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HomeMy WebLinkAbout1986-12-17MINUTES HUNTINGTON BEACH BOARD OF ZONING ADJUSTMENTS' Room B-8 - Civic Center 2000 Main Street Huntington Beach, California WEDNESDAY, DECEMBER 17, 1986 - 1:30 P.M. BOARD MEMBERS PRESENT: Evans, Godfrey, Krejci, Smith, Vincent STAFF MEMBERS PRESENT: Phillips MINUTES: UPON MOTION BY SMITH AND SECOND BY EVANS, MINUTES OF THE REGULAR MEETING OF NOVEMBER 26, 1986, WERE APPROVED AS TRANSCRIBED, BY THE FOLLOWING VOTE: AYES: Evans, Godfrey, Krejci, Smith NOES: None ABSENT: None ABSTAIN: Vincent Minutes of the Regular Meeting of December 3, 1986, were ready for approval by the Board. Les Evans stated he was still concerned with one paragraph relative to the comments he had made on Use Permit No. 86-61 (Hal Tucker/Oilmax). Glen Godfrey said the Secretary could do a verbatim transcript for Mr. Evans since the meeting had been taped. Daryl Smith suggested the Minutes could be approved subject to Mr. Evans' comments being verified or corrected per the verbatim transcript. MINUTES: UPON MOTION BY SMITH AND SECOND BY EVANS, MINUTES OF THE REGULAR MEETING OF DECEMBER 3, 1986, WERE APPROVED PER THE VERBATIM TRANSCRIPT, BY THE FOLLOWING VOTE: AYES: Evans, Godfrey, Smith NOES: None ABSENT: None ABSTAIN: Krejci, Vincent REGULAR AGENDA ITEMS: CONDITIONAL EXCEPTION NO. 86-84 ADMINISTRATIVE REVIEW NO. 86-53 NEGATIVE DECLARATION NO. 86-55 Applicant: Huntington Beach Company CE REQUEST: To exceed thirty-five foot (351) height limit by three feet six inches (3'-611) and 2) to permit a twenty-five foot (251) Minutes, H. B. Board of Zoning Adjustments December 17, 1986 Page 2 wide aisle in lieu of twenty-seven foot (271) wide aisle in parking lot. AR REQUEST: To construct a three (3) story office building - 50r288 Square Feet Subject property is located at 2110 Main Street (Northeast corner of Yorktown Avenue and Main.Street). This request is covered by Categorical Exemption, Class 5, California Environmental Quality Act, 1986. Laura Phillips, Staff member, reported the project was for construction of a three (3) story office building and that new elevations had been submitted with revisions per the Design Review Board's recommendations. Ms. Phillips also mentioned the applicant was requesting a variance in the height limit which was in excess of the R-5 Zone limits listed in the Code. Staff further stated she could find no land -related hardship for allowing the variances. Dennis Krejci asked if Staff's recommendation was for approval or denial of the Conditional Exception. Staff repeated the statement there was no land -related hardship, and, according to the Code, would call for Denial. The Public Hearing was opened by Acting Chairman Dennis Krejci. Mark Urban was present to represent the applicant and added that the Architect, Ralph Hastings, was also there. Mr. Hastings explained how he and the applicant had arrived at a plan for the building, how the drainage would be handled, the layout for the parking lot, screening the roof ventilating equipment, and other architectural features of the building. Dennis Krejci initiated a discussion relative to changing the aisleways from twenty-seven feet (271) to twenty-five feet (251) and whether or not the applicant could meet Fire Department requirements. Daryl Smith noted that the building would be placed back on the lot in the midst of an office complex and he did not feel the variance would be unreasonable. There was a further discussion regarding the drainage and topography of the lot. There was no one else present wishing to speak for or against the project so the Public Hearing was closed. Daryl Smith said he would move for approval of the Negative Declaration, the Conditional Exception, and the Administrative Review. Glen Godfrey stated he would second the motion if the variance for the parking width was included. -2- 12/17/86 - BZA Minutes, H. B. Board of Zoning Adjustments December 17, 1986 Page 3 At this point, Les Evans stated he could not support the Conditional Exception because he could see no need for it. He further added he would prefer voting separately on the items. Daryl Smith withdrew his motion for approval of all three (3) items and Glen Godfrey withdrew his second. UPON MOTION BY SMITH AND SECOND BY GODFREY, CONDITIONAL EXCEPTION NO..86-84 WAS APPROVED WITH THE FOLLOWING FINDINGS AND CONDITIONS, BY THE FOLLOWING VOTE: FINDINGS FOR APPROVAL - CONDITIONAL EXCEPTION NO. 86-84. 