Huntington Beach Planning Commission Meeting - June 11, 2019

The Huntington Beach Planning Commission held a study session at 4:45 PM and a regular meeting at 6:00 PM on June 11, 2019. The study session focused on proposed zoning text and map amendments for the County Gothard property and the new Research and Technology (RT) district. The regular meeting included a public hearing on a mixed-use condominium project at 8041 Ellis Avenue, which was denied. The commission also approved several sets of past meeting minutes.

Consent Calendar

• Approved Planning Commission minutes from December 11, 2018, January 23, 2019 (as amended for a typo), February 26, 2019, April 23, 2019, and May 14, 2019. Votes were unanimous except for one abstention on each of the first three sets.

Public Comments & Testimony

• Mark Absher (representing the developer of the Ellis Ave. Condos) expressed disappointment with the commission's decision to deny the project. He argued that the developer met all objective standards and that the subjective reasons for denial were vague, making it difficult for future developers to predict approval.
• No other public comments were made during the study session or the regular meeting (aside from the public hearing).

Discussion Items

Study Session: County Gothard Property & Research and Technology (RT) Zoning (Items 19-658, 19-002, 19-001)

• Staff presented proposed amendments to three chapters of the zoning code to establish the RT district, including new use classifications (RT flex space, alcoholic beverage manufacturing), development standards (minimum lot area 15,000 sq ft, FAR 1.0), and parking modifications (30% office threshold for RT vs 10% for IG/IL).
• Commissioners raised several concerns and suggestions:
  • Commissioner Scandura questioned approval levels for alcohol-related uses, medical clinics, and large warehouses; suggested three-tier permit levels (over-the-counter, zoning administrator, planning commission).
  • Commissioner Kalmick asked about data center classification, sidewalk standards in the RT district, and how to avoid spot zoning. He also noted the need for companion economic development items beyond code changes.
  • Commissioner Ray supported keeping the 660-foot buffer from residences for vehicle storage and requested removal of auto dismantling from the RT district (staff confirmed none currently exist). He also supported sidewalk improvements.
  • Commissioner Mandic raised concerns about too many items going to the Zoning Administrator (ZA) without transparent minutes provided to the PC; she requested full ZA minutes. She also favored retaining the 660-foot setback and clarifying distinctions between permanent and temporary vehicle storage.
  • Vice Chair Grant thanked staff and supported improved sidewalk standards, retaining the 660-foot distance, and receiving ZA decisions in writing.
• Chair Garcia recused himself from this item because his office is located within the Gothard corridor.
• No action was taken; the item will return for a public hearing on June 25, 2019.

Public Hearing: Tentative Tract Map No. 18157 / CUP No. 17-042 – Ellis Ave. Condos

• The applicant proposed a one-lot subdivision and a four-story mixed-use building with 48 condominiums, 891 sq ft of commercial space, and three levels of subterranean parking at 8041 Ellis Avenue. The commission had continued the item on May 28, 2019, and directed staff to prepare findings for denial.
• Staff presented the suggested findings for denial (Attachment 1).
• Commissioners debated the project:
  • Commissioner Kalmick reiterated concerns about the project not meeting the Beach-Edinger Corridor Specific Plan goals: no lot consolidation, poor egress (no exit onto Beach Blvd), incompatibility with adjacent car wash and fast food, and excessive height on a narrow lot.
  • Commissioner Scandura added three specific policies for denial: LU-1C (support infill and consolidation), LU-2B (context-sensitive design), and 12B (revitalization of struggling corridors). He emphasized that denial is serious but necessary for the city's best interest.
  • Commissioner Ray noted the most egregious issue was ingress/egress (over 400 daily vehicle trips) and the minimal commercial component (1.5%).
  • Commissioner Mandic agreed the staff findings reflected earlier commission direction.
  • Chair Garcia disagreed, stating he found no substantive reason to deny and believed the subjective arguments were too vague; he would support approval.
• The commission voted to adopt the findings for denial as modified to include the three policies cited by Commissioner Scandura.

Key Outcomes

• Denial of Tentative Tract Map No. 18157 and CUP No. 17-042 (Ellis Ave. Condos): Motion to deny carried 6-1 (Garcia dissenting). The decision is appealable to the City Council within 10 calendar days.
• Study Session on RT Zoning: No vote taken. Staff will incorporate commissioner feedback (e.g., clarifying approval levels, evaluating data centers, considering sidewalk standards and vehicle storage setbacks) and bring the item back for a public hearing scheduled for June 25, 2019 (noted as potentially delayed).
• Administrative Items: Commissioner Scandura requested that meeting minutes be produced within 30-60 days for timeliness. Commissioners seek better access to ZA meeting minutes. Commissioner Mandic requested a new contact sheet for the commission.