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HomeMy WebLinkAbout1976-10-13MINUTES HUNTINGTON BEACH BOARD OF ZONING ADJUSTMENTS Room B-8 - Civic Center 2000 Main Street Huntington Beach, California WEDNESDAY, OCTOBER 13, 1976 - 1:15 PM BOARD MEMBERS PRESENT: PALIN, CROSBY, LIPPS CITY STAFF PRESENT: CHUCK BURNEY, SERGIO MARTINEZ MINUTES: ON MOTION BY PALIN AND SECOND BY CROSBY THE MINUTES OF THE REGULAR MEETING OF SEPTEMBER 22, 1976, WERE APPROVED AS TRANS- CRIBED, BY THE FOLLOWING VOTE: AYES: PALIN, CROSBY, LIPPS NOES: NONE ABSENT: NONE REGULAR AGENDA ITEMS: USE PERMIT NO. 76-55 Applicant: Family Home Builders To permit the construction of an 82-unit apartment building pursuant to Section 9320 of the Huntington Beach Ordinance Code, located on the northwest corner of Wichita Avenue and Huntington Street in an R2-0-CD, Medium Density Residential District. Chairman Crosby reopened the public hearing. There being no one present to speak for or against the project, the public hearing was closed. Secretary Palin reported that a request has been received from the applicant for a continuance on this item. ON MOTION BY PALIN AND SECOND BY LIPPS USE PERMIT NO. 76-55 WAS CON- TINUED, AT THE REQUEST OF THE APPLICANT, TO THE REGULAR MEETING OF OCTOBER 20, 1976, BY THE FOLLOWING VOTE: AYES: PALIN, CROSBY, LIPPS NOES: NONE ABSENT: NONE Minutes, H.B. Board October 13, 1976 Page 2 of Zoning Adjustments CONDITIONAL EXCEPTION NO. 76-53 (In Conj./AR 76-140) Applicant: Rock Enterprises To permit a two (2) foot encroachment into the ten (10) foot re- quired exterior side yard setback in lieu of Section 9532.2(b) of the Huntington Beach Ordinance Code, located at the northwest corner of Morgan Lane and Speer Avenue in an Ml, Light Industrial District. Chairman Crosby informed the Board that this request is a Categ- orical Exemption, Class V, California Environmental Quality Act, 1970. The Chairman opened the public hearing. George McCracken was present at the meeting, and addressed the Board in regard to the width of the sidewalk on Speer. He was informed that, if he does not have an already approved plan in Public Works, the 27-foot halfstreet section requires a seven -foot sidewalk, but that the final width can be to the requirements of the Department of Public Works. There being no other persons to speak regarding the pro- posed project, the public hearing was closed. The Board reviewed the conditional exception request, noting that it had been made necessary by code changes since this plan was previously approved. Chuck Burney reviewed the turning radius required for Fire Department access. ON MOTION BY PALIN AND SECOND BY CROSBY CONDITIONAL EXCEPTION NO. 76-53 WAS APPROVED WITH THE FOLLOWING FINDINGS AND CONDITIONS, BY THE FOLLOWING VOTE: FINDINGS OF THE BOARD: 1. The plan had been twice approved by the City prior to the revisions of the code which increased the required setbacks, thereby creating a hardship upon the proponent. 2. The setback as conditioned would be within an area and upon a street where there is no need for a ten -foot parkway (sub- ject to the City's review and vacation of a three (3) foot strip of right-of-way along the northerly side of Speer to create a twenty-seven (27) foot half -street section). 3. It is impossible to require any greater setback on Speer Street and still maintain the integrity of the plan. 4. Granting of this conditional exception will not be detrimental to the health, safety, or welfare of persons residing or working in the vicinity. CONDITIONS OF APPROVAL: 1. The plans received and dated October 5, 1976, shall be the approved conceptual layout for an eight (8) foot setback for BZA 10-13-76 Page 2 Minutes, H.B. Board of Zoning Adjustments October 13, 1976 Page 3 the building along Speer Street. The setback on Morgan Lane shall comply with the Ordinance Code requirement for the ten (10) foot setback from property line. 2. A revised plan shall be submitted to the Department of Build- ing and Community Development, said plan to reflect two (2) additional two -foot recesses in the wall along Speer Street (as indicated in red upon the plan dated October 5, 1976). AYES: PALIN, CROSBY, LIPPS NOES: NONE ABSENT: NONE ADMINISTRATIVE REVIEW NO. 76-140 Applicant: Rock Enterprises To permit the construction of a 10,700 square foot mini -warehouse industrial building with 84 recreational vehicle parking spaces pursuant to Section 9530 of the Huntington Beach Ordinance Code, located on the northwest corner of Morgan and Speer in an Ml, Light Industrial District. Chairman Crosby informed the Board that this request is covered by Exemption Declaration No. 73-91. George McCracken was present to represent the application. The Board reviewed the application with the proponent. ON MOTION BY PALIN AND SECOND BY CROSBY EXEMPTION DECLARATION NO. 73-91 WAS ADOPTED BY THE FOLLOWING VOTE: AYES: PALIN, CROSBY, LIPPS NOES: NONE ABSENT: NONE ON MOTION BY PALIN AND SECOND BY CROSBY ADMINISTRATIVE REVIEW NO. 76-140 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 and elevations received and dated October 5, 1976, shall be the approved layout, subject to the modifications described herein: a. The setback on Morgan Lane shall be increased to ten (10) feet. ,BZA 10-13-76 Page 3 Minutes, H.B. Board of Zoning Adjustments October 13, 1976 Page 4 b. The setback on Speer Street shall be increased to eight (8) feet. c. The plan shall reflect two (2) additional two (2) foot offsets for landscaping on Speer Street. d. Buildings B, C, and D shall be moved westerly for a dis- tance of eight (8) feet. A plan delineating said modifications shall be submitted to the Secretary of the Board. If such plan complies with the modifications 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. 