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HomeMy WebLinkAbout1978-02-01MINUTES HUNTINGTON BEACH BOARD OF ZONING ADJUSTMENTS Room B-8 - Civic Center 2000 Main Street Huntington Beach, California WEDNESDAY, FEBRUARY 1, 1978 - 1:15 PM BOARD MEMBERS PRESENT: CITY STAFF PRESENT: EADIE. CROSBY, SPENCER MEL OTT, FIRE DEPARTMENT MINUTES: 014 MOTION BY CROSBY AND SECOND BY EADIE THE MINUTES OF THE REGULAR MEETING OF JANUARY 18, 1978, WERE APPROVED AS TRANSCRIBED, BY THE FOLLOWING VOTE: AYES: EADIE, CROSBY NOES: NONE ABSENT: NONE ABSTAIN: SPENCER REGULAR AGENDA ITEMS: USE PERMIT NO. 78-3 (Cont. from 1-25-78) Applicant: Steve Robinson To permit construction of a single-family dwelling in an R4 District, located on the east side of loth Street 87.5 feet south of Walnut Avenue in an R4, Multiple -Family Residential District. This request is a Categorical Exemption, Class III, California En- vironmental Qualitv Act, 1970. Chairman Eadie reopened the public hearing. Mr. Robinson was present at the meeting and submitted the requested proof of prior division of the property, showing that the lot was subdivided by a recorded quit claim deed dated September 3, 1927. There being no one present to speak for or against the sub]ect proposal, the public hearing was closed. The Board reviewed the site plan and found the pro3ect to comply with code requirements. It was also determined that the proof submitted by the applicant was adequate to establish the legality of this 37.5 foot building site. ON MOTION BY EADIE AND SECOND BY SPENCER USE PERMIT NO. 78-3 WAS APPROVED WITH THE FOLLOWING FINDINGS AND CONDITIONS, BY THE FOLLOW- ING VOTE: Minutes, H.B. Board of Zoning Ad3ustments February 1, 1978 Page 2 FINDINGS OF THE BOARD: 1. The subject proposal is consistent with ordinance code require- ments. 2. The granting of the Use Permit will not be detrimental to property or improvements in the immediate vicinity. 3. The proposal is consistent with the City's General Plan of Land Use. CONDITIONS OF APPROVAL: A. TO BE COMPLETED PRIOR TO ISSUANCE OF BUILDING PERMITS: 1. The site plan and elevations received and dated January 16, 1978, shall be the approved layout. In its approval action, the Board of Zoning Ad3ustments 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 build- ing permits. AYES: EADIE, CROSBY, SPENCER NOES: NONE ABSENT: NONE USE PERMIT NO. 78-4 Applicant: Alvin A. Sugarman To permit construction of an 18,000 square foot office building loc- ated on the north side of Slater Avenue approximately 250 feet east of Beach Boulevard in a C4, Highway Commercial District. This request is covered by Negative Declaration No. 78-1. Chairman Eadie opened the public hearing on the Use Permit and the Negative Declaration request. Mr. Sugarman was present at the meet- ing. Florence McManus, resident of an abutting residential develop- ment, addressed the Board to request information on building setbacks, BZA 2-1-78 Page 2 Minutes, H.B. Board of Zoning Adjustments February 1, 1978 Page 3 windows in the second -story portion of the building which would overlook adjacent residential lots, and possible screening of the project from view. Mr. Sugarman indicated that there are trees planned for the westerly property line and probably at the rear of the lot as well. The Board reviewed the information contained in the Negative Declara- tion and the transmittal from the Environmental Section, and consid- ered mitigating measures applicable to the project. ON MOTION BY CROSBY AND SECOND BY SPENCER THE BOARD, HAVING FOUND THAT THE PROPOSED PROJECT WILL NOT HAVE A SIGNIFICANT ADVERSE EFFECT ON THE PHYSICAL ENVIRONMENT, ADOPTED NEGATIVE DECLARATION NO. 78-1 WITH THE MITIGATING MEASURES CONTAINED IN CONDITIONS B1 THROUGH B4 IMPOSED ON THE USE PERMIT, BY THE FOLLOWING VOTE: AYES: EADIE, CROSBY, SPENCER NOES: NONE ABSENT: NONE There being no other persons present to address the Board in regard to this request, the public hearing was closed. The Board reviewed the project with the applicant, discussing