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HomeMy WebLinkAbout1977-11-09MINUTES HUNTINGTON BEACH BOARD OF ZONING ADJUSTMENTS Room B-8 - Civic Center 2000 Main Street Huntington Beach, California WEDNESDAY, NOVEMBER 9, 1977 - 1:15 PM BOARD MEMBERS PRESENT: EADIE, CROSBY, QUINLAN CITY STAFF PRESENT: JIM GERSPACH, FIRE DEPARTMENT MINUTES: ON MOTION BY CROSBY AND SECOND BY QUINLAN THE MINUTES OF THE REGULAR MEETING OF OCTOBER 19, 1977, WERE APPROVED AS TRANSCRIBED, AND THE MINUTES OF THE REGULAR MEETINGS OF OCTOBER 12 and 26, 1977, WERE CONTINUED TO THE NEXT MEETING, BY THE FOL- LOWING VOTE: AYES: CROSBY, QUINLAN NOES: NONE ABSENT: NONE ABSTAIN: EADIE AGENDA ITEMS TO BE CONTINUED OR WITHDRAWN: CONDITIONAL EXCEPTION NO. 77-53/USE PERMIT NO. 77-83 Applicant: Vern Threlkeld To permit retention of two existing fifteen foot drives in lieu of the twenty-five foot drive required for the addition of six units to an existing ten -unit apartment complex located on the east side of Cameron Street approximately 750 feet south of Slater Avenue in an R3, Medium -High Density Residential District. Chairman Eadie informed the Board that the applicant has agreed to a month's continuance on these requests to permit redrawing of the site plan. ON MOTION BY EADIE AND SECOND BY CROSBY CONDITIONAL EXCEPTION NO. 77-53, USE PERMIT NO. 77-83, AND NEGATIVE DECLARATION NO. 77-114 WERE CONTINUED WITH THE CONCURRENCE OF THE APPLICANT TO THE MEET- ING OF DECEMBER 7, 1977, BY THE FOLLOWING VOTE: AYES: EADIE, CROSBY, QUINLAN NOES: NONE ABSENT: NONE Minutes, H.B. Board of Zoning Adjustments November 9, 1977 Page 2 REGULAR AGENDA ITEMS: ADMINISTRATIVE REVIEW NO. 77-113 Applicant: Dora Odum To permit operation of a board and care home to house five (5) mentally disordered adult female persons, located at 17832 Queens Lane approximately 400 feet north of Slater Avenue in an R3, Medium -High Density Residential District. This request is a Categorical Exemption, Class I, California En- vironmental Quality Act, 1970. The Chairman opened the public hearing. Mrs. Odum was present to represent her request. She indicated that her residents would be between the ages of 27 and 35 and would be passive patients, some of whom hold outside jobs. She is in the process of purchasing the subject property, which she has upgraded. She also noted that rehabilitation programs are available for the residents and that the use is in existence at this time and has caused no problems in the neighborhood. Mrs. Odum further stated she feels that the neighbor- hood is a proper location for her proposed use. Mr. and Mrs. Francis R. Denning, 3142 Charlemagne, Long Beach, California (property owners in the area) addressed the Board in opposition to the project, citing their efforts to upgrade their properties and the effect they feel such use might have on that property, the possible adverse effects this use might have on children residing in the area, and the effect the nature of the area might have on the patients themselves. Mrs. Denning said that the Coast Guard has withdrawn its personnel from locations in the neighborhood because of its undesirability and the County refuses to locate senior citizens there for the same reasons. Cheryl Mollikoff, 9622 Chevy Chase Drive, Huntington Beach, also addressed the Board in opposition to the project. Ms. Mollikoff identified herself as a rehabilitation field worker and property owner on Queens Lane. She said that the physical and social aspects of the area make it an undesirable location because of the high density and the crime and drug problems prevalent in the neighbor- hood. She also questioned the applicant's qualifications for operating such a use and the quality of supervision which could be maintained, as well as the number of such facilities the applicant presently operates elsewhere. Mrs. Odum indicated that she has five such board and care facili- ties, each with 24-hour supervision. Her supervisors have under- gone training in pharmacology, behavior of disturbed persons, and drug abuse programs. Replacements are always available for any supervisor on a rotating basis, with Mrs. Odum herself on call on a 24-hour basis, so that the care facility would be supervised at all times. BZA 11-9-77 Page 2 Minutes, H.B. Board of Zoning Adjustments November 9, 1977 Page 3 She did, however, indicate