Matthew Terry

Seal Beach City Council · District OneOld Town / Surfside

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About me

I’ve lived here my whole life.

My family has lived in Old Town Seal Beach since the ’60s, and now I’m raising three kids here.

I grew up spending my time between my parents’ house on 15th Street and my grandma’s house on 13th, which is where I live now. I went to Under the Rainbow Preschool (it’s the dog park now), then McGaugh Elementary, Oak Middle School and Los Al High. In college I studied architecture at Cal Poly Pomona, commuting from Seal Beach the whole time, and I worked at the Naval Weapons Station for four of those years.

After I graduated college I stayed in Seal Beach because it’s my home.

And now I’ve been recreating my childhood around town with my kids. My oldest goes to McGaugh just like I did, and on the way to school we stop at the same donut shop I used to go to at her age. She’s learning to swim in the same pool at McGaugh where I learned to swim, and she plays baseball on the same fields where I played as a kid. The things I loved about growing up here, my kids are growing to love for themselves.

Watching my kids discover this town all over again has me looking at it harder than ever. What works and what doesn’t. What we’ve gained, what we’ve lost and what we need back.

Over the past few years, I’ve spoken at more than 25 City Council meetings. During that time, I’ve been taking a closer look at how things get done there, and it’s clear to me that City Hall has become a place of good intentions but bad follow-through. I’ve always believed that if City Hall is going to spend the time and money to do something, it should be done right.

That’s the standard I’ll bring to the Council, and it’s why I’m running for Seal Beach City Council, District One.

Matthew Terry with his family
What I do for a living

I’m an architect.

More specifically, the BIM Director at Common Arts, an architecture firm in downtown Long Beach, where I’ve worked since 2013.

At its most basic, my job is about integrating technology into the architecture practice to make the company better and more efficient at what it does. I develop the standards, workflows and automations that over a hundred people rely on every day, I teach and train the teams that use the things I develop and I troubleshoot whatever comes up in between.

Matthew Terry
Priorities

Where I stand.

There are a lot of issues facing the city, more than just what’s outlined below, but here’s where I’d start.

Water Rates

Last year the city doubled our water rates.

Why this matters

I was at the water rate meetings giving presentation after presentation after presentation showing the city council the issue with their approach to calculating the new water rates needed to cover the cost of replacing our aging water infrastructure.

My presentations go into greater detail, but the gist of it is: normally, when a water line is installed down a street, the city uses the development on both sides of the water line to absorb the line’s capital costs. However, in Seal Beach we cannot develop along miles of our water line because of the Naval Weapons Station, and what the base pays doesn’t come close to covering its share of those costs.

The difference gets picked up by the rest of us.

What I’ll do

Make the Navy pay its fair share. If elected, I will push my colleagues on the council to revisit our water rates and look at moving the Naval Weapons Station to a service-based agreement, because the current system treats the base like any other business instead of the unique customer it actually is.

Main Street

Main Street is struggling more than I can ever remember.

Why this matters

Main Street is our heart and our identity. People pay a lot of money to go to Disneyland to experience Main Street, U.S.A., while we get to experience the real thing every day. So, it’s important that we do everything we possibly can to ensure its success.

What I’ll do

Make Main Street parking better. A few years ago I served on the Citizen-Council Parking Advisory Ad Hoc Committee, so I’ve been deep in the weeds on parking in Old Town, and I came away clear on a few things.

First, whether you’re for or against paid parking, we have to do something different than what we have now because the parking system on Main Street is broken. Two decades ago a previous council backpedaled on implementing paid parking and left Main Street free while keeping the three adjacent lots paid. This is backwards and it’s resulted in the underuse of the lots and more traffic on Main Street.

Second, the city incorrectly looks at each parking lot from the perspective of how much money it can extract, and it consistently makes decisions about parking in one area without considering how that affects everything else. There’s more on both of those in the parking section of my priorities page.

Lastly, the businesses on Main Street have to be on board with whatever gets proposed, because they’re the ones who have to live with it. Below is what I’d bring to them to start the conversation.

