Agenda packet — Costa Mesa City Council, July 15, 2025 (part 4 of 4)

contaminated soils, including soils that could potentially be imported to the site, would be assessed to confirm that they are handled in compliance with all applicable regulatory guidance. DTSC does not recommend a SMP be used as a primary cleanup plan.

DTSC recommends that any potential contamination be fully characterized and then remediated under the oversight of a self-certified local agency, DTSC or a Regional Water Quality Control Board as a SMP alone cannot sufficiently identify and document the potential contaminants that may pose a threat to human health and the environment. DTSC recommends that a cleanup plan, a Removal Action Workplan or Remedial Action Plan, be prepared to adequately address all site impacts after complete characterization. If entering into one of DTSC’s cleanup plans such as a voluntary agreement, please note that DTSC uses a single standard Request for Lead Agency Oversight Application for all agreement types. Please apply for DTSC oversight using this link: Request for Agency Oversight Application.

Submittal of the online application includes an agreement to pay costs incurred during agreement preparation. If you have any questions about the application portal, please contact your Regional Brownfield Coordinator.

2. DTSC recommends that all imported soil and fill material should be tested to assess any contaminants of concern meet screening levels as outlined in DTSC's Preliminary Endangerment Assessment Guidance Manual.

Additionally, DTSC advises referencing the DTSC Information Advisory Clean Imported Fill Material Fact Sheet if importing fill is necessary. To minimize the possibility of introducing contaminated soil and fill material there should be documentation of the origins of the soil or fill material and, if applicable, sampling be conducted to ensure that the imported soil and fill material are suitable for the intended land use. The soil sampling should include analysis based on the source of the fill and knowledge of prior land use. Additional information can be found by visiting DTSC’s Human and Ecological Risk Office (HERO) webpage.
651
Victor Mendez
April 3, 2025

Page 3 ends

DTSC appreciates the opportunity to comment on the DEIR for Victoria Place Project.

Thank you for assisting in protecting California’s people and the environment from the harmful effects of toxic substances. If you have any questions or would like clarification on DTSC’s comments, please respond to this letter or via CEQA Review email for additional guidance.

Sincerely,
Dave Kereazis
Associate Environmental Planner
HWMP-Permitting Division – CEQA Unit
Department of Toxic Substances Control
[email protected]
652
Victor Mendez
April 3, 2025

Page 4 ends

cc: (via email)
Governor’s Office of Land Use and Climate Innovation
State Clearinghouse
[email protected]
Kristen Bogue
Project Manager
Michael Baker International
[email protected]
Tony Weeda
Project Applicant

WMC LLC
[email protected]
Tamara Purvis
Associate Environmental Planner
HWMP - Permitting Division – CEQA Unit
Department of Toxic Substances Control
[email protected]
Scott Wiley
Associate Governmental Program Analyst
HWMP - Permitting Division – CEQA Unit
Department of Toxic Substances Control
[email protected]
653

VICTORIA PLACE PROJECT
Final Initial Study/Mitigated Negative Declaration

May 2025 2-7 Responses to Comments

A1. RESPONSES TO COMMENTS FROM DEPARTMENT OF TOXIC

SUBSTANCE CONTROL, DAVE KEREAZIS, ASSOCIATE
ENVIRONMENTAL PLANNER, APRIL 3, 2025.

A1-1 The commentor states that Mitigation Measure HAZ -1, which requires the preparation of implementation of a Soil Management Plan, would not adequately identify and document the potential contaminants on -site that may pose a risk to human health. The commenter recommends that any potential contamination on- site should be fully characterized and remediated under the oversight of a self -certified local agency, DTSC or a Regional Water Quality Control Board. Additionally, the commentor also recommends that the proposed project prepare and implement a cleanup plan, a Removal Action Workplan, or Remedial Action Plan.

As discussed in the Public Review Draft IS/MND Section 4.9, Hazards and Hazardous Materials (page 4.9-2 through 4.9-4), based on the 220-234 Victoria Phase II ESA, these areas of limited releases to on- site soils were below regulatory screening levels for the existing uses at the project site. However, the proposed project would disturb these materials during site grading activities, which could expose construction workers to these hazardous substances in on- site soils. Further, as disclosed on Public Review Draft IS/MND page 4.9-4, Operations, Soil Vapor Intrusion, the proposed project would change existing on- site land uses from commercial to residential uses. Based on the Phase II ESA, existing releases to soil and soil gas present in limited areas of the project site could result in accidental conditions involving existing on- site soils as well as the release of soil gas into on-site residential structures during project operations.

The project would be required to implement Mitigation Measure HAZ -1, which requires the implementation of a Soil Management Plan (SMP) during grading activities. The SMP would provide guidance on measures for managing soils during site grading activities. S oil management measures would include soil sampling for potential contaminated soils. In the event that contaminated soils are encountered, testing to determine contamination levels before the import, export, or re -use of the soil for residential purposes. For any contaminated soils that exceed existing Federal, State, and/or local human health screening levels, the soil shall be disposed off-site in accordance with applicable Federal, State, and local regulations.

However, the project would be required to comply with Mitigation Measure HAZ -1, which would require the proper characterization of on-site soils during site grading, as well as the proper reuse or disposal at an appropriate landfill facility. Such manageme nt of on -site soils during grading activities would remove soils that present a concern with residential uses at the project site. With compliance of Mitigation Measure HAZ -1, proper use of on- site soils for future residential use would be minimized and impacts associated with accidental conditions from existing on-site soil and soil gas would be reduced to less than significant levels.

Notwithstanding, the project must comply with applicable local, State, and federal law s and regulations that minimizes hazardous exposure to the public and environment. Pursuant to existing laws/regulations and as enforced through HAZ -1, the SMP is required to include a decision framework and specific risk management measures for managing soil, including any 654

VICTORIA PLACE PROJECT
Final Initial Study/Mitigated Negative Declaration

May 2025 2-8 Responses to Comments
soil import/export activities, in a manner protective of human health and consistent with applicable regulatory requirements. Should regulatory requirements include participation in f ull characterization and remediation under the oversight of a self-certified local agency, DTSC or a Regional Water Quality Control Board, the applicant would be required by law to do so. If required by law, t he applicant would be required to prepare and implement a cleanup plan, Removal Action Workplan, or Remedial Action Plan, if required by a self-certified local agency, DTSC or a Regional Water Quality Control Board. As concluded by the Public Review Draft IS/MND, with compliance with existing regulations as well as implementation of Mitigation Measure HAZ-1, impacts in this regard would be less than significant.

A1-2 As discussed in Public Review Draft IS/MND Section 2.4, Phasing/Construction, project earthwork would require approximately 8,570 cubic yards of cut/fill. However, it should be noted that the grading would be balanced on- site and thus, no import or export of soils/fill materials would be required.

655
656
657
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Final Initial Study/Mitigated Negative Declaration

May 2025 2-12 Responses to Comments
A2. RESPONSES TO COMMENTS FROM CALIFORNIA DEPARTMENT OF TRANSPORTATION, SCOTT SHELLEY, BRANCH CHIEF – LOCAL

DEVELOPMENT REVIEW/CLIMATE CHANGE/TRANSIT GRANTS, APRIL 28, 2025.

A2-1 As discussed in Public Review Draft IS/MND Section 2.3, Project Characteristics (page 2-10), new sidewalks would be constructed along the project frontage at Victoria Place which would allow pedestrian access to the project site, as well as entry sidewalks from private streets to front entries for each unit. New sidewalk and walkways would comply with the City of Costa Mesa’s Municipal Code requirements for building pedestrian access and circulation.

A2-2 As discussed in Public Review Draft IS/MND Section 4.14, Population and Housing (page 4.14- 1), the proposed project would introduce up to 101 new residents and would represent a nominal increase in the City’s population. Of these 101 new residents, only a nominal number of pedestrians would be accessing the City’s pedestrian network at any given time. As such, the existing pedestrian facilities (i.e., sidewalks, crosswalks) at the off-site intersections of Victoria Place/Newport Boulevard and Victoria Place/Victoria Street would adequately service the proposed project.

A2-3 As discussed in Public Review Draft IS/MND Section 4.17, Transportation (page 4.17- 2), Mitigation Measure TRA-1 would require the review and approval of a Traffic Management Plan (TMP) by the City Traffic Engineer. The TMP would ensure that bicycle lanes, pedestrian sidewalks, and bus stops remain open and accessible, to the greatest extent feasible, during construction. In the event that that access cannot be maintained, bicycle lanes, pedestrian sidewalks, and/or bus stops would be re- routed to ensure connectivity. As such, the proposed project would incorporate detours and safety measures in the TMP and impacts pertaining to transportation safety during construction would be reduced to less than significant levels.

A2-4 This comment is acknowledged. The commenter does not raise new environmental information or directly challenge information provided in the Public Review Draft IS/MND; no further response is required.

A2-5 As discussed in Public Review Draft IS/MND Section 4.17, Transportation (pages 4.17-1 through

4.17-2), the topic of multimodal transportation options (i.e., roadways, transit [Orange County Transportation Authority], bicycle, and pedestrian facilities) are discussed. Additionally, the proposed project would not change existing pedestrian, bicycle, and transit facilities in the project area. It would also be noted that the proposed project would include new sidewalks and a new Class II Bicycle Lane along the frontage of Victoria Place. To emphasize the Class II Bicycle Lane proposed along Victoria Place, the following minor correction is made to the Public Review Draft IS/MND Section 2.3, Project Characteristics (page 2- 10) and is reflected below and in Section 3.0, Errata, of this Final IS/MND. Additionally, Public Review Draft IS/MND Section 4.17 (page 4.17- 2) discusses that the proposed project would not conflict with program plan, ordinance, or policy which encourages multimodal transportation options.

