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HomeMy WebLinkAbout2000-05-03MINUTES HUNTINGTON BEACH OFFICE OF THE ZONING ADMINISTRATOR Room B-6 - Civic Center 2000 Main Street Huntington Beach California WEDNESDAY, MAY 3, 2000 -1:30 P.M. ZONING ADMINISTRATOR: Mary Beth Broeren STAFF MEMBER: Sandra Thornton, Jane James, Ricky Ramos, Ramona Kohlmann (recording secretary) MINUTES: March 8, 15, 22, and April 12, 2000 Minutes were approved. ORAL COMMUNICATION: None ITEM 1: VARIANCE NO.00-07 (WHEELER KITCHEN ADDITION) APPLICANT: Chuck McLain, 5342 Redwood Street, Yorba Linda, CA 92628 PROPERTY OWNER: Richard Wheeler, 10082 Meredith Drive, Huntington Beach, CA 92646 REQUEST: To allow a minimum two -foot side yard setback in lieu of five feet for a kitchen addition. LOCATION: 10082 Meredith Drive (on Meredith Drive east of Brookhurst Street) PROJECT PLANNER: Sandra Thornton Sandra Thornton, Staff Planner, displayed site plans and photographs stating the purpose, location and zoning of the request. Staff stated that the project conforms to the General Plan Zoning requirements with the exception of the requested setback. Staff recommended denial of the request based upon the fact that findings can not be made for the variance. Staff has received no letters or phone calls regarding this project. THE PUBLIC HEARING WAS OPENED. Corrie Kates, 117'/z 28t1i Street, Newport Beach, representing the property owner, stated that the adjacent property owners have no opposition to the request. Mr. Kates presented an alternative to the setback and requested approval of the request. THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE REQUEST AND THE PUBLIC HEARING WAS CLOSED. Mary Beth Broeren, Zoning Administrator, confirmed that she received and reviewed the applicant's alternative findings. Ms. Broeren stated that she was going to deny the request indicating that there is adequate room in the rear yard to accommodate a modification to the kitchen. VARIANCE NO.00-07 WAS DENIED BY THE ZONING ADMINISTRATOR WITH THE FOLLOWING FINDINGS FOR DENIAL. SHE STATED THAT THE ACTION TAKEN BY THE ZONING ADMINISTRATOR CAN BE APPEALED TO THE PLANNING COMMISSION WITHIN TEN (10) CALENDAR DAYS. FINDINGS FOR DENIAL - VARIANCE NO.00-07: 1. The granting of Variance No. 00-07 for a minimum two -foot side yard setback in lieu of five feet for a kitchen addition will constitute a grant of special privilege inconsistent with limitations upon other properties in the vicinity and under an identical zone classification. Other properties in the area have not been granted similar variances. 2. There are no special circumstances that apply to the subject property which would cause the strict application of the zoning ordinance to deprive the subject property of privileges enjoyed by other properties in the vicinity and under identical zone classification. The property's size and shape are typical of other properties in the area. 3. The granting of a variance is not necessary to preserve the enjoyment of one or more substantial property rights. The kitchen expansion could be accomplished along the rear yard without needing a variance. 4. The granting of the variance will be materially detrimental to the public welfare or injurious to property in the same zone classification. The kitchen addition will result in a reduced side setback that will impact the adjacent neighbor's privacy. ITEM 2: CONDITIONAL USE PERMIT NO.00-10 (BRYSON RESIDENCE) APPLICANT: William Farmer, 16782 Redwing Lane, Huntington Beach, CA 92649 PROPERTY OWNER: Randal Bryson, 931 Tenth Street, Huntington Beach, CA 92648 REQUEST: To permit bedroom and garage additions at an existing single family residence to be constructed at existing non -conforming side yard setbacks. The bedroom addition will match the existing three foot - eight inch side setback in lieu of five feet required and the garage addition will match the existing three foot -six inch side setback in lieu of five feet required. LOCATION: 931 Tenth Street (north side of 10" Street between Main Street and Lake Street) PROJECT PLANNER: Jane James Jane James, Staff Planner, displayed site plans and photographs stating the purpose, location and zoning of the request. Staff stated that the requested additions will not create any increased privacy problems with the adjacent property and is compatible with the adjacent neighborhood. Staff recommended approval of the request based upon the findings as outlined in the staff report. No comments written or verbal were received in response to the public notices. ZA Minutes 05/03/00 2 (OOZM0503) THE PUBLIC