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HomeMy WebLinkAbout1976-11-03MINUTES HUNTINGTON BEACH BOARD OF ZONING ADJUSTMENTS Room B-8 - Civic Center 2000 Main Street Huntington Beach, California WEDNESDAY, NOVEMBER 3, 1976 - 1:15 PM BOARD MEMBERS PRESENT: PALIN, CROSBY, LIPPS CITY STAFF PRESENT: MEL OTT, FIRE DEPARTMENT REGULAR AGENDA ITEMS: USE PERMIT NO. 76-56 (Cont. from 10-20-76) Applicant: Superlative Development Company To permit the construction of two (2) duplex dwellings abutting an arterial street pursuant to Section 9201.4 of the Huntington Beach Ordinance Code, located on the north side of Warner Avenue between Lynn Street and Hoskins Street in an R3, Medium -High Density Residential District. Chairman Crosby informed the Board that this request is a Categ- orical Exemption, Class III, California Environmental Quality Act, 1970. The public hearing was reopened; there being no one present to speak in regard to the project, the hearing was closed. Secretary Palin informed the Board that he has contacted the de- veloper and he has agreed to a continuance to permit staff to obtain direction from the Planning Commission on the scope of the Board's review of the proposal. ON MOTION BY PALIN AND SECOND BY LIPPS USE PERMIT NO. 76-56 WAS CONTINUED WITH THE CONCURRENCE OF THE APPLICANT TO THE MEETING OF NOVEMBER 10, 1976, BY THE FOLLOWING VOTE: AYES: PALIN, CROSBY, LIPPS NOES: NONE ABSENT:NONE USE PERMIT NO. 76-60 (Cont. from 10-27-76) Applicant: Cager Properties, Inc. To permit the construction of a 10-unit apartment pursuant to Section 9320 of the Huntington Beach Ordinance Code, located on the east side of Cameron Street approximately 320 feet south of Slater Avenue in an R3, Medium -High Density Residential District. Minutes, H.B. Board of Zoning Adjustments November 3, 1976 Page 2 Chairman Crosby informed the Board that this request is covered by Negative Declaration No. 76-96. The Chairman opened the public hearing. Craig Etchboygen was present at the meeting. A gentleman in the audience addressed the Board in regard to the drainage on the lots; he was assured by the applicant that drainage would be to the specifications of the Department of Public Works and would not inundate the abutting properties. The proponent submitted a preliminary title report indicating that a deed of trust was recorded on the subject site on May 1, 1972. There being no further persons present to comment on the proposed project, the public hearing was closed. The Board reviewed the layout as it relates to the adjacent devel- opments in regard to access, setbacks, and grade differentials. The possibility of a requirement for filing of a tentative parcel map was also discussed. It was the determination of the Board that a revised map should be filed, indicating the facilities to the north of the proposed project, and also that a field meeting should take place with staff and the applicant to review existing conditions. ON MOTION BY PALIN AND SECOND BY CROSBY USE PERMIT NO. 76-60 WAS CONTINUED TO THE REGULAR MEETING OF NOVEMBER 10, 1976, WITH THE CONCURRENCE OF THE APPLICANT, BY THE FOLLOWING VOTE: AYES: PALIN, CROSBY, LIPPS NOES: NONE ABSENT: NONE USE PERMIT NO. 76-62 Applicant: Sundown Marine Inc. To permit the construction of a 4200 square foot commercial build- ing pursuant to Section 9472 of the Huntington Beach Ordinance Code, located on the west side of Beach Boulevard approximately 150 feet south of Utica Avenue in a C4, Highway Commercial District. Chairman Crosby informed the Board that this request is covered by Negative Declaration No. 76-97. The Chairman opened the public hearing. There being no one pre- sent to represent or address the Board in regard to the proposed project, the public hearing was closed. ON MOTION BY PALIN AND SECOND BY CROSBY USE PERMIT NO. 76-62 WAS CONTINUED TO THE MEETING OF NOVEMBER 10, 1976, TO PERMIT THE APPLICANT TO BE PRESENT, BY THE FOLLOWING VOTE: AYES: PALIN, CROSBY, LIPPS NOES: NONE ABSENT: NONE BZA 11-3-76 Page 2 1 Minutes, H.B. Board of Zoning Adjustments November 3, 1976 Page 3 USE PERMIT NO. 76-63 Applicant: John E. Schwartz To permit the construction of a self-service car wash facility pursuant to Section 9472 of the Huntington Beach Ordinance Code, located on the north side of Warner Avenue approximately 400 feet west of Springdale Street in a C4, Highway Commercial District. Chairman Crosby informed the Board that this request is a Categ- orical Exemption, Class III, California Enviornmental Quality Act, 1970. The Chairman opened the public