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HomeMy WebLinkAbout2003-02-19• 1] MINUTES HUNTINGTON BEACH OFFICE OF THE ZONING ADMINISTRATOR Room B-8 - Civic Center 2000 Main Street Huntington Beach California WEDNESDAY, FEBRUARY 19, 2003 - 1:30 P.M. ZONING ADMINISTRATOR: Mary Beth Broeren STAFF MEMBER: Ron Santos, Paul Da Veiga, Ramona Kohlmann (recording secretary) MINUTES: NONE ORAL COMMUNICATION: NONE ITEM 1: MITIGATED NEGATIVE DECLARATION NO. 01-05/CONDITIONAL USE PERMIT NO. 01-24NARIANCE NO.02-11/(GOTHARD DISTRIBUTION CENTER APPLICANT: Patrick Anderson, Ware Malcomb, 18111 Von Karman Avenue #600, Irvine, CA 92612 PROPERTY OWNER: John Mullin, 740 Salem Street, Glendale, CA 91203 REQUEST: CUP: To (a) construct a 103,748 sq. ft. tilt -up concrete industrial building on a 5.21 acre undeveloped site; (b) allow 22 compact parking stalls (10% of total parking provided); (c) allow a 10-ft. tall, 75-ft. long sound attenuation wall along the rear (east) property line; and (d) development on a site with a grade differential (prior to rough grading) of greater than three-ft. between the highest and lowest site elevations. VAR: To allow portions of the building to exceed the 404 height limit by up to 5.17 feet. The proposed building is designed for use as a manufacturing/warehouse and distribution facility by a speculative tenant. LOCATION: 16350 Gothard Street (east side of Gothard Street between Edinger Avenue and Heil Avenue) PROJECT PLANNER: Ron Santos Ron Santos, Staff Planner, displayed project plans, color elevations, photographs, a materials board, and site plan renderings (for conceptual purposes). Staff stated the purpose, location, zoning, and existing uses of the requested project. Staff presented a review of the proposed project as well as the modifications to the site plan, floor plans and elevations. Staff recommended approval of the request based upon the findings and subject to the conditions as outlined in the staff report. Staff stated that an environmental assessment was completed and recommended adoption of the Mitigated Negative Declaration. Staff presented a review of the acoustic, traffic and noise studies. Staff stated that an Environmental Assessment was noticed and was available for public review and comment for a period of twenty (20) days. Comments received were as follows: • A letter dated February 8, 2003, from A.T. Hendricker, Chairman, Environmental Board, City of Huntington Beach, concerning waste reduction, parking spaces, and drainage. • A letter dated February 7, 2003, from Terry A. Dolton concerning limitations to be placed on the trucks and hours of operation of the distribution center. Staff recommended approval of the request based upon the findings and subject to the conditions as outlined in the staff report. No other written or verbal comments were received in response to the public notification. Mary Beth Broeren, Zoning Administrator, and staff engaged in discussions concerning: • • The truck loading pattern and access. • The suggested height of the sound attenuation wall resulting from the noise study. • The lack of transition in the wall's drop in height. • Incorporation of a condition dictating the aesthetics of the wall. THE PUBLIC HEARING WAS OPENED. THERE WERE NO PERSONS PRESENT TO SPEAK FOR OR AGAINST THE REQUEST AND THE PUBLIC HEARING WAS CLOSED. Ms. Broeren confirmed with the applicant that they have reviewed the suggested conditions of approval as outlined in the staff report. Discussion ensued concerning the intent of the property owner and the aesthetic concerns related to the drop in the wall. Ms. Broeren asked staff to revise the staff report by incorporating Mitigated Negative Declaration No. 01-05 into the suggested findings for approval in place of Environmental Assessment No. 01-05. She further asked staff to add the following to Condition No. 1.a: Elevations of the wall proposed along the entire length of the east property line shall be submitted for review and approval by the Planning Department. • ZA Minutes 02/19/03 2 (03zm0219) MITIGATED NEGATIVE DECLARATION NO. 01-05/CONDITIONAL USE PERMIT NO. 01-24NARIANCE NO. 02-11 WERE APPROVED BY THE ZONING ADMINISTRATOR WITH THE FOLLOWING FINDINGS AND MODIFIED 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 — MITIGATED NEGATIVE DECLARATON NO. 01-05: The Mitigated Negative Declaration No. 01-05 has been prepared in compliance with Article 6 of the California Environmental Quality Act (CEQA) Guidelines. It was advertised and available for a public comment period of twenty (20) days. Comments received during the comment period were considered by the Zoning Administrator prior to action on the Mitigated Negative Declaration and Conditional Use Permit No. 01-24 and Variance No. 02-11. 2. Mitigation measures, incorporated into the attached conditions of approval, avoid or reduce the project's effects to a point where no significant effect on the environment will occur. 3. There is no substantial evidence in light of the whole record before the Zoning Administrator that the project, as mitigated through the conditions of approval for Conditional Use Permit ® No. 01-24 and Variance No. 02-11 will have a significant effect on the environment. FINDINGS FOR APPROVAL - CONDITIONAL USE PERMIT NO. 01-24: Conditional Use Permit No. 01-24 to (a) construct a 103,748 sq. ft. tilt -up concrete industrial building on a 5.21 acre undeveloped site; (b) allow 22 compact parking stalls (10% of total parking provided); (c) allow a 10-ft. tall, 75-ft. long sound attenuation wall along the rear (east) property line; and (d) development on a site with a grade differential (prior to rough grading) of greater than three-ft. between the highest and lowest site elevations 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, as conditioned will not generate traffic, noise or other impacts at levels inconsistent with the industrial zoning and surrounding land uses. 2. The conditional use permit will be compatible with surrounding uses. The proposed industrial project will be constructed on an industrially zoned site surrounded by industrial uses, in conformance with applicable development standards, with the exception of a minor building height variance. 