Switzer, Donna
From: Julie Ault <[email protected]>
Sent: Monday, January 19, 2026 11:08 AM
To: CITY COUNCIL (INCL. CMO STAFF); [email protected] Subject: Opposition to Redevelopment Application for The Huntington Club Attachments: HB Council 01192026.pdf
You don't often get email from [email protected]. Learn why this is important Please see attached opposition to proposed redevelopment plan of The Huntington Club property to remove recreational space and develop hotel units.
This communication should be placed with the record for any future agenda item for this application.
Julie Ault-Snyder
(714) 401-7627
[email protected]
January 19, 2026
City of Huntington Beach
2000 Main Street
Huntington Beach, CA 92648
Dear Members of the City Council,
I am writing to formally express my opposition to the proposed renovation of The Huntington Club. After careful consideration, I believe the project poses significant risks to employees, the economy of Huntington Beach, the environment, adjacent property owners, club members, and the surrounding community, and that these concerns outweigh the potential benefits of the renovation.
Economic Impact on Employees
The proposed renovation threatens the livelihoods of many employees who depend on the club for stable, ongoing employment. Renovation-related closures, staffing reductions, or long-term operational changes could result in job losses, reduced hours, and financial instability for workers and their families. At a time when economic security is critical for our community, this project introduces unnecessary risk to an established workforce.
Open Space/ Recreational Amenities
A well planned city with abundant recreational areas and open space is imperative to maintaining property values and the active lifestyle which makes Huntington Beach a great place to live.
This project removes from our community tennis courts, outdoor event spaces, and access to green spaces and bodies of water for the enjoyment of the community. Densification of even a members only club diminishes the community at large because current members may invite guests to enjoy these recreational spaces and further the club allows events such as weddings and social gatherings for non-members. Redevelopment to remove these community friendly amenities in favor of 'for rent' bungalows is taking space that currently enhances the City and the lives of its residents in favor of economic gain to the owner solely for the pleasure of tourists.
The City is already overwhelmed with tourists and the quality of life for residents will be lessoned by this development.
Impact on Adjacent Home Values
Years of construction noise and dust as well as the introduction of non-residents to this one-of-a- kind area in the Sea Cliff community will negatively impact home values in the Sea Cliff neighborhood. Few areas of the City are as alluring, quiet and amenity filled as Sea Cliff. The homes retain value due to the character of the neighborhood. Introduction of a retail/hotel type facility within this neighborhood is counter to the master planned design and will negatively impact property values. Reduced property values with decrease revenue to the City.
Environmental Impact
The renovation raises serious environmental concerns, including potential damage to green space, increased water usage, disruption to local wildlife, and a larger carbon footprint from construction activities. The country club currently serves as an important environmental buffer and open space within the community, and large-scale renovation could irreversibly harm this balance.
Lack of Member Support
A significant number of club members oppose the renovation. Many value the club as it currently exists and do not believe the proposed changes reflect their interests or priorities. Moving forward with a project that lacks broad member support undermines trust and disregards the voices of those most directly affected
Community Impact
Beyond the club itself, the renovation would negatively affect the surrounding community through increased noise, traffic, congestion, and construction disruption. These impacts would extend over a prolonged period and diminish the quality of life for nearby residents, while offering limited benefit to the wider public.
Wellness and Mental Well-Being
The country club serves as a place of recreation, stress relief, and social connection for many members. Extended construction, loss of access, and uncertainty surrounding the club's future would negatively impact on both physical wellness and mental well-being. Preserving stable, accessible recreational spaces is essential to maintaining community health. The property owners have already benefitted from a 'buy in' from each member based upon the promise of providing the recreational amenities that they now seek approval to remove. Such a fundamental change in the offerings of The Huntington Club will trigger an exodus from the club, destabilizing the livelihood of this location in the future and likely lead to residents traveling outside the City to neighboring Newport Beach for similar recreation opportunities.
For these reasons, I respectfully urge the City Council to reconsider approval of the proposed renovation and to prioritize solutions that protect residential owner property value, further access to recreation and open space for residents of the City, protect employees, respect environmental sustainability, reflect member consensus, and safeguard the well-being of the broader community.
Thank you for your time and consideration.
