PLANNING COMMISSION STAFF REPORT
TO: Planning Commission
FROM: Jennifer Villasenor, Director of Community Development
BY: Wayne Carvalho, Contract Planner
SUBJECT:
title
COASTAL DEVELOPMENT PERMIT NO. 25-013/ADMINISTRATIVE PERMIT NO. 25-004/CONDITIONAL USE PERMIT NO. 26-017 (3RD STREET LIVE/WORK UNITS)
REQUEST:
CDP/AP: To permit the construction of five (5), approximately 3,000 sq. ft. three-story live/work units with attached 650 sq. ft. accessory dwelling units, including a two-car garage, a rooftop deck, and 300 sq. ft. of ground floor visitor serving commercial at a height of 33 feet with roof deck access at a height of 43 feet CUP: To participate in the Downtown Parking In-Lieu Program for five (5) commercial parking spaces (one space per live/work unit).
LOCATION:
210 -218 3rd Street, 92648 (East side, midblock between Walnut and Olive Avenues)
body
APPLICANT:
Jack Bian, P.O. Box 48185, Los Angeles, CA 90048
PROPERTY
OWNER:
HB Pierside LLC, Ronald Hsueh, 212 S. Palm Ave. #200, Alhambra CA 91801-3105
RECOMMENDATION:
recommendation
That the Planning Commission take the following actions:That the Planning Commission take the following actions:
A) Find the proposed project is covered by the Downtown Specific Plan Final Environmental Impact Report No. 08-001 which was adopted by the City of Huntington Beach; and
B) Approve Coastal Development Permit No. 25-013/Administrative Permit No. 25-004/Conditional Use Permit No. 26-017 with suggested findings and conditions of approval (Attachment No. 1)
end
ALTERNATIVE ACTION(S):
A) Do not make the suggested findings, which would result in a mandatory denial per Sections 241.10 and 245.30 of the Huntington Beach Zoning and Subdivision Ordinance (HBZSO); or
B) Continue Coastal Development Permit No. 25-013/Administrative Permit No. 25-004/Conditional Use Permit No. 26-017 and direct staff accordingly.
PROJECT PROPOSAL:
Coastal Development Permit (CDP) No. 25-013/Administrative Permit (AP) No. 25-004:
To permit the construction of five (5), approximately 3,000 sq. ft. three-story live/work units with attached 650 sq. ft. accessory dwelling units, including a two-car garage, a rooftop deck, and 300 sq. ft. of ground floor visitor serving commercial at a height of 33 feet with roof deck access at a height of 43 feet.
Conditional Use Permit (CUP) No. 26-017: To participate in the Downtown Parking In-Lieu Program for five (5) commercial parking spaces (one space per live/work unit).
Each live/work unit consists of 3 bedrooms and 3 bathrooms with balconies and a rooftop deck. The ground floor includes an approximate 300 sq. ft. commercial space, an approximate 700 sq. ft. 2-car garage with storage space, and a 650 sq. ft., 2-bedroom/1-bathroom accessory dwelling unit (ADU). Elevator and stair access are provided to the upper floors.
Vehicular access to the garages is provided via a public alley at the rear of the property. Pedestrian access is provided from both the front and rear of the property.