  • Get rid of parking minimums and in-lieu parking fees on Main Street. In-lieu fees are what businesses pay when they can’t provide the required amount of parking. Both put a burden on anybody trying to open a business or keep one going. For example, the in-lieu fees for a proposed restaurant in the old Bank of America building were going to be $140,000 up front and $4,000 a year.
  • Make the lots adjacent to Main Street free and Main Street paid. Charge for the parking people want and give away the parking people don’t want but will take. Free parking doesn’t go away. It just moves.
  • Make the first 24 minutes free for all parking on Main Street to allow for quick grab-and-go trips. This will significantly help the shops that cater to it, because right now there are a very limited number of 24-minute spaces on Main Street.
  • Adjust the rates to match demand, like summer or winter and weekday or weekend, so we don’t end up with empty parking on slower days.
  • Reinvest all the money paid parking brings in back into Main Street.

I know no one wants to hear this, but Main Street is basically the poster child for paid parking because parking on Main Street is nearly full every day. Sometimes on days when every parking spot on Main Street is taken, it feels like there are more parked cars than people on Main Street. That’s not good. Paid parking ensures the people parking in those spots are there to shop and dine.

Make it easier to hold street events. Install removable bollards on Main Street to reduce the hassle and cost of holding street events.

Turn the development across the river into Main Street customers. Love it or hate it, when all the development across the river is finished, we are going to have thousands of new neighbors. That’s thousands of potential Main Street customers, but we need them to get here without their cars. Long Beach currently has a bike share program that stops at the city line. If elected, I would explore a partnership with Long Beach to let the bikes in, with docking stations strategically placed adjacent to Main Street to ensure the bikes end up where they’re supposed to and not on the sidewalk. That’ll give our new neighbors a way to get to Main Street without adding to traffic or taking up parking.

Simplify sidewalk permits for shops. The process for a business to get a permit from the city to put out tables or merchandise racks on the sidewalk is immensely overcomplicated. As I mentioned at the Planning Commission meeting when this was first proposed, the process should be as simple as paying a fee, signing an agreement and following the rules.

Modernize the Main Street Specific Plan. It’s the plan that governs everything on Main Street, and it’s out of date. It was written in the 1990s and has only been patched piecemeal since. It’s time for a full review.

Give Main Street properties more ways to earn, so shops don’t carry it all. Rents are high on Main Street, and on many parcels a single shop is carrying the whole property by itself. I would work with both the property owners and the shops to see how the city could encourage building housing on parcels that have room for it in the back. Building housing gives a parcel a secondary source of income, with the added benefit of more customers for Main Street. When a parcel earns from housing too, the shop’s rent no longer has to cover the whole property.

The Budget

City Hall has run out of ideas to generate revenue.

Why this matters

Over the past decade we voted to raise our sales tax twice. Both times it was sold as a fix, but it was really just a stopgap measure. The permanent solution never came. Now we are at the state’s sales tax cap.

Budget cuts are always an option, but they won’t close a gap this size. Also, tourism is not the answer. The perpetual idea of building it into a larger revenue stream is a pipe dream because that is not how Seal works. The city is pulling the last easy revenue levers, and still the long-range financial forecast is negative.

Making things worse, we lean heavily on our big-box stores at a time when their popularity is declining, and our revenue streams are out of date with how society has changed, so those streams will only lag further behind. The city has said it has no ideas for a new large revenue stream. We need to solve this issue so we hand off a financially healthy Seal Beach to the next generation.

What I’ll do

The most common response to a budget gap is to audit the spending. But that is only half the job. Nobody ever audits the revenue our land produces for the city.

In fact, our most valuable revenue generator is our land. So managing it well is one of the most important jobs the council has.

We have rightly put much of this town off-limits to development to protect our small-town charm, but that leaves us dependent on a handful of commercial shopping centers to support the city. Our entire revenue system is built on growth. That is why, as counterintuitive as it sounds, to protect our neighborhoods we need to revitalize our underperforming shopping centers.