hearing. John Schwartz was pre- sent at the meeting. There was no one else present to speak in regard to the proposed project, and the public hearing was closed. The Board reviewed the project with the applicant, discussing relation of this facility to adjacent uses, alternative layouts of the facility on the site, prior divisions of land on subject site, possible reciprocal easements, and prior commitments on landscaping along the flood control channel. After further dis- cussion it was the consensus of the Board that research should be undertaken into the conditions of approval on prior applica- tions in the area and a meeting arranged with the applicant and staff to discuss problems with the project. ON MOTION BY LIPPS AND SECOND BY PALIN WAS CONTINUED, WITH THE CONCURRENCE OF REGULAR MEETING OF NOVEMBER 10, 1976, AYES: PALIN, CROSBY, LIPPS NOES: NONE ABSENT: NONE USE PERMIT NO. 76-65 Applicant: Frank Clendenen USE PERMIT NO. 76-63 THE APPLICANT, TO THE BY THE VOLLOWING VOTE: To permit the construction of a 124-unit apartment complex pur- suant to Section 9162.3.1 and 9202.3.1.3 of the Huntington Beach Ordinance Code, located on the east side of Bolsa Chica Street approximately 1000.feet south o,f Warner Avenue in both an R2 and an R3, Medium and Medium -High Density Residential Districts. Chairman Crosby informed the Board that this request is covered by Negative Declaration No. 75-77, adopted by the Board of Zon- ing Adjustments on'December 31, 1975. The Chairman opened the public hearing. Frank Clendenen and Doris Martinez were present at the meeting to represent the appli- cation. B7,A 11-3-76 Page 3 Minutes, H.B. Board of Zoning Adjustments November 3, 1976 Page 4 James Nord, 17231 Greenleaf Lane, addressed the Board to discuss possible odor problems on the'site and the direction of flow of surface drainage from the property. A lady in the audience ques- tioned the impacts on circulation and property values this project would have, and stressed the need for a buffer zone of landscaping between the project and neighboring Rl dwellings. Frank Clendenen reported that he has had a study done by Earth Research which indicates that the odor problems experienced by the developer to the north should not occur on subject property. Mr. Buccella (developer to the north) addressed the Board to verify Mr. Clendenen's statement, explaining the apparent depth and pattern of affected soils which had caused the problem on his property: Bruce Crosby notified the applicant that Public Works will require a complete subsurface investigation; if an adequate study has already been'done by Earth Research, a copy of their report should be submitted to the City. There being no other persons to speak for or against the proposed project, the public hearing was closed. Drainage of the property was extensively discussed among the Board, the proponent, and the citizens in the audience. It was the consensus that this project should be the to permit staff to research the existing drainage and the past action taken on this project under Use Permit 75-65. ON MOTION BY CROSBY AND SECOND BY LIPPS USE PERMIT 76-65 WAS CON- TINUED TO THE MEETING'OF NOVEMBER 10, 1976 BY THE FOLLOWING VOTE: AYES: PALIN, CROSBY, LIPPS NOES: NONE ABSENT: NONE CONDITIONAL EXCEPTION NO. 76-54 Applicant: Hawaiian Marine . To permit the addition of an uncovered outside storage facility which will result in elimination ,of four (4) of the required parking spaces in lieu of Section 9793.2(b) of the Huntington Beach Ordinance Code, located on the west side of Container Lane approxi- mately 235 feet south of McFadden Avenue in a 100-M1-A-20,000, Restricted Manufacturing 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. Dick .Schuster was present at the meeting to represent the application and addressed the Board to explain the proposed use of the facility. There being no other persons to address the Board in regard to the project, the public hearing was closed. BZA 11-3-76 page 4 1 Minutes, H.B. Board of Zoning Adjustments November 3, 1976 Page 5 Board review ensued, taking into consideration the need for park- ing spaces to accommodate the subject use and the physical layout of the site. ON MOTION BY PALIN AND SECOND BY LIPPS CONDITIONAL EXCEPTION NO. 76-54 WAS APPROVED WITH THE. FOLLOWING FINDINGS AND CONDITIONS, BY THE FOLLOWING VOTE: FINDINGS OF THE BOARD: 1. The granting of a conditional exception will not be materially detrimental to the public welfare, or injurious to property in the same zone classifications. 