Public Meetings - Huntington Beach, California

The Huntington Beach Planning Commission met on July 27, 2021, at 6:00 PM in Council Chambers. The commission considered two public hearing items: an appeal to allow hard alcohol sales at a Chevron convenience market, and a conditional use permit for a new G&M Oil service station. After extensive public testimony and deliberation, the appeal for the Chevron was denied, and the service station permit was approved with modifications. Public Comments & Testimony - Chevron Convenience Market Appeal: Over 90 letters of opposition were submitted to the Zoning Administrator, and 67 letters were received for this meeting. Residents expressed strong opposition, citing safety concerns, proximity to residences, a school, and the beach, potential for increased crime, noise, litter, and negative impact on community character. Specific speakers included: - Sherry Ilson (applicant representative): stated the owner invested $750,000 in improvements, has had no violations, and the request is for a small amount of premium spirits stored behind the counter; argued they deserve the privilege. - Ross De La Haye (resident since 1965): emphasized the neighborhood character and safety concerns. - Tariq Shawwa (resident, 17 years): called the proposal a safety risk and noted flawed rationale from staff. - Bruce Reeser: opposed hard liquor sales in a residential area. - Wilson Turner: cited studies linking alcohol outlet density to crime, accidents, and domestic violence; argued no community need. - Larry Weisenthal (42-year resident): criticized the notification process and the zoning administrator's handling. - Suzanne Tamaru: highlighted proximity to an elementary school and detrimental impacts. - Chris Burris: alleged deceptive notices and the owner's absence; noted Google ads already showing extended hours. - G&M Oil Service Station: One speaker, Carl Hoy (applicant and project architect), stated full compliance with conditions and that the owner opposes hard liquor. Discussion Items 1. Appeal 21-543: Chevron Convenience Market (Denied) The request was to amend Conditional Use Permit No. 15-055 to allow sale of distilled spirits (Type 21 ABC license) at a 1,630 sq. ft. convenience market at 16921 Algonquin Street. The appeal was filed by Councilmember Eric Peterson. Staff recommended approval. Commissioners questioned staff about fire lanes, primary use (gas station vs. convenience market), and notice adequacy. After public hearing, commissioners expressed concerns: no buffer between gas station and residences, location on route to the beach, proximity to an elementary school, only one other gas station in the city sells hard alcohol, and the proposal did not satisfy findings for a conditional use permit. Commissioners Perkins, Rodriguez, Acosta-Galvan, Mandic, and Ray all opposed. Commissioner Scandura recused himself due to a conflict of interest. A motion to deny passed 5-0-1. 2. Conditional Use Permit 21-495: G&M Oil Service Station (Approved) Request to construct a new gas station on a substandard lot (22,309 sq. ft., 191 sq. ft. less than the minimum 22,500 sq. ft.) at 14972 Springdale Street. The development includes four fueling pumps, a 2,314 sq. ft. canopy, underground storage, a 2,182 sq. ft. retail store with beer and wine sales (Type 20 ABC license), 24-hour operation, and ancillary improvements. The site was vacant for approximately 20 years; environmental remediation was completed in 2020. Staff supported the project, noting it would improve the intersection by consolidating driveways. The applicant agreed to all conditions, including fire department requirements. Commissioners found the use appropriate, well-buffered from residences, and providing a needed service. Commissioner Acosta-Galvan dissented. Motion to approve with modified condition 1A (to reference the fire compliance exhibit dated June 16, 2021) passed 5-1. Key Outcomes - Chevron Appeal Denied: The commission denied Entitlement Plan Amendment 21-002, finding that allowing distilled spirits would be detrimental to the general welfare of nearby residents, incompatible with the area, and not meeting local needs. Vote: 5 in favor (denial), 0 opposed, 1 recusal. The decision is appealable to the City Council within 10 calendar days. - G&M Oil Service Station Approved: Conditional Use Permit 20-015 was approved with suggested findings and conditions, including the modification of condition 1A. Vote: 5 in favor, 1 opposed. Appealable within 10 days. - Next Meeting: The next planning commission meeting is scheduled for August 10, 2021, with a study session on affordable housing zoning and public hearings on an entitlement plan amendment for Killarney's downtown and a zoning text amendment for signs on electric vehicle charging stations.

