City Staff Map Quietly Seeks, Savvy Belmont Shore Resident Spots Move, To Increase Commercial Building Heights Along 2nd St. In Belmont Shore And Along PCH In SE LB

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(Sept. 26, 2015) -- A map included in a City-published brochure describing city staff-favored changes to land uses citywide proposes increased building heights along 2nd St. in Belmont Shore and into the Naples Island business area to up to three stories (instead of the current two stories), up to six stories in the area around and near Belmont Pier, and up to 80 feet (indicates 6 stories) along PCH from Loynes Dr. to the LB city limit at Seal Beach.

The height increase map (labeled "Placetype Height Limits") is part of a brochure titled "Draft Land Use Element," a 179 page document published by City of Long Beach in April 2015. It's become particularly timely as the Planning Commission plans to hold a study session (discussion, not voted action) on Oct. 1, agendized as "Recommendation to conduct a study session regarding the Land Use Element and Urban Design Element. (Citywide)." The subject matter is quite broad, carrying impacts beyond Belmont Shore and SE LB and affecting land uses differently in different neighborhoods citywide.

For the Oct. 1 study session, city staff attached what it calls "placetype" maps to the agendized item at this link but a savvy former journalist spotted the height increase maps and other materials elsewhere on City Hall's website at this link.

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Some years ago, longtime Belmont Shore resident Melinda Cotton was a newsroom journalist at KNXT (now called CBS2), experienced in pursuing matters that others might miss. On learning earlier this year that LB City Hall was proposing to possibly change some land uses, she sought details. She found the 179 page City-prepared brochure detailing potential land use changes. She read through the entire document; spotted the height increase maps; recognized their significance...and took the time to go to City Hall and testify on the matter at a July 2 study session of the Planning Commission.

Ms. Cotton's testimony got the attention of Commission chair Alan Fox, who voiced surprise (and some consternation) on learning of the staff proposed height changes. To hear an audio clip Ms. Cotton's testimony and Commission chair Fox's response, click here.

Ms. Cotton told the Planning Commission that the height increase map ["Placetype Height Limits"] indicates the following:

Along 2nd St. in Belmont Shore (CNP district): an increase from the current 28 feet (2 stories) to up to 38-45 feet (3 stories), a roughly 35% to 60% height increase from Livingston Dr. to Bay Shore Ave. and across a portion of Naples Island.
Around and near Belmont Pier: an increase from the current 35 foot height to up to 65 feet or 6 stories
In the "SEADIP" area along PCH, from the current roughly 35 feet to up to 80 feet (map indicates 6 stories) along PCH from Loynes Dr. to the Seal Beach border.

Below is a zoomed-in portion of one of the height increase maps.

Source: "Placetype Height Limits," p. 67, "Draft Land Use Element," Published by City of Long Beach, April 2015

Legend accompanying map cited above

The brochure contains more than one map; it contains several, as well as charts and other explanatory materials describing city staff-favored land use changes. These are visible in the document at this link.

A City Hall distributed "e-notify" message (on Friday Sept. 25 in the 3 p.m. hour) tells recipients the City is "in the process of updating its General Plan, and the public is invited to attend a second Planning Commission Study Session and learn more about the City's vision for future land use and urban design in Long Beach."

City Hall's proposed land use changes could impact neighborhoods in differing degrees and in different ways across Long Beach. LBREPORT.com strongly urges neighborhood groups and residents to examine city staff's proposed "placetype" maps at this link AND the city-prepared brochure which includes several maps showing proposed land use changes, including height increases and other matters at this link.

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City staff has indicated that the actual draft "Land Use Element/Urban Design Element" isn't completed yet...and thus isn't available for public comment. LBREPORT.com has learned that on Oct. 1, city staff plans to offer a Power Point presentation to the Planning Commission that will basically indicate various "placetypes" envisioned for various parts of the city for a 20 year time span. The presentation will include an estimated schedule of major milestones including the forthcoming release of a draft land use element and a Draft EIR [Environmental Impact Report.]

The non-elected Planning Commission (members Mayor chosen, Council approved) can make voted recommendations, but the City's ultimate policy-setting body (on land uses and other matters) is the elected City Council.

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Perspective

Changing LB's current height limit in the coastal zone is subject to Coastal Commission approval. Protecting SE LB's current low rise/low commercial density (accepted years ago as a trade-off for allowing greater heights and density downtown) has been a continuing struggle for area residents. Commercial property owners and development interests predictably seek higher commercial building heights in their own economic interests.

As previously reported by LBREPORT.com, in 2013 the state Senate Rules Committee (in a non-transparent proceeding closed to the public and the press) chose then-voting Vice Mayor/Councilmember Robert Garcia to fill an interim Coastal Commission vacancy, later extended to a full Coastal Commission term, but lost that position under current law when he became LB's non-voting Mayor. Since then, Garcia's allies (prominently state Senator Ricardo Lara) have sought to change state law to enable Garcia (and other non-voting Mayors) to gain positions on the powerful land use body that controls coastal development permits statewide.

SB 798, currently awaiting Governor's Brown signature, deals mainly with fish and game matters but has Coastal Commission verbiage inserted that would enable Councilman Roberto Uranga -- appointed to the Coastal Commission in early 2015 by the state Senate Rules Committee in the same non-transparent manner as Garcia -- to name Garcia as his voting alternate...and Uranga has publicly stated he intends to do so when legally able.

Although Councilman Uranga (who took office in mid-2014) hasn't had occasion to vote as a Councilmember on contentious proposed LB coastal area developments that seek increased heights, Garcia has...and did. In December 2011, a Council majority voted down a proposed mixed use development at 2nd St./PCH (Seaport Marina hotel site) citing multiple issues including a request to allow building heights beyond the 35 feet now allowed in LB's Coastal zone. The Council vote was 3-5 to reject the proposed development...with Garcia among those voting to approve it. [Yes: Garcia, DeLong, Gabelich; No: Lowenthal, O'Donnell, Schipske, Andrews, Neal; Johnson absent.]