Sincerely,
julie Ault
alie A. Ault-Snyder
92648
[email protected]
From: Elizabeth Hartman
To: [email protected]
Subject: Bungalowd -650 Palm Avenue Paning Commission Hearing: January 27, 20209 Huntington Club Remodel anc Date: Tuesday, January 20, 2026 7:21:56 PM
You don't often get email from [email protected]. Learn why this is important Elizabeth Hartman
t: 770-344-9236
Sent from my iPhone misspellings and all...
Begin forwarded message:
From: Elizabeth Hartman <[email protected]>
Date: January 20, 2026 at 7:18:31 PM PST
To: [email protected]
Cc: [email protected], [email protected], [email protected], [email protected] Subject: RE: Conditional Use Permit No. 22-011 / Coastal Development Permit No. 22-009 Huntington Club Remodel and Bungalows - 6501 Palm Avenue Planning Commission Hearing: January 27, 2026
Honorable Mayor and Members of the City Council,
Honorable Members of the Planning Commission,
City Attorney's Office,
and Interested Coastal Commission Staff:
This letter is submitted to formally object to, and preserve all legal objections regarding, the proposed Huntington Club Remodel and Bungalows project. These comments are submitted pursuant to the Huntington Beach Municipal Code ("HBMC"), the California Coastal Act, and the California Environmental Quality Act ("CEQA"), and are intended to be included in the administrative record for all current and future proceedings, including appeals and judicial review.
I. MISCLASSIFICATION OF USE UNDER HBMC TITLE 21
The project proposes four detached bungalow structures and two loft units intended for overnight occupancy. Although characterized as "lodging for club members," the form, scale, and function of these structures are inconsistent with an accessory or incidental use under HBMC Title 21.
Accessory uses must be clearly subordinate and incidental to the principal from the golf and tennis operations, while the loft units are of a size and configuration consistent with lodging or dwelling units.
The City may not rely on labels provided by the applicant; it must evaluate how the project will function in practice. Approval of a project whose operational reality exceeds what is permitted by zoning is legally impermissible.
II. DE FACTO RESIDENTIAL OR HOTEL USE WITHOUT REQUIRED
ENTITLEMENTS
Absent enforceable conditions, the proposed overnight units enable de facto residential or hotel use without the entitlements required under HBMC Title 21.
The application materials fail to impose enforceable restrictions on:
• Length and frequency of stay
• Occupancy limits
• Kitchen facilities and independent living features
• Rental, leasing, or marketing practices
Without such restrictions, the project exceeds what may be approved through a Conditional Use Permit alone and would require additional land use approvals, including rezoning or hotel-specific entitlements. Approval without such analysis is unsupported by substantial evidence.
III. LOSS OF EXISTING RECREATIONAL FACILITIES AND AMENITIES The project proposes the removal of four existing tennis courts, with no replacement courts proposed. These courts represent an existing recreational use and amenity that serves both club members and the broader recreational fabric of the City.
Elimination of these facilities constitutes:
• A reduction in recreational services
• A loss of membership benefits for tennis and pickleball players • Potential economic harm to the existing club, as membership retention and revenue depend on maintaining these amenities
HBMC requires that CUP approvals maintain compatibility with existing uses and not diminish established community resources. Removing courts withou eplacement or mitigation constitutes a legally insufficient findins III-A. ECONOMIC AND COMMUNITY IMPACT OF MEMBER LOSS
The removal of courts and reconfiguration of facilities will cause many current club members to cancel memberships and relocate to clubs in Newport Beach, Long Beach, Seal Beach, and other surrounding areas, resulting in:
• Direct economic harm to the Huntington Club due to loss of membership revenue
• Reduction in local recreational opportunities for Huntington Beach residents • Potential regional impacts as displaced members join neighboring clubs, shifting traffic and land-use burdens
The City must consider these economic and community impacts under CEQA and HBMC Title 21 when evaluating CUP findings.
III-B. COMMUNITY AND CHARITABLE IMPACT
The Huntington Club supports multiple charitable events, including the annual "Serve It Up for the Troops" tennis, pickleball, and golf tournament. The club is the single largest fundraiser for this organization.
Removal of courts and disruption of the existing recreational infrastructure threatens:
• The continuity of these charitable events
• The club's ability to serve the community and nonprofit organizations • Huntington Beach's reputation and access to recreational resources for the public
These impacts must be considered under CEQA as social and economic effects, and under HBMC Title 21 when evaluating CUP findings regarding compatibility and public benefit.
