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HomeMy WebLinkAbout1976-03-03 (17)1 MINUTES HUNTINGTON BEACH BOARD OF ZONING ADJUSTMENTS Room B-8 - Civic 2000 Main Street Huntington Beach, WEDNESDAY, MARCH 3, 1976 - 1:15 PM BOARD MEMBERS PRESENT: PALIN, LIPPS, ELLSTROM CITY STAFF PRESENT: MEL OTT, FIRE DEPARTMENT Center California MINUTES: ON MOTION BY LIPPS AND SECOND BY PALIN, THE MINUTES OF THE REGULAR MEETING OF FEBRUARY 4, 1976, WERE APPROVED AS TRANSCRIBED, BY THE FOLLOWING VOTE: AYES: PALIN, LIPPS, ELLSTROM NOES: NONE ABSENT: NONE REGULAR AGENDA ITEMS: USE PERMIT NO. 76-5 (Cont. from 2-4-76) Applicant: Andrew Stupin To permit an addition to a site having a non -conforming yard pur- suant to Section 9719 of the Huntington Beach Ordinance Code, located on the north side of Yorktown Avenue approximately 100 feet east of Florida Street in an R2, Medium High Density Residential District. Secretary Palin reported that all attempts to reach the applicant to discuss this project have failed. It was the consensus of the Board that the application should be tabled rather than encum- ber the property with a denial at this time. ON MOTION BY PALIN AND SECOND BY LIPPS, USE PERMIT NO. 76-5 WAS TABLED INDEFINITELY, BY THE FOLLOWING VOTE: AYES: PALIN, LIPPS, ELLSTROM NOES: NONE ABSENT: NONE USE PERMIT NO. 76-7 (Cont. from 2-25-76) Applicant: John F. Pelochino, D.D.S. To permit the remodeling and conversion of an existing service station to an office -professional building, pursuant to Section 9471.4.1 of the Huntington Beach Ordinance Code, located on the northwest corner of Yorktown Avenue and Beach Boulevard in a C4, Highway Commercial District. Minutes, H.B. Board of Zoning,Adjustments March 3, 1976 Page 2 The Chairman informed the Board that this request is a Categorical Exemption, Class I, California Environmental Quality Act, 1970. Joe Alfano was present to represent the applicant. The Chairman reopened the public hearing. There being no one present to speak in regard to the proposed project, the public hearing was closed. Board discussion ensued. Access and parking were reviewed, includ- ing number and size of spaces provided, the requirements which may be necessary for the planned future expansion of the building, the width of the access drives and distance from the building walls, and how the future widening of Yorktown Avenue might affect the parking and ingress -egress for the use. Applicant was informed of the re- quired turning radius into the parking; and it was suggested that he consider elimination of the parking spaces at the rear, thereby eliminating blacktopped areas out of proportion to the number of spaces they are designed to serve. Mr. Alfano requested permission to leave the presently existing five foot landscaped area as it is and add landscaping at some other location to reach the required percentage, citing the necessity of tearing out curbing and paved area to provide only an additional one foot width. The Building Department will investigate the condition of the curbing and irrigation system for that location. It was the consensus of the Board that the applicant revise his plan to bring it into compliance with the code, and evaluate the parking, circulation, and driveways for the site. ON MOTION BY PALIN AND SECOND BY LIPPS, USE PERMIT NO. 76-7 WAS CONTINUED TO THE REGULAR MEETING OF MARCH 10, 1976, BY THE FOLLOWING VOTE: AYES: PALIN, LIPPS, ELLSTROM NOES: NONE ABSENT: NONE ADMINISTRATIVE REVIEW NO. 76-19 (Con. from 2-25-76) Applicant: Tom and Truskier, Architects To permit a 3,000 square foot addition to an existing bank building pursuant to Section 9430 of the Huntington Beach Ordinance Code, located at the northeast corner of Delaware Street and Main Street in a C2, Community Business District. The Chairman informed the Board that this request is a Categorical Exemption, Class I, California Environmental Quality Act, 1970. BZA 3-3-76 Page 2 Minutes, H.B. Board of Zoning Adjustments March 3, 1976 Page 3 Secretary Palin reported that a request has been received from the property owner requesting a two weeks' continuation on