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HomeMy WebLinkAbout1983-08-03MINUTES HUNTINGTON BEACH BOARD OF ZONING ADJUSTMENTS Room B-6 - Civic Center 2000 Main Street Huntington Beach, CA WEDNESDAY, AUGUST 3, 1983 - 1:30 P.M. BOARD MEMBERS PRESENT: Godfrey, Crosby, Smith, Vogelsang, Vincent STAFF PRESENT: Zelefsky MINUTES: ON MOTION BY SMITH AND SECOND BY VINCENT, THE MINUTES OF THE REGULAR MEETING OF JULY 13, 1983, WERE APPROVED AS TRANSCRIBED BY THE FOLLOWING VOTE: AYES: NOES: ABSTAIN: REGULAR AGENDA ITEMS: Godfrey, Smith, Vincent None Vogelsang, Crosby CONDITIONAL EXCEPTION NO. 83-28 In Conjunction With USE PERMIT NO. 83-39 (Continued from 7/27/83) Applicants: John Kavanagh & Mike Whitney C.E. Request: To permit reduction in driveway width along side of building. U.P. Request: To permit approximately 980 sq. ft. addition to a building. Property located at 16800 Beach Boulevard (west/flood channel). Acting Chairman Crosby introduced the proposals and stated that the Conditional Exception is a Class. 5 and the Use Permit is a Class. 3, both Categorically Exempt under the California Environmental Quality Act, 1970. Minutes: H.B. Board of Zoning Adjustments August 3, 1983 Page Two Secretary Godfrey stated that the Board of Zoning Adjustments con- tinued the subject applications from the Board Meeting of July 27, 1983 to allow the applicants additional time to return to the Board with an amended plan after working out details with the departments of Planning and Public Works. The amended plan was reviewed by the Board Members. It was noted that the auto service repair at the rear of the property was elim- inated, replaced by three (3) parking spaces and a landscape planter area providing screening to the adjacent residential property. Ad- ditionally, a thirty (30) ft. drive approach from Beach Boulevard was provided. It was stated that although the drive aisle width of 16Z ft. remained disallowing easy access into two (2) of the lube bays that Public Works has given their approval of the layout as it now stands on the amended plan. Additionally, the proposed building was cut down in size from 1,809 sq. ft. to 980 sq. ft. The necessity of a tentative parcel map consolidating the six (6) parcels of land into one (1) parcel was explained to Mr. Whitney. Acting Chairman Crosby closed the Public Hearing for the subject con- ditional exception and use permit. Findings and conditions for approval were discussed. ON MOTION BY SMITH AND SECOND BY CROSBY, CONDITIONAL EXCEPTION NO. 83-28 (IN CONJUNCTION WITH USE PERMIT NO. 83-39) WAS APPROVED WITH FINDINGS AND CONDITIONS FOR APPROVAL FOLLOWING, SUCCEEDED BY VOTE: CONDITIONAL EXCEPTION NO. 83-28 In Conjunction With USE PERMIT NO. 83-39 FINDINGS - C.E. NO. 83-28: 1. Due to the fact that the subject property is a remnant lot with a substandard lot width, the strict application of the zoning ordinance is found to deprive the subject property of privileges enjoyed by other properties in the vicinity and under identical zone classification. 2. Because of the substandard lot width of the subject parcel, coupled with the fact that it is adjacent to a flood control channel, the granting of a conditional exception will not con- stitute a grant of special privilege inconsistent upon other properties in the vicinity and under an identical zone clas- sification. 3. That the granting of a conditional exception is necessary to preserve the enjoyment of one or more substantial property rights. -2- BZA 8/03/83 1 Minutes: H.B. Board of Zoning Adjustments August 3. 1983 Page Three 4. The granting of a conditional exception will not be materially detrimental to the public welfare or injurious to property in the same zone classification. 5. The granting of a conditional exception will not adversely affect the master plan of the City of Huntington Beach. CONDITION OF APPROVAL - C.E. NO. 83-28: The revised site plan received August 3, 1983, shall be the approved layout. FINDINGS - U. P. NO. 83-39: 1. The granting of Use Permit No. 83,39 will not be detrimental to: a. The general welfare of persons residing or working in the vicinity. b. Nor injurious to property.and improvements in the vicinity of such use or building. 2. The granting of the use permit will not adversely affect the master plan of the City of Huntington Beach. CONDITIONS OF APPROVAL - U. P. NO. 83-39: The revised site plan received August 3, 1983, shall be the approved layout, subject to the following: 1. All driveways along Beach Boulevard shall have a minimum width of thirty (30) ft. and shall be of radius type construction meeting Public Works Standards. 