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HomeMy WebLinkAbout1987-03-04MINUTES HUNTINGTON BEACH BOARD OF ZONING ADJUSTMENTS Room B-8 - Civic Center 2000 Main Street Huntington Beach, California WEDNESDAY, MARCH 4, 1987 - 1:30 P.M. BOARD MEMBERS PRESENT: Crosby, Godfrey, Krejci, Poe, Smith STAFF MEMBERS PRESENT: Phillips MINUTES: MINUTES OF THE REGULAR MEETING OF FEBRUARY 25, 1987, WERE DEFERRED TO THE MEETING OF MARCH 11, 1987, FOR APPROVAL REGULAR AGENDA ITEMS: CONDITIONAL EXCEPTION NO. 87-2 USE PERMIT NO. 86-71 Applicant: Nassim-A-Jebaii CE REQUEST: 1) To reduce required landscape planter width from required ten feet (10') to zero feet (0'), 2) to reduce required landscape area from eight percent (8%) to 3.7 percent, 3) to permit reduction in required aisle width from twenty-seven feet (27') to twenty-two feet (22'), and 4) to reduce required front and exterior side yard setbacks from fifty feet (50') to forty-one and one-half feet (41.51) UP REQUEST: To permit operation of an automotive repair facility. Subject property is located at 4995 Warner Avenue (Northwest corner of Warner Avenue and Bolsa Chica Street). This request will require a Negative Declaration. The Staff member, Laura Phillips, stated the request had been determined to not require a Negative Declaration after the Agenda was distributed and would be Categorically Exempted under California Environmental Quality Act, Class 5, 1986. Daryl Smith arrived at the meeting at this time - 1:35 P.M. Staff added the location had formerly been a Mobil station which was abandoned and is now being used for an automotive repair service. Updating of the site would require eight percent (8%) landscaping but the applicant can only provide 3.7 percent. The applicant is Minutes, H. B. Board of Zoning Adjustments March 4, 1987 Page 2 also requesting reductions in the driveway aisle width, landscape planter width, and front and exterior side yard setbacks. Automobiles are being serviced and stored at the rear of the lot and are visible from the street. The service station use has been abandoned; however, the location has not been certified by the Water Control District. Staff can find no land -related hardship and recommends denial of both the Conditional Exception and the Use Permit since the project would not be feasible without the on -site circulation provided by the Conditional Exception. The Public Hearing was opened by Chairman Dennis Krejci and the applicant's representative, Wilbur W. Lorbeer, was present. Mr. Lorbeer stated he had owned the property adjacent to this site for approximately twenty years and had constructed a small strip shopping center there. Mr. Lorbeer added he was purchasing the subject property from Mobil and was currently in escrow. The site has been determined to be polluted and Van Rancon, a representative of Mobil Oil, has a pending application for on -site recovery which has not been approved by the Water Control Board. Difficulty has been experienced in obtaining clearance from that Board and other governmental agencies for this clean-up. Mr. Lorbeer said that at times this type of approval can take up to two years and the applicant needed approval for interim use of this location to prevent loss of his business. Mr. Lorbeer further stated this site had been bad looking but he and the applicant had cleaned it up and paved the lot. Mr. Lorbeer asked for approval of the applicant's request. Susan Newman spoke on behalf of the applicant in favor of the request since the applicant was the automotive mechanic used by her family. She added the business brings revenue to the City and should be allowed to remain. Ms. Newman continued that the Codes had changed and this applicant should not be put out of business for anything as flighty as "a flower box". Daryl Smith asked Staff if the site plan had been supplied by the applicant. Ms. Phillips said it had but was not what existed at present - it was what was being proposed. Joe Evans, who identified himself as a twenty-five year resident of Huntington Beach, said he had owned the shopping center at the Southwest corner of Bolsa Chica Street and Warner Avenue and had spent $100,000 on improvements for his location; but the Mobil corner was being maintained as a "blighted" area. He said he sold the adjacent commercial area to Mr. Lorbeer. Mr. Evans added the applicant's automotive repair business should be located in an industrial area. Mr. Lorbeer added it had taken about eight months for