2. The following plan shall be submitted to the Department of Building and Community Development: Landscape and irrigation.plan complying with Article 979 of the Huntington Beach Ordinance Code and landscaping specifica- tions on file in the Department of Public Works. 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 of 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 assessmen district. 6. The developer shall participate in the Orange County Sanitation District #3 Sewer Annex District, if subject to it. BZA 10-13-76 Page 4 1 Minutes, H.B. Board of Zoning Adjustments October 13, 1976 Page 5 7. All applicable fees shall be paid prior to issuance of build- ing permits. B. TO BE COMPLETED PRIOR TO FINAL INSPECTION: 1. Morgan Lane and Speer Street shall be improved to the center- lines 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 exten- sions, in full compliance with the City of Huntington Beach street standards and requirements. C. GENERAL CONDITIONS: 1. Public Works shall take under consideration the approval of the plans for a seven (7) foot parkway. 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. AYES: PALIN, CROSBY, LIPPS NOES: NONE ABSENT: NONE CONDITIONAL EXCEPTION NO. 76-47 Applicant: Downey Savings & Loan To permit an additional freestanding sign on a site having three (3) existing in lieu of Section 9764.3.1.2(2) of the Huntington Beach Ordinance Code, located at the southeast corner of Brookhurst Street and Adams Avenue in a C4, Highway Commercial District. Chairman Crosby informed the Board that this request is a Categ- orical Exemption, Class V, California Environmental Quality Act, 1970. The Chairman opened the public hearing. Tom Lynch was present to represent the application and explained that the request is for the purpose of providing sign identification for tenants in the second floor of the existing building. There being no other per- sons to speak on the proposed project, the public hearing was closed. The Board reviewed the code requirements and discussed alternative methods of providing sufficient identification for tenants. ON MOTION BY PALIN AND SECOND BY CROSBY CONDITIONAL EXCEPTION NO. 76-47 WAS DENIED FOR THE FOLLOWING REASONS, BY THE FOLLOWING VOTE: BZA 10-13-76 Page 5 Minutes, H.B. Board of Zoning Adjustments October 13, 1976 Page 6 REASONS FOR DENIAL: 1. Applicant has failed to demonstrate hardship. 2. Granting of this conditional exception request would set an undesirable precedent within the City. 3. Insufficient justification has been provided for the sign area requested or the separation between the proposed signs. 4. A sign program was reviewed and approved for this project at the time of its original approval, and the requested exception does not comply with that approved sign program. 5. Consolidation and redesign of the existing freestanding signs could provide adequate identification for all uses within the subject site. AYES: PALIN, CROSBY, LIPPS NOES: NONE ABSENT: NONE CONDITIONAL EXCEPTION NO. 76-48 Applicant: Norman C. Heller To permit a reduction of one parking space in lieu of the required two (2) covered spaces for each unit per Section 9385.9 of the Huntington Beach Ordinance Code, located on the west side of 15th Street approximately 35 feet south of Palm Avenue in the Townlot Specific Plan Area One, Section A. Chairman Crosby informed the Board that this request is a Categori- cal Exemption, Class V, California Environmental Quality Act, 1970. The Chairman opened the public hearing. Norman Heller was present and assured the Board that the original con- struction of the garage on the site had taken into consideration the future addition of a second story unit over that garage. There being no other persons to speak on the proposed project, the public hearing was closed. The Board reviewed the request, taking into consideration the intent of the code requirements for parking in the Specific Plan area. ON MOTION BY PALIN AND SECOND BY CROSBY CONDITIONAL EXCEPTION NO. 76-48 WAS APPROVED WITH THE FOLLOWING FINDINGS AND CONDITIONS, BY THE FOLLOWING VOTE: I BZA 10-13-76 Page 6 Minutes, H.B. Board of Zoning Adjustments October 13, 1976 Page 7 FINDINGS OF THE BOARD: 1. The Specific Plan when drafted did not take into consideration this specific type of development (i.e., a rental unit over a garage) . 2. Permits have previously been issued by the City for subject site which took into consideration proper structural footings and bearing walls to allow addition of the unit over the garage. 