Agenda packet — Costa Mesa City Council, November 15, 2022 (part 4 of 8)

General 12/2038 Costa Mesa Redevelopment Ground Lease
Very
Low/Low 72
Park Place Village
(SRO) 1662 Newport Blvd. General Perpetuity Land Use
Restriction Very Low 60
Costa Mesa
Village (SRO) 2450 Newport Blvd. General Perpetuity
OC Housing Authority, Costa Mesa Redevelopment

Very Low 96
Newport Senior
Village (SRO) 2080 Newport Blvd. Senior Perpetuity Land Use Restriction Very Low/Low 91
HOME
Rehabilitation
Project #1
734-744 James Street General 4/2049 HOME Very
Low/Low 11
HOME
Rehabilitation
Project #3A
745 W. 18th Street General 5/2056 HOME Very
Low/Low 3
HOME
Rehabilitation
Project #6
717-721 James Street General 6/2058 HOME, Federal
Rental Rehab
Very
Low/Low 8
HOME
Rehabilitation
Project #3B
707-711 W. 18th
Street General 5/2056 Costa Mesa
Redevelopment
Very
Low/Low 8
Other Density
Bonus Units Scattered General Various Land Use
Restriction
Very
Low/Low/ 156
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Chapter 3: Housing Constraints, Resources, and Fair Housing 3-113 Table 3-37: Affordable Housing Units in Costa Mesa with Covenants Name of Project Address Target Group Potential
Expiration Funding
Target
Income
Level
Assisted
Units
Moderate
Harbor Village 2501 Harbor
Developmentally
Disabled and
General
Perpetuity State-Owned
Very
Low/Low/
Moderate
550
TOTAL 1,144
TOTAL UNITS AT-RISK 75
Sources: 1. U.S. Department of Housing and Urban Development. 2. California Housing Partnership Corporation. 3. City of Costa Mesa, 2013 Cost of Preservation of Units
While there are many options to preserving units including providing financial incentives to project owners to extend lower income use restrictions, purchasing affordable housing units by a non-profit or public agency, or providing local subsidies to offset the difference between the affordable and market rate units, the strategy considered below is to provide local rental subsidy to residents. The rent subsidy would provide financial assistance to residents if their affordable units converted to market rate. To determine the subsidy needed, Fair Market Rents were compared to market rate rents.

Table 3-38: Estimated Monthly Subsidy to Preserve “At-Risk” Units Unit Size
Monthly Rents Number of
Units At-Risk Difference Monthly
Subsidy
Annual
Subsidy Fair Market
Rents1 Market Rate2
Efficiency $1,716 $2,293 0 $577 $0 $0
1-Bedroom $1,905 $2,707 75 $802 $60,150 $721,800
2-Bedroom $2,324 $3,352 0 $1,028 $0 $0
3-Bedroom $3,178 $3,712 0 $534 $0 $0
4-Bedroom $3,674 N/A 0 $0 $0 $0
TOTAL $721,800
Source:

1. HUD FY 2022 Fair Market Rent Documentation System – Santa Ana-Anaheim-Irvine, CA HUD Metro FMR Area

2. Kimley-Horn and Associate Analysis – based on apartments listed for rent across ten properties on September 22, 2021.

Cost of Replacement of Units
The City of Costa Mesa can also consider the cost of replacing the units with new construction. Construction cost estimates include all hard and soft costs associated with construction in addition to per unit land costs.

The analysis assumes the replacement units are apartments with concrete block with steel frame buildings and parking provided on-site. Square footage estimates are based on estimated size of units to be replaced and assume housing units are developed on multi-family zoned properties. Land costs have been determined on a per unit basis.

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Chapter 3: Housing Constraints, Resources, and Fair Housing 3-114 Table 3-39: Replacement Cost by Unit Type of At-Risk Units Size of Unit Cost Per Square
Foot1
Average
Square
Foot/Unit2
Replacement
Cost/Unit3
Number of
Units
Total
Replacement
Cost
Efficiency 131.24 508 $66,670 0 $0
1-Bedroom 131.24 761 $99,874 75 $7,490,523
2-Bedroom 131.24 1,080 $141,739 0 $0
3-Bedroom 131.24 1,390 $182,424 0 $0
4-Bedroom 131.24 N/A N/A 0 $0
TOTAL $7,490,523
Source:

1. International Code Council – August 2020 Report.

2. Kimley-Horn and Associate Analysis – based on apartments listed for rent across ten properties on September 22, 2021.

3. Includes financing and land acquisition costs of $30,000 per unit.

Resources for Affordable Housing Units
A variety of programs exist to help cities acquire, replace, or subsidize at-risk affordable housing units. The following summarizes financial resources available:
 Community Development Block Grant (CDBG) – CDBG funds are awarded to cities on a formula basis for housing activities. The primary objective of the CDBG program is the development of viable communities through the provision of decent housing, a suitable living environment and economic opportunity for principally low- and moderate-income persons. Eligible activities include administration, fair housing, energy conservation and renewable energy sources, assistance for economic development, public facilities and improvements and public services.  HOME Investment Partnership – Local jurisdictions can receive funds by formula from the Department of Housing and Urban Development (HUD) to increase the supply of decent, safe, sanitary, and affordable housing to lower income households. Eligible activities include housing acquisition, rehabilitation, and development, homebuyer assistance, and rental assistance.  Section 8 Rental Assistance Program – The Section 8 Rental Assistance Program provides rental assistance payments to owners of private, market rate units on behalf of very low-income tenants, senior citizens, disabled and/or handicapped persons, and other individuals for securing affordable housing.
 Section 202/811 Program – Non-profit and consumer cooperatives can receive no-interest capital advances from HUD under the Section 202 program for the construction of very low-income rental housing with the availability of supportive services for seniors and persons with disabilities. These funds can be used in conjunction with Section 811, which can be used to develop group homes, independent living facilities and immediate care facilities. The capital advance funding can also provide project rental assistance for the properties developed using the funds. Eligible activities include acquisition, rehabilitation, new construction, and rental assistance.  California Housing Finance Agency (CalHFA) Multifamily Programs – CalHFA’s Multifamily Programs provide permanent financing for the acquisition, rehabilitation, and preservation of new construction of rental housing that includes affordable rents for low- and moderate-income 1069

Chapter 3: Housing Constraints, Resources, and Fair Housing 3-115 families and individuals. One of the programs is the Preservation Loan program which provides acquisition/rehabilitation and permanent loan financing designed to preserve or increase the affordability status of existing multifamily housing projects.  Low-Income Housing Tax Credit (LIHTC) – This program provides tax credits to individuals and corporations that invest in low-income rental housing. Tax credits are sold to those with high tax liability and proceeds are used to create housing. Eligible activities include new construction, rehabilitation, and acquisition of properties.
 California Community Reinvestment Corporation (CCRC) – The California Community Reinvestment Corporation is a multifamily affordable housing lender whose mission is to increase the availability of affordable housing for low-income families, seniors, and residents with special needs by facilitating private capital flow from its investors for debt and equity to developers of affordable housing. Eligible activities include new construction, rehabilitation, and acquisition of properties.

Qualified Entities for Preservation of Affordable Housing Units The following organizations may potentially assist in preserving future at-risk units:
 Jamboree Housing Corporation
 Irvine Housing Opportunities, Inc.
 Bridge Housing Corporation
 The Irvine Company
 Orange County Housing Authority
 Housing Corporation of America
 Southern California Housing
Development Corporation
 Century Housing
Quantified Objectives
Housing Element law requires that cities establish the maximum number of units that can be preserved over the planning period. The City’s objective it to preserve the 75 affordable housing units “at-risk” of converting to market rate through policy programs provided in Chapter 4: Housing Plan.

SB 330
Effective January 1, 2020, Senate Bill 330 (SB 330) aims to increase residential unit development, protect existing housing inventory, and expedite permit processing. Under this legislation, municipal and county agencies are restricted in ordinances and polices that can be applied to residential development. The revised definition of “Housing Development” now contains residential projects of two or more units, mixed- use projects (with two-thirds of the floor area designated for residential use), transitional, supportive, and emergency housing projects. SB330 sets a temporary 5-year prohibition of residential density reduction associated with a “housing development project”, from January 1, 2020, to January 1, 2025. For example, during this temporary prohibition, a residential triplex cannot be demolished and replaced with a duplex as this would be a net loss of one unit.

The City is committed to making diligent efforts to engage underrepresented and disadvantaged communities in studying displacement.

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Chapter 3: Housing Constraints, Resources, and Fair Housing 3-116

5. Summary of Fair Housing Analysis
The analysis conducted in this section regarding fair housing issues within Costa Mesa yielded the following conclusions:
 The dissimilarity analysis shows that nearly all racial and ethnic groups experience moderate to high segregation in the City of Costa Mesa. The Native Hawaiian and the Hispanic population experience the highest levels of segregation, meaning that to create a more integrated city, more than 45 percent of each respective population would need to move into a predominantly white census tract.
 There are no racially or ethnically concentrated census tracts (RECAPs) within Costa Mesa as identified by HUD. This indicates that there are no census tracts within the City with a non-white population of 50 percent or more or any census tracts that have a poverty rate that exceeds 40% or is three or more times the average tract poverty rate for the metropolitan area. However, there is one area identified as high segregation and poverty.  The data shows that Costa Mesa has ten block groups which meet the criteria for racially concentrated areas of affluence (RCAA). RCAAs are areas which the population is predominantly white with an income over $125,000 or higher.
 The UC Davis Regional Opportunity Index shows that the majority of residents within Costa Mesa have a moderate to high level of achievement and attainment. However, there are two census tracts in the south western portion of the City which show the lowest levels of attainment and achievement for residents, these areas also overlap with the high segregation and poverty area identified by the TCAC map (Figure 3-5b).
 The UC Davis Regional Opportunity Index (ROI)shows that the majority of residents within Costa Mesa have the highest level of access to opportunity throughout the City. Additional analysis of the ROI maps show that the northern portion of the City has moderate to lower levels of access to affordable or appropriate housing.
 The City provides moderate transit trip opportunity, a score of 5.4. Additionally, about 98.8% of all City jobs are within ½ mile of transit but just under 3 percent of the working population uses public transit as a primary source of transportation.
 The City has demonstrated the ability to meet the anticipated future affordable housing needs of the community through the designation of sites to meet the very low and low income RHNA need (Appendix B: Candidate Sites and Housing Resources). These sites are dispersed throughout the community and are identified on sites with high opportunity for residential development.  There are 75 current units with affordable covenants at risk of converting to market rate before the year 2029 in the City.
 The CalEnviro Screen mapping tool (2018) identified most of the City as “moderate” to “low to moderate” scoring, indicating moderate exposure to harmful pollutants. Additionally, the area which is identified as high segregation and poverty is the highest scoring census tract on the CalEnviro Screen map, indicating high exposure to harmful pollutants.

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Chapter 3: Housing Constraints, Resources, and Fair Housing 3-117

6. Assessment of Contributing factors to Fair Housing in Costa Mesa Regionally Identified Contributing Factors
As identified by the AI and the above analysis the City of Costa Mesa experiences the following local contributing factors to fair housing:
 Housing Discrimination – The 2020 AI identified housing discrimination as an impediment to fair housing choice in the City. The AI reports that 609 households in Costa Mesa received fair housing services relating to general housing issues and discrimination allegations. The Fair Housing Foundation (FHF) received 65 housing discrimination inquiries with 9 based on physical or mental disability, 8 related to race, 2 related to national origin, 2 related to gender, 1 related to sexual orientation, and 5 related to familial status.
o Through CDBG funding the City contracts with the Fair Housing Foundation to provide educational and support services to persons who experience housing discrimination in Costa Mesa. Services include: 1) responding to discrimination inquiries and complaints through screening and counseling, 2) documenting discrimination complaints by opening fair housing cases, 3) investigating discrimination complaints through extensive testing, and 4) resolving discrimination complaints through conciliation, mediation, administrative agency referrals, and litigation.
 Racial and Ethnic Segregation – The Analysis above identifies moderate segregation through the dissimilarity index analysis. Persons who identify as Hispanics, Asian, Native Hawaiian, American Indian, and Black experience over 30 percent dissimilarity with the white population in Costa Mesa.

Additionally, while the R/ECAP analysis did not identify R/ECAPs in the City, there are two racially and ethnic concentrated areas of poverty near the City consisting of primarily Hispanic and Asian population.
o During the AI report period, the City distributed literature on fair housing in English, Spanish, and Vietnamese to target neighborhoods and in conjunction with other neighborhood improvement efforts. This information was also provided at workshop events, at community centers, and at City Hall.
o The City will continue to outreach specifically to low and very low-income residents as wells considered targeted outreach to residents with moderate and high levels of segregation,  Unfair Lending – The Lending Analysis identifies lower rates of home loan approval for moderate, low, and very low-income residents. Additionally, applicants in Costa Mesa who identify as Black experience both lower rates of home loan approval and purchase and higher rates of home loan denial, indicating disparity in access to funding.
o Currently, the City does not offer homebuyer assistance, but the AI reports that information on housing rehab programs are available on the City’s website. The City will continue to provide important ownership information on the City’s website. Costa Mesa recognizes that an educated community is an empowered commitment and will considered target education and outreach about loan purchase to residents.  Overcrowding – the Analysis of Existing Housing Needs in Costa Mesa identified a significantly higher percentage of renters who experience overcrowding in the City than in the County and the 1072

Chapter 3: Housing Constraints, Resources, and Fair Housing 3-118 State. Overcrowding can be an indicator of multi-generational living, however in renter ship it is often an indicator that there are not sufficient affordable housing options causing residents to increase the number of persons per unit to lower the overall cost of housing. Overcrowding may also indicate a lack of adequate housing unit types available to residents with large families. While the City does not build housing, they will work with developers and interested parties to increase feasibility and opportunities for both affordable housing and multigenerational housing.

Locally Identified Contributing Factors
There are a number of factors and elements that contribute to and cause fair housing issues. The following lists a number of contributing factors within the City of Costa Mesa:
 Community Opposition – As a part of the Housing Element Update, the City hosted a variety of community engagement opportunities to gather feedback and input related housing needs. A large number of community members identified an overall objection to new housing in the City, specifically higher income housing. Traditionally, affordable housing and higher density residential projects receive community pushback or opposition. However, outreach and education can help to shift negative views of additional housing in a positive manner.  Lack of Investment in Specific Neighborhoods – The TCAC map identified census tract:
06059063605 as an area of high segregation and poverty (Figure 3-5b); meaning the demographics of this tract are consistent with the standards for both poverty (30% of the population below the federal poverty line) and racial segregation. Additionally, this census tract is scored as lowest opportunity in civic life, health, mobility, housing, economy, and education by the UC Davis ROI:

People (Figure 3-8), which is a relative measure of people’s assets in a census tract. While the area was scored as low opportunity for resident assets, it was scored highest opportunity for Place (Figure 3-9), meaning the geographic area has high assets and opportunity in education, economic, housing, mobility, health and civic life. The census tract is also identified as having less positive educational outcomes by the TCAC-Education map (Figure 3-12) and the highest exposure to harmful pollutants according to the CalEnviro Screen (Figure 3-14). Combined data shows that conditions in this area may exacerbate existing segregation trends, low opportunity for community and resident enhancement and upward mobility and that there may be overall lack of public investment in the area.
 Displacement of Residents Due to Economic Pressures – The data in the RCAA analysis (Figures 3- 6 through 3-7) show that there are ten census tracts which meet the criteria for a racially concentrated area of affluence (RCAA). The definition for an RCAA is a census tract in which 80 percent or more of the population is White and has a median income of at least $125,000. The RCAAs are located in the highest resource and highest opportunity areas and are also within areas with the lowest exposure to harmful pollutants. If RCAA expand and gentrification occurs across the city, lower income households are at risk of displacement due to economic pressures and potential changing or increasing costs in housing and essential retail. 1073

Chapter 3: Housing Constraints, Resources, and Fair Housing 3-119

7. Analysis of Sites Pursuant to AB 686
AB 686 requires that jurisdictions identify sites throughout the community in a manner that is consistent with its duty to affirmatively further fair housing. The site identification requirement involves not only an analysis of site capacity to accommodate the RHNA (provided in Appendix B), but also whether the identified sites serve the purpose of replacing segregated living patterns with truly integrated and balanced living patterns, transforming racially and ethnically concentrated areas of poverty into areas of opportunity.

Figures 3-24 through 3-29 below identify the sites to accommodate future housing, as identified in the adequate sites analysis, overlaid on demographic data using the 2019 American Community Survey 5-Years Estimates.
 Figure 3-24 – Costa Mesa Proposed RHNA Sites, Hispanic/Latino, 2019  Figure 3-25– Costa Mesa Proposed RHNA Sites, Non-White Population, 2019  Figure 3-26 – Costa Mesa Proposed RHNA Sites, Low and Moderate Income, 2019  Figure 3-27 – Costa Mesa Proposed RHNA Sites, R/ECAP Areas, 2019  Figure 3-28 – Costa Mesa Proposed RHNA Sites, RCAAs, 2019  Figure 3-29 – Costa Mesa Proposed RHNA Sites, TCAC Opportunity Areas, 2019 Figure 3-24 shows the proposed candidate sites to meet the RHNA for Costa Mesa in relation to the location of residents of Hispanic origin. These sites take into consideration access to vital goods, services, and public transportation and are therefore ideal areas for the City to focus much of its future housing growth. It is anticipated that accessory dwelling unit (ADU) growth, including growth for affordable ADUs, will occur in the less dense areas of the community. Figure 3-24 shows the following findings:
 22 proposed sites to accommodate the RHNA allocation (totaling 10,385 potential units, or 62.3% of the total potential units) are located within block groups that have a percentage of the population that identifies as Hispanic which is less than 20 percent. Of those units, 2,028 are proposed as affordable to low and very low incomes.
 29 proposed sites to accommodate the RHNA allocation (totaling 3,594 potential units, or 21.6% of the total potential units) are located within block groups that have a percentage of the population that identifies as Hispanic between 20 and 40 percent. Of those units, 1,288 are proposed as affordable to low and very low incomes.
 29 proposed sites to accommodate the RHNA allocation (totaling 1,697 potential units, or 10.2% of the total potential units) are located within block groups that have a percentage of the population that identifies as Hispanic between 40 and 60 percent. Of those units 524 are proposed as affordable to low and very low incomes.
 7 proposed sites to accommodate the RHNA allocation (totaling 207 potential units, or 1.2% of the total potential units) are located within block groups that have a percentage of the population that identifies as Hispanic between 60 and 80 percent. Of those units, 58 are proposed as affordable o low and very low incomes.
 10 proposed sites to accommodate the RHNA allocation (totaling 790 potential units, or 4.7% of the total potential units) are located within block groups that have a percentage of the population that identifies as Hispanic greater than 80 percent. Of those units, 229 are proposed as affordable to low and very low incomes.
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Chapter 3: Housing Constraints, Resources, and Fair Housing 3-120 The data shows that the proposed candidate sites to meet the very low and low-income RHNA allocation are evenly dispersed throughout the community with an emphasis on locating units where there is a high level of access to important public services and transit. The distribution of potential units does not disproportionately impact areas with larger concentrations of the Hispanic population. 1075

Chapter 3: Housing Constraints, Resources, and Fair Housing 3-121 Figure 3-24: Sites Proposed to Accommodate RHNA and Percent Population Hispanic, Costa Mesa

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Chapter 3: Housing Constraints, Resources, and Fair Housing 3-122 Figure 3-25 shows the proposed candidate sites to meet the RHNA for Costa Mesa in relation with census data showing the percentage of the population within each block group that is Non-white. Figure 3-25 shows the following findings:
 56 proposed sites to accommodate the RHNA allocation (totaling 14,222 potential units, or 85.3% of the total potential units) are located within block groups that have a percentage of the population that identifies as Non-White between 40 and 60 percent. Of those units, 3,849 are proposed as affordable to low and very low incomes.
 24 proposed sites to accommodate the RHNA allocation (totaling 1,454 potential units, or 8.7% of the total potential units) are located within block groups that have a percentage of the population that identifies as Non-White between 60 and 80 percent. Of those units, 455 are proposed as affordable to low and very low incomes.
 17 proposed sites to accommodate the RHNA allocation (totaling 997 potential units, or 6.0% of the total potential units) are located within block groups that have a percentage of the population that identifies as Non-White greater than 80 percent. Of those units, 287 are proposed as affordable to low and very low incomes.

The data shows that the proposed candidate sites to meet the very low and low-income RHNA allocation are evenly dispersed throughout the community with an emphasis on locating units where there is a high level of access to important public services and transit. The distribution of potential units does not disproportionately impact areas with larger concentrations of Non-white populations.

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Chapter 3: Housing Constraints, Resources, and Fair Housing 3-123 Figure 3-25: Proposed Sites to Accommodate RHNA and Percent Population Non-White, Costa Mesa

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Chapter 3: Housing Constraints, Resources, and Fair Housing 3-124 Figure 3-26 shows location of proposed candidate sites to meet the RHNA for Costa Mesa in in comparison with census data showing the percentage of the population within each block group who is categorized as low income or moderate by the American Community Survey. Figure 3-26 shows the following findings:
 25 proposed sites to accommodate the RHNA allocation (totaling 10,499 potential units, or 63.0% of the total potential units) are located within block groups that have a percentage of the population that identifies as low-and moderate-income between 25 and 50 percent. Of those units, 2,522 are proposed as affordable to low and very low incomes.  53 proposed sites to accommodate the RHNA allocation (totaling 4,989 potential units, or 29.9% of the total potential units) are located within block groups that have a percentage of the population that identifies as low-and moderate-income between 50 and 75 percent. Of those units, 1,728 are proposed as affordable to low and very low incomes.  19 proposed sites to accommodate the RHNA allocation (totaling 1,185 potential units, or 7.1% of the total potential units) are located within block groups that have a percentage of the population that identifies as low-and moderate-income greater than 75 percent. Of those units, 341 are proposed as affordable to low and very low incomes.

The data shows that the proposed candidate sites to meet the very low and low-income RHNA allocation are evenly dispersed throughout the community with an emphasis on locating units where there is a high level of access to important public services and transit. The distribution of potential units provides increased opportunities for low-income housing in areas with higher rates of low-income persons.

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Chapter 3: Housing Constraints, Resources, and Fair Housing 3-125 Figure 3-26: Proposed Sites to Accommodate RHNA and Percent Population Low and Moderate-Income, Costa Mesa

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Chapter 3: Housing Constraints, Resources, and Fair Housing3-126 Figure 3-27 shows proposed candidate sites to meet RHNA for Costa Mesa in relation with data showing R/ECAP areas within the City. R/ECAPs are racially or ethnically concentrated areas of poverty; they are marked in red hatchings. The goal of the AB 686 analysis is to analyze how the sites identified to accommodate the RHNA allocation may exacerbate or mitigate existing fair housing issues. Figure 3-24 shows there are no R/ECAPs located within the City of Costa Mesa; therefore, no proposed candidate sites are located in a R/ECAP.

Figure 3-28 shows proposed candidate sites to meet RHNA in relation with data showing RCAA areas within the City. RCAAs are racially or ethnically concentrated areas of affluence, they are identified as areas with a median household income greater than $125,000 and a white population of 80 percent of higher. Figure 3-25 shows there are no RCAAs in Costa Mesa; however, there are RCAAs just outside the City’s boundaries in Newport Beach.

Figure 3-29 shows proposed candidate sites to meet RHNA for Costa Mesa in relation with the TCAC/HCD Opportunity Areas within the City. TCAC is the California Tax Credit Allocation Committee/Housing and Community Development Opportunity Area Maps which show how resources are spatially distributed throughout the City.

Figure 3-29 shows the following findings:
 17 proposed sites to accommodate the RHNA allocation (totaling 899 potential units, or 5.4 percent of the total potential units) are located within High Segregation & Poverty Resource areas. Of those units, 298 are affordable to low and very low income groups.  10 proposed sites to accommodate the RHNA allocation (totaling 696 potential units, or 4.2 percent of the total potential units) are located within Low Resource areas. Of those units, 200 are affordable to low and very low income groups.
 56 proposed sites to accommodate the RHNA allocation (totaling 14,227 potential units, or 85.3 percent of the total potential units) are located within Moderate Resource areas. Of those units, 3,850 are affordable to low and very low income groups.  5 proposed sites to accommodate the RHNA allocation (totaling 273 potential units, or 1.6 percent of the total potential units) are located within Moderate Resource (Rapidly Changing) areas. Of those units, 78 are affordable to low and very low income groups.  9 proposed sites to accommodate the RHNA allocation (totaling 578 potential units, or 3.5 percent of the total potential units) are located within High Resource areas. Of those units, 165 are affordable to low and very low income groups.
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Chapter 3: Housing Constraints, Resources, and Fair Housing 3-127 Figure 3-27: Proposed Sites to Accommodate RHNA and Racially/Ethnically Concentrated Areas of Poverty, Costa Mesa

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Chapter 3: Housing Constraints, Resources, and Fair Housing 3-128 Figure 3-28: Proposed Sites to Accommodate RHNA and Racially/Ethnically Concentrated Areas of Affluence, Costa Mesa

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Chapter 3: Housing Constraints, Resources, and Fair Housing 3-129 Figure 3-29: Proposed Sites to Accommodate RHNA and TCAC Opportunity Areas, Costa Mesa

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Chapter 3: Housing Constraints, Resources, and Fair Housing 3-130

8. Analysis of Fair Housing Priorities and Goals
To enhance mobility and promote inclusion for protected classes, the chief strategy included in this Housing Element is to provide sites suitable for affordable housing in high-resource, high-opportunity areas, as demonstrated by the analysis of the housing resource sites contained in Chapter 3: Housing Resources.

Other programs that affirmatively further fair housing and implement the AI’s recommendations include:
 PROGRAM 2A: Inclusionary Housing Ordinance
 PROGRAM 2B: Affordable Housing Development
 PROGRAM 2C: Supportive Services for Persons with Special Needs  PROGRAM 2D: Facilitate Development of Senior Housing Options  PROGRAM 2E: Encourage Development of Housing Options for Large-Family Households  PROGRAM 2F: Persons with Physical and Developmental Disabilities  PROGRAM 2H: Farmworker Housing
 PROGRAM 4A: Fair Housing
 PROGRAM 4B: Rental Housing Assistance
 PROGRAM 4D: Fair Housing Assistance
 PROGRAM 4E: Low Barrier Navigation Centers
 PROGRAM 4F: Homeless Shelter
The following table also lists fair housing issues identified and relevant programs included in the Housing Plan addressing each.
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Chapter 3: Housing Constraints, Resources, and Fair Housing 3-131 Table 3-40: Affirmatively Furthering Fair Housing Programs Matrix Fair Housing Issue Contributing Factors Priority Programs Racial and Ethnic
Segregation

1. Census tract 636.05 is identified as a
High Segregation and Poverty area. It is
also rated the lowest ROI score for
people’s assets in education, the
economy, housing,
mobility/transportation,
health/environment, and civic life.

2. Ten census tracts are identified as
Racially Concentrated Areas of
Affluence.

3. The Hispanic population experiences
higher levels of poverty according to
HUD Opportunity Indicators.

High PROGRAM 4A: Fair Housing – The
City will take meaningful actions, in
addition to resisting discrimination,
that overcomes patterns of
segregation and foster inclusive
communities free from barriers that
restrict access to opportunity based
on protected characteristic, as
defined by California law. The City
will explore the feasibility of
additional actions to mitigate racial
and ethnic segregation, and
outreach specifically to low and very
low-income residents as wells
considered targeted outreach to
residents with moderate and high
levels of segregation.

PROGRAM 4I: Partnerships with
Local Organizations and Community
Groups – The city will partner with
local community-based
organizations, stakeholders and
groups who provide supportive
resources and programs to further
identify specific needs of this
community and connect community
members with appropriate
resources.

Housing Discrimination 1. The 2020 AI identified housing discrimination as an impediment to fair
housing choice in the City.

Medium PROGRAM 4A: Fair Housing – The
City will take meaningful actions, in
addition to resisting discrimination,
that overcomes patterns of
segregation and foster inclusive
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Chapter 3: Housing Constraints, Resources, and Fair Housing 3-132 Table 3-40: Affirmatively Furthering Fair Housing Programs Matrix Fair Housing Issue Contributing Factors Priority Programs communities free from barriers that
restrict access to opportunity based
on protected characteristic, as
defined by California law. The City
will explore the feasibility of
additional actions to mitigate
housing discrimination, as well as
continue contracting with the Fair
Housing Foundation.

Unfair Lending 1. The Lending Analysis identified lower rates of home loan approval for
moderate, low, and very low-income
residents. Applicants who identified as
Black experienced both lower rates of
home loan approval and purchase and
higher rates of home loan denial,
indicating disparity in access to
funding.

Medium PROGRAM 4A: Fair Housing – The
City will take meaningful actions, in
addition to resisting discrimination,
that overcomes patterns of
segregation and foster inclusive
communities free from barriers that
restrict access to opportunity based
on protected characteristic, as
defined by California law. The City
will explore the feasibility of
additional actions to mitigate unfair
lending, as well as continue
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Chapter 3: Housing Constraints, Resources, and Fair Housing 3-133 Table 3-40: Affirmatively Furthering Fair Housing Programs Matrix Fair Housing Issue Contributing Factors Priority Programs providing important ownership
information on the City’s website.

Access to Opportunity 1. Two census tracts in the City’s southern region are rated the lowest
ROI score for people’s assets in
education, the economy, housing,
mobility/transportation,
health/environment, and civic life.

2. Three census tracts are identified as
Low Resource areas and one is
identified as High Segregation and
Poverty according to TCAC data.

3. Four census tracts are identified as
having the lowest TCAC Education
Outcomes.

High PROGRAM 4I: Partnerships with
Local Organizations and Community
Groups – The city will partner with
local community-based
organizations, stakeholders and
groups who provide supportive
resources and programs to further
identify specific needs of this
community and connect community
members with appropriate
resources.

Environmental
Conditions

1. All racial and ethnic groups have low
environmental health indices according
to HUD Opportunity Indicators.

2. Census tract 636.05 has a
CalEnviroScreen 3.0 environmental
burden of 81 to 90 percent.

Medium PROGRAM 4I: Partnerships with
Local Organizations and Community
Groups – The city will partner with
local community-based
organizations, stakeholders and
groups who provide supportive
resources and programs to further
identify specific needs of this
community and connect community
members with appropriate
resources.

Availability of Accessible
Housing for Persons with
Disabilities

1. Five census tracts reporting 10 to 20
percent of their population having at
least one disability.

2. Approximately 86 percent of housing
units were built prior to 1989 before
the Fair Housing Act and State laws
regarding accessibility requirements
High PROGRAM 1A: Owner-Occupied
Housing Rehabilitation – This
program may be used to assist
qualified property owners in
improving single-family residential
properties, including: health and
safety repairs such as mechanical,
1088

Chapter 3: Housing Constraints, Resources, and Fair Housing 3-134 Table 3-40: Affirmatively Furthering Fair Housing Programs Matrix Fair Housing Issue Contributing Factors Priority Programs for persons with disabilities were
adopted.
plumbing, electrical, roofing,
security, medical emergency
requirements, and/or aid the
mobility of the physically disabled
and/or elderly.

PROGRAM 2C: Supportive Services
for Persons with Special Needs –
The City will promote information
and outreach to local organizations
regarding the availability of CDBG
funds for special needs populations
to secure decent housing and
supportive services.

PROGRAM 2F: Persons with
Physical and Developmental
Disabilities – The City will take
actions to accommodate ADA
retrofit efforts, ADA compliance
and/or other measures to facilitate
access to adequate housing for
persons with disabilities.

PROGRAM 2N: Reasonable
Accommodation – The City will
outreach to local organizations to
promote access to housing for
persons with disabilities and address
potential constraints, and review
and revise its reasonable
accommodations process to be
1089

Chapter 3: Housing Constraints, Resources, and Fair Housing 3-135 Table 3-40: Affirmatively Furthering Fair Housing Programs Matrix Fair Housing Issue Contributing Factors Priority Programs consistent with State and federal
housing requirements.

Need for affordable
housing in new
developments.

1. Ten census tracts are identified as
Racially Concentrated Areas of
Affluence.

2. Eight census tracts with 40 to 60
percent overpayment by homeowners
and five census tracts 60 to 80 percent
overpayment by renters.

3. Three census tracts with overcrowding
greater than 20 percent.

4. Six census tracts reporting
Stable/Advanced Exclusive
affordability, one census tract
reporting Becoming Exclusive, and nine
census tracts reporting At Risk of
Becoming Exclusive according to the
Urban Displacement Project.

High PROGRAM 2A: Inclusionary Housing
Ordinance – The City will consider
the adoption of an inclusionary
zoning ordinance within 12 months
of adoption of the 6th Cycle Housing
Element.

PROGRAM 2B: Affordable Housing
Development – The City will seek
funding, coordinate outreach,
provide incentives, and publish
informational materials to facilitate
and promote the development of
affordable housing units.

Displacement Risk 1. One census tract reporting Advanced Gentrification and two census tracts
reporting Low-Income/Susceptible to
Displacement according to the Urban
Displacement Project.

2. A total of 75 assisted affordable units
at risk of becoming market-rate
between 2021 and 2031.

High PROGRAM 1C: Monitoring and
Preservation of At-Risk Housing
Units – The City will regularly
monitor units that have the
potential to convert to market-rate,
and work with property owners on
potential contract and funding
extensions.
1090

Chapter 3: Housing Constraints, Resources, and Fair Housing 3-136 F. Housing Resources

1. Regional Housing Needs Allocation
This section of the Housing Element provides an overview of the resources available to the City to meet the Regional Housing Needs Allocation (RHNA). The City of Costa Mesa is required to plan for the following 2021-2029 RHNA allocation:

Future Housing Needs
Future housing need refers to the share of the regional housing need that has been allocated to the City.

The State Department of Housing and Community Development (HCD) has supplied a regional housing goal to the Southern California Association of Governments (SCAG). SCAG was then required to allocate the housing goal to each jurisdiction within the region through a RHNA Plan. In allocating the region’s future housing needs to jurisdictions, SCAG is required to take the following factors into consideration pursuant to Section 65584 of the State Government Code:
 Market demand for housing;
 Employment opportunities;
 Availability of suitable sites and public
facilities;
 Commuting patterns;
 Type and tenure of housing;
 Loss of units in assisted housing
developments;
 Over-concentration of lower income
households; and
 Geological and topographical
constraints.

HCD, through a determination process, allocates units to each region across California. It is then up to each region to determine a methodology and process for allocating units to each jurisdiction within that region.

SCAG adopted its Regional Housing Needs Allocation (RHNA Plan) in March 2021. This RHNA covers an 8- year planning period (starting in 2021) and addresses housing issues that are related to future growth in the region. The RHNA allocates to each city and county a “fair share” of the region’s projected housing needs by household income group. The major goal of the RHNA is to assure a fair distribution of housing among cities and counties within the SCAG region, so that every community provides an opportunity for a mix of housing for all economic segments.

Costa Mesa’s share of the SCAG regional growth allocation is 11,760 new units for the current planning period (2021-2029). Table 3-41: Housing Needs for 2021-2029, indicates the City’s RHNA need for the stated planning period.

1091

Chapter 3: Housing Constraints, Resources, and Fair Housing 3-137 Table 3-41: Housing Needs for 2021-2029
Income Category Percent of Median Family
Income (MFI)
Costa Mesa’s RHNA Allocation for the
2021-2029 Planning Period
Very Low Income 0-50% MFI 2,919 units
Low Income 51-80% MFI 1,794 units
Moderate Income 81-120% MFI 2,088 units
Above Moderate Income >120% MFI 4,959 units
TOTAL 11,760 units
Residential Sites Inventory
Appendix B of the Housing Element includes the required site analysis tables and site information for the vacant and non-vacant properties to meet the City’s RHNA need through the 2021-2029 planning period.

The following discussions summarize the City’s site inventory and adequate sites identification strategy.

Adequacy of Sites for RHNA
The City of Costa Mesa conducted a thorough analysis of all parcels within the City to determine which areas may have the most realistic potential to redevelop for residential uses within the planning period.

The analysis included an in depth look at the following site characteristics for each parcel within the inventory:
 Address
 Ownership
 Zoning (including Specific Plan areas, Urban Plans, and Overlays, if applicable)  Size (Net developable acres removing known development constraints)  Density
 Vacancy status
 Previous Housing Element identification
 Potential Development Capacity (Dwelling Units) by income category  Description of existing use
Most sites identified meet AB 1397 requirements for size as well as infrastructure requirements for available utility service. There is a further analysis regarding consolidation of small sites as well as the development potential of large sites within Appendix B.

The City of Costa Mesa has a total 2021-2029 RHNA allocation of 11,760 units. The Housing Element update lists sites, including accessory dwelling units, that can accommodate approximately 17,531 additional units.

Table 3-42 shows a summary of the City’s overall capacity to accommodate its RHNA. Overall, the City has adequate capacity to accommodate its 2021-2029 RHNA with a 149% buffer in excess of the City’s RHNA need.

1092

Chapter 3: Housing Constraints, Resources, and Fair Housing 3-138 Table 3-42: Summary of RHNA Status and Sites Inventory
Very Low
Income* Low Income Moderate
Income*
Above
Moderate
Income
Total
RHNA (2021-2029) 2,919 1,794 2,088 4,959 11,760
Units Constructed in Projection
Period (Begins June 31, 2021) 3 19 9 8 39
Remaining Unmet RHNA 2,916 1,775 2,079 4,951 11,721
Sites Inventory
Fairview Developmental Center 575 345 690 690 2,300
Sakioka Lot 2 120 60 120 900 1,200
Home Ranch 221 110 221 1,663 2,215
Senior Center Housing Project 40 20 0 0 60
Pacific Arts Plaza and Town
Center 53 27 53 402 535
Total Potential Capacity -
Existing Sites 1,009 562 1,084 3,655 6,310
Overlays, Specific Plans, and Urban Plans
North Costa Mesa Specific Plan 1,201 695 1,269 3,265 6,435 SoBECA Urban Plan 1 28 70 141 383 732
Mesa West Bluff Urban Plan 195 109 208 555 1,071
19 West Urban Plan 1 15 64 123 335 640
Harbor Mixed Use Overlay 2 70 151 286 778 1,485
Total Potential Capacity -
Overlays, Specific Plans, and
Urban Plans
1,909 1,089 2,027 5,316 10,363
Projected ADU Construction
Projected ADU Construction 97 168 117 8 391
Sites Inventory Total
Total Units towards RHNA 3, 015 1,819 3,228 8,979 17,042 Total Capacity Over RHNA
Categories 103% 102% 155% 181% 14 5%
*The City’s Extremely Low Income (ELI) housing need is assumed to be 50% of the very low RHNA need for the planning period.

Projects in the Pipeline
Development projects that are in the planning process but have not received approvals or building permits are considered “in the pipeline.” For applications submitted for a land use approval, projects are considered “pending” until the necessary land use approvals are issued, at which point a project is deemed “approved.” Once a building permit is issued, the project is identified as “building permit issued.” When project construction is completed and all necessary building safety inspections have been completed a certificate of occupancy or “final building permit” is issued.

Chapter 3: Housing Constraints, Resources, and Fair Housing 3-139 included as “candidate housing sites”, they represent opportunities for future housing construction in Costa Mesa within the planning period. If/when these housing units are built, the units will count toward achieving the City’s RHNA allocation consistent with State law.

Appendix B contains a summary of housing projects at various planning/development stages, and consist of potential developments of various sizes, types and housing affordability ranges. The summary includes recent housing projects that have been submitted at this time, but not approved; approved but no building permits have been issued or applied for; and other housing projects that City staff is working on in partnership to develop housing resources in the City.

For a variety of reasons, not all projects in the pipeline complete the planning or building permit process and are built and occupied. However, these projects provide an indication of what future completed construction will likely be. City staff will continue to work with the aforementioned project applicants and other City housing efforts to reach the City’s Housing Element goals.

Redevelopment of Non-Vacant Sites for Residential Uses
The City of Costa Mesa does not have sufficient vacant land available to accommodate fifty percent of their low/very-low income RHNA and are reliant on non-vacant sites to meet their RHNA need. To accommodate the need at all income levels, the City has analyzed sites within non-residentially zoned areas that permit residential development through Specific Plans, Urban Plans, or Overlays. The City also evaluated and included parcels not currently within Urban Plans which will be added when those Urban Plans are amended.

As part of the candidate housing sites analysis, the City has evaluated recent projects that have redeveloped within non-residentially zoned areas that included residential units. Those projects, including the zoning, use prior to redevelopment, and a project analysis of the approved development plan, are shown in Table 3-43. The City’s analysis showed that prior uses on these redeveloped sites were similar in nature to the existing uses on sites identified within the sites inventory in Table B-3.

The City has also conducted a parcel specific analysis of existing uses for each of the identified sites. This analysis of existing uses, including indicators of a likelihood that the existing use will redevelop within the next eight years, are provided in Table B-3. This analysis is based on information readily available to the City and research that can be found through online research. The City does not always have access to private lease information but has included information that property owners have shared regarding individual sites.

The following residential development projects have been constructed on parcels that were either non- residentially zoned or had an existing non-residential use on-site within Costa Mesa. 1094

Chapter 3: Housing Constraints, Resources, and Fair Housing 3-140 Table 3-43: Example Development of Non-Vacant Sites for Residential Uses Project Address/ APN Dwelling
Units Zoning Use Prior to
Redevelopment Project Analysis
125 Baker St. 240 PDR -
HD Industrial use
This development is a 240-unit wrap
apartment complex on a 4.2-acre parcel in a
largely industrial and office area of Costa
Mesa. The project was built at a density of
approximately 57 du/ac. The site was
previously a light industrial and office uses
use similar to some of the identified
candidate housing sites. The project was
rezoned from CL to PDR-HD.
1957 Newport Blvd. 38 PDR -
HD
Self-storage use
and trailer storage
lot
This development is a 38-unit condominium
project along the Newport Blvd commercial
corridor. The site was previously a self-
storage and trailer storage use similar to
some of the identified candidate housing
sites. The project was rezoned from C1 to
PDR-HD.
2277 Harbor Blvd. 200 PDR -
HD Motel use
This development is a 200-unit apartment
complex on a previous motel use site. This
development is located on Harbor
Boulevard and shares many existing
characteristics with sites identified within
this corridor in the candidate sites
inventory. The project was rezoned from C1
to PDR-HD.
671 W. 17th St. 177 MG
Brownfield
development
(Argotech
Industries)
This development is 177 live/work and loft
residential units and was developed on a
site that was previously largely surface
parking area. This site is in the Mesa West
Urban Plan area and adjacent to some of
the sites identified within the candidate
housing sites analysis. This project also
shares many existing use characteristics
with those identified sites.
1620 and 1644
Whittier Ave. 89 MG
Industrial use
(Ametek Aerospace
and Defense)
This development is 89 live/work residential
units on a former industrial use site in the
Mesa West Bluffs Urban Plan area. Similar
to 671 W. 17th Street, this site shares many
geographic and existing use characteristics
with sites identified in the candidate
housing sites analysis.
1500 Mesa Verde
Drive East 215 PDC Vacant commercial
area
This development is 215 senior apartments
developed at four stories along Harbor
1095

Chapter 3: Housing Constraints, Resources, and Fair Housing 3-141 Table 3-43: Example Development of Non-Vacant Sites for Residential Uses Project Address/ APN Dwelling
Units Zoning Use Prior to
Redevelopment Project Analysis
Boulevard directly adjacent to existing
commercial uses. This project is an example
of the types of horizontal mixed-use
projects that the City anticipates may
develop along Harbor Boulevard and
matches assumptions made in the Housing
Element.
1527 Newport
Boulevard 40 C2 &
MG
Industrial uses,
including boat and
automobile repair
This development is 40 live/work units with
ground floor commercial/office workspaces
and two stories above for residential. This
development is in the 19 West Urban Plan
area and previous uses are consistent with
sites identified within the sites inventory.
132, 134, 140
Industrial Way 22 C2 &
MG
Industrial uses,
including boat and
automobile repair
This development is 22 live/work units with
ground floor commercial/office workspaces
and two stories above for residential. This
development is in the 19 West Urban Plan
area and previous uses are consistent with
sites identified within the sites inventory.
1677-1985 Superior
Avenue 49 C2 &
MG
Gas station and a
mixture of
commercial and
industrial uses.

This development is 49 live/work units with
ground floor commercial/office workspaces
and two stories above for residential. This
development is in the 19 West Urban Plan
area and previous uses are consistent with
sites identified within the sites inventory.
2025 Placentia
Avenue 36 MG
Commercial and
industrial uses,
including storage
and repair for
boats
This development is 36 live/work units with
ground floor commercial/office workspaces
and two stories above for residential. This
development is in the Mesa West Bluffs
Urban Plan area along Placentia Avenue and
previous uses are consistent with sites
identified within the sites inventory.
2095 Harbor
Boulevard 29 PDC
Commercial
buildings and gas
station which had
been vacant for
several years.

This development is 28 single-family homes
with live/work potential, including ground
floor commercial/office workspaces and two
stories above for residential. This
development is in the Harbor Mixed Use
Urban Plan area along Harbor Avenue and
previous uses are consistent with sites
identified within the sites inventory.
1672 Placentia
Avenue 32 MG Boat yard and
industrial building
This development is 32 live/work units with
ground floor commercial/office workspaces
1096

Chapter 3: Housing Constraints, Resources, and Fair Housing 3-142 Table 3-43: Example Development of Non-Vacant Sites for Residential Uses Project Address/ APN Dwelling
Units Zoning Use Prior to
Redevelopment Project Analysis
and two stories above for residential. This
development is in the Mesa West Bluffs
Urban Plan area along Placentia Avenue and
previous uses are consistent with sites
identified within the sites inventory.

This analysis of recent sample development projects shows that residential development occurs within the City on sites that have existing non-residential uses. As indicated in the analysis notes, these example sites share many characteristics with the candidate housing sites in Table B-3. This demonstrates that there is development potential on these sites as well as interest in developing these types of sites for residential uses within Costa Mesa.

Lease Analysis
Existing lease agreements on infill and non-vacant properties present a potential impediment that may prevent residential development within the planning period. State law requires the City to consider lease terms in evaluating the use of non-vacant sites, however the City does not have access to private party lease agreements or other contractual agreements amongst private parties. Additionally, COVID-19 has increased the potential number of vacancies, especially within commercial uses. As part of the sites analysis for very-low and low-income sites, the City conducted discussions with property owners who felt comfortable sharing this information and came forward as interested in developing their properties for housing through the planning period. Notes regarding discussion are found in Table B-3.

Regulatory Incentives
Density bonus is a State law which permits increased density, a lowered parking standard, and concessions for projects which provide a certain percentage of their dwelling units as deed restricted to residents at the very-low, low, and moderate-income levels. Projects within infill areas such as Costa Mesa often utilize density bonus provisions to construct affordable units. The City understands that existing land use policy may not necessarily contribute to the development of housing. Therefore, regulatory incentives can be helpful in bringing housing units to the market. The City has committed through Program 2I, to annually update the local density bonus ordinance to be consistent with State law if changes are adopted at the State level.

The City has created programs expressly written to address the analysis and potential development of additional regulatory incentives to incentivize the creation of affordable housing. As stated in Program 2B, these may include, but are not limited to, the following for projects that propose a percentage of their housing units as affordable:
 Deferment of fees
 Priority Processing
 Modified development standards (above and beyond what is permitted under Density Bonus) 1097

Chapter 3: Housing Constraints, Resources, and Fair Housing 3-143 Development Trends and Current Market Demand for Existing Uses The existing uses within the identified candidate housing sites are primarily commercial, light industrial, and office/business park. The following excerpts are from the Winter 2021 Allen Matkins/UCLA Anderson Forecast Commercial Real Estate Survey.

Office Space Markets
The COVID-19 pandemic took a toll on traditional office uses when the majority of California’s office workforce was required to work from home. This taught employees and employers that remote work was possible and may have sparked a trend of more remote work options in a post-COVID world. An excerpt from the above referenced study indicated that “survey participants are confident about the growth in demand for office space between 2020 and 2023, they are pessimistic about the return to investment in new space today.”8
This indicates that while we may return to a more normal work setting in the short term, there is likely to be less investment going forward in new office space as employers look to downsize the leasable space they occupy and expand flexible work options to keep employees happy and hard costs down. It is likely this trend occurs into the next decade, opening up existing office uses not operating at full occupancy for residential redevelopment opportunities.

Retails Space Markets
In regard to future retail development trends and demand, the above referenced study noted the following observations from their analysis on participant responses. “During the previous economic expansion, retail space struggled. The current recession tripled down on that struggle. First, the loss of household income and the shelter-in-place policies reduced current demand for brick-and-mortar retail. Second, the inability to physically frequent many retail establishments created a new set of online shoppers, and third, increases in the savings rate on the part of households in response to the recession portends less individual consumption. To be sure, some activities will be coming back, particularly personal services and experiential retail. But now, more marginal properties will not find tenants willing to pay sufficient rent to keep the properties in the retail space.”9
While COVID-19 had a large impact on retail in the immediate future, overall market trends pointed to a decline in the need for brick-and-mortar retail spaces going back over the past decade. The rise in online retailers such as Amazon and the shift in focus to online sales of major retailers like Target, Walmart, and others have kept shoppers in their homes and away from smaller mom and pop retailers as well.

