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HomeMy WebLinkAbout1996-11-13C� MINUTES HUNTINGTON BEACH OFFICE OF THE ZONING ADMINISTRATOR Room 13-6 - Civic Center 2000 Main Street Huntington Beach California WEDNESDAY, NOVEMBER 13, 1996, -1:30 P.M. ZONING ADMINISTRATOR: Herb Fauland STAFF MEMBER: Jane Madera, Susan Pierce, Mary Beth Broeren, Kim Langel (recording secretary) MINUTES: None ORAL COMMUNICATION: None ITEM 1: CONDITIONAL USE PERMIT NO.96-87 (KUMON MATH & READING CENTER) APPLICANT: Yayoi Matsumiya, 401 E. Country Hills Drive, La Habra, CA 90631 PROPERTY OWNER: Doyle & Busby Properties, PO Box 3131, Huntington Beach, CA 92605-3131� REQUEST: To permit a 807 square foot math and reading center. LOCATION: 7102 Edinger (Golden West Plaza, southeast corner of Golden West and Edinger) PROJECT PLANNER: Susan Pierce Susan Pierce, Staff Planner, displayed site plan and photographs. She stated that this was a request to permit an 807 square foot math and reading center at 7102 Edinger Avenue in the Golden West Plaza. Ms. Pierce stated that the applicant has selected a suite within the office building that fronts Edinger Avenue. The applicant proposes to put tables and chairs in the suite for the purpose of allowing children up through high school to learn math and reading skills. The center will be open for less than four (4) hours, two (2) days a week. The hours of operation will be from 3:30 PM to 7:00 PM. The Building Division indicated that if the classroom facility exceeds four (4) hours per day then the entire building has to be modified to comply with the educational requirements of the Building Code, so the applicant will keep it under the four (4) hours. The code required parking for the center is 877 parking spaces and 871 parking spaces are currently required. This is based upon the mix of uses within the center. The proposed use was analyzed as a high school classroom which requires six (6) parking spaces; therefor adequate parking is provided. 11 Staff recommended conditions of approval include hours of operation being limited to days and times specified in the application and restricted only to that suite. The Fire Department has recommended that they install fire extinguishers and address numbers to comply with Fire Dept. requirements. The applicant has received a copy of these conditions and is in concurrence. Staff is recommending approval of the request because the use will not generate significant traffic or noise and is consistent with the General Plan which provides for inclusion of cultural and educational facilities in the City. THE PUBLIC HEARING WAS OPENED. Youssef Ibrahim, representing applicant, supports staff recommendation. THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE REQUEST AND THE PUBLIC HEARING WAS CLOSED. CONDITIONAL USE PERMIT NO.96-87 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 - CONDITIONAL USE PERMIT NO.96-87: 1. Conditional Use Permit No. 96-87 for the establishment, maintenance and operation of an 807 square foot math and reading center will not be detrimental to the general welfare of persons working or residing in the vicinity or detrimental to the value of the property and improvements in the neighborhood because: a. The center will operate less than eight hours each week (four hours each on Tuesday and Friday). b. There is sufficient parking for uses on the site. There are 877 parking spaces on the site; the total parking requirement for all uses is 871 on -site parking spaces including the seven spaces required for the center. 2. The conditional use permit will be compatible with surrounding uses because the proposed math and reading center will not generate additional noise. ZA Minutes - 11/13/97 2 (MINI113) 3. The proposed 807 square foot math and reading center will comply with the provisions of the base district and other applicable provisions in Titles 20-25 of the Huntington Beach Zoning and Subdivision Ordinance and any specific condition required for the proposed use in the district in which it would be located. The proposed use will locate in an existing commercial suite and is not proposing any modifications to the circulation pattern or parking area. The granting of the conditional use permit will not adversely affect the General Plan. It is consistent with the Land Use Element designation of Commercial General on the subject property which provides for the inclusion of cultural and educational facilities. CONDITIONS OF APPROVAL - CONDITIONAL USE PERMIT NO.96-87: The site plan, floor plans, and elevations received and dated September 27, 1996, shall be the conceptually approved layout. 