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HomeMy WebLinkAbout1976-09-08MINUTES HUNTINGTON BEACH BOARD OF ZONING ADJUSTMENTS Room B-8 - Civic Center 2000 Main Street Huntington Beach, California WEDNESDAY, SEPTEMBER 8, 1976 - 1:15 PM BOARD MEMBERS PRESENT: PALIN, CROSBY, SPENCER (Lipps replaced Spencer during meeting) CITY STAFF PRESENT: MEL OTT, FIRE DEPARTMENT: DAVID GAMMELL, POLICE DEPARTMENT REGULAR AGENDA ITEMS: TENTATIVE PARCEL MAP NO. 76-35 (Cont. from 9-1-76) Applicant: Allan Allbright To permit the creation of one parcel of land from two (2) existing parcels pursuant to Section 9930.2 of the Huntington Beach Ordin- ance Code, located at the northwest corner of 18th Street and Olive Avenue in an R3, Medium -High Density Residential District. Mr. Allbright was present at the meeting and indicated that he has received and does concur with the suggested conditions of approval forwarded to rim. The request was reviewed by the Board. ON MOTION BY PALIN AND SECOND BY SPENCER TENTATIVE PARCEL MAP NO. 76-35 WAS APPROVED WITH THE FOLLOWING CONDITIONS, BY THE FOLLOWING VOTE: CONDITIONS OF APPROVAL: A. TO BE COMPLETED PRIOR TO USE OR OCCUPANCY OF SAID PARCEL FOR ANY PURPOSE: 1. The tentative parcel map received by the Planning Department on August 18, 1976, shall be the approved layout. 2. A parcel map shall be filed with, and approved by, the Department of Public Workq, and recorded with the Orange County Recorder. 3. The alley shall be dedicated to City standards at the time said parcel is developed. 4. Water supply shall be through the City of Huntington Beach's water system at the time said parcel is developed. Minutes, H.B. Board of Zoning Adjustments September 8, 1976 Page 2 5. Sewage disposal shall be through the City of Huntington Beach's sewage system at the time said parcel is developed. 6. All utilities shall be installed underground at the time said parcel is developed. 7. Compliance with all applicable City ordinances. S. The property shall participate in the local drainage assessment district at the time said parcel is developed. 9. A copy of the recorded parcel map shall be filed with the Planning Department. AYES: PALIN, CROSBY, SPENCER NOES: NONE ABSENT: NONE TENTATIVE PARCEL MAP NO. 76-34 (Cont. from 8-25-76) Applicant: Gerhard L. Schultz To permit a two (2) lot division of land pursuant to Section 9930.2 of the Huntington Beach Ordinance Code, located at the southeast intersection of Heil Avenue and Rhine Drive in an Rl, Low Density Residential District. Chairman Crosby informed the Board that this request is covered by Negative Declaration No. 76-76. Gerhard Schultz was present at the meeting. Secretary Palin reviewed the efforts by staff to determine the legality of the transfer of this parcel by the County Tax Collector. He noted that the prior conditions imposed for dedication of access rights to Heil Avenue would make this a landlocked parcel and that the Board cannot approve suph a division of land. The Board discussed possible City acquisition of the parcel and outlined for the applicant's information possible future courses of action. ON MOTION BY PALIN AND SECOND BY CROSBY TENTATIVE PARCEL MAP NO. 76-34 WAS DENIED FOR THE FOLLOWING REASONS, BY THE FOLLOWING VOTE: REASONS FOR DENIAL: 1. Granting of the tentative parcel map would not be in compliance with general and specific plans for the area. 2. Although there were no requirements for a divisior of land or a subsequent parcel map to be filed at the time the property was WA 9-8-76 Page 2 1 Minutes, H.B. Board of Zoning Adjustments September $, 1976 Page 3 originally created, said tentative parcel map does not legally create the parcel unless said parcel were to be owned by a governmental entity. 3. Access rights to this parcel have been previously dedicated to the City and granting of this -request would result in creation of a landlocked parcel. Also, applicant has not indicated that he would be able to provide access over and across the remaining portion of Lot 1. AYES: PALIN, CROSBY, SPENCER NOES: NONE ABSENT: -NONE CONDITIONAL EXCEPTION NO. 76-43 (In conj./UP 76-49) Applicant: Herbert E. Riley To permit a thirteen (13) space reduction in the required parking in lieu of Section 9793.1(a) of the Huntington Beach Ordinance Code, located at the northwest corner of Newland Street and Atlanta Avenue in a C4, Highway Commercial District. Chairman Crosby informed the Board that this request is a Categorical Exemption, Class V, California