3. The proposed Conditional Use Permit No. 01-24 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, except for any variances approved concurrently. With ZA Minutes 02/19/03 3 (03zm0219) the exception of the requested height variance, the proposed project will comply with all other development standards, including requirements for parking, landscaping, building setbacks and maximum floor area ratio. 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 I-172-d (Industrial — 0.5 maximum floor area ratio — design overlay) on the subject property. In addition, it is consistent with the following goals and policies of the General Plan: Policy LU 12.1.4: Require that new and recycled industrial projects be designed and developed to achieve a high level of quality, distinctive character, and be compatible with existing uses. Policy LU 12.1.5: Require that new and recycled industrial structures and sites be designed to convey visual interest and character and to be compatible with adjacent uses. Policy L 1.9: Require that heavy truck and vehicle access be controlled to minimize potential impacts on adjacent residential neighborhoods and commercial districts. The proposed project is designed in conformance with the City's Urban Design Guidelines, including features such as screened loading areas, shared driveway access, separation of truck traffic and loading areas from main building entries, decorative site entry paving, and building fagade and roof articulation. In addition, the conditional use permit includes mitigation measures which minimize potential noise impacts on adjacent residential properties, including construction of a sound attenuation wall and restrictions on truck access. • FINDINGS FOR APPROVAL - VARIANCE NO. 02-11: The granting of Variance No. 02-11 to allow portions of the proposed 103,748 sq. ft. industrial building to exceed the 40-ft. height limit by up to 5.17 feet will not constitute a grant of special privilege inconsistent with limitations upon other properties in the vicinity and under an identical zone classification, since the proposed building will maintain an average height which is compatible with that of other buildings in the vicinity and unique circumstances existing which justify the variance. 2. Because of special circumstances applicable to the subject property, including topography, location and surroundings, the strict application of the zoning ordinance is found to deprive the subject property of privileges enjoyed by other properties in the vicinity and under identical zone classification. The variance is requested in order to achieve compliance with a requirement applicable to properties in Flood Zone "A", which requires the lowest floor to be elevated three feet above highest existing adjacent grade. 3. The granting of a variance is necessary to preserve the enjoyment of one or more substantial property rights. The proposed variance is necessary to allow construction of a building with 0 ZA Minutes 02/19/03 4 (03=0219) an adequate ceiling height to accommodate an industrial use and to achieve conformance with the City of Huntington Beach Urban Design Guidelines for industrial buildings, while minimizing the potential for significant flood damage. 4. The granting of the variance will not be materially detrimental to the public welfare or injurious to property in the same zone classification and is consistent with the General Plan, since the proposed building will maintain a 60-foot minimum setback from the side and rear property lines, and is separated from residential properties to the rear (east) by an 80-foot railroad right-of-way. In addition, the variance will help to reduce the potential for on -site flood damage by providing for construction of the finish floor above the base flood elevation. Any potentially negative visual impacts resulting from the additional building height will be offset by the positive visual impact of the variation in roof line. CONDITIONS OF APPROVAL — C_ONDITIONAL USE PERMIT NO. 01-24/ VARIANCE NO. 02-11: 1. The site plan, floor plans and elevations received and dated August 6, 2002, shall be the conceptually approved layout with the following modifications: a. A wall with a minimum height of 10 feet shall be constructed along the eastern property line as shown in Figure 2, page 10 of Acoustical Study For The Proposed Gothard Distribution Center, Huntington Beach dated April 10, 2002 (Revised April 25, 2002). • The wall shall be: (Mitigation Measure) ■ a continuous structure, without gaps or gates ■ constructed of concrete block or minimum six-inch thick concrete ■ contiguous with the existing wall on the property north of the site 0 Elevations of the wall proposed along the entire length of the east property line shall be submitted for review and approval by the Planning Department. b. The building shall be constructed of a minimum six-inch thick concrete panels. (Mitigation Measure) c. The roll -up doors shall be well weather-stripped assemblies. (Mitigation Measure) d. The personnel doors on the north, south and east sides of the building shall be solid core metal assemblies with compression gaskets on all sides, including the threshold. (Mitigation Measure) All rooftop and exterior mechanical equipment for the project shall be selected and installed so as to comply with the City's noise ordinance. This shall require as necessary that partial enclosures be placed around certain equipment items. The need for and design of such enclosures shall be determined as part of the final design of the project, based on mechanical equipment noise specifications submitted in conjunction with plans for permits. (Mitigation Measure) f. Elevations shall depict colors and building materials proposed. ZA Minutes 02/19/03 5 (03zm0219) g. Parking lot striping detail shall comply with Chapter 231 of the Zoning and Subdivision Ordinance and Title 24, California Administrative Code. (Code Requirement) h. 