IV. IMPROPER RELIANCE ON A CEQA CATEGORICAL EXEMPTION
The City's reliance on a CEQA categorical exemption is legally improper.
Introduction of overnight lodging and removal of existing recreational facilities constitutes:
• Material intensification and change of use
• Reasonable possibility of significant environmental impacts, including traffic, parking, noise, lighting, utilities, and public safety CEQA Guidelines prohibit categorical exemptions where unusual circumstances or intensification of use may result in significant environmental effects. The City may not segment the project to avoid proper review.
V. COASTAL ACT CONSISTENCY CONCERNS
Although in the non-appealable area of the Coastal Zone, the City must ensure consistency with Coastal Act policies regarding:
• Visitor-serving recreational uses
• Protection of public access and recreational resources • Avoiding incremental privatization of coastal land
Approval of quasi-residential or hotel-like lodging without proper classification, findings, or environmental review undermines these policies.
VI. FAILURE TO MAKE REQUIRED FINDINGS
To lawfully approve this project, the City must make explicit, evidence-based findings that:
1. Lodging is truly accessory and incidental to the primary recreational use
2. The project does not function as residential or hotel use
3. The scale and intensity are compatible with surrounding zoning
4. CEQA exemption fully applies notwithstanding overnight occupancy
5. The project does not increase intensity of use beyond what is permitted Absent substantial evidence supporting each finding, approval would be arbitrary, capricious, and contrary to law.
VII. SPECULATIVE / UNPROVEN REVENUE STREAM
The proposed lodging and bungalow units constitute a speculative, untester evenue source. There is no demonstrated demand, and the potential loss of current members further undermines the claimed financial rationale. Approval based on this untested revenue, without mitigation for displaced membership and loss of recreational services, fails the substantial evidence requirement and cannot justify CUP approval or CEQA exemption.
VIII. NECESSARY CONDITIONS IF APPROVAL IS CONSIDERED
If the City considers approval notwithstanding the above concerns, it must impose clear, enforceable conditions, including:
• Strict maximum length-of-stay limits
• Prohibition of full kitchens or independent living facilities • Absolute prohibition on leasing, renting, or advertising • Occupancy caps
• Restriction to club members only
• Annual compliance reporting l
• Express revocation authority for violations
Failure to impose such conditions further strengthens legal vulnerability.
IX. PRESERVATION OF RIGHTS
All objections raised herein are intended to preserve all administrative, appellate, and judicial remedies under state and local law. The City is respectfully requested to include this correspondence in the administrative record and respond with specific findings addressing each concern.
This letter is provided to document the status of the proposed approvals and is not intended as a waiver of any rights under HBMC, CEQA, the Coastal Act, or applicable law.
Respectfully submitted,
James and Elizabeth Hartman
THC Members/ Townlot Property owners/Edison High School, Class of 1983 Huntington Beach, California
Sent from my iPhone misspellings and all...
Elizabeth Hartman
t: 770-344-9236
Sent from my iPhone misspellings and all...
Switzer, Donna
From: Michael Gates <[email protected]>
Sent: Thursday, January 22, 2026 8:35 AM
To: [email protected]
You don't often get email from [email protected]. Learn why this is important Dear Pat & Butch
I am writing as a friend and as a deeply concerned member of The Huntington Club community to express my unequivocal opposition to the proposed construction of bungalows on club property.
This proposal is profoundly misguided. The Huntington Club is not excess land waiting to be carved up— it is a long-standing recreational institution that serves its members and the Huntington Beach community every single day. Tennis and pickleball are not peripheral amenities; they are the core purpose of the club, supporting daily play, youth instruction, leagues, and sanctioned tournaments that bring meaningful activity and economic benefit to the city.
The bungalow plan would eliminate a significant number of existing courts and usable recreational space, effectively crippling the club's ability to function. This is not a minor adjustment or "reimagining" of the property—it is a direct assault on the very programs and activities that define The Huntington Club.
The loss of courts would immediately disrupt established programs, displace players, and make it impossible to host tournaments or organized events that rely on proper court capacity and layout.
Even more troubling is the inclusion of a new street running directly through the middle of the property.
This decision defies common sense. It would further destroy courts, fracture the club's footprint, compromise safety, and permanently degrade the continuity and usability of the remaining facilities. The cumulative impact of these changes would fundamentally and irreversibly alter the club's character, turning a cohesive recreational space into a fragmented and diminished shadow of what it is today.