In a year the state will require us to update our housing plan, which means we will be rezoning again one way or another. This time we need to be more deliberate about the changes we make. Before we rezone a shopping center or commercial district, we need to know what the city collects from it today, analyze what it could bring in under the new zoning, and study every impact the change could have, from traffic to utilities to services. That way, whatever gets built there next has a better chance of bringing in more revenue than what was there before, and we are prepared for it.

As an architect who has lived in Old Town my whole life, I am the right person to take this on. We don’t want to be Huntington Beach or Santa Monica, so when the state forces us to change, we need someone who can protect what we have and make any changes work for us and for our budget.

Safe Streets

The charm of Old Town is that most of your daily needs are just a walk away.

Why this matters

This one is personal for me. I have three kids, and I want our neighborhood to be the best it can be when it comes to making streets safer, for them and the whole community.

What I’ll do

Pay closer attention to what we build. No street is perfect, and every street in the district has a way it could be better. But every time the city works on one, it just gets rebuilt exactly the way it was before. I would work with Public Works on a master plan for the district’s streets covering crosswalks, stop signs, sidewalks, bike routes and speeding. Then when a street’s turn comes up, we already know what better looks like, and we build that instead of repeating the past and inheriting its mistakes.

PCH. Caltrans does not care about pedestrians. It’s as simple as that. PCH, which is Caltrans-controlled, is a pseudo-freeway bisecting our community, but it’s also a street families cross on a daily basis to get to school, to swim lessons, to baseball practice. I’ve presented on it and written about it, and I’ve personally crossed that street on foot over ten thousand times, and the fact is every day our neighbors cross a street that is unnecessarily dangerous, and Caltrans does nothing about it. The latest work Caltrans did on PCH offered the city a rare opportunity to make the street better, and the only thing our city council pressured Caltrans about was the landscaping in the median. If elected, I will make it very clear to Caltrans that we are not putting up with this anymore.

Close the OC Loop gap. The OC Loop is a 66-mile protected bike route that circles Orange County along the San Gabriel and Santa Ana rivers and the coast. 88% of it is already built, and the county is closing the few remaining gaps right now, but the stretch between Surfside and Old Town has stalled out. As proposed, it would be a separated path spanning the bay, for bikes and pedestrians and a much-needed connection between Surfside and the rest of the city. This would be a win for Main Street too because families on bikes fill the beach path south of here every weekend, and they all turn around at the gap because nobody wants to ride PCH. Close the gap and that’s a lot of potential Main Street customers who don’t need a parking spot and don’t add to traffic. What makes it possible is that projects like this get built with county, state and federal money, so this is something meaningful that can get built even under our current budget situation. If elected, I will do everything I can to go get that funding.

Our Beach

The beach is why we’re here.

Why this matters

A lot of time and effort has gone into making our coast better. It’s time to see it through.

What I’ll do

Local Coastal Program. Right now the Coastal Commission, not Seal Beach, has the final say on development near our coast. Anything the city wants to do near the coast has to get approved by the state first, which makes everything take longer and cost more than it should. The Local Coastal Program is the city’s own set of coastal rules, and ours is not finished yet. This has been a work in progress for decades. The state gave us grant money to see it through, and that grant eventually expires. We need to get this done. If elected, I will make finishing our Local Coastal Program a priority.

Surfside Sand Replenishment. This is nothing new. For decades the Army Corps of Engineers has been fixing a problem the Naval Weapons Station created, and I will make sure we continue to hold them to it.

San Gabriel River Trash. The city has put years of work into finally stopping the trash that comes down the river and pollutes our beach. I will see it through.

Parking

Contrary to popular belief, there are solutions.

Why this matters

We need to get parking under control.

What I’ll do

Approach all of the parking in Old Town as one cohesive network. Right now the city makes decisions about beach lots, Main Street and its adjacent lots and residential parking all in a bubble, when they should always be looking at things as a whole, because a change to one area always affects the rest.

Stop treating the beach parking lots like revenue piñatas. The city looks at each lot from the perspective of how much money it can extract from it and because of that the beach lots usually sit empty all winter. We need to adjust the parking rates to match demand, summer and winter, weekday and weekend, because empty parking stalls hurt everyone.

No parking structure. Considering the actual number of additional stalls we would get out of it, the cost of a parking structure will never be worth it. Plus, pulling more traffic onto Old Town’s residential streets is the last thing we should be doing.