that the residents would be housed in the subject facility with two in one dwelling unit and three in another unit, with only one supervisor for both units. Even though the applicant said that she has an intercom installed so that the supervisor could be summoned from one unit to another in an emergency situation, those in opposition questioned whether or not this arrangement would insure that 24-hour care could be practised, and further that emergencies could occur unnoticed. Mrs. Odum also listed her training and professional licenses. Linda Martinez (from the County Health Department) said in response to a question from the audience that the County does not pay the operator of the board and care homes; rather, the County pays the residents and they in turn pay the operators themselves. Mrs. James Hunt, 6651 Crista Palma, Huntington Beach, also spoke in opposition to the project because of the high density and mobility of the area, the availability of narcotics, the high crime rate in the neighborhood, and vandalism which has occurred. It was her opinion that such a use would be desirable in a part of the community not already burdened with such serious problems. There beinq no other persons to address the Board in favor of or in opposition to the proposed project, the public hearing was closed. Board discussion included the quality and availability of super- vision, the living environment provided -in the facility, the relationship of the presently operating facility with the neighbor- hood, the administering of medication, and the use of two units in a fourplex for the operation. It was noted that the other two units are occupied by persons on a continuing program who need smaller amounts of supervision. Regis Quinlan and Jim Gerspach said that their people have inspected the operation and it does conform with all building and fire safety regulations for this type occupancy. ON MOTION BY EADIE AND SECOND BY CROSBY ADMINISTRATIVE REVIEW NO. 77-113 WAS DENIED FOR THE FOLLOWING REASONS, BY THE FOLLOWING VOTE: REASONS FOR DENIAL: 1. The functional aspects of the facility limit the ability to care for the patients on a 24-hour basis, as two separate dwel- ling units would be utilized without the benefit of immediate supervision by a house parent in each separate unit. 2. The intent of the provisions of the ordinance code concerning uses of this kind is to provide a home environment which is healthful and physically safe for the care of persons on a 24- hour basis. A home environment implies continuing, immediate supervision. BZA 11-9-77 Page 3 Minutes, H.B. Board of Zoning Adjustments November 9, 1977 Page 4 Since this use is proposed in a four -unit apartment complex of which two units are currently occupied by patients under intermediate care, not only is there a lack of a normal home environment, but the placement of 24-hour care patients in the remaining two units would tend to inhibit development of a normal home environment. 3. The high density of the neighborhood, combined with statistics showing an above -average level of crime in the immediate area (in addition to neighboring property owners' testimony report- ing vandalism, etc.) tend to reduce the positive potential for rehabilitation of this type of patient. AYES: EADIE, CROSBY, QUINLAN NOES: NONE ABSENT: NONE The applicant was advised of the appeal period and procedures. USE PERMIT NO. 77-84 Applicant: Ronald I. Brindle To permit establishment of a wholesale nursery operation and the outside growing of trees on property located on the west side of Goldenwest Street approximately 800 feet north of Garfield Avenue in an RA-O-CD, Residential Agricultural District combined with Oil Production and Civic District. This request is covered by Negative Declaration request No. 76-99. Chairman Eadie opened the public hearing on ND 76-99 and UP 77-84. Ronald Brindle was present to represent his application. The Board reviewed the information contained in the negative declara- tion request form. ON MOTION BY EADIE AND SECOND BY CROSBY THE BOARD, HAVING FOUND THAT THE PROPOSED PROJECT WILL NOT HAVE A SIGNIFICANT ADVERSE EF- FECT UPON THE PHYSICAL ENVIRONMENT, ADOPTED NEGATIVE DECLARATION NO. 76-99 BY THE FOLLOWING VOTE: AYES: EADIE, CROSBY, QUINLAN NOES: NONE ABSENT: NONE Mr. Brindle explained that the subject request is an expansion an