1. The proposal is consistent with the goals and objectives of the City's General Plan and Land Use Map. 2. Because of special circumstances applicable to the subject property, including size, shape, topography, location or surroundings, 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 classifications. Special circumstances include grade differential on site reducing visual impact; applicant has .worked with Design Review Board to achieve aesthetic harmony of building with the Office Park; building is set back from Yorktown Avenue and Main Street thus reducing impact on adjacent properties; and overall height, including screening of rooftop equipment, is in compliance with Code. 3. The granting of a Conditional Exception is necessary in order to preserve the enjoyment of one or more substantial property rights. 4. The granting of Conditional Exception No. 86-84 will not be materially detrimental to the public welfare, or injurious to property in the same zone classifications. SPECIAL CONDITIONS OF APPROVAL - CONDITIONAL EXCEPTION NO. 86-84: 1. A revised site plan shall be submitted depicting the modifications described under the Conditions of Approval for Administrative Review No. 86-53: 2. All Conditions of Approval of Administrative Review No. 86-53 shall be applicable. AYES: Godfrey, Krejci, Smith, Vincent NOES: Evans ABSENT: None -3- 12/17/86 - BZA Minutes, H. B. Board of Zoning Adjustments December 17, 1986 Page 4 UPON MOTION BY SMITH AND SECOND BY GODFREY, NEGATIVE DECLARATION NO. 86-55 AND ADMINISTRATIVE REVIEW NO. 86-53 WERE APPROVED WITH THE FOLLOWING CONDITIONS, BY THE FOLLOWING VOTE: SPECIAL CONDITIONS OF APPROVAL - ADMINISTRATIVE REVIEW NO. 86-53: 1. The floor plans received and dated December 1, 1986, and elevations shall be modified as presented at the Board of Zoning Adjustments meeting on December 17, 1986. 2. A revised site plan shall be submitted depicting the modifications described herein: a. Delete westernmost driveway on Yorktown Avenue. b. Revise parking area in Southeast corner of lot to better relate to access drives and fire lanes to approval of the Fire Department. C. All access ways shall be a minimum of twenty-seven feet (27') in width - dimension plot plan. 3. Prior to issuance of building permits, the applicant shall submit the following plans: a. Landscape and irrigation plan to the Department of Development Services and Public Works for review and approval. 4. Installation of required landscaping and irrigation systems shall be completed prior to final inspection. 5. On -site fire hydrants shall be provided in number and at locations specified by the Fire Department. 6. An automatic fire sprinkler system shall be approved and installed pursuant to Fire Department regulations. 7. Service roads and fire lanes, as determined by the Fire Department, shall be posted and marked. 8. Fire access lanes shall be maintained. If fire lane violations occur and the services of the Fire Department are required, the applicant will be liable for expenses incurred. 9. Install standpipes - Class III - in both stairways. 10. Install alarm system with water flow alarm and valve tamper switches. -4- 12/17/86 - BZA Minutes, H. B. Board of Zoning Adjustments December 17, 1986 Page 5 11. Knox boxes to be installed on building near each stairway door landing to outside. 12. 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. 13. If foil -type insulation is to be used, a fire retardant type shall be installed as approved by the Building Department. 14. Natural gas shall be stubbed in at the locations of cooking facilities, water heaters, and central heating units. 15. Low -volume heads shall be used on all spigots and water faucets. 16. 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. 17. Street lights shall be constructed in Main Street median, if required, to satisfaction of the Public Works Department. 