Appeal of Planning Commission’s Approval of CUP No. 23-014 (HBCSD Maintenance & Operations Building) Huntington Beach City Council
May 5, 2026
Project Request
Conditional Use Permit No. 23-014
To construct an approximately 7,510 sq. ft. maintenance and operations building at an overall height of 17’-6” at an existing school district office site.
Project Site
8750 Dorsett Drive
Currently developed as HBCSD main office
+/- 34,704 sq. ft. existing building
7,510 sq. ft. proposed building
119 on-site
parking spaces; 14 additional stalls proposed
Magnolia Street
Edison Park
Subject Site
Surrounding Uses
General Plan
PS(RL) – Public Semipublic with an underlying designation of Low Density Residential Zoning & Surrounding Uses
North/East/West – RL Residential Low Density
South – PS Sports fields and OS-PR Edison Park
Magnolia Street
RL
Edison Park
PS
RL
RL
PS
Subject Site
Planning Commission Action
Project presented to Planning Commission on March 10, 2026, and five speakers voiced their opposition, while four speakers spoke in support during the public hearing.
Discussion focused on:
Noise and mitigations;
Building height and grade differential;
Building setback;
CEQA exemption.
The Planning Commission approved the project with findings and conditions of approval.
The item was appealed on March 18, 2026, to the City Council by Councilman Gruel.
Site Plan
NORTH
43’-6”
287’
Floor Plan
NORTH
86 sf
1,714 sf
314 sf
2,707 sf
1,637 SF
1,052 SF
Office – 1,714 sf
Storage – 3,845 sf
Maintenance – 1,951 sf
NORTH
Front & Side Elevations
East Elevation
West Elevation
North Elevation
South Elevation
East Elevation
North Elevation
Rear Elevation
NORTH
West Elevation
North Elevation
South Elevation
West Elevation
West Elevation
Appeal
The appeal of the Planning Commission’s action was filed by Councilman Gruel based on the following:
Incompatible with surrounding uses
Inconsistent with General Plan and Zoning
Light pollution
Noise
Appeal Analysis
Incompatible with surrounding uses / Inconsistent with General Plan and Zoning :
Proposed maintenance and operations facility is permitted within the Public Semi-Public (PS) General Plan and Zoning designations, subject to CUP approval.
Proposed building incorporates design elements that support the architectural mix of the neighborhood.
Proposed building exceeds minimum setbacks and meets building height requirement in the PS zone.
Appeal Analysis
2. Light Pollution:
Condition of approval 1b requires submittal of photometric plans to ensure no light spillage onto adjacent properties.
3. Noise:
Noise study concludes proposed location provides noise levels in compliance with City standards Buffers - setback, block wall, landscaping, building orientation, equipment location All work to be conducted within the building, as conditioned Must adhere to the Noise Ordinance (Chapter 8.40 of the HBMC)
Summary
The City Council may approve Conditional Use Permit No. 23-014 based on the following OR take an alternative action:
Consistent with the General Plan goals and policies;
Consistent with the requirements of the base zoning district, as well as other applicable provisions of the Municipal Code; Compatible with the surrounding land uses with the conditions imposed for the development and its operations.
Questions?