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Final Initial Study/Mitigated Negative Declaration

May 2025 2-13 Responses to Comments
Section 2.3, Project Characteristics, Page 2-10

Vehicular site access would be provided via two unsignalized driveways at the southern end of the project along Victoria Place; refer to Exhibit 2-3. Both driveways connect to internal drive aisles that form an “H”-shaped roadway pattern on-site. The 25-foot-wide internal drive aisles would also serve as fire access lanes pursuant to the City’s Municipal Code requirements. New sidewalks would be constructed along the project frontage at Victoria Place which would allow pedestrian access to the residential community. The project also proposes locking residential pedestrian gates for pedestrian access for all on -site residents only. The proposed project would also construct a new Class II bike lane with a two-foot buffer along Victoria Place per the City Development Standards; refer to Exhibit 2-3.

A2-6 As discussed in Public Review Draft IS/MND Section 4.8, Greenhouse Gas Emissions (pages

4.8-7 through 4.8- 11), the proposed project would emphasize land use patterns and include design features that facilitate multimodal transportation options. Such features include proximity to destinations, located within one mile of existing bus stops serviced by the Orange County Transportation Authority, bicycle parking, a new Class II Bicycle Lane, and installation of new pedestrian sidewalks. As such, implementation of the proposed Class II Bicycle Lane, new sidewalks, and bicycle parking would encourage future residents to utilize multimodal transportation alternatives. A s discussed in Public Review Draft IS/MND Section 4.17, Transportation (Page 4.17-4), the proposed project would meet three transportation screening criteria and was determined to have a less than significant impact on transportation. Specifically, the proposed project would generate less than 110 daily trips, is located in an area classified as a low VMT zone, and would meet the criteria under a Transit Priority Area Screening criteria.

Lastly, as discussed in Public Review Draft IS/MND Section 4.3, Air Quality, the proposed project would not conflict with the South Coast Air Quality Management District 2022 Air Quality Management Plan and would not result in emissions that exceed applicable air quality thresholds. As such, the proposed project would not result in a significant impact on air quality.

A2-7 As discussed in Public Review Draft IS/MND Section 2, Project Description (page 2- 1) and Exhibit 2-2, Site Vicinity, the project site is located within the boundaries of Assessor’s Parcel Numbers 419- 111-19 through - 21). Additionally, off -site improvements (i.e., utility lines installation, installation of new pedestrian sidewalks and bike lane) would occur throughout Victoria Place right-of-way only. No physical improvements would occur within Caltrans R/W.

A2-8 As discussed in Response to Comment A2-7, construction would not occur within Caltrans R/W.

Additionally, preparation of all project plans and traffic control plans would comply with all applicable State and local regulations. T

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VICTORIA PLACE PROJECT
Final Initial Study/Mitigated Negative Declaration

May 2025 3-1 Errata

3.0 ERRATA
Changes to the Public Review Draft Initial Study/Mitigated Negative Declaration (IS/MND) are noted below. A double-underline indicates additions to the text; strikethrough indicates deletions to the text. These clarifications and modifications are not considered to result in any new or substantially greater significant impacts as compared to those identified in the Public Review Draft IS/MND. The changes to the Public Review Draft IS/MND do not affect the overall conclusions of the environmental document. Changes are listed by page and, where appropriate, by paragraph.

Table of Contents, Page iii, List of Exhibits, 12 Lines/Exhibits Down Exhibit 2-6 Concep tual Landscape Plan................................................................................. 2-16 Exhibit 2-6a Conceptual Landscape Plan – Project Frontage................................................. 2-16 Exhibit 2-6b Conceptual Landscape Plan – Project Site......................................................... 2-17 Exhibit 2-7 Conceptual Utility Plan……........................................................................... 2-18 2-19 Section 2.2, Environmental Setting, Page 2-1, Table 2-1, Existing Structures Table 2-1
Existing Structures
Tenant/Business Use Square Footage/Units
220 Victoria Street
Suite A Storage 500 square feet
Suite B Boat Storage and Commercial Retail
(Harvey’s Boat Storage) 1,400 square feet
222 Victoria Street
Suite A Commercial Retail (Allied Lighting) 6,834 square feet 234 Victoria Street
Suite A
Originally constructed as residential use,
but has been utilized for commercial
purposes for the past 58 years (Currently
Vacant)
1 Unit Approximately 2,000 square
feet
Suite B Commercial (Suburban Plumbing) 2,333 square feet 236 Victoria Street
-- Suite A Commercial Retail (Battery Mart) 5,500 square feet Total Commercial Square Footage 18,567 square feet
Section 2.3, Project Characteristics, Page 2-10, Subsection Site Access and Parking, First Paragraph
Vehicular site access would be provided via two unsignalized driveways at the southern end of the project along Victoria Place; refer to Exhibit 2-3. Both driveways connect to internal drive aisles that form an “H” -shaped roadway pattern on- site. The 25 -foot-wide internal drive aisles 661

VICTORIA PLACE PROJECT
Final Initial Study/Mitigated Negative Declaration

May 2025 3-2 Errata
would also serve as fire access lanes pursuant to the City’s Municipal Code requirements. New sidewalks would be constructed along the project frontage at Victoria Place which would allow pedestrian access to the residential community. The project also proposes locking residential pedestrian gates for pedestrian access for all on-site residents only. The proposed project would also construct a new Class II bike lane with a two-foot buffer along Victoria Place per the City ’s Development Standards; refer to Exhibit 2-3.

Section 2.3, Project Characteristics, Page 2-16, Subsection Open Space and Landscaping (Continued), First Paragraph
Landscaping would be installed at Victoria ParkwayPlace as well as within the new community; refer to Exhibit 2-6, Conceptual Landscape Plan Exhibit 2 -6a, Conceptual Landscape Plan – Project Frontage, and Exhibit 2-6b, Conceptual Landscape Plan – Project Site. The landscaping area in front of the detached units along Victoria Place would consist of fauna and flora gardens with pedestrian walkways into the residential community. Additionally, the landscaping along Victoria PlaceVictoria Parkway has been designed to include seating areas, shade trees, lush landscaping, bioswale, and other amenities. Other ornamental landscaping would be installed throughout the project site, including along the project frontage, drive aisles, building perimeters, and entryways; refer to Exhibit 2-6b Exhibit 2-6. Planting materials would include a variety of trees (i.e., Bloodgood London Plane, Afghan Pine, Brisbane Box, Hopseed Bush, etc.), shrubs (i.e., Atlas Fescue, Spanish Lavender, Blue Flame Agave, etc.), and groundcover.

Section 2.3 , Pro ject Characteristics, Page 2 -16, Subsection Utilities and Services, First Bullet Point
• Water. The project site would be served by the Mesa Water District (MWD). The project proposes private one-inch service water laterals that connect to the existing 12-inch water main in Victoria Place. The western portion of the project would connect to a proposed 6- inch water main in the western portion of the landscaping area fronting Victoria PlaceVictoria Parkway. The new 6-inch water main would then connect to an existing 12- inch water main in Victoria Place. The eastern portion of the project site would connect to the existing 12 -inch water main in Victoria Place near the central portion of the project frontage.

Section 2.3, Pro
ject Characteristics, Page 2 -16, Subsection Utilities and Services, Third Bullet Point
• Drainage. The project proposes to construct an on-site storm drain system with a modular wetland system. The project proposes to construct private four- to eight-inch storm drains throughout the site. The new storm drains would convey storm water flows to the modular wetland system unit at the southeast corner of the landscaping area fronting Victoria Placein Victoria Parkway to be treated before being conveyed to the existing 24-inch storm drain in Victoria Place at one point of connection. Should the storm event exceed the capacity of the modular wetland system unit, the water would bypass the system to flow into the existing storm drain. Additionally, an 18 -inch outlet pipe would be installed to connect to the proposed curb opening catch basin near the Newport Boulevard and 662

VICTORIA PLACE PROJECT
Final Initial Study/Mitigated Negative Declaration

May 2025 3-3 Errata
Victoria Place intersection; refer to Exhibit 2-7. The new outlet pipe would be installed via trenching.

Section 2.3, Project Characteristics, Page 2-17
Removed Exhibit 2 -6, Conceptual Landscape Plan, and included two new exhibits. The new exhibits include Exhibit 2-6a, Conceptual Landscape Plan – Project Frontage, and Exhibit 2-6b, Conceptual Landscape Plan – Project Site.

Section 4.1 , Aesthetics, Page 4.1-3, Table 4.1 -1, General Plan Consistency Analysis Governing Scenic Quality
Table 4.1-1
General Plan Consistency Analysis Governing Scenic Quality Relevant Section Consistency Analysis
Goal CD-1 Strengthen the image of the City as experienced from sidewalks and roadways.

Consistent. New public sidewalks would be constructed
along the project frontage at Victoria Place which would allow pedestrian access to the residential community . Landscaping would be installed along the project site frontage abutting Victoria Placeat Victoria Parkway as well as within the new community; refer to Exhibit 2 -6, Conceptual Landscape Plan Exhibit 2-6a, Conceptual Landscape Plan – Project Frontage and Exhibit 2-6b, Conceptual Landscape Plan – Project Site.

The landscaping area in front of the detached units along Victoria Place would consist of fauna and flora gardens with pedestrian walkways into the residential community. The project also proposes locking residential pedestrian gates for pedestrian access into the project site for resident access only.

663
Exhibit 2-6a
Conceptual Landscape Plan – Project Frontage
Source: Studio Berzunza 2025
05/2025 • JN 204361

VICTORIA PLACE PROJECT
Garage
Entry
Office
Bath
Up
Clst.

Garage
Entry
Office
Bath
Up
Clst.

Garage
EntryOffice
Bath
Up
Clst.
306 S.F. Garage
Entry Office
Bath
Up
Clst.

Garage
EntryOffice
Bath
Up
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Garage
Entry
Office
Bath
Up
Clst.