18. Vehicular access rights to Yorktown Avenue and Main Streets, except at existing driveways, shall be dedicated to the satisfaction of Public Works Department. 19. Dedicate on -site water facilities to the City. 20. All applicable Public Works fees shall be paid prior to issuance of building permits. 21: An engineering geologist shall be engaged to submit a report indicating the ground surface acceleration from earth movement for the subject property. All structures shall be constructed in compliance with the g-factors as indicated by the geologist's report. Calculations for footings and structural members to withstand anticipated g-factors shall be submitted to the City for review prior to issuance of building permits. 22. A plan for silt control for all storm runoff from the property during construction and during initial operation of the project shall be submitted to the California Regional Water Quality Control Board staff for their review prior to the issuance of grading permits. 23. Building colors shall be complementary with existing buildings. Other office buildings within the complex shall be painted to complement the new building within five (5) years. -5- 12/17/86 - BZA Minutes, H. B. Board of Znning Adjustments December 17, 1986 Page 6 24. Extend First Floor colonnade projection along front (South elevation) facade. 25. Widen planter to sixteen feet, six inches (16'-6") with parking space overhang along Yorktown Avenue. 26. Provide five foot, six inch (5'-611) wide planter along interior parking area to separate end parking spaces from drive aisle. 27. Retain triangular landscaped area at corner of Yorktown Avenue and Main Street. 28. Recess windows eight inches (811) to twelve inches (12") from wall facade to provide relief and to carry through another architectural element of the existing buildings. 29. Add more palm trees along front of building. 30. Provide landscaped media at the driveway entrances on Main Street and Yorktown Avenue with concurrence of Public Works and Fire Departments. 31. Preserve natural swale on property by designing'a parking area which respects such Swale. INFORMATION ON SPECIFIC CODE REQUIREMENTS - ADMINISTRATIVE REVIEW NO. 86-53• 1. The development shall comply with all applicable provisions of the Ordinance Code, Building Division, and Fire Department. 2. The applicant shall meet all applicable local, State, and Federal Fire Codes, Ordinances, and standards. 3. 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). All measures recommended to mitigate noise to acceptable levels shall be incorporated into the design of the project. 4. Landscaping shall comply with Article 960 of the Huntington Beach Ordinance Code. mr-l! 12/17/86 - BZA Minutes, H. B. Board of Zoning Adjustments December 17, 1986 Page 7 5. The Board of Zoning Adjustments reserves the right to revoke Administrative Review No. 86-53 if any violation of these conditions of the Huntington Beach Ordinance Code occurs. AYES: Evans, Godfrey, Krejci, Smith, Vincent NOES: None ABSENT: None CONDITIONAL EXCEPTION NO. 86-99 USE PERMIT NO. 86-86 Applicant: John David King CE REQUEST: To permit 1) thirteen foot, two inch (13'-2") exterior side yar in lieu of required minimum fifteen foot (151) with average twenty foot (20 ) side yard, and 2) private yards to fulfill common open space requirement. UP REQUEST: To permit a six (6) unit apartment complex. Subject property is located at the Southeast corner of Elm Street and Cypress Avenue. This request is covered by Categorical Exemption, Class 3, California Environmental Quality Act, 1986. Staff reported this was a request for a six (6) unit apartment complex in an R-2 Zone. The applicant is requesting two variances - one in the side yard setback and, secondly, that private open space be allowed to fulfill common open space requirements. The project is adjacent to the Oakview redevelopment area and the Redevelopment Department has requested a continuance of the Use Permit to give them an opportunity to further investigate this proposed project. Staff can make no land -related