existing use and that he owns the property between the two sites as well. There being no other persons present to address Board in regard to this project, the public hearing was closed. BZA 11-9-77 Page 4 of the r Minutes, H.B. Board of Zoning Adjustments November 9, 1977 Page 5 Board review concerned the ultimate right-of-way width on Golden - west Street and the required dedication from this property of 20 feet. This will have an effect on the setback of the presently existing fence, which will have to be set back from ultimate property line a minimum of 15 feet. The applicant was reminded that his project will be heard by the Design Review Board. ON MOTION BY EADIE AND SECOND BY CROSBY USE PERMIT NO. 77-84 WAS APPROVED WITH THE FOLLOWING FINDINGS AND CONDITIONS, BY THE FOL- LOWING VOTE: FINDINGS OF THE BOARD: 1. The proposed use of the property is an interim use for a period of one year. 2. The proposed plan as approved conforms to requirements of the Huntington Beach Ordinance Code. 3. The proposed use of the property is consistent with the General Plan of the City of Huntington Beach and with the established zoning classification on the property. CONDITIONS OF APPROVAL: A. TO BE COMPLETED PRIOR TO ISSUANCE OF BUILDING PERMITS: 1. The conceptual plot plan received and dated October 14, 1977, shall be the approved layout, subject to the follow- ing: a. The plan shall depict relocation of the fence on Gold-, enwest Street to a minimum setback of fifteen (15) feet from the ultimate front property line after the required twenty (20) foot dedication (65 feet from centerline of Goldenwest Street). b. The plan shall delineate ultimate property line of sub- ject property fifty (50) feet west of the present centerline of Goldenwest Street. The modifications outlined above shall be depicted on the plot plan submitted to the Design Review Board and 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 in relation to the conceptual plan: Traffic circulation and drives; Parking layout; BZA 11-9-77 Pace 5 Minutes, H.B. Board of zoning Adjustments November 9, 1977 Page 6 • Lot size, width, and depth; . Type of use and its relation to property and improvements in the immediate vicinity; . Past administrative action regarding this property. 2. All applicable fees shall be paid prior to issuance of building permits. B. GENERAL CONDITIONS: 1. Method and placement of landscaping and the arrangement for interim landscaping prior to street improvements shall be approved by the Department of Public Works. AYES: EADIE, CROSBY, QUINLAN NOES: NONE ABSENT: NONE CONDITIONAL EXCEPTION NO. 77-58 Applicant: Russell and Patricia Radeke To -permit the reduction of one (1) fully enclosed offstreet park- ing space for a single-family dwelling located on the northeast corner of Rhapsody Lane and Fantasia Lane in an R1, Low Density Residential District. This request is a Categorical Exemption, Class V, California En- vironmental Quality Act, 1970. Chairman Eadie opened the public hearing. Mr. Radeke was present and further explained his request for the Board's information. There being no other persons to address the Board in regard to the subject proposal, the public hearing was closed. Board Review determined that the existing office and storage fac- ility is a violation of the Uniform Building Code. Alternative methods of providing the use and still maintaining the required parking space onsite were discussed, and the applicant advised to consult the Building Department to try to work out a viable plan. Chairman Eadie advised the applicant that in view of the fact that the application as submitted could not have been approved by the Board an inquiry would be made as to the possibility of refunding his filing fee. ON MOTION BY CROSBY AND SECOND BY EADIE CONDITIONAL EXCEPTION NO. 77-58 WAS DENIED FOR THE FOLLOWING REASONS, BY THE FOLLOWING VOTE: REASONS FOR DENIAL: 1. Applicant has failed to demonstrate sufficient hardship to justify granting of the request. BZA 11-9-77 Page 6 1 Minutes, H.B. Board of Zoning Adjustments November 9, 1977 Page 7 2. Approval of this application would constitute the granting of special privilege not enjoyed by other properties in the same zoning classifications, and would establish an undesir- able precedent within the City. 3. The office/storage room as constructed is in violation of the