3. The two (2) fully enclosed garages per unit were conceived to be for individual single-family homes on 25-foot lots, and are not necessarily required for a rental unit over a garage in Specific Plan Area A. 4. There is sufficient area on the property which can be utilized for open parking, thereby bringing the plan into compliance as far as total number of parking spaces. CONDITION OF APPROVAL: 1. The conceptual plot plan received and dated September 24, 1976, shall be the approved layout. AYES: PALIN, CROSBY, LIPPS NOES: NONE ABSENT: NONE TENTATIVE PARCEL MAP NO. 76-45 Applicant: James L. Norman To permit a four (4) lot division of land pursuant to Section 9921 of the Huntington Beach Ordinance Code, located at the northeast corner of Talbert Avenue and Gothard Street in an Ml-CD, Light Industrial District. Chairman Crosby informed the Board that this request is covered by Negative Declaration No. 76-91. James Norman and Ron Winterburn were present at the meeting and indicated that they had received and did concur with the suggested conditions of approval. The Board reviewed the revised plan, noting that it does now incor- porate the proper setbacks, dimensions of the existing buildings, etc., as previously requested. ON MOTION BY CROSBY AND SECOND BY PALIN NEGATIVE DECLARATION NO. 76-91 WAS ADOPTED BY THE FOLLOWING VOTE: AYES: PALIN, CROSBY, LIPPS NOES: NONE ABSENT NONE BZA 10-13-76 Page 7 Minutes, H.B. Board of Zoning Adjustments October 13, 1976 Page 8 ON MOTION BY CROSBY AND SECOND BY PALIN TENTATIVE PARCEL MAP NO. 76-45 WAS APPROVED WITH THE FOLLOWING CONDITIONS, BY THE FOLLOW- ING 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 October 13 , 1976, shall be the approved layout. 2. A parcel map shall be filed with, and approved by, the Department of Public Works, and recorded with the Orange County Recorder. 3. Gothard Street and Talbert Avenue shall be dedicated to City standards at the time said parcels are developed. 4. Water supply shall be through the City of Huntington Beach 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. Access rights shall be reviewed and approved by the Board of Zoning Adjustments at the time each parcel is developed. ,I AYES: PALIN, CROSBY, LIPPS NOES: NONE ABSENT: NONE BZA 10-13-76 Page 8 Minutes, H.B. Board of Zoning Adjustments October 13, 1976 Page 9 ADMINISTRATIVE REVIEW NO. 76-142 Applicant: Foxx Development Corporation To permit the construction of two (2) single-family dwellings pursuant to Section 9354.16 of the Huntington Beach Ordinance Code, located on the west side of 17th Street approximately 50 feet south of Acacia Avenue in the Townlot Specific Plan Area One, Section B. Chairman Crosby informed the Board that this request is a Categ- orical Exemption, Class III, California Environmental Quality Act, 1970. The revised plan was found to reflect a zero common lot line and to comply with code requirements for the specific plan area. ON MOTION BY PALIN AND SECOND BY LIPPS ADMINISTRATIVE REVIEW NO. 76-142 WAS APPROVED WITH THE FOLLOWING -CONDITIONS, BY THE FOL- LOWING VOTE: CONDITIONS OF APPROVAL: A. TO BE COMPLETED PRIOR TO ISSUANCE OF BUILDING PERMITS: 1. The conceptual plot plan received October 13, 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. The following plan shall be submitted to the Department of Building and Community Development: 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. 3. In accordance with the City's standards and requirements, an additional two and one-half (2-1/2) feet of right-of-way on the alley shall be dedicated. 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. BZA 10-13-76 Page 9 Minutes, H.A. Board of Zoning Adjustments October 13, 1976 Page 10 5. Fire protection systems, including automatic sprinkler syste standpipe systems, fire hydrants, fire alarm systems, aid 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. 6. The developer shall participate in the local drainage assess- ment district. 7. All applicable fees shall be paid prior to issuance of build- ing permits. B. TO BE COMPLETED PRIOR TO FINAL INSPECTION: 1. Seventeenth Street and the alley shall be improved to the' centerline 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, LIPPS NOES: NONE ABSENT: 14ONE ADMINISTRATIVE REVIEW NO. 76-146 Applicant: Capri Builders, Inc. To permit the construction of four (4) multi -tenant industrial buildings of approximately 40,400 square feet pursuant to Section 9530 of the Huntington Beach Ordinance Code, located on the east side of Gothard Street approximately 950 feet south of Talbert Ave- nue in an Ml, Light Industrial District. Chairman Crosby informed the Board that this request is covered by Negative Declaration No. 74-150, adopted by the Planning Com- mission on November 19, 1974. Secretary Palin noted that the revised plan now reflects the prior recommendations of the Board on the front setbacks from ultimate right-of-way. Chuck Burney informed the applicant that the Fire Department would have some recommendations on the radius for the northernmost curb cut and the inside radius in front of the build- ings. ON MOTION BY PALIN AND SECOND BY LIPPS ADMINISTRATIVE REVIEW NO. 76-146 WAS APPROVED WITH THE FOLLOWING CONDITIONS, BY THE FOLLOWING VOTE: BZA 10-13-76 Page 10 Minutes, H.B. Board of Zoning Adjustments October 13, 1976 Page 11 CONDITIONS OF APPROVAL: A. TO BE COMPLETED PRIOR TO ISSUANCE OF BUILDING PERMITS: 1. The conceptual plot plan and elevations received and dated October 12, 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. The following plans shall be submitted to the Department of Building and Community Development: 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. b. Rooftop mechanical equipment screening plan. Said plan shall indicate screening of all rooftop mechanical equipment and shall delineate the type of material proposed to screen said equipment. 3. 