2. The granting of the conditional exception will not adversely affect the Master Plan of the City of Huntington Beach. 3. The special -use nature of the operation within this project, with its large area of warehousing and dead storage space, makes it feasible to delete the four (4) parking spaces which will be removed by construction of the outside facility. CONDITIONS OF APPROVAL: A. TO BE COMPLETED PRIOR TO ISSUANCE OF BUILDING PERMITS: 1. The plot plan and structural drawings received and dated October 18, 1976, shall be the approved layout, as amended upon Sections AA and BB to reflect the six (6) foot high block wall upon two sides of the storage area, with an eight (8) inch curb at the westerly end of the facility. 2. This approval shall terminate with the present use of the building on subject property. Should any other occupancy or manufacturing firm utilize the building, the block walls and curb shall be eliminated and the outside area shall. be restored to the parking required by code to serve the over- all square footage of the building. AYES: PALIN, CROSBY, LIPPS NOES: NONE ABSENT: NONE BZA 11-3-76 Page 5 Minutes, H.B. Board of Zoning Adjustments November 3, 1976 Page 6 ADMINISTRATIVE REVIEW NO. 76-159 Applicant: Gerald Thomas 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 19th Street approximately 100 feet north of Olive Avenue in the Townlot Specific Plan Area One, Sec- tion B. Chairman Crosby informed the Board that this request is a Categori- cal Exemption, Class III, California Environmental Quality Act, 1970. Gerald Thomas was present at the meeting. Secretary Palin informed the Board and the applicant of recent informal Planning Commission direction to obtain staggered setbacks on the townlot projects in order to improve the aesthetics of the street scene and also not to approve further applications in which access is taken down a three-foot side yard entry area. The Board reviewed the request and discussed a change in setbacks with the applicant. ON MOTION BY CROSBY AND SECOND BY PALIN ADMINISTRATIVE REVIEW NO. 76-159 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 21, 1976, shall be the approved layout, subject to the following modification: The building to the south (309) shall be set back an addi- tional two (2) feet, to afford a fourteen (14) foot setback. 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. BZA 11-3-76 Page 6 Minutes, H.B. Board of Zoning Adjustments November 3, 1976 Page 7 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 speci- fications 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. 5. 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 Hunt- ington Beach Fire Code. Plans for such systems and devices shall be submitted to the Fire Department and shall be sub- ject 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. 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 requirements. AYES: PALIN, CROSBY, LIPPS NOES: NONE ABSENT: NONE TENTATIVE PARCEL MAP NO. 76-50 Applicant: Virginia Buccella To permit a two (2) lot division of land pursuant to Section 9921 of the Iuntington Beach Ordinance Code, located at the north- west corner of Dunbar Street and Leslie Lane in an R1, Low Density Residential District. Chairman Crosby informed the Board that this request is covered by Negative Declaration No. 76-98. .- 7 Minutes, H.B. Board of Zoning Adjustments November 3, 1976 Page 8 Frank and Virginia Buccella were present at the meeting and indi- cated their receipt of and concurrence with the suggested conditions of approval. They also explained that the submitted project was conceptual only and the actual development will depend upon whether or not; the property is rezoned., Board review.ensued. ON MOTION BY PALIN AND SECOND BY LIPPS NEGATIVE DECLARATION NO. 76-98 WAS ADOPTED BY THE FOLLOWING VOTE: AYES: PALIN, CROSBY, LIPPS NOES: NONE ABSENT: NONE ON MOTION BY PALIN AND SECOND BY LIPPS TENTATIVE PARCEL MAP NO. 76-50 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 October 21, 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. Leslie Lane and Dunbar Drive shall he dedicated and improved 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' bb through the City of Huntington Beach 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. BZA 11-3-76 Page 8 Minutes, H.B. Board of Zoning Adjustments November 3, 1976 Page 9 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. 12. 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. 13. A chemical analysis, as well as tests for physical properties of the soil on subject property, shall be submitted to the City for review prior to the issuance of building permits. 