2. The use shall comply with the following: a. The hours of operation shall be limited to 3:30 P.M. - 7:00 P.M. The learning center shall operate on Tuesdays and Fridays only. Any change to the hours or days shall be subject to review and approval of the Zoning Administrator and compliance with the Uniform Building Code's regulations pertaining to educational occupancies. b. The use shall be limited to the area depicted on the approved site plan. Any expansion shall require approval of a new conditional use permit. c. Fire extinguishers shall be installed and located in areas to comply with the Huntington Beach Fire Code Standards. d. Address numbers shall be installed to comply with City Fire Department Specification Number 428. The Community Development Director ensures that all conditions of approval herein are complied with. The Community Development Director shall be notified in writing if any changes to the site plan, elevations and floor plans are proposed. If the proposed changes are of a substantial nature, an amendment to the original entitlement reviewed by the Zoning Administrator may be required pursuant to the Huntington Beach Zoning and Subdivision Ordinance. INFORMATION ON SPECIFIC CODE REQUIREMENTS• 1. Conditional Use Permit No. 96-87 shall not become effective until the ten day appeal period has elapsed. ZA Minutes - 11/13/97 3 (MINI 113) J 2. Conditional Use Permit No. 96-87 shall become null and void unless exercised within one year of the date of final approval or such extension of time as may be granted by the Director pursuant to a written request submitted to the Department of Community Development a minimum 30 days prior to the expiration date. 3. The Zoning Administrator reserves the right to revoke Conditional Use Permit No. 96-87 , pursuant to a public hearing for revocation, if any violation of these conditions or the Huntington Beach Zoning and Subdivision Ordinance or Municipal Code occurs. 4. Traffic Impact Fees shall be paid at the time of final inspection or issuance of a Certificate of Occupancy. (PW) 5. A Certificate of Occupancy must be issued by the Department of Community Development prior to occupying the building. 6. The development shall comply with all applicable provisions of the Municipal Code, Building Division, and Fire Department as well as applicable local, State and Federal Fire Codes, Ordinances, and standards, except as noted herein. 7. The applicant shall submit a check in the amount of $38.00 for the posting of the Notice of Exemption at the County of Orange Clerk's Office. The check shall be made out to the County of Orange and submitted to the Department of Community Development within two (2) days of the Zoning Administrator's action. ITEM 2: CONDITIONAL USE PERMIT NO.96-62 (KIRALLA RESIDENCE) APPLICANT: Peter Haddad, 18644 Applewood, Huntington Beach, CA 92646 PROPERTY OWNER: Chris & Anna Kiralla, 6751 Lawn Haven, Huntington Beach, CA 92648 REQUEST: To permit the construction of a 787 square foot first floor addition, a 539 square foot garage addition, a 1,635 square foot second story addition, and a 38 square foot third story addition with a 186 square foot third story deck at an existing single story residence. The conditional use permit is required for the third story floor area and deck. LOCATION: 6751 Lawn Haven (south of Clay Avenue, west of Golden West Street) PROJECT PLANNER: Jane Madera ZA Minutes - 11/13/97 4 (MINI 113) L Jane Madera, Staff Planner, displayed site plan, floor plan and photographs of the existing home. Ms. Madera stated this was an application for a conditional use permit to construct a third story addition on an existing home. The home is currently one (1) story. The applicant proposes to add an entire second story addition and a third story deck. The conditional use permit pertains only to the third story deck. The applicant is also proposing a first story addition to the home. The proposal includes the addition of a fourth parking space in a tandem location with one of their existing spaces in the three (3) car garage. They are changing the entire interior pattern of the first floor because they are adding the second floor for a sleeping area. The third story is accessed from an interior staircase on the second level. Staff is recommending approval of this application because it meets all code requirements for the first and second story addition as well as the third story deck. Staff stated that issues with third story requirements include protecting the privacy of adjacent neighbors and compatibility with the existing neighborhood. The third story deck is proposed towards the east side of the home and toward the side of the home that has the greatest sideyard setback. One of the code requirements for a third story is that the deck be setback a minimum of five (5) feet from the exterior edge of the second story so that its not as likely for someone to stand at the edge of the deck and have a direct view into a neighboring property. The proposed deck complies with a setback of six (6) feet, four (4) inches from the edge of the