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HomeMy WebLinkAbout1984-09-19MINUTES HUNTINGTON BEACH BOARD OF ZONING ADJUSTMENTS Room B-6, Civic Center 2000 Main Street Huntington Beach, California WEDNESDAY, SEPTEMBER 19, 1984 - 1:30 P.M. BOARD MEMBERS PRESENT: Godfrey, Evans, Smith, Poe STAFF PRESENT: Pierce AGENDA ITEMS TO BE CONTINUED: None MINUTES: Minutes of the regular meeting of September 5, 1984 DEFERRED TO September 26, 1984, because of Insufficient Voting Members Present REGULAR AGENDA ITEMS: SITE PLAN AMENDMENT NO. 84-13 (Continued from September 5, 1984) Applicant: Musil Perkowitz Ruth, Inc. A request to permit a 15 x 69 foot (1,035 Square Foot) addition to Building I within an existing shopping center located on the South- east corner of Admas Avenue and Brookhurst Street. This request is covered by Categorical Exemption, Class 3, California Environmental Quality Act, 1970. Susan Pierce explained this application had been continued to allow the applicant an opportunity to meet with Staff to work out some land use problems, and, as a result of these meetings, Staff would recommend approval with certain conditions. The areas in question as well as Building "I", shall be equipped with a fire sprinkler system or fire separation walls. The proposed addition shall be architecturally compatible, and, if foil type insulation is used, it shall be a fire retardant type. Based on this meeting, we also would recommend that Items 6 and 7 dealing with security fencing/ gates and screening of loading and unloading areas be removed. UPON MOTION BY EVANS AND SECOND BY POE, SITE PLAN AMENDMENT NO. 84-13 WAS APPROVED WITH THE FOLLOWING CONDITIONS, BY THE FOLLOWING VOTE: Minutes, H. B. Board of Zoning Adjustments September 19, 1984 Page Two CONDITIONS OF APPROVAL: 1. The site plan received and dated August 15, 1984, shall be the approved layout. This plan amends Use Permit No. 75-61. 2. All building spoils, such as unusable lumber, wire, pipe, and other surplus or unusable material shall be disposed of at an off site facility equipped to handle them. 3. If foil -type insulation is to be used, a fire retardant type shall be installed as approved by the Building Division. 4. The proposed addition shall be architecturally compatible with existing structures. 5. The subject Building "I" shall be equipped with a fire sprinkler system or fire separation walls shall be installed pursuant to Fire Department regulations. AYES: Godfrey, Evans, Smith, Poe NOES: None ABSENT: Vogelsang ADMINISTRATIVE REVIEW NO. 84-55 Applicant: Musil Perkowitz Ruth, Inc. A request to decrease size of Building "H" and add proposed new Building "I" to a previously approved commercial center, for total increased square footage of 10,400 at 7201 Warner Avenue (North side of Warner Avenue approximately 350 feet East of Golden West Street) . This request is covered by Negative Declaration No. 83-49 approved December 31, 1983. Ms. Pierce reported this proposal was a result of Building "H" being approved at a diminished size and the new owner wants a 25,000 Square Foot building. Required parking will now have only a five (5) park- ing space overage. Staff would recommend that all outdoor storage be removed from site and that an "as -built" plan for the shopping center be submitted. Mr. Godfrey asked if the "as -built" site plan would reflect the actual parking and Ms. Pierce explained the parking layout meets what was approved by the Board of Zoning Adjustments for Pad "K". Mr. Smith stated the applicant should submit a revised site plan indicating all changes. Mr. Evans said it was significant that we have correct plan and recommended a postponement for two (2) weeks to give the applicant time to prepare it. -2- 9-19-84 - BZA Minutes, H. B. Board of Zoning Adjustments September 19, 1984 Page Three The applicant's representative, James A. Christensen, explained that, at the time they filed originally, they did not know what shops would be going in the center. They now have firm commitments and requested a continuance for two (2) weeks. ON MOTION BY EVANS AND SECOND BY GODFREY, ADMINISTRATIVE REVIEW NO. 84-55 WAS CONTINUED TO THE MEETING OF OCTOBER 3, 1984, WITH THE CONCURRENCE OF THE APPLICANT'S REPRESENTATIVE, BY THE FOLLOWING VOTE: AYES: Evans, Godfrey, Smith, Poe NOES: None ABSENT: Vogelsang TENTATIVE PARCEL MAP NO. 84-593 (W) (Continued from September 12, 1984) Applicant: Robert Stellrecht A request to consolidate two (2) improved lots in an existing tract to build a single building and waiver of parcel map on property located