Huntington Beach Planning Commission Meeting – September 26, 2023

The Planning Commission held a regular meeting on September 26, 2023, at 6:00 PM in the Council Chambers. The primary agenda item was a public hearing on the Bolsa Chica Senior Living Community project, which included multiple entitlement requests: Environmental Impact Report No. 21-004, General Plan Amendment No. 21-004, Zoning Map Amendment No. 22-003, Zoning Text Amendment No. 22-005, and Conditional Use Permit No. 21-024. The project proposes demolishing 55,000 square feet of existing commercial space and constructing a five-story, 298,000 square foot convalescent facility with 202 units (28 memory care, 72 assisted living, 102 independent living), a subterranean parking garage, and on-site alcohol sales, at a maximum height of 65 feet. The site is located at 4952 & 4972 Warner Avenue, southwest corner of Bolsa Chica Street and Warner Avenue. The Commission also considered approval of planning commission minutes from July 25, 2023, and August 22, 2023.

Consent Calendar

• July 25, 2023 Planning Commission Minutes: Approved 6-0-1 (Chair Pellman abstained).
• August 22, 2023 Planning Commission Minutes: Approved unanimously (7-0).

Public Comments & Testimony

• Applicant/Proponent Testimony: Thomas Lawless (Heinz) and Christopher Hilbert (Clearwater Senior Living) presented the project. They emphasized Huntington Beach’s severe need for senior housing, noting that 1 in 4 residents are over 60, the over-65 population is projected to reach 70,000 by 2025, and current senior living supply is approximately 600-650 units. They argued the project would reduce traffic (net reduction of 410 daily trips vs. existing commercial use), free up existing single-family homes, and provide a continuum of care allowing seniors to age in place. They stated that 80% of independent living residents move from larger homes, and that only about 30% of independent living residents bring a car.
• Public Speakers in Support (7 letters, multiple speakers):
  • Paul Geary: Long-time resident, supported the project based on personal family experience.
  • John Via: Executive director of Huntington Beach Wetlands Conservancy, HB Council on Aging, and Chamber of Commerce member; resident of a senior living facility; emphasized the need for facilities that allow seniors to remain in HB and avoid difficult transitions.
  • Brian Genovese: Realtor and resident; highlighted the need for inventory and the social benefits of senior communities.
  • Phil Smith: Long-time resident; supported the tiered care model.
  • Taylor Friend: Commercial real estate agent; noted the decline of office properties post-COVID and the high vacancy rate (29% in HB vs. 14% countywide); argued the project is better than potential by-right alternatives (e.g., medical office, retail) that would generate many more trips.
  • Additional speakers in support (Rebecca Logan Walter on behalf of Melissa Key, and others) expressed support but raised concerns about height and traffic.
• Public Speakers in Opposition (11 letters, multiple speakers):
  • Lisa (last name not given, resident of immediate vicinity): Opposed, citing traffic congestion (only one road in/out), inadequate EIR metrics, safety at the busy intersection, fears of increased ambulance/fire truck traffic, and the building's height (65 feet) being incompatible with the one- and two-story neighborhood.
  • Rebecca Logan Walter (homeowner on Bolsa Chica): Opposed the height (especially 10-foot setback), loss of sunlight, safety concerns, and emergency evacuation access.
  • Amy Santos: Opposed; noted notification was not mailed to some single-family homes; raised concerns about daily vendor deliveries, medical supplies, and 24/7 operations impacting the residential area.
  • Randall Muhera (Brightwater resident): Opposed; called the building “ginormous” and argued it would ruin the landscape; noted that most opponents live in the area while supporters may not; also stated that notices were sent only to the applicant's site, not independently.
  • Louis Barbari (resident near site): Opposed; cited loss of ocean breeze, shading, noise, light pollution, and that the building is six times larger than existing.
  • Paul Glunt (resident of HB): Emotionally opposed; argued the project would chip away at what makes Huntington Beach special.
  • Christine Wendell (Brightwater resident): Opposed “urban sprawl” and the height; said the intersection is already too busy.
  • Alison Meyer (resident half a block away): Opposed; said the area cannot support more traffic and the building is out of character.
  • Barb Chang Holt (Brightwater resident): Opposed; presented winter solstice shading study showing deep shade on four lanes of traffic by 2 PM, and concerns about light pollution affecting wildlife.
  • Tom Dillman (resident): Opposed; suggested the project belongs in Long Beach or LA; asked to reduce the building to three stories, citing voter-approved limits on tall buildings.
  • Other speakers echoed concerns about traffic, height, parking, and the need for better hospitals.

