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HomeMy WebLinkAbout2002-10-16• • 0 MINUTES HUNTINGTON BEACH OFFICE OF THE ZONING ADMINISTRATOR Room B-8 - Civic Center 2000 Main Street Huntington Beach California WEDNESDAY, OCTOBER 16, 2002 - 1:30 P.M. ZONING ADMINISTRATOR: Mary Beth Broeren STAFF MEMBER: Paul Da Veiga, Ramona Kohlmann (recording secretary) MINUTES: September 25, 2002 Continued from the October 9, 2002 meeting APPROVED AS SUBMITTED ORAL COMMUNICATION: NONE ITEM 1: CONDITIONAL USE PERMIT NO. 02-26 (WESTSIDE RENTALS) APPLICANT: Kevin Miller/Mark Verge, 1110 Wilshire Boulevard, Santa Monica, CA 90401 PROPERTY OWNER: John Pelochino, 129 Manzanita Road, Aspendell, Route 1, Bishop, CA 93514 REQUEST: To establish an office use in an existing 1,080 sq. ft. commercial suite. LOCATION: 19475 Beach Boulevard (northwest corner of Beach Boulevard and Yorktown Avenue) PROJECT PLANNER: Ron Santos Paul Da Veiga, Staff Planner sitting in for Ron Santos, displayed project plans stating the purpose, location, zoning, and existing uses of the requested project. Staff stated that the suggested conditions of approval would bring the proposed project into conformance with the current zoning code. Staff recommended approval of the request based upon the findings and subject to the conditions as outlined in the staff report. Mary Beth Broeren, Zoning Administrator, and staff discussed the use of the proposed office. THE PUBLIC HEARING WAS OPENED. Corrie Kates, 117-'/2 28`" Street, Newport Beach, Foothill Property Management, representing the applicant, stated that they have read and agree to the suggested conditions of approval. Ms. Broeren confirmed that the applicant agrees to the conditions of approval, specifically those conditions suggested by the Public Works Department. • THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE REQUEST AND THE PUBLIC HEARING WAS CLOSED. f ..' Ms. Broeren confirmed with Mr. Kates that they are aware of the condition to bring the existing sign into compliance with the zoning code. Ms. Broeren confirmed with staff that no written or verbal comments were received in response to the public notification. CONDITIONAL USE PERMIT NO. 02-26 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 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. The project consists of the operation and minor alteration of • an existing commercial structure involving negligible or no expansion of use beyond that previously existing. FINDINGS FOR APPROVAL - CONDITIONAL USE PERMIT NO. 02-26: 1. Conditional Use Permit No. 02-26 to establish an office use in an existing 1,080 sq. ft. commercial suite 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 use will not generate noise, traffic, demand for parking or other impacts at levels inconsistent with the commercial zoning applicable to the property. 2. The conditional use permit will be compatible with surrounding uses. The proposed office use will be operated in an existing commercial building, on a site zoned for commercial use. Properties to the north, south, east and west are zoned for and developed with commercial uses. 3. The proposed Conditional Use Permit No. 02-26 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. The proposed office use is permitted in the CG base district, pursuant to Section 211.04 of the Huntington Beach Zoning and Subdivision Ordinance — CO, CG, and CV Districts: Land Use Controls. No new construction is proposed. ZA Minutes 10/16/02 2 (02zm1016) ® 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 CG (Commercial General) on the subject property. In addition, it is consistent with the following goals and policies of the General Plan: LU 10.1.1: Provide for the continuation of existing and the development of a diversity of retail and service commercial uses that are oriented to the needs of local residents, serve the surrounding region, serve visitors to the City and capitalize on Huntington Beach's recreational resources. LU 4.1.3: Require property owners to maintain landscaping, remove and abate weeds, and replace unhealthy or dead landscape LU 4.2.1: Require that all structures be constructed in accordance with the requirements of the City's building and other pertinent codes and regulations; including new, adaptively re- used, and renovated buildings. The requested conditional use permit is granted subject to compliance with conditions of approval requiring submittal of a landscape plan for review and approval by the Planning Department and conformance with current landscape requirements. Conditions of approval also require that all signs, parking areas, and driveway approaches be brought into conformance with current code requirements. CONDITIONS OF APPROVAL — CONDITIONAL USE PERMIT NO. 02-26: ® 1. The site plan, floor plans and elevations received and dated October 10, 2002 shall be the conceptually approved layout with the following modifications: a. Parking lot improvements shall comply with Chapter 231 and 232 of the Zoning and Subdivision Ordinance and Title 24, California Administrative Code. (Code Requirement) b. The existing freestanding/pole sign shall be removed or altered to comply with Chapter 233, Signs of the HBZSO, after approval of building and/or demolition permits for such modification. (Code Requirement) c. 