Environmental Quality Act, 1970. The Chairman opened the public hearing. Herbert Riley was present at the meeting and reviewed the history of previous approved applications on the subject site. Ms. Marguerite Shore and others in the audience addressed the Board, questioning the wall on the subject project and the parking directly abutting that wall, citing the adverse impacts this would have on their homes. There being no other persons present to speak for or against the project, the public hearing was closed. Board discussion ensued. Secretary Palin expressed the opinion that the proposed square footage of the project is more than the property can accommodate. He also noted that the application does not show the encroachment into the setbacks and into the required 25 x 25 foot corner cutoff at the intersection, and that the requested reduction in parking seems unwarranted. It was the consensus of the Board that applicant should arrange a meet- ing with staff to work out the problems on the project. ON MOTION BY CROSBY AND SECOND BY PALIN, CONDITIONAL EXCEPTION NO. 76-43 WAS CONTINUED, WITH THE CONCURRENCE OF THE APPLICANT, TO THE REGULAR MEETING OF SEPTEMBER 29, 1976, BY THE FOLLOWING VOTE: AYES: PALIN, CROSBY, LIPPS NOES: NONE ABSENT: NONE BZA 9- 8-76 page 3 Minutes, H.B. Board of Zoning Adjustments September 8, 1976 Page 4 USE PERMIT NO. 76-49 (In Conj./CE 76-43) Applicant: Herbert E. Riley To permit the construction of a 7,900 square foot commercial building pursuant to Section 9472 of the Huntington Beach Ordinance Code, located at the northwest corner of Newland Street and Atlanta Avenue in a C4, Highway Commercial District. Chairman Crosby informed the Board that this request is a Categorical Exemption, Class V, Section 15103(c), California Environmental Quality Act, 1970. The Chairman opened the public hearing. Mr. Riley was present at the meeting. Neither the applicant nor the interested persons in the audience had any further comment on this project, and the public hearing was closed. It was the determination of the Board that this request should be continued to be heard again concurrently with the continued application for Conditional Exception 76-43. ON MOTION BY CROSBY AND SECOND BY PALIN USE PERMIT NO. 76-49 WAS CON- TINUED, WITH THE CONCURRENCE OF THE APPLICANT, TO THE REGULAR MEETING OF SEPTEMBER 29, 1976, BY THE FOLLOWING VOTE: AYES: PALIN, CROSBY, SPENCER NOES: NONE ABSENT: NONE CONDITIONAL EXCEPTION NO. 76-44 (In Conj./AR 76-126) Applicant: Family Home Builders, Inc. To permit a six (6) foot high wall to be located within the required 15-foot front yard setback in lieu of Section 9104(b) of the Hunting- ton Beach Ordinance Code, located on the East side of 17th Street north of Adams Avenue, south of Shipley Street, in an R1, Low Density Residential District. Chairman Crosby informed the Board that this request is covered by Negative Declaration No. 76-82. The Chairman opened the public hearing. Evans Ambrose was present to represent the application. Roger Slates and Ron Pattinson were also present at the meeting. Mr. Ambrose addressed the Board, saying that the units have been located fronting on the alley because of a City ,requirement that no access be taken from 17th Street. It was his feeling that this orientation would precli:de overflow parking from the community park across 17th Street from entering the subject project. Roger Slates explained the layout of the alleys to the Board. There being no other persons present to address the conditional exception request, the public hearing was closed. BZA 9-8-76 Page 4 Minutes, H.B. Board of Zoning Adjustments September 8, 1976 Page 5 Secretary Palin noted for the record that the Planning Depart- ment and the Building Department have concurred on an interpre- tation that the most forward portion of the dwellings would terminate the front yard vs. the side yard; therefore, there was no need for the variance to include those walls along the exterior both on Main and 17th Streets. There is also a similar design on the triangular shaped piece on Shipley Drive which falls under the same interpretation. He indicated that the plan submitted has complied with the above interpretation of the most forward projection of the dwellings in all cases. The Board reviewed with the applicants the width of the alleys necessary for Fire Department access, the width and treatment of the parkway on 17th Street, and provisions for maintenance of that parkway. Mr. Slates indicated that a maintenance agreement to run for a period of 18 months has been worked out with the Department of Public Works. ON MOTION BY PALIN AND SECOND BY CROSBY CONDITIONAL EXCEPTION NO. 76-44 WAS APPROVED WITH THE FOLLOWING FINDINGS AND CONDITIONS, BY THE FOLLOWING VOTE: FINDINGS OF THE BOARD: 1. The design of the wall on-17th Street is such that it will attenuate noise from the arterial and prohibit pedestrian circu- lation aiid parking, both by the residents as well as by the future users of the community park to the north. 