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HomeMy WebLinkAbout2002-01-09MINUTES HUNTINGTON BEACH OFFICE OF THE ZONING ADMINISTRATOR Room R-8 - Civic Center 2000 Main Street Huntington Beach California WEDNESDAY, JANUARY 9, 2002 - 1:30 P.M. ZONING ADMINISTRATOR: Mary Beth Broeren STAFF MEMBER: Ron Santos, Ramona Kohlmann (recording secretary) MINUTES: October 21 and 28, 1998 December 5, 12, and 19, 2001 Minutes were approved ORAL COMMUNICATION: None ITEM 1: COASTAL DEVELOPMENT PERMIT NO. 01-13/CONDITIONAL USE PERMIT NO. 01-37/LOT LME ADJUSTMENT NO. 01-02 (STARBUCK'S AT PETER'S LANDING) 0 APPLICANT: Giorgio Dazzan & Associates, 9424 Dayton Way, #217, Beverly Hills, CA 90210 PROPERTY OWNER: Taki Sun, Inc., 6400 Pacific Coast Highway, Long Beach, CA 90803 REQUEST: CDP & CUP to permit the construction of an 1,800 sq. ft. Starbucks coffee shop with outdoor dining, drive -through service and compact parking (18%) at an existing shopping center. LLA to reposition an interior property line between two parcels within the shopping center/project site. LOCATION: 16470 Pacific Coast Highway (north side of Pacific Coast Highway, west of Admiralty Drive) PROJECT PLANNER: Ron Santos Ron Santos, Staff Planner, displayed project plans, color elevations and a materials board stating the purpose, location and zoning of the requested project. Staff stated that the compact parking will be 16% and not 18% as noticed and recommended modifying the suggested findings accordingly. Staff recommended incorporation of the following conditions to the suggested conditions of approval: • That a zoning conformance matrix be provided on the site plan, and • That a reduced copy of plans approved by the Zoning Administrator be submitted. Staff stated that the applicant sent a letter to surrounding property owners inviting a review and discussion of the proposed project prior to today's meeting resulting in two letters of support. Staff stated that as a result of the public notification, a letter supporting'the proposed project was received from a neighboring property owner and one telephone call was received urging new stop signs at the intersection of the main parking lot entrance and at the first aisle of the drive -through. Staff recommended approval of the request based upon the findings and subject to the conditions as outlined in the staff report, and with modifications to the suggested conditions of approval as recommended above. Mary Beth Broeren, Zoning Administrator, and staff reviewed the site plans, color elevations and photographs of the existing shopping center. Ms. Broeren confirmed with staff that the property owner has reviewed and agreed to the suggested conditions of approval. Discussion ensued concerning the placement of the stop sign pavement markings, the drive aisle re -striping and the proposed project's departure from the current architecture at the existing shopping center. Staff concluded that the design conforms substantially to the City's Design Guidelines. THE PUBLIC HEARING WAS OPENED. Marvene Huss, 16341 Grenoble Lane, neighboring property owner, spoke in support of the proposed project and asked questions concerning the hours and placement of the trash receptacle. Ms. Huss came forward to review the proposed plans with staff. She requested clarification of the notification process and was advised that she could meet with staff after the meeting to review the list of addressees who were noticed concerning today's hearing. THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE REQUEST AND THE PUBLIC HEARING WAS CLOSED. Ms. Broeren and staff discussed the placement of the stop sign and compact parking. Ms. Broeren stated that she was going to approve the request with the recommended modifications to the findings and conditions as presented by staff. She stated that even though the proposed project presents a departure from the architectural design of the existing center, it is a significant improvement. Lk A zoning conformance matrix shall be provided on the site plan. The matrix shall indicate how the project complies with all aspects of the Huntington Beach Zoning and Subdivision Ordinance. 1.1 Stop sign pavement markings shall be provided at the intersection of the main entrance driveway to the shopping center and the first intersecting drive aisle for vehicles traveling southwest only. 4.d A copy of plans approved by the Zoning Administrator, reduced to 8 1/2" x 11", shall be submitted to the Planning Department for inclusion in the entitlement file. Ms. Broeren confirmed with the applicant their understanding of the conditions. is ZA Minutes 01/09/02 2 (02zinO109) 0 COASTAL DEVELOPMENT PERMIT NO. 01-13/CONDITIONAL USE PERMIT NO. 01-371LOT LINE ADJUSTMENT NO. 01-02 WERE APPROVED BY THE ZONING ADMINISTRATOR WITH THE FOLLOWING MODIFIED FINDINGS AND CONDITIONS. SHE STATED THAT THE ACTION TAKEN BY THE ZONING ADMINISTRATOR CAN