the Health Department to sign off on the soil removal and it was frightening `'2- 3/4/87 - BZA Minutes, H. B. Board of Zoning Adjustments March 4, 1987 Page 3 how governmental agencies like this Board could cause such unnecessary delays in responding to applicant's requests and problems. He said the Federal government would be spending thirty billion dollars in the foreseeable future to rectify these gasoline seepage problems. Daryl Smith asked Staff if automotive repair was a legal use in a C-2 Zone and Ms. Phillips said it was permissible if it was minor automotive repair - not major. Glen Godfrey then quoted the Cod section with reference to major repairs. Mr. Smith said it appeared the applicant was doing the type of work usually found in service stations - and asked if the applicant could presumably reopen the station with another company. Ms. Phillips said the automotive repair would need to come to the Board for approval. Mr. Godfrey added the service station had been vacant for more than six (6) months so it would be considered a new use. Mr. Smith said he could appreciate the applicant's request and people who spoke for him; however, the City had required many other developers to spend large sums of money to improve areas - and something needed to be done on this corner. He added there was a definite ground water problem and Mobil needed to more actively pursue rectifying the situation. Mr. Smith also informed Mr. Lorbeer he did not appreciate having this Board included in the governmental agencies who supposedly caused the extensive delays in that his application had been heard within a normal time frame. Glen Godfrey added he could empathize with the applicant and property owner because of the circumstances in this "Catch 22" type situation - a service station that has been closed with gasoline contaminated ground water that needs to be pumped out. However, he added, the applicant's business was such that it bordered on major automotive repair activity which should be in an industrial area. He could not, in good planning conscience, approve the request even with conditions. Mr. Smith said he could possibly grant some of the variances but could not go along with the planter widths and lack of landscaping. Glen Godfrey stated he did not know of any portion of the Code which would allow approval of such an interim use and that outside storage of vehicles and degree of automotive repairs were his major concerns. After further discussion relative to Staff's working with the applicant to resolve problems, the applicant requested a two (2) week continuance. There was no one else wishing to speak for or against the project and the Public Hearing was left open for the continuance. -3- 3/4/87 - BZA Minutes, H. B. Board of Zoning Adjustments March 4, 1987 Page 4 Daryl Smith said he would move for the continuance and Bruce Crosby stated he would second it. Tom Poe asked if the continuance was to work towards an interim use - that he did not want to see a permanent automotive center on that corner. Glen Godfrey said Staff would have to contact the City Attorney's office for a ruling on any interim uses. Dennis Krejci added the six (6) month stipulation was to require "recycled" businesses to be brought up to Code standards, and he felt this particular use and operation might have "outlived" its use. Glen Godfrey added he would speak to the motion - he was not objecting to the continuance but did,not want to give assurance to the applicant or owner that something could be worked out. Mr. Smith agreed but said he would like Staff to work with the applicant to see if some type of interim use could be approved to provide an income for the applicant while the ground water problems were being resolved.` Bruce Crosby noted there were several major Public Works items which had not been addressed - curbs and gutters, sidewalks, wheelchair ramps at corners, etc. Mr. Lorbeer said he would have no objections to doing these things if he were constructing a new building. Glen Godfrey asked Mr. Lorbeer if he -was in escrow with Mobil or had a long-term lease. Mr. Lorbeer replied the lease had been renewed on an annual basis but he was now.in escrow; and he did not want to close escrow until the pollution had been cleaned up. Daryl Smith stated he would stay with his motion for continuance. UPON MOTION BY SMITH AND SECOND BY CROSBY, CONDITIONAL EXCEPTION NO. 87-2 AND USE PERMIT NO. 86-71 WERE CONTINUED, AT THE REQUEST OF THE APPLICANT, TO