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HomeMy WebLinkAbout1991-09-25MINUTES HUNTINGTON BEACH OFFICE OF ZONING ADMINISTRATOR Room B-6 - Civic Center 2000 Main Street Huntington Beach, California WEDNESDAY, SEPTEMBER 25, 1991 - 1:30 P.M. ZONING ADMINISTRATOR: Scott Hess STAFF MEMBERS: Mike Connor MINUTES: The Minutes of the September 18, 1991 Zoning Administrator Meeting was approved with modifications. REGULAR AGENDA ITEMS: ITEM 1• CONDITIONAL EXCEPTION NO. 91-32 (CONTINUED FROM THE SEPTEMBER 18, 1991 ZONING ADMINISTRATOR MEETING Applicant: Nancy Widetick 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 request was continued from the September 18, 1991 Zoning Administrator meeting to determine if other variances had been granted in the area and to review the flood plain requirements based upon a new appraisal that had been submitted. Staff recalculated the request and it was determined that the proposed addition exceeds FEMA requirements by eight (8) square feet. Staff advised that the applicant provided a list of other similar additions; however the information was not submitted in time for staff to do a field investigation. Staff advised that the applicant had submitted a petition signed by area residents supporting the request. Staff concluded by recommending denial based on the lack of unique circumstances applicable of the property. THE PUBLIC HEARING WAS OPENED. Phillip Snowden, owner of the property, advised that his lot is smaller than 95% of the lots in the area. He said the request would not harm the City and would be an improvement in the neighborhood. He concluded that he was required to pay the same taxes as interior lots and should not be penalized because he has a corner lot. There were no other persons present to speak for or against the request and the public hearing was closed. Scott Hess, Zoning Administrator, advised that he would approve the request for a four foot side yard setback in lieu of eight feet for the room addition and carport because of the lot's corner location, the site angle cutoff and that the lot does not have the typical extra width to accommodate the additional setback. The zero foot setback request for the carport was denied. CONDITIONAL EXCEPTION NO. 91-32 WAS APPROVED BY THE ZONING ADMINISTRATOR WITH THE FOLLOWING FINDINGS AND CONDITIONS OF APPROVAL. THE ZONING ADMINISTRATOR 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 addition to the existing single family residence with a possible garage expansion to within four (4) feet of the exterior property line will not be detrimental to: a. The general welfare of persons residing or working in the vicinity; The proposed addition is on the exterior side property line. b. Property and improvements in the vicinity of such use or building. The proposed addition is on the exterior side property -line. 2. The proposal is consistent with the goals and objectives of the City's General Plan and Land Use Map. The single family residence is consistent with the Low Density Residential Land Use Designation in the General Plan. 3. 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. The corner radius, the site angle cutoff and the additional setback required for exterior lots without additional lot width, restricts the ability to design a liveable house of comparable width to other houses in the area. 1 ZA Minutes - 9/25/91 -2- (1013d) 4. The granting of Conditional Exception No. 91-32 for an addition to the existing single family residence with a possible garage expansion to within four (4) feet of the exterior property line is necessary in order to preserve the enjoyment of one or more substantial property rights. The approval of the request will permit the property owner to construct a 32 foot wide residence similar to the interior lots within the -tract. 5. The granting of Conditional Exception No. 91-32 for an addition to the existing single family residence with a possible garage expansion to within four (4) feet of the exterior property line will not be materially detrimental to the public welfare, or injurious to property in the same zone classifications. The proposed addition will have no impact upon other properties in the neighborhood. 6. The applicant is willing and able to carry out the purposes for which Conditional Exception No. 91-32 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 August 9, 1991 shall be modified as follows: a. The property line boundary shall reflect a 10' X 10" corner cut-off at the alley and Lochlea Street corner. b. The carport shall not be permitted. c. All structures shall have a minimum exterior side yard setback of 4'; except that a corner of a garage expansion may be permitted to encroach up to the angled, corner property line (0" setback). d. The total square footage of the building area addition shall be reduced by a minimum of eight (8) square feet or a new appraisal shall be provided to substantiate the additional living area in accord with FEMA (flood requirements). 2. A revised site plan pursuant to condition #1 shall be submitted for the file prior to the issuance of building permits. 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. 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. ZA Minutes - 9/25/91 -3- (1013d) i 5. The proposed addition shall be architecturally compatible with the existing structure. 6. Low -volume heads shall be used on all spigots and water faucets. 