BE APPEALED TO THE PLANNING COMMISSION WITHIN TEN (10) WORKING 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 15303 of the CEQA Guidelines. The project consists of the construction of a commercial building not exceeding 2,500 square -feet in floor area, in an urbanized area, on a site zoned for commercial use, not involving the use of significant amounts of hazardous substances, where all necessary public services and facilities are available. The surrounding area is developed and not environmentally sensitive. FINDINGS FOR APPROVAL - COASTAL DEVELOPMENT PERMIT NO. 01-13: 1. Coastal Development Permit No. 0 1 - 13 for the construction of an 1, 800 sq. ft. Starbucks coffee shop with outdoor dining, drive -through service and compact parking (16%) at an existing shopping center, conforms with the General Plan, including the Local Coastal Program. The project site is designated Commercial Visitor by the General Plan Land Use Element, which permits and encourages restaurants and other visitor -oriented uses. The proposed use is consistent with the following goals, policies and objectives of the General Plan Coastal Element: C 1. 1.4: Where feasible, locate visitor -serving commercial uses in existing developed areas or at selected points of attraction for visitors. C 3.2.3: Encourage the provision of a variety of visitor -serving commercial establishments within the Coastal Zone, including, but not limited to, shops, restaurants, hotels and motels, and day spas. 2. The project is consistent with the requirements of the CZ Overlay District, the base zoning district (CV), as well as other applicable provisions of the Municipal Code. The proposed restaurant use is a permitted use in the CV (Commercial Visitor) zone. In addition, the proposed project meets all applicable development standards, including parking, setbacks, lot coverage and landscaping requirements. At the time of occupancy the proposed development can be provided with infrastructure in a manner that is consistent with the Local Coastal Program. The project is located in an urbanized area, on a previously developed site, with all services and facilities available. 4. The development conforms with the public access and public recreation policies of Chapter 3 of the California Coastal Act. The proposed building single -story structure will not impede public access nor impact public views to coastal resources. ZA Minutes 0 1/09/02 3 (02=0109) FINDINGS FOR APPROVAL - CONDITIONAL USE PERMIT NO. 01-37: Conditional Use Permit No. 0 1 -3 7 for the construction of an 1, 800 sq. ft. Starbucks coffee shop with outdoor dining, drive -through service and compact parking (16%) at an existing shopping 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. The proposed project will increase the viability of the commercial center as a place of community activity and contribute to a diversity of commercial uses oriented to the needs of local residents and visitors, while ensuring no adverse impacts on adjacent residential neighborhoods. The proposed project is designed with adequate parking, quality architecture, and a site layout that conveys a visual and physical relationship to the adjoining street and sidewalk. The project orients outdoor dining to the street, provides direct pedestrian access from the adjoining public sidewalk, and sites the building as the predominant visual element along the street, with the drive through lane and parking behind the building. 2, The proposed development, which consists of construction of an 1,800 sq. ft, Starbucks coffee shop with outdoor dining, drive -through service and compact parking (16%) at an existing shopping center will be compatible with surrounding uses. The proposed restaurant will be constructed at an existing commercial center with adequate parking and setbacks from adjoining properties. The proposed project is designed in conformance with the City's Urban Design Guidelines, including provisions for pedestrian access, screening of drive through lanes, provision of bicycle parking, enhanced paving and high quality architectural design. 3. The proposed Conditional Use Permit No. 01-37 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. In addition, any specific condition required for the proposed use in the district in which it would be located, including provision of queuing space for a minimum of five cars in the drive -through lane, provision of no more that 20% compact parking stalls, and no more than 400 square -feet of outdoor dining 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 CV-172-d on the subject property. In addition, it is consistent with the following goals and policies of the General Plan: Community District and Subarea (4A) Schedule: Promote the revitalization and enhancement of the Peter's Landing commercial center. LU 10. 1. 12: Require siting of one or more buildings in proximity to the street frontage to convey a visual relationship to the street and sidewalk. LU 10. 