The Huntington Beach Planning Commission met on Tuesday, July 13, 2021, at 6:00 PM in Council Chambers. The meeting included public comments, a continued public hearing, a public hearing on a conditional use permit and variance, consent calendar approval, and updates to committee assignments. The Chevron convenience market liquor sales item (21-481) was continued to the July 27 meeting. The G&M Oil convenience store (21-500) was approved with a 4-2 vote. Consent Calendar - Approval of May 11, 2021 Minutes: The Planning Commission approved the minutes of the May 11, 2021 meeting as submitted. Commissioner Mandic abstained, having been absent from that meeting. Public Comments & Testimony - Continued Item (Chevron Liquor Sales): Multiple residents spoke in opposition to the proposed sale of beer, wine, and distilled spirits at the Chevron convenience market at 16921 Algonquin Street. Speakers included Tarek Shawa, Larry Weisenthal, Ronnie Ellis (former Harborview School principal), Dave Sullivan, Chris Burris Picknell? (note: name unclear), Alan Cornaff, Bruce McDonald, and Laurie McDonald. They cited concerns about residential neighborhood character, school safety (Harborview School within 900 feet), increased crime, traffic, and the potential for disturbances. The speakers emphasized that community outreach had generated overwhelming opposition (95 homeowners submitted 111 letters, 100% opposed). The Chair noted that comments made during this portion would not become part of the official record; the item was continued to July 27, 2021. Discussion Items - Conditional Use Permit No. 21-007 / Variance No. 21-001 (G&M Oil Convenience Store): The applicant requested approval to construct a 1,175 sq. ft. convenience store on a vacant 5,585 sq. ft. parcel at 19442 Beach Blvd. The project required a 13-ft front yard setback (instead of 15 ft) and a zero-ft side yard setback along the north property line (instead of 5 ft). No alcohol sales were proposed. Staff recommended approval, noting the site is a remnant parcel, and the project would improve the property and reduce transient issues. The proposed use would serve the adjacent Chevron gas station, with customers paying for gas at the new store. The applicant, Carl Hoy, stated concurrence with all conditions. Commissioners discussed the zero-side setback and its potential impact on future development of the adjacent parcel. Chair Ray and Commissioner Acosta-Galvan expressed concerns about the variance, while other commissioners supported the project as the best use of a difficult site. Key Outcomes - G&M Oil Convenience Store Approved: The Planning Commission approved Conditional Use Permit No. 21-007 and Variance No. 21-001 by a vote of 4-2 (Commissioners Perkins, Mandic, Scandura, and Rodriguez voted yes; Chair Ray and Commissioner Acosta-Galvan voted no). The decision is appealable to the City Council within 10 calendar days. - Continued Item: The appeal of the Zoning Administrator’s approval of Entitlement Plan Amendment No. 21-002 (Chevron convenience market liquor sales) was continued to the July 27, 2021 meeting. No action was taken. - Committee Assignments Updated: Due to a vacancy on the Planning Commission and elimination of the Subdivision Committee, assignments were adjusted: Commissioner Mandic is now the primary member on the Design Review Board; Commissioner Acosta-Galvan is alternate on the Southeast Area Committee; Commissioner Rodriguez is alternate on the Sunset Beach Area Committee. - Next Meeting: The next regularly scheduled meeting is Tuesday, July 27, 2021, at 6:00 PM.

