Bolsa Chica
Senior Living
Community
City Council
November 7, 2023
General Plan Amendment No. 21-004
Zoning Map Amendment No. 21-003
Zoning Text Amendment No. 22-005
Conditional Use Permit No. 21-024
Final Environmental Impact Report No. 21-004
BOLSA CHICA SENIOR LIVING COMMUNITY
EXISTING PROJECT SITE
• 3.10 Acres
• Two Parcels: 4952 and
4972 Warner Avenue
• 55,000 sq. ft. commercial
space
Environmental Impact Report to analyze the potential environmental impacts associated with the project
General Plan Amendment to amend the land use designation of the project site from Commercial General (CG) to Mixed Use (MU) with a Specific Plan Overlay;
Zoning Map Amendment to amend the zoning designation of the project site from Commercial General (CG) to Specific Plan (SP-19); Zoning Text Amendment to establish the Bolsa Chica Senior Living Community Specific Plan (BCSLC) for the subject site
PROJECT REQUEST
PROJECT REQUEST
Conditional Use Permit No. 21-024
Demolish 55,000 sq. ft. existing commercial
Construct 5-Story 202-unit convalescent facility
28 Memory Care
72 Assisted Living
102 Independent Living
Subterranean parking garage with 189 spaces
On-site indoor and outdoor amenities and dining facilities with alcohol service
Associated hardscape and landscape improvements
Site with > 3 ft. grade differential
Involves >25,000 cubic yards of excavation
• General Plan Amendment No.
21-004
• Provides for both residential and
commercial uses on same site
• Current CG and proposed MU
designations compatible with
surrounding area
GENERAL PLAN AMENDMENT
Subject Site
• Zoning Map Amendment No.
22-003
• Provides for the orderly development of
the subject site to create a cohesive
senior living community
• Adoption of ZMA request conforms with
public convenience, general welfare,
and good zoning practice
• Implements proposed General Plan Land
Use designation of MU-sp
ZONING MAP AMENDMENT
Subject Site
ZONING TEXT AMENDMENT
Request to rezone subject site
From CG to a Specific Plan district
HBZSO Chapter 215
Establish the Bolsa Chica Senior Living
Community Specific Plan (SP19)
Draft Specific Plan writes the
development standards for the
proposed project
OPERATION
Subterranean Parking Garage
Project Specific Parking Study
166 Spaces Peak Demand
189 Spaces Provided
Open and Staffed 24/7
Secure Environment for Residents
Dedicated emergency, service,
and waste vehicle access
At-grade passenger drop-off
on Bolsa Chica
Parking Garage Driveway
Passenger Drop Off
2nd Fire Lane
Emergency
Service
Waste
ELEVATIONS
FINAL ENVIRONMENTAL IMPACT
REPORT (EIR) NO. 21-004
Draft EIR NO. 21-004
November 10, 2022: Notice of Preparation, Scoping Meeting May 1, 2023 – June 15, 2023: Draft EIR Public Comment Period August 2023: Final EIR and Response to Comments
Final EIR No. 21-004
Analyzes potential environmental impacts with project implementation
Identifies project’s impacts as compared to existing conditions, proposed mitigation measures, and level of significance after mitigation applied
No impacts identified that are considered significant, adverse, and unavoidable after all mitigation is applied
FINAL ENVIRONMENTAL IMPACT
REPORT (EIR) NO. 21-004
Analysis and Conclusion
No significant unavoidable adverse impacts
Significant impacts can be feasibly mitigated or avoided Project Design Features (PDFs)
Standard Code Requirements
Mitigation Measures
Mitigation Monitoring Program incorporated into Conditions of Approval for CUP
PLANNING COMMISSION ACTION
Public Hearing September 26, 2023
15 public speakers; 6 in favor and 9 opposed
Support for a new senior living community citing community need Opposition citing concerns with height and location
Planning Commission voted 6-1
Approve CUP
Recommend Approval of EIR, GPA, ZMA, and ZTA
APPEALS
October 5, 2023 – Two Appeals of Planning Commission’s approval of subject CUP Filed
Councilmember Burns
Council review and consider all applications concurrently CUP presented to Council for consideration
Brian Thienes
Comments disputing suggested findings of CUP
Comments on analysis discussed in EIR
Response to Comments (RTC) in Final EIR
LSA reviewed comments and provided specific responses
No new information or evidence to support claims of Mr. Thienes’ appeal
PLANNING COMMISSION AND
STAFF RECOMMENDATION
Recommend that the City Council:
Certify EIR No. 21-004 as adequate and complete;
Adopt General Plan Amendment No. 21-004, Zoning
Map Amendment No. 21-003, and Zoning Text
Amendment No. 22-005
Approve CUP No. 21-024
Suitable Project Site
Specific Plan Development Standards
Reduced Trip Generation
No Detrimental Impacts to Surrounding Uses
Consistent with General Plan
Infill Development Supports Community Housing Needs
Questions?