BOLSA CHICA SENIOR
CARE COMMUNITY
General Plan Amendment No. 21-004
Zoning Map Amendment No. 21-003
Zoning Text Amendment No. 22-005
Conditional Use Permit No. 21-024
Revised Final Environmental Impact Report No. 21-004
CITY COUNCIL
October 15, 2024
Existing Project Site
• 3.10 Acres
• Two Parcels: 4952 and
4972 Warner Avenue
• 55,000 sq. ft.
commercial space
Project Request
Conditional Use Permit No. 21-024
Demolish 55,000 sq. ft. existing commercial
Construct 4-Story 159-unit convalescent facility
25 Memory Care Units
134 Assisted Living Units
Subterranean parking garage
On-site indoor and outdoor amenities and dining facilities with alcohol service
Associated hardscape and landscape improvements
Site with > 3 ft. grade differential
Project Request
Revised Environmental Impact Report to analyze the potential environmental impacts associated with the revised project General Plan Amendment to amend the land use designation of the project site from Commercial General (CG) to Mixed Use (M) 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 Care Community Specific Plan (BCSCC) for the subject site
General Plan Amendment
• General Plan Amendment No.
21-004
• Provides for all ranges of commercial,
residential, institutional & cultural uses
on same site
• Current CG and proposed M
designations compatible with
surrounding area
Zoning Map Amendment
• Zoning Map Amendment No.
21-003
• 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 M-sp
Subject Site
Zoning Text Amendment
Zoning Text Amendment No. 22-005
Establish the Bolsa Chica Senior Care
Community Specific Plan (SP19)
Draft Specific Plan establishes the
development standards for the
proposed project pursuant to
HBZSO Chapter 215
Modified to reflect the revised project
Reduced Height
Revised Circulation and Parking
Elimination of Independent Living Units
Revised Final Environmental Impact
Report (EIR)
Revised Draft EIR
Modifications to original project warranted new analysis Comparison of original project and revised project
Recirculated for Public Comment
60 Days (June 20 – August 19)
33 Comments Received
Revised Final EIR
Includes Response to Comments (RTC) and Errata
Revised Final Environmental Impact
Report (EIR)
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
Original Project
Demolish 55,000 sq. ft. existing commercial
Construct 5-Story 65 ft. high convalescent facility
202 Units
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
Revised (Proposed) Project
Demolish 55,000 sq. ft. existing commercial
Construct 4-Story 49.5 ft. convalescent facility
159 Units
25 Memory Care
134 Assisted Living
No Independent Living Units
Subterranean parking garage with 82 spaces (104 total) On-site indoor and outdoor amenities and dining facilities with alcohol service
Associated hardscape and landscape improvements
Site with > 3 ft. grade differential
Involves 12,500 cubic yards of excavation
Original Project
EAST ELEVATION – BOLSA CHICA STREET
NORTH ELEVATION – WARNER AVENUE
Revised Project
NORTH ELEVATION – WARNER AVENUE
EAST ELEVATION – BOLSA CHICA STREET
Height
On Site Parking – Revised Project
104 total on-site parking spaces
Subterranean Parking Garage
82 total spaces
3 Stairway Access Points
1 Elevator Access Point
1 Service Elevator
Parking Demand
Project Specific Parking Study
93 Spaces Peak Demand
104 Spaces Provided
Compared to HBZSO Requirements
118 Spaces
Operation and Access
Open and Staffed 24/7
Secure Environment for Residents
At-grade passenger drop-off
on Bolsa Chica
Single Resident/Visitor/Employee access point
Wrap around dedicated Fire Lane
One-way exit to Warner
Passenger Drop Off
Parking
Garage
Driveway
Primary
Vehicle
Access
Planning Commission Action
September 24, 2024
On motion by Chair Twining, seconded by
Commissioner Wood:
Approved CUP 21-024; Recommend adoption
of Final Revised EIR/GPA/ZMA/ZTA to City
Council by 4-3 vote
Appeals
Planning Commission action to approve CUP 21-024
appealed
Appellant #1 Mr. Brian Thienes
Appeal Letter September 27, 2024
Appellant #2 Mr. Brian Flynn, Lozeau Drury LLP
Appeal Letter October 1, 2024
Responses in RCA
De Novo Public Hearing by City Council
Questions?