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HomeMy WebLinkAbout1991-09-18I� MINUTES HUNTINGTON BEACH OFFICE OF ZONING ADMINISTRATOR Room B-6 - Civic Center 2000 Main Street Huntington Beach, California WEDNESDAY, SEPTEMBER 18, 1991 - 1:30 P.M. ZONING ADMINISTRATOR: STAFF MEMBERS: MINUTES• REGULAR AGENDA ITEMS: Scott Hess Mike Connor The Minutes of the August 28, September 4 and September 11, 1991 Zoning Administrator Meetings were approved. ITEM 1: CONDITIONAL EXCEPTION NO. 91-25 Applicant: Wilfred and Merna Meyer 516 9th Street Huntington Beach, CA 92648 Request: To permit an existing two-story house which was constructed with a nonconforming side yard setback of 1.85 feet in lieu of the required 3 feet as required by Section 9130.7 of the Huntington Beach Ordinance Code &nd a nonconforming rear setback of 7 feet in lieu of 7.5 feet as required by Section 9130.8 of the code. Location: 516 9th Street Mike Connor, Staff Planner, reported that the residence was constructed in 1985 and the structure was positioned improperly on the parcel. In order to justify the existing structure, encumbrances on the adjacent structure would be required. Any subsequent additions on the adjoining parcel would have to be constructed three feet from the revised property line. Staff concluded by recommending approval with findings and conditions of approval. THE PUBLIC HEARING WAS OPENED. Merna Meyer, the applicant, said that she was not aware that the house was not placed on the lot correctly when she purchased the home. Arthur Rosen, 514 9th Street, said that his house was adjacent to Mrs. Meyer's and also positioned incorrectly on the lot. He said he was unaware of the error when he purchased the home. There were no other persons present to speak for or against the request and the public hearing was closed. CONDITIONAL EXCEPTION NO. 91-25 WAS APPROVED BY THE ZONING ADMINISTRATOR WITH THE FOLLOWING 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 granting of Conditional Exception No. 91-25 for reduced sideyard setbacks of an existing single family residence will not be materially detrimental to the public welfare, or injurious to property in the same zone classifications. The proposal, with the implementation of conditions, will not reduce the number of units that could be constructed on adjacent properties. 2. The granting of Conditional Exception No. 91-25 for reduced sideyard setbacks of an existing single family residence will not adversely affect the General Plan of the City of Huntington Beach. The proposal is consistent with the Medium Density Residential Land Use Designation in the General Plan. 3. The granting of Conditional Exception No. 91-25 for reduced sideyard setbacks of an existing single family residence is necessary in order to preserve the enjoyment of one or more substantial property rights. 4. Because of special circumstances applicable to the subject property, including size, 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. The subject property was constructed with reduced setbacks. 5. The establishment, maintenance and operation of the existing single family house with reduced side yard setbacks use will not be detrimental to: a. The general welfare of persons residing or working in the vicinity. The approval will not reduce or eliminate the number of dwelling units that could be constructed on the adjacent property. F ZA Minutes - 9/18/91 -2- (0858d) 1 b. Property and improvements in the vicinity of such use or building. The approval will not reduce or eliminate the number of dwelling units that could be constructed on the adjacent property. 6. The applicant is willing and able to carry out the purposes for which Conditional Exception No. 91-25 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 September 10, 1991 shall be the conceptually approved layout. 2. The reduced setback shall be made to conform with the Uniform Building Code in one of the following ways: a. A covenant (easement) measured three (3) feet from the subject residence shall be recorded on the adjacent property to the north (Lot 18, Block 103 of the Huntington Beach Tract) which shall establish a new setback reference line for both lots. Adjacent structures shall be set back a minimum of three (3) feet from the sideyard setback reference line; or b. A lot line adjustment shall be recorded on the property to provide a three (3) foot setback from the existing building; or c. A tentative parcel map shall be recorded on the property to provide a three (3) foot setback from the existing building. 