ISSUES AND ANALYSIS:
Subject Property and Surrounding General Plan Designations, Zoning and Land Uses:
|
LOCATION |
GENERAL PLAN |
ZONING |
LAND USE |
|
Subject Property: |
M-sp (30-50 du/ac) (Mixed Use - Specific Plan Overlay) |
SP-5-CZ (Downtown Specific Plan, District 1-Coastal Zone Overlay) |
Parking Lot/Residential Uses |
|
North of Subject Property |
M-sp (30-50 du/ac) |
SP-5 (Downtown Specific Plan, District 1- Coastal Zone Overlay) |
Residential Uses |
|
East of Subject Property (across alley): |
M-sp (30-50 du/ac) |
SP-5 (Downtown Specific Plan, District 1- Coastal Zone Overlay) |
Single-family residences/Oil uses |
|
West of Subject Property (across 3rd St.): |
M-sp (30-50 du/ac) |
SP-5 (Downtown Specific Plan, District 1- Coastal Zone Overlay) |
Beach Promenade parking structure |
|
South of Subject Property: |
M-sp (30-50 du/ac) |
SP-5 (Downtown Specific Plan, District 1-Coastal Zone Overlay) |
Parking Lot (pending Mixed Use project) |
General Plan Conformance:
The project is consistent with the Land Use Element designation of Mixed Use - Specific Plan Overlay on the subject property and with the following goals and policies of the General Plan:
Land Use Element
A. Land Use Element
Goal LU-1: New commercial, industrial, and residential development is coordinated to ensure that the land use pattern is consistent with the overall goals and needs of the community.
Policy LU-1C: Support infill development, consolidation of parcels, and adaptive reuse of existing buildings.
Policy LU-1D: Ensure that new development projects are of compatible proportion, scale, and character to complement adjoining uses.
Goal LU-11: Commercial land uses provide goods and services to meet regional and local needs.
Policy LU-11A: Encourage a variety of commercial uses that cater to local and regional demand to create an environment that meets resident needs and increases the capture of sales tax revenues.
Goal LU-14: Huntington Beach continues to attract visitors and provides a variety of attractions and accommodations during their stay.
The proposed project is consistent with the land use designation that allows for live/work uses at the subject site. It will enhance the downtown area by increasing visitor-serving uses and housing opportunities.
B. Coastal Element
Policy C 1.1.4: Where feasible, locate visitor-serving commercial uses in existing developed areas or at selected points of attraction for visitors.
Goal C.3: Provide a variety of recreational and visitor commercial serving uses for a range of cost and market preferences.
The proposed project incorporates live/work units, which complement the urban downtown environment composed of a mixture of commercial, residential, and recreational uses. It provides for the redevelopment of a site with compatible land uses that support the pedestrian oriented, mixed-use area. The project site is located near established points of attraction, including the Huntington Beach Municipal Pier and city beach, Downtown Main Street, and is intended to reinforce the vicinity as a major visitor-serving district.
Zoning Compliance:
The project is located within District 1 (Downtown Core Mixed-Use area) of the Downtown Specific Plan (DTSP). The district promotes visitor-serving mixed-use commercial, office, and residential uses. Live/work is subject to approval of an Administrative Permit and Coastal Development Permit by the Zoning Administrator. Because the request includes participation in the parking in-lieu fee program for the required commercial parking (five parking spaces, one space per work area in each live/work unit) a Conditional Use Permit by the Planning Commission is required and elevates all the entitlements to their review.
The proposed project complies with District 1 zoning requirements as detailed in the table below:
|
STANDARD |
REQUIRED |
PROPOSED |
|
Parcel Size |
Min. 2,500 sq. ft. and 25 ft. frontage |
2,825 sq. ft. with 25 ft. frontage |
|
Maximum Density |
50 du/ac (0.065 ac x 50 du/ac = 3.25 units per site) |
1 unit per site (excludes ADU) |
|
Floor Area |
Max. 3000 sq. ft. |
2981 sq. ft. + 650 sq. ft. ADU |
|
Building Height |
Max. 35 ft. 3 stories + 10 ft. exception for elevators, stairs, mechanical equipment, etc. |
33 ft. 3 stories w/roof deck +10 ft. for elevator/stair access |
|
Setbacks |
Front: 0 ft.-5 ft. Max. Interior Side: 0 ft. Rear Yard: Min. 3 ft. |
Front: 0 ft. Interior Side: 0.5 ft. and 3 ft. 2 in. Rear: 3 ft. Garage: 5 ft. 6 in. |
|
Upper Story Setback |
10 ft. average setback on third and fourth stories (3rd St.) |
11 ft. on third story |
|
Parking |
Residential: 2 enclosed spaces per unit (Coastal) Commercial: 1 space per 500 sq. ft. |
Residential: 2-car garage 1 required per site. Requesting participation in in-lieu program for 5 spaces (1 space per site) |
The primary issues to consider when analyzing this project are land use compatibility, coastal impacts, and participation in the parking in-lieu fee program. The following is a detailed discussion of these issues.