Experiential uses such as restaurants and dining provide more incentive and are likely to bounce back quickly following the removal of COVID-19 protocols. These uses do well in walkable, mixed-use settings with a strong flow of permanent consumers. Residential uses, especially at higher densities, present an opportunity to support future commercial growth including supporting smaller mom and pop retailers in infill settings such as Costa Mesa.

8 Allen Matkins/UCLA Anderson Forecast Commercial Real Estate Survey, Winter 2021, 9 Allen Matkins/UCLA Anderson Forecast Commercial Real Estate Survey, Winter 2021, 1098

Chapter 3: Housing Constraints, Resources, and Fair Housing 3-144 Development Trends
State, regional, and local policy direction promoting the development of housing at all levels to meet existing housing shortages, especially for low-income families, has further driven up the demand for housing. The redevelopment of existing non-vacant land, both in residential and non-residential zones, for multi-family rental and for sale housing provides a realistic opportunity to create affordable housing using the resources available within communities such as Costa Mesa. As a result, much of Costa Mesa’s future growth will be on infill opportunities within the City. To facilitate this, the City has proposed actions to evaluate and revise the development standards and permitted uses within many key areas within the City.

This increases the developable area within the City where residential development can occur and promotes development at densities which may support affordable housing.

As stated previously, much of Costa Mesa’s anticipated future housing growth is expected to occur on infill sites, or sites with existing uses. Development on non-vacant parcels was analyzed to determine a reasonable development capacity based on known constraints and historic development patterns within each of the different zones. Table B-3 in Appendix B contains a detailed description of each existing use.

Many of the existing uses were found to be similar with recent redevelopment examples in Costa Mesa.

Appendix A also includes outreach to property owners and letters of owner support/developer interest for specific parcels identified in the Housing Element.

Accessory Dwelling Unit Productions
Accessory dwelling units, or ADUs) are housing units which may be developed in addition to an existing single- or multi-family residential use. These housing units can be free-standing or attached to a primary structure and are intended to provide additional housing on an existing residential lot. Often ADUs provide housing for family members or are rented to members of the community.

One of the proposed methods for meeting the City’s RHNA at all income levels is through the production of ADUs. A number of State Assembly and Senate Bills were passed in 2018 and 2019 that promote development of ADUs and remove barriers that may inhibit their development within communities. The following is a summary of those bills:
 AB 68 and 881
o Prohibit minimum lot size requirements
o Cap setback requirements at 4’, increasing the size and location opportunities for ADUs o Prohibit the application of lot coverage, FAR, or open space requirements that would prevent an 800 square foot from being developed on a lot o Remove the need for replacement parking when converting an existing garage to an ADU o Limit local discretion in establishing min and max unit size requirements o Mandate a 60-day review period for ADU applications through a non-discretionary process  SB 13
o Prohibit owner-occupancy requirements for 5 years
o Reduce impact fees applicable to ADUs
1099

Chapter 3: Housing Constraints, Resources, and Fair Housing 3-145 o Provide a program for homeowners to delay compliance with certain building code requirements that do not relate to health and safety
 AB 670
o Prohibits Homeowner’s Associations (HOAs) from barring ADUs As a result of new legislation and an increased effort by the City to promote ADUs, the City has seen an increase in applications so far in 2021. In 2018, the City permitted 4 ADUs, followed by 6 in 2019 and a 217% increase in 2020 of 19. In 2020, the City received 44 applications proposing ADUs. Of those 44 applications, 19 were issued building permits in 2020 and 1 was issued a building permit and received their Certificate of Occupancy in 2020. In addition, 12 of those 44 applications were issued a building permit in 2021. The remaining are still in plan check or the projects have been abandoned. As of the end of April 2022, the City of Costa Mesa has seen an increase in ADU activity. The City has approved and is in the process of issuing permits for 27 ADUs through approximately one-third of the year. Projected out over 2022, this demonstrates the continued trend of ADU growth and puts the City on pace for 81 approved ADUs in 2022. This exceeds the City’s 2022 projection of 50 units by 31 units and positions the City well to exceed its projected ADUs within the planning period. In accordance with State law, ADUs are allowed in all zones that allow single dwelling unit or multiple dwelling unit development. Junior Accessory Dwelling Units (Jr ADUs) are permitted only in single dwelling unit zones.

The City of Costa Mesa has determined based on past performance and the SCAG/HCD approved methodology that it is appropriate to anticipate the development of 391 accessory dwelling units from 2021 to 2029. Approximately 391 of these units are anticipated to be affordable at the low and very-low- income categories. A total of 117 ADUs are anticipated to be affordable at the moderate-income level and 8 ADUs are anticipated at the above moderate-income level.

To assist in reaching the City’s ADU development projections, Costa Mesa has included Program 3E, which explores actions the City will take to promote and incentivize the development of ADUs during the planning period. As outlined in the program, these actions may include:
 Coordinating with the County on implementation of a permit-ready ADU program  Waiving specific permitting fees to make ADU development more feasible  Creating an expedited plan check review process to ease the process for homeowners  Explore potential State and Regional funding sources for affordable ADUs Summary of Sites Inventory and RHNA Obligations
As described in this section and in further detail in Appendix B, the City of Costa Mesa has identified adequate sites to accommodate the 2021-2029 RHNA obligation of 11,760 housing units. These candidate housing sites, in combination with the programs stated in Chapter 4, will help to facilitate the development of future housing within the city.

1100

Chapter 3: Housing Constraints, Resources, and Fair Housing 3-146 G. Financial Resources
Providing an adequate supply of decent and affordable housing requires funding from various sources, the City has access to the following funding sources.

1. Section 8 Housing Choice Voucher, CDBG and HOME funds The Section 8 Housing Choice Voucher program is a Federal government program to assist very low-income families, the elderly, and the disabled with rent subsidy payments in privately owned rental housing units.

Section 8 participants are able to choose any housing that meets the requirements of the program and are not limited to units located within subsidized housing projects. They typically pay 30 to 40 percent of their income for rent and utilities. The Orange County Housing Authority (OCHA) administers Section 8 Housing Choice vouchers within the City of Costa Mesa. OCHA reports that as of June 30, 2014, a total of 640 vouchers were granted to Costa Mesa households.

Community Development Block Grants (CDBG)
The Community Development Block Grant (CDBG) program provides annual grants on a formula basis to cities to develop viable urban communities by providing a suitable living environments and by expanding economic opportunities, principally for low- and moderate-income persons (up to 80 percent AMI). CDBG funds can be used for a wide array of activities, including:
 Housing rehabilitation;
 Lead-based paint screening and abatement;
 Acquisition of buildings and land;
 Construction or rehabilitation of public facilities and infrastructure, and:
 Public services for low-income households and those with special needs.

In order to receive CDBG funding, the City of Costa Mesa is required to approve and implement the 2020- 2024 Consolidated Plan. This is a planning document that identifies the City’s housing and community needs and outlines a strategy to address these needs utilizing funds from the U.S. Department of Housing and Urban Development (HUD).

HUD also requires the City to prepare a One-Year Action Plan for each of the five years covered by the Consolidated Plan. For the 2020-2021 fiscal year the City of Costa Mesa received $1,600,000 in CDBG and HOME funding (including public service grants associated with CDBG) are anticipated to be allocated towards:
(1) Housing Rehabilitation
(2) Tenant-Based Rental Assistance
(TBRA)
(3) HOME Administration
(4) Community Housing Development
Organization (CHDO) Housing Reserve
(5) Special Housing Code Enforcement
(6) Mercy House – Bridge Shelter
(7) City of Costa Mesa Senior Social
Services
(8) Community SeniorServ Meal Programs
(9) Fair Housing Foundation
(10) Youth Employment Services Program
(11) CDBG Administration
(12) Families Forward
1101

Chapter 3: Housing Constraints, Resources, and Fair Housing 3-147 HOME Investment Partnership Program (HOME)
The HOME program provides federal funds for the development and rehabilitation of affordable rental and ownership housing for households with incomes not exceeding 80 percent of area median income. The program gives local governments the flexibility to fund a wide range of affordable housing activities through housing partnerships with private industry and non-profit organizations. HOME funds can be used for activities that promote affordable rental housing and homeownership by low-income households.

As with CDBG funding, HOME funds require the City complete a Consolidated Plan and a One-Year Action Plan. The 2020-2024 Consolidated Plan identifies the following objectives for HOME funds:

High Priority Need:
 Housing rehab: $275,000
 Tenant Based Rental Assistance:
$150,000
 Community Housing Development
Organization Reserve: $180,365
 Program Admin: $50,582

2. Opportunities for Energy Conservation
The primary uses of energy in urban areas are for transportation lighting, water heating, and space heating and cooling. The high cost of energy demands that efforts be taken to reduce or minimize the overall level of urban energy consumption. Energy conservation is important in preserving non-renewable fuels to ensure that these resources are available for use by future generations. There are also a number of benefits associated with energy conservation including improved air quality and lower energy costs.

Energy Use and Providers
Southern California Gas Company (SCG) provides natural gas service for the City. Natural gas is a “fossil fuel” and is a non-renewable resource. Most of the major natural gas transmission pipelines within the City are owned and operated by SCG. SCG has the capacity and resources to deliver gas except in certain situations that are noted in state law. As development occurs, SCG will continue to extend its service to accommodate development and supply the necessary gas lines. Electricity is provided on an as-needed basis to customers within existing structures in the City.

Southern California Edison Company (SCE) is the distribution provider for electricity in Costa Mesa. SCE services an area of 50,000 square miles with a population over 10 million; Costa Mesa represents less than one percent of the population served by SCE. Currently, SCE has no immediate plans for expansion of infrastructure, as most of the City is built out. However, every year SCE expands and improves existing facilities according to demand and they have indicated that future growth in Costa Mesa as anticipated in the General Plan is within the parameters of the overall projected load growth which they are planning to meet.

Energy Conservation
The City’s Conservation Element of the General Plan identify and establish goals and policies for preserving and managing natural resources in the City. The element states that solutions to energy problems can be solved through conservation and through the development of alternate energy sources. Energy suppliers are continuously searching for new and expanded sources of conventional fuels such as oil, gas, and coal. 1102

Chapter 3: Housing Constraints, Resources, and Fair Housing 3-148 More recently developed fuels, such as nuclear and geothermal, make up a small share of the nation's energy supplies.

The City’s Conservation Element states the City does not operate any local utilities related to energy, however, it partners with and supports energy providers to promote sustainable practices through local regulations. The Element also reports that while the national consumption of energy has increased by over 50 percent in the last 30 years, the State of California has remained stable due to conservation campaigns by individuals, businesses, utilities companies, and State and local regulations.

Solar energy is the viable alternate energy source for the City of Costa Mesa. As of January 2020, the State of California requires all new single-family and multi-family homes (up to 3 stories high) include a solar photovoltaic (PV) system as a source of electricity. The California Clean Energy Commission determined this mandate increases the cost of single-family residences by $8,400, but it saves homeowners and renters about $80 per month on electricity costs. To further promote the switch to solar energy, the City of Costa Mesa initiated the Go Green Program which waives permit fees for residential solar installations and electric vehicle charging stations.

The Leadership in Energy and Environmental Design (LEED) certification is a world-wide rating system which reviews and rates buildings, communities, and cities on their energy efficiency and conservation strategies.

A LEED certified building is rated based on a set of points received and may be rated “certified” at the lowest and “Platinum” at the highest. In 2007, the City of Costa Mesa implemented a Green Building Program aimed at promoting energy efficiency by expediting the permitting process and waive certain fees for LEED certified projects. The City also became the first California city to require all new Municipal buildings be LEED Gold certified. LEED certified buildings are recognized for providing the following:
 Improved productivity and morale amongst workers, recruitment, and higher retention rates;  Improved indoor environmental quality and air quality;  Minimized energy and water costs during construction and operation;  Minimized waste output;
 Pollution prevention; and
 Low-impact materials that last longer and may be non-toxic, recycled, and sustainably produced.

In February 2021, the City of Costa Mesa became the first city in California to achieve a LEED Gold for Cities and Communities certification.

Lastly, the City also abides to Title 24 standards as mandated by the State. Title 24 establishes energy efficiency standards for residential and nonresidential buildings (new structures and additions) to reduce energy consumption. The standards are updated every three years to achieve greater efficiency and reach for new goals.
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Housing Plan
Chapter 4
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Chapter 4: Housing Plan 4-2
Housing Plan
The Housing Plan describes the City of Costa Mesa 2021-2029 policy program. The Housing Plan describes the specific goals, policies, and programs to assist City decision makers to achieve the long-term housing objectives set forth in the Costa Mesa Housing Element. This Plan identifies goals, policies, and programs aimed at providing additional housing opportunities, removing governmental constraints to affordable housing, improving the condition of existing housing, and providing equal housing opportunities for all residents. These goals, policies, and programs further the City’s overall housing policy goal is to Inspire a more diverse, sustainable, and balanced community through implementation of strategies and programs that will result in economically and socially diversified housing choices that preserve and enhance the special character of Costa Mesa.

Regional Housing Needs Assessment
The Southern California Association of Governments (SCAG) has conducted a Regional Housing Needs Assessment (RHNA) to determine the City’s share of the affordable housing needs for the Orange County region. The RHNA quantifies Costa Mesa’s local share housing needs for the region by income category.

Income categories are based on the most current Median Family Income (MFI) for Orange County. The City’s 2021-2029 RHNA growth need is as follows:
 2,919 units - Very low income (0-50% County MFI)
 1,794 units - Low income (51-80% of County MFI)
 2,088 units - Moderate income (81-120% of County MFI)  4,959 units - Above moderate income (120% or more of County MFI) 11,760 units – Total
A. Guiding Principles
The City of Costa Mesa followed certain “guiding principles” in developing its approach and strategy for accommodating future housing growth. These guiding principles assist with implementation of the housing goals, policies and programs and will aid overall decision making. The guiding principles are rooted in community engagement and local knowledge and input into the planning process. The guiding principles are as follows:
 The City will plan for future housing primarily along major commercial, industrial, and mixed-use corridors within Costa Mesa that are compatible with growth, while preserving established residential neighborhoods.
 Each neighborhood, community, and district within Costa Mesa has its own unique characteristics and needs. Future housing growth will build upon Costa Mesa’s history and complement the diversity and unique characteristics that already exist within each area.  The City will plan for a diverse range of housing forms, types, and densities to address the housing needs of an inclusive and diverse community and provide housing opportunities that meet the needs of all residents, including low-income households, seniors, multi-generational families, larger households, and special needs groups.
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As identified in Chapter 2, the City will need to consider the following findings based on the data presented in this Community Profile:
 The Costa Mesa population is showing aging trends – housing goals should consider the needs of seniors who may have less flexible income, need accessibility accommodations, or may seek assisted living options. The City has established Housing Program 2D to address this finding.  Over a quarter of the Costa Mesa population identifies as Hispanic or Latino – housing needs should account for possible cultural needs such as larger or multigenerational housing units. Additionally, housing information should be made available in Spanish to assist in the location of appropriate housing within the community. The City has established Housing Programs 2E and 4A to address this finding.
 Approximately 47 percent of the Costa Mesa population earn a lower income, indicating that production of and access to affordable housing including affordable rental options and entry level home ownership facilitation should be considered. The City has established Housing Programs 2B, 4A, 4B, and 4C to address this finding.
 Approximately 48.8 percent of renters and 31.8 percent of homeowners are estimated to spend more than 30 percent of their income on housing, indicating a high housing cost burden overall with a higher proportion of renters compared to owners experiencing overpayment. The City has established Housing Programs 2B, 4A, 4B, and 4C to address this finding.  Based on for sale and rental housing prices, a moderate-income household cannot afford to own a home in Costa Mesa, while lower income households cannot afford to own or rent in Costa Mesa without experiencing overpayment. The City has established Housing Programs 2B, 4A, 4B, and 4C to address this finding.
 The majority of housing units in Costa Mesa were built over 30 years ago – households in older homes may benefit from assistance in renovating their homes and ensuring safe living environments with access to all utilities. The City has established Housing Programs 1A and 1B to address this finding.
 Costa Mesa has a relatively low vacancy rate, indicating high demand for housing and low availability of housing units within the City. The City has established Housing Programs 2B and 3A to address this finding.
 46.5 percent of Costa Mesa households have at least one of the four identified housing problems, which include:
o Units with physical defects (lacking complete kitchen or bathroom); o Overcrowded conditions (housing units with more than one person per room – excluding bathrooms and kitchens);
o Housing cost burdens, including utilities, exceeding 30 percent of gross income; and o Severe housing cost burdens, including utilities, exceeding 50 percent of gross income.

The City has established Housing Programs 1A, 1B, and 4A to address this finding.

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B. Housing Goals
The City of Costa Mesa has identified the following housing goals as part of this Housing Element Update:

Housing Goal #1: Preserve and enhance the City’s existing housing supply.

Housing Goal #2: Facilitate the creation and availability of housing for residents at all income levels and for those with special housing needs.

Housing Goal #3: Identify adequate, suitable sites for residential use and development to meet the City’s Regional Housing Needs Assessment (RHNA) at all income levels and promote a range of housing types to meet the needs of all segments of the Costa Mesa community.

Housing Goal #4: Provide housing opportunities to residents of all social and economic segments of the community without discrimination on the basis of race, color, religion, sex, sexual orientation, disability/medical conditions, national origin or ancestry, marital status, age, household composition or size, source of income, or any other arbitrary factors.

The goals listed above are described below and on following pages with accompanying policies and programs to achieve them.

C. Housing Policies and Programs
This Housing Element expresses the Costa Mesa’s overall housing goals and supporting policies, quantified objectives, and the housing programs to achieve the objectives. The stated Housing Programs are based on a review of past performance of the prior 2013-2021 Housing Element, analysis of current constraints and resources, and input from Costa Mesa residents and stakeholders.

Housing Goal #1
Preserve and enhance the City’s existing housing supply.

POLICIES HOU-1
HOU-1.1 Assist low and moderate-income homeowners and renters through housing assistance programs as long as funds are available.

HOU-1.2 Minimize the displacement risk for existing residents when considering approval of future redevelopment and public projects.

HOU-1.3 Prioritize enforcement of City regulations regarding derelict or abandoned vehicles, outdoor storage, substandard or illegal construction and establish regulations to abate blighted or substantially unmaintained properties, particularly when any of the above is deemed to constitute a health, safety, or fire hazard.

HOU-1.4 Establish housing programs and code enforcement as a high priority and provide adequate funding and staffing to support those programs.

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HOUSING GOAL 1 IMPLEMENTATION ACTIONS
PROGRAM 1A: Owner-Occupied Housing Rehabilitation
This program is designed to assist qualified property owners to improve single-family residential properties.

Improvements include, but are not limited to, health and safety repairs such as mechanical, plumbing, electrical, roofing, security, medical emergency requirements, and/or aid the mobility of the physically disabled and/or elderly. The program provides rehabilitation loans (up to $50,000) and grants (up to $14,000). The loan offers deferred payment that will accrue three percent simple interest per annum and will be fully deferred without principal repayment until the sale or transfer of all or any interest in the property, or the occurrence of any other default by the property owner identified in the terms and conditions of the Loan Agreement. Maximum loan-to-value is 85 percent of the current market value.

Objectives:
 Provide informational materials on the Owner-Occupied Housing Rehabilitation program.  Encourage the participation of seniors, veterans, and disabled residents in this program.  Evaluate the effectiveness of this program and, if necessary, modify program characteristics.

Timeframe: Annually market information and evaluate the program’s effectiveness. Any program modifications to be made within 12 months of final adoption of the 2021-2029 housing element.

Responsible Agency: City of Costa Mesa Economic and Development Services Department/Housing and Community Development Division
Funding Source: Federal HOME funds

PROGRAM 1B: Mobile Home Rehabilitation
The City encourages the preservation of mobile homes as an affordable housing resource. Specifically, the City provides financial assistance (up to $10,000) as a grant to eligible owner-occupants to rehabilitate existing dwelling units.

Objectives:
 Provide financial assistance as long as funding from CDBG funds remains available.  Market information on funding as available.

Timeframe: Annually market assistance available and grant funding on a case-by-case basis.

Responsible Agency: City of Costa Mesa Economic and Development Services Department/Housing and Community Development Division
Funding Source: Community Development Block Grants (CDBG) Funds

PROGRAM 1C: Monitoring and Preservation of At-Risk Housing Units The City has 1,144 total housing units with affordability covenants. Of these units, 75 are at risk of converting to market rate between 2021 and 2031 – Casa Bella Apartments. All residential developments with affordability covenants are listed in Section 3.E.4 of this Housing Element.

Objectives:
 Regularly monitor deed-restricted units that have the potential of converting to market-rate during the planning period.
 Work with the property owners of Casa Bella on potential extensions past the current 2025 agreement.
 Comply with noticing requirements and coordinate with qualified entities to preserve at-risk units. 1108

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 Assist with funding, as available, or support funding actions for tenant education.

Timeframe: Coordinate with property owners of at-risk units through the end of financial agreements. Annually market tenant education information and available assistance.

Responsible Agency: City of Costa Mesa Economic and Development Services Department/Housing and Community Development Division and Planning Division
Funding Source: CDBG, Golden State Acquisition Fund (GSAF), Multifamily Housing Program (MHP)

Housing Goal #2
Facilitate the creation and availability of housing for residents at all income levels and for those with special housing needs.

POLICIES HOU-2
HOU-2.1 Facilitate the development of housing that meets the needs of all segments of the population including affordable housing and households with specialized needs.

HOU-2.2 Promote the use of State density bonus provisions to encourage the development of affordable housing for lower and moderate-income households, as well as senior housing through the dissemination of informational materials and discussions with project applicants.

HOU-2.3 Monitor the implementation of the City’s ordinances, codes, policies, and procedures to ensure they comply with State requirements for “reasonable accommodation” for disabled persons and all fair housing laws.

HOU-2-4 Encourage housing programs and future actions that address the need for affordable housing options as well as the housing needs of Costa Mesa’s senior resident population and the large households population.

HOUSING GOAL 2 IMPLEMENTATION ACTIONS
PROGRAM 2A: Inclusionary Housing Ordinance
As of adoption of the 6th Cycle Housing Element, the City of Costa Mesa is analyzing the market impacts and potential affordability requirements for an inclusionary housing requirement for specific projects. The City has hired a consultant to evaluate and make recommendations regarding the structure of a potential inclusionary housing ordinance, including the affordability percentage requirement, potential for an in-lieu fee option, and other factors. As part of this effort, the City will consider the applicability of establishing a local preference policy.

Objectives:
 Consider adoption of an inclusionary housing ordinance.

Timeframe: Within 12 months of final adoption of the 2021-2029 Housing Element Update.

Responsible Agency: City of Costa Mesa Economic and Development Services Department/Housing and Community Development Division and Planning Division
Funding Source: In Kind, General Fund

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PROGRAM 2B: Affordable Housing Development
The City understands that there may be local procedures or standards that could impact the development of affordable housing. The development process relies on a number of factors working together, including timing, fees and flexibility in design components required of a project. As such, this program aims to inform and incentivize the development community to develop affordable housing.

Objectives:
 Pursue State and regional funding for affordable housing development.  Pursue local partnerships and annually meet with affordable housing organizations to encourage the development of housing affordable to all segments of the population.  Establish development incentives (i.e. deferment of fees, priority processing, modified development standards, etc.) for affordable housing projects that meet objective evaluation criteria similar to the process for density bonus concessions.  Develop clear instructional materials for achieving incentives and make them publicly available on the City’s website.

Timeframe: Establish incentives and instructional materials within 12 months of final adoption of the 2021-2029 Housing Element Update. Pursue funding and partnership annually. Meet with organizations annually.

Responsible Agency: City of Costa Mesa Economic and Development Services Department/ Housing and Community Development Division and Planning Division
Funding Source: HOME, General Fund, State Department of Housing and Community Development Funds, Low Income Housing Tax Credits and CalHFA

PROGRAM 2C: Supportive Services for Persons with Special Needs The City recognizes special needs groups (as defined in Chapter 2 of this Housing Element) require additional assistance to secure decent housing and supportive services. Through the annual Action Plan process for the CDBG program, the City evaluates the needs of various special needs groups and the allocation of CDBG Public Service dollars accordingly. The City will continue to expend available CDBG funds in a manner that addresses local needs and augments the regional continuum of care system in Orange County.

Objectives:
 Provide information regarding the City’s Annual Action Plan findings regarding special needs groups and the availability and allocation of CDBG funds on the City’s website.  Outreach to local organizations working with special needs populations to receive feedback and provide information on the availability of funding.

Timeframe: Annually outreach to local organizations and provide information online regarding the Annual Action Plan findings regarding special needs populations and availability and allocation of CDBG funds.

Responsible Agency: City of Costa Mesa Economic and Development Services Department/Housing and Community Development Division
Funding Source: CDBG

PROGRAM 2D: Facilitate Development of Senior Housing Options Senior residents, generally defined as those over 65 years of age, make up approximately 10.7 percent of the population in Costa Mesa and 7.5 percent of all households within the City are seniors living alone. As part of the candidate housing sites analysis, the City has identified one parcel suitable for the specific 1110

Chapter 4: Housing Plan 4-8
development of senior housing. This program aims to coordinate with the development community to facilitate the development of senior housing on this parcel and throughout the City.

Objectives:
 Identify potential opportunities for Senior Housing developments within Costa Mesa, including working with developers who specialize in the development of Senior Housing.  Pursue opportunities for senior housing on the Senior Center parcel identified as part of the candidate housing site analysis and/or other sites within the City.

Timeframe: Annually meet with senior housing developers to receive feedback, market housing sites adequate for the development of senior housing and pursue other opportunities for senior housing development.

Responsible Agency: City of Costa Mesa Economic and Development Services Department/Housing and Community Development Division
Funding Source: HOME, In Kind

PROGRAM 2E: Encourage Development of Housing Options for Large-Family Households Large households are defined as those consisting of five or more members. In Costa Mesa, approximately 10 percent of all households meet the definition of a large-family household. The majority of large-family households are renter-occupied (62.8 percent) as opposed to owner-occupied (37.2 percent). This is compounded by the fact that single-family detached households, which generally tend to be owner- occupied in Costa Mesa, are more likely to be able to accommodate five or more people while apartment complexes rarely develop units larger than 3 bedrooms.

Objectives:
 Promote and work with applicants who propose for-rent residential projects to encourage 4- bedroom units as part of proposed developments.
 Review development standards to determine if any pose an impediment to the development of larger units. If it is found that certain standards present an impediment, the City will consider amendments to the Zoning Code to alleviate those impediments.

Timeframe: Review development standards for larger units and, if necessary, amend the Zoning Code within 36 months of final adoption of the 2021-2029 Housing Element. Annually meet with housing developers to encourage the development of larger units.

Responsible Agency: City of Costa Mesa Economic and Development Services Department/Housing and Community Development Division
Funding Source: HOME funds, In Kind

PROGRAM 2F: Persons with Physical and Developmental Disabilities As identified in Chapter 2, the City of Costa Mesa has a total of 9,224 persons reported having at least one physical disability. As of May 2021, approximately 932 persons with a developmental disability have received services through the Regional Center of Orange County (RCOC). The City understands that people with physical and developmental disabilities may have unique needs when looking for housing accommodations and is committed to assisting residents.

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Chapter 4: Housing Plan 4-9
Objectives:
 Take actions to accommodate ADA retrofit efforts, ADA compliance and/or other measures where appropriate through the implementation of Title 24, as well as reviewing and amending its procedures to comply with State law, as necessary.
 Review procedures and, as necessary, provide more flexibility in housing accommodations for persons with physical and developmental disabilities.

Timeframe: Review procedures to accommodate ADA retrofit efforts, ADA compliance and/or other measures where appropriate, and, if necessary, amend the Zoning Code within 36 months of final adoption of the 2021- 2029 Housing Element.

Responsible Agency: City of Costa Mesa Economic and Development Services Department/Housing and Community Development Division
Funding Source: HOME, CDBG, In Kind

PROGRAM 2G: Safety Element Update and adoption of Environmental Justice Policies SB 1035 requires that the City review and revise the Safety Element to identify new information relating to flood and fire hazards that was not previously available during the previous revision of the Safety Element.

SB 1000 requires that the City incorporate environmental justice policies within the General Plan.

Objectives:
 Revise and amend the current Safety Element.
 Amend portions of the General Plan to include environmental justice policies in compliance with SB 1000.

Timeframe: Within 12 months of final adoption of the 2021-2029 Housing Element Update.

Responsible Agency: City of Costa Mesa Development Services Department/Planning Division Funding Source: State and Federal Grant Funds (e.g., SB2 LEAP funds), In Kind, General Fund PROGRAM 2H: Farmworker Housing
Per California Health and Safety Code Sections 17021.5 and 17021.6, the City is required to permit farmworker housing by-right, without a conditional use permit (CUP), in single-family zones for six or fewer persons and in agricultural zones with no more than 12 units or 36 beds.

Objectives:
 Amend the current Zoning Code to meet requirement set forth in the California Health and Safety Code Sections 17021.5 and 17021.6.

Timeframe: Within 12 months of final adoption of the 2021-2029 Housing Element Update.

Responsible Agency: City of Costa Mesa Economic and Development Services Department/Planning Division Funding Source: In Kind
PROGRAM 2I: Promote State Density Bonus Incentives
Density bonus is an effective incentive to aid in the development of affordable housing units within Costa Mesa through providing concessions to proposed developments that meet specific affordability criteria.

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in the base zoning, a relaxed parking standard, as well as the ability to deviate from development standards.

Currently, the maximum number of concessions a project can receive through density bonus is three.

Objectives:
 Evaluate and update the Density Bonus Ordinance to comply with State Density Bonus Law.

Timeframe: Within 24 months of final adoption of the 2021-2029 Housing Element Update.

Responsible Agency: City of Costa Mesa Economic and Development Services Department/Planning Division Funding Source: In Kind/General Fund
PROGRAM 2J: Transitional and Supportive Housing
California Government Code Section 65583(c)(3) requires transitional and supportive housing to be permitted in all residential zoning districts under the same restrictions as other residential dwellings of the same type in the same zone. Government Code Section 65651(a) also requires permanent supportive housing to be permitted by-right in zones where multi-family and mixed-use development is permitted, including non-residential zones permitting multi-family uses if they meet the Government Code Section requirements.

Objectives:
 Amend the Zoning Code to include transitional and permanent supportive housing within the City’s land use matrix in compliance with Senate Bill 2 and Government Code Section 65651  Monitor the inventory of sites appropriate to accommodate transitional and supportive housing.  Proactively engage relevant organizations to meet the needs of persons experiencing homelessness and extremely low-income residents.

Timeframe: Within 24 months of final adoption of the 6th Cycle Housing Element.

Responsible Agency: City of Costa Mesa Economic and Development Services Department/Planning Division Funding Source: In Kind
PROGRAM 2K: Planning Application Fees
Residential developers are subject to a variety of fees and exactions to process permits and provide necessary services and facilities as allowed by State law. Development fees are necessary to implement planning, zoning and building safety laws and to provide the public services and infrastructure necessary to serve City residents. This program seeks to avoid application fees creating constraints to the development of affordable housing.

Objectives:
 Review planning application fees, with a special focus on the density bonus fee, and update the fee(s) to avoid creating a constraint to the development of affordable housing.

Timeframe: Within 24 months of final adoption of the 6th Cycle Housing Element.

Responsible Agency: City of Costa Mesa Economic and Development Services Department/Planning Division Funding Source: In Kind/General Fund

PROGRAM 2L: Development of Housing for Extremely Low and Lower-Income Households 1113

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The City recognizes the importance of supporting the development of housing for low and extremely low income households. It is a primary goal of the Housing Element to increase the feasibility of development of housing for extremely low and low income households.

Objectives:
 Subsidize up to 100 percent of the City’s application processing fees for qualifying developments where all units are affordable to 80 percent AMI or lower, as funding is available.  Annually promote the benefits of this program to the development community by posting information on its webpage and creating a handout to be distributed with land development applications regarding development opportunities and incentives.  Proactively reach out to developers at least once annually to identify and promote development opportunities.
 Adopt priority processing and streamlined review for developments with units affordable to lower income households.
 Support funding development applications throughout the planning period for projects proposing units affordable to lower income households.

Timeframe: As funding is available, promote the program and outreach; adopt priority processing and other incentives within 24 months of final adoption of the 6th Cycle Housing Element.

Responsible Agency: City of Costa Mesa Economic and Development Services Department/Planning Division Funding Source: In Kind/General Fund
PROGRAM 2M: Parking Standards for Residential Developments The City’s residential off-street parking requirements are provided in Section 3.B.3 of this Housing Element.

Parking requirements ensure that there is adequate parking provided for residents and for guests in both single-family and multi-family residences. This program seeks to avoid potential constraints due to parking requirements to facilitate the development of multi-family developments, and specifically affordable housing projects.

Objectives:
 Review and revise the Zoning Code’s requirements for residential off-street parking for multi-family projects to facilitate the development of multi-family housing, and specifically affordable housing.

Timeframe: Review within 24 months of final adoption of the 2021-2029 Housing Element Update; revise Code within 36 months of final adoption of the 2021-2029 Housing Element Update.

Responsible Agency: City of Costa Mesa Economic and Development Services Department/Planning Division Funding Source: In Kind/General Fund
PROGRAM 2N: Reasonable Accommodation
The City has completed an analysis of its Reasonable Accommodation process in Section 3 of this Housing Element. By the nature of Reasonable Accommodation requests and the range of potential modifications that could need to be accommodated, the City has to evaluate each request individually. This process is described within the City’s Zoning Code and persons may contact the City’s planning department for assistance with requests. The City will review and consider revisions to its Reasonable Accommodation process to be consistent with State and federal fair housing requirements. 1114

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Objectives:
 Review and revise the Reasonable Accommodation procedure to promote access to housing for persons with disabilities, address potential constraints and establish potential objective standards, and provide guidance and amend as necessary to promote greater certainty on how approval findings will be implemented.
 Meet with local organizations and developers to promote access to housing for persons with disabilities and address potential constraints.

Timeframe: Review within 24 months of final adoption of the 2021-2029 Housing Element Update; revise Code within 36 months of final adoption of the 2021-2029 Housing Element Update.

Annually review and, if necessary, revise the reasonable accommodations procedures. Annually meet with local organizations and housing developers to promote access to housing for persons with disabilities and address potential constraints.

Responsible Agency: City of Costa Mesa Economic and Development Services Department/Planning Division Funding Source: In Kind/General Fund
PROGRAM 2O: Definition of Single Housekeeping Unit
The City’s definitions of “family” and “single housekeeping unit” within the zoning code do not differentiate between related and unrelated individuals, or between disabled and non-disabled individuals, living together. Notwithstanding, in order to promote flexibility to accommodate residents with different living conditions, the City will review and consider revisions to its zoning code per the objectives below.

Objectives:
 Review and revise the definition of “single housekeeping unit” within the zoning code to provide greater flexibility in consideration of accommodating a variety of household situations for related and unrelated individuals living together.

Timeframe: Review within 24 months of final adoption of the 2021-2029 Housing Element Update; revise Code within 36 months of final adoption of the 2021-2029 Housing Element Update.

Responsible Agency: City of Costa Mesa Economic and Development Services Department/Planning Division Funding Source: In Kind/General Fund
PROGRAM 2P: Group Homes
The City has completed an analysis of its regulations applicable to group homes in Section 3 of this Housing Element. Group homes are allowed in all residential zoning districts through a conditional or special use permit. The City will review and consider revisions to its zoning code applicable to group homes per the objectives below.

Objectives:
 Review and revise the City’s zoning code and application procedures applicable to group homes to promote objectivity and greater approval certainty.

Timeframe: Review within 24 months of final adoption of the 2021-2029 Housing Element Update; revise Code within 36 months of final adoption of the 2021-2029 Housing Element Update.

Responsible Agency: City of Costa Mesa Economic and Development Services Department/Planning Division Funding Source: In Kind/General Fund

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Housing Goal #3
Identify adequate, suitable sites for residential use and development to meet the City’s Regional Housing Needs Assessment (RHNA) at all income levels and promote a range of housing types to meet the needs of all segments of the Costa Mesa community.

POLICIES HOU-3
HOU-3.1 Encourage the conversion of existing marginal, underutilized, or vacant motels, commercial, and/or industrial land to residential, where feasible and consistent with environmental conditions that are suitable for new residential development.

HOU-3.2 Encourage the development of well-planned and designed residential or mixed-use projects which, through vertical or horizontal integration, provide for the development of compatible residential, commercial, industrial, institutional, or public uses within a single project, neighborhood, or geographic area within the City.

HOU-3.3 Actively engage and partner with large employers, the Chamber of Commerce, and major commercial and industrial developers to identify and implement programs to balance employment growth with the ability to provide housing opportunities affordable to the incomes of the newly created job opportunities.

HOU-3.4 Consider the potential impact of new housing opportunities and their impacts on existing residential neighborhoods when reviewing development applications affecting residential properties.

HOU-3.5 Encourage residential and mixed-use development along transportation routes and major commercial/mixed use corridors.

HOUSING GOAL 3 IMPLEMENTATION ACTIONS
PROGRAM 3A: Adequate Sites
The City of Costa Mesa is required to maintain an inventory of vacant and underutilized sites and provide this inventory to interested developers as well as make the information publicly available. To keep this list accurate, the City will monitor its status of meeting the Regional Housing Needs Allocation (RHNA) annually and ensure that the City has adequate sites available to accommodate its RHNA.

Objectives:
 Maintain an inventory of vacant and underutilized sites and provide this inventory to interested developers.
 Monitor its status of meeting the Regional Housing Needs Allocation (RHNA) annually and ensure that the City has adequate sites available to accommodate its RHNA. If the City’s inventory of adequate sites falls below its remaining RHNA, the City will take actions to identify additional capacity to accommodate the shortfall.
 Promote the development of housing, live/work, and mixed-use development on the sites identified within the inventory through actions such as:
o Make information on candidate housing sites readily available through a database available to the public.
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o Priority processing for candidate housing sites which provide the amount of affordable housing units at the income levels identified within the housing element for individual candidate sites.
o If funding becomes available, the City shall subsidize up to 100 percent of the City’s application processing fees for qualifying developments that provide the amount of affordable housing units at the income levels identified within the housing element for individual candidate sites.

Timeframe: Publish candidate housing sites on the City website within 12 months of final adoption of the 2021- 2029 Housing Element Update. Provide priority processing for candidate housing sites that meet the outlined requirements throughout the planning period. Market available funding, as available, for projects on candidate housing sites that meet outlined requirements
Responsible Agency: City of Costa Mesa Economic and Development Services Department/Planning Division Funding Sources: In Kind
PROGRAM 3B: Fairview Development Center – State Property Fairview Development Center, owned by the State of California, is a 109-acre property located at 2501 Harbor Boulevard in Costa Mesa. This property historically housed adults with intellectual and developmental disabilities but is closed and has been identified as surplus property by the State. The City has engaged with the State Department of General Services regarding the future use of the property as a master planned residential/mixed-use community with a substantial affordable housing component and other community amenities.

The City has been coordinating with the State of California Department of General Services (DGS) for future use of the site. The City is considering various zoning strategies permit the residential densities and development of the acreage identified within the candidate housing sites inventory, while also considering expedited permitting.

On June 26, 2022, Senate Bill No. 188 was approved by the State Assembly, which authorized the State to enter into an agreement with the City of Costa Mesa for the City to develop a specific plan for the Fairview Developmental Center property. The State appropriated $3.5 Million to the State Department of Development Services for allocation to the City to facilitate disposition of the Fairview Developmental Center property, by amending the general plan of the City and any appropriate planning documents and zoning ordinances, completing any environmental review, and addressing the economic feasibility of future development to be utilized for a mixed-use development, including mixed-income housing. Pursuant to the Senate Bill, the development would include and prioritize affordable housing, including at least 200 units of permanent supportive housing, and open space.

Objectives:
 Partner with the State to pursue compatible development on the Fairview Development Center site consistent with the State’s Site Assessment and the Housing Element’s sites analysis to permit residential development at the identified densities.
 Complete rezoning actions at the Fairview Developmental Center through development of a Specific Plan, rezone to an existing City zone, and/or other appropriate rezoning action within three years of an agreement with the State of California. Development at the site will be subject to the City’s Inclusionary Housing Ordinance (to be established as outlined in Program 2A) or equivalent 1117

Chapter 4: Housing Plan 4-15
affordability requirements and will be subject to development process incentives such as expedited processing including a dedicated staff project manager to promote future projects within the Fairview Developmental Center property to include affordable housing. The City will develop standards as part of the applicable zoning action to give clear guidance to future development projects with the intent of reducing the time it takes to entitle and develop projects for residential uses. The City will facilitate parceling and site planning at appropriate sizes as part of the Specific Plan, concurrent with the rezoning of the parcel.
 If re-zoning is not completed, the City will identify additional alternative sites within the City that can accommodate a potential shortfall in housing sites to accommodate the remaining RHNA within 180 days of determination of a shortfall of adequate sites as required by SB 166 (No Net Loss) consistent with the objective in Program 3A.
 The City will coordinate land use and zoning efforts concurrent with the city-wide rezoning efforts to implement the housing element. Fairview Developmental Center will go through an RFP process within the next three years to plan to for the development of up to 2,300 residential units (including approximately 900 affordable units).
 On October 4, 2022 the City approved an agreement with the State of California to fund planning services relating to the Fairview Development Center. The agreement stipulates that the State will provide up to $3.5 million in funds to the City to support an up to three-year agreement for a City- led local outreach and land planning effort for the FDC site. The funds will be used for the following land use planning activities: extensive community engagement, technical analysis and infrastructure studies, conceptual land use exhibits and Land Use Alternatives, preparation of a Specific Plan and associated general plan and zoning amendment, preparation of the Environmental Impact Report and associated technical studies pursuant to the California Environmental Quality Act, public hearings and review of the State prepared RFP process for site disposition. The City will facilitate development as appropriate including zoning, incentives, expedited processing and similar actions within three years of final adoption of the 2021-2029 Housing Element.

Timeframe: Negotiate agreement to develop housing at the Fairview Developmental Center site within 36 months of final adoption of the 2021-2029 housing element. or as modified by the State. If unsuccessful, identify additional sites to accommodate shortfall.

Responsible Agency: City of Costa Mesa/State of California Funding Sources: State and Federal Grant Funds, In Kind PROGRAM 3C: Update the North Costa Mesa Specific Plan
The North Costa Mesa Specific Plan is an existing specific plan located north of the 405 Freeway, containing a mixture of residential, commercial, office, and cultural/arts uses. Development in this area is typically of higher densities/intensities than other areas in Costa Mesa. This area is a key component of the City’s sites strategy for future housing growth.

The City will complete the required zoning code/Specific Plan amendments to update the North Costa Mesa Specific Plan based on the sites analysis to permit residential development at an allowable density up to 90 dwelling units per acre. Through this program, the City will modify development standards to promote residential development at the allowable density. These updates may include amending the boundary of the Specific Plan area as well as revising development standards. The number of housing units able to be 1118

Chapter 4: Housing Plan 4-16
developed in these areas is determined by the density. This program modifies densities within the North Costa Mesa Specific Plan to accommodate the assumptions within the Housing Element.

Objectives:
 Complete the required zoning code/Specific Plan amendments to update the North Costa Mesa Specific Plan based on the sites analysis to permit residential development at an allowable density of up to 90 dwelling units per acre. The City will update standards which apply to the entirety of the specific plan area, including the 16 sites totaling approximately 70.75 acres that are identified within the sites inventory list. 6,435 units identified within the North Costa Mesa Specific Plan across all income levels are identified to meet the City’s shortfall in units. As noted in the program, development capacity is determined by density so effectively there are no total unit caps within the North Costa Mesa Specific Plan.

Timeframe: Within 36 months of final adoption of the 2021-2029 Housing Element Update.

Responsible Agency: City of Costa Mesa Economic and Development Services Department/Planning Division Funding Sources: State and Federal Grant Funds (e.g. SB2 LEAP funds), In Kind, General Fund

PROGRAM 3D: Update the City’s Urban Plans and Overlays
The City has adopted Urban Plans and overlays that apply to specific planning areas and corridors within the City. These plans are intended to encourage compatible development through modified development standards and guidelines specific to a localized area of the City.

The City will complete the required zoning code amendments to update the existing Urban Plans and Overlays based on the sites analysis to permit residential development at the densities identified in the candidate housing sites analysis. These updates may include amending the boundary of the Specific Plan area as well as revising development standards. Densities for residential development in the separate Urban Plans and Overlays are anticipated to differ depending on the surrounding context and are listed in Appendix B. Based on City Council’s concerns with displacement of long-term tenants and to preserve the existing housing stock on the west side, the Mesa West Residential Ownership Overlay is proposed to be removed.

The City has identified the acreage shown below in and around the identified Urban Plan and Overlay areas to either be rezoned or have their zoning characteristics modified through changes to the development standards within the existing Urban Plans. Urban Plan and overlays do not change the base zoning of a parcel, but rather add flexibility in development potential, including uses and densities. There are no caps on residential development within the Urban Plan and Overlay areas.

Objectives:
 Complete the required zoning code amendments to update the existing Urban Plans and Overlays based on the candidate housing sites analysis to permit residential development at the identified allowable densities:
o 19 West Urban Plan (50 du/ac). The City will update standards which apply to the entirety of the 19 West Urban Plan area, including the 12 sites totaling approximately 12.97 acres that are identified within the sites inventory list. 640 anticipated dwelling units identified within the 19 West Urban Plan across all income levels are identified to meet the City’s 1119

Chapter 4: Housing Plan 4-17
shortfall in units. This update will include appropriate development standards to facilitate allowable densities.
o SoBECA Urban Plan (60 du/ac). The City will update standards which apply to the entirety of the SoBECA Urban Plan area, including the 18 sites totaling approximately 12.33 acres that are identified within the sites inventory list. 732 anticipated dwelling units identified within the SoBECA Urban Plan across all income levels are identified to meet the City’s shortfall in units. This update will include appropriate development standards to facilitate allowable densities.
o Mesa West Bluff Urban Plan (40 du/ac). The City will update standards which apply to the entirety of the Mesa West Bluff Urban Plan area, including the 16 sites totaling approximately 27.02 acres that are identified within the sites inventory list. 1,071 anticipated dwelling units identified within the Mesa West Bluff Urban Plan across all income levels are identified to meet the City’s shortfall in units. This update will include appropriate development standards to facilitate maximum densities. o Harbor Mixed-Use Overlay (50 du/ac). The City will update standards which apply to the entirety of the Harbor Mixed-Use Overlay area, including the 27 sites totaling approximately 29.38 acres that are identified within the sites inventory list. 1,485 anticipated dwelling units identified within the Harbor Mixed-Use Overlay across all income levels are identified to meet the City’s shortfall in units. This update will including appropriate development standards to facilitate maximum densities.  Remove the Mesa West Residential Ownership Overlay.

Timeframe: Within 36 months of final adoption of the 2021-2029 Housing Element Update.

Responsible Agency: City of Costa Mesa Economic and Development Services Department/Planning Division Funding Sources: State and Federal Grant Funds (e.g., SB 2 LEAP funds), In Kind, General Fund

PROGRAM 3E: Promote the Development of Accessory Dwelling Units (ADUs) Costa Mesa has single-family and multi-family residential neighborhoods which create the environment for accessory dwelling units to be built. As discussed in the analysis in Chapter 3, new State laws, combined with relaxed development standards (such as waiver of parking requirements along with increased educational efforts by the City) have resulted in an increased number of ADUs being permitted and constructed since 2018. The City anticipates continued growth in ADU development as the concept becomes more common within Southern California. The City will implement programs with the intent of promoting the development of accessory dwelling units within the 6th cycle including the following.

Objectives:
 Review and revise the City’s ADU ordinance as necessary to comply with State law.  Coordinating with the County on implementation of a permit-ready ADU program.  Post a user-friendly FAQ on the City’s website to assist the public.  Consider waiving certain permitting fees, as funding is available.  Creating an expedited plan check review process to ease the process for homeowners.  Research potential State and Regional funding sources for affordable ADUs and make the information found publicly available to homeowners.
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Chapter 4: Housing Plan 4-18
 Engaging with residential development applicants regarding ADU opportunities that may not have been considered.

Timeframe: Program components analyzed within 12 months of final adoption of the 2021-2029 housing element., with one additional year for implementation.

Review and revise the ADU ordinance within one year.

Responsible Agency: City of Costa Mesa Economic and Development Services Department/Planning Division Funding Sources: In Kind, General Fund

PROGRAM 3F: Motel Conversions, Efficiency Units, and Co-living Housing Types The City does not currently have a definition or standards within the Zoning Code that address permitting co-living units, efficiency units, or other development types with small unit sizes and shared facilities. Motel conversions to permanent housing are referenced in the Zoning Code but policies and standards have not been updated for many years and may serve as an impediment to conversions. Participants in the City’s community outreach process expressed that these types of units may meet a need for students, young professionals, seniors, or anyone within the community who may desire smaller housing unit options that are more affordable. Additionally, the City’s analysis in Chapter 2 showed that non-family households made up an estimated 40.2 percent of total households within Costa Mesa in 2018. Co-living or flexibility in housing types may present increased housing options at different affordability levels for this large portion of households in Costa Mesa.