HEARING WAS OPENED. Jerry Galich, 939 10"' St., neighboring property owner, opposed the extension of any existing non- conforming structures. Randal Bryson, property owner, addressed Mr. Galich's concerns stating the request will not create additional encroachment. Mary Beth Broeren, Zoning Administrator, asked Mr. Bryson his reason for extending the garage. Mr. Bryson's reason was to provide more room to park his car and to create a side door. THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE REQUEST AND THE PUBLIC HEARING WAS CLOSED. Ms. Broeren stated that she was going to approve the request with a modification to the findings stating that the new additions do not contain any windows facing the adjacent property to the west. CONDITIONAL USE PERMIT NO.00-10 WAS APPROVED BY THE ZONING ADMINISTRATOR WITH THE FOLLOWING MODIFIED FINDINGS AND CONDITIONS OF APPROVAL. SHE STATED THAT THE ACTION TAKEN BY THE ZONING ADMINISTRATOR CAN BE APPEALED TO THE PLANNING COMMISSION WITHIN TEN (10) CALENDAR DAYS. FINDINGS FOR PROJECTS EXEMPT FROM CEOA: The Zoning Administrator finds that the project will not have any significant effect on the environment and is exempt from the provisions of the California Environmental Quality Act (CEQA) pursuant to section 15301 of the CEQA Guidelines, because the project involves minor additions to an existing single family residence and will have no adverse environmental impacts on the community. FINDINGS FOR APPROVAL - CONDITIONAL USE PERMIT NO.00-10: 1. Conditional Use Permit No. 00-10 for the establishment, maintenance and operation of the bedroom and garage additions at existing non -conforming side yard setbacks 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 bedroom addition is proposed to match the existing three foot, eight inch side yard setback and the garage addition will match the existing three foot, six inch side yard setback. Although a minimum five foot side setback would be required for new construction the home is already constructed at a non- conforming setback and does not adversely impact the adjacent neighbor. In addition, the new construction will be finished to match the architectural style, color, and materials of the existing structure and will not decrease the value of improvements in the area. 2. The conditional use permit will be compatible with surrounding uses because the project consists of additions to a single family home located within a neighborhood with both single family and multi -family units. The new construction will be architecturally compatible with the existing ZA Minutes 05/03/00 3 (OOZM0503) home and the new additions do not contain any windows facing the adjacent property to the west. Also, the adjacent property does not contain any habitable floor area across from the proposed room addition. 3. The proposed Conditional Use Permit No. 00-10 will comply with all provisions of the base district and other applicable provisions in Titles 20-25 of the Huntington Beach Zoning and Subdivision Ordinance, except for encroachment into the side yard setback, which is the subject of this conditional use permit request. 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 which permits single family residences and expansions on the subject property. CONDITIONS OF APPROVAL — CONDITIONAL USE PERMIT NO.00-10: 1. The site plan, floor plans and elevations received and dated February 15, 2000 shall be the conceptually approved layout with the following modifications: The site plan shall be revised to depict a minimum ten foot by ten foot corner visibility triangle where each side of the driveway and alley intersect. (Code Requirement) 2. Prior to submittal for building permits, the following shall be completed: a. Zoning entitlement conditions of approval shall be printed verbatim on all the working drawing sets used for issuance of building permits (architectural, structural, electrical, mechanical and plumbing) and shall be referenced in the index. b. All Fire Department requirements shall be noted on the building plans. (FD) 3. 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) Address numbers will be installed to comply with City Specification No. 428. (FD) 2) An automatic fire sprinkler system shall be approved and installed pursuant to Fire Department regulations if the gross floor area exceeds 5,000 square feet. Shop drawings shall be submitted and approved by the Fire Department prior to system installation. (FD) b. 