Garage
Entry Office
Bath
Up
Clst.
306 S.F.Garage
Entry Office
Bath
Up
Clst.
306 S.F.
36" box
36" box
36" box
36" box
36" box
36" box
36" box
36" box
36" box

BRIDGEBRIDGE
36" box
36" box
36" box
36" box
36" box
36" box
36" box
36" box
36" box
36" box
36" box
36" box
36" box
36" box

BRIDGEBRIDGE
36" box
36" box
36" box
36" box
36" box
36" box
A A

00.1 1.00
No.
© V3 STUDIO BERZUNZA EXPRESSLY RESERVES ITS COMMON LAW COPYRIGHT & OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE

REPRODUCED, CHANGE OR COPIED IN ANY FORM OR MANNER WHATSOEVER,

NOR ARE THEY TO BE ASSIGNED TO ANY THIRD PARTY, WITHOUT FIRST OBTAINING THE EXPRESSED PERMISSION & CONSENT OF V3 STUDIO BERZUNZA. THESE

DOCUMENTS ARE INTENDED TO ONLY COMMUNICATE DESIGN INTENT AND SHALL

NOT BE USED TO COMMUNICATE ANY CONSTRUCTION MEANS,

METHODS, TECHNIQUES, SEQUENCE OR PROCEDURES, OR FOR SAFETY PRECAUTION IN CONNECTION WITH THE PROJECT.
north

TWO WORKING DAYS BEFORE YOU DIG

SERVICE ALERT TOLL FREE

CODE REQUIRES A DIG ALERT IDENTIFICATION
SECTION 4216/4217 OF THE GOVERNMENT
NUMBER BE ISSUED BEFORE A "PERMIT TO
EXCAVATE" WILL BE VALID. FOR YOUR DIG
ALERT I.D. NUMBER CALL UNDERGROUND
1-800-422-4133
L

DATE DESCRIPTION
5000 Birch St. Ste. 3000
Newport Beach, CA 92660
t: 714.795.8080
e: [email protected]
L U X U R Y L A N D S C A P E D E S I G N +

VLADIMIR BERZUNZA

PRINCIPAL VISIONARY DESIGNER
1024 BAYSIDE DR. ST.109
NEWPORT BEACH CA 92660
ATTE: TONY WEEDA
0 SCALE:
feet8 16 24
1/8" = 1'-0"

NOT TO SCALE
664
Exhibit 2-6b
Conceptual Landscape Plan – Project Site
Source: Studio Berzunza 2025
05/2025 • JN 204361

VICTORIA PLACE PROJECT
Garage
Entry
Office
Bath
Up
Clst.

Garage
Entry
Office
Bath
Up
Clst.

Garage
Entry
Office
Bath
Up
Clst.
36" box 36" box36" box36" box 36" box
36" box 36" box36" box36" box 36" box
A A

00.4 1.01
No.
© V3 STUDIO BERZUNZA EXPRESSLY RESERVES ITS COMMON LAW COPYRIGHT & OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE

REPRODUCED, CHANGE OR COPIED IN ANY FORM OR MANNER WHATSOEVER,

NOR ARE THEY TO BE ASSIGNED TO ANY THIRD PARTY, WITHOUT FIRST OBTAINING THE EXPRESSED PERMISSION & CONSENT OF V3 STUDIO BERZUNZA. THESE

DOCUMENTS ARE INTENDED TO ONLY COMMUNICATE DESIGN INTENT AND SHALL

NOT BE USED TO COMMUNICATE ANY CONSTRUCTION MEANS,

METHODS, TECHNIQUES, SEQUENCE OR PROCEDURES, OR FOR SAFETY PRECAUTION IN CONNECTION WITH THE PROJECT.
north

TWO WORKING DAYS BEFORE YOU DIG

SERVICE ALERT TOLL FREE

DATE DESCRIPTION
5000 Birch St. Ste. 3000
Newport Beach, CA 92660
t: 714.795.8080
e: [email protected]
L U X U R Y L A N D S C A P E D E S I G N +

VLADIMIR BERZUNZA

PRINCIPAL VISIONARY DESIGNER
1024 BAYSIDE DR. ST.109
NEWPORT BEACH CA 92660
ATTE: TONY WEEDA
0 SCALE:
feet8 16 24
1/8" = 1'-0"

NOT TO SCALE
665

VICTORIA PLACE PROJECT
Final Initial Study/Mitigated Negative Declaration

May 2025 3-6 Errata
Section 4.1, Aesthetics, Page 4.1-6, Table 4.1-2 (Continued), Municipal Code Consistency Analysis Governing Scenic Quality, No. 4
Table 4.1-2
Municipal Code Consistency Analysis Governing Scenic Quality Relevant Section Consistency Analysis
(4) The proposed residences have adequate
separation and screening from adjacent
commercial uses through site planning
considerations, structural features,
landscaping, and perimeter walls.

Consistent. The proposed project would install appropriate seven-foot-high perimeter concrete block walls to the west, north, and east consistent with Municipal Code 13-75, Fences and walls. Proposed landscaping would Landscaping would be installed along the project site frontage abutting Victoria Placeat Victoria Parkway as well as within the new
community; refer to Exhibit 2-6 Exhibit 2 -6a and 2- 6b. The landscaping area in front of the detached units along Victoria Place would consist of fauna and flora gardens with
pedestrian walkways into the residential community.

Additionally, the Victoria Parkway landscaping area along the project site frontage abutting Victoria Place has been
designed to include seating areas, shade trees, lush
landscaping, bioswale, and other amenities. Other ornamental landscaping would be installed throughout the project site, including along the project frontage, drive aisles, building perimeters, and entryways; refer to Exhibit 2 -6 Exhibit 2 -6a and 2-6b. Planting materials would include a variety of trees (i.e., Bloodgood London Plane, Afghan Pine, Brisbane Box, Hopseed Bush, etc.), shrubs (i.e., Atlas Fescue, Spanish Lavender, Blue Flame Agave, etc.), and groundcover.

Section 4.1 , Aesthetics, Page 4.1-9, Table 4.1- 1, Subsection Standard Conditions of Approval
Standard Conditions of Approval:

SCA AE-8 All noise -generating construction activities shall be limited to 7 a.m. to 7 p.m.

Monday through Friday and 9 a.m. to 6 p.m. Saturday. Noise- generating construction activities shall be prohibited on Sunday and the following federal holidays: New Year's Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day and Christmas Day
SCA AE-9 Prior to the issuance of Building Permits, the Applicant shall submit a Lighting Plan and Photometric Study for the approval of the City’s Economic and Development Services Department. The Lighting Plan shall demonstrate compliance with the following: (a) Lighting design and layout shall limit spill light to no more than 0.5 foot candle at the property line of the surrounding neighbors, consistent with the level of lighting that is deemed necessary for safety and security purposes on site. (b) Glare shields may be required for select light standards.

SCA AES-10 On-sit
e lighting shall be provided in all parking areas, vehicular access ways, and along major walkways. The lighting shall be directed onto driveways and walkways 666

VICTORIA PLACE PROJECT
Final Initial Study/Mitigated Negative Declaration

May 2025 3-7 Errata
within the project and away from dwelling units and adjacent properties to minimize light and glare impacts, and shall be of a type approved by the Director of Economic and Development Services.

Section 4.10 , Hydrology and Water Quality, Page 4.10-8, Subsection Operations, First Paragraph
At project completion, the project site would not include large areas of exposed soils that would be subject to runoff. Rather, any unpaved areas would be improved with landscaping to minimize the potential for erosion or siltation on- or off-site; refer to Exhibit 2-6, Conceptual Landscape Plan Exhibit 2 -6a, Conceptual Landscape Plan – Project Frontage and Exhibit 2- 6b, Conceptual Landscape Plan – Project Site…

Section 4.11, Land Use and Planning, Page 4.11-3, Table 4.11-1, General Plan Consistency Analysis
Table 4.11-1
General Plan Consistency Analysis
Relevant Policies Project Consistency Analysis
Policy LU-2.7: Permit the construction of buildings over two stories or 30 feet only when it can be shown that the
construction of such structures will not adversely impact surrounding developments and deprive existing land uses of adequate light, air, privacy, and solar access.

Consistent: The project site is relatively flat and developed with commercial retail buildings, housing, and storage yards ; surrounding land uses include a mixture of commercial and residential uses. The proposed three- story duplexes and three-story single -family detached units would have a
maximum building height of 39 feet and six inches measured from above natural/finished grade. Building elevations are shown on Exhibits 2 -5a, Project Site Building Elevations , through 2-5e, Building Elevations – Renderings. As detailed, the three- story duplexes and three- story single -family detached units would have a maximum building height of 39 feet and six inches measured from above natural/finished grade. A seven-foot-tall concrete block wall is proposed along the site perimeter except along Victoria Place. The block wall would be designed in accordance with Municipal Code
Section 13.75, Fences and walls . Wood fencing would be provided between the private backyards of each duplex unit.

A motor -operated swinging gate would be pres ent at the entrance of the two driveways along Victoria Place. The motor-operated swinging gate would only permit the entry of residents, guests, and public services (i.e., police, fire protection services, trash collection services, etc.). As such, the project would provide internal privacy to residents while ensuring that adjacent uses are not deprived of privacy. The project site is located in a highly developed, urbanized area with existing sources of light; the project’s light impacts are further evaluated in Section 4.1, Aesthetics.

Policy LU -2.9: Require appropriate building setbacks,
structure orientation, and placement windows to consider the Consistent: The proposed Master Plan would include
development standards for structural setbacks and distances between project buildings and between adjacent properties; 667

VICTORIA PLACE PROJECT
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May 2025 3-8 Errata
privacy of adjacent residential structures within the same project and on adjacent properties.
all setbacks would extend to the public right -of-way (i.e., the sidewalk easement). Additionally, all setbacks would be consistent with Municipal Code Article 12, Section 13- 83.64, Residential Incentive Overlay District Development
Standards; refer to Table 4.11-2 , Residential Incentive Overlay District Development Standards Consistency
Analysis, below.

Policy LU-2.11: Ensure adequate noise attenuation in urban design, such as walls for sound attenuation, development of landscaped greenbelts, provision of landscape berms, etc.

Consistent. Refer to Response to Policy LU -2.7 regarding proposed walls and fencing. Additionally, ornamental
landscaping would be installed throughout the project site, including along the project frontages, drive aisles, building perimeters, and entryways, and would include a variety of trees, shrubs, and groundcover; refer to Exhibit 2 -6,
Conceptual Landscape Plan Exhibit 2 -6a, Conceptual
Landscape Plan – Project Frontage and Exhibit 2-6b,
Conceptual Landscape Plan – Project Site.