If an appropriate project becomes available, the City will explore opportunities to implement motel conversions through Project Homekey understanding that it is a competitive grant process that does not guarantee funding. City Council has authorized staff to submit grant applications for two projects under project Homekey and has approved a funding commitment of up to $3.5 million for local match funding for one or two Homekey projects, contingent upon award of State Homekey Program grant. A qualified /experienced City staff member has been assigned to manage these potential program activities.

Objectives:
 Establish definitions of co-living and efficiency housing options within the Costa Mesa Zoning Code  Develop informational materials which outline the City’s process for permitting efficiency unit and co-living housing types and distribute them to interested members of the development community.
 Explore opportunities to implement motel conversions through Project Homekey.  Comply with State and Federal laws related to displacement and relocation of long-term residents when considering motel conversion opportunities.

Timeframe: Within 24 months of final adoption of the 2021-2029 Housing Element Update.

Responsible Agency: City of Costa Mesa Economic and Development Services Department/Planning Division Funding Sources: State and Federal Grant Funds (e.g., HUD funds, State Project Homekey funds), In Kind

PROGRAM 3G: Address City-wide Vote Requirement in Relation to Housing Element Compliance As it exists upon adoption of the 2021-2029 Costa Mesa Housing Element, the City’s Municipal Code requires voter approval of certain changes in land use, defined as those projects that amend, change or replace the General Plan, the Zoning Code, a specific plan, or an overlay plan, (collectively, legislative 1121

Chapter 4: Housing Plan 4-19
changes) and that involve any one of the following changes: adds 40 or more dwelling units, generates more than 200 additional average daily trips; increases the volume/capacity of an intersection based on specified formulas; changes the intersection capacity utilization or level of service based on specified formulas; adds 10,000 square feet of retail, office or other nonresidential; or, where the proposed project, combined with other projects within 8 years and a half mile of each other, meet the above criteria.

Additionally, voter approval is required for projects that involve one of the above legislative changes and:
changes from public uses to private uses under specified circumstances; land designated as utility right-of- way under specified circumstances; land donated, bequeathed, or otherwise granted to the City; land used or designated for Costa Mesa school property; or land owned, controlled, or managed by the City.

Through extensive community outreach with Costa Mesa residents, housing advocates, and members of the development community, the City of Costa Mesa has continued to contemplate the role of the City- wide vote requirements in relation to the City’s 2021-2029 Housing Element Update. State HCD has identified the City-wide vote process as a clear constraint to the future development of residential uses within the City, a constraint to implementing the land use and zoning changes necessary to achieve State- mandated compliance with the RHNA allocation, and also conflicts with meeting State housing requirements. The City recognizes that it must, in coordination with guidance from the City Attorney and input from the community, determine a path forward to be able to adopt the subsequent changes to specific plans, urban plans, and overlays that are necessary to implement the City’s adopted Housing Element and meet the City’s RHNA allocation.

The City may move forward with adoption of a state-mandated Housing Element Update; however, it is not clear how the City-wide vote requirement affects the associated rezones and revisions to existing specific plans, urban plans, and overlays included as program actions within the Housing Element.

The City will take the following steps to identify and address specific ways in which the City-wide vote process functions as a constraint to housing compliance, the city’s housing goals, and other shared community goals.

Milestones Timing For Completion
(1) Engage the community and other stakeholders, and complete legal analysis necessary to identify appropriate modifications to the City’s Municipal Code requirement for voter approval
Complete by June 2022
(2) Prepare ballot measure language and obtain City Council approval for placement of modifications on the ballot for the November 2022 general election.

Complete by August 2022
(3) Inclusion of the proposed measure on the Ballot of Local Election. Complete by November 2022 (4) Creation and adoption of an inclusionary housing ordinance. The Municipal Code exempts “affordable housing proposals required by state or federal law” from the City-wide vote requirement. A City Council- approved inclusionary housing ordinance provides an opportunity to address affordable housing needs City-wide.

Within 12 months of final
adoption of the Housing
Element, consistent with
Program 2A
(5) Engage in a community planning and visioning process. Prepare General Plan amendments, rezones, and revisions to existing specific plans, urban plans, and overlays included as program actions necessary to meet the City’s RHNA allocation as identified within the Housing Element. Complete Complete by June 2025
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Chapter 4: Housing Plan 4-20
Milestones Timing For Completion
appropriate technical studies and CEQA compliance documents. Obtain City Council approval.
(6) If there is a continued shortfall of sites after a Ballot Measure vote, the City will request an opinion from the State’s Attorney General’s Office as to the City’s options, or other equivalent actions to ensure adequate sites to accommodate the City’s RHNA and address constraints to development.

Complete by December 2025

In addition to these actions, beginning in 2022 and in conjunction with the City Attorney’s Office, the City will evaluate and pursue various options to minimize the constraints of a city-wide vote requirement on housing by providing the City Council greater discretion in approving housing and affordable housing projects to comply with all requirements in State Housing Element law without further ballot initiative.

Objective:
 Minimize the constraint of a city-wide vote requirement on creation of housing including affordable housing through the modification of existing City overlays, urban plan areas, and specific plans to rezone candidate housing sites that can accommodate affordable housing and a variety of mixed use/ housing options near jobs and transit. By 2025, initiate a ballot measure, or other alternative option, to provide City Council greater discretion in approving affordable housing and mixed use/ housing options in appropriate locations.

Timeframe: Within 36 months of final adoption of the 2021-2029 Housing Element Update.

Responsible Agency: City of Costa Mesa Economic and Development Services Department/Planning Division Funding Sources: In Kind/General Fund
PROGRAM 3H: Analyze the Potential of Establishing an Overlay to Permit Residential Uses in the Airport Industrial Area
The airport industrial area presents an opportunity for future housing growth. There are several sites within this area that do not fall within significant noise contours relating to operations at John Wayne Airport. The City has not included any sites within this area within the candidate housing sites analysis in Appendix B but recognizes that this area may be able to accommodate housing within the planning period.

Objectives:
 Evaluate the potential to add an overlay to an area in the airport industrial area which would permit residential development.
 Complete a market analysis to determine the potential factors involved with permitting residential uses in the airport industrial area.

Timeframe: Within 36 months of final adoption of the 2021-2029 Housing Element Update.

Responsible Agency: City of Costa Mesa Economic and Development Services Department/Planning Division Funding Sources: In Kind, General Fund

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Chapter 4: Housing Plan 4-21
PROGRAM 3I: Analyze the Potential of Establishing an Overlay to Permit Residential Uses in the 17th Street Corridor Area
The 17th Street corridor has developed into a successful commercial and restaurant hub within the City of Costa Mesa. This area presents the opportunity for focused mixed-use development which would further enliven the corridor through the addition of residential uses. The City has not included any sites within this area within the candidate housing sites analysis in Appendix B but recognizes that this area may be able to accommodate housing within the planning period.

Objectives:
 Evaluate the potential to add an overlay to an area in the 17th Street corridor area which would permit residential development.
 Complete a market analysis to determine the potential factors involved with permitting residential uses in the 17th Street corridor area.

Timeframe: Within 36 months of final adoption of the 2021-2029 Housing Element Update.

Responsible Agency: City of Costa Mesa Economic and Development Services Department/Planning Division Funding Sources: In Kind, General Fund

PROGRAM 3J: Analyze the Potential of Modifying the Newport Boulevard Specific Plan to Promote Residential Uses along Newport Boulevard
The Newport Boulevard corridor contains a mix of commercial uses including 1980’s-era motels on small lots fronting Newport Boulevard adjacent to SR-55, with established residential communities located in close proximity. This area presents the opportunity for focused mixed-use development which would further enliven the corridor through the addition of strategically located residential uses. The City adopted a Specific Plan for the area in the 1990’s which allows for residential development; however, many of its policies have not been updated. The City has not included any sites within this area within the candidate housing sites analysis in Appendix B but recognizes that this area may be able to accommodate housing within the planning period.

Objectives:
 Evaluate potential modifications to the Newport Boulevard Specific Plan that would promote quality residential development.

Timeframe: Within 36 months of final adoption of the 2021-2029 Housing Element Update.

Responsible Agency: City of Costa Mesa Economic and Development Services Department/Planning Division Funding Sources: In Kind, General Fund

PROGRAM 3K: Explore Potential Future Housing Opportunities on Church Sites The City did not identify any church properties as housing opportunity sites within the 2021-2029 Housing Element but believes these partnerships with the local faith-based organizations that serve Costa Mesa could be an important component of the overall process of creating more affordable housing in the community.

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Chapter 4: Housing Plan 4-22
Objectives:
 Collaborate with members of the faith-based community to discuss housing and the unique opportunities and challenges faced by faith-based organizations when considering creating housing opportunities on church properties with the potential for wrap around services.  Develop materials outlining the development process and make them available on the City’s website.

Timeframe: Develop online materials on the development process within 12 months of final adoption of the 2021-2029 Housing Element Update and update, as necessary.

Responsible Agency: City of Costa Mesa Economic and Development Services Department/Planning Division Funding Sources: In Kind, General Fund

PROGRAM 3L: Annual Progress Reports
The Annual Progress Report outlines the status of residential development projects within the City at various phases of the development process as well as the City’s progress towards meeting the stated program actions within the Housing Element. The report is due to the State Department of Housing and Community Development (HCD) each year within a timeline determined and published by the State.

Objectives:
 Annually complete the required housing status reporting through the City’s Annual Progress Report.

Timeframe: Annually complete and submit an Annual Progress Report to HCD.

Responsible Agency: City of Costa Mesa Economic and Development Services Department/Planning Division Funding Sources: In Kind

PROGRAM 3M ADU and JADU Monitoring Program
ADUs and JADUs may be developed in addition to an existing single- or multi-family residential use and can provide a source of affordable housing for family members, students, and other members of the community. As a result of new legislation and an increased effort by the City to promote ADUs, the City has seen an increase in applications in recent years and anticipates growth throughout the planning period, as detailed in Appendix B of this Housing Element.

Objectives:
 Create a monitoring program to track ADU and JADU development and affordability levels throughout the planning period.
 Conduct a review of ADU development and affordability every two years and make adjustments to accommodate a potential shortfall if determined necessary (i.e. additional incentives for ADU development or identification of adequate sites to meet the City’s identified unaccommodated need).

Timeframe: Monitoring program created within 36 months of final adoption of the 2021-2029 Housing Element Update. Reviews conducted every two years throughout the planning period, and potential adjustments made within six months.

Responsible Agency: City of Costa Mesa Economic and Development Services Department/Planning Division 1125

Chapter 4: Housing Plan 4-23
Funding Sources: In Kind
PROGRAM 3N: Candidate Sites Used in Previous Housing Elements Pursuant to State Housing law, candidate sites identified in this Housing Element to accommodate a portion of the City’s low- and very low-income RHNA that were identified in previously adopted Housing Elements must be rezoned to allow residential use by right at specified densities for housing developments in which at least 20 percent of the units are affordable to lower income households. By right shall mean the jurisdiction may not require a Conditional Use Permit or other discretionary, local-government review or approval that would constitute a “project”, except if the project requires a subdivision; however, the City may impose objective design review standards on projects.

The City has identified as part of this Housing Element updated vacant and nonvacant sites that were used in previous Housing Elements to meet the current RHNA need. This can be found in Table B-6 in Appendix B.

Objectives:
 Place a housing overlay zone over all nonvacant sites included in a prior Housing Element and all vacant sites included in two or more consecutive planning periods that permits by right housing development for projects that meet the requirements of State housing law.

Timeframe: Within 36 months of final adoption of the 2021-2029 Housing Element Update.

Responsible Agency: City of Costa Mesa Economic and Development Services Department/Planning Division Funding Sources: In Kind

PROGRAM 3O: Water and Sewer Resources
Pursuant to Chapter 727, Statues of 2005 (SB 1087), the City of Costa Mesa is required to deliver its adopted Housing Element and any amendments thereto to local water and sewer service providers. This legislation allows for coordination between the City and water and sewer providers when considering approval of new residential projects. Additionally, cooperation with local service providers will support the prioritization of water and sewer services for future residential development, including units affordable to lower-income households.

Objectives:
 Submit the General Plan amendment and rezone sites to local water and sewer providers for their review and consideration when reviewing new residential projects.

Timeframe: Within 6 months of final adoption of the 2021-2029 Housing Element Update.

Responsible Agency: City of Costa Mesa Economic and Development Services Department/Planning Division Funding Sources: In Kind
PROGRAM 3P: Federal/State Housing Programs
The City will provide technical assistance to developers, nonprofit organizations, or other qualified private sector interests in the application and development of projects using Federal and State housing programs/grants. Additionally, the City will continue to partner with the OC Housing Finance Trust to identify potential funding sources.
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Chapter 4: Housing Plan 4-24

Objectives:
 Provide technical assistance to developers, nonprofit organizations, or other qualified private sector interests in the application and development of projects using Federal and State housing programs/grants.
 Continue to partner with the OC Housing Finance Trust to identify potential funding sources.

Timeframe: Annually market available Federal and State housing programs and grants. Meet with qualified interested parties annually to provide technical assistance. Partner with the OC Housing Finance Trust throughout the planning period to identify additional potential funding sources.

Responsible Agency: City of Costa Mesa Economic and Development Services Department/Housing and Community Development Division
Funding Sources: State and Federal Grants, OC Housing Finance Trust PROGRAM 3Q: Lot Consolidation
The City of Costa Mesa has identified several candidate housing sites that are smaller than half an acre in size. Assembly Bill 1397 identifies general size requirements for candidate housing sites of greater than half an acre and less than 10 acres in size. The City has only identified sites smaller than half an acre which show the likelihood of redeveloping in conjunction with other parcels which collectively meet the half acre requirement.

Objectives:
 Promote consolidation of residential properties to the development community and property owners to facilitate and promote the development of housing on smaller sites.  Maintain information on the lot consolidation process and fees online and at City Hall.  Continue to provide streamlined measures to facilitate consolidation and establish incentives  Evaluate the effectiveness of streamlininge measures by midpoint and make adjustments within 6 months
Timeframe: Within 12 months of final adoption of the 2021-2029 Housing Element, outreach and promote lot consolidation to the development community/property owners, and publish and maintain updated information on the City’s lot consolidation processes and fees online and at City Hall.

Responsible Agency: City of Costa Mesa Economic and Development Services Department/Planning Division Funding Sources: General Fund
PROGRAM 3R: Development of Large Sites
The City of Costa Mesa has identified several candidate housing sites that are larger than 10 acres in size as identified previously in Appendix B. Assembly Bill 1397 identifies general size requirements for candidate housing sites of greater than half an acre and less than 10 acres in size. These sites are:
 Fairview Developmental Center (Addressed separately in Program 3B)  Sakioka Lot 2
 Home Ranch
 South Coast Plaza (assumed 15 acres of the entire property with existing use to remain)  Pacific Arts Plaza
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Chapter 4: Housing Plan 4-25
With the exception of the Fairview Development Center which is addressed separately, all of these properties are regulated by the North Costa Mesa Specific Plan and the zoning will be updated per the objectives in Program 3C. Additionally, most of these properties have development agreements which already anticipate the development of housing under existing zoning regulations. These agreements may be modified as necessary to reflect additional housing units and re-zoning as identified by the programs within this housing element. These agreements have been amended in the past so there is precedent for modifying them to adjust to market trends and current development conditions. Therefore, there are no unit caps within the City which would limit the number of units which can be developed on these sites. The sites will be planned to the densities provided within the City’s zoning code as amended by the programs within this housing element.

Furthermore, the City has engaged each of these property owners multiple times throughout the development of the Housing Element and the anticipated number of units within the candidate sites inventory is based on input received. These assumptions have been reviewed in depth and the City has confirmed that these sites meet all requirements for the candidate sites inventory and they are likely to develop with residential uses within the planning period.

As stated below, the City will evaluate the development status of these sites within three years of the zoning amendments being completed to the North Costa Mesa Specific Plan. If there are not clear indications that the development of residential units is likely to occur within the planning period, the City will review its current RHNA progress and identify additional candidate sites within one year if necessary.

Objectives:
 Evaluate the development status of the five identified large candidate sites within three years of the applicable zoning amendments being completed. If the sites show no indication of development progress including the assumed density and affordability, the City will review current RHNA progress and identify additional candidate sites within one-year if necessary.  Continue outreach to property owners through annual meetings. Provide technical assistance, incentives, and strategies as appropriate to facilitate the development of affordable housing, including parceling at appropriate sizes or other tools.  Promote development of large sites at the densities and affordability levels identified within the housing element.
 Promote the potential subdivision of large sites into multiple parcels for future development through technical assistance, incentives, and strategies during the initial development phases and when applications come into the City for the identified parcels.

Timeframe: Direct outreach to property owners two times per year throughout the planning period. Review of development progress and potential identification of additional candidate housing sites following the schedule within the objectives.

Responsible Agency: City of Costa Mesa Economic and Development Services Department/Planning Division Funding Sources: General Fund

PROGRAM 3S: Review and Revise Findings
The City of Costa Mesa has reviewed the approval findings for the three entitlement processes which are potentially applicable to residential development: Conditional Use Permits, Design Review, and Master 1128

Chapter 4: Housing Plan 4-26
Plan. Although no projects have been denied due to not meeting the specific findings noted in Section 3, the City found that some approval findings may be interpreted broadly and could be modified for clarity.

Objectives:
 Review all approval findings for Conditional Use Permits, Design Review, and Master Plans and revise findings which are capable of being interpreted broadly, with the goal of improving housing cost, supply, timing of approvals, and approval certainty.

Timeframe: Within 12 months of final adoption of the 2021-2029 Housing Element Responsible Agency: City of Costa Mesa Economic and Development Services Department/Planning Division Funding Sources: General Fund

Housing Goal #4
Provide housing opportunities to residents of all social and economic segments of the community without discrimination on the basis of race, color, religion, sex, sexual orientation, disability/medical conditions, national origin or ancestry, marital status, age, household composition or size, source of income, or any other arbitrary factors.

POLICIES HOU-4
HOU-4.1 Support equal housing opportunities as expressed in Federal and State fair housing laws.

HOU-4.2 Promote actions and programs that provide fair housing and counseling services and other housing assistance programs for all Costa Mesa residents in an effort to remove barriers and promote access to affordable housing in the City as funding is available.

HOU-4.3 Encourage and support the construction, maintenance and preservation of residential developments which will meet the needs of families and individuals with specialized housing requirements, including those with developmental disabilities.

HOUSING GOAL 4 IMPLEMENTATION ACTIONS
PROGRAM 4A: Fair Housing
The City of Costa Mesa participated in the 2020-24 update to the Orange County Analysis of Impediments to Fair Housing Choice, as well as completed an analysis of local factors to fair housing issues in the City within the Housing Element. Through each analysis, the City identified the following fair housing issues:
 Housing Discrimination
 Racial and Ethnic Segregation
 Unfair Lending
 Overcrowding
As part of the AFFH assessments, the City also identified the following factors as contributing to fair housing issues in Costa Mesa:
 Community Opposition
 Lack of Investment in Specific Neighborhoods
 Displacement of Residents Due to Economic Pressures
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Pursuant to AB 686, the City will affirmatively further fair housing by taking meaningful actions, in addition to resisting discrimination, that overcomes patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity based on protected characteristic, as defined by California law. The City will continue current efforts to further fair housing as well as implement the actions identified in the following table to mitigate local contributing factors to fair housing issues in Costa Mesa.

Contributing
Factor Specific Commitments Timeframe and
Priority
Geographic
Target Objective
Housing Mobility
Housing
Discrimination

1. Offer landlord education on fair
housing practices and voucher
programs.

Priority Level 1
Annual workshop.

City-wide Decrease future fair
housing-related issues by
hosting at last one annual
workshop throughout the
Planning Cycle.

2. Extend search times for
particular groups with housing
choice vouchers, such as larger
families with children or persons
with disabilities.

Priority Level 2
Within 36 months of
adoption of the
2021-2029 Housing
Element Update.

City-wide Assist particular groups in
accessing housing choice
vouchers by extending
search times.

3. Accessibility programs focused
on improving access to housing,
transit, public buildings and
facilities, sidewalks, pedestrian
crossings, and businesses.

Priority Level 2
Consider programs
and, as necessary,
adopt programs
within 36 months of
identifying a need.

City-wide Improve accessibility
throughout the
community by considering
programs.

4. Encourage collaboration
between local government and
community land trusts as a
mechanism to develop
affordable housing in higher-
opportunity areas.

Priority Level 1
Annually facilitate
collaboration
through outreach
and meetings.

Areas of
high
opportunity
Develop affordable
housing in higher-
opportunity areas of the
City through annual
outreach and meetings.

Racial and
Ethnic
Segregation

1. Conduct affirmative marketing to
increase awareness and diversity
throughout the city.

Priority Level 1
Annual marketing
and outreach.

City-wide Metrics for this action are
difficult to quantify. The
City will promote actions
which address racial and
ethnic segregation as they
continue to relate to fair
housing issues in Costa
Mesa.

2. Outreach specifically to low and
very low-income communities
and conduct targeted outreach
to residents with moderate and
high levels of segregation.

Priority Level 1
Annual workshop
and outreach.

City-wide
and
focused
areas of
need
Metrics for this action are
difficult to quantify. The
City will promote actions
which address racial and
ethnic segregation as they
continue to relate to fair
housing issues in Costa
Mesa.

1130

Chapter 4: Housing Plan 4-28
Contributing
Factor Specific Commitments Timeframe and
Priority
Geographic
Target Objective
Housing Choice and Affordability in Areas of Opportunity Unfair Lending 1. Targeted investment and
programs, including sweat
equity, down payment
assistance, and new rental
construction.

Priority Level 2
Within 36 months of
adoption of the
2021-2029 Housing
Element Update.

Review funding
opportunities
annually.

City-wide Consider investments and
programs to provide
assistance for
homeowners and
residential development.

Community
Opposition

1. Develop an educational housing
campaign to address community
opposition.

Priority Level 2
Within 24 months of
adoption of the
2021-2029 Housing
Element Update.

City-wide Inform the community.

Displacement
Due to
Economic
Pressures

1. Consider and adopt inclusionary
requirements.

Priority Level 1
Within 12 months of
adoption of the
2021-2029 Housing
Element Update.

City-wide Consider adoption of an
inclusionary requirements.

2. Work with developers and
interested parties to increase
feasibility and opportunities for
both affordable housing and
multigenerational housing.

Priority Level 1
Within 12 months of
adoption of the
2021-2029 Housing
Element Update.

Review annually as
necessary.

City-wide Provide opportunity for
affordable housing and
multigenerational housing
development with the goal
of developing a minimum
of 10 new affordable and
multigenerational housing
units throughout the
Planning Cycle.

3. Make information on affordable
housing units (including
information on size and type)
available to the public on City’s
webpage.

Priority Level 1
Within 12 months of
adoption of the
2021-2029 Housing
Element Update.

Review annually and
update as necessary.

City-wide Inform the community of
affordable housing
opportunities.

Place-Based Strategies – Conservation and Revitalization Investment in
Specific
Neighborhoods

1. Targeted investment in areas of
most need focused on improving
community assets such as
schools, recreational facilities
and programs, social service
programs, parks, streets, active
transportation and
infrastructure.

Priority Level 2
Within 36 months of
adoption of the
2021-2029 Housing
Element Update.

Review funding
opportunities and
community need
annually.

Areas most
in need
Provide assistance to
areas of need.

2. Facilitate inter-governmental
coordination on areas of high
need.

Priority Level 2
Within 36 months of
adoption of the
2021-2029 Housing
Areas most
in need
Provide assistance to
areas of need.
1131

Chapter 4: Housing Plan 4-29
Contributing
Factor Specific Commitments Timeframe and
Priority
Geographic
Target Objective
Element Update.

Review funding
opportunities and
community need
annually.

3. Prioritize capital improvement
programs in areas of high need.

Priority Level 2
Within 36 months of
adoption of the
2021-2029 Housing
Element Update.

Review funding
opportunities and
community need
annually.

Areas most
in need
Provide assistance to
areas of need.

Protection from Displacement
Housing
Discrimination/
Unfair Lending

1. Provide resources and/or
services for multi-lingual tenant
legal counseling. Create and
promote informational materials
on tenant rights and counseling.

Priority Level 2
Publish information
materials within 36
months of adoption
of the 2021-2029
Housing Element
Update. Review need
and services
annually.

City-wide Provide assistance to
tenants.

Housing
Discrimination/
Displacement
Due to
Economic
Pressures

1. Promote services and resources
for rent review board and/or
mediation, foreclosure
assistance, or multilingual tenant
legal counseling services.

Priority Level 2
Publish information
materials within 36
months of adoption
of the 2021-2029
Housing Element
Update. Review need
and services
annually.

City-wide Provide assistance to
tenants and potential
renters.

Timeframe: Annually outreach to local organizations and lower income communities to discuss fair housing issues and promote actions to mitigate local contributing factors. Promote available funds, ownership information, and details on affordable housing units on the City’s webpage within 36 months of final adoption of the 2021-2029 Housing Element Update.

Responsible Agency: City of Costa Mesa Economic and Development Services Department/ Housing and Community Development Division
Funding Sources: CDBG

PROGRAM 4B: Rental Housing Assistance
The City began offering a Tenant Based Rental Assistance (TBRA) and other rental assistance programs in 2021. The City will continue to evaluate and offer rental housing assistance programs based on the availability of funding.

1132

Chapter 4: Housing Plan 4-30
Objectives:
 Participate in the Orange County Housing Authority’s Housing Choice Vouchers program to provide rent subsidies to very low-income households provided funding is available.  Evaluate and offer rental housing assistance programs based on the availability of funding.

Timeframe: Promote OCHA Housing Choice Voucher information and rental housing assistance programs, as available, on the City’s website.

PROGRAM 4C: Ownership Housing Assistance
In 2021, the City Council approved allocation of half a percent of the City’s seven percent retail cannabis tax to fund a first-time homebuyer program in Costa Mesa.

Objectives:
 Evaluate and consider offering ownership housing assistance programs, such as a First-Time Home Buyer Program, based on the availability of funding.
 Provide informational materials, online and at City Hall, on potential paths to home ownership and on assistance and resources available for first-time home buyers.

Timeframe: Annually evaluate and, as funding is available, offer ownership housing assistance programs. Promote informational materials online and at City hall on potential paths to home ownership and on assistance and resources available within 36 months of final adoption of the 2021-2029 Housing Element Update.

Responsible Agency: Orange County Housing Authority and City of Costa Mesa Economic and Development Services Department/ Housing and Community Development Division Funding Sources: Cannabis Retail Tax Revenue
PROGRAM 4D: Fair Housing Assistance
The City contracts with the Fair Housing Foundation to provide fair housing and tenant/landlord mediation services. The Fair Housing Foundation provides fair housing outreach to tenants, landlords, property owners, realtors, and property management companies, as well as housing education and information to apartment managers and homeowner associations.

Objectives:
 Continue to contract with the Fair Housing Foundation and promote available services on the City’s webpage.

Timeframe: Contract with the Fair Housing Foundation throughout the planning period and promote updated information on available services online within 36 months of final adoption of the 2021-2029 Housing Element Update.

Responsible Agency: City of Costa Mesa Economic and Development Services Department/ Housing and Community Development Division; Fair Housing Foundation Funding Sources: CDBG

1133

Chapter 4: Housing Plan 4-31
PROGRAM 4E: Low Barrier Navigation Centers
Low Barrier Navigation Centers are housing or shelter in which a resident who is homeless or at risk of homelessness may live temporarily while waiting to move into permanent housing. These requirements include implementing standards, provisions and limitations governing the permitting, development, siting, and management of Low Barrier Navigation Centers.

Objectives:
 Update the Zoning Code to permit Low Barrier Navigation Center development as a matter of right in appropriate zoning districts, subject to requirements of state law.

Timeframe: Within 24 months of final adoption of the 2021-2029 Housing Element Update.

Responsible Agency: City of Costa Mesa Economic and Development Services Department/Planning Division Funding Sources: In Kind

PROGRAM 4F: Homeless Shelter
In April 2021, the City of Costa Mesa completed the construction of its permanent Bridge Shelter within the city. Construction of the Bridge Shelter, as well as the organization and operation of the temporary Bridge Shelter at Lighthouse Church, and ongoing efforts of the City’s Street Outreach Team represent the Costa Mesa’s commitment to assisting those residents currently experiencing homelessness. With the shelter in full operation, the City is now able to assist up to 72 residents at one time and connect those residents with services and assistance toward permanent housing solutions.

Objectives:
 Continue to operate and maintain the Bridge Shelter throughout the planning period.  Promote information on services and assistance available to residents online on the City’s website.

Timeframe: Annually review and, if necessary, revise services and assistance programs available based on funding availability. Annually meet with homeless services providers to respond to the needs of persons experiencing homelessness and identify potential opportunities.

Responsible Agency: City of Costa Mesa
Funding Sources: State and Federal Grant Funds (e.g., State SB 2 and Housing and Homelessness Assistance Programs (HHAP), and Federal Emergency Food and Shelter (EFSP)), General Fund PROGRAM 4G: Assembly Bill 139
AB 139 includes providing sufficient parking to accommodate all staff working in the emergency shelter, provided the standards do not require more parking for emergency shelters than other residential or commercial uses within the same zone.

Objectives:
 Review and update, as necessary, the Zoning Code to comply with parking requirements of AB 139 for emergency shelters.

Timeframe: Within 36 months of final adoption of the 2021-2029 Housing Element Update.

Responsible Agency: City of Costa Mesa Economic and Development Services Department/ Planning Division Funding Sources: In Kind/General Fund
1134

Chapter 4: Housing Plan 4-32
PROGRAM 4H: Housing Education and Outreach Program
As a part of the outreach and engagement process, the City found that community opposition to increased housing and affordable housing may create a barrier to housing development. Outreach and education about the importance and benefits of affordable housing can help to address community concerns and negative opinions about affordable housing.

Objectives:
 Develop an outreach program providing educational materials about the purpose and benefits of affordable housing options in the City.

Timeframe: Develop program within 12 months of final adoption and distribute materials within 24 months of adoption of the 2021-2029 Housing Element Update.

Responsible Agency: City of Costa Mesa Economic and Development Services Department/ Planning Division Funding Sources: In Kind/General Fund
PROGRAM 4I: Partnerships with Local Organizations and Community Groups The City identified Census Tract 636.05 as an area of high segregation and poverty. Areas that are identified as high segregation and poverty are consistent with the standards for both poverty (30 percent of the population below the federal poverty line) and racial segregation (overrepresentation of people of color relative to the county). This area is also considered low opportunity and achievement by the ROI: People analysis and experience the highest exposure to harmful pollutants, according to the CalEnviro Screen.

Objectives:
 Partner with local community-based organizations, stakeholders and groups who provide supportive resources and programs to further identify specific needs of this community and connect community members with appropriate resources.

Timeframe: Initiate program within 24 months of final adoption of the 2021-2029 Housing Element Update.

Responsible Agency: City of Costa Mesa Economic and Development Services Department/ Planning Division Funding Sources: In Kind/General Fund

1135

Chapter 4: Housing Plan 4-33
D. Summary of Quantified Objectives
Table 4-1 summarizes the City of Costa Mesa’s quantified objectives with regard to the construction, rehabilitation, and preservation of housing. These objectives are established based on the City’s resources available over the planning period.

Table 4-1: Summary of Quantified Objectives
Income Group Extremely
Low Very Low Low Moderate Above
Moderate Total
New Construction (RHNA) 4,713 units 2,088 units 4,959 units 11,760 units Accessory Units 583 units 257 units 18 units 858 units
Conservation1 600 units 1,000 units -- --
Rental Subsidy2 570 persons annually -- -- --
Rehabilitation3 88 units -- -- --

1. Based on 2021-2022 Annual Action Plan estimate of 200 housing units that will benefit from proposed code enforcement activities using CDBG funds.

2. Based on current Orange County Housing Authority (OCHA) rental assistance estimates

3. Based on 2021-2022 Annual Action Plan estimate of rehabilitation of 11 existing units per year.

1136
Review of Past Perfomance
Appendix A
1137

Appendix A: Review of Past Performance A-2
Review of Past Performance
The following chart is a review of the City of Costa Mesa ’s housing project and program performance in the 2014-2021 Planning cycle. It is an evaluation of the 5th cycle’s Policy Program and considers all current and existing programs and projects, as well as the most current effectiveness and appropriateness for the 2021-2029 6th Cycle.

Program Evaluation for Households with Special Needs
The City of Costa Mesa has demonstrated a significant effort in working towards accomplishing many of the objectives set for the programs of the past cycle. During the fifth cycle, the City completed a number of key programs to support housing opportunity and made substantial progress towards many of its programs. The City’s successful programs have been identified as continued for the sixth cycle, due to their success in the fifth cycle.

As a part of analyzing prior programs, the element must provide an explanation of the effectiveness of goals, policies, and related actions in meeting the housing needs of special needs populations. The table below provides an overview of the City’s prior program accomplishments; achievements related to special needs populations are summarized below:

Seniors
As shown in Section 2, approximately 11% of the population in Costa Mesa are seniors aged 65 years or older. Throughout the 5th Cycle the City partnered and consulted with a variety of groups to address the needs of persons with specialized needs in the City, including: Community SeniorServ, Elwyn California, Council on Aging Orange County. The City’s Action Plan identifies 500 persons assists using $56,180 CDBG funds through Services for Seniors/Frail Elderly. Additionally, a Single Room Occupancy Ordinance was adopted in 1991. since then, three projects were completed and occupied for a total of 247 units; including 91 senior units and 11 SRO units.

On July 21, 2020, the City Council approved an Exclusive Negotiating Agreement (ENA) with Jamboree Housing Corporation in determining the feasibility, and potential terms, for the right to acquire a long-term leasehold interest in an approximately 0.90-acre portion of the parking lot at the Senior Center property to develop a senior housing project. The conceptual density study plans envisioned the potential for 60 senior affordable dwelling units at the site. An application for an Urban Master Plan Screening for the proposed project was submitted in November 2021 and staff continues to work with the applicant to bring the project forward for a decision.

1138

Appendix A: Review of Past Performance A-3
Persons with Disabilities
As shown in Section 2, approximately 8 percent of the population in Costa Mesa have at least one disability. On November 16, 2021, the City Council directed staff to collaborate with the County of Orange and associated development partners to submit application(s) for the Homekey Program grant funding for the acquisition, rehabilitation and conversion of one or two motel locations proposed for permanent supportive housing. City staff have been working with several existing motel owners of properties that range between approximately 40 to 90 units. The proposals will provide direct permanent supportive housing with funding from the City of Costa Mesa, the County and (if awarded) Homekey grant funds from the State. The target population for these units would include at risk or currently homeless individuals and seniors, age 62 and over, and chronic homeless individuals and couples, with a subset of the units for eligible persons that qualify for Mental Health Services Act (MHSA) programs. Because the City operates the 72 bed Bridge Shelter on Airway Avenue, the Homekey Program could provide a seamless opportunity to stabilize this most vulnerable population where supportive services are provided on site, in the expedited Homekey permanent supportive housing model.

In 2020, the owner of Costa Mesa Village was awarded “Section 811” program funds for up to 24 of the 96 affordable units. The Section 811 program is a federal Housing and Urban Development (HUD) program administered by the State’s Housing and Community Development (HCD) that provides subsidies for housing for very-low income persons with disabilities, in this case developmentally disabled persons. As such, as units become vacant through attrition, Section 811 eligible residents are being referred to CMV through the Regional Center of Orange County. The referral entity is responsible for providing the supportive services to the Section 811 tenants. Programming and services are individualized based on each person’s needs and provided off-site.

Large Households
Large households are classified as those consisting of five or more members. These households can have difficulty in finding housing options that are adequately sized and affordable. As shown in Section 2, large-family households make up approximately 10% of the total households within Costa Mesa. The City permitted over 950 units across all income levels during the 5th cycle, many of which were single-family and could accommodate large-family households. The majority of those housing units were market rate and not available at levels affordable to low and very low-income households.

The City has implemented Program 2E in the 2021-2029 Housing Element to prioritize development of housing options to accommodate large- family households, including outreach to the development community and a review of the current development standards to determine if any pose potential impediments to building housing that can accommodate larger households. 1139

Appendix A: Review of Past Performance A-4
Farmworkers
As previously discussed, farm workers are not a significant portion of the Costa Mesa community. Their needs are accommodated through housing programs and policies that assist lower-income households in general rather than specialized programs, such as:
 Program HOU 1-6 (rehabilitation loan and grant programs) which provided funding for 7 owner-occupied rehabilitation projects; 4 of which were for extremely-low income households, 1 for very low income, and 2 for low income.  Program HOU 2-5 (OCHA rental assistance), which provided homeless prevention services or transitional housing assistance and services to over 450 individuals
 Program HOU 4-4 (preservation of residential developments for families and individuals with specialized housing needs)

Single-Parent Households:

As shown in Section 2, approximately 7.6 percent of Costa Mesa households are single-parent households, a quarter of which (27 percent) live below the poverty line. Costa Mesa Village (CMV), located at 2450 Newport Boulevard, is a 96-unit single room occupancy (SRO) affordable housing development with one manager’s unit for a total of 97 units on site. CMV was originally approved and developed as a two-story Travelodge motel in the mid-1980s. In 1991, a conditional use permit (CUP) was approved to allow the conversion of the existing motel into a single room occupancy (SRO) affordable housing development. As part of the conversion project, the City through its Redevelopment Agency (Agency) provided financial assistance for land acquisition costs in the form of a $500,000.00 loan in addition to a $1,200,000.00 loan from the Orange County Housing Authority. The Agency entered into several agreements with Costa Mesa Village, Ltd. (original developer and current owner of CMV) including a Regulatory Agreement to ensure that the units were provided as very low-income units at or below 50-percent of the area median income (AMI) in perpetuity. The conversion improvements were completed in 1993 and the loans were fully repaid in 2014. Changes to the CUP and Regulatory Agreement were proposed and require approval by the City Council. The CUP modifications were reviewed by the Planning Commission on January 24, 2022 and were recommended for City Council approval by the Planning Commission. The modifications are scheduled for review and consideration by the City Council on February 1, 2022. In conjunction with the CUP changes, the property owner is also changing to a well-known California affordable housing developer (Century Housing Corporation). Century Housing Corporation is mission-driven to support and develop quality affordable home development and manage and administer 1000s of affordable units throughout the State.

1140

Appendix A: Review of Past Performance A-5
Persons Experiencing Homelessness (Unhoused)
As shown in Section 2, the 2019 Point in Time Count showed 193 total persons experiencing homelessness (sheltered and unsheltered). As of 2018 staff worked on establishing a temporary and permanent homeless shelter that will be housing first modeled and will provide housing navigation services. In 2019, the City approved the use of a temporary modular structures at Lighthouse Church for the City’s temporary interim bridge shelter. Later in 2019, the City Council adopted an urgency ordinance relating to Accessory Dwelling Units and Junior Accessory Dwelling Units, to be consistent with state law. In 2020, the City approved a permanent homeless shelter (Costa Mesa Bridge Shelter) to replace the temporary bridge shelter identified in 2019. The shelter opened on March 23, 2021. The City of Costa Mesa partners with Newport Beach to leverage scarce resources to better services the homeless population.

In 2020, Families Forward helped house and bring an end to homelessness for 15 Costa Mesa families (49 adults and children), with 33 Costa Mesa families accessing the Families Forward food pantry and taking another step towards stability. When complete, the Pomona project will serve as an entry point for families in and near Costa Mesa. Also, on November 17, 2020, the City Council approved a Subrecipient Agreement with Families Forward to establish a Tenant Based Rental Assistance (TBRA) program to assist qualified, very low-income households who are current residents of Costa Mesa (or households with strong community ties to Costa Mesa).

Extremely Low Income Households
As shown in Section 2, there are approximately 6,610 extremely low-income households in Costa Mesa per the 2013-2017 Comprehensive Housing Affordability Strategy (CHAS) data available. Extremely low-income renter households have the highest rate of cost burden at 17.5 percent.

Between 2013 and 2020, the City completed 111 mobile home rehabilitation projects, 52 of which were for individuals or family which qualified as extremely low income. The Housing and Community Development Division provided assistance with the purchase and rehabilitation of rental units by non-profit organizations to operate as affordable to low and very-low-income tenants. Funding was provided for 7 owner-occupied rehabilitation projects; 4 of which were for extremely-low income households, 1 for very low income, and 2 for low income.

Appendix A: Review of Past Performance A-6
an entry point for families in and near Costa Mesa. Also, on November 17, 2020, the City Council approved a Subrecipient Agreement with Families Forward to establish a Tenant Based Rental Assistance (TBRA) program to assist qualified, very low-income households who are current residents of Costa Mesa (or households with strong community ties to Costa Mesa).

Additionally in 2020, the owner of Costa Mesa Village was awarded “Section 811” program funds for up to 24 of the 96 affordable units. The Section 811 program is a federal Housing and Urban Development (HUD) program administered by the State’s Housing and Community Development (HCD) that provides subsidies for housing for very-low income persons with disabilities, in this case developmentally disabled persons. As such, as units become vacant through attrition, Section 811 eligible residents are being referred to CMV through the Regional Center of Orange County. The referral entity is responsible for providing the supportive services to the Section 811 tenants. Programming and services are individualized based on each person’s needs and provided off-site.

Policy Objective Program Accomplishments Status for Sixth Cycle HOUSING GOAL-1: Preservation and Enhancement
Preserve the availability of existing housing opportunities and conserve as well as enhance the quality of existing dwelling units and residential neighborhoods.

HOU-1.1: Develop standard and/or
guidelines for new development with
emphasis on site (including minimum
site security lighting) and building
design to minimize vulnerability to
criminal activity.

This is a standard condition of approval for new multiple family residential developments. This concept is reviewed during the planning application process and new multiple family residential development projects are subject to a standard condition of approval.

Ongoing. The City of Costa Mesa has
developed standards for approval for
new multiple family residential
developments through standard
condition of approval. The City will
continue to maintain development
standards for new developments to
minimize vulnerability to criminal
activity.

HOU-1.2: Protect existing stabilized
residential neighborhoods, including
but not limited to mobile home parks
and manufactured home parks, from
the encroachment of incompatible or
The Anchor Mobile Home Park (1527 Newport Blvd.) was
closed in 2013 and the property is being developed with live/work units consistent with the visions of the West Side Urban Plans.

Continued. The City of Costa Mesa
recognizes the importance of maintain
existing residential neighborhoods and
providing housing for all sectors of the
Community. The City will continue to
encourage compatible development
1142

Appendix A: Review of Past Performance A-7
Policy Objective Program Accomplishments Status for Sixth Cycle potentially disruptive land uses
and/or activities.

The City has taken additional action to protect existing stabilized residential neighborhoods including (i) Adoption of a Group Home Ordinance on October 21, 2014 to limit the number and concentration of group homes and sober living facilities; (ii) Extension of a moratorium to prohibit the establishment of new hookah lounges; and (iii) Abatement of a hookah lounge and revocation of a Conditional Use Permit issued to a recycling center due to associated nuisance activities.

Additionally, the Zoning Code requires Planning Commission approval to convert to another land use. The City has taken additional action to protect existing stabilized residential neighborhoods, including (i) adoption of a Multiple Family Group Home Ordinance on November 17, 2015 to limit the
number and concentration of group homes and sober living facilities in the Multiple Family Residential zones.

Rehabilitation: The City completed:
 7 mobile home rehabilitation projects during FY 12-13  19 mobile home rehabilitation projects during FY 13-14 (12 extremely low income; 7 very low income)
 21 mobile home rehabilitation projects during FY 14-15 (15 extremely low income; 6 very low income)
 19 mobile home rehabilitation projects during FY 15-16 (14 extremely low income; 5 very low income)
 7 mobile home rehabilitation projects during FY 16-17 (2 extremely low income; 5 very low income)
 10 mobile home rehabilitation projects during FY 2018 (9 extremely low income; 1 very low income)
through the enforcement of the Land
Use and Zoning Designations.
1143

Appendix A: Review of Past Performance A-8
Policy Objective Program Accomplishments Status for Sixth Cycle  9 mobile home rehabilitation projects during FY 2019
(5 extremely low income; 2 very low income; 2 low
income)
 17 mobile home rehabilitation projects during FY 2020 (9 extremely low income; 6 very low income; 2 low
income)
The City has continued to protect existing stabilized
residential neighborhoods, through adoption of an Ordinance to limit the number and concentration of group homes and sober living facilities in the Multiple Family Residential zones.

HOU-1.3: Actively enforce existing
regulations regarding derelict or
abandoned vehicles, outdoor
storage, and substandard or illegal
building and establish regulations to
abate weed-filled yards when any of
the above is deemed to constitute a
health, safety, or fire hazard.

Ongoing through the implementation and enforcement of
Title 20 Property Maintenance, of the Municipal Code. Title 20 establishes standards to ensure proper maintenance,
removal of hazardous and improper storage, and removal of weeds and other public nuisances.

From 2016 to 2019 the following code enforcement citations were issued:
2016: 454 Citations
2017: 204 Citations
2018: 455 Citations
2019: 171 Citations

Information regarding community improvement and code
enforcement is available to the public on the City of Costa Mesa’s Website, here:
https://www.costamesaca.gov/city-hall/city-
departments/development-services/community-
improvement-division
Continued. The City of Costa Mesa
has implemented and enforces Title
20 throughout the 5th cycle. The City
will continue to enforce existing
regulations on property maintenance
during the 6th cycle.
1144

Appendix A: Review of Past Performance A-9
Policy Objective Program Accomplishments Status for Sixth Cycle HOU-1.4: Establish code enforcement
as a high priority and provide
adequate funding and staffing to
support code enforcement programs.

Code enforcement in the City of Costa Mesa is an active department under the Community Improvement Division,
between 2016-2018 there were 500 active cases. Citations given each year are listed above.

Code enforcement contact and information is found on the City’s webpage: https://www.costamesaca.gov/city-hall/city- departments/development-services/community-
improvement-division
Continued. The City recognizes the
importance of code enforcement in
maintaining its existing housing stock
and made it a high priority throughout
the 5th cycle. The City of Costa Mesa
will continue to make code
enforcement a priority for the 6th
cycle.

HOU-1.5: Install and upgrade public
service facilities (streets, alleys, and
utilities) to encourage increased
private market investments in
declining or deteriorating
neighborhoods.

The City of Costa Mesa has continued installing and upgrading public service facilities based upon funding during the 5th cycle.

Modified. The City will modify
Housing Element Program 1.5 for the
6th Cycle, as necessary, to ensure it is
resourceful and useful in efforts to
promote and encourage the
development of housing in Costa
Mesa.

HOU-1.6: Continue existing
rehabilitation loan and grant
programs for low and moderate-
income homeowners as long as funds
are available.

Ongoing assistance through the Housing and Community
Development Division for owner-occupied units. The Housing and Community Development Division provides assistance
with the purchase and rehabilitation of rental units by non- profit organizations to operate as affordable to low and very- low-income tenants.

During the 5th Cycle, the City completed a total of 7 owner- occupied rehabilitation projects (4 extremely low income, 1 very low income and 2 low income).
 FY 13/14: 1 owner-occupied unit (1 extremely low
income)
 FY 14/15: 1 owner-occupied unit (1 low income)
Continued. The City of Costa Mesa
recognizes the importance of funding
for low- and moderate-income
households in efforts to maintain
existing affordable housing stock. The
City will continue rehabilitation loan
and grant programs for low and
moderate-income homeowners as
funds are available during the 6th
cycle.
1145

Appendix A: Review of Past Performance A-10
Policy Objective Program Accomplishments Status for Sixth Cycle  FY 15/16: 0 owner-occupied unit
 FY 16/17: 0 owner-occupied unit
 2018 APR: 3 owner-occupied units (3 extremely low
income)
 2019 APR: 1 owner-occupied unit (very low income)
 2020 APR: 1 owner-occupied unit (very low income)

Information regarding the loan and grant program as well as contact information is available to the public on the City’s webpage at: https://www.costamesaca.gov/city-hall/city- departments/development-services/housing-and-
community-development/neighborhood-improvement-
programs
HOU-1.7: Minimize the displacement
of existing residences due to public
projects.

The City of Costa Mesa continued to monitor and mitigate displacement of residential residences, as a result of public projects, throughout the 5th cycle.

Continued. The City of Costa Mesa
acknowledges the importance of
maintaining existing residential, as
well as protecting residential
displacement as a result of public
projects and facilities. The City will
continue to monitor public projects as
they relate to existing residential in
the 6th cycle.

HOU-1.8: Encourage the
development of housing that fulfills
specialized needs.

Through the 5th Cycle the City partnered and consulted with a variety of groups to address the needs of persons with
specialized needs in the City, including: Community
SeniorServ, Elwyn California, Council on Aging Orange County.

The City’s Action Plan identifies 500 persons assists using $56,180 CDBG funds through Services for Seniors/Frail
Elderly.