2. To require that the proponent reorient the units to 17th Street and subject them to &he effects of the community park and the equipment therein and the uses proposed at that facility would create a hardship and preclude him from developing the type of neighborhood and providing the type of privacy proposed for this project. 3. The creation of this property in its present configuration a number of years ago did not take into consideration the environ- mental concerns expressed by the community at the present time, and has resulted in a size and shape of the site which necessitates the proposed orientation and design, in order to attain a desirable living environment. CONDITIONS OF APPROVAL: 1. The parkway section on 17th Street shall approval of the Director of Public Works with standard plans and specifications on be subject to the to assure compliance file in that Department BZA 9-8-76 -Page 5 Minutes, H.B. Board of Zoning Adjustments September 8, 1976 Page 6 for treatment on primary highways as regards sidewalk, landscaping, and perimeter wall design. 2. The alley section between Adams Avenue and Shipley Drive shall be posted "no parking" to facilitate a minimum twenty-four (24) foot travel lane for emergency vehicle access. 3. The plans for the treatment of landscaping, walkway systems, and wall design at the end of Shipley Drive shall be submitted to the Planning Department for review and approval action prior to issu- ance of building permits. ADMINISTRATIVE REVIEW NO. 76-126 (In Conj./CE 76-44) Applicant: Family Home Builders, Inc. To permit zero side yard setback for garages and a residence on Lots 8, 10, 12, 14, 16, 18, 20, 22, 24, Block 1704 and Lot 1, Block 1705, Tract 50, located on both sides of Shipley Drive north of Adams Avenue in an R1, Low Density Residential District. Chairman Crosby informed the Board that this request is covered by Negative Declaration No. 76-82. Evans Ambrose, Roger Slates, and Ron Pattinson were present at the meeting. Three residents of the properties abutting this project to the east were also present to discuss the garage setbacks and how their homes might be affected by said setbacks. The Board reviewed the request, and Mr. Palin informed the applicants that at the time of conveyance it would be necessary to provide an easement for maintenance of the residence wall located on zero property line; he also reminded them of the restriction on eave overhang. The Board also discussed the pending dedication and street vacation processes being considered by the Planning Commission and the City Council. ON MOTION BY PALIN AND SECOND BY SPENCER THE BOARD ADOPTED NEGATIVE DECLARATION NO. 76-82 (AFTER DELETING GEOLOGICAL RECOMMENDATIONS), BY THE FOLLOWING VOTE: AYES: PALIN, CROSBY, SPENCER NOES: NONE ABSENT: NONE ON MOTION BY PALIN AND SECOND BY CROSBY ADMINISTRATIVE REVIEW NO. 76-126 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 conceptual plot plan submitted August 25, 1976, shall be the approved layout. BZA 9-8-76 Page 6 Minutes, H.B. Board of Zoning Adjustments September 8, 1976 Page 7 2. The applicant shall comply with Section 9103.2.1.1 of the Huntington Beach Ordinance Code for the type of wall and the required easement for the zero setback. 3. ,The design of the turnaround at the end of Shipley Drive shall be subject to the approval of the Director of Public Works and the Fire Chief prior to issuance of building permits. 4. This approval action shall become null and void if subsequent action is not taken by the Planning Commission and the City Council for the dedication and vacation of streets as proposed upon the plan to facilitate ultimate development. B. 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 conditioning 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. Any trees destroyed during the construction process shall be replaced on a two -for -one basis and adequately spaced throughout the project area to the requirements as may be imposed by the Department of Public Works. 