Section 4.11, Land Use and Planning, Page 4.11-5, Table 4.11-1, General Plan Consistency Analysis, Last Four Rows
Table 4.11-1
General Plan Consistency Analysis
Relevant Policies Project Consistency Analysis
Policy LU-5.7: Encourage new development that
is organized around compact, walkable, mixed-use
neighborhoods and districts to conserve open
space resources, minimize infrastructure costs,
and reduce reliance on the automobile.

Consistent: The project proposes a residential development that would incorporate walkable spaces both on- site and along the public street frontage of Victoria Place. New public sidewalks would be constructed along Victoria Place which would allow pedestrian access east/west along the northern right -of-way, as well as into the new residential community. The public landscaping area along Victoria Place would consist of pedestrian walkways, seating areas, and shade trees.

Policy LU -5.11: Development plans shall be
required for all phased development and approvals
and shall be approved by the Planning and
Transportation Services Divisions prior to the
issuance of building permits.

Consistent: As detailed in Section 2.5 , Agreement, Permits and Approvals, the anticipated discretionary approvals therein (in addition to ministerial actions such as demolition permit, grading permit, building permits, encroachment permits, certificates of occupancy, etc.) have been requested by the A pplicant for this project and would require City discretionary approval prior to issuance of building permits.

Policy LU-5.12: Development plans shall include
an overall buildout plan, which can demonstrate
the ability of the circulation system to support the
proposed level of development.

Consistent: An analysis of the proposed project’s impacts on transportation and circulation in the project vicinity is included in Section

4.17, Transportation. The proposed project’s internal circulation and improvements to the City’s circulation system are not anticipated to cause significant traffic impacts, such as internal queuing/stacking at the project driveways, or create significant vehicle-pedestrian conflict points. Impacts to the circulation system were determined to be less than significant.

Land Use Goal LU-6: Economically Viable and Productive Land Uses that Increase the City’s Tax Base Policy LU-6.19: Provide flexibility and support for
development of residential, office, small retail
centers, and similar uses that would serve local
residents and would also benefit from the high
visibility along major corridors outside of significant commercial or industrial nodes.

Consistent: The project would include residential units within a site that is located adjacent to major arterial and secondary arterial streets (e.g., Fairview Road, Victoria Street, and Newport Boulevard).

The new
residential units would be located in proximity to existing commercial/retail uses, including those associated with the Triangle to the south.
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Section 4.11 , Land Use and Planning, Page 4.11-6, Table 4.11 -2, Residential Incentive Overlay District (RIOD) and Residential Common Interest Development (RCID):

Development Standards Consistency Analysis
Table 4.11-2
Residential Incentive Overlay District (RIOD) and Residential Common Interest Development (RCID):

Development Standards Consistency Analysis
Zone Development Standard Requirement Proposed Project
Does Project
Satisfy
Requirement?
RIOD Minimum Lot Area 0.5 acres 1.77 acres Yes
RCID Minimum Lot Area N/A N/A N/A

RIOD Maximum Density – Dwelling
Units Per Acre (du/ac) 30 du/ac = maximum 53 units 22.6 du/ac = 40 units Yes
RCID Maximum Floor Area Ratio
(FAR) 0.75 1.43 No1

RIOD Minimum Open Space 40 percent of total site area = minimum 30,840 square feet
34,578 square feet
32,437 square feet Yes RCID Minimum Open Space

Section 4.11, Land Use and Planning, Page 4.11-7, Table 4.11-2 (Continued), Residential Incentive Overlay District (RIOD) and Residential Common Interest Development (RCID):

Development Standards Consistency Analysis
Table 4.11-2
Residential Incentive Overlay District (RIOD) and Residential Common Interest Development (RCID):

Development Standards Consistency Analysis
Zone Development Standard Requirement Proposed Project
Does Project
Satisfy
Requirement?
RIOD Maximum Building Height
Three stories. Sites abutting R2-
MD zones shall incorporate a
stepped elevation from two to
three stories. Rooftop terraces
are permitted and not
considered a story.

Three stories (39
feet and six inches
measured from
above
natural/finished
grade)
Yes
RCID Maximum Building Height 2 stories/27 feet No1

RIOD
Landscape Setback Abutting
All Public Rights-of-Way,
Excluding Alleys
20 feet 20 feet Yes
RIOD
Landscaped Parkway
(Interior Private Streets or
Common Driveways)
Combined 10 feet wide, no less
than 3 feet on one side None No
1 RCID
Landscaped Parkway
(Interior Private Streets or
Common Driveways)
Combined 10 feet wide, no less
than 3 feet on one side.

Parkway on house side of
private street or common
None No1
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driveway shall be a minimum of
5 feet wide

RIOD Front 20 feet 20 feet Yes RCID Front

RIOD Side (Interior and Street) 20 feet (for 3 stories abutting R2-MD zones) 7 feet, 6 inches Yes
RCID Side (Interior and Street) 5 feet No1

RIOD Rear (Interior and Street) 20 feet (for 3 stories abutting R2-MD zones)
11 feet, 3 inches
No1
RCID Rear (Interior and Street)
20 feet for 2-story structures in
R2-MD and R2-HD zones; 15
feet for 2-story structures in the
R-3 zone. 10 feet for one story
structures.

N/A2

RIOD Storage N/A None Garage (390

SF) N/A
RCID Storage
Each unit shall provide 200
cubic feet of securable storage
exterior to the unit or within the
garage/carport.

None Garage (390
SF) No1Yes
Section 4.18, Tribal Cultural Resources, Page 4.18-1
Would the project:

Potentially
Significant
Impact
Less Than
Significant
Impact With
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
a. Cause a substantial adverse change in the significance of a tribal cultural resource, defined in Public Resources Code section 21074 as either a site, feature, place, cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural value to a California Native American tribe, and that is:

1) Listed or eligible for listing in the California Register of Historical Resources, or in a local register of historical resources as defined in Public Resources Code section
5020.1(k), or

2) A resource determined by the lead agency, in its
discretion and supported by substantial evidence, to be significant pursuant to criteria set forth in subdivision (c) of Public Resources Code Section 5024.1. In applying
the criteria set forth in subdivision (c) of Public Resource Code Section 5024.1, the lead agency shall consider the significance of the resource to a California Native
American tribe.
 

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Section 4.10, Utilities and Service Systems, Page 4.19-1 This section is primarily based upon the following technical studies included in Appendix H, Public Services and Utilities Correspondence:
• Will Serve Letter for 220, 222, 234, and 236 Victoria Place (Water Will Serve), prepared by Mesa Water District, November 27, 2024; and
• Proposed 40-Unit Housing Development at 220, 222, 234, and 236 Victoria Place, Costa Mesa: CMSD Will Serve Sewer Letter (Sewer Will Serve), prepared by Costa Mesa Sanitary District, January 8, 2025.
• Tentative Tract No. 19351, 220 Victoria Street, Conditions of Approval, prepared by City of Costa Mesa Public Works Department, April 22, 2025January 28, 2025.

Section 4.10, Utilities and Service Systems, Page 4.19-1, Subsection Water, First Paragraph The project site would be served by the Mesa Water District (MWD). The project proposes private one-inch water service water laterals that connect to the existing 12- inch water main in Victoria Place. The western portion of the project would connect to a proposed 6- inch water main in the western portion of the landscaping area fronting Victoria PlaceVictoria Parkway… Appendix B, Cultural Resources Assessment, Section 2.2 Project Characteristic, Page 2 , First Paragraph, First Sentence
The development would have a maximum building height of 39 feet, 6 six inches measured from above natural/finished grade...

Appendix
H, Public Services and Utilities Correspondence

Replacement of the last three pages of Appendix H, Tentative Tract No. 19351, 220 Victoria Street, Conditions of Approval, prepared by City of Costa Mesa Public Works Department (dated January 28, 2025), with the revised Tentative Tract No. 19351, 220 Victoria Street, Conditions of Approval, prepared by City of Costa Mesa Public Works Department (dated April 22, 2025).

671

CITY OF COSTA MESA
CALIFORNIA 92628-1200 P.O. BOX 1200

PUBLIC WORKS DEPARTMENT - ENGINEERING DIVISION
April 22, 2025
Costa Mesa Planning Commission
City of Costa Mesa
77 Fair Drive
Costa Mesa, CA 92626
SUBJECT:

LOCATION:

Dear Commissioners:

Tentative Tract No. 19351
220 Victoria Street
Tentative Tract Map No. 19351 as furnished by the Planning Division for review by the Public Works Department consists of subdividing two lots into one numbered lot for condominium purposes.

Tentative Tract Map No. 19351 meets with the approval of the Public Works Department, subject to the following conditions:

1. The Tract shall be developed in full compliance with the State of California Subdivision Map Act and the City of Costa Mesa Municipal Code (C.C.M.M.C.), except as authorized by the Costa Mesa City Council and/or Planning Commission. The attention of the Subdivider and his engineer is directed to Section 13-208 through 13-261 inclusive, of the Municipal Code.

2. The Subdivider shall conduct soil investigations and provide the results to the City of Costa Mesa Engineering and Building Divisions pursuant to Ordinance 97-11.

3. Copy of the Final Tract Map shall be submitted to the Engineering Division for checking. Map check fee shall be paid per C.C.M.M.C. Section 13-231.

4. A current copy of the title search shall be submitted to the Engineering Division with the first submittal of the Final Tract Map.

5. Dedicate an ingress/egress easement to the City for emergency and public security vehicles purposes only. Maintenance of easement shall be the sole responsibility of a Homeowners Association formed to conform to Section 13-41 (e) of the C.C.M.M.C.

6. Vehicular and pedestrian access rights to Victoria Street shall be released and relinquished to the City of Costa Mesa except at approved access locations.

7. Dedicate easements as needed for public utilities.

8. Prior to recordation of a Final Tract Map, the surveyor/engineer preparing the map shall tie the boundary of the map into the Horizontal Control System established by the County Surveyor in a manner described in Subarticle 12, Section 7-9-337 of the Orange County Subdivision Code.

