Zoning Code –
Discretionary
Responsibilities
Study Session
June 16, 2026
Background
❖ March 17, 2026 – H-item by Mayor McKeon and
Councilman Burns
➢ Concern with Zoning Administrator authority for
conditional use permits and variances
➢ Action (7-0):
➢ Provide list of ZA CUPs
➢ Recommendations to update the HBZSO
➢ Provide fee schedule and timeline for code update
HBZSO Chapters 210-218
• Base Districts – Residential, Commercial, Industrial, etc.
HB Chamber of Commerce
❖ April 9, 2026 – Listening Session (~60 in attendance) ❖ Summary of Recommendations:
➢ Administrative Approval Track for Special Uses
➢ Straightforward, Published Process Map
➢ Launch “White Glove” Business Concierge Service
➢ Comprehensive Code Analysis & Modernization
ZA Application History
❖ 2025 – ZA applications = 30 (17 CUPs = 5 three-story
homes, 9 establishments w/ alcohol, 3 uses)
❖ 2024 – ZA applications = 40 (21 CUPs = 6 three-story
homes, 4 establishments w/ alcohol, 4 walls/fences, 7 uses) ❖ 2023 – ZA applications = 35 (24 CUPs = 4 three-story homes, 10 establishments w/ alcohol, 2 walls/fences, 8 uses)
Changes for consideration
Needing further input
Uses Zones Existing Provision Council Consideration
Districts
Fences/Walls All ZA PC
30’-35’ in Residential; 3-story
heights
Residential ZA PC
Variances All ZA < 20% deviation; PC > 20%
deviation
PC
Height - grade differential All ZA PC
Height - exceptions All ZA PC
Soil import/export All ZA PC
Outdoor facilities All ZA PC
Joint use parking, reduced parking
for certain uses
All ZA PC
Alcohol uses (onsite consumption) All ZA PC
(L) Provision (w/in 300’ of
residential)
Industrial ZA PC or Downgrade to NN with
Site Plan Review process
(Q) Provision (w/in 300’ of
residential)
Commercial ZA PC or Downgrade to NN with
Site Plan Review process
Maintenance & Operations Public-Semi-public ZA PC
2025-2026
❖ 2025 Appeals by Commissioner or Councilmember
➢ ZA to PC: 5 (Tiempo Fence, Somerset home, 2 Sports Complex beer/wine)
➢ 2 appeals filed by neighbor or owner (Malden home, Carousel home)
➢ PC to CC: 4 (Malden home, Somerset home, 2 Sports Complex beer/wine)
❖ 2026 Appeals by Commissioner or Councilmember
➢ ZA to PC: 4 (M&O Building, Liberty Duplex, Redondo Industrial, Distractions Alcohol)
➢ PC to CC: 3 (M&O Building, Redondo Industrial, Distractions Alcohol)
Fee Schedule & Timeline
❖ Changes can be accomplished with City’s existing fee
schedule
❖ Creating new fee types of CUPs
➢ Approximately 6+ months for consultant selection, analyze current fees and balance cost recovery, regional comparables, staff resources and process evaluation
❖ Zoning Text Amendment
➢ Planning Commission and City Council public hearings
➢ Fall/Winter 2026
Timeline
❖ Zoning Text Amendment (continued)
➢ In response to Chamber of Commerce recommendations, further analysis would be needed to comprehensively update codes and modernize ➢ Timeline may take longer if more extensive code updates (e.g. – development standards) are needed
❖ Process Improvements
➢ Chamber of Commerce Recommendations could be accomplished as part of ongoing Streamline Surf City Initiatives
➢ Evaluation and staffing resources
➢ Website / ACA enhancements
➢ Modernizing codes and implementation
Questions?