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 one of the first three pages of all the working drawing sets used for issuance of building permits (architectural, 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. 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. A title report identifying all easements on the subject property shall be submitted to the Planning Department. ZA Minutes 10/16/02 3 (02=1016) b. The subject property shall provide evidence of an existing reciprocal driveway easement, or in absence of, shall enter into a irrevocable reciprocal driveway easement between the subject site • and adjacent northerly property. The location and width of the accessway shall be reviewed and approved by the Planning Department and Public Works Department. The subject property owner shall be responsible for making necessary improvements to implement the reciprocal driveway. The legal instrument shall be submitted to the Planning Department a minimum of 30 days prior to issuance of a certificate of occupancy. 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 issuance of a certificate of occupancy. 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. The recorded agreement shall remain in effect in perpetuity, except as modified or rescinded pursuant to the expressed written approval of the City of Huntington Beach. (Code Requirement) 4. During demolition, grading, site development, construction and/or remodeling, the following shall be adhered to: a. 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) b. The Fire Department shall be provide proof that the removed septic tank has not contaminated the surrounding soil. • c. Discovery of additional contamination/pipelines, etc., shall be reported to the Fire Department immediately and the approved workplan modified accordingly. 5. The structure shall not be occupied, the final building permit(s) shall not be approved and a Certificate of Occupancy shall not be issued until the following has been completed: a. An improvement 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 depicted on the plan: (PW) i. The existing driveway on Yorktown Avenue immediately west of Beach Boulevard shall be removed and replaced with curb, gutter and sidewalk per City Standard Plan Nos. 202 and 207. I The alley located west of the building shall be opened for vehicular access. iii. The existing alley driveway shall be removed and replaced with a commercial driveway approach per City Standard Plan No. 211. iv. Pavement for half -width of existing alley. b. Landscape Construction plans (two sets) shall 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 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; an approved site plan and a copy of the entitlement conditions of approval. (PW) ZA Minutes 10/16/02 4 (02=1016) c. All landscape planting, irrigation and maintenance shall comply with the City Arboricultural and Landscape Standards and Specifications, and Chapter 232 of the Zoning and Subdivision ® Ordinance and applicable Design Guidelines. Any existing mature trees that must be or removed, and previously existing mature trees removed without City approval, shall be replaced at a two to one ratio (2:1) with minimum 36 inch box trees, and shall be incorporated into the project's landscape plan. This site requires a minimum of six 36-inch box trees and two 24-inch box trees, for compliance with current Code, based on street frontage and parking stall counts. Replacement trees shall be provided in addition to trees required based on street frontage/parking counts, except as approved by the Planning Department and City Landscape architect. (PW) (Code Requirement) d. All landscape irrigation and planting installation shall be certified to be in conformance to 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) e. 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) f. Address numbers shall be installed on structures to comply with Fire Dept. City Specification 428. (FD) g. Service roads and fire access lanes, as specified by the Fire Department, shall be posted, marked and maintained per City Specification No. 415 — Fire Lane Signs. If fire lane violations occur prior to installation of approved signs and the services of the Fire Department the be liable for incurred. are required, applicant will expenses (FD) h. Fire extinguishers will be installed and located in areas to comply with Huntington Beach Fire Code Standards found in City Specification No. 424 — Portable Fire Extinguishers. (FD) i. Exit signs and exit path markings will be provided in compliance with the Huntington Beach Fire Code and Title 24 of the California Administrative Code. (FD) j. The parking lot shall be re -striped, resurfaced and landscaped to conform to the provisions of Chapter 231 and 232 of the Huntington Beach Zoning & Subdivision Ordinance. k. All signs shall be brought into compliance with the Chapter 233 of the Huntington Beach Zoning & Subdivision Ordinance. 