findings for the lot so Staff is recommending denial of Conditional Exception No. 86-99 and continuance of Use Permit No. 86-86 for Redevelopment changes. The Public Hearing was opened and the applicant, John David King, was present. Mr. King said he had checked earlier with Redevelopment and this was the first he had heard of any problems with Oakview. Glen Godfrey asked Mr. King with whom he had spoken in Redevelopment and Mr. King replied he had spoken with Pat Spencer two or three weeks ago when Mr. Spencer had reviewed the site plan. Mr. King further explained the lot had been difficult to work with and he felt an excellent project had been designed for it. He respectfully requested approval of the project by the Board. John Taylor, 7942 Cypress Street, said he was owner of the building adjacent to the lot. Mr. Taylor said the proposed project looked nice but he was concerned about the additional traffic which would -7- 12/17/86 - BZA Minutes, H. B. Board of Zoening Adjustments December 17, 1986 Page 8 be generated by the apartments. He further stated he was opposed to the setback being allowed and felt Mr. King was attempting to "squeeze in" too much building for the lot. Another resident, Reuben Alvarez, was present and expressed concern over the setback and how the project would affect his fence and wall. After further discussion with Mr. King, Mr. King agreed the wall could be constructed prior to construction to protect Mr. Alvarez's dogs. Mr. King stated he would request a continuance of both requests to the next meeting so the Public Hearing was left open. UPON MOTION BY SMITH AND SECOND BY GODFREY, CONDITIONAL EXCEPTION NO. 86-99 AND USE PERMIT NO. 86-86 WERE CONTINUED, AT THE REQUEST OF THE APPLICANT, TO THE REGULAR MEETING OF DECEMBER 24, 1986, BY THE FOLLOWING VOTE: AYES: Evans, Godfrey, Krejci, Smith, Vincent NOES: None ABSENT: None Jim Vincent reminded John King he would need to indicate the trash enclosures on the site plan and should include water and gas stubouts on the patios. CONDITIONAL EXCEPTION NO. 86-104 Applicant: Cecilia Carter A request to permit a reduction in required open space from nine hundred (900) Square Feet to eight hundred (800) Square Feet. Subject property is located at 8442 Doncaster Drive (South side of Doncaster Drive approximately two hundred forty feet (2401) West of Newland Street). This request is covered by Categorical -Exemption, Class 5, California Environmental Quality Act, 1986. Ms. Phillips stated that, after further research, it had been determined the applicant did not need the Conditional Exception because the property had been recorded in 1927. The applicant had requested withdrawal of the application and refund of the fee paid. UPON MOTION BY EVANS AND SECOND BY GODFREY, CONDITIONAL EXCEPTION NO. 86-104 WAS WITHDRAWN AT THE APPLICANT`S REQUEST, BY THE FOLLOWING VOTE: AYES: Evans, Godfrey, Krejci, Smith, Vincent NOES: None ABSENT: None -8- 12/17/86 - BZA 1 Minutes, H. B. Board of Zoning Adjustments December 17, 1986 Page 9 CONDITIONAL EXCEPTIOi4 NO. 86-109 Applicant: Emil I. Ratsiu A request to reduce front yard setback from average twenty foot (20') to average fourteen foot (141), 2) reduce side yard setback from ten foot (10') to six foot (61), and 3) allow front and side yard setbacks to count toward open space requirement. Subject property is located at 5081 Dunbar Drive (North side of Dunbar Drive approximately five hundred feet (5001) East of Bolsa Chica Road). This request is covered by Categorical Exemption, Class 5, California Environmental Quality Act, 1986. Staff reported this was a six (6) unit apartment with a density bonus located in an R-2 Zone. The project was originally approved to Apartment Standards and the discrepancy was discovered in plan check. The applicant is asking that front and side yard setbacks be included to meet the open space requirements. Staff stated she could find no land -related hardship so recommended denial of the request. The Public Hearing was opened by Acting Chairman Krejci. The applicant, Emil I. Ratsiu, was present and stated his project had been previously approved by the Board