at 5502 Bolsa Avenue (Southeast corner of Bolsa Avenue and Graham Street) . This request is covered by Categorical Exemption, Class 15, California Environmental Quality Act, 1970. Susan Pierce said the applicant has applied for Administrative Review 84-15 for building to be constructed on two lots within a tract that borders three streets. Staff would recommend that he be granted a waiver of the Tentative Parcel Map. Mr. Godfrey stated this was technically a zero lot line and Mr. Evans said we could not approve because map does not meet Code. Mr. Godfrey suggested a one week postponement to give applicant an opportunity to meet with Mr. Evans. The applicant was present and requested a continuance of one week to work out problems. ON MOTION OF EVANS AND SECOND BY GODFREY, TENTATIVE PARCEL MAP NO. 84-593 (W) WAS CONTINUED TO THE MEETING OF SEPTEMBER 26, 1984, WITH THE CONCURRENCE OF THE APPLICANT, BY THE FOLLOWING VOTE: AYES: Evans, Godfrey, Smith, Poe NOES: None ABSENT: Vogelsanq -3- 9-19-84 - BZA Minutes, H. B. Board of Zoning Adjustments September 19, 1984 Page Four CONDITIONAL EXCEPTION NO. 84-55 Applicant: Malcolm Sperling Ms. Pierce reported this property was in a subdivision filed many years ago and the property has a street right-of-way through it. Suggested the applicant contact the Orange County Recorder's Office and the Public Works Department. She further explained that applicant had entered into a contract with a Landscape Architect who had constructed a patio cover which extended to within seven feet (71) of the front property line. This lot is rectangular in shape and nothing precludes them from meeting the 15-foot setback. Staff would recommend denial because there is no land -related hardship. Cover was built without a permit. A general discussion ensued concerning the patio cover in relation to building next door and Ms. Pierce reported the neighbor had stated he had never noticed the patio cover until he received the notice from us, and he had no objections to it now. Mr. Smith opened the public hearing. The applicants, Mr. and Mrs. Malcolm Sperling, were present. Mr. Sperling stated the Architect was told by the City he had to stay 15 feet from property line and he assumed the curb was the property line. Mr. Smith suggested the applicant bring in a set of drawings, request a building permit, move post back to line of the existing building to the South, and this should make it a legal structure. Mrs. Sperling then said the posts would be only four feet (41) apart and people would bump into them. After an extensive discussion, Mr. Smith suggested Development Services should send an Inspector out to see if something could be worked out so the applicant did not have to remove the complete structure. Mr. Godfrey suggested that perhaps a continuance would be in order but Mr. Poe stated the applicants did not indicate any interest in postponing it. Mr. Smith then asked the applicant if they would rather request a continuance to work out a solution because,as it exists now, our Board can do nothing but deny the request. The applicant did request a continuance and the public hearing remained open to the meeting of September 26, 1984. -4- 9-19-84 - BZA Minutes, H. B. Board of Zoning Adjustments September 19, 1984 Page Five UPON MOTION BY EVANS AND SECOND BY SMITH, CONDITIONAL EXCEPTION NO. 84-55 WAS CONTINUED TO THE MEETING OF SEPTEMBER 26, 1984, WITH THE CONCURRENCE OF THE APPLICANTS, BY THE FOLLOWING VOTE: AYES: Evans, Smith, Godfrey, Poe NOES: None ABSENT: Vogelsang USE PERMIT NO. 84-69 Applicant: Naugles, Inc. A request to permit construction of an 1800 Square Foot drive-thru restaurant on the North side of Garfield Avenue 220 feet East of the centerline of Beach Boulevard. This request is covered by Categorical Exemption, Class 3, California Environmental Quality Act, 1970. Staff reported this is a request to build on a vacant lot which is a parcel in an existing shopping center. With this construction, the shopping center would have an excess of three parking spaces. The location is abutting a residential area and the drive-thru lane will necessitate moving of a free standing sign. Staff does not feel the applicant will have enough stacking space and traffic will back up on Garfield Avenue. The exit lane would also be on Garfield Avenue, and Staff would recommend denial of this request. There was a general discussion regarding noise, traffic problems, parking, etc., and then Mr. Smith opened the public hearing. Margaret Watkins was present to represent Naugles and she was accompanied