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HomeMy WebLinkAbout1993-09-29MINUTES HUNTINGTON BEACH OFFICE OF ZONING ADMINISTRATOR ROOM B-6 - Civic Center 2000 Main Street Huntington Beach, California WEDNESDAY, SEPTEMBER 29,1993 -1:30 PM ZONING ADMINISTRATOR: Mike Strange STAFF MEMBER: Jane Madera MINUTES: The Minutes of September 22, 1993 Zoning Administrator Meeting were approved. ITEM 1: TENTATIVE PARCEL MAP NO, 93-172 Applicant: Mike Hoskinson 829 Main Street Huntington Beach, CA 92648 Request: Tentative Parcel Map No. 93-172 to consolidate of two (2) lots into one (1) lot pursuant to Section 9930 of the Huntington Beach Ordinance Code. Jane Madera, Staff Planner, reported that the request was to consolidate two lots into one lot. Staff advised that an existing house spans the property line and the applicant proposes to add a second unit over the existing garage. Staff concluded by recommending approval with findings and suggested conditions of approval. Mike Hoskinson, the applicant, was present and concurred with the suggested conditions of approval. There were no other persons present to speak for or against the request. TENTATIVE PARCEL MAP NO.93-172 WAS APPROVED BY THE ZONING ADMINISTRATOR WITH.THE FOLLOWING FINDINGS AND CONDITIONS OF APPROVAL. HE STATED THAT THE ACTION TAKEN BY THE ZONING ADMINISTRATOR CAN BE APPEALED TO THE PLANNING COMMISSION WITHIN TEN (10) CALENDAR DAYS. FINDINGS FOR APPROVAL - TENTATIVE PARCEL MAP 93-172: 1. The proposed consolidation of two (2) lots into one (1) lot for purposes of Medium Density Residential use is in compliance with the size and shape of property necessary for that type of development. 2. The General Plan has set forth provisions for this type of land use as well as setting forth objectives or implementation of this type of use. 3. The property was previously studied for this intensity of land use at the time the land use designation for Low Density Residential allowing up to seven (7) unites per acre was placed on the subject property. In addition, sites with less than one (1) net acre are not required to demonstrate consistency between the Zoning and General Plan designation. 4. The size, depth, frontage, street width and other design and improvement features of the proposed lot consolidation 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. CONDITIONS OF APPROVAL: TO BE COMPLETED PRIOR TO USE OR OCCUPANCY OF SAID PARCEL(S) FOR ANY PURPOSE. 1. Tentative Parcel Map No. 93-172 received by the Department of Community Development on August 17, 1993 shall be the approved layout (with the amendments as noted thereon). 2. A revised tentative parcel map per Condition of Approval No. 1 shall be submitted for inclusion in the Community Development Department file. 3. A parcel map shall be filed with and approved by the Department of Public Works and recorded with the Orange County Recorder. A copy of the recorded parcel map shall be filed with the Community Development Department. 4. Two and one-half (2 1/2) feet of the alley shall be dedicated to City standards. 5. Water supply shall be through the City of Huntington Beach's water system at the time said parcel(s) is/are developed (if such systems exist within 200 feet of said parcel(s). 6. Sewage disposal shall be through the City of Huntington Beach's sewage system at the time said parcel(s) is/are developed. 7. All utilities shall be installed underground at the time said parcel(s)is/are developed. ZA Minutes - 9/29/93 -2- L.J 8. Upon completion of the above conditions, the applicant may submit a request for the waiver of the final parcel map in conjunction with an eight and one-half (8 1/2) inches by an eleven (11) inch plat map. Upon the granting of the final map waiver by the Zoning Administrator, the applicant shall record a "Covenant to Hold Properties As One parcel" and the approved plat map with the Orange County Recorder's Office. A copy of the recorded covenant shall be filed with the Department of Community Development prior to final inspection issuance of building permits. 9. The applicant/property owner shall be responsible for paying the Park and Recreation Fees in effect at the time the final map is accepted by City Council or issuance by building permits, whichever occurs first. ITEM 2: USE PERMIT NO.93-61 Applicant: Tom Matta Arrow Fence Co. 7080 Hazard Ave., #G Westminster, CA 92683 Request: To install a six (6) foot high block wall with rolling gates for security purposes in the parking lot of Apex Auto Body and Paint pursuant to Section 9604.2 of the Huntington Beach Ordinance Code. Location: 17411 Apex Circle Jane Madera, Staff Planner, reported that the request was to install a six foot high block wall with rolling gates for security purposes. Staff advised that three existing trees will be removed and a suggested condition of approval was to replace the trees. Staff concluded by recommending approval with findings and suggested conditions