this administrative review. ON MOTION BY PALIN AND SECOND BY LIPPS, ADMINISTRATIVE REVIEW NO. 76-19 WAS CONTINUED TO THE MEETING OF MARCH 17, 1976, BY THE FOLLOWING VOTE: AYES: PALIN, LIPPS, ELLSTROM NOES: NONE ABSENT: NONE ADMINISTRATIVE REVIEW NO. 76-11 (In Conjunction/CE 76-2) Applicant: Saul Sher To permit the construction of an 814-seat theater pursuant to Section 9430.5 of the Huntington Beach Ordinance Code, located at the southwest corner of Beach Boulevard and Ellis Avenue in a C2, Community Business District. The Chairman informed the Board that Negative Declaration No. 76-4 Was approved by the Environmental Review Board for this request on February 10, 1976. Saul Sher and Ken Redfern were present at the meeting. The Board reviewed the request with the applicants. Discussed was the overall site plan, including parking, setbacks, land- scaping, and closures of the existing driveways. Applicants submitted three possible layouts for the parking onsite; these were reviewed by the Board, taking into consideration how each would serve both this facility and a possible bank expansion in the same shopping center (AR 76-19). ON MOTION BY PALIN AND SECOND BY LIPPS, THE BOARD ADOPTED NEGATIVE DECLARATION NO. 76-4, BY THE FOLLOWING VOTE: AYES: PALIN, LIPPS, ELLSTROM NOES NONE ABSENT: NONE ON MOTION BY PALIN AND SECOND BY LIPPS, ADMINISTRATIVE REVIEW NO. 76-11 WAS APPROVED WITH THE FOLLOWING CONDITIONS, BY THE FOLLOWING VOTE: CONDITIONS OF APPROVAL: A. TO BE COMPLETED PRIOR TO ISSUANCE OF BUILDING PERMITS: 1. The plot plan and elevations received February 23, 1976, shall be the approved layout. BZA 3-3-76 Page 3 Minutes, H.B. Board of Zoning Adjustments March 3, 1976 Page 4 In its approval action, the Board of Zoning Adjustments considered the following issues relating to the conceptual plan: . Traffic circulation and drives; . Parking layout; • Lot area; • Lot width and lot depth; . Type of use and its relation to property and improvements in the immediate vicinity; . Past administrative action regarding this property. 2. The following plans shall be submitted to the Secretary of the Board: Landscape and irrigation plan complying with Article 979 of the Huntington Beach Ordinance Code and landscaping specifications on file in the Department of Public Works. Rooftop mechanical equipment screening plan. Said plan shall indicate screening of all rooftop mechanical equip- ment and shall delineate the type of material proposed to screen said equipment. 3. Soil and compaction reports shall be submitted by a certi- fied soils engineer. Said reports shall be submitted to the Department of Building and Community Development and shall be subject to approval by that Department. 4. Fire protection systems, including automatic sprinkler systems, standpipe systems, fire hydrants, fire alarm sys- tems, and any other required fire protection and detection devices or systems shall comply with the specifications of the Huntington Beach Fire Code. Plans for such systems and devices shall be submitted to the Fire Department and shall be subject to approval by the Departments of Fire and Public Works. 5. The developer shall participate in the local drainage assessment district. 6. All applicable fees shall be paid prior to issuance of building permits. B. TO BE COMPLETED PRIOR TO FINAL INSPECTION: 1. The existing driveways which provide ingress -egress to the service station shall be eliminated and reconstructed with new curbs, gutters, and sidewalk. BZA 3-3-76 Page 4 Minutes, H.B. Board of Zoning Adjustments March 3, 1976 Page 5 2. The parking to serve the facility approved by this application shall comply with the conditions imposed upon Conditional Exception No. 76-2 relating to the substitu- tion of Scheme A for Scheme C in the event that the proposed expansion for the Bank of America is not approved. AYES: PALIN, LIPPS, ELLSTROM NOES: NONE ABSENT: NONE CONDITIONAL EXCEPTION NO. 76-2 (In Conjunction/AR 76-11) Applicant: Saul Sher To permit a reduction of 196 parking spaces within a 250-foot walking distance from a proposed theater, pursuant to provisions of Section 