1. The building shall be repainted. Elevations depicting proposed colors shall be submitted to the Planning Department for review and approval. in. Existing bollards along the property's street frontage shall be removed. n. Compliance with all conditions of approval specified herein shall be accomplished and verified by the Planning Department. o. 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 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 ZA Minutes 10/16/02 5 (02zm1016) 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. 7. 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 REOUIREMENTS: 1. Conditional Use Permit No. 02-26 shall not become effective until the ten calendar day appeal period has elapsed. 2. Conditional Use Permit No. 02-26 shall become null and void unless exercised within one year of the date of final approval which is October 16, 2003, 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. 02-26, 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 County of Orange and submitted to the Planning Department within two (2) days of the Zoning Administrator's action. 7. 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. 8. All permanent, temporary, or promotional signs shall conform to Chapter 233 of the HBZSO. 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. 9. An encroachment permit shall be required for all work within the City's right-of-way. (PW) ZA Minutes 10/16/02 6 (02zm1016) 10. An encroachment permit shall be required for all work within the CALTRAN's right-of-way. (PW) ® 11. A Certificate of Occupancy must be approved by the Planning Department and issued by the Building and Safety Department prior to occupying the building. 12. Construction shall be limited to Monday - Saturday 7:00 AM to 8:00 PM. Construction shall be prohibited Sundays and Federal holidays ITEM 2: COASTAL DEVELOPMENT PERMIT NO. 02-17/ CONDITIONAL USE PERMIT NO. 02-50 (SUSSMAN RESIDENCE) APPLICANT/ PROPERTY OWNER: Rene Sussman, 9222 Christine Drive, Huntington Beach, CA 92646 REQUEST: CDP: to construct a first and second floor addition to an existing single-family dwelling totaling 2,051 sq. ft., and a 96.5 sq. ft. 2nd floor roof -top deck. CUP: to construct (a) an addition to an existing single- family dwelling exceeding 30 ft. in height (31-ft. 8-inches), (b) a 96.5 sq. ft. 2„ d floor roof -top deck, and (c) a first and second floor addition at an existing non -conforming side yard setback of 4-ft. 9-inches, in lieu of 5 feet. LOCATION: 9222 Christine Drive (south side of Christine Drive, east of Capistrano ® PROJECT PLANNER: Lane) Ron Santos Paul Da Veiga, Staff Planner sitting in for Ron Santos, displayed project plans and photographs stating the purpose, location, zoning, and existing uses of the requested project. Staff presented a review of the proposed project and stated that the applicant can request a waiver of development standards in order to bring the existing side yard setback into compliance with the development standards. Staff recommended approval of the request based upon the findings and subject to the conditions as outlined in the staff report. Mary Beth Broeren, Zoning Administrator, reviewed the plans and photographs with staff. Ms. Broeren stated that the project planner received one telephone call inquiring into the proposed project. No other written or verbal comments were received in response to the public notification. Ms. Broeren clarified with staff that under the revised streamlining ordinance the waiver of development can be conducted at the City's Planning Department counter. THE PUBLIC HEARING WAS OPENED. THERE WERE NO PERSONS PRESENT TO SPEAK FOR OR AGAINST THE REQUEST AND THE PUBLIC HEARING WAS CLOSED. ® COASTAL DEVELOPMENT PERMIT NO. 02-17/CONDITIONAL USE PERMIT NO. 02-50 WERE APPROVED BY THE ZONING ADMINISTRATOR WITH THE FOLLOWING ZA Minutes 10/16/02 7 (02zm1016) 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) 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 15301 of the CEQA Guidelines, because the project consists of construction of an addition to an existing single-family dwelling in a residential zone. FINDINGS FOR APPROVAL - COASTAL DEVELOPMENT PERMIT NO. 02-17: Coastal Development Permit No. 02-17 to construct a first and second floor addition to an existing single-family dwelling totaling 2,051 sq. ft., and a 96.5 sq. ft. 2nd floor roof -top deck., as proposed, conforms with the General Plan, including the Local Coastal Program land use designation of Residential Low -Density. The proposed project is consistent`with Coastal Element Land Use Policy C 1.1.1 to encourage new development to locate within, contiguous to or in close proximity to existing developed areas able to accommodate it. The proposed dwelling will be located on a previously developed site, contiguous to existing residential development. 2. The project is consistent with the requirements of the CZ Overlay District, the base zoning district, as well as other applicable provisions of the Municipal Code. The project meets all development regulations for the Low -Density Residential zoning district, including building height, parking, site coverage and setbacks, with the exception of the non -conforming side yard setback authorized pursuant to the Conditional Use Permit No. 02-50. 