I strongly urge the City Council to reject this proposal outright. Any development plan that sacrifices an established recreational asset in favor of short-sighted construction runs counter to the city's stated commitment to healthy living, community engagement, and quality of life. The Huntington Club should be protected and preserved—not dismantled piece by piece.
This community deserves better. I expect the City Council to recognize the damage this proposal would cause and to take decisive action to stop it. I am more than willing to engage further, but only toward solutions that preserve the club's core community mission and its facilities.
Sincerely,
Michael Gates
Business Owner
1 From: Elizabeth Hartman
To:
Subject: Development Pere 209 Hue gron lo modi and unions - 50 Pain Avenue 72011 coastal Commission Hearing: January 27, 2026
Date: Friday, January 23, 2026 2:30:13 PM
[You don't often get email from [email protected]. Learn why this is important at https://aka.ms/LearnAboutSenderldentification J
To: City Clerk, City Attorney, Members of the Huntington Beach City Council, This email is submitted in advance of the upcoming City Council vote regarding matters involving or affecting the Huntington Club. It is intended to create a clear, formal record for the public and the Council. The submission combines a public comment-style disclosure request with a California Public Records Act (CPRA) request, and is made in a good-faith effort to ensure transparency, compliance with state and local law, and preservation of public confidence in Council decision-making.
Public Comment / Disclosure Request
Pursuant to the California Political Reform Act (Gov. Code §§ 81000-91014), including §§ 87100, 87103, and 87200, as well as applicable Huntington Beach City Charter and Municipal Code provisions regarding Council conduct, conflicts of interest, and disclosure, I respectfully request clarification and recordation on the following:
1. Whether any sitting City Council Member currently holds, or has within the past two years held, a membership at the Huntington Club.
2. If so, whether such memberships were obtained at full market rates, including initiation fees and dues, and whether any discounts, waivers, complimentary services, or other benefits were allegedly or potentially provided, to the extent any exist.
3. Whether any such relationships, to the extent they exist, have been properly disclosed on Form 700 filings and whether a conflict-of-interest analysis has been conducted to determine whether any Council Member with such a relationship may legally participate in this vote.
4. Whether any Council Member's participation could reasonably foresee, allegedly or potentially, future financial benefits, privileges, or other emoluments arising from the Huntington Club or related entities.
Confirmation that appropriate recusals will be made, consistent with state law, FPPC regulations, and Huntington Beach Municipal Code / City Charter provisions, should any current or foreseeable interests exist.
This request is not an allegation of wrongdoing, but a good-faith effort to ensure compliance with California law, preserve the integrity of the Council's decision-making, and maintain public confidence. I respectfully request that any response be addressed on the record prior to the vote.
CPRA Companion Request
In addition, pursuant to the California Public Records Act (Gov. Code §§ 6250-6276.48), I request access to the following public records, to the extent they exist and are maintained by the City:
1. Form 700 Statements of Economic Interests for all current City Council Members, including any reporting of Huntington Club memberships, dues, or other benefits.
2. Internal communications, memoranda, or correspondence documenting conflict-of-interest determinations, recusals, or analyses regarding Council Members' potential financial interests, memberships, or benefits related to the Huntington Club, consistent with Gov. Code §§ 87100, 87103 and FPPC Regulations 18700 and 18702.5.
Any records regarding the reasonable foreseeability of future benefits, privileges, or emoluments to any Council Member arising from the Huntington Club or related entities in connection with this agenda item, consistent with state law and City Charter / Municipal Code obligations.
I respectfully request acknowledgment of receipt within 10 calendar days, consistent with Gov. Code § 6253(c), and a reasonable estimate for providing these records. If any portion of the records is withheld, please cite the specific statutory exemption relied upon. I request that any responsive records be provided electronically, if available, and included in the public record for this agenda item.
Thank you for your attention to this request. Please contact me if clarification is required.
Respectfully,
Elizabeth Hartman
t: 770-344-9236
Sent from my iPhone misspellings and all...
From: Suzanne Devries
To: [email protected]
Subject: Rezoning and Modifications of The Huntington Club Date: Monday, January 26, 2026 2:50:28 PM
You don't often get email from [email protected]. Learn why this is important To the Planning Commission of Huntington Beach:
I inadvertently sent this letter to the City Council Members by mistake so l am now forwarding it to you, the Planning Commission.
