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Planning Environmental Reports

Title: Bolsa Chica Senior Living Community

Applicant: Blair Boyce, Hines

Location: 4952 and 4972 Warner Avenue

Report Summary

The proposed project is a request to demolish two existing commercial and retail buildings totaling approximately 55,000 square feet and construct a five-story, 298,000 square foot State-licensed senior living community on an approximately 3.10-acre parcel (project site). The proposed community would include 213 total living units, 207 on-site parking spaces, and associated hardscape and landscape improvements. Of the total 213 senior living units, 28 would be Memory Care units, 62 would be Assisted Living units, and 123 would be Independent Living units. The units would range in size from a studio (approximately 540 square feet) to three bedroom units (approximately 2,580 square feet). Amenities for residents are anticipated to include multiple restaurant-style dining venues, fitness and wellness center, salon and studio spaces, theater, art room, lounge, and multi-purpose rooms. Outdoor spaces are anticipated to include a memory care garden, swimming pool with outdoor exercise area, outdoor seating area with fire pit, outdoor dining areas, meditation spaces, and roof decks.

The project consists of four entitlement requests:

General Plan Amendment: To change the land use designation from CG to Mixed Use (MU);

Zoning Map Amendment: To change the zoning from CG to Specific Plan (SP). The Specific Plan will provide specific site development standards and project design criteria, and increase the allowable FAR to 2.5 and the maximum building height to 65 feet, with an architectural style and appearance based on the latest proposed design. 

Conditional Use Permit: To allow the development and operation of a Residential Care Community for the Elderly and independent living apartments in the Commercial General (CG) zone. 

Environmental Impact Report (EIR): To analyze the potential environmental impacts of the proposed project. 

Project Status: In Progress

Project Planner: Hayden Beckman

Last Updated: May 01, 2023


  1. Notice of Availability
  2. Draft EIR
  3. Appendix A - Initial Study with Appendices (1 of 4)
  4. Appendix A - Initial Study with Appendices (2 of 4)
  5. Appendix A - Initial Study with Appendices (3 of 4)
  6. Appendix A - Initial Study with Appendices (4 of 4)
  7. Appendix B - NAHC Scoping Letter
  8. Appendix C - Shadow Studies
  9. Appendix D - Air Quality Modeling Data
  10. Appendix F - Energy Calculations
  11. Appendix G - Preliminary Geotechnical Investigation
  12. Appendix H - Phase I ESA
  13. Appendix I - Construction Noise Calculations
  14. Appendix J - Tribal Consultation Correspondence
  15. Initial Study (1 of 4)
  16. Initial Study (2 of 4)
  17. Initial Study (3 of 4)
  18. Initial Study (4 of 4)
  19. Notice of Preparation
  20. Final EIR

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Contact Information

City of Huntington Beach
Planning Division
2000 Main Street
Huntington Beach, CA
Phone: (714) 536-5271
Fax: (714) 374-1648

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