Uniform Buiding Code as well as applicable zoning codes. AYES: EADIE, CROSBY, QUINLAN NOES: NONE ABSENT: NONE CONDITIONAL EXCEPTION NO. 77-59 Applicant: Driver Eddie Construction Company To permit a seven and one-half (7-1/2) foot reduction in the minimum dimension for open space required of single-family homes, located on the south side of Southport Drive approximately 60 feet west of Cape Cottage Lane in an R1, Low Density Residential District. This request is a Categorical Exemption, Class V, California Envir- onmental Quality Act, 1970. Chairman Eadie opened the public hearing. Martin Steiqner and Greg Foxx were present to represent the application. There being no persons to address the Board in regard to this request, the public hearing was closed. Board review considered the original siting of the dwelling on the lot and the remaining dimensions and square footage of open space. ON MOTION BY EADIE AND SECOND BY CROSBY CONDITIONAL EXCEPTION NO. 77-59 WAS APPROVED WITH THE FOLLOWING FINDINGS AND CONDITIONS, BY THE FOLLOWING VOTE: FINDINGS OF THE BOARD: 1. The intent of the code requirement is satisfied by the siting of the subject addition, and strict application of the code re- quirements to this property would impose a hardship on the project without any benefit resulting from such action. 2. Granting of the conditional exception does not constitute setting of a precedent, as other requests of similar nature have pre- viously been granted in comparable zoning districts. 3. The reduction of open space dimension as requested does not ad- versely affect the total open space on the property, as adequate space remains in front and side yards. 4. Granting of the conditional exception will not be materially detrimental to the public welfare or injurious to property in the same vicinity or in the same zone classifications. BZA 11-9-77 Page 7 Minutes, H.B. Board of Zoning Adjustments November 9, 1977 Page 8 CONDITIONS OF APPROVAL: A. TO BE COMPLETED PRIOR TO ISSUANCE OF BUILDING PERMITS: 1. The conceptual plot plan received and dated October 27, 1977, shall be the approved layout. In its approval action, the Board of Zoning Adjustments considered the following issues relating to the conceptual plan: . Lot area, width, and depth; • Type of use and its relation to property and improvements in the immediate vicinity; . Past administrative action regarding this property. 2. All applicable fees shall be paid prior to issuance of building permits. AYES: EADIE, CROSBY, QUINLAN NOES: NONE ABSENT: NONE USE PERMIT NO. 77-87 Applicant: Michael Mueller To permit construction of an 11-unit apartment complex and owner's residence, with appurtenant recreation room and swimming pool, loc- ated on the east side of Blanton Street at the intersection of Blanton and Milo Avenue in an R3, Medium -High Density Residential District. This request is covered by Negative Declaration request No. 77-103. Chairman Eadie opened the public hearing on the negative declaration request and the use permit. Michael Mueller and Nick Becker were present at the meeting. Mrs. Thomas, adjacent property owner, ad- dressed the Board to inquire what plans the proponents have in regard to the existing easement which provides her access to her property. She expressed concerns that this project would result in further trespass on her property and add to an already dangerous situation for children living in the area. Mr. Mueller indicated that his original plans were to use that as an emergency access to his project, but that he would be amenable to closing the area off if necessary. There being no other persons to address the Board in regard to this project, the public hearing was closed. The Board reviewed the information contained in the Negative Dec- laration request form and considered mitigating measures applicable to the project. ON MOTION BY CROSBY AND SECOND BY QUINLAN THE BOARD, HAVING FOUND THAT THE PROPOSED PROJECT WILL NOT HAVE A SIGNIFICANT ADVERSE EFFECT BZA 11-9-77 PaJe 8 Minutes, H.B. Board of Zoning Adjustments November 9, 1977 Page 9 UPON THE PHYSICAL ENVIRONMENT, ADOPTED NEGATIVE DECLARATION NO. 77-103 WITH THE MITIGATING MEASURES CONTAINED IN CONDITIONS NOS. Bl THROUGH B6 IMPOSED UPON THE USE PERMIT, BY THE FOLLOWING VOTE: AYES: EADIE, CROSBY, QUINLAN NOES: NONE ABSENT: NONE The Board reviewed the plot plan. It was