THE REGULAR MEETING OF MARCH 18, 1987, BY THE FOLLOWING.VOTE: AYES: Crosby, Godfrey, Krejci, Poe, Smith NOES: None ABSENT: None CONDITIONAL EXCEPTION NO. 87-8 USE PERMIT.NO. 87-6 Applicant: Harvey S. Feinstein CE REQUEST: To permit a required -parking space to be seven feet and six inches (7'-611) wide in lieu of required eight feet (81) for parallel parking spaces. UP REQUEST: To permit a,nine hundred fifty-eight (958) Square Foot addition to a structure with nonconforming side yards. -4- 3/4/87 - BZA Minutes, H. B. Board of Zoning Adjustments March 4, 1987 Page 5 Subject property is located at 706-708 Delaware Street (East side of Delaware Street approximately fifty-five feet (551) North of Frankfort Avenue)'. This request is covered by Categorical Exemption, Class 5, California Environmental Quality Act, 1986. According to Staff; this was a request to construct an addition to a single family residence and a second story addition over an existing garage and game room with nonconforming side yard setbacks. The additional unit would bring the parking requirement up to four (4) spaces - two in" the garage and one on an existing concrete pad on the side of the garage. The applicant is asking that the fourth be allowed in the alley but it would encroach six inches (611) into the alley right-of-way. The site will conform with other setbacks but Staff can find no land -related hardship for granting the Conditional Exception since it is a standard lot. Staff further feels the alley encroachment could be a safety hazard. Staff would recommend approval of the Use Permit if the applicant would reduce the number of bedrooms, provide the fourth parking space somewhere else on the site, and separate the garages by an interior wall. The property owner should also sign a "Letter of Agreement" to maintain only two (2) units on the property. The Public Hearing was opened and Terry Worthylake, the property owner, was present. Mr: Worthylake said his family had inherited the property about two years ago from his parents, and he would like to enlarge the livable area by building a unit over the garage and game room for his daughter. The owner added he would like to have a Spanish -style courtyard with a pool between the main residence and the garage area. He added the alley setbacks for his property were at ten feet (10 ) while many of his neighbors were at four or five feet (4' - 51): Mr. Worthylake further stated he did not realize he would have a parking problem prior to having his plans drawn and he would lose one-third of the usable space in the back yard if parking was required there. In summarizing, the property owner stated the City had required two and one-half feet (2-1/21) for an alley dedication and he was only asking for use of six inches (611) of that space. Upon questioning by Daryl Smith# Ms. Phillips said the fourth parking space could be provided elsewhere on the site or the game room could be converted into another garage unit. Glen Godfrey inquired about the area beside the laundry and Mr. Worthylake stated it was the game room. Mr: Godfrey asked if there had been a third parking space in that area but Mr. Worthylake replied negatively. Dennis Krejci broached the subject of tandem parking adjacent to the garage and Glen Godfrey stated the stairs for the rear unit could be turned to allow the space. Harvey Feinstein reiterated Mr. Worthylake's statements about neighbors parking in the alley and -5- 3/4/87 - BZA Minutes, H. B. Board of Zoning Adjustments March 4, 1987 Page 6 added that it was done all over the City of Huntington Beach. Glen Godfrey informed Mr. Feinstein the City was a self -insured entity and would undoubtedly have a claim filed against them in the event of an accident ensuing from such an encroachment. Glen Godfrey said three spaces could be provided in the existing garage by utilizing the game room but Mr. Worthylake said he would prefer the arrangement for tandem parking. Dennis D'Ambria, the contractor, asked about furnishing a "hold harmless agreement" to the City but the Board agreed that was an unsatisfactory arrangement. After further discussion regarding necessary building permits, etc., Daryl Smith said he would move for approval of both the Conditional Exception and Use Permit with stipulated findings and conditions. UPON MOTION BY SMITH AND SECOND BY POE, CONDITIONAL EXCEPTION NO. 87-8 AND USE PERMIT NO. 87-6 WERE APPROVED WITH THE FOLLOWING FINDINGS AND CONDITIONS, BY THE FOLLOWING VOTE: FINDINGS FOR APPROVAL - CONDITIONAL EXCEPTION NO. 87-8: 1. 