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HomeMy WebLinkAbout1991-02-06MINUTES HUNTINGTON BEACH OFFICE OF ZONING ADMINISTRATOR Room B-6 - Civic Center 2000 Main Street Huntington Beach, California WEDNESDAY FEBRUARY 6. 1991 - 1:30 P.M. ZONING ADMINISTRATOR: Mike Strange STAFF MEMBER: Mike Connor, Herb Fauland MINUTES: The Minutes of the January 30, 1991 Zoning Administrator Meeting were approved as submitted. REGULAR AGENDA ITEMS: ITEM 1• LOT LINE ADJUSTMENT NO, 89-5 Applicant: RMG/The Keith Companies Mr. Joseph Hartge 17961 Cowan Irvine, CA 92714 Request: To adjust the property line between Lot 43 of Tract 4880 and Lot 1 of Tract 11881 southward approximately 25 feet. Location: 17141 Edgewater Lane, 4241 Warner Ave. Herb Fauland, Staff Planner, reported that the request is to adjust the property line southward approximately 25 feet. The property line is located between a single family zoned (R1-CZ) lot and the Huntington Harbour Bay Club (Huntington Harbour Bay Club Specific Plan) zoned property. Staff advised that an application has been filed with the Planning Division for a general plan amendment/zone change on the Bay Club property. To rectify discrepencies in the zoning on the newly created portion of the single family lot, staff advised the applicant that no new structures may be built on that portion of the lot which is not zoned R1-CZ. Staff further advised the applicant that a zone change may be required on the 25 foot wide portion of the property. This may be required if the general plan amendment/zone change application for the Bay Club property is not processed or approved. Staff recommended approval with findings and conditions of approval. The applicant was present and questioned staff on the conditions of approval requiring a record of survey. He stated for the record that the lot line adjustment did not include water rights, warfage or pierhead line rights. Staff advised that the condition in questions is a standard condition for a lot line adjustment. The record of survey provides the necessary documentation to accurately locate property lines for any future development or property line disputes. Art Folger, Legal Counsel, advised that the record of survey could be removed at the Zoning Administrator discretion. Staff recommended to the Zoning Administrator that the conditions of approval should not be modified or removed. LOT LINE ADJUSTMENT NO 89-5 WAS APPROVED BY THE ZONING ADMINISTRATOR WITH FINDINGS AND CONDITIONS OF APPROVAL. HE STATED THAT ALL ACTIONS TAKEN BY THE ZONING ADMINISTRATOR CAN BE APPEALED TO THE PLANNING COMMISSION WITHIN TEN CALENDAR (10) DAYS. FINDINGS FOR APPROVAL: 1. The lot line adjustment will not create a nonconforming parcel. 2. The lot line adjustment will not create a nonconforming yard requirement. 3. The lot line adjustment will not sever existing structures on the two lots. CONDITIONS OF APPROVAL A. TO BE COMPLETED PRIOR TO USE OR OCCUPANCY OF SAID PARCEL(S) FOR ANY PURPOSE: 1. The Lot Line Adjustment received by the Department of Community Development on September 20, 1989, shall be the approved layout. 2. Monuments for the newly -established property lines shall be readjusted in compliance with the Subdivision Map Act. A record of survey shall be completed to verify the location of the newly placed monuments. 3. Said plat map shall be recorded with the County Recorder prior to the issuance of a certificate of compliance for the subject property. A copy of the recorded document shall be submitted to the Department of Community Development for the file. 1 �I ZA Minutes - 2/6/91 -2- (8712d) 1 ITEM 2• COASTAL DEVELOPMENT PERMIT NO, 90-50 Applicant: Paul Mitchell Orange County Sanitation District P. 0. Box 8127 Fountain Valley, CA 92728-8127 Request: To permit the replacement of a 48 inch pipeline with a 120 inch sewage pipeline in addition to installing an 18 inch methane pipeline, a 14 inch treated water pipeline, and a 4 inch communications conduit, all underground pursuant to Section 989.5.2 of the Huntington Beach Ordinance Code. Location: From the O.C.S.D. treatment plant at Brookhurst and Bushard along the westerly edge of the Santa Ana River northward to Hamilton Ave. Mike Connor, Staff Planner, reported that the project runs from Hamilton Avenue to the treatment plant along the Santa Ana river and connects their Huntington Beach and Fountain Valley facilities. Staff indicated that a two part enviromental impact report for