1A Require that buildings and sites be designed to achieve a high level of architectural and site layout quality. 0 ZA Minutes 01/09/02 4 (02zm0109) 0 FINDINGS FOR APPROVAL - LOT LINE ADJUSTMENT NO. 01-02: The granting of Lot Line Adjustment No. 01-02 will not create any additional parcels or building sites. 2. The parcels resulting from the lot line adjustment will conform to Titles 20-24 of the Huntington Beach Zoning and Subdivision Ordinance, including requirements for minimum area, width, frontage, setbacks, and site coverage. The lot line adjustment will not sever any existing structure on either of the two parcels. The adjustment is proposed in order to accommodate the new restaurant building entirely on a single parcel. 4. The lot line adjustment will not allow a greater number of dwelling units that allowed prior to the adjustment. The adjustment will facilitate construction of a commercial building at an existing commercial shopping center. No dwelling units are planned or proposed. 5. A plat map showing the lot line adjustment has been prepared and approved and will be filed in accord with the provisions of Section 253.24 of the Huntington Beach Zoning and Subdivision Ordinance. CONDITIONS OF APPROVAL — COASTAL DEVELOPMENT PERMIT NO. 01-13/ CONDITIONAL USE PERMIT NO. 01-371LOT LINE ADJUSTMENT NO. 01-02: The site plan, floor plans, and elevations received and dated December 10, 2001 shall be the conceptually approved layout, with the following modifications: a. Building colors and materials shall be consistent with the exhibit received and dated November 29,2001. b. Parking lot striping shall comply with Chapter 231 of the Zoning and Subdivision Ordinance and Title 24, California Administrative Code. (Code Requirement) c. Depict all utility apparatus, such as but not limited to back flow devices and Edison transformers on the site plan. Utility meters shall be screened from view from public rights -of - way. Electric transformers in a required front or street side yard shall be enclosed in subsurface vaults. Backflow prevention devices shall be prohibited in the front yard setback and shall be screened from view. (Code Requirement) d. 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) ZA Minutes 01/09/02 5 (02=0109) e. Depict the location of all gas meters, water meters, electrical panels, air conditioning units, mailboxes (as approved by the United States Postal Service), and similar items on the site plan and elevations. If located on a building, they shall be architecturally designed into the building to appear as part of the building, non -obtrusive, not interfere with sidewalk areas and comply with required setbacks. f. 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. g. The primary driveway entrance/exit shall have textured and colored pavement (behind sidewalk on private property) for a minimum depth of 50 ft. h. A canopy shall be provided over the drive -through lane at the drive -through pick-up window. It shall be architecturally compatible and integrated with the building. i. A bicycle rack shall be provided at the location depicted on approved plans. j, A Planned Sign Program for all signs shall be submitted to the Planning Department. Said program shall be approved prior to the first sign request. k. A zoning conformance matrix shall be provided on the site plan. The matrix shall indicate how the project complies with all aspects of the Huntington Beach Zoning and Subdivision Ordinance. 1. Stop sign pavement markings shall be provided at the intersection of the main entrance driveway to the shopping center and the first intersecting drive aisle for vehicles traveling southwest only. 2. Prior to recordation of the lot line adjustment, a plat showing the proposed lot line adjustment shall be prepared by a Licensed Civil Engineer or Surveyor and submitted for review and approval by the Public Works Department. 3. Prior to issuance of grading permits, the following shall be completed: a. A Grading Plan, prepared by a Licensed Civil Engineer, shall be submitted to the Public Works Department for review and approval. The following public improvements shall be shown on the plans: (PW) 1) Sewer lateral. 2) Fire hydrant along PCH easterly of main entrance driveway. 3) Relocation of the existing on -site fire hydrant and a portion of the existing on -site public water pipeline to be clear of all structures (no surface features; including structures, parking spaces, trees, gates, etc.), per Water Division standards. 4) Installation of a new domestic water service and meter per Water Division standards, sized to meet the minimum requirements set by the California Plumbing Code (CPQ. The water service shall be a minimum of 2-inches in size. 5) Installation of separate backflow protection devices, per Water Division standards for domestic and irrigation water services. 