14. Crime prevention techniques should be applied to the design aspects of the ultimate project (e.g., single -cylinder locks, etc.).. 15. The structures on subject property, whether attached or det- ached, shall be constructed in compliance with the State acoustical standards set forth for all units that lie within the 60 CNEL contours of the property. AYES: PALIN, CROSBY, LIPPS NOES: NONE ABSENT: NONE TENTATIVE PARCEL MAP NO. 76-51 Applicant: Harbour -Pacific, Ltd. To permit a minor lot line adjustment pursuant to Section 9921 of the Iluntington Beach Ordinance Code, located on the south side of Windspun Drive approximately 450 feet west of Trinidad Lane in an Rl, Low Density Residential District. Chairman Crosby informed the Board that this request is a Categ- orical Exemption, Class V, California Environmental Quality Act, 1970. No one was present at the meeting to represent the application. Secretary Palin reported that Bill Duncan has agreed to the suggested conditions of approval in a telephone conversation.' He also noted BZA 11-3-76 Page 9 Minutes, H.B. Board of Zoning Adjustments November 3, 1976 Page 10 that the requested lot line''adjustment now brings the subdivision into compliance with an approved Conditional Use Permit on the site as'well as an approved tentative tract map,filed and recorded on the property. ON MOTION BY PALIN AND SECOND BY CROSBY TENTATIVE PARCEL MAP NO. 76-51 WAS,APPROVED WITH THE FOLLOWING CONDITIONS, BY THE FOLLOWING VOTE: CONDITIONS OF APPROVAL: A. CO BE COMPLETED PRIOR TO' USE' OR OCCbP' ANCY OF SAID PARCELS FOR ANY PURPOSE: 1. The tentative parcel map received by the Planning Department on October 22, 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. Compliance with all' applicable City ordinances. 4. A copy of the recorded parcel map shall be 'filed with the Planning"Department. AYES: PALIN, CROSBY, LIPPS NOES: NONE ABSENT: NONE TENTATIVE PARCEL MAP NO. 76-52 Applicant: Family Home Builders To permit the consolidation of,three (3)- parcels into two (2) parcels pursuant to Section 9921;of the Huntington Beach Ordinance Code, located on the northwest corner of Huntington Street and Wichita Avenue in an R2-0-CD, Medium Density Residential District. Chairman Crosby informed the Board that this request is covered by Negative Declaration No. 76-81, adopted by the Board on Use Permit No. 76-55 on October 27, 1976. Jack Wallace and John Mandrell were present at the meeting to represent the application. Mr. Mandrell indicated his receipt of and concurrence with the suggested conditions of approval. Bruce Crosby instructed the applicant to amend the map to exclude the portion of presently unvacated public right-of-way from Parcel 2. He also informed the applicants and the Board for the record that Public Works is going to widen Mansion Avenue, instal- ling 24 feet of paving on either side of centerline on a cash BZA 11-3-76 Page 10 Minutes, H.B. Board of Zoning Adjustments November 3, 1976 Paeg 11 contract. If the cash contract is in effect before construction of the subject project, the developer will be required only to join the existing improvements to be constructed under that con- tract, instead of being responsible for Mansion improvements to the centerline. The Board also discussed with Mr. Wallace and Mr. Mandrell the negotiations under way for acquisition of to;be-vacated right-of-way and the timing of improvements on Parcel 1. ON MOTION BY CROBSY AND SECOND BY PALIN TENTATIVE PARCEL MAP NO. 76-52 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 27, 1976, shall be the approved layout, subject to the following modifications: a. The area shown on the map "to be vacated" shall be excluded from Parcel No. 2. b. The boundary line of the tentative map shall be along the southerly right-of-way line of the existing 17th Street. 2. A parcel map shall be filed with, and approved by, the De- partment of Public Works, and recorded with the Orange County Recorder. 