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HomeMy WebLinkAbout1978-05-24MINUTES HUNTINGTON BEACH BOARD OF ZONING ADJUSTMENTS Room B-8 - Civic Center 2000 Main Street Huntington Beach, California WEDNESDAY, MAY 24, 1978 - 1:15 PM BOARD MEMBERS PRESENT: SPENCER, EADIE, CROSBY CITY STAFF PRESENT: JIM GERSPACH, FIRE DEPARTMENT AGENDA ITEMS TO BE CONTINUED OR WITHDRAWN: USE PERMIT NO. 78-30 Applicant: Chris William Caras To permit construction of an 11,300 square foot office -commercial building located on the east side of Beach Boulevard approximately 255 feet north of Newman Avenue in a C4, Highway Commercial District. Chairman Eadie opened the public hearing. No persons were present to address the Board, and the public hearing was closed. Secretary Spencer reported that the applicant has been successful in beginning construction in time to keep his prior use permit active; there is, therefore, no need for the processing of the sub- ject application and the applicant has requested withdrawal. ON MOTION BY SPENCER AND SECOND BY EADIE USE PERMIT NO. 78-30 WAS WITHDRAWN AT THE REQUEST OF THE APPLICANT, BY THE FOLLOWING VOTE: AYES: SPENCER, EADIE, CROSBY NOES: NONE ABSENT: NONE MINUTES: ON MOTION BY EADIE AND SECOND BY CROSBY THE MINUTES OF THE REGULAR MEETING OF MAY 3, 1978, WERE APPROVED AS TRANSCRIBED BY THE FOLLOWING VOTE: AYES: SPENCER, EADIE, CROSBY NOES: NONE ABSENT: NONE REGULAR AGENDA ITEMS: USE PERMIT NO. 78-25 (Cont. from 5-10-78) Applicant: Ken Reynolds To permit establishment of a self-service car wash facility loc- ated on the southeast corner of Bushard Street and Hamilton Avenue in a C4, Highway Commercial District. Minutes, H.B. Board of Zoning Adjustments May 24, 1978 Page 2 Before reopening the continued public hearing, Chairman Eadie requested a report from the Secretary of the Board. Pat Spencer informed the Board that the original finding that the project was exempt from environmental review had been based on the belief that it would be merely a replacement for an existing service station. After having been apprised of the fact that the station had in fact been removed several months ago, the Environmental Resources Section reexamined the application and determined that, as a new use, it is subject to the requirement of filing an initial study. The City Attorney has ruled that the matter cannot be approved at this meeting without the necessary environmental documentation; therefore, it would be appropriate to receive any further public testimony, obtain information on the applicant's willingness to submit the necessary information, and take appropriate action. Chairman Eadie reopened the public hearing. Ken Reynolds was pre- sent at the meeting and outlined his efforts to meet with staff and adjoining residents on the project to try to mitigate the prob- lems discussed at the revious meeting. Mr. Reynolds stated that he felt the imposition of the requirement for environmental review was a result of the controversy which had been generated by the project and was not actually inherent in the proposal itself. Dave Eadie reported that the Board has received a letter from con- cerned citizens opposing the project; a memo has also been received from the City Traffic Engineer recommending that an independent traffic study be prepared for the site. Dan Kaylor addressed the Board to discuss the safety aspects of the proposed use. He submitted another petition containing an addi- tional 200 names of nearby residents in opposition to the car wash. David Wiggins, 9582 Drumbeat Drive, informed the Board that a similar request for a car wash adjoining Meredith Gardens had been denied. He also pointed out that there is no buffer zone between the subject property and the abutting residences, that all other 24-hour car washes in the City are located in commercial areas, and that this use would not be in keeping with the development of the other three corners of the intersection. There being no others wishing to address the Board, the public hearing was closed. Pat Spencer reported that he has investigated another car wash wl_ich abuts residential property in the City (a mobilehome park) and found that the problems result from nighttime