by Roger Barbosa of the Architect's office. Ms. Watkins asked if it would be possible to flip the building which might relieve the stacking problem. Mr. Evans did not feel this would satisfactorily solve the stacking problem. Mr. Smith mentioned the noise from the order box in relation to the residents adjacent to the lot and Mr. Godfrey stated he was hard pressed to see how a drive-thru restaurant could work on such a small lot. The applicant said the order box could be automatically controlled if other problems could be worked out. Mr. Smith said he did not want the applicant to go through expense of changing plans, etc., if the Board did not feel the project was feasible. Applicant would also need to have approval of Fire Department regarding egress and ingress to location. The applicant requested a continuance for two weeks to give them an opportunity to further explore alternatives. Mr. Smith closed the public hearing. -5- 9-19-84 - BZA Minutes, H. B. Board of Zoning Adjustments September 19, 1984 Page Six ON MOTION BY GODFREY AND SECOND BY EVANS, USE PERMIT NO. 84-69 WAS CONTINUED TO THE MEETING OF OCTOBER 3, 1984, WITH THE CONCURRENCE OF THE APPLICANT'S REPRESENTATIVE, BY THE FOLLOWING VOTE: AYES: Evans, Godfrey, Smith, Poe NOES: None ABSENT: Vogelsang USE PERMIT NO. 84-74 Applicant: Terry Tiffany A request to permit a seven -unit apartment complex abutting an arterial highway on the South side of Clay Avenue approximately 150 feet West of Florida Street (504 Clay Street). This project was reviewed by previously adopted Negative Declaration Nos. 76-70/82-40. Ms. Pierce stated this is a vacant triangle property with address on Clay Street. We will recognize Clay Street as the front yard which would eliminate fronting on 17th Street which is an arterial highway. Staff would recommend placing sidewalk next to curb line and a landscaped parkway adjacent to property line. We would also like to have special architectural treatment on building walls and roofs. Plans do not show any windows in bedrooms, just French doors. Applicant would have to meet Building Code requirements concerning elevations and floor plans. Mr. Smith mentioned that one condition was relative to architectural treatments being approved by Development Services, and he then opened the public hearing. The applicant, Terry Tiffany, was present. He said the French doors met the ventilation requirements of the Code since they would be equivalent to 3'-0" windows as far as ventilation and light were concerned. Mr. Smith asked Ms. Pierce if he was meeting the intent of the Code and she stated he was. After a discussion concerning the exterior elevations, Mr. Smith closed the public hearing since there were no other persons present to speak. UPON MOTION BY EVANS AND SECOND BY SMITH, USE PERMIT NO. 84-74 WAS APPROVED WITH THE FOLLOWING FINDINGS AND CONDITIONS, BY THE FOLLOWING VOTE: -6- 9-19-84 - BZA 1 Minutes, H. B. Board of Zoning Adjustments September 19, 1984 Page Seven FINDINGS FOR APPROVAL: 1. The establishment, maintenance and operation of the use will not be detrimental to: a. The general welfare of persons residing or working in the vicinity; b. Property and improvements in the vicinity of such use or building. 2. The granting of the 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: 1. A revised site plan shall be submitted depicting the modifi- cations described herein: a. Sidewalk adjacent to curb line and landscaped parkway adjacent to property line. b. Trash location. 2. Special architectural treatment shall be provided on all build- ing walls and roofs. Such treatment is subject to approval by the Department of Development Services. 3. The development shall comply with all applicable provisions of the Ordinance Code, Building Division, and Fire Department. 4. Driveway approaches shall be a minimum of twenty-seven feet (271) in width and shall be of radius type construction. 5. All signs shall comply with Article 976 of the Huntington Beach Ordinance Code. 6. Natural gas shall be stubbed in at the locations of cooking facilities, water heaters, and central heating units. 7. Low -volume heads shall be used on all spigots and water faucets. -7- 9-19-84 - BZA Minutes, H. B. Board of Zoning Adjustments September 19, 1984 Page Eight 8. All building spoils, such as unusable lumber, wire, pipe, and other surplus or unusable material, shall be disposed of at an off site facility equipped to handle them. 9. The structures on the subject property, whether attached or detached, shall be constructed in compliance with the State acoustical standards set forth for units that lie within the 60 CNEL contours of the property. Evidence of compliance shall consist of submittal of an acoustical analysis report, prepared under the supervision of a person experienced in the field of acoustical engineering, with the application for building permit(s). 