3. Mansion Avenue shall be dedicated and improved to City stand- ards 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 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 assessmen! district at the time said parcels are developed. BZA 11-3-76 Page 11 Minutes, H.E. Board of Zoning Adjustments November' 3, 1976 Page 12 9. A copy of the recorded parcel map shall be filed with the Planning Department. AYES: PALIN, CROSBY, LIPPS NOES: NONE ABSENT: NONE ADMINISTRATIVE'REVIEW NO'.76-162 ' ' Applicant:''John King' To permit the construction of two'(2) single-family dwellings pursuant to Section 9354.16'of the Huntington Beach Ordinance Code, located on the northwest corner'of,21st Street and'Walnut 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. Gary Potter was present to represent the application. The Board reviewed the request with the applicant, considering revisions to meet recent Planning Commission direction for elimin- ating a front entry off a three -'foot side yard setback and the treatment of the garage roof and wall. ON MOTION BY'PALIN AND SECOND BY LIPPS ADMINISTRATIVE REVIEW NO. 76-162 WAS APPROVED WITH THE FOLLOWING CONDITTONS, BY THE FOLLOW- ING VOTE: CONDITIONS OF APPROVAL: A. TO BE COMPLETED PRIOR TO -ISSUANCE OF BUILDING PEP14ITS: 1. The plan received and dated October 29, 1976 (including Plan 7-A, showing spe,ci,al treatment of the elevations for the exterior garage and wall), shall be the approved layout, subject to the modification described herein: a. The ground floor pedestrian access to the unit on Lot 3 shall be increased by an additional two (2) feet, to facilitate a'minimum five (5) foot pedestrian way to the front entry of -the unit. A plan delineating said modification shall be submitted to the Department of Building and Community Development at t time of application for building permits. In its approval action, the Board of Zoning Adjustments considere the following issues relating to the conceptual plan: BZA 11-3-76 Page 12 Minutes, H.B. Board of Zoning Adjustments November 3, 1976 Page 13 Traffic circulation and drives; . Parkinq 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 he 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, a twenty (20) foot radius at the intersection of Walnut Avenue and 21st Street and 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 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 sys- tems, standpipe systems, fire hydrants, fire alarm systems, and any other required fire protection and detection devices or systems shall comply withthe specifications of the Huntington Beach Fire Code. Plans for such systems and dev- ices 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. Walnut Avenue, 21st 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, LIPPS NOES: NONE ABSENT: NONE BZA 11-3-76 Page 13 Minutes, H.B. Board of Zoning Adjustments November 3, 1976, Page 14 PLOT PLAN AMENDMENT 110. 76-2 (Rev. Plan) Applicant: 'Signal Landmark`Inc. Revised plan to satisfy conditions of approval on a previously approved plot plan amendment -for a 756-unit-tract located at the southeast corner of,Indianapolis Avenue and Newland Street. Mel Ott noted areas on the plan which do not conform to Fire De- partment.requirements-for emergency access points, pointing out areas where parking stalls,are located.in-front of emergency access sites, areas not deep enough to permit sufficient penetration into the tract, etc. Captain Ott requested that Fire Department review and approval of access be made a condition on the plan. Board review found the plan to be otherwise in substantial compli- ance with the approved conceptual plan. ON MOTION BY PALIN AND SECOND BY CROSBY THE REVISED PLAN FOR PLOT PLAN AMENDMENT NO. �76-2 WAS APPROVED L':ITH THE FOLLOWING CONDITIONS BY THE FOLLOWING VOTE: CONDITIONS OF APPROVAL: A. TO BE COMPLETED PRIOR TO ISSUANCE OF BUILDING PERMITS: 1. The conceptual•plan'received and dated October 13, 1976, shall be'the approved plan, subject to the following modification: a. The site plan -submitted to the Department of Building and Community Development for review and issuance of building permits shall have delineated thereupon those emergency access points into the development as may be agreed to•by representatives of the developer and the Fire Department of the City of Huntington Beach. AYES: PALIN, CROSBY, LIPPS NOES: NONE ABSENT: NONE TENTATIVE TRACT NO. 5483 (Landscaping Plan) Applicant: Harbour -Pacific, Ltd. Secretary Palin informed the Board that this request is to fulfill Condition No. 3 on the original approval of the tentative tract. The Board reviewed the request for the location of the meandering walkway; it was noted that the Street Tree Superintendent has con curred with the landscaping -plan. ON MOTION BY PALIN AND SECOND BY LIPPS THE LANDSCAPING PLAN FOR TT 5483 WAS APPROVED BY THE FOLLOWING VOTE: 1 BZA 11-3-76 Page 14 1 Tlinutes, H.B. Board of Zoning Adjustments November 3, 1976 Page 15 AYES: PALIN, CROSBY, LIPPS NOES: NONE ABSENT: NONE THERE BEING NO FURTHER BUSINESS, THE MEETING WAS ADJOURNED. BZA 11-3-76 Page 15