Big Daddy Hotel appeal issues

 

The Big Daddy Hotel Project for Sunset Beach

On April 17, 2018 the Planning Commission will hold a study session at 5:30 PM for the Big Daddy’s hotel appeal

There are three major issues concerning the Big Daddy Hotel.

To summarize everything below.

  1. The City is saying the Accessory structure (parking structure) is considered part of the Principal use (Hotel), therefore no setback or height zoning applies to this project.
  2. The Sunset Beach Specific Plan and the Huntington Beach zoning code 201.14 DOCUMENTS that the Accessory structure (parking structure) is incidental to the Principal use (Hotel). And the setback and height zoning applies to the parking structure.
  3. Hotel definition – Project consists of a 12 unit hotel.with 8 units having 3 bedrooms@1,400 sq. ft each and 4 units having 4 bedrooms@ 1,525 sq. ft. All of the 12 units also have 3 full baths. There are kitchen and laundry facilities in each unit. This is not a hotel. This is a Residential Hotel which is not permitted.

Accessory Structures

One of the major issues concerning the Big Daddy Hotel and potentially all projects in the future is the City is approving projects using Accessory Structure zoning standards found in the Beach & Edginer Corridor Specific Plan #14_pg 142 (Primary Building)

Why is the City using the Beach & Edinger Specific plan? Because this allows all new commercial buildings to be build right up-to the sidewalk with no 3 ft. PCH setbacks and  the BECSP allows commercial and residential to built above accessory structures up to 35 feet. In five years Sunset Beach will look like Long Beach.

Below is the Beach & Edinger Corridor Specific Plan definition of a Principal Building in relationship to the parking structure. Please note the Principal Building is NOT INCIDENTIAL to the parking structure.

How do I know the City is using the Beach & Edinger Specific plan’s zoning standards for the parking structure? Because Mr. Wong said it at the Zoning Administrator’s public hearing on March 7, 2018. Below is the transcript and the audio of his statement.     Please listen when Mr. Wong says “the parking structure is considered part of the proposed building”.

“One of the comments was a parking structure…It is subject to the standards of an accessory structure in the Sunset Beach Specific Plan area which includes limitations on height as well as minimum 3 ft set back.   The parking structure is considered part of the proposed building and not considered a separate structure from the hotel therefore it is not an accessory structure so it is not subject to the accessory structure standards.”

 

What does Accessory Uses and Structures mean? Well, per the Huntington Beach Zoning code 204.14 Accessory Use Classifications – Accessory Uses and Structures are incidental to the principal permitted or conditionally permitted use or structure on a site and are customarily found on the same site. This classification includes detached or attached garages, home occupations, caretakers’ units, and dormitory type housing for industrial commercial workers employed on the site, and accessory dwelling units. (3334-6/97)

This statement “Accessory Uses and Structures are incidental to the principal permitted use”. is very important because it adds clarity to all future projects in the Sunset Beach Tourist District.

One definition for incidental is “accompanying but not a major part of something”.

  1. So the Principal Permitted Use = the hotel
  2. The Accessory Permitted Use = the parking structure.
  3. So let put it together.
    • “Accessory Uses (Parking Structure) are incidental to the principal permitted use (Hotel). In another words the parking structure is not a major part of the  Hotel.
    • Any hotel can be located on a parking lot and the parking lot would not be considered an accessory structure.
    • But if the building chooses to build the hotel above a parking structure then that parking structure requires it own zoning standards. This is true for Big Daddy’s hotel.
    • The builder chose to build a hotel above an Accessory Structure. He could have built a hotel on a parking lot. For example the SUNSET SUITES

  • Per the Sunset Beach Specific Plan, the Accessory Structure (parking structure)  is incidental to the Principal Building (Hotel). Below are the sections from the Sunset Beach Specific Plan.
  • What does this mean?  It means parking Structure shall have a 3 ft. setback from the PCH property line or have an approved height variance if it is located on the property line.
  • This project does not have either a 3 ft. PCH setback or an approved variance from the Zoning Administrator..
Do you need more proof that the Big Daddy Hotel requires a 3ft setback?
  • Both the Travelodge and the Best Western’s parking structures has the required 3 ft. setback from the property line adjacent to PCH. This is proof that the 3 ft. setback is required for the PROPOSED Big Daddy’s hotel parking structure.And the principal building is not considered part of the parking structure.

What is a Hotel?

Can you believe the Zoning Administrator managed and approved this project.

This is a 12 unit hotel.with 8 units having 3 bedrooms@1,400 sq. ft each and 4 units having 4 bedrooms@ 1,525 sq. ft.. These are condos.

See the specifications below.

  • There are no hotels in Huntington Beach with this configuration. It spot zoning at it worst.
  • This 12 unit hotel only provides 24 parking spots. That is two spots for each unit.
  • If this was a standard hotel, each bedroom would require a parking spot. Doing the math. 8×3(bedrooms) = 24 spots; 4×4(bedrooms) =16 spots. A total of 40 parking spots would be required. What math is the zoning department using?
  • The Huntington Beach’s zoning code definition of an Residential hotel
    • 204.10 Commercial Use Classifications  – Residential Hotels. Buildings with six or more guest rooms without kitchen facilities in individual rooms, or kitchen facilities for the exclusive use of guests, and which are intended for occupancy on a weekly or monthly basis.
    • The Big Daddy hotel will have 28 guest rooms without kitchen facilities in individual rooms. This is an Residential Hotel which is not permitted.

 To summarize everything above.

  1. The City is saying the Accessory structure (parking structure) is considered part of the Principal use (Hotel), therefore no setback or height zoning applies to this project.
  2. The Sunset Beach Specific Plan and the Huntington Beach zoning code 201.14 documents that the Accessory structure (parking structure) is incidental to the Principal use (Hotel). And the setback and height zoning applies to the parking structure.
  3. Hotel definition – Project consists of a 12 unit hotel.with 8 units having 3 bedrooms@1,400 sq. ft each and 4 units having 4 bedrooms@ 1,525 sq. ft.. This is not an hotel. This is an Residential Hotel which is not permitted.

Action Items for the Planning Commission meeting

  1. Don’t trust a word the Zoning Administrator Ricky Ramos says.
  2. Email the Planing Commission the following questions and demand they get a firm yes or no answer. The email address is planning.commission@surfcity-hb.org
    • For the Big Daddy hotel, is the Accessory Structure (parking structure)  incidental to the Principal Building (Hotel)?
      • If YES, then will the City apply the SBSP’s zoning standards 3.3.7 to the parking structure
      • If NO, Document where in the Sunset Beach Specific plan that states that the Accessory Structure in NOT incidental to the Principal building.Or better yet. Document where in the Sunset Beach Specific plan does it says, “that Accessory Structures (parking structure) is considered part of the proposed building.”
      • For example, the Beach & Edinger Corridor Specific Plan states the Principal building includes the parking structure.
    • Hotel definition – Project consists of a 12 unit hotel.with 8 units having 3 bedrooms@1,400 sq. ft each and 4 units having 4 bedrooms@ 1,525 sq. ft. All of the 12 units also have 3 full baths. There are kitchen and laundry facilities in each unit. This is not a hotel. This is a Residential Hotel which is not permitted.
  3. Show up at the Planning Commission study session. The study session is Tuesday, 4/17/18 @ 5:30pm, City Hall.