9. Prior to recordation of a Final Tract Map, the surveyor/engineer preparing the map shall submit to the County Surveyor a digital-graphics file of said map in a manner described in Subarticle 12, Section 7-9-337 of the Orange County Subdivision Code.

PHONE: (714) 754-5335
77 FAIR DRIVE
FAX: (714) 754-5028 www .costa mesa ca .gov
672
Planning Commission 2025

10. Survey monuments shall be preserved and referenced before construction and replaced after construction, pursuant to Section 8771 of the Business and Profession Code.

11. The elevations shown on all plans shall be based on the County of Orange Benchmark Datum.

12. Prior to recordation of a Final Tract Map, submit required cash deposit or surety bond to guarantee monumentation. The deposit amount shall be determined by the City Engineer.

13. Submit required cash deposit or surety bond to guarantee construction of off-site street improvements at time of permit per Section 15-32, C.C.M.M.C. and as approved by City Engineer.

Amount to be based on construction cost estimate prepared by Engineer and approved by City Engineer. The Subdivider and City shall enter into an agreement for the installation of the offsite improvements as provided in Section 66462 of the California Subdivision Map Act.

14. Prior to occupancy on the Tract, the surveyor/engineer shall submit to the City Engineer a Digital Graphic File, reproducible mylar of the recorded Tract Map, an approved Offsite Plan and nine copies of the recorded Tract Map.

15. Submit for approval to the City of Costa Mesa preliminary plans that shows the undergrounding of utility poles along the project's frontage, including any poles across the street which are only servicing the existing property and that will not be utilized to the extent practical or feasible.

16. Submit for approval to the City of Costa Mesa final design plans approved for construction that shows all proposed above and/or underground utilities within the public right-of-way required for the construction of this project. Any proposed facilities within the public right-of-way shall be approved by the City Engineer including but not limited to water, power, gas or telecommunication services.

17. Construct a common area for passive recreation purposes in front of the project as shown on the preliminary landscape plan. The maintenance of this area shall be responsibility of the homeowner association. All improvements in the public right-of-way associated with the passive recreation area shall be subject to the approval of the City Engineer.

18. Obtain an Encroachment Permit from the City of Costa Mesa, Engineering Division, at the time of development and then remove any existing driveways and/or curb depressions that will not be used and replace with full height curb and sidewalk.

19. Obtain an Encroachment Permit from the City of Costa Mesa, Engineering Division, at the time of development and then reconstruct P.C.C. sidewalk per City of Costa Mesa Standards as shown on the Offsite Plan, including four (4) feet clear around obstructions in the sidewalk.

20. Obtain an Encroachment Permit from the City of Costa Mesa, Engineering Division, at the time of development and then construct P.C.C. driveway approaches per City of Costa Mesa Standards as shown on the Offsite Plan. Location and dimensions are subject to the approval of the Transportation Services Manager.

21. Submit for approval to the City of Costa Mesa, Engineering Division, Street Improvement and Storm Drain Plans, that show Sewer and Water Improvements, prepared by a Civil Engineer registered in the State of California.

22. Construct a catch basin within the public right-of-way and connect to the City storm drain system.

23. Prior to the issuance of the certificate of occupancy, the two existing 8" diameter storm drains downstream of the project site on Victoria Place shall be replaced with 18" diameter reinforced concrete pipes. This improvement shall be completed to the satisfaction of the City Engineer and prior to slurry sealing the roadway.

Page 2 of 3 ends

673
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4.0 MITIGATION MONITORING

AND REPORTING PROGRAM

The California Environmental Quality Act (CEQA) requires that when a public agency completes an environmental document which includes measures to mitigate or avoid significant environmental effects, the public agency must adopt a reporting or monitoring plan. This requirement ensures that environmental impacts found to be potentially significant will be mitigated. The reporting or monitoring plan must be designed to ensure compliance during project implementation (Public Resources Code Section 21081.6).

In compliance with Public Resources Code Section 21081.6, a Mi tigation Monitoring and Reporting Program (MMRP) has been prepared for the Victoria Place Project (Project); refer to Table 1, Mitigation Monitoring and Reporting Checklist . This MMRP is intended to provide verification that the implementation of all mitigation measures identified in the Draft IS/MND are monitored and reported. Monitoring will include: 1) verification that each mitigation measure has been implemented; 2) recordation of the actions taken to implement each mitigation; and 3) retention of all such records in the project file.

This
MMRP delineates responsibilities for monitoring the project. Pursuant to CEQA Guidelines Section 15097(a), however, the City of Costa Mesa ultimately remains responsible for ensuring that implementation of the mitigation measures occurs in accordance with the mitigation program. Monitoring procedures will vary according to the type of mitigation measure. Adequate monitoring consists of demonstrating that monitoring procedures took place and that mitigation measures were implemented.

Reporting consists of establishing a record that a mitigation measure is being implemented, and generally involves the following steps:

• The City distributes reporting forms to the appropriate entities for verification of compliance.

• Departments/agencies with reporting responsibilities will review the Draft IS/MND , which provides general background information on the reasons for the adopted mitigation measures.

• Periodic meetings may be held during project implementation to report on compliance of mitigation measures.

• Responsible parties provide the City of Costa Mesa with verification that monitoring has been conducted and ensure, as applicable, that mitigation measures have been implemented. Monitoring compliance may be documented through existing review and approval programs such as field inspection reports and plan review.

• The City of Costa Mesa prepares a reporting form periodically during the construction phase and an annual report summarizing all project mitigation monitoring efforts.

• Appropriate mitigation measures will be included in construction documents and/or conditions of permits/approvals, as indicated.

Minor changes to the MMRP, if required, would be made in accordance with CEQA and would be permitted after further review and approval by the City of Costa Mesa. Such changes could include reassignment of 675

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Mitigation Monitoring and Reporting Checklist

Mitigation
Number Mitigation Measure Implementation
Responsibility Timing Monitoring
Responsibility Timing VERIFICATION OF COMPLIANCE
Initials Date Remarks

4.5 CULTURAL RESOURCES
CUL-1
Prior to issuance of grading permits, the City
of Costa Mesa shall ensure a qualified
archaeologist who meets the Secretary of the
Interior’s Standards for professional
archaeology has been retained for the project
and shall be on-call during all demolition and
grading/excavation. The qualified
archaeologist shall ensure the following
measures are followed for the project:
• Prior to any ground disturbance, the
qualified archaeologist, or their
designee, shall provide worker
environmental awareness
protection training to construction
personnel regarding regulatory
requirements for the protection of
cultural (prehistoric and hi storic)
resources. As part of this training,
construction personnel shall be
briefed on proper procedures to
follow should resources of a
potentially cultural nature be
discovered during construction.

Project
Applicant;
Construction
Contractor;
Qualified
Archaeologist;
Native American
Monitor
Prior to
Issuance of
Grading
Permit; Prior to
and During
Ground
Disturbing
Activities
City of Costa
Mesa
Development
Services
Director
Prior to
Issuance of
Grading
Permit; Prior to
and During
Ground
Disturbing
Activities

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Initials Date Remarks
Workers shall be provided contact
information and protocols to follow in
the event that inadvertent
discoveries are made. The training
can be in the form of a video or
PowerPoint presentation. Printed
literature (handouts) can
accompany the training and ca n
also be given to new workers and
contractors to avoid the necessity of
continuous training over the course
of the project.
• Prior to any ground disturbance, the
applicant shall submit a written
Project Monitoring Plan (PMP) to the
City of Costa Mesa’s Director of
Economic and Development
Services for review and approval.

The monitoring plan shall include
monitor contact information
(including the qualified archeologist
and the Native American Monitor
per Mitigation Measure TCR -1),
specific procedures for field
observation, diverting and grading to
protect finds, and procedures to be
followed in the event of significant
finds.
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• In the event resources of a
potentially Native American nature
are discovered during any stage of
project construction, all construction
work within 50 feet (15 meters) of
the discovered tribal cultural
resource (“TCR”) shall cease and
the Kizh Monitor shall assess the
discovery. Construction activities
outside the bu ffer zone may
continue during the Kizh Monitor’s
assessment.
o Non-Native American (Non -
TCR) Discoveries: If warranted
based on the qualified
archaeologist’s evaluation of
the archaeological (but non -
TCR) discovery, the
archaeologist shall collect the
resource and prepare a test -
level report describing the
results of the investigation. The
test-level report shall evaluate
the site including discussing the
significance (depth, nature,
condition, and extent of the
resource), identifying final
Cultural Mitigation Measures, if
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any, that the City of Costa
Mesa’s Director of Economic
and Development Services
shall verify are incorporated into
future construction plans, and
providing cost estimates.
o Conjoined Archaeological and
Native American (TCR)
Discoveries: If, following
consultation with the Kizh
Monitor, it is determined that a
historic or prehistoric discovery
includes Native American
materials or resources, then the
Kizh Monitor shall determine
the appropriate treatment of the
discovered TCR(s) consiste nt
with Mitigation Measure TCR-

1. The Kizh Monitor shall prepare
a TCR discovery report, which
may include descriptions and
evaluations of the area and
conditions at the site of the
discovery ( i.e., depth, nature,
condition, and extent of the
resources), as well as a
discussion of the significance to
the Kizh Nation.
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o The requirements of Section
15064.5 of the CEQA
Guidelines shall be followed.

Construction work within the
buffer area surrounding a TCR
discovery shall resume only
after the Kizh Monitor has (1)
appropriately inventoried and
documented the resource and
any surrounding material of
significance to the Kizh Nation,
and (2) completed the
appropriate treatment of the
resource consistent with
Mitigation Measure TCR-1.