The Huntington Beach Planning Commission met virtually on Tuesday, May 11, 2021, at 6:00 PM. The Commission approved the consent calendar and unanimously adopted a resolution finding the Fiscal Year 2021/2022 Capital Improvements Program (CIP) in conformance with the General Plan. No public comments were received and no public hearings were held. Consent Calendar - Approved the April 27, 2021 Planning Commission minutes as submitted. The vote was 6 ayes, with Commissioner Mandic absent. Public Comments & Testimony - No public comments were received for non-agenda items, and no public hearing items were scheduled. Discussion Items - General Plan Conformance No. 21-001 (Capital Improvements Program for Fiscal Year 2021/2022): Senior Planner Ricky Ramos and Principal Civil Engineer Chris Taniel presented the request. The Planning Commission was asked to determine whether the proposed CIP conforms to General Plan goals and policies. Staff recommended approval, a CEQA categorical exemption under Section 15306, and adoption of Resolution No. 1718. - Commissioner questions and staff responses: - Vice Chair Perkins asked how projects were selected for the final funding list. Staff explained that departments submit project sheets, which are reviewed and prioritized based on emergency needs and legal requirements. - Commissioner Scandura noted that the Public Works Commission had spent at least two to three meetings vetting the project list and asked about the Glenmar rehabilitation project. Staff stated the work appears to be within the public right-of-way and city-maintained. - Commissioner Vandermark asked about prioritization criteria and handling of budget overruns. Staff described the use of contingency budgeting, typically 10% of construction costs, and noted that City Council approval would be required for additional funds if a project exceeds its contingency. - Chair Ray clarified that the Planning Commission's role is limited to determining General Plan conformance, while City Council decides funding and final approval. - Planning Items Report: Planning Manager Jane James reported no planning items from the May 3 City Council agenda. The May 17 City Council meeting will include a public hearing on an appealed zoning text amendment (deleting the Environmental Assessment Committee and Subdivision Committee) that was denied by the Planning Commission on April 27. No Planning Commission items are scheduled for May 25. The Coastal Commission will hold a hearing on the 714 PCH project appeal tomorrow (May 12); staff recommends a finding of no substantial issue, consistent with the city's approval. - Commissioner Rodriguez asked about public outreach for the housing element survey; staff offered to discuss the matter further by phone. Key Outcomes - Approved the April 27, 2021 minutes (6-0, Commissioner Mandic absent). - Adopted Resolution No. 1718 approving General Plan Conformance No. 21-001 for the FY 2021/2022 CIP, including the CEQA categorical exemption under Section 15306 (6-0, Commissioner Mandic absent). - No public hearings were held. - The next regular Planning Commission meeting is scheduled for May 25, 2021.

The Huntington Beach Planning Commission held a regular meeting on Tuesday, April 27, 2021, at 6:00 PM via teleconference due to the COVID-19 state of emergency. The meeting was broadcast live on HBTV Channel 3 and streamed online. Chair Ray presided, and the Commission considered Zoning Text Amendment No. 21-002 and approved three sets of minutes. Consent Calendar - Approved the minutes from January 12, 2021, January 26, 2021, and March 9, 2021, with Commissioner Mandick abstaining on the January 26, 2021, minutes (Item 21-361). The motion was made, seconded, and carried without objection. Public Comments & Testimony - No public comments were received or presented during the meeting. Staff noted that interested parties had submitted written comments prior to the meeting, but none were read or discussed. Discussion Items - Zoning Text Amendment (ZTA) No. 21-002: The Commission held a public hearing to consider a citywide amendment to the Huntington Beach Zoning and Subdivision Ordinance to eliminate the Environmental Assessment Committee and Subdivision Committee. Staff presented the recommendation for a CEQA categorical exemption (Section 15061(b)(3)) and approval of the draft ordinance. After discussion, Commissioner Rodriguez moved to approve the item as recommended, seconded by Commissioner Acosta-Galvan. The vote was: Commissioner Scandura - No, Commissioner Mandick - No, Commissioner Acosta-Galvan - Aye, Commissioner Rodriguez - Aye, Commissioner Vandermark - No, Vice Chair Perkins - No, Chair Ray - Aye. The motion failed 4-3. Key Outcomes - ZTA 21-002: Motion to recommend approval to the City Council failed on a 4-3 vote (Commissioners Scandura, Mandick, Vandermark, and Perkins voting no; Commissioners Acosta-Galvan, Rodriguez, and Chair Ray voting yes). The item may be appealed to the City Council. - Consent Calendar: The three sets of minutes were approved, with one abstention noted.