6) The existing irrigation water service and/or meter and irrigation backflow device serving the Peter's Landing site may potentially be utilized to serve the proposed development if ZA Minutes 01/09/02 6 (02zm0109) they are of adequate size, conform to current standards, and are in working condition as determined by the Water Division. Otherwise, the irrigation water service to the proposed site may be combined with the new domestic water service. 7) Striping of the main shopping center's egress for two exit lanes per the City's Signing and Striping guidelines. b. in accordance with NPDES requirements, a "Water Quality Management Platf' shall be prepared by a Civil or Environmental Engineer. "Best Management Practices" shall be identified and incorporated into the design. (PW) c. A set of landscape construction plans prepared by a Licensed Landscape Architect shall be prepared and submitted for review and approval. (PW) d. The name and phone number of an on -site field supervisor hired by the developer shall be submitted to the Departments of Planning and Public Works. In addition, clearly visible signs shall be posted on the perimeter of the site every 250 feet indicating who shall be contacted for information regarding this development and any construction/grading-related concerns. This contact person shall be available immediately to address any concerns or issues raised by adjacent property owners during the construction activity. He/She will be responsible for ensuring compliance with the conditions herein, specifically, grading activities, truck routes, construction hours, noise, etc. Signs shall include the applicant's contact number, City contact (Construction Manager (714) 536-543 1) regarding grading and construction activities, and " I - 800-CUTSMOG' in the event there are concerns regarding fugitive dust and compliance with AQMD Rule No. 403. (PW) e. The applicant shall notify all property owners and tenants within 300 feet of the perimeter of the property of a tentative grading schedule at least 30 days prior to such grading. (PW) f The developer shall coordinate the development of a truck haul route with the Department of Public Works if the import or export of material is required. This plan shall include the approximate number of truck trips and the proposed truck haul routes. It shall specify the hours in which transport activities can occur and methods to mitigate construction -related impacts to adjacent residents. These plans must be submitted for approval to the Department of Public Works. (PW) g. The applicant's grading/erosion control plan shall abide by the provisions of AQMD's Rule 403 as related to fugitive dust control. h. A plan shall be prepared and submitted for review and approval to the Public Works Department that details how all drainage associated with the remediation efforts shall be retained on site and no wastes or pollutants shall escape the site. (PW) i. A plan shall be prepared and submitted to both the Public Works and Planning Departments identifying wind barriers around remediation equipment. (PW) j. A Remedial Action Plan (RAP), based on the requirements found in the City ofHuntington Beach Soil Cleanup Standard, City Specification #431-92, shall be submitted for review and approval by the Fire Department. 4. Prior to submittal for building permits, the following shall be completed: a. Zoning entitlement conditions of approval shall be printed verbatim on one of the first three pages of all the working drawing sets used for issuance of building permits (architectural, ZA Minutes 01/09/02 7 (02=0109) structural, electrical, mechanical and plumbing) and shall be referenced in the sheet index. The minimum font size utilized for printed text shall be 12 point. b. A detailed soils analysis shall be prepared by a Licensed Soils Engineer and submitted with the building permit application. This analysis shall include on -site soil sampling and laboratory testing of materials to provide detailed recommendations regarding: grading, foundations, retaining walls, streets, utilities, and chemical and fill properties of underground items including buried pipe and concrete and the protection thereof. (BD) c. An engineering geologist shall be engaged to submit a report indicating the ground surface acceleration from earth movement for the subject property. All structures within this development shall be constructed in compliance with the g-factors as indicated by the geologist's report. Calculations for footings and structural members to withstand anticipated g-factors shall be submitted to the City for review prior to the issuance of building permits. (Code Requirement) d. A copy of plans approved by the Zoning Administrator, reduced to 8 1/2" x I I", shall be submitted to the Planning Department for inclusion in the entitlement file. 5. Prior to issuance of building