alter- nate window treatment and methods of providing landscaping screeninq for the building. Bruce Crosby informed the applicant that an additional twenty feet of dedication will be required off Slater Ave- nue and full street improvements within the right-of-way. Pat Spencer said that it would be the Department's recommendation that no windows be permitted on the second story portion in the north elevation of the building, and Mel Ott noted that the project will require an ad- ditional fire hydrant. ON MOTION BY CROSBY AND SECOND BY EADIE. USE PERMIT NO. 78-4 WAS APPROVED WITH THE FOLLOWING FINDINGS AND CONDITIONS, BY THE FOLLOWING VOTE: FINDINGS OF THE BOARD: 1. The establishment, maintenance, and operation of the use will not be detrimental to property and improvements in the vicinity of such use or building nor injurious to the general welfare of per- sons residing or working in the vicinity. 2. The granting of a Use Permit will not adversely affect the General Plan of the City of Huntington Beach. 3. The proposal is consistent with the City's General Plan of Land Use. BZA 2-1-78 Page 3 Minutes, H.B. Board of Zoning Adjustments February 1, 1978 Page 4 CONDITIONS OF APPROVAL: A. TO BE COMPLETED PRIOR TO ISSUANCE OF BUILDING PERMITS: 1. The site plan and elevations received and dated January 16, 1978, shall be the approved layout, subject to the follow- ing modification: The second story windows shown in the northerly elevation shall be either deleted from the project or shall be installed with opaque panes. The modification outlined above shall be depicted upon the plan 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 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 build- ing permits. 3. A landscaping plan shall he submitted to the Secretary of the Board. Said plan shall comply with Article 979 of the Huntington Beach Ordinance Code and landscaping specifica- tions on file in the Department of Public Works. 4. A rooftop and mechanical equipment screening plan shall be submitted to the Secretary of the Board. Said plan shall indicate screening of all rooftop mechanical equipment and shall delineate the type of material proposed to screen said equipment. B. GENERAL CONDITIONS: 1. Natural gas shall be stubbed in at the locations of cooking facilities, water heaters, and central heating units. 2. Low -volume heads shall be used on all spigots and water faucets. 3. All building spoils, such as unusable lumber, wire, pipe, and other surplus or unusable material, shall be disposed of at an offsite facility equipped to handle them. BZA 2-1-78 Page 4 1 Minutes, H.B. Board of Zoning Adjustments February 1, 1978 Page 5 4. If outside lighting is included on site, high-pressure sodium vapor lamps shall be used to prevent "spillage" onto adjacent areas and for energy savings. AYES: EADIE, CROSBY, SPENCER NOES: NONE ABSENT: NONE CONDITIONAL EXCEPTION NO. 78-1 Applicant: Robert J. Burdick To permit a reduction in required driveway approach to 15 feet from the required 22 feet and a reduction of rear yard setback from 10 to 5 feet, located at the southwest corner of Sussex Circle and Alexandria Drive in an Rl, Low Density Residential District. This request is a Categorical Exemption, Class V, California Envir- onmental Quality Act, 1970. Chairman Eadie opened the public hearing. Mr. Burdick was present at the meeting and indicated that the proposed site was the only location on his lot upon which he could place the new garage and still provide his planned pool in the rear yard. He also informed the Board that another addition has been constructed in his neighborhood with the reduced drive approach. There being no other persons to address the Board, the public hearing was closed. Chairman Eadie explained to the applicant the necessary finding of hardship which the Board is required to make and the criteria upon which such finding must be based. Possible alternate layouts were considered by the Board in its review, as well as code requirements in force when the site was oriqinally developed. ON MOTION BY EADIE AND SECOND BY CROSBY CONDITIONAL EXCEPTION NO. 78-1 WAS APPROVED WITH THE FOLLOWING FINDINGS AND CONDITIONS, BY THE FOLLOWING VOTE: FINDINGS OF THE BOARD: 1. Based on the physical layout of the site, the garage conversion and proposed new garage are located at the most reasonable loca- tion on the lot. 2. The requested reduction of rear yard setback is a minimal reduc- tion, and the location of an unoccupied new garage on this section of the lot would not result in an adverse infringement upon the adjacent property. 