Attachment F
SOUTHEAST AREA SPECIFIC PLAN POLICIES
6700 East Pacific Coast Highway
App. No. 2008-36 (SPR 23-093 and LDCP22-051)
April 20, 2023
This table includes only those policies contained in the Southeast Area Specific Plan Document that are applicable to the proposed project at 6700 East Pacific Coast Highway. Several technical studies were completed for the project, including Biological, Geo Technical, Hydrology/LID, Sea Level Rise, Sewer Capacity, Soils, and Vehicle Miles Traveled.
Policy Applicable to proposed
project?
Timing for
compliance
Natural Resources Policies 5.1 through 5.17, 5.20, 5.27 The project is not within an environmentally sensitive habitat area (ESHA), within the CHWR land use designation , or within a wetlands area. The Site is currently developed with an office building with parking tucked under the building as well as at grade surface parking.
POLICY 5.18: Standards Applicable to All
Areas Adjacent to Jurisdictional Waters,
ESHA, and Wetlands Development
projects within 100 feet of Coastal Act
wetlands or environmentally sensitive
habitat (ESHA), and all land within the
Coastal Habitat, Wetlands , and
Recreation land use shall comply with the
following:
• Prior to approval of a
trails/access plan within or
adjacent to wetlands or ESHA,
the location, design, and text for
urban-open space interface
signage shall be developed.
The signage shall be located at
all pedestrian access points.
The signage shall educate
users on the responsibilities
associated with the open space
interface and shall address
relevant issues, including the
role of natural predators in the
wildlands and how to minimize
impacts of human and domestic
pets on native communities and
their inhabitants.
• Prior to approval of any
development adjacent to the
Yes – included as a condition of
approval, the project Applicant
shall be responsible for
providing signage at the bicycle
and pedestrian access points to
the San Gabriel River Path.
A photometric plan has been
submitted and does not show
nighttime lighting to be greater
than 0.10 footcandles at the
edge of the San Gabriel River .
The plan shall be updated
should footcandles, change,
however shall not go below
0.10 footcandles at the edge of
the San Gabriel River.
Included as a condition of
approval. Applicant shall work
with applicable City
Departments to prepare an
urban open space brochure.
Compliance
shall be had
prior to
issuance of a
Certificate of
Occupancy
and on-going
operational
requirement.
Southeast Area Specific Plan Policies
6700 East Pacific Coast Highway
App. No. 2008-36 (SPR 23-093 and LDCP22-051)
April 20, 2023
Policy Applicable to proposed
project?
Timing for
compliance
Coastal Habitat, Wetlands, and
Recreation land use, the project
applicant shall submit a
photometric plan demonstrating
that the project will be designed
and shielded so that the
nighttime lighting shall be no
greater than 0.10 footcandles at
the edge of the habitat. This
limits spill light (light trespass)
to levels that do not greatly
exceed the intensity of
moonlight (approximatel y
0.1foot-candles).
• Prior to the issuance of building
permits, the project applicant
and/or subsequent builder shall
prepare an urban -open space
interface brochure to be
approved by the Long Beach
Development Services
Department to educate
residents on the responsibilities
associated with living near
sensitive biological habitat. The
brochure shall address relevant
issues, including noise, dark
skies, nesting birds, bird -safe
buildings, and the role of
natural predators in the
wildlands and how to minimize
impacts of human and domestic
pets on native communities and
their inhabitants. The approved
brochure, along with
attachments, shall be included
as part of the rental/lease
agreements and as part of the
sales literature for future
developments.
POLICY 5.19: Wetland Conservation and
Monitoring Fund. The City shall establish
a Wetland Conservation and Monitoring
Fund and establish fees pursuant to a
Property Analysis Record (PAR). Each
development or redevelopment shall
Yes – condition of approval has
been included that the fee shall
be paid.
Fees shall be
paid prior to
issuance of a
certificate of
occupancy.
