HomeMy WebLinkAboutCC AG PKT 2004-03-08 #K AGENDA REPORT
DATE: March 8, 2004
TO: Honorable Mayor and City Council
THRU: John B. Bahorski, City Manager
FROM: Lee Whittenberg, Director of Development Services
SUBJECT: APPROVAL OF CITY COUNCIL POLICY -
DETERMINATION OF PARKING — BUSINESS SUITES
• NOT FACING MAIN STREET WITHIN THE MAIN
STREET SPECIFIC PLAN AREA
SUMMARY OF REQUEST:
Approve City Council Policy 600 -10, Determination of Parking — Business Suites Not
Facing Main Street within the Main Street Specific Plan Area.
BACKGROUND:
The proposed City Council Policy has been prepared to provide direction to City Staff as
to the proper determination for the utilization of "grandfathered parking .spaces" in
specific situations within the Main Street Specific Plan Area. The City is in the process -
of preparing a Zone Text Amendment to address parking provisions in the circumstance
when an existing building on Main Street is sub - divided into small store areas, and some
of those store front areas will front on the side streets of Ocean Avenue, Central Avenue
or Electric Avenue, or will front on pedestrian walkways and not directly onto Main
Street.
The proposed Council Policy would apply to all properties that have a building frontage
along Ocean Avenue, Central Avenue, or Electric Avenue, or those business locations
that front on pedestrian walkways and not directly onto Main Street without a building
entrance facing those streets as of January 1, 2003. This policy does not apply to any
proposed addition of leasable area to an existing structure or to the construction of a new
structure within the Main Street Specific Plan Area.
The "Purpose and Intent" of the policy is to establish City Council policy direction for
staff regarding the appropriate number of parking spaces to be provided when a change in
use occurs to an existing structure that has its only entrance on Main Street, or that front
on pedestrian walkways and not directly onto Main Street and is proposed to be
developed with separate leasable store areas having no entrances or exits on Main Street.
Agenda Item k
Z:\My Documents\MAINSTRE.SP\Polcy Statement.Side Street Parking.CC Staff Report.doc\LW\03 -03 -04
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Approval of City Council Policy re: Determination Of Parking —
Business Suites Not Facing Main Street Within
The Main Street Specific Plan Area
City Council Staff Report
March 8, 2004
Overview of Potential Properties Impacted by Policy Statement:
Staff has walked the Main Street Specific Plan Area and identified several locations
where an existing condition, or a potential change in use of an existing structure and
interior remodeling, would make the proposed policy provisions applicable. Those
locations are identified below:
❑ 101 Main Street — Coldstone Ice Cream
❑ 132 Main Street — (rear business suites)
❑ 143 Main Street — Hennessey's Grill
❑ 148 Main Street - Main Street Square (Central Avenue business suites)
❑ 201 Main Street — Walt's Wharf
❑ 208 Main Street — Bank of America
❑ 311 Main Street — Seal Beach Mall
❑ 322 Main Street — Coffee Bean Bakery (rear business suites)
❑ 827 -829 Ocean Avenue — Maricich Advertising, Office Renovation, Etc.
❑ 905 -909 Ocean Avenue — Bogart's Coffee House, El Burrito Jr.
❑ 810 -816 Electric Avenue — Old Town Tea Room, Back Porch Designs, First
Team Realty
❑ 907 -909 Electric Avenue — Cape Cod Coiffures, Offices
Photos of these business locations are provided as Attachment 2.
Overview of Proposed Policy Statement Provisions:
The proposed "Council Policy" would indicate the following:
❑ Pursuant to the Main Street Specific Plan, off -street parking spaces are
required for retail uses of existing structures at a ratio of 1 parking space per
500 square feet of floor area: Depending on the previous use of the structure
and the number of currently provided off -street parking spaces, any new use
may not be able to comply with the current requirements for off -street
parking. Accordingly, it is the determination of the City Council to consider
properties that are non - conforming in regards to off -street parking to be
conforming subject to the following policy determinations:
❑ All buildings are "grandfathered" for the purposes of determining
parking required for a change in use based on the base provision of 1
parking space per 500 square feet of floor area, the general parking
requirement for retail store uses within the Main Street Specific Plan
Area.
