PLANNING COMMISSION STAFF REPORT
SUBMITTED TO: Planning Commission
SUBMITTED BY: Jennifer Villasenor, Director of Community Development
PREPARED BY: Wayne Carvalho, Contract Principal Planner
SUBJECT:
title
COASTAL DEVELOPMENT PERMIT NOS. 24-018 THRU 24-027 (10 SINGLE FAMILY RESIDENCES)
REQUEST:
To construct 10 new, 3-story single-family residences on individual lots. The 3- to 4-bedroom homes range between 3,420 sq. ft. to 4,011 sq. ft. in size with attached 2- to 3-car garages at a height of up to 35 ft. Four (4) lots include ground floor accessory dwelling units (ADUs) ranging from 412 sq. ft. to 458 sq. ft. in size. All dwellings are designed with upper-level balconies and roof top decks.
LOCATION:
1802-1820 Pacific Coast Highway, 92648 (Inland side of PCH, between 18th St. and 19th St.)
body
APPLICANT:
Grant Keene, WJK Development, 16520 Bake Parkway #105, Irvine, CA 92618
PROPERTY
OWNER:
1810 PCH HB LLC, 28392 Airoso St., Rancho Mission Viejo, CA 92694
ZONING ADMINISTRATOR ACTION:
The Zoning Administrator (ZA) held a public hearing on June 4, 2025, to consider the proposed project. After hearing testimony during the public hearing, the Zoning Administrator referred the item to the Planning Commission for consideration, citing the size and scope of the project.
RECOMMENDATION:
recommendation
That the Planning Commission take the following actions:
A) Find the proposed project categorically exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15332, Class 32; and
B) Approve Coastal Development Permit Nos. 24-018 through 24-027 with suggested findings and conditions of approval (Attachment No. 1)
end
ALTERNATIVE ACTION(S):
A) Do not make the suggested findings, which will result in a mandatory denial per Section 245.30 of the Huntington Beach Zoning and Subdivision Ordinance; or
B) Continue Coastal Development Permit Nos. 24-018 through 24-027 and direct staff accordingly
PROJECT PROPOSAL:
The project proposes 10 new, 3-story single-family residences on 10 individual lots fronting Pacific Coast Highway between 18th Street and 19th Street. There are four different floor plans that range from 3- to 4-bedrooms with accessory dwelling units (ADUs) proposed on four of the lots containing 3 bedrooms. The homes range between 3,420 sq. ft. to 4,011 sq. ft. in size with attached 2- to 3-car garages. The ground floor ADU’s range from 412 sq. ft. to 458 sq. ft. in size. All of the homes are designed with upper-level balconies and roof top decks at a height of up to 35 ft. (Attachment No. 2).
At the Zoning Administrator meeting on June 4, 2025, the applicant/property owner’s representative, Grant Keene, was present to answer questions. There were four people who spoke in opposition to the proposed project, citing the concerns with the current oil wells, parking impacts, duration of construction, building height and setbacks, traffic, and obstruction of views. Speakers also expressed that the existing construction site was a nuisance and welcomes people to sleep in their cars adjacent to the site (Attachment No. 4). After hearing all testimony, the Zoning Administrator referred the item to the Planning Commission citing that the scope of the 10-lot project warrants review by the Planning Commission.
ISSUES AND ANALYSIS:
Subject Property And Surrounding General Plan Designations, Zoning And Land Uses:
|
LOCATION |
GENERAL PLAN |
ZONING |
LAND USE |
|
Subject Property: |
Residential High Density - Specific Plan overlay |
SP-5 (Downtown Specific Plan, District 4) |
Abandoned Oil Operations |
|
North of Subject Property: |
Residential High Density - Specific Plan overlay |
SP-5 (Downtown Specific Plan, District 4) |
Single Family Residences |
|
East of Subject Property (across 18th St.): |
Residential High Density - Specific Plan overlay |
SP-5 (Downtown Specific Plan, District 4) |
Real Estate Office, Single Family Residences |
|
South of Subject Property (across PCH): |
Open Space- Shore - Specific Plan overlay |
SP-5 (Downtown Specific Plan, District 7) |
Beach/Bluff top park |
|
West of Subject Property (across 19th St.): |
Residential High Density - Specific Plan overlay |
SP-5 (Downtown Specific Plan, District 4) |
Multiple-family Residential (Condominiums) |
General Plan Conformance:
The project is consistent with the Land Use Element designation of RH (Residential High Density) on the subject property and with the following goal and policies of the General Plan:
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-1(A): Ensure that development is consistent with the land use designations presented in the Land Use Map, including density, intensity, and use standards applicable to each land use designation.
Policy LU-1(D): Ensure that new development projects are of compatible proportion, scale, and character to complement adjoining uses.
Policy LU-4(D): Ensure that single-family residences are of compatible proportion, scale, and character to surrounding neighborhoods.
