PLANNING COMMISSION STAFF REPORT
TO: Planning Commission
FROM: Jennifer Villasenor, Director of Community Development
BY: Ricky Ramos, Planning Manager and Marco Cuevas Jr., Associate Planner
SUBJECT:
title
APPEAL OF THE ZONING ADMINISTRATOR’S APPROVAL OF CONDITIONAL USE PERMIT NO. 25-014 (HUNTINGTON BEACH SPORTS COMPLEX)
REQUEST:
To allow the sales, service, and consumption of beer and wine (ABC Type 41 License) within a proposed approximately 5,200 sq. ft. outdoor dining area for an eating and drinking establishment with full table service at the Huntington Beach Sports Complex.
LOCATION:
7300 Talbert Street, 92648 (South side of Talbert Avenue between Goldenwest Street and Gothard Street)
body
APPELLANT: Planning Commissioner Tracy Pellman
APPLICANT:
Matt Olmstead, HBSC Partners, 18100 Goldenwest Street, Huntington Beach, CA 92648
PROPERTY
OWNER:
City of Huntington Beach, PO Box 190, Huntington Beach, CA 92648
In considering this request, the Planning Commission may either uphold the Zoning Administrator’s decision (with or without modifications) or take an alternative action.
ZONING ADMINISTRATOR ACTION:
recommendation
A) Find the proposed project categorically exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15301, Class 1 and
B) Approve Conditional Use Permit No. 25-014 with suggested findings and conditions of approval (Attachment No. 1)
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ALTERNATIVE ACTION(S):
A) Do not make the suggested findings, which will result in a mandatory denial per Section 241.10(C) of the Huntington Beach Zoning and Subdivision Ordinance (HBZSO); or
B) Continue Conditional Use Permit No. 25-014 and direct staff accordingly.
PROJECT PROPOSAL:
The project includes the following request:
Conditional Use Permit (CUP) No. 25-014 - To allow the sales, service, and consumption of beer and wine (ABC Type 41 License) within a proposed approximately 5,200 sq. ft. outdoor dining area for an eating and drinking establishment with full table service at the Huntington Beach Sports Complex (Attachment No. 2).
Zoning Administrator Action:
The Zoning Administrator (ZA) held a public hearing on July 16, 2025 to consider the proposed project. The applicant was present to answer questions. There were two speakers in opposition to the request. The ZA approved the project with findings and conditions of approval.
Appeal:
On July 23, 2025 the project was appealed by Planning Commissioner Tracy Pellman citing:
1. Concerns with the introduction of new plans and information received the day of the hearing because the public and ZA did not have adequate time to review them prior to the hearing and
2. Questions from the public presented during the public comment not addressed to the satisfaction of the appellant during the hearing (Attachment No. 7).
The plans provided by the applicant on the day of the hearing included two changes:
- Redesigning the proposed outdoor dining barrier to allow for independent access to the restrooms as recommended by the Design Review Board, and
- Enclosing the outdoor dining area with appropriate gates and fencing.
These modifications did not change the nature, size or scope of the request and were considered minor and made in response to recommended conditions and concerns about the layout.
Questions related to zoning compliance including signage, table service, and barrier fencing were addressed with recommended conditions of approval and operator responsibilities enforced through the conditional use permit.
ISSUES AND ANALYSIS:
Subject Property and Surrounding General Plan Designations, Zoning and Land Uses:
|
LOCATION |
GENERAL PLAN |
ZONING |
LAND USE |
|
Subject Property: |
OS-P (Open Space - Park) |
OS-PR (Open Space - Parks and Recreation) |
Sports Complex |
|
North of Subject Property: |
OS-P |
OS-PR |
Central Library |
|
South of Subject Property: |
OS-P |
OS-PR |
Closed Gun Range |
|
East of Subject Property (across Gothard Street): |
RT (Research and Technology) |
RT |
Industrial |
|
West of Subject Property (across Goldenwest Street): |
OS-P |
OS-PR |
Central Park |
General Plan Conformance:
The project is consistent with the Land Use Element designation of OS-P on the subject property and with the following goals and policies of the General Plan:
Land Use Element
Policy LU-11 (A): 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-13: The city provides opportunities for new businesses and employees to ensure a high quality of life and thriving industry.
