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Adopt resolution determining that the proposed project is within the scope of the project previously analyzed as part of the Midtown Specific Plan Environmental Impact Report (State Clearinghouse No. 2015031034) and warrants no further environmental review pursuant to California Environmental Quality Act Guidelines Section 15162; and, approving a Lot Merger (LMG17-015) to consolidate three lots into one lot on properties located at 1836-1852 Locust Avenue, in the Midtown Specific Plan (SP-1). (District 6)
DISCUSSION
On December 7, 2017, the Planning Commission (Exhibit A - Planning Commission Report) held a public hearing and recommended that the City Council approve an Addendum to the Midtown Specific Plan Environmental Impact Report (EIR), and to approve a General Plan Amendment (GPA17-005) to change the Land Use District (LUD) Map on 11 properties from LUD #3B (Moderate Density Residential) and LUD #8A (Traditional Retail Strip Commercial) to LUD #7 (Mixed Uses) on lots located in the Midtown Specific Plan (Exhibit B - Midtown Specific Plan Map). The Planning Commission also approved a Lot Merger (LMG17-015) to facilitate a development project located at 1836-1852 Locust Avenue (Exhibit C - Location Map).
The Midtown Specific Plan (SP-1) was adopted in 2016 and established new land use districts to implement the Plan. The Transit Node district was created to support transit-oriented mixed uses and residential developments within walking distance of Metro Blue line stations. The General Plan LUD Map was to be revised to be consistent with SP-1 during the current Land Use Element/Urban Design Element (LUE/UDE) update. A Mitigation Measure was included in the Midtown Specific Plan EIR to complete these General Plan Amendments within one year of the approval of SP-1. Since the LUE/UDE update has not yet been completed, inconsistencies between SP-1 and the underlying General Plan land use designations remain in multiple locations within the boundaries of SP-1. The purpose of this General Plan Amendment is to resolve this inconsistency to facilitate a development proposal and conform adjacent properties at the Long Beach Boulevard and Pacific Coast Highway Transit Node
Approval of the General Plan Amendment is required to establish consistency with SP-1 development regulations. SP-1 identifies several locations, including a project site at 1836-1852 Locust Avenue, owned by the Long Beach Community Investment Company as strategic sites for the development of affordable housing. The site and adjacent parcels are designated as LUD #3B and the lots located on the southeast corner of Locust Avenue extending to Long Beach Boulevard along E. Pacific Coast Highway are designated as LUD #8A. To ensure that the development site and adjacent properties in the SP-1 Transit Node district are made consistent with the underlying General Plan designation, eight additional lots south and east of the subject development site are also included in the requested General Plan Amendment. If approved, the requested General Plan Amendment will change the land use designation of these properties to LUD #7, which allows both residential and commercial uses with densities that are consistent with the development standards of the Transit Node district. (Exhibit D - General Plan Amendment Map).
The site is proposed to be developed with a five-story residential development containing 48 affordable units and 40 parking spaces on a 27,000-square-foot property comprised of three vacant lots within the Transit Node district of SP-1 (Exhibit E - Development Plans). The Transit Node allows a FAR of 4.0, 100 feet in height and 10 stories, while the General Plan allows a maximum of 30 dwelling units per acre. The proposed project is below the maximum FAR threshold, but it exceeds 30 dwelling units per acre, which creates an inconsistency between the SP-1 zoning and the General Plan land use designation.
The requested General Plan Amendment promotes the intent of SP-1 and provides the opportunity for development of high-quality context-sensitive projects that will enhance the streetscape and create a more consistent development pattern within this important transit node. Findings for the proposed General Plan Amendment are attached (Exhibit F - Findings for General Plan Amendment GPA17-005).
The project also requires a Lot Merger to consolidate three existing lots into one parcel to accommodate the project (Exhibit G - Findings for Lot Merger LMG17-015). On October 25, 2017, the Site Plan Review Committee reviewed the project’s design and layout, and approved the Site Plan Review subject to approval of a General Plan Amendment and Lot Merger, pursuant to LBMC Section 21.25.503.
In accordance with the California Environmental Quality Act (CEQA), the project was evaluated in accordance with the Midtown Specific Plan EIR and associated Mitigation Monitoring and Reporting Program (MMRP). The project’s compliance with the MMRP renders the project previously analyzed within the scope of the Midtown Plan EIR. Pursuant to State CEQA Guidelines Section 15162, no further review is required as the project is consistent with the prior EIR.
Public hearing notices were distributed on December 21, 2017, and the notice was circulated in the newspaper, in accordance with the provisions of the Zoning Ordinance, and no responses were received as of the date of preparation of this report.
An addendum to the EIR (Exhibit H - Addendum to the Midtown Specific Plan EIR) was prepared to analyze potential new impacts resulting from the proposed General Plan Amendment. No new impacts were found; therefore, no further environmental review is warranted.
This matter was reviewed by Assistant City Attorney Michael J. Mais on December 21, 2017 and by Budget Analysis Officer Julissa Jose-Murray on December 20, 2017.
TIMING CONSIDERATIONS
City Council action is requested on January 9, 2018. Section 21.25.103 of the Zoning Regulations requires presentation of this request to the City Council within 60 days of the Planning Commission hearing, which took place on December 7, 2017.
FISCAL IMPACT
The request is to change the land use designation on the existing Land Use Map. There are no direct fiscal or local ongoing job impacts associated with this recommendation.
SUGGESTED ACTION
Approve recommendation.
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Respectfully Submitted,
AMY J. BODEK, AICP
DIRECTOR OF DEVELOPMENT SERVICES
APPROVED:
PATRICK H. WEST
CITY MANAGER