activity; if the project were approved, conditions limiting hours of operation would be ad- visable. He noted that he would reserve his comments on the traffic - generated problems until an environmental document had been prepared addressing that issue. Dave Eadie discussed the suitability of the project for the area in which it is proposed. He outlined the Board's options for the applicant -- to continue pending receipt of an environmental docu- ment or to deny without prejudice in the absence of such document. BZA 5-24-78 Page 2 Minutes, H.B. Board of Zoning Adjustments May 24, 1978 Page 3 The Board discussed procedural aspects of a possible appeal to any action taken here, noting that failure to file a negative declara- tion request might diminish the applicant's ability to appeal the matter. It was the decision of the applicant that he would prefer that action be taken at this meeting without consideration of an environmental document. ON MOTION BY EADIE AND SECOND BY CROSBY USE PERMIT NO. 78-25 WAS DENIED WITHOUT PREJUDICE, BY THE FOLLOWING VOTE: AYES: SPENCER, EADIE, CROSBY NOES: NONE ABSENT: NONE The Board reiterated its concern on the project. It was the con- sensus of the Board that even in the absence of environmental docu- ments they felt that the use should be disapproved. ADMINISTRATIVE REVIEW NO. 78-43 (Cont. from 5-17-78) Applicant: D.J. Roofing To permit establishment of a roofing material storage yard located south of the intersection of Manufacture Lane and System Drive in an M1-A, Restricted Manufacturing District. This request is covered by EIR 73-16, adopted by the City Council on March 18, 1974. Pat Spencer reported that the City Attorney has determined that the previous entitlement for substandard lot frontage had been based upon a specific site plan submitted with the lot configura- tion and was not applicable to any other proposal. The present request is therefore an improper application and the applicant has been so informed. ON MOTION BY EADIE AND SECOND BY SPENCER ADMINISTRATIVE REVIEW NO. 78-43 WAS WITHDRAWN WITH THE VERBAL CONSENT OF THE APPLICANT, BY THE FOLLOWING VOTE: AYES: SPENCER, EADIE, CROSBY NOES: NONE ABSENT: NONE USE PERMIT NO. 78-24 Applicant: Paul Ledbetter To permit construction of five (5) new units to an already exist- ing four -unit dwelling complex located on the east side of Cameron Street approximately 360 feet north of Newman Avenue in an R3, Limited Multiple Family Residential District. This request is covered by Negative Declaration No. 78-42. Chairman Eadie opened the public hearing. Paul Ledbetter, John Hartman, and Bob Valor were present to represent the application. BZA 5-24-78 Page 3 Minutes, H.B. Board of Zoning Adjustments May 24, 1978 Page 4 The Board reviewed the information contained in the negative declaration request form and considered mitigation measures appli- cable to the project. ON MOTION BY CROSBY AND SECOND BY EADIE THE BOARD, HAVING FOUND THAT THE PROPOSED PROJECT WILL NOT HAVE A SIGNIFICANT ADVERSE EFFECT UPON THE PHYSICAL ENVIRONMENT, ADOPTED NEGATIVE DECLARATION 78-42 WITH THE MITIGATION MEASURES CONTAINED IN CONDITIONS 3 THROUGH 7 IMPOSED ON THE USE PERMIT, BY THE FOLLOWING VOTE: AYES: SPENCER, EADIE, CROSBY NOES: NONE ABSENT: NONE The applicants informed the Board that they expect to obtain recip- rocal easements with the abutting property for access to the rear of their property. There being no persons to speak for or against the proposal, the public hearing was closed. Board review ensued, considering access, open space, and other code requirements. Jim Gerspach informed the applicants that there will be a need for a hydrant, and Bruce Crosby noted that ten feet of dedication will be required on Cameron Street. ON MOTION BY CROSBY AND SECOND BY SPENCER USE PERMIT NO. 78-24 WAS APPROVED WITH THE FOLLOWING FINDINGS AND CONDITIONS, BY THE FOLLOW- ING VOTE: FINDINGS OF THE BOARD: 1. The establishment, maintenance, and operation of the use will not be detrimental to the general welfare of persons residing or working in the vicinity or injurious to property and improve- ments in the general area. 