Compatibility
The DTSP has various districts, each with their own land use controls and development standards. The intent for various districts is to create a gradual transition between the ocean-pier, commercial core, and adjacent residential areas. District 1 encourages active, pedestrian-friendly uses with visitor-serving commercial areas. The specific plan introduces the live/work use, which is a dwelling unit that includes a non-residential workspace operated by the resident. This type of use supports local businesses and residents by providing opportunities for smaller boutiques and offices to conveniently operate in conjunction with the residential.
The project complies with all applicable development standards and is consistent with the General Plan, Local Coastal Program land use designation which permits live/work uses. The project is proposed within an urbanized area with all necessary services and infrastructure available. The project will not have any adverse effects on coastal access or public views to coastal resources. The project will not be detrimental to the general welfare of the surrounding vicinity as the project is compatible in use, scale and proportion with the surrounding properties and will comply with the code requirements of the Specific Plan and Huntington Beach Zoning and Subdivision Ordinance. The workspace is oriented and located towards the street, which will provide convenient access and visibility for customers of the business. It is not anticipated to generate any nuisances or significant impacts to the surrounding neighborhood. It will help activate the 3rd Street frontage.
CUP - Parking
The subject site consists of five, 25 ft. wide lots with a live/work unit on each lot. The proposed development requires two parking spaces per lot for the residential component, and one commercial space per lot for the work area. Required residential parking will be provided on site. Pursuant to DTSP Section 3.2.26.11, the payment of parking in-lieu fees for properties in District 1 that will not satisfy on-site non-residential parking requirements is subject to Planning Commission approval. The request to participate in the program may be evaluated as part of the establishment of a new non-residential use or intensification of an existing commercial use. The current fee is $34,082 per parking space. These fees allow for the creation of additional parking spaces and parking opportunities through valet, striping or construction of spaces and associated design costs, and other similar programs such as a shuttle trolley during peak season.
The In-Lieu Program was established in 1993 per City Council Resolution 6522 for certain properties within the Downtown Parking Master Plan based on a shared parking concept. Visitors to the downtown area will usually park once and patronize multiple establishments and locations in one trip. In 1995, per City Council Resolution 6720 and 6721, the program was expanded and the fee was increased to $12,000 with the option to pay over a 15-year term. In 2010, the Downtown Specific Plan and Parking In-Lieu Program was updated with a fee that would more accurately reflect the costs of parking as well as expanding the parking programs that could be implemented with the in-lieu fees to more effectively manage the parking supply in the downtown area through the in-lieu parking fee program.
Commercial parking is required to be ADA compliant, which has specific dimension requirements greater than the standard 9-feet by 19-feet stall. They cannot be in tandem configuration with residential spaces. Due to challenges in designing an open, ADA compliant commercial parking space adjacent to a two-car garage on each 25-foot-wide lot, the applicant proposes to satisfy the required commercial parking with payment of parking in-lieu fees as defined in the DTSP. Although it does not fulfill the project’s on-site parking requirement, the site is located within a shared parking environment containing multiple parking options including the Main Street Promenade public parking structure across the street, and on-street and metered parking. Based on a 2022 parking study, peak demand is during the month of July which indicated that 92% of the spaces were occupied. Additional surveys have been conducted on the Main Promenade parking structure which concluded that there is sufficient parking with exception of the 4th of July holiday. The in lieu parking fees maintain and expand parking opportunities and programs throughout downtown to benefit both residents and businesses.