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 this Conditional Exception No. 91-25 if any violation of these conditions of the Huntington Beach Ordinance Code occurs. ZA Minutes - 9/18/91 -3- (0858d) ITEM 2: CONDITIONAL EXCEPTION NO. 91-26 Applicant: Arthur and Elaine Rosen 514 9th Street Huntington Beach, CA 92648 Request: To permit an existing two-story house which was constructed with a nonconforming side yard setback of 1.85 feet in lieu of the required 3 feet as required by Section 9130.7 of the Huntington Beach Ordinance Code and a nonconforming rear setback of 7 feet in lieu of 7.5 feet as required by Section 9130.8 of the code. Location: 514 9th Street Mike Connor, Staff Planner, reported that the request was identical to the previous item, Conditional Exception No. 91-25. Staff recommended approval with the same findings and conditions of approval. THE PUBLIC HEARING WAS OPENED. The owner, Mr. Rosen, was present however did not have further testimony to add after speaking on the previous item. There were no other persons present to speak for or against the request and the public hearing was closed. CONDITIONAL EXCEPTION NO. 91-26 WAS APPROVED BY THE ZONING ADMINISTRATOR WITH THE FOLLOWING 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 granting of Conditional Exception No. 91-26 for reduced sideyard setbacks of an existing single family residence will not be materially detrimental to the public welfare, or injurious to property in the same zone classifications. The proposal, with the implementation of conditions, will not reduce the number of units that could be constructed on adjacent properties. 2. The granting of Conditional Exception No. 91-26 for reduced sideyard setbacks of an existing single family residence will not adversely affect the General Plan of the City of Huntington Beach. The proposal is consistent with the Medium Density Residential Land Use Designation in the General Plan. 1 ZA Minutes - 9/18/91 -4- (0858d) 1 3. The granting of Conditional Exception No. 91-26 for reduced sideyard setbacks of an existing single family residence is necessary in order to preserve the enjoyment of one or more substantial property rights. 4. Because of special circumstances applicable to the subject property, including size, 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. The subject property was constructed with reduced setbacks. 5. The establishment, maintenance and operation of the existing single family house with reduced side yard setbacks use will not be detrimental to: a. The general welfare of persons residing or working in the vicinity. The approval will not reduce or eliminate the number of dwelling units that could be constructed on the adjacent property. b. Property and improvements in the vicinity of such use or building. The approval will not reduce or eliminate the number of dwelling units that could be constructed on the adjacent property. 6. The applicant is willing and able to carry out the purposes for which Conditional Exception No. 91-26 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 September 10, 1991 shall be the conceptually approved layout. 2. The reduced setback shall be made to conform with the Uniform Building Code in one of the following ways: a. A covenant (easement) measured three (3) feet from the subject residence shall be recorded on the adjacent property to the north (Lot 16, Block 103 of the Huntington Beach Tract) which shall establish a new setback reference line for both lots. Adjacent structures shall be set back a minimum of three (3) feet from the sideyard setback reference line; or b. A lot line adjustment shall be recorded on the property to provide a three (3) foot setback from the existing building; or c. A tentative parcel map shall be recorded on the property to provide a three (3) foot setback from the existing building. ZA Minutes - 9/18/91 -5- (0858d) 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 this Conditional Exception No. 91-26 if any violation of these conditions of the Huntington Beach Ordinance Code occurs. ITEM 3• CONDITIONAL EXCEPTION NO, 91-32 Applicant: Nancy Widetick 8361 Doncaster Drive Huntington Beach, CA 92646 Property Owner: Philip G. Snowden 8361 Doncaster Drive Huntington Beach, CA 92646 Request: To permit a reduced exterior side yard setback of (4) feet for the main dwelling and zero (0) feet for a proposed carport in lieu of eight (8) feet as required by Section 9110.7(b) of the Huntington Beach Ordinance Code. The proposed carport also encroaches into the required site angle setback at the intersection of the alley and street. Location: 8361 Doncaster Mike Connor, Staff Planner, reported that the parcel is a corner lot, 40 feet wide by 125 feet deep. Staff advised that the request for the carport within the required site angle setback would project across the property line. Also, there are no unique elements to justify the reduced side yard setback. Staff concluded by recommending denial of the requests. THE PUBLIC HEARING WAS OPENED. Phillip Snowden, the property owner, said that the lot is smaller