Continued. The City recognizes that
special needs populations (i.e.,
seniors, disabled and households with
extremely low-income) are more likely
at risk to become homeless because
they have limited incomes and have
other issues that require housing and
1146

Appendix A: Review of Past Performance A-11
Policy Objective Program Accomplishments Status for Sixth Cycle supportive services. The City of Costa
Mesa will continue to support
development of housing that fulfills
specialized needs during the 6th cycle.

HOUSING GOAL 2 Preserving and Expanding Affordable Housing Opportunities Provide a range of housing choices for all social and economic segments of the community, including housing for persons with special needs.

HOU-2.1: Encourage concurrent
applications (i.e., rezones, tentative
tract maps, conditional use permits,
variance request, etc.) if multiple
approvals are required, and if
consistent with applicable processing
requirements.

Applications for multiple family residential projects requiring multiple approvals are generally processed concurrently. 1957 Newport Blvd. (38 units)
125 E. Baker (240 units)
2277 Harbor Blvd. (200 units)
Continued. The City recognizes that a
swift and effective review and
permitting process can encourage the
development of housing in Costa
Mesa. The City will continue
encouraging concurrent applications
when multiple approvals are required,
and if consistent with applicable
processing requirements during the
6th cycle.

HOU-2.2: Promote the use of State
density bonus provisions to
encourage the development of
affordable housing for lower and
moderate-income households, as
well as senior housing.

All units under density bonus agreements with the City are monitored on an annual basis; as of 20121, 2 projects (78 units) are in compliance with the density bonus program that exist in the City. The 2277 Harbor project includes 9 very low- income units; however, the project is still under construction and will be added to the monitoring list.

Continued. The City will continue to
work with developers to promote the
use of density bonus as a means of
providing affordable housing, as well
as continue to monitor all
developments which have been
granted density bonuses.
1147

Appendix A: Review of Past Performance A-12
Policy Objective Program Accomplishments Status for Sixth Cycle HOU-2.3: Provide incentive bonus
units to encourage the
redevelopment of residential units
that are nonconforming in terms of
density. The incentive shall be limited
to the multi-family residential land
use designations. The density
incentive shall be limited to an
increase of 25 percent above the
Medium-Density or an increase of 50
percent above High-Density. In no
case shall the resulting number of
units exceed the existing number of
units on each site.

Property owners are encouraged to redevelop the site
bringing them into conformance while keeping the same
number of units.

Continued. The City will continue to
provide incentive bonus units to
encourage the redevelopment of
residential units that are
nonconforming in terms of density in
the 6th cycle.

HOU-2.4: Encourage developers to
employ innovative or alternative
construction methods to reduce
housing costs and increase housing
supply.

Most housing construction of wrap and podium product is done with wood construction reducing construction cost.

Currently the City provides a variety of handouts regarding building construction on the City’s webpage:
https://www.costamesaca.gov/residents/information-
handouts-forms
Continued. The City continued to
encourage housing construction with
the materials that reduce costs during
the 5th cycle. The City of Costa Mesa
will continue encouraging developers
to utilize alternative construction
methods to reduce housing costs and
increase housing supply in the 6th
cycle.

HOU-2.5: Continue membership in
the Orange County Housing Authority
to provide rental assistance to very
low-income households.

The Orange County Housing Authority maintains the City of Costa Mesa housing assistance program (Section 8).

During the 5th Cycle, the City provided homeless prevention services (i.e., rental assistance to prevent eviction or deposit assistance to move into housing and rapid housing) or
Continued. The City of Costa Mesa
has continued membership in the
Orange County Housing Authority to
provide rental assistance to very low-
income households in the 5th cycle and
will continue to do so in the 6th cycle.
1148

Appendix A: Review of Past Performance A-13
Policy Objective Program Accomplishments Status for Sixth Cycle transitional housing assistance and services to over 450 individuals.
 FY 13/14:
o 7 individuals provided homelessness prevention
services
o 23 individuals provided transitional housing
assistance and services
 FY 14/15:
o 7 individuals provided homelessness prevention
services
o 23 individuals provided transitional housing
assistance and services
 FY 15/16:
o 9 individuals provided homelessness prevention
services
o 41 individuals provided transitional housing
assistance and services
o 2 individuals funded with Rapid Rehousing
 FY 16/17:
o 20 individuals provided homelessness prevention
services
o 25 individuals provided transitional housing
assistance and services
o 1 individual funded with Rapid Rehousing
 2018 APR:
o 7 individuals provided homelessness prevention
services
o 49 individuals provided transitional housing
assistance and services
o 23 individuals funded with Rapid Rehousing
1149

Appendix A: Review of Past Performance A-14
Policy Objective Program Accomplishments Status for Sixth Cycle HOU-2.6: Provide clear rules, policies,
and procedures, for reasonable
accommodation in order to promote
equal access to housing. Policies and
procedures should be ministerial and
include but not be limited to
identifying who may request a
reasonable accommodation (i.e.,
persons with disabilities, family-
members, landlords, etc.),
timeframes for decision making, and
provisions for relief from the various
land-use, zoning, or building
regulations that ma constrain the
housing for persons of disabilities.

The City continued to address regulations for reasonable accommodation through Zoning Codes through the 5th cycle.

In March of 2013, the City adopted an Ordinance, in
accordance with Senate Bill 2, to permit emergency shelters by right in the Planned Development Industrial zone. The Ordinance also created provisions for transitional housing and supportive housing that would allow these uses to be subject only to those restrictions that apply to other
residential dwellings of the same type in the same zone. This section is regularly updated to be consistent with State requirements.

Continued. As required by state law,
the City of Costa Mesa will continue to
provide, policies and procedures, for
reasonable accommodation in order
to promote equal access to housing
during the 6th cycle.

HOU-2.7: Monitor the
implementation of the City’s
ordinances, codes, policies, and
procedures to ensure they comply
with the “reasonable
accommodation” for disabled
provisions and all fair housing laws
Title 13, Chapter IX, Section 15 is regularly reviewed and updated as necessary to be consistent with State
requirements.

During the 5th cycle, 5 residential developments were
presented to the City with requests for reasonable
accommodation, of those proposed projects, 5 were
approved to include reasonable accommodation measures.

Continued. The City of Costa Mesa
continually updates City’s ordinances,
codes, policies, and procedures to stay
consistent with State requirements. As
required by State law, the City will
continue monitoring the
implementation of the City’s
ordinances, codes, policies, and
procedures to accommodation for
disabled provisions and all fair housing
laws.
1150

Appendix A: Review of Past Performance A-15
Policy Objective Program Accomplishments Status for Sixth Cycle HOUSING GOAL 3: Provisions of Adequate Sites
Provide adequate, suitable sites for residential use and development or maintenance of a range of housing that varies sufficiently in terms of cost, design, size, location, and tenure to meet the housing needs of al segment of the community at a level that can be supported by infrastructure.

HOU-3.1: Encourage the conversion
of existing marginal or vacant motels,
commercial, and/or industrial land to
residential, where feasible and
consistent with environmental
conditions that are suitable for new
residential development.

The City continued to encourage the conversion of existing marginal or vacant industrial land as well as taking a number of other actions to support new residential development consistent with environmental conditions during the 5th cycle.

In 2006, the City adopted three Urban Plans to encourage the conversion of existing marginal or vacant industrial land in the West Side to mixed-use and residential developments. To date, a total of 966 units have been approved in the Urban Plans.

Continued. The City of Costa Mesa
will continue to support the change of
existing minor or tenantless motels,
commercial, and/or industrial land to
residential when conditions permit in
the 6th cycle.

HOU-3.2: Provide opportunities for
the development of well-planned and
designed projects which, through
vertical or of horizontal integration,
provide for the development of
compatible residential, commercial,
industrial, institutional, or public uses
within a single project or
neighborhood.

Through the 5th cycle, these design elements were reviewed and considered with development projects.

The City is currently reviewing a mixed-use project (One Metro West) with 1,057 residential units, 6,000 SF of
commercial retail and 25,000 SF of office space, proposed north of the 405 Freeway that allows for horizontal and vertical mixed use within a single project. The project is anticipated to be reviewed by City Council in mid-2021.

With the 2016 General Plan update, the City added a new urban plan overlay for mixed-use on 19th street and Harbor.

Modified. The City acknowledges the
importance of well-integrated and
sustainable design for the future of
development in Costa Mesa. The City
will continue to review and encourage
well-planned, well-design projects
during the 6th cycle.

HOU-3.3: Cooperate with large
employers, the Chamber of
Commerce, and major commercial
and industrial developers to identify
and implement programs to balance
employment growth with the ability
The City has continued to facilitate discussion with the Chamber of Commerce, industrial and commercial
developers, and large employers to identify programs for a balanced employment/housing opportunity in Costa Mesa.

The proposed One Metro West (mixed-use) project has the Continued. The City of Costa Mesa
will continue to work with large
employers, the Chamber of
Commerce, and major commercial and
industrial developers to create
1151

Appendix A: Review of Past Performance A-16
Policy Objective Program Accomplishments Status for Sixth Cycle to provide housing opportunities
affordable to the incomes of the
newly created job opportunities.
potential to provide affordable housing located within
proximity to jobs. It includes:
 Residential with up to 1,057 rental dwelling units,
 6,000 square feet of specialty retail,
 25,000 square feet of creative office, and
 Recreational uses.

HOU-3.4: Consider the potential
impact on housing opportunities and
existing residential neighborhoods
when reviewing rezone petitions
affecting residential properties.

Throughout the 5th cycle, the City continually reviewed rezone applications, of which 8 rezone proposals affected residential properties.

Continued. The City of Costa Mesa
will continue to review rezoning
applications through the 6th cycle. The
City will continue to consider
HOU-3.5: Encourage transit-oriented
development along transportation
corridors.

The City of Costa Mesa is uniquely situated in that more than 90 percent of the residential properties in the City is located within a half-mile of public transit. Accessory Dwelling Unit (ADU) developments are not subject to parking requirements if located within a half mile of a transit stop.

Continued. The City of Costa Mesa
recognizes the importance of mobility
in the framework of housing, the City
will continue to support development
that is transit oriented in the 6th cycle.

HOUSING GOAL 4: Equal Housing Opportunity
Ensure that all existing and future housing opportunities are open and available to all social and economic segments of the community without discrimination on the basis of race, color, religion, sex, sexual orientation, disability/medical conditions, national origin or ancestry, marital status, age, household composition or size, source of income, or any other arbitrary factors.

HOU-4.1: Support the intent and
spirit of equal housing opportunities
as express in Federal and State fair
housing laws.

The City of Costa Mesa continued to support equal housing in the 5th cycle, as well as continued an ongoing partnership with the Orange County Fair Housing Council.

Continued. As required by state law,
the City will continue to support
Federal and State fair housing laws
through equal housing opportunities
during the 6th cycle. .
1152

Appendix A: Review of Past Performance A-17
Policy Objective Program Accomplishments Status for Sixth Cycle HOU-4.2: Continue to provide fair
housing and counseling services for
all Costa Mesa residents in an effort
to remove barriers and promote
access to affordable housing in the
City.

The City is a member of a region-wide effort to ensure equal access to housing. Generally, activities have included
investigation, resolution, and education. During the 5th Cycle, the City assisted over 1,600 Costa Mesa households with fair housing issues.
 FY 13/14: 357 Costa Mesa households were assisted with fair housing issues
 FY 14/15: 331 Costa Mesa households were assisted with fair housing issues
 FY 15/16: 314 Costa Mesa households were assisted with fair housing issues
 FY 16/17: 204 Costa Mesa households were assisted with fair housing issues
 2018 APR: 200 Costa Mesa households were assisted
with fair housing issues
 2019 APR: 117 Costa Mesa households were assisted
with fair housing issues
 2020 APR: 153 Costa Mesa households were assisted
with fair housing issues

Continued. The City continued to
provide Costa Mesa Residents with
fair housing and counseling services in
the 5th cycle and will continue
providing fair housing and counseling
services for residents during the 6th
cycle.

HOU-4.3: Encourage programs that
address the housing needs of senior
citizens.

Ongoing. The 2013-2021 Housing Element was adopted by
City Council on January 21, 2014. The Housing Element
includes special programs for special housing needs (i.e., seniors, large families, etc.).

As of 2013, accessibility is now required through ADA
standards. A 50 percent density increase for construction of very low.

Continued. The City was successful in
approving programs for senior housing
needs in the Housing Element as
shown under program
accomplishments. As required by state
law, the City will continue to support
programs for the housing needs of
senior citizens through the
appropriate methods listed in this
table as well as new methods should
1153

Appendix A: Review of Past Performance A-18
Policy Objective Program Accomplishments Status for Sixth Cycle Additionally, a Single Room Occupancy Ordinance was
adopted in 1991, since three projects are completed and occupied for a total of 247 units; including 91 senior units and 11 SRO units.
they become available during the 6th
cycle.

HOU-4.4: Encourage and support the
construction, maintenance and
preservation of residential
developments which will meet the
needs of families and individuals with
specialized housing requirements.
2014/2015/2016/2017: The 2013-2021 Housing Element was
adopted by City Council on January 21, 2014. The draft was certified by California Department of Housing and Community Development on November 22, 2013 in meeting statuary
requirements. The Housing Element includes special
programs for special housing needs (i.e., seniors, large families, etc.).

As of 2018 staff worked on establishing a temporary and permanent homeless shelter that will be housing first
modeled and will provide housing navigation services.

In 2019, the City approved the use of a temporary modular structures at Lighthouse Church for the City’s temporary interim bridge shelter. Later in 2019, the City Council adopted an urgency ordinance relating to Accessory Dwelling Units and Junior Accessory Dwelling Units, to be consistent with state law.

In 2020, the City approved a permanent homeless shelter (Costa Mesa Bridge Shelter) to replace the temporary bridge shelter identified in 2019. The shelter opened on March 23, 2021. The City of Costa Mesa partners with Newport Beach to leverage scarce resources to better services the homeless population.

Continued. The City of Costa Mesa
completed a number of actions during
the 5th cycle to support families and
individuals with specialized housing
requirements. As required by state
law, the City will continue to support
the construction, maintenance, and
preservation of residential
developments for families and
individuals with specialized housing
requirements.
1154

Appendix A: Review of Past Performance A-19
Policy Objective Program Accomplishments Status for Sixth Cycle HOU-4.5: Encourage and support the
construction, maintenance, and
preservation of residential
developments to meet the needs of
the developmentally disabled
The 2013-2021 Housing Element was adopted by City Council on January 21, 2014. The draft was certified by California Department of Housing and Community Development on
November 22, 2013 in meeting statuary requirements. The Housing Element includes special programs for special
housing needs (i.e., seniors, large families, etc.).

The City partnered with Elwyn California to provide services to persons with special needs. The agency provided input on City's special needs populations, specifically economic opportunities for persons with developmental disabilities using CDBG funds ($5,720).

Continued. The City completed a
number of actions during the 5th cycle
to support the developmentally
disabled as shown under program
accomplishments. The City of Costa
Mesa will continue to promote
construction, maintenance, and
preservation of residential
developments for developmentally
disabled within the 6th cycle.

HOUSING GOAL 5: Coordination and Cooperation
Coordinate local housing efforts with appropriate federal, state, regional, and local governments and/or agencies and to cooperate in the implementation of intergovernmental housing programs to ensure maximum effectiveness in solving local and regional housing problems.

HOU-5.1: Investigate alternative
intergovernmental arrangements and
program options to deal with area-
wide housing issues and problems.

The City of Costa Mesa continued to investigate alternative intergovernmental arrangements and program options to
meet the housing issues.

As of 2015, 48 single- and multiple-family units constructed over the last several years through a combination of
public/private partnerships.

Continued. As required by state law,
the City will continue to identify
alternative intergovernmental
arrangements and program for the
housing problem in the 6th cycle.

1155
Summary of Adequate Sites Analysis
Appendix B
1156

Appendix B: Sites Analysis B-1
A. Candidate Sites Analysis Overview
The Housing Element is required to identify potential candidate housing sites by income category to meet the City’s RHNA Allocation. The sites identified within the Housing Element represent the City of Costa Mesa’s ability to plan for housing at the designated income levels within the 6th housing cycle planning period (2021-2029). As described in this appendix, the development capacity for each site depends largely on its location within the City, a specific plan or urban plan area as well as known development factors.

Where possible, property owners were consulted to help the City better understand potential future housing growth on candidate housing sites within the City.

This appendix contains Table B-5, which identifies each candidate housing site within Costa Mesa’s sites inventory. The sites are identified by assessor parcel number (APN) as well as a unique identifier used to track sites within the inventory. Additionally, the following information is provided for each parcel.  Address
 Ownership
 Zoning (including Specific Plan areas, Urban Plans, and Overlays, if applicable)  Size (Net developable acres removing known development constraints)  Density
 Vacancy status
 Previous Housing Element identification
 Potential Development Capacity (Dwelling Units) by income category  Description of existing use
A summary of this information is included within the Housing Resources section (Chapter 3) of Costa Mesa’s 2021-2029 Housing Element.

Table B-1 shows the City’s 2021-2029 RHNA need by income category as well as a summary of the sites identified to meet that need. The analysis within this appendix shows that the City of Costa Mesa has the capacity to meet their 2021-2029 RHNA allocation through a variety of methods, including:
 Identification of development capacity on sites which either currently permit or will be rezoned to permit development of residential uses at or above 30 dwelling units per acre  Identification of City owned properties suitable for the development of housing  Future development of accessory dwelling units (ADUs) 1157

Appendix B: Sites Analysis B-2
Table B-1: Summary of RHNA Status and Sites Inventory
Very Low
Income* Low Income Moderate
Income*
Above
Moderate
Income
Total
RHNA (2021-2029) 2,919 1,794 2,088 4,959 11,760
Units Constructed in Projection
Period (Begins June 30, 2021) 3 19 9 8 39
Remaining Unmet RHNA 2,916 1,775 2,079 4,951 11,721
Large Sites
Fairview Developmental Center 575 345 690 690 2,300
Sakioka Lot 2 120 60 120 900 1,200
Home Ranch 221 110 221 1,663 2,215
Senior Center Housing Project 40 20 0 0 60
Pacific Arts Plaza and Town
Center 53 27 53 402 535
Total Potential Capacity - Large
Sites 1,009 562 1,084 3,655 6,310
Overlays, Specific Plans, and Urban Plans
North Costa Mesa Specific Plan 1,201 695 1,269 3,265 6,435 SoBECA Urban Plan 1 28 70 141 383 732
Mesa West Bluff Urban Plan 195 109 208 555 1,071
19 West Urban Plan 1 15 64 123 335 640
Harbor Mixed Use Overlay 2 70 151 286 778 1,485
Total Potential Capacity -
Overlays, Specific Plans, and
Urban Plans
1,909 1,089 2,027 5,316 10,363
Projected ADU Construction
Projected ADU Construction 97 168 117 8 391
Sites Inventory Total
Total Units towards RHNA 3, 015 1,819 3,228 8,979 17,042 Total Capacity Over RHNA
Categories 103% 102% 155% 181% 14 5%
*The City’s Extremely Low Income (ELI) housing need is assumed to be 50% of the very low RHNA need for the planning period.

1. Approved Projects and Projects in the Pipeline
Approved Projects since June 30, 2022
As shown in Table B-1, the City of Costa Mesa has approved residential development projects since the start of the projection period for the 6th Cycle. The projection period is the time in which development activity can count towards meeting the City’s 6th Cycle RHNA need. Cities within the Southern California Association of Governments (SCAG) region can begin taking credit for the 6th cycle for development that was approved on or after June 30th, 2021. Table B-2 contains projects that received approvals during that timeframe.

1158

Appendix B: Sites Analysis B-3
Table B-2: Units Permitted
Address Building Permit
Number Date Issued Type Income Category
900 W 20th Street BC21-00060 7/6/2021 ADU Low
2994 Croftdon Street,
Unit B BC21-00123 7/7/2021 ADU Moderate
1850 Paros Circle BC20-00583 7/7/2021 ADU Moderate
230 Sherwood Place,
Unit B BC20-00469 7/12/2021 ADU Low
257 Knox Place BC21-00228 7/16/2021 ADU Moderate
2175 Tustin Avenue,
Unit C BC21-00121 7/20/2021 ADU Low
2545 Westminster Avenue,
Unit B BC21-00225 7/20/2021 ADU Low
281 E 20th Street BC20-00376 7/27/2021 SFR Above Moderate 281 E 20th Street,
Unit B BC20-00376 7/27/2021 ADU Low
118 Magnolia Street,
Unit B BC21-00261 8/11/2021 ADU Low
382 Ramona Way,
Unit B BC21-00110 8/11/2021 ADU Low
700 W 20th Street,
Unit D BC21-00296 8/12/2021 ADU Very Low
482 E 20th Street,
Unit A BC21-00321 8/13/2021 ADU Low
2049 Monrovia Avenue,
Unit B BC21-00113 8/31/2021 ADU Moderate
536 Caleigh Lane BC19-00957 9/8/2021 SFR Above Moderate 324 Costa Mesa Street,
Unit B BC20-00578 9/20/2021 ADU Low
227 Mesa Drive,
Unit B BC21-00140 9/22/2021 ADU Moderate
330 Ogle Street,
Unit B BC21-00355 9/27/2021 ADU Low
379 E 19th Street,
Unit B BC21-00190 9/28/2021 ADU Low
861 Joann Street,
Unit B BC21-00269 9/28/2021 ADU Moderate
1951 Rosemary Place BC20-00111 9/28/2021 SFR Above Moderate 1951 Rosemary Place,
Unit B BC20-00111 9/28/2021 ADU Moderate
1939 Continental Avenue,
Unit B BC21-00166 10/5/2021 ADU Very Low
1984 Orange Avenue BC21-00461 10/13/2021 ADU Moderate
2510 Carnegie Avenue BC21-00339 10/14/2021 ADU Low
974 Linden Place BC21-00137 10/14/2021 ADU Very Low
2687 Elden Avenue,
Unit B BC21-00530 10/18/2021 ADU Low
320 Colleen Place BC21-00334 11/5/2021 SFR Above Moderate 320 Colleen Place,
Unit B BC21-00333 11/5/2021 ADU Low
1159

Appendix B: Sites Analysis B-4
Table B-2: Units Permitted
Address Building Permit
Number Date Issued Type Income Category
3078 Roanoke Lane,
Unit B BC21-00265 11/5/2021 ADU Moderate
246 Cecil Place BC21-00293 11/16/2021 SFR Above Moderate 2014 Maple Avenue,
Unit 108 BC21-00534 11/22/2021 ADU Low
2014 Maple Avenue,
Unit 109 BC21-00535 11/22/2021 ADU Low
466 E 18th Street,
Unit B BC21-00408 11/23/2021 ADU Low
257 Flower Street BC21-00644 12/3/2021 SFR Above Moderate 2458 Norse Avenue BC21-00626 12/3/2021 SFR Above Moderate 2845 Ellesmere Avenue,
Unit B BC21-00341 12/7/2021 ADU Low
473 Ogle Street BC21-00694 12/14/2021 SFR Above Moderate 363 Rochester Street BC21-00625 12/20/2021 ADU Low

Projects in the Pipeline
Development projects that are in the planning process but have not received land use approvals or building permit are considered “in the pipeline.” For applications submitted for a land use approval, projects are considered “pending” until the necessary land use approvals are issued, at which point a project is deemed “approved.” Once a building permit is issued, the project is identified as “building permit issued.” When project construction is completed, and all necessary building safety inspections have been completed a certificate of occupancy or “final building permit” is issued.

Pursuant to the HCD Housing Element Site Inventory Guidebook Government Code Section 65583.2, for projects yet to receive their certificate of occupancy or final building permit, the element must demonstrate that the project is expected to be built within the planning period. The City believes that many of these “in the pipeline” housing units are likely to be developed within the planning period and could further the City’s efforts in reaching its required RHNA, if/once developed. Although “projects in the pipeline” are not included as “candidate housing sites”, they represent opportunities for future housing construction in Costa Mesa within the planning period. If/when these housing units are built, the units will count toward achieving the City’s RHNA allocation as mandated by State law.

The below summary includes housing projects at various planning/development stages, and consist of potential housing developments of various sizes, types and housing affordability ranges. The summary includes recent housing projects that have been submitted for land use approvals at this time but are not yet “approved”; projects that are “approved” but no building permits have been issued or applied for; and other housing projects that City staff is working on in partnership with other entities or agencies to develop housing resources in the City.
 Senior Housing Project at the Senior Center (Jamboree Housing ENA) – On July 21, 2020, the City Council approved an Exclusive Negotiating Agreement (ENA) with Jamboree Housing Corporation in determining the feasibility, and potential terms, for the right to acquire a long-term leasehold interest in an approximately 0.90-acre portion of the parking lot at the Senior Center property to develop a senior housing project. The conceptual density study plans envisioned the potential for 1160

Appendix B: Sites Analysis B-5
60 senior affordable dwelling units at the site. An application for an Urban Master Plan Screening for the proposed project was submitted in November 2021 and staff continues to work with the applicant to bring the project forward for a decision.
 Urban Plan Screening Project (1711 & 1719 Pomona Avenue) – On November 16, 2021, the City Council considered an Urban Plan Screening of a Master Plan request for eight live/work units on a 0.46-acre lot. The proposed Master Plan includes a deviation request from the Urban Plan’s live/work standards for minimum lot size. The urban planning screening process is the City’s first stage of development review for projects proposed in mixed-use overlay districts. The Council generally supported the project’s concept, including the request for a deviation from minimum lot size and provided the applicant guidance for the project proposal to include in a future application for Planning Commission consideration.
 Urban Plan Screening Project (1540 Superior Avenue) – On January 18, 2022, the City Council is scheduled to consider an Urban Plan Screening request for nine live/work units on a 0.44-acre lot. The Urban Plan screening process is the City’s first stage of development review for projects proposed in mixed-use overlay districts. After the City Council screening, the applicant will use the City Council’s guidance to include in a future application for Planning Commission consideration.  One Metro West (1683 Sunflower Avenue) – The proposed project is a mixed-use development and consists of residential, specialty retail, creative office, and recreational uses. The project is proposed to include up to 1,057 dwelling units (anticipated to be rental units), 25,000 square feet of commercial creative office, 6,000 square feet of specialty retail, and 1.5-acres of public open space. The proposed development includes three multi-family residential structures with a maximum building height of seven stories; one stand-alone office building up to four stories in height; tenant-serving commercial retail space integrated into one of the residential structures; open space; landscaping; streetscape improvements; and a Class-I bike trail system on Sunflower Avenue providing access to the Santa Ana River Trail. The project was approved by City Council in 2021. The project includes 10 percent (106 units) of the residential development project component to be affordable (67 very low income units and 39 low income units) for 40 years. The proposed Project is subject to Measure Y, as codified in Article 22, Chapter IX of Title 13 (Zoning) of the Costa Mesa Municipal Code. Pursuant to Measure Y, after final approval by the City Council, including all CEQA review, the voters must then approve the Project.  Costa Mesa Village (2540 Newport Boulevard) – Costa Mesa Village is an existing 97-unit SRO/efficiency development which was redeveloped many years ago from an existing motel. An application to update and amend the original entitlement (which allowed for the conversion of the former motel into an SRO/efficiency unit development) was submitted in November of 2021. The intent of the Conditional Use Permit amendment is to modify and update the conditions of the original entitlement while adhering to the City of Costa Mesa’s recent SRO policy. The update will include revisions to enhance project housing and social services to qualified low-income individuals and persons with disabilities. Up to 23 of the 97 housing units are anticipated to be supported by Section a 811 subsidy administered by the California Housing Finance Agency (CalHFA) for persons with developmental disabilities, with the remaining units to continue as affordable housing units for individuals living/working in the City of Costa Mesa. The project is expected to be heard by the Planning Commission on January 24, 2022, with the final decision by the City Council thereafter.  Project Homekey – On November 16, 2021, the City Council directed staff to collaborate with the County of Orange and associated development partners to submit application(s) for the Homekey Program grant funding for the acquisition, rehabilitation and conversion of one or two motel locations proposed for permanent supportive housing. City staff have been working with several existing motel owners of properties that range between approximately 40 to 90 units. The 1161

Appendix B: Sites Analysis B-6
proposals will provide direct permanent supportive housing with funding from the City of Costa Mesa, the County and (if awarded) Homekey grant funds from the State. The target population for these units would include at risk or currently homeless individuals and seniors, age 62 and over, and chronic homeless individuals and couples, with a subset of the units for eligible persons that qualify for Mental Health Services Act (MHSA) programs. Because the City operates the 72 bed Bridge Shelter on Airway Avenue, the Homekey Program could provide a seamless opportunity to stabilize this most vulnerable population where supportive services are provided on site, in the expedited Homekey permanent supportive housing model.
 The Plant (765-767 Baker Street and 2972 Century Place) – This project consists of the proposed renovation of three existing commercial buildings (containing the former Car Mart and Plant Stand) totaling 19,100 square feet, for retail and restaurant uses surrounding a central courtyard area. In addition, new buildings are proposed consisting of two greenhouse structures which will contain food stall uses, and a four-story mixed-use building with 48 residential units, 14 live/work units, and 2,570 square feet of workshop/maker office space above a two-level parking structure. This project was approved by the City Council in 2019.
 Families Forward (Pomona Avenue) – Families Forward, founded in 1984, is committed to preventing and ending family homelessness in Orange County. Families Forward has acquired and is working on plans to rehabilitate and expand a multi-family property on Pomona Avenue. At completion, the project will include the interior and exterior renovation of the existing 6 units and the addition of 2 new accessory dwelling units that will collectively house 8 families at risk of, or experiencing, homelessness. Families Forward has submitted preliminary plans to the City and are working to advance construction plans which are expected to be submitted to the City for expedited review in January 2022. The project will be owned and operated by Families Forward but is being constructed as a collaboration between Families Forward and HomeAid of Orange County. Families Forward will provide wrap-around services to low- to moderate-income family residents and provide a case manager, housing resource specialist, and other professionals to build a plan toward self-sufficiency. The families will also receive supportive services such as counseling, career coaching and access to our food pantry.

For a variety of reasons, not all projects in the pipeline complete the planning approval or building permit process and are built and occupied. However, these projects provide an indication of what future housing construction may include within the Housing Element planning period. As indicated above, City staff will continue to work with the aforementioned project applicants and other City housing efforts to reach the City’s goals.
1162

Appendix B: Sites Analysis B-7
Figure B-1: Map of Candidate Housing Sites (All Income Categories)

1163

Appendix B: Sites Analysis B-8
Figure B-2: Map of Candidate Housing Sites (By Zoning)

1164

Appendix B: Sites Analysis B-9
Figure B-2: Map of Candidate Housing Sites (SoBECA Focus)

1165

Appendix B: Sites Analysis B-10

2. Selection of Sites
The City of Costa Mesa has identified sites with capacity to accommodate the 2021-2029 RHNA. The City has identified 99 parcels within a variety of different zones, specific plan areas, urban plans, and overlays.

Each of these either currently permit residential development or will be amended per Programs 3B and 3C to permit residential development at the densities specified in Table B-5. The identified sites have been evaluated to determine the extent to which on-site uses are likely to redevelop within the planning period.

It was found that a number of the existing uses (identified in Table B-5) are either permanently closed or available for lease. Many of the uses are in multi-tenant commercial centers with one ownership and most show little to no evidence of recent investment or redevelopment.

The City does not have access to most leasing information as these are generally private documents but has conducted an analysis to identify sites that show characteristics indicating they are likely to redevelop within the planning period. When possible, the City had discussions with property owners to determine interest in redevelopment for residential uses. The analysis also includes several letters of potential residential development interest in Appendix A.

Community Input on Sites Selection
Community input was an important component of the sites identification and selection process. The City conducted multiple public outreach meetings, including district specific meetings where community members gave input on areas of importance within their district. This information was collected as notes on maps of each district and can be found in Appendix C. Community members also provided feedback on potential housing development types and focus areas on the online community survey. Additionally, draft versions of the sites inventory were discussed at both Planning Commission and City Council study sessions, with decision makers providing input and community members able to make public comments.

Lastly, the City held discussions with major property owners within the City to better understand their long- range plans for development of the properties under their ownership. The City used these discussions to more accurately determine potential unit yield and affordability assumptions for some of the identified candidate housing sites. Additional information is provided for specific properties in Table B-5.

3. Redevelopment of Non-Vacant Sites for Residential Uses The City of Costa Mesa does not have sufficient vacant land available to accommodate fifty percent of their low/very-low income RHNA. To accommodate the need at all income levels, the City has analyzed sites within non-residentially zoned areas that permit residential development through Specific Plans, Urban Plans, or Overlays. The City also evaluated and included parcels not currently within Urban Plans which will be added when those Urban Plans are amended as part of Programs 3B and 3C.

As the City cannot accommodate 50 percent of the low/very low income RHNA, state law requires that the City analyze the following:
 Analysis of leases that would prevent redevelopment of the site,  The extent to which existing uses may constitute an impediment to the future residential development within the planning period,
 The City’s past experience with converting existing uses to higher density residential uses, 1166

Appendix B: Sites Analysis B-11
 Current market demand for the existing use,
 Development trends and market conditions, and
 Regulatory or other incentives to encourage redevelopment.

Therefore, the City has conducted an analysis to identify sites that show characteristics indicating they are likely to redevelop within the planning period, including past performance, an on-the ground existing use analysis and a market analysis to understand cost of land, construction, and development trends in Costa Mesa.

Experience Developing Non-Vacant Sites for Residential Uses As part of the candidate housing sites analysis, the City has evaluated recent projects that have redeveloped within non-residentially zoned areas that included residential units. Those projects, including the zoning, use prior to redevelopment, and a project analysis of the approved development plan, are shown in Table B-3. The City’s analysis showed that prior uses on these redeveloped sites were similar in nature to the existing uses on sites identified within the sites inventory in Table B-6. Based on the information provided in Table B-3, the City has created a classification system for sites with characteristics that are applicable to the candidate sites inventory. The intent of this classification system is to draw parallels from past development and local knowledge and trends in development to the potential future development of the candidate housing sites identified. These classifications are based in real past development that has occurred within the City and while some comparisons may not be an exact match for the sites identified, they show a strong correlation with the understanding that every parcel is unique in terms of site characteristics, existing use, ownership, and other factors which can affect future development. The development classes are generally defined as:
 Development Class A: Uses on these sites prior to redevelopment included either light industrial or office type uses. These are areas that previously served commercial or office businesses and have redeveloped throughout the city based on property owner interest and market trends. This also includes uses within the SoBECA Urban Plan area.
 Development Class B: Uses on these sties prior to redevelopment included self-storage, vehicle storage, and industrial uses. Many of these sites are located within the Mesa West or 19 West Urban Plan areas which covers a large portion of the industrial areas within the City.  Development Class C: Uses on these sites prior to redevelopment included primarily commercial uses along Harbor Boulevard or another major city commercial corridor. These projects are typically in a mixed-use setting, whether within the same development or directly adjacent. Many of these sites are within the Harbor Mixed-Use Urban Plan area.  Development Class D: These sites are motel conversions within the City. The City is continuing to pursue Project Homekey funds to encourage redevelopment of specific motels within the City in coordination with property owners and operators of these buildings.  EX: Existing proposed project or anticipated project. 1167

Appendix B: Sites Analysis B-12
The City has also conducted a parcel specific analysis of existing uses for each of the identified sites. This analysis of existing uses, including indicators of a likelihood that the existing use will redevelop within the next eight years, are provided in Table B-6. This analysis is based on information readily available to the City and research that can be found through online research. The City does not always have access to private lease information but has included information that property owners have shared regarding individual sites.

The following residential development projects have been constructed on parcels that were either non- residentially zoned or had an existing non-residential use on-site within Costa Mesa.

Table B-3: Example Development of Non-Vacant Sites for Residential Uses Project
Address
Dwelling
Units Zoning Use Prior to
Redevelopment Project Analysis Development
Class
125 Baker
St.
240 PDR -
HD
Industrial use This development is a 240-unit wrap
apartment complex on a 4.2-acre parcel in
a largely industrial and office area of Costa
Mesa. The project was built at a density of
approximately 57 du/ac. The site was
previously a light industrial and office uses
use similar to some of the identified
candidate housing sites. The project was
rezoned from CL to PDR-HD.

A
1957
Newport
Blvd.
38 PDR -
HD
Self-storage
use and trailer
storage lot
This development is a 38-unit condominium
project along the Newport Blvd commercial
corridor. The site was previously a self-
storage and trailer storage use similar to
some of the identified candidate housing
sites. The project was rezoned from C1 to
PDR-HD.

B
2277
Harbor
Blvd.
200 PDR -
HD
Motel use This development is a 200-unit apartment
complex on a previous motel use site. This
development is located on Harbor
Boulevard and shares many existing
characteristics with sites identified within
this corridor in the candidate sites
inventory. The project was rezoned from
C1 to PDR-HD.

D
671 W.
17th St.
177 MG Brownfield
development
(Argotech
Industries)
This development is 177 live/work and loft
residential units and was developed on a
site that was previously largely surface
parking area. This site is in the Mesa West
Urban Plan area and adjacent to some of
the sites identified within the candidate
housing sites analysis. This project also
shares many existing use characteristics
with those identified sites.

B
1620 and
1644
89 MG Industrial use
(Ametek
This development is 89 live/work residential
units on a former industrial use site in the
B
1168

Appendix B: Sites Analysis B-13
Table B-3: Example Development of Non-Vacant Sites for Residential Uses Project
Address
Dwelling
Units Zoning Use Prior to
Redevelopment Project Analysis Development
Class
Whittier
Ave.

Aerospace and
Defense)
Mesa West Bluffs Urban Plan area. Similar
to 671 W. 17th Street, this site shares many
geographic and existing use characteristics
with sites identified in the candidate
housing sites analysis.
1500
Mesa
Verde
Drive East
215 PDC Vacant
commercial
area
This development is 215 senior apartments
developed at four stories along Harbor
Boulevard directly adjacent to existing
commercial uses. This project is an
example of the types of horizontal mixed-
use projects that the City anticipates may
develop along Harbor Boulevard and
matches assumptions made in the Housing
Element.

C
1527
Newport
Boulevard
40 C2 &
MG
Industrial uses,
including boat
and automobile
repair
This development is 40 live/work units with
ground floor commercial/office workspaces
and two stories above for residential. This
development is in the 19 West Urban Plan
area and previous uses are consistent with
sites identified within the sites inventory.

B
132, 134,
140
Industrial
Way
22 C2 &
MG
Industrial uses,
including boat
and automobile
repair
This development is 22 live/work units with
ground floor commercial/office workspaces
and two stories above for residential. This
development is in the 19 West Urban Plan
area and previous uses are consistent with
sites identified within the sites inventory.

B
1677-
1985
Superior
Avenue
49 C2 &
MG
Gas station and
a mixture of
commercial
and industrial
uses.

B
2025
Placentia
Avenue
36 MG Commercial
and industrial
uses, including
storage and
repair for boats
This development is 36 live/work units with
ground floor commercial/office workspaces
and two stories above for residential. This
development is in the Mesa West Bluffs
Urban Plan area along Placentia Avenue
and previous uses are consistent with sites
identified within the sites inventory.

B
2095
Harbor
Boulevard
29 PDC Commercial
buildings and
gas station
which had been
vacant for
several years.

Appendix B: Sites Analysis B-14
Table B-3: Example Development of Non-Vacant Sites for Residential Uses Project
Address
Dwelling
Units Zoning Use Prior to
Redevelopment Project Analysis Development
Class
previous uses are consistent with sites
identified within the sites inventory.
1672
Placentia
Avenue
32 MG Boat yard and
industrial
building
This development is 32 live/work units with
ground floor commercial/office workspaces
and two stories above for residential. This
development is in the Mesa West Bluffs
Urban Plan area along Placentia Avenue
and previous uses are consistent with sites
identified within the sites inventory.

This analysis of recent sample development projects shows that residential development occurs within the City on sites that have existing non-residential uses. As indicated in the analysis notes, these example sites share many characteristics with the candidate housing sites in Table B-6. This demonstrates that there is development potential on these sites as well as interest in developing these types of sites for residential uses within Costa Mesa.

Existing Uses on Candidate Sites and Redevelopment Opportunity The City has identified and analyzed existing use on candidate sites in Table B-6 below. As the City is a built- out community, consisting mainly of commercial retail, industrial and single-family housing, a primary goal was to identify sites compatible for the development of multifamily and mixed-use housing as well as not displace existing residents. Therefore, the City identified the best possible sites with the most feasible opportunity for redevelopment over the next 8 years. In additional to the analysis in Table B-6 the City utilized locally available SCAG data to identify the following key indicators that the sites included for low and very low-income opportunity are the most appropriate:
 Nine percent of the sites are within areas identifies as Highest Resource by the TCAC  55 percent of the sites are within areas identified as moderate resource  On average, there are 90 healthcare facilities within a one-mile drive from the identified sites  On average, there are 4 grocery stores or markets within a one-mile drive from the identified sites  97 percent of the sites identified are within a High-Quality Transit area, meaning the 97 percent of sites are within one half-mile of a well-serviced transit stop or a transit corridor with 15-minute or less service frequency during peak commute hours.

Housing Market Analysis
In addition to an on-the-ground existing use analysis, the City of Costa Mesa has market conditions to facilitate the redevelopment of non-vacant sites for residential. Table B-3 above shows that a total of 1,167 dwelling units have been constructed through redevelopment in the City. Additionally, a California Association of Realtors report for Historic Housing trends shows that the average time a unit spends on the market in Orange County is just 18.6 days in the last four years (2017-2021) and just 13.3 days in the last 1170

Appendix B: Sites Analysis B-15
two years.1 Specifically in Costa mesa, homes spent just over one month on market and the sale-to-list price ratio was 100.14%, indicating a sellers’ market and the need for more housing.2 According to the New Homes Directory (online resource), historical Housing Market data, the average price for an attached unit, 1,500 square feet or less, increased by 48 percent over the last planning cycle ($434,87 in 2014 to $645,000 in 2021).3
Additionally, the according to the CAR Current Sales and Price Statistical Survey, the median cost of a home for sale in Orange County increased by 20 percent from 2020-2021 (from $930,000 in October 2020 to $1,120,000 in October 2021).4 The indicators above signify an increased market demand for new housing.

4. Development of Small Site Parcels
The City of Costa Mesa has identified several candidate housing sites that are smaller than half an acre in size. Assembly Bill 1397 identifies general size requirements for candidate housing sites of greater than half an acre and less than 10 acres in size. The City has only identified sites smaller than half an acre which show the likelihood of redeveloping in conjunction with other parcels which collectively meet the half acre requirement. The likelihood of redevelopment was based primarily on common ownership amongst adjacent parcels which share a property line. In most instances, these parcels are currently developed as a single use and it is reasonable to anticipate that the collection of parcels will redevelop as one new development to maximize efficiency and design of the new use. Candidate sites less than half an acre in size represent a small portion of the City’s overall RHNA need. A total of nine sites comprise the potential for 114 units, which is 1 percemt of the City’s total RHNA need for the period of 11,760.

The potential candidate sites which are anticipated to be consolidated into a single development are identified within Table B-6.

The candidate sites that are smaller than half an acre are shown in Table B-4 below along with descriptions of their likelihood to redevelop that go beyond the descriptions in Table B-6.

1 Median time on Market of Existing Detached Homes, Historical Data, California Association of Realtors (CAR), Accessed online:

December 9, 2021. https://www.car.org/marketdata/data
2 Realtor.com, Housing Market Summary, Costa Mesa. Accessed Online: December 9, 2021. https://www.realtor.com/realestateandhomes-search/Costa-Mesa_CA/overview 3 New Homes Directory.com, Historical Housing Report in Costa Mesa, Accessed Online: December 9, 2021. https://www.newhomesdirectory.com/California/Costa_Mesa/historical-housing-report 4 Current Sales and Price Statistics, California Association of Realtors (CAR), Accessed online: December 9, 2021. https://www.car.org/marketdata/data
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Appendix B: Sites Analysis B-16
Table B-4: Analysis of Candidate Housing Sites Under 0.5 acres APN Unique
ID Address
Specific
Plan/Urban
Plan Area
Size
(Ac) Use Description
42543103 20 1666 Superior
Ave
19 West 0.29 These are all adjacent parcels in a contiguous block bounded by E 16th Street, Superior
Avenue, E 17th Street, and Newport Blvd. All
parcels within this block have been identified
as candidate housing sites and total 4.70
acres. Sites 22 and 23 are owned by the
same property owner. The existing uses are
all car-related industrial uses which are
single-story.

As shown in Table B-2, the City worked with
property owners of parcels along Industrial
Way (Specifically 132, 134, and 140
Industrial Way, less than a quarter mile
southwest of these identified parcels) to
facilitate the development of residential
uses on parcels previously occupied with the
same types of uses as these three parcels
(boat and auto repair uses). These parcels
are located within the 19 West Urban Plan
area and are permitted to develop in the
same manner as the parcels along Industrial
Way.
42543105 22 126 E 16 th St 19 West 0.42
42543106 23 126 E 16 th St 19 West 0.35
41817101 208 754 Saint
Clair St
SoBECA 0.27 These parcels are occupied by warehouse
and light industrial uses within the SoBECA
Urban Plan area. The SoBECA Urban Plan
focuses on residential as a mixed-use
component and promoting the development
of residential in addition to the existing
commercial anchors in the Mall and the
Camp. The City has established Program 3D
to update the Urban Plans within the City to
focus more heavily on residential uses at the
identified densities.

As identified in Table B-2, the City developed
Baker Block on industrial parcels which
previously occupied similar light industrial
uses in a largely industrial corridor
approximately one-third of a mile from the
SoBECA area. These uses have similar
historical context and assumptions have
been tied to this project and others as
examples of redeveloping these types of
uses for residential within industrial areas.
41817102 179 752 Saint
Clair St
SoBECA 0.26
41820202 182 841 Baker St SoBECA 0.33
41820205 185 2969 Century
Pl
SoBECA 0.09
13931321 203 1590 Adams
Ave
SoBECA 0.27
14004183 198 N/A North Costa
Mesa

0.23 This parcel is part of the overall Home Ranch
parcel described in the Large Site analysis in
the following section. Home Ranch is
1172

Appendix B: Sites Analysis B-17
Table B-4: Analysis of Candidate Housing Sites Under 0.5 acres APN Unique
ID Address
Specific
Plan/Urban
Plan Area
Size
(Ac) Use Description
currently a mostly vacant site within the
North Costa Mesa Specific Plan area that has
an existing development agreement and is
currently planned for residential
development. The City has actively worked
with the property owner throughout the 6th
Cycle Housing Element update process to
identify an appropriate number of
residential units to allocate towards the site.

The property owner has indicated they
intend to develop residential uses on the
Home Ranch site and they are permitted to
alter their development agreement or
develop outside of it, meaning there are no
unit caps in place.

While this individual parcel is less than half
an acre, it is in common ownership with the
larger Home Ranch site which exceeds the
half acre standard. This parcel is currently
vacant.

Additionally, Policy LU-2.10 of the City of Costa Mesa’s Land Use Element within the General Plan promotes lot consolidation of residential properties. While the sites identified in the table above are commercial in nature, the intent of the policy remains effective in consolidating smaller parcels towards the creation of a larger residential development.

5. Development of Large Site Parcels
The 2021-2029 sites inventory includes several sites that are larger than 10 acres. These sites exceed the AB1397 size requirement and require additional analysis. The following background and analysis relates to each site in the inventory that exceeds that inventory. The City has conducted meetings with each of these major property owners to determine their future interest in developing housing on the identified properties. These properties when developed pursuant to the densities included within this Housing Element would be subject to the City’s inclusionary housing requirements which are in process and anticipated to be adopted per Program 2A. This supports the City’s assumptions of affordability on the sites described below. The housing element also includes Program 3R which commits the City to take actions to promote the development of large parcels at the densities and affordability levels identified within the housing element. There are no unit caps within the City which would limit the number of units which can be developed on these sites. That is subject to the densities provided within the City’s zoning code.

1173

Appendix B: Sites Analysis B-18
Fairview Developmental Center
The Fairview Developmental Center (FDC) is a State-owned property that is approximately 109 acres in size and located on Harbor Boulevard within Costa Mesa. The FDC currently serves as one of the largest residential facilities for developmentally disabled persons in the State of California. The FDC was previously identified in the City’s 5th cycle Housing Element (2013-2021) and the City has continued discussions with the State to determine the potential residential yield of the area taking into consideration the existing uses.

In January 2020, the Costa Mesa Fairview Developmental Center Ad Hoc Committee met to discuss potential development yields for the site. The Committee presented a report to the City Council which summarized its strategic engagement in the development of the local vision, priorities, and reasoning behind the stated preliminary vision of a solutions-based, housing-first model for the site. The Committee took into consideration the City’s recent efforts to open a homeless shelter and identified opportunities for permanent supportive housing and integrated workforce housing within the City. Conceptual yield studies and draft plans have also been compiled for the property and helped to inform development capacity assumptions. There are no current development agreements or density caps on the property as residential uses are not currently permitted. The City will need to come to an agreement with the State of California for future use of the site and then solicit input from the development community on potential entitlement, likely through a competitive bid process. The City is confident that there is significant interest in redeveloping the property once it becomes available based on informal discussions with developers during the housing element update process.