5. The oil well shall be abandoned in accordance with City and State standards.. AYES: PALIN, CROSBY, SPENCER NOES: NONE ABSENT: NONE BZ,A 9-8-76 Page 7 Minutes, H.B. Board of Zoning Adjustments September 8, 1976 Page 8 CONDITIONAL EXCEPTION NO. 76-45 Applicant: Gordon L. Cribbs To permit a proposed room addition to encroach four (4) feet into the required ten (10) foot rear yard setback in lieu of Section 9103.3 of the Huntington Beach Ordinance Code, located on the south side of Elgin Circle approximately 340 feet west of Lindsay Lane in an R1, Low Density Residential District. Chairman Crosby informed the Board that this request is a Categorical Exemption, Class V, California Environmental Quality Act, 1970. The Chairman opened the public hearing. Gordon Cribbs was present at the meeting and addressed the Board, saying that the irregular shape of his property makes it difficult to place the addition without the requested encroachment. There being no other persons to speak for or against the proposal, the public hearing was closed. The Board reviewed the request. ON MOTION BY SPENCER AND SECOND BY CROSBY CONDITIONAL EXCEPTION NO. 76-45 WAS APPROVED WITH THE FOLLOWING FINDINGS AND CONDITIONS, BY THE FOLLOWING VOTE: FINDINGS OF THE BOARD: 1. The encroachment is minimal, consisting of approximately 25 or 26 square feet into the required rear yard. 2. The lot is of an irregular shape,and disallowing the subject encroachment would limit the design and usable lot area for the addition proposed by the applicant. 3. Granting of this conditional exception will not constitute the granting of a special privilege not enjoyed by other residents in the area. CONDITIONS OF APPROVAL: 1. The plot plan received and dated August 27, 1976, shall be the approved layout. AYES: PALIN, CROSBY, SPENCER NOES: NONE ABSENT: NONE BZA 9-8-76 Page 8 Minutes, H.B. Board of Zoning Adjustments September 8, 1976 Page 9 ADMINISTRATIVE REVIEW NO. 76-124 Applicant: John King To permit the construction of two (2) single-family dwellings pursuant to Section 9384.16 of the Huntington Beach Ordinance Code, located on the east side of 22nd Street approximately 50 feet north of Olive Avenue in the Townlot Specific Plan, Area One Section B. Chairman Crosby informed the Board that this request is a Categorical Exemption, Class V, California Environmental Quality Act, 1970. No one was present to represent the application. The Board reviewed the request and found it to be in conformance with ordinance code requirements. ON MOTION BY CROSBY AND SECOND BY PALIN ADMINISTRATIVE REVIEW NO. 76-124 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 and dated August 17, 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. A 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 shall be submitted to the Secretary of the Board. 3. In accordance with the City`s standards and requirements,, an additional two u..d one-half (2-1/2) feet of right-of-way on the alley shall be dedicated. BZA 9-8-76 Page 9 Minutes, H.B. Board of Zoning Adjustments September 8, 1976 Page 10 4. Soil and compaction reports shall be submitted by a certified soils engineer. Said reports shall be submitted to the Department of Building and Community Development and shall be subject to approval by that Department 5. Fire protection systems, including automatic sprinkler systems, standpipe systems, fire hydrants, fire alarm systems, and any other required fire protection and detection devices or sys- tems 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. 6. The developer shall participate in the local drainage assess- ment district. 7. All applicable fees shall be paid prior to issuance of building permits. B. TO BE COMPLETED PRIOR TO FINAL INSPECTION: Olive Avenue, 22nd 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, CROSBY, SPENCER NOES: NOES ABSENT: NOES ADMINISTRATIVE REVIEW NO. 76-128 Applicant: Richard Rule To permit the construction of a 9000 square foot office -professional building pursuant to Section 9401 of the Huntington Beach Ordinance Code, located on the west side of Goldenwest Street approximately 240 feet north of Tucana Drive in an R5, Office -Professional District. Chairman Crosby informed the Board that this request is covered by Negative Declaration No. 76-83. Richard Rule was present at the meeting. The Board reviewed the location and width of the cul-de-sac on Tucana Drive and the possible conflicts of drives