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. c. The project will comply will all provisions of Huntington Beach Municipal Code Title 17.04.085 and City Specification No. 429 for new construction within the methane gas overlay districts. (FD) ZA Minutes 05/03/00 4 (OOZM0503) L 4. The Planning Director ensures that all conditions of approval herein are complied with. The Planning 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 Planning 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. 00-10 shall not become effective until the ten calendar day appeal period has elapsed. 2. Conditional Use Permit No. 00-10 shall become null and void unless exercised within one year of the date of final approval, which is May 16, 2000, or such extension of time as may be granted by the Director pursuant to a written request submitted to the Planning Department a minimum 30 days prior to the expiration date. 3. The Zoning Administrator reserves the right to revoke Conditional Use Permit No. 00-10, 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. All applicable Public Works fees shall be paid. 5. The development shall comply with all applicable provisions of the Municipal Code, Building Department, and Fire Department as well as applicable local, State and Federal Fire Codes, Ordinances, and standards, except as noted herein. 6. Construction shall be limited to Monday - Saturday 7:00 AM to 8:00 PM. Construction shall be prohibited Sundays and Federal holidays. 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 Planning Department within two (2) days of the Zoning Administrator's action. 8. State -mandated school impact fees shall be paid prior to issuance of building permits. ZA Minutes 05/03/00 5 (OOZM0503) ITEM 3• CONDITIONAL USE PERMIT NO.00-11 (AIRTOUCH MONOPOLE) APPLICANT: John Koos, 357 Van Ness Way, Suite 150, Torrance, CA 90501 PROPERTY OWNER: Tom Sparks, Sparks Enterprises, P.O. Box 1477, Huntington Beach, CA 92647 REQUEST: To permit the construction of one 50 foot high antenna monopole for Airtouch Wireless Communications. LOCATION: 6034 Warner Avenue (southeast corner of Warner Avenue and Springdale Street) PROJECT PLANNER: Jane James Jane James, Staff Planner, displayed site plans and photographs stating the purpose, location and zoning of the request. Staff stated that the proposed monopole will be located within the existing Warner Springdale Shopping Center. Staff received two letters. One letter was from a single family property owner, southeast of the project, who opposed the request. The property owner stated that the antenna would be unsightly and he opposed the palm tree disguise. The second letter was received from the manager of the Sea-Aira Mobile Home Estates who expressed support of the project and the antenna disguised as a palm tree. Staff recommended approval of the request because it will be compatible with surrounding commercial, office and residential uses. The proposed monopole will be setback substantially from the limits of the site and, as modified, will be disguised as a palm tree, which will blend into the surroundings. The General Plan findings can be met in that the project improves the communication facilities and the wireless communication coverage for the area and is a benefit to the community. THE PUBLIC HEARING WAS OPENED. John Koos, 357 Van Ness Way, Suite 150, Torrance, the applicant, stated the property owner prefers the slim -line design but will accept the Zoning Administrator's decisions. Ron Macina, William Lyon Property Management Company, manager for the Huntington Continental Apartments, 17101 Springdale, requested confirmation of the exact location of the proposed project. THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE REQUEST AND THE PUBLIC HEARING WAS CLOSED. CONDITIONAL USE PERMIT NO.00-11 WAS APPROVED BY THE ZONING ADMINISTRATOR WITH THE FOLLOWING FINDINGS AND CONDITIONS OF APPROVAL. SHE STATED THAT THE ACTION TAKEN BY THE ZONING ADMINISTRATOR CAN BE APPEALED TO THE PLANNING COMMISSION WITHIN TEN (10) CALENDAR DAYS. ZA Minutes 05/03/00 6 (OOZM0503) FINDINGS FOR PROJECTS EXEMPT FROM CEOA: The Zoning Administrator finds that the project will not have any significant effect on the environment and is exempt from the provisions of the California Environmental Quality Act (CEQA) pursuant to Section 15303 of the CEQA Guidelines, because the new antenna will be constructed at an existing commercial shopping center and will not create any noise, traffic, air quality, or adverse visual impacts to the surrounding community. FINDINGS FOR APPROVAL - CONDITIONAL USE PERMIT NO.00-11: 1. Conditional Use Permit No. 00-11 for the establishment, maintenance and operation of a wireless communication facility consisting of a 50 foot high monopole with up to six panel antennas 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 monopole will be located centrally within an existing commercial center, minimizing visual impacts from adjacent properties. The wireless communication facility will not generate noise, traffic or other impacts which would be detrimental to surrounding commercial and residential uses. 2. The conditional use permit will be compatible with surrounding commercial, office and residential uses. The proposed monopole will be setback substantially from the limits of the site and, as modified, will be disguised as a palm tree, which will blend into the surroundings. 