than other lots in the tract and that other corner lots in the area had less than an 8 foot sideyard setback. The request for the sideyard setback is only for the rear portion of the property. Nancy Widetick, the applicant, said the request would improve the property and be an asset for the neighborhood. There were no other persons present to speak for or against the request and the public hearing was closed. ZA Minutes - 9/18/91 -6- (0858d) F-i 1 Scott Hess, Zoning Administrator, advised of a need to continue this item to allow staff time to research other corner properties to ascertain whether or not additions had been constructed within the eight foot sideyard setback. USE PERMIT NO. 91-32 WAS CONTINUED UNTIL SEPTEMBER 25, 1991 ZONING ADMINISTRATOR MEETING. ITEM 4• ADMINISTRATIVE REVIEW NO, 91-8 Applicant/ City of Huntington Beach Property Owner: Fire Department 2000 Main Street Huntington Beach, CA 92648 Attn: Chief Mick Terich Request: To permit a 2,475 square foot storage building pursuant to Section 9530.01(W) of the Huntington Beach Ordinance Code. Location: 18311 Gothard Street (Gothard Street Fire Station) Mike Connor, Staff Planner, reported that the request for a 55 foot by 45 foot metal structure would have architectural features to match the existing buildings. The structure would be placed behind the fire station and will not be seen from the street. Staff concluded by recommending approval with findings and conditions. THE PUBLIC HEARING WAS OPENED. Mick Terich, Battalion Chief H.B. Fire Department, reported that the request was due to their running out of room at the Fire Station. There were no other persons present to speak for or against the request and the public hearing was closed. ADMINISTRATIVE REVIEW NO. 91-8 WAS APPROVED BY THE ZONING ADMINISTRATOR WITH THE FOLLOWING 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 use of the storage facility will not be detrimental to: a. The general welfare of persons residing or working in the vicinity; the storage facility is in the back portion of the fire station which is surrounded by industrial buildings. ZA Minutes - 9/18/91 (0858d) b. Property and improvements in the vicinity of such use or building; the storage facility is in the back portion of the fire station which is surrounded by industrial buildings. 2. 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 July 31, 1991 shall be the conceptually approved layout. 2. A revised site plan shall be submitted depicting the modifications described herein: a. A minimum of four (4) parking stalls shall be provided on the east and west sides of the storage facility. 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. Special architectural treatment shall be provided on all building walls to match the existing building. 5. Maximum separation between building wall and property line shall not exceed two inches (2"). 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. Proposed structures shall be'architecturally compatible with existing structures. 8. 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. ZA Minutes - 9/18/91 -8- (0858d) 1 G 1 4. The Zoning Administrator reserves the right to revoke this Administrative Review No. 91-8 if any violation of these conditions of the Huntington Beach Ordinance Code occurs. ITEM 5: USE PERMIT NO. 91-42 (Temporary Outdoor Event) Applicant: SS. Simon and Jude Church 20444 Magnolia Huntington Beach, CA 92646 Request: To permit a Temporary Outdoor Event (Annual Church Festival) on October 4, 5 and 6, 1991 pursuant to Section 9730.64 of the Huntington Beach Ordinance - Code Location: 20444 Magnolia Street Mike Connor, Staff Planner, reported that the church festival had been held annually for many years. Staff recommended that a new condition be imposed requiring the Church to notify area residents of a telephone number to call if there are any problems and/or concerns. Staff concluded by recommending approval with findings and conditions. THE PUBLIC HEARING WAS OPENED. Bob Kramer, Event Chairman, advised that an individual will be available all weekend to respond to any telephone calls. Ramon Rachman, 9152 Browning, spoke in opposition to the request. He said the event generates too much noise. Bob Kramer advised that the Church uses a sound curtain to mitigate the noise problem and amusement rides are located as far from area residences as possible. There were no other persons present to speak for or against the request and the public hearing was closed. USE PERMIT NO. 91-42 WAS APPROVED BY THE ZONING ADMINISTRATOR WITH THE FOLLOWING 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 (2) 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; ZA Minutes - 9/18/91 -9- (0858d) b. Property and improvements in the vicinity of such use or building because use of amplifiers, speakers, musical instruments is prohibited after 10:00 PM and other related conditions. 