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) i. 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) j, 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. They shall be architecturally compatible with the building and non -obtrusive, not interfere with sidewalk areas and comply with required setbacks. k. 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. 1. Project data information shall include the flood zone and the base flood, and lowest building floor elevations per NGVD29 datum. 2. 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. Final grades and elevations on the grading plan shall not vary by more than one (1) foot from the grades and elevations on the approved Conditional Use Permit. The following public improvements shall be shown on the plan: 1) Curb, gutter and sidewalk along the Gothard Street frontage frontage, per City Standard Plan Nos. 202 and 207. 2) The existing driveway on Gothard Street shall be removed and replaced with ADA compliant driveways per City Standard Plan No. 211. 3) Sewer lateral. 4) A new domestic water service and meter shall be installed per Water Division standards, and sized to meet the minimum requirements set by the California Plumbing Code (CPC). The water service shall be a minimum of 2-inches in size. ZA Minutes 02/19/03 6 (03zm0219) 5) A new separate water service and meter for landscape irrigation purposes shall be installed per Water Division standards, and shall be sized to meet the minimum requirements set by the California Plumbing Code (CPC). The irrigation water service shall be a minimum of 2-inches in size. 6) A separate backflow protection device shall be installed, per Water Division standards, for domestic and irrigation water services. 7) The existing domestic water service and meter shall be abandoned per Water Division standards. 8) The existing fire backflow protection device shall be removed and replaced with a backflow protection device that conforms to the current Water Division standards. b. In accordance with NPDES requirements, a "Water Quality Management Plan" shall be prepared by a Civil or Environmental Engineer. "Best Management Practices" shall be identified and incorporated into the design. (PW) c. Hydrology and hydraulic studies shall be submitted to the Department of Public Works for review and approval. (PW) d. A detailed soils analysis shall be prepared by a registered engineer. This analysis shall include on -site soil sampling and laboratory testing of materials to provide detailed recommendations for grading, chemical and fill properties, liquefaction, retaining walls, street, and utilities. A soils report, prepared by a Licensed Engineer, shall be submitted for reference only. (PW) e. If soil remediation is required, a remediation plan shall be submitted to the Planning, Public Works and Fire Departments for review and approval in accordance with City Specifications No. 431-92 and the conditions of approval. The plan shall include methods to minimize remediation-related impacts on the surrounding properties; details on how all drainage associated with the remediation efforts shall be retained on site and no wastes or pollutants shall escape the site; and shall also identify wind barriers around remediation equipment. (PW) f. For import soils, the project shall comply with all provisions of the HBMC Section 17.04.085 and Fire Department City Specification 429, Methane District Building Permit Requirements. (FD) g. The Fire Department must be notified of who will be the environmental site auditor supervising testing operations during soil import. The selected environmental firm is responsible for obtaining Fire Department approval for their testing plan. (FD) h. 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, is grading activities, truck routes, construction hours, noise, etc. Signs shall include the ZA Minutes 02/19/03 7 (03=0219) applicant's contact number, City contact (Construction Manager (714) 536-5431) regarding grading and construction activities, and "1-800-CUTSMOG" in the event there are concerns regarding fugitive dust and compliance with AQMD Rule No. 403. (PW) i. A Storm Water Pollution Prevention Plan (SWPPP) shall be prepared and submitted to the Public Works Department for review and approval. The SWPPP shall be applicable and effective during the entire period of project construction activity. j. At least 30 days prior to any grading activity, notification to all property owners and tenants within 300 feet of the perimeter of the property of a tentative grading schedule shall be completed. k. 