(Nov. 10, 2015, 12:35 p.m.) -- At least two property locations -- in addition to the 4747 Daisy Ave. (former Will J. Reid scout park) -- are currently in escrow where the prospective purchasers/developers could apply to use a new LB zoning designation -- Planned Unit Development ("PUD") -- that (subject to City approval) would enable planned, dense residential developments in areas of over five acres under an ordinance being considered for its first of two City Council votes tonight (Nov. 10.) [Previous LBREPORT.com coverage here.]

One of the sites is in the 5th Council district (represented by Councilwoman Stacy Mungo); the other is in the 7th Council district (represented by Councilman Roberto Uranga.)

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John Stanek of Integral Communities (firm seeking approval, with city staff's support, for its proposed "Riverwalk" project which would build 131 residences in a gated community at 4747 Daisy Ave.) tells LBREPORT.com that his firm is currently in escrow (has a purchase agreement but hasn't completed purchase of) most of the property colloquially known as the "Oil Operators" site (7th Council district, Wrigley Heights area.) Mr. Stanek said his firm is in the process of doing site investigation work and indicated the process could take several months to fully complete.

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Meanwhile across town, properties at 3320 and 3340 Los Coyotes Diagonal and 3325 Palo Verde Ave. (5th Council district) are in escrow to Shopoff Realty Trust. The seller is LBCC...and John Pope (LBCC Dir. of Director, College Advancement, Public Affairs & Gov't Relations) tells LBREPORT.com that Shopoff Realty Trust was the highest ranked bidder with a bid of $14.5 million. A Shopoff representative tells LBREPORT.com that the firm is in the process of doing its due diligence in the matter. [In real estate, due diligence is generally the time period between the acceptance of an offer and the close of escrow.] The LBCC sale was announced during open and public May 12, 2015 meeting of LBCC's Board of Trustees.

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At tonight's (Nov. 10) Council meeting (without previous Council Committee or full Council discussion or CEQA review) city staff will ask the Council to cast the first of two votes to enact an ordinance applicable citywide that would create a new type of dense residential zoning in Long Beach -- a Planned Unit Development (PUD) district -- to [ordinance text] "reduce or eliminate rigidity" in "traditional development standards" on developments of five acres or more by allowing dwelling units, two and three stories high, with as little as 1,200 sq. ft of habitable floor area, 16 feet wide, as little as 15% of common usable open space, and two car garages and one guest parking space for every four dwelling units.

The first such PUD development (also agendized for approval tonight) at 4747 Daisy Ave. would allow 131 residences of roughly 2,100-2,900 sq. ft. on roughly 10.5 acres on land that for decades was park like open space (former Will J. Reid scout park), producing a density of roughly 13 dwelling units per acre. This compares to 7 dwelling units per acre in traditional residential zoning in the adjoining residential neighborhood.

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The ordinance applicable citywide would let a developer/owner request a change in zoning for parcels of over five acres or more to PUD zoning, subject to Council majority approval. The PUD zoning district [agendizing memo text] "could be used for...for this [Daisy Ave.] and other, similar large scale residential projects currently in the development pipeline or on potential infill sites on suitably large lots. The PUD zoning will allow the City to consider proposals, such as this one, on fairly large undeveloped parcels of land, at densities and configurations that are not accommodated by current traditional zoning districts...."

The proposed ordinance text [apparently to differentiate itself from now-discredited "crackerbox" residential density of the 1980s that destabilized neighborhoods surrounding downtown] requires that a PUD development provide [ordinance text] "a higher level of amenities and community facilities than would otherwise be obtained through individual development of similar housing units" in a development "internally integrated and connected within itself."

[Agendizing memo text] The [4747 Daisy Ave. proposed development]...requires a Zone Change as the site's current zoning, "I" (Institutional), reflects its former use as a Boy Scout camp. The I zoning district only allows residential development at R-1-N density and lot sizes of approximately 7 DUlac on 6,000-squarefoot lots. However, the I zone is not a protective, single-family, low-density zoning district, as it primarily allows for government offices, hospitals, college campuses, and large churches, among other large and intense land uses.

Use of R-1-N development standards are not consistent with a new large subdivision, or the current goals and objectives of providing flexible residential development options with enhanced site planning, unit designs, and community amenities. Staff, therefore, proposes to create a Planned Unit Development (PUD) zoning district that could be used for this and other, similar large scale residential projects currently in the development pipeline or on potential infill sites on suitably large lots.

The PUD zoning will allow the City to consider proposals, such as this one, on fairly large undeveloped parcels of land, at densities and configurations that are not accommodated by current traditional zoning districts....