of approval. THE PUBLIC HEARING WAS OPENED. Mrs. Kawakubo, owner of the property, was present and concurred with the suggested conditions of approval. There were no other persons present to speak for or against the request and the public hearing was closed. ZA Minutes - 9/29/93 -3- USE PERMIT NO.93-61 WAS APPROVED BY THE ZONING ADMINISTRATOR WITH THE FOLLOWING FINDINGS AND CONDITIONS OF APPROVAL. HE STATED THAT THE ACTION TAKEN BY THE ZONING ADMINISTRATOR CAN BE APPEALED TO THE PLANNING COMMISSION WITHIN TEN (10) CALENDAR DAYS. FINDINGS FOR APPROVAL -USE PERMIT NO.93-61: 1. Use Permit No. 93-61 for the establishment, maintenance and operation of the security fencing and gates around parking lot at Apex Auto Body and Paint will not be detrimental to: a. The general welfare of persons residing or working in the vicinity. The proposed walls will be constructed a minimum of three (3) feet from existing parking spaces so that vehicle doors may swing open with no obstructions. b. Property and improvements in the vicinity of such use or building. The walls and gates will improve security at Apex Auto Body and Paint and will be constructed to maintain proper emergency access to the structure. 2. The granting of Use Permit No. 93-61 will not adversely affect the General Plan of the City of Huntington Beach. The security walls and gates are consistent with the goals and objectives of the General Industrial Land Use designation of the General Plan. SPECIAL CONDITIONS OF APPROVAL: 1. The site plan, floor plans, and elevations received and dated July 28, 1993 shall be the conceptually approved layout with the following modifications: a. Indicate dimensions between proposed walls and all parking spaces. b. Submit one revised plan for inclusion in the Community Development file.. 2. All parking stalls adjacent to new walls shall maintain a minimum twelve (12) feet in width for adequate clear space for door swings. 3. Any trees removed as a result of wall construction shall be replaced at a 1:1 ratio in the immediate vicinity. Replacement trees shall be of equal size and quality of any removed trees. 4. 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 ZA Minutes - 9/29/93 -4- 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. 5. Conditions of approval shall be printed verbatim on the cover sheet of all working drawing sets submitted for plancheck. 6. Building permits shall be obtained for all walls and gates. New walls and gates shall be painted to be architecturally compatible with colors and materials of the existing buildings. Colors and materials shall be depicted on the building permit elevations. 7. Fire Department Requirements: a. Locking mechanism on all gates shall comply with Fire Department Specification 403 which requires a padlock and chain with chain links no larger than one quarter inch in diameter. In case of emergencies, the Fire Department will use bolt cutters to cut the chain to gain access. b. 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. 8. All repair work shall be conducted wholly within the building. 9. Proposed structures shall be architecturally compatible with existing structures. 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. Automotive service and related businesses within industrial centers are required to provide a minimum of five (5) parking spaces per tenant. Additional parking may be required depending on the square footage occupied by the business. Parking shall comply with Article 960 of the Huntington Beach Ordinance Code. 5. The Zoning Administrator reserves the right to revoke Use Permit No. 93-61 if any violation of these conditions of the Huntington Beach Ordinance Code occurs. ZA Minutes - 9/29/93 -5- ITEM 3: USE PERMIT NO.93-63 Applicant: William M. Covert 9200 Westminster Blvd., Unit 114 Westminster, CA 92683 Request: To re-establish a restaurant in a building previously used as a restaurant pursuant to Section 9220.1(c)R of the Huntington Beach Ordinance Code. Location: 6842 Edinger Avenue Jane Madera, Staff Planner, reported that the request to establish a restaurant in a building previously used as a restaurant within the Home Depot Shopping Center. Staff reported that no calls or correspondence was received relative to the request. Staff concluded by recommending approval with findings and suggested conditions of approval. THE PUBLIC HEARING WAS OPENED. Mr. Covert, the applicant, was present and concurred with the suggested conditions of approval. There were no other persons present to speak for or against the request and the public hearing was closed. USE PERMIT NO.93-63 WAS APPROVED BY THE ZONING ADMINISTRATOR WITH THE FOLLOWING FINDINGS AND CONDITIONS OF APPROVAL. HE STATED THAT THE ACTION TAKEN BY THE ZONING ADMINISTRATOR CAN BE APPEALED TO THE PLANNING COMMISSION WITHIN TEN (10) CALENDAR DAYS. FINDINGS FOR APPROVAL -USE PERMIT NO -63: 1. Use Permit No. 93-63 for the establishment, maintenance and