The prospective project at The Huntington Club will be reviewed by the commission morrow. As a member of the ave senia casador the bordering The Huntington Club golf course,
The landowner of The Huntington Club on Palm Street is currently planing to convert The Huntington Club from recreational zoning to a commercial use, including hotel and short-term stays. This proposal carries long-term and potentially irreversible consequences that may not be fully considered within the scope of a zoning change.
Once recreational land is converted, the City permanently loses the benefits it provides-benefits that Huntington Beach is not currently equipped to replace.
Here are some of my immediate concerns:
1. Loss of Recreational Functionality
Although The Huntington Club is private, its purpose is centered on physical activity- golf, tennis, pickleball, and fitness. Under the current plan, approximately half of the tennis and pickleball courts would become unusable. Additionally, the remaining courts cannot be lit at night due to proximity to neighboring homes, further reducing access.
2. Elimination of Charitable and Community Events
The reduced infrastructure would prevent the club from hosting charitable and large- scale athletic events. For example, "Serve It Up for the Troops," a longstanding event held at this location for over 15 years that supports military families, would no longer be viable.
3. Long-Term Zoning Precedent
The site is currently zoned for recreation. Allowing bungalows for hotel use sets a clear precedent. The next logical step would be future requests to convert remaining recreational assets-such as courts—into housing or additional commercial use.
Once zoning is changed, it will not revert.
5. Questionable Demand for Bungalow Lodging
The proposed bungalows warrant further study regarding realistic occupancy. While the City reports 11-12 million visitors annually, it is unlikely that a quiet residential Seacliff neighborhood will generate sufficient demand for this type of lodging. Existing hotels along PCH already struggle to maintain full occupancy year-round and offer similar wedding and event venues.
6. Broader Policy Implications
Finally, what precedent does this rezoning set for Huntington Beach? How does it align with the City's recreational master planning? Once this change is approved, what prevents similar requests from other recreational sites, and how does that serve the long-term interests of the City?
While our home backs up to the club and we enjoy hearing members using the facilities, this concern is about thoughtful planning and long-term community benefit.
The plan for Huntington Beach is to maintain as much beautiful open space as possible. Let's not reduce that which is so scarce to begin with.
This proposal, as currently envisioned, introduces significant unintended consequences for club members and the City. I respectfully urge the Council to consider a more refined, scaled-back approach and to allow time for open dialogue among the landowner, management company, club members, and the City. These members are the economic drivers of the club and contributors to City tax revenue.
Please do not rush a decision of this magnitude. Thank you for your commitment to the health, well-being, and long-term interests of Huntington Beach residents.
Sincerely,
Suzanne DeVries
6802 Silver Beach Cir
Huntington Beach
714.390.6175
Switzer, Donna
From: Elizabeth Hartman <[email protected]>
Sent: Monday, January 26, 2026 4:44 PM
To: [email protected]
Cc: Hyland, Connor; Planning Commission; CITY COUNCIL (INCL, CMO STAFF); Permit Center; [email protected]; Cortez, Joanna; Barnes, Lisa Lane Subject: Fwd:
Attachments: PETITION CERTIFICATION. pdf; The Issue.pdf; Signature Summary.pdf; petition_signatures_jobs_490986654_20260126232929.csv
You don't often get email from [email protected]. Learn why this is important Begin forwarded message:
From: Elizabeth Hartman <[email protected]>
Date: January 26, 2026 at 4:19:53 PM PST
To: Elizabeth Hartman <[email protected]>
Good afternoon,
This email serves as the formal submission and notice of a petition and supporting signatures regarding Agenda Item 26-039, Conditional Use Permit No. 22-011 and Coastal Development Permit No. 22-009, concerning the proposed Huntington Club Bungalows and Lofts project.
Submission Details (For the Record):
- The attached petition has received over 500 signatures within a 48-hour period, representing a substantial portion of The Huntington Club membership, as well as residents and stakeholders of the City of Huntington Beach. - The petition and signatures were emailed to the City and Planning Commission prior to 5:00 PM today.
- Physical copies of the petition will be hand-delivered to the City Clerk at the Planning Commission dais, with additional copies provided to Planning Commission members and City planning staff.
- This submission is intended to ensure the petition and all supporting materials are entered into the official administrative record for the January 27, 2026 Planning Commission meeting.