3. 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 proposed addition will be constructed on a previously developed site in an urbanized area with all necessary services and infrastructure available. 4. The development conforms with the public access and public recreation policies of Chapter 3 of the California Coastal Act. The proposed addition will be constructed on a previously developed site in an urbanized area with all necessary services and infrastructure available. FINDINGS FOR APPROVAL - CONDITIONAL USE PERMIT NO. 02-50: Conditional Use Permit No. 02-50 to construct (a) an addition to an existing single-family dwelling exceeding 30 ft. in height (31-ft. 8-inches), (b) a 96.5 sq. ft. 2nd floor roof -top deck, and (c) a first and second floor addition at an existing non -conforming side yard setback of 4-ft. 9-inches, in lieu of 5 feet. 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 dwelling will be constructed in single-family residential neighborhood predominantly developed with two and three story homes of comparable height and value. • ZA Minutes 10/16/02 8 (02zm1016) 2. The conditional use permit will be compatible with surrounding uses since the design, materials, height, size and massing of the proposed dwelling is comparable with other dwellings existing in the surrounding neighborhood. The proposed Conditional Use Permit No. 02-50 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 including parking requirements, maximum building height, maximum lot coverage, and minimum yard setbacks, with the exception of the non -conforming side yard setback authorized pursuant to the Conditional Use Permit No. 02-50. 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 of RL-7 (Residential Low -Density — 7 units per acre maximum) on the subject property. In addition, it is consistent with the following goals and policies of the General Plan: LU 9.2.1: Require that all new residential development within existing neighborhoods be compatible with existing structures, including the: LU 9.2. lb: Use of building heights, grade elevations, orientation, and bulk that are compatible with surrounding development CONDITIONS OF APPROVAL — COASTAL DEVELOPMENT PERMIT NO. 02-17/ ® CONDITIONAL USE PERMIT NO. 02-50: 1. The site plan, floor plans, and elevations received and dated September 17, 2002 shall be the conceptually approved layout. 2. 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, 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. All Fire Department requirements shall be noted on the building plans. (FD) 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) 3. The final building permit(s) cannot be approved, until the following has been completed: a. A new domestic water service with "touch read" water meter shall be installed per Water Division standards, and shall be sized to meet the minimum requirements set by the California is Plumbing Code (CPC). The domestic water service shall be a minimum of one inch in size. (PW) ZA Minutes 10/16/02 9 (02zm1016) b. The existing domestic water service and meter shall: be abandoned per, Water Division standards. (PW) c. A 36-inch box tree or the palm equivalent shall be planted in the front yard. (PW) d. Address numbers shall be installed on structures to comply with Fire Dept. City Specification 428. (FD) e. Compliance with all conditions of approval specified; herein shall be accomplished and verified by the Planning Department. f. 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. - 4. During demolition, grading, site development, and/or construction, the following shall be adhered to: a. 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) b. 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) 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. . 6. 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 REOUIREMENTS: Coastal Development Permit No. 02-17/Conditional Use Permit No. 02-50 shall not become effective until the ten working day appeal period has elapsed. For projects in the appealable area of the coastal 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. 02-17/Conditional Use Permit No. 02-50 shall become null and void unless exercised within one year of the date of final approval which is October 16, 2003 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. • ZA Minutes 10/16/02 10 (02=1016) • 3. The Zoning Administrator reserves the right to revoke Coastal Development Permit No. 02-17/Conditional Use Permit No. 02-50, 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. 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 County of Orange and submitted to the Planning Department within two (2) days of the Zoning Administrator's action. 7. State -mandated school impact fees shall be paid prior to issuance of building permits. 8. An encroachment permit shall be required for all work within the right-of-way. (PW) THE MEETING WAS ADJOURNED AT 1:40 PM BY THE ZONING ADMINISTRATOR TO THE NEXT REGULARLY SCHEDULED MEETING OF THE ZONING ADMINISTRATOR ON WEDNESDAY, OCTOBER 23, 2002 AT 1:30 PM. Ma Bet Broeren Zoning Administrator rmk ZA Minutes 10/16/02 11 (02zm1016)