Southeast Area Specific Plan Policies
6700 East Pacific Coast Highway
App. No. 2008-36 (SPR 23-093 and LDCP22-051)
April 20, 2023
Policy Applicable to proposed
project?
Timing for
compliance
contribute its fair share based on the size
of the development to this fund, which will
be created to provide restoration and long-
term management to the publicly owned
wetlands within the SEASP Plan area.
Fees shall be assessed on the project
through conditions of approval of the
Coastal Development Permit. When an
agency or non -profit corporation accepts
permanent management responsibilities
of the wetlands, the Fund may be
transferred to that agency or corporation.
POLICY 5.21: Development shall include
specific measures to help reduce potential
pollutants and water quality impairment,
including controlling the disposal of
chemicals and hazardous materials,
controlling the use of pesticides and
herbicides, maintaining existing storm
water capture programs, applying low
impact development designs and
requiring on-site retention and/or reuse of
runoff.
Yes – A condition of approval is
included that the project comply
with the National Pollution
Discharge Elimination System
(NPDES) requirements
Construction
and on-going
operational
requirement.
POLICY 5.22: Development shall analyze
sea level rise and groundwater rise over
the expected life of the development in
considering increased potential for
mobilization of surface and subsurface
pollutants.
Yes -- A sea level rise report
was completed. Although not
required, the Applicant is
encouraged to include adaptive
capacity in development with
measures such as
waterproofing, flood shields,
water tight doors, moveable
flood walls, partitions, and other
flood proofing techniques.
Completed.
POLICY 5.23: The City will utilize
ecologically responsible pest control
methods and inte grated pest
management to the extent feasible on
public property and encourage this
practice on private property.
Yes -- This policy applies to City
property, however for private
development a condition of
approval has been added that
the ecologically responsible
pest control methods shall be
utilized to the greatest extent
feasible.
Construction
and on-going
operational.
POLICY 5.24: Drainage plans and
erosion, sediment and po llution control
measures shall be required as conditions
of approval of every application for new
A condition of approval has
been added that requires the
project, since greater than 1
acre in size, demonstrate
Construction
and on-going
operations.
Southeast Area Specific Plan Policies
6700 East Pacific Coast Highway
App. No. 2008-36 (SPR 23-093 and LDCP22-051)
April 20, 2023
Policy Applicable to proposed
project?
Timing for
compliance
development that has the potential to
impair water quality.
coverage under the State
Construction General NPDES
Permit.
POLICY 5.25: Development that has the
potential for water quality impairment
shall, at a minimum, be designed to meet
National Pollutant Discharge Elimination
System stormwater runoff requirements.
Yes – A condition of approval
has been added that requires
the Applicant demonstrate
coverage under the State
Construction General NPDES
permit for projects greater than
one-acre.
Building Plan
Check,
construction
and on-going
operations.
POLICY 5.26: Construction phase storm
water pollutant controls shall be required
for development that has the potential for
water quality impairment, including
erosion controls, sediment traps and
filtering of off-site storm water flows.
Yes – A condition of approval
has been added that requires
the Applicant demonstrate
coverage under the State
Construction General NPDES
permit for projects greater than
one-acre. Building inspectors
shall require that during the
construction phase controls per
the approved plans are
implemented.
Building Plan
Check and
throughout
construction
POLICY 5.28: The City shall ensure that
development in the coastal zone
adequately protects marine resources,
including avian species, and may adopt
policies for tree trimming and removal in
the coastal zone that adequately protect
such species and any environmentally
sensitive habitat areas.
Yes -- A condition of approval
is included that a ll tree
removal and modifications
shall be completed in
conformance with SEASP
Policy 5.31.
On-going
operations.
POLICY 5.29: The trimming and/or
removal of any trees that have been used
for breeding, roosting, and nesting within
the past five (5) years, as determined by a
qualified biologist or ornithologist shall be
undertaken in compliance with all
applicable codes and regulations of the
California Department of Fish and Wildlife,
the U.S. Fish and Wildlife Service and the
U.S. Migratory Bird Treaty Act, and shall
be conducted under the parameters of a
Tree Maintenance Program which shall be
prepared and included as part of the
LCP’s Implementation Plan.