The Huntington Beach Planning Commission met virtually on March 9, 2021, at 6:00 PM. The sole public hearing item was a zoning text amendment (ZTA No. 21-001) to the Beach and Edinger Corridors Specific Plan (BECSP), which would change the reviewing body for conditional use permits (CUPs) for alcohol sales and service from the Planning Commission to the Zoning Administrator, and clarify exemptions from CUP requirements. The commission voted unanimously to recommend approval to the City Council. Public Comments & Testimony - No public comments were received, either in person or in writing. Discussion Items - Zoning Text Amendment No. 21-001 (Beach and Edinger Corridors Specific Plan Alcohol): Senior Planner Ricky Ramos presented the staff report. The amendment was directed by City Council on December 21, 2020. It proposes minor changes to Section 2.2 of the BECSP to add a legend for a CUP to the Zoning Administrator, and to update use tables for eating/drinking establishments and general retail. The amendment also incorporates three existing exemptions from the zoning code: (A) retail uses with no more than 10% of floor area devoted to alcohol sales and not combined with fuel sales; (B) restaurants, bars, and liquor stores located 200 feet or more from sensitive uses (residential, schools, churches, etc.); and (C) florist shops offering alcohol via flower arrangements. The change is intended to reduce processing time for alcohol CUPs from 4–6 months (Planning Commission) to 3–4 months (Zoning Administrator). Police department representatives (Adina Walton and Lieutenant Oscar Garcia) were available for questions. Commissioners asked about notification distance (500 feet for both bodies), potential impacts on surrounding areas, and consistency with other specific plans. Staff noted that downtown Huntington Beach has a two-tier system where CUPs for alcohol exceeding certain hours still go to the Planning Commission, and that the Bellaterra specific plan has no CUP requirement for alcohol. Commissioner Scandura, who served on the commission when the BECSP was adopted in 2010, expressed support for the delegation, noting that anticipated intensification of alcohol uses had not materialized and that the change would streamline approvals. He urged the Zoning Administrator to ensure police conditions are incorporated and site visits are conducted. The motion to approve included both the finding that the ZTA is within the scope of the BECSP Program EIR (No. 08-008) and the recommendation of approval with findings. - Future Planning Items: Staff reported that the Planning Commission had participated in a joint study session with City Council on March 1 regarding the Housing Element, and that a public workshop may be scheduled in April. The next Planning Commission meeting on March 23 had no items scheduled. Commissioner Scandura provided a liaison report from the Historic Resources Board meeting of February 17, noting that the board wished to review properties identified for potential housing under the Regional Housing Needs Allocation (RHNA). He also reported on a community meeting for the Gissler Elementary School redevelopment project (85 homes proposed), which is expected to come before the commission in October. He requested that the commission have a study session for that project two weeks before the public hearing, and that the Housing Element and Gissler public hearings not be scheduled on the same night. Key Outcomes - Zoning Text Amendment No. 21-001: The Planning Commission voted 7-0 to recommend approval to the City Council, including the finding that the amendment is within the scope of the certified Program EIR. The motion was made by Commissioner Mandic and seconded by Commissioner Scandura. - Future Scheduling: Staff noted that the next regular meeting is March 23, 2021, with no items currently scheduled. Commissioner Scandura’s requests for a study session on the Gissler project and separation of major public hearings were noted for staff consideration.