Discussion Items

• Staff Presentation: Senior Planner Hayden Beckman presented the project details, including the five applications, existing site conditions, proposed development standards (height 65 ft, FAR 2.42, parking 189 spaces), and the EIR process. He noted that the initial study found no significant unavoidable impacts, and that the project would result in a net reduction of 410 daily trips compared to existing commercial uses. Staff recommended approval of the CUP and recommendation to City Council for the other entitlements.
• Commissioner Questions and Comments:
  • Commissioner Rodriguez asked about affordable housing contribution (staff clarified independent living units could be counted retroactively for housing element purposes) and the unit count (202 approved, but specific plan allows up to 215). He also raised pedestrian safety upgrades at the intersection.
  • Commissioner Adam clarified the alternatives analysis and asked about the maximum buildout under existing zoning (200,000 sq ft, 50 ft height, potential 7,500 daily trips).
  • Commissioner Twining asked about floor area ratio and noted the project's FAR is 2.42 vs. 1.5 in CG zone.
  • Commissioner Wood noted a typo in excavation quantities (25,000 vs 55,000 cubic yards); staff clarified 55,000 refers to existing square footage.
  • Commissioner Kennedy expressed strong opposition, citing the 2017 General Plan (only six years old), concerns about the applicant writing the specific plan (with passive city edits), the project's high cost (estimated rents north of $5,000/month, potentially $8,000-$10,000), and that the building is too large and out of scale. He suggested a compromise of a three-story building but stated he could not support the project.
  • Commissioner Acosta-Galvan questioned whether a similarly sized by-right commercial project would come before the commission (staff said it likely would due to grading). She noted that the project would reduce trips compared to existing zoning and that the EIR properly compared current vs. proposed traffic.
  • Commissioner Twining expressed being on the fence but ultimately leaned toward support, noting Huntington Beach is 95% built out, only 29 square miles, and that a senior facility is socially responsible. He argued that a by-right multifamily or commercial project could be worse.
  • Commissioner Adam shared that he independently evaluated hydrology (found project would reduce runoff to streets) and water/sewer (identical demand to existing zoning). He conducted a personal neighborhood survey and found about half supportive, half opposed. He noted his parents left HB partly due to lack of suitable senior housing and declared his support.
  • Commissioner Rodriguez supported the project, citing the need to repurpose declining commercial property, bring jobs, and provide senior housing. He noted that similar opposition occurred with Brightwater but it ultimately benefited the community.
  • Commissioner Wood supported the project, citing the city’s housing element policy 5.2 supportive of senior housing, the EIR’s limited impacts, the architectural design that mitigates massing, and the trend of older office buildings being redeveloped.
  • Chair Pellman supported the project, acknowledging that change is hard but the project meets a critical need. She recalled her own experience with a mother-in-law’s housing and noted that Brightwater, once opposed, is now accepted.
• Applicant Clarifications: In response to Chair Pellman, the applicant clarified that independent living serves residents averaging 82 years old, and that the project includes only two three-bedroom units. He stated that the facility provides services (dining, transportation, care) unlike age-restricted housing such as Landmark.

Key Outcomes

• Motion 1 – Certify EIR: Motion to recommend City Council certification of EIR No. 21-004 as adequate and complete. Passed 6-1 (Commissioner Kennedy dissenting).
• Motion 2 – Recommend General Plan/Zoning Amendments: Motion to recommend approval of General Plan Amendment No. 21-004, Zoning Map Amendment No. 22-003, and Zoning Text Amendment No. 22-005. Passed 6-1 (Commissioner Kennedy dissenting).
• Motion 3 – Approve Conditional Use Permit: Motion to approve CUP No. 21-024 with findings and conditions of approval. Passed 6-1 (Commissioner Kennedy dissenting).
• Appeal Deadline: The CUP decision may be appealed to the City Council within 10 calendar days. The other actions are recommendations to the City Council and are not directly appealable.

The meeting adjourned at approximately 8:35 PM. The next regular meeting is scheduled for October 10, 2023, at 6:00 PM with a study session at 5:00 PM.