4.7 GEOLOGY AND SOILS
GEO-1
Prior to issuance of a grading permit and any
ground-disturbing activities, the project
applicant shall consult with a geologist or
paleontologist to confirm whether anticipated
grading would occur at depths that could
encounter highly sensitive sediments for
paleontological resources. If confirmed that
underlying sediments may have high
sensitivity, construction activity shall be
monitored by a qualified paleontologist
retained by the project applicant and a written
Project Monitoring Plan (PMP) shall be
submitted to the City of Costa Mesa’s Director
of Economic and Development Services for
Project
Applicant;
Construction
Contractor;
Qualified
Geologist;
Qualified
Paleontological
Monitor
Prior to
Issuance of
Grading
Permit; Prior to
and During
Ground
Disturbing
Activities
City of Costa
Mesa
Development
Services
Director
Prior to
Issuance of
Grading
Permit; Prior to
and During
Ground
Disturbing
Activities
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review and approval. The monitoring plan
shall include monitor contact information,
specific procedures for field observation,
diverting and grading to protect finds, and
procedures to be followed in the event of
significant finds. The paleontologist shall
have the authority to halt construction during
construction activity. Because the project
area is immediately underlain by Holocene
sediments (low sensitivity) and the depth of
these sediments is unknown, spot- check
monitoring shall be conducted to identify
potential fossils and the lithological transition
to Pleistocene sediments. If Pleistocene -
aged sediments are discovered at depth,
monitoring shall transition to full -time as
ground-disturbing activities occur at or below
this identified depth because t hese
Pleistocene units have been identified as
having high sensitivity for paleontological
resources.

GEO-2
In the event of any fossil discovery,
regardless of depth or geologic formation,
construction work shall halt within a 50 -foot
radius of the find until a qualified
paleontologist retained by the project
applicant can determine its significance.

Significant fossils shall be recovered,
prepared to the point of curation, identified by
qualified experts, listed in a database to
facilitate analysis, and deposited in a
designated paleontological curation facility in
accordance with the standards of the Society
Construction
Contractor;
Qualified
Paleontological
Monitor
During Ground
Disturbing
Activities
City of Costa
Mesa
Development
Services
Director
During Ground
Disturbing
Activities

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of Vertebrate Paleontology (2010). The most
likely repository is the Natural History
Museum of Los Angeles County (NHMLAC).

The repository shall be identified, and a
curatorial arrangement shall be signed prior
to the collection of the fossils.

4.9 HAZARDS AND HAZARDOUS MATERIALS
HAZ-1
Prior to issuance of a grading permit, the
contractor shall retain a qualified
environmental professional with Phase II/Site
Characterization experience, to be approved
by the City’s Department of Public Works City
Engineer, to prepare a Soil Management Plan
(SMP). The SMP shall be made available to
the contractor, construction workers, and the
City Engineer for use during
grading/excavation activities. The SMP shall
include guidelines for safety measures and
soil management in the event that soils are to
be disturbed, and for handling soil during any
planned earthwork activities. The SMP shall
also include a decision framework and
specific risk management measures for
managing soil, including any soil
import/export activities, in a manner
protective of huma n health and consistent
with applicable regulatory requirements. If
required by regulatory requirements, the
preparation and implementation of a cleanup
plan such as the RAW shall be deemed
necessary.

Project
Applicant;
Construction
Contractor;
Qualified
Environmental
Professional
with Phase
II/Site
Characterization
Experience
Prior to
Issuance of
Grading
Permit; Prior to
and During
Ground
Disturbing
Activities
Qualified
Environmental
Professional;
City of Costa
Mesa Public
Services
Director
Prior to
Issuance of
Grading
Permit; Prior to
and During
Ground
Disturbing
Activities

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During the grading phase, the qualified
professional shall conduct soil sampling and
monitor soil conditions. In the event where
contaminated soil is discovered, the qualified
professional shall take a sample and
coordinate laboratory testing to determine
contamination levels before the import,
export, or re -use of the soil for residential
purposes. Should any soil samples identify
contamination levels in exceedance of
existing Federal, State, and/or local human
health screening levels for residential uses,
the soil shall be disposed off -
site by a
licensed hazardous waste hauler in
accordance with applicable Federal, State,
and local regulations.

4.17 TRANSPORTATION
TRA-1
Prior to Project commencement of
construction, the Applicant or designee shall
submit a Construction Traffic Management
Plan (TMP) for review and approval by the
City Traffic Engineer. The TMP shall include
signage, lane closures, flag persons, etc.,
and shall specify that one lane of travel in
each direction shall be maintained along City
rights-of-
way. Bicycle lanes, pedestrian
sidewalks, and bus stops shall remain open
and accessible, to the greatest extent
feasible, during construction or shall be re -
routed to ensure continued connectivity while
maintaining Americans with Disabilities Act
(ADA) accessibility. The TMP shall be
Project
Applicant; City
Traffic Engineer
Prior to and
During Ground
Disturbing
Activities
City of Costa
Mesa Public
Services
Director; City
Traffic
Engineer
Prior to and
During Ground
Disturbing
Activities

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incorporated into project specifications for
verification prior to final plan approval.

4.18 TRIBAL CULTURAL RESOURCES
TCR-1
Prior to issuance of any grading permits, the
Applicant shall formally retain a Native
American monitor from the Native American
tribe that is culturally and ancestrally affiliated
with the Project location: the Gabrieleño Band
of Mission Indians – Kizh Na
tion. The
Applicant shall allow 45 days from initial
contact with the first preference tribe (Kizh
Nation) to enter into a contract for monitoring
services. If the Applicant can demonstrate
they were unable to secure an agreement
with the first preference tribe, or if the
contracted tribe fails to fulfill its obligation
under the contract terms, then the Applicant
may retain an alternative qualified tribal
monitor approved by the City. The City
approved Monitor (the “Monitor”), shall
monitor all “ground -disturbing” Project
activities, (I.e., both on- site and any off -site
locations that are included in the project
description/definition and/or required in
connection with the project, such as public
improvement work), which includes but is not
limited to: dem
olition, grubbing/clearing,
rough grading, precise grading, mass
grading, trenching, excavation, boring,
Native American
Monitor
Prior to
Issuance of
Grading
Permit; During
Ground
Disturbing
Activities
Costa Mesa
Development
Services
Director
Prior to
Issuance of
Grading
Permit; Prior to
and During
Ground
Disturbing
Activities

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auguring, and weed abatement on previously
disturbed and undisturbed ground
(collectively "ground disturbing activities”). A
copy of the executed contract shall be
submitted to the Costa Mesa Economic and
Development Services Department prior to
the issuan ce of any permit necessary to
commence ground-disturbing activities.

The Monitor shall prepare daily monitoring
logs that include descriptions of the relevant
ground disturbing activities, locations of such
activities, observed soil types, and the
presence or absence of tribal cultural-related
materials. Should tribal cult ural-related
resources be discovered, monitor logs shall
identify and describe such resources,
including but not limited to, Native American
cultural and historical artifacts, as well as any
discovered Native American (ancestral)
human remains and burial goods. Copies of
monitor logs shall be provided to the City of
Costa Mesa and maintained as confidential.

In the event resources are discovered during
any phase of ground disturbing activities, and
it is determined by the Monitor, in consultation
with the City, to be Native American in origin,
then all construction activity within fifty (50)
feet (15 meters) of the find shall cease until
686

VICTORIA PLACE PROJECT
Final Initial Study/Mitigated Negative Declaration

May 2025 4-11 Mitigation Monitoring and Reporting Program Mitigation
Number Mitigation Measure Implementation
Responsibility Timing Monitoring
Responsibility Timing VERIFICATION OF COMPLIANCE
Initials Date Remarks
the Monitor can assess the find. Work shall
be allowed to continue outside of the buffer
zone. The Monitor shall determine the
appropriate treatment of the discovered
resource that is consistent with the tribe’s
cultural practices, including reinternment o n
site in an appropriate area determined by the
tribe in consultation with the City and the
applicant, or retention of the discovered
resource for educational purposes.

Construction work within the buffer area
surrounding a TCR discovery shall resume
only after the Monitor has (1) appropriately
inventoried and documented the resource
and any surrounding material of significance
to the Kizh Nation, and (2) completed the
appropriate treatment of the resource.

Monitoring for tribal cultural resources
(“TCR”) shall conclude upon the City’s receipt
of written confirmation from the Monitor that
ground disturbing activities with potential
impacts to discovered and/or undiscovered
TCRs are complete.

687

VICTORIA PLACE PROJECT
Final Initial Study/Mitigated Negative Declaration

May 2025 4-12 Mitigation Monitoring and Reporting Program This page intentionally left blank.
688

Ordinance No. 2025-xx Page 1 of 5

ORDINANCE NO. 2025-XX

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF COSTA

MESA, CALIFORNIA APPROVING REZONE TO APPLY THE

RESIDENTIAL INCENTIVE OVERLAY DISTRICT ZONING
DESIGNATION TO THE PROPERTIES LOCATED AT 220, 222, 234, AND 236 VICTORIA STREET (“VICTORIA PLACE”)

THE CITY COUNCIL OF THE CITY OF COSTA MESA , CALIFORNIA DOES HEREBY FIND AND DECLARE AS FOLLOWS:

WHEREAS, a General Plan Amendment, Rezone, Tentative Tract Map, and Master Plan, was filed by Bundy-Finkel Architects, on behalf of WMC, LLC, requesting approval of the following: Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program, General Plan Amendment, Rezone, Master Plan, and Tentative Tract Map to facilitate the development of a 40-unit residential common interest development project located at 220, 222, 234, and 236 Victoria Street; and WHEREAS, a duly noticed public hearing was held by the Planning Commission on June 9, 2025, with all persons having the opportunity to speak for and against the proposal; and
WHEREAS, on June 9, 2025, the Planning Commission recommended denial of the proposed project with a 5-2 vote (Commissioner Dickson and Commissioner Andrade voting no);
WHEREAS, at the June 9, 2025 meeting, the Planning Commission recommended that the City Council take the following actions:

1. Deny the Initial Study/Mitigated Negative Declaration including the Mitigation Monitoring and Reporting Program; and

2. Deny General Plan Amendment PGPA-24-0001 to modify the Land Use Element’s maps, figures, text and tables to apply a Residential Incentive Overlay District zoning designation to the subject property, as the site currently has a land use designation of General Commercial, which does not allow residential development; and

3. Deny a request to rezone the project site by applying the Residential Incentive Overlay District zoning designation to the subject project site, 689

Ordinance No. 2025-xx Page 2 of 5

currently zoned C2 – General Business District, to facilitate the residential development while maintaining the underlying commercial zoning; and

4. Deny Master Plan PMAP-24-0002 for a 40-unit residential common interest development; and

5. Deny Tentative Tract Map No. 19351 to subdivide the properties for condominium purposes.

WHEREAS, pursuant to the California Environmental Quality Act (CEQA), an Initial Study/Mitigated Negative Declaration (IS/MND) including the Mitigation Monitoring and Reporting Program was prepared in compliance with CEQA and the local environmental review guidelines; and
WHEREAS, the Draft IS/MND was circulated for the required 30-day public review period beginning on April 1, 2025, and ending on April 30, 2025; and WHEREAS, written comments received from the general public, government entities, and other interested parties were responded to, where appropriate, in the manner prescribed in California Code of Regulations Section 15073; and WHEREAS, no significant new information has been added to the IS/MND since its circulation for public comment and no changes to the proposed project have occurred which would require recirculation of the IS/MND under CEQA Guidelines Section 15073.5; and
WHEREAS, the City Council has reviewed and considered the IS/MND and has found that the IS/MND adequately evaluates the environmental impacts of the proposed project, and the IS/MND is complete, adequate, and fully complies with all requirements of CEQA, the CEQA Guidelines, and the City of Costa Mesa Environmental Guidelines; and
WHEREAS, the IS/MND reflects the independent judgment and analysis of the City of Costa Mesa.