The Huntington Beach Planning Commission met on Tuesday, January 26, 2021, at 6:00 PM via teleconference due to the COVID-19 pandemic. Commissioners Rodriguez, Acosta-Galvan, Perkins, Ray, Scandura, and Van Der Mark were present; Commissioner Mandic was absent. The meeting included two public hearings, one non-public hearing item, and approval of advisory board assignments. All votes were unanimous (6-0). Public Comments No public comments were submitted for items not on the agenda. Public Hearing: Georgia Townhomes (TTM 18079 / CUP 18-032) The project proposes an 18-unit for-sale townhome development on a 0.80-acre lot at 910 Georgia Street, including a request for 43-inch privacy walls (1 inch above the 42-inch maximum). Staff reported the project is consistent with the General Plan and zoning, and recommended approval with conditions. The applicant requested delaying the affordable housing in-lieu fee to prior to building permit final instead of prior to issuance; staff advised this would be inconsistent with the zoning code. After discussion on utility undergrounding, parking, and privacy, the Commission approved the project as recommended by staff (motion by Scandura, second by Perkins). Vote: 6-0. Public Hearing: Flores Residence (CDP 20-015, Variance 20-003) The project at 16856 Bayview Drive involves a 300 sq. ft. first-floor addition, 1,172 sq. ft. second-floor addition, and a 434 sq. ft. garage on an undersized lot (30x75 ft). Variances were requested for a 10 ft front garage setback (vs. 20 ft), 7.58 ft residential setback (vs. 15 ft), 8.16 ft parking width (vs. 9 ft), 52.7% lot coverage (vs. 50%), and 33.1% front landscape (vs. 40% – corrected from the originally requested 10.9%). Staff recommended approval, noting similar variances granted on nearby properties. The applicants and their architect spoke in favor, emphasizing the challenges of building on a lot inconsistent with the RL zone standards. The Fire Department confirmed no impact on turnaround. The Commission approved with a condition modifying the landscape variance to 33.1% (motion by Scandura, second by Perkins). Vote: 6-0. Non-Public Hearing: General Plan Conformance No. 20-004 (328 3rd Street Vacation) The request was to vacate a 145 sq. ft. corner radius easement at 3rd Street and Orange Avenue, reducing from 30 ft to 15 ft, to facilitate construction of a single-family home. Staff explained the street classification was downgraded from a four-lane to a two-lane collector, making the larger easement excessive. The Commission adopted Resolution No. 1717, finding the vacation in conformance with the General Plan, and found the project exempt from CEQA. Vote: 6-0. Planning Items: 2021 Advisory Board Assignments Chair Ray proposed committee assignments for the year, including members and alternates for the Design Review Board, Subdivision Committee, Environmental Committee, Southeast Area Committee, Downtown Economic Development Committee, Sunset Beach Committee, and Historic Resources Board. The assignments were approved. Staff Updates Staff reported that the City Council approved the Magnolia Tank Farm project (5-2) in alignment with the Planning Commission's recommendation. An appeal of the 714 PCH mixed-use project is scheduled for a de novo hearing on February 16. The final map for 414 Main Street will be on the February 1 City Council agenda. The next Planning Commission meeting agenda is not yet set. Adjournment The meeting was adjourned.

The Huntington Beach Planning Commission met on Tuesday, January 12, 2021, at 6:00 PM via teleconference due to the COVID-19 state of emergency. The meeting included administrative elections, resolutions for outgoing commissioners, and a public hearing on an appeal of a mixed-use project. The commission denied the project after a motion to continue to a study session and a motion to approve both failed. Administrative Items - Election of Chair and Vice Chair: The commission elected Alan Ray as Chair by acclamation for a full one-year term and Brendon Perkins as Vice Chair, also by acclamation. - Resolutions for Outgoing Commissioners: Resolutions 1714, 1715, and 1716 were presented to outgoing commissioners Dan Kalmick (served 2013-2020, elected to City Council), Pat Garcia (served 2017-2021), and Bill Crowe (served 2015-2018 and again Sept-Dec 2020). Each commissioner made brief remarks thanking staff and fellow commissioners. Public Hearing Item: Appeal of CUP 20-012, CDP 20-013, SP 20-001 (714 Pacific Coast Highway Mixed-Use Project) The proposed project: a three-story, 12,713 sq. ft. mixed-use building with a 766 sq. ft. ground-floor coffee shop, three two-bedroom residential units, a 300 sq. ft. rooftop deck (revised from 149 sq. ft. during the meeting), an enclosed parking garage with seven spaces (including three vertical tandem spaces), and two open commercial spaces, for a total of nine on-site parking spaces. A special permit sought an 18-foot-wide driveway instead of the required 20 feet. - Appellant (Sam Hanna, owner of adjacent property at 716 PCH): Expressed concerns about inconsistent setback requirements (his project was required to have 5-foot front and 3-foot side setbacks; the proposed project has a zero-to-five-foot front build-to zone and zero side-yard setback on upper floors), safety and privacy issues from the proximity, parking functionality, roof deck location, and a lack of meetings with staff. He requested a continuance to allow further discussion. - Appellant’s representative (Mike Adams): Supported a continuance, noting that compatibility with existing developments could be achieved with minor design