2. Prior to issuance of building permits the applicant shall submit a landscape and irrigation plan which shall be approved prior to issuance of a certificate of occupancy. A. Special consideration for screening to the residential property to the rear of the subject site shall be given. 3. All access rights along Beach Boulevard shall be dedicated to the City of Huntington Beach except for the locations approved by the Board of Zoning Adjustments. 4. Prior to issuance of building permits the applicant shall file a parcel map consolidating the six (6) parcels of land. Said map shall be recorded with the Orange County Recorder's Office prior to issuance of a certificate of occupancy. -3- BZA 8/03/83 Minutes: H.B. Board of Zoning Adjustments August 3, 1983 Page Four AYES: Godfrey, Crosby, Smith, Vogelsang, Vincent NOES: None ABSTAIN: None REHEARING - CONDITIONAL EXCEPTION NO. 83-22 Applicant: Ralph R. Haney To permit a four (4) ft. four (4) in. encroachment into ten (10) ft. exterior sideyard. Property located at 20882 Beachwood Lane (northeast corner of Beach- wood -Lane and Ski Harbor). Secretary Godfrey informed all concerned that the applicant, subse- quent to the hearing of Conditional Exception No. 83-22, indicated to the department' -that notice was -not provided -to the adjacent prop- erty owners as required by the notice of provisions for the Hunting- ton Beach Ordinance Code. The applicant stated he polled his neigh- bors and ascertained that they had not received the notices mailed by the department prior to the meeting held on July 13, 1983. The hearing was re -noticed by certified mail -.return receipt requested because of this possible discrepancy. Secretary Godfrey reiterated that at -the Board Meeting of July 130, 1983 denial action was taken by the Board. -He stated that the ap- plicants tract (No. 6283) was approved by A.V. No. 67-8 for zero lot line construction with a ten (10) ft. minimum opposite sideyard. The tract's CC & R's required a fifteen (15) ft. exterior sideyard. Conditional Exception No. 80-18'was approved for interior sideyard encroachment on appeal by the Planning Commission. Further, there are no previous cases in the vicinity in which the Board of Zoning Adjustments has granted approval under existing circumstances. Mr. Godfrey informed the Board that Staff is still recommending denial of this application as the encroachment is into an area designed for open space and outdoor activities. The public hearing was reopened by Acting Chairman Crosby. Mr. -Haney addressed the Board. He stated that he did not feel grant- ing of this application would be a special privilege and questioned the Board on why -staff recommended denial. Mr. Haney was informed that it'is 5taff's feeling that as he has a storage building, swimmming pool, pool equipment building and covered patio area presently existing within his exterior side and rear yard the property is already extensively built on without the proposed covered spa addition. -4- BZA 8/03/83 1 1 Minutes: H.B. Board of Zoning Adjustments August 3, 1983 Page Five Mrs. Haney displayed pictures to the Board Members showing their exterior side and rear yard, It was pointed out that the only other possible location for the enclosed spa would be at the location of his barbeque pit within the patio area but that as spa's are noisy he would have a noise abatement problem as this particular area is adjacent to his neighbors master bedroom. He stated that the en- closed spa is required for therapeutic reasons. Mr. Robert Cahl, AlA for the project, introduced himself to the Board. He felt that the proposed covered spa should be allowed as it would be used for recreational purposes. There being no one else present to speak in favor or opposition of the application, the public hearing was closed. Considerable Board discussion bnsued taking into consideration the necessary guidelines justifying the applicants request. It was the consensus of most of the Board Members that as the applicants home it located.on a corner lot with two (2) sideyards facing two (2) sideyards there would be no visible impact to the neighbors and that the general purpose of the ordinance -Code would not be affected. ON MOTION BY SMITH AND SECOND BY 83-22, WAS CONDITIONALLY APPROVED FOLLOWING, SUCCEEDED BY VOTE: CONDITIONAL EXCEPTION NO. 83-22 FINDINGS: CROSBY, CONDITIONAL EXCEPTION NO. WITH FINDINGS AND CONDITIONS 1. The granting of this conditional exception will'not constitute a grant of special privilege inasmuch as the subject property is located on a corner lot. 2. The strict application of the zoning ordinance deprives the property of privileges enjoyed by other properties in the subdivision. A corner property creates a minimal area for open yard to accommodate an addition of this type. 3. The proposal to construct an addition to an existing dwelling would be consistent with what exists throughout the neighborhood. 