9794 of the Huntington Beach Ordinance Code, located at the southwest corner of Beach Boulevard and Ellis Avenue in a C2, Community Business District. The Chairman informed the Board that this request is a Categorical Exemption, Class V, California Environmental Quality Act, 1970. Saul Sher and Ken Redfern were present at the meeting. The Chairman opened the public hearing. There being no one present to speak in regard to the proposed exception, the public hearing was closed. Board review ensued. The three proposed parking layouts were analyzed; Secretary Palin noted that the Planning Department feels that Scheme A is adequate to meet the parking needs for the theater for a trial period. Should it be shown after the use has been established that the ratio of parking to demand is inadequate, it may be necessary to restripe and provide additional parking at a future date. Scheme C, however, takes into consideration a proposed future expansion of a bank building within the same complex and has provided restriping to serve the needs of both that expan- sion and the subject facility. Mr. Redfern, citing the difficulty and expense of accomplishing Scheme C (should it be necessary in order to establish parking needs for both uses after Scheme A had been installed for the theater only), requested an either/or approval on the parking. ON MOTION BY PALIN AND SECOND BY LIPPS, CONDITIONAL EXCEPTION NO. 76-2 WAS APPROVED WITH THE FOLLOWING FINDINGS AND CONDITIONS, BY THE FOLLOWING VOTE: FINDINGS OF THE BOARD: 1. There are provisions in Article 979 which allow the Board of Zoning Adjustments authorization to permit overlapping on the BZA 3-3-76 Page 5 Minutes, H.B. Board of Zoning Adjustments March 3, 1976 Page 6 parking demands where it can be demonstrated that there are different demand hours because of uses within a shopping center. 2. The applicant has indicated a willingness to redesign and restripe to provide for satisfactory parking spaces within this shopping center. CONDITION OF APPROVAL: Scheme C, received and dated February 23, 1976, shall be the ap- proved layout, with the following provision: Scheme C shall be the layout developed with the approval and development of both the theater and the proposed expansion of the Bank of America in the subject shopping center. However, should the application for the bank expansion be denied, the applicant shall be permitted to restripe and develop for the theater addition only pursuant to Scheme A, received and dated February 23, 1976. In either case, the parking design and installation of land- scaping to conform to Article 979 shall be completed prior to occupancy of the theater. AYES: PALIN, LIPPS, ELLSTROM NOES: NONE ABSENT: NONE USE PERMIT NO. 76-6 Applicant: f4ola Development Company To permit the construction of a five (5) unit apartment building pursuant to Section 9162.2.3.1 of the Huntington Beach Ordinance Code, located on the southeast corner of Wichita Avenue and Alabama Street in an R2-0-CD, Medium Density Residential District. The Chairman informed the Board that Negative Declaration No. 76-8 has been granted this project by the Environmental Review Board on February 24, 1976. Vincent Moretti and Bob Ringstrom were present at the meeting. The Chairman opened the public hearing. There being no one to speak in regard to the proposed project, the public hearing was closed. Board discussion ensued. Secretary Palin noted that a parking space with a ten foot dimension where a structure over twelve inches (12") in height abuts a property line is a code violation which should BZA 3-3-76 Page 6 H.B. Board of Zoning Adjustments March 3, 1976 Page 7 require a conditional exception application. He also noted that the surplus of one parking space on the site would permit deletion of one of the spaces on the westerly portion of the parking structure, thereby facilitating pedestrian circulation into the units and accommodating landscaping and screening at that location. The Board discussed interior circulation, covered and open parking spaces, and landscaping for the subject site. ON MOTION BY PALIN AND SECOND BY LIPPS, THE BOARD ADOPTED NEG- ATIVE DECLARATION NO. 76-8 AND INCORPORATED RECOMMENDATIONS 1 THROUGH 4, BY THE FOLLOWING VOTE: AYES: PALIN, LIPPS, ELLSTROM NOES: NONE ABSENT: NONE ON MOTION BY PALIN AND SECOND BY LIPPS, USE PERMIT NO. 76-6 WAS APPROVED WITH THE FOLLOWING FINDINGS AND CONDITIONS, BY THE FOLLOWING VOTE: FINDINGS OF THE BOARD: 1. The establishment, maintenance, and operation of the use will not be detrimental to: a• The general welfare of persons residing or working in the vicinity; b. Property and improvements in the vicinity of such use or building. 