2. The granting of Use Permit No. 91-42 will not adversely affect the General Plan of the City of Huntington Beach. SPECIAL CONDITIONS OF APPROVAL: 1. The site plan shall be the approved layout. a. Rides shall be located at the most westerly location of the grass area site, subject to review and approval of the Fire and Community Development Departments. b. The sound curtain shall be installed per the site plan. 2. Prior to operation of any equipment used in conjunction with the amusement rides, the City shall be in receipt of State Certification and permits showing inspection within a one (1) year period, stating that the rides meet all requirements of the State Industrial Safety Division. . 3. The applicant shall obtain clearance from the Public Liability Claims Coordinator, Administrative Services Department, and/or shall provide a Certificate of Insurance and Hold Harmless Agreement to be executed at least five (5) days prior to the event. 4. The applicant shall send a letter to all nearby residents which shall provide a contact person and a telephone number should the neighbors have a problem with the operation of the event. 5. All Alcoholic Beverage Control requirements shall be met. 6. Beer and wine consumption shall be limited to a specified area which shall be roped off and controlled by church personnel. 7. Prior to issuance of a permit, a layout and circulation plan shall be approved by the Fire Department. Fire access lanes shall be maintained. 8. Prior to issuance of a permit, appropriate signs (temporary) for the direction of traffic and on -site parking shall be provided by the applicant. Said signs, location and content to be as recommended by the Traffic Division of the Police Department. 9. In a number as determined by the Police Chief, uniformed officers shall be provided on -site during the hours of operation. Cost of this Condition shall be borne by the applicant. ZA Minutes - 9/18/91 -10- (0858d) 1 10. Barricades shall be placed along the north side of the property to create a minimum seventy-five (75) foot buffer adjacent to the residential properties. 11. Breakdown of stands, equipment, apparatus and rides shall be prohibited after 10:00 PM on Sunday. Breakdown of the wooden booths shall be allowed until 1:00 AM. 12. Use of amplifiers, speakers, musical instruments and playing of recorded music are to be discontinued as of 10:00 PM each evening. Speakers located in the Garden Dining Area will be permitted until closing hours each day and shall be in conformance with the City of Huntington Beach Noise Ordinance. Speakers shall not be directed towards any housing area. 13. The carnival, and all related activities, shall comply with all applicable sections of the Municipal Code requirements pertaining to the Noise Ordinance. 14. All operations of the festival, including tear down of machinery, other than necessary refrigeration units (if provided) shall be as follows: Rides All Other Operations Friday 5:00 PM - 10:00 PM 5:00 PM - 11:00 PM Saturday 10:00 AM - 10:00 PM 10:00 AM - 11:00 PM Sunday 11:00 AM - 9:00 PM 11:00 AM - 10:00 PM 15. If a refrigeration truck is provided, it shall be placed as far away from residential property as possible to minimize noise. 16. The applicant shall provide for clean-up of the areas each evening after closing of the event. Clean-up of the site after 10:00 PM shall not include the use of any machinery or equipment that may disturb the residents in the area. All trash, debris and garbage, as well as special dumpsters, shall be removed from the site within two (2) days of closing of the event. 17. The applicant shall provide professional clean-up crews to clear the adjacent streets of trash and debris. This clean-up shall not commence prior to 7:00 AM each morning. 18. An on -site parking plan shall be submitted showing access to the number of spaces. The plan shall be approved by the Traffic Engineer and Traffic Division of the Police Department. 19. An announcement shall be made to parishioners requesting that they refrain from parking on neighborhood streets. 20. The Church shall provide Church personnel to patrol street parking areas (Magnolia Street and Indianapolis Avenue) to prevail upon those utilizing street parking to cross streets at the intersections. ZA Minutes - 9/18/91 -11- (0858d) 21. In the event that there are any violations of the foregoing conditions or any violation of life safety codes, the festival activity will be terminated by any Police Officer, Fire Inspector or authorized personnel of the Department of Community Development. 