on this property with drives to neighboring properties. The past history of the area was reviewed, including whether or not this sub -standard street had been an interim solution pending development of the subject property; however BZA 9-8-76 Page 10 Minutes, H.B. Board of Zoning Adjsutments September 8, 1976 Page 11 both the Traffic and Fire Departments indicated that the present configuration was satisfactory. Bruce Crosby notified the applicant that he may be required to modify the drive on Golden - west Street. ON MOTION BY SPENCER AND SECOND BY CROSBY NEGATIVE DECLARATION NO. 76-83 WAS ADOPTED BY THE FOLLOWING VOTE: AYES: PALIN, CROSBY, SPENCER NOES: NONE ABSENT: NONE ON MOTION BY SPENCER AND SECOND BY CROSBY ADMINISTRATIVE REVIEW NO. 76-128 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 conceptual plot plan received August 31, 1976, shall be the approved layout, subject to the modification described herein: The plan shall be revised to reflect the removal of one of the presently existing drives. A plan delineating said modification shall be submitted to the Department of Building and Community Development upon application for building permits. 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: a. A 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 shall be submitted to the Secretary of the Board. b. Rooftop mechanical equipment screening plan (if applicable) shall be submitted to the Department of L- ilding and Com- munity Development. Said plan shall indicate screening of all rooftop mechanical equipment and shall delineate the type of material proposed to screen said equipment. BZA 9-8-76 PacrP Minutes, H.B. Board of Zoning Adjustments September 8, 1976 Page 12 3. Soil and compaction reports shall be submitted by a certified soils engineer. Said reports shall be submitted to the Depart- ment 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 detection devices or systems shall comply with the specifications of the Huntington Beach Fire Code. Plans for such systems and devices shall be sub- mitted 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. Goldenwest Street shall be improved to the centerline of such right-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. C. GENERAL CONDITIONS: 1. Location and treatment of the driveway access to the property shall be to the approval of the City Traffic Engineer. 2. 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 conditioning is to be provided, the insulation in ceilings and exterior walls shall be a minimum of R-13 and R-7, respectively. In commercial and industrial projects, the "U" value of the structures shall offer the equivalent thermal insulation characteristics and may be calculated using ASHRAE methods. 3. 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. AYES: PALIN, CROSBY, SPE!iC;ER NOES: NONE ABSENT: NONE Walt Lipps replaced Pat Spencer at the meeting at this point. BZA 9-8-76 Page 12 1 Minutes, H.B. Board of Zoning Adjustments September 8, 1976 Page 13 ADMINISTRATIVE REVIEW NO. 76-129 Applicant: H. J. White To permit the establishment of a non-commercial horse stable pursuant to Section 9631 of the Huntington Beach Ordinance Code, located on the south side of Warner Avenue approximately 120 feet west of Green Street in an R3, Medium High Density Residential District. Chairman Crosby informed the Board that this request is a Categori- cal Exemption, Class I, California Environmental Quality Act, 1970. Mrs. White was present at the meeting. The Board review determined that this application may not be either proper or required for the continuance of this existing use. Walt Lipps will investigate and report back to the Board. ON MOTION BY CROSBY AND SECOND BY PALIN ADMINISTRATIVE REVIEW NO. 76-129 WAS CONTINUED, WITH THE CONCURRENCE OF THE APPLICANT, TO THE MEETING OF SEPTEMBER 15, 1976, BY THE FOLLOWING VOTE: AYES: PALIN, CROSBY, LIPPS NOES: NONE ABSENT:, NONE TENTATIVE PARCEL MAP NO. 76-37 Applicant: Buck Tater Enterprises To permit a two (2) lot division of land pursuant to Section 9930.2 of the Huntington Beach Ordinance Code, located on the northwest corner of Delaware Street and Yorktown Avenue in an R2, Medium Density Residential District. Chairman Crosby informed'the Board that this project is covered by Negative Declaration No. 76-79. Will Buck was present at the meeting and indicated that he has received the suggested conditions of approval forwarded to him. The Board reviewed the proposed request and the