FDC was discussed multiple times in public workshops by local housing advocacy groups in support of residential uses on the site for primarily affordable housing developments and workforce housing. The City has established Program 3B to work with the State of California to establish the FDC area as a mixed-use village that prioritizes housing and promotes development at the densities and affordability levels identified within this housing element. As stated in Program 3B, the City envisions a two-year process to negotiate future residential development use on the site. If not established within two years, the City will identify additional sites to accommodate a potential shortfall in sites to accommodate the remaining RHNA.

The City’s 6th Cycle analysis includes an assumption of 2,300 dwelling units broken down into the very low, low, moderate, and above moderate-income categories.

Sakioka Lot 2
Sakioka Lot 2 is a 30.93-acre site located north of the 405 Freeway with General Plan Land Use designation that allows up to 660 residential units, 863,000 Square feet of office or retail use and a Floor Area Ratio of

1.0. The property is also located in the North Costa Mesa Specific Plan.

The site is currently under a development agreement (DA) that was recently extended for ten years until May of 2031. The City has had continued discussions with the property owners who have indicated there is the potential for future housing development on the site in strategic areas. This development would occur pursuant to the new densities identified within the Housing Element, which may lead to the development of more units than currently established under the DA. The property owner and City could potentially amend the current DA or the property owner may develop outside of the DA but under the zoning requirements of the North Costa Mesa Specific Plan in order to achieve more than 660 residential units in the future. Therefore, the existing DA does not present a cap or restriction on the future number 1174

Appendix B: Sites Analysis B-19
of potential units on the Sakioka Lot 2 parcel. Furthermore, there are not affordability caps within the current DA which would limit the number of units which may be affordable. The City’s 6th Cycle analysis includes an assumption of 1,200 dwelling units broken down into the very low, low, moderate, and above moderate-income categories. The property owner has expressed interest in communications with the City in developing for residential uses within the 8-year planning cycle.

Home Ranch
Segerstrom Home Ranch is a 43-acre site located north of the 405 Freeway with a General Plan land use designation that allows up to 1.2 million square feet of office and up to 0.64 Floor Area Ratio. The property is also located in the North Costa Mesa Specific Plan. The site is currently under a development agreement that was executed in 2002 and extended in 2010 for additional 20 years until July of 2030.

The City has had continued discussions with the property owners who have indicated there is the potential for future housing development on the site in strategic areas. The property owner has expressed that there are future scenarios which consider fully developing the site for residential uses with some support commercial, which exceeds the assumptions in the housing element. The City conservatively analyzed the potential for a range of uses on the Home Ranch site. This would require a modification of the existing DA, which is possible with property owner and City support. The City’s 6th Cycle analysis includes an assumption of 2,215 dwelling units broken down into the very low, low, moderate, and above moderate-income categories. The property owner has expressed interest in communications with the City in developing for residential uses within the 8-year planning cycle.

South Coast Plaza
South Coast Plaza is a large regional mall in the North Costa Mesa area. The mall has ample surface parking and as of adoption of this Housing Element, has a large, big box component which is currently vacant. The City has had continued discussions with the property owners who have indicated there is the potential for future housing development on the site in strategic areas. The sites analysis makes a conservative potential redevelopment assumption of approximately 15 acres of the 128-acre property.

The City’s 6th Cycle analysis includes an assumption of 1,959 dwelling units broken down into the very low, low, moderate, and above moderate-income categories.

Pacific Arts Plaza
Pacific Arts Plaza project is an 18.3-acre site located in South Coast Plaza Town Center currently developed with a variety of office buildings and restaurants. The site is designated Cultural Arts Center (CAC) by the General Plan and has a zoning designation of Town Center (TC). The property is also located in the North Costa Mesa Specific Plan. Portions of the site are under a Development Agreement. The existing development approvals referenced in the original Development Agreement that allows for a maximum Floor Area Ratio (FAR) of 1.55 and maximum building square footage of 1,227,978. The Development Agreement was recently extended for two years and will expire in August of 2023. The City has had continued discussions with the property owners who have indicated there is the potential for future housing development on the site in strategic areas.

The City’s 6th Cycle analysis includes an assumption of 535 dwelling units broken down into the very low, low, moderate, and above moderate-income categories.

1175

Appendix B: Sites Analysis B-20

6. Accessory Dwelling Units
Accessory dwelling units, or ADUs, are housing units which may be developed in addition to an existing single- or multi-family residential use. These housing units can be free-standing or attached to a primary structure and are intended to provide additional housing on an existing residential lot. Often ADUs provide housing for family members or are rented to members of the community.

As a result of new legislation and an increased effort by the City to promote ADUs, the City has seen an increase in applications so far in 2022. The City approved/permitted the following number of ADUs since 2018:
 2018 – 4 ADUS
 2019 – 6 ADUS
 2020 – 27 ADUs
 2021 – 43 ADUs
 2022 (as of the end of April) – 27 ADUs
Of the 41 permits issued in 2021, 1 was available at the extremely-low income level, 3 were available at the very-low income level, 25 were available at the low-income level, and 12 were available at the moderate income level. As of the end of April 2022, the City of Costa Mesa has seen an increase in ADU activity. The City has approved and is in the process of issuing permits for 27 ADUs through approximately one-third of the year. Projected out over 2022, this demonstrates the continued trend of ADU growth and puts the City on pace for 81 approved ADUs in 2022. This exceeds the City’s 2022 projection of 50 units by 31 units and positions the City well to exceed its projected ADUs within the planning period.

In compliance with State law, ADUs are allowed in all zones that allow single dwelling unit or multiple dwelling unit development. Junior Accessory Dwelling Units (JrADUs) are permitted only in single dwelling unit zones.

The City of Costa Mesa has determined based on past performance that it is appropriate to anticipate the development of 391 accessory dwelling units from 2021 to 2029 (approximately 50 per year through the planning period). Approximately 265 of these units are anticipated to be affordable at the low and very- low-income categories. A total of 117 ADUs are anticipated to be affordable at the moderate-income level and 8 ADUs are anticipated at the above moderate-income level. This affordability estimation is based on guidance from SCAG and HCD based on surveys of existing ADUs in the SCAG region between April and June 2020. Another local factor that contributes to the City’s anticipated overall ADU growth expectations is that the City’s ADU provisions are more flexible than the State ADU regulations, and therefore are more desirable for ADU development. For example, the State’s minimum standard related to ADU required parking is that ADU’s located within 500 feet of certain transit areas are not required to provide parking, whereas the City’s ADU standards allow ADUs to be constructed without any parking regardless of location.

Also, the State’s minimum standard related to ADU height is that a local ADU ordinance shall allow an ADU height a minimum of 16 feet, whereas the City’s ADU height standards allow a building height of 27 feet.

Lastly, the State’s minimum floor area requirement for ADUs is 850 square feet for studio units and 1,000 square feet for one-bedroom units, whereas the City’s ADU floor area standards allow for larger ADUs in 1176

Appendix B: Sites Analysis B-21
that a detached ADU can be constructed up to 1,200 square feet, and an attached ADU may be the greater of 1,000 square feet or 50 percent of the size of the existing residential unit.

The City performed a trend analysis looking at the growth in ADUs from 2018 – 2021. That analysis is shown in the table below.

Table B-5: ADU Assumption Analysis (2018 – 2021)
Year ADU Permitted (2018-Based Strategy)
Projection Period
Total: 390
2028 50
2027 50
2026 50
2025 50
2024 50
2023 50
2022 49
2021* 41
2020* 27
2019* 6
2018* 4
“*” indicates actual permitted ADUs within that year.

As shown in Table B-4, Costa Mesa has seen sustained increases in ADU production each year since 2018 with the lowest being a 50% increase between 2018 and 2019 as new State laws and local processes were not common knowledge amongst homeowners. The City expects that they while ADU production is likely to continue to increase year after year, there may be some drop off in that increase as more property owners develop ADUs. The City anticipates approximately 50 ADUs will be permitted per year for the remainder of the planning period.

A further indication of this is recent development trends observed by the City. Planning staff recently received and processed a development which included 13 ADUS which were conversions of existing garages. These units ranged from 152 to 363 square feet and consisted of a studio unit arrangement with one bathroom. This is a direct result of two actions: (1) developers and local property owners becoming educated on the new ADU laws and (2) the City of Costa Mesa making diligent efforts to discuss ADU potential and provide informational materials to the community. In addition to the methodology and concrete local data presented above, the City understands that ADU trends may change. In response, the housing element includes Program 3M to monitor ADU production every two years and has stated actions should production not match the anticipated amount in the housing element.

To assist in furthering the recognition and understanding of ADUs potential within Costa Mesa and reach the City’s ADU development projections, Costa Mesa has included Program 3E, which identifies actions the City will take to promote and incentivize the development of ADUs during the planning period. As outlined in the program, these actions include:
 Coordinating with the County on implementation of a permit-ready ADU program  Post a user-friendly FAQ on the City’s website to assist the public with the general questions. 1177

Appendix B: Sites Analysis B-22
 Waiving specific permitting fees to make ADU development more feasible  Creating an expedited plan check review process to ease the process for homeowners  Research potential State and Regional funding sources for affordable ADUs and make the information found publicly available to homeowners

7. Water, Sewer, and Dry Utility Availability
Each site has been evaluated to ensure there is adequate access to water and sewer connections as well as dry utilities. Each site is situated with a direct connection to a public street that has the appropriate water and sewer mains and other infrastructure to service the candidate site. The City has sufficient total water and sewer capacity (existing and planned) to accommodate the 2021-2029 regional housing need. The City plans for future housing growth through the Mesa Water District Urban Water Management Plan (UWMP).

This was most recently updated in 2020. Future sewer capacity is planned for through the Costa Mesa Sanitary District Sewer System Management Plan (SSMP), which was most recently amended and recertified by the Board of Directors in January 2021.

B. Calculation of Unit Capacity
This section contains a description of the candidate sites identified to meet Costa Mesa’s RHNA need at all income levels. The full list of these sites is presented in Table B-6.

1. Realistic Capacity and Affordability Calculations
Costa Mesa’s 2021-2029 Housing Element sites analysis assumes that each identified candidate housing site will develop with at a range of income levels. Primarily, it is assumed that sites identified within Table B-6 will redevelop with the following affordability characteristics:
 30% of units available to residents in the low and very low-income categories  20% of units available to residents in the moderate-income category  50% of units available to residents in the above moderate-income category Costa Mesa recognizes that not all sites within the inventory will develop such that they meet these affordability assumptions and has included a 37% buffer on the total number of units to assist in accommodating potential differences in future housing development. This buffer is to accommodate the potential that sites may develop for 100% nonresidential uses, however recent development within Costa Mesa has indicated that is unlikely. The following developments have all occurred recently within the City’s urban plans, specific plans, overlays, or on non-residentially zoned sites. Many of these are described in more detail in Table B-2.
 2277 Harbor Blvd – Previous motel use that underwent a rezone from C1 to PDR-HD and developed as a fully residential project with 200 apartment units.  671 W 17th Street – Previous industrial brownfield site in the Mesa West Bluff Urban Plan which developed as a fully residential project with 177 live/work units.  1620 and 1644 Whittier Avenue – Previous industrial use in the Mesa West Bluff Urban Plan which developed as a fully residential project with 89 live/work units. 1178

Appendix B: Sites Analysis B-23
 1500 Mesa Verde East Drive – Commercially zoned parcel along Harbor Boulevard which developed as a fully residential project with 215 senior apartments.  Brickyard East and West – Previous industrial warehouse uses along Placentia Avenue which developed as a fully residential project with 29 townhouse units.

Consistent with local housing market trends data presented earlier in this appendices, the City of Costa Mesa is seeing an increase in residential development and rarely receives requests for fully non-residential uses in the area identified within the candidate housing sites analysis.

The City has established goals and programs within the Housing Element aimed at identifying funding opportunities and partnering with the development community to increase the amount of affordable housing built in future developments. If the City is able to identify partnerships leading to fully affordable projects, that would also help to cover any potential shortfall in capacity in any of the four income categories. The City of Costa Mesa recognizes that should a “No Net Loss” situation occur, they will be required to identify additional sites and has analyzed additional potential housing sites within the Housing Element’s environmental clearance document.

There are several candidate housing sites in which the affordability assumptions differ from those presented above. Those sites include:
 Costa Mesa Senior Housing Project (APN 424-211-01). This site is owned by the City of Costa Mesa who has had previous discussions with a developer on a fully affordable project on this site. This site assumes 60 units which are all affordable at the lower income levels.  Fairview Developmental Center. This site is analyzed previously in the large site analysis portion of this appendices. This site is owned by the State of California and the City anticipates working in collaboration with the State to support the goal of developing affordable housing. The City has assumed that approximately 40% of the units on this site will be available to residents at the lower income levels, while 30% will be available to residents at the moderate-income levels. The remaining units are anticipated to be market-rate.
 Sakioka Lot 2. The City has conducted outreach meetings with this property owner and determined that it is realistic to assume that 15% of future units on this site may be available to residents at the lower income levels. This site has an existing development agreement.  Home Ranch. The City has conducted outreach meetings with this property owner and determined that it is realistic to assume that 15% of future units on this site may be available to residents at the lower income levels. This site has an existing development agreement.  Pacific Arts Plaza and Town Center. The City has conducted outreach meetings with this property owner and determined that it is realistic to assume that 15% of future units on this site may be available to residents at the low and very-low income levels. This site has an existing development agreement.

2. Specific Plan, Urban Plan, and Overlays
As identified in Programs 3B and 3C, of the Housing Plan (Chapter 4), the City will be modifying some of the existing Specific Plans, Urban Plans, and Overlays within Costa Mesa. The densities identified in Table B-5 reflect revisions to many of these areas to permit residential development at a higher density than what 1179

Appendix B: Sites Analysis B-24
the current zoning permits as of adoption of this document. As noted, the City has three years to complete these zoning amendments. The City is proposing to either analyze or modify the following areas:
 North Costa Mesa Specific Plan
 19 West Urban Plan
 SoBECA Urban Plan
 Mesa West Bluff Urban Plan
 Residential Ownership Urban Plan
(Propose to Remove)
 Residential Incentive Overlay
 Harbor Mixed-Use Overlay
These areas, with the exception of the Residential Ownership Urban Plan, which is proposed to be removed, will be modified through Programs 3B through 3C to permit residential development at or above the default density for Costa Mesa of 30 dwelling units per acre. When considering appropriate densities, the City held outreach meetings with members of the community, decision-makers, the development community, and major property owners. As part of these meetings, the City discusses and analyzed what densities were appropriate to maintain the character of the surrounding neighborhoods while also presenting the opportunity for future residential development that can realistically facilitate the development of units available at the lower income levels.

The City will continue to conduct community outreach post adoption of the Housing Element to discuss potential revisions to development standards within these areas with the goal of effectively planning for future affordable housing. Densities established as a part of future zoning changes must accommodate the densities shown in Table B-4 for the sites identified.

1180

Appendix B: Sites Analysis B-25
Costa Mesa Housing Element 6 th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of the sites analysis process.

Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.

APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied
Dev.

Class
424-202-
02 12 719 W
19th St
PANGE

MARC C TR
PANGE

REVOC TR
C1 G 4 19 West 1.29 50 Yes 64 12 7 12 34
Small commercial uses
in a strip mall center.

Approximately half of
the parcel is surface
parking and property
abuts a major
transportation corridor
(19th Street). Shopping
Center shows no recent
sign of renovation.
12,509 70,028 18% C
424-202-
03 13 707 W
19th St
MUNOZ
FAMILY

PROPERTIES
LLC
C1 G 4 19 West 2.00 50 99 18 10 19 52
Existing single-user
(Smart&Final) with large
surface parking lot.

Potential to redevelop
for mixed-use adjacent
to major transportation
corridor (19th Street).
20,404 108,723 19% C
424-211-
01 14 695 W
19th St

CITY OF
COSTA MESA C1 G 5 19 West
(Senior) 2.66 50 60 40 20 0 0 Proposed Senior Center Housing project. 16,181 144,946 11% EX
424-281-
20 16
1710
Pomona
Ave

PACIFIC
MESA

PROPERTIES
MG LI 5 19 West 1.08 50 53 10 5 10 28
Existing self-storage
facility in close proximity
to new residential uses
and major
transportation corridor
(17th Street).
17,660 58,633 30% B
424-281-
21 17 670 W
17th St

PACIFIC
MESA

PROPERTIES
MG LI 5 19 West 1.06 50 53 10 5 10 28
Existing 2-story office
and commercial uses in
close proximity to new
residential uses and
major transportation
corridor (17th Street).
12,364 57,813 21% A
424-281-
22 18 660 W
17th St

PACIFIC
MESA

PROPERTIES
MG LI 5 19 West 2.22 50 110 20 12 22 55
Existing self-storage
facility and light
industrial/commercial
use in close proximity to
new residential uses and
major transportation
corridor (17th Street).
29,164 120,722 24% B
1181

Appendix B: Sites Analysis B-26
Costa Mesa Housing Element 6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of the sites analysis process.

Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.

Class
425-431-
02 19
1680
Superior
Ave
B D INNS INC CL G 6 19 West 2.11 50 105 19 11 21 53 Existing hotel use
(Ramada) with large
surface parking lot.

Property is directly
adjacent to Newport
Boulevard and next to
new multi-family
development.
25,337 115,045 22% D
425-431-
03 20
1666
Superior
Ave

SCHWARTZ
PAUL D 2007
TR
MG LI 6 19 West 0.29 50 A 14 2 1 2 9
Collection of existing
warehouse and
industrial uses adjacent
to new multi-family
development. The
Housing Element
anticipates this property
may be redeveloped
with adjacent uses as
indicated in this table.
3,693 15,921 23% B
425-431-
04 21 116 E
16th St

SHEEHAN

MICHAEL W
TR
MG LI 6 19 West 0.73 50 A 36 6 3 7 19
Collection of existing
warehouse and
industrial uses adjacent
to new multi-family
development. The
Housing Element
anticipates this property
may be redeveloped
with adjacent uses as
indicated in this table.
13,899 39,955 35% B
425-431-
05 22 126 E
16th St
126

PROPERTIES
LLC
MG LI 6 19 West 0.42 50 A 20 3 2 4 10
Collection of existing
warehouse and
industrial uses adjacent
to new multi-family
development. The
Housing Element
anticipates this property
may be redeveloped
with adjacent uses as
indicated in this table.
10,868 22,831 48% B
1182

Appendix B: Sites Analysis B-27
Costa Mesa Housing Element 6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of the sites analysis process.

Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.

Class
425-431-
06 23 126 E
16Th St
126

PROPERTIES
LLC
C1 G 6 19 West 0.35 50 A 17 3 1 3 10
Collection of existing
warehouse and
industrial uses adjacent
to new multi-family
development. The
Housing Element
anticipates this property
may be redeveloped
with adjacent uses as
indicated in this table.
5,158 19,226 27% B
425-431-
07 24
1601
Newport
Blvd
WINKAL

HOLDINGS L
L C
C1 G 6 19 West 0.79 50 39 7 4 7 22
Collection of existing
warehouse and
industrial uses adjacent
to new multi-family
development. The
Housing Element
anticipates this property
may be redeveloped
with adjacent uses as
indicated in this table.
9,604 42,763 22% B
420-012-
16 38 2476
Mark St

STATE OF

CALIFORNIA
I&R-
MLT MUC 1
Fairview
Develop
mental
108.9
1 60 2,30
0 575 345 690 690
Fairview Developmental
Center property. See
analysis in Appendix B
for additional
information on potential
to redevelop.
944,681 N/A N/A EX
141-361-
06 39
2700
Harbor
Blvd
FEMINO

JAMES J THE

J J & S
FEMINO

LIVING TR
C1 G 3
Harbor
Mixed-
Use

0.68 50 34 6 3 6 19
Mixed us building with
first floor retail and
offices
8,228 37,198 22% C
141-361-
11 40
2666
Harbor
Blvd

HARBOR CM
LLC C1 G 3
Harbor
Mixed-
Use

2.41 50 120 22 13 24 60
Former Ace Hardware
store, now for lease
after Ace went out of
business. Large big box
structure with surface
parking along a major
transportation corridor
(Harbor Blvd)
44,693 130,965 34% C
1183

Appendix B: Sites Analysis B-28
Costa Mesa Housing Element 6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of the sites analysis process.

Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.

Class
141-361-
21 41
2790
Harbor
Blvd

LEFEBVRE

MAUREEN

ELIZABETH
C1 G 3
Harbor
Mixed-
Use

0.75 50 37 7 4 7 20
Mixed use building with
retail and offices on first
floor and offices on 2nd
and 3rd floor. Building is
partially vacant with
large surface parking lot
adjacent to major
transportation corridor
(Harbor).
10,347 40,932 25% C
141-361-
22 42
2750
Harbor
Blvd

SRS COLLEGE
CENTER C1 G 3
Harbor
Mixed-
Use

1.71 50 85 16 9 17 43
Existing older
commercial shopping
center adjacent to major
transportation corridor
(Harbor). Uses range
from commercial to
office and restaurants.

Large surface parking
lot.
12,032 92,942 13% C
141-361-
23 43
2730
Harbor
Blvd

SRS COLLEGE
CENTER C1 G 3
Harbor
Mixed-
Use

0.68 50 33 6 3 6 18
Existing older
commercial shopping
center adjacent to major
transportation corridor
(Harbor). Uses range
from commercial to
office and restaurants.

Large surface parking
lot.
12,075 36,948 33% C
141-361-
27 44
2710
Harbor
Blvd

JOHNSON

GREGORY A
& JACLYN H
C1 G 3
Harbor
Mixed-
Use

0.67 50 33 6 3 6 18
Existing older
commercial shopping
center adjacent to major
transportation corridor
(Harbor). Uses range
from commercial to
office and restaurants.

Large surface parking
lot.
9,240 36,515 25% C
141-361-
28 45
2706
Harbor
Blvd

MESA VERDE
CENTER LLC C1 G 3
Harbor
Mixed-
Use

0.97 50 48 9 5 9 26
Vacant Pier 1 Imports
box store and surface
parking lot. Building is
currently for lease.
14,997 52,666 28% C
1184

Appendix B: Sites Analysis B-29
Costa Mesa Housing Element 6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of the sites analysis process.

Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.

Class
419-031-
08 52
2200
Harbor
Blvd
GRAY
ENTERPRISES C1-S G 5
Harbor
Mixed-
Use

0.75 50 37 7 4 7 20
Surface parking lot
within large retail
shopping center.

Potential for mixed-use
redevelopment. Retail
center has major big box
tenants which have
permanently closed,
leaving an excess of
surface parking.
0 40,935 0% C
419-031-
09 53
2200
Harbor
Blvd
GRAY
ENTERPRISES C1-S G 5
Harbor
Mixed-
Use

1.17 50 58 11 6 11 31
Former K-Mart box store
which has permanently
closed. Shopping center
is adjacent to multi-
family residential and
may redevelop for
mixed- use. While the
data shows a high
development usage, this
tenant space remains
vacant.
98,908 63,595 156% C
419-031-
12 54
2200
Harbor
Blvd
GRAY
ENTERPRISES C1-S G 5
Harbor
Mixed-
Use

3.16 50 158 30 17 31 81
Former K-Mart box store
which has permanently
closed. Shopping center
is adjacent to multi-
family residential and
may redevelop for
mixed- use.
98,908 172,145 57% C
419-171-
58 56
2150
Harbor
Blvd
2150
HARBOR

BLVD LLC
C1 G 5
Harbor
Mixed-
Use

1.17 50 58 11 6 11 31
Norms restaurant with
large surface parking lot
adjacent to major
transportation corridor
(Harbor Blvd).
6,606 63,521 10% C
422-021-
09 57
2131
Harbor
Blvd

SHERMAN
DONALD L H C2 G 4
Harbor
Mixed-
Use

0.83 50 41 7 4 8 21
Auto parts store, retail
store, and pet grooming
store, with large surface
parking area adjacent to
major transportation
corridor (Harbor Blvd).
6,891 45,202 15% C
1185

Appendix B: Sites Analysis B-30
Costa Mesa Housing Element 6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of the sites analysis process.

Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.

Class
422-091-
11 58
2075
Harbor
Blvd

LEWIS JOHN

T & LEWIS
MARY K
C2 G 5
Harbor
Mixed-
Use

0.63 50 31 5 3 6 16
Tools and equipment
rental yard adjacent to
major transportation
corridor (Harbor Blvd).
3,032 34,196 9% C
422-091-
12 59
2069
Harbor
Blvd
TANNER
DALE A C2 G 5
Harbor
Mixed-
Use

0.54 50 26 4 2 5 14
Auto repair shop with
large yard adjacent to
major transportation
corridor (Harbor Blvd).
5,032 29,322 17% C
422-091-
14 61
2049
Harbor
Blvd

C M HARBOR
CM LLC C2 G 5
Harbor
Mixed-
Use

0.54 50 26 4 2 5 14
Auto repair shop with
large yard adjacent to
major transportation
corridor (Harbor Blvd).
4,586 29,226 16% C
422-091-
24 62
2015
Harbor
Blvd

NEWPORT

MESA AUTO

CENTER LLC
C2 G 5
Harbor
Mixed-
Use

0.62 50 30 5 3 6 15
Newport Mesa Auto
Center with car repair
and car wash uses
adjacent to major
transportation corridor
(Harbor Blvd).
9,663 33,643 29% C
422-091-
26 63
2007
Harbor
Blvd
949
STORAGE LLC C2 G 5
Harbor
Mixed-
Use

0.83 50 41 7 4 8 21
Self-storage facility with
surface parking lot and
access to major
transportation corridor
(Harbor Blvd).
14,103 45,248 31% B
422-101-
03 64
1989
Harbor
Blvd
JUNEAU

PAULINE
BRECHT
C2 G 5
Harbor
Mixed-
Use

0.56 50 27 5 2 5 15
Budget Truck Rental
yard which is largely a
paved surface parking
lot with a small building.

Site is adjacent to major
transportation corridor
(Harbor Blvd).
624 30,425 2% C
422-101-
06 65 1974
Charle St

CHARLE ST
REALTY LLC C2 G 5
Harbor
Mixed-
Use

0.53 50 26 4 2 5 14
Existing low-intensity
light industrial and
warehouse uses.
7,962 28,964 27% A
422-193-
23 66
2215
Harbor
Blvd

CHEN-RONG

PROPERTIES
LLC
C2 G 4
Harbor
Mixed-
Use

0.58 50 28 5 3 5 16
Aging furniture store
structure with surface
parking lot adjacent to
major transportation
corridor (Harbor Blvd).
12,757 31,475 41% C
1186

Appendix B: Sites Analysis B-31
Costa Mesa Housing Element 6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of the sites analysis process.

Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.

Class
422-193-
24 67
2205
Harbor
Blvd
AQUA 26 LLC C2 G 4
Harbor
Mixed-
Use

0.58 50 28 5 3 5 16
Aging motel use with
large surface parking lot
adjacent to major
transportation corridor
(Harbor Blvd).
10,089 31,469 32% C
422-282-
11 68
2044
Placentia
Ave
SAA 2 LLC MG LI 4 Mesa
West 1.18 40 47 8 5 9 25
Auto repair shop and
light industrial uses with
surface parking adjacent
to recently developed
townhouses and
apartments. Building
shows little sign of
recent renovation.
26,636 64,338 41% B
422-291-
04 69
2065
Placentia
Ave
PUBLIC

STORAGE

PARTNERS
LTD
MG LI 4 Mesa
West 1.85 40 73 13 8 14 38
Self-storage facility
adjacent to recently
developed townhouses
and apartments.

Building shows little sign
of recent renovation.
34,929 100,710 35% B
422-291-
05 70
2065
Placentia
Ave
PUBLIC
STORAGE INC MG LI 4 Mesa
West 0.92 40 36 6 3 7 19
Self-storage facility
adjacent to recently
developed townhouses
and apartments.

Building shows little sign
of recent renovation.
23,549 50,355 47% B
422-291-
06 71
2051
Placentia
Ave

PLACENTIA
AVE

PROPERTIES
LLC
MG LI 4 Mesa
West 0.92 40 36 6 3 7 19
Existing office/light
industrial uses adjacent
to recently developed
townhouses and
apartments.
6,720 50,355 13% A
422-301-
01 72
1987
Placentia
Ave
HARTLEY CO MG LI 4 Mesa
West 2.31 40 92 17 10 18 47
Warehouses with large
surface parking lot. Two
buildings on the site.

Adjacent to recently
developed townhouses
and apartments.

Building shows little sign
of recent renovation.
37,645 125,891 30% A
422-454-
28 74
2101
Placentia
Ave
CASACOS LLC MG LI 4 Mesa
West 0.91 40 36 6 3 7 19 Restaurant with large
surface parking lot. 4,802 49,428 10% C
1187

Appendix B: Sites Analysis B-32
Costa Mesa Housing Element 6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of the sites analysis process.

Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.

Class
Potential for mixed-use
development.
424-061-
01 75 885 W
18th St

MONROVIA
AVENUE

PARTNERS
LLC
MG LI 5 Mesa
West 1.25 40 49 9 5 9 27
Warehouses with large
surface parking lot. One
building on the site.
22,144 67,858 33% B
424-061-
03 76 859 W
18th St
CRANK
FAMILY 2007
LLC
MG LI 5 Mesa
West 0.81 40 32 6 3 6 17 Auto repair shop with
surface parking lot. 16,926 44,209 38% C
424-061-
04 77 851 W
18th St
SEA
PROPERTIES MG LI 5 Mesa
West 1.79 40 71 13 7 14 36 Auto body shop with
large surface parking lot. 25,478 97,501 26% C
424-061-
05 78
1791
Placentia
Ave

BOYD WILLIS
BLAIR SR TR MG LI 5 Mesa
West 4.27 40 170 32 18 34 85
Single-story warehouses
with large surface
parking lot and drive
aisles. Five buildings on
the site which show little
sign of recent
renovation.
72,191 232,421 31% B
424-061-
06 79
1751
Placentia
Ave

BOYD WILLIS
BLAIR SR TR MG LI 5 Mesa
West 4.70 40 187 35 20 37 95
Single-story warehouses
with large surface
parking lot and drive
aisles. Seven buildings
on the site which show
little sign of recent
renovation.
80,909 255,845 32% B
424-241-
11 96 610 W
18th St

COSTA MESA

WOMEN'S
CLUB
R2-HD HDR 5 Mesa
West 0.58 40 23 4 2 4 13
Costa Mesa Women's
Club with large surface
parking lot. Property is
adjacent to new park
and civic center uses
and in a residential
setting with both single-
family and multi-family
uses. Property is
underutilized.
5,857 31,413 19% C
424-281-
01 97
1730
Pomona
Ave
C & K
PARTNERS MG LI 5 Mesa
West 0.99 40 39 7 4 7 22
Warehouses with
surface parking lot. One
building on the site.
11,802 54,028 22% B
1188

Appendix B: Sites Analysis B-33
Costa Mesa Housing Element 6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of the sites analysis process.

Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.

Class
424-281-
19 98
424
Pomona
Ave

PACIFIC
MESA

PROPERTIES
MG LI 5 Mesa
West 1.19 40 47 8 5 9 25
Warehouses with large
surface parking lot. One
building on the site.
19,676 64,716 30% B
424-281-
23 99 660 W
17th St

PACIFIC
MESA

PROPERTIES
MG LI 5 Mesa
West 2.26 40 90 17 9 18 45
Large single-story self-
storage facility adjacent
to existing multi-family
residential.
50,219 122,853 41% B
424-321-
17 100
1882
Whittier
Ave

AYRES SELF

STORAGE

COSTA MESA
LLC
R2-MD MDR 5 Mesa
West 1.08 40 43 8 4 8 23
Large single-story self-
storage facility adjacent
to existing multi-family
residential.
18,808 59,063 32% B
139-031-
39 131
3303
Harbor
Blvd

SDCO COSTA
MESA

COMMERCE

PARK INC
PDI IP 1
North
Costa
Mesa

10.00 90 900 171 99 180 450
Existing single-story light
industrial/office uses on
large site. The City has
received interest in the
potential future
redevelopment of the
site for residential uses.
160,463 326,700 49% A
139-031-
42 132
1575
Sunflowe
r Ave

RREEF CPIF
1575

SUNFLOWER
LLC
MP IP 1
North
Costa
Mesa

8.03 90 722 137 79 144 362
Existing single-story light
industrial/office uses on
large site. The City has
received interest in the
potential future
redevelopment of the
site for residential uses.
133,055 262,313 51% A
139-031-
67 133
3333
Harbor
Blvd
BEG
HOLDINGS LP MP IP 1
North
Costa
Mesa

10.00 90 900 171 99 180 450
Sofia University site
(former Whittier Law
School site) with large
surface parking lot and
largely underdeveloped
land. The City has
received interest in the
potential future
redevelopment of the
site for residential uses.
130,197 326,700 40% EX
1189

Appendix B: Sites Analysis B-34
Costa Mesa Housing Element 6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of the sites analysis process.

Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.

Class
140-041-
38 134
3390
Harbor
Blvd
HARBOR
ASSOCIATES MP IP 1
North
Costa
Mesa

5.78 90 520 98 57 104 260
National University site.

Analysis assumes
potential
redevelopment of the
entire site as National
University has vacated
the existing lease. The
City has received
interest in the potential
future redevelopment of
the site for residential
uses.
37,672 188,984 20% EX
140-041-
63 136
3390
Harbor
Blvd
C J

SEGERSTRO

M & SONS
MP IP 1
North
Costa
Mesa

1.69 90 152 28 16 30 77
National University site.

Analysis assumes
potential
redevelopment of the
surface parking area.

The City has received
interest in the potential
future redevelopment of
the site for residential
uses.
0 55,367 0% EX
140-041-
82 137
3315
Fairview
Rd
C J

SEGERSTRO

M & SONS
PDC CC 1
North
Costa
Mesa -
HR

7.58 90 C 443 44 22 44 333
Home Ranch property.

See analysis in Appendix
B for additional
information on potential
to redevelop.
40,025 211,382 19% EX
140-041-
93 138
1201
South
Coast Dr

HENRY T

SEGERSTRO

M PROP LLC
PDC CC 1
North
Costa
Mesa -
HR

30.30 90 Vacant C 1,77
2 177 88 177 1,330
Home Ranch property.

See analysis in Appendix
B for additional
information on potential
to redevelop.
0 844,812 0% EX
410-051-
48 139 3400
Bristol St
SOUTH
COAST PLAZA TC CAC 2
North
Costa
Mesa

0.53 90 G 47 8 5 9 25
Existing office uses. The
City has discussed the
potential future
redevelopment of this
site for high-density
residential uses with the
property owner.
18,147 40,626 45% EX
1190

Appendix B: Sites Analysis B-35
Costa Mesa Housing Element 6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of the sites analysis process.

Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.

Class
410-051-
51 140
685
Sunflowe
r Ave
SOUTH
COAST PLAZA TC CAC 2
North
Costa
Mesa

0.88 90 G 78 14 8 15 41
Vacant portion of parcel
adjacent to parking
structure. The City has
discussed the potential
future redevelopment of
this site for high-density
residential uses with the
property owner.
863 67,517 1% EX
410-051-
52 141 3410
Bristol St
SOUTH
COAST PLAZA TC CAC 2
North
Costa
Mesa

1.35 90 G 121 22 13 24 61
Existing office uses. The
City has discussed the
potential future
redevelopment of this
site for high-density
residential uses with the
property owner.
1,014 104,331 1% EX
410-441-
17 142
14850
Sunflowe
r Ave
ROY K

SAKIOKA &
SONS
PDC UCC 2
North
Costa
Mesa -
SL2

30.93 90 Vacant 1,20
0 120 60 120 900
Sakioka Lot 2 property.

See analysis in Appendix
B for additional
information on potential
to redevelop.
15,275 1,347,31
1 1% EX
410-501-
31 144 N/A JKS-CMFV
LLC PDC UCC 2
North
Costa
Mesa

3.39 90 305 57 33 61 153
Large surface parking
lot. Analysis assumes
only redevelopment of
the surface parking lot
area. The City has
discussed the potential
future redevelopment of
this site for high-density
residential uses with the
property owner.
0 116,821 0% EX
412-491-
07 145 3333
Bristol St
SOUTH
COAST PLAZA PDC RC 2
North
Costa
Mesa

6.41 90 575 120 60 115 288
This parcel is and
existing surface parking
lot within South Coast
Plaza. See analysis in
Appendix B for
additional information
on potential to
redevelop.
15,390 248,505 6% EX
1191

Appendix B: Sites Analysis B-36
Costa Mesa Housing Element 6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of the sites analysis process.

Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.

Class
412-491-
11 146 0 SOUTH
COAST PLAZA PDC RC 2
North
Costa
Mesa

5.37 90 483 91 53 96 243
This parcel is and
existing surface parking
lot within South Coast
Plaza. See analysis in
Appendix B for
additional information
on potential to
redevelop.
0 208,379 0% EX
412-501-
06 147 3333
Bristol St S-TRACT LLC PDC RC 2
North
Costa
Mesa

10.00 90 900 171 99 180 450
This parcel is and
existing surface parking
lot within South Coast
Plaza. See analysis in
Appendix B for
additional information
on potential to
redevelop.
232,135 387,684 60% EX
418-161-
06 176
2957
Randolph
Ave
ZELDEN
ALICE WILLER MG LI 2 SoBECA 0.72 60 43 8 4 8 23
Existing light
industrial/brewery with
large surface parking lot.

Site is within the SoBECA
Urban Plan
redevelopment area.
16,880 39,375 43% A
418-162-
02 177
2968
Randolph
Ave

PALANJIAN
JERRY O MG LI 2 SoBECA 0.72 60 43 8 4 8 23
Warehouses with
surface parking lot. Site
is within the SoBECA
Urban Plan
redevelopment area.
18,531 39,251 47% A
418-163-
05 178 2064
Bristol St PEP BOYS C1 G 2 SoBECA 1.47 60 88 16 9 17 46 Tire shop with large
surface parking lot. Site
is within the SoBECA
Urban Plan
redevelopment area.
19,022 79,928 24% A
418-171-
02 179 752 Saint
Clair St

PURCILLY
GAY

WHEELER
C2 G 2 SoBECA 0.26 60 B 15 2 1 3 8
School yard for learning
center. Site is within the
SoBECA Urban Plan
redevelopment area.
424 14,201 3% A
418-191-
04 180 766 Saint
Clair St
766 ST CLAIR
LLC C2 G 2 SoBECA 0.67 60 40 7 4 8 20
Gym with large surface
parking lot. Site is within
the SoBECA Urban Plan
redevelopment area.
12,329 36,507 34% A
1192

Appendix B: Sites Analysis B-37
Costa Mesa Housing Element 6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of the sites analysis process.

Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.

Class
418-202-
01 181 845 Baker
St

RMAFII LOC
LLC C1 G 2 SoBECA 0.87 60 52 9 5 10 27
Small strip mall with
large surface parking lot.

Site is within the SoBECA
Urban Plan
redevelopment area.
11,899 47,299 25% A
418-202-
02 182 841 Baker
St
BAKER
STREET

PROPERTIES
LLC
C1 G 2 SoBECA 0.33 60 D 19 3 2 3 12
Nightclub with large
surface parking lot. Site
is within the SoBECA
Urban Plan
redevelopment area.
6,401 17,870 36% A
418-202-
03 183 841 Baker
St
BAKER
STREET

PROPERTIES
LLC
C1 G 2 SoBECA 0.60 60 D 35 6 3 7 18
Nightclub with large
surface parking lot. Site
is within the SoBECA
Urban Plan
redevelopment area.
8,881 32,546 27% A
418-202-
04 184 801 Baker
St
RED

MOUNTAIN

ASSET FUND
ILLC
C1 G 2 SoBECA 0.86 60 51 9 5 10 26
Strip mall with large
surface parking lot. Site
is within the SoBECA
Urban Plan
redevelopment area.
15,474 46,602 33% A
418-202-
05 185
2969
Century
Pl
ECHAN

BARBARA
TRUST
C1 LI 2 SoBECA 0.09 60 E 5 0 0 1 3
Surface parking lot. Site
is within the SoBECA
Urban Plan
redevelopment area.
469 4,712 10% A
418-202-
06 186
2969
Century
Pl
ECHAN

BARBARA
TRUST
MG LI 2 SoBECA 0.68 60 E 40 7 4 8 20
Gym with large surface
parking lot. Site is within
the SoBECA Urban Plan
redevelopment area.
13,488 36,893 37% A
418-202-
07 187
2959
Century
Pl

GRAYBAR

ELECTRIC CO
INC
MG LI 2 SoBECA 0.50 60 30 5 3 6 15
Electrical equipment
manufacture/distributor
. Site is within the
SoBECA Urban Plan
redevelopment area.
10,200 27,436 37% A
418-202-
10 188
2942
Century
Pl
SCM
ENTERPRISES MG LI 2 SoBECA 0.87 60 52 9 5 10 27
Coworking office with
large surface parking.

Site is within the SoBECA
Urban Plan
redevelopment area.
14,382 47,242 30% A
1193

Appendix B: Sites Analysis B-38
Costa Mesa Housing Element 6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of the sites analysis process.

Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.

Class
418-202-
11 189
2952
Century
Pl
GRAHAM

GORDON T
TR
MG LI 2 SoBECA 0.90 60 54 10 5 10 29
Warehouse with large
yard. Site is within the
SoBECA Urban Plan
redevelopment area.
17,227 49,090 35% A
418-202-
12 190
2972
Century
Pl

PROJECT C
LLC MG LI 2 SoBECA 0.94 60 56 10 6 11 29
Auto repair shop with
surface parking. Site is
within the SoBECA
Urban Plan
redevelopment area.
18,109 51,374 35% A
418-202-
13 191
2972
Century
Pl

PROJECT C
LLC MG LI 2 SoBECA 0.91 60 54 10 5 10 29
Warehouse with large
yard. Site is within the
SoBECA Urban Plan
redevelopment area.
18,372 49,319 37% A
418-202-
14 193 765 Baker
St

PROJECT C
LLC C2 G 2 SoBECA 0.67 60 40 7 4 8 20
Existing auto repair shop
use. Site is within the
SoBECA Urban Plan
redevelopment area.
16,802 36,615 46% A
419-041-
02 194
2180
Harbor
Blvd

FISHER REAL
ESTATE

PARTNERS
(COSTA

MESA) L P
C1 G 5
Harbor
Mixed-
Use

0.77 50 38 7 4 7 21
Existing aging strip mall
with multiple tenants
and large surface
parking lot area. Site is
adjacent to a major
transportation corridor
(Harbor Blvd).
11,827 41,947 28% C
419-041-
06 195
2180
Harbor
Blvd

FISHER REAL
ESTATE

PARTNERS
(COSTA

MESA) L P
C1 G 5
Harbor
Mixed-
Use

2.50 50 125 23 13 25 63
99 cent store with large
surface parking. Site is
adjacent to a major
transportation corridor
(Harbor Blvd).
37,430 136,349 27% C
418-101-
05 197 1425
Baker St
1425 BAKER
LLC C1 G 2
Harbor
Mixed-
Use

1.90 60 114 21 12 22 59 Existing auto dealer with large surface parking. 24,369 103,666 24% C
140-041-
83 198 N/A
C J

SEGERSTRO

M & SONS
PDC CC 1
North
Costa
Mesa -
HR

0.23 90 Vacant C 0 0 0 0 0
Home Ranch property.

See analysis in Appendix
B for additional
information on potential
to redevelop.
0 6,419 0% EX
418-101-
03 199 1491
Baker St

PURCILLY
GAY

WHEELER TR
C1 G 2
Harbor
Mixed-
Use

1.27 60 B 74 14 8 14 39
Restaurant and
barbershop. Site is
anticipated to redevelop
4,434 69,124 6% C
1194

Appendix B: Sites Analysis B-39
Costa Mesa Housing Element 6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of the sites analysis process.

Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.

Class
with adjacent parcels as
shown in this table.
424-202-
01 200 745 W
19th St
PANGE
MARC C

REVOC TR
C1 G 4 19 West 0.63 50 30 5 3 6 15
Strip mall with surface
parking lot adjacent to
major transportation
corridor (19th St.). Site
has the potential to
redevelop for mixed-
use.
9,838 34,468 29% C
410-481-
05 201 3201 Park
Center Dr

THE IRVINE

COMPANY
LLC
TC CAC 2
North
Costa
Mesa -
Pac Arts

6.27 90 H 186 18 9 18 141
Pacific Arts Center
property. See analysis in
Appendix B for
additional information
on potential to
redevelop.
81,187 483,505 17% EX
410-491-
07 202
601
Anton
Blvd

THE IRVINE

COMPANY
LLC
TC CAC 2
North
Costa
Mesa -
Pac Arts

12.07 90 H 349 35 18 35 261
Pacific Arts Center
property. See analysis in
Appendix B for
additional information
on potential to
redevelop.
230,300 930,850 25% EX
139-313-
21 203
1590
Adams
Ave
C J

SEGERSTRO

M & SONS
C1 G 1
Harbor
Mixed-
Use

0.19 50 F 9 1 0 1 7
Existing Post Office site
with lease expiring
during the planning
period. Property owner
has indicated interest in
redeveloping the site for
residential uses.
247 10,216 2% EX
139-313-
30 204
1590
Adams
Ave
C J

SEGERSTRO

M & SONS
C1 G 1
Harbor
Mixed-
Use

2.40 50 F 120 22 13 24 60
Existing Post Office site
with lease expiring
during the planning
period. Property owner
has indicated interest in
redeveloping the site for
residential uses.
27,802 130,680 21% EX
1195

Appendix B: Sites Analysis B-40
Costa Mesa Housing Element 6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of the sites analysis process.

Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.

Class
410-051-
46 205 3420
Bristol St
SOUTH
COAST PLAZA TC CAC 2
North
Costa
Mesa

0.75 90 G 70 13 7 14 35
Existing office uses and
surface parking lot. The
City has discussed the
potential future
redevelopment of this
site for high-density
residential uses with the
property owner.
12,109 57,826 21% EX
410-501-
25 206
545
Anton
Blvd

JKS-CMFV
LLC PDC UCC 2
North
Costa
Mesa

0.74 90 66 12 7 13 34
Small commercial out
parcel uses. Property
owner has indicated
interest in redeveloping
the site for residential
uses.
5,026 25,367 20% EX
410-501-
36 207 N/A JKS-CMFV
LLC PDC UCC 2
North
Costa
Mesa

1.82 90 164 31 18 32 84
Surface parking lot.

Property owner has
indicated interest in
redeveloping the site for
residential uses.
5,026 62,729 8% EX
418-171-
01 208 754 Saint
Clair St

PURCILLY
GAY

WHEELER TR
C2 G 1 SoBECA 0.27 60 B 15 2 1 3 8
Existing learning center
use. Site is anticipated
to redevelop with
adjacent parcels as
shown in this table.
3,797 14,921 25% A
140-041-
81 196 3333
Susan St

THE HIVE

CREATIVE

OFFICE INC
PDI IP 1
North
Costa
Mesa

4.00 90 432 68 39 72 252
Current Chargers
practice field facility.

The City has discussed
the potential future
redevelopment of this
site for high-density
residential uses with the
property owner.
93,238 130,680 71% EX

1196
Summary of Community Engagement
Appendix C
1197

Appendix C: Summary of Community Engagement C-1
Summary of Community Engagement
Section 65583 of the Government Code states that, "The local government shall make diligent effort to achieve public participation of all economic segments of the community in the development of the housing element, and the program shall describe this effort." Meaningful community participation is also required in connection with the City's Assessment of Fair Housing (AFH). A summary of citizen participation is provided below.

As part of the 6
th Cycle Housing Element Update process, the City of Costa Mesa has conducted extensive public outreach activities beginning in fall 2020. These recent outreach efforts included Virtual Townhall Meetings, District Specific Workshops, Stakeholder Meetings, City Council and Planning Commission Study Sessions, Online Community Survey, digital media and engagement, and noticed Public Hearings. Project materials, including recordings from townhall and public meetings, notices, and draft public review documents are available on the City’s website: www.costamesaca.gov/housing-element-update.

Outreach for the 6th Cycle Housing Element to the Costa Mesa community includes the following actions:
• V irtual Townhall M eeting #1 – The City conducted a virtual townhall meeting on November 18, 2020 for community members to come and learn about the Housing Element update process and provide initial feedback and guidance. The townhall was hosted in both Spanish and English .

Advertising for the townhall included handouts and flyers, posts on the City’s website, doorknob hangers, social media posts, text and email blasts, and outreach to local community organizatio n s and faith-based organizations. A total of 78 participants attended the Townhall. • Subject Matter Expert Meetings – Between February 9, 2020, and February 11, 2021, the City held meetings with various groups of professionals throughout the community to solicit topic-specific input as it relates to the Housing Element. These subject matter expert groups included Developers, Housing Advocates, and Homeless Assistance Providers. • D istrict Specific Meetings – On February 17th and 18th, 2021, the City held two district specific meetings to receive area-specific input from each Council District. The meetings allowed residents and local stakeholders from Council Districts 1- 6 to provide recommendations on areas th at can/cannot accommodate housing in their district, as well as provide insight on their district - specific needs and considerations as they relate to the Housing Element. Both meetings included a Spanish language breakout room for those who wished to participate in Spanish. • T a rgeted Focus Group M eetings – Throughout the Housing Element Update period, the City focused outreach on sections of the community through Targeted Focus Meetings who are underrepresented in the planning process or who may not typically participate in community building processes. This included meetings with both English and Spanish -speaking faith -ba sed community, organizations that provide services for those experiencing homelessness, the Costa Mesa Housing Coalition, the Costa Mesa Mobile Home Park Advisory committee, affordable and market-rate housing developers, and interested property owners and landowners. • Online Community Survey – From November 19, 2020, to February 24, 2021, the City launched an online community survey to gather feedback and input regarding the Housing Element Update.