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. 2. The granting of a Conditional Exception is necessary in order to preserve the enjoyment of one or more substantial property rights. 3. The granting of Conditional Exception No. 87-8 will not be materially detrimental to the public welfare, or injurious to property in the same zone classifications. 4. The granting of the Conditional Exception will not adversely affect the General Plan of the City of Huntington Beach. SPECIAL CONDITIONS OF APPROVAL - CONDITIONAL EXCEPTION NO. 87-8: 1. The site plan, floor plans, and elevations received and dated January 28, 1987, shall be the approved layout. 2. All conditions of Use Permit No. 87-6 shall be applicable. FINDINGS FOR APPROVAL - USE PERMIT NO. 87-6: 1. The establishment, maintenance and operation of the use will not be detrimental to: -6- 3/4/87 - BZA Minutes, H. B. Board of Zoning Adjustments March 4, 1987 Page 7 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. 87-6 will not adversely affect the General Plan of the City of Huntington Beach. 3. The proposal is consistent with the goals and objectives of the City s General Plan and Land Use Map. SPECIAL CONDITIONS OF APPROVAL - USE PERMIT NO. 87-6: 1. The site plan, floor plans, and elevations received and dated January 28, 1987, shall be modified as follows: a. Provide tandem parking to satisfaction of the Department of Development Services, 2. Prior to issuance of building permits, applicant shall file a parcel map consolidating Lot Nos. 17 and 18. Said map shall be recorded prior to final inspection and a copy submitted to the Department of Development Services. 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. Dedication of two and one-half feet (2-1/21) shall be made to the City of Huntington Beach for the alley right-of-way. 5. Garages must be separated to provide enclosed space for each unit. 6. 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. 7. Applicant shall submit grading plan and soils report to satisfaction of Public Works Department. 8. Applicant shall construct public improvements as required by the Department of Public Works. 9. Natural gas shall be stubbed in at the locations of cooking facilities, water heaters, and central heating units. -7- 3/4/87 - BZA Minutes, H. B. Board of Zoning Adjustments March 4, 1987 Page 8 10. Low -volume heads shall be used on all spigots and water faucets. 11. Prior to issuance of building permits, the property owner shall sign, notarize, and record with the County Recorder a "Letter of Agreement" assuring that only two (2) residences will be maintained on the site and that one (1) residence shall consist of the main dwelling and game room adjacent to the garage. 12. All applicable Public Works fees shall be paid prior to issuance of building permits. INFORMATION ON SPECIFIC CODE REQUIREMENTS - USE PERMIT NO. 87-6: 1. The development shall comply with all applicable provisions of the Ordinance Code, Building Division, Fire and Department. 2. The applicant shall meet all applicable local,*State, and Federal Fire Codes, Ordinances, and standards. 3. Landscaping shall comply with Article 913 of the Huntington Beach Ordinance Code. 4. The Board of Zoning -Adjustments reserves the right to revoke Use Permit No. 87-6 if any violation of these conditions of the Huntington Beach Ordinance Code occurs. VOTE ON CONDITIONAL EXCEPTION NO. 87-8: AYES: Crosby, Krejci, -Poe, Smith NOES: Godfrey ABSENT: None VOTE ON USE PERMIT NO. 87-6: AYES: Crosby, Godfrey, Krejci, Poe, Smith NOES: None ABSENT: None Glen Godfrey added his "NO" vote on the Conditional Exception had been because it was a self-made hardship - the fourth parking space could easily be provided in,the,garage structure. USE PERMIT NO. 86-95' Applicant: RTM-Ventures, Inc (Arby's) A request to permit use of the lot asloverflow parking area for Arby's (in excess of required parking spaces). Subject property is located at 7945 Aldrich Avenue (North side -of Aldrich Avenue approximately 175 feet West of Beach Boulevard). -8- 3/4/87 - BZA Minutes, H. B. Board of Zoning Adjustments March 4, 1987 Page 9 This request is covered by Categorical Exemption, Class 1, California Environmental Quality Act, 1986. Staff said this was a request to use a parcel to the South of Arby's for overflow parking and all of the parking would be in excess of what was required for Arby's. The applicant has a ten (10) year