❑ If a building remodel includes separate suites fronting along Ocean
Avenue, Central Avenue, Electric Avenue, or those business locations
that front on pedestrian walkways and not directly onto Main Street
that cannot be leased for a retail use, as determined by the Director of
Development Services, the use of those suites as a business office,
Polcy Statement.Side Street Parking.CC Staff Report 2
Approval of City Council Policy re: Determination Of Parking —
Business Suites Not Facing Main Street Within
The Main Street Specific Plan Area
City Council Staff Report
March 8, 2004
professional office, or medical office shall not require the provision of
additional off -street parking above that required for the use of these
suites for a retail use, as those office uses are also permitted by right
on ground floor building areas that do not front directly onto Main
Street, pursuant to Section 28- 1250.A.7 and Section 28- 1250.A.10.
❑ Given the nature of the design requirements of the new interior areas
of an existing commercial structure, including but not limited to
compliance with accessibility standards, is not reasonable to expect
these types of building suites that front along Ocean, Central, Electric
Avenues, or those business locations that front on pedestrian walkways
and not directly onto Main Street to be utilized for retail uses, due to
the orientation of the store fronts along Ocean, Central or Electric
Avenue, or those business locations that front on pedestrian walkways
and not directly onto Main Street, the depth of the individual suites,
and the distance of these suites from Main Street.
The following "Exemptions To Policy" are proposed by staff to clarify that only retail or
office uses may be located within any newly created leasable store areas in an existing
building that has frontage along Ocean, Central or Electric Avenues, or those business
locations that front on pedestrian walkways and not directly onto Main Street. The
following uses would not be subject to the provisions of the proposed City Council
Policy, and would be required to comply with the current parking provisions set forth in -
the Main Street Specific Plan Zone provisions:
❑ Beauty Salon/Nail Shop;
❑ Coffee Houses /Desert Shops over 1,000 square feet in area;
❑ Movie Theater; and
❑ Restaurant.
Section 5 of the proposed City Council Policy, "Direction To Prepare Zone Text
Amendment ", instructs the Development Services Department to incorporate the
provisions of this City Council Policy into the next Zone Text Amendment that amends
provisions of the Main Street Specific Plan Zone. Staff has begun the process of
preparing a Zone Text Amendment for the Main Street Specific Plan Zone to incorporate
the provisions of this "City Council Policy" and several previous determinations of the
Planning Commission and City Council into the Zoning Code.
FISCAL IMPACT:
Minimal. Staff time will be allocated to prepare the necessary staff reports and
environmental review documents for the proposed zone text amendment.
Polcy Statement.Side Street Parking.CC Staff Report 3
Approval of City Council Policy re: Determination Of Parking —
Business Suites Not Facing Main Street Within
The Main Street Specific Plan Area
City Council Staff Report
March 8, 2004
RECOMMENDATION: .
Approve City Council Policy 600 -10, Determination of Parking — Business Suites Not
- Facing Main Street within the Main Street Specific Plan Area.
NOTED A ► D APPROVED:
Cl i —.
L/ / ///
l
-
- Whittenberg John B. WI ors
irector of Development Services City M. - ager
Attachments: (2)
Attachment 1: Proposed City Council Policy 600 -10, Determination of
Parking — Business Suites Not Facing Main Street within
the Main Street Specific Plan Area
Attachment 2: Photos of Potential Properties Impacted by Proposed City
Council Policy 600 -10
Polcy Statement.Side Street ParkingCC Staff Report 4 .
Approval of City Council Policy re: Determination Of Parking —
Business Suites Not Facing Main Street Within
The Main Street Specific Plan Area
City Council Staff Report
March 8, 2004
•
ATTACHMENT 1
PROPOSED CITY COUNCIL POLICY 600 -10,
DETERMINATION OF PARKING - BUSINESS SUITES
NOT FACING MAIN STREET WITHIN THE MAIN
STREET SPECIFIC PLAN AREA ,
•
r
Polcy Statement.Side Street Parking.CC Staff Report 5
Approval of City Council Policy re: Determination Of Parking —
Business Suites Not Facing Main Street Within
The Main Street Specific Plan Area
City Council Staff Report
March 8, 2004
CITY OF SEAL BEACH
COUNCIL POLICY
SUBJECT
DETERMINATION OF PARKING — BUSINESS SUITES NOT
FACING MAIN STREET WITHIN
THE MAIN STREET SPECIFIC PLAN AREA
SECTION INDEX NO. ISSUE DATE REVISION DATE COUNCIL CM APPROVAL
600 10 03/09/2004 APPROVAL
3/08/2004
1. SCOPE
This Council Policy applies to all properties that have a building frontage
along Ocean Avenue, Central Avenue, and Electric Avenue without a
building entrance facing those streets, or those business locations that
front on pedestrian walkways and not directly onto Main Street, as of
January 1, 2003. This policy does not apply to any proposed addition of
leasable area to an existing structure or to the construction of a new
structure within the Main Street Specific Plan Area.
