TITLE
Recommendation to receive supporting documentation into the record, conclude the public hearing, deny the appeal of Cheryl Perry, Wilmore City Heritage; Shirley Buchanan, West End Community Association; and Tom Martin, Homeowner Association, and sustain the decision of the City Planning Commission to approve the requests for Site Plan Review, Tentative Map, and Standards Variances, and to adopt a resolution with findings of fact, statements of overriding consideration, and a mitigation monitoring program for the Press-Telegram Project at 604 Pine Avenue (Case No. 0510-03); and
DISCUSSION
The proposed Press-Telegram project site encompasses a city block of approximately 2.5 acres in area, bounded by 6th Street on the south, 7th Street on the north, Pine Avenue on the west, and Locust Avenue on the east. The project consists of 542 residential units, 14,000 square feet of commercial space, 23,000 square feet of office/gallery exhibit space, and 1,186 parking spaces in a mixed-use multi-level complex. The complex includes two 22-story buildings located at the southwest and northeast corners of the project site, and various 4- and 5-story buildings around a 4-story parking podium with two levels of subterranean parking.
In addition to a number of structures, the site is currently developed with two historically significant buildings, the Meeker-Baker Building, a 17,000-square foot office building, which was constructed in 1924 and is a City-designated Historic Landmark; and the Press-Telegram Building, a 94,000...square foot office and manufacturing building constructed in 1924. The project would retain portions of the Meeker-Baker Building, while the remainder of the building would be demolished and replaced with new construction. The facade would be renovated and restored to its original condition. This approach has been approved by the Cultural Heritage Commission. The applicant proposes to retain a majority of the original Press-Telegram building along 6th Street, approximately 40 feet of office space behind the Pine Avenue facade of the 1930 and 1948 additions, while demolishing the remainder of the building that comprises the large complex on the site.
Presently, the zoning standards in PO-3D (Downtown Planned Development District) do not allow the proposed project. The maximum density currently allowed on the subject site is 75 units per acre (189 units) and the maximum height is 100 feet. The proposed project has a density in excess of 200 units per acre (542 units) and a height of 250 feet. The approval of the project requires amendments to the Downtown Planned Development District (PD-30). In addition to the PD-30 amendment requests, the proposed project requires approval of Standards Variance requests for less than required parking, building setbacks along Pine Avenue and Locust Avenue, and the setback for the subterranean garage along 7th Street and Locust Avenue.
The amendments to PD-30 would change the subarea designation for the subject site from Downtown Mixed Use to Downtown Core, which is immediately adjacent to the subject site to the south. PD-30 divides the downtown area into a number of subareas that vary based on the types of businesses allowed and the development standards. This change would allow the proposed density, as the Downtown Core subarea has no density maximum for buildings exceeding six stories in height. With respect to the height, staff proposed a height overlay district, which would allow a maximum height of 250 feet, subject to meeting performance standards, which consist of either attaining LEED Silver certification, or deed restricting a minimum of 10 percent of the units as workforce housing, defined as housing affordable to households earning up to 150 percent of the County Median Family Income.
In compliance with the Guidelines of the California Environmental Quality Act (CEQA), an Environmental Impact Report (EIR 28-05) was prepared for the project, which identified significant unavoidable impacts with respect to aesthetics, air quality, cultural resources, land use and planning, noise, and transportation/circulation. The Planning Commission conducted a study session on September 7,2006, to review the findings of the Environmental Impact Report.
On November 16, 2006, the Planning Commission conducted a public hearing on the project entitlements, including the proposed amendments to the Downtown Planned Development District (PD-30) (see Attachment 1 - November 16, 2006 Planning Commission Staff Report). After considering testimony and information presented by staff, the Planning Commission voted 3 to 1 to certify the Environmental Impact Report, and continue the hearing on the requests for the other permits in order to allow consideration of an application for a Certificate of Appropriateness by the Cultural Heritage Commission prior to Planning Commission reconsideration. The certification of the Environmental Impact Report was appealed by Long Beach Unified School District, but this appeal has subsequently been withdrawn.