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. 4. Fire protection systems, including automatic sprinkler sys- tems, 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 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 assess- ment district. 6. All applicable fees shall be paid prior to issuance of building permits. BZA 10-13-76 Page 11 Minutes, H.B.Board of Zoning adjustments October 13, 1976 Page 12 B. TO BE COMPLETED PRIOR TO FINAL INSPECTION: 1. A and B Streets as shown'on the plan submitted October 12, 1976, shall be fully dedicated to City standards and 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 re- quirements. C. GENERAL CONDITIONS: 1. No building permits shall be issued prior to recordation of a final or a parcel map on subject property. AYES: PALIN, CROSBY, LIPPS NOES: NONE ABSENT: NONE CONDITIONAL EXCEPTION NO. 76-49 Applicant: Arciero & Sons, Inc. To permit a reduction in the required open space minimum dimension per Section 9103.3.1.1.3, from 25 feet to a minimum of 14 feet, 6-inches, with an average of 19 feet, located at the northwest corner of Vineland Drive and Greentree Lane in an Rl, Low Density Residential District. Chairman Crosby informed the Board that this request is a Categori- cal Exemption, Class V, California Environmental Quality Act, 1970. The Chairman opened the public hearing. No one was present to represent the application and no persons in the audience spoke on the proposed project. The public hearing was closed. ON MOTION BY CROSBY AND SECOND BY LIPPS CONDITIONAL EXCEPTION NO. 76-49 WAS CONTINUED TO THE REGULAR MEETING OF OCTOBER 20, 1976, TO ALLOW THE APPLICANT TO BE PRESENT, BY THE FOLLOWING VOTE: AYES: PALIN, CROSBY, LIPPS NOES: NONE ABSENT: NO�4E USE PERMIT NO. 76-57 Applicant: Lowell D. Zehnder To permit the construction of four (4) fourplex apartments abutting an arterial street pursuant to Section 9161.4 of the Huntington Beach Ordinance Code, located at the southeast corner of Delaware Street and Yorktown Avenue in an R2, Medium Density Residential District. 1 BZA 10-13-76 Page 12 Minutes, H.B. Board of Zoning Adjustments October 13, 1976 Page 13 Chairman Crosby informed the Board that this request is covered by Negative Declaration No. 76-70, adopted by the Planning Commis- sion on approval of Tentative Tract Map 9481. The Chairman opened the public hearing. Mr. Zehnder was present at the meeting. There being no one else present to speak on the proposed project, the public hearing was closed. The Board reviewed the elevations and proposed screening and land- scaping of the project in regard to its aesthetic effects upon the arterial highway. ON MOTION BY PALIN AND SECOND BY LIPPS USE PERMIT NO. 76-57 WAS APPROVED WITH THE FOLLOWING CONDITIONS, BY THE FOLLOWING VOTE: CONDITIONS OF APPROVAL: 1. The elevations submitted September 28, 1976, shall be the approved elevations. 2. The driveway and parking at the rear of Lot No. 4 shall be screened with a six (6) foot high decorative masonry wall, as shown in red on the plan received and dated September 28, 1976. AYES: PALIN, CROSBY, LIPPS NOES: NONE ABSENT: NONE CONDITIONAL EXCEPTION NO. 76-51 (In Conj./UP 76-58) Applicant: Rodney B. Lauter To permit a three (3) foot side yard setback for a garage in lieu of the requirement for either a ten (10) foot or a zero setback per Section 9320.7 of the Huntington Beach Ordinance Code, located on the west side of Delaware Street approximately 245 feet north of Yorktown Avenue in an R2, Medium Density Residential District. Chairman Crosby informed the Board that this request is covered by Negative Declaration No. 74-14. The Chairman opened the public hearing. Mr. Lauter was present at the meeting. There being no other persons present to address the Board in regard to this project, the public hearing was closed. Board review followed. It was noted that the presently proposed plan is not in compliance with prior conditions of approval imposed upon the subject property (Condition No. 11 listed in the Planning Commission action on TPM 76-31. on September 8, 1976). This condi- BZA 10-13-76 Page 13 Minutes, H.B. Board of Zoning Adjustments October 13, 1976 Page 14 tion required reciprocal easements on the common drive between the northerly and southerly portions of the property, established by said parcel map; the plan submitted proposes a six-foot wall through the center of the drive to within forty feet of the front property line. After extensive discussion, the applicant requested that this item be continued to permit him to review and revise his plans, if nec- essary, to conform to previous City approvals on the property. ON MOTION BY CROSBY AND SECOND BY LIPPS CONDITIONAL EXCEPTION NO. 76-51 WAS CONTINUED, AT THE REQUEST OF THE APPLICANT, TO THE REGULAR MEETING OF OCTOBER 27, 1976, BY THE FOLLOWING VOTE: AYES: PALIN, CROSBY, LIPPS NOES: NONE ABSENT: NONE USE PERMIT NO. 76-58 (In Conj./CE 76-51) Applicant: Rodney B. Lauter To permit the construction of a six (6) unit apartment building pursuant to Section 9161.4 of the Huntington Beach Ordinance Code, located on the west side of Delaware Street approximately 245 feet north of Yorktown Avenue in an R2, Medium Density Residential District. Chairman Crosby opened the public hearing. Rodney Lauter was pre- sent and requested that this item be continued for the same reason as the continuance of the conditional exception heard above. There being no