noted that the open space is inadequate but can probably be met by readjusting the plan. The controlled entry gate was discussed in regard to possible traffic hazard from an automobile projecting into the traffic lane while waiting entry, and it was determined that added distance should be provided for stacking of at least one car onsite. Jim Gerspach informed the applicants that the Fire Department has requirements for security gates and should be consulted early; he also noted that there will probably be a requirement for a hydrant. Dave Eadie pointed out to the applicants the problems the City has encountered in the past with small strips of land such as the access easement depicted on this property, and urged them and Mrs. Thomas to attempt to work out an exchange or conveyance to eliminate the problem. Both Mr. Mueller and Mrs. Thomas agreed to discuss the matter. ON MOTION BY CROSBY AND SECOND BY QUINLAN USE PERMIT NO. 77-87 WAS APPROVED WITH THE FOLLOWING FINDINGS AND CONDITIONS, BY THE FOLLOW- ING VOTE: FINDINGS OF THE BOARD: 1. The requested use is appropriate for the zoning district in which is it located. 2. The site layout and design will not be detrimental to the sur- rounding uses and improvements. 3. The project is in conformance with the General Plan of the City of Huntington Beach. CONDITIONS OF APPROVAL: A. TO BE COMPLETED PRIOR TO ISSUANCE OF BUILDING PERMITS: 1. The conceptual site plan received and dated Oc,:ober 26, 1977, shall be the approved layout, subject to the modifi- cations described herein: a. The plan shall be revised by whatever adjustments are necessary in the floor space to provide the open space square footage as required by code. BZA 11-9-77 Page 9 Minutes, H.B. Board of Zoning Adjustments November 9, 1977 Page 10 b. The gate at the entry shall be relocated to provide stacking space onsite to accommodate at least one automobile (taking into consideration that the dimen- sions on adjacent parking spaces may not be reduced). NOTE: Applicant is requested to give some consideration on the revised plan to an alternative location and treat- ment of the trash area, showing detail for more aesthetically pleasing effect. The revised plan as described above shall be submitted to the Secretary of the Board of Zoning Adjustments for review and approval prior to submittal to the Department of Building and Community Development for building permits. In its approval action, the Board of Zoning Adjustments considered the following issues in relation 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. All applicable fees shall be paid prior to issuance of building permits. B. GENERAL CONDITIONS: 1. If the developer proposes to provide air conditioning, the insulation in ceilings and exterior walls shall be a mini- mum 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 na-Lural gas shall be stubbed in at the locations of cooking facilities, water heaters, and central heating units. 4. The structures on subject property, whether attached or detached, 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. 5. Crime prevention techniques shall be applied to the design of the project (e.g., single -cylinder locks, etc.). BZA 1179-77 Page 10 1 Minutes, H.B. Board of Zoning Adjustments November 9, 1977 Page 11 6. Low -volume heads shall be used on all spigots and water faucets. AYES: EADIE, CROSBY, QUINLAN NOES: NONE ABSENT: NONE USE PERMIT NO. 77-88 Applicant: Gary Potter To permit the construction of two 8-unit apartment buildings ex- tending more than 150 feet from a public street, located on the south side of Aldrich Street approximately 250 feet west of Beach Boulevard in an R3, Medium -High Density Residential District. This request is a Categorical Exemption, Class V, California En- vironmental Quality Act, 1970. Chairman Eadie opened the public hearing. Gary Potter was present at the meeting and explained that he has constructed this plan in the City at another location. There being no other persons to address the Board in regard to this request, the public hearing was closed. In the Board review, Dave Eadie noted that when the City allows the reciprocal drives staff generally attempts to obtain additional open space in exchange and that allowing such drives should not be utilized by a developer to increase the square footage of his devel- opment. In this case