The Cultural Heritage Commission (CHC) conducted a hearing on December 20,2006, regarding the modifications to the Meeker-Baker Building. After a lengthy discussion, the item was continued to the January 17, 2007 meeting, with a working session to occur on January 10, 2007. At the working session, the Cultural Heritage Commission, the applicant, and staff collaborated to develop conditions of approval designed to preserve as much of the Meeker-Baker Building as possible, and ensure that the new construction adjacent to the Meeker-Baker Building is compatible with the existing building.
At the January 17, 2007 hearing, the Cultural Heritage Commission approved a Certificate of Appropriateness, subject to conditions of approval (see Attachment 2 - Cultural Heritage Commission Staff Report and Conditions of Approval). The conditions include requirements for documentation reports and interpretive plans for the Meeker-Baker building (EIR mitigation measures), retention of additional portions of the Meeker-Baker Building, and compatibility between the Meeker-Baker Building and the new construction.
On February 15, 2007, the Planning Commission conducted a second hearing on the project entitlements and proposed amendments to PD-30 (see Attachment 3- February 15, 2007 Planning Commission Staff Report and Conditions of Approval). Staff recommended approval of the project, but proposed conditions of approval requiring additional parking (1,278 spaces instead of the 1,186 spaces proposed), a larger building setback along Locust Avenue (instead of the 1 foot setback proposed) to provide a buffer between residences and the public sidewalk, and a condition requiring that the two towers be redesigned to provide a minimum building separation of 80 feet along the east and west elevations to reduce the massive appearance of the building, consistent with the standards regulating high-rise development in other areas of the Downtown.
After considering testimony and information presented by staff and the applicant, the Planning Commission voted 4 to 1 to approve the project as submitted by the applicant, removing the proposed conditions requiring additional parking, building setback along Locust Avenue, and the condition requiring additional building separation. The Planning Commission also recommended that the City Council approve the amendments to PD-30, and adopted Findings of Fact, a Statement of Overriding Considerations, and a Mitigation Monitoring Program.
In making the decision, the Planning Commission agreed with staff that the Downtown Core was an appropriate subarea designation for the site, and agreed that the additional height is appropriate, given the location of the site at a prominent intersection in the Downtown area. The Planning Commission disagreed with staff with respect to the numberofparking spaces required, as the Commission believed that the shared parking analysis demonstrated that the parking provided would be adequate to meet the demands of the project. With respect to the building massing and setback along Locust Avenue, the Commission felt that the proposed building design was acceptable. Therefore, the proposed conditions requiring additional parking, additional building separation, and a larger setback along Locust Avenue were not included in the conditions approved by the Planning Commission. Three community members representing Willmore City Heritage Association, the West End Community Association, and the Wilsonian Homeowners Association, subsequently appealed the decision of the Planning Commission (see Attachment 4-Appeal Form), citing concerns regarding parking, building massing, and the partial demolition of a historic building. In addition, the appellants believe that the conditions of approval recommended by staff with respect to parking, building separation, and setbacks should be incorporated into the final project approval.
Assistant City Attorney Michael J. Mais reviewed this report on April 4, 2007.
ENVIRONMENTAL ANALYSIS
Environmental Impact Report EIR 28-05 was prepared for the project and certified by the Planning Commission on November 16, 2006. The Planning Commission adopted a Statement of Overriding Considerations and a Mitigation Monitoring and Reporting Program on February 15, 2007.
TIMING CONSIDERATIONS
The Long Beach Municipal Code requires Planning Commission decisions to be transmitted by the Department of Planning and Building to the City Clerk for presentation to the City Council within 60 days following Planning Commission final action. A 14-day public notice of the hearing is required.
FISCAL IMPACT
None.
SUGGESTED ACTION
BODY
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LONG BEACH ADOPTING A STATEMENT OF OVERRIDING CONSIDERATIONS FOR THE PRESSTELEGRAM MIXED-USE DEVELOPMENT PROJECT (STATE CLEARINGHOUSE NO. SCH2006031124) IN ACCORDANCE WITH THE PROVISIONS OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) AND STATE AND LOCAL GUIDELINES AND MAKING CERTAIN FINDINGS AND DETERMINATIONS RELATIVE THERETO; AND (ii) ADOPTING A MITIGATION MONITORING AND REPORTING PROGRAM (MMRP)
Respectfully Submitted,
LESLIE GENTILE, CHAIR
CITY PLANNING COMMISSION
BY:
SUZANNE M. FRICK
DIRECTOR OF PLANNING AND BUILDING