City Council Meeting
July 15, 2025
Victoria Place – 220 Victoria Street
40-Unit Residential Development
2 Project Location
Project Site
Victoria Place
Victoria Street
Fairview Road
3 Existing Land Use and Zoning
Zoning – C2 General Business
Land Use – General Commercial
4 Background
General Plan and Residential Incentive Overlay District Development Screening considered by the City Council on August 6, 2024 Feedback Included: Applicant Response:
• Provide Community Gathering Space • The applicant has included a Barbeque Area, Play Area, and a Flexible-Use space
• Improve Streetscape Design • Enhanced landscaping with shade trees provided in the front setback
• Revitalized landscape peninsula with a new passive
recreation space designed with seating areas, shade trees, lush landscaping, and a bioswale for residents and
pedestrians to enjoy
• Bicycle rack provided
• Remove Palm Trees • No palm trees are proposed
5 Planning Commission Recommendation
June 2025: Planning Commission voted 5-2 to recommend the City Council to deny the project
Commissioner Concerns (Opposing the Project):
• Excessive use of deviations
• Unclear of residential overlay zoning mechanism
• Pedestrian safety impacts
Commissioner Support (In Favor of the Project):
• Ownership housing opportunities
• Applicant’s responsiveness to City Council feedback
6 Request
• General Plan Amendment
• Rezone
• Master Plan with Deviations
• Tentative Tract Map No. 19351
7 General Plan Amendment
• Update maps, figures, text, and tables to include the property in the Residential Incentive Overlay District
• General Commercial land use designation will not change
8 Rezone
• September 2016: City Council adopted Residential Incentive Overlay District
• Existing zoning does not allow residential development • Overlay helps achieve city goals on top of existing zoning • Residential Incentive Overlay allows a maximum of 30 dwelling units per acre
• Measure K site
• Property’s base zoning will not change
9 Master Plan
10 Site Plan
Victoria Place
On-Site Community Amenities
Off-Site Community Amenity
Flexible Use Space
BBQ &
Play Area
11 Elevations
12 Development Standards
Development Standard Code Standard Proposed
Lot Size2 0.5 acres 1.77 acres
Maximum Density2 30 du/acre 22.6 du/acre
Building-to-Building Setback 10 FT 10 FT
Front Setback1,2 20 FT 20 FT
Open Space1 40% (30,840 SF) 42% (32,437 SF)
Common Open Space2 Common space for all
residents
Barbeque, play area,
and flexible-use space
Private Open Space2 Private decks or patios –
minimum 100 SF
Roof decks (230 SF)
Maximum Building Height2 3 stories 3 stories (39 FT 6 IN) Side Setback1 5 FT 7 FT 6 IN
Landscaping 82 Trees
656 Shrubs
87 Trees
695 Shrubs
1Pursuant to the Residential Common Interest Development (RCID) Standard 2Pursuant to the Residential Incentive Overlay District (RIOD) Standard 13 Landscaping and Site Features
14 Deviations
Development Standard Code Standard Proposed Deviation
Maximum Floor Area Ratio1 0.75 1.43
Common Use Open Space2 50% of required open
space (15,420 SF)
32% (9,817 SF)
Maximum Building Height1 2 stories / 27 feet 3 stories / 39 FT 6 IN Side Setback – Left2,4 20 FT 7 FT 6 IN
Side Setback – Right2,4 20 FT 7 FT 6 IN
Rear Setback – Right2,4 20 FT 11 FT 3 IN
Landscape Parkway1,2 Combined 10 feet wide,
no less than 3 feet on
one side
None
Parking 150 spaces 103 spaces
Garage Dimensions 20 FT X 20 FT 19 FT 6 IN X 20 FT
Parking Stall Width next to
Building3
10 FT 6 IN (8 FT 6 IN
stall + 2 x 1 FT)
10 FT
1Pursuant to the Residential Common Interest Development (RCID) Standard 2Pursuant to the Residential Incentive Overlay District (RIOD) Standard 3Pursuant to the City of Costa Mesa Parking Design Standard 4Staff applied a conservative interpretation and used 20-foot setback for both side and rear yards 15 Parking
Parking:
• Required – 150 spaces including 130 spaces, and 20 guest spaces • Proposed – 103 spaces including 98 spaces, and five guest spaces Garage:
• Required – 20 feet wide by 20 feet long
• Proposed – 19 feet, six inches wide by 20 feet long
16 Deviations
• What is a Deviation?
• Flexibility tool under the Residential Incentive Overlay District (RIOD) • Allows adjustments to standards through the Master Plan process • If the required findings are made, it’s code-compliant • Three Required Findings (All must be met)
1. General Plan Consistency
• Deviation better aligns with General Plan than strict application
2. Excellence in Design
• High-quality design, site planning, and compatibility
3. No Public Harm
• No adverse impact to health, safety, or nearby properties 17 CEQA
• Draft Mitigated Negative Declaration (MND)
• MND circulated for public review from April 1-30, 2025 • Final MND includes agency comments, responses, errata, and a Mitigation Monitoring and Reporting Program (MMRP)
18 Planning Commission Recommendation
Planning Commission recommends that the City Council:
• Deny the General Plan Amendment (PGPA-24-0001), Rezone, Master Plan (PMAP-24-0002), and Tentative Tract Map No. 19351
19 Alternative Considered
City Council could consider the following alternatives:
• Approve the Project
• Adopt Resolution No. 2025-XX approving General Plan Amendment (PGPA-24-0001), Master Plan (PMAP-24-0002), and Tentative Tract Map No. 19351 for the development of 40 residential condominium units
• Adopt Resolution No. 2025-XX a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program relative to General Plan Amendment (PGPA-24-0001), Rezone, Master Plan (PMAP-24-0002), and Tentative Tract Map No. 19351 for the development of 40 residential condominium units
• First reading to adopt Ordinance No. 2025-XX approving rezone to apply the Residential Incentive Overlay Designation to the properties located at 220, 222, 234, and 236 Victoria Street
