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HomeMy WebLinkAboutPC_Minutes_70.11.02MINUTES OF THE REGULAR MEETING OF THE PLANNING COMMISSION HELD IN THE COUNCIL CHAMBERS, CITY HALL, HERMOSA BEACH, ON MONDAY, NOVEMBER 2, 1970, AT 7:30 P. M. MEETING CALLED TO ORDER AT 7:30 P. M. BY CHAIRMAN NOBLE. ROLL CALL: Present: Commissioners Collis, Foote, Mulfinger, Stabler Toole, Watters and Chairman Noble. Motion by Comm. Stabler, seconded by Comm. Toole to approve the minutes of the October 20, 1970 meeting. Amendment to Zoning Ordinance N. S. 154 Public hearing to consider amending Article 2 - Definitions, Article 6 - R-3 Multiple Family Zone and Article 11.5 - off-street parking. City Planner Crawford explained that all owners of R-3 zoned property in the city had been notified of the hearing. He then outlined the uses of the R-3 zone saying that it allowed a density at this time of one unit per 600 square feet of lot area which is equal to about seventy-two units per acre. He said the General Plan indicates that the apartment area should have as a maximum density about 750 square feet for each dwelling unit, although it anticipates that not all R-3 properties will be developed with apartment units. Based on this density, the city can accommodate, as a maximum population, 25,000 to 30,000 people, but at the present rate of growth and density of development, may reach this figure by 1980. Because of the problems created by this high rate of growth, the Planning Commission is attempting to redefine workable development standards for the R-3 zone. He then read the amendments proposed by the Planning Commission, and said that the City Council had final jurisdiction and could accept or reject the proposed changes, but that the Planning Commission felt that it had an obligation to survey the city continually and make recommendations to the Counc it . Public hearing opened: 8:05 p. m. Mr. Lee Alten commented on various aspects of the ordinance, specifically that as usable open space increases, density and the height of the building should go up; that deletion of the tandem parking is very close to expropria- tion of property; and that in the case of 2 for 1 parking, he felt this was not a proper area for an ordinance; that if the city is too restrictive, it will affect development in Hermosa Beach; and that the market -place will dictate the growth rate and pattern. Page 2 Planning Commission Minutes November 2, 1970 Mr. George Yorg, 1026 Manhattan Beach Boulevard, Manhattan Beach, wished to caution the Planning Commission, saying that the Zoning Legis- lative Committee of South Bay Board of Realtors had grave doubts about what would happen to property values when large districts are made non- conforming. Mr. Frank Antonovich, 1294 W. 2nd Street, San Pedro, said that developers should be given incentives to create and build something to alleviate the problem, and which would justify the cost of subterranean parking. Mrs. Mary Farmer, 1100 Monterey Boulevard, suggested the use of on - street parking, rather than off-street parking by widening the streets to the dedicated limits which would permit curb parking. Mr. Peter Peyton, 865 Loma Drive said that the city was discouraging peo- ple with all the R-3 development; that instead of having R-3 lots, R-1 should be encouraged with private homes of higher value. Mr. Roy Lyon, 160 First Street, felt that the number of garages was not important so much as an ordinance to enforce parking in those garages instead of using them for storage. Mrs. Ruth Cannon, 1428 Manhattan Avenue said that if you have R-3, you should at least have tandem parking. Mr. Art Balchen, 1040 Manhattan Avenue, said that the two to one parking requirement encourages people to own more cars, and the fact that you can- not make an alteration to a non -conforming building without bringing it up to code prevents him from removing his old building and replacing it with a new four -unit building. Mr. Clayton Shubert, 312 Strand, said he thought the requirements were already too restrictive as far as open space, and rear yard requirement complicates the problem of trying to provide a residence with some amen- ities. He added that he felt that commercial permits should be curtailed, to eliminate the problem of so many people coming to the beach in the area, which he felt was the real reason for the congestion. Mr. Lee Linden, 837 Hermosa Avenue, was enthusiastic about the effort at progress being made by the Planning Commission, and said that if the city remains as it is, it will lead to deterioration, and since the potential is so fantastic, a higher element of society should be brought into the area, with large sums of invested money in multiple dwellings, perhaps high rise. Page 3 Planning Commission Minutes November 2, 1970 Mr. Henry Rado, 720 - 20th Place, said he agreed with the Planning Commission on the proposed 2:1 parking requirement. Mr. Karl Raife, 145 Linden, said he didn't think 2:1 parking ratio would help, and that if half of the city was considered non -conforming, lenders of money might take a dim view towards investing. Comm. Stabler commented that the R-3 zoned property was more like 20% of the city, rather than one-half. Mr. Lee Bernhardt, 168 First Street, said that he has an R-3 lot, but didn't think he would be able to build a multiple unit because of the rear yard requirements, since he can't attach his garage to the house. Mr. Harvey Dennison, 234 First Court, asked how many parking spaces would be generated by the amendment to the ordinance, and the Commission estimated an increase of 25% more parking space than is being built now. Mr. Bill Engle, 1534 Strand, said he was aware that there were many bootleg apartments in Hermosa Beach, and there were no laws in force to stop this situation which he felt was a far more pertinent problem. Mr. Vern Benson, 1155 Longfellow Drive, Manhattan Beach, felt that the new restrictions in the ordinance would create an unhealthy investment climate. Mr. Walton, said he believed that the problems being discussed were popu- lation density and the parking of automobiles. He said that by changing the building codes in such a manner, new apartments would have what is known as total security garaging, and would encourage people to park in the garage instead of on the street. He felt it would encourage