it is felt that additional open space should be provided in the rear of the units, and alternative methods of effecting that increase were reviewed (i.e., going to 3-story or reducing the bedroom count, thereby reducing parking required). Mr. Potter indicated that he could modify the plan and would prefer changing the bedroom count instead of the 3-story approach. Loca- tion and treatment of the trash area was also a point of concern. ON MOTION BY EADIE AND SECOND BY CROSBY USE PERMIT NO. 77-88 WAS CONTINUED WITH THE CONCURRENCE OF THE APPLICANT TO THE MEETING OF NOVEMBER 30, 1977, TO PERMIT REVISION TO THE PLAN, BY THE FOLLOWING VOTE: AYES: EADIE, CROSBY, QUINLAN NOES: NONE ABSENT: NONE USE PERMIT NO. 77-89/Administrative Review No. 77-189 Applicants: Ed Bolstad/Babetta Lanzilli To permit truck loading doors within an 18,623 square foot indus- trial building to face a public street, located on the east side of Computer Lane approximately 275 feet south of McFadden Avenue in an Ml-A, Restricted Manufacturing District. BZA 11-9-77 Page 11 Minutes, H.B. Board of Zoning Adjustments November 9, 1977 Page 12 These requests are covered by EIR 73-16, adopted by the City Council on March 18, 1974. Chairman Eadie opened the public hearing on UP 77-89. No one was present to represent the application or to address the Board, and the public hearing was closed. Dave Eadie noted that there are deficiencies on the plan which cannot be resolved without discussion with the applicants. ON MOTION BY EADIE AND SECOND BY CROSBY USE PERMIT NO. 77-89 AND ADMINISTRATIVE REVIEW NO. 77-189 WERE CONTINUED TO THE REGULAR MEETING OF NOVEMBER 16, 1977, BY THE FOLLOWING VOTE: AYES: EADIE, CROSBY, QUINLAN NOES: NONE ABSENT: NONE USE PERMIT NO. 77-90 Applicant: Cager Properties To permit the construction of a fourteen (14) unit apartment complex located on the east side of Brookhurst Street west of the Santa Ana River, approximately 1062 feet north of Banning Avenue in an R3, Medium -High Density Residential District. This request is covered by Negative Declaration 77-98, adopted by the Board of Zoning Adjustments on September 7, 1977, upon approval of Tentative Parcel Map No. 77-34. Chairman Eadie opened the public hearing. Wally Nichols and Craig Etchegoyen were present to represent the application. Mr. Nichols presented a comprehensive overview of the project. There being no other persons present to address the Board, the public hearing was closed. Board review ensued, taking into consideration building height, guest parking provisions (applicant indicated that guest parking on Brookhurst Street is presently utilized, but required parking can be provided onsite), and projection of stairs into the rear setback.' The stair projection was determined a violation and will be corrected by relocation. Several other code violations were cited and the Board suggested the developer take note of the_pfan check. As the code violations could be remedied by ad3usting the layout, the use could be approved. Dave Eadie informed the applicants that this project is not included in the City's negotiated exclusions from Coastal Commission review. He also noted that a letter has been received from the Sanitation District expressing no opposition to the project. ON MOTION BY EADIE AND SECOND BY CROSBY APPROVED WITH THE FOLLOWING FINDINGS AND ING VOTE: USE PERMIT NO. 77-90 WAS CONDITIONS, BY THE FOLLOW- BZA 11-9-77 Page 12 Minutes, H.B. Board of Zoning Adjustments November 9, 1977 Page 13 FINDINGS OF THE BOARD: 1. The use is an appropriate use within the zoning district in which it is located and substantially meets code requirements. 2. The granting of a Use Permit will not adversely affect the General Plan of the City of Huntington Beach. 3. The establishment of the use will not be detrimental to persons or property and improvements in the surrounding area. CONDITIONS OF APPROVAL: A. TO BE COMPLETED PRIOR TO ISSUANCE OF BUILDING PERMITS: 1. The conceptual plot plan and elevations received and dated October 31, 1977, shall be the approved layout, sub3ect to the modifications described herein: a. Building heights shall be delineated upon the plan. b. The required private open space for each unit shall be delineated upon the plan. C. Method and locations for providing guest parking onsite shall be noted on the plan, for contingency use when and if onstreet parking on Brookhurst Street is no longer available. The modifications described above shall be depicted upon the plan submitted to the Department of Buiding and Community Devel- opment upon application for building permits. In its approval action, the Board of Zoning Adjustments considered the following issues in relation to the conceptual plan: Traffic circulation and drives; Parking layout; Lot size; . 