2. The granting of a Use Permit will not adversely affect the Master Plan of the City of Huntington Beach. 3. The proposal is consistent with the City's General Plan of Land Use. CONDITIONS OF APPROVAL: A. TO BE COMPLETED PRIOR TO ISSUANCE OF BUILDING PERMITS: 1. The plot plan and elevations received February 2, 1976, shall be the approved layout, subject to the following modification: There shall be provided a raised sidewalk with a mini- mum width of three (3) feet immediately adjacent to the carport structure along the westerly portion of that building. The remaining area shall be developed in no more than one (1) parking space, with a minimum three BZA 3-3-76 Page 7 �tF'.' ^.la 'i• Minutes, H.B. Board of Zoning Adjustments March 3, 1976 Page 8 foot (3') wide landscaped planter along the exterior side yard at this location to screen the blacktopped area and to separate the parking pad from the sidewalk area. A plan delineating said modification shall be submitted to the Secretary of the Board. If such plan complies with the modification outlined by the Board, said plan shall be ap- proved and made a permanent part of the administrative file. In its approval action, the Board of Zoning Adjustments considered the following issues relating to the conceptual plan: . Traffic circulation and drives; . Parking layout; • Lot area; • Lot width and lot depth; • Type of use and its relation to property and improvements in the immediate vicinity; . Past administrative action regarding this property. 2. Soil and compaction reports shall be submitted by a certi- fied soils engineer. Said reports shall be submitted to the Department of Building and Community Development and shall be subject to approval by that Department. 3. Fire protection systems, including automatic sprinkler sys- tems, standpipe systems, fire hydrants, fire alarm systems, and any other required fire protection and detection dev- ices or systems shall comply with the specifications of the Huntington Beach Fire Code. Plans for such systems and devices shall be submitted to the Fire Department and shall be subject to approval by the Departments of Fire and Public Works. 4. The developer shall participate in the local drainage assess- ment district. 5. All applicable fees shall be paid prior to issuance of building permits. B. TO BE COMPLETED PRIOR TO FINAL INSPECTION: 1. Alabama Street and Wichita Avenue shall be improved to the centerlines of such rights -of -way. Said improvement shall include curbs, gutters, sidewalks, paving, street trees, street lights, street signs, street drainage, and sewer and water main extensions, in full compliance with the City of Huntington Beach street standards and requirements. 2. A landscape and irrigation plan complying with Article 979 of the Huntington Beach Ordinance Code and landscaping BZA 3-3-76 Page 8 Minutes, H.B. Board of Zoning Adjustments March 3, 1976 Page 9 specifications on file in the Department of Public Works shall be filed with the Department of Building and Com- munity Development. C. GENERAL CONDITIONS: 1. If the developer proposes to provide air conditioning, the insulation in ceilings and exterior walls shall be a minimum of R-19 and R-11, respectively. If no air condi- tioning is to be provided, the insulation in ceilings and exterior walls shall be a minimum of R-13 and R-7, respectively. 