Now, therefore, THE CITY COUNCIL OF THE CITY OF COSTA MESA HEREBY APPROVES AS FOLLOWS:

Section 1: REZONE. The City of Costa Mesa Official Zoning Map is hereby amended as follows:
690

Ordinance No. 2025-xx Page 3 of 5

1. The proposed rezone to apply the Residential Incentive Overlay District is consistent with the General Plan as amended by General Plan Amendment PGPA-24-0001 and adopted by Resolution No. 25-XX.

2. There is hereby placed and included in the Residential Incentive Overly District zoning district a 1.77-acre parcel and as shown in Exhibit 1, situated in the City of Costa Mesa, County of Orange, State of California.

3. Pursuant to the provisions of Section 13-22 of the Costa Mesa Municipal Code, the Official Zoning Map of the City of Costa Mesa is hereby amended by the change of zone described in Subsections Number 1 and Number 2. A copy of the Official Zoning Map and Zoning Code is on file in the office of the Planning Division.

Section 2. Inconsistencies. Any provision of the Costa Mesa Municipal Code or appendices thereto inconsistent with the provisions of this ordinance, to the extent of such inconsistencies and or further, is hereby repealed or modified to the extent necessary to affect the provisions of this ordinance.

Section 3. Severability. If any section, subsection, sentence, clause, phrase or portion of this Ordinance is for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this Ordinance. The City Council of the City of Costa Mesa hereby declares that it would have adopted this Ordinance and each section, subsection, sentence, clause, phrase, or portion thereof, irrespective of the fact that any one or more sections, subsections, sentences, clauses, phrases or portions be declared invalid or unconstitutional.

Section 4. Effective Date. This Ordinance shall take effect on the 31st day after adoption.

Section 5. Certification. The Mayor shall sign and the City Clerk shall certify to the passage and adoption of this Ordinance and shall cause the same to be published or posted in the manner required by law.

PASSED AND ADOPTED this _____ day of ________, 2025

691

Ordinance No. 2025-xx Page 4 of 5

_________________________________
John Stephens, Mayor

ATTEST: APPROVED AS TO FORM

______________________________ ________________________________ Brenda Green, City Clerk Kimberly Hall Barlow, City Attorney

STATE OF CALIFORNIA )
COUNTY OF ORANGE ) ss

CITY OF COSTA MESA )

I, Brenda Green, City Clerk of the City of Costa Mesa, do hereby certify that the above and foregoing is a true and correct copy of Ordinance No. 2025-xx ____ introduced at a regular meeting of the City Council of the City of Costa Mesa held on the 15 day of July, 2025, and was thereafter adopted at a regular meeting held on the _____ day of _______, 2025, by the following vote:

AYES: COUNCIL MEMBERS:

NOES: COUNCIL MEMBERS:

ABSTAIN: COUNCIL MEMBERS:

ABSENT: COUNCIL MEMBERS:

Said ordinance has been published or posted pursuant to law.

Witness my hand and the official seal of the City of Costa Mesa this ____ day of _______, 2025.

_______________________________
Brenda Green, City Clerk

692

Ordinance No. 2025-xx Page 5 of 5

EXHIBIT 1

REZONE

Amendment to the Zoning Map

Apply the Residential Incentive Overlay District zoning designation of the 1.77-acre site at 220, 222, 234, and 236 Victoria Street, while maintaining the underlying C2 – General Business District zone

Residential Incentive Overlay (30 du/ac)
693

CITY OF COSTA MESA
Agenda Report
77 Fair Drive
Costa Mesa, CA 92626
File #: 25-364 Meeting Date: 7/15/2025
TITLE:

RESIDENTIAL PERMIT PARKING PROGRAM - CABRILLO STREET BETWEEN ORANGE

AVENUE AND SANTA ANA AVENUE
DEPARTMENT: PUBLIC WORKS DEPARTMENT/ TRANSPORTATION

SERVICES DIVISION
PRESENTED BY: RAJA SETHURAMAN, PUBLIC WORKS DIRECTOR
CONTACT INFORMATION: PAUL MARTIN, TRANSPORTATION SERVICES MANAGER, (714) 754-5343
RECOMMENDATION:

Staff recommends the City Council adopt the proposed Resolution No. 2025-xx, approving the implementation of a Residential Permit Parking (RPP) only restriction on Cabrillo Street between Orange Avenue and Santa Ana Avenue, and authorizing the Transportation Services Manager to extend the restriction within a 1,000-foot radius as needed, based on a qualifying petition from affected residents and Council-adopted guidelines.

BACKGROUND:

At the July 19, 2022 regular meeting, the City Council approved the amendments to the Costa Mesa Municipal Code (CMMC) incorporating proposed changes to the Residential Permit Parking (RPP) program through a Public Hearing process. The guiding principles employed in the development of the City’s revised RPP program include:
· Equitable access: Develop equitable programs that appropriately balance the parking needs of all residents, businesses, and visitors, while enabling the on-street parking supply to serve the community fairly, and enhance access for all.
· Sustainable solutions: Implement financially sustainable strategies that modernize and streamline parking program management.
· Efficient program management: Create an efficient and adaptable parking system that is optimized for the City’scurrent needs, but can be incrementally updated and adjusted over time.

In April 2025, a petition was received from the residents of Cabrillo Street requesting the

Page 1 of 3 ends

694
File #: 25-364 Meeting Date: 7/15/2025
In April 2025, a petition was received from the residents of Cabrillo Street requesting the implementation of a Residential Permit Parking only restriction. The petition was signed by 46 out of 87 households that would be directly affected by the requested parking restriction. These residents expressed concerns about the lack of on-street parking due to external impacts.

ANALYSIS:

According to the revised RPP program guidelines adopted by the City Council (Attachment 2), new requests for RPP will be limited to areas experiencing external parking impacts such as commercial areas, neighboring cities, the Orange County Fairgrounds, schools, and recreational areas. All housing types within impacted areas are eligible for permits.

Following the request for a new RPP zone, Transportation Services staff conducted several parking surveys during various times to determine the source and level of parking impacts. The parking surveys indicated both customers and employees of the shopping centers located on 17th Street are utilizing Cabrillo Street for parking during business hours, which qualifies as an RPP-defined external parking impact to Cabrillo Street. In addition, neighborhood parking intrusions are considered significant if 70 percent or more of available parking is utilized by vehicles at any time. Staff conducted a parking occupancy survey and found that during the times when external impacts were present, more than 70 percent of available parking was utilized on the subject street. Staff found that the requirements in the RPP Guidelines for consideration of establishing Residential Permit Parking on the subject streets have been met. A map (Attachment 3) of the location of the subject area under consideration is provided.

If Residential Permit Parking is approved for this neighborhood zone, residents on these streets will have the opportunity to purchase permits through the online parking permit management system.

After a majority of households purchase at least one permit, signs will be posted restricting parking on the affected streets to only vehicles with a valid permit, and letters will be sent to residents with an anticipated enforcement target date (approximately one month after the installation of signs).

If the City Council approves the implementation of a Residential Permit Parking only restriction on the subject street, parking intrusion onto other nearby streets is possible to occur. Therefore, the attached resolution provides the Transportation Services Manager with the authority to extend the limits of the permit parking area up to 1,000 feet in distance from the subject street, as necessary to address continued resident concerns. This action will be based on each “extended”area meeting the criteria in the Council adopted RPP guidelines including a qualifying petition.

ALTERNATIVES:

The City Council could choose not to approve the resolution. However, this alternative would leave the externally impacted street of Cabrillo Street without any Residential Permit Parking restriction and will result in continued resident concerns for the lack of available street parking due to external parking intrusion.

FISCAL REVIEW:

The annual operating costs of administering the program for this neighborhood zone are anticipated to be self-funded by revenues collected from the program. Revenue collected from this program will also offset future hardware, software, and on-call support expenses related to the program.

Page 2 of 3 ends

695
File #: 25-364 Meeting Date: 7/15/2025
LEGAL REVIEW:

The City Attorney’sOffice has reviewed this report, prepared the proposed resolution and approves them both as to form.

CITY COUNCIL GOALS AND PRIORITIES:

This project supports the following City Council goals:
· Achieve long-term fiscal sustainability.
· Strengthen the public’s safety and improve the quality of life.

