• This is not a residential use. It’s a commercial senior facility with units smaller than traditional apartments, many without kitchens. It’s a commercial use in a mixed-use zone and general plan classification.

• Existing zoning permits even more intense alternatives with 12x more traffic (retail, medical offices).

• The building is 5 stories and 65 feet tall.

• Per HB code, height is measured from the highest point of the curb along the front of the property line.

• Existing zoning code permits 10 feet above the roof line for mechanical equipment, which is placed far from the building edges and can’t be seen unless one is flying over the building. It is standard for zoning code across CA cities to allow additional height for equipment.

• Setbacks meet or exceed existing code along 100% of the property line. They are 10 feet on Warner and Bolsa Chica and over 23 feet on the west and east sides. Top floor has increased setbacks to reduce scale.

• According to HB code, setbacks are measured from the property line, which runs along the interior of the sidewalks on Warner and Bolsa Chica. Sidewalks are not included in the setback measurements.

• Future Specific Plans must be approved by City Council, which can reject more intense uses (such as high-density apartments), and they must be a minimum of 2 acres.

• This Specific Plan REDUCES intensity versus code, especially that of traffic.

• The City has 17 existing Specific Plans.

HB is generally fully built out. Highly-amenitized senior living optimizes land with a low impact/low intensity use.

The State of CA defines a senior living community as 55+; however, the average age in our communities is 80+ given the continuum of care and level of services.

• According to the Institute of Transportation Engineers, senior living generates limited traffic; our project reduces traffic by 60% versus the current office/retail.

• Existing zoning permits even more intense alternatives with 12x more traffic (retail, medical offices).

• Since most residents are over the age of 80, they rarely leave, and most won’t drive nor own a car.

• A third-party parking study concluded the project has 25 excess spaces when accounting for residents, employees, and visitors all at peak times.

• Our existing communities in Orange County have similar bed-to-parking ratios with no parking issues.

All exits on Bolsa Chica St will allow vehicles to turn left onto Bolsa Chica St to get to Warner Ave.

The project is 30% open space, exceeds code landscaping requirements, and provides ample secure, open-air spaces for elderly to thrive, socialize, and enjoy the outdoors.

This site is currently a commercial use with a 3-story office building surrounded primarily by other commercial uses and higher density housing including apartment buildings.

According to City Planning, the independent living units will count toward CA’s RHNA requirements.