Second + PCH vs. Lennar, History

Lennar Homes (Lennar) proposed a mixed-use retail and residential development at the corner of Second Street and Pacific Coast Highway (PCH) in 2005. Though approved by the Planning Commission, several local organizations and individuals appealed the decision to the Long Beach City Council. The matter was "stayed" twice at City Council, largely due to overwhelming community concerns about traffic, building height, land use and the project failing to "blend in" with the surrounding area. Lennar officially withdrew their application in 2007.

In early 2008, developers David Malmuth and Cliff Ratkovich began discussing the Second + PCH project, a mixed-use retail, residential and hotel development. Discussions with the community began, both as individual meetings with select groups and also as presentations at various public meetings. Per the Grunion Gazette newspaper (4/23/2009), an application for this proposed development was submitted to the City on April 22, 2009. In this article, the developers indicated that they have held nearly 110 public and private meetings. Meeting notes from these meetings have not been publicly distributed.

Second + PCH vs. Lennar, Traffic

In order to determine potential traffic impacts associated with a proposed project, it is first necessary to estimate trip generation due to the project.

Following is a comparison of the traffic trip generation estimates for the previously proposed Lennar project and the currently proposed Second + PCH development. For comparative purposes, the last column in the table below shows the percentage change from the Lennar Project to the Second and PCH development. Information obtained to complete the Lennar portion was obtained from the EIR. The Second + PCH project information was obtained from Carl Kemp via email on 4/28/2009.

Table 1: Comparison of traffic trip generation by Project

	Lennar	Second + PCH	Percentage Change
A.M. Peak (7 – 9 a.m.)	354	423	+11.9%
P.M. Peak (4 – 6 p.m.)	726	952	+26.8%
Weekend Peak (1 – 3 p.m.)	885	1,255	+14.1%
Weekday Total	10,156	Not provided	Unable to determine
Weekend Total	12,738	Not provided	Unable to determine
Average Daily trips	10,8931	12,912	+11.8%
1. Calculation: [(10,156 daily weekday trips x 5 days per week)+(12,738 daily weekend trips x 2)]/7

Second + PCH vs. Lennar, Square Footage

Following is a comparison of the Lennar project with the Second + PCH project. Information obtained to complete the Lennar portion was obtained from the Environmental Impact Report (EIR). The Second + PCH project information was obtained from www.secondandpch.com on 4/29/2009.

Table 1: Comparison of Project Components

	Second + PCH		Lennar
Retail	220,000 ft2		170,000 ft2
Residential: Condos Assoc. w/ Hotel TOTAL	- 240 units 85 units 325 units	- 335,000 ft2 160,000 ft2 495,000 ft2	- 425 units         n/a        425 units	- 593,000 ft2(1)         n/a        593,000 ft2
Hotel	100 rooms	70,000 ft2	n/a	n/a
Max. Building Height	12 stories (163 ft.)2		5 stories (68 ft.)
Open Space	40%		20%
1. The Lennar EIR did not contain square footage information for the proposed condos/townhomes. The Lennar square footage number, therefore, was calculated using the numbers provided by Second + PCH (335,000 ft2/240 units = 1,395 ft2 per unit * 425 units = approx. 593,000 ft2). This is an approximation only. 2. The Second + PCH development team has not identified the height (in ft.) of their 12-story building. This number was calculated proportionally using Lennar's information (5 stories = 68 ft., therefore 12 stories = 163 ft.) This is an estimate only.

The current Seaport Marina hotel is 164,736 ft².

The Second + PCH Project is approximately 785,000 ft².

The Lennar Project was approximately 763,000 ft².