Purpose of Submission:
The petition respectfully requests denial of, or further lawful review of, the proposed 1 project as currently presented, based on concerns related to:
- The scope and legality of approval under a Conditional Use Permit; - Applicability of the CEQA Class 32 exemption;
- Consistency with Open Space-Recreation zoning;
- Equal treatment under local short-term rental regulations; - Preservation of existing recreational facilities, including tennis courts; and - The need for full disclosure of reasonably foreseeable future development.
This submission is not intended to be adversarial, but rather to assist the City, the Planning Commission, and reviewing agencies in ensuring that all decisions are made with a complete and accurate record, in compliance with applicable municipal, state, and coastal laws.
Please confirm receipt of this submission and inclusion in the record at your convenience.
Thank you for your time, service, and commitment to the City of Huntington Beach.
Respectfully submitted,
Elizabeth Hartman
t: 770-344-9236
Sent from my iPhone misspellings and all...
2 Switzer, Donna
From: Elizabeth Hartman < [email protected]>
Sent:
To: [email protected]
Cc: Hyland, Connor; Planning Commission; CITY COUNCIL (INCL. CMO STAFF); Permi Center; [email protected]; Cortez, Joanna; Barnes, Lisa Lane Subject: Official Record Submission: Agenda Item 26-039, Conditional Use Permit No. 22-011 and Coastal Development Permit No. 22-009
Attachments: PETITION CERTIFICATION. pdf; The Issue.pdf; Signature Summary.pof; petition_signatures _jobs_490986654_20260126232929.csv
[You don't often get email from [email protected]. Learn why this is important at https://aka.ms/LearnAboutSenderldentification]
Good afternoon,
This email serves as the formal submission and notice of a petition and supporting signatures regarding Agenda Item 26-039, Conditional Use Permit No. 22-011 and Coastal Development Permit No. 22-009, concerning the proposed Huntington Club Bungalows and Lofts project.
Submission Details (For the Record):
- The attached petition has received over 500 signatures within a 48-hour period, representing a substantial portion of The Huntington Club membership, as well as residents and stakeholders of the City of Huntington Beach.
- The petition and signatures were emailed to the City and Planning Commission prior to 5:00 PM today. - Physical copies of the petition will be hand-delivered to the City Clerk at the Planning Commission dais, with additional copies provided to Planning Commission members and City planning staff. - This submission is intended to ensure the petition and all supporting materials are entered into the official administrative record for the January 27, 2026 Planning Commission meeting.
Purpose of Submission:
The petition respectfully requests denial of, or further lawful review of, the proposed project as currently presented, based on concerns related to:
- The scope and legality of approval under a Conditional Use Permit; - Applicability of the CEQA Class 32 exemption;
- Consistency with Open Space-Recreation zoning;
- Equal treatment under local short-term rental regulations; - Preservation of existing recreational facilities, including tennis courts; and - The need for full disclosure of reasonably foreseeable future development.
This submission is not intended to be adversarial, but rather to assist the City, the Planning Commission, and reviewing agencies in ensuring that all decisions are made with a complete and accurate record, in compliance with applicable municipal, state, and coastal laws.
Please confirm receipt of this submission and inclusion in the record at your convenience.
Thank you for your time, service, and commitment to the City of Huntington Beach. 1 Respectfully submitted,
Elizabeth Hartman
(770)344-9236
2 CERTIFICATION OF PETITION AND SIGNATURES
Agenda Item 26-039
Conditional Use Permit No. 22-011 / Coastal
Development Permit No. 22-009
Huntington Club - Bungalows & Lofts
1, Elizabeth Hartman, hereby certify the following:
1. The attached petition titled "Huntington Club
Bungalows & Lofts - Petition to Deny or Require
Further Lawful Review" was created and circulated
via Change.org.
2. As of Monday, January 26th at 5:00pm, the petition
has received over 500 signatures within
approximately 48 hours of publication.
3. The attached signature list is a true and correct
export of signatures obtained through Change.org
and includes signer names, locations where
provided, and timestamps.
4. The petition and signatures are submitted for
inclusion in the official administrative record for
the January 27, 2026 Planning Commission
hearing.
5. This submission is made to preserve procedural
rights, ensure full disclosure, and assist the City in
complying with applicable zoning, CEQA, Coastal
Act, and municipal requirements.
I declare under penalty of perjury under the laws of the State of California that the foregoing is true and correct.
