Planning Commission Meeting Summary – September 8, 2026

The Huntington Beach Planning Commission held a regular meeting on September 8, 2026, at 6:00 PM. The primary agenda item was a public hearing on an appeal of the Zoning Administrator’s approval of Coastal Development Permit No. 26-006 for two accessory dwelling units (ADUs) at 205 Pecan Avenue. After extensive deliberation, the commission voted to deny the project, overturning the Zoning Administrator’s decision. The commission also approved the June 23, 2026 meeting minutes.

Consent Calendar

• Minutes Approval: The commission unanimously (5-0-1, with Goldberg abstaining) approved the Planning Commission Regular Meeting Minutes dated June 23, 2026.

Public Comments & Testimony

• Appellant/Applicant Representative (Marcus Kemer): Stated that the project complies with state ADU law and that the applicant had an approved project prior to the appeal. Emphasized that state law governs the situation and that the ADUs are not touching the existing parking area.
• Property Owner (Rochelle Crachiello): Expressed frustration with the process, noting that the applicant had invested significant time and money (over $50,000 so far, with a total investment expected near $1 million) and had followed city requirements. Supported the project, stating it would provide needed low-cost housing and improve the property, and urged approval.

Discussion Items

• Appeal of Coastal Development Permit No. 26-006 (205 Pecan ADUs): The project proposed two detached ADUs (approx. 420 sq. ft. and 480 sq. ft.) at a height of two stories (18 ft.) on a triplex property. The Zoning Administrator had approved the permit on July 15, 2026, with conditions. The appeal, filed by Council Member Burns, cited concerns over existing parking deficiencies, inadequate backup distance from the alley, insufficient parking for the proposed development, future condominium conversion, and setback compliance. Staff presented that the ADUs qualify as state-exempt 66323 units, which limit local parking and development standards. Staff noted that the city cannot require parking for ADUs within half a mile of a transit stop, and that the existing non-conforming parking for the triplex cannot be corrected as part of this application. The applicant modified the site plan to avoid altering the existing parking stalls, and staff recommended upholding the Zoning Administrator’s approval.
• Commissioner Deliberation: Commissioner Thienes disclosed speaking with Councilman Gruel and another commissioner about the item. Several commissioners expressed personal opposition to ADU state mandates but acknowledged legal constraints. Commissioners Babineau, Palmer, Clifford, and Thienes argued that the project would negatively impact coastal access and neighborhood integrity, and supported denying the project. Commissioners Bush and Goldberg argued that state law precludes denial and that the city could face legal risk if the project is rejected. Commissioner Goldberg noted that the applicant had removed any parking impacts from the revised site plan.

Key Outcomes

• Denial of Appeal and Project: A motion to uphold the Zoning Administrator’s approval (approving the project) failed by a vote of 2-4 (Bush, Goldberg in favor; Thenis, Babineau, Palmer, Clifford opposed). A subsequent motion to deny the project passed 3-2 (Thenis, Babineau, Clifford in favor; Bush, Goldberg opposed). The Planning Commission’s action is final unless appealed to the City Council within 10 working days.
• Next Steps: The commission adjourned to its next regular meeting on September 22, 2026.