second story wall and is a substantial distance from the west side of the home. The side that the deck is closest to has a substantial sideyard setback of at least 31 feet. Staff feels that the proposed third story is compatible with the neighborhood because to the west of the property are newly developed Cambria Homes which vary in height from approximately 27 - 30 feet in height. The proposed height of the subject house from the ground to the peak of the stairwell enclosure is 29 feet high. Staff finds this to be compatible with the existing homes to the west. The remainder of the neighborhood is made up of existing homes that are one (1) and two (2) story, there are no third stories in this neighborhood. Because the property could be built to a maximum 35 feet in height to the peak of the roof, it will be compatible with the existing neighborhood. Staff recommended conditions of approval include: 1) that it be fire sprinkled in accordance with the Fire Department codes because the house will total more 5,000 square feet in size; 2) replacement of any trees removed, as a result of the project, be replaced on site at a 2:1 ratio. The size of the trees is up to the landscape plan checker; and 3) Public Works will require either a grading plan or a standard statement that drainage patterns are in accordance with the regular drainage ordinance. Herb Fauland, Zoning Administrator, asked staff if they have received any written correspondence or any phone calls. Staff stated that a letter had been submitted before the meeting. Staff stated that several people had called and came in to review the plans. Ms. Madera stated a gentleman did come to the counter this morning and it appeared that he was not in favor of the request. A women came to see the plans and she seemed to support the project. ZA Minutes - 11/13/97 5 (MIN1113) 0 Mr. Fauland stated for the record that he had read a letter received and dated November 13, 1997 signed by G.J. & N.L. Omicioli in opposition to the project. THE PUBLIC HEARING WAS OPENED. Reinald C. Heise, 6771 Lawn Haven Drive, stated that the deck appears to have two (2) possible use. One is an observation tower to look in the windows of adjacent homes to the west and the backyards to the east. The second use could be a dance floor for parties. He stated his opposition to the request. Chris Kiralla, 6751 Lawn Haven Drive, property owner, stated that he approached his immediate neighbors on both sides of the house, across the street and caddie corner to the subject property and explained their request. He stated that they had no concerns and signed an acknowledgment of approval. Peter Haddad, 18644 Applewood Circle, applicant, stated they would submit copies of the signed acknowledgments of approval for the record. Herb Fauland, Zoning Administrator asked the applicant what the planned uses for the third story deck would be. Mr. Kiralla stated the deck would be used as a sun deck to enjoy the ocean view. Jay Fowler, 19762 Sea Canyon Circle, stated he was a member of the Infill Ordinance Committee. Mr. Fowler asked staff what the total foot print would be, did the garage setbacks meet code and if the third story deck could be enclosedas a living area. Ms. Madera explained the site coverage was 21 %, the garage setback meets code, and if the applicant wished to enclose the third story deck as a living area a conditional use permit application and a public hearing would be necessary. THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE REQUEST AND THE PUBLIC HEARING WAS CLOSED. Herb Fauland, Zoning Administrator, stated that in reviewing the application it appears the applicant has complied with all of the intentions of the third story addition provisions in the code. CONDITIONAL USE PERMIT NO.96-62 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 - 11/13/97 6 (MINI 113) FINDINGS FOR APPROVAL - CONDITIONAL USE PERMIT NO 96-62• 1. Conditional Use Permit No. 96-62 for the establishment of the 38 square foot third story stair enclosure and 186 square foot third story deck will not be detrimental to the general welfare of persons working or residing in the vicinity or detrimental to the value of the property and improvements in the neighborhood. The proposed deck is situated toward the middle of the home and is setback at least five (5) feet from the second story building wall on all sides to diminish views into neighbor's yards. In addition, the third story deck is setback at least 32 feet from the east property line and is buffered from the properties to the west by a sloping roof that is higher than the deck itself. 