the system wide improvements was prepared by O.C.S.D. who is the lead agency. Staff reviewed the mitigation measures and included a condition that alternate bike trails be provided whenever possible if construction might require it to be closed. The entire project will be underground. Staff recommended approval with findings and conditions of approval. THE PUBLIC HEARING WAS OPENED. Paul Mitchell, representing O.C.S.D., advised that construction is scheduled to begin in June with completion in the fall. There were no other persons present to speak for or against the request and the public hearing was closed. COASTAL DEVELOPMENT PERMIT NO. 90-50 WAS CONDITIONALLY APPROVED BY THE ZONING ADMINISTRATOR WITH FINDINGS AND CONDITIONS OF APPROVAL. HE STATED THAT ALL ACTIONS TAKEN BY THE ZONING ADMINISTRATOR CAN BE APPEALED TO THE PLANNING COMMISSION WITHIN TEN CALENDAR (10) DAYS AND ANOTHER TEN WORKING (10) DAYS TO THE COASTAL COMMISSION. FINDINGS FOR APPROVAL/COASTAL DEVELOPMENT PERMIT NO, 90-50: 1. The request to permit the installation of new underground pipelines conforms with the plans, policies, requirements and standards of The Coastal Element of the General Plan. 2. Coastal Development Permit N suffix zoning requirements, Districts, as well as other Ordinance Code applicable to o. 90-50 is consistent with the C4, R3, and M1 Zoning provisions of the Huntington the property. the CZ Beach ZA Minutes - 2/6/91 -3- (8712d) 3. The proposed pipelines will provide the city with infrastructure in a manner that.is consistent with the Coastal Element of the General Plan. 4. The proposed pipelines conform with the public access and public recreation policies of Chapter 3 of the California Coastal Act. The project's affects upon coastal access and recreation will be mitigated through Condition Number Three (3). The proposed project will have no long term effects upon coastal access or water oriented recreation. SPECIAL CONDITIONS OF APPROVAL: 1. The site plan, floor plans, and elevations received and dated December 11, 1990 shall be the approved layout. 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. The existing bike path shall remain open whenever possible. In those instances where bikeway closures are necessary, signs will be posted in advance of construction to inform users of anticipated closure dates. In addition, when feasible, bikeways shall be rerouted during project construction activities. 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 Zoning Administrator reserves the right to revoke Coastal Development Permit No. 90-50 if any violation of these conditions or the Huntington Beach Ordinance Code occurs. ITEM 3: USE PERMIT NO, 90-78 Applicant: China King Food, Inc. 12112 Beach Blvd. Stanton, CA 90680 Request: To permit the remodel and addition to an existing restaurant with drive thru facilities pursuant to Section 9220.1(C)R of the Huntington Beach Ordinance Code. ZA Minutes - 2/6/91 -4- (8712d) 1.1 11 Mike Connor, Staff Planner, reported the the request is to remodel and add drive thru facilities for a building that was originaly constructed -to be a Pizza Hut restaurant. He advised that an easement exists along the southern portion of the site to the rear for vehicular access. Also, a north/south easement for vehicular access between the various restaurants exists. The applicant's request is to revitalize the structure and add 120 feet to the rear of the building. Staff recommended approval of the addition and to re-establish the use and recommended denial of the drive thru due to concerns that vehicles queing behind the menu board would block the reciprocal access drives and could potentially impact Brookhurst Street. THE PUBLIC HEARING WAS OPENED. Henry Chow, architect, urged the Zoning Administrator's approval. He said they had worked with staff for a solution in an attempt to receive a favorable recommendation. Bob Smith, Real Estate Broker, urged the Zoning Administrator's approval. He said most people purchasing fast foods will not wait if several cars are stacked but seek another fast food establishment. Mike Connor, Staff Planner, reported that a letter had been received from a lawyer representing the owner of the property requesting approval of the request. There were no other persons present to speak for or against the request and the public hearing was closed. USE PERMIT NO 90-78 WAS APPROVED BY THE ZONING ADMINISTRATOR WITH FINDINGS AND CONDITIONS OF APPROVAL WITH THE DELETION OF THE DRIVE THRU. HE STATED THAT ALL ACTIONS TAKEN BY THE ZONING ADMINISTRATOR CAN BE APPEALED TO THE PLANNING COMMISSION WITHIN TEN CALENDAR (10) DAYS. FINDINGS FOR APPROVAL: 1. The establishment, maintenance and operation of Use Permit No. 90-78 will not be detrimental to: a. The general welfare of persons residing or working in the vicinity provided no drive thru is permitted; b. Property and improvements in the vicinity of such use or building provided no drive thru is permitted. 