3. The proposed Conditional Use Permit No. 00-11 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. In addition, the operation of the wireless communication facility will provide enhanced, reliable mobile communication to the area. 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 General Commercial on the subject property. In addition, it is consistent with the following goals and policies of the General Plan: a. Goal LU2: Ensure that development is adequately served by transportation infrastructure, utility infrastructure, and public services. b. Objective U5.1: Ensure that adequate natural gas, telecommunication, and electrical systems are provided. c. Policy U5.1.1: Continue to work with service providers to maintain current levels of service and facilitate improved levels of service. The proposed new wireless communication antennas facilitate telecommunication service and improve wireless communication coverage for the community. ZA Minutes 05/03/00 7 (OOZM0503) CONDITIONS OF APPROVAL — CONDITIONAL USE PERMIT NO.00-11: 1. The site plan, floor plans and elevations received and dated February 15, 2000 shall be the conceptually approved layout with the following modifications: a. Revise the proposed slimline monopole to be disguised as a palm tree (monopalm) as depicted in the photo simulation received and dated April 19, 2000. The maximum height of the monopalm shall be 50 feet and shall contain no more than six directional antennas. b. Revise the site plan to indicate the location of two new trees for each tree removed as a result of the project. c. All exterior mechanical equipment shall be screened from view on all sides. Rooftop mechanical equipment shall be setback 15 feet from the exterior edges of the building. Equipment to be screened includes, but is not limited to, heating, air conditioning, refrigeration equipment, plumbing lines, ductwork and transformers. Said screening shall be architecturally compatible with the building in terms of materials and colors. If screening is not designed specifically into the building, a rooftop mechanical equipment plan showing screening must be submitted for review and approval with the application for building permit(s). (Code Requirement) d. If outdoor lighting is included, energy saving lamps shall be used. All outside lighting shall be directed to prevent "spillage" onto adjacent properties and shall be shown on the site plan and elevations. 2. Prior to submittal for building permits, the following shall be completed: a. Zoning entitlement conditions of approval shall be printed verbatim on all the working drawing sets used for issuance of building permits (architectural, structural, electrical, mechanical and plumbing) and shall be referenced in the index. b. The Planning Department shall review and approve the revised site plans and elevations as modified pursuant to Condition No. 1. 3. Prior to issuance of building permits, the following shall be completed: a. Submit a copy of the revised site plan and elevations pursuant to Condition No. 1 for review and approval and inclusion in the entitlement file to the Planning Department. b. A Landscape Construction Set must be submitted to the Department of Public Works and approved by the Departments of Public Works and Planning. The Landscape Construction Set shall include a landscape plan prepared and signed by a State Licensed Landscape Architect or Contractor) which identifies the location, type, size and quantity of all existing plant materials to be removed, all proposed plant materials, an approved site plan, and a copy of the entitlement conditions of approval. ZA Minutes 05/03/00 8 (OOZM0503) The landscape plans shall be in conformance with Chapter 232 of the Zoning and Subdivision Ordinance and applicable Design Guidelines. Any existing mature trees that must be removed shall be replaced at a two to one ratio (2:1) with minimum 36 inch box trees or palm equivalent and shall be incorporated into the project's landscape plan. (PW) (Code Requirement) 4. 