Coming To Council Nov. 10: Planning Comm'n (5-2) Recommends City Staff-Sought New Type of Zoning ("PUD"/"Planned Unit Development") To Enable Owner/Developer To Put 131 Residences (2 and 3 stories, 2,100-2,900 sq. ft.) On Roughly 10.5 Acres (Former Will J. Reid Scout Park, 4747 Daisy Ave.) And Staff Says It Supports That Level Of Density -- 13 Dwelling Units/Acre -- For "Similar" Projects Citywide
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(Oct. 17, 2015, 9:15 a.m.) -- As carried LIVE on LBREPORT.com on Oct. 15, LB's Planning Commission voted 5-2 (Christoffels & Van Horik dissenting) to recommend that the City Council approve a city-staff recommended, owner/developer-sought gated residential development on the site of the former Will J. Reid Scout Park (4747 Daisy Ave., SW of LB Blvd/Del Amo) allowing 131 two and three story residences (interior sizes approx. 2,100 to 2,900 sq. ft.) on approximately 10.5 acres (density of 13 dwelling units/per acre.)
The motion approved by the Commission majority (with no Commissioner offering a substitute motion) includes a recommendation that the Council create a new zoning classification -- "Planned Unit Development" ("PUD") -- that would apply to this project AND what staff calls other "similar" projects at locations staff didn't publicly identify currently in the development pipeline.
The Planning Commission majority also recommended that the Council certify an accompanying Environmental Impact Report that contends the project (with included "mitigation" measures) will have no significant adverse environmental impacts.
Project owner/developer Integral Communities, which purchased the property zoned as "institutional" as home to the open space scout park. now seeks (with city staff support) to put residences on the property at a density significantly greater than the surrounding residential area. The property parcel is bordered on the south by railroad tracks and to the west by the L.A. river.
Image from agendized materials
Image included in agendized materials
Image included in agendized materials
A representative of the owner/developer said the company believes its development will improve the neighborhood and increase the area's property values. The company rep said the development will be managed by a professional homeowners association and screened a video for the Planning Commission showcasing the development's proposed plan.
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Multiple residents attended the Planning Commission meeting to testify in person (despite a decisional Dodgers playoff game.) Over 230 residents in the immediate vicinity of the proposed development previously signed and submitted petition opposing the project ("would create unacceptable levels of noise, traffic and emissions.") Written responses to the draft EIR's Notice of Preparation were overwhelmingly opposed (most citing density as well as other issues.) In podium testimony, some speakers alleging specific flaws and errors in the draft EIR; speaker Kenneth Kern called the document "a joke and should not be certified."
A number of speakers cited the neighborhood's narrow streets, stating the proposed development could mean hundreds of additional cars trips entering/exiting each day in an area with limited entry/exit routes. Multiple speakers objected to the level of residential density adjacent to their neighborhood zoned for full size single family homes.
Retired 8th district Councilwoman Rae Gabelich testified in person and also submitted written comments stating that the Oregon Park area had been purchased by the (now former) Redevelopment Agency and was supposedly already funded. "What happened to those dollars?" Ms. Gabelich asked in an email, adding "I stand behind not allowing this change in zoning and advocate that it remain institutional with focus on open space for our community."
A number of residents testified in support of the proposed development, stating that they look forward to it as an improvement and believe it will improve the area's property values. Other speakers said they believe the new residents would help bring area businesses more business.
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The owner/developer took exception to opposition comments that likened the proposed density to 1980s "crackerbox" zoning -- urged by LB City Hall at the time but now widely discredited -- that destabilized and undermined former single family neighborhoods mainly east and north of downtown Long Beach. The proposed development is a quality project that will improve property values, the owner/developer said.
City staff acknowledged that part of its support for the proposed project is its inclusion of a development agreement in which the developer agrees to build an off-site new park ("Oregon Park" with a soccer field) at Oregon Ave./Del Amo Blvd.
Staff explicitly stated that it considers the level of proposed residential density -- 13 dwelling units per acre -- appropriate for the Daisy Ave. site AND for others elsewhere in the city -- at locations it didn't publicly identify -- and recommends that the Council create the new "PUD" zoning classification to accommodate what it calls similar projects elsewhere.
For quick launch audio of the salient portion of the Planning Commission proceeding, click here. (MP3, approx. 90 minutes, begins with Commission colloquy/Commissioner Fox.)
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The vote by the non-elected Planning Commission (Mayor chosen, Council approved) was procedurally a recommendation to the elected City Council...where a majority will decide on the proposed development and city staff's recommended new zoning classification that could apply to developments proposed at other currently unspecified locations. The item is scheduled to come to the Council on November 10.
City staff's Planning Commission agendizing memo acknowledged that the new "PUD" zoning classification could have citywide implications. If approved by the City Council, it would enable City Hall [city staff agendizing memo text] "to consider proposals, such as this one, on fairly large undeveloped parcels of land, at densities and configurations that are not accommodated by traditional zoning districts."
City staff said use of R-1-N development standards (the type of zoning that protects low density residential homes which abut the property to the north and northeast) "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."
To view the text of city staff's proposed PUD zoning ordinance, click here. A Planned Unit Development (PUD) wouldn't be unique to Long Beach; it's been used to accommodate various types of developments not subject to otherwise standard zoning requirements.
The view the draft EIR Notice of Preparation and comment letters, click here. To view draft EIR recommended by city staff for certification with minor edits, click here.
To view the full city staff agendizing memo, click here.
