HSS Storage Bin next to vernal pool
HSS Bin two weeks later – has gas
mower and other gas powered items
Fairview Park before assault
The white glider plane landed in the
brush outside of the marked area
USING MORE CITY STAFF TAKES
AWAY FROM THE COMMUNITY
Red-tailed Hawk and Swallows
Cooper’s Hawk
August 1, 2023
Professional Services Agreement
Fairview Developmental Center
2 Fairview Developmental Center
• State owned site previously operated as a facility for persons with developmental disabilities; now mostly vacant
• Approximately 109-acre site at 2501 Harbor Boulevard
• Per Government Code Section 14670.31, the State and City executed an Agreement regarding reuse planning for the site in January 2023 • The State has provided $3.5 million to the City to fund the land use planning process, including Visioning and Master Planning • The State will sell the property to land developer(s) to implement the approved plan
• Designated as a Housing Opportunity Site in City’s Housing Element for 2,300 residential units
3 Consultant Selection
• RFP issued June 13, 2023
• Scope of Work emphasizes:
Community Visioning
Mixed Use/Mixed Income Housing
Market/Feasibility Analysis
Land Use Plan
Infrastructure Plan including active transportation and utilities Open Space Plan
Design Guidelines and Standards
• Work Products:
FDC Specific Plan
Associated General Plan Amendments
EIR and Mitigation Monitoring Plan
Consultant Selection
• Four firms responded
• Staff from Development Services and Public
Works evaluated proposals based on:
Project Approach and Methodology
Qualifications of Firm
Experience of Key Personnel
Cost
Staff Recommendation: PlaceWorks
• Extensive experience preparing Specific
Plans, Design Guidelines and EIRs
• Robust community visioning process
• Key personnel have direct, relevant
experience
6 Consultant: PlaceWorks
• PlaceWorks
o Project Management
o Community Visioning
o Urban Design
o Zoning
o Economic Analysis
• Sub-consultants
o Fuscoe Engineering – Infrastructure Analysis
o Fehr & Peers - Transportation Planning and Traffic Analysis o Gensler - Architecture and Design
o Developers Research Services- Land Development feasibility o ECORP Consulting – Biological/Cultural Resources
Project Schedule
• Kick-Off: August 2023
• Community Visioning: commences
September/October 2023
• Land Use Concepts developed: Spring 2024
• Draft Specific Plan: Fall 2024
• Draft EIR: Winter 2024/Spring 2025
• Public Hearings/Coordination with State
regarding land disposition: by the end of 2025
Recommendations
Staff recommends the City Council:
• Award the agreement to PlaceWorks in an amount
not-to-exceed $2,236,253
• Authorize the City Manager to approve amendments
to the scope and cost, up to $3.5 million as
authorized by State, as and if needed
August 1, 2023
Professional Services Agreement
Fairview Developmental Center
August 1, 2023
3333 Susan Street
“Hive Live” Residential Project
General Plan Amendment Screening No. 23-03
2 General Plan Screening Request
• The applicant proposes to amend the City’s General
Plan to allow for the redevelopment of the site at
3333 Susan Street for housing.
• The site is currently designated as Industrial Park
and contains “The HIVE” offices and the Chargers
practice field.
• This General Plan Screening is the first step in the
process of re-designating the site to High Density
Residential (HDR) to allow a residential project with a site-specific density of 74 du/acre.
3 General Plan Screening Request
The proposed project referred to as “HIVE LIVE”
would involve:
• General Plan Amendment
• Zone Change
• North Costa Mesa Specific Plan Amendment
• Development Agreement
• Master Plan
• Parcel Map
• CEQA Environmental Review
4 General Plan Screening Request
• City Council Policy 500-2 establishes a procedure for processing privately-initiated General Plan
amendments. This procedure involves a City Council
“screening” of these requests prior to their acceptance for formal processing.
• The General Plan Screening is not a public hearing
but direction from City Council as to whether or not to proceed with processing of the General Plan
Amendment application.