lease and will provide a reciprocal access and parking agreement. The property owner will be required to make an irrevocable offer to dedicate an access easement to the adjacent property to the East which is currently occupied by a day care center. That particular lot is narrow and has limited turnaround space. Staff recommended approval with conditions. Daryl Smith asked if RTM Ventures was the applicant and property owner and Ms. Phillips replied that RTM Ventures was the applicant but not the property owner. Mr. Smith stated the owner would have to agree to the access agreement and staff verified that statement. The Public Hearing was opened and Stacey Kobata was present to represent the applicant. Mr. Kobata said he did not understand the irrevocable offer to dedicate an access easement. Glen Godfrey explained the need for traffic circulation for the day care center and the adjacent bank and stated the property owner would have to make that dedication as a condition of the approval. Didier Camilleri, operator of the day care center, said he would have to remove trees, reduce the size of the play area, and consequently reduce the number of children attending the school if the access easement was granted, and he would prefer not having it. Mr. Godfrey explained the easement was needed in the event of future recycling of the property. Chairman Krejci reiterated Mr. Godfrey's statements and suggested the Board might like to consider a continuance for further review of the situation. Mr. Camilleri said people speed through the vacant lot which creates a dangerous situation; also, that water from the car wash drained onto the lot. Mr. Godfrey asked if there was a curb and gutter and other street improvements there and Mr. Camilleri replied he did not know. There was no one else present wishing to speak for or against the request so the Public Hearing was closed. Daryl Smith stated he would move for approval of the request with conditions. Glen Godfrey asked if Mr. Smith included in his motion the easement for the bank side and the maker of the motion answered in the affirmative. -g- 3/4/87 - BZA Minutes, H. B. Board of Zoning Adjustments March 4, 1987 Page 10 UPON MOTION BY SMITH AND SECOND BY POE, USE PERMIT -NO. 86-95 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. The granting of Use Permit No: 86-95 will not adversely affect the General Plan of the City of Huntington Beach. 3. The proposal -is consistent with the goals and objectives of the City s General Plan and Land Use Map. 4. The access to -"and parking for the proposed use does not create an undue traffic problem.' SPECIAL CONDITIONS OF APPROVAL: 1. The site`plan received and'dated December 29, 1986, shall be the approved layout. 2. Prior to issuance of building permits; the applicant shall submit the following plans: a.'Lands'cape and irrigation plan to the Department of Development Services and Public Works for review and approval. 3. Installation of required landscaping and irrigation systems shall be completed prior to final inspection. 4. A five foot (5') dedication shall be -made to the City of Huntington Beach for'right-of-way on Aldrich Street. 5. Street improvements shall be'constructed as required by the Department of Public•Works. 6. Applicant shall submit a grading plan subject to approval of the Department of Public Works. 7. Driveway approaches shall'be a minimum of twenty-seven feet (271) in width and shall be of radius type construction. -10- 3/4/87 - BZA Minutes, H. B. Board of Zoning Adjustments March 4, 1987 Page 11 8. 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. 9. All applicable Public Works fees shall be paid prior to issuance of building permits. 10. Prior to final inspection, the owner of the subject parcel and the abutting northerly parcel (Arby's) shall record a reciprocal access and parking agreement. The legal instrument shall be approved by the City Attorney's Office and filed with the Department of Development Services. 11. The applicant shall record an irrevocable offer to dedicate an easement for access over and across the parcel for the benefit of the abutting East and West properties. The easements are to be activated and location determined at such time as the day care center or the adjacent bank expands or recycles. The legal instrument shall be approved by the City Attorney's Office and filed with the Department of Development Services. 