4. The granting of a conditional exception will not be materially detrimental to the public welfare, nor injurious to property in the same zone classification. 5. The granting of the conditional exception will not adversely affect the General Plan of the City of Huntington Beach. -5- BZA 8/03/83 Minutes: H.B. Board of Zoning Adjustments August 3, 1983 Page Six CONDITIONS OF APPROVAL: 1. That the conceptual plot plan received July 28, 1983 shall be the approved layout. 2. Elevations -shall be submitted and approved prior to issuance of building permits, 3. Architectural treatment shall''be compatible with the existing structure. AYES: Smith, Crosby, Vogelsang, Vincent NOES: Godfrey ABSTAIN: None CONDITIONAL EXCEPTION NO. 83-37 -_- Applicant: William S. Kwan To permit a reduction in open space dimension to 12 ft. 6 in. minimum on irregular lot. - Property is located at 22201 Wood Island Lane, Acting Chairman Crosby introduced the application and informed all concerned that this request is Categorically Exempt, Class. 5, California Environmental Quality Act, 1970. Secretary Godfrey -stated -that the applicants lot is flag shaped creating his hardship. The proposal is for two (2) room additions on the east and west side of the applicants residence. The total open space requirement is met but the applicants proposal does not meet the minimum dimension -by a 2h ft.--,encroachment felt to be minimal. Suggested findings and -conditions for -approval were discussed. The public -hearing --was opened by Acting Chairman Crosby. James Relihan, of Wayne Howard Constractors, was present representing the property owners. -He concurred with the suggested findings and conditions of approval. The public hearing was closed, Board discussion carried on the applicants dimensional problem. It was felt that the applicants hardship was created by the happenstance of the shape of his lot and that he.should not be denied the privilege of his proposed reasonable size room additions. -6- BZA 8/03/83 Page Seven ON MOTION BY VINCENT AND SECOND BY SMITH, CONDITIONAL EXCEPTION NO. 83-37 WAS APPROVED WITH FINDINGS, CONDITIONS FOR APPROVAL AND VOTE FOLLOWING: CONDITIONAL EXCEPTION NO, 83-37 FINDINGS: 1. Due to the fact that the subject property has more than required square footage of open space, the granting of a conditional ex- ception for reduction in minimum dimension would not constitute a grant of special privilege inconsistent with other properties in the vicinity. 2. The strict application of the zoning ordinance deprives the subject property of privileges enjoyed by other properties in the subdivision. This property is a corner lot bounded on three (3) sides by public streets. 3. Proposal to construct the room additions to an existing dwelling would be consistent with what exists throughout the neighborhood. 4. The granting of a conditional exception will. not be materially detrimental to the public welfare or injurious to property in the same zone classification. 5. The granting of a conditional exception will not adversely affect the General Plan of the City of Huntington Beach. CONDITIONS OF APPROVAL: 1. The conceptual plot plan received July 18, 1983 shall be the approved layout. 2. Architectural treatment shall be compatible with the existing structure. AYES: Godfrey, Smith, Crosby, Vogelsang, Vincent NOES: None ABSTAIN: None CONDITIONAL EXCEPTION NO. 83-38 Applicant: Mr. & Mrs. Tony Lener To permit a five (5) ft. encroachment into required ten (10) ft. rear yard. Property is located at 17921 Denvale Circle. -7- BZA 8/03/83 Minutes: H.B. Board of Zoning Adjustments August 3, 1983 Page Eight Acting Chairman Crosby introduced the proposal and stated that this request is Categorically Exempt, Class, 5, California Environmental Quality Act, 1970. Secretary Godfrey briefly outlined the applicants request for an en- closed spa -to be located on the southwest side of, -his -pie -shaped lot. The public hearing was opened by Acting Chairman Crosby. Mr. Ray Fernandez, -,of Solar Properties, was present representing the application. -He stated that the property owners would like to add a recreational type room to house a spa. Prevailing onshore winds make the enjoyment of outdoor activities difficult, The existing two- story house shades the yard for a large part of each day. When shad- ing and winds are combined it is usually very cold in the yard. The owner's have attempted to reduce -the effects of the wind by fencing and planting of shrubs at selected -locations.