3. The adjacent property building setback abutting the proposed gar- age is substantially greater than the minimum setback requirement, BZA 2-1-78 Page 5 Minutes, H.B. Board of Zoning Adjustments February 1, 1978 Page 6 thereby further alleviating any possible adverse impact from the new construction. 4. Drives within the tract in which subject request is located were previously approved under code requirements for twenty (20) foot drive length in lieu of the present standard of twenty-two (22) feet. The twenty (20) foot drive length permitted by this approval to accommodate the proposed addition is therefore con- sistent. 5. The granting of the Conditional Exception as approved will not constitute granting of a special privilege nor be materially detrimental to the public welfare or to property and improvements in the same zoning classifications. CONDITIONS OF APPROVAL: A. TO BE COMPLETED PRIOR TO ISSUANCE OF BUILDING PERMITS: 1. The site plan received and dated January 12, 1978, shall be the approved layout, subject to the following modification: The plan shall be revised to provide a drive approach from the front property line to the new garage wall of twenty (20) feet. The modification outlined above shall be delineated upon the plan 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 in relation to the conceptual plan: . Drives and 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. All applicable fees shall be paid prior to issuance of build- ing permits. AYES: EADIE, CROSBY, SPENCER NOES: NONE ABSENT: NONE TENTATIVE PARCEL MAP NO. 78-6 Applicant: James Markle/Michael Cherney To permit the relocation of the property line between two (2) parcels to create two (2) new parcels with different configuration, located BZA 2-1-78 Page 6 Minutes, H.B. Board of Zoning Adjustments February 1, 1978 Paqe 7 on the south side of Banning Avenue approximately 60 feet east of Marblehead Lane in an Rl, Low Density Residential District. This request is a Categorical Exemption, Class V, California Envir- onmental Quality Act, 1970. James Markle was present at the meeting and indicated his receipt of and concurrence with the suggested conditions of approval. ON MOTION BY CROSBY AND SECOND BY EADIE TENTATIVE PARCEL MAP NO. 78-6 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 January 23, 1978, shall be the approved layout. 2. A parcel map shall be filed with and approved by the Depart- ment of Public Works and recorded with the Orange County Recorder. 3. A copy of the recorded parcel map shall be filed with the Planning Department. AYES: EADIE, CROSBY, SPENCER NOES: NONE ABSENT: NONE ADMINISTRATIVE REVIEW NO. 78-7 Applicant: B M W Partners To permit the construction of a 25,763 square foot industrial build- ing located on the south side of McFadden Avenue approximately 203 feet west of Product Lane in an Ml-A, Restricted Manufacturing Dis- trict. This request is covered by EIR 73-16, adopted by the City Council on March 18, 1974. John Barker and Steve Muller were present to represent the applica- tion. Proof of reciprocal access easements along the easterly side of the parcel has been submitted; this was a requirement of Division of Land No. 74-29. This division of land also gave the Board the res- ponsibility of reviewing access points from McFadden Avenue on Lot 8. BZA 2-1-78 Page 7 Minutes, H.B. Board of Zoning Adjustments February 1, 1978 Page 8 The Board discussed the site plan, considering the aesthetic effects of the parking