other persons to speak on the project, the public hearing was closed. ON MOTION BY CROSBY AND SECOND BY LIPPS USE PERMIT NO. 76-58 WAS CONTINUED, AT THE REQUEST OF THE APPLICANT, TO THE REGULAR MEETING OF OCTOBER 27, 1976, BY THE FOLLOWING VOTE: AYES: PALIN, CROSBY, LIPPS NOES: NONE ABSENT: NONE CONDITIONAL EXCEPTION NO. 76-52 Applicant: William Sinclair To permit a room addition to encroach ten (10) feet into the re- quired 25 foot minimum dimension for open space per Section 9103.3.1.1 of the Huntington Beach Ordinance Code, located on the south side of Kite Drive approximately 360 feet east of E1 Toro Lane in an Rl, Low Density Residential District. Chairman Crosby informed the Board that this request is a Categori- cal Exemption, Class V, California Environmental Quality Act, 1970. BZA 10-13-76 Page 14 1 Minutes, H.B. Board of Zoning Adjustments October 13, 1976 Page 15 The Chairman opened the public hearing. William Sinclair was pre- sent at the meeting, and outlined his reasons for requiring the exception. He emphasized that he would be encroaching upon no neighbors to the rear and the neighbor abutting to the side had sub- mitted a deposition indicating no objection to the project. There being no other persons to speak on the proposed project,the public hearing was closed. Board discussion ensued, taking into consideration the constraints on the property and the quantity of remaining open space on the lot. ON MOTION BY PALIN AND SECOND BY CROSBY CONDITIONAL EXCEPTION NO. 76-52 WAS APPROVED WITH THE FOLLOWING FINDINGS AND CONDITIONS, BY THE FOLLOWING VOTE: FINDINGS OF THE BOARD: 1. There is an existing storm drain easement across the property, and the ordinance code requirement for setback from that ease- ment makes it impossible to expand at any other location on the subject site. 2. The applicant has retained in one solid block 1202 square feet of open space, whereas the ordinance code requirement is for 1200 square feet. 3. The applicant has retained an 18.5 foot rear yard setback, whereas the ordinance code requirement would allow a 10 foot setback. 4. The size and configuration of the property are such that suffi- cient justification exists for the granting of the conditional exception. CONDITIONS OF APPROVAL: 1. The plan received and dated September 30, 1976, shall be the approved layout for the 15' x 2417" addition to the existing structure. AYES: PALIN, CROSBY, LIPPS NOES: NONE ABSENT: NONE BZA 10-13-76 Page 15 Minutes, H.B. Board of Zoning Adjustments October 13, 1976 Page 16 ADMINISTRATIVE REVEIW NO. 76-147 Applicant: Ronald Montgomery To permit the construction of two (2) single-family dwellings pursuant to Section 9354.16 of the Huntington Beach Ordinance Code, located on the west side of 17th Street approximately 150 feet north of Pecan Avenue in the Townlot Specific Plan Area One, Section B. Chairman Crosby informed the Board that this request is a Categori- cal Exemption, Class III, California Environmental Quality Act, 1970. Mr. Montgomery was present at the meeting. Board review found that the plan complies with the Specific Plan Ordinance. - ON MOTION BY CROSBY AND SECOND BY PALIN ADMINISTRATIVE REVIEW NO. 76-147 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 conceptual plan received and dated September 30, 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. The following plan shall be submitted to the Department of Building and Community Development: 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. 3. In accordance with the City's standards and requirements, an additional two and one-half (2-1/2) feet of right-of-way on the alley shall be dedicated. BZA 10-13-76 Page 16 Minutes, H.B. Board of Zoning Adjustments October 13, 1976 Page 17 4. 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. 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 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. 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: 1. Seventeenth Street and the alley shall be improved to the cen- terlines of such rights -of -way. Said improvements shall include curbs, gutters, sidewalks, paving, street trees, street lights, street signs, street drainage, and sewer and water main exten- sions, in full compliance with the City of Huntington Beach street standards and requirements. AYES: PALIN, CROSBY, LIPPS NOES: NONE ABSENT: NONE ADMINISTRATIVE REVIEW NO. 76-148 Applicant: Huntington Beach Company To permit the construction of a 120,000 square foot professional - office complex pursuant to Section 9401 of the Huntington Beach Ordinance Code, located on the northeast corner of Main Street and Mansion Avenue in an RS-O-CD, Office -Professional District. Chairman Crosby informed the Board that this request is covered by Negative Declaration No. 76-92. Gunnard Johnson, Jack Wallace, and David Walden were present to represent the application. The applicants addressed the Board to explain the different phases and timing of the project. There being no other persons to speak on the proposed project, the public hearing was closed. BZA 10-13-76 Page 17 Minutes, H.B. Board of Zoning Adjustments October 13, 1976 Page 18 The request was reviewed by the Board. Bruce Crosby discussed the access to the first phase, and the applicants were informed that it will be necessary to file a tentative parcel map to segregate the property in order to avoid immediate liability for fees