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. CONDITIONS OF APPROVAL: A. TO BE COMPLETED PRIOR TO ISSUANCE OF BUILDING PERMITS: 1. The conceptual plot plan received and dated April 18, 1978, shall be the approved layout, subject to the modifications described herein: a. The plan shall depict the construction of five (5) new units rather than the six originally depicted. b. The plan shall delineate exact dimensions on decks. BZA 5-24-78 Page 4 Minutes, H.B. Board of Zoning Ad3ustments May 24, 1978 Page 5 A revised plan delineating the above modifications shall be submitted to the Department of Building 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 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. Prior to issuance of building permits, the applicant shall either submit a letter indicating that he will install an automatic sprinklering system within the new units on the rear of the property or submit proof of recorded reciprocal easements with the property abutting to the north for access to,said rear units. Failure to provide one or the other of the above -noted documents shall render the approval of this Use Permit null and void. NOTE: The plan shall reflect a required ten (10) foot dedication on Cameron Street. 3. Natural gas and 220V electrical shall be stubbed in at the location of clothes dryers. 4. Natural gas shall be stubbed in at the locations of cook- ing facilities, water heaters, and central heating units. 5. Low -volume heads shall be used on all spigots and water faucets. 6. 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. 7. The structures on the 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. AYES: SPENCER, EADIE, CROSBY NOES: NONE ABSENT: NONE BZA 5-24-78 Page 5 Minutes, H.B. Board of Zoning Adjustments May 24, 1978 Page 6 USE PERMIT NO. 78-29 Applicant: Frank H. Bowers To permit the use of 250 of the floor space in an existing facility to be used for retail sales purposes. Said property is located on the north side of Slater Avenue approximately 32 feet west of Nichols Street in an Ml, Light Manufacturing District. This request is a Categorical Exemption, Class I, California En- vironmental Quality Act, 1970. Chairman Eadie opened the public hearing. Frank Bowers was present at the meeting; there being no persons to speak for or against the proposal, the public hearing was closed. Board discussion ensued. ON MOTION BY EADIE AND SECOND BY SPENCER USE PERMIT NO. 78-29 WAS APPROVED WITH THE FOLLOWING FINDINGS AND CONDITIONS, BY THE FOLLOW- ING VOTE: FINDINGS OF THE BOARD: 1. The establishment, maintenance, and operation of the use will not be detrimental to the general welfare of persons residing or working in the vicinity or injurious to property and improve- ments in the general area. 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. CONDITIONS OF APPROVAL: A. TO BE COMPLETED PRIOR TO ISSUANCE OF PERMITS: 1. The conceptual plan received and dated May 4, 1978, shall be the approved layout. In its approval action the Board of Zoning Adjustments considered the following issues relating to the conceptual plan: . Type of use and its relation to property and improvements in the immediate vicinity; . Past administrative action regarding this property. AYES: SPENCER, EADIE, CROSBY NOES: NONE ABSENT: NONE BZA 5 -24-78 Page 6 Minutes, H.B. Board of Zoning Adjustments May 24, 1978 Pago 7 USE PERMIT NO. 78-31 Applicant: Kensen Development Co., Inc. To permit replacement of an existing shed and fence -enclosed sales/ storage area by construction of an addition to a National Lumber store located at the southeast intersection of Garfield Avenue and Brookhurst Street in a C4, Highway Commercial District. This project is covered by Negative Declaration No. 78-45. Chairman Eadie opened the public hearing. Nelson John and Gary Thomsen were present at the meeting. There being no persons present to speak for or against the proposal, the public hearing was closed. Jim Gerspach discussed the project, noting that the addition will have to be sprinklered. He also informed the applicant of possible changes to the water supply system such as removal of an obsolete onsite hydrant, addition of new hydrants, and possible replacement of the underground supply system. Date Eadie expressed concern