for Building B facing the rear of Building A; the lack of a walkway or planting area adjacent to Building A; and the relationship of the trash area to the handicapped parking stall shown on the site. Landscaping and setback requirements were also reviewed. The applicants indicated that the problems on the site can be solved by a slight reduction in building size, and agreed to such an approach. ON MOTION BY EADIE AND SECOND BY CROSBY ADMINISTRATIVE REVIEW NO. 78-7 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 revised conceptual site plan received and dated January 26, 1978, shall be the approved layout, subject to the modifi- cations described herein: a. The handicapped parking stall shown on the plan shall be relocated away from the trash area (replacement of this stall elsewhere on the site will result in either reduc- tion in building size or site design modification). b. Rear setbacks for both buildings and side setback for Building B shall be a maximum of six (6) inches. c. A three (3) foot landscaped planter with a 6-inch curb shall be shown adjacent to the front of Building A. Adjustment of building size or location to accommodate said planter shall be at the option of the developer as long as minimum code standards are complied with. The modifications outlined above shall be delineated on the site plan submitted to the Department of Building and Community Devel- opment upon application for building permits. NOTE: Applicant is advised that landscaping within parking overhangs is not included in the calculation for 6 percent site landscaping. 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. BZA 2-1-78 Page 8 [l Minutes, H.B. Board of Zoning Adjustments February 1, 1978 Page 9 2. The following plans shall be submitted to the Secretary of the Board: 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 equip- ment and shall delineate the type of material proposed to screen said equipment. 3. All applicable fees shall be paid prior to issuance of building permits. B. GENERAL CONDITION: 1. Existing reciprocal easements between the subject property and the adjacent property to the east shall be maintained in perpetuity. AYES: EADIE, CROSBY, SPENCER NOES: NONE ABSENT: NONE TENTATIVE PARCEL MAP NO. 78-7 (In Con3./AR 78-8) Applicant: William Church Consultinq Civil Engineers, Inc. To permit creation of seven (7) separate parcels of land, located at the southeast corner of Bolsa Chica Street and Bolsa Avenue in an Ml-A, Restricted Manufacturing District. This request is covered by EIR 73-16, adopted by the City Council on March 18, 1974. Del De Revere and Cal Woolsey were present to represent the applica- tion. Mr. De Revere discussed the suggested conditions of approval for this parcel map, stating the buyers' concerns on being required to accomplish certain things that had previously been conditioned on Tentative Tract Map 8688"X" for Kacor (formerly Kaiser -Aetna). His principals have requested a continuance on this map if their objec- tions cannot be resolved. The Board explained the legally mandated necessity for imposing the street improvement requirements and considered possible recourse which might be available to the developers. Roy Gohara, of Toups Engineering, stated that Kacor is very willinq to install the required improvements and has had the work out to bid; however, they are encountering difficulty in obtaining anyone to do the job. After extensive discussion it was the consensus that the map should be approved today and reconsidered at the next meetinq if the BZA 2-1-78 Page 9 Minutes, H.B. Board of Zoning Adjustments February 1, 1978 Page 10 applicants should so desire. ON MOTION BY CROSBY AND SECOND BY SPENCER TENTATIVE PARCEL MAD NO. 78-7 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 January 24, 1978, shall be the approved layout as amended to depict utility easements of 4'6" on both the future Triton Lane and the future Oceanus Drive. 2. A parcel map shall be filed with and approved by the Depart- ment of Public Works and recorded with the Orange County Recorder. 