• Approve the Project with Modifications
20 Questions?
Randall Preserve / Genga Discussion – NB-3 for 7/15 City Council Meeting Discussion Goal:
Update to Council and Community
Summary of (draft) key issues/opportunities for Costa Mesa Opportunity for questions/input from other councilmembers and community members o Goals/wishes, Concerns, Questions
Update
Background
~400 acres of former oil field, purchased with private and public grants to be turned input public park and preserve (Figure 1)
Grants have many specific requirements re : open space & habitat, public use/access, tribal access/engagement, cultural resource protection, species/wildlife protection, flood prevention
Deed held by Mountains, Recreation & Conservation Authority ( MRCA) – lead agency in park planning process
Randall Preserve Advisory Committee (24 members) to inform planning process:
o Local, state reps ( Costa Mesa, Newport Beach, County, Assembly, Senate) o Local, state, fed funding and regulatory agencies
o Tribal Government Advisory Group members
o Randall Family, Coastal Corridor Alliance, Banning Ranch Land Trust MRCA also engaging directly with local agencies on ongoing/future issues – site management, encampments, enforcement, fire prevention/response Timeline (estimated)
Land still under control of oil company, required remediation is ongoing – planned to complete end of 2025; likely will extend into 2026
MRCA leading planning process in parallel
o Three plans released – public comments were due Monday, 7/14 Resource Management Plan
Public Access Plan
Coastal Resilience Plan
o 4
th being developed with Tribal Representatives: Tribal Engagement Plan o Planning team will review comments, incorporate into plan – Advisory Committee member agencies have more time
o Randall Preserve Advisory Committee meets in July, September to discuss comments/issues; will make final recommendation in October (final meeting) 2026 – transfer from oil company to MRCA for park/preserve prep Fall 2027 – earliest estimate for opening
Park & Preserve
o Hours of Operation
o 24/7 Park Ranger
o Constraints ( Figure 2)
o Phased opening (Figure 3)
Relevant Issues/Opportunities
Site Management – now & future
o Encampments, fire, trash, safety on/near sites
o Jurisdictional and access challenges for emergency response o External impacts – residential & Talbert Park
Access – Main entrance would be at end of W. 17 th Street; other entrances via Talbert, PCH, River Trail (tentative) (Figure 4)
o Vehicle traffic and parking impacts
Park capacity unknown/requested
Number planned parking spaces unknown
Park capacity/attendance management – not typical, TBD o Adequate bike, e-bike paring
Access – Safe/Comfortable access by walk, bike, shuttle, bus o Safe walk/bike routes from neighborhoods/bus stops
o Wayfinding signage from major routes
o Drop-off for shuttle (e.g., senior center, Let’s Go CM) or ride-share Transportation Connections (Figure 4)
o Bike/walk-to-beach routes & wayfinding
Stormwater Management
o TBD
Public Access / Engagement
o Multilingual
o Multi-generational amenities (kids, older adults)
o Programs/curriculum with NMUSD
Coordination/collab. for Santa Ana River Corridor (Talbert Park, Fairview Park, SART) o Public access, communication – trails, connectivity, amenities (e.g., shared maps)
o Wayfinding/Education – consistent, complementary, coordinated o Ecosystem – resource restoration, management (e.g., seed band, nursery) o Tribal Engagement
o Grants
Staying Informed
Randall Preserve Advisory Committee – Public Meetings o Friday, 7/25 – 10am-1pm @ Newport Beach Civic Room
Overview of Draft Resource Management Plan, Discussion and Feedback o Friday, 9/26 – 10am-1pm @ Newport Beach Civic Room (Tentative) Overview of Draft Public Access Plan, Draft Coastal Resiliency Plan, Discussion and Feedback
o Friday, 10/31 – 10am-1pm @ Norma Hertzog Community Center Final Meeting
MRCA Project Website: https://mrca.ca.gov/parks/park-projects/randall-preserve-genga/ CCA Randall Preserve Website: https://www.randallpreserve.org/ [email protected]
RANDALL
PRESERVE
Security & Fire
Risks
RANDALL PRESERVE/
PARKVIEW NEIGHBORHOOD
PARKVIEW NEIGHBORHOOD
FIRE ZONE
PARKVIEW NEIGHBORHOOD WATCH
PARKVIEW/RANDALL VANTAGE POINT
TRESPASSING
ILLEGAL CAMPING
ILLEGAL CAMPFIRES
FRIDAY
5/23/25
3:56 AM
Petition
To the Costa Mesa City Council:
We, the undersigned residents of the Parkview Neighborhood hereby petition the City Council of Costa Mesa, California and ask that the City Council to support Arlis Reynolds in her efforts to secure the Randall Preserve.
Such efforts to include but not be limited to: Active monitoring at the end of 19th St. and Randall, including security cameras, ongoing CMFD fire risk assessment, CMPD monitoring of the area to ensure that encampments don't rebuild, regular drone inspection, pursuit of an MOU with the multiple jurisdictions to enable CM agencies access for more active monitoring and enforcement.
The contact person for this petition is:
Kenneth E. Smith, MD, MBA 1892 Parkview Circle, CM 92627 714-381-7572 NAME ADDRESS Phone Number SIGNATURE
PLEASE HELP US