operation of the restaurant will not be detrimental to: a. The general welfare of persons residing or working in the vicinity. The site has previously been utilized as a restaurant and adequate parking and circulation on the site can be provided. b. Property and improvements in the vicinity of such use or building. All necessary improvements to the site are existing and will not be altered as a result of this action. ZA Minutes - 9/29/93 -6- 2. The granting of Use Permit No. 93-63 will not adversely affect the General Plan of the City of Huntington Beach. The restaurant is consistent with the goals and objectives of the General Commercial Land Use designation of the General Plan. SPECIAL CONDITIONS OF APPROVAL: 1. The site plan, floor plans, and elevations received and dated July 30, 1993 shall be the conceptually approved layout. 2. There shall be no more than four (4) coin operated amusement devices in conjunction with the restaurant. 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. Conditions of approval shall be printed verbatim on the cover sheet of all working drawing sets 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. The Zoning Administrator reserves the right to revoke Use Permit No. 93-63 if any violation of these conditions of the Huntington Beach Ordinance Code occurs. ZA Minutes - 9/29/93 -7- ITEM 4: USE PERMIT NO. 93-62/CONDITIONAL EXCEPTION (VARIANCE) 93-35 Applicant: Scott Sackin and Philip Talbert P. O. Box 1636 Huntington Beach, CA 92647 Request: To permit a 1,141 square foot remodel and addition with a second story to an existing non -conforming single story single family dwelling pursuant to Section 9652(c) of the Huntington Beach Ordinance Code. The existing structure has non -conforming front, side, and rear yard setbacks. The applicant is also requesting a conditional exception (variance) for a reduced front entry garage setback (17 feet, 6 inches in lieu of the required 22 feet) pursuant to Section 9110.6 of the Huntington Beach Ordinance Code.. Location: 1118 Park Street Jane Madera, Staff Planner, reported that the request was to permit an 1,141 square foot addition to an existing non -conforming single family residence with a variance for a reduced front entry garage setback. Staff recommended that the plans be revised so that the garage confoms to the required twenty-two foot setback, as well as the 25 foot corner cut-off for traffic visibility around the corner. Staff advised that the Traffic Division of Public Works supported the request. Staff concluded by recommending approval of the use permit for the addition and denial of the variance for the 17 foot 6 inch garage setback. THE PUBLIC HEARING WAS OPENED. Philip Talbert, applicant, was present. He said that only a small portion the proposed garage setback would be at 17 feet 6 inches and there was an average of 20 feet. There were no other persons present to speak for or against the request and the public hearing was closed. USE PERMIT NO.93-62/CONDITIONAL EXCEPTION (VARIANCE) NO.93-35 WAS APPROVED BY THE ZONING ADMINISTRATOR WITH THE FOLLOWING FINDINGS AND CONDITIONS OF APPROVAL. HE STATED THAT THE ACTION TAKEN BY THE ZONING ADMINISTRATOR CAN BE APPEALED TO THE PLANNING COMMISSION WITHIN TEN (10) CALENDAR DAYS. ZA Minutes - 9/29/93 -8- FINDINGS FOR APPROVAL -USE PERMIT NO.93-62: 1. Use Permit No. 93-62 for the establishment, maintenance and operation of the 1,141 square foot addition and remodel to an existing non -conforming single family dwelling will not be detrimental to: a. The general welfare of persons residing or working in the vicinity. All portions of the new construction except the garage setback will meet current development standards regarding setbacks, open space, site coverage, building height, and parking. b. Property and improvements in the vicinity of such use or building. The improvements to the site sill be upgraded as the existing sidewalk on Adams Avenue will be reconstructed, a new sidewalk on Loma will be installed, and a wheelchair ramp will be constructed as a result of this action. 2. The granting of Use Permit No. 93-62 will not adversely affect the General Plan of the City of Huntington Beach. The 1,141 square foot addition and remodel is consistent with the goals and objectives of the Low Density Residential Land Use designation of the General Plan. FINDINGS FOR APPROVAL - CONDITIONAL EXCEPTION NO.93-35 1. The granting of Conditional Exception No. 93-35 for reduction of the front entry garage setback (176" in lieu of 22') will not constitute a grant of special privilege inconsistent upon other properties in the vicinity and under an identical zone classification. 2. Because of special circumstances applicable to the subject property, including size and shape, 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 corner lot and has two (2) frontages of fifty (50) feet each while other typical lots in the area were subdivided with 25- 50 feet in frontage and 140-145 feet in length. The unique configuration prevents the owner from developing the property consistent with other structures in the vicinity. 