Do not let Caltrans off the hook for the PCH parking. When they reconfigured PCH last year, we lost more than 150 parking stalls. It was not because they had no other option. It was because they were lazy. The street has more than enough width for both parking and a bike lane. I have written in the Sun News and presented to the city council about what they should have pushed for. I would make sure Caltrans understands their laziness has a direct impact on us.

Public Comments

In my own words.

Over the past few years I’ve stood up at city meetings and written in the paper about issues big and small facing the city. It’s cataloged below so you can see where I come from.

Water Rate Increase

Water Rate Increase Study Session

Apr 28, 2025 · City Council Study Session

The topic

A study session on raising water and sewer rates.

Water Rate Increase Public Hearing, Part 1

Jul 14, 2025 · City Council

The topic

The first public hearing on the proposed water and sewer rate increase.

Water Rate Increase Public Hearing, Part 2

Aug 11, 2025 · City Council

The topic

The second public hearing on the proposed water and sewer rate increase.

13th Street Gas Station Convenience Store Expansion

13th Street Gas Station Expansion Hearing, Part 1

May 15, 2023 · Planning Commission

The topic

The gas station proposed expanding into the residential neighborhood by building a convenience store.

13th Street Gas Station Expansion Hearing, Part 2

Sep 05, 2023 · Planning Commission

The topic

The same project, back after the 90-day continuance.

13th Street Gas Station Rezone Hearing

Oct 23, 2023 · City Council

The topic

Rezoning residential land on 13th Street to commercial so the gas station expansion could go forward.

13th Street Gas Station Runoff Concerns

Apr 08, 2024 · City Council

The topic

Raising my concerns with the council about runoff from the 13th Street gas station.

Safe Streets

Pedestrian Safety on PCH

Feb 26, 2024 · City Council

The topic

Asking the city to pressure Caltrans to make PCH a safer street for pedestrians.

Pedestrian Safety on PCH

Mar 07, 2024 · Sun News Op-Ed

The topic

After my presentation to the council, the Sun News ran my piece making the same case in print.

From what I wrote

View the original at Sun News

No street is perfect, but crossing Pacific Coast Highway as a pedestrian is significantly more dangerous than it should be. This danger is important to recognize because Old Town and The Hill are two pedestrian-oriented communities with points of interest on both sides, making PCH a heavily traversed street by pedestrians.

The typical conversation about how to improve pedestrian safety often puts the onus on the pedestrian or the driver. However, I want to focus on what really bears most of the responsibility: the design of the street itself.

The speed limits of 40/45 mph along the PCH corridor are way too fast for its location. Studies show that speed is a major factor for pedestrian survival in car-related incidents.

Pedestrians have a 20% survival rate when hit by a car going 40 mph, so reducing the speed limit to at least 35 mph would be safer (and quieter) for everyone without having a measurable effect on vehicle throughput.

Whether it’s a narrow one-way street or a wide-open freeway, the design of the street and more specifically, lane widths, dictate the speed limit more than a sign does. This is why most speed limits are derived from studies of how people naturally drive the street.

However, how the street is designed sometimes puts it at odds with its desired speed limit. That’s why it shouldn’t be surprising when cars travel at freeway speeds down PCH when the inside lanes of PCH are 2 feet wider than standard 12-foot wide freeways lanes.

By modifying the lane widths to what is expected of a 35mph street and reducing the median width, there is then enough space to formalize parallel parking, as well as an opportunity to add protected bike lanes along the entire corridor.

Using the street section as a guide, I have developed a conceptual design of what a better intersection could look like at 12th Street and PCH. The best way to increase pedestrian safety would be to extend the curbs out to shorten the crossing distance of PCH.

It’s currently 90 feet across, and takes 30 seconds to walk that distance, but with a better design, that distance could be reduced by a third to 60 feet, taking only 20 seconds to cross.

Next, reducing the curb edge radius would require cars to make right-hand turns at slower speeds to protect people crossing 12th Street and Balboa.