Executed on: January 26th, 2026
At: Huntington Beach, California
Signature:
Name: Elizabeth Hartman
The Issue
To:
The City of Huntington Beach
City Council, Planning Commission, and City
Attorney
Regarding:
Conditional Use Permit No. 22-011 / Coastal
Development Permit No. 22-009
Huntington Club - Bungalows & Lofts
(Agenda Item 26-039)
We, the undersigned residents and
stakeholders of the City of Huntington Beach,
respectfully petition the City to deny or
require further lawful review of the proposed
Huntington Club Bungalows & Lofts project,
as currently proposed, based on the following
concerns:
1. Improper Use of a Conditional Use Permit
(CUP)
The project proposes four bungalows and two
loft units intended for overnight stays of less
than 30 days. This constitutes a lodging or
quasi-hotel use, which is not a conditionally
permitted use within the Open Space-
Recreation (OS-PR) zoning district.
A Conditional Use Permit may not lawfully be
used to authorize a new or intensified land
use that exceeds the zoning code. Approval
of paid overnight lodging through a CUP
would exceed the City's administrative
authority.
2. CEQA Class 32 Exemption Is Legally
Inapplicable
The City's reliance on a Class 32 (In-Fill)
CEQA exemption is inappropriate because:
The addition of overnight lodging materially
intensifies the use of the property
The removal of four tennis courts alters the
functional character of the site
Proximity to residential uses creates potential
environmental impacts
The project may involve unusual
circumstances under CEQA Guidelines
§15300.2
CEQA requires evaluation of the whole of the
action, based on how the project will actually
operate, not how it is characterized.
3. Unequal Treatment Under Local Short-
Term Rental Law
Huntington Beach Municipal Code §5.120
prohibits residents from renting homes for
periods of less than 30 days, except under
narrow, express authorization.
Allowing a private landowner or club to
operate paid overnight accommodations
under a CUP-while residents are prohibited
from similar activity-creates unequal
treatment under the law and undermines
consistent enforcement of municipal
regulations.
4. Risk of Ultra Vires Approval
If the bungalows and lofts are constructed
and monetized as paid overnight
accommodations, approval through a CUP
would constitute an ultra vires act—an action
taken beyond the City's legal authority-
exposing the City to legal and CEQA
challenge.
PETITION REQUEST
We respectfully request that the City of
Huntington Beach:
Deny the current CUP and CEQA exemption
for the bungalows and lofts; or
Require the applicant to pursue the
appropriate zoning amendment or legislative
entitlement; and
Ensure any future consideration complies
fully with CEQA, zoning law, and equal
treatment principles.
This petition is submitted to preserve the
integrity of the City's land use process,
protect lawful zoning authority, and ensure
fair and consistent application of municipal
law.
SIGNATURE SUMMARY
Agenda Item 26-039
Conditional Use Permit No. 22-011 / Coastal
Development Permit No. 22-009
Huntington Club - Bungalows & Lofts
• Petition platform: Change.org
• Petition launch date: January 24, 2026
• Signature count as of: January 26, 2026, at 5 PM
• Total signatures: 500+
• Timeframe of collection: Approximately 48 hours
• General signer description:
Signatures include Huntington Club members,
Huntington Beach residents, and other community
stakeholders, as identified by self-reported
information at the time of signing.
This summary is provided for administrative clarity
only. Individual signatures, timestamps, and locations
(where provided) are included in the attached signature list.