modifications. - Applicant’s architect (Darien Radic): Defended the project as compliant with all applicable codes and stated that changes would render the project infeasible. - Staff Recommendation: Approval, finding the project met all development standards and was consistent with the Downtown Specific Plan, subject to conditions. - Commission Discussion: A motion by Commissioner Scandura (seconded by Commissioner Mandic) to continue the item to a study session on January 26, 2021, failed 3–4. The commission then debated the project, noting inconsistencies in how the same development standards had been applied over time. A motion by Vice Chair Perkins (seconded by Commissioner Rodriguez) to approve the project with two conditions (enlarge the third-floor opening to avoid it being a bedroom and shift the roof deck to the southeast corner) also failed 3–4. - Outcome: The appeal was denied, meaning the project was not approved. The decision is appealable to the City Council within 10 calendar days. Consent Calendar - The commission approved the November 10, 2020 Planning Commission minutes. The vote was 4-0 with three abstentions (Commissioners Vandermark, Rodriguez, Acosta-Galvan). Planning Items - Staff reported on upcoming meetings: The Magnolia Tank Farm Project will be before the City Council on January 19, 2021; on January 26, the commission is scheduled to hear a public hearing for an 18-unit townhome project at Georgia and Indianapolis, a coastal development permit and variance for a single-family home on Bayview, and a street vacation. Commission Comments & Adjournment - Commissioners welcomed new members (Rodriguez, Acosta-Galvan, Vandermark) and outgoing commissioners. The meeting was adjourned to the next regular meeting on January 26, 2021, at 6:00 PM.

The Huntington Beach Planning Commission held a regular meeting on Tuesday, November 10, 2020, at 6:00 PM in the Council Chambers, conducted via teleconference due to the COVID-19 state of emergency. The single public hearing item was a conditional use permit for Stumpy's Hatchet House, a commercial recreation and entertainment use involving hatchet throwing with on-site beer and wine sales. The meeting also included the approval of previous meeting minutes and farewell remarks for outgoing Vice Chair Dan Kalmick, who was recently elected to the City Council. Consent Calendar - Unanimously approved the Planning Commission minutes from October 27, 2020. Public Comments & Testimony - No public comments were submitted or received in advance of the meeting. There were no speakers during the public comment period for non-agenda items. Discussion Items - Conditional Use Permit No. 20-005 (Stumpy's Hatchet House): The applicant sought to establish a 5,500 sq. ft. hatchet-throwing venue with nine interior pits, food service, and a Type 41 beer and wine license at 7225 Edinger Avenue, Suites A-E. Senior Planner Hayden Beckman presented staff's recommendation for approval, noting the project is categorically exempt from CEQA (Class 1) and that the police department originally opposed the initial Type 40 license but now supports the revised Type 41 license after working with the applicant. Key conditions include responsible beverage service (RBS) training, video surveillance, hours of operation (Monday–Thursday 7 a.m.–10 p.m., Friday–Saturday 7 a.m.–12 a.m., Sunday 7 a.m.–8 p.m.), and limits on window coverings for interior visibility. The police department representative confirmed satisfaction with the current plan. - Commissioners asked questions about parking striping, entertainment permits, floor plan details (e.g., emergency exit behind pit 1), furniture placement, and guest policies. Applicants Eric and Adriana Lachell described their franchise model, safety record (zero incidents across 20 franchises), pricing ($25 per hour for throwers, $5–$10 for spectators), and the expectation that customers leave after their session unless they purchase additional time. - During deliberations, Vice Chair Kalmick expressed support for the project as written, likening it to a bowling alley and emphasizing personal responsibility. Commissioner Scandura proposed additional conditions to limit alcohol consumption (e.g., one drink per hour, maximum two per session, no alcohol in throwing pits, and requiring customers to leave after their session), arguing that hatchets are inherently more dangerous than darts and that alcohol could compromise safety. Commissioner Perkins raised concerns about RBS training language, but staff and police noted the standard language has been used without issues for 10 years. Commissioner Mandic suggested ensuring furniture does not block exits, to be reviewed by fire officials. - The motion to approve the permit as recommended by staff (without the additional conditions) was made by Vice Chair Kalmick and seconded by Commissioner Crow. Key Outcomes - Decision: The Planning Commission approved Conditional Use Permit No. 20-005 with findings and conditions of approval as recommended by staff by a vote of 5–2. Voting in favor: Chair Ray, Vice Chair Kalmick, Commissioners Garcia, Crowe, and Mandic. Voting against: Commissioners Scandura and Perkins (who supported additional alcohol restrictions and clearer RBS training language, respectively). The decision is appealable to the City Council within 10 calendar days. - Farewell: Vice Chair Dan Kalmick, who was elected to the City Council in the November 2020 election, was recognized by the commission for his eight years of service. His last regular meeting is tentatively scheduled for November 24, 2020, which is expected to be cancelled.