2. The conditional use permit for the third story deck will be compatible with surrounding uses because the peak of the roof at its tallest point is 29 feet high which is compatible with the approximately 30 foot high Cambria homes to the west and with other two (2) story homes in the area. 3. The proposed 186 square foot third story deck will comply with the provisions of the base district and other applicable provisions in Titles 20-25 of the Huntington Beach Zoning and Subdivision Ordinance and any specific condition required for the proposed use in the district in which it would be located. All development standards such as minimum setbacks, parking, maximum height, maximum site coverage, etc., will be met by the proposed design. 4. The granting of the conditional use permit will not adversely affect the General Plan. It is consistent with the Land Use Element designation of Low Density Residential on the subject property. In addition, it is consistent with the following goals and policies of the General Plan: a. Goal LU9: Achieve the development of a range of housing units that provides for the diverse economic, physical, and social needs of existing and future residents of Huntington Beach. b. Policv L U 9.1.2: Require that single family residential units be designed to convey a high level of quality and character. CONDITIONS OF APPROVAL - CONDITIONAL USE PERMIT NO.96-62: 1. The site plan, floor plans, and elevations received and dated October 30, 1996, shall be the conceptually approved layout. 2. Prior to of submittal for building permits, the following shall be completed: a. Zoning entitlement conditions of approval shall be printed verbatim on the cover page of all the working drawing sets used for issuance of building permits (architectural, structural, electrical, mechanical and plumbing). .ZA Minutes - 11/13/97 7 (MIN1113) b. All Fire Department requirements shall be noted on the building plans. (FD). 3. Prior to issuance of grading permits, if necessary, the following shall be completed: a. A grading plan, prepared by a Registered Civil Engineer, shall be submitted to the Department of Public Works for review and approval, or the standard Public Works statement regarding drainage patterns including existing flows shown by directional arrows and elevations of the high and low points shall be placed on the site plan. (PW) b. A plan for silt control for all water runoff from the property during construction and initial operation of the project may be required if deemed necessary by the Director of Public Works. (PW) c. If any new block walls or fencing are proposed, blockwall/fencing plans shall be submitted to and approved by the Department of Community Development. Double walls shall be prohibited. Prior to the construction of any new walls, a plan must be submitted identifying the removal of any existing walls next to the new walls, and shall include approval by property owners of adjacent properties. The plans shall include section drawings, a site plan and elevations. The plans shall identify materials, seep holes and drainage. 4. Prior to issuance of building permits, the following shall be completed: a. A Landscape Construction Set must be submitted to the Department of Public Works and approved by the Departments of Public Works and Community Development. The Landscape Construction Set shall include a landscape plan prepared and signed by a State Licensed Landscape Architect which identifies the location, type, size and quantity of all existing plant materials to remain, existing plant materials to be removed and proposed plant materials; an irrigation plan; a grading plan; an approved site plan and a copy of the entitlement conditions of approval. The landscape plans shall be in conformance with Chapter 232 of the Zoning and Subdivision Ordinance and applicable Design Guidelines. Any existing mature trees or palms that must be removed shall be replaced at a two to one ratio (2:1) with minimum 36 inch box trees or equivalent brown trunk height palms, and shall be incorporated into the project's landscape plan. (PW) (Code Requirement) 5. Prior to final building permit inspection and approval the following shall be completed: a. All improvements to the property shall be completed in accordance with the approved plans and conditions of approval specified herein, including: 1) Landscaping; ZA Minutes - 11/13/97 8 (MINI 113) r 2) An automatic fire sprinkler system shall be approved and installed pursuant to Fire Department regulations. (FD) b. Compliance with all conditions of approval specified herein shall be accomplished and verified by the Community Development Department. c. 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 Community Development Director ensures that all conditions of approval herein are complied with. The Community Development Director shall be notified in writing if any changes to the site plan, elevations and floor plans are proposed as a result of the plan check process. Building permits shall,not be issued until the Community Development Director has reviewed and approved the proposed changes for conformance with the intent of the Zoning Administrator's action and the conditions herein. If the proposed changes are of a substantial nature, an amendment to the original entitlement reviewed by the Zoning Administrator may be required pursuant to the HBZSO. INFORMATION ON SPECIFIC CODE REQUIREMENTS: 1. Conditional Use Permit No. 96-62 shall not become effective until the ten day appeal period has elapsed. 