2. The granting of Use Permit No. 90-78 will not adversely affect the General Plan of the City of Huntington Beach. The proposed restaurant would help to encourage the diversification of the economic base of the city. ZA Minutes - 2/6/91 -5- (8712d) 3. The proposal is consistent with the goals and objectives of the City's General Plan and Land Use Map. The proposed restaurant meets the criteria for General Commercial land use as designated by the general plan. 4. The location, site layout, and design of the proposed use properly adapts the proposed structures to streets, driveways, and other adjacent structures and uses in a harmonious manner. 5. The combination and relationship of one proposed use to another on site are properly integrated. 6. The access to and parking for the proposed use does not create an undue traffic problem. Findings for Denial of Drive Thru: 1. The establishment, maintenance, and operation of the proposed drive thru would 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. The proposed circulation for the drive-thru would obstruct the circulation of traffic both on and off site due to stacking behind the menu board thereby creating a potential safety hazard and obstructing access to area businesses. 2. The granting of the drive-thru would adversely affect the general plan because the potential to obstruct access easements and traffic on Brookhurst would not provide for the safe and efficient movement of people and goods. SPECIAL CONDITIONS OF APPROVAL: 1. The site plan, floor plans, and elevations received and dated December 12, 1991, shall be the conceptually approved layout. 2. A revised site plan shall be submitted depicting the modifications described herein: a. The gas meter, if relocataed, shall be placed at the rear of the building or shall be completely screened from view of Brookhurst Street. b. No drive-thru shall be permitted. 1 ZA Minutes - 2/6/91 -6- (8712d) 1 3 The Zoning Administrator shall be notified in writing if any changes in building height, floor area, setbacks, building elevations or open space are proposed as a result of the plan check process. Building permits shall not be issued until the Zoning Administrator has reviewed and approved the proposed changes. The Zoning Administrator reserves the right to require that an amendment to the original entitlement be processed if the proposed changes are of a substantial nature. 4. Prior to issuance of building permits, the following plans and items shall be submitted and/or completed by the applicant: a. Four (4) sets of landscape and irrigation plans to the Department of Community Development 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. c. A Landscape Construction Set shall be submitted to the Departments of Community Development and Public Works. The landscape construction set shall include a landscape plan prepared and signed by a State Licensed Landscape Architect which includes all proposed/existing plant materials (location, type, size, quantity), irrigation plan, grading plan and approved site plan, and copy of conditions of approval. The landscape plan shall be in conformance with Section 9608 and 9220.9 of the Huntington Beach Ordinance Code . The set must be complete and approved by both departments prior to issuance of building permits. 7. Installation of required landscaping and irrigation systems shall be completed prior to final inspection/within twelve (12) months. 8. Service roads and fire lanes, as determined by the Fire Department, shall be posted and marked. 9. 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. 10. 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. 11. Natural gas shall be stubbed in at the locations of cooking facilities, water heaters, and central heating units. ZA Minutes - 2/6/91 -7- (8712d) 12. Low -volume heads shall be used on all spigots and water faucets. 13. 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. 