permits, the following shall be completed: a. A plat map for Lot Line Adjustment No. 0 1 -02, as approved by the Public Works Department, shall be filed in the office of the County Recorder. b. The subject property shall enter into irrevocable reciprocal driveway and parking easement(s). The legal instrument shall be submitted to the Planning Department a minimum of 30 days prior to building permit issuance. The document shall be approved by the Planning Department and the City Attorney as to form and content and, when approved, shall be recorded in the Office of the County Recorder prior to final building permit approval. A copy of the recorded document shall be filed with the Planning Department for inclusion in the entitlement file prior to final building permit approval. (Code Requirement) c. A Fire Protection Plan, in compliance with City Specification #426 — Fire Safety Requirements for Construction Sites, shall be submitted for review and approval by the Fire Department. (FD) d. Fire access roads shall be provided in compliance with City Specification #401 —Minimum Accessfor Fire Department Access. Include the Circulation Plan and dimensions of all access roads. (FD) e. Fire hydrants must be installed and in service before combustible construction begins. Prior to installation, shop drawings shall be submitted to the Public Works Department and approved by the Fire Department. Drawings shall indicate hydrant locations and fire department connections. This project requires approximately one new hydrant. (FD) f Plans for a food preparation fire protection system shall be submitted to the Building and Safety Department for separate permits, for review and approval by the Fire Department. (FD) g. All Fire Department requirements shall be noted on the building plans. (FD) 0 ZA Minutcs 01/09/02 8 (02=0109) 6. The structure(s) cannot be occupied, the final building permit(s) cannot be approved, and utilities cannot be released until the following has been completed: a. Complete all the work and public improvements shown for construction on the approved Grading Plan. (PW) b. All landscape irrigation and planting installation shall be certified to be in conformance with the City approved landscape plans by the Landscape Architect of record in written form to the City Landscape Architect prior to the final landscape inspection and approval. (PW) c. Applicant shall provide the City with Microfilm copies (in City format) and CD (AutoCAD only) copy of complete City approved landscape construction drawings as stamped "Permanent File Copy" prior to starting landscape work. Copies shall be given to the City Landscape Architect for permanent City record. (PW) d. Fire extinguishers will be installed and located in areas to comply with Huntington Beach Fire Code Standards found in City Specification #424 — Poratable Fire Extinguishers. (FD) e. Address numbers shall be installed on structures to comply with City Specification #428 — Premises Identification. (FD) f Exit signs and exit path markings shall be provided in compliance with the Huntington Beach Fire Code and Title 24 of the California Administrative Code. Low level exit signs will be included. (FD) g. Service roads and fire access lanes, as determined by the Fire Department, shall be posted, marked, and maintained. If fire lane violations occur and the services of the Fire Department are required, the applicant will be liable for expenses incurred. (FD) h. The applicant shall restripe the parking lot so that it conforms to provisions of Chapter 231 of the Huntington Beach Zoning & Subdivision Ordinance and plans approved by the Zoning Administrator. i. The applicant shall obtain all necessary permits from the South Coast Air Quality Management District and submit a copy to Planning Department. j. All signs shall be in compliance with the Chapter 233 of the Huntington Beach Zoning & Subdivision Ordinance. k. 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. 1. Compliance with all conditions of approval specified herein shall be accomplished and verified by the Planning Department. 7. During demolition, grading, site development, and/or construction, the following shall be adhered to: a. Water trucks will be utilized on the site and shall be available to be used throughout the day during site grading to keep the soil damp enough to prevent dust being raised by the operations. (PW) b. All haul trucks shall arrive at the site no earlier than 8:00 a.m. or leave the site no later than 5:00 p.m., and shall be limited to Monday through Friday only. (PW) ZA Nfinutes 01/09/02 9 (02=0109) c. Wet down the areas that are to be graded or thatrare being graded, in the late morning and after work is completed for the day. (PW) d. The construction disturbance area shall be kept as small as possible. (PW) e. All haul trucks shall be covered or have water applied to the exposed surface prior to leaving the site to prevent dust from impacting the surrounding areas. (PW) f Prior to leaving the site, all haul trucks shall be washed off on -site on a gravel surface to prevent dirt and dust from leaving the site and impacting public streets. (PW) g. Comply with AQMD Rule 403, particularly to minimize fugitive dust and noise to surrounding areas. (PW) h. Wind barriers shall be installed along the perimeter of the site. (PW) i. Construction equipment shall be maintained in peak operating condition to reduce emissions. j. Use low sulfur (0.5%) fuel by weight for construction equipment. k. Truck idling shall be prohibited for periods longer than 10 minutes. 