people to build better structures . Mr. Bob Viault, 49 - 5th Street, said that if the additional spaces were going to be required, one of the first considerations should be to relieve or lift the three story limit. He said in adjoining areas the first one or two stories are used for parking, and the 4th story is used for a recreational area. He was in favor of 2:1 parking, but felt it was necessary to go higher in the number of stories. He felt this will force the issue of high rise, because in his opinion if the city doesn't have high rise, the ordinance changes won't accomplish much. Page 4 Planning Commission Minutes November 2, 1970 Mr. Lee Campbell, 17th Street, said that the city should enforce the present laws, and have a stricter watch over parking stickers during the summer months. He said this would curtail a lot of extra parking by non- residents . Mr. Chuck McConnell, said that by curtailing apartment units in Hermosa Beach the city would be making it economically unfeasible to build. Mr. Jim Donlon, 32-18th Street, said he would like to see the Planning Commission restudy their propositions because he felt they were too res- trictive. Mr. Joe Gross, 551 - 3rd Street, wished to have the purposes of the ordin- ance restated, and in response City Planner Crawford outlined that the Comm- ission hoped to (1) eliminate deteriorated houses, (2) halt the increasing con- gestion in the city, particularly in the R-3 zone of both people and automo- biles, and (3) to follow more closely the General Plan adopted five years ago. Mr. Earl Steele, 611 - 9th Street, felt that the city should still allow tandem parking. Mrs. Kathleen Briggs, 32 - llth Street, was concerned with housing for the increased population if R-3 is reduced. Mr. Bill Engle and Mr. Art Balchen discussed the size of lots in relation to R-3 buildings and the value of the property of smaller lots should the ordinance restrict owners to R-1 homes.because of the parking situation. Mr. Engle felt that the older homes will only deteriorate further under these circumstances. Comm. Stabler commented that one of the problems that has concerned the Planning Commission is that during the past ten years the city has lost many families in the age group of 30 - 50, those who have discretionary income which would help set the economic pace of Hermosa Beach, and the city has much faster growth of young people with smaller incomes. The City Council has been concerned with the parking problems as they exist in the city and has several times requested the Planning Commission to restudy the R-3 zone. Mr. Ray Kundinger wondered whether he could use the open space for a carport as he felt it might be wise to increase the requirement for parking, but was concerned about getting spaces on the lot. Page 5 Planning Commission Minutes November 2, 1970 Mrs. Jean Flarity, 644 Hermosa Avenue, asked whether, if the Commission passed this ordinance to reduce the number of units from five to four, what would keep people from renting larger units to more people in order to pay their taxes and loan payments. She suggested enforcing the existing occu- pancy laws. Mr. Crawford answered that the city was aware of the failure to conform to occupancy laws, but that the landlords are the only people that can really enforce this provision. He said the city would assist the landlords in any way possible. Public hearing closed: 10:20 p. m. After comment by each of the Commissioners, motion by Comm. Toole, seconded by Comm. Mulfinger, to continue the public he aring until Novem- ber 16, 1970. The Commissioners indicated that they were very interested in several points raised by the audience and wished to study these aspects of the ordinance and listen to more testimony at the next meeting. Committee Reports Zoning Committee - Comm. Stabler said at the last committee meeting they put together preliminary development standards for the R-2 potential zone on the Strand and would give it to the Commission at their next meet- ing. He said the committee had agreed on the following: 1� There should be a preamble to the development criteria which would incorporate the following rationalizations or objectives: a. To induce owner occupied family oriented residences; b. To provide economic support to existing and future property owners; C. To discourage absentee landlords; d. To approximately maintain the present density in accordance with the general plan; e. To provide incentive for new development and renovation that would give a higher value ratio of structure to property. 2. The technical criteria we feel important to support the above -stated purposes are: Page 6 Planning Commission Minutes November 2, 1970 a. Requirement of a 2:1 parking ratio; b. The allowance of tandem parking; c. The allowance of two living floors above a garage, but not to exceed 35 feet in height; d. A minimum size for the first unit of 1, 600 sq. ft.; and the second unit at 650 sq. ft. for one bedroom; 750 sq. ft. for two bedrooms; and 900 sq. ft. for three bedrooms. e. Any proposed plan must show: 1) A plot plan 2) A 1/8" scale floor plan; 3) All four side elevations; 4) Enclosed trash and service areas. 3. Any plan changes or corrections must be reapproved by the Planning Commission. Development Committee_ Comm. Watters said that his committee had met with the residents of the south section of the city and a questionnaire was to be sent to the members of the area asking them what type of development they are looking forward to based upon the city improvements that will be coming through. Beach Committee - Comm. Watters said the committee had explored some alternatives and had a final recommendation to meet the needs of the citizens in the city, and people who visit the city. A statistical report is being compiled, and it will be presented to the Commission when it is all coordinated. Non -A -ends Items City Planner Crawford spoke of the one -day planning conference at Cal Poly in Pomona on November 14th, and hoped many of the Commissioners could attend. Adjournment at 10:42 p. m. until November 16, 1970 at 7:30 p. m. CERTIFICATION I hereby certif`y that the foregoing minutes have been approved b"y the Planning Commission of the City of Hermosa Beach a -a regular meeting held 2nd of November, 70. DATE: v `- I -! Joy: B. Noble, Chairman �Zf . FAMES D. COLLIS, SECRETARY