Yes -- The project developer is
required to comply with the
Biology M itigation Measures
(BIO) as adopted as part of the
Program Environmental Impact
Report.
Construction
and on-going
operations.
Southeast Area Specific Plan Policies
6700 East Pacific Coast Highway
App. No. 2008-36 (SPR 23-093 and LDCP22-051)
April 20, 2023
Policy Applicable to proposed
project?
Timing for
compliance
POLICY 5.30: If an active nest of any
species listed pursuant to the federal or
California Endangered Species Act,
California bird species of special concern,
or a wading bird (herons or egrets) as well
as owls or raptors is found, construction
activities shall avoid breeding/nesting
season (January through September). If
construction is determined to be
necessary during th e breeding/nesting
season, construction activities within 300
feet (500 feet from any owl or raptor nests)
shall not exceed noise levels of 65 dB
peak until the nest(s) is naturally vacated
and juveniles have fledged and there is no
evidence of a second at tempt at nesting.
The 65 dB peak noise levels may only be
increased if a noise study demonstrates
the ambient noise level is above 65 dB at
the subject site and shall not be allowed to
exceed the ambient level. When
construction is determined to be
necessary during the breeding/nesting
season, breeding/nesting bird surveys
shall be conducted by a qualified biologist
at least 30 days prior to commencement of
construction with a follow -up survey
conducted 3 days prior to commencement
of construction on sites where there is
probable cause to believe that nesting
birds may exist.
Yes – The Applicant is required
to implement those mitigation
measures delineated in the
Mitigation Monitoring Program
relating to birds and other
biological species. See the
Biology mitigation measures
BIO-1 through BIO-8.
Construction
and on-going
operations.
POLICY 5.31: The following Tree
Trimming and Removal policy applies
within the SEASP coastal zone with
respect to trees that provide breeding,
roosting, and nesting habitat for the birds
listed in Policy 5.29. The City may prepare
Tree Maintenance Program for the
trimming and/or removal of trees
consistent with Nesting and Foragi ng
Habitat provisions of the LCP.
A. Tree trimming, or tree removal
shall be conducted outside of the
bird breeding, roosting, and
nesting season (January through
Yes -- All tree removal , tree
trimming, and modifications
shall be completed in
conformance with applicable
SEASP Polic ies and in
compliance with the Mitigation
Measures adopted as part of
the program EIR for the
Southeast Area Specific Plan.
On-going
operations.
Southeast Area Specific Plan Policies
6700 East Pacific Coast Highway
App. No. 2008-36 (SPR 23-093 and LDCP22-051)
April 20, 2023
Policy Applicable to proposed
project?
Timing for
compliance
September), unless a qualified
arborist determines that a tree or
branch is dead, diseased, dying or
injured and said tree or branch is in
imminent danger of collapse or
breaking away causing a danger to
human health and safety. The City
shall be proactive in identifying and
addressing diseased, dying or
injured trees on public property as
soon as p ossible in order to avoid
habitat disturbances during the
nesting season. The City shall
encourage private property
landowners to be proactive in
identifying and addressing
diseased, dying or injured trees on
private property and when new
development is under review for a
CDP.
B. During the non -breeding and non -
nesting season (October through
December), the following
procedures shall apply:
1. Annually, prior to tree
trimming or removal, a
qualified biologist or
ornithologist shall survey
the trees to be trimmed or
removed to detect
breeding, roosting, or
nesting activity and submit
a survey report to the City of
Long Beach Department of
Parks, Recreation and
Marine, a representative of
the Audubon Society, and
the Executive Director of
the Coastal Commission.
The survey report shall
include identification of all
trees with breeding,
roosting, or nesting activity.
The Department of Parks,
Southeast Area Specific Plan Policies
6700 East Pacific Coast Highway
App. No. 2008-36 (SPR 23-093 and LDCP22-051)
April 20, 2023
Policy Applicable to proposed
project?