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. The Zoning Administrator reserves the right to revoke this Conditional Exception No. 91-32 if any violation of these conditions of the Huntington Beach Ordinance Code occurs. ITEM 2: CONDITIONAL EXCEPTION NO, 91-34 Applicant: Michael Mehalick 320 22nd Street Huntington Beach, CA 92648 Request: To permit the construction of an exterior stairway which will result in: A) a three (3) foot side yard setback in lieu of five (5) feet as required by Section 9130.7(b) of the Huntington Beach Ordinance Code; B) 59% site coverage in lieu of the maximum 55% maximum as required by Section 9130.5 of the Code; and C) a reduced open space requirement of 763 square feet in lieu of the minimum 856 square feet as required by Section 9130.9 of the Code. Location: 325 13th Street Mike Connor, Staff Planner, reported that a previous variance was granted which permitted 57% site coverage in lieu of the maximum 55% required by code. The proposed staircase would encroach in the setback area and would result in 59% site coverage. Staff concluded by recommending denial with findings. THE PUBLIC HEARING WAS OPENED. Michael Mehalick, the applicant, advised of a family illness which resulted in their decision to convert a game room over the garage into live-in quarters for a babysitter. The request for the stairway would allow the babysitter to enter the residence without going through the master bedroom. He advised that there would be a minimum of three feet from the stairway to the property line. There were no other persons to speak for or against the request and the public hearing was closed. ZA Minutes - 9/25/91 -4- (1013d) I U Scott Hess, Zoning Administrator, said he sympathized with the personal situation; however, there were no grounds to approve a variance for a rectangular -shaped lot which is typical for the surrounding area. CONDITIONAL EXCEPTION NO. 91-34 WAS DENIED BY THE ZONING ADMINISTRATOR WITH THE FOLLOWING FINDINGS. THE ZONING ADMINISTRATOR STATED THAT ALL ACTIONS TAKEN BY THE ZONING ADMINISTRATOR CAN BE APPEALED TO THE PLANNING COMMISSION WITHIN TEN CALENDAR (10) DAYS. FINDINGS FOR DENIAL: 1. Conditional Exception No. 91-34 for the proposed exterior stairway will result in a reduction of open space area (763 square feet in lieu of the required 856 square feet), reduced side yard setback (3 feet in lieu of the required 5 feet) and increased site coverage (59% in lieu of maximum 57% as approved by a previous variance) which would be inconsistent with other surrounding single family residences in the Townlot Specific Plan area. 2. There are no special circumstances applicable to the subject property, including size, shape, topography, location or surroundings, by which 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 parcel is 25 feet in width and 2,875 square feet in size which is identical to other parcels in the area which are zoned Townlot Specific Plan. 3. The granting of Conditional Exception No. 91-34 is not necessary in order to preserve the enjoyment of one or more substantial property rights. Other homes in the vicinity have been developed in complete compliance with the Townlot Specific Plan development standards. 4. Conditional Exception No. 91-34 for the proposed exterior stairway will reduce accessibility to the main unit from the alley. The garage was constructed on one side at zero side property line and a 6 foot setback on the other in accord with the code. The proposed 3 foot wide stairway in the 6 foot setback area will reduce accessibility -to the alley and open space area of the unit. ITEM 3: COASTAL DEVELOPMENT PERMIT NO. 91-28/CONDITIONAL EXCEPTION NO. 91-40• - Applicant: Ed Evans 1055-B Ortega Way Placentia, CA 92670 Request: Coastal Development Permit 91-28 - to permit the remodel and 1,652 square foot second story addition to an existing one story residence pursuant to Section 989.5.2 of the Huntington Beach Ordinance Code. ZA Minutes - 9/25/91 -5- (1013d) Conditional Exception 91-40 - to permit a garage storage area addition with an 11 foot 6 inch front setback in lieu of 15 feet as required by Section 9110.6 of the code. Location: 3372 Gilbert Mike Connor, Staff Planner, reported that the Coastal Development Permit for the second story addition to a single story residence is required because the property is in the Coastal Zone and the addition creates another story. Staff recommended approval of the Coastal Development Permit No. 91-28 with findings and suggested conditions of approval. Staff advised that there was no land related hardship on the property to justify the variance request and concluded by recommending denial of Conditional Exception No. 91-40 with findings. THE PUBLIC HEARING WAS OPENED. Louie Hernandez, Architect, advised that the the request for the storage area would allow for other storage while maintaining the ability to park two vehicles in the existing garage. Ruth Otis, 3352 Gilbert Drive, spoke in opposition to the variance request stating that the addition would have a negative visual impact from her property. She said that homes in Huntington Harbor do not have back yards and that a variance to the front yard setback should not be approved. There were no other persons present to speak for or against the request and the public hearing was closed. Scott Hess, Zoning Administrator, advised that the variance would impact the site angle visibility on the property to the south and there were no unusual circumstances related to the property to support the variance. COASTAL DEVELOPMENT PERMIT NO. 91-20 WAS APPROVED BY THE ZONING ADMINISTRATOR WITH THE FOLLOWING FINDINGS AND CONDITIONS OF APPROVAL. CONDITIONAL EXCEPTION NO. 91-40 WAS DENIED WITH FINDINGS. THE ZONING ADMINISTRATOR STATED THAT ALL ACTIONS TAKEN BY THE ZONING ADMINISTRATOR CAN BE APPEALED TO TH3 PLANNING COMMISSION WITHIN TEN CALENDAR (10) DAYS. FINDINGS FOR APPROVAL/COASTAL DEVELOPMENT PERMIT NO, 91-28: 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 addition will have no impact upon public coastal views or access. 