2. Conditional Use Permit No. 96-62 shall become null and void unless exercised within one year of the date of final approval or such extension of time as may be granted by the Director pursuant to a written request submitted to the Department of Community Development a minimum 30 days prior to the expiration date. 3. The Zoning Administrator reserves the right to revoke Conditional Use Permit No. 96-62, pursuant to a public hearing for revocation, if any violation of these conditions or the Huntington Beach Zoning and Subdivision Ordinance or Municipal Code occurs. 4. An encroachment permit shall be required for all work within the right-of-way. (PW) 5. State -mandated school impact fees shall be paid prior to issuance of building permits. 6. The development shall comply with all applicable provisions of the Municipal Code, Building Division, and Fire Department as well as applicable local, State and Federal Fire Codes, Ordinances, and standards, except as noted herein. ZA Minutes - 11/13/97 9 (MINI 113) 7. Construction shall be limited to Monday - Saturday 7:00 AM to 8:00 PM. Construction shall be prohibited Sundays and Federal holidays. 8. The applicant shall submit a check in the amount of $38.00 for the posting of the Notice of Exemption at the County of Orange Clerk's Office. The check shall be made out to the County of Orange and submitted to the Department of Community Development within two (2) days of the Zoning Administrator's action. ITEM 3: CONDITIONAL USE PERMIT NO.96-88 (PIGORS RESIDENCE) APPLICANT: The Louie Group, 19312 Harding Lane, Huntington Beach, CA 97646 PROPERTY OWNER: Michael Pigors, 1000 Park Street, Huntington Beach, CA 92648 REQUEST: To permit the construction of 306 square feet of third floor area within existing roof volume. The conditional use permit is required for habitable area above the second story. LOCATION: 1000 Park Street (northeast corner at Twelfth Street) PROJECT PLANNER: Mary Beth Broeren Mary Beth Broeren, Staff Planner, displayed site plan, floor plan and photographs. Ms. Broeren stated the request is located at the corner of Park Street and Twelfth Street. The applicant is proposing to finish a 306 square foot portion of attic within an existing two (2) story residence to create a media room. The portion of the house where the interior addition would be created is oriented away from properties to the south and the east. There will be interior access only to the media room from the second story staircase. The media room would be directly over an existing bedroom. Because there are existing windows the applicant is not anticipating adding any windows to the area, however, they may possibly want to add one (1) window and would be required to bring those plans in for review. There will be no expansion of the existing dormers or changes to the exterior of the home. No roof alteration and no height change are proposed. Staff has received no calls or written correspondence with respect to this request. Staff is recommending approval because the improvements will be contained in the existing roof volume and there will be no changes to the exterior of the home. Staff feels this will not have a negative impact to the surrounding area. The addition is being added to the portion of the home that is closest to the street corner and would not directly face into any abutting residences. The proposed addition will not increase the density of the lot or increase parking requirements for the home. The addition will also comply with all aspects of the code with this conditional use permit. The applicant will be required to obtain building permits for the proposed use. In addition, there is a recommended condition that if the total square footage of the home exceeds 5,000 square feet fire sprinklers would be required throughout. ZA Minutes - 11/13/97 10 (MINI 113) C� The applicant and property owner has received the recommended conditions of approval and they do not have any issues or concerns. The applicant could not be at the meeting today but requested that staff conduct the public hearing in their absence. THE PUBLIC HEARING WAS OPENED. THERE WERE NO PERSONS PRESENT TO SPEAK FOR OR AGAINST THE REQUEST AND THE PUBLIC HEARING WAS CLOSED. CONDITIONAL USE PERMIT NO.96-88 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 - CONDITIONAL USE PERMIT NO 96-88• 1. Conditional Use Permit No. 96-88 for the establishment, maintenance and operation of the interior remodel and 306 square foot addition will not be detrimental to the general welfare of persons working or residing in the vicinity or detrimental to the value of the property and improvements in the neighborhood. The improvements are contained within the existing roof volume and will not result in exterior changes that would have a negative impact on the surrounding area. The addition will be added in area of the home that is adjacent to the street with no residential units directly abutting it. 2. The conditional use permit will be compatible with surrounding uses because it does not alter how the existing single family home will function, does not increase density or parking requirements. 