14. All applicable Public Works fees shall be paid prior to issuance of building permits. 15. Conditions of approval shall be printed verbatim on all working drawings submitted for plancheck. 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 applicant shall obtain the necessary permits from the South Coast Air Quality Management District. 4. All signs shall be brought into compliance with the Huntington Beach Ordinance Code prior to issuance of a certificate of occupancy. 5. Landscaping shall comply with Section 9608 of the Huntington Beach Ordinance Code. 6. Prior to Issuance of a Certificate of Occupancy the applicant shall restripe the parking lot so that it conforms to provisions of Article 960 of the Huntington Beach Ordinance Code. 7. The Zoning Administrator reserves the right to revoke this Use Permit No. 90-78 if any violation of these conditions of the Huntington Beach Ordinance Code occurs. ITEM 4• COASTAL DEVELOPMENT PERMIT NO. 90-53/CONDITIONAL EXCEPTION NO. 91-2: Applicant: Subbaro and Sarah Myla 16183 Caribou Street Fountain Valley, CA 92708 Request: Coastal Development Permit No. 90-53 - To permit a second story addition to an existing one story dwelling pursuant to Section 989.5.2 of the Huntington Beach Ordinance Code. ZA Minutes - 2/6/91 -8- (8712d) Conditional Exception No. 91-2 - To permit 3,221 square feet (64 percent) of site coverage in lieu of the 2,750 square feet (55 percent) maximum permitted by Section 9110.5 of the Code. Location: 16941 Bolero Lane Coastal Status: APPEALABLE Mike Connor, Staff Planner, reported that the Coastal Development Permit is a request to add a second story to an existing single family residence and the Conditional Exception is to permit the structure to exceed the maximum allowable site coverage. Staff reported that there is a two story residence on each side of the proposed request and recommended approval of the addition. Staff recommended denial of the variance request because no exceptional circumstances existed. Staff also recommended denial of the canvas cover over the wind screen which was requested by the applicant. Staff also reported that three letters had been recived from area residents opposing the enclosed patio area, second story deck and roof above due to view constraints and current CC&R's within the Harbour. THE PUBLIC HEARING WAS OPENED. John Cowles, representing the applicant, urged the Zoning Administrator's approval. He said the enclosed patio was permitted in 1982 and was not considered into the site coverage. He further advised that they are proposing a motorized sun screen that would be rolled back 50% of the time. Mr. Rosen, representing the Huntington Harbour Property Owners Association, agreed with staff's recommendation for denial of the variance. He stated oposition to granting any kind of patio cover as it can become a permanent room. Lois Hohly, 16931 Bolero Lane, stated opposition to the porch along the harbor side of the property. She said she was not opposed to the wind screen if it did not go to the second floor. Dennis Groat, Fire Department, advised that the Fire Code considers a fully enclosed patio a room. There were no other persons present to speak for or against the request and the public hearing was closed. ZA Minutes - 2/6/91 -9- (8712d) COASTAL DEVELOPMENT PERMIT NO. 90-53/ CONDITIONAL EXCEPTION NO. 90-21 WAS CONDITIONALLY APPROVED BY THE ZONING ADMINISTRATOR WITH FINDINGS AND CONDITIONS OF APPROVAL, AND WITH THE FOLLOWING CHANGES: (NO ROOF SHALL BE PERMITTED OVER THE PATIO IN CONJUNCTION WITH THE WINDSCREEN AND THE SECOND STORY DECK AND ROOF ABOVE SHALL BE REDUCED SO THAT THE STRUCTURE DOES NOT EXCEED 57% OR 2,850 SQUARE FEET SITE COVERAGE.) HE STATED THAT ALL ACTIONS TAKEN BY THE ZONING ADMINISTRATOR CAN BE APPEALED TO THE PLANNING COMMISSION WITHIN TEN CALENDAR (10) DAYS AND ANOTHER TEN WORKING (10) DAYS TO THE COASTAL COMMISSION. FINDINGS FOR APPROVAL/COASTAL DEVELOPMENT PERMIT NO 90-53: 1. The request to permit the remodel and second story addition to an existing one-story single family residence conforms with the plans, policies, requirements and standards of The Coastal Element of the General Plan. The proposed project will not obstruct ocean views or access. 