2. Coastal Development Permit No. 91-28 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 proposed addition with the exception of the reduced setback for the storage area, which was not approved, meets all aspects of code. ZA Minutes - 9/25/91 -6- (1013d) 3. At the time of occupancy, the proposed remodel and second story addition to an existing one-story single family residence will be provided with infrastructure in a manner that is consistent with the Coastal Element of the General Plan. All necessary 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 addition will have no impact upon public coastal views or access. FINDINGS FOR DENIAL OF CONDITIONAL EXCEPTION NO, 91-40: 1. The establishment, maintenance and use of the storage area with a 11 foot 6 inch front yard setback in lieu of 15 feet will be detrimental to: a. The general welfare of persons residing in the vicinity; The proposed storage area will obstruct the view from cars backing onto Gilbert Drive from an adjacent property. b. Property and improvements in the vicinity of such use or building. The proposed storage area will obstruct the view from cars backing onto Gilbert Drive from an adjacent property. 2. There are no special circumstances applicable to the subject property, including size, shape, topogrzphy, location or surroundings, by which 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 parcel is a standard retangular shaped lot similar in size to other parcels in the vicinity. 3. The granting of Conditional Exception No. 91-40 is not necessary in order to preserve the enjoyment of one or more substantial property rights. The property can be developed in full accord of the R1 zoning standards. 4. The granting of Conditional Exception No. 91-40 will be materially detrimental to the public welfare, or injurious to property in the same zone classifications. The proposed storage area with reduced front yard setback will obstruct the view of cars backing onto Gilbert Drive from an adjacent property. 5. The location, site layout, and design of the proposed use does not properly adapt the proposed structure to streets, driveways, and other adjacent structures and uses in a harmonious manner. A variance was previously granted on the property for reduced garage setback (10 feet in lieu of 20 feet) because the garage had adequate setback from.adjoining properties. ZA Minutes - 9/25/91 -7- (1013d) CONDITIONS OF APPROVAL FOR COASTAL DEVELOPMENT PERMIT NO. 91-28: 1.- The site plan, floor -plans, and elevations received and dated August 26, 1991 shall be the conceptually approved layout with the following modification: a. The proposed storage area shall be revised to show a fifteen (15) foot setback or removed entirely. 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 require separate permits for the improvements. 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. The proposed addition shall be architecturally compatible with the existing structure. 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. 91-28 if any violation of these conditions or the Huntington Beach Ordinance Code occurs. ITEM 4: COASTAL DEVELOPMENT PERMIT NO, 91-23: Applicant: D'Ambra, Inc. 7744 Westminster Blvd. Westminster, CA 92683 Request: To permit a 1,283 square foot addition to an existing two (2) story residence pursuant to Section 989.5.2 of the Huntington Beach Ordinance Code Location: 16421 Barnstable ZA Minutes - 9/25/91 -8- (1013d) Mike Connor, Staff Planner, reported that the request is for an addition to the second story, over the garage. He advised that the addition would not have an impact on coastal views or access. Staff concluded by recommending approval with findings and suggested conditions of approval. THE PUBLIC HEARING WAS OPENED. Dennis D'Ambra, the applicant, presented a computer generated photograph showing the house with the addition. It confirmed staff's analysis of the project. There were no other persons present to speak for or against the request and the public hearing was closed. COASTAL DEVELOPMENT PERMIT NO. 91-23 WAS APPROVED BY THE ZONING ADMINISTRATOR WItH THE FOLLOWING FINDINGS AND -CONDITIONS OF APPROVAL. THE ZONING ADMINISTRATOR 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, 91-23: 1. The request to permit the remodel and addition to an existing two-story single family residence conforms with the plans, policies, requirements and standards of The Coastal Element of the General Plan. The proposed addition will have no impact upon public coastal views or access. 