2. All building spoils, such as unusable lumber, wire, pipe, and other surplus or unusable material, shall be disposed of at an offsite facility equipped to handle them. 3. Natural gas and 220V electrical shall be stubbed in at the location of clothes dryers, and natural gas shall be stubbed in at the locations of cooking facilities, water heaters, and central heating units. 4. The trees that exist in the area should be more precisely located to determine which are a problem associated with movement or a problem which could be alleviated by use of a meandering sidewalk. Any trees in the path of the devel- opment shall be relocated onsite, if possible, to complement the development. AYES: PALIN, LIPPS, ELLSTROM NOES: NONE ABSENT: NONE USE PERMIT NO. 76-8 Applicant: Mola Development Company To permit the construction of a five (5) unit apartment building pursuant to Section 9162.2.3.1 of the Huntington Beach Ordinance Code, located on the southeast corner of Alabama Street and Venice Avenue in an R2-0-CD, Medium Density Residential District. The Chairman informed the Board that Negative Declaration No. 76-8 has been granted this project by the Environmental Review Board on February 24, 1976. Vincent Moretti and Bob Ringstrom were present at the meeting. The Chairman opened the public hearing. There being no one present to speak on the proposed project, the public hearing was closed. Board discussion included interior circulation, covered and open parking spaces, and landscaping for the subject site. BZA 3-3-76 Page 9 Minutes,-H.B. Board of Zoning Adjustments; „,;; t ,; March..,3, . ,1976 Page 10 ON MOTION BY P_ALIN AND SECOND BY LIPPS, USE PERMIT,NO.,,7678IWAS APPROVED WITH THE FOLLOWING FINDINGS AND ,CONDITIONSy ,BY ;THE EOL, ., LOWING VOTE: FINDINGS OF THE BOARD: 1. The establishment, maintenance, and operation of the use.will not be detrimental to: a. The general welfare of persons residing or working in the vicinity; b. Property and improvements in the vicinity of such use or building. 2. The granting of a Use Permit will not adversely affect the Master Plan of the City of Huntington Beach. 3. The proposal is consistent with the City's General Plan of Land Use. CONDITIONS OF APPROVAL: A. TO BE COMPLETED PRIOR TO ISSUANCE OF BUILDING PERMITS: 1. The plot plan and elevations- received February 11, 1976, shall be the approved layout, subject to the modification described herein: There shall be provided a raised sidewalk with a minimum width of three (3) feet immediately adjacent to the carport structure along the westerly portion of that building. The remaining area shall be developed in no more than one (1) parking space, with a minimum three foot (3') wide landscaped planter along the exterior side yard at this location to screen the blacktopped area and to separate the parking pad from the sidewalk area. A plan delineating said modification shall be submitted to the Secretary of the Board. If such plan complies with the modifi- cation outlined by the Board, said plan shall be approved and made a permanent part of the administrative file. In its approval action, the Board of Zoning Adjustments considered the following issues relating to the conceptual plan: . Traffic circulation and drives; . Parking layout; . Lot area; Lot width and lot depth; . Type of use and its relation to property and improvements in the immediate vicinity; . Past administrative action regarding this property. BZA 3-3-76 P,-)'T- 1 Q Minutes, H.B. Board of Zoning Adjustments March 3, 1976 Page 11 2. Soil and compaction reports shall be submitted by a certi- fied soils engineer. Said reports shall be submitted to the Department of Building and Community Development and shall be subject to approval by that Department. 3. Fire protection systems, including automatic sprinkler systems, standpipe systems, fire hydrants, fire alarm systems, and any other required fire protection and detec- tion devices or systems shall comply with the specifica- tions of the Huntington Beach Fire Code. Plans for such systems and devices shall be submitted to the Fire Depart- ment and shall be subject to approval by the Departments of Fire and Public Works. 4. The developer shall participate in the local drainage assessment district. 