based upon recommendation of the Staff member at the time it was reviewed. Mr. Ratsiu further stated that, based upon that approval, he had proceeded with his plans and had spent a significant amount of money on the project. Then, a couple of weeks ago, Mr. Ratsiu continued, he was informed by Susan Pierce that he did not meet the setbacks. Upon questioning by Daryl Smith, Ms. Phillips explained the discrepancy - that the project was a five (5) unit project with one (1) unit density bonus but the Standards would only allow four (4) units with one (1) unit density bonus. There was no one else present wishing to speak for or against the project so the Public Hearing was closed. There was a lengthy discussion about possible solutions to the dilemma. Upon questioning by Les Evans, Mr. Ratsiu explained that Ms. Pierce had suggested possibly moving the building to better accommodate the setbacks and Glen Godfrey stated he did not have a problem with the side where the stairs encroached. Mr. Godfrey further explained the density bonus unit would have to be retained as an "affordable housing" unit and Mr./Ratsiu stated it would be rented as such. -9 - 12/17/86 - BZA Minutes, H. B. Board of Zoning Adjustments December 17, 1986 Page 10 UPON MOTION BY SMITH AND SECOND BY GODFREY, CONDITIONAL EXCEPTION NO. 86-109 WAS APPROVED WITH THE FOLLOWING FINDINGS AND CONDITIONS, BY THE FOLLOWING VOTE: 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. Because of special circumstances applicable to the subject property, including size, shape, topography, location or surroundings, 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 classifications. 3. The granting of a Conditional Exception is necessary in order to preserve the enjoyment of one or more substantial property rights. 4. The granting of Conditional Exception No. 86-109'will not be materially detrimental to the public welfare, or injurious to property in the same zone classifications: 5. Findings - To allow front and side yard setbacks to count toward common open space: a. The applicant will meet the total square footage of open space required. b. The applicant will be providing one (1) unit for low and moderate income families. SPECIAL CONDITIONS OF APPROVAL: 1. All Conditions of Approval of Use Permit No. 86-50 shall be applicable. 2. Buildings shall be relocated on site to meet front and side Yard setbacks. (Move building to the North and East). AYES: Evans, Godfrey, Krejci, Smith, Vincent NOES: None ABSENT: None -10- 12/17/86 - BZA Minutes, H. B. Board of Zoning Adjustments December 17, 1986 Page 11 USE PERMIT NO. 86-83 NEGATIVE DECLARATION NO. 86-59 Applicant: Ursino Development A request to permit a twenty-one (21) unit apartment complex, including a twenty-three percent (23%) density bonus (four units). Subject property is located at the Southeast corner of Yorktown Avenue and Huntington Street. This request is covered by Negative Declaration No. 86-59. According to Staff, this project is a twenty-one (21) unit apartment complex with a four (4) unit density bonus. The project meets Code requirements and there are no variances requested. Staff recommended approval with conditions. The Public Hearing was opened and Tony Ursino was present. Mr. Ursino called the Board's attention to the scenario for the project and felt it was very viable as presented. An adjacent resident, Robert Basil, expressed concerns about extension of the cable television to his property. Mr. Ursino said he had no control over the locations - it would be determined by the cable company. Les Evans stated that was not a concern of the Board and recommended that Mr. Basil contact Bill Patapoff in Public Works to get the matter resolved. Mr. Krejci asked if Mr. Basil had any objections to or recommendations for the proposed project and Mr. Basil replied the project looked great. There was no one else present wishing to speak for or against the project so the Public Hearing was closed. UPON MOTION BY EVANS AND SECOND BY GODFREY, USE PERMIT NO. 86-83 AND NEGATIVE DECLARATION NO. 86-59 WERE APPROVED WITH THE FOLLOWING FINDINGS AND CONDITIONS, BY THE FOLLOWING VOTE: 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 Use Permit No. 86-83 will not adversely affect the General Plan of the City of Huntington Beach. -11- 12/17/86 - BZA Minutes, H. B. Board of Zdning Adjustments December 17, 1986 Page 12 3. The proposal is consistent with the goals and objectives of the City s General Plan and Land Use Map. SPECIAL CONDITIONS OF APPROVAL: 1. The site plan, floor plans, and elevations received and dated December 5, 1986, shall be the approved layout. 