5-98-156-A15 Page 5
The proposed hotel is situated within LCP Subarea 5 (PD-6), about eight hundred feet inland of the waters of Rainbow Harbor (Exhibit #3). The proposed seven-story hotel includes the ground floor hotel lobby, 140 guest rooms, two conference rooms, a breakfast service room, an exercise room, and a swimming pool (on the roof). Parking for the proposed hotel would be provided within the adjacent 2,195-stall Pike parking structure, which was permitted and built to meet the parking needs of the visitor-serving commercial development approved by amended Coastal Development Permit 5-98-156 (Exhibit #3). The proposed hotel site is on State Tidelands, and is bordered on three sides by public streets (Seaside way, Cedar Avenue and Bay Street). An existing building (Pike Building A) defines the eastern border of the proposed hotel site (Exhibit #4).
Except for the additional ten feet of building height (the proposed ninety-foot high hotel versus the previously approved eighty-foot high theater), the change proposed by this amendment request is consistent with all of the limitations and parameters that the Commission and City have previously imposed on the proposed development, including the restrictions on development within the protected view corridors. The proposed hotel is not in a protected view corridor. The proposed change to the previously approved project does, however, necessitate a change to Special Condition Eighteen (Subarea 5 Height Limits) of the underlying permit in order to authorize the ninety-foot height of the proposed seven-story hotel. As conditioned, the proposed development and amendment will have no negative effects on visual resources or coastal access, and is consistent with the Chapter 3 policies of the Coastal Act, the certified City of Long Beach LCP, and the underlying permit as amended.
The proposed development is a hotel that would provide overnight accommodations to coastal visitors on State Tidelands. As conditioned, hotel stays would be limited to a period of not more than thirty consecutive days in order to prevent the building from being used for permanent residences. Permanent private housing is not recognized as a legal use of State Tidelands. Section 30222 of the Coastal Act requires that visitor-serving commercial uses be given priority over residential and other non-priority land uses (like private residences).
Section 30222 of the Coastal Act states:
The use of private lands suitable for visitor-serving commercial recreational facilities designed to enhance public opportunities for coastal recreation shall have priority over private residential, general industrial, or general commercial development, but not over agriculture or coastal-dependent industry.
The proposed project would provide coastal visitors with additional overnight accommodations in a popular tourist area that provides numerous public recreational opportunities, but has a limited number of hotel/motel rooms. Hotels, especially those providing high-quality, moderately-priced accommodations, are a type of visitor-serving commercial recreational facility that enhances public opportunities for coastal recreation and are given priority over other land uses by Section 30222 of the Coastal Act. Therefore, a hotel is consistent with Section 30222 of the Coastal Act because it would provide additional visitor-serving commercial uses on the site. The State Lands Commission recognizes public overnight accommodations as being an acceptable use of State Tidelands.