Timing for
compliance
Recreation and Marine
shall maintain a database of
survey reports that includes
a record of breeding,
roosting, and nesting trees
that is available as public
information and to be used
for future tree trimming and
removal decisions.
2. Any trimming of trees with a
history of breeding,
roosting, or nesting activity
within the past five (5) years
shall be supervised by a
qualified biologist or
ornithologist and a qualified
arborist to ensure that
adequate breeding,
roosting, and nesting
support and foliage
coverage i s maintained in
the tree, to the maximum
extent feasible, in order to
preserve the breeding,
roosting, and nesting
habitat. Trimming of any
such trees shall occur in a
way to preserve the
breeding, roosting, and
nesting activity, unless the
Department of P arks,
Recreation and Marine, in
consultation with a qualified
arborist, determines that
such trimming is necessary
to protect the health and
safety of the public. The
amount of trimming at any
one time shall be limited to
preserve the suitability of
the tr ee for breeding,
roosting, or nesting habitat.
3. Trimming may not proceed
if a nest is found and
Southeast Area Specific Plan Policies
6700 East Pacific Coast Highway
App. No. 2008-36 (SPR 23-093 and LDCP22-051)
April 20, 2023
Policy Applicable to proposed
project?
Timing for
compliance
evidence of courtship or
nesting behavior is
observed at the site. In the
event that any birds
continue to occupy trees
during the non -nesting
season, trimming shall not
take place until a qualified
biologist or ornithologist has
assessed the site,
determined that courtship
behavior has ceased, and
given approval to proceed
within 300 feet of any
occupied tree.
C. If a health and safety danger is
determined to exi st, during
breeding, roosting, and nesting
season (January through
September), the following
procedures shall apply:
1. A qualified biologist or
ornithologist shall conduct
surveys and submit a report
at least one week prior to
the trimming or removal of a
tree (only if it is posing a
health or safety danger) to
detect any breeding,
roosting, or nesting
behavior in or within 300
feet (500 feet of owls and
raptors) of the work area. A
tree trimming and/or
removal plan shall be
prepared by an arborist in
consultation with the
qualified biologist or
ornithologist and a
representative of the
Audubon Society. The
survey report and tree
trimming and/ or removal
plan shall be submitted for
Southeast Area Specific Plan Policies
6700 East Pacific Coast Highway
App. No. 2008-36 (SPR 23-093 and LDCP22-051)
April 20, 2023
Policy Applicable to proposed
project?
Timing for
compliance
the review and approval of
the Executive Director of
the Coastal Commission,
the Department of Fish and
Wildlife, the U.S. Fish and
Wildlife Service, and the
Director of the Parks,
Recreation and Marine. The
Department of Parks,
Recreation and Marine
shall maintain the plans on
file as public information
and to be used for future
tree trimming and removal
decisions. The plan shall
incorporate the following:
a. A description of how
work will occur.
b. Work must be
performed using
nonmechanized
hand tools to the
maximum extent
feasible.
c. Limits of tree
trimming and/or
removal shall be
established in the
field with flagging
and stakes or
construction fencing.
d. Steps shall be taken
to ensure that tree
trimming will be the
minimum necessary
to address the
health and safety
danger while
avoiding or
minimizing impacts
to breeding and
Southeast Area Specific Plan Policies
6700 East Pacific Coast Highway
App. No. 2008-36 (SPR 23-093 and LDCP22-051)
April 20, 2023
Policy Applicable to proposed
project?
Timing for
compliance
nesting birds and
their habitat.
2. Prior to commencement of
tree trimming and/or
removal the City of Long
Beach Department of
Parks, Recreation and
Marine shall notify in writing
the Executive Director of
the Coastal Commission,
the Department of Fish and
Game, and the U.S. Fish
and Wildlife Service of the
intent to commence tree
trimming or removal.