3. The granting of Conditional Exception No. 93 -3 5 is necessary in order to preserve the enjoyment of one or more substantial property rights. The configuration of the lot does not allow access to the site from an alley so the property owner must propose access from a public street in order to provide an enclosed garage. ZA Minutes - 9/29/93 -9- 4. The granting of Conditional Exception No. 93-35 will not be materially detrimental to the public welfare, or injurious to property in the same zone classifications. The project approval is conditioned so that no vehicle may overhang the public right-of-way at anytime. 5. The granting of Conditional Exception No. 93-35 will not adversely affect the General Plan of the City of Huntington Beach. a. The applicant is willing and able to carry out the purposes for which Conditional Exception No. 93-35 is sought and he will proceed to do so without unnecessary delay. b. 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. The existing stop sign on Loma Street will aid the visibility of motorists back out of the residential driveway from the site as vehicles must come to a full stop at the corner. Furthermore, the curb radius around the corner will be red painted to prevent stopping or parking. c. The combination and relationship of one proposed use to another on site are properly integrated. The reduction in garage setback allows the interior of the house to be remodeled so that habitable living areas can take advantage of views onto the rear open space. d. The access to and parking for the proposed use does not create an undue traffic problem. The location of the driveway close to the intersection will prevent vehicles from parking on -street at the corner and therefore will increase visibility around the radius curve. SPECIAL CONDITIONS OF APPROVAL: 1. The site plan, floor plans, and elevations received and dated July 29, 1993 shall be the conceptually approved layout. 2. No parked vehicle may overhang the property line or project into the public right- of-way at any time. 3. No vehicle access from Loma Street shall be permitted; any proposed utility door shall be a roll -up type sectional door a maximum of eight (8) feet, six (6) inches in width. ZA Minutes - 9/29/93 -10- ['I u 4. 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. 5. Conditions of approval shall be printed verbatim on the cover sheet of all working drawing sets submitted for plancheck. 6. Prior to issuance of building permits, applicant shall file a parcel map consolidating the west one-half of Lots 1, 2 and 3 in Block 1013 of Wesley Park Section. Said map shall be recorded with the County of Orange Recorder prior to the final inspection and a copy of the recorded map submitted to the Department of Community Development for inclusion in the entitlement file. Public Works Requirements: a. Construct sidewalk on Loma Ave. b. Construct wheelchair ramp at corner of Loma Ave. and Park St. c. Remove and replace damaged curb, gutter and sidewalk around existing tree on Park St. d.. The Developer shall contact the Park, Tree, and Landscape Division upon removal of the curb, gutter and sidewalk around the existing tree on Park St. The Street Tree Supervisor will determine tree requirements at that time. e. Relocate existing driveway on Park St. f. Grading Plan to be approved prior to issuance of building permits. g. All Public Works fees to be paid prior to issuance of building permits. INFORMATION ON SPECIFIC CODE REQUIREMENTS 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. ZA Minutes - 9/29/93 -11- 3. The Zoning Administrator reserves the right to revoke Use Permit No. 93-62 and Conditional Exception (Variance) No. 93-35 if any violation of these conditions of the Huntington Beach Ordinance Code occurs. ITEM 5: USE PERMIT NO.93-60/CONDITIONAL EXCEPTION (VARIANCE) 93-33 Applicant: Southern California Restaurant Enterprises 550 Candlewood Street, #18 Lakewood, CA 90712 Request: To permit the construction of a new 880 square foot drive-thru restaurant with 874 square feet of outdoor seating area pursuant to Section 9220.1(c)R of the Huntington Beach Ordinance Code. The request also includes conditional exceptions for the front setback (104 feet in -lieu of the required 110 feet) from the centerline of Brookhurst Street and a reduced landscape planter along Adams Avenue (6 feet in - lieu of the required 10 feet) pursuant to Sections 9220.7 (District Map 5) and Section 9607.3 respectively, of the Huntington Beach Ordinance Code. The applicant's request also depicts reciprocal access with the properties to the north and to the east of the subject site. Location: 10001 Adams Avenue (northeast corner of Adams Avenue and Brookhurst Street) Jane Madera, Staff Planner, reported that the applicant had