3. The proposed remodel and interior addition will comply with the provisions of the base district and other applicable provisions in Titles 20-25 of the Huntington Beach Zoning and Subdivision Ordinance and any specific condition required for the proposed use in the district in which it would be located. Habitable area above the second story is allowed with a conditional use permit. The project will comply with all aspects of the code. 4. The granting of the conditional use permit will not adversely affect the General Plan. It is consistent with the Land Use Element designation of Residential Medium High Density on the subject property. ZA Minutes - 11/13/97 11 (MINI 113) CONDITIONS OF APPROVAL - CONDITIONAL USE PERMIT NO 96-88: 1. The site plan, floor plans and elevations received and dated October 4, 1996, shall be the conceptually approved layout with the following modifications: a. The property development standards matrix shall be revised to show that three (3) covered and three (3) open stalls are required. 2. Prior to of submittal for building permits, the following shall be completed: a. Zoning entitlement conditions of approval shall be printed verbatim on the cover page of all the working drawing sets used for issuance of building permits (architectural, structural, electrical, mechanical and plumbing). b. All Fire Department requirements shall be noted on the building plans. (FD). 3. Prior to issuance of building permits, the following shall be completed: a. Submit copy of the revised site plan pursuant to Condition No. 1 for review and approval and inclusion in the entitlement file to the Department of Community Development. 4. Prior to final building permit inspection and approval the following shall be completed: a. An automatic fire sprinkler system will be required throughout if the overall square footage of the building is over 5,000 square feet. The system shall be approved and installed pursuant to Fire Department regulations. (FD) b. Compliance with all conditions of approval specified herein shall be accomplished and verified by the Community Development Department. c. 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. The Community Development Director ensures that all conditions of approval herein are complied with. The Community Development Director shall be notified in writing if any changes to the site plan, elevations and floor plans are proposed as a result of the plan check process. Building permits shall not be issued until the Community Development Director has reviewed and approved the proposed changes for conformance with the intent of the Zoning Administrator's action and the conditions herein. If the proposed changes are of a substantial nature, an amendment to the original entitlement reviewed by the Zoning Administrator may be required pursuant to the HBZSO. ZA Minutes - 11/13/97 12 (MIN1113) INFORMATION ON SPECIFIC CODE REQUIREMENTS• 1. Conditional Use Permit No. 96-88 shall not become effective until the ten day appeal period has elapsed. 2. Conditional Use Permit No. 96-88 shall become null and void unless exercised within one year of the date of final approval or such extension of time as may be granted by the Director pursuant to a written request submitted to the Department of Community Development a minimum 30 days prior to the expiration date. 3. The Zoning Administrator reserves the right to revoke Conditional Use Permit No. 96-88, pursuant to a public hearing for revocation, if any violation of these conditions or the Huntington Beach Zoning and Subdivision Ordinance or Municipal Code occurs. 4. The applicant shall submit a check in the amount of $38.00 for the posting of the Notice of Exemption/Determination at the County of Orange Clerk's Office. The check shall be made out to the County of Orange and submitted to the Department of Community Development within two (2) days of the Zoning Administrator's action. THE MEETING WAS ADJOURNED AT 2:00 PM BY THE ZONING ADMINISTRATOR TO THE NEXT REGULARLY SCHEDULED MEETING OF THE ZONING ADMINISTRATOR ON WEDNESDAY, NOVEMBER 20,1996,1:30 PM. e- Herb Fauland Zoning Administrator :kjl ZA Minutes - 11/13/97 13 (MIN1113)