There was a total of 465 survey respondents who participated. The survey was available in Spanish 1198

Appendix C: Summary of Community Engagement C-2
and English. Participants were asked to consider existing housing and community needs a nd provide recommendations on the locations and types of housing that would best assist the City. • Pla nning C ommission St udy Session – On March 1, 2021, the City held a Planning Commission Study Session to provide information regarding the status of the Housing Element. The study session informed the Planning Commission on the community outreach efforts to date, summarized housing and community demographics findings, and also provided an introduction to the sites analysis in order to meet the City’s RHNA allocation. • C ity Council Study Session – On March 23, 2021, the City held a City Council Study Session t o provide information regarding the status of the Housing Element. The study session informed the City Council on the community outreach efforts to da te, summarized housing and community demographics findings, and also provided an overview of the potential areas of the City that could be appropriate to include in the City’s housing strategy. • C ity Council and Planning Commission Joint Study Session – On April 27, 2021, the City held a joint study session with the City Council and Planning Commission. The intent of the study session was to provide and update and request feedback on the Housing Element Update’s progress, including the Community Profile, opportunities and constraints to housing, and potential housing opportunities to meet the RHNA allocation.
• V irtual T ownhall Meeting #2 – The City conducted a second virtual townhall meeting on September 2, 2021, to provide information about the Public Review Draft and information on how the community can provide feedback. The townhall was hosted in both S panish and English.

Advertising for the townhall included city-wide mailer, posts on the City’s website, social media posts, text and email blasts, and outreach to local community organizations and faith -ba sed organizations. A total of 69 participants attended the English Townhall and 7 participants attended the Spanish Townhall.
• C ity Council and Planning Commission Joint Study Session – On September 13, 2021, the City held a joint study session with the City Council and Planning Commission. The intent of the study session was to provide an update on the Public Review Draft and request feedback prior to submission of the Draft Housing Element to the State Department of Housing and Community Development.

This Appendix contains all public comments regarding the Housing Element received by the City at scheduled public meetings. As required by Government Code Section 65585(b)(2), all written comments regarding the Housing Element made by the public have been provided to each member of the City Council.

1199

Appendix C: Summary of Community Engagement C-3
C.1 Virtual Townhall Meeting #1
The section contains all townhall materials, handouts, flyers, PowerPoint presentation, as well as all available public comments provided during the meeting. Public comments were received verbally and in written form through the Zoom chat. A video recording of the virtual townhall is available at www.costamesaca.gov/housing-element-update.

1200
City of Costa Mesa
2021-2029 Housing Element Update
Virtual Community Townhall Meeting
We need your input! Please join us at our first virtual community townhall meeting for information about the City’s Housing Element Update, new State requirements, and to share your ideas about the future of housing in Costa Mesa.

When: Wednesday, November 18, 2020 at 6 PM
(el miércoles 18 de noviembre del 2020 a las 7:30 PM en español) For instructions on how to access the meeting go to:
https://www.costamesaca.gov/housing-element-update
For questions, please submit an email to [email protected]. 1201
City of Costa Mesa
2021-2029 Housing Element Update
Virtual Community Townhall Meeting
We need your input! Please join us at our first virtual community townhall meeting for information about the City’s Housing Element Update, new State requirements, and to share your ideas about the future of housing in Costa Mesa.

When: Wednesday, November 18, 2020 at 6 PM
(el miércoles 18 de noviembre del 2020 a las 7:30 PM en español) For instructions on how to access the meeting go to:
https://www.costamesaca.gov/housing-element-update
For questions, please submit an email to [email protected]. 1202
City of Costa Mesa
2021-2029 Housing Element Update
Virtual Community Townhall Meeting
We need your input! Please join us at our first virtual community townhall meeting for information about the City’s Housing Element Update, new State requirements, and to share your ideas about the future of housing in Costa Mesa.

When: Wednesday, November 18, 2020 at 6 PM
(el miércoles 18 de noviembre del 2020 a las 7:30 PM en español) For instructions on how to access the meeting go to:
https://www.costamesaca.gov/housing-element-update
For questions, please submit an email to [email protected]. 1203
Ciudad de Costa Mesa
Actualización del Elemento de Vivienda 2021-2029
Taller Comunitario Virtual
¡Necesitamos su opinión! Por favor únase a nosotros en nuestra primera reunión comunitaria virtual para obtener información acerca de la Actualización del Elemento de Vivienda de la ciudad, los nuevos requisitos por parte del estado, y para compartir sus ideas acerca del futuro habitacional en Costa Mesa.

Fecha: el miércoles 18 de noviembre del 2020 a las 7:30 PM Para recibir instrucciones sobre cómo obtener acceso
a la reunión, vaya a:
https://www.costamesaca.gov/housing-element-update
Si tiene preguntas, favor de enviar un correo electrónico a [email protected]. 1204
Ciudad de Costa Mesa
Actualización del Elemento de Vivienda 2021-2029
Taller Comunitario Virtual
¡Necesitamos su opinión! Por favor únase a nosotros en nuestra primera reunión comunitaria virtual para obtener información acerca de la Actualización del Elemento de Vivienda de la ciudad, los nuevos requisitos por parte del estado, y para compartir sus ideas acerca del futuro habitacional en Costa Mesa.

Fecha: el miércoles 18 de noviembre del 2020 a las 7:30 PM Para recibir instrucciones sobre cómo obtener acceso
a la reunión, vaya a:
https://www.costamesaca.gov/housing-element-update
Si tiene preguntas, favor de enviar un correo electrónico a [email protected]. 1205
Ciudad de Costa Mesa
Actualización del Elemento de Vivienda 2021-2029
Taller Comunitario Virtual
¡Necesitamos su opinión! Por favor únase a nosotros en nuestra primera reunión comunitaria virtual para obtener información acerca de la Actualización del Elemento de Vivienda de la ciudad, los nuevos requisitos por parte del estado, y para compartir sus ideas acerca del futuro habitacional en Costa Mesa.

What is a Housing Element?
The Housing Element is one of the required elements of the City of Costa Mesa’s General Plan. The Housing Element provides policies, programs, and actions that support and encourage housing growth at all income levels.

Key Sections of the Housing Element:
• Population and housing analysis for Costa Mesa
• Evaluation of constraints to building housing and identifying potential resources for housing development
• Evaluation of 2013-2021 Housing Element programs and policies to determine what worked and what needs to be changed
• Analysis of potential housing sites that can accommodate Costa Mesa’s anticipated housing needs in the next eight years • Development of policies, programs, and quantified objectives for the 2021-2029 planning period
Income Category % of Area Median
Income (AMI) Income Range* RHNA Allocation
(Housing Units)
Min. Max.

Very Low Income 0 - 50% -- $51,500 2,912 units
Low Income 51 - 80% $52,530 $82,400 1,790 units
Moderate Income 81 - 120% $83,430 $133,900 2,084 units
Above Moderate Income > 120% $133,900 -- 4,947 units
To t a l 11,733 units
2021 - 2029 City of Costa Mesa RHNA Housing Needs Allocation *Income range is based on the 2020 HUD Area Median Income (AMI) for Orange County of $103,000.

What is the Regional Housing Needs Assessment (RHNA) Process? The RHNA process is mandated by state law and lays out the number of housing units in different income categories that Costa Mesa must plan for. The RHNA is determined by the State Department of Housing and Community Development (HCD) and distributed by the Southern California Association of Governments (SCAG) for each city in the Southern California region. For the 2021-2029 Planning Period, the City of Costa Mesa is allocated 11,733 housing units based on the income categories listed below. The Housing Element is required by the State to identify sites to accommodate this estimated growth.

City of Costa MesaCity of Costa Mesa
2021-2029 HOUSING ELEMENT UPDATE2021-2029 HOUSING ELEMENT UPDATE 1207
Why is the City Updating the Housing Element?
The City of Costa Mesa is required by state law to update its Housing Element every eight years. The current adopted Housing Element is for the 2013-2021 planning period. The City is now planning for the 2021-2029 planning period.

Importance of Updating the Housing Element :
• Allows the community to provide feedback to guide the future of housing in Costa Mesa
• Ensures the City complies with State housing laws
• Allows the City to become eligible for State grants and funding sources • Demonstrates the ability to meet future anticipated housing growth needs What is Included in the Update Process?
The update process is community-based and will include a variety of activities to interface with the Costa Mesa community. Key features include:
• A series of community workshops and other community engagement opportunities
• Comprehensive review of the community to analyze existing conditions • Identification of sites to meet 2021-2029 RHNA
• Public Hearings before the Planning Commission and City Council How Can You Participate in the Update Process?
There are a variety of ways you can participate throughout the planning process:
• Virtual Townhall Meeting will be held on November 18, 2020 for community members to come and learn about the process and provide their feedback and guidance to the City. This townhall meetings will be hosted in English and in Spanish.
• District Specific Meetings in December 2020 for in-depth discussions related to issues and opportunities within each of the six unique districts. • Sign up to be placed on the interest contact list.
• Respond to the Community Survey available on the website. • Submit written comments to the email address provided below. • Once all public comments are collected, a Public Review Draft will be available for review and comments in Spring 2021.

For continuously updated information. please visit:
www.costamesaca.gov/housing-element-update
or contact:

Minoo Ashabi, Principal Planner, City of Costa Mesa
[email protected]
Community
Towhall #1
(November 2020)
Outreach
Meetings Round 1
(December 2020)
City Council
& Planning
Commission
Study Sessions
(Winter 2020/2021)
Public
Review Draft
Community
Towhall #2
(Early Spring 2021)
Outreach
Meetings Round 2
(Early Spring 2021)
City Council
Study Session
(Spring 2021)
Pre-Submittal
Public
Hearings
(Summer 2021)
Project & Outreach Timeline
City of Costa MesaCity of Costa Mesa
2021-2029 HOUSING ELEMENT UPDATE2021-2029 HOUSING ELEMENT UPDATE 1208
La ciudad de Costa Mesa está en proceso de actualizar el Elemento de Vivienda 2021-2029. Esta hoja informativa responde a las preguntas más frecuentes y proporciona información sobre el proceso de actualización. ¿Qué es un Elemento de Vivienda?
El Elemento de Vivienda es uno de los elementos requeridos por el Plan General de la ciudad de Costa Mesa. El elemento de vivienda proporciona normas, programas y acciones que apoyan y fomentan el crecimiento de la vivienda en todos los niveles de ingreso.

Secciones clave del Elemento de Vivienda:
• Análisis de población y vivienda para Cosa Mesa
• Evaluación de las limitaciones para construcción de viviendas e identificación de recursos potenciales para el desarrollo de viviendas
• Evaluación de los programas y normas del Elemento de Vivienda 2013-2021 para determinar qué funcionó y qué debe cambiarse • Análisis de sitios potenciales de vivienda que puedan adaptarse a las necesidades habitacionales anticipadas en los siguientes ocho años
• Desarrollo de normas, programas y objetivos cuantificados para el periodo de planificación 2021-2029
Categoría de
Ingresos
% de Ingreso
Familiar Rango
Medio (MFI)
Escala de Ingresos* Distribución del
RHNA
Min. Max.

Ingresos muy bajos 0 - 50% -- $51,500 2,912 unidades
Ingresos bajos 51 - 80% $52,530 $82,400 1,790 unidades
Ingresos moderados 81 - 120% $83,430 $133,900 2,084 unidades Ingresos por encima de
Ingresos Moderados > 120% $133,900 -- 4,947 unidades
To t a l 11,733 unidades
2021-2029 Distribución RHNA de las Necesidades de Vivienda de Costa Mesa El rango de ingresos se basa en el HUD Ingreso Familiar Rango Medio (MFI) del Condado de Orange de $103,000. ¿Qué es el Proceso de Evaluación de las Necesidades Regionales de Vivienda (RHNA)? El proceso RHNA es un mandato de la ley estatal y establece el número de unidades de Vivienda en las diferentes categorías de ingreso para las que Costa Mesa debe planificar. El RHNA es determinado por el Departamento de Vivienda y Desarrollo Comunitario del estado (HCD) y es distribuido por la Asociación de Gobiernos del Sur de California (SCAG) para cada ciudad en la región del sur de California. Para el Período de Planificación 2021- 2029, a la ciudad de Costa Mesa se le asignan 11,733 unidades de Vivienda según las categorías de ingreso que se indican a continuación. El estado requiere que el Elemento de Vivienda identifique los sitios que se adapten a este crecimiento estimado.

Ciudad de Costa MesaCiudad de Costa Mesa
Actualización del Elemento de Vivienda 2021-2029Actualización del Elemento de Vivienda 2021-2029 1209
¿Por qué la ciudad está Actualizando el Elemento de Vivienda? La ley estatal requiere que la ciudad de Costa Mesa actualice su Elemento de Vivienda cda ocho años. El Elemento de Vivienda adoptado actualmente es para el período de planificación 2021-2029.

Importancia de Actualizar el Elemento Vivienda:
• Permite a la comunidad proporcionar comentarios para orientar el futuro habitacional de Costa Mesa
• Se asegura que la ciudad cumpla con las leyes estatales de vivienda • Permite que la ciudad sea elegible para subvenciones estatales y fuentes de financiación
• Demuestra la capacidad de satisfacer las futuras necesidades de crecimiento de vivienda previstas
¿Qué se incluye en el proceso de actualización?
El proceso de actualización se basa en la comunidad e incluirá una variedad de actividades para interactuar con la comunidad de Costa Mesa. Las características clave incluyen:
• Una serie de talleres comunitarios y otras oportunidades de participación para la comunidad
• Una revisión integral de la comunidad para analizar las condiciones existentes • La identificación de sitios para cumplir con el 2021-2029 RHNA • Audiencias públicas ante la Comisión de Planificación del Consejo Municipal ¿Cómo puede Participar en el Proceso de Actualización?
Hay una variedad de formas en las que puede participar a través del proceso de planificación:
• El Taller Virtual del Ayuntamiento se llevará a cabo el 18 de noviembre del 2020 para que la comunidad asista y aprenda sobre el proceso y proporcione sus comentarios y orienten a la ciudad. Estas reuniones públicas se llevarán a cabo en inglés y en español.
• Reuniones Específicas del Distrito en diciembre del 2020 para discusiones a fondo relacionadas con problemas y oportunidades dentro de cada uno de los seis distritos únicos.
• Anótese para registrarse en la lista de contactos interesados • Responda a la Encuesta Comunitaria disponible en el sitio web. • Envíe sus comentarios por escrito al correo electrónico que se proporciona abajo.
• Para revisar y proporcionar comentarios acerca del Borrador de la Revisión Pública en la primavera del 2021.

Para recibir información actualizada continuamente,
por favor visite:
www.costamesaca.gov/housing-element-update
o comuníquese con:

Minoo Ashabi, Planificado
[email protected]
Taller
Comunitario #1
(Noviembre 2020)
Reunión de
Difusión Ronda 1
(Diciembre 2020)
Sesiones de
Estudio
Del Consejo Municiap y de
la Comisión de
Planificación
(el Invierno 2020/2021)
Taller Comunitario #2
para la Revisión
Pública del Borrador
(Principios de
La Primavera 2021)
Reunión de
Difusión Ronda 2
(Principios de
La Primavera 2021)
Sesión de Estudio
del Consejo de
la ciudad
(Primavera 2021)
Audiencias previas
a la Entrega
(Verano 2021)
Cronograma del Projecto y la
Difusión
Ciudad de Costa MesaCiudad de Costa Mesa
Actualización del Elemento de Vivienda 2021-2029Actualización del Elemento de Vivienda 2021-2029 1210
City of Costa Mesa
2021-2029 Housing Element Update
1 Last Updated: January 4, 2021
Housing Element Update Townhall Meeting Q&A
The first Housing Element Townhall meetings to kick start the community outreach were held on November 18 th at 6:00 (English) and 7:30 (Spanish). A total of 68 individuals participated in the virtual events and presented a number of questions that are included in the following summary. For more details on the meetings such as the video and presentations, please refer to the City’s Webpage at:
https://www.costamesaca.gov/city-hall/city-departments/development-services/planning/housing- element-update
RHNA – Regional Housing Needs Assessment

1. What is the status of the City’s RHNA allocations appeal? The Southern California Association of Governments (SCAG) adopted the Draft RHNA Allocations for southern California on September 3, 2020. The City as well as many other cities in the region received a very large RHNA allocation for this Housing Element cycle. The City has appealed the Draft RHNA allocation. Based on initial information from SCAG, the City is anticipating an Appeal Hearing in January 2021. The City will be informed of any changes to the RHNA allocations after the January 2021 Appeal Hearings.

2. How many dwelling units have been allocated to Costa Mesa? Costa Mesa has been allocated a total of 11,733 housing units over the next 8 years.

3. What is the RHNA allocations breakdown based on income and can they be adjusted? The 11,733 units are divided into four income categories as shown below. The City can go beyond the requirement for very low and low income categories but these minimums are set by the state.

Very low and Low income category housing are the most challenging to develop because of the high price of real estate in Orange County.

Very Low Income: 2,912 units
Low Income: 1,790 units
Moderate Income: 2,084 units
Above Moderate Income: 4,947 units

4. Does permanent supportive housing count towards lower income categories? In most cases, newly developed Permanent Supportive Housing can count towards the City’s RHNA allocation at the income levels that units are being rented at. Units must meet the Census definition of a dwelling unit (for instance, group homes where tenants only lease a room may not qualify) and fall within the set income ranges for the very-low, low, moderate, and above moderate levels. Every project is a little different and additional project-specific information will be needed in the future to determine if units may qualify.

5. Are there requirements for the number of housing types as there is with income? There are no requirements for the number of housing types to be built in the next 8 years; however, the Housing Element includes provisions to address the housing needs of a variety of household types such as seniors, larger families, assisted living, etc. 1211
City of Costa Mesa
2021-2029 Housing Element Update
2 Last Updated: January 4, 2021

6. Does the City have a contingency plan if the appeal is not approved? If the appeal is not approved, the City will need to proceed with the plan for the addition of 11,733 units over the next 8 years.

7. Why did the City have a very low RHNA during the 5th Housing Element Cycle? The methodology used to calculate the RHNA allocations are adjusted each cycle to address the housing need at that particular cycle. With the 5 th Cycle, many cities in Orange County received low RHNA numbers based on vacancy and other factors that were reflective of the recession at the time.

Costa Mesa

1. How many City Council districts are in the City?
There are 6 districts in Costa Mesa. Please visit this link to see which District you live in:
http://apps.costamesaca.gov/maps/VotingDistrict.html.

2. Are there reports on the number of recently built units? Annual Progress Reports are available on the City website and provide information on the number of permits granted and households added. The 2018-2019 Progress Report is available at this link:
https://www.costamesaca.gov/home/showpublisheddocument?id=39281.

3. Can the City engage the State to build housing on publicly owned properties such as the Fairview Developmental Center and the OC Fairgrounds?
The City can discuss opportunities with the State and add the Zoning and General Plan to allow for additional housing on these sites; however, the State holds the decision making power on those properties and the housing element cycle is for 8 years. The State process for release of public land and development is very lengthy and may not be addressed in this cycle.

4. Does the City have an inclusionary housing ordinance? City Staff is currently reviewing options for an inclusionary housing ordinance to coincide with the Housing Element Update. The City Council will be the review and approving body on the ordinance which will also be subject to certain studies to develop potential in-lieu fees. Staff anticipates this ordinance to be ready for review by latter part of 2021.

5. How is rent control managed by the City?
The City does not currently have rent control measures. Any policies related to rent control at local level may be reviewed and addressed through the 2021-2029 Housing Element Update Process.

Housing Element Update

1. How will zoning be affected?
The Housing Element Update will assess how additional housing units may be added throughout the City given existing zoning. If existing zoning does not enable the City to reach its RHNA allocation, the Housing Element may recommend future consideration of rezoning. 1212
City of Costa Mesa
2021-2029 Housing Element Update
3 Last Updated: January 4, 2021

2. What email address can be used to reach the City’s Housing Element Update team? Please email any questions or comments regarding the Housing Element Update and future housing growth in Costa Mesa to: [email protected].

3. Is the focus on single-family homes or multi-family rental units? The Housing Element Update will look at all types of housing throughout the City and consider opportunities for new housing development. The purpose of the community outreach is to better understand the needs and support of residents on various housing options.

4. Will the new student housing at OCC count towards RHNA? The new student housing will not count towards RHNA as it was completed outside of the projection dates (June 30, 2021 to October 15, 2029).

5. How will the City ensure lower income housing is built once the plan is created/hold developers accountable for creating affordable housing?
The Housing Element may identify potential incentives available to developers who include affordable housing components to housing developments. Most affordable housing agreements require long-term affordability covenants; the state requires a minimum of 55 years.

6. What can be done about the development costs?
The Housing Element process will include public input regarding possible constraints due to development costs and/or fees. How are other City committees and groups involved in the Housing Element Update?
The City will be hosting Subject Matter Expert and Target Focus Group meetings to receive feedback from experts in the field on particular topics. These meetings will be posted to the City’s Housing Element Update webpage once a date is set and community members may attend.

Other

1. Can higher density housing improve traffic?
Higher density housing developments may mitigate additional traffic when located within walking distance from amenities, commercial and retail uses, and job centers. Housing developments that incorporate mixed-use methods (combining housing and retail uses) may also decrease the need for residents to drive.

2. How will parks and recreation space be increased as population increases? As housing developments are proposed, park fees are assessed in order to ensure adequate recreational open space and maintenance services are provided to the community. 1213

Appendix C: Summary of Community Engagement C-4
C.2 Online Community Survey
This section contains an outline of the survey questions, summary of survey comments, and total survey results. The survey was made available on the City’s webpage and survey results were presented to the City Council.
1214
The City of Costa Mesa
is updating its
Housing Element and
needs your input!
You can take the survey on the
Housing Element Update website at
https://qrco.de/bbsnzZ
or by scanning the
QR code below.

For continuously updated
information, please visit:
www.costamesaca.gov/
housing-element-update
1215
City of Costa Mesa
2021-2029 Housing Element Update
1 2/25/2021
Community Survey Data – English (447 responses)

1216
City of Costa Mesa
2021-2029 Housing Element Update
2 2/25/2021

1217
City of Costa Mesa
2021-2029 Housing Element Update
3 2/25/2021

1218
City of Costa Mesa
2021-2029 Housing Element Update
4 2/25/2021

1219
City of Costa Mesa
2021-2029 Housing Element Update
5 2/25/2021

1220
City of Costa Mesa
2021-2029 Housing Element Update
6 2/25/2021
Vision for Housing in Costa Mesa Comments
Retain character of residential neighborhoods. Use Fairview Developmental Center for an affordable housing enclave. Encourage high rise housing development north of the 405.

Live-work sites are too repetitive in style. Overpower neighbors. Subdividing for snaller lots? Need basic lot area a critical issue.

Supportive and transitional housing for homeless, construction with traffic safety in mind (speed bumps in neighborhoods, not more homes than parking, etc), lots of open space/oarks Housing should be multi-story on major thoroughfare and close proximity to freeways but not impacted by noise and air quality.

More walkable neighborhoods by promoting mixed use development. I see first floor commercial development with apartments or condos above the next few floors. Increasing housing while increasing quality of life.

Housing density has to increase. The choice is between density and sprawl. We need multi-story housing.

A senior living village on 19th at the senior center.

A mixed use neighborhood developed on FDC land that includes various levels of affordability, and affordable for sale work force housing.

A denser neighborhood north of the 405 that includes affordable work force housing.

Affordable housing for workforce
Supportive housing for those who need help
More affordable options for lower to mid income families. Especially focusing on what's available on the westside and making the westside as desirable but still affordable.

Costa Mesa focuses on infilling and densifying what it's already got, without needing to sprawl into the remaining open spaces. We are lucky to have many "centers" in town: W 19th, E 17th, SoBeca, Harbor and Adams, Harbor & 19th. We focus on concentrating our growth around these amenitiy- rich, walkable centers while also allowing context-sensitive infill into our existing neighborhoods. To the extent possible, all new development occur on small- to medium-sized lots by local developers.

Vulnerable groups are not institutionalized but accommodated in neighborhood environments. Each neighborhood contains a range of options to accommodate people in different life stages, and with different socio-economic conditions. With all new housing, the street matters most – front doors, big windows, small gardens, transitional space that fosters comfortable interaction within the community and a sense of ownership of the public realm. Trees are everywhere.

Liquid, affordable housing at all income levels near jobs. Costa Mesa should be a 15 minute city that doesn't require automobile ownership.

More of it without all the heartache from boomers. YIMBY Existing streets-incorporate landscaped wider walkways with separate designated bikeways especially high density areas (Monrovia)...make into one way street from 19th to 15th...gateway street to Newport!!!
Folks that moved to Costa mesa prior to 2010 have no idea what it is like in 2020 being a young family looking to set down ties in Costa Mesa. more housing only enhances our city.

Housing needs to be affordable, near public transit or protected bike lanes, and doesn't create additional drains on public services, utilities or additional demands on parks. Compliance with CEQA, height limits, setbacks and other administrative approvals are mandatory. We must avoid SB 35 streamlining.

More affordable. Safety in high traffic areas. Transitional housing for homeless. 1221
City of Costa Mesa
2021-2029 Housing Element Update
7 2/25/2021
People with jobs working in the area can afford to buy an own housing in the area. Costa Mesa has far too much rental housing, already, and we need not build a single new rental unit. All new units should be ownership opportunities.

Costa Mesa used to be a safe place to raise families. Crime is on the rise as well as homelessness and apartments are overcrowded with multi families filling garages with people instead of vehicles which causes excessive parking problems and overpopulation, density and crime in some areas. The people of Costa Mesa are sick and tired of it and a lot of people have moved away because of it.

To work on beautifying the city. Work on rebuilding the older parts of the community. Start a slow growth plan
first time home buyers
Initial homes for people and luxury small apartment homes for those young with high paying jobs, but needing/wanting a high quality environment and location, but not needing a fancy address.

An inclusive city for people of all walks of life to live cohesively alongside one another.

A city that makes a place for people of all economic income levels. A place where people can work and recreate near where they live.

Safe, affordable, quality housing for all.

My vision is to STOP more housing. You have torn down business in our city to put up God-awful condos everywhere. Gross. Just leave it alone.

No growth.

Lower taxes.

Safer streets
Housing integration that prioritizes walkability and bikeability. Ideally, residents do not feel compelled to drive to groceries, entertainment, recreation etc within the city.

People who live in Costa Mesa now can choose to live here in the future. Diverse housing options make Costa Mesa desirable along income, age, and social characteristics. There is no shortage of housing for vulnerable populations (undocumented, seniors, homeless).

Affordable apartments or condos that are close to services needed, secure parking and entry. I would prefer no more then 3 to 4 levels and look modern to blend with the surrounding area. Trees, garden area including walking paths and reflecting area.

A diversified housing selection, that is realized through public-private-partnership utilizing Costa Mesa’s resources within the opportunity zone, new market tax credits map area, lihtc in the DDA area, and define the developer incentives within the overlays.

I don’t envision a large amount of new housing. The space that we have remaining is limited with many areas overcrowded with multiple families living in single family dwellings.

Let the market, and the market professionals determine the demand. If a city is built out, it's done...unless of course you want the kind of urban density that other now-undesirable cities have...Long Beach, L.A. etc... quit the social engineering and do the job of providing city services to city residents and businesses.

Let the market decide. Do you realize that your job isn't to provide housing? Do you understand the difference between the free market system and what they have in, say, Russia or China??? I would like to see higher density, for lower income levels, near transit. We have many parking lots, old shopping centers, and seemingly abandoned business parks that should all be changed to high density housing with public transit. Mixed use would also help keep people out of cars.

To make Costa Mesa the place where everyone living in Newport Beach, who grew up around there, wants to live. Making it more desirable for family's. Less crime. And rezoning old run-down retail centers, creatingmixed-use development's that increases walkability for the younger demographic, families.
1222
City of Costa Mesa
2021-2029 Housing Element Update
8 2/25/2021
BEAUTY! Those big new ugly apartment boxes going up all over OC are AWFUL. SERVICES appropriate to all housing (roads, schools, etc.)
Stop the trend for high density box type living spaces. Tax paying legal residents need yards, side walks, parking. Not cramped into small areas. Traffic congestion has become a major problem.

More single family housing and small lot singe family homes. I do not want to see high rise high density housing which is all rental units. We need to incentive home owner ship in Costa Mesa somehow. I understand that not everyone can own a home here and understand building a small amount of affordable housing but why are we so concentrated on building affordable housing for people who can’t afford to live here? I want to live in Newport Beach. I want to live on balboa island, I want to live in CDM but I can’t afford it so I bought where I could here in CM if I couldn’t afford to live here I would move to a city where I can afford to buy a home or rent. We are a mile away from the beach and understandably people want to live here but is it not a right to live here. I worked my ass off and made some good decisions and saved 12 years for a down payment working as an Electrican to buy here. I am extremely worried of overcrowding, traffic, poultion, crime, trash , graffiti the stretching of our resources such as schools, police and fire and such. There has to be a point where we say enough is enough. No more space, to crowded and that’s it. What it comes down to is a quality of life issue here. The quality of life will be greatly diminished as we build the crap out of Costa Mesa.

Access to affordable housing is in line with the median household income. Affordable housing for everyone.

We need Life Cycle Housing opportunities in Costa Mesa. We need workforce housing. We need an Economic Development Director who will help in the creating of an Opportunity Zone vision We need Life Cycle Housing opportunities in Costa Mesa. We need workforce housing. We need an Economic Development Director who will help in the creating of an Opportunity Zone vision.

We need Life Cycle Housing opportunities in Costa Mesa, workforce housing, an Economic Development Director who will help in the creating of an Opportunity Zone.

Appeal the RHNA numbers determined by the State Department of Housing and Community Development (HCD) and distributed by the Southern California Association of Governments (SCAG) to numbers that reflect realistic growth in Costa Mesa based on available land and actual census data/ anticipated growth based on historical data. If the appeal is denied, the City of Costa Mesa needs to file a class action lawsuit with Huntington Beach, Newport Beach, Laguna Beach, etc against the State of California HCD. Protect Single Family Homes in R1 zoning at all costs. Do not allow ADU or small lot developments in R1 neighborhoods. Only Allow for more stories, increase building heights, increase FAR and units per acre in R2-HD and R3 zoning west of the 55 freeway/ Harbor Blvd. Provide specific plan overlays on 19th Street, Harbor Blvd, Superior Blvd, etc. that allow for 4 story max mixed use developments (apartments/ condos over retail or commercial). Allow for Live/ Work medium density Developments in MG and MP zoning. Provide developer incentives to build the types of developments that benefit the community.

I hope we will continue to have plenty of single family residences. I would hate to see more condense living arrangements.

The appeal of Costa Mesa is the safe, family-friendly neighborhoods with quality schools and without high-density inside traditional neighborhoods. It's the opposite of Los Angeles.

The city needs to house all income levels so a mixture of housing types will be required. The NIMBY will be very upset if their neighborhood dynamic is threatened so a major PR effort would be needed for any change.,
To make housing affordable to low income. For renters and buyers. 1223
City of Costa Mesa
2021-2029 Housing Element Update
9 2/25/2021
Single family homes and detached townhouses that are affordable as in 400-600/k to bring in young couples to raise their families
Limit high density housing please
Easier renovations to single family housing
Stop building cage apartments, more affordable housing for middle class income PLEASE .

Something without HOAs and something with plenty of parking We need tob look at mixed use housing along with hi density housing that does not impact our local residents.

Affordable living with various options of housing , safe environment with no halfway houses.

Please NO SHORT TERM HOUSING
More affordable single family housing. Less three story master planned communities.

Affordable housing
I am hopeful that the city won’t become overcrowded. Parking in neighborhoods is already difficult, and new construction is being packed into very tight spaces. I would like to see some housing that allows space between units and room for front or backyards.

Let the market determine that within the existing zoning. Increasing home ownership versus rental as the city is upside down in the regard and becoming increasingly a second-class community...inexcusable for a near-beach community.

Affordable housing close to shopping snd transportation.

Eone thing I don’t want Costa Mesa to do is to change any of the zoning that exists today.

The one thing I don’t want Costa Mesa to do is to change any of the zoning that exists today.

I’d like to see decent housing for the variety of people that live in our community. These should be in safe areas (not on a major street or in areas f noise or other pollution (not freeway adjacent).

I know first-hand that the city must stop the influx of people coming to this city from around the country for rehab's. Insurance fraud the people that are let out just roam our streets in terrorize the neighborhoods.

More dense Multi-Family Rental Housing should be planned north of the 405 Freeway. 580 Anton and 3400 Ave of the Arts and Halcyon House are good examples of what could be and not impact the SFR neighborhoods south of the freeway.

I don't want to see a bunch of dense paraments popping up all over Costa Mesa. Our streets are packed enough with cars. I would rather see more single family homes when there is room to grow, but not they type with no yard.

With limited land, Costa Mesa cannot continue to place high density housing where traffic congestion is already a huge issue because of the proximity to the beach.

Promote single family properties. Not high density. Not sober living. CM is losing its charm fast. Have lived here since ‘88
High Density DUs north of the 405, in the older industrial section, would be perfect.

Less multi home structures on small plots. There are too many cars parked on the streets due to these developments making it unsafe for children to ride.

My vision for the future of housing in CM is that the community shifts focus on the high cost of housing to focusing on the acts of the family in the home.

I think retaining Costa Mesa's character is very important and not reflected in the 3-story box developments in the Westside. I think future developments should include increased public 1224
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transportation to limit traffic. Any new developments must include public parks and open spaces, not a fee to the city that robs residents of recreational opportunities and facilities.

The city is overcrowded already with too much traffic. You would do well to deport illegals so Americans can have access to the housing they are taking up.

Less high density housing in Costa Mesa with improved land use. Current efforts to remove business from Costa Mesa in favor of housing has cost the community dearly. Time to consider the need for business to exist in the City instead of the continued rush to create more housing.

Affordable for single people living alone making a $50,000 salary. These new housing blocks being built all over Costa Mesa with units costing $800,000 or more are ridiculous.

That we face the fact that one city can only accomodate so many people and not destroy everyone's quality of life by making it too dense. I believe in the post-Covid era there will be many shifts in how and where people work, and in what businesses they patronize. It would be wise to see how these trends develop and incorporate the new normal into housing plans.

A variety of housing options at multiple price points to ensure economic diversity of residents. Hourly wage earners need to be able to live where they work to reduce traffic, GhG, other pollutants, and chronic stress
A median income community appealing to families that supports infrastructure and where neighbors cared about each other.

Single story apartments, condos or houses. We have large aging community.

Clean up some of the run down areas. More parks but there doesn't seem to be room. Fill the vacant old shopping centers and large vacant stores with housing.

Safe, clean and a city where I can live and work with peers and multi-generational family members Housing for families with the majority being for sale housing rather than rental. I realize the idea of home ownership now ranges from the stand alone home to attached duplex houses to condo units.

But home ownership stabilizes a community and encourages individuals to take an interest in that community. Most renters don’t have an affinity to the town they live in.

Iwould like to see Costa Mesa expand the housing to the maximum without overcrowding. A fair representation of all social classes and races. More high rises perhaps.

More housing everywhere. Especially along Newport Blvd. The model is what they did over by Trader Joe’s.

With all residents willing, and developers open, we can add a mix of housing in all districts evenly. We can reduce traffic, and improve our quality of life by creating more mixed-use spaces we can walk and bike to, increasing community connection, supporting business. It takes everyone.

No overcrowding. affordable, attractive housing, family oriented.

Keeping CM beautiful will keep property values and taxes up. Let's not forget about incorporating trees, looking for power line alternatives in the planning efforts.

Diverse people living in medium-to-high density mixed use spaces, live/work areas, and close to affordable and reliable public transportation/
We have to choose between density and sprawl. Density is better.

Smaller houses with large lots to improve the overall landscape, gain better air quality and grow food N/A
I would prefer limited growth to avoid an already overloaded system.

A safe community with good schools and access to a good mix of large stores and independently owned businesses.
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I think Costa Mesa has already built in every square foot of land. I have seen so many high density residential area pop up in Costa Mesa. I think we need to take a hard look at whether we are overbuilding and we should not change any zoning laws in Costa Mesa.

I do not believe that building additional housing would benefit Costa Mesa residents, other than permitting accessory dwelling units. Taking away retail, using city property or permitting multi-family housing in neighborhoods is not something residents want and causes more congestion in the neighborhoods and city.

Too many new multi-level boxy looking homes built now; need more traditional single-level & low multi-level homes
Maintain the single family home style being unique to the allure of Costa Mesa. Invest in downtown CM to increase tourist revenues for all CM business's. Make certain Fairview Park remains untouched.

Build houses where the Early College H.S. is. Adams Elementary could be a jewel of CM in a heartbeat for immediate surrounding families.

My vision for housing in Costa Mesa is that every neighbor would have a place to live, connect with others, and thrive because their housing costs are within their budget. I believe this is possible with creativity and developers who are willing to make it happen. I applaud the work of the city to not only pursue a plan, but implement it.

Affordability
Future housing would take advantage of greener living (solar panels, etc), and provide safe spaces for those in the unhoused community, while keeping the safety of neighborhood in mind. Gentrification would be replaced by a more collaborative approach, with minimal hostile architecture.

Maintain Costa Mesa single family housing. No more recovery housing/homeless shelters.

Resident Permit Parking Needs To Be In Place.

Please start enforcement again. We fought hard for Resident Parking Permits.

Transform older neighborhoods into newer, improved neighborhoods. Turn Westside CM into Eastside CM / CdM flower streets. Property values go up.

To maintain the status quo. We moved to Costa Mesa almost 40 years ago for its large lots, lack of HOAs, freeway and shopping access. The city needs to push back on the state for mandated housing increases. My neighbors, like me, do not want to live in a congested, high density neighborhood. We successfully fought an out of town developer from ruining our tract with HD housing a few years ago and we’ll do it again.

More single family homes. Streets requiring parking permits. Reduce apartment building or require adequate parking to be part of process, 2 car spaces at least per unit. If house is zoned for senior or special needs living, must stay that way. Current issue with previously senior home now rented to 7 people with cars, issues with parking for neighbors.

More single family than apartments, even if it means condos with green space around them. There is too little attention to green spaces for walking, riding bikes, exercise. No new housing should be allowed unless it provides open space for parks!
Let the market dictate the response to needs, not the bureacrats in Sacramento...good grief, this should be obvious...quit social engineering experiments.

Developing some of the industrial land and run-down hotels into quality housing keeping in mind room for plenty of parking and green space. Not 3 story townhouses Costa Mesa is already impacted any new housing should be multiuse and schools should be open for recreation.

My husband and I are hospital workers (RN) living in a rental duplex. Have wanted to purchase our own single family home but it’s just out of reach. Would love to see some affordable single family homes under $500k
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Less apartments which increase parking problems in virtually every area in the Westside. The 3 story with roof deck properties (now at a 4th floor position) are ugly. The 2 on my street, Poets Place and next door are basically failures. They look horrible, ruin property values in surrounding areas and they do not sell or rent well. Both properties are mostly not rented, and live in homeowners are very few and far in between. They are essentially high priced apartments which do not rent. Few people want to navigate 3 steep floors.

No more tower housing. It’s too congested. Simple like before A place where we value everyone in our community, regardless of home much money they make.

That is why we need housing for very low and extremely low income neighbors. We have so many folks working low wage jobs that serve us, but we don't provide anywhere affordable that they can live in our community.

More affordable housing
SLO growth, additional traffic concerns, we have too many cars parked along streets as is Costa Mesa is upside down in its ownership to rental ratio. We do not need a single additional rental property. Ownership has proven and enormous community benefits at all levels; all aspects of this plan should focus on increasing opportunities for ownership.

We do not need a single additional rental property. Ownership has proven and enormous community benefits at all levels; all aspects of this plan should focus on increasing opportunities for ownership.

Smaller units work just fine as ownership opportunities. I live in about 1000 square feet and that has been enough for 28 years.

Existing single family home keep the variety of housing architecture. Small rental housing blogs (3 and 4 units). Large developments and small lot homes deteriorate the existing culture.

I believe in placing more value in housing than parking, if you look at an aerial view of most cities, there is more parking area than there is buildings.

Would like Costa Mesa to be free of Homelessness, Low Crime/Drugs, and Open to those that can afford it.

More maintained, nice affordable housing for multiple groups. A mixture of single family homes as well as multi-family units.

Hope there will be opportunities for people who work in Costa Mesa to also live here from CEO's and doctors to service and maintenance workers - a potentially difficult balance.

Density is the only thing that can prevent sprawl. I'm in favor of it.

Unless we are also creating a robust retail environment, quality food, artisan retailers, local businesses, and quality education, as well as sufficient parks and open spaces, I don’t believe there should be additional housing units.

Mixed, sustainable, and creative. We need more creative thinking that produces the housing equivalent of the Camp/LAB and less like Triangle Square. The fairgrounds, Fairview development center, and civic center offer a blank canvas to make a new housing hub and “place”.

Low to medium density homes which are manageable to buy or rent by mid-level wage earners.

Safe and pleasant neighborhoods based on a shared sense of community and ownership - protecting the product of joint effort and long term investment in places in which our kids can grow up in and continue a legacy
My vision is if people work for it then they will take care of it and the community. If they are provided with a handout from the government they will run this city into the ground. I think our city is very dense and traffic is already congested. The state should consider putting this housing where there is tons of land that isn't already being used (like the desert near Barstow). 1227
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Encourage higher density / mixed use housing in areas that are north of the 405 around South Coast Plaza. Try to protect existing single family neighborhoods with incremental increases of development surrounding them. Realistic economic factors must be considered in order for housing to be developed. The projects must make economic sense or else they won't be built. Flexibility in land planning is key while letting the market determine what is ultimately constructed.

More ownership of housing. Updating older two story rental unit buildings. Using industrial properties as a way to increase housing by converting them to mix use housing and commercial space. clean and safe
The prices continue to sky rocket, existing workforce continues to get pushed out More affordable apts in the commercial areas west of Superior Ave. More housing is needed on the west side of the city.

More housing options and locating them in areas to make the city more walkable. All hands on deck approach.

I think we need to keep CM as primarily a suburb with mostly single family homes. That is why people want to live here.
we don't need more high end housing, we need affordable housing units for very low and low income.

We need several hundred supportive housing units
That all citizens who want to make COSTA MESA home can do so in a property that matches their needs
I personally believe that we have enough housing in CM already. Every time I see a new high-density housing project go up I get really angry. I do support projects for specific at-need groups, including senior housing or assisted living facilities, and more transitional housing for homeless seeking to get off the street.

For the city to meet the needs of every type of housing where people can call home, for those who have families, senior living, student housing,and homeless run housing.

I WOULD LIKE TO SEE HOUSING THAT IS LESS THAN 3 STORIES. aLSO RESIDENTIAL OVER

COMMERCIAL
I would want a denser community with multi-use developments. I want it to be easier to get around as well.

A lot of houses for low income people, disabled and seniors.

Keep present zoning. Especially R-1, the most in demand housing type. There’s plenty of open land inland a few miles. No high density
we need to take old hotel/bldgs for the homeless. also create more senior living/independent living facilities
To preserve the nature of Costa Mesa I think no housing of any kind should be above 3 stories high, and nothing should be built out to the streets. There should be ample landscaping around all housing (NOT like the awful stuff going up along Placentia) and all housing should have enough parking so there is no overflow onto streets. The pandemic has shown that dense housing is not healthy.

Affordable, walkable/bikable lively neighborhoods.

Quality and serenity,, focus on seniors and families with children Housing that is affordable for all segments of society and all income levels.

The State wants and we should require at least 20% of new housing to be affordable units for the workers who live here, which is to say low and very low income units. Water is becoming more scarce, and most of the new building leaves no permeable ground for rain percolation, which already is causing flooding and depletion of our ground water. With thousands of new housing units 1228
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expected, and with no ability to widen roads, parking and traffic congestion will go from bad to worse.

No housing plan can be independent of traffic, parking, and resource solutions.

The puss shown here are a good solution. You must preserve CM as a family city. NB plans to put there’s bordering CM, and CM looking at out lying spaces. CM already provides MANY homeless persons services, SOS health clinic, soup kitchens, food banks. Do not create housing that will draw more homelessness. We are doing a lot asa city to help.

Affordable housing is becoming harder to find. It would be nice if more affordable housing was available for seniors who only have S.S. for income. Maybe a large community of studio apartments.

More housing for the homeless where they could receive the services they need would be nice.

Safe housing for all demographics. But ample parking for units must be required whether for apartments or additional units in neighborhoods
Do not overcrowd Costa Mesa by building up and allowing multi-family developments in R1 and R2 neighborhoods. Preserve the suburban feel that is already being threatened in the City with too many muti-family developments. Turn over MF and CM development areas in decline into small lot, no more than 3 stories.

As Costa Mesa ages so do the people that live here, affordable housing for the Age group 55 and older and affordable housing for first time homebuyers.

Redevelop retail and major streets to accommodate 5-6 story mixed use development with a 15% low income or 12% very low income housing.
replace old one story rentals that have no parking with two story units that provide ample parking. the huge lot houses could add a smaller additional unit or units depending on lot size. a lot of costa mesa is of 70+ year old construction. this would be an opportunity to upgrade to current codes and safety.

I am against the destruction of the single family neighborhoods. I don't have a problem with the small "granny units", but someone built an entire second house taking up the whole backyard in my neighborhood and that is just wrong. The Kmart can be converted to a smart retail/living unit complex if people really think outside the box and not just be motivated by greed.

Take away the seedy motels that attract crime and replace them with housing.

Mixed-use along major arterials, with apartments on older shopping centers and city properties, and incentivize walkability. Keep single-family neighborhoods as cohesive units, i.e. do not allow duplexes/triplexes to be placed inconsistently in single-family neighborhoods.

I would love townhomes near the lab and camp/ triangle where I can walk to things and not have to drive. We have apartments there but the older condo options don’t make me want to buy More enclaves such as Chino has begun building. The homes are reasonably priced on smaller lots...but very quaint. Each enclave has it's own activity center such as a pool and tot lots. Others (The Preserve) have a central facility that has a theater, library, pool, park etc.

I would love options for inclusive housing opportunities without losing the character of our city. I hate when a development goes up in a neighborhood and it stands out. I'd love for new housing to blend it with already existing neighborhoods and infrastructure.

Costa Mesa drew me in because of its large R1 residences which were affordable and accessible 40 years ago. For the future, building on city owned properties and apartments will allow CM to stay accomodate more residents. Multiple housing units on former R1 lots will ruin the city, not everyone can afford to live where they want. I’d love to own a home in South Laguna Beach, that isn’t going to happen...

Cleanup and refurbish older housing, incorporation of mixed use and modular compact housing My visions for future housing is providing housing for low income families. 1229
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I want more affordable rental housing for families, for disabled people, for the homeless. I want smart, creative, "green" development that will be attractive and beneficial to the entire community. I want Costa Mesa to have a balanced housing supply that lets lower income people live affordably here, not just higher income folks (like me).

Affordable homes for first time buyers. Minimal apartments.

Less transitional housing more senior housing for current residents. Take care of residents and less focus on trying to cram so many more people in our crowded city.

Bring back the family feel instead of the singletons and those who buy for vacation homes.

Affordable, plentiful housing for all financial or age demographics in the city. Housing near jobs and commercial areas to allow for biking and walking and reduce traffic Village like with a multiple variety of units for those who are not able to earn high incomes A real mess. The State and SCAG did not take into account the lack of infrastructure (roads, sewer, water) Our K-12 school blogs were built in the 50’s. This will not resolve affordability and overall make this a less desirable place for families to reside.

I would hope that the City of the Arts would accommodate their retiring ARTISTS who may be living only on Social Security and retirement, about $3,500 per month.

Less density in west side neighborhoods, more family friendly housing with walkable and green space in neighborhoods
Modern stackable container housing for low income. Perhaps grants for upgrades to older apartments.

My vision would be to have more affordable apartments and mixed use developments. I think Costa Mesa has an ample supply of luxury apartments. Housing is needed for essential workers and their families.

My vision does not include high density living situations that will reduce the quality of life in Costa Mesa
Costa Mesa should be guided by our neighbor Newport Beach in how we handle housing. We should not be guided by Santa Ana or other downscale cities.

Apartments with ample parking on major streets with easy freeway access - We have overcrowded roads - especially in rush hours. Most apts have multiple vehicles - terrible waivers on parking in the past. No parking on streets next to apts.

Combination of high density in portions of the city that has infrastructure in place that includes low, very low and senior housing option, then utilize the ability to build small units on lots (legal), and work-live in spots that really are work-live and not the random developments recently built Combination of high density in portions of the city that has infrastructure in place that includes low, very low and senior housing options, then utilize the ability to build small units on lots (legal), and work-live in spots that really are work-live and not the random developments recently built A future where there is enough housing at various price/rent for the various income groups.