2. Coastal Development Permit No. 90-53 is consistent with the CZ suffix zoning requirements, the R1 Zoning District, as well as other provisions of the Huntington Beach Ordinance Code applicable to the property. The property meets all applicable provisions of the Huntington Beach Ordinance Code. 3. At the time of occupancy, the proposed remodel and addition to an existing two-story single family residence will be provided with infrastructure in a manner that is consistent with the Coastal Element of the General Plan. All required infrastructure is currently in place. 4. The proposed remodel and addition to an existing two story single family residence conforms with the public access and public recreation policies of Chapter 3 of the California Coastal Act. The proposed project will have no impact upon public, water oriented recreation or access. FINDINGS FOR APPROVAL/CONDITIONAL EXCEPTION N0, 91-02: 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 Conditional Exception No. 91-02 is necessary in order to preserve the enjoyment of one or more substantial property rights. 3. The granting of Conditional Exception No. 91-02 will not be materially detrimental to the public welfare, or injurious to property in the same zone classifications. ZA Minutes - 2/6/91 -10- (8712d) 1 1 L 4. The granting of Conditional Exception No. 91-02 will not adversely affect the General Plan of the City of Huntington Beach. 5. The applicant is willing and able to carry out the purposes for which Conditional Exception No. 91-02 is sought and he will proceed to do so without unnecessary. delay. SPECIAL CONDITIONS OF APPROVAL: 1. The site plan, floor plans, and elevations received and dated January 29, 1991 shall be the conceptually approved layout with the following modification: a. The second story extension for the master bath shall be changed to show a tue bay window which does not extent to the first floor double plate. b. No cover shall be allowed for the windscreen. c. The second story deck off of the master bedroom shall be reduced so that the entire structure does not exceed 2850 square feet of site coverage. The roof above the deck shall be reduced accordingly. 2. The Zoning Administrator shall be notified in writing if any changes in building height, floor area, setbacks, building elevations or open space are proposed as a result of the plan check process. Building permits shall not be issued until the Zoning Administrator has reviewed and approved the proposed changes. The Zoning Administrator reserves the right to require that an amendment to the original entitlement be processed if the proposed changes are of a substantial nature. 3. All proposed dock and ramp improvements shall require separate permits for the improvements located within the public waterways. 4. All proposed cantilevered deck improvements including the revised windscreen require separate permits for the improvements. The windscreen shall be at least eighty percent (80%) open oon one side. The plans submitted show less than fifty percent (50%). 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. Proposed structures shall be architecturally compatible with existing structures. 7. Natural gas shall be stubbed in at the locations of cooking facilities, water heaters, and central heating units. ZA Minutes - 2/6/91 -11- (8712d) 8. Low -volume heads shall be used on all spigots and water -faucets. .9. The Fire Department requirements are: a. Automatic sprinkler systems will be installed throughout to comply with Huntington Beach Fire Department and Uniform Building Code standards if the building exceeds 5,000 gross square feet. 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 Zoning Administrator reserves the right to revoke Coastal Development Permit No. 90-53 and Conditional Exception No. 91-2 if any violation of these conditions or the Huntington Beach Ordinance Code occurs. ITEM 5: SITE PLAN AMENDMENT N0, 91-2/CONDITIONAL EXCEPTION NO, 91-4 Applicant: City of Huntington Beach 2000 Main Street Huntington Beach, CA 92648 Attn: Don Noble Request: Site Plan Amendment No. 91-2 - To permit a revision to the original site plan approved for Administrative Review No. 90-13. Conditional Exception No. 91-4 - To permit an eight (8) foot exterior side yard setback in lieu of ten (10) feet required by Section 9120.7(b) of the Huntington Beach Ordinance Code. Location: 1706 Orange - Rodger's Senior Center Mike Connor, Staff Planner, reported the project was originally approved by the Zoning Administrator under Administrative Review No. 90-13. The Fire Department during the plan check process required a 15 foot separation between buildings. The applicant is proposing to move the structure over 2 feet resulting the the side yard setback variance. Staff recommended approval with findings and conditions. THE PUBLIC HEARING WAS OPENED. Jim Engle, Community Services, was present and agreed to the conditions of approval. ZA Minutes - 2/6/91 -12- (8712d) LJ r� There were no other persons present to speak for or against the request and the public hearing was closed. SITE PLAN AMENDMENT NO 91-2/CONDITIONAL EXCEPTION NO. 91-4 WAS APPROVED BY THE ZONING ADMINISTRATOR WITH FINDINGS AND CONDITIONS OF APPROVAL. HE STATED THAT ALL ACTIONS TAKEN BY THE ZONING ADMINISTRATOR CAN BE APPEALED TO THE PLANNING COMMISSION WITHIN TEN CALENDAR (10) DAYS. 