2. Coastal Development Permit No. 91-23_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 proposed addition meets all aspects of 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 necessary 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 addition will have no impact upon public coastal views or access. SPECIAL CONDITIONS OF APPROVAL: 1. The site plan, floor plans, and elevations received and dated September 4, 1991 shall be the conceptually approved layout. ZA Minutes - 9/25/91 -9- (1013d) 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 require separate permits for the improvements. 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. Low -volume heads shall be used on all spigots and water faucets. 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. 91-23 if any violation of these conditions or the Huntington Beach Ordinance Code occurs. ITEM 5: USE .PERMIT NO. 91-44 Applicant: Kelly Robb 5455 E. La Palma Unit C Anaheim, CA 92807 Request: To permit a Temporary Outdoor Event - Advertising Balloon - October 8 through October 29, 1991 pursuant to Section 9730.64 of the Huntington Beach Ordinance Code. Location: 18362 Beach Boulevard Mike Connor, Staff Planner, reported that the outdoor event was for advertising for Little Caesar's Pizza. Staff recommended approval with findings and suggested conditions of approval. THE PUBLIC HEARING WAS OPENED. ZA Minutes - 9/25/91 -10- (1013d) Kelly Robb, Applicant, said the advertising balloon is to generate business for the restaurant due to the lack of visibility from Beach Boulevard or Ellis Avenue. There were no other persons present to speak for or against the request and the public hearing was closed. USE PERMIT 91-44 WAS APPROVED BY THE ZONING ADMINISTRATOR WITH THE FOLLOWING FINDINGS AND CONDITIONS OF APPROVAL. THE ZONING ADMINISTRATOR 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 temporary outdoor event 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. All improvements are temporary. 2. The granting of Use Permit No. 91-44 will not adversely affect the General Plan of the City of Huntington Beach. The proposed balloon will serve to encourage business at a retail establishment which is compatible with the General Commercial Land Use Designation in the General Plan. SPECIAL CONDITIONS OF APPROVAL: 1. The site plan received and dated August 21, 1991 shall be the conceptually approved layout. 2. 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. 3. The proposed balloon shall be of fire retardant material. Proof of Certification shall be submitted to the Fire Department for approval prior to the tent's installation on the site. 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. 91-44 if any violations of these conditions or the Huntington Beach Ordinance Code occurs. ZA Minutes - 9/25/91 -11- (1013d) ITEM 6: TENTATIVE PARCEL MAP NO, 91-244 Applicant: Southwest Diversified/Coscan Partners 19200 Von Karman, Suite 400 Irvine,a CA 92715 Request: To reconfigure four single family residential lots (Lot Nos. 26, 27, 28 and 29 of Tract No. 13714) pursuant to Section 9920 of the Huntington Beach Ordinance Code. Location: Pimlico Lane (Ellis Goldenwest Area) Mike Connor, Staff Planner, stated that the proposed map will not create any new lots or require any variances. Staff concluded by recommending approval with findings and suggested conditions of approval. TENTATIVE PARCEL MAP NO. 91-2442 WAS APPROVED BY THE ZONING ADMINISTRATOR WITH THE FOLLOWING FINDINGS AND CONDITIONS OF APPROVAL. THE ZONING ADMINISTRATOR 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 proposed subdivision of four (4) parcels for purposes of residential use is in compliance with the size and shape of property necessary for that type of development. All lots meet the minimum standards of the Ellis Goldenwest Specific Plan. 2. The General Plan has set forth provisions for this type of land use as well as setting forth.objectives for implementation of this type of use. The proposed subdivision meets the minimum standards of residential land use designation of the general plan. 3. The property was previously studied for this intensity of land use at the time the land use designation for estate residential district allowing single family residences was placed on the subject property. 4. The size, depth, frontage, street width and other design and improvement features of the proposed subdivision are proposed to be constructed in compliance with standards plans and specifications on file with the City as well as in compliance with the State Map Act and supplemental City Subdivision Ordinance. The proposed subdivision meets all standards of the Ellis Goldenwest Specific Plan. CONDITIONS OF APPROVAL: A. TO BE COMPLETED PRIOR TO USE OR OCCUPANCY OF SAID PARCEL(S) FOR ANY PURPOSE: ZA Minutes - 9/25/91 -12- (1013d) 1 1 1. The Tentative Parcel Map received by the Department of Community Development on August 12, 1991 shall be the approved layout. 2. A parcel map shall be filed with and approved by the Department of Public Works and recorded with the Orange County Recorder. 3. All previous conditions of approval for Tract No. 13714 shall still apply. 4. All utilities shall be installed underground at the time said parcel(s) is/are developed. 5. Development shall comply with all applicable City Ordinances. 6. A copy of the recorded parcel map shall be filed with the Department of Community Development. THE MEETING WAS ADJOURNED AT 3:15 PM BY THE ZONING ADMINISTRATOR TO A STUDY SESSION ON MONDAY, SEPTEMBER 30, 1991 AT 4:00 PM AND THEN TO THE NEXT REGULARLY SCHEDULED MEETING OF THE ZONING ADMINISTRATOR ON WEDNESDAY, OCTOBER 2, 1991, AT 1:30 PM. ize6 Scott Hes Zoning Administrator :jr ZA Minutes - 9/25/91 -13- (1013d)