- The proposed location is necessary to shelter the spa from the prevailing ocean wind. The approval of the conditional exception would grant the owners full re- creational.use of -their rear yard year around. The public hearing was closed by Acting Chairman Crosby. Findings and conditions for approval were discussed, ON MOTION BY CROSBY AND SECOND BY VINCENT, CONDITIONAL EXCEPTION NO. 83-38 WAS GRANTED WITH FINDINGS, CONDITIONS OF APPROVAL AND VOTE FOLLOWING: CONDITIONAL EXCEPTION NO. 83-38 FINDINGS:_ - I - 1. The granting of this conditional exception will not constitute a grant of special-privilege.due to the fact that the property is of an irregular. -configuration. 2. The strict application of the zoning ordinance deprives the property of privileges enjoyed by other properties in the vicinity -based on how the house -is situated on the lot. 3. The granting of the conditional exception will not be materially detrimental -to the public welfare or,injurious to the property in the same zone classification. 4. The granting of the conditional exception will not adversely affect the General Plan of the City of Huntington -Beach. 1 -8- BZA 8/03/83 Minutes: H.B. Board of Zoning Adjustments August 3, 1983 Page Nine CONDITIONS OF APPROVAL: 1. The conceptual plot plan dated July 18, 1983 shall be the approved layout. 2. Architectural treatment shall be compatible with the existing structure. 3. The addition shall be limited to one (1) story in height. AYES: Godfrey, Crosby, Smith, Vogelsang, Vincent NOES: None ABSTAIN: None CONDITIONAL EXCEPTION NO.'83-41 Applicant: Falzon Cons-truction�*'Inc. To permit an approximate two (2) ft. encroachment into sideyard set- back ( five ( 5 ) ft. required) . Property is located at 17102 Courtney Lane (east side of'street). The proposal was introduced by Acting Chairman Crosby who stated that this request is Categorically Exempt, Class. 5, California En- vironmental Quality Act, 1970. Secretary Godfrey stated that the encroachment is angular due to the irregular shape of the applicants lot representing a total of approx- imately twenty-eight (28) sq. ft. in area and a distance of two (2) ft. at the deepest point. The adjacent home sets approximately fifteen (15) ft. away from the property line. The proposal is to accommodate relocation of a bath and creation of a new bedroom. Mr. Godfrey in- formed the Board Members that he was in receipt of two (2) letters from the two (2) adjacent property owners stating they were in total agreement with the proposed addition. Charles Falzon, speaking on behalf of the property owners, addressed the Board. He stated that this variance is requested due to the irregularity of the property line while still maintaining the struc- tural soundness of perpendicular walls with only a corner encroachment of two (2) ft. The public hearing was closed. Findings for approval were discussed. ON MOTION BY SMITH AND SECOND BY CROSBY, CONDITIONAL EXCEPTION NO. 83-41 WAS GRANTED WITH FINDINGS, CONDITIONS OF APPROVAL SUCCEEDED BY - VOTE : -9- BZA 8/03/83 Minutes: H.B. Board of Zoning Adjustments August 3, 1983 Page Ten CONDITIONAL EXCEPTION NO. 83-41 FINDINGS: 1. The granting of this conditional exception will not constitute a grant of special privilege inasmuch as the subject property can reasonably accommodate the addition. There exists suffic- ient recreational facilities and open space to meet the active and passive recreational needs in the rear portion of the lot. 2. The strict application of the zoning ordinance deprives the subject property of privileges enjoyed by other properties in the vicinity. There have been other exceptions granted in the neighborhood. 3. The proposal would be consistent with what exists in the neigh- borhood. The small encroachment would not detract from the character of other homes in the vicinity. 4. The granting of a conditional exception will not be materially detrimental to the public welfare nor injurious to property in the same zone classification. The adjacent property owners have indicated that they are in agreement with the proposed addition. Sufficient distance and area will remain to afford a buffer between structures so as to have full enjoyment. 