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 landscaping. b. Compliance with all conditions of approval specified herein shall be accomplished and verified by the Planning 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 Planning Director ensures that all conditions of approval herein are complied with. The Planning 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 Planning 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. 00-11 shall not become effective until the ten calendar day appeal period has elapsed. 2. Conditional Use Permit No. 00-11 shall become null and void unless exercised within one year of the date of final approval, which is May 15, 2000, or such extension of time as may be granted by the Director pursuant to a written request submitted to the Planning Department a minimum 30 days prior to the expiration date. 3. The Zoning Administrator reserves the right to revoke Conditional Use Permit No. 00-11, 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. All applicable Public Works fees shall be paid. 5. The development shall comply with all applicable provisions of the Municipal Code, Building Department, and Fire Department as well as applicable local, State and Federal Fire Codes, Ordinances, and standards, except as noted herein. 6. Construction shall be limited to Monday - Saturday 7:00 AM to 8:00 PM. Construction shall be prohibited Sundays and Federal holidays. ZA Minutes 05/03/00 9 (OOZM0503) 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 Coun of Orange and submitted to the Planning Department within two (2) days of the Zoning Administrator's action. 8. All landscaping shall be maintained in a neat and clean manner, and in conformance with the HBZSO. Prior to removing or replacing any landscaped areas, check with the Departments of Planning and Public Works for Code requirements. Substantial changes may require approval by the Zoning Administrator. 9. State -mandated school impact fees shall be paid prior to issuance of building permits. 10. A Certificate of Occupancy must be issued by the Planning Department and Building and Safety Department prior to occupying the building. ITEM 4: CONDITIONAL USE PERMIT NO.00-03 (RUBIO'S BAJA GRILL) APPLICANT: Art Rodriguez, 709 E. Colorado Blvd., Suite 210, Pasadena, CA 91101 PROPERTY OWNER: PLC Land Company, Attention: Bill Holman, PLC, 23 Corporate Plaza, Suite 250, Newport Beach, CA 92660 REQUEST: To establish beer and wine sales at Rubio's Baja Grill. LOCATION: 19035 Goldenwest Street (Peninsula Marketplace, southwest corner of Goldenwest Street and Garfield Avenue) PROJECT PLANNER: Jane James Jane James, Staff Planner, displayed site plans, photographs and floor plans stating the purpose and location of the request. Staff stated that the restaurant site for Rubio's is currently under construction at the Peninsula Marketplace and is part of the Master Plan. Staff stated that the Police Department expressed no concerns with the proposed project and did not recommend any particular conditions. Staff stated that the project is zoned in the Holly-Seacliff Specific Plan for neighborhood commercial and is compatible with surrounding uses as reflected in the findings. Staff recommended approval of the request based upon the findings and conditions as outlined in the staff report. No comments written or verbal were received in response to the public notices and the Hamptons Homeowner's Association was notified. THE PUBLIC HEARING WAS OPENED. Art Rodriguez, 709 E. Colorado Blvd., Suite 210, Pasadena, the applicant, agreed with the conditions of approval as recommended by staff. Mr. Rodriguez expressed his appreciation for the efforts of the Planning staff. ZA Minutes 05/03/00 10 (OOZM0503) THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE REQUEST AND THE PUBLIC HEARING WAS CLOSED. CONDITIONAL USE PERMIT NO.00-03 WAS APPROVED BY THE ZONING ADMINISTRATOR WITH THE FOLLOWING FINDINGS AND CONDITIONS OF APPROVAL. SHE 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.00-03: 1. Conditional Use Permit No. 00-03 to establish beer and wine sales at Rubio's Baja Grill, a restaurant currently under construction at the Peninsula Marketplace, 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. Although residential uses are existing to the north of the proposed restaurant, the uses are separated by Garfield Avenue, an 80 foot wide right- of-way. In addition, the restaurant use itself has previously been analyzed and has been determined to be compatible with surrounding uses. 2. The conditional use permit will be compatible with surrounding uses because the restaurant with alcohol sales is consistent with the character of the previously approved commercial center currently under construction. The restaurant use will be buffered from surrounding uses by adequate setbacks, by Garfield Avenue, an 80 foot wide right-of-way, and by Goldenwest Street, a 120 foot wide right-of-way. Also, alcohol sales will be in conjunction with food sales at a bona fide eating establishment. 