5. All applicable fees shall be paid prior to issuance of building permits. B. TO BE COMPLETED PRIOR TO FINAL INSPECTION: 1. Alabama Street and Venice Avenue shall be improved to the centerlines of such rights -of -way. Said improvement shall include curbs, gutters, sidewalks, paving, street trees, street lights, street signs, street drainage, and sewer and water main extensions, in full compliance with the City of Huntington Beach street standards and requirements. 2. A landscape and irrigation plan complying with Article 979 of the Huntington Beach Ordinance Code and land- scaping specifications on file in the Department of Public Works shall be filed with'•,the Department of Building and Community Development. C. GENERAL CONDITIONS: 1. If the developer proposes to provide air conditioning, the insulation in ceilings and exterior walls shall be a minimum of R-19 and R-11, respectively. If no air condi- tioning is to be provided, the insulation in ceilings and exterior walls shall be a minimum of R-13 and R-7, respectively. 2. All building spoils, such as unusable lumber, wire, pipe, and other surplus or unusable material, shall be disposed ' of at an offsite facility equipped to handle them. 3. Natural gas and 220V electrical shall be stubbed in at the location of clothes dryers, and natural gas shall be BZA 3-3-76 Page 11 Minutes, H.B. Board of Zoning Adjustments March 3, 1976 Page 12 stubbed in at the locations of cooking facilities, water heaters, and central heating units. AYES: PALIN, LIPPS, ELLSTROM NOES: NONE ABSENT: NONE ADMINISTRATIVE REVIEW NO. 76-20 Applicant: Richard N. Salmonson To permit the construction of a three (3) unit apartment building pursuant to Section 9231.6 of the Huntington Beach Ordinance Code, located on the west side of 20th Street approximately 50 feet south of Olive Avenue in an R4, High Density Residential District. Richafd Salmonson was present at the meeting. The Board's review found the plan to be in compliance, with the exception of the location of the laundry room with adjacent parking space which would block exit from the laundry. ON MOTION BY PALIN AND SECOND BY LIPPS, ADMINISTRATIVE REVIEW NO. 76-20 WAS APPROVED WITH THE FOLLOWING CONDITIONS, BY THE FOLLOWING VOTE: CONDITIONS OF APPROVAL: A. TO BE COMPLETED PRIOR TO ISSUANCE OF BUILDING PERMITS: 1. The plot plan and elevations received February 13, 1976, shall be the approved layout, subject to the modifications described herein: a. The parking shall conform to Article 979 of the Hunt- ington Beach Ordinance Code. b. The laundry facility shall be redesigned or relocated to the approval of the Departments of Fire and Building and Community Development. A plan delineating said modifications shall be submitted to the Department of Building and Community Development at the time of application for building permits, subject to approvals as indi" cated above. In its approval action, the Board of Zoning Adjustments considered the following issues relating to the conceptual plan: Traffic circulation and drives; . Parking layout; . Lot area; BZA 3-3-76 Page 12 Minutes, H.B. Board of Zoning Adjustments March 3, 1976 Page 13 . Lot width and lot depth; . Type of use and its relation to property and improvements in the immediate vicinity; . Past administrative action regarding this property. 2. In accordance with the City's standards and requirements, an additional two and one-half feet (2-1/2') of right-of- way on the alley shall be dedicated. 3. Soil and compaction reports shall be submitted by a certi- fied soils engineer. Said reports shall be submitted to the Department of Building and Community Development and shall be subject to approval by that Department. 4. Fire protection systems, including automatic sprinkler systems, standpipe systems, fire hydrants, fire alarm systems, and any other required fire protection and detec- tion devices or systems shall comply with the specifications of the Huntington Beach Fire Code. Plans for such systems and devices shall be submitted to the Fire Department and shall be subject to approval by the Departments of Fire and Public Works. 5. The developer shall participate in the local drainage assessment district. 