5. The granting of the conditional exception will not adversely affect the General Plan of the City of Huntington Beach. CONDITIONS OF APPROVAL: 1. The plot plan and elevations received July 29, 1983 shall be the conceptually approved layout. 2. Architectural treatment of roof and siding materials on the addition shall be compatible with the existing structure. AYES: Godfrey, Smith, Crosby, Vogelsang, Vincent NOES None ABSTAIN: None TENTATIVE PARCEL MAP NO. 83-566 Applicant: Seacliff Estates To permit the acquirement of 0.27 acres of land for revised Seacliff IV entry. Property is located at the northeast corner of Palm Avenue and Cherry Hill Avenue. , -10- BZA 8/03/83 r� I Minutes: H.B. Board of Zoning Adjustments August 3, 1983 Page Eleven Acting Chairman Crosby introduced the application and informed all concerned that this request is Categorically Exempt, Class. 3, California Environmental Quality Act, 1970. Secretary Godfrey stated that this request is primarily to accommo- date an area designed with landscaping as an entrance into the Sea - cliff IV Development. Dave Eadie addressed the Board and stated that the entry originally approved for this development on Tentative Tract No. 10067 was smal- ler in scope than what is being proposed on Tentative Parcel Map No. 83-566. The new entry shown has been increased to make it wider. By the creation of a one (1)'lot subdivision of land the property will stand on its own which will be incorporated into the CC&R's for maintenance purposes once the Huntington Beach Company conveys the property to Seacliff. Mr. Eadie stated his concurrence with the con- ditions of approval. ON MOTION BY SMITH AND SECOND BY CROSBY, TENTATIVE PARCEL MAP NO. 83-566 WAS GRANTED WITH CONDITIONS OF APPROVAL AND VOTE FOLLOWING: TENTATIVE PARCEL MAP NO. 83-566 CONDITIONS OF APPROVAL: 1. The tentative parcel map received by the Department of Develop- ment Services on July 19, 1983 shall be the approved layout. 2. A parcel map shall be filed with and approved by the Department of Public Works and recorded with the Orange County Recorder. 3. Compliance with all applicable City Ordinances. 4. A copy of the recorded parcel map shall be filed with the Depart- ment of Development Services, 5. All previous conditions imposed on the original subdivision of Tentative Tract No. 10067 shall be applicable to Tentative Parcel Map No. 83-566. AYES: Godfrey, Smith, Crosby, Vogelsang, Vincent NOES: None ABSTAIN: None ADMINISTRATIVE REVIEW NO. 83746 Applicant: John T. Lynch To permit construction of approximately 16,000 sq. ft. of space. The property is located at 15141 Pipeline Lane (southwest corner of Pipeline and Engineer). -11- BZA 8/03/83 Minutes: H.B. Board of Zoning Adjustments August'3, 1983 Page Twelve Acting Chairman Crosby introduced the proposal and stated that this request is covered by-EIR No. 73-16. Secretary Godfrey outlined the suggested conditions for approval for the proposed industrial building in the M1A Zone. The applicant was informed.that although the reciprocal access agreement to the south of the property may already have been recorded proof of its recordation'must be submitted to the Secretary of the Board prior to issuance of -building permits. Discussion carried on circulation, relocation -of the trash enclosure additional parking'space, twenty (20) ft. utility easement and the necessity -for a masonry block wall. ON MOTION BY SMITH AND SECOND BY VOGELSANGr ADMINISTRATIVE REVIEW NO. 83-46 WAS GRANTED WITH CONDITIONS FOR APPROVAL AND VOTE FOLLOWING: ADMINISTRATIVE REVIEW NO. 83-46 COND ITIONS ' OF -APPROVAL : =- I. The approval of the plot plan for Administrative Review No. 83-46 dated July 15, 1983 shall be based on the applicant submitting detailed elevations.(prior,to.issuance of build- ing permits) to the Secretary of the Board for review and approval. With the absence of. these -elevations, Adminis- trative.Review No._83-46-shall become null and void. 2. Prior to issuance of building permits a detailed landscape and irrigation plan shall be submitted to the Department of Development Services and Public Works for -review and approval. 3. Prior to issuance of.building-_permits_a-rooftop mechanical equipment screening plan shall be submitted to_the-Depart- ment of Dvelopment Services.. -Said plan shall indicate screening -of -all rooftop mechanical_ equipment and -shall delineate the'type:of material proposed.to screen -said equip- ment. 4. Prior to issuance of building permits the applicant shall record with'the_County of Orange a reciprocal access agree- ment for ingress and egress with the adjacent property owner to the south. Said agreement shall be submitted to the Depart- ment of Development Services. 