provided two site plans due to on -going negotiations for an easement with the adjacent property owner. Plan B incorporates the proposed easement while Plan A proposes reduced width in the outdoor seating. The request includes the proposed closure of several driveways and includes reciprocal access agreements with properties to the north and east of the subject site. Staff concluded by recommending approval of both the layouts submitted by the applicant with findings and suggested conditions of approval. THE PUBLIC HEARING WAS OPENED Dave Bartlett, representing the applicant, was present. He concurred with the suggested conditions of approval except for a condition which required landscaping over a 2 1/2 foot vehicle parking overhang stating that such landscaped areas are subject to oil from vehicles and are difficult to maintain. There were no other persons present to speak for or against the request and the public hearing was closed. ZA Minutes - 9/29/93 -12- USE PERMIT NO.93-60/CONDITIONAL EXCEPTION (VARIANCE) NO.93-33 WAS APPROVED BY THE ZONING ADMINISTRATOR WITH THE FOLLOWING FINDINGS AND CONDITIONS OF APPROVAL. HE STATED THAT THE ACTION TAKEN BY THE ZONING ADMINISTRATOR CAN BE APPEALED TO THE PLANNING COMMISSION WITHIN TEN (10) CALENDAR DAYS. FINDINGS FOR APPROVAL -USE PERMIT NO.93-60: 1. Use Permit for the establishment, maintenance and operation of the 880 square foot drive-thru restaurant with outdoor seating will not be detrimental to: a. The general welfare of persons residing or working in the vicinity. The project will provide reciprocal access from the site to the adjacent properties to the north and east. b. Property and improvements in the vicinity of such use or building. The reciprocal access will aid in circulation on and off -site by reducing the number of vehicle trips the surrounding arterials must support. 2. The granting of Use Permit No. 93-60 will not adversely affect the General Plan of the City of Huntington Beach. The drive-thru restaurant with outdoor seating is consistent with the goals and objectives of the General Commercial Land Use designation of the General Plan. FINDINGS FOR APPROVAL - CONDITIONAL EXCEPTION NO.93-33 The granting of Conditional Exception No. 93 -3 3 for reduction of front yard building setback (104 feet from centerline of Brookhurst Street in -lieu of 110 feet) and for a reduction in landscape planter width along Adams Avenue (6 feet in lieu of 8 feet) will not constitute a grant of special privilege inconsistent upon other properties in the vicinity and under an identical zone classification. There are many other projects in the immediate vicinity and throughout the City which do not meet the required front setbacks as depicted on the sectional District Maps. 2. Because of special circumstances applicable to the subject property, including size, shape, and location, 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 property owner is dedicating eleven (11) feet on Adams Avenue for the length of the parcel to the City of Huntington Beach for ultimate right-of-way improvements. The additional right-of-way is intended for a right hand turn pocket for Brookhurst Street and results in a net loss of 1,485 square feet of usable lot area. ZA Minutes - 9/29/93 -13- 3. The granting of Conditional Exception No. 93 -3 3 is necessary in order to preserve the enjoyment of one or more substantial property rights. The property is a corner lot and must comply with greater landscape and setback requirements than properties with only one frontage on a public street. The reductions in landscaping and setbacks enables the property to be developed as a usable, viable operation. 4. The granting of Conditional Exception No. 93-33 will not be materially detrimental to the public welfare, or injurious to property in the same zone classifications. The project is providing reciprocal access and closing three (3) driveways which will reduce the points of ingress and egress to the site and increase traffic and circulation safety. 5. The granting of Conditional Exception No. 93-33 will not adversely affect the General Plan of the City of Huntington Beach. a. The applicant is willing and able to carry out the purposes for which Conditional Exception No. 93-33 is sought and he will proceed to do so without unnecessary delay. b. 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. c. The combination and relationship of one proposed use to another on site are properly integrated. d. The access to and parking for the proposed use does not create an undue traffic problem. SPECIAL CONDITIONS OF APPROVAL: 1. The Plan A site plan, floor plans, and building evaluations received and dated September 28, 1993 shall be the conceptually approved layout, however, if the applicant obtains authorization and easements from the adjacent property owner to the north for relocation of one drive-thru lane, a landscaping strip and trash enclosure pursuant to Plan B received and dated September 28, 1993, then Plan B shall be subject to review and approval by Community Development Department Staff. The final plan shall be revised with the following modifications: a. The parking spaces along Adams Avenue shall be reduced to 16 1/2 feet in length and the landscaping along Adams Avenue shall be increased to 8 1/2 feet in width to accommodate a vehicle overhang. ZA Minutes - 9/29/93 -14- b. The parking stalls located south of the outdoor seating shall be reduced to 16 1/2 feet in length to accommodate a vehicle overhang. 