You don't often get email from [email protected]. Learn why this is important From: Villasenor, Jennifer
To: Barnes, Lisa Lane; Esquivel, Juan
Cc: Bos, Jill; Ramos, Ricky; De Coite, Kim; Welch, Madalyn Subject: FW: Appeal
Date: Thursday, September 17, 2026 4:40:34 PM
Please see the appeal below of the Planning Commission’s action on CDP No. 26-006.
Thank you,
Jennifer
From: Andrew Gruel <[email protected]>
Sent: Thursday, September 17, 2026 4:32 PM
To: Hopkins, Travis <[email protected]>; Villasenor, Jennifer <[email protected]> Subject: Appeal
NOTICE OF APPEAL
To: Huntington Beach City Clerk
From: Councilmember Andrew Gruel
Date: September 16, 2026
Subject: Appeal of Planning Commission Decision, Coastal Development Permit No. 26-006 Property: 205 Pecan Avenue, Huntington Beach, California 92648 I hereby appeal the Huntington Beach Planning Commission’s September 8, 2026 decision granting the appeal filed by Councilmember Pat Burns and denying Coastal Development Permit No. 26-006 for two detached accessory dwelling units at 205 Pecan Avenue.
GROUNDS FOR APPEAL
The Planning Commission’s denial conflicts with controlling California accessory-dwellingunit law and is not supported by legally sufficient findings or evidence in the record.
The proposed project consists of two detached accessory dwelling units on a property containing an existing multifamily dwelling. The City’s staff report documents that the proposed ADUs comply with the applicable objective requirements, including the permitted number of detached units, maximum height, and required side and rear setbacks.
The proposed ADUs will not eliminate, relocate, or modify any of the property’s three existing parking spaces. The project therefore does not create or worsen the property’s existing parking configuration. Based on the City staff report, the project complies with applicable state and local ADU requirements, and the property’s preexisting parking conditions do not provide a legally sufficient basis for denying the requested permit.
It also appears that the denial relied, at least in part, on speculation concerning a possible future condominium conversion. Huntington Beach has not adopted an ordinance authorizing the separate condominium sale of ADUs, and no condominium conversion is proposed or requested as part of this application. A decision on the present application should be based on the project actually proposed, not on a hypothetical future use requiring separate legal authorization and review.
The City’s professional staff determined that:
1.The proposed ADUs comply with Government Code sections 66322 and 66323;
2. The City may not impose development standards that would preclude construction of the ADUs or otherwise conflict with state law;
3. The City may not require correction of the property’s unrelated, preexisting parking conditions as a condition of approving the proposed ADUs;
4. No additional parking may be required for the proposed ADUs;
5. The project complies with the General Plan, applicable zoning designation, Local Coastal Program, and California Coastal Act;
6. The project will not remove existing parking or adversely affect coastal access, coastal resources, or public coastal views; and
7. The project is categorically exempt from CEQA pursuant to CEQA Guidelines section 15303.
No evidence presented at the hearing establishes that the proposed ADUs would create or affect a specific threat to public health and safety, fail to satisfy an applicable objective standard, or otherwise violate state or local law. Generalized neighborhood concerns, speculation regarding future property uses, and broader policy objections do not constitute lawful grounds for denying an ADU project that complies with the applicable objective requirements.
Andrew Gruel
Founder - American Gravy Concepts
HB City Councilman
www.americangravy.com
www.chefgruel.com