3. A copy of the recorded parcel map shall be filed with the Planning Department. 4. Full street improvements, including any modifications to the existing raised median in Bolsa Avenue required by subject project and the restriping of Argosy Avenue, shall be con- structed for each street abutting the subject site prior to recordation of this parcel map. Said improvements shall be installed by the developer of the subject project if the subdivider of Tract 8688"X" fails to perform such improvements. 5. All applicable conditions of approval imposed on Tract 8688"X" shall continue'to apply. 6. Vehicular access rights on Bolsa Avenue and Bolsa Chica Street shall be limited to those approved by the Planning Commission for precise locations of drive openings upon its approval of Tentative Tract Map 8688"X". AYES: EADIE, CROSBY, SPENCER NOES: NONE ABSENT: NONE ADMINISTRATIVE REVIEW NO. 78-8 (In ConD./TPM 78-7) Applicant: Dell De Revere To permit construction of fifteen (15) industrial builings with a total 195,601 square footage, located on the south side of Bolsa Avenue east of Bolsa Chica Street in an MI -A, Restricted Manufactur- ing District. BZA 2-1-78 Page 10 Minutes, H.B. Board of Zoning Adjustments February 1, 1978 Page 11 This request is covered by EIR 73-16, adopted by the City Council on March 18, 1974. Dell De Revere was present to represent the application. The timing of construction in relation to the processing of the parcel map and street improvements was discussed. It was noted that Parcels 1, 2, and 3 are not included in immediate development plans and should be so designated on the plan. Dave Eadie informed the applicant that, when he is ready to develop those particular parcels, it may be necessary to take the request to the Planning Commission for approval of the access points on Bolsa Chica insofar as they may deviate from previously approved drive cuts. Easement requirements and setbacks therefrom were explained by Bruce Crosby. Also reviewed were parking and landscaping; the applicant was reminded that landscaping in parking overhangs is not used in the calculation for the required 6 percent site landscaping. The five parking stalls located within the ramp area on Parcel 4 were found not to be in compliance with code provisions. ON MOTION BY CROSBY AND SECOND BY EADIE ADMINISTRATIVE REVIEW NO. 78-8 WAS APPROVED WITH THE FOLLOWING CONDITIONS, BY THE FOLLOWING VOTE: CONDITIONS OF APPROVAL: A. TO BE COMPLETED PRIOR TO ISSUANCE OF BUILDING PERMITS: 1. No building permits shall be issued prior to the recordation of the parcel map for the subject site (TPM 78-7). 2. The conceptual site plan received and dated January 19, 1978, shall be the approved layout, subject to the modifications described herein: a. The five (5) parking stalls on the northerly side of Parcel 4 which are located within the ramp area shall be relocated. b. Parcels 2 and 3 shall be redesignated on the plan as "possible future development" or deleted from the site plan. C. The rear setback, of the building on Parcel 6 shall be shown at thirty (30) feet. d. The building shown on Parcel 4 shall be set back from the northerly property line a maximum distance of six (6) inches. The modifications outlined above shall be delineated upon the plan submitted to the Department of Building and Community Devel- opment upon application for building permits. BZA 2-1-78 Page 11 Minutes, H.B. Board of Zoning Ad]ustments February 1, 1978 Page 12 In its approval action, the Board of Zoning Ad3ustments 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 build- ing permits. 