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In its agendizing memo, city staff recommends approval of a "reduced intensity alternative" for the proposed Southeast Area Specific Plan (SEASP). Under the "reduced intensity alternative," commercial areas along PCH in and around 2nd St. (red area on the map above) would be rezoned to allow five story building heights with up to seven stories allowed for buildings with roughly 20% of project areas under specified circumstances. A seven story height limit (up to 20% of total size) [city staff text] "may be considered for the following: Hotel or mixed use buildings containing hotel as a portion of their use, if it is demonstrated that significant community amenities are provided, above and beyond those that are required under the maximum height of five stories. Amenities can include plaza spaces, enhanced landscaping, public artwork, public parking, (See Section 5.7a Mixed Use Community Core height and FAR incentives.) Seven story buildings are intended to be an exception to the building massing for all structures within a project. The majority of the buildings within the Mixed-Use Community Core designations are intended to be constructed at or near the maximum base height. Building footprint of all buildings using seven stories cannot exceed 20% of the total acres in the MU-CC."

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On May 4, 2017, the Planning Commission held a "study session" on city staff's proposed SEASP rezoning accompanied by this city staff presentation.

City staff's June 1 agendizing memo acknowledges that while it recommends the 7 story height limit (as specified above) "to attract hotel uses and the highest quality amenities, a potential compromise would remove the seven-story opportunity from the Marketplace site, responsive to the public concerns about the height interface with the wetlands while still providing one site (Marina Pacifica shopping center) to provide a meaningful incentive for the creation of visitor-serving uses including hotel uses. This compromise would help the City achieve a balancing and prioritizing of visitor-serving uses explicitly called out in the Coastal Act."

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City staff's agendizing memo also acknowledges that traffic impacts were the "most common concern expressed by the public." It says the reduce intensity alternative "results in the least potential traffic increase between the existing PD-1 and SEASP. Through reductions in residential and particularly commercial development, the reduced intensity alternative results in impacts comparable to buildout with the existing PD-1 regulations.

Source: SEASP Specific Plan (hearing version, released July 2016)

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Under the "reduced intensity alternative," city staff forceasts a capacity of 2,584 new dwelling units, an increased population of 4,018 persons and commercial employment of 307,071 sq. feet.

City staff's memo concludes that "While absolute community consensus is not possible on a project of this scale, the process has been responsive and reflective of public input. The reduce intensity alternative best achieves the community goal of rebirth for the area within a feasible and achievable framework."

For years, developers have had to live with SEADIP's current height and development limits or seek City Council (and Coastal Commission) ad hoc approval for specific developments. Former 3rd dist. Councilman Gary DeLong made an effort to advance an overall update to SEADIP but it foundered after some criticized DeLong's-chosen advisory panel as less than transparent.

In December 2011, a developer-propelled proposal to put a partial high rise/mixed use development at the 2nd/PCH Seaport Marina hotel site failed to gain Council majority approval. (Vote was 3-5, Yes: Garcia, DeLong, Gabelich; No: Lowenthal, O'Donnell, Schipske, Andrews, Neal; Johnson absent). Public issues included traffic, height, Coastal zone and wetlands impacts.

A City hired a consultant team conduct public meetings (some of which were less than placid)

The Planning Commission's recommendations/voted actions will go to the City Council...where a Council majority will decide on any zoning updates...which will also go to the Coastal Commission for approval.

SEASP's detailed proposed revisions (caveat: as of July 2016) can be viewed in full here. To view the draft Environmental Impact Report (EIR) accompanying the proposed zoning changes, scroll to the SEASP documents at this link.

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Developing. Further to follow.