community Church. As I said before, Grace has
not only outgrown their facilities, they have out grown Old Town Seal beach.
Thank you for your time.
Lisa Woodruff