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) 1. A grading/erosion control plan shall be completed and must abide by the provisions of AQMD's Rule 403 as related to fugitive dust control; and provide a plan to the Department of Public Works indicating such compliance. m. Blockwall/fencing plans (including a site plan, section drawings, and elevations depicting the height and material of all retaining walls, walls, and fences) consistent with the grading plan shall be submitted to and approved by the Planning Department. Double walls shall be prohibited. Prior to construction of any new walls, a plan must be submitted identifying the removal of any existing walls next to the new walls, and shall include approval by property owners of adjacent properties. The plans shall identify materials, seep holes and drainage. 3. 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. 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) d. 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 ZA Minutes 02/19/03 8 (0hm0219) ® anticipated g-factors shall be submitted to the City for review prior to the issuance of building permits. (Code Requirement) e. A request for Letter of Map Revision shall be submitted to the Federal Emergency Management Agency (FEMA) to remove the proposed structure(s) and/or property from the floodplain. 4. Prior to issuance of building permits, the following shall be completed: a. Shop drawings for an automatic sprinkler and fire alarm system shall be submitted and approved by the Fire Department. (FD) b. Shop drawings for a Class III wet standpipe system shall be submitted for review and approval by the Fire Department. (FD) c. Fire hydrants must be installed before combustible construction begins. Prior to installation, shop drawings shall be submitted to the Public Works Department and approved by the Fire Department. (Fire Department City Specification 407) (FD) d. A Fire Protection Plan, in compliance with City Specification No. 426 shall be submitted for review and approval by the Fire Department. (FD) e. 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 which identifies the location, type, size and quantity of all existing plant materials to remain, existing plant materials to be removed and proposed plant materials; an irrigation plan; a grading plan; an approved site plan and a copy of the entitlement conditions of approval. All landscape planting, irrigation and maintenance shall comply with the City Arboricultural and Landscape Standards and Specifications, 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 and shall be incorporated into the project's landscape plan. (PW) (Code Requirement) f. The Consulting Arborist (approved by the City Landscape Architect) shall review the final landscape tree planting plan and approve in writing the selection and locations proposed for new trees and the protection measures and locations of existing trees to remain. Existing trees to remain shall also be addressed by said Arborist with recommendations/requirements for protection during construction. Said Arborist report shall be incorporated onto the Landscape Architect's plans as construction notes and/or construction requirements. The report shall include the Arborist's name, certificate number and the Arborist's wet signature on the final plan. (PW) g. The subject property shall enter into irrevocable reciprocal driveway easements between the subject site and the parcel existing contiguously to the north. 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 building permit ZA Minutes 02/19/03 9 (03=02.19) 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. 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) h. A copy of a Letter of Map Revision from the Federal Emergency Management Agency (FEMA) removing the property from the floodplain shall be submitted to the Planning Department for inclusion in the entitlement file. Or submit a copy of completed FEMA Elevation Certificate(s) based on construction drawings, or Floodproofing Certificate in the case on a non-residential structure. An interim parking and building materials storage plan shall be submitted to the Planning Department to assure adequate parking and restroom facilities are available for employees, customers and contractors during the project's construction phase and that adjacent properties will not be impacted by their location. The plan shall also be reviewed and approved by the Fire Department and Public Works Department. The applicant shall obtain any necessary encroachment permits from the Department of Public Works. An "Acceptance of Conditions" form shall be properly executed by the applicant and an authorized representative of the owner of the property, recorded with County Recorder's Office, and returned to the Planning Department for inclusion in the entitlement file. • Conditions of approval shall remain in effect in the recorded form in perpetuity, except as modified or rescinded pursuant to the expressed written approval of the City of Huntington Beach. The final building permit(s) cannot be approved until the following has been completed: a. All improvements in accordance with approved grading and building plans. b. An automatic sprinkler and fire alarm system shall be installed throughout in accordance with approved shop drawings. (FD) c. A Class III wet standpipe system shall be installed in accordance with approved shop drawings. (FD) d. Fire lanes shall be designated and posted to comply with City Specification 415. (FD) e. Fire access roads shall be provided in compliance with Fire Department City Specification 401. Include the Circulation Plan and dimensions of all access roads. (FD) f. Fire extinguishers will be installed and located in areas to comply with Huntington Beach Fire Code Standards. (FD) g. 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. (FD) h. Address numbers shall be installed on structures to comply with Fire Dept. City Specification 428. (FD) 40 ZA Minutes 02/19/03 10 (03=0219) i. A document shall be prepared, executed and recorded establishing the right for drainage from this parcel, Parcel 1 of Parcel Map 2002-229, to utilize the surface and underground storm drainage systems across Parcel 2 of Parcel Map 2002-229, along with arrangements for any shared maintenance responsibilities. (PW) j. 