Huntington Beach Planning Commission Meeting – September 10, 2024

The Huntington Beach Planning Commission met on Tuesday, September 10, 2024 at 6:00 PM in Council Chambers. The meeting included two public hearing items: a continuation of the Midway Concepts Mixed Use Project and a detailed review of the Bolsa Chica Senior Care Community Project. After extensive public testimony and commissioner discussion, the Commission voted to continue the Bolsa Chica Senior Care Community Project to the September 24, 2024 regular meeting.

Consent Calendar

• None.

Public Comments & Testimony

• No public comments were made on non-agenda items.

Discussion Items

Item 24-478: Conditional Use Permit No. 23-007 (Midway Concepts Mixed Use Project)

• Commissioner Wood moved to continue the item to the next regularly scheduled meeting on September 24, 2024. The motion was seconded and passed unanimously (6-0, with Commissioner Acosta-Galvan absent). No further discussion.

Item 24-596: Bolsa Chica Senior Care Community (REIR No. 21-004, GPA No. 21-004, ZMA No. 21-003, ZTA No. 22-005, CUP No. 21-024)

• Staff Presentation: Senior Planner Hayden Beckman presented the revised project, which includes demolition of existing 55,000 sq. ft. commercial space and construction of a four-story, 215,000 sq. ft. convalescent facility with 159 units (25 memory care, 134 assisted living), a subterranean parking garage (82 spaces), and on-site alcohol sales. The project requires a General Plan Amendment, Zoning Map Amendment, Zoning Text Amendment (to establish Specific Plan 19), and a Conditional Use Permit. The revised EIR was recirculated for 60 days (June 20 – August 19, 2024) and 33 comments were received. The final EIR includes responses to comments and mitigation measures.
• Applicant Presentation: Thomas Lawless (Heinz) and Christopher Hilbert (Clearwater Living) detailed changes from the original 2023 proposal: height reduced from 65 ft to 49.5 ft (within CG zone), number of stories reduced by one, unit count down 22%, gross square footage down 32%, setbacks increased, independent living units eliminated. They argued that the requested FAR deviation (1.65 vs. 1.5) is necessary to provide adequate amenity space for elderly residents. They also noted that traffic and parking are lower than existing commercial uses permit, and that the project would generate approximately $225,000 annual property tax revenue (up from $18,000) and $3.5 million in development fees.
• Public Comments: Approximately 15 speakers addressed the Commission. Positions were divided:
  • Opposition: Speakers (Jonathan Bonwitz, Tom Dillman, A Marie Hansen, George Maser, Alison Meyer, Brian Thenis, and others) raised concerns about project scale (57 units per acre, 63% denser than surrounding complexes), inadequate parking (104 spaces for 159 units and 110 employees), height (claimed 56 ft from corner due to grade), shadow impacts, traffic, impact on Bolsa Chica Ecological Reserve, and inconsistency with the General Plan. They argued the project is too massive for the neighborhood and that the specific plan sets a bad precedent.
  • Support: Speakers (Grant Russell, John Villa, Perry Clitheroe, Henry Good, Adam Wood, Brian Genevieve, and others) emphasized the need for senior housing, the 30% reduction in project size, the economic benefits, and the appropriateness of the use for the site. Some noted that the existing commercial use is 45% occupied and unsustainable. The property owner’s representative stated that if the project is not approved, the owners will entertain other offers, potentially for more intense uses.
  • A representative from SAFER (Chase Preciato) requested the Commission not certify the EIR due to failure to respond to their comments and raised concerns about formaldehyde off-gassing and energy impacts. Staff noted that a response from LSA (the EIR consultant) was provided to the Commission earlier that day.
• Commissioner Deliberation:
  • Commissioners asked questions about shadow studies, parking ratios (comparison to Tustin project), unit sizes, and the necessity of the specific plan.
  • Vice Chair Kennedy expressed opposition, stating the project does not meet current zoning (FAR and parking) and that approving it would set a wrong precedent.
  • Commissioner Rodriguez supported the project, noting the significant reductions and the growing need for senior care.
  • Chair Twining and Commissioner Pellman requested more time to review the LSA response to SAFER’s comments, which they received late that afternoon. Commissioner Pellman also noted she had not yet had a requested meeting with a community member.
• Votes and Continuance:
  • A motion to continue the item to a date uncertain (by Commissioner Pellman, seconded by Commissioner Wood) failed 3-3 (Pellman, Wood, Twining in favor; Kennedy, Rodriguez, Adam opposed; Acosta-Galvan absent).
  • A subsequent motion to continue to the next regular meeting on September 24, 2024 was made by Chair Twining, seconded by Commissioner Pellman, and passed 5-1 (Kennedy, Adam, Wood, Pellman, Twining in favor; Rodriguez opposed). The item will be heard at the September 24, 2024 Planning Commission meeting at 6:00 PM.

Key Outcomes

• Item 24-478 (Midway Concepts Mixed Use Project): Continued unanimously to September 24, 2024.
• Item 24-596 (Bolsa Chica Senior Care Community): Continued to September 24, 2024 by a vote of 5-1. The Commission will reconsider the project at that meeting.
• The Commission did not take any final action on the project; all applications remain under review.

Other Business

• Commissioner Pellman provided an update on the Historic Resources Board’s recent activities and upcoming community events (Senior Expo, Civil War reenactment, etc.).
• Commissioner Rodriguez announced his resignation from the Planning Commission effective October 31, 2024, as he plans to move out of Huntington Beach.

The meeting adjourned at approximately 8:00 PM.