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; There are no residences directly adjacent to the proposed structure. b. Property and improvements in the vicinity of such use or building. There are no residences directly adjacent to the proposed structure. 2. The granting of Site Plan Amendment No 91-2 and Conditional Exception No. 91-4 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. Community facilities are permitted within all land use designations. 4. Because of special circumstances applicable to the subject property, including size, shape, topography, location or existing buildings, 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. The subject property is zoned CF-R. The placement of the existing building and the required fire separation prohibits the building from being placed within the required setbacks. 5. The granting of Conditional Exception No. 91-4 is necessary in order to preserve the enjoyment of one or more substantial property rights. The placement of the existing building and the required fire separation prohibit the building from being placed within the required setbacks. 6. The granting of Conditional Exception No. 91-4 will not be materially detrimental to the public welfare, or injurious to property in the same zone classifications. There are no residences directly adjacent to the proposed structure. ZA Minutes - 2/6/91 -13- (8712d) 7. The granting of Conditional Exception No. 91-4 will not adversely affect the General Plan of the City of Huntington Beach. Community facilities ar permitted within all land use designations. 8. The applicant is willing and able to carry out the purposes for which Conditional Exception No. 91-4 is sought and he will proceed to do so without unnecessary delay. 9. The location, site layout, and design of the proposed use properly adapts the proposed structures to streets, driveways, and other adjacent structures and uses in a harmonious manner. 10. The combination and relationship of one proposed use to another on site are properly integrated. 11. The access to and parking for the proposed use does not create an undue traffic problem. SPECIAL CONDITIONS OF APPROVAL: 1. The site plan, floor plans, and elevations received and dated January 25, 1991 shall be the conceptually approved layout. 2 The Zoning Administrator shall be notified in writing if any changes in building height, floor area, setbacks, building elevations or open space are proposed as a result of the plan check process. Building permits shall not be issued until the Zoning Administrator has reviewed and approved the proposed changes. The Zoning Administrator reserves the right to require that an amendment to the original entitlement be processed if the proposed changes are of a substantial nature. 3. Service roads and fire lanes, as determined by the Fire Department, shall be posted and marked. 4. 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. 5. Proposed structures shall be architecturally compatible with existing structures. 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. 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. 1 ZA Minutes - 2/6/91 -14- (8712d) 4 9. All Conditions of Approval from Administrative Review No. 90-13 shall still apply. 10. Conditions of approval shall be printed verbatim on all working drawings submitted for plancheck. 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 Section 9608 of the Huntington Beach Ordinance Code. THE MEETING WAS ADJOURNED AT 2:40 PM BY THE ZONING ADMINISTRATOR TO A STUDY SESSION ON MONDAY, FEBRUARY 11, 1991 AT 4:30 PM AND THEN TO THE NEXT REGULARLY SCHEDULED MEETING OF THE ZONING ADMINISTRATOR ON WEDNESDAY, FEBRUARY 13, 1991, AT 1:30 PM. I "I-, t --j' j �':=- Y6,, �1 Michael Strange Zoning Administrator :jr ZA Minutes - 2/6/91 -15- (8712d)