Policy LU-13 (A): Encourage expansion of the range of goods and services provided to accommodate the needs of all residents and the market area.
Goal LU-14: Huntington Beach continues to attract visitors and provides a variety of attractions and accommodations during their stay.
Policy LU-14 (B): Encourage both coastal and inland visitor serving uses to offer a wide spectrum of opportunities for residents and visitors.
Environmental Resources and Conservation Element
Policy ERC-1 (H): Administer the City’s open space program in a manner that supports lands, resources, and services provided in regional parks, open spaces, and conservation plans.
Policy ERC-2 (B): Ensure that buildings, equipment, fields, and other recreation amenities are in full use and capable of accommodating changing program demands.
The request will expand the range of goods and services provided at the Huntington Beach Sports Complex by permitting the ancillary sale of beer and wine in conjunction with an eating and drinking establishment in a safe manner for residents and customers from the surrounding area. The establishment provides expanded goods and services to meet the needs of the area and will add to the capture of sales tax revenue. The proposed use is in conjunction with an existing eating and drinking establishment within the Huntington Beach Sports Complex in Central Park. The expansion of beer and wine service at existing Sports Complex concessions will enhance the visitor experience and make the Sports Complex a more marketable amenity in attracting new user groups, events and tournaments.
Zoning Compliance:
The proposed project complies with the provisions in Chapter 213 (Open Space) of the HBZSO as demonstrated in the table below:
|
STANDARD |
REQUIRED |
PROPOSED |
|
Setbacks Front Side Street Side Rear |
Min. 25 ft. Min. 25 ft. Min. 0 ft. Min. 25 ft. |
Complies |
|
Lot Coverage |
Max. 25% |
No changeClick or tap here to enter text. |
|
Building Height |
Max. 45 ft. |
No change |
|
Parking |
782 spaces (peak demand for Sports Complex) |
858 spaces existing |
HBZSO Chapter 213 allows eating and drinking establishments with full table service to serve beer and wine with the approval of a Conditional Use Permit. Alcohol sales will be ancillary to the eating and drinking establishment and will provide a new service to customers. Standard conditions of approval are recommended to enhance compatibility with the area including limiting the hours of operation of the outdoor dining area where alcohol will be served to between 7 am to 10 pm daily.
A peak parking demand of 782 spaces for the Sports Complex was specified in the Environmental Impact Report and 858 spaces are provided for a surplus of 76 spaces. The parking requirement for the request is accounted for in the Sports Complex peak parking demand as most customers are anticipated to be users of the Sports Complex.
Urban Design Guidelines Conformance:
Not applicable.
Environmental Status:
The project will not have any significant effect on the environment and is exempt from the provisions of the California Environmental Quality Act (CEQA) pursuant to Section 15301 of the CEQA Guidelines because the project will allow beer and wine service within an approximately 5,200 square foot outdoor dining area with full table service in conjunction with an existing eating and drinking establishment with no expansion to the existing building.
Coastal Status:
Not applicable.
Design Review Board:
The Design Review Board reviewed the design, colors, and materials of the proposed outdoor dining area and recommended the following conditions of approval which were incorporated in the ZA’s approval (Attachment No. 5):
- Provide a barrier that shall allow separate public access to the park bathrooms without entering into the patio dining area.
- Provide a fast-service window for non-alcohol related items.
Other Departments Concerns and Requirements:
The Departments of Community Development, Fire, and Police have reviewed the project and provided conditions which have been included in the suggested conditions of approval as well as code requirements applicable to the project.
Public Notification:
Legal notice was published in the Orange County Register on Saturday, July 26, 2025 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): |
|
May 27, 2025 |
Not applicable to appeals |
This item was originally presented to the Zoning Administrator on July 16, 2025.
SUMMARY:
The Planning Commission may approve the proposed project based on the following summary of findings (Attachment No. 1):
• Complies with the General Plan and zoning ordinance
• Compatible with the existing surrounding uses
ATTACHMENTS:
1. Suggested Findings and Conditions of Approval
2. Plans received and dated July 16, 2025
3. Project Narrative
4. Vicinity Map
5. ZA Notice of Action
6. ZA Meeting Minutes
7. Appeal received and dated July 23, 2025
8. Code Requirements
9. PowerPoint