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. All applicable fees shall be paid prior to issuance of building permits. B. GENERAL CONDITIONS: 1. All applicable conditions imposed on Tentative Parcel Map No. 77-34 shall apply. AYES: EADIE, CROSBY, QUINLAN NOES: NONE ABSENT: NONE BZA 11-9-77 Page 13 Minutes, H.B. Board of Zoning Adjustments November 9, 1977 Page 14 TENTATIVE PARCEL MAP NO. 77-43 Applicant: Vista Investment Properties, Inc. To permit the creation of four (4) residential parcels of land, each parcel containing an existing residential structure, located on the east side of Van Buren Street approximately 100 feet north of Newman Avenue in an R2, Medium Density Residential District. This request is covered by Negative Declaration No. 77-118. Vince Tock (Tate Engineering), Jim Brady and Michael Joyce of Vista Investments were present at the meeting. The applicants in- dicated their receipt of the suggested conditions of approval previously forwarded to them. The public hearing on the negative declaration request was opened and closed, as there were no persons present to address the Board on the matter. Bruce Crosby informed the applicants that this request is in viola- tion of the City's ordinance codes and the Subdivision Map Act, because of the inadequate width of the 28 foot drive to provide access to these four units and because if broken up into four par- cels each parcel would be required to stand on its own as far as open space, coverage, etc., requirements are concerned. The Board cannot approve the request as submitted. Mr. Brady questioned why they were permitted to file the request if there was no possibility of its being approved, and was informed that the Board would inves- tigate the matter. ON MOTION BY EADIE AND SECOND BY CROSBY NEGATIVE DECLARATION NO. 77-118 WAS DENIED WITHOUT PREJUDICE, BY THE FOLLOWING VOTE: AYES: EADIE, CROSBY, QUINLAN NOES: NONE ABSENT: NONE ON MOTION BY EADIE AND SECOND BY CROSBY TENTATIVE PARCEL MAP NO. 77-43 WAS DENIED FOR THE REASON THAT IT IS NOT IN COMPLIANCE WITH THE STATE MAP ACT AND LOCAL ZONING ORDINANCES, BY THE FOLLOWING VOTE: AYES: EADIE, CROSBY, QUINLAN NOES: NONE ABSENT: NONE The applicants were advised of the appeal period and procedure. BZA 11-9-77 Page 14 1 Minutes, H.B. Board of Zoning Adjustments November 9, 1977 Page 15 ADMINISTRATIVE REVIEW NO. 77-190 Applicant: Norman J. Beko To permit construction of a two-story, 9,434 square foot indus-- trial building located on the south side of Research Drive approxi- mately 445 feet west of Graham Street in an Ml-A, Restricted Manu- facturing District. This request is covered by EIR 73-16, adopted by the City Council on March 18, 1974. Norman Beko was present at the meeting. Board review included discussion of some provision for outside storage space, to be screened off from view. The applicant was advised by the Board of the alternative treatments available to him for screening of the landscaping; Mr. Beko indicated that this was planned to be done by a 3-foot mound with planting. ON MOTION BY QUINLAN AND SECOND BY CROSBY ADMINISTRATIVE REVIEW NO. 77-190 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 and dated -October 28, 1977, shall be the approved layout. In its approval action the Board of Zoning Adjustments considered the following issues in relation to the conceptual plan: . Traffic circulation and drives; . Parking layout; . Lot size; . Lot width and lot depth; . Type of use and its relation to property in the immediate vicinity; . Past administrative action regarding this property. 2. All applicable fees shall be paid prior to issuance of building permits. 3. Parking stalls shall be striped in compliance with Article 979 of the Huntington Beach Ordinance Code. AYES: EADIE, CROSBY, QUINLAN NOES: NONE ABSENT: NONE ja ERZEadieg, NO FURTHER BUSINESS, e Secretary Board of Zoning Adjustments THE MEETING WAS ADJOURNED. BZA 1:-9-77 Page 15