I would like to see more affordable housing.

Costa Mesa does not need to implement more programs that would lead the city to invite less desirable inhabitants.

Better bike/walk access to work school and shopping areas, better safer bus type transportation, we have great climate many people awesome recreation & shopping, no every has / or can afford a car, since rents are so high these days.

Safe place for our children to walk to school and home. People take pride in where they live and follow community rules. Affordable pricing for lease and renting without huge increases. 1230
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A lot less sober living and senior based facilities, with more traditional single family home in low traffic areas and multifamily units in high traffic areas.

Help residents who want to be able to buy with maybe a rent to own type program or something that helps them work towards purchasing. Eliminate slum lords in our community, those who don’t maintain their rental property but charge higher rent. Keep outside developers from over building in our neighborhoods. Maybe convert that police substation by Lions Park to housing? I never see police there. And the giant jail building at City Hall? Is that empty? Fairview Development Center? We could use that property a variety of housing types, plus open space. Unless it remains a hospital? Maybe add a residential community adjacent to IKEA? Or in the former law school near IKEA? The AAA offices don’t really need all that space, they could convert some for housing. Please don’t destroy our single family home neighborhoods, we’ve worked hard our whole lives to find our homes and our neighborhoods. I don’t think I could have survived this pandemic anywhere else but in our Eastside humble home.

Preserving the lovely single family, large lot areas that are fine (please don't ruin them with high density and additions) while moving into the run down and depressed areas and improving them.

More walkable and bikeable neighborhoods, with a larger variety of housing to support working class families and people from all walks of life.

Our family owns three homes in Costa Mesa and moved to the city in 1967. 3 generations later, our view of the city's housing is troubling. Too many renters and airbnb. Lack of city oversight over older conversions/condos. Condo owners and homes around complexes are tired of condo managements not being accountable for maintaining properties. Please help.

I want Costa Mesa to retain its look, that is to say no big signs (especially L.E.D.), no housing over 3 stories, no overcrowding, keep traffic low.

My vision for Costa Mesa is no more building. Stop all building and do not add anymore living quarters. There is no more room here, build houses in Victorville.

One that meets the needs of our community
I have lived in Costa Mesa my entire life. It concerns me to see so much congestion and poor planning.

We need to avoid density wherever possible to continue to enjoy the midsized city feeling. Let's not turn into Los Angeles. Small is good!!!
I have lived in Costa Mesa my entire life. It concerns me to see so much congestion and poor planning.

We need to avoid density wherever possible to continue to enjoy the midsized clean and safe city feeling. Let's not turn CM into Los Angeles.

All people who work in Costa Mesa should be able to live in Costa Mesa, paricularly those in lower income jobs. Priority to lower income housing should be based on: 1) History of residency in C.M.; 2) Employment in C.M.

Workforce/senior housing located near transit, shopping and entertainment.

I like how Costa Mesa has residential pockets mixed in with retail and restaurants. I don't want retail/services to go away in favor of housing. Also, we need more parks/community center for our children.
no comment
I think costa mesa has done a great job so far keeping up with growth and building sufficient affordable housing. Costa Mesa should continue creating more housing for its lowest income residents.

A place where housing is affordable and available for all people.

I think building 11,000 new housing units is unattainable for our city. Absolute no way. We must push back on this. When does there come a point that we say no more vacancies we are all full? It comes down to a quality of life issue for the current and future residents of Costa Mesa. Costa Mesa will be 1231
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unlivable with the amount of people all this new housing would bring. More people more traffic more pollution, trash, graffiti, trash, blight. All of it. This is proven no doubt. We don’t went high rise appt complex’s up and down harbor Blvd or especially that disaster One metro west. Bad idea. reasonable size 4 story’s max medium density condos if not detached units best I don't have anything exciting to add here, but I'd like to see affordable and accessible housing for all kinds of people here, and housing provided for those experiencing homelessness.

Maintain neighborhood feeling in R1 neighborhoods with creative solutions for more densely built housing especially live work to reduce traffic. Make sure new units have ample parking.

No more vertical townhomes packed tightly together. Quality, unique single family homes with yard space for kids. Encourage uniqueness with design and architecture. Quality - not quantity. Apartments could be great if they are unique, family friendly and have nice outdoor space.

More plan regarding numbers and traffic problems
To improve the overall variety of housing choice without all the density and poor traffic impact we’ve been experiencing
A reinvention of the high density rental properties that will make them more desirable, welcoming, friendly and modern.

Stop adding houses, Costa Mesa is already to crowded. Fixing up the junky apartments. From what I hear people in Costa Mesa hate all the new high rise single family homes built.

Preservation of open space; leave parks and existing out door recreational areas intact. Add housing capacity through careful planning of many types of projects; easing zoning to allow easy accessory dwelling units, encourage multiuse commercial with living units above nicely landscaped with buffers to streets and sidewalks so it doesn’t “feel” overbuilt. If higher density apartment type projects are approved, they need to also include outdoor green space.

More housing with more options for more people.

My vision is a blend of residential and commercial industry, with a large focus on open spaces, protecting nature and supporting arts/seniors and other community activities.

We need to plan for the growth but should use other cities experiences that have gone through this growth 10-15 years ago and duplicate the successful ones.

We should hold off on building as long as we can. State requirements may change. No more building in high density areas. All income levels and demographics evenly distributed throughout the city.

Every area to feel welcoming, seamless and loved.

Enough units to stop all these homeless mothers and children. Scattered through out the city so no one neighborhood has too much of any element. Get rid of some of the sober living homes to make space for families.

Why must there be more housing in already impacted cities? Multigenerational single family homes and ADU’s in neighborhoods and co-op room leases near shopping centers for singles.

Higher density with no plan to accommodate the growing population is irresponsible. Traffic, trash, homelessness are all growing in Costa Mesa and at the nearby beaches. At some point, push back to the State should be made. We are ruining the environment. There was no place on this survey for open spaces, and our commitment to preserving what little nature parks we have. A more obvious place for higher density living would be in the environs of South Coast Plaza, since there are already larger buildings there.

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Community Survey Data – Spanish (18 responses)

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Vision for Housing in Costa Mesa Comments
Ver mas casas y viviendas con precios mas comodos (venta y de renta).

Tener más control para que los dueños no cobren más de lo que es.

Que los dueños de apartamentos cuando renten el apartamento vaya incluido el garage,porque por donde yo vivo les rentan a otros personas los garages
Que ayga viviendas gusta
Ya han construido demasiados apartamentos en la calles 18th y placentia ,además de otras áreas, lo cual ha incrementado demasiado el tráfico en la ciudad, vendiendo o rentando estos duplex o departamentos a precios demasiado altos. Existe una verdadera necesidad de vivienda o solo están especulando para que los que están construyendo se hagan más ricos? No sobrepoblen la ciudad por favor.

Una zona más comercializada, pero no se olviden que es importante mantener los vecindarios familiares, eso es prioridad.

Mi vision es que aiga mas vivendas acsesibles para la gente con bajos recursos Un lugar con oportunidad de tener mas viviendas asequibles, par familias de bajos recursos

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City of Costa Mesa
Housing Element Update 2021-2029
Summary of Survey Comments
Survey respondents were provided with a variety of opportunities throughout the survey to write in additiona l comments and feedback. The following provides summaries of the most common comments received organized by topic.

Housing Types:
• Respondents noted that there needs to be more middle housing (i.e. duplex, triplex, etc.) and for -sale condos, especially near transportation corridors. Most recognize that density is the solution to lowering housing costs; however, design and heigh must be considered. Respondents have noted that developm ent s over 3 stories are too tall.
• ADUs present a viable option for survey respondents, given that the ADU remains smaller than the m a in residence and that it is made affordable.
• Tiny homes have been proposed as a solution for those experiencing homelessness. • Senior housing must be made affordable and near services/commercial necessities. Respondents have identified a lack of options that allow them to “age in place”. Senior housing should include open/green space and remain affordable.
• Mixed-use housing paired with commercial retail may assist in lowering the need for driving. Respondents have also noted that open and green spaces are important for children and families and must therefore be considered for such developments. This in part participates in preserving and establishing a neighborhood feel.
• There is a need for additional transitional and supportive housing to house those experiencing homelessness.

Location of Housing
• Utilize State-owned properties, such as Fairview Developmental Center. City-owned properties should be used for housing or parks/open space.
• Underutilized properties could be used for housing. According to survey comments, respondents recognize there is a low availability of vacant land, but that this would be a good option for future housing. • Repurpos ing of hotels and motels into housing – this could be a good option for providing housing for low- income single apartments or for those experiencing homelessness. The Vagabond Inn has been identified as a potential site.
• Respondents have expressed concern about adding density to existing single-family neighborhoods – they wish to retain a neighborhood/ "Costa Mesa feel”.
• Housing in industrial areas could be a possibility, but there is a lack of services and open space/pa rks in those areas
• Mixed use at shopping centers to support small businesses but be careful not to replace businesses with housing.
• Adding senior housing at the existing Senior Center has been identified as a potential option.

Density
• Respondents recommended not to further increase high density area s - population needs to be more equally distributed throughout the City.
• Improve existing neighborhoods but not density – help to renovate existing aging housing stock.

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Affordability
• More affordable housing – for families, low/mid income households, workforce , seniors , pe r sons experiencing homelessness, and disabled
• Aid in creating a track to ownership, not all rental units. More ownership units and less new rental units. • Respondents recommend the City looks into creating an Opportunity Zone.

Open Space
• Lack of open space and services in industrial areas that would affect housing planned in those areas • City-owned properties should be used for housing or parks/open space • Respondents have identified a need for open space and parks near residential areas. • There should be a focus on sustainability in both building housing and in transportation (options other t ha n driving)
Parking
• Walkability and bikability are important factors to survey respondents. Some have noted the City should strive to be a “15-minute city”.
• Traffic has been identified as being a topic of concern when considering the planning of additional housing units along major streets. Respondents are concerned about creating further traffic on the roads. • However, respondents have proposed that parking requirements should be lowered for future afforda ble housing projects.
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Appendix C: Summary of Community Engagement C-5
C.3 Subject Matter Expert Meetings
This section contains notes and meeting materials provided during the meetings. These include virtual stick- notes and online polling exercises.
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Appendix C: Summary of Community Engagement C-6
C.4 District Specific Meeting s
The section contains all district specific meetings materials, flyers , PowerPoint presentation, participan t activities, as well as all available public comments provided during the meeting s. Public comments were received verbally and in written form through the Zoom chat. A video recording of each meeting is available at www.costamesaca.gov/housing-element-update.

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District 1 1246
District 2
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District 3 1248
District 4 1249
District 5 1250
District 6 1251
Spanish Breakout Room 1252
City of Costa Mesa
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District Specific Meetings Chat
District 2:
19:11:40 From Cash Rutherford : Denser = cheaper. Agreed! 19:22:57 From Mildred Perez : Affordable housing overlays to provide incentives for developers 19:23:17 From Cash Rutherford : Great points - agree with you all. 19:24:12 From Daniel : Didn't a high density development north of the 405 just get voted down? 19:25:48 From Cash Rutherford : I believe the developer has the project on hold due to the constraints of Measure Y.
19:26:56 From Daniel : Would those constraints also be applied to any high density building we are talking about now?
19:27:39 From Cash Rutherford : Yes. Other cities have ran into legal trouble due to policies like Measure Y that prevent high density housing in job-rich areas. 19:30:23 From Daniel : Cash do you know if those cities come to a resolution with that situation? 19:32:04 From Cash Rutherford : There is a precedent of courts and/or state regulators intervening to resolve restrictive policies like measure Y. At a minimum the Housing Element is required to recognize local constraints to development.
19:37:59 From Cynthia McDonald : Cash, Measure Y is based on Redondo Beach's ordinance.

That ordinance was litigated and to my knowledge stands to this day. Its is one of the reasons we used it as the basis of our ordinance.
19:38:40 From Daniel : Thank you for the information everyone. I appreciate the shared knowledge.

District 3:
18:49:47 From Carol Buchanan : Is it possible to consider the hosiptal grounds Harbor and Fair by the Gold Course
18:50:02 From Carol Buchanan : Golf Course
18:56:38 From Carol Buchanan : I will have to drive around and look since I have no idea 18:57:05 From Carol Buchanan : It is pretty dense in Costa Mesa 19:05:18 From Carol Buchanan : Also my husband and myself 19:07:35 From Andrea Marr to Matt Horton, Kimley-Horn(Direct Message) : Belearic 19:09:58 From Carol Buchanan : How about the closed Law school opposite AAA on Harbor 19:13:54 From Carol Buchanan : Interesting
19:24:07 From Andrea Marr to Matt Horton, Kimley-Horn(Direct Message) : south coast drive not augusta :)
19:24:22 From Matt Horton, Kimley-Horn to Andrea Marr(Direct Message) : thanks! 19:25:34 From Carol Buchanan : They will fight you for that parking lotu 19:26:11 From Carol Buchanan : Thank you!!
19:27:03 From Carol Buchanan : Back Bay Golf Course would be a great location 19:27:29 From Carol Buchanan : Everyone there hates the fly over from John Wayne 19:30:20 From Carol Buchanan : To bad.
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19:38:12 From Carol Buchanan : Thank you, I really enjoyed this insight. I will attend future meeting
19:38:32 From Carol Buchanan : Good Night
District 4:
19:07:12 From Christine Nolf : I have to sign off. I really enjoyed this time with my neighbors.

Thank you for facilitating and listening. Count me in for investing in our community. 19:07:36 From Ines Galmiche : Thank you Christine for joining us! 19:08:47 From James : 55+ is senior per HUD rules.
19:09:14 From Linda Kraemer : Love the diversity in District 4 19:12:26 From James : Nature. Good point. Read "The Nature Fix." 19:17:05 From Linda Kraemer : Nature even in our buildings. Green spaces 19:18:29 From Jenna and Alex to Ines Galmiche(Direct Message) : you’re doing amazing! 19:28:36 From James : We have a couple of community gardens but need more. 19:50:47 From James : Please allow Airbnb for home owners.

District 5:
18:48:20 From Aaron Klemm to Nick Chen(Direct Message) : My recommendation for the Housing element should plan for SB 9 to pass this session. 18:50:33 From Aaron Klemm to Nick Chen(Direct Message) : Additionally, the base condition 10' setback on exterior side lot lines should be made more conditional. The 10' setback makes sense if the sidewalks/parkway is narrow. However when there is a 7' city owned parkway that is more than adequate to ensure pleasant streetscapes.
18:58:05 From Aaron Klemm : I would encourage the city to keep it simple. 18:59:00 From Aaron Klemm : State policy is focused on high opportunity areas which in practice means traditional SFH zoning. Traditional SFH is super racist/segregationist. 19:01:43 From Aaron Klemm : For 4 story zones, old dilapidated warehouse, boat storage and industrial spaces on the westside are preferable to some of those pollution hotspots. 19:03:19 From Aaron Klemm : I heard the question about parking adequacy. This brings up the issue of complete/safe streets. We can't have more neighbors and more fun without reducing the waste and geometry problems of cars.
19:03:30 From Aaron Klemm : and ceding most of our public spaces to cars. 19:04:08 From Wendy Leece : There are multiple owners/family of the shopping center 19:04:40 From Aaron Klemm : I prefer missing middle housing. 19:05:00 From Aaron Klemm : https://missingmiddlehousing.com/ 19:08:17 From Ben Glassman : Aaron you are saying you prefer missing middle over a large apartment complex?
19:09:17 From Aaron Klemm : I think missing middle is the correct next step for Costa Mesa to keep our pro-housing councilmember elected to keep moving to more housing after we exhaust the missing middle.
19:11:05 From olga : Costa Mesa must think about doesn't exist yet but is pictured.....lets narrow streets and have some creative housing in these areas!,, 1254
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19:12:40 From olga : We must promote global thinking about housing spaces and sharing public spaces.
19:13:51 From Adam Ereth : The D6 group was just talking about this a few mins ago on Newport Blvd.
19:14:22 From Arlis Reynolds - SOUTH : The "15 minute city" is something I've been learning about as a concept for city planning - reduces traffic, improves health, increases community connections and happiness: https://www.15minutecity.com/about
19:17:06 From Wendy Leece : Have you estimated how many units could be built with in the existing overlays?
19:17:41 From Ben Glassman : Arlis - do you know what ratio CM is currently at regarding the 15min city?
19:18:02 From Arlis Reynolds - SOUTH : I don
19:18:11 From Lori Ann Farrell Harrison : Thank you everyone for your participation!! The City is conducting a Parking Study to identify multiple solutions to address current parking shortages in D4 and D5. Community meetings will be held next month on Thursday, March 4th and on Monday, March 15th.

More info to follow. SAVE THE DATE!!!!
19:18:15 From Cindy Brahs : Agree with Jay's concerns however I think Covid has forever impacted a lot of businesses utilitzing WFH. I know of a lot of business that are letting their office leases expire.
19:18:42 From Aaron Klemm : Induced demand exists for both cars and bikes, pedestrian and transit infrastructure. If you make it as safe and convenient as a car the riders will come. Adding road capacity does not reduce congestion. The evidence and literature is very clear on that. 19:19:05 From Arlis Reynolds - SOUTH : I don't - it's a study I'd like to do.. perhaps something we can crowdsource... we've done some research on this for park access (we are deficient) but not other amenities.
19:20:04 From Aaron Klemm : Adding highway lanes to deal with traffic congestion is like loosening your belt to cure obesity.
19:21:29 From Ben Glassman : Lol @Aaron correct not the solution to the root problem 19:21:49 From Eileen Cirillo to Nick Chen(Direct Message) : In the Housing Element are there any requirements for affordable Senior Housing
19:24:18 From olga : What are the sizes of the units in the proposed 30 units per acre? 19:32:10 From Cindy Brahs : Is there a map of county a/o government owned vacant parcels in the city?
19:35:28 From Aaron Klemm : If the housing element can target ab AB 2588 pollution hotspot with an upzoning that makes the land valuable enough to end the pollution that would be great. 19:35:35 From Aaron Klemm : http://www.aqmd.gov/docs/default-source/planning/risk- assessment/ab2588_annual_report_2019.pdf?sfvrsn=30
19:36:24 From Ben Glassman : I agree Olga
19:36:33 From Ben Glassman : Love all the parks and river trail 19:37:02 From Dianne Russell : Yes- we have a great area! Lots of open space. 1255
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19:39:14 From Arlis Reynolds - SOUTH : @Olga I think 30 units per acre could look very different with different designs.. here's an article that shows some examples:
https://www.theurbanist.org/2017/05/04/visualizing-compatible-density/ 19:39:52 From Arlis Reynolds - SOUTH : @Cindy - I will ask for that map. 19:42:14 From Aaron Klemm : Support Alex Lee's bill AB 387 for California to lead on social housing.

19:42:20 From Aaron Klemm : https://eastcountytoday.net/assemblymember-alex-lee- introduces-bill-to-establish-social-
housing/#:~:text=According%20to%20the%20bill%2C%20t,limited%20equity%20homeownership%20ho using%20and
19:44:11 From Cindy Brahs : There are modular ADU companies out there too. 19:47:43 From olga : I agree Wendy that the staff at city hall needs to be open minded and more learned about the vareities of housing elements!
19:50:49 From Jim : @Arlis and everyone I suppose: there is a catalog of preapproved renovations for the Freedom Home tract.
https://www.costamesaca.gov/home/showpublisheddocument?id=250 19:50:57 From Jim : Same could be done for ADUs
19:53:23 From Cindy Brahs : We may want to reconsider some office zoning. 19:53:48 From Wendy Leece : Someone just posted about the pre made plans for Freedom homes. Could include ADU.
19:55:30 From Cindy Brahs : Thank you!
19:55:45 From Wendy Leece : Thank you Good use of time! 19:56:04 From olga : How about small spaces for rvs i think Tustin or Orange have at least one. 19:57:20 From olga : great idea...we should just do it!!! 19:57:57 From Eileen Cirillo : Thank you.
19:58:02 From olga : great idea on the swales at the dividers at oak and 20tho District 6:
20:00:35 From L. Alejandra Reyes R. C. : Thank you!!
20:01:14 From Jeffrey Harlan : Thanks, all. That was really very helpful and enlightening--great ideas and discussion.

Spanish Breakout Room:
18:39:19 From Lucy : si
18:39:24 From Lucy : si gracias
18:41:41 From Lucy : gracias por la información
18:42:08 From Andy Godinez : De nada, gracias por su participacion 18:47:27 From Andy Godinez : https://www.costamesaca.gov/city-hall/city- departments/development-services/planning/housing-element-update 19:01:12 From Lucy : si gracias
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19:01:17 From Molly Mendoza (Kimley-Horn) : https://www.costamesaca.gov/city-hall/city- departments/development-services/planning/housing-element-update 19:01:25 From Mary Martinez. : gracias
19:08:42 From Molly Mendoza (Kimley-Horn) to Rossina.Chichiri(Direct Message) : Even if its not related to the map - can you add their comments?
19:09:12 From Molly Mendoza (Kimley-Horn) to Rossina.Chichiri(Direct Message) : just so we can capture anything additional, we can always reformat 19:25:19 From Molly Mendoza (Kimley-Horn) to Andy Godinez(Direct Message) : Andy - will you just encourage everyone to participate - they don't have to but we want to hear from them :) 19:25:32 From Andy Godinez to Molly Mendoza (Kimley-Horn)(Direct Message) : Copy 19:42:33 From Lucy : gracias
19:43:06 From Andy Godinez : Gracias muchisimo por su tiempo y sus propociones 19:44:02 From Andy Godinez : https://costamesahousingsurvey-sp.metroquest.com/ Other Comments:
18:14:20 From Jan H. to Everyone : Did the State approve our appeal for lowering the total amount of housing Costa Mesa is supposed to cover?
18:14:44 From Jon Zich to Everyone : No
18:16:07 From Minoo Ashabi to Everyone : The City submitted an appeal along with over 50 other cities in the region. Only two appeals were approved based on technical errors so the City's appeal was not approved.
18:16:59 From Jan H. to Everyone : The appeal was very well written. I’m surprised that the state turned it down.
18:19:21 From Molly Mendoza (Kimley-Horn) to Everyone : More information on the cities that appealed and the process is available here: https://scag.ca.gov/rhna 18:27:17 From Pamela Morgan to Everyone : thanks for that info 18:32:46 From Jan H. to Everyone : Do units that are completed in 2021 count towards our total units for Costa Mesa?
18:34:54 From Jan H. to Everyone : How many people are on this zoom meeting? 1257

Appendix C: Summary of Community Engagement C-7
C.5 Targeted Focus Meeting Notes
The section contains a summary of the targeted focus meetings held with: English and Spanish- speaking faith-based community, organizations that provide services for those experiencing homelessness, the Costa Mesa Housing Coalition, the Costa Mesa Mobile Home Park Advisory committee, affordable and market- rate housing developers, and interested property owners and landowners. 1258
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2021-2029 Housing Element Update
Targeted Focus Meeting Notes
Targeted Focus Meeting Notes
The City of Costa Mesa employed a community outreach strategy that engaged community members multiple times at a Citywide level through live workshops, online surveys, and a thirty-day public review draft document. Next, the City went one level lower and held meetings by individual districts to determine what unique characteristics should be taken into consideration. Lastly, the City focused outreach on sections of the community through Targeted Focus Meetings who are underrepresented in the planning process or who may not typically participate in community building processes. These communities can be affected by long-range housing plans, just as the rest of the community is, and community feedback from these groups is important to get when developing the Housing Element.

As part of the Targeted Focus Meetings, the City held one on one discussions with representatives from the following segments of the community:
• Faith-based community (English and Spanish). The City met with some of the local leaders within the faith-based community to discuss housing-related services currently being provided through church facilities or organizations. Participants in the meeting discuss ed the challenges the local organizations face when assisting members of the community in looking for housing and the recent successful example at Lighthouse Church. Participants included leaders from Lighthouse Church, The Crossing, and several other local churches as well as Ian Stevenson with Trellis, a community group established by people from all over Costa Mesa to tackle problems faced by residents each day.

• Organizations that provide services for those experiencing homelessness. The City met with organizations that provide services to people experiencing homelessness or who are in need of other services, such as locating jobs or completing and filing governmental paperwork. These are organizations that currently work fairly independently. The City discussed future ways in which they could collaborate and potentially assist in the efforts.

• Costa Mesa Housing Coalition. The City met with the Costa Mesa Housing Coalition who has been an active participant in all housing element related community meetings and workshops, in addition to the one-on-one meeting held. Some of the comments expressed were that Fairview Development Center should be strongly considered as a viable solution for lower-income housing, that accessory dwelling units were important to the community, and that mobile home parks, churches, and city-owned properties should all be explored. The most important point was that the City needs to pass an inclusionary housing ordinance, which is a program in the housing element and already currently underway.

• Costa Mesa Mobile Home Park Advisory Committee. The Mobile Home Park Advisory Committee is a City -established committee comprised of current mobile home park residents. Attendees discussed current issues within the mobile home parks and the need to further protect existin g mobile home parks within Costa Mesa. The City did not identify any candidate housing sites on mobile home park sites within the Housing Element.

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2021-2029 Housing Element Update
Targeted Focus Meeting Notes
• Affordable and market -rate housing developers. City staff met with developers of both affordable and market-rate housing. Many of the participants had previously done work within the Orange County region and gave recommendations on topics such as density, product type, and potential candidate housing sites.

• Interested property owners and lando wners. Property owners provided valuable input into existing uses and lease agreements, development agreements with the City, and other background information used in the sites analysis to determine feasibility of some of the candidate housing sites. They also provided information the types of future development they are considering.
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Appendix C: Summary of Community Engagement C-8
C.6 Planning Commission Study Session
The section contains all study session materials, PowerPoint presentation, and all available p ublic comments provided during the March 1, 2021, study session. Public comments were received verbally and in written form through the Zoom chat.

Agenda: https://www.costamesaca.gov/home/showpublisheddocument/46937/637502847448170000 Video Recording: https://costamesa.granicus.com/player/clip/3670?view_id=10&redirect=true

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AGENDA

CITY OF COSTA MESA

PLANNING COMMISSION

SPECIAL STUDY SESSION

VIA ZOOM WEBINAR
Monday, March 1, 2021
6:00 p.m.

BYRON DE ARAKAL – CHAIR
KEDARIOUS COLBERT – VICE CHAIR

DIANNE RUSSELL - COMMISSIONER
JOHN STEPHENS – COMMISSIONER
RUSSELL TOLER – COMMISSIONER
JENNA TOURJE – COMMISSIONER
JON ZICH – COMMISSIONER

In order to minimize the spread of the COVID-19 virus, Governor Newsom has issued Executive Orders that temporarily suspend requirements of the Brown Act which allows Planning Commission Members to attend Planning Commission meetings telephonically. Given the health risks associated with COVID -19, the City Council Chambers will be closed to the public until further notice.

If you would like to participate in this meeting, you can participate via the following options:

1. You are strongly encouraged to observe the Planning Commission meetings live on COSTA MESA TV (SPECTRUM CHANNEL 3 AND AT&T U-VERSE CHANNEL 99) AND ONLINE AT youtube.com/costamesatv.

2. Zoom Webinar – March 1, 2021 6:00 PM
Please click the link below to join the webinar:
https://zoom.us/j/96060379921?pwd=N2lvbzhJM2hWU3puZkk1T3VYTXhoQT09

Or sign into Zoom.com and “Join a Meeting”
Webinar ID: 960 6037 9921/ Passcode: 595958
• If Zoom is not already installed on your computer, click “Download & Run Zoom” on the launch page and press “Run” when prompted by your browser. If Zoom has previously been installed on your computer, please allow a few moments for the application to launch automatically.
• Select “Join Audio via Computer.”
• The virtual conference room will open. If you receive a message reading, “Please wait for the host to start this meeting,” simply remain in the room until the meeting begins. 1262
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• During the Public Comment Period, use the “raise hand” function located in the participants’ window and wait for city staff to announce your name and unmute your line when it is your turn to speak. Comments are limited to 2 minutes, or as otherwise directed.

Participate via telephone: US: + 1 669 900 6833
Webinar ID: 960 6037 9921/ Passcode: 595958

During the Public Comment Period, press *9 to add yourself to the queue and wait for city staff to announce your name/phone number and press *6 to unmute your line when it is your turn to speak. Comments are limited to 2 minutes, or as otherwise directed.

3. Members of the public who wish to make a comment on a specific agenda item may submit your comment via email to [email protected] . Comments received by
12:00 PM on the date of the meeting will be provided to the Planning Commission, made available to the public, and will be part of the meeting record. Any photos, PowerPoints or other materials for distribution to the Planning Commission must be 10 pages or less and submitted to the City as described above NO LATER THAN 12:00 PM on the day of the hearing. All materials, pictures, PowerPoints, and videos submitted for display at a public meeting must be previously reviewed by staff to verify appropriateness for general audiences.

No links to YouTube videos or other streaming services will be accepted. A direct video file will need to be emailed to staff p rior to each meeting in order to minimize complications and to play the video without delay. The video must be one of the following formats: .mp4, .mov, or .wmv. Only one file may be included per speaker for public comments. Please note that materials submitted by the public that are deemed appropriate for general audiences will not be redacted in any way and will be posted online as submitted, including any personal contact information.

4. Please know that it is important for the City to allow public participation at this meeting. If you are unable to participate in the meeting via the processes set forth above, please contact the City Clerk at 714 -754-5225 or [email protected] and we will attempt to
accommodate you. While the City does not expect there to be any changes to the above process for participating in this meeting, if there is a change, the City will post the information as soon as possible to the City’s website.

5. The City of Costa Mesa’s goal is to comply with the Americans with Disabilities Act (ADA) in all respects. If, as an attendee or a participant at this meeting, you will need special assistance beyond what is normally provided, we will attempt to accommodate you in every reasonable manner. Please contact the City Clerk’s office 24 hours prior to the meeting to inform us of your particular needs and to determine if accommodation is feasible 714- 754-5225 or at [email protected]. El objetivo de la ciudad de Costa Mesa es cumplir con la ley de Estadounidenses con Discapacidades (ADA) en todos los aspectos. Si como asistente o participante en esta reunión, usted necesita asistencia especial, más allá de lo que normalmente se propo rciona, intentaremos de complacer en todas las maneras. Favor de comunicarse a la oficina del Secretario de la Ciudad con 24 horas de anticipación para informarnos de sus necesidades y determinar si alojamiento es realizable al 714-754-5225 o [email protected]

The City of Costa Mesa thanks you in advance for taking all precautions to prevent spreading the COVID-19 virus.

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CITY OF COSTA MESA PLANNING COMMISSION

SPECIAL STUDY SESSION
MO
NDAY, MARCH 1, 2021 – 6:00 P.M.

CALL TO ORDER
PLE

DGE OF ALLEGIANCE TO THE FLAG
RO

LL CALL
SPECI

AL STUDY SESSION ITEM
Public comments are limited to 2 minutes, or as otherwise directed.

1. 2021-2029 HOUSING ELEMENT – STATUS UPDATE
RECO
MMENDATION:

Receive and file.

JOURNMENT
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Even though, there was a general discussion among the subcommittee members that the 5th cycle RHNA allocation of 1.34 million housing units to the SCAG region was unrealistic and that legislation is needed to modify the RHNA process at the state level, all appeals but two were denied (all Orange County appeals were denied). The final RHNA number for Costa Mesa will increase slightly from 11,733 to 11,760 due to redistribution of units as a result of the two approved appeals.

Final RHNA Allocation
The following table provides a breakdown of Costa Mesa's final RHNA allocation by state-defined income category (pending the March 3, 2021 decision):

Income Category % of Area Median 2021-2029 RHNA Income (AMI) Very Low Income < 50% 2,919
Low Income 51% -80% 1,794
Moderate Income 81%-120% 2,088
Above Moderate Income > 120% 4,959
TOT AL (Costa Mesa) 11,760
TOTAL (SCAG Reaion) 1,341,827
SB 35, AB 72 and Consequences of a Non-compliant Housing Element In addition to obtaining a certified Housing Element, every April, cities and counties must submit Annual Progress Reports for the prior year, showing whether they are on-track to meet their housing needs. Progress is measured by how many housing construction permits a city has issued for housing units at various income levels. This requirement is part of Housing Element compliance and is tracked by HCD. If adequate progress is not reported, SB 35 (2017) could be enacted as described in the next section of this report.

The City is also required to ensure that housing potential or capacity is maintained on sites with the potential to accommodate affordable units (as described in the Housing Element) throughout the eight year planning period. If those sites are instead developed for market rate housing, the City will eventually trigger the "No Net Loss" provision of State law and will need to identify additional sites to accommodate the unmet need.

AB 72, enacted in 2017, grants HCD the authority to review any action or failure to act by a local government that may be inconsistent with an adopted Housing Element or housing element law. This includes failure to implement program actions included in the Housing Element. Consequently, HCD may revoke Housing Element compliance if the local government's actions do not comply with state law. HCD's website on AB 72 (Accountability and Enforcement) lays out potential scenarios, though each case is unique. https://www.hcd.ca.gov/community-development/accountability- enforcement. shtm I
HCD also has the authority to notify the California Office of the Attorney General that a local jurisdiction is in violation of state law for non-compliance with housing element law, 3 1267
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�,�MINASHABI
Principal Planner
ATIACHMENTS:

JE�M�k
Director of Economic and
Development Services

1. Social Media Data

2. Community Survey Summary- English language

3. Community Survey Summary- Spanish language
14 1278
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Appendix C: Summary of Community Engagement C-9
C.7 City Council Study Session
The section contains all study session materials, PowerPoint presentation, and all available public comments provided during the March 23, 2021, study session. Public comments were received verbally and in written form through the Zoom chat.

Agenda: https://www.costamesaca.gov/home/showpublisheddocument/47187/637516952381070000 Minutes: https://www.costamesaca.gov/home/showpublisheddocument/47746/637552180849270000 Video Recording: https://costamesa.granicus.com/player/clip/3697?view_id=10&redirect=true

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AGENDA

CITY OF COSTA MESA

CITY COUNCIL

SPECIAL STUDY SESSION
Tuesday, March 23, 2021
5:00 p.m.

CITY HALL, CITY COUNCIL CHAMBERS
77 FAIR DRIVE, COSTA MESA, CALIFORNIA

KATRINA FOLEY - MAYOR

ANDREA MARR - MAYOR PRO TEM
MANUEL CHAVEZ – COUNCIL MEMBER

LOREN GAMEROS - COUNCIL MEMBER

JEFF HARLAN - COUNCIL MEMBER

DON HARPER - COUNCIL MEMBER
ARLIS REYNOLDS – COUNCIL MEMBER

In order to minimize the spread of the COVID-19 virus, Governor Newsom has issued Executive Orders that temporarily suspend requirements of the Brown Act which allows Council Members to attend City Council meetings remotely. Given the health risks associated with COVID-19, the City Council Chambers will be closed to the public until further notice.

If you would like to participate in this meeting, you can participate via the following options:

1. Members of the public can view the City Council meetings live on COSTA MESA TV (SPECTRUM CHANNEL 3 AND AT&T U-VERSE CHANNEL 99) or
http://costamesa.granicus.com/player/camera/2?publish_id=10&redirect=true and online at youtube.com/costamesatv (Note the chat feature on YouTube is disabled).

2. Zoom Webinar:

Please click the link below to join the webinar:
https://zoom.us/j/94075129334?pwd=Z3B5aUVvU0MrUmRkUFlKaFM4S01Ddz09 Or sign into Zoom.com and “Join a Meeting”
Enter Webinar ID: 940 7512 9334/ Password: 030331
 If Zoom is not already installed on your computer, click “Download & Run Zoom” on the launch page and press “Run” when prompted by your browser.

If Zoom has previously been installed on your computer, please allow a few moments for the application to launch automatically.
 Select “Join Audio via Computer.”
 The virtual conference room will open. If you receive a message reading, “Please wait for the host to start this meeting,” simply remain in the room until the meeting begins.
 During the Public Comment Period, use the “raise hand” function located in the participants’ window and wait for city staff to announce your name and unmute your line when it is your turn to speak. Comments are limited to 3 minutes, or as otherwise directed.
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Participate via telephone: Call: 1 669 900 6833
Enter Webinar ID: 940 7512 9334/ Password: 030331
During the Public Comment Period, press *9 to add yourself to the queue and wait for city staff to announce your name/phone number and press *6 to unmute your line when it is your turn to speak. Comments are limited to 2 minutes, or as otherwise directed.

3. Members of the public who wish to make a comment on a specific agenda item, may submit your comment via email to the City Clerk at [email protected].

Comments received by 1:00 p.m. on the date of the meeting will be provided to the City Council, made available to the public, and will be part of the meeting record.

4. Please know that it is important for the City to allow public participation at this meeting.

If you are unable to participate in the meeting via the processes set forth above, please contact the City Clerk at 714-754-5225 or [email protected] and staff will attempt to accommodate you. While the City does not expect there to be any changes to the above process for participating in this meeting, if there is a change, the City will post the information as soon as possible to the City’s website.

Please note that records submitted by the public will not be redacted in any way and will be posted online as submitted, including any personal contact information. All pictures, PowerPoints, and videos submitted for display at a public meeting must be previously reviewed by staff to verify appropriateness for general audiences. No links to YouTube videos or other streaming services will be accepted, a direct video file will need to be emailed to staff prior to each meeting in order to minimize complications and to play the video without delay. The video must be one of the following formats, .mp4, .mov or .wmv.

Only one file may be included per speaker for public comments. Please e-mail to the City Clerk at [email protected] NO LATER THAN 12:00 Noon on the date of the meeting.

Note regarding agenda-related documents provided to a majority of the City Council after distribution of the City Council agenda packet (GC §54957.5):

Any related documents provided to a majority of the City Council after distribution of the City Council Agenda Packets will be made available for public inspection. Such documents will be posted on the city’s website at www.costamesaca.gov or by clicking here.

The City of Costa Mesa’s goal is to comply with the Americans with Disabilities Act (ADA) in all respects. If, as an attendee or a participant at this meeting, you will need special assistance beyond what is normally provided, we will attempt to accommodate you in every reasonable manner. Please contact the City Clerk’s office 24 hours prior to the meeting to inform us of your particular needs and to determine if accommodation is feasible 714-754-5225 or at [email protected]. El objetivo de la ciudad de Costa Mesa es cumplir con la ley de Estadounidenses con Discapacidades (ADA) en todos los aspectos. Si como asistente o participante en esta reunión, usted necesita asistencia especial, más allá de lo que normalmente se proporciona, intentaremos de complacer en todas las maneras. Favor de comunicarse a la oficina del Secretario de la Ciudad con 24 horas de anticipación para informarnos de sus necesidades y determinar si alojamiento es realizable al 714-754-5225 o [email protected] The City of Costa Mesa thanks you in advance for taking all precautions to prevent spreading the COVID-19 virus.
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AGENDA –SPECIAL STUDY SESSION – MARCH 23, 2021 – PAGE 3

CITY OF COSTA MESA CITY COUNCIL

SPECIAL STUDY SESSION

TUESDAY, MARCH 23, 2021 – 5:00 P.M.

CALL TO ORDER

PLEDGE OF ALLEGIANCE

ROLL CALL

SPECIAL STUDY SESSION ITEM:

Public comments will be heard after staff presentation. Public comments are limited to 2 minutes, or as otherwise directed.

1. 2021-2029 HOUSING ELEMENT – STATUS UPDATE – Development Services Department/Planning Division

RECOMMENDATION:

Staff recommends that the City Council:

Receive and file.

ADJOURNMENT

1284
1 CITY COUNCIL – SPECIAL STUDY

SESSION AGENDA REPORT
MEETING DATE: MARCH 23, 2021 ITEM NUMBER: 1
SUBJECT: 2021-2029 HOUSING ELEMENT – STATUS UPDATE

DATE: MARCH 11, 2021

FROM: DEVELOPMENT SERVICES DEPARTMENT/PLANNING DIVISION

PRESENTATION BY: JENNIFER LE, DIRECTOR OF ECONOMIC AND

DEVELOPMENT SERVICES

MINOO ASHABI, PRINCIPAL PLANNER

FOR FURTHER INFORMATION
CONTACT:

MINOO ASHABI, PRINCIPAL PLANNER
[email protected]

RECOMMENDATION

Receive and file.

PURPOSE

This study session is intended to provide information and receive feedback from the City Council regarding the Housing Element Update. This report includes information regarding Housing Element law, the Regional Housing Needs Assessment (RHNA), the Housing Element community outreach efforts, Costa Mesa’s Community Profile data, and an overview of potential areas of the City that could be appropriate to include in the City’s forthcoming housing strategy.

BACKGROUND

The Housing Element is one of the required chapters or “elements” of the General Plan and is the only element that has a process for State certification. Costa Mesa’s Housing Element is required by state law to be updated every eight years. Adopting a Housing Element requires a General Plan Amendment and is subject to at least one public hearing each by the Planning Commission and the City Council. The adopted General Plan update is required to be submitted to the State Department of Housing and Community Development (HCD) for certification by October 15, 2021.

1285
2 A City Council Study Session was first held in October 2019 and a second in February 2020 to discuss the Housing Element and RHNA. The staff reports, meeting minutes and videos for these study sessions are available at the following links:

October 8, 2019 Staff Report:
http://ftp.costamesaca.gov/costamesaca/council/agenda/2019/2019-10-08/Item-1.pdf

Meeting Minutes:
https://www.costamesaca.gov/home/showpublisheddocument?id=46106

Video:
http://costamesa.granicus.com/player/clip/3458?view_id=10&redirect=true

February 25, 2020 Staff Report:
http://ftp.costamesaca.gov/costamesaca/council/agenda/2020/2020-02-25/Item-1.pdf

Meeting Minutes:
https://www.costamesaca.gov/home/showpublisheddocument?id=46110

Video:
https://costamesa.granicus.com/player/clip/3517?view_id=10&redirect=true

Following the February 2020 Study Session, the City retained Kimley–Horn as the City’s consultant expert and launched the Housing Element Update effort in August 2020.

For the Housing Element Update, the City must identify potential land suitable for housing development to meet the City’s RHNA allocation. As part of the update, the City must also establish goals, policies, objectives and an implementation program that responds to recent housing legislation and demonstrates how Costa Mesa will meet its existing and future housing needs for all income levels.

Although the City does not build housing, the Housing Element creates a strategy and high-level regulatory framework that provides opportunities for the private sector to develop housing.

Regional Housing Needs Assessment Update (RHNA)
State law requires that jurisdictions have a certified Housing Element that provides appropriate zoning at adequate residential densities to accommodate the number of units at the required levels of affordability identified in the City’s RHNA allocation. The RHNA allocation is planned for an eight-year cycle. The City is currently in the 6th RHNA/Housing Element cycle with an eight year planning period from October 2021 to October 2029.

Under the Southern California Association of Government’s (SCAG’s) approved RHNA methodology for the 2021-2029 Housing Element planning period, Costa Mesa’s draft RHNA allocation was 11,733 units.

1286
3 RHNA Appeal

On October 20, 2020, the City Council authorized and directed staff to appeal the RHNA allocation. The City submitted its appeal to SCAG on October 26, 2020. SCAG received a total of 52 appeals (19 from Orange County jurisdictions) indicating several common reasons why the RHNA allocation was unrealistic and could not be accommodated in the eight-year RHNA cycle. City staff presented the appeal at a public hearing on January 22, 2021 and made a compelling argument that there were many constrained areas of land in the City which are subject to external factors and not feasible for housing development within the eight-year cycle.

Even though there was a general discussion among the appeal board members that the 6th cycle RHNA allocation of 1.34 million housing units to the SCAG region was unrealistic and that legislation is needed to modify the RHNA process at the state level, all appeals but two were denied (all Orange County cities’ appeals were denied). SCAG’s decision was ultimately ratified at its meeting of February 16, 2021. The final RHNA allocation for Costa Mesa was increased slightly from 11,733 to 11,760 housing units due to redistribution of units as a result of the two approved appeals.

Final RHNA Allocation

The following table provides a breakdown of Costa Mesa’s final RHNA allocation by state- defined income category based on SCAG’s March 3, 2021 decision):

Table 1 – Final RHNA Allocation
Income Category % of Area Median
Income (AMI) 2021-2029 RHNA
Very Low Income < 50% 2,919
Low Income 51% - 80% 1,794
Moderate Income 81% - 120% 2,088
Above Moderate Income > 120% 4,959
TOTAL (Costa Mesa) 11,760
TOTAL (SCAG Region) 1,341,827

The area median income for a 4-person household in Orange County in 2020 was $103,000.

SB 35, AB 72 and Consequences of a Non-compliant Housing Element

A jurisdiction with a non-compliance Housing Element has limited access to state funding programs, potentially jeopardizing millions of dollars in transportation-related grants, CDBG funds, HOME Investment Partnership Program funds, and the newly established Senate Bill 2 and Assembly Bill 101 State planning grants.

In addition, recent legislation such as AB 72 and SB 35 authorizes the State Department of Housing and Community Development (HCD) to find a jurisdiction out of compliance with state housing law. Under those provisions, HCD now has the authority to decertify a 1287
4 Housing Element, if an action by a City is not in compliance with the adopted Housing Element.

In addition to obtaining a certified Housing Element, every April, cities and counties must submit Annual Progress Reports for the prior year, showing whether they are on-track to meet their RHNA allocation. Progress is measured by how many housing construction permits a city has issued for housing units at various income levels. This requirement is part of Housing Element compliance and is tracked by HCD. If adequate progress is not reported, SB 35 (2017) could be enacted as described later in this report.

The City is also required to ensure that housing capacity is maintained on sites with the potential to accommodate affordable units (as identified in the adopted Housing Element) throughout the eight year planning period. If those sites are instead developed for market rate housing, the City may eventually trigger the “No Net Loss” provision of State law and will need to identify additional sites to accommodate the unmet need.

AB 72, enacted in 2017, grants HCD the authority to review any action or failure to act by a local government that may be inconsistent with an adopted Housing Element or housing element law. This includes failure to implement program actions included in the Housing Element. Consequently, HCD may revoke Housing Element compliance if the local government’s actions do not comply with state law. HCD’s website on AB 72 (Accountability and Enforcement) lays out potential scenarios, though each case is unique. https://www.hcd.ca.gov/community-development/accountability- enforcement.shtml
HCD also has the authority to notify the California Office of the Attorney General that a local jurisdiction is in violation of state law for non-compliance with housing element law, the Housing Accountability Act, “no net loss” law, density bonus law, or anti-discrimination law. A non-compliant Housing Element would mean that the City could be subject to the following actions.

1. Potential loss of access to certain State grant funds

2. Potential loss of control over development; for example, a city may be required to approve any proposed development that offers at least 20% of the units affordable to low-income households. CEQA streamlining provisions may also be applied to these projects.

3. A court may suspend the City’s authority to issue any building permits or other approvals.

4. HCD may forward a noncompliance case to the California Office of the Attorney General.

5. Developers and housing advocacy groups may sue the city.

PAST PERFORMANCE

The projected housing need for the SCAG region for the 5th cycle RHNA 2013 to 2021 planning period was 412,137 units. The City’s RHNA allocation for the 5th Cycle 2013 to 1288
5 2021 planning period was only two housing units (one very low income unit and one low income unit). In general, many cities received low RHNA allocations during the 5 th cycle (Newport Beach was allocated five units and Laguna Beach two units) due to several factors such as foreclosures and high vacancy rates during the recession.

Per Government Code section 65400 the City has prepared annual progress reports (APR) on the status of the Housing Element and the City’s progress in meeting its RHNA allocation. https://www.costamesaca.gov/city-hall/city-departments/development- services/approved-plans-for-city/2015-2035-general-plan/general-plan-annual-reports

The most recent report shows that between 2014 and 2019, the City finalized building permits for 948 new housing units. Of those, eight housing units fell into lower income categories. Additional housing units are currently under construction, including an additional nine deed-restricted “very low income” units associated with the project at the former Costa Mesa Motor Inn site (2277 Harbor Boulevard). As such, the City expects to meet and exceed its RHNA allocation for this planning period.

HOUSING ELEMENT UPDATE

California’s housing element law acknowledges that for the private market to adequately address the housing needs and demand of Californians, local governments must adopt plans and regulatory systems that provide opportunities for (and do not unduly constrain) housing development.

The Housing Element does not mandate construction of units, though SB 35 streamlining provisions (which are already in place), may become stricter if housing construction is not occurring. Currently under SB 35, the City is required to provide developers with the opportunity to streamline development as outlined in the law for developments proposing at least 50% affordable housing. This is because the City has done a good job meeting its RHNA need in the 5 th cycle. That threshold could drop to 10% affordable housing if during HCDs annual review, the City is found to not be keeping proportionate pace of housing. As long as the City plans for and maintains capacity to accommodate housing units at all income levels, the City should remain in compliance.

Following the adoption of the Housing Element and its associated policies and implementation program, the City has three years to complete any follow-up actions related to the General Plan or Zoning for housing sites as outlined in the Housing Element implementation program.