suggested condi- tions of approval with the applicant, discussing access rights, driveways, and the removal of the existing block wall at the time the parcel to the south is developed. Bruce Crosby noted that the plot plan should be revised to reflect a twenty (20) foot dedication on Yorktown rather than the 25 as shown. ON MOTION BY CROSBY AND SECO:�J BY LIPPS THE BOARD ADOPTED NEGATIVE DECLARATION No. 76-79 BY THE FOLLOWING VOTE: AYES: PALIN, CROSBY LIPPS NOES: NONE ABSENT: NONE BZA 9-8-76 Page 13 Minutes, H.B. Board of Zoning Adjustments September 8, 1976 Page 14 ON MOTION BY CROSBY AND SECOND BY LIPPS TENTATIVE PARCEL MAP NO. 76-37 WAS APPROVED WITH THE FOLLOWING CONDITIONS, BY THE FOLLOWING VOTE: CONDITIONS OF APPROVAL: A. TO BE COMPLETED PRIOR TO USE OR OCCUPANCY OF SAID PARCELS FOR ANY PURPOSE: 1. The tentative parcel map received by the Planning Department on August 25, 1976, shall be the approved, layout, as revised to reflect the twenty (20) foot dedication instead of the 25 feet as shown. 2. A parcel map shall be filed with, and approved by, the Depart- ment of Public Works, and recorded with the Orange County Recorder. 3. Yorktown Ave. & Delaware Street shall be dedicated to City standards at the time said parcels are developed. 4. Water supply shall be through the City of Huntington Beach's water system at the time said parcels are developed. 5. Sewage disposal shall be through the City of Huntington Beach's sewage system at the time said parcels are developed. 6. All utilities shall be installed underground at the time said parcels are developed. 7. Compliance with all applicable City ordinances. 8. The property shall participate in the local drainage assess- ment district at the time said parcels are developed. 9. A copy of the recorded parcel map shall be filed with the Planning Department. 10. 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 conditioning is to be provided, the insulation in ceilings and exterior walls shall be a minimum of R-13 and R-7, respectively. 11. 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. BZA 9-8-76 Page 14 1 Minutes, H.B. Board of Zoning Adjustments September 8, 1976 Page 15 12. 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. 13. Vehicular access rights on Yorktown Avenue shall be dedi- cated to the City of Huntington Beach. AYES: PALIN, CROSBY, LIPPS NOES: NONE ABSENT: NONE TENTATIVE PARCEL MAP NO. 76-39 Applicant: Alfred Mayer To permit a minor lot line adjustment of five (5) feet and con- formance to a previous condition of approval pursuant to Section 9921 of the Huntington Beach Ordinance Code, located at the southeast corner of Graham and McFadden in a 100-M1-A-20,000, Restricted Manufacturing District. Alfred Mayer was present at the meeting, and indicated that he has received and concurs with the suggested conditions of approval. ON MOTION BY P1.:IN AND SECOND BY LIPPS TENTATIVE PARCEL MAP NO. 76-39 WAS APPROVED WITH THE FOLLOWING CONDITIONS, BY THE FOL- LOWING VOTE: CONDITIONS OF APPROVAL: A. TO BE COMPLETED PRIOR TO USE OR OCCUPANCY OF SAID PARCELS FOR ANY PURPOSE: 1. The tentative parcel map received by the Planning Department on September 2, 1976, shall be the approved layout. 2. A parcel map shall be filed with, and approved by, the Depart- ment of Public Works, and recorded with the Orange County Recorder. 3. A copy of the recorded parcel map shall be filed with the Planning Department. AYES: PALIN, CROSBY, LIPPS NOES: NONE ABSENT: NONE BZA 9-8-76 Page 15 Minutes, H.B. Board of Zoning Adjustments September 8, 1976 Page 16 MISCELLANEOUS AGENDA ITEMS: SPECIAL EVENT NO. 76-21 (Relocation) Applicant: Huntington Beach Playhouse To permit a relocation of a previously approved special event, from Gothard and Main Street to the parking lot at Seacliff Shopping Center. The Board reviewed the new location, noting that provisions have been made to separate the special event traffic from the normal traffic within the shopping center. ON MOTION BY PALIN AND SECOND BY CROSBY THE REVISED LOCATION FOR SPECIAL EVENT NO. 76-21 WAS APPROVED WITH THE FOLLOWING CONDITIONS, BY THE FOLLOWING VOTE: CONDITIONS OF APPROVAL: 1. The plot plan received and dated September 8, 1976, shall be the approved layout. , 2. All other previously imposed conditions of approval shall continue to apply. AYES: PALIN, CROSBY, LIPPS NOES: NONE ABSENT: NONE - THERE BEING NO FURTHER BUSINESS, THE MEETING WAS ADJOURNED. XZ40� z o James W. Palin, Secretary Board of Zoning Adjustments : df