22. Future applications for the event shall be submitted at least 90 days prior to the event. ITEM 6: USE PERMIT NO 91-45 (Temporary Outdoor Event Applicant: Lois Streit DBA Art California Style 20931 Balgair Circle Huntington Beach, CA 92646 Request: To permit a Temporary Outdoor Event (Arts & Crafts Show) on September 22, 1991; October 20, 1991; November 17, 1991; December 22, 1991; January 19, 1992; February 16, 1992; March 22, 1992 pursuant to Section 9730.64 of the Huntington Beach Ordinance Code. Location: 2205 Main Street (Seacliff Village) Mike Connor, Staff Planner, reported that the arts and crafts show would be held in the walkway areas of Seacliff Village shopping center. Staff recommended approval with findings and conditions. Lois Streit, the applicant, said that if they get a good response they will consider regular monthly shows. USE PERMIT NO. 91-45 WAS APPROVED BY THE ZONING ADMINISTRATOR WITH THE FOLLOWING 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 (2) DAYS. FINDINGS FOR APPROVAL: 1. The temporary outdoor event will not be detrimental to: a. The general welfare of persons residing or working in the vicinity. The event will not obstruct any parking stalls or access to existing businesses. b. Property and improvements in the vicinity of such use or building. All improvements are temporary. 2. The granting of Use Permit No. 91-45 will not adversely affect the General Plan of the City of Huntington Beach. The arts and crafts show is consistent with the mixed development land use designation in the general plan. 1 ZA Minutes - 9/18/91 -12- (0858d) SPECIAL CONDITIONS OF APPROVAL: 1. The site plan received and dated August 23, 1991 shall be the conceptually approved layout. 2. 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. 3. A detailed site plan shall be submitted to the Huntington Beach Fire Department for approval (show table locations, tents, barriers, etc.). 4. The applicant shall obtain all necessary Fire Department permits and comply with all provisions of Article 32 of the Uniform Fire Code. 5. The applicant shall obtain clearance from the Public Liability Claims Coordinator, Administrative Services Department, and/or shall provide a Certificate of Insurance and Hold Harmless Agreement to be executed at least five (5) days prior to the event. 6. Fire extinguishers shall be provided in number and locations specified by the Fire Department. 7. Stand by personnel shall be on site to safeguard premises. INFORMATION OF SPECIFIC CODE REQUIREMENTS: 1. The event shall comply with all applicable provisions of the Ordinance Codes, 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 Use Permit No. 91-45 if any violations of these conditions or the Huntington Beach Ordinance Code occurs. ITEM 7: ADMINISTRATIVE REVIEW NO, 89-11/CONDITIONAL EXCEPTION NO. 89-43 (ONE YEAR EXTENSION OF TIME Applicant: Karen Jones Independent Development Company 1 Civic Plaza, Suite 100 Newport Beach, CA 92660 Property Owner: John H. Rogers Jr. Southland Corp. 120 S. State College Blvd. #200A Brea, CA 92622 ZA Minutes - 9/18/91 -13- (0858d) Request: To permit a one year extension of time for: Administrative Review No. 89-11 to permit the construction of a 3,740 square foot retail building and Conditional Exception 89-43 to permit 26.5 foot wide drive aisles in lieu of 27 feet. Location: 10001 Adams. Mike Connor, Staff Planner, reported Public Works Department had requested that the condition of approval regarding the Traffic Impact Fee be revised to require the fee to be paid prior to issuance of a certificate of occupancy. Staff reported that the variance request was no longer necessary due to a change in the zoning code. Staff concluded by advising the applicant that no further extensions would be permitted by Code and recommended approval with added conditions. THE PUBLIC HEARING WAS OPENED. Karen Jones, the applicant, said the property previously housed a gas station and that the close of escrow to purchase the property was contingent upon the underground tanks and waste being removed. There were no others persons present to speak for or against the request and the public hearing was closed. ADMINISTRATIVE REVIEW NO. 89-11/CONDITIONAL EXCEPTION NO. 91-25 (ONE YEAR EXTENSION OF TIME) WAS APPROVED BY THE ZONING ADMINISTRATOR WITH THE FOLLOWING 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. 1. All previous conditions of approval shall still apply. 2. Condition No. 4 shall be revised to read "The applicant/property owner shall pay the Traffic Impact fee prior to issuance of a Certificate of Occupancy. 3. The permit shall expire on September 2, 1992. No further extension of time can be granted. THE MEETING WAS ADJOURNED AT 2:15 PM BY THE ZONING ADMINISTRATOR TO A STUDY SESSION ON MONDAY, SEPTEMBER 23, 1991 AT 4:00 PM AND THEN TO THE NEXT REGULARLY SCHEDULED MEETING OF THE ZONING ADMINISTRATOR ON WEDNESDAY, SEPTEMBER 25, 1991, AT 1:30 PM. Sc t Hess Zoning Administrator :jr ZA Minutes - 9/18/91 -14- (0858d)