5 Background
N
Santa Ana
Costa Mesa
6 Zoning – Planned Development –
Industrial
General Plan Land Use Designation –
Industrial Park
Background
N
7 North Costa Mesa Specific Plan -
Area 1 Home Ranch
8 Current Development
• Currently developed with three
office buildings at 172,176-
square-feet and the Chargers
practice field
N
9 Proposed Project
• Multi-family residential units: 1,050 rental units on a
14.25 acre site. Site density of 74 dwelling units per acre. • Parcel map: to allow for each project phase on its own parcel.
Phase 1: Building 1, 360 units, 5-story
Phase 2: Building 2, 320 units, 5-story
Phase 3: Building 3, 370 units, 5-story
10 Proposed Project
Open-space and Recreational Areas: Approximately five
acres of landscaped courtyards, including public connections to the adjacent “Rail Trail” open space area. Residential amenities throughout. Each unit includes private balconies, averaging 50 square feet.
Parking Structure:
Three “wrap” parking structures with a
minimum parking ratio of 1.5 parking spaces per unit (approx. 1,575 total parking spaces).
Retail Component: An approximate 2,500-square-foot resident- serving retail component.
11 Conceptual Master Plan
N
12 Planned Development Residential – High Density
• Allows for specific areas of the
City to be developed utilizing
imaginative and innovated
planning concepts.
• Meet broader goals of the
General Plan and Zoning Code
by exhibiting excellence in
design, planning, and integration
into neighborhood.
• Intent to provide a more efficient
use of land and usable open
space.
13 Development Standards
Requirement NCMSP
Requirement
PDR-HD
Requirement
Proposed
Max Residential
Density
Industrial <
20 DU/acre 74 DU/acre
Max Height 3 to 4 Stories (45-
60 ft)
NA 5 Stories (approx.
75 ft)
Min Perimeter
Open Space
NA 20 ft abutting
public ROW
Varies
Min Open Space NA 42% 43%
• Each planned development shall provide reasonable privacy for dwelling units including fences, insulation, walls, barriers, landscaping and sound reducing construction techniques. • Specific yard, setbacks and building height requirements are established by the master plan. 14 Development Standards – Density examples
• 580 Anton – 240 units at 125 du/acre
• Halcyon House – 393 units at 80.9 du/acre
• LUX Apartments – 224 units at 54 du/acre
• The Baker Block – 240 units at 58 du/acre
• One Metro West – 1,057 units at 80 du/acre
• Camden Martinique – 714 units at 70 du/acre
• 3400 Avenue of the Arts – 770 units at 40 du/acre
• Hive Live – 1,050 Units at 74 du/acre
15 Development Standards - Height
• The proposal includes three “wrap style” buildings with a maximum height of 5 stories. Phase 3 steps down to 4 stories near Providence Park.
Project Name Project Address Approved Building Height
One Metro West 1683 Sunflower Avenue 7 stories (98 feet) 580 Anton 580 Anton Boulevard 7 stories
(5 levels over podium)
Baker Block Apartments 125 E. Baker Street 5 stories – apartment 6 stories – parking structure
Halcyon House 595 Anton Boulevard 6 stories (66 feet)
Vivante 1640 Monrovia Avenue 4 stories (56 feet)
Lux Apartments 2277 Harbor Blvd 4 stories – apartment
5 stories – parking (60 feet)
Camden Martinique 2877 Pinecreek Dr 4 Stories
3400 Avenue of the Arts 3400 Avenue of the Arts 5 Stories (72 feet) 16 Development Standards - Open Space
• Land that is not occupied by buildings, structures,
parking areas, driveways, streets or alleys and is
required to be devoted to landscaping, patios and
recreational areas
• At least fifty (50) percent of the required open space shall be designed for common use.
• Each dwelling unit above the first floor shall be
provided with a roof deck area or balcony of not
less than 100 square feet.
• If accepted for processing, staff will work with the
applicant to ensure compliance with open space
standards.