that 'the plan under consideration does not accurately reflect conditions existing in the field; e.g., some of the parking shown does not exist, storage -on the site renders "pa'rt of the site unusable, -for parking or t1irning movements,' a propane tank on the site eliminates three parking spaces, and other physical obstructions exist around the use. The Board reviewed these aspects of the project and also discussed whether the parking calculations for the entire center remain valid. It was the consensus that the request should be continued to permit submittal of an accurate, up to date site plan for proper review. ON MOTION BY EADIE AND SECOND BY SPENCER USE PERMIT NO. 78-31 AND ND 78-45 WERE CONTINUED WITH THE CONCURRENCE OF THE APPLICANTS TO THE MEETING OF MAY 31, 1978, BY THE FOLLOWING VOTE: AYES: SPENCER, EADIE, CROSBY NOES: NONE ABSENT: NONE CONDITIONAL EXCEPTION NO. 78-30 Applicant: Donald A. Weir To permit a six (6) foot high chain link fence enclosing an oil production area to be erected at zero setback, on property located on the northeast corner of Ernest Avenue and Goldenwest Street in an RA-O-CD, Residential/Agricultural combined with Oil Production, Civic District. This request is a Categorical Exemption, Class 5, California En- vironmental Quality Act, 1970. Chairman Eadie opened the public hearing. Donald Weir was present at the meeting. Also present was Ron Brindle to speak in support of the request. There being no other persons to address the Board, BZA 5-24-7$` -'` Page y{7 Minutes, H.B. Board of Zoning Adjustments Mav 24, 1978 Page 8 the public hearing was closed. The Board reviewed the request, considering specifically the security aspects of the project. ON MOTION BY SPENCER AND SECOND BY CROSBY CONDITIONAL EXCEPTION NO. 78-30 WAS APPROVED WITH THE FOLLOWING FINDINGS AND CONDITIONS, BY THE FOLLOWING VOTE: FINDINGS OF THE BOARD: 1. Granting of the application does not constitute a grant of special privilege as other properties of similar uses are so protected. 2. Granting of this application is necessary to preserve and pro- tect property rights (existing oil -related production equipment, surfaced high pressure gas and vacuum pipelines). 3. Granting of this application will not be materially detrimental to the public welfare or in3urious to property in the same zone classifications. 4. The property currently exists as an oil production facility. 5. There has been no written or verbal opposition presented to the Board. CONDITIONS OF APPROVAL: A. TO BE COMPLETED PRIOR TO ISSUANCE OF BUILDING PERMITS: 1. The conceptual site plan received and dated May 8, 1978, shall be the approved layout. In its approval action, the Board of Zoning Adjustments considered the following issues in relation to the conceptual plan: Type of use and its relation to property and improvements in the immediate vicinity; . Past administrative action regarding this property. GENERAL CONDITIONS: 1. No storage of materials or equipment other than that which exist shall be allowed to accumulate. 2. That portion of fence allowed to encroach into the required setback shall be removed at such time as the current use is terminated. AYES: SPENCER, CROSBY NOES: EADIE ABSENT: NONE BZA 5-24-78 Page 8 Minutes, H.B. Board of Zoning Adjustments May 24, 1978 Page 9 TENTATIVE PARCEL MAP NO. 78-22 Applicant: Emerald Engineering To permit consolidation of three (3) separate parcels into one parcel located on the west side of Beach Boulevard approximately 116 feet north of Cypress in a C4, Highway Commercial District. This request is a Categorical Exemption, Class 5, California En- vironmental Quality Act, 1970. Leonard Lichter was present at the meeting and indicated his re- ceipt of and concurrence with the suggested conditions of approval previously forwarded to him. ON MOTION BY CROSBY AND SECOND BY EADIE TENTATIVE PARCEL MAP NO. 78-22 WAS APPROVED WITH THE FOLLOWING CONDITONS, 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 Depart- ment on May 9, 1978, 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. A copy of the recorded parcel map shall be filed with the Planning Department and the Department of Public Works. AYES: SPENCER, EADIE, CROSBY NOES: NONE