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) k. 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) 1. The applicant shall obtain the necessary permits from the South Coast Air Quality Management District and submit a copy to Planning Department. m. 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. n. A second Elevation Certificate certifying the "as built" lowest floor for each building shall be submitted to the Planning Department, or a Letter of Map Revision shall be issued by the Federal Emergency Management Agency (FEMA) and submitted to the Planning Department. (Code Requirement) o. Compliance with all conditions of approval specified herein shall be accomplished and verified by the Planning Department. 6. During demolition, grading, site development, and/or construction, the following shall be adhered to: a. Water trucks shall 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) c. Wet down the areas that are to be graded or that are 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) ZA Minutes 02/19/03 11 (03zm0219) Remediation operations, if required, shall be performed in stages concentrating in single areas at a time to minimize the impact of fugitive dust and noise on the surrounding areas. (PW) j. Comply with the "Water Quality Management Plan" requirements. (PW) k. Construction equipment shall be maintained in peak operating condition to reduce emissions. 1. Use low sulfur (0.5%) fuel by weight for construction equipment. m. Truck idling shall be prohibited for periods longer than 10 minutes. n. Attempt to phase and schedule activities to avoid high ozone days first stage smog alerts. o. Discontinue operation during second stage smog alerts. p. 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. q. 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) 7. Prior to issuance of a Certificate of Occupancy, the following shall be completed: a. The property owner and/or tenant shall submit plans demonstrating conformance with the requirements of HBZSO Section 23 0.3 6 — Transportation Demand Management, as applicable based on the thresholds established therein, including provision of shower and locker facilities, bicycle parking facilities, commuter information areas, and passenger loading areas. b. A shade structure shall be constructed over the concrete patio at the south-west corner of the building. Plans for building permits shall be submitted for review and approval by the Departments of Planning and Building & Safety. c. A tenant -specific study which assesses anticipated noise levels produced by tenant activities shall be submitted to verify compliance with the City's standards and the conclusions of the acoustical study received and dated June 14, 2002. 8. The use shall comply with the following: a. The roll -up doors shall be kept closed when not being used for loading and unloading trucks. (Mitigation Measure) b. The personnel doors on the north, south and east sides of the building shall remain closed during business hours. (Mitigation Measure) c. All work shall be conducted wholly within the building. (Mitigation Measure) El ZA Minutes 02/19/03 12 (03zm0219) d. Delivery trucks shall enter and leave the project site via the northern driveway. (Mitigation Measure) e. Trucks traffic shall be prohibited on the driveway east of the proposed building. (Mitigation Measure) f. Delivery trucks and vehicles in the parking areas and loading docks shall not be permitted to idle. Signs prohibiting truck/vehicle idling shall be prominently posted. Plans specifying the location, size and copy of proposed signs shall be submitted for review and approval by the Planning Department. (Mitigation Measure) g. All delivery trucks shall be required to have property maintained, factory -approved mufflers. (Mitigation Measure) h. All delivery trucks shall be directed to minimize acceleration and maintain reduced vehicle speed while on site. Signs to this effect shall be prominently posted, in accordance with a plan submitted and approved by the Planning Department. (Mitigation Measure) i. The use of public address systems and buzzers shall be prohibited on site. (Mitigation Measure) j. Trash shall not be dumped into the outdoor trash bins between the hours of 7:00 p.m. and 7:00 a.m. (Mitigation Measure) k. Trash pickups shall not occur before 7:00 a.m. or after 7:00 p.m. (Mitigation Measure) is trailers. There shall be no outside storage of materials, vehicles, vehicle parts, equipment or trailers. in. 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) 9. 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. 10. 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. Conditional Use Permit No. 01-24/Variance No. 02-11 shall not become effective until the ten calendar day appeal period has elapsed. ZA Minutes 02/19/03 13 (03zm0219) 2. Conditional Use Permit No. 01-24/Variance No. 02-11 shall become null and void unless exercised within one year of the date of final approval which is February 19, 2004, 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. The Zoning Administrator reserves the right to revoke Conditional Use Permit No. 01-24/ Variance No. 02-11 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. 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 & Safety, 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 Determination 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. A Mitigation Monitoring Fee shall be paid to the Planning Department prior to the issuance • of Building Permits. 