3. The following plans shall be submitted to the Secretary of the Board: 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. AYES: EADIE,'CROSBY, SPENCER NOES: NONE ABSENT: NONE MISCELLANEOUS AGENDA ITEMS: LANDSCAPING PLANS Applicant: Shell Oil Company To review landscaping plans for seven Shell Oil service stations at separate locations throughout the City. The Board reviewed the sub3ect plans for the following sites: Dela- ware and Main Streets; the Sunset Marina; Bolsa Street and Edinger Avenue; Bolsa Street and Edwards Street; Terry Drive and Beach Boule- vard; Goldenwest Street and Edinger Avenue; and Springdale Street and Hell Avenue. ON MOTION BY EADIE AND SECOND BY SPENCER, THE ABOVE -NOTED LANDSCAP- ING PLANS WERE APPROVED IN CONCEPT, BY THE FOLLOWING VOTE: AYES: EADIE, CROSBY, SPENCER NOES: NONE ABSENT: NONE BZA 2-1-78 Page 12 111IlULCb, n.n. nudru of Loning Adjustments February 1, 1978 Page 13 ADMINISTRATIVE REVIEW NO. 77-32 (Revision) Applicant: Richard and Carol Rivett Request for deletion of a condition requiring a tentative parcel map to be filed to consolidate two parcels into one on property located at the northwest corner of Graham Street and Production Drive in an Ml-A, Restricted Manufacturing District. Chairman Eadie explained that there is no longer a need for the parcel map due to submittal of an approved Declaration of Restric- tions for the project site. ON MOTION BY EADIE AND SECOND BY SPENCER CONDITION NO. C-1 PREVIOUSLY IMPOSED UPON THIS ADMINISTRATIVE REVIEW WAS DELETED, BY THE FOLLOWING VOTE: AYES: EADIE, CROSBY, SPENCER NOES: NONE ABSENT: NONE TENTATIVE PARCEL MAP NO. 77-54 (Revision) Applicant: James B. Morton To permit change of parcel width on a previously approved tentative parcel map located on the north side of Liberty Street approximately 500 feet west of Beach Boulevard in an R2, Medium Density Residential District. Applicant is requesting that his map reflect two 66-foot lots instead of the previously approved lot widths of 60 and 72 feet respectively. The Board determined that the ad3ustment is a minor one and still provides legal building sites. ON MOTION BY EADIE AND SECOND BY CROSBY THE REVISED PLAN FOR TENTA- TIVE PARCEL MAP NO. 77-54 WAS APPROVED WITH THE FOLLOWING CONDITIONS, BY THE FOLLOWING VOTE: CONDITIONS OF APPROVAL: (Amended) 1. The revised parcel map received and dated February 1, 1978, shall be the approved layout. 2. All other conditions previously imposed on December 28, 1977, shall continue to apply. AYES: EADIE, CROSBY, SPENCER NOES: NONE ABSENT: NONE B7A 2-1-78 Page 13 Minutes, H.B. Board of Zoning Adjustments February 1, 1978 Page 14 PLOT PLAN AMENDMENT NO. 77-4 (Revised) Applicant: General Telephone Company To permit establishment of a temporary parkinq lot during construc- tion of telephone company facilities, located on the west side of Bushard Street approximately 350 feet south of Garfield Avenue in an R5, Office -Professional District. Warren Weaver was present to represent the Telephone Company and further explain his company's plans, noting that new work taking place on the existing site has created parking problems which necessi- tate provision of this temporary lot. He estimated that the need would continue for approximately one year. The lot will be approxi- mately 65 x 200 feet of parking, and the company plans to surface the area with a minimum of rolled crushed rock. The Board reviewed the request. ON 140TION BY SPENCER AND SECOND BY CROSBY THE REVISION TO PLOT PLAN AMENDMENT NO. 77-4 WAS APPROVED WITH THE FOLLOWING CONDITIONS, BY THE FOLLOWING VOTE: CONDITIONS OF APPROVAL (Added) 1. The revised plan received and dated January 31, 1978, shall be the approved layout for the temporary parking lot. 2. The lot shall be chalked or otherwise marked to provide stalls and turning radius into the parking places to comply with code requirements. AYES: EADIE, CROSBY, SPENCER NOES: NONE ABSENT: NONE LANDSCAPING PLANS Applicant: The Buccola Company Landscaping plan for a previously approved shopping center located on the east side of Beach approximately 200 feet north of Garfield Avenue in a C4, Highway Commercial District. The plan was reviewed by the Board. ON MOTION BY EADIE AND SECOND BY CROSBY THE LANDSCAPING PLANS AS SUB- MITTED WERE APPROVED BY THE FOLLOWING VOTE: AYES: EADIE, CROSBY, SPENCER NOES: NONE ABSENT: NONE THERE BEING NO FURTHER BUSINESS, THE MEETING WAS ADJOURNED :df Eadie, 5 cretary