Seal Beach Planning Commission approves CUP to convert former bank into restaurant with indoor entertainment, outdoor dining

The Seal Beach Planning Commission on a 4-0 vote approved CUP 25-01 to allow the change of use of the former Bank of America building at the corner of Main Street and Central Avenue into a full-service restaurant with alcohol sales, indoor live entertainment and an outdoor dining area, staff said.

Assistant Planner Samuel Funes told commissioners the proposal would use the 5,700-square-foot first floor of the two‑story commercial building. The application requests a Type 47 alcohol license, indoor live entertainment, outdoor dining with a physical barrier and participation in the Main Street specific plan in‑lieu parking program. ‘‘For your consideration tonight is, CUP 25-01, which is a change of use from bank into a full service restaurant, including alcohol sales, outdoor dining, live entertainment, and participation in the in lieu parking program,’’ Funes said.

The project is conditioned on compliance with state Department of Alcoholic Beverage Control rules for a Type 47 license and Seal Beach City Council Policy 600-1 for alcohol-related land uses. Staff advised the commission that restaurants must provide one parking space per 100 square feet of area; at 5,700 square feet that yields a code requirement of roughly 57 spaces. The existing parking lot adjacent to the building provides 17 spaces (including two van‑accessible ADA spaces), so the applicant must participate in the city’s in‑lieu parking program and pay required fees before any building permits are issued, Funes said. The application was determined by staff to be categorically exempt under CEQA (Class 1) for reuse of an existing building.

Residents who live near Main Street and behind the building raised concerns at the public hearing about noise, deliveries, parking and drainage. ‘‘It doesn't seem to some nights is a lot noisier than what the limits are,’’ resident Sarah Guedes said, asking how outdoor seating would be monitored to minimize noise for neighbors. Gary Putnam, who said his family has owned the adjacent property at 210 Main Street for decades, asked how tenant improvements and construction might affect the shared walls, roof access and drainage into his unit.

Applicant representative Scott Levitt said the project will allow live entertainment only indoors and that the conditional use resolution does not permit a stage. ‘‘There’ll be no outside entertainment. It will all be inside,’’ Levitt told the commission, and he estimated live performances would occur ‘‘maybe 3 to 4 days a week at most.’’ The city attorney advised that private access and drainage issues between neighboring property owners are civil matters to be resolved between the parties and that code enforcement can address drainage violations.

Staff described several operational limits written into the recommended conditions: restaurant hours, limits on outdoor activity, restrictions on deliveries (no deliveries before 7 a.m. or after 10 p.m.), and adherence to the Seal Beach municipal code noise standards, including a ban on outside business activity such as deliveries or trash disposal between 10 p.m. and 7 a.m. Live entertainment is conditioned to be indoor-only and must meet the city’s exterior noise maximums. Exterior alterations shown in the staff presentation include removal of the cupola, new windows, a patio cover and siding on the front, side and rear facades.

Commission discussion touched on clarifying condition references in the draft resolution; one commissioner pointed out typographical references between condition numbers 32 and 33 that staff and the commission corrected before the motion. After a motion to approve the resolution as recommended by staff and a second, the commission voted 4-0 to adopt Resolution 25-01 approving CUP 25-01. The city attorney noted there is a 10‑day appeal period starting the day after the decision.

Votes at a glance: - Approve agenda — motion and second; vote 4 yes, 0 no (approval of meeting agenda). - Approve minutes (Nov. 18, 2024) — motion and second; vote 3 yes, 0 no, 1 abstain (Commissioner Nota abstained). - Elect Chair for 2025 (Margo Wheeler) — motion and second; vote 4-0 in favor. - Elect Vice Chair for 2025 (Commissioner Mangiani) — motion and second; vote 4-0 in favor. - Adopt Resolution 25-01 (CUP 25-01) to permit conversion of former bank to a full-service restaurant with alcohol, indoor live entertainment and outdoor dining; motion and second; vote 4-0 in favor. 10‑day appeal period noted.

The commission’s approval authorizes the use but requires the applicant’s agreement to the conditions of approval and payment of in‑lieu parking fees before building permits are issued. Neighbors and the applicant were advised to continue working with staff on details; civil matters such as private access or roof/drainage disputes will need to be settled between property owners or addressed through code enforcement. The commission adjourned to its next scheduled meeting.