Simply put: if a Council majority were to approve the proposed citywide ordinance text on Nov. 10 and Nov. 17 as currently drafted, and you live next to or nearby a parcel(s) of contiguous land over five acres in size that a single owner/developer now has or may acquire, a dense residential development consistent with what the ordinance allows could come to your neighborhood.

If a Council majority approves the ordinance on a first vote on Nov. 10, the Council's vote to enact the ordinance could come on Nov. 17, about a week before the Thanksgiving holiday.

Some salient excerpts of proposed ordinance text (with the full agendizing memo and proposed ordinance embedded and linked below):

[proposed ordinance text]...The RP district is a residential Planned Unit Development (PUD) district...The district is designed to reduce or eliminate rigidity that otherwise may result from the application of traditional development standards, and to encourage the development or recycling of larger parcels of land as coherent, integrated projects.

...Creation of a PUD shall require a zone change, and application for such by the developer.

...The Planning Commission and City Council may approve a PUD only when positive findings are made that the project is consistent with the following criteria. In granting such approval, the approval body may impose and enforce any conditions of approval it deems necessary to carry out the purposes of the General Plan and the Zoning Regulations. A. The PUD will provide a project of high quality design, adhering to good urban planning principles and consistent with the design guidelines of this Chapter, and will make efficient use of the available land; B. The PUD will provide a higher level of amenities and community facilities to residents than would otherwise be obtained through individual development of similar housing units; C. The PUD is appropriately sited and integrated into the surrounding urban and natural fabric; D. The PUD has a fully-integrated, complete internal street system that is functional and considerate of all units within the PUD, and is appropriately connected to the public street system; E. The PUD provides a high quality of building design, and the architectural theme is well-developed and consistent across the PUD; and F. The PUD project is in compliance with all City sustainability standards applicable to the size and scope of the development.

21.31.340 PUD Development Standards.

The following development standards are established for all PUDs, to ensure that each PUD provides a higher level of design quality and onsite improvements than would be obtained through individual lot development of a traditional subdivision.

...A PUD shall contain a minimum contiguous site area of 5 acres...

....A PUD is intended to be internally integrated and connected within itself, and the site area shall not be divided by a public street, highway, or freeway, or a railroad right-of-way, or stream, river, or flood control channel.

...Each dwelling unit in a PUD shall have a minimum size of 1,200 square feet of habitable floor area, and a width of at least 16 feet.

...Each PUD shall provide a minimum of fifteen percent of the site area as common usable open space, in functional, active recreation area(s).

...Each dwelling unit shall be provided with parking as required in Chapter 21.41 of the Zoning Regulations. One guest parking space shall be provided for each four dwelling units, based on the number of units in the development as a whole. Guest parking spaces may be provided as open parking or on-street parking within the PUD, at the discretion of the approval body, notwithstanding Section 20.36.080 (Private Streets).

...Detached garages and other detached accessory structures shall be prohibited. This does not include accessory structures in common areas (not individual ownership lots) used for utilities, maintenance, storage, or other accessory purposes to serve the common interest within the PUD.

Each garage shall be provided with a driveway either 20 feet or more in length, or 6 feet or less in length.

...[G]uest parking should be provided as on-street parking on the internal streets of the PUD, if the streets are privately-owned and maintained. On-street parking by residents should be strongly discouraged, and the PUD's Homeowner's Association (HOA) should provide the necessary enforcement against on-street parking by residents.

...At least fifty percent (50%) of the common usable open space for the PUD should be provided in outdoor areas, rather than indoor community rooms, workout rooms, and the like.

Minimum Lot Area 2,400 sq. ft.

Minimum Lot Width 30 ft.

Building Height: Within 50 ft. R-1, R-2 or R-3 zoning district: 2 ft., 2 stories; Other area within PUD 38 ft., 3 stories. Additional building height and stories may be approved at the discretion of the approval body, if adequate separation between buildings and from other adjoining land uses is provided...

As reported last month in detail on LBREPORT.com, the triggering action for the proposed new zoning classification is approval sought by an owner/developer for a development with housing density for 13 dwelling units per acre on what was the former Will J. Reid Scout Park at 4747 Daisy Ave. Staff indicated in October colloquy at the Planning Commission meeting that the 13 dwelling unit/acre density proposed at that site was a compromise reached between the developer and city staff.

LBREPORT.com provides city staff's agendizing memo for the new ordinance below.

PUD Zoning proposed, Long Beach, Nov. 10, 2015

The agendizing memo is at this link.

Developing.

An early version of our story indicated Integral Communities is in escrow on most of the oil operators site; it's actually most of the site, about 20 acres, an area roughly bounded by Wardlow Rd., Baker St. (perhaps a bit north), Golden Ave. and the L.A. river. Additional clarifying text changes have also been made.