ABSENT: NONE ADMINISTRATIVE REVIEW NO. 78-46 Applicant: Huntington Beach Trailer Supply To permit sale of new and used recreational vehicles in an exist- ing RV storage yard located on the east side of Beach Boulevard south of Stark Street in a C2, Community Business District. This request is a Categorical Exemption, Class 1, California En- vironmental Quality Act, 1970. Chuck Lewis and Joe Abandonato were present to represent the appli- cation. BZA 5-24-78 Page 9 Minutes, H.B. Board of Zoning Adjustments May 24, 1978 Page 10 During Board review, Mr. Abandonato indicated that only storage of vehicles will take place abutting the Stark Street frontage, with all sales displays oriented towards Beach Boulevard. No additional signing is planned for the project. The Board in- formed the applicant that placing display items within the front setback will require him to provide additional landscaping, and Mr. Abandonato indicated that he will move his display vehicles back behind the setback line. ON MOTION BY EADIE AND SECOND BY CROSBY ADMINISTRATIVE REVIEW NO. 78-46 WAS APPROVED WITH THE FOLLOWING CONDITIONS, BY THE FOLLOW- ING VOTE: CONDITIONS OF APPROVAL: A. TO BE COMPLETED PRIOR TO ISSUANCE OF PERMITS: 1. The conceptual site plan received and dated May 10, 1978, shall be the approved layout, subject to the following: a. A revised plan shall be submitted to the Secretary of the Board. Said revised plan shall depict conditions existing on the site (e.g., landscaping area and loca- tion, etc.). 2. No sales or display area shall be oriented toward Stark Street. 3. No signs for the use shall be located with orientation to- ward the Stark Street frontage. 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. AYES: SPENCER, EADIE, CROSBY NOES: NONE ABSENT: NONE ADMINISTRATIVE REVIEW NO. 78-47 Applicant: Charles & Lewis Development To permit the construction of a 12,000 square foot industrial building located on the east side of Connector Lane approximately 270 feet south of Engineer Drive. BZA 5-24-78 Page 10 Minutes{ H.B. Board of Zoning Adjustments May 24, 1978 Page 11 This request is covered by EIR 73-16, adopted by the City Council on March 18, 1974. Evan James was present to represent the application. Board review found the project substantially in compliance with code except for the overhead door and loading zone depicted upon the plan. Jim Gerspach informed the applicant that the canopy area for the loading zone must be included in net square footage calculations which determine if the building must be sprinklered (12,000 square feet or over requiring installation of a sprinkler- ing system). Mr. James noted that his client has not made a final determination on this facility and agreed to its deletion from the present plan. ON MOTION BY EADIE AND SECOND BY CROSBY ADMINISTRATIVE REVIEW NO. 78-47 WAS APPROVED WITH THE FOLLOWING CONDITIONS, BY THE FOLLOW- ING VOTE: CONDITIONS OF APPROVAL: A. TO BE COMPLETED PRIOR TO ISSUANCE OF BUILIDNG PERMITS: 1. The conceptual site plan received and dated May 9, 1978, shall be the approved layout, with the following modifi- cation: a. The loading and the overhead door shown on the plan shall be deleted and shall not be a part of this approval. In its approval action, the Board of Zoning Adjustments considered ' the following issues in regard 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 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. BZA 5-24-78 Page 11 Minutes, H.B. Board of Zoning Adjustments May 24, 1978 Page 12 AYES: SPENCER, EADIE, CROSBY NOES: NONE ABSENT: NONE ADMINISTRATIVE REVIEW NO. 78-48 Applicant: Four S Services, Ltd. To permit conversion of an existing restaurant into a fast food, drive -through restaurant facility located on the north side of Adams Avenue approximately 700 feet west of Magnolia Street in a C2, Community Business District. This request is a Categorical Exemption, Class 2, California En- vironmental Quality Act, 1970. No one was present at the meeting to represent the application. The request was reviewed by the Board, and it was specifically noted that any approval would not have taken the sign into con- sideration. ON MOTION BY EADIE AND SECOND BY CROSBY ADMINISTRATIVE