on the total property. Also reviewed were the landscaping, treatment of the water areas, lighting, heating, and cooling systems, removal of structures from the site, and signing for the center. The applicants indicated that a monument type sign was planned for the corner of Mansion and Main, similar to the sign for the Seacliff Center shopping complex across the street; they further stated that the questions on landscaping, water, and lighting had been addressed in the negative declaration, as well as building materials planned to be used. The applicants discussed with the Board the configuration and timing on the Precise Plan of Street Alignments for the area and what effect this plan would have on installation of improvements for future phases of the project. ON MOTION BY PALIN AND SECOND BY CROSBY THE BOARD ADOPTED NEGATIVE DECLARATION NO. 76-92, BY THE FOLLOWING VOTE: AYES: PALIN, CROSBY, LIPPS NOES: NONE ABSENT: NONE 1 ON MOTION BY PALIN AND SECOND BY CROSBY ADMINISTRATIVE REVIEW NO. 76-148 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 received and dated October 4, 1976, shall be the approved layout for Phase I only; the approval for the remaining phases shall be conceptual only. 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 depth; . Type of use and its relation to property and improvements in the immediate vicinity; . Past administrative action regarding this property. 2. The proponents shall be required to comply with Article 979 for parking provisions. BZA 10-13-76 Page 18 Minutes, H.B. Board of Zoning Adjustments October 13, 1976 Page 19 3. The following plans shall be submitted to the Department of Building and Community Development: 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. b. Rooftop mechanical equipment screening plan. Said plan shall indicate screening of all rooftop mechanical equipment and shall delineate the type of material pro- posed to screen said equipment. 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 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. 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: 1. Mansion Avenue and Main Street for Phase I only (following the Phase I line on the approved plot plan) 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. C. GENERAL CONDITIONS: 1. The elevations received and dated October 4, 1976, shall be the approved elevations. 2. A tentative parcel map shall be filed and approved segregating this parcel from the remaining property held under the same ownership prior to the issuance of building permits. 3. The drive entries on Main Street shall be modified to reflect the treatment on the conceptual plan for the total complex BZA 10-13-76 Page 19 Minutes, H.B. Board of zoning Adjustments October 13, 1976 Page 20 (dated and received October 4, 1976) for the two-way drive with the raised landscaped median in conjunction with Phase 4. Identification signing for the development shall be referred to the Board of Zoning Adjustments for review and approval action. 5. The applicant shall comply with statements submitted to the City in Negative Declaration No. 76-92 in regards to lighting, building materials, and maintenance of the quality of the water areas. 6. 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. 7. 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. 8. Use of energy -saving lighting, such as high pressure sodium vapor lamps, should be considered in parking lots and recreation areas. 9. The retention of existing tree stands within the project is encouraged. AYES: PALIN, CROSBY, LIPPS NOES: NONE ABSENT: NONE ADMINISTRATIVE REVIEW NO. 76-149 Applicant: Product Lane Association To permit the construction of four (4) multi -tenant industrial buildings for a total of 87,000 square feet, pursuant to Section 9511 of the Huntington Beach Ordinance Code, located on the west side of Product Lane approximately 270 feet south of McFadden Avenue in a 100-M1-A-20,000, Restricted Manufacturing District. Chairman Crosby informed the Board that this request is covered by EIR 73-16, adopted by the City Council on March 18, 1974. John Hawkins was present to represent the application. BZA 10-13-76 Page 20 Minutes, H.B. Board of Zoning Adjustments October 13, 1976 Page 21 The Board informed the applicant that it may be necessary to alter the corners of Buildings D and A and to modify the land- scaping at Buildings B and C in order to accommodate the required 17.5-foot inside turning radius at drive intersections. Mr. Hawkins has meetings scheduled with the Departments of Fire and Public Works and will work out whatever is necessary on the plan. ON MOTION BY CROSBY AND SECOND BY LIPPS ADMINISTRATIVE REVIEW NO. 76-149 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 September 30, 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. The following plans shall be submitted to the Department of Building and Community Development: 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.` b.• Rooftop mechanical equipment screening plan. Said plan shall indicate screening of all rooftop mechanical equipment and shall delineate the type of material proposed to screen said equipment. 3. 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. 