10. If lighting is included in the parking lot, high-pressure sodium vapor lamps shall be used for energy savings. All out- side lighting shall be directed to prevent "spillage" onto adjacent properties. 11. If foil -type insulation is to be used, a fire retardant type shall be installed as approved by the Building Division. AYES: Evans, Godfrey, Smith, Poe NOES: None ABSENT: Vogelsang USE PERMIT NO. 83-36 Applicant: Burger King This is a request for an extension of time on the application for property located at 16341 Beach Boulevard (West side of Beach Boulevard approximately 100 feet South of MacDonald Avenue). This request is covered by Categorical Exemption, Class 3, California Environmental Quality Act, 1970. Ms. Pierce stated the applicant has had difficulty in acquiring the proper passive system for the order box that this Board had origi- nally requested. The applicant is requesting a ninety (90) day extension of time. Mr. Smith said he would suggest an extension of six (6) months but Mr. Godfrey felt a one (1) year extension would be more appropriate. The time extension for one year would expire on September 7, 1985. ON MOTION BY GODFREY AND SECOND BY EVANS, USE PERMIT NO. 83-36 WAS APPROVED FOR A ONE (1) YEAR EXTENSION TO EXPIRE ON SEPTEMBER 7, 1985, BY THE FOLLOWING VOTE: -8- 9-19-84 - BZA 11 Minutes, H. B. Board of Zoning Adjustments September 19, 1984 Page Nine AYES: Evans, Godfrey, Smith, Poe NOES: None ABSENT: Vogelsang ADMINISTRATIVE REVIEW NO. 84-57 Applicant: Hartge Engineering Company A request to permit interim use of property as a construction equipment located on the East side approximately 1,320 feet South of Slater Avenue. storage yard for of Gothard Street This request is covered by Categorical Exemption,.Class 11, California Environmental Quality Act, 1970. Susan Pierce reported this property first came before the City in 1978 and is now back on a Court Order for action. She said Staff had met with the City Attorney and Director of Development Services, and changes had been made in her original recommendations. We would like the entire 10 foot setback landscaped along Gothard with 15 gallon trees placed 30 feet on center, 6 foot high opaque fencing, access changed to the precisely planned unnamed street, closure of the Gothard Street entrance, and removal of the driveway on Gothard Street. Daryl Smith asked if this was to be a fully improved street includ- ing sidewalks, landscaping, etc. Ms. Pierce stated it was but the property is to be limited to a three-year term and then abandoned - or applicant will have to file for a new entitlement with conditions of the Code in effect at that time. The applicant will have to submit a landscape plan and irrigation plan within sixty (60) days of approval and installation should have to occur within twelve (12) months. After extensive discussion between Board and applicant, Mr. Foss, it was determined that street improvement plans for Gothard Street and the unnamed precisely planned street shall be submitted for approval within ninety (90) days and the thirty foot (301) pavement would be installed within six (6) months. UPON MOTION BY POE AND SECOND BY SMITH, ADMINISTRATIVE REVIEW NO. 84-57 WAS APPROVED WITH THE FOLLOWING CONDITIONS, BY THE FOLLOWING VOTE: CONDITIONS OF APPROVAL: 1. A revised site plan shall be submitted depicting the modifi- cations described herein: -9- 9-19-84 - BZA Minutes, H. B. Board of Zoning Adjustments September 19, 1984 Page Ten a. Opaque fencing shall be erected along the setback line of Gothard Street and along the setback line of the radius of the intersection of Gothard Street and the unnamed precisely planned street and along the Southerly setback line of the unnamed street to a point ten feet (10') minimum along the Westerly side of and beyond the unnamed street driveway access. b. Closure of the Gothard Street entrance; driveway apron to be removed. C. Access to be taken from the precisely planned unnamed street. Said access shall be thirty-five feet (35') minimum in width. d. Setback area adjacent to opaque fencing shall be landscaped. 2. Opaque fencing shall be a minimum six-foot (6') height (maximum eight feet) and shall consist of chain link with redwood slats subject to the approval of the Design Review Board. 