2. PURPOSE AND INTENT
To establish a policy regarding the appropriate number of parking spaces
to be provided when a change in use occurs to an existing structure that -
has its only entrance on Main Street, or those business locations that front
on pedestrian walkways and not directly onto Main Street, and is proposed
to be developed with separate leasable store areas having no entrances
or exits on Main Street.
3. POLICY
Pursuant to the Main Street Specific Plan, off - street parking spaces are
required for retail uses of existing structures at a ratio of 1 parking space
per 500 square feet of floor area. Depending on the previous use of the
structure and the number of currently provided off - street parking spaces,
any new use may not be able to comply with the current requirements for
off - street parking. Accordingly, it is the determination of the City Council
Polcy Statement.Side Street Parking.CC Staff Report 6
Approval of City Council Policy re: Determination Of Parking —
Business Suites Not Facing Main Street Within
The Main Street Specific Plan Area
City Council Staff Report
March 8, 2004
to consider properties that are non - conforming in regards to off - street
parking to be conforming subject to the following policy determinations:
❑ All buildings are "grandfathered" for the purposes of determining
parking required for a change in use based on the base provision of 1
parking space per 500 square feet of floor area, the general parking
requirement for retail store uses within the Main Street Specific Plan
Area.
❑ If a building remodel includes separate suites fronting along Ocean
Avenue, Central Avenue or Electric Avenue, or those business
locations that front on pedestrian walkways and not directly onto Main
Street, that cannot be leased for a retail use, as determined by the
Director of Development Services, the use of those suites as a
business office, professional office, or medical office shall not require
the provision of additional off - street parking above that required for the
use of these suites for a retail use, as those office uses are also
permitted by right on ground floor building areas that do not front
directly onto Main Street, pursuant to Section 28- 1250.A.7 and Section
28- 1250.A.10.
❑ Given the nature of the design requirements of the new interior areas
of an existing commercial structure, including but not limited to
compliance with accessibility standards, is not reasonable to expect
these types of building suites that front along Ocean, Central and
Electric Avenues, or those business locations that front on pedestrian
walkways and not directly onto Main Street, to be utilized for retail
uses, due to the orientation of the store fronts along Ocean, Central or
Electric Avenue or those business locations that front on pedestrian
walkways and not directly onto Main Street, the depth of the individual
suites, and the distance of these suites from Main Street.
4. EXEMPTIONS TO POLICY
This policy shall not be determinative for the provision of parking required
for the following uses in building suites subject to this "Policy ":
❑ Beauty Salon /Nail Shop;
❑ Coffee Houses /Desert Shops over 1,000 square feet in area;
❑ Movie Theater; and
❑ Restaurant. -
5. DIRECTION TO PREPARE ZONE TEXT AMENDMENT
The Development Services Department is hereby directed to incorporate
the provisions of this City Council Policy into the next Zone Text
Amendment that amends provisions of the Main Street Specific Plan
Zone.
Polcy Statement.Side Street Parkmg.CC Staff Report 7
Approval of City Council Policy re: Determination Of Parking —
Business Suites Not Facing Main Street Within
The Main Street Specific Plan Area
City Council Staff Report
March 8, 2004
6. ISSUANCE
Approved by City Council March 8, 2004.
* * * *
•
•
Polcy Statement.Side Street Parking CC Staff Report 8
Approval of City Council Policy re: Determination Of Parking —
Business Suites Not Facing Main, Street Within
The Main Street Specific Plan Area
City Council Staff Report
March 8, 2004
ATTACHMENT 2
PHOTOS OF POTENTIAL PROPERTIES- IMPACTED
BY PROPOSED CITY COUNCIL POLICY 600 -10
•
•
Polcy Statement.Side Street Parking.CC Staff Report 9
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