REVIEW NO. 78-48 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 site plan received and dated May 16, 1978, shall be the approved layout. In its approval action, the Board of Zoning Adjustments consid- ered the following issues relating to the conceptual plan: Traffic circulation and drives; . Parking layout; . Type of use and its relation to property and improvements in the immediate vicinity; Past administrative action regarding this property. AYES: SPENCER, EADIE, CROSBY NOES: NONE ABSENT: NONE ADMINISTRATIVE REVIEW NO. 78-49 Applicant: William B. Burke To permit construction of a 160,601 square foot industrial devel- opment located on the southeast corner of Heil Avenue and Gothard Street in an Ml, Light Manufacturing District. This request is covered by Negative Declaration No. 78-32, adopted by the Board of Zoning Adjustments on April 5, 1978. BZA 5-24-78 Page 12 Minutes, H.B. Board of Zoning Adjustments May 24, 1978 Page 13 William Burke was present at the meeting. Dave Eadie explained to the Board the procedure the Planning De- partment is following in processing this application -- any approval would be contingent upon subsequent approval of a pending subdivision directly abutting to the south and approval of a precise plan of street alignment which proposes to extend the pri- vate street shown on the subject plan through that pending sub- division, make it a public street, and intertie with Gothard Street. Developer understands the possibility that either or both of the above -noted proposals may be disapproved and assumes responsibility for removing any structures which may be placed upon the property and adapting his plan to a development acceptable to the City. He emphasized to the applicant that this might involve ripping out forms, foundations, and slabs and developing the property as a one -ownership complex. Mr. Burke agreed to the assumption of risk as described by Mr. Eadie. He submitted a plan with change of configuration of building pads and parking layout, done in order to provide parking in front near the office area. He indicated he would prefer that any adaptation in the plan which may be necessary would utilize a cul-de-sac street and his present building design as much as possible. Bruce Crosby pointed out that a cul-de-sac would exceed minimum permissible length by 200 feet; he also noted that the 46- foot street provided on the new plan is in conformance with stand- ard plans and is acceptable to the City. Jim Gerspach said that the Fire Department will require secondary access prior to combustible materials being brought on -site. Alternative means of providing such secondary access were discussed, with a possible alternative of a T-intersection or hammerhead giving one-way traffic for a short period of time being tentatively considered acceptable. Mr. Gerspach also reviewed interior build - separations, noting that such separation will affect adjacent drive width; i.e., divided buildings must provide 32 foot drives or be sprinklered. Exact methods of meeting Fire Department require- ments will be worked out between the developer and the Department. Pat Spencer discussed provision of sidewalks on Heil and Gothard, suggesting that a maintenance agreement be worked out between the developer and Public Works providing minimal sidewalks and intensi- fied landscaping. Also reviewed was the wall on the easterly property line. Dave Eadie informed the applicant that, since no plan check is presently available for the new plan, any deficiency identified in subsequent plan check will be addressed by the Board at its next meeting. ON MOTION BY EADIE AND SECOND BY SPENCER ADMINISTRATIVE REVIEW NO. 78-49 WAS APPROVED WITH THE FOLLOWING CONDITIONS, BY THE FOL- LOWING VOTE: BZA 5-24-78 Page 13 Minutes, H.B. Board of Zoning Adjustments May 24, 1978 Page 14 CONDITIONS OF APPROVAL: A. TO BE COMPLETED PRIOR TO ISSUANCE OF BUILDING PERMITS: 1. Exhibit "A" received and dated May 24, 1978, shall be the approved conceptual layout with the condition that, in the event the pending tentative tract to the south and the pending precise plan of street alignment proposing to ex- tend the private drive, convert it to a public street, and