The crosswalks could then be pulled back from the intersection to allow cars to stop for pedestrians without blocking traffic along PCH and give drivers a better view of possible pedestrians in the crosswalk.

For traffic signal sequencing, implementing a system similar to the intersection at Seal Beach Boulevard and PCH, where one side goes and then the other would better protect pedestrians and make it easier for cars to move through the intersection.

Finally, I think it’s important that we work towards creating a network of protected bike lanes linking up with McGaugh to provide kids with a safe, dedicated route to school.

With that said, I do recognize that PCH is controlled by Caltrans, so the city does not have much say in this conversation.

In a presentation at a recent City Hall meeting regarding the work they are currently performing along PCH, Caltrans has stated that the only improvements to intersections will be the addition of ladder crosswalks in areas that don’t currently have one.

Ladder crosswalks are a superficial measure that do not improve pedestrian safety and are already implemented on half of the intersections along PCH in Seal Beach.

The city needs to make it very clear to Caltrans that it is not doing enough and that there is a desire to do better.

Additionally, the city must make it very clear to state lawmakers that the city should have a larger say over the PCH corridor.

SB 960 does present an opportunity for positive change as it’s a proposed bill that would direct Caltrans to design streets for everyone and not just cars.

I know some may recoil at the sound of all this because of the possible effect it may have on cars, but what we have now is not ideal.

Pedestrian deaths are currently at a national 40-year high, and PCH is fundamentally no different than any other street in the nation and it’s only a matter of time until the next tragedy strikes. Knowing this, we must do everything we can to make PCH and the intersections along its corridor safer for everyone and prioritize safety over throughput.

Safety Action Plan

Jan 13, 2025 · City Council

The topic

The city’s Safe Streets for All safety action plan.

Daylighting, Part 1

Mar 10, 2025 · City Council

The topic

How the city planned to carry out California’s daylighting law, which keeps parked cars back from the approach to a crosswalk so drivers can see people about to cross.

PCH Bike Lane, Part 1

Mar 24, 2025 · City Council

The topic

Caltrans’ redesign of PCH through Seal Beach.

Daylighting, Part 2

May 08, 2025 · Capital Budget Workshop

The topic

Asking the city to do more about the new daylighting law.

PCH Bike Lane, Part 2

Sep 22, 2025 · City Council

The topic

Cars parking in the new southbound bike lane on PCH near 5th Street.

Main Street

Circuit Microtransit

Dec 11, 2023 · City Council

The topic

The council’s vote to fund the on-demand shuttle that became the Circuit.

Sidewalk Dining on Main Street

Apr 15, 2024 · Planning Commission

The topic

A public hearing on the Main Street Specific Plan amendment for sidewalk dining.

Citizen-Council Parking Advisory Ad Hoc Committee

Citizen-Council Parking Advisory Ad Hoc Committee Proposal

Jun 12, 2023 · City Council

The topic

The council proposed creating a council-led ad hoc parking committee.

Citizen-Council Parking Advisory Ad Hoc Committee Creation

Jun 26, 2023 · City Council

The topic

The council changed its proposal and created a citizen-led ad hoc parking committee.

Citizen-Council Parking Advisory Ad Hoc Committee

Sep 2023 – Feb 2024 · Committee

The topic

The citizen-led parking committee looked into the possibility of implementing paid parking on Main Street.

The meetings

Sep 13, 2023 · First meeting · 
Sep 27, 2023 · Refining the community parking survey · 
Oct 12, 2023 · Finalizing the survey and outreach plan · 
Dec 04, 2023 · First recommendations voted to council · 
Feb 01, 2024 · Final vote · 

Budget Workshops

Budget Workshop

May 02, 2023 · Capital Budget Workshop

The topic

The capital budget workshop.

Budget Study Session

Mar 24, 2025 · City Council Study Session

The topic

A public study session on the city budget.

Five-Year Forecast Workshop

May 08, 2025 · Capital Budget Workshop

The topic

The city’s five-year financial forecast, and the revenue that funds it.

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Contact Matthew Terry

matt@mattforsealbeach.com (562) 552-4418
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Nov 3
Election Day
Tuesday, November 3, 2026