3. Fifteen (15) gallon trees shall be planted within the setback planter area adjacent to the required opaque fencing. Also, five (5) gallon shrubs and suitable ground cover. All land- scaped areas shall be equipped with an automatic irrigation system. 4. Within ninety (90) days of this approval, the applicant shall submit a landscape and irrigation plan to the Department of Development Services and Public Works for review and approval. 5. Installation of landscaping, irrigation system, and opaque fencing shall be completed within ninety (90) days of land- scape plan approval. 6. A street improvement plan for the precisely planned unnamed street shall be submitted to the Department of Public Works within ninety (90) days of this approval. 7. Street improvements along Gothard Street and unnamed street shall be completed within six (6) months of this approval. Street improvements constructed on unnamed precisely planned street shall be a minimum width of thirty feet (30') and shall extend to the Easterly end of temporary entrance. 8. Low -volume heads shall be used on all spigots and water faucets. -10- 9-19-84 - BZA Minutes, H. B. Board of Zoning Adjustments September 19, 1984 Page Eleven 9. All building spoils, such as unusable materials, wire, pipe, and other surplus or unusable material, shall be disposed of at an off site facility equipped to handle them. 10. This approval of a temporary use of property is valid for three (3) years maximum. Any modification, expansion, or change of use shall require new entitlement. To continue the use after expiration requires new entitlement. New entitle- ment may be granted subject to regulations in effect at that time. AYES: Evans, Godfrey, Smith, Poe NOES: None ABSENT: Vogelsang TENTATIVE PARCEL MAP NO. 84-592 (Hartge Engineering Company) A request to divide one parcel of land to create a four (4) parcel industrial map for property located on the East side of Gothard Street approximately 1,320 feet South of Slater Avenue. This request is covered by Categorical Exemption, Class 15, California Environmental Quality Act, 1970. Susan Pierce reported that we would require the five foot (51) public easement shall be shown as a landscaped walkway and utility easement. Storm drain easement shall be shown and deci- cated at twenty feet (20') wide. Mr. Evans said Parcels 1 and 2 effectively have no paved access. If the street is to be dedicated, we want paved access with a thirty foot (301) minimum. The applicant, Mr. Foss, mentioned that they were considering possibly developing lots, and Les Evans said they would require curbs, gutters, etc. If just for temporary use, the City could require less. UPON MOTION BY SMITH AND SECOND BY EVANS, TENTATIVE PARCEL MAP NO. 84-592 WAS APPROVED WITH THE FOLLOWING CONDITIONS, BY THE FOLLOWING VOTE: CONDITIONS OF APPROVAL: 1. The tentative parcel map received by the Department of Development Services on August 10, 1984, shall be the approved layout (with the amendments as noted thereon). The five foot (51) easement shall be shown on the parcel map as a landscaped walkway and utility easement. Storm drain easement shall be shown and dedicated as twenty feet (201) wide. -11- 9-19-84 - BZA Minutes, H. B. Board of Zoning Adjustments September 19, 1984 Page Twelve 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. Gothard Street and Metzler Lane and precisely planned unnamed street shall be dedicated to City standards. 4. Water supply shall be through the City of Huntington Beach's water system at the time said parcel(s) is/are developed (if such systems exist within 200 feet of said parcel(s). 5. Sewage disposal shall be through the City of Huntington Beach's sewage system at the time said parcel(s) is/are developed (if such systems exist within 200 feet of said parcel(s). 6. All utilities shall be installed underground at the time said parcel(s) is/are developed. 7. Compliance with all applicable City Ordinances. 8. A copy of the recorded parcel map shall be filed with the Department of Development Services. 9. Vehicular rights along Gothard Street and Metzler Lane and precisely planned unnamed street shall be dedicated to the City of Huntington Beach except at locations approved by the Board of Zoning Adjustments, Planning Commission or City Council. 