Huntington Beach Planning Commission Meeting - November 12, 2019

The Huntington Beach Planning Commission held a study session at 5:00 PM and a regular meeting at 6:00 PM on November 12, 2019, in Council Chambers. The commission considered four major agenda items: a study session on a proposed rezone at Park Avenue, and three public hearing items—Utica Townhomes, a citywide Zoning Text Amendment (ZTA), and a mixed-use commercial building at 3rd Street. Key decisions included continuing the Utica Townhomes item to December 10, 2019, recommending approval of the ZTA to the City Council, and approving the 3rd Street project with modified conditions.

Consent Calendar

• None.

Public Comments & Testimony

• Park Avenue Rezone (Study Session): Mike Adams, representing property owner Mr. Rafael, expressed support for the rezone to residential, stating the owner seeks to salvage value after earlier marina proposals were denied. Mike Van Voorhees, a neighbor, stated he was neutral but preferred a residential use over a marina.
• Utica Townhomes: Mark Tran, the project designer, spoke in favor of the project. Michelle Tate, the adjacent single-family homeowner, raised concerns about privacy, shadowing, and the three-story height being inconsistent with surrounding two-story buildings. She also noted potential financial impacts from shadowing on her drought-tolerant landscaping.
• Zoning Text Amendment: No public speakers.
• 3rd Street Commercial Building: Multiple speakers addressed concerns and support. Brian Clay (Flynn West) expressed concerns about parking lifts and visitor-serving retail. Bob McMahon (neighboring office tenant) and Maribel Avila (restaurant owner) highlighted alley congestion from deliveries and questioned queuing feasibility. Bob Bolin (property owner behind the site) argued the parking plan would fail, citing narrow alley conditions and delivery truck activity. Jeff Bergsma (architect) and Richard Raskin (parking consultant) defended the parking system’s feasibility, noting code compliance. Bill Collins and Regina Harris (employees of the owner) stated the building would house 28–32 executive staff. Keith Bohr (applicant team) emphasized existing public parking availability and willingness to coordinate with neighbors.

Discussion Items

• Study Session – Park Avenue Rezone (19-1055): Staff introduced a proposal to change the land use designation on a 6,000 sq. ft. vacant lot at 16926 Park Ave. from Open-Space Water Recreation to Low Density Residential. No development is proposed; the rezone results from a settlement agreement after denial of a marina project. Commissioners discussed potential ADU implications (state law), sea level rise concerns (Coastal Commission opposition raised in a letter), and the width of access easement (10 ft. meets code). The item was introduced for a future public hearing.
• Utica Townhomes (19-1017): The project proposes a zoning map amendment from CG (Commercial General) to RM (Residential Medium Density) to allow a three-unit, three-story condominium development on an ~9,000 sq. ft. lot at 712 Utica Ave. The height (34.5 ft.) exceeds 25 ft., requiring a Conditional Use Permit (CUP). The project provides 8 parking spaces (6 enclosed, 3 guest), but is short 392 sq. ft. of required open space. A neighbor raised privacy and shadowing concerns. Commission discussion centered on mirroring the design to move parking away from the adjacent single-family home, adding window and balcony offsets, and requiring a privacy analysis. A substitute motion to continue the item to December 10, 2019, passed 7-0.
• Zoning Text Amendment (19-1051): Staff proposed citywide amendments to seven chapters of the Huntington Beach Zoning and Subdivision Ordinance (HBZSO), affecting definitions, vehicle storage classifications, parking structure requirements, residential infill (renamed “Residential Privacy Design Standards”), and moving/relocating structures. The amendment aims to improve code clarity, reduce processing times, and respond to market conditions. Commissioner Scandura proposed an amendment requiring Planning Commission approval for all vehicle storage uses in commercial and industrial zones, but this failed. The commission voted 5-1-1 (Scandura no, Mandic abstain) to recommend approval as written to the City Council.
• 3rd Street Commercial Building (19-1090): The project seeks a Coastal Development Permit and CUP to construct a four-story building (1,660 sq. ft. retail, 18,000 sq. ft. office) with a rooftop deck and 41 parking spaces (34% in vertical tandem lifts, with a car elevator and valet). The site is a vacant lot at 321 3rd St. in the Downtown Specific Plan (SP5). Commission concerns included alley queuing, delivery conflicts, parking system reliability, and air quality in the subterranean garage. A motion to approve with two modifications passed 6-0-1 (Mandic abstain): (1) delete the condition requiring public art on the ground floor (condition 1A), and (2) require an employee start time plan to be submitted to the Community Development Department to maximize parking throughput and avoid queuing. The decision is appealable.

Key Outcomes

• Utica Townhomes: Continued to December 10, 2019, for further design modifications addressing privacy and window/balcony alignment.
• Zoning Text Amendment (19-1051): Recommended approval to the City Council with a 5-1-1 vote. Commissioner Scandura voted no; Commissioner Mandic abstained. The amendment will be forwarded for City Council consideration.
• 3rd Street Commercial Building (19-1090): Approved as modified (6-0-1, Mandic abstaining). The commission found the project exempt from CEQA. Conditions include a detailed parking management plan, a covenant for maintenance and backup plan, and submittal of an employee start time plan to reduce queuing. The decision is appealable to the City Council within 10 calendar days.
• Study Session: The Park Avenue Rezone will return for a public hearing at a future meeting (tentatively December 10, 2019).