6. All applicable fees shall be paid prior to issuance of building permits. B. TO BE COMPLETED PRIOR TO FINAL INSPECTION: 1. Twentieth Street and the alley shall be improved to the centerlines of such rights -of -way. Said improvement shall include curbs, gutters, sidewalks, paving, street trees, street lights, street signs, street drainage, and sewer and water main extensions, in full compliance with the City of Huntington Beach street standards and requirements. AYES: PALIN, LIPPS, ELLSTROM NOES: NONE ABSENT: NONE ADMINISTRATIVE REVIEW NO. 76-21 Applicant: Leonard O. Lindborg To permit the construction of two (2) single-family dwellings pursuant to Section 9385 of the Huntington Beach Ordinance Code, located on the west side of 19th Street approximately 100 feet north of Orange Avenue in the Townlot Specific Plan Area One, Section A. BZA 3-3-76 Page 13 Minutes, H.B. Board of Zoning Adjustments March 3, 1976 Page 14 The Chairman informed the Board that this request is a Categorical Exemption, Class III, California Environmental Quality Act, 1970. Rex Hoover was present at the meeting. The plan was reviewed by the Board, and it was noted that, although the Specific Plan ordinance should become effective on March 10, the application should be conditioned to comply with ordinances in effect at the time building permits are issued. ON MOTION BY PALIN AND SECOND BY ELLSTROM, ADMINISTRATIVE REVIEW NO. 76-21 WAS APPROVED WITH THE FOLLOWING CONDITIONS, BY THE FOLLOW- ING VOTE: CONDITIONS OF APPROVAL: A. TO BE COMPLETED PRIOR TO ISSUANCE OF BUILDING PERMITS: 1. The plot plan and elevations received February 25, 1976, shall be the approved layout. In its approval action, the Board of Zoning Adjustments considered the following issues relating to the conceptual plan: . Traffic circulation and drives; . Parking layout; Lot area; . Lot width and lot depth; . Type of use and its relation to property and improvements in the immediate vicinity; . Past administrative action regarding this property. 2. In accordance with the City's standards and requirements, an additional two and one-half feet (2-1/21) of right-of- way on the alley shall be dedicated. 3. Soil and compaction reports shall be submitted by a certi- fied soils engineer. Said reports shall be submitted to the Department of Building and Community Development and shall be subject to approval by that Department. 4. Fire protection systems, including automatic sprinkler sys- tems, standpipe systems, fire hydrants, fire alarm systems, and any other required fire protection and detection dev- ices or systems shall comply with the specifications of the Huntington Beach Fire Code. Plans for such systems and devices shall be submitted to the Fire Department and shall be subject to approval by the Departments of Fire and Public Works. 5. The developer shall participate in the local drainage assessment district. BZA 3-3-76 Page 14 1 Minutes, H.B. Board of Zoning Adjustments March 3, 1976 Page 15 6. All applicable fees shall be paid prior to issuance of building permits. B. TO BE COMPLETED PRIOR TO FINAL INSPECTION: 1. Nineteenth Street and the alley shall be improved to the centerlines of such rights -of -way. Said improvement shall include curbs, gutters, sidewalks, paving, street trees, street lights, street signs, street drainage, and sewer and water main extensions, in full compliance with the City of Huntington Beach street standards and require- ments. C. GENERAL CONDITION: 1. If the Specific Plan ordinance is in effect at the time of issuance of building permits, the plan received and dated February 25, 1976, shall be the approved layout. If the Specific Plan ordinance is not in effect at the time of issuance of building permits, Administrative Review No. 76-21 shall become null and void and the applicant shall be'required to file a subsequent application to comply with the zoning in effect at that time. AYES: PALIN, LIPPS, ELLSTROM NOES: NONE ABSENT: NONE THERE BEING NO FURTHER BUSINESS, THE MEETING WAS ADJOURNED. James W. Palin, Secretary Board of Zoning Adjustments :df