The request to participate in the parking in-lieu program will not be detrimental to the general welfare of the surrounding vicinity because the in-lieu program is an option that is specifically available to properties within District 1 of the DTSP and has been previously granted for other projects. Participation in this program will not adversely affect the General Plan or zoning because the project complies with all applicable development standards including residential parking, facilitates the redevelopment of an underutilized site and will yield a better project design. It will not inhibit public access to coastal resources as residential parking will be provided onsite and the fees will aid in the development of more parking opportunities.
The subject site fronts 3rd Street and is served by a public alley along the rear property line. As such, the project is designed to provide all vehicular access to and from the site via the existing alley. No vehicular access is permitted from 3rd Street.
The project’s 43 ft. overall height complies with District 1 standards which permit heights for main structures at 35 ft. with an additional 10 ft. allowance for elevator/stair access and mechanical equipment. The building is proposed at 33 ft. with 10 ft. added for the elevator and stairway to the roof deck.
Affordable Housing:
The project is required to comply with the city’s affordable housing ordinance by either restricting one of the units as affordable or payment of in lieu fees. The applicant is opting to pay the affordable housing in lieu fee currently set at approximately $83,000 for this five-unit project.
Urban Design Guidelines Conformance:
The proposed live/work units are designed to convey a high level of quality and character that incorporates quality materials and design such as smooth stucco finishes, anodized steel windows and doors, wood slat siding and decking, and tile features with a color palette that is consistent with the Downtown Specific Plan Design Guidelines.
Environmental Status:
The project is covered by Downtown Specific Plan Final Environmental Impact Report No. 08-001 which was approved in conjunction with the Downtown Specific Plan Update. A Mitigation and Monitoring Reporting Program has been prepared for the project (Attachment No. 4) and will be implemented during the project’s entire construction phase. No additional environmental review is required.
Design Review Board:
The Design Review Board reviewed the design, colors, and materials of the project at their meeting on May 14, 2026, and recommended approval of the project with the condition that the garages be redesigned to accommodate tandem parking for the live/work units. Since the DRB’s action, the applicant has requested to participate in the Downtown In-Lieu Parking Program for the required commercial spaces and is not proposing any tandem stalls. Garage spaces will be assigned to residential units only.
Coastal Status:
The site is located within the non-appealable area of the Coastal Zone. The proposed project is subject to the requirements of HBZSO Chapter 245, and a Coastal Development Permit is required.
Other Departments Concerns and Requirements:
The Departments of Community Development, Fire, and Public Works have reviewed the project and identified a list of code requirements (Attachment No. 3) applicable to the project.
Public Notification:
Legal notice was published in the Orange County Register on September 10, 2026, and notices were sent to property owners of record and tenants within a 500 ft. radius of the subject property, individuals/organizations requesting notification (Planning Division’s Notification Matrix), applicant, and interested parties.
Application Processing Dates:
|
DATE OF COMPLETE APPLICATION: |
MANDATORY PROCESSING DATE(S): |
|
August 20, 2026 |
October 19, 2026 |
SUMMARY:
Staff recommends that the Planning Commission approve the proposed project based on the following summary of findings (Attachment No. 1):
• Complies with the General Plan including the Local Coastal Program;
• Consistent with the requirements of the Downtown Specific Plan, as well as other applicable provisions of the Municipal Code;
• Compatible with the surrounding uses in proportion, scale, and character; and
• Incorporates quality materials and design such as stucco, wood siding, steel windows and doors, and tile accents.
ATTACHMENTS:
1. Suggested Findings and Conditions of Approval
2. Site Plans, Floor Plans and Elevations received and dated August 4, 2026
3. Code Requirements
4. Mitigation Monitoring and Reporting Program
5. Design Guidelines checklist
6. Vicinity Map
7. Photos of Project Site and Neighboring Properties
8. PowerPoint Presentation