A Boeing Realty spokesperson, Ms. Chris Henry, told LBReport.com the 3,800 figure is "simply the upper level of a range we put into the EIR for preparation purposes, because you want to take everything into account in terms of planning for utilities, infrastructure and traffic, but there are no firm plans to go to 3,800 residential units, that hasn't been determined yet. It will likely be more than 2,500 residential units, which is the lower end of the range."
Within the past two weeks, the company mailed a four page, color brochure to residents and businesses in the vicinity of the project (mailing area bounded by Del Amo Blvd, Orange Ave., Willow Ave. and Woodruff Ave.) [The pictures on this page are from the brochure. They were provided in digital form at our request by Boeing Realty's spokesperson and are used with permission.]
The brochure indicates in pertinent part:
The 260 acre master planned campus will feature at least five million square feet of office, flex-tech and light industrial space, supported by an advanced technology infrastructure, two hotels and 150,000 square feet of shops, restaurants and amenities. Approximately 2,500 residential units -- townhomes, condos, apartments and lofts -- will be home to those who want to enjoy a lively cosmopolitan setting.
The project is interwoven with a series of open spaces, including continuous jogging and roller blading paths and venues for outdoor recreational activities. At its heart lies "The Beach," combining the ambiance of a European city square with the energy of Southern California's beach scene.
PacifiCenter will be a truly state-of-the-art development. The project will incorporate on-site energy generation and the most advanced thinking in energy conservation design, water conservation measures and resource recycling programs..."
Ms. Henry said the 2,500-3,800 range for residential units could be in the forthcoming draft EIR project description because "That's what they do in the EIR. They develop that range, an upper range, so that they take everything into account for planning, for traffic, and infrastructure, but there's no firm plans to go to that level...The master plan has not been completely finalized, so in order to take any kind of...impacts [into account], for traffic impacts, for infrastructure impacts, for utilities that type of thing, so that the EIR is as comprehensive as possible, they put a range in there."
When asked by LBReport.com whether the EIR (if certified by City Hall) could give the developer flexibility to reach those levels, Ms. said "Exactly, but there are no firm plans [to do this]. In terms of master planning the project, there hasn't been a specified number of housing units yet. It will be within that range [2,500 to 3,800]."
Ms. Henry told LBReport.com that starting in August, Boeing Realty would begin holding community meetings in the area. The draft EIR is currently set for release roughly Oct. 11 and a 45 public review period will follow, ending in November.
The residential component of the project, which could produce an upscale constituency of several thousand new airport neighbors who might oppose future Airport expansion, has raised eyebrows at City Hall.
After a press account indicated some aviation and airport area interests were uneasy with the plan's large residential component, City Hall's airport staff indicated it would file materials raising safety and noise concerns. Among other things, airport staff said runways 16 R/L, (aligned nearly north/south, used roughly 20% of the time in crosswinds over the past few years) would have hundreds of "approach to land" over flights each day during periods when these crosswind runways are in use; staff said aircraft altitudes would vary, but could be only a couple of hundred feet high.
This issue, and others, will now likely be addressed in the forthcoming draft EIR. City Hall issues the draft EIR for public comment and planning purposes, but Boeing Realty Co. (which owns the land) is the project applicant.
As first reported by LBReport.com in May, City Hall (as required by law) circulated a Notice of Preparation of the Draft EIR to various government agencies which advised:
Technology uses are proposed along the southern boundary of the site adjacent to LB Airport. Mixed-uses are proposed along Lakewood Blvd. and in the center of the site. Housing is generally proposed along the north and northwest boundary adjacent to an existing golf course.
The city's notice indicates the applicant's stated objectives for PacifiCenter include:
"Economic Objective -- The Applicant seeks a basic economic objective to balance development initiatives with community needs and environmental constraints in such a manner as t optimize the value of its investment while creating significant employment, housing and recreational opportunities. It is the Applicant's view that the achievement of this basic objective is dependent on the character, intensity and diversity of development as proposed. In addition, a combination of critical mass of density and technology-related facilities and support amenities, including open space, recreational areas and proposed project amenities, is necessary for the PacifiCenter Project to attract the kind of technology-based businesses the cities of Long Beach and Lakewood are seeking.
Design Objective -- To enhance the public acceptance and long-term investment value of the PacifiCenter Project, the Applicant seeks a basic design objective to develop a state-of-the-art, master planned, mixed-use, integrated community which will blend the kind of mutually supportive uses, such as employment, housing and life style amenities, that is absolutely necessary in today's new economy, make efficient use of land and infrastructure, and foster a strong sense of community. The Applicant's basic design objective includes the following specific goals:
To provide a state-of-the-art business community with a live, work and play environment which includes new infrastructure and amenities to attract quality tenants. To include educational, health and recreational elements that will serve the residents and tenants of the master planned community, as well as the public at large. To offer state-of-the-art telecommunication systems and services for tenants and residents. To offer efficient energy systems and programs, which will provide various sources of energy, with a back-up system, at consistent and competitive pricing. To include creative, flexible and sustainable workspaces to allow for various tenant needs from warehousing and research and development to traditional office space. To include a mix of secondary land uses, including restaurants, retail space and hotels, to support tenant needs and to reduce employee, resident and visitor trips and trip distance. To create an attractive setting, including landscaping and open space, some of which will serve as recreational areas for employees and residents.
Development Flexibility Objective -- To optimize its ability to respond to market demands during the build out of the PacifiCenter Project, the Applicant seeks a basic development flexibility objective that will allow its proposed mixed use project to be totally market-drive within an approved development program that specifies a maximum height and density for each parcel, the sum of which will exceed but be subject to a "cap" on total allowable development, and in which land uses can be exchanged for certain other permitted land uses as long as previously identified environmental impacts are not substantially increased or new significant environmental impacts created. The goal of the approved development program is to create a regulatory environment, including pre-approved design guidelines, that will facilitate a rapid delivery of space and/or move-in ready facilities so that PacifiCenter becomes the most viable and attractive location for technology-based businesses in Southern California.
LBReport.com has posted in .pdf form a land use diagram and tables (3 pages total) included in the city's notice. These can be viewed by clicking here
One table indicates dwelling unit sizes would range from 400 to 1,800 square feet each. It also indicates the floor to area ratio for Mixed Use elements of the project is based on a 6-story office plan (except in MU5, which is restricted by FAA height limits). A total of 600 hotel rooms are proposed; hotel(s) may be placed in any MU planning area. [See land use diagram, posted above].
The process will now proceed through preparation of a draft EIR, public hearings and ultimately City Council action on any requested discretionary approvals.
During the process, aspects of the proposal could theoretically be adjusted or changed.