Planning Commission Meeting – June 10, 2025

The Huntington Beach Planning Commission met on Tuesday, June 10, 2025, at 6:00 PM in Council Chambers to hear an appeal of the Zoning Administrator’s approval of Conditional Use Permit (CUP) No. 24-007 and Coastal Development Permit (CDP) No. 24-005 for a proposed 7,696 sq. ft., three-story single-family residence at 16471 Malden Circle on Gilbert Island. After public testimony and deliberation, two motions (to approve the project and to continue for redesign) each failed on 3‑3 tie votes, leaving the Zoning Administrator’s original approval in effect.

Public Comments & Testimony

• Brad Bailey (appellant, adjacent property owner) : Opposed the project, citing the home’s size (7,696 sq. ft. on a ~7,598 sq. ft. lot), privacy impacts, safety hazards from the third‑story balcony, and a “D” rating for the harbor seawall. He also referenced a petition against the project.
• Sam Panebianco (neighbor, single‑story home) : Expressed concerns about construction impacts on his solar panels, the small lot size, and the house being “one of the biggest houses on the island.” He submitted signatures from 20 neighbors opposing the project.
• Barbara McClanahan (neighbor, resident since 1965) : Objected to the height and mass, stating most three‑story homes in the harbor are more tucked into the roofline. She passed photos to the commission.
• Doug Huen (project architect) : Defended the design, noting it was custom for this lot and met all code requirements. He explained that AC units were relocated to the roof to mitigate noise, windows were aligned to preserve privacy, and the third‑floor balcony extends only 30 inches.

Discussion Items

• Staff Presentation (Wayne Carvalho, Principal Planner) : Detailed that the project complies with all zoning and building codes. The lot is ~7,741 sq. ft. (staff’s figure), proposed footprint is 3,863 sq. ft. (49.9% lot coverage), and height is 30 feet (flat roof). The CUP is required because the third story exceeds 30 feet of building height east of the second‑story plate line. Staff recommended upholding the Zoning Administrator’s approval.
• Commissioner Questions & Deliberation:
  • Commissioner Pellman raised concerns about building weight cracking adjacent foundations, seawall integrity, construction hours (Mon–Sat, 7 am–8 pm), and privacy standards. She noted the 20‑foot setback requirement for balconies.
  • Commissioner McGee focused on seawall risks and asked about CEQA exemption (granted under Class 3). He noted the appellant’s concerns about short‑term rentals were already prohibited by zoning.
  • Commissioner Palmer questioned whether the building’s mass (7,696 sq. ft.) was compatible with the neighborhood, noting the next largest comparable home was 6,472 sq. ft. She worried about oversized decorative roof elements adding effective height beyond 30 feet.
  • Chair Thienes questioned whether the third floor complied with the “confines of the roof volume” requirement, noting the dormers and flat roof design. He felt the project did not meet the original intent of the third‑story ordinance.
  • Commissioner Bush and Babineau argued the project meets code, similar homes exist nearby, and the city should not become “designers.” They supported approval.

Key Outcomes

• Motion to Approve (CUP & CDP with findings) : Made by Commissioner Babineau, seconded by Commissioner Bush. Failed on a 3‑3 tie (Pellman, Thienes, Palmer opposed; Babineau, McGee, Bush supported).
• Motion to Continue for Redesign : Made by Commissioner Pellman (to reduce scale/mass and include a solar/shadow study), seconded by Commissioner Palmer. Failed on a 3‑3 tie (Pellman, Thienes, Palmer in favor; Babineau, McGee, Bush opposed).
• Result: With no majority, the Zoning Administrator’s original approval (issued February 5, 2025) remains in effect. The applicant may proceed with the project as originally approved.
• Future Agenda: Staff noted a similar appeal for another Gilbert Island property and a referral for 10 single‑family homes on PCH between 18th and 19th Street are expected at the July 1, 2025, meeting.

Adjournment

The meeting adjourned at approximately 8:30 PM. The next regular Planning Commission meeting is scheduled for Tuesday, June 24, 2025, at 6:00 PM.