D. Make every effort to preserve
mature trees before considering
tree removal. Preferred
approaches, where possible,
include modifying street
improvements to preserve trees or
using best horticultural practices
such as watering and fertilizing ,
pest control, pruning, staking and
guying. The removal of any tree
that qualifies as ESHA or provides
important habitat for species that
exist in or play a key role in the
marine ecosystem shall require
mitigation at least a 2:1 ratio. If the
tree to be removed is non -native,
replacement trees shall consist of
native or non -invasive tree
species. A tree replacement
planting plan for each tree
replacement shall be developed to
specify replacement tree location,
tree type, tree size (no less than
36-inch box size), planting
specifications, and a five -year
monitoring program with specific
performance standards.
Southeast Area Specific Plan Policies
6700 East Pacific Coast Highway
App. No. 2008-36 (SPR 23-093 and LDCP22-051)
April 20, 2023
Policy Applicable to proposed
project?
Timing for
compliance
POLICY 5.32: In addition to the standards
above, new development located on
properties that contain or are located
within 100 feet of wetlands, ESHA, or
sensitive coastal habitat areas (including
open water), as defined in this chapter,
shall also comply with the following:
A. Lighting shall be designed to
achieve the minimum degree of
illumination necessary for public
safety, minimize light trespass into
adjacent non -target areas, and
limit the illumination of open space
and sensitive coastal habitat areas
to the maximum extent feasible.
Lighting shall be downward
directed, shielded, energy efficient,
dark sky -compatible, and shall
incorporate state -of-the-art
improvements in lighting
technology when replaced
thereafter. Replacement bulbs or
fixtures shall b e upgraded to
incorporate best available
technology over the life of the
installation. Programmable timing
devices shall be utilized to turn off
unnecessary lights where feasible.
Illuminated signs shall not be
allowed.
B. Minimize the number of and,
whenever possible, co -locate
rooftop antennas and other rooftop
structures.
C. Monopole structures or antennas
shall not include guy wires.
D. Amplified music shall not be
permitted.
E. The use of insecticides, herbicides,
anticoagulant rodenticides or any
toxic chemical substance that has
YES – a photometric plan has
been submitted which identifies
the footcandles and does not
exceed 0.10 of light at the edge
of the project.
A condition of approval is
included that antennas and/or
satellite dishes shall be located
on the roof top.
Proposed project is not a
monopole structure , but a 6 -
story mixed use building with
281 units.
See Policy 5.23 above for
response to the use of
ecologically responsible pest
control methods.
Construction
and on-going
operations.
Southeast Area Specific Plan Policies
6700 East Pacific Coast Highway
App. No. 2008-36 (SPR 23-093 and LDCP22-051)
April 20, 2023
Policy Applicable to proposed
project?
Timing for
compliance
the potential to significantly
degrade biological resources shall
be prohibited, except where
necessary to protect or enhance
the habitat itself, such as for
eradication of invasive plant
species or habitat restoration, and
where there are no feasible
alternatives that would result in
fewer adverse effects to the habitat
value of the site. Application of
such chemical substances shall
not take place during the winter
season or when rain is predicted
within a week of application .
Herbicide application necessary to
prevent regrowth of highly-invasive
exotic vegetation such as giant
reed/cane (Arundo donax) shall be
restricted to the best available and
least-toxic product and method in
order to minimize adverse impacts
to wildlife and the potential for
introduction of herbicide into the
aquatic environment or onto
adjacent non -targeted vegetation.
In no instance shall herbicide
application occur if wind speeds on
site are greater than five miles per
hour or 48 hours prior to predict ed
rain. In the event that rain does
occur, herbicide application shall
not resume again until 72 hours
after rain.
LUP Policy
1. [LUP POLICY] Where development
would adversely impact archaeological or
paleontological resources as identified by
the State Historic Preservation Officer,
reasonable mitigation measures shall be
required (Coastal Act Section 30244).
The project developer shall be
required to review and
implement as applicable the
mitigation measures contained
in the Cultural Resources
Section (CUL-1 through CUL-4)
During
construction
and in
compliance
with MMRP,
Resource Extraction Policies 1 through 4
These polices do not apply to the proposed project as there is no newly proposed or existing resource extraction or oil and gas development at the Site. The site is currently developed with an existing office building with tuck under and at-grade surface parking for vehicles.