17 Development Standards - Parking
Code Required Parking
Unit Size Required Parking
Studio 1.75
1 bedroom 2
2 bedroom 2.5
3 bedroom+ 3.5
• Proposed parking to provide a
minimum of 1.5 parking spaces per
unit (approx. 1,575 parking spaces).
• Applicant provided a parking study
conducted at 580 Anton which
showed a demand of 1.28 parking
spaces per unit.
• Applicant is requesting to amend
the NCMSP to include a site-specific
parking request to match demand.
18 Trip Generation
• The NCMSP assigns a trip budget to Area 1 - Home Ranch. Currently, the subject industrial park sub area of Home Ranch allows for 376 AM peak hour trips and 362 PM peak hour trips.
• The preliminary estimated project trip generation is 389 AM peak hour trips (13 trips over the adopted trip budget) and 410 PM peak hour trips (48 trips over the adopted trip budget).
• If accepted for processing, a comprehensive traffic analysis would be prepared and would determine if the trip budget could be increased or if the excess trips would be transferred from another nearby location. 19 CEQA
• The proposed project would likely require preparation of an Environmental Impact Report (EIR).
• The EIR would include technical studies and identify mitigation measures to reduce any significant environmental impacts of the project.
• The EIR will be made available for public review and is considered concurrently with the project entitlements.
20 Required Technical Studies
• Shade/shadow analysis
• Hazardous materials study
• Acoustical analysis
• Infrastructure studies for water, sewer, storm drain, etc. • Air quality / Greenhouse Gas Emmissions
• Public Services studies for police and fire services
• Traffic and Vehicle Miles Traveled analysis
• Parking study
• Financial analysis to identify fiscal impacts to the City 21 Design Elements / Architecture – Phase 1
22 Design Elements / Architecture – Phase 2
23 Design Elements / Architecture – Phase 3
24 Recommendation
City Council may take one of the
following actions:
1. Direct staff to proceed with the
General Plan Amendment
2. Direct staff not to proceed with
the General Plan Amendment
and return all application
materials and refund fees
3. Continue the item to a date
certain to request additional
information
August 1, 2023
3333 Susan Street
“Hive Live” Residential Project
General Plan Amendment Screening No. 23-03
City Council Meeting
August 1, 2023
Council direction re: the research for and
potential development of amendments to the
City’s cannabis ordinances
2 Background
• On November 3, 2020, Costa Mesa voters approved
Measure Q, The Costa Mesa Retail Cannabis Tax
and Regulation Measure.
• On June 15, 2021, the City adopted ordinances
establishing minimum standards and permitting
requirements.
3 Current Request
• At the July 18, 2023 City Council meeting, Councilmember Marr requested that an item be agendized for the next City Council meeting to discuss the possibility of exploring amendments to the City’s ordinance to address concerns regarding potential overconcentration and potential business displacement.
4 Cannabis Storefront Application Process
Pre-
Application &
Waitlist
Cannabis
Business
Permit
Application
Conditional
Use Permit
Building
Permits
&
Inspections
Cannabis
Business
Permit &
Business
License
Issued
Location
Verification
Site Visit
Determination
Letter
Business Plan
Security Plan
Background
Checks
Notify
Applicant
Evaluate
site/use
Staff Report/
Conditions
Public Notice
Planning
Commission
Plan Check
Conditions of
Approval
Compliance
Final
Inspections
Defense &
Indemnity
Insurance
Meeting with
Finance Dept.
2 Year Renewal
5 Cannabis Storefront Application Status
Pre-
Application &
Waitlist
Cannabis
Business
Permit
Application
Conditional
Use Permit
Building
Permits
&
Inspections
Cannabis
Business
Permit &
Business
License
Issued
17 applications 4 applications 21 approved
1 continued
(PC 8/14/23)
1 on appeal
(CC 8/1/23)
11 in the queue
9 applications 7 operating
6 Cannabis Businesses Operating
• 1990 Harbor Blvd (420 Central) – Issued November 22, 2022 • 2801 Harbor Blvd (Off The Charts) – Issued May 8, 2023 • 2710 Harbor Blvd (Stiiizy) – Issued May 10, 2023
• 2275 Newport Blvd (Nectar) – Issued June 16, 2023
• 1854 Newport Blvd (Mr. Nice Guy) – Issued June 29, 2023 • 2664 Newport Blvd (Secret Garden) – Issued July 12, 2023 • 170 East 17th Street (Catalyst) – Issued July 20, 2023 7 8
Recommendation
• Staff recommends the City Council provide direction regarding researching and exploring with the Planning Commission
options and amendments to the City’s cannabis ordinances to address potential unanticipated business displacement and overconcentration of cannabis retail businesses.
