City Planning Commission approves 670 Mesquite mixed‑use development in Arts District

The City Planning Commission voted to adopt staff recommendations for the 670 Mesquite mixed‑use development, approving general plan and zoning changes, a Mesquite sign district and multiple discretionary permits after presentations by planning staff and the applicant and more than an hour of public testimony largely in support.

Planning staff described the proposal as four interconnected buildings on about 5 acres in the Arts District totaling approximately 1,800,000 square feet. The project would include about 675,000 square feet of office space, 271 hotel rooms, 895 residential units (including 45 extremely low‑income units and 99 very low‑income units), 14,500 square feet of retail, 27,000 square feet of restaurant space, 35,500 square feet of studio/event/gallery/museum uses, 34,000 square feet of gym space and roughly 30,000 square feet reserved for school uses. Staff said the site is currently zoned M3‑1‑RIO with a Heavy Industrial general plan land‑use designation and that the applicant seeks a regional commercial land use designation, a change to a TQC2‑2‑RIO zone and related incentives including an FAR of 8:1 in lieu of 6:1 and a 0‑foot rear yard setback.

"The 670 Mesquite project is for the construction of 4 interconnected mixed use buildings," Planning staff said in their presentation, outlining the site context, proposed uses and the project’s evolution since 2017. Staff also noted a technical correction to the recommendation report that had omitted actions on the proposed Mesquite sign district and recommended approval of the amended package of actions before the commission.

The applicant and design team emphasized job creation, housing and public realm improvements. Michael LeGrande, partner at the Veil Group and the applicant’s representative, said the proposal will "create over 14,000 local union construction jobs, 855 permanent on‑site jobs, [and] 895 homes of which 144 will be affordable housing," and framed the project as the product of multi‑year community outreach and the Gallo family’s long‑term stewardship of the property.

Architect Bayat Shank presented the design response to the narrow site, describing connections to the forthcoming 6th Street Viaduct Park and an optional 1.5‑acre deck concept that would extend over adjacent Amtrak, BNSF and Metro rail properties. The applicant said negotiations are underway with the rail agencies and that an MOU is in place; the deck would require acquisition or air‑space agreements with those agencies before construction could proceed.

Staff described the proposed Mesquite sign district in detail: two primary digital displays (a north‑facing sign up to 1,128 sq ft at roughly 25 feet above grade and an east‑facing sign up to 3,986 sq ft roughly 15 feet above deck level) with administrative review for certain placements, controlled refresh rates, and illumination limits (staff cited a maximum of 300 candelas per square meter at night and 5,000 candelas per square meter during daytime). The sign district proposal also specified operational windows and size limits for pillar and wall signs.

Public testimony was predominantly supportive. Representatives from the Central City Association, CREED LA, Unite Here Local 11, UA Local 250 and several trades unions, faith leaders and neighborhood residents urged approval for the jobs, housing and community benefits the project would bring. "It will add nearly 900 units of housing, over 270 hotel rooms, substantial commercial space, and much‑needed school space," one supporter said, urging the commission to back the project. City Planning staff recorded no additional comments after the public testimony period closed.

Commissioners praised the increased housing and public‑realm elements and asked staff and the applicant for clarifications. Commissioner Caroline Cho asked about the charter school component; the applicant said it has met with the Charter School Foundation and local charter operators and has designed space to accommodate a school but has not yet identified a tenant. Commissioners also asked about the optional deck; the applicant said it is contingent on finalizing agreements with Amtrak and Metro for air rights and is expected to be resolved before a City Council hearing if possible.

Commissioner Newhouse moved to adopt staff recommendations, including the technical modifications; the motion was seconded and approved on a recorded roll‑call vote with the commissioners recorded as voting Yes (Commission Vice President Newhouse; Commission President Lachey; Commissioner Cho; Commissioner Matt; Commissioner Zamora). The clerk announced the motion carried and staff closed Item 7.

What comes next: the project now advances with the commission’s recommendation to the City Council, and the optional deck and some signage elements remain contingent on separate agreements with rail agencies and any subsequent discretionary reviews.