The Housing Element contains the following major components:
 Community Profile
 Opportunities and Constraints Analysis
 Goals, policies and objectives
 Implementation Program
 Appendices
 Summary of Community Outreach
1289
6  Review of Past Performance
 Sites Analysis

The following sections discuss the various components of the Housing Element Update currently underway.

Community Outreach

Based on direction from the City Council, staff have worked with Kimley-Horn to implement a comprehensive outreach approach including using creative methods to engage harder-to-reach populations including senior citizens, families experiencing or at risk of housing insecurity, and non-English speakers. The following is a summary of the major outreach events completed to date:

1. Virtual Townhalls – The first townhall meeting was held on November 18, 2020.

The intent of this meeting was to introduce the Housing Element requirements and provide an overview of the process. More than 65 individuals participated. There was a general presentation on the Housing Element Update and public comments were received. The presentation and video of the meeting are available at this link:
https://www.costamesaca.gov/home/showpublisheddocument?id=46282 https://www.youtube.com/watch?v=Y5GNLnLabD4&feature=youtu.be

2. Community Surveys – Following the townhall meeting, a survey was released in English and Spanish; it was intended to gather high-level information required to understand the general views of Costa Mesa residents on housing issues as prompted by key housing and affordability questions. Staff used several methods to publicize the survey by distribution of fliers, posting on the City’s website and social media as well as the City’s snapshot articles. Email blasts were also sent to the Housing Element interest list, home builders, stakeholders, school district staff, and utility contacts. The survey window closed on February 22, 2021; 465 surveys were received including 447 in English and 18 in Spanish. There were 10 questions in the survey including questions related to which district the respondents live, whether they own or rent their home, housing availability, questions regarding desired multi-family and single-family housing types, opportunity areas for additional housing and the age group of the respondents. There were also more than 160 written comments received that staff is in the process of analyzing. A summary of the survey results is included as Attachments 2, 3, and 4.

3. District-specific Meetings – Two District-specific workshops were held on February 17 and 18, 2021 to allow for a more detailed discussion of the unique issues and opportunities within each Council district. The first meeting included districts one, two and three; the second meeting included districts four, five and six. Both meetings started with an overview of the Housing Element and were followed by break out rooms (one per district) to discuss constraints, potential housing opportunity sites, and compatible housing types for each district. Each meeting also included a breakout room for Spanish language participants. The District 1290
7 presentation and break out room videos are posted on the Housing Element Webpage.

4. Subject Matter Expert Meetings – Staff held meetings to solicit feedback from groups that may hold specific expertise or information related to housing resources or housing needs such as community organizations, home builders, affordable housing developers, homeless services providers and housing advocates. In addition, staff is in the process of meeting with major landowners and holding targeted meetings with neighborhood groups in harder-to-reach areas of the community.

o Home Builders/ Developers - Staff held a meeting with housing developers and home builders, which was attended by 11 participants. The following ideas and comments regarding constraints and opportunities were shared at this meeting:
 By right residential zoning in appropriate areas (for example, specific plans or downtowns plans) is recommended
 Lower parking standards to match parking demand for large residential complexes
 Uncertainty associated with the Measure Y process discourages investment
 Expedite and streamline planning application processing  Provide a clear, comprehensive fee schedule
 Defer development impact fees

o Housing Advocacy Groups – There were five participants in this meeting.

The following general ideas and comments regarding constraints and opportunities were shared:
 Housing Element should plan for workforce housing
 Housing development in Costa Mesa has been unbalanced with an increase in above-moderate income housing and not enough affordable housing
 Combine changes in zoning with an inclusionary housing ordinance to achieve affordability with new development
 Provide by right zoning for housing development in appropriate locations
 Partner with churches and City-owned properties to develop housing in underutilized parking lots
 Housing should be equitable and distributed fairly in the community  There is a need for larger units to accommodate larger households at affordable levels

o Homeless and service Providers – There were seven participants in this meeting who specialized in homeless services, transitional and permanent housing for homeless individuals and families as well as social services for 1291
8 domestic violence and women and children. The following general ideas regarding constraints and opportunities were shared:
 Setting aside affordable housing with each development should be considered
 Density bonus should be encouraged with relaxed parking standards  Option of a 99-year ground lease on City properties for housing development should be considered
 Education and services are needed to help individuals facing housing challenges such as improving credit score, filing paperwork, fear of immigration issues, and mental illness
 Supportive housing with wraparound services, employment training, subsidized housing, education and mentorship programs are needed  Tenant Based Rental Assistance (TBRA) and other rental subsidy programs are needed
 Place housing close to transportation and providing bike and pedestrian accessibility
 Alternative housing options such as co-living and conversion of commercial and office building into residential units are recommended
 Tiny house sites are recommended

5. Outreach Materials in English and Spanish – The meeting fliers, email blasts, social media posts, and PowerPoint presentations for the virtual townhall and district-specific meetings were provided in both English and Spanish. In addition, Spanish language breakout groups at the district-specific meetings were offered for a more in depth discussion with the Spanish speaking community.

6. Social Media, Community Platforms, and Online Engagement – There has been a consistent focus on online engagement through multiple platforms including the City’s website e-blasts, social media including Facebook and Twitter, community sharing platforms such as NextDoor, and text blasts. By early March, there were a total of 83,331 “impressions” on social media; summary information on the total number of engagements for each posting is provided as Attachment 1.

City staff are continuing its community outreach efforts including: connecting with community organizations and neighborhood leaders to engage in more detailed conversations with harder-to-reach communities; meetings with major landowners to discuss future plans for vacant sites and sites under development agreements; and launch of a series of short videos focused on the Housing Element and community housing issues. A detailed description of feedback received for all outreach efforts will be included in the draft Housing Element.

1292
9 Community Profile

The first step in development of the Housing Element is to collect the housing, population, and economic data for the City and to summarize this information for the community and decision-makers. Such data is useful in understanding the community’s changing demographics and to inform future policy discussions regarding existing and future housing needs. Specifically, the Community Profile describes the community’s population, employment, economics, and household characteristics. Special needs groups and housing stock characteristics are also described. Basically, the Community Profile provides a baseline analysis to inform the goals, programs, and policies included in the Housing Element.

The information in the Community Profile is divided into three major topics of: Population, Economics, and Household Characteristics that are discussed as follows.

1. Population Characteristics – This data includes population growth at the City level, population age characteristics, and population race/ethnicity characteristics.

The following is a snapshot of population growth in Costa Mesa and adjacent cities:

Jurisdictions
Population Percent Change
2010
Actual
2012
Projected
2020
Projected
2035
Projected
2040
Projected
2010-
2020 2020-2040
Newport Beach 85,186 86,300 89,300 92,300 92,700 4.8% 3.8% Costa Mesa 109,960 111,200 113,900 116,500 116,400 3.6% 2.2% Irvine 212,375 227,100 296,300 326,700 327,300 39.5% 10.5% Santa Ana 324,528 329,200 340,600 343,400 343,100 5% 0.7% Huntington
Beach 189,992 193,200 203,800 207,300 207,100 7.3% 1.6% Orange County 3,010,232 3,072,000 3,271,000 3,431,000 3,461,000 8.7% 5.8% Sources: Bureau of the Census (2010) and SCAG 2016-2040 Regional Growth Forecast by Jurisdiction Report. 1293
10 The following table shows age distribution in Costa Mesa showing that 20.3% of the population is 17 years old and under, 9.6% is 18 to 24 years old, 35.2% are ages 25 to 44, 24.3% are ages 45 to 64, and 10.7% of the population is 65 years old or above.

The following table shows racial and ethnic distribution in Costa Mesa.

1294
11 The following chart represents the ethnic and racial composition of the City in comparison to Orange County.

2. Economics Characteristics – This data includes wages, employment, industry sectors, unemployment rates and median salaries by occupation. The following is a snapshot of the employment data of Costa Mesa and adjacent cities and shows a steady increase in employment in the county and in local cities.

Jurisdiction 2012 2020 2035 2040 % Change
2012-2020
% Change
2020-2040
Numeric
Change
2012-2040
Newport Beach 76,000 77,900 78,900 79,100 2.5% 1.5% 3,100 Costa Mesa 84,600 89,600 92,700 93,200 5.9% 4.0% 8,600
Irvine 224,400 280,600 314,000 320,000 25.0% 14.0% 95,600 Santa Ana 154,800 160,600 165,200 166,000 3.7% 3.4% 11,200 Huntington
Beach 75,800 82,900 86,400 87,000 9.4% 4.9% 11,200
Orange County 1,526,000 1,730,000 1,870,000 1,899,000 13.4% 9.8% 373,000 Source: SCAG 2016-2040 Regional Growth Forecast by Jurisdiction Report.

White
Black or
African
American
American
Indian
and
Alaska
Native
Asian
Native
Hawaiian
and Other
Pacific
Islander
Some
Other
Race
Two or
More
Races
Hispanic
or Latino
Costa Mesa 71.6% 1.9% 0.4% 8.4% 0.7% 13.0% 4.0% 36.1%
Orange County 61.7% 1.7% 0.5% 20.1% 0.3% 11.7% 4.1% 34.1% 0%
10%
20%
30%
40%
50%
60%
70%
80%
1295
12 The following table shows employment growth in the City and adjacent cities.

Table 5: Employment Growth Trends, 2012-2040
Jurisdiction 2012 2020 2035 2040 % Change
2012-2020
% Change
2020-2040
Numeric
Change
2012-2040
Newport Beach 76,000 77,900 78,900 79,100 2.5% 1.5% 3,100 Costa Mesa 84,600 89,600 92,700 93,200 5.9% 4.0% 8,600
Irvine 224,400 280,600 314,000 320,000 25.0% 14.0% 95,600 Santa Ana 154,800 160,600 165,200 166,000 3.7% 3.4% 11,200 Huntington
Beach 75,800 82,900 86,400 87,000 9.4% 4.9% 11,200
Orange County 1,526,000 1,730,000 1,870,000 1,899,000 13.4% 9.8% 373,000 Source: SCAG 2016-2040 Regional Growth Forecast by Jurisdiction Report.

3. Households Characteristics – This data includes household types and size, and median incomes. In Costa Mesa, the total number of households is 41,019. The following is a snapshot of household data, which shows that 10.7% of the population in Costa Mesa is over 65, which is similar to Irvine and Santa Ana but lower than other adjacent coastal cities.

Persons 65 and over
Jurisdiction Population
Count Percent
Newport Beach 19,574 22.7%
Costa Mesa 12,138 10.7%
Irvine 26,228 9.9%
Santa Ana 28,621 8.6%
Huntington
Beach 34,002 16.9%
Orange County 440,488 13.9%
Source: American Community Survey, 5-Year Estimates, 2018.

1296
13 The following table shows that in Costa Mesa 42.8% of households are married-couple households in comparison with the County that has 54.7% married-couple households.

40.2% are non-family households, with 10.2% being female-headed households.

Jurisdiction
Married-
couple
Family
Households
% of Total
Households
Female
Household,
No Spouse
Present
% of Total
Households
Non-Family
Household
% of Total
Households
Total
Household
s
Newport
Beach 18,965 50.1% 1,870 4.9% 16,088 42.5% 37,870
Costa Mesa 17,568 42.8% 4,191 10.2% 16,509 40.2% 41,019 Irvine 51,682 54.2% 8,418 8.8% 31,636 33.2% 95,371
Santa Ana 41,543 54.3% 13,754 18.0% 14,337 18.7% 76,521 Huntington
Beach 37,588 48.9% 8,263 10.8% 26,961 35.1% 76,821
Orange
County 564,685 54.7% 121,753 11.8% 290,652 28.2% 1,032,373 Source: American Community Survey, 5-Year Estimates, 2018.

The following graphic shows that the median household income in Costa Mesa is $79,207 slightly lower than the county average.

4. Housing Issues - The Community Profile also analyzes data on housing issues such as overcrowding, over-payment/cost burden, large households, single-parent households, homeless individuals, special needs groups and seniors. The following is a snapshot of the housing data regarding large households, which shows that large households constitute approximately 10% of total households. Of those large households, 62.8% are renter households and 37.2% are owner households.
$122,709
$79,207
$100,969
$61,774
$91,318
$85,398
$0
$20,000
$40,000
$60,000
$80,000
$100,000
$120,000
$140,000
Newport
Beach
Costa Mesa Irvine Santa Ana Huntington
BeachIncome Orange County
1297
14 Large Households by Tenure in Costa Mesa
Household Size Owner Renter Total
Count Percent Count Percent Count Percent
5-Person
Household 944 62.1% 1,441 56% 2,385 58.3%
6-person
household 278 18.3% 728 28.3% 1,006 24.6%
7-or-more person
Households 298 19.6% 402 15.6% 700 17.1%
Total 1,520 37.2% 2,571 62.8% 4,091 100%
Source: American Community Survey, 5-Year Estimates, 2018

The following is a snapshot of the housing data regarding overcrowding, which shows that 9% of Costa Mesa’s housing units are considered “overcrowded”, similar to the County overall.

The following is a snapshot of the housing data regarding rental rates, which shows that as of January 2020, average monthly rent for a one bedroom rental unit is $2,159, $2,649 for a two bedroom unit, and $3,160 for a three bedroom unit.

1298
15 The Community Profile in its entirety will be included in the draft Housing Element.

Housing Programs and Policies

In addition to the Community Profile, the Housing Element must include an analysis of opportunities and constraints (both governmental and non-governmental) and must also articulate housing goals, policies and objectives that support and promote housing.

Previous Housing Element goals and policies focused on: 1) preserving the existing housing stock including mobile home parks; 2) promoting use of programs such as density bonus to promote affordable housing development; 3) encouraging development or maintenance of a range of housing types that varies sufficiently in terms of cost, design, size, location, and tenure; and 4) ensuring existing and future housing opportunities are open and available to all social and economic segments of the community.

Given that the 6th Cyle RHNA allocation includes 11,760 units, the policies and programs of this Housing Element Update will need to be more detailed and assertive to ensure compliance with State requirements and to support future compatible housing opportunities over the next 8 years.

Site Inventory Analysis
In addition to programs and policies that encourage housing at all income levels, the Housing Element is required to identify specific sites where housing could be located. The Housing Element team will undertake a comprehensive review of all land uses and potential housing sites referred as a “Site Inventory”. The site analysis process will consider the fair and equitable distribution of housing throughout the City and at all income levels.
1299
16 While the sites analysis is not complete, it is clear that because the City has very few areas which permit residential development at or above 30 du/ac (the default density identified by State HCD as the density at which the market may create affordable housing), the City likely does not have the existing capacity to meet its RHNA allocation in affordable categories without re-visioning and revising zoning in certain areas. In fact, the City’s base zoning districts do not allow more than 20 du/acre, with higher densities allowed in certain areas by specific plan, overlay/urban plan or other means.

Given the high RHNA allocation of 11,760 units, a combination of strategies will need to be considered such as: modifying the zoning in appropriate locations to allow a minimum density of 30 du/acre to meet the default density requirements set by State HCD; revisiting the City’s Urban Plans and Specific Plans to allow higher densities at strategic locations such as on Commercial and Industrial sites; and planning for housing development in appropriate underutilized areas such as surface parking lots. ADUs and Junior ADUs could contribute additional units in lower density areas of the city; however, this strategy will likely accommodate only a small portion of the RHNA allocation.

In discussions with Subject Matter Expert groups and during the District-Specific outreach meetings, the following areas were identified as potential areas for housing:

1. Fairview Developmental Center – This site is currently zoned to allow 582 units.

Additional units could be accommodated at the large 100-acre site; however, given that the site is owned and operated by the State Department of General Services, the City will need to continue to coordinate with the State as to the future vision and opportunities for housing at the site.

2. Industrial sites – There are three major industrial hubs within the City:
a. the area north of the I-405, some of which is covered by the North Costa Mesa Specific Plan;
b. the industrial area near Baker Block; and
c. the industrial area near John Wayne Airport.

Since these areas include larger parcels, such parcels may be appropriate for larger scale housing development; however, for industrial areas near John Wayne Airport, the airport noise contours may limit opportunities. Properties in the industrial area near Baker Block could also be considered. The City will need to evaluate long-term fiscal and employment considerations as part of its land use policy discussions for housing in these industrial areas.

3. Newport Boulevard Specific Plan area – The Specific Plan that includes properties fronting Old Newport Boulevard from Mesa Drive to 19 th Street was adopted in 1996. The Specific Plan allows for residential development at a maximum density of 17 du/acre. Additional housing opportunities could be possible in this area.

4. Surplus School and Church properties – School sites are largely overseen by the school district and the State; however, the City could evaluate potential surplus land. Large church sites with Public/Institutional zoning could also be considered in the analysis.

5. Mixed Use Zoning along Major Commercial Corridors such as Harbor Boulevard, 19th Street, and 17th Street – There is currently a mixed use overlay along Harbor 1300
17 Boulevard that extends from 19 th Street to north of Victoria Street that could be modified to allow more options for mixed use and residential development.

Suggestions were also made to consider walk up apartments either along 17 th Street as mixed use development or in close proximity to take advantage of the pedestrian connections on 17 th Street. Both horizontal and vertical mixed use opportunities could be considered.

6. Rezone of Commercial Centers with high vacancy – The City could evaluate commercial centers with high vacancy rates to allow an option for mixed use development.

7. Accessory Dwelling Units – The City’s local ordinance includes development standards that allow for and encourage ADU and Junior ADU development. These units could be counted toward the City’s RHNA allocation and provide additional housing opportunities in neighborhoods with existing low density housing.

8. Focus on Reuse of Commercial and Industrial Sites instead of Redevelopment of Existing Housing Sites - In order to maintain the City’s current housing stock, policies related to rehabilitation of existing housing and a focus on non-residential sites such as commercial and industrial areas for additional housing may be desired.

City staff and our consultant team are evaluating the above listed areas as part of the Sites Analysis effort and will return to the City Council at a future meeting to discuss the opportunities and constraints analysis, sites analysis, and the draft policy and implementation program.

Measure Y

As the Housing Element team evaluates areas throughout the City for its ability to support compatible housing projects in Costa Mesa, it appears that Measure Y may present a major challenge in developing a compliant Housing Element. While the state-required Housing Element update itself is exempt from Measure Y, the language of Measure Y is unclear as to how it might apply to any planning or zoning efforts necessary to meet the State-mandated RHNA allocation. Should the City fail to achieve Housing Element certification or fall out of compliance due to an inability to plan or zone for housing needs, the City would be subject to sanctions such as ineligibility for state grants and the loss of transportation funding. This is important as the City receives approximately $5 million per year in funding from the state which currently funds the City’s streets, curb and gutter repair, active transportation and other critical infrastructure projects.

In addition to difficulties in maintaining a compliant Housing Element, Measure Y appears to present an impediment to property owners deciding to develop housing in Costa Mesa because of the uncertainty that arises from the need for a ballot measure requiring voter approval. Such potential impediments make it difficult for the City to maintain a compliant Housing Element (given a RHNA allocation of this magnitude), and/or to show sufficient progress toward meeting the City’s RHNA allocation each year as required by state law.

Staff has already seen a number of interested property owners and developers choose 1301
18 to invest in other communities rather than risk the time, cost and uncertainty of processing a request through Measure Y.

Maintaining a compliant Housing Element in the context of Measure Y is an important issue warranting continued conversations with the Costa Mesa community, housing advocates, property owners and City staff and officials. Ultimately, we must come to consensus on how to move forward with a successful housing strategy that allows us to achieve our common housing goals.

PLANNING COMMISSION STUDY SESSION

The Planning Commission held a study session on March 1, 2021. There were six public speakers who provided comments regarding several topics including: 1) the importance of an inclusionary housing ordinance with a minimum affordability requirement; 2) amending the Urban Plan and Residential Incentive Overlays to require a minimum affordability requirement; 3) upzoning Fairview Developmental Center to allow a mix of uses, densities and housing types; 4) including provisions for permanent supportive housing; 5) allowing higher densities to attract market rate housing developers that could lead to development of affordable housing; and 6) recognizing Measure Y as a potential impediment, consequences of non-compliance, and that SB 35 that could lead to housing development without California Environmental Quality Act (CEQA) compliance.

The Planning Commission discussed the City’s challenges in meeting its high RHNA allocation and provided comments including but not limited to the following:

1. Importance of recognizing that non-compliance with RHNA/State laws will have consequences such as losing local control and streamlining of projects without local input

2. State requirement of AB 1397 related to site area of ½ acre minimum and 10 acre maximum for housing development will affect the City’s sites analysis

3. Consideration of allowing for housing on large parking lots of commercial properties

4. Consideration of clustering development in appropriate locations while maintaining open space and the potential for a transfer of development rights policy

5. Consideration of policies that lead to a variety of housing types and designs that are compatible with the Costa Mesa fabric and meet the needs of various populations in terms of household type, age, and income groups

6. Consideration of City-owned properties for housing development

7. Consideration of housing policies that provide a pathway to homeownership

The Planning Commission Study Session can be viewed at the following link:
https://costamesa.granicus.com/player/clip/3670?view_id=10&redirect=true

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19 NEXT STEPS:

The next few months are critical to the Housing Element Update process and to meeting the State mandated timeline for adoption. In the next few months, the Housing Element Update team will:
 Continue with targeted community outreach efforts
 Complete the Opportunities and Constraints analysis and the comprehensive Sites Analysis
 Hold a joint Planning Commission/City Council Study Session in April to discuss the housing strategy for meeting the City’s RHNA allocation, potential programs and policies, and the Housing Element Implementation Program

Based on collected data, public input, and feedback from the Planning Commission and City Council, staff will complete a draft Housing Element for public review, referred to as the “Public Review Draft.” The Public Review Draft will be released for a 30-day public comment period. After, the revised draft will be submitted to HCD for review. Following any revisions, a final-draft Housing Element will be released to the public, along with the required CEQA compliance analysis. Public hearings with the Planning Commission and City Council are anticipated in late summer through fall 2021. Ultimately, an adopted Housing Element is required to be submitted to HCD by October 15, 2021.

_________________________ _________________________

MINOO ASHABI JENNIFER LE Principal Planner Director of Economic and Development Services

ATTACHMENTS:

1. Social Media Data

2. Community Survey Summary- English language

3. Community Survey Summary- Spanish language

4. Community Survey Comments Summary

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Appendix C: Summary of Community Engagement C-10
C.8 City Council/Planning Commission Study Session
The section contains all study session materials, PowerPoint presentation, and all available public comments provided during the April 27, 2021, study session. Public comments were received verbally and in written form through the Zoom chat.

Agenda: https://www.costamesaca.gov/home/showpublisheddocument/47682/637551264967530000 Minutes: https://www.costamesaca.gov/home/showpublisheddocument/48002/637571885573630000 Video Recording: https://costamesa.granicus.com/player/clip/3710?view_id=10&redirect=true

1304
AGENDA –SPECIAL JOINT STUDY SESSION – APRIL 27, 2021 – PAGE 1

AGENDA

CITY OF COSTA MESA

CITY COUNCIL AND PLANNING COMMISSION

SPECIAL JOINT STUDY SESSION
Tuesday, April 27, 2021, 5:00 p.m.

VIRTUAL LOCATIONS, COSTA MESA, CALIFORNIA

JOHN STEPHENS - MAYOR

ANDREA MARR - MAYOR PRO TEM
MANUEL CHAVEZ – COUNCIL MEMBER

LOREN GAMEROS - COUNCIL MEMBER

JEFF HARLAN - COUNCIL MEMBER

DON HARPER - COUNCIL MEMBER
ARLIS REYNOLDS – COUNCIL MEMBER
BYRON DE ARAKAL – PLANNING COMMISSION CHAIR
KEDARIOUS COLBERT – PLANNING COMMISSION VICE CHAIR
ADAM ERETH – PLANNING COMMISSIONER
DIANNE RUSSELL – PLANNING COMMISSIONER
RUSSELL TOLER – PLANNING COMMISSIONER
JENNA TOURJE – PLANNING COMMISSIONER
JON ZICH – PLANNING COMMISSIONER

If you would like to participate in this meeting, you can participate via the following options:

2. Zoom Webinar:

Please click the link below to join the webinar:
https://zoom.us/j/98137963334?pwd=RnBkRThrdGhVaCtnZmtWbEU4eWtWZz09 Or sign into Zoom.com and “Join a Meeting”
Enter Webinar ID: 981 3796 3334/Password: 440975
 If Zoom is not already installed on your computer, click “Download & Run Zoom” on the launch page and press “Run” when prompted by your browser.

If Zoom has previously been installed on your computer, please allow a few moments for the application to launch automatically.
 Select “Join Audio via Computer.”
 The virtual conference room will open. If you receive a message reading, “Please wait for the host to start this meeting,” simply remain in the room until the meetin g begins.
 During the Public Comment Period, use the “raise hand” function located in the participants’ window and wait for city staff to announce your name and unmute your line when it is your turn to speak. Comments are limited to 2 minutes, or as otherwise directed.

Participate via telephone: Call: 1 669 900 6833
1305
AGENDA –SPECIAL JOINT STUDY SESSION – APRIL 27, 2021 – PAGE 2

Enter Webinar ID: 981 3796 3334/Password: 440975
During the Public Comment Period, press *9 to add yourself to the queue and wait for city staff to announce your name/phone number and press *6 to unmute your line when it is your turn to speak. Comments are limited to 2 minutes, or as otherwise directed.

3. Members of the public who wish to make a comment on a specific agenda item, may submit your comment via email to the City Clerk at [email protected]. Comments received by 1:00 p.m. on the date of the meeting will be provided to the City Council, made available to the public, and will be part of the meeting record.

4. Please know that it is important for the City to allow public participation at this meeting. If you are unable to participate in the meeting via the processes set forth above, please contact the City Clerk at 714-754-5225 or [email protected] and staff will attempt to accommodate you. While the City does not expect there to be any changes to the above process for participating in this meeting, if there is a change, the City will post the information as soon as possible to the City’s website.

Note regarding agenda-related documents provided to a majority of the City Council after distribution of the City Council agenda packet (GC §54957.5):

The City of Costa Mesa thanks you in advance for taking all precautions to prevent spreading the COVID-19 virus.

1306
AGENDA –SPECIAL JOINT STUDY SESSION – APRIL 27, 2021 – PAGE 3

CITY OF COSTA MESA CITY COUNCIL AND PLANNING COMMISSION

SPECIAL JOINT STUDY SESSION

TUESDAY, APRIL 27, 2021 – 5:00 P.M.

CALL TO ORDER

PLEDGE OF ALLEGIANCE – Mayor Stephens

ROLL CALL

SPECIAL STUDY SESSION ITEM:

Public comments will be heard after staff presentation. Public comments are limited to 2 minutes, or as otherwise directed.

1. 2021-2029 HOUSING ELEMENT – Development Services Department/Planning Division

RECOMMENDATION:

Staff recommends that the City Council and Planning Commission:

Provide feedback and receive and file.

ADJOURNMENT

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1321
CONCLUSION:

Identification of opportunities and constraints and housing opportunity sites are critical steps in the Housing Element Update. Staff is seeking input on the proposed opportunity sites and recommended densities to finalize this step. Staff is also seeking initial feedback regarding the Council's high-level housing goals, in light of the Community Profile, as well as constraints inherent with Measure Y as discussed in this report.

MIN °ASHABI/
Principal Planner
ATTACHMENTS:

JENNl�RLE
Director of Economic & Development
Services

1. Community Profile (Final Draft)

2. Housing Opportunity Areas Summary

3. Map of Potential Housing Opportunity Areas
15 1322
1323
1324
1325
1326
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148
25 26
188
179
29 181
193165
182
183
184
153
154
155
152
151 150 163
162164
191
173 187
177185
186
190
160
161
158
157 159156
166
167
170
171
172
169
168
176
189
27 178 2832
31 180
30 43
34 41
42 44
40 45
119
38 120
125
121
122
123
126
128
124
127
130
35 54 129
66 67
195
194
11436 113
5657
68 74
53 11769
58 11670
115
59 60
71 61
63 62
73 118
72 64
65 12 14
15100 3710 11
13 101
102
103
95 94
78 96
112
75 76
77 79
1782
80 81
97 98
99 108
107
106
105
16 104
1883
87 19
109
92 22
4 20
21 23
84 24
85 86
88 110 89
90 91
1 3
2 8
9 93
7 6
5 52
39 33
33 33

PALOMA DR

SUPERIOR AVE

BEAR ST

VANGUARD WAY

SENATE ST
VALLEY

FORGE RD
VALLEY

FORGE RD

WHITNEY WAY

SUSAN ST
E 15TH ST

BERNARD ST

WAKEHAM PL

ALISO AVE
W 19TH ST

SUNFLOWER AVE

CORTE VENOSA

DEL MAR AVE

SMALLEY RD

RIVIERA DR

JIAN WAY
S ST

DANUBE WAY

BROOKVIEW
WAY
ZUMA
23RD ST

OLD NEWPORT BLVD

NATIONAL AVE

CONTINENTAL AVE

WIMBLEDON WAY

RANDOLPH AVE

SANTA ANA AVE

INDUSTRIAL WAY

EUCALYPTUS LN

MOONLIGHT
W 16TH ST

CANYON DR

VILLAGE WAY

PACIFIC AVE

SEA BLUFF DR

DAHLIA AVE
MALIBU

MILBRO ST

WESTMINSTER AVE

E BAY ST

RAYMOND AVE

WASHINGTON AVE

MAPLE ST

SEABRIGHTCIR

TANAGER DR

CINNAMON AVE

LANAI DR

KLONDIKE AVE

CLUB HOUSE RD

PONDEROSA ST

RICHMOND WAY

POST RD

SALINAS AVE

E WILSON ST

W PAULARINO AVE

HAMPTON DR

OLYMPIC AVE

WAKE FOREST RD

SOMERTON DR

STATE AVE

GRAYLING BAY

LUMIERE DR

LA SALLE AVE

ESTHER ST

COLLEGE AVEVICTORIA ST

ALABAMA CIR

SUMMERSET CIR

CANARY DR

PARKHILL DR

SANTA ROSA AVE

FUCHSIA ST

RAYMOND AVE

W BAY ST

AVENUE OF THE ARTS

WESTMINSTER AVE

GROVE PL
SAN

CLEMENTE DR

MESA VERDE DR E

YELLOWSTONE DR

DORSET LN

SANTA CATALINA DR

JOANN ST

TUSTIN AVE
SB405 FY HOV TO NB55 FY

DEEDEE DR

SHANTAR DR
SB55 FY HOV TO NB405 FY

ALBATROSS DR

YUKON AVE

SANTA CLARA CIR

BROOKLINE LN

SANTA ISABEL AVE

REDDING AVE

MORRISTOWN LN

VAN BUREN AVE

ST CLAIR ST
TARA

JEFFREY DR

TOWN CENTER DR

CANTERBURY DR

MONACO TER

RUE DE CANNES

VALLEY RD

NAPOLI WAY

CATHEDRAL
DR

WATSON AVE

BRISTOL ST

W BAKER ST

WESTMINSTER DR

THURIN ST

KILLYBROOKE LN

MAGELLAN ST

JEFFERSON AVE

VILLANOVA RD

CEYLON DR

ANDROS ST

PRESIDIO DR

BRENTWOOD ST

GANNET DR

PEMBA DR

SAMOA PL

LEXINGTON LN

ALLEGHENY AVE

JUNIPERO DR

CEYLON RD

MINORCA PL

SUMATRA PL

MONROVIA AVE

DE SOTO AVE

LORETO AVE

FREMONT LN

MONTE VISTA AVE

VELASCO LN

CIBOLA AVE

AMBERLEAF

BABB ST

LARKSPUR ST

ORANGE AVE

PITCAIRN DR

SANDPIPER DR

WARREN LN

REDWOOD AVE

SAMAR DR

SALVADOR ST

JOANN ST

BEGONIA AVE

REPUBLIC AVE

COOLIDGE AVE

BUCKNELL RD

NASSAU RD

CLEVELAND AVE

SAN LEANDRO LN

MISSION DR

PUENTE AVE

LONDONDERRY ST

MISSOURI ST
LIARD
PL

PLACENTIA AVE

MINNESOTA AVE

WESTMINSTER DR CHARLESTON ST

JACARANDA AVE

CALIFORNIA ST

FLAMINGO DR

NOTRE DAME RD

CONWAY AVE

EUROPA DR

AUSTIN ST

LABRADOR DR

CARSON ST

STROMBOLI RD

LUDINGTON ST

FEDERAL AVE

INDIANA AVE

PALAU PL

BERMUDA DR

ROANOKE LN

PRIMROSE ST

ARNOLD AVE

REPUBLIC AVE

CARNEGIE AVE

MAPLE AVEMEYER PL

PRINCETON DR

MYRTLEWOOD ST

PIERPONT DR
OAK ST

CARLTON PL

VICTORIA

FRONTAGE RD

JAMAICA RD

BALEARIC DR

COLUMBIA DR

COLUMBIA DR
W 20TH ST

COLLEGE AVE
SALMON
WAY

SAKIOKA DR

LOREN LN

LOYOLA RD

NEWPORT BLVD

EL CAMINO DR

CARAWAY DR

DANIELLE
DR

HARBOR GATEWAY S

WINTERGREEN PL

MARK LN
E 20TH ST

PLACENTIA AVE

PELICAN PL

FILLMORE WAY
WALNUT
ST

FULLERTON AVE

ALISO AVE

WESTMINSTER AVE

HUMMINGBIRD DR

CHEYENNE ST

WESTMINSTER AVE
W 20TH ST

SAN JOSE
AVE

ARBOR ST

HARDING WAY

HYLAND AVE

GRANT AVE
E 15TH ST

OREGON AVE

COLUMBIA DR

BOA VISTA DR

WOODLAND PL

NANTUCKET PL

BERNARD ST

TAHITI DR

W WILSON ST

FUCHSIA ST

AIRPORT LOOP DR

SWAN DR

GOLF COURSE DR

ANAHEIM AVE

ROYAL PALM DR

MESA DR

HANOVER DR

MONTANA AVE

ELDEN AVE

VICTORIA ST
CORTE

ALEMANO

WESTWARDLN
E 17TH ST

E PAULARINO AVE

FAIR DR

CARNATION AVE

SOUTH COAST DR

PARSONS ST

MINORCA DR

COOLIDGE AVE

ELM AVE

CORPORATE DR

SCENIC AVE

ALBERT PL

LINDEN PL

CADILLAC AVE

GARFIELD AVE

W BAY ST

LORENZO AVE

W PAULARINO AVE

GOLDENROD DR

BELFAST AVE

WHITTIER AVE

IOWA ST

DRAKE AVE

PULLMAN ST
21ST ST

OLD NEWPORT BLVD

DAKOTA AVE MICHIGAN AVE

MONTEREY AVE

WESTMINSTER
AVE

ELDEN AVE

CORONADO DR

ROCHESTER ST

MERRILL PL

SANTA ANA AVE

FORDHAM DR

CARDINAL DR

AVOCADO ST

CLINTON ST

PROMENADE

NEW YORK AVE

PULLMAN ST
W 17TH ST

MACARTHUR BLVD

HAMILTON ST

SEA COVE LN

CORTEZ ST

FRANCIS LN

NEWHALL ST

PRESIDENT PL

FLORENCE WAY

MEADOWVIEW LN

OXFORD LN

CORK LNLIMERICK LN

ROSS ST

SEAL ST

SHARON LN

SURF ST

BEACH ST

SUNLAND LN

COVE ST

BRAY LN
PARK

CENTER DR

PEACE PL

BRISTOL ST

ELLESMERE AVE
NB405 FY

BRISTOL

TRANSITION

NEBRASKA PL

GRACE LN

HOTEL WAY

AMHERST RD

E BAKER ST

DEAUVILLE PL

CORVO PL

MAIN ST

LA PERLE LN

ESTHER ST

MINDANAO DR
W 17TH ST

LA PERLE PL

SPRINGFIELD ST

MESA VERDE DR W

WALNUT PL

COUNTRY CLUB DR

PRESIDENT PL

S CAPELLA CT

CENTER ST

RURALLN

CABRILLO ST

TULIP LN

BUOY ST
TULANE
RD
NB405 FY AV

OF THE ARTS

OFF RAMP

RURAL PL

ANTON BLVD

ESTHER ST
17TH PL

WINDSOR
CT

PALMER ST

E BAY ST

CROFTDON ST

WALNUT ST

BABB ST

OGLE ST

POMONA AVE

KNOX ST
E 19TH ST

BROADWAY

ROBIN HOOD LN
E 17TH ST

FLOWER ST

DEODAR AVE

SHERWOOD ST
W 18TH ST

JAMES ST

E BAY ST

WALLACE AVE

CENTER ST

VIRGINIA PL

RALEIGH AVE

ESTHER ST
16TH PL

ALVA LN

WEELO DR

RUTGERS DR

COSTA MESA ST

MAGNOLIA ST

ESTHER ST

LENWOOD
DR

AVALON ST
16TH PL

KNOX PL

TERMINAL WAY

SCOTT PL

SUNSET DR

CHURCH ST

CORTE MALTERA

SHALIMAR DR

SIERKS ST

SANTOTOMAS AVE

COLORADO LN

RHODES DR

DONNYBROOK
LN

LEMNOS DR

DONNYBROOK
LN

MACKENZIE PL

BLUEBIRD CIR

CHEMIN DE FER

OHMSWAY
E 18TH ST

HARMONY
WAY

CENTURY PL

OGLE ST
E 16TH ST

SUNFLOWER AVE

AMERICAN AVE

CAPITAL ST

KINGSTON
ST

DENVER DR

SAN DIEGO FWY

TABAGO PL

KALMUS DR

MCCORMICK AVE

PIERCE AVE
22ND ST

KERRY LNKILLARNEY LN

RED HILL AVE

UNION AVE
HALF

MOON LN

STARBIRD DR

PARKCREST DR

FORD RD

BIMINI PL
BRIGGS
AVE

BRIOSO DR

BALTRA PL

SONORA RD
GULF

STREAMWAY

EUGENIA WAY

CORNERSTONE LN

NEW HAMPSHIRE DR

CECIL PL

GIBRALTAR AVE

MADISON AVEJOHNSON AVE

WESTMINSTER AVE

PARK DR

ROSE LN

CEDAR PL

GOLDENEYE PL

NORSE AVE
SAN

CARLOS LN

BACKBAY
LOOP

FERNHEATH LN

HUDSON AVE

LANSING LN

ENTERPRISE ST

SICILY AVE

TANANA PL

DALE WAY

COMMERCIAL
WAY

DARRELL ST

GARLINGFORD ST

KINGLET CT

ARLINGTON DR

DOGWOOD ST STERLING AVE

GREENBRIAR LN

OC AIRPORT

FRONTAGE RD
TO NB 55

KNOWELL PL

ELM AVE

NEWPORT BLVD

GREGORY WAY

TURLOCK DR

HARBOR GATEWAY N

CALVERT AVE

PLATTE DR

AIRWAY AVE

N SHELLEY CIR

ROYCE LN

SANTIAGO RD

NEWPORTBLVD

MURRAY LN

PINECREEK DR

PARK AVE

MANDARIN DR

CAPRI LN

THE MASTERS CIR
NB73 FY
RAMP TOSB55 FY

ANACAPA DR

ADAMS AVE

HARBOR BLVD

METRO DR

VISALIA DR

DARRELL ST

JOANN ST

NEWPORT BLVD

TRINITY DR

MENDOZA DR

GOVERNOR ST

CONGRESS ST

FISCHER AVE

GARDEN LN

PONDEROSA ST

KORNAT DR

SAN JUAN LN

CONCORD ST

VANGUARD PL

MADEIRA AVE

SERANG PL

JAVA RD

COLGATE DRRUTGERS DRCORNELL DR

PORTOLA DR

BOWLING GREEN DR

NEVADA AVE

VALENCIA ST
NB405 FY

BRISTOL

OFF RAMP

CORONA LN

MINER ST

MEYER PL

PRESIDIO SQ

N BAKER ST
NB405 FY

ANTONON RAMP

CLUB HOUSE CIR

BABCOCK ST

PALACE AVE

WALLACE AVE

TOWNE ST

CAMELLIA LN

CENTER ST

ROCHESTER ST

FAIRWAY DR

PLUMER ST

WESTMINSTER AVE

CENTER ST

PEARL WAY

BARBADOS PL

PEPPERTREE LN

CABRILLO ST

PETERSON PL

COLLEGE DR

BRISTOL ST

PARK CENTER DR

CORIANDER DR

NEWPORT BLVD

SPT CO RR

ORIOLE DR

PHALAROPE CT

CORSICA PL

GOVERNOR ST

AZALEA DR

FAIRVIEW RD

MONITOR WAY

TULARE DR

STURGEON DR

GISLER AVE

CHARLE ST

MANISTEE DR

TRAVERSE DR

LOGAN AVE

ENCLAVE CIR

BUCKINGHAM DR

MERRIMAC WAY
SB55 FY BRISTOL OFF RAMP
LEGEND
City Boundary
Specific Plan
17 East Overlay
19 West
Airport Overlay
Church Properties
Fairview Developmental
Harbor Mixed-Use
Mesa West
Newport Blvd
North Costa Mesa
One Metro West
Res Incentive - Harbor
SoBECA±
0 0.75 1.50.375 Miles
ATTACHMENT 3
1327

Appendix C: Summary of Community Engagement C-11
C.9 Virtual Townhall Meeting #2
The section contains all townhall materials, handouts, flyers, PowerPoint presentation, as well as all available public comments provided during the meeting. Public comments were received verbally and in written form through the Zoom chat. A video recordin g of the virtual townhall is available at www.costamesaca.gov/housing-element-update.

1328
City of Costa Mesa
2021-2029 Housing Element Update
Townhall #2 – September 2, 2021 Page 1
Townhall Meeting #2 Summary
The City of Costa Mesa held a virtual public community workshop in Spanish and English for the 2021- 2029, 6th Cycle Housing Element Update on Thursday September 2, 2021. The intent of the workshop was to provide information on the Public Review Draft Housing Element and to gather feedback from the public on proposed housing sites and policy programs. The workshop had a total of 69 participants in the English workshop and 7 participants in the Spanish workshop.

The workshop included a PowerPoint presentation providing information on the following topics:
• The Housing Element Update Process
• Summary of the City’s RHNA allocation
• Community Engagement Efforts
• Housing Element Strategy
• Overview of Proposed Housing Programs
• Community Conversation
• Breakout Group #1: Candidate Housing Sites Analysis
• Breakout Discussion #2: Housing Goals, Policies, and Programs Summary of Community Questions and Comments
Following the presentation, the City provided time for open questions from the public regarding the Housing Element. Questions and comments from the attendees included the following:
• This has been a great process so far with the diligence by the city. I’m excited to see more housing opportunities for folks in our community!
• Was the safe harbor formula not used to have a more realistic estimation of ADU’s that could be built?
• What programs would make sure that the built ADU’s would be units for Lower income families? • Can you discuss why the city didn't follow HCD guidance and model practice when using inventory sites in a housing element to discount those sites with a probability of being developed during the cycle?
• HCD will treat the proportion of parcels i n the previous housing element that were developed during the previous planning period as the presumptive probability of development for current inventory sites.
• In Costa Mesa that is not feasible since the prior cycle the city only had an RHNA of a couple units.

Recent state law requires stricter feasibility assessment for each site. City must comply. • Nothing precludes the city from voluntarily assigning probabilities for a more accurate plan https://www.lewis.ucla.edu/research/what-gets-built-on-sites-that-cities-make-available-for- housing/
• More housing, more neighbors, less housing burdened people makes for a more fun/lively city.

Legalize all types of housing.
• Build more bike lanes so people have options other than a car for local trips! • What is the city's plan to incorporate local control measures SB 9 and SB 10? Is the city going to incorporate these bills in the housing element or addr ess them in the manner that ADU legalization was handled?
• Publish the incentives: developer competition encourages affordability 1329
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2021-2029 Housing Element Update
Townhall #2 – September 2, 2021 Page 2
• The area on 17th street and Newport Blvd. is on the way to the beach. I have a difficult time understanding how that’s a valid census.
• OC has vast, world class water recycling programs that turn wastewater into potable water local supplies.

A video of the full presentation and PowerPoint, including public comments, are available on the City’s Housing Element Update webpage: http://www.costamesaca.gov/housing-element-update.

Whiteboard Activity
During the workshop the City conducted a community activity to further engage participants.

Candidate Sites
Participants were asked to share their thoughts on opportunities areas in the City as well as A ccessory Dwelling Units (ADUS). The majority of participants were familiar with the high cost of housing and felt there is currently enough housing in the City. In each breakout room participants discussed the following topics:
• Short discussion on why the CEQA analysis may differ a bit from the Housing Element and why the list is smaller than previously shown.
• Are there any areas within the City which should be given further consideration? • Are there resources which the City can provide to make it easier for those who wish to develop Accessory Dwelling Units?
• Are there any questions we did not cover relating to the Candidate Housing Sites Strategy the City has proposed as part of the draft Housing Element?
Comments and Questions on Candidate Sites
Opportunity Sites
Quality of life is what we’re looking for – congestion and traffic concerns with sites 5% or 10% for inclusionary housing ordinance
Concerned about wording in the Housing Element
Need an overall visioning process for the City – need a unified urban plan Questions on affordability categories
Concerned about the language being used in the document – models currently being used is 10% affordability
Pretty significant changes
Quality of life – members of the community should benefit from the programs Data check affordability – overburdening
Nothing within motel conversion proves to look at what percentages are made Consider infrastructure first – look at both sides of the coin, all types of housing development Densities we have now make the community – you can get anything in Costa Mesa Attach entire census tract near Newport Blvd. and 17th St. census tract Access ory Dwelling Units (ADUs)
What were the assumptions made?

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2021-2029 Housing Element Update
Townhall #2 – September 2, 2021 Page 3
Housing Plan
Participants were asked to share their thoughts on the Housing Element’s goals. In each breakout room participants discussed the following topics:
• Quick overview of the City’s overall housing goals.
• Are there any questions on the purpose of the Housing Plan section within the Housing Element? • Do you believe there are groups who may have spe cial housing needs that are not represented within this plan?
• Are you aware of any funding sources the City can explore further to implement these programs or promote the development of future housing?
• Are there any questions we did not cover relating to the City’s proposed Housing Plan? Comments and Questions on the Housing Plan
Incentives to developers
DDA Census tract areas – find ways to take advantage of tax credits – target housing towards areas with federal funding
More effectively advertise incentives that exist
Water needs
Geographic distribution of identified capacity
Local workforce
How will infrastructure accommodate this proposed capacity? Small parcels and high cost
Make sure more housing happens – young professions
Housing for all ages and incomes
Look for opportunities to do more
What is the city’s plan to incorporate local control measures SB 9 and SB 10? Is there housing element going to address them in the same manner as ADUs?
Coordination with adjacent cities
Inclusionary housing ordinance – consider implementing faster SRO and congregate living options
Opportunity zones – address traffic and transportation needs Communicate opportunities – publish the incentives: developer competition encourages affordability More specifics on constraints of Measure Y
Low-income Housing Tax Credits (LIHTC) and New Market Tax Credits (NMTC) bring our federal tax dollars to our community to benefit low-income community members Conversion of commercial/retail to housing opportunities ADU income restrictions – multigenerational housing
How to encourage ADUs to be affordable?
How will monitoring of ADU affordability and production be implemented? Lot size restrictions for ADUs
Are ADUs allowed in every neighborhood? Do neighbors have anything to say about one on adjacent property?
West side of 19th St. supermarkets – address food deserts Have conversations with owners taken place?
Development agreements on identified sites
Set aside affordable housing requirements
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Appendix C: Summary of Community Engagement C-12
C.10 City Council/Planning Commission Study Session
The section contains all study session materials, PowerPoint presentation, and all available public comments provided during the September 13, 2021, study session. Public comments were received verbally and in written form through the Zoom chat.

Agenda: https://costamesa.legistar.com/View.ashx?M=PA&ID=892974&GUID=2EC89CD4-EDE7-461F- 8127-922507F6D3D6
Public Comments: https://costamesa.legistar.com/View.ashx?M=E3&ID=892974&GUID=2EC89CD4-EDE7- 461F-8127-922507F6D3D6

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City of Costa Mesa

REGULAR CITY COUNCIL AND SUCCESSOR AGENCY TO THE

REDEVELOPMENT AGENCY AND HOUSING AUTHORITY
Agenda
City Council Chambers
77 Fair Drive
5:00 PMMonday, September 13, 2021

SPECIAL CITY COUNCIL AND PLANNING COMMISSION JOINT STUDY SESSION The City Council meetings are presented in a hybrid format, both in-person at City Hall and virtually via Zoom Webinar. The Governor’s Executive Orders N-25-20 and N-29-20 suspend certain requirements of the Brown Act, and City Council Members, Commissioners, and staff may choose to participate in person or by video conference.

You may participate via the following options:

1. Attending in person: All attendees are required to wear a face covering at all times while in the Council Chambers or City Hall. Please maximize spacing by utilizing all seating in the Chambers.

2. Members of the public can view the City Council meetings live on COSTA MESA TV (SPECTRUM CHANNEL 3 AND AT&T U-VERSE CHANNEL 99) or
http://costamesa.granicus.com/player/camera/2?publish_id=10&redirect=true and online at youtube.com/costamesatv.

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Costa Mesa City CouncilNovember 15, 2022

Costa Mesa City Council
November 15, 2022