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HomeMy WebLinkAboutPC_Minutes_1961_09_25REPORT OF WORKSHOP MEETING-OF THE PLANNING COMMISSION OF HERMOSA BEACH held at the office of the BuildiQg Inspector in the City Hall on Monday, September 25, 1961, at 7t30 p.m. All members were present except Comm. Black and Locken. Chairman Fredricks referred to letter dated September 7 from the City Manager to the Collllllission, explaining that the purpose of this workshop session was to discuss with Mr. Harris some of the points included in his letter. The meeting was turned over to Mro Harris. His first question was whether the-Commission preferred an exclusive, zone applying only to high-,.rise densityj a zone for high,,..rise including limited commercial, or of: a type of basic zone in which bigb,,.,rise could be developed under certain conditions with special use permits and site development plan, and how lar~e an area of land could be considered for this purpose. Mre Ronald Moran interjected the statement that the development proposed for his land was to apply only to that particular area,which he felt was of sufficient size to adequately support _the projecte Mr. Harris called attention to the possible widening of Herondo Street and the proppect of applications to rezone for commercial use on the Herm~sa Beach side from Pacific Coast Highway to Hermosa Avenue, suggesting that the Commission in its general planning of land use bear in mind that Herondo Street will tie in with the San Di.ego Freeway. Acceptable square footage for parcels on which high-rise structures are proposed received considerable discussion by the groupo Ml. Viault had recommended 15,000·in a letter to the Commission dated August 17, 1961. Haw-ever, he stated, after further consideration, it was his opinion that the figure might ae doubled. He felt it unreasonable to require too large an area that would not be feasible for Hermosa Beach. The Eisner· study resulted in a recommendation for 18,000 sqo ft. for an s~story proposal, it was pointed out. Mr. Moran insisted that his proposal concerned only the property owned by him, that this could be used for minimal standards, thus insuring only top,.-flight development. In sm.all....parcel de-velopments, Mr. Harris said, the architect is liIJtl.ted in flexibility, the required setbacks determining the design of the structure. In larger parcels where planned colll!lllL.--tlty projects are being. developed, the architect can have more flexibility as to bulk, density, land coverage, proximity of building to building, etc. If bulk control is used and a person is allowed to build so many square feet in relation to his total land area, providing certain required facilities, you don't worry too much about the location of the building on the site; it has the end effect of controlling the bulk of construction upon the property. Parking facilities-are another means of control. Four-story structures would not be desirable, Class 1 construction being required for six stories up. Cormn. Hales expressed his opinion that at least a block should be rn:tm.mum, with automobile access on 3 sides, and in a.~ area adjacent to already existing connnercial or multiple dwelling, to bar high ... rise in the middle of an R--1 zone. He felt it necessary to have a reasonable piece of·land with a height that required Class 1 structure for six or more stories, on at least a block of land -defining the block for at least a medium-sized block, leaving it some-what flexible, and keeping the development in a _logical part of the city, ·adjacent Planning Conmission 2 September 25, 1961 to commercial or manufacturing areas, the nature of the building taking a mixed use. Mr. Harris said perhaps there should be considered some relationship of this type of zone to another. Someone might want to build a purely residential -structure for high-rise residential, coverin~ not more than 30% of the land, landscaping the remaining 7~, which might je-Jgood for a buffer in a residential area. If located in a comm.ercial zone, the COI!llnercial use might gradually increase from floor to floor. He called attention to projects for light manufacturing that offer architectural design and landscaping more desirable than some residential tracts. Concerning standards for bulk control, he asked for the Commissioners' thinking on density control or points of congestion and use of land. It was Mr. Trott f s suggestion that a c ombina ti on of residential and commercial activity should have a large enough land area so as not to intermingle too much with any surrounding residential. Facing on Pacific Coast Highway, he felt there could be more connner.cial in the design that on more restrictive property. Within a completely residential area, he suggested limiting the percentage of commercial which should be within the development and not fronting on the residential street. Mr. Harris advised screening off commercial from surrounding streets so that it is specifically for the residential apartment development. Mr. Harris advised listing the kinds of uses that might be permitted, stating that basically it is desired to develop a residential facility on the remaining properties in the city, realizing some co:avnercial development will continue to take place, and controlling this development by specifying C zones or allowing the combination of uses with a certain percantage for com.~ercial and by defining which commercial uses. He favored the approach that would have some flexibility but believed there should be certain restrictions. Whether c~z or C•l uses should be allowed Jllllt: be-determined by the Commission, Mr. Harris said - a filling station, C-2 use, might be included in underground parking. The Commission should decide whether to pinpoint uses incidental and approved by it. If the commercial is in a separate building,.,. what calculations would be used? Would it be better to have many ".>mall details for individual standards of land ns~ a:.1d property development or a few minimum standards of bulk density and lot area control, leaving it to the discretion of the Commission to evaluate and approve specific plans as to the kinds of uses. Mr. Harris said his major concern was whether the Commissioners wanted large or small areas, multiplicity of land use other than that which is incidental to the residential use, and if he could get affirmative answers that large areas, control of nmltiplicity of uses and density are wanted~ his staff could come back to the Conmrission with only mi.nor criticisms of Conun. Viault1s proposed requirements. In deciding large or small areas, he advi.se4'thinking in acreage. A one-acre site ~h street access on two sides was suggested, and the City Engineer expressed his thought that consideration should be given to the accessibility to streets, width of streets, minimum frontage, and whether area could be landlocked or could fit into the city's transportation pattern. It had been estabUshed that occupants of the high-rise structures required more parking area, since there were usually all adults with cars. Mr.Harris suggested a requirement of 2 garages for one bedroom units and 2½ for tw9'1,edrooms. Answering Mr. Moran's argument that this requirement is-too high, he said there probably were no cities· requiring more than two garages, but if asked if the parking is adequate, the answer is 11no11• Planning COllll11ission 3 Sep ~c iber 25, 1961 Apa.I'tment sizes and ratio of bachelor to one-and tw·o,...,bedroom apartments received attention, Mr. Harris saying he would get some information on relative numbers and different kinds of unitso It was agreed that standards should be higho Mr. Trott told of numerous one-bedroom apartments remaining vacant with the demand great for two-<bedroom units. Mr. Tom Stevens inquired as to reports-from the police and fire department heads and the local school authorities which, it was understood, would be available. Mr. Burt reported that the school board had instructed Doctor Glick to make an appointment with the Conunission and was advised that this would be included on the October 9 agenda; Mr. Stevens also inquired about water pressure for high-rise structures., Mr. Trott answering that building codes would cover this aspect. Mr. Harris was asked to report back to the Commission at their regular meeting of October 9, 1961. Bernice Robinson., Sec'y.