The Huntington Beach Planning Commission met on October 27, 2020, at 6:00 PM via teleconference due to COVID-19. The primary agenda item was the Seacliff Senior Living project, a proposed three-story convalescent facility at 2120 Main Street. The Commission also approved consent calendar items and took a minute action regarding historic silos on the site. Consent Calendar - Approved Planning Commission Minutes of May 28, 2019 – Motion carried 6-0-1 (Commissioner Crowe abstained as he was not on the Commission at that time). - Approved Planning Commission Minutes of September 22, 2020 – Motion carried 7-0. Public Comments & Testimony - Public Comment (email read aloud): Amory Hanson, candidate for City Council and member of the Historic Resources Board, expressed opposition to the project, citing the potential displacement of Futures Academy (a private school on the site). He urged postponement until the school’s relocation plans were clear. - Applicant Presentation: Patrick McGonigal (South Bay Partners) presented the project, noting over 25 years of senior living development, a focus on wellness, and feedback from office tenants and neighbors. He highlighted that the office park improvements (Phase 1 underway) and that Futures Academy would remain in the 2100 building. Discussion Items 1. Seacliff Senior Living (Item 20-1891) – Requests: Conditional Use Permit No. 19-025 for a 281,000 sq. ft., 226-room convalescent facility with subterranean parking and a Type 47 ABC alcohol license; Tentative Parcel Map No. 20-128 to subdivide the 11.29-acre site into four parcels; and Mitigated Negative Declaration No. 20-001 (MND). - Staff Report (Hayden Beckman, Senior Planner): Detailed the site’s 12.5-foot grade differential, design review board (DRB) approval, and conditions including interpretive signage for the existing grain silos. The MND concluded no significant impacts with mitigation for cultural resources, geology, hazards, and tribal resources. - Commissioner Questions: Addressed parking (238 underground stalls, surplus), reciprocal access agreement, alcohol license (Type 47 vs. Type 63), retaining walls, silo maintenance, and the DRB recommendation for interpretive signage. - Public Hearing: One email from Amory Hanson read; applicant team responded. No other speakers. - Commissioner Deliberations: Commissioner Scandura expressed strong support, noting the city’s aging population (26% over 60) and the need for such facilities. Commissioners discussed silo preservation (Commissioner Mandic proposed roof restoration, protection during construction, and use of Barbara Beil tiles for interpretive sign). - Motion: Commissioner Scandura moved to adopt MND 20-001, approve CUP 19-025 and TPM 20-128 (with June 2020 date correction) with findings and conditions, including Commissioner Mandic’s modifications. Seconded by Commissioner Mandic. Passed 7-0. Key Outcomes - Vote on Seacliff Senior Living: Unanimous approval (7-0) of the Mitigated Negative Declaration, Conditional Use Permit, and Tentative Parcel Map with conditions. - Minute Action on Historic Silos: Commissioner Mandic moved to request the City Council to add the silos at the former Northern Branch site to the city’s list of historical structures. Motion carried 7-0. The action is to be forwarded to City Council. - Appeal Information: The decision on the project is appealable to the City Council within 10 calendar days. - Next Meeting: November 10, 2020, at 6:00 PM (agenda includes Stumpy’s Hatchet House CUP). - Staff Reports: Upcoming city council action on zoning code updates and housing element contract; Design Review Board report (AES screening mural, restaurant remodel at 602 PCH, four-plex on PCH).