10. Prior to issuance of building permits in Parcels 1 or 2, fully paved access of thirty-foot (301) minimum width shall be provided to said parcel(s). AYES: Evans, Godfrey, Smith, Poe NOES: None ABSENT: Vogelsang Mr. Smith left at this time for another meeting. ADMINISTRATIVE REVIEW NO. 84-63 Applicant: 18202 Enterprise Investment Group A request to permit construction of a 6,760 Square Foot indus- trial building on the East side of Enterprise Lane approximately 200 feet South of Prodan Lane (18242 Enterprise Lane). This request is covered by Categorical Exemption, Class 3, California Environmental Quality Act, 1970. -12- 9-19-84 - BZA Minutes, H. B. Board of Zoning Adjustments September 19, 1984 Page Thirteen Ms. Pierce reported the applicant had approached the City to split these lots and is now proposing to build an industrial building. The site plan shows a drive and loading zone in the rear and opening off Enterprise. If it is approved with front loading zone, it shall be striped and marked for loading and unloading purposes only. Applicant is also one (1) square foot short on landscaping. Mr. Evans inquired as to why the application was now under another name and not listed as Gordon Mountjoy. The applicants, Joe Gougis and Charles Pancheri, said they were purchasing the property to construct a building. Les Evans said he would condition Item 4 with Condition 3 to read "Prior to issuance of building permits, property owner shall complete the punch list on Tract 8788". We need everything com- plete including water service and "as -built" plans. Ms. Pierce asked about the paved width of 12 feet but Glen Godfrey stated it had to be 25 feet. Ms. Pierce then stated a revised site plan would be required. UPON MOTION OF GODFREY AND SECOND BY EVANS, ADMINISTRATIVE REVIEW NO. 84-63 WAS APPROVED WITH THE FOLLOWING CONDITIONS, BY THE FOLLOWING VOTE: CONDITIONS OF APPROVAL: 1. A revised site plan shall be submitted depicting the modifi- cations described herein: a. An area inside the building for each truck door shall be striped and marked for loading and unloading purposes only. b. Correctly dimensioned site plan. C. Full width access depicted. 2. Prior to issuance of building permits, the applicant shall submit the following plans: a. Landscape and irrigation plan to the Department of Develop- ment Services and Public Works for review and approval. b. Rooftop Mechanical Equipment Plan. Said plan shall indi- cate screening of all rooftop mechanical equipment and shall delineate the type of material proposed to screen said equipment. -13- 9-19-84 - BZA Minutes, H. B. Board of Zoning Adjustments September 19, 1984 Page Fourteen C. Completion of conditions of Tract 8788 - punch list, water services, and complete "as-builts" shall be submitted. 3. The development shall comply with all applicable provisions of the Ordinance Code, Building Division, and Fire Department. 4. Fire lanes, as determined by the Fire Department, shall be posted and marked. 5. Maximum separation between building wall and property line shall not exceed two inches (2"). 6. Driveway approaches shall be a minimum of twenty-seven feet (271) in width and shall be of radius type construction. 7. Access easement improvements shall be constructed prior to occupancy. 8. An automatic fire sprinkler system shall be approved and installed pursuant to Fire Department regulations over enclosed trash area. 9. The applicant shall obtain the necessary permits from the South Coast Air Quality Management District. 10. Low -volume heads shall be used on all spigots and water faucets. ll.- All building spoils, such as unusable lumber, wire, pipe, and other surplus or unusable material, shall be disposed of at an off site facility equipped to handle them. 12. If lighting is included in the parking lot, high-pressure sodium vapor lamps shall be used for energy savings. All outside lighting shall be directed to prevent "spillage" onto adjacent properties. 13. If foil -type insulation is to be used, a fire retardant type shall be installed as approved by the Building Division. 14. The subject property shall enter into irrevocable reciprocal driveway and parking easement(s) between the subject site and adjacent property. A copy of the legal instrument shall be approved by the City Attorney as to form and content and, when approved, shall be recorded in the office of the County Recorder and a copy filed with the Department of Development Services. -14- 9-19-84 - BZA Minutes, H. B. Board of Zoning Adjustments September 19, 1984 Page Fifteen AYES: Evans, Godfrey, Poe NOES: None ABSENT: Vogelsang, Smith There was no further business and the meeting was adjourned to the pre -review meeting of Monday, September 24, 1984, at 10:00 A.M. 4"4t_� Glen K. Godfrey, S&dreary jh 1 -15- 9-19-84 - BZA