8. Traffic Impact Fees shall be paid at the time of final inspection or issuance of a Certificate of Occupancy. (PW) 9. State -mandated school impact fees shall be paid prior to issuance of building permits. 10. Park fees shall be paid prior to issuance of building permits. 11. 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. 12. 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. 13. An encroachment permit shall be required for all work within the right-of-way. (PW) ZA Minutes 02/19/03 14 (03=0219) • 14. A Certificate of Occupancy must be approved by the Planning Department and issued by the Building and Safety Department prior to occupying the building. 15. Construction shall be limited to Monday - Saturday 7:00 AM to 8:00 PM. Construction shall be prohibited Sundays and Federal holidays. ITEM 2: VARIANCE NO. 03-02 (BUHMAN RESIDENCE) APPLICANT: Tim Francis, 15761 Hummingbird Lane, Huntington Beach, CA 92649 PROPERTY OWNER: Scott and Kesha Buhman, 15642 Hummingbird Lane, Huntington Beach, CA 92649 REQUEST: To construct an 860 sq. ft. addition to an existing single-family dwelling at a 6-ft. 4-in. rear -yard setback in lieu of 10 feet. LOCATION: 15642 Hummingbird Lane (northeast corner of Hummingbird Lane and Dovewood Drive) PROJECT PLANNER: Ron Santos Ron Santos, Staff Planner, 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 the suggested findings and conditions of approval as outlined in the staff report. Staff recommended approval of the request based upon the findings and subject to the conditions as outlined in the staff report and because of the unique circumstances related to the proposed site. Staff stated that other departments within the City recommended no unique conditions. No written or verbal comments were received in response to the public notification. 0 THE PUBLIC HEARING WAS OPENED. THERE WERE NO PERSONS PRESENT TO SPEAK FOR OR AGAINST THE REQUEST AND THE PUBLIC HEARING WAS CLOSED. Mary Beth Broeren, Zoning Administrator, stated that she was going to approve the request given the fact that the proposed site is adjacent to industrial and is situated on a fairly large odd shaped lot. VARIANCE NO. 03-02 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 02/19/03 15 (03zm0219) 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 and 15305 of the CEQA Guidelines, because the project consists of a minor addition to an existing single-family dwelling involving negligible or no expansion of an existing use, and a minor alteration in land use limitations not resulting in any changes in land use or density. FINDINGS FOR APPROVAL - VARIANCE NO. 03-02: The granting of Variance No. 03-02 to construct an 860 sq. ft. addition to an existing single- family dwelling at a 6-ft. 4-in. rear -yard setback in lieu of 10 feet will not constitute a grant of special privilege inconsistent with limitations upon other properties in the vicinity and under an identical zone classification. The proposed variance will allow for only a minor encroachment (less than 40 s.f.) into a portion of the required rear yard area. The property will maintain a rear yard which on average exceeds the minimum required and which is comparable and compatible with other properties in the vicinity. 2. Because of special circumstances applicable to the subject property, including the size, shape, location and surroundings, the strict application of the zoning ordinance is found to deprive the subject property of privileges enjoyed by other properties in the vicinity and under an identical zone classification. Development on the subject property is uniquely constrained by the irregularly shaped lot. In addition, the subject property's location adjacent to an industrial land use presents unique circumstances which support approval of the requested variance. 3. The granting of a variance is necessary to preserve the enjoyment of one or more substantial property rights. The proposed variance facilitates the logical expansion of the existing dwelling while preserving usable open space in the rear yard based on consideration to the existing floor plan and the relationship of rooms in the dwelling. 4. The granting of the variance will not be materially detrimental to the public welfare or injurious to property in the same zone classification, since the proposed variance will allow only a minor encroachment (less than 40 sq. ft.) into a required yard, adjacent to an industrial land use. In addition, the proposed addition is limited to the first floor and consequently will not result in impacts related to loss of views, privacy or sunlight on adjoining properties. 5. The granting of the variance will not adversely affect the General Plan. It is consistent with the Land Use Element designation of RL (Residential Low Density) on the subject property In addition it is consistent with the following goals and policies of the General Plan: LU 7.1.2 Require that development be designed to account for the unique characteristics of project sites and objectives for community character. • ZA Minutes 02/19/03 16 (03zm0219) LU 9.2.1 Require that all new residential development within existing residential neighborhoods be compatible with existing structures, including the maintenance of privacy on abutting residences. The proposed addition is designed to account for the irregular shape of the subject property and serves to maintain objectives for useable yard area in single-family residential neighborhoods. In addition, the proposed addition will maintain required setbacks from property lines which adjoin residences. The requested variance allows for a reduced setback from a property line which adjoins a parking lot for an industrial