City Council Meeting
August 1, 2023
Appeal Hearing
Planning Application 22-04
2790 Harbor Boulevard Suites 107,109 and 115
2 Planning Application 22-04
• Conditional Use Permit (CUP)
• Retail cannabis storefront with delivery
• Proposed business “From the Earth”
3 Cannabis Storefront Application Process
Pre-
Application
Cannabis
Business
Permit
Application
Conditional
Use Permit
Building
Permits
&
Inspections
Cannabis
Business
Permit
&
Business
License
Location
Verification
Site Visit
Notify
Applicant
Business Plan
Security Plan
Background
Checks
Notify
Applicant
Evaluate
site/use
Staff Report/
Conditions
Public Notice
Planning
Commission
Plan Check
Conditions of
Approval
Compliance
Final
Inspections
Defense &
Indemnity
Insurance
Meeting with
Finance Dept.
2 Year Renewal
4 Project Location and Zoning District
5 Existing Conditions
6 Project Plans – Site Plan
HARBOR BLVD.
ADAMS AVE.
7 Project Plans – Floor Plan
RETAIL SALES
AREA
“BACK-OF-
HOUSE”
CUSTOMER
EXIT
CUSTOMER
ENTRANCE
MULTI-TENANT ACCESS
HARBOR BLVD.
ADAMS AVE.
LIMITED
ACCESS
DOOR
PARKING
8 Conditions of Approval (COA)
• More than 45 standard conditions of approval
related to cannabis storefronts
Cannabis consumption is prohibited onsite
Track and trace system for all cannabis products
Odor control
Age restrictions for customers & employees
State license & compliance with all applicable State
regulations
2-year Cannabis Business Permit renewal
Changes in ownership/operation subject to City
review and approval
Recordkeeping and remitting taxes to City
9 Project Specific COAs
• Operational COA 2: sales and delivery limited to
the hours of 9 AM to 9 PM
• Operational COA 25: employees would only use
the exterior trash enclosure between 8 AM and 8
PM
• Operational COA 26: staff and security will monitor
the parking lot
• CBP Condition 7: post signs in the parking lot
reminding customers to be quiet/considerate of
neighbors
10 Required CUP Findings
• The proposed development or use is substantially compatible with developments in the same general area and would not be materially detrimental to other properties within the area; • Granting the conditional use permit will not be materially detrimental to the health, safety and general welfare of the public or otherwise injurious to property or improvements within the immediate neighborhood; and
• Granting the conditional use permit will not allow a use, density or intensity which is not in accordance with the General Plan designation and any applicable specific plan for the property. 11 Planning Commission
• Planning Commission denied the application at the May 22, 2023 meeting:
Could not make findings related to the health, safety and general welfare of the public
Concerns with the applicant presentation showing association with youth organizations
Concerns with potential displacement of an existing beauty salon (Angel’s Beauty Salon) in Suite 115
12 Appeal Application
• Applicant filed an appeal of the Planning Commission
denial.
• After the appeal was filed, the appellant provided
additional lease information for the salon in Suite 115. On June 28, 2023, the property owner provided a 5-year lease agreement for the salon to relocate to another first floor suite in the same building
13 City Council De Novo Hearing
• The project is categorically exempt from the provisions of the California Environmental Quality Act; and
• Deny the request. The City Council may uphold the Planning Commission’s decision and adopt a Resolution to deny
Planning Application 22-04; or
• Approve the request, subject to conditions of approval. The City Council may overturn the Planning Commission’s
decision and adopt a resolution to approve Planning
Application 22-04, subject to conditions of approval.
