Council Votes Without Dissent (After Public Testimony Mainly In Dissent) To Approve Dense Residential Development ("Riverwalk") @ 4747 Daisy Ave. And Gives Initial Voted Approval (Second Enacting Vote Req'd Nov. 17) To Create New Zoning Classification (Planned Unit Development / "PUD") That Developers Could Use To Request City Approval To Rezone Other Sites Larger Than Five Acres Citywide

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Council Votes Without Dissent (After Public Testimony Mainly In Dissent) To Approve Dense Residential Development ("Riverwalk") @ 4747 Daisy Ave.; Also Gives Initial Voted Approval (Second Enacting Vote Req'd Nov. 17) To Create New Zoning Classification (Planned Unit Development / "PUD") That Developers Could Use To Request City Approval To Rezone Other Sites Larger Than Five Acres Citywide

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(Nov. 11, 2015, 2:50 p.m.) -- As seen LIVE Tuesday night (Nov. 10), after over three hours of discussion, including split public testimony mainly in opposition, the City Council cast a series of 8-0 votes (Andrews absent) approving city staff recommended actions to enable a dense residential development on the site of the former Will J. Reid scout park at 4747 Daisy Ave. (131 two and three story townhomes on roughly 10.5 acres.)

Image included in agendized materials

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In addition to approving the site plan, the Council certified an Environmental Impact Report for the project and gave initial voted approval to citywide PUD ordinance -- not previously discussed in a Council committee or by the full Council as a standalone measure -- that would create an new zoning classification that developers/owners could use to seek City approval to rezone areas of over five acres in size for dense residential developments (density left open.) The ordinance will return to the Council for a second enacting vote likely next week (Nov. 17.)

As approved by the Council (motion by 8th dist. Councilman Al Austin), the Riverwalk development will have a density of just under 13 dwelling units per acre (compared to about 7 dwelling units/acre in traditional residential zoning in the adjoining neighborhood. The Council agreed with staff's recommendation to allow 131 two and three story residences, with interior sizes ranging from 2,100 to 2,900 sq. ft. on 10.5 acres (a little under 13 dwelling units per acre.) In city staff's opening presentation, Director of Development Services, Amy Bodek, noted that the Crown Point development [built in the late 1970s] near Los Cerritos Park (7th district) allowed over 14 dwelling units per acre.

As part of its Daisy Ave. ("Riverwalk") development, developer Integral Communities agreed to construct for the City a public park at Oregon Ave./Del Amo Blvd. [that the now-former LB Redevelopment Agency was supposed to build], install a city-desired traffic signal at Oregon/Del Amo (that the city has desired) and do street resurfacing in the area (that the city would otherwise have to pay to do.) At staff's agendized recommendation, the Council approved giving the developer financial credits for the public improvements on grounds the developer will be spending roughly $3 million more than required in "in lieu" fees (for parks and transportation.)

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Council approval (initial motion by 8th dist. Councilman Al Austin) allows the Riverwalk development a density of just under 13 dwelling units per acre (compared to about 7 dwelling units/acre in traditional residential zoning in the adjoining neighborhood. The Council agreed with staff's recommendation to allow 131 two and three story residences, with interior sizes ranging from 2,100 to 2,900 sq. ft. on 10.5 acres (a little under 13 dwelling units per acre.) In city staff's opening presentation, Director of Development Services, Amy Bodek, noted that the Crown Point development [built in the late 1970s] near Los Cerritos Park (7th district) allowed over 14 dwelling units per acre.

Image from agendized materials

Integral Communities VP of Acquisitions & Entitlements, Ed Galigher, testified that the firm believes the project will bring community improvement on its own, in addition to separate community benefits through the developer's agreement to build the new park on Oregon Ave. at Del Amo, install a traffic signal at Oregon/Del Amo, and do repaving work in the area. The developer rep predicted the Riverwalk housing would produce $900,000/yr in property tax revenue and said local businesses would also benefit from new residents in the area, saying the company's development "makes an economic reinvestment" in the neighborhood.