3. The proposed Conditional Use Permit No. 00-03 will comply with the provisions of the base district and other applicable provisions in the Holly-Seacliff Specific Plan and the Huntington Beach Ordinance Code. In addition, the restaurant itself was recently approved by a conditional use permit as part of the overall approval for the Peninsula Marketplace. The sale of alcoholic beverages is allowed with a conditional use permit. 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 Neighborhood Commercial on the subject property which permits eating and drinking establishments. In addition, it is consistent with the following goals and policies of the General Plan: a. Achieve the development of a range of commercial uses. (Goal LU 10) b. Accommodate the development of neighborhood, community, regional, office, and visitor - serving commercial uses in areas designated on the Land Use Plan Map. (Policy LU 10.1.1) CONDITIONS OF APPROVAL — CONDITIONAL USE PERMIT NO.00-03: 1. The site plan received and dated January 7, 2000 and the outdoor dining floor plan and elevations received and dated March 28, 2000 shall be the conceptually approved layout. ZA Minutes 05/03/00 11 (OOZM0503) 2. Prior to commencement of alcohol sales a copy of the Alcoholic Beverage Control Board (ABC) license, along with any special conditions imposed by the ABC, shall be submitted to the Planning Department for the file. Any conditions that are more restrictive than those set forth in this approval shall be adhered to. 3. The rear door(s) shall be kept closed at all times during the operation of the premises except in cases of emergency and to permit deliveries. Said door(s) not to consist solely of a screen or ventilated security door. 4. Trash dumping will be restricted between 8:00 AM and 9:00 PM. 5. Outdoor dining floor area shall not exceed 400 square feet unless additional parking is proposed. Outdoor dining shall not block access or exiting and shall comply with Uniform Building Code. 6. All previous conditions of approval of Conditional Use Permit No. 98-50Nariance No. 98-24 (for establishment of Peninsula Marketplace) shall remain in effect. INFORMATION ON SPECIFIC CODE REQUIREMENTS: 1. Conditional Use Permit No. 00-03 shall not become effective until the ten calendar day appeal period has elapsed. 2. Conditional Use Permit No. 00-03 shall become null and void unless exercised within one year of the date of final approval which is May 15, 2000 or such extension of time as may be granted by the Director pursuant to a written request submitted to the Planning Department a minimum 30 days prior to the expiration date. 3. The Zoning Administrator reserves the right to revoke Conditional Use Permit No. 00-03, 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 development shall comply with all applicable provisions of the Municipal Code, Building Department, and Fire Department as well as applicable local, State and Federal Fire Codes, Ordinances, and standards, except as noted herein. 5. 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 Coup of Orange and submitted to the Planning Department within two (2) days of the Zoning Administrator's action. 6. All landscaping shall be maintained in a neat and clean manner, and in conformance with the HBZSO. Prior to removing or replacing any landscaped areas, check with the Departments of Planning and Public Works for Code requirements. Substantial changes may require approval by the Zoning Administrator. 7. All signs shall conform to the HBZSO. Prior to installing any new signs, or changing sign faces, a building permit shall be obtained from the Planning Department. ZA Minutes 05/03/00 12 (OOZM0503) 8. A Certificate of Occupancy must be issued by the Planning Department and Building and Safety Department prior to occupying the building. THE MEETING WAS ADJOURNED AT 2:00 PM BY THE ZONING ADMINISTRATOR TO THE NEXT REGULARLY SCHEDULED MEETING OF THE ZONING ADMINISTRATOR ON WEDNESDAY, MAY 10, 2000 AT 1:30 PM. 6A-2�� Mar� Beth roeren Zoning Administrator :rmk ZA Minutes 05/03/00 13 (OOZM0503)