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. Landscaping shall comply with Article 960 of the Huntington Beach Ordinance Code. 4. The Board of Zoning Adjustments reserves the right to revoke Use Permit No. 86-95 if any violation of these conditions of the Huntington Beach Ordinance Code occurs. AYES: Crosby, Godfrey, Krejci, Poe, Smith NOES: None ABSENT: None Glen Godfrey left the meeting at this time - 2:50 P.M. - to attend another meeting. -11- 3/4/87 - BZA Minutes, H. B. Board of Zoning Adjustments March 4, 1987 Page 12 USE PERMIT NO. 87-7 Applicant: William D. Noordman A request to permit addition to a single family home on a lot where detached garage has nonconforming setbacks. Subject property is located at 413 Seventh Street (West side of Seventh Street approximately one hundred twenty-five feet (1251) North of Orange Avenue). This request is covered by Categorical Exemption, Class 5, California Environmental Quality Act, 1986. Staff stated this was a request to add to an existing single family residence in the Town Lot area and the Use Permit was required because of the setbacksforthe detached garage. The garage is only two feet six inches (2 6 ) from the property line on one side and is only six feet W ) from the house. The new addition will be constructed on the front portion of the property, and the two (2) car garage will need to be equipped with roll -up doors. Bruce Crosby said a requirement was needed for a Tentative Parcel Map and Mr. Smith pointed out that Staff had included it. Dennis Krejci asked for clarification from Staff. Ms. Phillips explained the existing residence and the new addition would both conform with setback requirements - the only problem was the existing nonconforming garage. The Public Hearing was opened and William D. Noordman was present. Mr. Noordman said, upon questioning by Chairman Krejci, that he understood the requirement for the roll -up door and garage door opener, but he added he might have difficulty installing the track because of the height of the garage. Mr. Krejci explained the Board did not have authority to grant Building Code variances. There was no one else present wishing to speak for or against the project so the Public Hearing was closed. UPON MOTION BY POE AND SECOND BY CROSBY, USE PERMIT NO. 87-7 WAS APPROVED WITH THE FOLLOWING FINDINGS AND CONDITIONS, BY THE FOLLOWING VOTE: FINDINGS FOR APPROVAL: I. 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; -12- 3/4/87 - BZA Minutes, H. B. Board of Zoning Adjustments March 4, 1987 Page 13 b. Property and improvements in the vicinity of such use or building. .2. The granting of Use Permit No. 87-7 will not adversely affect the General Plan of the City of Huntington Beach. 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 February 20, 1987, shall be the approved layout. 2. Prior to issuance of building permits, applicant shall file a parcel map consolidating portions of Lot Nos. 11 and 13. Said map shall be recorded prior to final inspection and a copy submitted to the Department of Development Services. 3. Applicant shall dedicate two and one-half feet (2-1/2') to the City of Huntington Beach for the alley right-of-way. 4. The required two (2) car garage shall be equipped with roll -up type doors and automatic garage door opener. 5. 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. 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. 8. Prior to issuance of building permits, the property owner shall sign, notarize, and record with the County'Recorder a "Letter of Agreement" assuring that the single family residence will be maintained as one (1) dwelling unit. 9. All applicable Public Works fees shall be paid prior to issuance of building permits. 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. -13- 3/4/87 - BZA Minutes, H. B. Board of Zoning Adjustments March 4, 1987 Page 14 3. Landscaping shall comply with Article 913 of the Huntington Beach Ordinance Code. 4. The Board of Zoning Adjustments reserves the right to revoke Use Permit No. 87-7 if any violation of these conditions of the Huntington Beach Ordinance Code occurs. AYES: Crosby, Krejci, Poe, Smith NOES: None ABSENT: Godfrey There was no further business to be presented to the Board for their review. UPON MOTION BY SMITH AND SECOND BY KREJCI, THE REGULAR MEETING WAS ADJOURNED TO A STUDY SESSION ON MONDAY, MARCH 9, 1987, AT 10:00 A.M., BY THE FOLLOWING VOTE: AYES: Crosby, Krejci, Poe, Smith NOES: None ABSENT: Godfrey Glen K. Godfrey,.Secretaryt Board of Zoning Adjustments jgh (7530d) -14' 3/4/87 - BZA