2. Prior to issuance of building permits, the applicant shall submit the following plans: a. Landscape and irrigation plan to the Department of Development Services and Public Works for review and approval. b. Rooftop'Mechanical Equipment Plan. Said plan shall indicate screening of all rooftop mechanical equipment and shall delineate the type of material proposed to screen said equipment. 3. Installation of required landscaping and irrigation systems shall be completed prior to final inspection/within twelve (12) months. 4. Submit proof of legal subdivision or file Tentative Parcel Map prior to issuance of building permits. 5. An automatic fire sprinkler system and a fire alarm system shall be approved and installed pursuant to Fire Department regulations. 6. Driveway approaches shall be a minimum of twenty-seven feet (27') in width and shall be of radius type construction. 7. 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. 8. Natural gas shall be stubbed in at the locations of cooking facilities, water heaters, and central heating units. 9. Low -volume heads shall be used on all spigots and water faucets. 10. 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. 11. All applicable Public Works fees shall be paid prior to issuance of building permits. -12- 12/17/86 - BZA Minutes, H. B. Board of Zoning Adjustments December 17, 1986 Page 13 12. The existing mature palm trees currently located on the site should be retained and utilized within the landscape plan if possible. Otherwise, the trees shall be replaced on a two for one (2:1) basis with thirty-six inch (3611) boxed trees, to be utilized in the landscape plan on -site. 13. The applicant shall enter into an agreement to provide four (4) units, for a twenty-five percent (25%) density bonus, to be for low and moderate income housing units. The applicant shall provide housing units for persons of low or moderate income subject to the provisions of Government Code Section 65590(d). The applicant's compliance with Section 65590(d) of the Government Code in terms of amount and location of affordable housing provided shall be subject to the review and approval of the Department of Development Services. This agreement shall be reviewed by the City Attorney's Office as to form and content and approved by the Director of Development Services. 14. Natural gas and 220V electrical shall be stubbed in at the location of clothes dryers. 15. If foil type insulation is to be used, a fire retardant type shall be installed as approved by the Building Department. 16. The site is located within the Alquist-Priolo Seismic Hazard Study Zone. An engineering geologist shall be engaged to submit a report indicating the ground surface acceleration from the earth movement for the subject property. All structures within the development shall be constructed in compliance with the g-factors as indicated by the geologists report. Calculations for footings and structural members to withstand anticipated g-factors shall be submitted to the City for review prior to the issuance of building permits. 17. Oil wells shall be abandoned to current Department of Oil and Gas Standards and Fire Department Standards. Contact Dave Curtis at (213) 590-5311 for Department of Oil and Gas Standards and procedures. A site plan with the location of the oil wells indicated on it must be forwarded to Mr. Curtis. 18. Dedicate Yorktown Avenue right-of-way to City (fifty feet (501) from center line of street) to satisfaction of Public Works Department. 19. Construction of street improvements on Huntington Street shall be accomplished to satisfaction of Public Works Department. 