Southeast Area Specific Plan Policies
6700 East Pacific Coast Highway
App. No. 2008-36 (SPR 23-093 and LDCP22-051)
April 20, 2023
Policy Applicable to proposed
project?
Timing for
compliance
Lower Cost Overnight Accommodations Policies 1 through 7 This project does not contain or impact lower cost recreation or over-night accommodations.
The proposal removes a 40+ year old office building and replaces it with a 6 -story mixed use building with 281 units, 13 of which are affordable at the very low-income level.
SEASP Coastal Hazard Policies 2-4, 6-12, 14-16 and 18
The Coastal Hazards Policies as noted above do not apply to the project proposal commenced by a private developer. The project is not phased nor is not coastal dependent.
A Flood Resilience Assessment was prepared with the analyses noted in #1 below.
Conditions of approval are included which minimize risk to the greatest extent feasible.
1. New development shall minimize risk to
life and property by planning for coastal
hazards over the expected life of the
proposed development through avoidance
in siting, or if avoidance is not possible,
through adaptive design measures
pursuant to the Adaptive Siting and
Design policies (SEASP Policies 6.7.o.1
and 6.7.o.2).
Yes – The project developer
submitted a F lood Resilience
Assessment for the subject
project. Conditions of approval
have been added to reflect the
recommendations as stated in
the report.
The technical analyses provide:
• An assessment of flood
hazards indicated on FEMA
Maps and publicly -available
data, including USACE (U.S.
Army Corps of Engineers) data
• An assessment of publicly -
available topographic maps to
identify relevant watershed
characteristics and flood
pathways
• Site -specific assessment of
future rainfall and flooding
projections obtained f rom
Fathom data
• Narrative assessment of flood
hazard finding and flooding
extents
At plan check
and during
construction.
Southeast Area Specific Plan Policies
6700 East Pacific Coast Highway
App. No. 2008-36 (SPR 23-093 and LDCP22-051)
April 20, 2023
Policy Applicable to proposed
project?
Timing for
compliance
• Recommendations for flood
protection measures at the new
development
5. Sea Level Rise Assessment
All development projects within known or
projected vulnerable areas shall be
required to conduct a sea level rise
vulnerability assessment by a registered
professional engineer or architect using
the best available science and shall be
required to use the appropriate risk
scenario as outlined in Appendix E,
consistent with the Coastal Commission
SLR Guidance document. The
vulnerability assessment shall be required
to assess the vulnerability of the site for
the expected life of the development and
shall not be constrained by the planning
horizon for the SEASP (2060). Before the
City formally accepts a coastal
development permit application, the
application shall:
1) Identify project area and scope;
2) Identify anticipated project life and
relevant sea level rise projections
in consultation with Appendix E;
3) Analyze physical effects of coastal
hazards and sea level rise;
4) Analyze impacts to coastal
resources considering sea level
rise; and
5) Identify project alternatives.
Yes – See #1 above. See #1
above.
13. For any property at risk from impacts
from sea level rise, the City shall add an
advisory condition to discretionary
approvals alerting current and future
property owners of the risk.
Yes – A condition of approval
has been added that the
developer shall record a
covenant on the property
alerting future owners to
impacts from seal level rise.
Prior to
Certificate of
Occupancy
17. The City of Long Beach Climate Action
and Adaptation Plan (CAAP) shall be
The City’s Climate Action Plan
was approved and adopted by
On-going
Southeast Area Specific Plan Policies
6700 East Pacific Coast Highway
App. No. 2008-36 (SPR 23-093 and LDCP22-051)
April 20, 2023
Policy Applicable to proposed
project?
Timing for
compliance
submitted for certification by the Coastal
Commission as an amendment to the
Long Beach Local Coastal Program at a
later date.
the City Council in August
2022. It is currently und er
review by the Coastal
Commission.