City Council Meeting
August 1, 2023
Appeal Hearing
Planning Application 22-04
2790 Harbor Boulevard Suites 107, 109, and 115
August 1, 2023
BEHAVIORAL HEALTH PROJECT
BRIDGE SHELTER
2 BACKGROUND
• August 31, 2022 – Senate Bill 1338 passed into law enacting the Community Assistance, Recovery, and Empowerment (CARE) Act to serve adults who are currently experiencing a Serious Mental Illness (SMI) and/or who have been diagnosed with Substance Use Disorder (SUD). • September 6, 2022 – Assembly Bill 179 signed into law authorizing certain amendments to the Budget Act of 2022, including the reallocation of $1.5B to create the Behavioral Health Bridge Housing (BHBH) Program to support infrastructure and service provision for the CARE Act. • March 2019 – The Costa Mesa City Council approves the purchase of an industrial building located at 3175 Airway Ave as the future site of the permanent Bridge Shelter.
3 BEHAVIORAL HEALTH OVERVIEW
• Behavioral Health refers to the effect of one’s behaviors and emotions on their overall wellbeing, with a focus on mental health and substance use disorders.
• 20% of all US adults are diagnosed with a Serious Mental Illness (SMI) and/or Substance Use Disorder (SUD), as reported by the US Department of Health & Human Services.
• Of the 4,996 adults experiencing homelessness in Orange County, 33% (1,633 individuals) report struggling with substance use and 29% (1,445 individuals) are diagnosed with a mental health disorder, as seen in the 2022 Point In Time (PIT) Count.
• Currently, Costa Mesa Outreach and Bridge Shelter Staff refer all SMI/SUD clients to outside agencies for the provision of behavioral health care.
4 BEHAVIORAL HEALTH
BRIDGE HOUSING PROGRAM
• The Behavioral Health Bridge Housing (BHBH) Program provides formula grant funding to support infrastructure projects, as well as ongoing operating subsidies to serve individuals diagnosed with SMI and/or SUD. • Shelter improvements are an eligible use of BHBH Program funds • Capital improvement projects are eligible for grants of up to $75,000 per BHBH bed created
• Shelter Operating subsidies are awarded based on the actual cost of operating BHBH beds and are available until June 2027.
• Additional subsidies available to support both sheltered and unsheltered clients
• Approved projects are expected to be completed within 12 months of award • Projects exceeding 12 months will be monitored to ensure reasonable progress is being made
5 BRIDGE SHELTER BEHAVIORAL
HEALTH PROJECT
–
CAPITAL IMPROVEMENTS
• Increase height of dividing walls in dorms to provide additional privacy for guests
• Purchase beds, mattresses and guest storage solutions to accommodate increased capacity
• Additional potential improvements include facility upgrades such as:
• HVAC
• Plumbing
• Kitchen
• Fire Safety
6 BRIDGE SHELTER BEHAVIORAL
HEALTH PROJECT
–
OPERATIONS
• The BHBH Program provides operating subsidies until June 2027 for shelter beds created with BHBH funds
• Funding is awarded based on the actual cost of operating BHBH beds • Current cost to operate the Bridge Shelter is $2,620,334 per year or $37,976 per bed • Estimated cost to operate 15 BHBH beds is $570,000 per year • The BHBH Program also provides funding for the provision of additional services to support current and future enrollees, including:
• Outreach & Engagement
• Housing Navigation
• Rental Assistance (supportive housing and specialized care facilities) • Purchase of essential household items
• The estimated award for these additional services is $148,000 per year • Total projected funding for Operations is $718,000 per year 7 1. Authorize submission of an application with the Orange County Health Care Agency to the California Department of Health Care Services for Behavioral Health Bridge Housing Program funds to increase capacity at the Bridge Shelter by adding 15 behavior health beds and associated services for individuals with Serious Mental Illness (SMI) or Substance Use Disorder (SUD), and appropriate all awarded funds to the Housing Authority’s Shelter Budget.