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 sys- tems shall comply with the specifications of the Huntington BZA 10-13-76 Page 21 Minutes, H.B. Board of Zoning Adjustments October 13, 1976 Page 22 Beach Fire Code. Plans for such systems and devices shall b submitted to the Fire Department and shall be subject to app Ial by the Departments of Fire and Public Works. 5. All applicable fees shall be paid prior to issuance of build- ing permits. B. GENERAL CONDITIONS: 1. Onsite trees shall be installed in accordance with the requirements of the conditions of approval imposed on Tract 6948. 2. A tentative parcel map shall be filed consolidating the two parcels into one or reciprocal easements shall be recorded across the center drive to provide access to both the property to the north and to the property to the south. AYES: PALIN, CROSBY, LIPPS NOES: NONE ABSENT: NONE ADMINISTRATIVE REVIEW NO. 76-150 Applicant: Leonard O. Lindborg To permit the construction of four (4) single-family dwellings pursuant to Section 9354.16 of the Huntington Beach Ordinance Code, located at the southeast corner of Olive Avenue and 19th Street in the Townlot Specific Plan Area One, Section B. Chairman Crosby informed the Board that this -request is a Categ- orical Exemption, Class III, California Environmental Quality Act, 1970. Board review determined that the submitted plan is in compliance with code requirements. ON MOTION BY PALIN AND SECOND BY LIPPS ADMINISTRATIVE REVIEW NO. 76-150 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 conceptual plot plan received and dated October 4, 1976, shall be the approved layout, subject to the modifi- cation described herein: BZA 10-13-76 Page 22 Minutes, H.B. Board of Zoning Adjustments October 13, 1976 Page 23 a. The abutting buildings between the two adjoining lots shall be revised to reflect the necessary six (6) foot front yard offset as required by the Ordinance Code. A revised plan delineating said modification shall be sub- mitted 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. In accordance with the City's standards and requirements, an additional two and one-half (2-1/2) feet of right-of-way on the alley and a twenty (20) foot radius at the inter- section of 19th Street and Olive Avenue shall be dedicated. 3. 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. 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 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 assess- ment district. 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 improvements shall '171A 10-_13-76 Pac[e 23 Minutes, H.B. Board of Zoning Adjustments October 13, 1976 Page 24 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. AYES: PALIN, CROSBY, LIPPS NOES: NONE ABSENT: NONE ADMINISTRATIVE REVIEW NO. 76-151 (In Conj./TPM 76-44) Applicant: Huntington Beach Industrial Park To establish alternative building layouts for industrial buildings on lots having sub -standard widths pursuant to Section 9514.4(a) of the Huntington Beach Ordinance Code, located at the southwest corner of Chemical Land and System Drive and southeast of Manu- facture Lane and System Drive in a 100-M1-A-20,000 Restricted Manu- facturing District. Chairman Crosby informed the Board that this request is covered by EIR 73-16, adopted by the City Council on March 18, 1974. Evan Janes and Dave Ariss were present to represent the application. Mr. Ariss addressed the Board to explain the reasons for the reduced lot frontage and submitted two conceptual plans for building lay- outs on those reduced lots. The Board reviewed the separate layouts, and Chuck Burney reported that the Fire Department would prefer Scheme No. 1 as it provides a greater turning radius for emergency access for the buildings. The Board also reviewed the location of the storm drain easement on the property. ON MOTION BY PALIN AND SECOND BY LIPPS ADMINISTRATIVE REVIEW NO. 76-151 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 conceptual plan received and dated October 5,, 1976, Scheme No. 1, shall be the approved conceptual layout. B. GENERAL CONDITIONS: 1. At the time of development, a site plan shall be submitted to the Board of Zoning Adjustments for each individual lot, together with an Administrative Review application, to show the precise location of buildings and parking provided. 10-13-76 Page 24 Minutes, H.B. Board of Zoning Adjustments October 13, 1976 Page 25 2. A landscaped area shall be provided between the drive- ways on Parcels 9 and 10 and Parcels 1 and 2, as shown on the conceptual plan, to physically divide the pro- perties. AYES: PALIN, CROSBY, LIPPS NOES: NONE ABSENT: NONE TENTATIVE PARCEL MAP NO. 76-44 (In Conj./AR 76-151) Applicant: John D. Lusk & Son To permit a minor lot line adjustment pursuant to Section 9921 of the Huntington Beach Ordinance Code, located on the south side of System Drive between Chemical Lane and Manufacture Lane in a 100-M1-A-20,000, Restricted Manufacturing District. Chairman Crosby informed the Board that this request is covered by EIR 73-16, adopted by the City Council on March 18, 1974. Evan Janes and Dave Ariss were present to represent the application. The Board reviewed the request in light of the prior approval of AR 76-151, above. ON MOTION BY PALIN AND SECOND BY CROSBY TENTATIVE PARCEL MAP NO. 76-44 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 September 20, 1976, shall be the approved layout. 2. A parcel map shall be filed with, and approved by, the Department of Public Works, and recorded with the Orange County Recorder. 3. Compliance with all applicable City ordinances. 