5. Prior to issuance of building permits the applicant shall sub- mit a revised plot plan showing the trash enclosure relocated outside the thirty (30) ft. wide access drive. 6. The applicant shall_ submit detailed floor plans -which delineate a striped -area for the unloading of trucks. -12- BZA 8/03/83 1 Minutes: H.B. Board of Zoning Adjustments August 3, 1983 Page Thirteen 7. All building spoils such as unusable lumber, wire, pipe, and other surplus or unusable material shall be disposed of at an offsite facility equipped to handle them. 8. If foil type insulation_,.is used, a fire retardant type shall be installed as approved by the Building Department. 9. The applicant shall comply with all applicable provisions fo the Huntington Beach Fire Code. 10. All driveways shall be of radius type construction meeting Public Works standards. AYES: Godfrey, Smith, Crosby, Vogelsang, Vincent NOES: None ABSTAIN: None ADMINISTRATIVE REVIEW NO. 83-48 AND ADMINISTRATIVE REVIEW NO. 83-49 Applicant: Allen Antoyan To permit the construction of a 5,128 sq. ft. industrial building. Locations: 5592 and 5572 Buckingham Drive (south side of street). Acting Chairman Crosby introduced both applications stating that they are covered by EIR No. 73-16.- Howard Zelefsky informed the Board that both industrial buildings will be tied together through a reciprocal parking and access agreement. The parking ratio was calculated on the basis of a 4,428 sq. ft. ware- house at 1/1000 sq. ft. with office space --at 700 sq. ft. with parking at 1/500 sq. ft. As both buildings are being constructed for speculative purposes the applicant was informed that should the ultimate use be for manufacturing, parking would be inadequate by a total of two (2) spaces for both buildings necessitating additional approval by the Board. The applicant chose not to amend his plan incorporating two (2) more parking spaces as he felt the buildings size would have to be cut down. It was noted that the applicants site plan consisted of 10.05 percent landscaping for the site created by the angle of the street presenting a difficulty for the applicant to utilize all available space. Suggested conditions for approval were discussed. ON MOTION BY VOGELSANG AND SECOND BY VINCENT, ADMINISTRATIVE REVIEWS NO.-83-48 AND 49 WERE UNANIMOUSLY APPROVED WITH CONDITIONS FOR APPROVAL AND VOTE FOLLOWING: -13- BZA 8/03/83 Minutes: H.B. Board of Zoning Adjustments August 3, 1983 Page Fourteen ADMINISTRATIVE -REVIEW NO. 83-48 AND 83-49 CONDITIONS OF APPROVAL: 1. The site plan and elevations received and dated July 25, 1983 shall be -the -approved conceptual layout - 2. Prior to issuance of building permits, the applicant shall sub- mit to the -Department of Development Services, a copy -of the recorded -reciprocal access and parking agreement for Assessor Parcel -Numbers- 145--542r06--(83-48) and 145-542-05 (83-49) . - 3. The -use of the property shall be limited to-exclusively-4,428 sq. ft.-of warehousing and 700 sq. ft. of office. 4. No fences or separation structure shall be permitted within the driveway area. It shall remain clear and unobstructed by any structures. 5. All building spoils such as unuable lumber, -wire, pipe and other surplus or unusable materials, shall be disposed of at an offsite-facility equipped to handle them. 6. A detailed -soil 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, -chemical and fill properties, foundations, retaining walls, streets, and utilities. 7. If foil type.insulation is -to be used, a fire retardant tYpe shall be installed as approved by the Building Department. 8. The development.shall meet all applicable Huntington Beach Fire Code Provisions 9. A rooftop mechanical equipment screening plan shall be submitted to the Secretary of the Board prior to issuance of building -per- mits. Said plan shall indicatescreeningof all rooftop mech- anical equipment and shall delineate the type of material.pro- posed to screen said equipment. 10. A detailed landscape and irrigation plan shall be submitted to the Department of Development Services and -Public Works for review and approval prior to issuance of a building permit. 11. All driveways shall be of radius type construction meeting Public Works standards. AYES: -Godfrey, Smith, Crosby, Vincent, Vogelsang NOES: None ABSTAIN: None 1 -14- BZA 8/03/83 Minutes: H.B. Board of Zoning Adjustments August 3, 1983 Page Fifteen THERE BEING NO FURTHER BUSINESS, THE BOARD MEETING WAS ADJOURNED. Glen K. Godfrey, Secretar Board of Zoning Adjustmen -15- BZA 8/03/83