2. Authorize the City Manager or her designee to execute agreements and amendments to agreements to bring the Bridge Shelter Behavioral Health Project to fruition.
RECOMMENDATIONS
QUESTIONS?
City Council Meeting
August 1, 2023
RECOMMENDATIONS FROM CITY COUNCIL COMMITTEE
LIAISONS REGARDING CITY COMMITTEES
2 Overview
City Council
Set Goals, Objectives, and Policies for
the City.
Committees (8)
Provide policy recommendations to
City Council
Committees play an integral role in providing feedback and recommendations to staff and the City Council regarding public policy matters
Committees provide an excellent opportunity for community engagement and for residents to provide consistent input to the City Council.
Committees allow for public participation and comment on various specialized topics.
3 Background
• At the April 4, 2023 City Council meeting, after
receiving public input, the Mayor requested for each
Committee Liaison to meet with their respective
Committees and provide recommendations regarding
each Committee’s scope, membership, Ad Hoc
Committee formation criteria, alternates, etc.
4 Staff recommends that the City Council approve the
recommendations of the City Council Committee Liaisons as follows:
1. Review and approve the City Council Liaisons recommendations on the Committees’ Scopes of Work
2. Streamline all Committees to seven (7) members, through attrition as terms expire, except for the Active Transportation Committee, Mobile Home Park Advisory Committee and the Traffic Impact Fee Committee.
3. Consent to the formation of an Ad Hoc Committee (e.g. standing committees, subcommittees, working groups) upon approval of the City Council Liaison and City Attorney.
4. Request staff to meet with the Costa Mesa Historical Society on a potential merger of the Society and the Historical Preservation Committee.
5. Approve revised Council Policy 000.2, with City Council’s recommendations to be incorporated.
Questions?
APPOINTMENT TO THE
PLANNING COMMISSION
City Council Meeting
August 1, 2023
2 Planning Commission
• Council Member Marr make one (1) member appointment
to the Planning Commission (term expiration of January
2027), with approval by the City Council.
AUTHORIZATION OF PARK
RANGER (HARPER PARK) &
UPDATE REGARDING ENHANCED
WESTSIDE SECURITY
City Council Meeting
Tuesday, August 1, 2023
2 Background
• Increase access to open space for recreational community use. • City and NMUSD staff worked collaboratively to identify school sites, specifically on the Westside, to meet the community’s need for open space.
• Address issues at the school field adjacent to Harper Park and the safety of students while providing community access. • Determine the need for additional resources to ensure the safety and security of fields on school sites as well as the residents.
3 Additional Resources
Areas of Concern
• Authorize one (1) full-time Park Ranger
position during school hours
• Patrol and monitor activity at Harper Park
and fields on weekdays during school
hours
• Educate and emphasize responsible pet
ownership
• Park Ambassadors can provide roving and
monitoring after-school hours and on
weekends
• Six-month Pilot Program to be revisited in
January 2024.
Staffing
• Safety of approximately 200 students
onsite
• Off-leash dogs
• Responsible pet ownership
• Access to field for residents
4 NMUSD Sites - Open Space for Recreational
Opportunities
Westside NMUSD School Fields
Proposed for After Hours Use
• Negotiating additional services at up
to four (4) school sites with the current
service provider, Lyons Security
Services, as needed.
• During afterschool hours on weekdays
and weekends.
• Proposed school sites:
• Rea Elementary
• Wilson Elementary
• Whittier Elementary
• Pomona Elementary
Security Services
5 1. Authorize an increase to the City’s Table of Organization by one full-time Park Ranger position in the Police
Department and increase the Fiscal Year 2023-34
Adopted Budget accordingly.
2. Receive and file an update on upcoming amendments
negotiated by the City Manager to the existing Lyons
Security Services agreement to increase access to open
space at up to four elementary school sites on the
Westside (Rea, Wilson, Whittier, and potentially
Pomona), as previously approved by the City Council.
Recommendations
6 Thank You