4. The flood control channel shall be fenced to Flood Control District standards and City standards. 5. A copy of the recorded parcel map shall be filed with the Planning Department. BZA 10-13-76 Page 25 Minutes, H.B. Board of Zoning Adjustments October 13, 1976 Page 26 6. All buildings shall set back not less than five (5) feet from the storm drain easements. AYES: PALIN, CROSBY, LIPPS NOtS: NONE ABSENT: NONE TENTATIVE PARCEL MAP NO. 76-47 Aeplicant: Jane C. Ayers To permit a minor lot line adjustment pursuant to Section 9921 of the Huntington Beach Ordinance Code, located on the northeast corner of Brookhurst Street and Banning Avenue in both an RA-0, Residential Agricultural -Oil and an R3, Medium -High Density Residential District. Jane Ayers was present at the meeting and indicated her concurrence with the suggested conditions of approval. Bruce Crosby requested that dedication of vehicular access rights also be required on the parcel map. Mrs. Ayers indicated that she has no present plans for specific development on the parcels. ON MOTION BY PALIN AND SECOND BY CROSBY TENTATIVE PARCEL MAP NO. 76-47 WAS APPROVED WITH THE FOLLOWING CONDITIONS, BY THE FOLLOWING VOTE: M 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 October 4, 1976, shall be the approved layout. 2. A parcel map shall be filed with, and approved by, the Department of Public Works, and recorded with the Orange County Recorder. 3. Brookhurst Street shall be dedicated to Citv 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. BZA 10-13-76 Page 26 Minutes, II.B. Board of Zoning Adjustments October 13, 1976 Page 27 S. The flood control channel shall be fenced to Flood Control District standards and City standards at the time said parcels are developed. 9. The property shall participate in the local drainage assessment district at the time said parcels are developed. 10. A copy of the recorded parcel map shall be filed with the Planning Department. 11. Vehicular access rights shall be dedicated to the City at the time said parcels are developed except at locations to be approved by the Board of Zoning Adjustments. AYES: PALIN, CROSBY, LIPPS NOES: NONE ABSENT: NONE MISCELLANEOUS AGENDA ITEMS: ADMINISTRATIVE REVIEW NO. 76-55 (Revised Plans) Applicant: Ronald O. Montgomery (previously John King) To permit revision to plan for a previously approved single-family dwelling located on the west side of 17th Street approximately 125 feet north of Pecan Avenue in an R2, Medium Density Residential District. The Board reviewed the revised plans and found them to be in com- pliance with code requirements. The change in architect on the project was noted. ON MOTION BY PALIN AND SECOND BY CROSBY THE REVISED PLAN FOR ADMIN- ISTRATIVE REIVEW NO. 76-55 WAS APPROVED WITH THE FOLLOWING CONDI- TIONS, BY THE FOLLOWING VOTE: CONDITIONS OF APPROVAL: 1. The revised plan received and dated September 30, 1976, shall be the approved layout. 2. All other conditions of approval previously imposed on May 12, 1976, shall continue to apply. AYES: PALIN, CROSBY, LIPPS NOES: NONE ABSENT: NONE BZA 10-13-76 Page 27 Minutes, H.B. Board of Zoning Adjustments October 13, 1976 Page 28 �s ADMINISTRATIVE REVIEW NO.,7'6=160 (Revised Plan) Applicant: Fryant, McCullough, Fernandez Revised plan for a boat building yard located on the east side of Gothard Street approximately 100 feet south of Cain Street in an Ml, Light Industrial District. The Board reviewed the revised plan showing the placement of gates on the project, as required by prior conditions of approval. The extra recess on the gates has not been provided, but the representative from the Fire Department indicated that the proposed 18 feet back of the curb is adequate. 1-1 /6 D ON MOTION BY PALIN AND SECOND BY CROSBY THE REVISED PLAN FOR ADMINISTRATIVE REVIEW NO. 4,6-� WAS APPROVED WITH THE FOLLOWING CONDITIONS BY THE FOLLOWING VOTE: CONDITIONS OF APPROVAL: 1. The revised plan received and dated October 8, 1976, shall be the approved layout. 2. All other previously imposed conditions of approval for this application, dated November 26, 1975, shall continue to apply. AYES: PALIN, CROSBY, LIPPS NOES: NONE ABSENT: NONE CONDITIONAL EXCEPTION NO. 76-50 Applicant: Edward Brady Application for a waiver in the required two (2) covered, off- street parking spaces in lieu of Section 9106 of the Huntington Beach Ordinance Code, located on the north side of Devon Circle approximately 50 feet east of Channel Lane in an R1, Low Density Residential District. Walter Lipps made a motion that the Board reconsider its action of October 6, 1976, and deny the request for the following reasons: 1. The Board took its prior action while under the impression that the City Council's request to expedite the matter was intended as a mandate to approve the waiver of parking. 2. Granting of the request had actually constituted granting of special privilege not enjoyed by other properties in the same residential zoning. 3. There were no special circumstances connected with the subject property to differentiate it from other properties BZA 10-13-76 Page 28 Minutes, H.B. Board of Zoning Adjustments October 13, 1976 Page 29 in the vicinity under the same residential classification. 4. Granting of this request will create a zoning enforcement problem in the future. Motion failed for lack of a second. THERE BEING NO FURTHER BUSINESS, THE MEETING WAS ADJOURNED. 1