Under a hearing procedure announced by Mayor Robert Garcia at the opening without objection by any Councilmembers, supportive city staff were given a non-time-limited period that included Power Point slides, followed by a supportive presentation by the city's EIR consultant with Power Point slides, followed by an advocacy presentation with video by the developer/project applicant (who requested 10-15 mins.) Total time elapsed for what amounted to project supportive testimony (before developer response/rebuttal): 45 minutes.

Public speakers were then allowed three minutes each to speak on all the hearing issues (including site plan, density, draft EIR, ordinance.) [The City previously adopted rules preventing public use of the Council's audio/video equipment unless the public submits its materials for city "review" several days in advance.] Following public testimony, the Mayor then allowed the developer short period (less than five minutes) to rebut/respond to public testimony.

Public testimony was split with over half of podium speakers opposed; opponents had previously collected over 200 petition signatures in opposition.

The first podium speaker, neighborhood resident Kenneth Kern, asked Councilmembers to ask city staff four questions (paraphrased below) before certifying the EIR:

How can the EIR justify using the LB average of 2.8 persons per household which includes tens of thousands of 1 and 2 bedroom units, while the development would build 3 and 4 bedroom units...and U.S. census report indicates 3.6 persons which is a 29% understatement of all impacts.
Why does the EIR use 2.0 vehicles per household when the U.S. average is 2.3, an understatement that amounts to 40 additional vehicles for which there's no room to park in the development and will therefore park in the nearby residential area.
Why are Oregon Ave, which is only 18 ft wide, and Daisy Ave. and 48th St. is only 30 ft wide, omitted in the report...when recommended street widths are 36 ft. with 32 feet at minimum?
What specific street will be used for the project in carrying 2,064 dump trucks of dirt...which can't pass on the narrow streets?

Mr. Kern stated in conclusion: "The EIR is flawed and biased. It should be rejected, because all impacts and mitigation measures are underestimated. Adoption of the reduced density alternative allowing 65 homes would eliminate the need to revise the EIR and be in keeping with current zoning. You area inviting a lawsuit under the CA Environmental Quality Act if you certify this EIR and approve these 131 homes. I beg you to ask those four common sense questions."

No Councilmember(s) asked the questions requested by Mr. Kern. In public testimony that followed, ELB resident Ann Cantrell raised additional EIR issues.

Speakers in opposition included retired 8th dist. Councilwoman Rae Gabelich (cited lack of ingress/egress on narrow streets as well as impacts on the environmentally sensitive Dominguez Gap.) Some Riverwalk opponents compared the project to 1980's developer-desired (now discredited) "crackerbox" density allowed in downtown adjacent areas; others opined that the project's density might be acceptable elsewhere in other parts of the city but not in the Daisy Ave. location proposed.

A number of neighborhood residents testified in support, saying they expect the development will increase their property values and crediting the developer and Councilman Austin for working hard to try and produce a quality project. The developer's rep acknowledged that his firm had done painting and repair work on houses of some residents, some of whom apparently testified in support.

In making the first of a series of motions to enable the project, Councilman Austin cited previous unsuccessful efforts by the Boy Scouts to sell the property for use as a park. Councilman Austin said there was a lack of alternatives to the status quo and that on balance, the development would be an improvement for the neighborhood.

In a colloquy with staff, Councilman Rex Richardson asked if the increased number of market level housing units would help the City meet new housing unit numbers regionally by the So. Cal Ass'n of Governments (SCAG); city staffer Bodek said they would...and he was likewise supportive of the project.

Councilwoman Suzie Price commended Councilman Austin for his action in supporting the project, saying she'd learned a lot from city staff. In supporting the development, Councilman Uranga noted that when he discovered some time ago that the developer had previously given him contributions, he returned them.