CONCLUSION:

Page 3 of 3 ends

696
Resolution No. 2025-xx Page 1 of 3
RESOLUTION NO. 2025-xx
A RE

SOLUTION OF THE CITY COUNCIL OF THE CITY OF COSTA MESA,

CALIFORNIA, DESIGNATING RESIDENTIAL PERMIT PARKING ON CABRILLO

STREET BETWEEN ORANGE AVENUE AND SANTA ANA AVENUE AND

AUTHORIZING THE TRANSPORTATION SERVICES MANAGER TO EXTEND THE RESIDENT ONLY PARKING RESTRICTION WITHIN A 1,000 FOOT RADIUS AS NEEDED
T

HE CITY COUNCIL OF THE CITY OF COSTA MESA, CALIFORNIA DOES HEREBY FIND AND DECLARE AS FOLLOWS:

WHEREAS, the Costa Mesa City Council has determined that parking is a limited resource on specific streets in Costa Mesa; and
WHEREAS, Section 10 -221 of the Costa Mesa Municipal Code provides for the designation of permit only parking areas by resolution of the City Council; and WHEREAS, the City Council finds that residential permit only parking is needed on Cabrillo Street between Orange Avenue and Santa Ana Avenue (“Designated Street”); and WHEREAS, the City Council finds that the Transportation Services Manager should be authorized to extend and/or modify the limits of said prohibitions within a 1,000 foot radius of the above Designated Street to serve the best interests of the neighborhood without further City Council action; and
WHEREAS, Sections 10-82 and 10-83 of the Costa Mesa Municipal Code set forth provisions for enforcement and obedience to Code regulations.

NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF COSTA MESA that parking is hereby prohibited on the Designated Street s, at all times, to vehicles without a permit.

BE IT FURTHER RESOLVED that the Transportation Services Manager is hereby authorized to extend and/or modify the limits of said parking prohibition within a 1,000 foot Attachment 1
697
ATTACHMENT 1
Resolution No. 2025-xx Page 2 of 3
radius of the Designated Street s to serve the best interests of the neighborhood, provided that the approval of such extension or modification is in accordance with City requirements.

BE IT FURTHER RESOLVED that , pursuant to Section 10- 82 of the Costa Mesa Municipal Code, signs shall be posted to give notice of said parking prohibition.

698
ATTACHMENT 1
Resolution No. 2025-xx Page 3 of 3
PASSED, APPROVED AND ADOPTED this 15th day of July, 2025.

______________________________
John Stephens, Mayor

ATTEST: APPROVED AS TO FORM:

___________________________ _______________________________ Brenda Green, City Clerk Kimberly Hall Barlow, City Attorney

STATE OF CALIFORNIA )
COUNTY OF ORANGE ) ss

CITY OF COSTA MESA )

I, BRENDA GREEN, City Clerk of the City of Costa Mesa, DO HEREBY CERTIFY that the above and foregoing is t he original of Resolution No. 2 5-xx and was duly passed and adopted by the City Council of the City of Costa Mesa at a regular meeting held on the 15 th day of July, 2025, by the following roll call vote, to wit:

AYES: COUNCIL MEMBERS:

NOES: COUNCIL MEMBERS:

ABSENT: COUNCIL MEMBERS:

IN WITNESS WHEREOF, I have hereby set my hand and affixed the seal of the City of Costa Mesa this 16
th day of July, 2025.

________________________
Brenda Green, City Clerk

699
July
19, 2022

CITY COUNCIL GUIDELINES AND POLICIES FOR CONSIDERATION OF

INSTALLATION OR REMOVAL OF RESIDENT ONLY PERMIT PARKING The
City of Costa Mesa’s Resident Permit Parking (RPP) Program was developed with the following guiding principles:
• Equitable access : Develop equitable programs that appropriately balance the parking needs of all residents, businesses, and visitors, while enabling the on- street parking supply to serve the community fairly, and enhance access for all. • Sustainable solutions: Implement financially sustainable strategies that modernize and streamline parking program management.
• Efficient program management: Create an efficient and adaptable parking system that is optimized for the City’s current needs, but can be incrementally updated and adjusted over time.

The R
PP program is aligned with the Attorney General’s opinion and develops an equitable solution that serves the needs of all Costa Mesa residents. The 2016 California Attorney General’s opinion (#14- 304), states “In issu ing long-term residential parking permits, local authorities may not distinguish among residents based on the type of dwelling in which they live.”
Res
ident only permit parking will be limited to areas experiencing external parking demand which includes impacts from commercial areas, neighboring cities, the Orange County Fairgrounds, schools, and recreational facilities. At the onset of this RPP program, a phased renewal process will be implemented for existing residential parking permit streets from the prior RPP program (prior to 2021).

Req
uests for new RPP zones will be reviewed and evaluated by Transportation Services staff using the following guidelines and policies:
• Per
mit eligibility include s Costa Mesa residents of all housing types in compliance with the 2016 California Attorney General’s opinion and removes the limitation of the program to only single family, R-1 zones.
• RPP eligibility zones are limited to areas experiencing external parking demand which includes impacts from commercial areas, neighboring cities, the Orange County Fairgrounds, schools, and recreational facilities. • Requests for installation or removal of resident only permit parking will be considered as a neighborhood permit zone system established with a recommended minimum street-frontage of about 2,000 feet instead of on a street - by-street basis . The Transportation Services Manager or designee will determine the appropriate length of a neighborhood permit zone.
• When considering requests to implement resident permit parking, the City will conduct parking occupancy surveys to determine the utilization of on- street parking.

ATTACHMENT 2
1 700
A 70% parking occupancy threshold of all available on-street parking and visible off- street parking is required for consideration of new neighborhood permit zones. • A petition signed by a majority (51% or greater) of households is required to install or remove neighborhood permit zones for resident permit parking. o For petitions in rental complexes, the residents, property managers, and property owners will participate in the petition survey. If the units in a multi - family property are individually owned, each owner would be included in the petitioning.
• Only one signature per household will be considered.
• Upon receipt of a valid (majority) petition for a neighborhood permit zone, the City will send notification of the resident only permit parking installation or removal request to all households in the affected neighborhood zone. • If the Transportation Services Manager approves the install or removal of a neighborhood permit parking zone per these guidelines and policies, a recommendation will be forwarded to the City Council for final action. Once final action has been taken by the City Council, no further changes or requests for changes in resident permit parking for this neighborhood zone will be considered for a minimum period of one year.
• Resident permit parking will be implemented in accordance with the provisions of the Costa Mesa Municipal Code summarized below:
o One (1) resident parking permit per eligible driver based on verification of residence and vehicle registration and maximum of four (4) permits per dwelling.
o Permits are non-transferable and strictly associated with the vehicle's license plate number.
o Maximum of one hundred (100) guest parking permits per year to each eligible household. Each guest pass is for one- time use only. Staff will consider guest passes for special events on a case-by-case basis. o Parking permits are valid only for the zone in which issued. o An annual resident permit parking fee structure with an escalating rate structure and low cost permits for qualifying low income residents will be implemented with the amount of annual permit fees subject to change annually. The current fee structure is provided as an attachment and subject to change annually.

C
ity Council Approved July 19, 2022
2 701
3 702
703

CITY OF COSTA MESA
Agenda Report
77 Fair Drive
Costa Mesa, CA 92626
File #: 25-376 Meeting Date: 7/15/2025
TITLE:

RANDALL PRESERVE DISCUSSION
DEPARTMENT: CITY MANAGER’S OFFICE
PRESENTED BY: CECILIA GALLARDO-DALY, INTERIM CITY MANAGER CONTACT INFORMATION: CECILIA GALLARDO-DALY, INTERIM CITY MANAGER (714) 754-5328
RECOMMENDATION:

Per the request of Council Member Reynolds, receive input from the City Council and public on the Randall Preserve Draft Plans.

BACKGROUND:

The Frank and Joan Randall Preserve, formerly Banning Ranch, is a 387-acre parcel consisting of a coastal mesa and adjacent coastal lowlands and wetlands with significant cultural resources and a vital habitat for many state and federally-listed species. The Mountains Recreation and Conservation Authority (MCRA) holds title to the Randall Preserve. The MRCA is committed to developing a property management plan for Randall Preserve. The Property Management Plan (PMP) will include:
· Resource Management Plan (RMP)
· Coastal Resilience Strategy (CRS)
· Public Access Plan (PAP)
· Tribal Access and Engagement Plan (TAEP)
ANALYSIS:

The MCRA has released drafts of the RMP, CRS, and PAP and is currently taking comments on the draft plans. Council Member Reynolds will provide an update on Randall Preserve and discuss City Council input on the following draft plans released for public review:
· Resource Management Plan - A critical next step for the Randall Preserve is an evaluation of the site through a Resource Management Plan (RMP), which includes plant and animal, watershed, and other surveys and analysis. Download the Draft RMP <https://www.randallpreserve.org/_files/ugd/1e3f71_063a5f4ef8a0419ababd78875d63453f.pdf>

Page 1 of 2 ends

704
File #: 25-376 Meeting Date: 7/15/2025
· Coastal Resilience Strategy - The Coastal Resilience Strategy (CRS) assesses hazard risk and community vulnerability, identifies nature-based solutions appropriate for this site, quantifies conservation and restoration action, and measures the effectiveness of our actions to reduce hazard risk and build climate resilience. Download the Draft CRS <https://www.randallpreserve.org/_files/ugd/4a263a_593f01a71c7f4cceadf1f2f8b64d2e21.pdf> · Public Access Plan - The Public Access Plan (PAP) is developed last because all of the other plans inform this one. It will include the types of allowed activities, locations of those activities, and the hours the public can visit the Preserve. The PAP is also a chapter within the RMP.

Download the PAP
<https://www.randallpreserve.org/_files/ugd/4a263a_4e97e9e594754add9660e2a5299d1e84.

The Tribal Access and Engagement Plan is in development.

ALTERNATIVES:

The City Council may determine that no comments are necessary for the three draft plans.

FISCAL REVIEW:

This action has no fiscal impact.

LEGAL REVIEW:

This item is administrative and does not necessitate legal review.

CITY COUNCIL GOALS AND PRIORITIES:

This item supports the following City Council goal:
· Advance Environmental Sustainability and Climate Resiliency.

CONCLUSION:

Per the request of Council Member Reynolds, discuss City Council Comments on the Randall Preserve Draft Plans for submittal to MRCA.

Page 2 of 2 ends

705

Costa Mesa City CouncilJuly 15, 2025

Costa Mesa City Council
July 15, 2025