Huntington Beach Planning Commission Meeting – May 22, 2018

The Huntington Beach Planning Commission convened on May 22, 2018, for a study session and a regular meeting. The study session introduced the Autumn Care assisted living project, while the regular meeting addressed a capital improvement program conformance, a beer and wine conditional use permit for Jim Boy's Tacos, and a major mixed-use development at 602–620 Pacific Coast Highway (PCH). Key decisions included approval of the CIP conformance and the Jim Boy's Tacos CUP, approval of the PCH Mixed Use project's environmental document, tract map, CUP, coastal development permit, and special permit, and denial of the requested height variance. Public testimony focused on traffic, parking, and design concerns for the PCH project.

Consent Calendar

• Minutes from the April 10, 2018 planning commission meeting were approved unanimously (5–0, with two absent).

Public Comments & Testimony

• Study Session (Autumn Care): Alexis Gregorian (AMG & Associates) expressed support for the assisted living project, noting its compatibility with the neighborhood and the need for the variance due to site configuration. He stated that staff had been very supportive and that the use is in high demand.
• Regular Meeting (PCH Mixed Use): Several members of the public spoke:
  • Tarek Offman and Sean Samady (applicants) introduced themselves and noted 24-month construction duration and no alcohol on site.
  • Susie Worthy opposed the project, citing insufficient parking, traffic conflicts, alley width, and noise from deliveries. She urged redesign to comply with the downtown specific plan.
  • Mark Sheldon (citizen, also Environmental Board member) raised quality-of-life concerns about parking density, alley safety, and two-way traffic in a narrow alley.
  • William Kong, a resident on 7th Street, opposed the scale, parking, and two-way alley traffic, urging a scaled-down design.
  • Keith Bohr (development team) defended the height variance, stating the raised decks are only 3% of the roof area and not visible from the ground. He offered to lower the railing by six inches and suggested a one-way alley to the east.

Discussion Items

• Study Session: General Plan Amendment 13-001 (Autumn Care Assisted Living)

  • The project would change the floor area ratio from 0.35 to 1.0 on a 30,000 sq. ft. lot at Brookerston and Garfield, allowing a 28,000 sq. ft., 44-room assisted living facility with underground parking. The building height is 33.5 feet (38.5 feet with penthouse). A variance is needed for grade differential (up to 9.5-foot retaining wall on the west).
  • Commissioners requested additional information on shadow impacts, retaining wall integrity, easement details (existing Walgreens easement), traffic construction conflicts, and fire access. Fire Chief Reardon confirmed that alternative fire safety measures (e.g., Class I standpipe, wider corridors) exceed code.
  • No action taken; a public hearing is scheduled for June 12, 2018.

• General Plan Conformance 18-001 (Capital Improvement Program)

  • Staff recommended approval finding the 2018–2019 CIP conforms with the general plan. Commissioner Kalmick proposed adding policies ERC1 and ERC2 to the findings for park projects. Public Works staff confirmed applicability.
  • Outcome: Approved with the amendment (5–0).

• Conditional Use Permit 18-014 (Jim Boy's Tacos Beer and Wine)

  • Located at 120 Fifth Street, the applicant requested on-site beer and wine sales from 11 a.m. to 11 p.m. (10 p.m. on patio). Staff recommended approval with conditions (70% dining area, no loitering, last call 15 min before closing).
  • Commissioner Kalmick proposed a condition requiring alcohol sold only with food, but city attorney noted enforcement difficulty and applicant argued it would harm business. The condition was not adopted.
  • Outcome: Approved (4–1, Commissioner Kalmick dissenting).

• PCH Mixed Use Development (602–620 PCH)

  • The project includes a mitigated negative declaration (MND), tentative tract map (consolidation of 10 lots into 1.59 acres), conditional use permit, coastal development permit, special permit for a partially covered paseo (50% open), and a variance for building height (8.5 feet above the 45-foot maximum to allow mezzanines and decks for two units).
  • Staff recommended approval of all entitlements except the variance, which they recommended denying because no special circumstances exist, the variance would grant a special privilege, and the project could be redesigned to comply.
  • Commissioners debated the variance. Commissioners Mandick and Garcia supported granting it, citing minimal visibility and past similar approvals. Commissioners Kalmick, Grant, and Chair Scandura opposed, stating the variance findings could not be met (no hardship, no special circumstance, would grant special privilege). The applicant offered to lower the deck railing by six inches, but that did not change the findings.
  • Additional conditions were discussed: a right-turn sign exiting the parking garage to direct traffic toward 6th Street; parking signage designating alley-level spaces for customers and residential guests only, with employees parking on the first level of the garage.
  • Outcomes:
    1. Mitigated Negative Declaration 15-007: Approved (5–0).
    2. Tentative Tract Map, Conditional Use Permit, Coastal Development Permit, and Special Permit: Approved with conditions (right-turn sign and parking signage for customers/guests, employee parking on first level) (5–0).
    3. Variance 16-005: Denied (3–2, Commissioners Mandick and Garcia dissenting).

Key Outcomes

• General Plan Conformance 18-001: Approved with added policies ERC1 and ERC2 (5–0).
• Conditional Use Permit 18-014 (Jim Boy's Tacos): Approved with standard conditions (4–1).
• PCH Mixed Use (602–620 PCH):
  • Environmental document, tract map, CUP, CDP, and special permit approved with additional conditions.
  • Height variance denied.
  • Decisions are appealable to the City Council within 10 days (15 days for the coastal development permit).
• Upcoming: The Planning Commission workshop scheduled for May 31 was postponed to allow the new Community Development Director to participate. The next public hearing (June 12) will include the Autumn Care project, Don Victor's beer and wine, and Edit Joe's alcohol request.