Posted October 25, 2026 | By Eric Engelbert | Sourced from City of Huntington Beach 6th Cycle Housing Element and Planning Records.
Along the Edwards Street commercial corridor just north of Edinger Avenue, a prime north Huntington Beach retail center is preparing for residential redevelopment. Identified in municipal planning records as Site 5, the property at 15511 Edwards Street covers 1.87 acres in close proximity to the Bella Terra shopping center and the 405 Freeway.
As one of only three direct rezone properties in the city's 6th Cycle Housing Element, this commercial strip has transitioned from General Commercial (CG) to Medium High Density Residential (RMH). The zone change eliminates over 122,000 square feet of commercial retail rights, establishing capacity for 36 brand-new attached residences designed to meet strong demand for north county housing.
October 2026 Status: Base Rezoning Adopted, Pre-Development Phase
| Item | Planning Detail |
|---|---|
| Property Address | 15511 Edwards Street, Huntington Beach, CA 92647 (Site 5) |
| Site Area | 1.87 gross acres |
| Prior Base Zoning | CG (General Commercial District, 1.5 Maximum FAR) |
| Adopted Base Zoning | RMH (Medium High Density Residential, 15.0 to 25.0 units per acre) |
| Commercial Rights Removed | 122,186 square feet of retail building capacity |
| Planned Residential Capacity | 36 attached multi-family homes |
| Active New Construction | Browse Huntington Beach new construction homes for sale now |
Property Attributes and Local Setting
on Edwards Street
and courtyard flats
and transit hubs
Suburban attached scale
| Parameter | Site Condition |
|---|---|
| Current Site Utilization | Multi-tenant retail strip building, surface parking lot, and commercial services |
| Location Context | West side of Edwards Street, between Edinger Avenue and McFadden Avenue |
| Surrounding Uses | Single-family residential tracts to the west, retail and professional services north and south |
| Freeway Access | Immediate connection to the I-405 corridor via Edinger or Beach Boulevard |
| School District | Ocean View School District and Huntington Beach Union High School District |
The Commercial to RMH Conversion Explained
Across suburban Orange County, aging neighborhood strip centers often face changing retail dynamics as consumer shopping shifts toward regional lifestyle hubs like Bella Terra and online retailers. Huntington Beach selected 15511 Edwards Street for a full base rezone rather than a temporary overlay to ensure that residential redevelopment could proceed without commercial requirements:
- Suburban Infill Scale: Unlike the five-to-seven-story residential apartment buildings approved along the Beach and Edinger corridors, the RMH designation caps density at 25 units per acre, ensuring two-to-three-story attached townhome architecture that complements neighboring single-family tracts.
- Traffic & Curb Cuts: Transitioning from auto-oriented shopping and restaurant uses into 36 townhomes eliminates erratic retail turnover traffic, consolidating vehicular access into a dedicated residential entrance.
- Transit Connectivity: The site is located along existing OCTA bus routes on Edinger Avenue, offering commuter transit options to regional job centers.
How Site 5 Supports Huntington Beach's RHNA Strategy
Huntington Beach's 6th Cycle Housing Element required the city to zone land for 13,368 homes across all income tiers. State statutes mandate that cities maintain sufficient capacity throughout the planning cycle without allowing development options to lapse.
While Sites 3 and 4 tackle larger industrial rezonings of 9 to 10 acres, Site 5 provides a smaller, boutique footprint of 1.87 acres. This makes it an ideal fit for regional private homebuilders who specialize in medium-density, 30-to-40-unit courtyard townhome enclaves, delivering newer ownership inventory to north Huntington Beach.
Read more: 7292 Slater Avenue Rezone Overview | 7600 Redondo Circle Rezone Overview
Anticipated Floor Plans and Pricing Guidance
| Projected Home Style | Estimated Size | Anticipated Pricing Guidance |
|---|---|---|
| Two-Bedroom Courtyard Townhome | About 1,200 to 1,400 sq ft | Mid to High $800,000s |
| Three-Bedroom Tri-Level Townhome | About 1,550 to 1,850 sq ft | $920,000 to $1,075,000 |
| Four-Bedroom End-Unit Residence | About 1,950 to 2,200 sq ft | $1,100,000 to $1,250,000 |
Pricing projections reflect current closed transactions and builder releases at active north Huntington Beach townhome projects. Final pricing will be established by the developer upon site plan approvals and grading permits.
Contact our office to receive project application alerts, environmental review schedules, and builder release announcements.
Request 15511 Edwards Street Updates or call/text Eric at 949-430-7500
Nearby Huntington Beach Infill Developments
Compare 15511 Edwards Street with other active and planned communities in north Huntington Beach:
| Development | Location | Homes | Product Type | Current Milestone |
|---|---|---|---|---|
| 15511 Edwards Street (Site 5) | Edwards St & Edinger Ave | 36 | RMH Courtyard Townhomes | Base Rezone Adopted |
| 7292 Slater Avenue (Site 4) | Slater Ave & Gothard St | 202 | RMH Attached Townhomes | Base Rezone Adopted |
| 7600 Redondo Circle (Site 3) | Redondo Cir & Talbert Ave | 190 | RMH Attached Townhomes | Base Rezone Adopted |
| Essex + Gage | Edinger Ave & Gothard St | 129 | All-Electric Townhomes | Now Selling |
| Bella Terra Residential | Beach Blvd & Edinger Ave | 300 | 7-Story Mixed-Use Apts | Approved |
Looking to Buy or Sell in Huntington Beach?
Boutique commercial conversions are bringing rare, newer-construction homeownership options to north Huntington Beach. Whether you are looking for an attached townhome near Bella Terra or preparing to sell property in coastal Orange County, our team provides appraisal-grade valuation accuracy and localized market representation.
Call or text Eric at 949-430-7500 | Email our team directly
Huntington Beach new construction for sale now | 7292 Slater Avenue Rezone | Essex + Gage Townhomes | All OC New Developments
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