make it an interior street intertying with Gothard are not approved, the conceptual plan submitted and dated May 10 and labeled Exhibit "B", which depicts a cul-de-sac street no greater than 550 feet in length from the centerline of Heil Avenue would be an acceptable alternative plan. The precise design plan for Exhibit "B" would be subject to further Board of Zoning Adjustments analysis and conditions of approval. NOTE: Since no plan check was available for either alter- native at the time of review, both Exhibit "A" and Exhibit "B" shall be subject to compliance with code provisions if plan check reveals they are not presently in compliance. 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. The following plans shall be submitted to the Board of Zoning Adjustments for review and approval action: a. Precise elevations shall be subject to subsequent Board approval. A rendered elevation shall be submitted depicting Gothard Street, Heil Avenue, and the eascerl'-,- drive elevations (in their entirety) and a typic«] front and rear building elevation from the interior street. b. Landscape and irrigation plan complying with Article 979 of the Huntington Beach Ordinance Code and land- scaping specifications on file in the Department of Public Works. C. Plans for the masonry wall on the easterly property line. d. Rooftop mechanical equipment screening plan, coordin- ated and of similar design for the total complex. Said BZA 5-24-78 Page 14 Minutes, H.B. Board of Zoning Adjustments May 24, 1978 Page 15 plan shall delineate the type of material proposed to be used to screen all rooftop equipment. B. GENERAL CONDITIONS: 1. In the event the private drive from Heil Avenue is not ex- tended to the south to the satisfaction of the City (through the tract map and precise plan of street alignment pro- cesses pending), the developer shall alter the plan and/or remove or relocate any existing structures which may be in the field at the time to meet whatever plan is subsequently approved. 2. Natural gas shall be stubbed in at the locations of cooking facilities, water heaters, and central heating units. 3. Low -volume heads shall be used on all spigots and water faucets. 4. 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. 5. 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. 6. If foil type insulation is to be used, a fire retardant type shall be installed as approved by the Department of Building and Community Development. 7. Sewer and drainage facilities shall be installed in accord- ance with Department of Public Works standards. 8. A detailed soils analysis shall be prepared by a registered soils engineer. This analysis shall include onsite soil sampling and laboratory testing of materials to provide detailed recommendations regarding grading, fill properties, foundations, retaining walls, streets, and utilities. AYES: SPENCER, EADIE, CROSBY NOES: NONE ABSENT: NONE MISCELLANEOUS AGENDA ITEMS: ADMINISTRATIVE REVIEW NO. 78-50 Applicant: Handy Man/Angels (Special Event) To permit parking lot sale from May 24 through May 28, 1978, to be held at 7800 Edinger Avenue. BZA 5-24-7B Page 15 Minutes, H.B. Board of Zoning Adjustments May 24, 1978 Page 16 No one was present at the meeting to represent the application. The request was reviewed by the Board. ON MOTION BY EADIE AND SECOND BY SPENCER ADMINISTRATIVE REVIEW NO. 78-50 WAS APPROVED WITH THE FOLLOWING CONDITIONS, BY THE FOLLOWING VOTE: CONDITIONS OF APPROVAL: 1. The plot plan received May 22, 1978, shall be the approved layout. 2. The applicant shall obtain all necessary electrical permits. 3. An onsite inspection by the Fire Department shall be required prior to the event. AYES: SPENCER, EADIE, CROSBY NOES: NONE ABSENT: NONE ADMINISTRATIVE REVIEW NO. 77-205 Applicant: Alfred Mayer The Board reviewed Condition No. A-l(a) previously imposed on this application in regard to the construction of a wall on the property. It was the consensus of the Board that the Secretary should require a decorative masonry, 6-foot high wall along the northerly property line of the site to satisfy the condition. THERE BEING NO FURTHER BUSINESS, THE MEETING WAS ADJOURNED. les P. S encer Secretary : df BZA 5-24-78 Page 16