Summary
On April 11th, the Commission unanimously denied a Coastal Development Permit for the demolition of a 40 unit (low-moderate cost) motel for the construction of a seven level 72 room hotel and up to 33 residential condo units in Long Beach. The Commission responded to an appeal by hotel workers union (Unite Here Local 11), who contended that the project would remove lower cost overnight accommodations provided by the motel. The union also successfully argued to the Commission that the approval of the project would support policy language that would threaten the continued existence of two additional low cost motels. The appellants stressed that their members “who keep the hotels running” would lose access to low cost coastal accommodations. The issue spurred Commission discussion of the amount and adequacy of “in-lieu” fees, assessed on new hotel rooms to provide adequate low cost accommodations. So the Commission directed staff to return with an assessment of the in-lieu fee program and to consider other options that might preserve public access to low cost coastal accommodations.
Why You Should Care
Providing and maintaining coastal access is a major goal of the Coastal Act. Preserving and creating low cost visitor serving accommodations is a primary mission of the Coastal Commission. This permit allowed the Commission to discuss the status and effectiveness and limits of the current program to extract mitigation fees non new hotel rooms as a primary tool to provide low cost visitor serving facilities. It was There appeared to be a majority of not a consensus among Commissioners that the current In-lieu fee program is not adequate to replace low cost accommodations that are lost. Some Commissioners suggested use of in-lieu fees as loans for the upgrade of private, low-cost visitor serving facilities. The Commission’s request for a staff report offers an opportunity for interest groups to engage to address this important environmental justice issue.
Outcome
Pro-Coast Vote
Anti-Coast Vote
The Commission denied the demolition of a motel that the local LCP directed be protected as a lower cost visitor serving accommodation. By denying the permit for a larger hotel the Commission also chose to forgo the approximate $1.5 mitigation fee for the loss of the motel. This action did not affect a previously granted permit for a hotel that contained no mitigation fees.
Organizations Opposed
The project was opposed by many community members, several Long Beach Council members and by hotel workers represented by UNITE HERE Local 11. The opponents acknowledged that previous planning decisions that allowed replacement of this motel, had already violated a Local Coastal Plan policy to protect three low cost motels. They suggested that inadequate in-lieu fees (directed to a downtown hostel) were note an adequate policy solution. They argued that a strict defense of LCP policies to protect low coast hotels was the preferable option.
Decision Type
Coastal Development Permit
Staff Recommendation
Approval with conditions