Name City State Postal Codi Country Signed On
Elizabeth Hartman United States 1/24/2026
James Hartman Huntington Beach CA 92648 United States 1/24/2026 Lindsay Kimmes Huntington Beach CA 92648 United States 1/24/2026 Kevin Todd Huntington Beach CA 92646 United States 1/24/2026 Richard cockshott Huntington Beach CA 92648 United States 1/24/2026 Carl Goltermann Huntington Beach CA 92647 United States 1/24/2026 Ida shu Huntington Beach CA 92648 United States 1/24/2026 Liz Reichert Huntington Beach CA 92648 United States 1/24/2026 Ana Goltermann Huntington Beach CA 92647 United States 1/24/2026 Brenda danielson Huntington Beach CA 92648 United States 1/24/2026 Jason Tuttle Huntington Beach CA 92647 United States 1/24/2026 Race Parmenter Huntington Beach CA 92646 United States 1/24/2026 Tiffany Colf Huntington Beach CA 92647 United States 1/24/2026 James Shih Huntington Beach CA 92648 United States 1/24/2026 Janna McConnell Huntington Beach CA 92648 United States 1/24/2026 Shelby kluewer Huntington Beach CA 92646 United States 1/24/2026 Frank Andruss Huntington Beach CA 92648 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From: Michael Gates <[email protected]>
Sent: Thursday, January 29, 2026 7:25 AM
To: Burns, Pat; [email protected]
Subject: Legal Objection to The city planners vote to approve You don't often get email from [email protected]. Learn why this is important 01/29/2026
City Council of Huntington Beach Attn: Pat Burns
City of Huntington Beach
2000 Main Street
Huntington Beach, CA 92648
Re: Legal Objections to the Application of Class 32 Categorical Exemption for the Conversion of Active Recreation to Overnight Lodging at The Huntington Club
Dear City Manager Hopkins:
I write on behalf of myself and the community to formally raise legal concerns regarding the City's reliance on a Class 32 categorical exemption under the California Environmental Quality Act (CEQA) for the proposed conversion of active recreation (tennis courts) to overnight lodging.
It is well settled that a Class 32 exemption may only be applied where the project is:
"Consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations." (CEQA Guidelines §15332(a)). All five criteria (a)-(e) must be satisfied, and if any one criterion fails, the exemption cannot be used. Further, the consistency determination must be supported by substantial evidence in the administrative record at the time of action.
Recent judicial decisions underscore the enforceable nature of the consistency requirement. For example, in United Neighborhoods for Los Angeles v. City of Los Angeles (2023), the Court of Appeal voided a Class 32 exemption where the agency failed to demonstrate consistency with all applicable General Plan policies based on substantial evidence in the record. Courts have also held that consistency must be assessed with respect to any incorporated plans that govern the site before a Class 32 exemption can be validly adopted.
Under the City of Huntington Beach General Plan, Open Space is identified as a distinct land use category focused on recreation and resource conservation, and the Huntington Beach Zoning Ordinance implements the General Plan. The proposed conversion of active recreation uses (such as tennis courts) to overnight lodging raises a direct question regarding whether such use is authorized under the current General Plan land use designation and existing zoning—unless overnight lodging is specifically permitted as a use under those current standards.
Moreover, anticipated future General Plan amendments or rezones cannot be used to justify the present finding of consistency. The law is clear that agencies may not rely on speculative or enacted but not yet effective dispositions; the exemption must be justified based on existing designations and regulations as of the date of the action.
To address these legal requirements and ensure a complete, supported administrative record, please provide the following information on the administrative record:
1. The exact General Plan land use designation for the subject parcel and the specific policy text relied upon to support a finding that overnight lodging is permitted within the applicable Open Space/Recreation designation under the existing General Plan.
2. The precise sections of the Huntington Beach Zoning Ordinance authorize overnight lodging in the applicable zoning district (either by right or through a conditional use permit) based on current code provisions.
3. A written confirmation that the City's consistency finding is based solely on existing land use designations and zoning regulations as of the date the exemption was adopted-not on anticipated or future legislative actions.
4. Identification of the substantial evidence in the administrative record that supports the finding of consistency with all applicable General Plan policies and zoning regulations.
5. The City's analysis of whether the conversion of active open space to overnight lodging constitutes "unusual circumstances" under CEQA Guidelines §15300.2, which could preclude the use of a categorical exemption.
If any of the foregoing cannot be answered in writing with substantial evidence in the record, the City's reliance on a Class 32 categorical exemption for this project would be legally deficient and subject to challenge.
Please provide the above information no later than 30 days so that it may be included in the administrative record related to this project.
During last night's meeting, the club was repeatedly referred to as a "private club." I want to be clear that this is not an accurate description.
Thank you for your careful attention to these important CEQA requirements. I look forward to your prompt response and the establishment of a complete, supported record.
On a side note, something that also concerned me, I want to reiterate that this is not a private club; it is a semi- private club.
There is no membership board, and there is no member input or governance related to golf, tennis, or any other memberships or amenities that are offered. Decisions are not subject to member review or participation; if members are dissatisfied, they are simply told they can leave.
I felt it was important to clarify this point to avoid any misunderstanding going forward.
Thank you, respectfully submitted,
Michael Gates, President
[email protected] 714-425-4004
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