The segment of the Downtown Specific Plan (DTSP), District 4 along Pacific Coast Highway between 9th Street and Goldenwest Street is developed with a variation of residential projects, from single-family homes to multi-family apartments and condominiums which conform to the General Plan densities and heights. The proposed project complies with the Downtown Specific Plan, District 4 development standards including parking, building setbacks, building height, lot coverage, and privacy design standards. The residential development is consistent with the land use designation and is compatible with adjoining uses.
Zoning Compliance:
The proposed project conforms with all development standards of the Downtown Specific Plan. Pursuant to Section 3.3.4.3 Permitted Uses of the DTSP, single family dwellings are permitted by right, without the need for discretionary review. The accessory dwelling units (ADU) are also permitted by right provided they comply with state and city regulations. Since the property is located within the appealable jurisdiction of the Coastal Zone, approval of a Coastal Development Permit (CDP) is required for the project.
The project complies with District 4 zoning requirements including setbacks, building height, minimum landscape, privacy standards, and parking requirements as detailed in the table below:
|
|
Required |
Proposed |
|
Parcel Size |
Min. 2,500 sq. ft. 25 ft. frontage |
3,878-4,074 sq. ft. 25 ft. frontage |
|
Maximum Density |
Max. 1.0 FAR |
0.88 to 1.0 FAR |
|
Site Coverage |
Max. 50% |
35% - 44% |
|
Building Height |
Max. 35 ft. 3 stories + 10 ft. exception (elevators, stairs, mechanical equipment, etc.) |
Max 35 ft. 3 stories + 10 ft. for elevators, stairways, mechanical equipment |
|
Setbacks |
Front: Min. 25 ft. Interior Side: Min. 3 ft. Exterior Side: Min. 5 ft. Rear Yard: Min. 3 ft. |
Front: 25 ft. Interior Side: 3 ft. Exterior Side: 5 ft. Rear: 7 ft.-6 in. |
|
Upper Story Setback |
10 ft. average setback |
Min. 10 ft. |
|
Garage Setback |
Min. 5 ft. |
9 ft. |
|
Parking |
2 enclosed up to 3BR 1 for each additional BR 1 additional when no on-street parking Total 34 spaces |
2 car garage + driveway parking Total 34 spaces |
|
Landscaping |
25 ft. front setback (PCH) |
Provided |
The subject site fronts Pacific Coast Highway 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 PCH, 18th or 19th Streets.
The 10-unit single family development consists of four (4), 3-bedroom homes and six (6), 4-bedroom homes. Each is provided with the required parking, including a minimum 2-car garage for each unit, and driveway parking. Due to the proximity of a transit stop within a block of the project site, no additional parking is required for the ADU’s.
The proposed height of the 3-story homes measure between 32.72 ft to 34.99 ft. with an additional vertical projection for the elevator/stairway access to the rooftop deck allowed up to 10 ft. The overall height and size of all homes comply with the city’s development standards and are consistent with 3-story homes surrounding the project site.
The project will be required to comply with the city’s affordable housing ordinance. The applicant indicates fulfilling their obligation by payment of affordable housing in lieu fees in the amount set by City Council Resolution. These fees would be collected prior to the issuance of building permits.
Urban Design Guidelines Conformance:
The proposed single-family residences are designed to convey a high level of quality and a character that incorporates quality materials and design such as stucco, shingle and composite siding, stone veneer and porcelain slab panels, and standing seam and concrete tile roofs which are consistent with the City of Huntington Beach Urban Design Guidelines. The rooftop decks are designed to be oriented toward the public right of way.
Environmental Status:
A review of the proposed project was conducted by Psomas, the city’s environmental consultant. The review determined that the project will not have any significant effect on the environment and is documented in a Substantial Evidence Memorandum in Attachment No 5. The project is exempt from the provisions of the California Environmental Quality Act (CEQA) pursuant to Section 15332, Infill Development, of the CEQA Guidelines as it is consistent with the general plan and zoning designations, is on a site no more than five acres surrounded by urban uses, has no value as habitat for endangered, rare or threatened species, would not result in any significant effects relating to traffic, noise, air quality, or water quality, and can be adequately served by all required utilities and public services.
Coastal Status:
The project involves the construction of single-family residences on a vacant parcel previously occupied with oil and gas facilities. The site is located within the 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. 6) applicable to the project.
Public Notification:
Legal notice was published in the Huntington Beach Wave on June 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 15, 2025 |
July 14, 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 including the Local Coastal Program;
• Consistent with the requirements of the Downtown Specific Plan base zoning district, 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, shingle and composite siding, stone veneer and porcelain slab panels, and standing seam and concrete tile roofs.
ATTACHMENTS:
1. Suggested Findings and Conditions of Approval
2. Site Plans, Floor Plans and Elevations received and dated April 17, 2025
3. ZA Notice of Action
4. ZA Meeting Minutes
5. Psomas Substantial Evidence Memorandum (CEQA Exemption)
6. Code Requirements
7. Vicinity Map
8. Photos of Project Site and Neighboring Properties
9. PowerPoint