Planning Commission Meeting - March 8, 2022

The Huntington Beach Planning Commission met on March 8, 2022, at 6:00 PM in Council Chambers. The primary agenda item was a zoning text amendment (ZTA 21-007) to the Beach and Edinger Corridors Specific Plan (BECSP) to allow medical services on the ground floor within the Town Center-Core segment and to eliminate discretionary review for indoor veterinary clinics. The commission also approved minutes from two previous meetings.

Consent Calendar

• Minutes Approval: The commission unanimously approved the Planning Commission minutes from January 11, 2022 (Item 22-192) and January 25, 2022 (Item 22-193) without discussion.

Public Comments & Testimony

• Luis Gomez (Go Urban Development), representing the property owner Retail Opportunities Investment Corp and the proposed veterinary clinic, spoke in favor of the amendment. He assured the commission that medical uses would not take over the Five Points shopping center, citing anchor tenant leases that restrict certain uses. He noted that the center currently has about 30,000 square feet of vacancy and that the change would provide a tool to address retail downturn and e-commerce competition. He also stated that a pet relief area already exists on site.

Discussion Items

• Staff Presentation: Joanna Cortez presented the request. Currently, medical services in the Town Center-Core are only permitted above the ground floor and along Ellis Avenue and Delaware Street. Indoor veterinary clinics require a conditional use permit (CUP) from the Planning Commission, a process that takes four to six months and costs over $13,000. The amendment would eliminate special conditions C2 (upper floors only) and L4 (location restrictions) for medical services, and remove the CUP requirement for indoor veterinary clinics (classifying them as office uses, similar to areas outside the specific plan). Staff cited declining traditional retail due to e-commerce, with vacancy rates up to 40–60% in similar coastal jurisdictions even pre-pandemic, and stated that medical services contribute to pedestrian activity.
• Commissioner Questions & Concerns:
  • Commissioner Mandic asked about maintaining a vibrant commercial center and whether medical uses could dominate. Staff noted medical services operate similar hours to retail and serve similar customers. The property owner's representative later confirmed no takeover would occur.
  • Commissioner Scandura clarified that the amendment applies to all medical services (dental, acupuncture, etc.) and not just veterinary clinics, and asked about pet relief areas.
  • Commissioner Rodriguez asked about CUP costs ($13,000+) and whether the change was a standalone request or part of a broader trend. Staff said it was in response to demand for medical services in vacant spaces.
  • Vice Chair Acosta-Galvan questioned why medical services were originally limited and why the amendment was broad rather than veterinary-only. Staff explained the original intent was to encourage retail but market changes justify the expansion.
  • Chair Perkins asked for vacancy rate data; staff provided anecdotal evidence from other coastal cities (e.g., Third Street Promenade in Santa Monica had up to 60% vacancy) and noted the city is gathering its own data.
• Deliberation: Commissioners expressed initial hesitancy but largely supported the amendment. Commissioner Scandura acknowledged the need to reduce vacancies. Commissioner Ray noted shifts in retail landscape. Commissioner Mandic felt a veterinary clinic would be a good fit for the area. Commissioner Rodriguez supported efficiency and tax revenue. Vice Chair Acosta-Galvan supported streamlining but had concerns about medical uses predominating, though the property owner's testimony allayed those. Chair Perkins emphasized adapting to trends and reducing fees.

Key Outcomes

• Vote on Zoning Text Amendment 21-007: Commissioner Scandura made a motion to approve, seconded by Commissioner Ray. The motion carried unanimously (all seven commissioners voted yes). The item will be forwarded to the City Council for final consideration.
• Consent Calendar Items: Both sets of minutes (January 11 and January 25) were approved unanimously.
• Staff Report on Recent City Council Actions: Staff reported that at the February 2022 meeting, the City Council approved a zoning text amendment for EV charging station signage, and at the March 1 meeting, approved an SB9 urgency ordinance regarding lot splits and duplexes in single-family residential zones.
• Upcoming Meeting: The next Planning Commission meeting is March 22, 2022, with a conditional use permit for adult day care on the agenda.
• Commissioner Comments: Commissioner Adam attended a Southeast Area Committee meeting. Commissioner Ray noted recent tragedies: the loss of a Huntington Beach police officer (Officer Bella) and a fatal accident on Yorktown involving two young brothers. He also attended a sustainability master plan meeting and praised the response from the Anaheim Police Department during a Central Park incident.