2. A revised site plan shall be submitted depicting the modifications described above. 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. Conditions of approval shall be printed verbatim on the cover sheet of all working drawing sets submitted for plancheck. 5. Prior to issuance of building permits, the following plans and items shall be submitted and/or completed by the applicant: a. One set 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 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 960 of the Huntington Beach Ordinance Code. The set must a complete and approved by both departments prior to issuance of building permits. 6. Prior to issuance of building permits, the subject property shall enter into irrevocable reciprocal driveway and parking easement(s) for access and relocation of one drive-thru lane, landscaping and the trash enclosure between the subject site and adjacent properties. A copy of the legal instrument shall be approved by the City Attorney as to ZA Minutes - 9/29/93 -15- form and content and, when approved, shall be recorded in the Office of the County Recorder. A copy shall be filed with the Department of Community Development prior to occupancy. 7. All applicable Public Works fees shall be paid prior to issuance of building permits. 8. A grading plan shall be approved and a permit issued prior to issuance of building permits. 9. For purposes of a future "right turn only lane", the developer shall execute an irrevocable offer to dedicate a strip of land eleven feet wide along Adams Avenue and curving along a thirty-two foot radius northwesterly joining the existing Brookhurst Street right-of-way. No on -site improvements shall be constructed beyond the proposed right-of-way. 10. All utility apparatuses such as but not limited to backflow devices and Edison transformers, shall be prohibited in the front yard and exterior sideyards unless properly screened by approved landscaping or any other method approved by the Director of Planning. All such apparatuses shall be depicted on the site plan prior to issuance of building permits. 11. Installation of required landscaping and irrigation systems shall be completed prior to final inspection/within twelve (12) months. 12. The applicant/owner shall be responsible for payment of Traffic Impact fees prior to issuance of a Certificate of Occupancy and/or final building permit approval. 13. A planned sign program shall be approved for all signing if exposed neon tubing is proposed. Said program shall be approved prior to the first sign request. 14. Fire Department Requirements: a. On -site fire hydrants shall be provided in number and at locations specified by the Fire Department. b. An automatic fire sprinkler system shall be approved and installed pursuant to Fire Department regulations. C. Service roads and fire lanes, as determined by the Fire Department, shall be posted and marked. ZA Minutes - 9/29/93 -16- d. 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. 15. Maximum separation between building wall and property line shall not exceed two inches (2"). 16. Driveway approaches shall conform to Public Works Standard Plan No. 211 A and B and shall be of radius type construction. 17. 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. 18. Natural Gas shall be stubbed in at the locations of cooking facilities, water heaters, and central heating units. 19. Low -volume heads shall be used on all spigots and water faucets. 20. 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. 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. A detailed soils analysis shall be prepared by a registered Soils Engineer. This analysis shall include on -site soil sampling and laboratory testing of materials to provide detailed recommendations regarding grading, chemical and fill properties, foundations, retaining walls, streets, and utilities. 5. Landscaping shall comply with Section 9607 of the Huntington Beach Ordinance Code. 6. The Zoning Administrator reserves the right to revoke Use Permit No. 93-60 if any violation of these conditions of the Huntington Beach Ordinance Code occurs. ZA Minutes - 9/29/93 -17- THE MEETING WAS ADJOURNED AT 2:25 PM BY THE ZONING ADMINISTRATOR TO THE NEXT REGULARLY SCHEDULED MEETING OF THE ZONING ADMINISTRATOR ON WEDNESDAY, OCTOBER 6,1993 AT 1:30 PM. Mike Strange Zoning Administrator jr 1 ZA Minutes - 9/29/93 -18-