1. Attempt to phase and schedule activities to avoid high ozone days first stage smog alerts. m. Discontinue operation during second stage smog alerts. n. Ensure clearly visible signs are posted on the perimeter of the site identifying the name and phone number of a field supervisor to contact for information regarding the development and any construction/ grading activity. o. Compliance with all Huntington Beach Zoning and Subdivision Ordinance and Municipal Code requirements including the Noise Ordinance. All activities including truck deliveries associated with construction, grading, remodeling, or repair shall be limited to Monday - Saturday 7:00 AM to 8:00 PM. Such activities are prohibited Sundays and Federal holidays. (Code Requirement) 8. 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 Huntington Beach Zoning and Subdivision Ordinance. 9. The applicant and/or applicant's representative shall be responsible for ensuring the accuracy of all plans and information submitted to the City for review and approval. INFORMATION ON SPECIFIC CODE REQUIREMENTS: 1. Coastal Development Permit No. 0 1 - 13 /Conditional Use Permit No. 0 1-3 Mot Line Adjustment No. 01-02 shall not become effective until the ten working day appeal period has elapsed. For 0 ZA Minutes 01/09/02 10 (02=0109) projects in the appealable area ofthe'ddastal zone, there is an additional ten working day appeal period that commences when the California Coastal Commission receives the City's notification of final action. 2. Coastal Development Permit No. 0 1 - 13 /Conditional Use Permit No. 0 1 -3 7ALot Line Adjustment No. 01-02 shall become null and void unless exercised within one year of the date of final approval which is January 9, 2002 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 Coastal Development Permit No. 0 1 - 13/Conditional Use Permit No. 0 1-3 Mot Line Adjustment No. 0 1 -02, 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 Division, and Fire Department as well as applicable local, State and Federal Fire Codes, Ordinances, and standards, except as noted herein. 5. All applicable fees from the Building, Public Works, and Fire Departments shall be paid prior to the issuance of Building Permits. 6. The applicant shall submit a check in the amount of $43.00 for the posting of the Notice of Exemption at the County of Orange Clerk's Office. The check shall be made out to the Count of Orange and submitted to the Planning Department within two (2) days of the Zoning Administrator's action. 7. Traffic impact fees shall be paid at a rate of $120 per net new added daily trip. This fee is estimated to be: (1.8 ksf * 250 daily trips/ksf [for fast food, with pass -by discount] * $120/trip) $54,000. (PW) 8. Standard landscape code requirements apply (Chapter 232 of the Zoning and Subdivision Ordinance). All landscaping shall be maintained in a neat and clean manner, and in conformance with the BBZSO. 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. All permanent, temporary, or promotional signs shall conform to Chapter 233 of the BBZSO. Prior to installing any new signs, changing sign faces, or installing promotional signs, applicable permit(s) shall be obtained from the Planning Department. Violations of this ordinance requirement may result in permit revocation, recovery of code enforcement costs, and removal of installed signs. 10. An encroachment permit shall be required for all work within the right-of-way. (PW) 1* 11. An Encroachment Permit is required for all work within Caltran's right-of-way. (PW) ZA Minutes 0 1/09/02 11 (02zmOI09) 12. A Certificate of Occupancy must be approved by the Planning Department and issued by the Building and Safety Department prior to occupying the building. 13. Live entertainment is not permitted unless a conditional use permit for this specific use is reviewed and approved. 14. Alcoholic beverage sales are not allowed unless a conditional use permit for this particular use is reviewed and approved. THE MEETING WAS ADJOURNED AT 1:55 I'M BY THE ZONING ADMINISTRATOR TO THE NEXT REGULARLY SCHEDULED MEETING OF THE ZONING ADMINISTRATOR ON WEDNESDAY, JANUARY 16,2002, AT 1:30 PM. Ma 'Beth B�roeren��� Zoning Administrator rink 0 0 ZA Minutes 01/09/02 12 (02=0 109)