use. CONDITIONS OF APPROVAL — VARIANCE NO. 03-02: 1. The site plan, floor plans, and elevations received and dated January 2, 2003 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) • 3. The final building permit(s) cannot be approved until the following has been completed: a. Address numbers shall be installed on structures to comply with Fire Dept. City Specification 428. (FD) b. The existing domestic water service and meter may potentially be italicized if it is of adequate size, conforms to current standards, and is in working condition as determined by the Water Division. If a new domestic water service and meter is required, the existing service and meter shall be abandoned per Water Division standards. A new domestic water service and meter shall be installed per Water Division standards and sized to meet the minimum requirements set by the California Plumbing Code (CPC). The new domestic water service shall be a minimum of one inch in size. (PW) c. One 36-inch box tree shall be planted within the front setback area, per Section 232.08 of the Huntington Beach Zoning and Subdivision Ordinance. d. 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. e. Compliance with all conditions of approval specified herein shall be accomplished and verified by the Planning Department. 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 ZA Minutes 02/19/03 17 (03zm0219) 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. 5. 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. Variance No. 03-02 shall not become effective until the ten calendar day appeal period has elapsed. 2. Variance No. 03-02 shall become null and void unless exercised within one year of the date of final approval which is February 19, 2004 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 Variance No. 03-02, 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 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. Park Fees shall be paid prior to issuance of building permits 9. An encroachment permit shall be required for all work within the right-of-way. (PW) 10. Construction shall be limited to Monday - Saturday 7:00 AM to 8:00 PM. Construction shall be prohibited Sundays and Federal holidays. ZA Minutes 02/19/03 18 (03zm0219) 0 ITEM 3: CONDITIONAL USE PERMIT NO. 03-02 (PENNEY FENCE) APPLICANT/ PROPERTY OWNER: Philip L. Penney, 10072 Crailet Drive, Huntington Beach, CA 92646 REQUEST: To construct a 6-ft. tall freestanding block wall within 3 ft. of the required 15 ft. front yard setback, in lieu of a maximum height of 42 inches. LOCATION: 10072 Crailet Drive (south side of Crailet Drive, east of Brookhurst Street) PROJECT PLANNER: Ron Santos Ron Santos, Staff Planner, 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 the suggested findings and conditions of approval as outlined in the staff report. Staff stated that the subject site is located adjacent to a school access way, and a letter of support was received from the school district. Staff recommended approval of the request based upon the findings and subject to the conditions as outlined in the staff report and with the suggested modifications to the project plans. Two telephone calls were received from neighboring property owners in opposition to the proposed • project. A petition with 19 signatures in support of the proposed project was also received. No other written or verbal comments were received in response to the public notification. THE PUBLIC HEARING WAS OPENED. Philip L. Penney, 10072 Crailet Drive, applicant, spoke in support of the proposed project, stating that the block wall is for purposes of providing privacy and to alleviate problems created by the school access way. Mr. Penney urged the Zoning Administrator's approval of the request as submitted reflecting that the block wall be within 3 feet of the front property line. Mrs. Penney, 10072 Crailet Drive, applicant, stated that they are tired of having to clean messes created by passing dogs and pedestrians. THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE REQUEST AND THE PUBLIC HEARING WAS CLOSED. Mary Beth Broeren, Zoning Administrator, questioned Finding No. 1, and a general discussion ensued with staff. Ms. Broeren explained the City's intent as related to this request. She explained that the reason for the 40% landscaping/greenery in a front yard is to avoid a walled look throughout the City. She acknowledged that there are some cases where walls have been built without a permit or prior ZA Minutes 02/19/03 19 (03zm0219) to the current City codes. Ms. Broeren cited examples in which the City has made exceptions to the current code, such as certain circumstances existing in the downtown area. Ms. Broeren stated that she was going to approve the request as recommended by staff. She asked staff to modify Finding No. 1 as follows: Conditional Use Permit No. 03-02 to construct a 64 tall freestanding block wall within 6 ft. of the front property line, in lieu of a maximum height of 42 inches within the required 15 ft. front yard setback 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 fence, as conditioned will not obstruct significant views and is compatible with the fence enclosing the property to the west. Moreover, the proposed fence is not located along a common property line with another residential property and extends across less than 30% of the width of the lot. CONDITIONAL USE PERMIT NO. 03-02 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 and 15305 of the CEQA Guidelines, because the project consists of a minor addition to an existing single-family dwelling involving negligible or no expansion of an existing use, and a minor alteration in land use limitations not resulting in any changes in land use or density. FINDINGS FOR APPROVAL - VARIANCE NO. 03-02: The granting of Variance No. 03-02 to construct an 860 sq. ft. addition to an existing single- family dwelling at a 6-ft. 4-in. rear -yard setback in lieu of 10 feet will not constitute a grant of special privilege inconsistent with limitations upon other properties in the vicinity and under an identical zone classification. The proposed variance will allow for only a minor encroachment (less than 40 s.f.) into a portion of the required rear yard area. The property will maintain a rear yard which on average exceeds the minimum required and which is comparable and compatible with other properties in the vicinity. 