20. Street lights on Yorktown Avenue shall be installed to satisfaction of Public Works Department. -13- 12/17/86 - BZA Minutes, H. B. Board of Zoning Adjustments December 17, 1986 Page 14 21. A detailed soils analysis shall be prepared by a registered Soils Engineer. This analysis shall include on -site soil sampling"and laboratory testing of materials to provide detailed recommendations regarding grading, chemical and fill properties, foundations, retaining walls, streets; and utilities. 22. Vehicular access rights to Yorktown Avenue shall be dedicated to the City to satisfaction of the Public Works Department. 23. Extend the sewer in Huntington Street to sewer project to satisfaction of the Public Works Department. 24. A fire hydrant shall be installed at the corner'of Yorktown Avenue and Huntington Street to satisfaction of the Fire Department. 25. Fire extinguishers shall be supplied in locations and numbers to satisfaction of the Fire Department. INFORMATION ON SPECIFIC CODE REQUIREMENTS: 1. The development shall comply with all applicable provisions of the',Ordinance Code, Building Division, and'Fire'Department. 2. The applicant shall meet all applicable local; State, and Federal Fire Codes, Ordinances, and standards.' 3. 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). All measures recommended to mitigate noise to acceptable levels shall be incorporated into the design of the project. 4. Landscaping shall comply with Article 960 of the Huntington Beach Ordinance Code. 5. The Board of Zoning Adjustments reserves the right to revoke Use Permit No. 86-83 if any violation of these conditions of the Huntington Beach Ordinance Code occurs. AYES: Evans, Godfrey, Krejci, Smith, Vincent NOES: None ABSENT: None -14- 12/17/86 - BZA Minutes, H. B. Board of Zoning Adjustments December 17, 1986 Page 15 TENTATIVE PARCEL MAP NO. 86-409 Applicant: Jo Ellen Hix/Ronald Hix A request to consolidate three (3) parcels into one (1) parcel. Subject property is located at 7923 Warner Avenue (North side of Warner Avenue approximately two hundred feet (2001) West of Beach Boulevard). This request is covered by Categorical Exemption, Class 5, California Environmental Quality Act, 1986. Staff explained the request was for consolidation of three (3) parcels into one (1) parcel. Staff added that all improvements were in and Staff recommended approval of a Waiver. Les Evans agreed that a Waiver could be granted for the map. UPON MOTION BY VINCENT AND SECOND BY EVANS, TENTATIVE PARCEL MAP NO. 86-409 (WAIVER) WAS APPROVED WITH THE FOLLOWING FINDINGS AND CONDITIONS, BY THE FOLLOWING VOTE: FINDINGS OF APPROVAL FOR WAIVER: 1. The proposed consolidation complies with the requirements as to area, improvement and design, flood and water drainage control, appropriate and approved public roads, sewer and water facilities, environmental protection, and other requirements of Article 992 of the Subdivision Section of the Ordinance Code. CONDITIONS OF APPROVAL: A. TO BE COMPLETED PRIOR TO USE OR OCCUPANCY OF SAID PARCEL(S) FOR ANY PURPOSE: 1. The Tentative Parcel Map received by the Department of Development Services on November 19, 1986, shall be the approved layout (with the amendments as noted thereon). 2. The applicant shall file, through the Huntington Beach City Clerk's office, and have recorded with the Orange County Recorder's Office, a Certificate of Compliance in conjunction with the approved plat map. A copy of the recorded Certificate of Compliance and plat map shall be filed with the Department of Development Services prior to issuance of building permits on the subject property. AYES: Evans, Godfrey, Krejci, Poe, Vincent NOES: None ABSENT: None -15- 12/17/86 - BZA Minutes, H. B. Board of Zoning Adjustments December 17, 1986 Page 16 There was no further business to be presented to the Board for their review. UPON MOTION BY VINCENT AND SECOND BY SMITH, THE REGULAR MEETING WAS ADJOURNED TO A STUDY SESSION ON MONDAY, DECEMBER 22, 1986, AT 10:00 A.M., BY THE FOLLOWING VOTE: AYES: Evans, Godfrey, Krejci, Poe, Vincent NOES: None ABSENT:. None Glen K. Godfrey, Secretary Board of Zoning Adjustments jh (7069d) -16- 12/17/86 - BZA