2. Because of special circumstances applicable to the subject property, including the size, shape, location and surroundings, the strict application of the zoning ordinance is found to deprive the subject property of privileges enjoyed by other properties in the vicinity and under an identical zone classification. Development on the subject property is uniquely constrained by the irregularly shaped lot. In addition, the subject property's location adjacent to an industrial ZA Minutes 02/19/03 20 (03zm0219) land use presents unique circumstances which support approval of the requested variance. 3. The granting of a variance is necessary to preserve the enjoyment of one or more substantial property rights. The proposed variance facilitates the logical expansion of the existing dwelling while preserving usable open space in the rear yard based on consideration to the existing floor plan and the relationship of rooms in the dwelling. 4. The granting of the variance will not be materially detrimental to the public welfare or injurious to property in the same zone classification, since the proposed variance will allow only a minor encroachment (less than 40 sq. ft.) into a required yard, adjacent to an industrial land use. In addition, the proposed addition is limited to the first floor and consequently will not result in impacts related to loss of views, privacy or sunlight on adjoining properties. 5. The granting of the variance will not adversely affect the General Plan. It is consistent with the Land Use Element designation of RL (Residential Low Density) on the subject property In addition it is consistent with the following goals and policies of the General Plan: LU 7.1.2 Require that development be designed to account for the unique characteristics of project sites and objectives for community character. LU 9.2.1 Require that all new residential development within existing residential neighborhoods be compatible with existing structures, including the maintenance of • privacy on abutting residences. The proposed addition is designed to account for the irregular shape of the subject property and serves to maintain objectives for useable yard area in single-family residential neighborhoods. In addition, the proposed addition will maintain required setbacks from property lines which adjoin residences. The requested variance allows for a reduced setback from a property line which adjoins a parking lot for an industrial use. CONDITIONS OF APPROVAL — VARIANCE NO. 03-02: The site plan, floor plans, and elevations received and dated January 2, 2003 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) 3. The final building permit(s) cannot be approved until the following has been completed: a. Address numbers shall be installed on structures to comply with Fire Dept. City 0 Specification 428. (FD) ZA Minutes 02/19/03 21 (03zm0219) b. The existing domestic water service and meter may potentially be italicized if it is of . adequate size, conforms to current standards, and is in working condition as determined by the Water Division. If a new domestic water service and meter is required, the existing service and meter shall be abandoned per Water Division standards. A new domestic water service and meter shall be installed per Water Division standards and sized to meet the minimum requirements set by the California Plumbing Code (CPC). The new domestic water service shall be a minimum of one inch in size. (PW) c. One 36-inch box tree shall be planted within the front setback area, per Section 232.08 of the Huntington Beach Zoning and Subdivision Ordinance. d. 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. e. Compliance with all conditions of approval specified herein shall be accomplished and verified by the Planning Department. 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 Huntington Beach . Zoning and Subdivision Ordinance. 5. 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. Variance No. 03-02 shall not become effective until the ten calendar day appeal period has elapsed. 2. Variance No. 03-02 shall become null and void unless exercised within one year of the date of final approval which is February 19, 2004 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 Variance No. 03-02, 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. CJ ZA Minutes 02/19/03 22 (03zm0219) 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. State -mandated school impact fees shall be paid prior to issuance of building permits. 8. Park Fees shall be paid prior to issuance of building permits 9. An encroachment permit shall be required for all work within the right-of-way. (PW) 10. Construction shall be limited to Monday - Saturday 7:00 AM to 8:00 PM. Construction shall be prohibited Sundays and Federal holidays. is THE MEETING WAS ADJOURNED AT 2:15 PM BY THE ZONING ADMINISTRATOR TO THE NEXT REGULARLY SCHEDULED MEETING OF THE ZONING ADMINISTRATOR ON WEDNESDAY, FEBRUARY 26, 2003 AT 1:30 PM. • Mary Beth Broeren Zoning Administrator ZA Minutes 02/19/03 23 (03zm0219)