City Council Meeting
September 16, 2025
Zoning Code Amendment
2 Background
• This Zoning Code Amendment
provides technical updates to:
Comply with state law
Codify Zoning Administrator
determinations
Codify policies like the Walls,
Fences and Landscaping
Standards
Make minor clarifications
• A necessary component of good
planning practice
3 Zoning Administrator Determinations
• Procedures that provide
interpretations to address
ambiguity in the Zoning Code.
• Determinations are used by staff
daily to review projects.
• Approves staff-level
discretionary applications and
can make interpretations of the
Zoning Code.
4 Summary of Zoning Code Amendments
1. Fences and Walls – Adds external walls and fences policies to the Zoning Code.
2. Individual and Group Counseling – Adds policies and regulations regarding individual and group counseling.
3. Exposed Pipes and Conduits – Provides standards for the location and screening of pipes and conduits.
4. Antenna Screening – Provides standards for the screening of cell site equipment.
5. Senate Bill 9 (SB 9) Ordinance– Codifies the SB 9 ordinance and provides minor clarifications to meet State law.
5 Summary of Zoning Code Amendments
6. Accessory Dwelling Units – Provides minor updates to the 2025 ordinance to meet state law.
7. Contiguous Window Area – Clarifies the definition of “contiguous window area.”
8. Mechanical Rooms – Exempts mechanical rooms from floor area for the purpose of calculating required parking.
9. Screening of Ground Mounted Equipment – Adds standards for the location and screening of ground mounted mechanical equipment.
10.Raised Decks – Requires raised deck over 30 inches in height to be located outside of all setbacks.
6 Amendment 11: Shared Parking Requirements
• Zoning Code requires minimum parking
requirements for all uses.
• Zoning Code requires a development with
multiple tenants to use the shared parking table.
• The current shared parking table was approved
in 1985. Development patterns, tenant uses and
driving trends have changed over the past 40
years.
• Zoning Code allows updates to the shared
parking table by Resolution.
• Many benefits to shared parking including
maximizing efficiency.
7 Proposed Updates
• Updated hourly adjustments to reflect current peak parking demand for each use.
• Used most current industry standards sources:
Institute (ULI) Shared Parking, 3rd Edition
- ULI obtains data from empirical sources
Institute of Transportation Engineers (ITE) Parking
Generation, 6th Edition
- ITE obtains data from site-specific case studies
• Updated data for the original 14 uses and provided data for 12 additional new uses; 26 total uses list.
8 Planning Commission Action and Comments
• June 23, 2025 – PC conducted Study Session
Commissioner and public comments included clarifications on walls and fences amendment.
July 28, 2025 – PC recommended approval of amendments 1 – 10 (11 continued) Changes to staff recommendations included modifications to group counseling.
Commissioner comments included concerns about parking requirements • August 25, 2025 – PC recommended approval of item 11 (Shared Parking Requirements)
Commissioner comments included concerns about parking requirements. 9 General Plan Conformance
The amendments align with
several policies of the General
Plan, including:
• Productive use of space
• Conserving land resources
• Allow additional tenants
Planning Commission recommends the City Council:
1. Find that the project is exempt from the provisions of the California Environmental Quality Act (CEQA) pursuant to Public Resources Code Section 21080.174 and CEQA
Guidelines Section 15061(b)(3).
2. Give First Reading to the Ordinance approving Code
Amendment PCTY-25-0001, amending Title 13 of the Costa
Mesa Municipal Code (Zoning Code) pertaining to minor
technical updates.
3. Adopt the Resolution updating the City of Costa Mesa Procedure for Determining Shared Parking Requirements.
Recommendation
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/10/11/12/13/14/15/i255/15/17/18/i255/19/18/20/i255/21/18/22/13/23/24/19/12/24/i255/13/25/i255/26/19/12/18/23/27/15/24/19/12/28/19/29/i255/25/13/23/i255 /30/21/31/11/i255/24/19/12/i255/30/21/31/21/11/i255/24/19/12/i255/15/17/18/i255/23/18/32/28/27/18/12/i255/21/18/22/13/23/24/19/12/24/i255/13/25/i255 /26/19/12/18/23/27/15/24/19/12/28/19/29/i255/25/13/23/i255/30/21/33/11/i255/24/19/12/i255/30/21/33/21/11/34 /10/35/17/18/23/18/i255/28/27/i255/19/13/i255/24/12/12/28/15/28/13/19/24/36/i255/25/28/27/37/24/36/i255/28/22/14/24/37/15/i255/24/27/i255/15/17/18/i255/36/24/19/29/38/24/29/18/i255 /38/14/12/24/15/18/27/i255/24/23/18/i255/24/12/22/28/19/28/27/15/23/24/15/28/32/18/i255/28/19/i255/19/24/15/38/23/18/34 /10/35/17/28/27/i255/28/15/18/22/i255/27/38/14/14/13/23/15/27/i255/15/17/18/i255/30/28/15/39/i255/40/41/42/43/44/45/46/47/48/i255/31/36/24/19/i255/29/13/24/36/27/i255 /15/13/i255/49/18/37/23/38/28/15/i255/24/19/12/i255/49/18/15/24/28/19/i255/50/28/29/17/i255/51/38/24/36/28/15/39/i255/52/22/14/36/13/39/18/18/27/i255/24/19/12/i255 /53/15/23/18/19/29/15/17/18/19/i255/15/17/18/i255/54/42/55/46/45/44/47/48/i255/53/24/25/18/15/39/i255/24/19/12/i255/56/22/14/23/13/32/18/i255/15/17/18/i255 /51/38/24/36/28/15/39/i255/13/25/i255/57/28/25/18/34
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September 16, 2025
City Council Meeting
Professional Services Agreement With
Endemic Environmental Services Inc. for
the Fairview Park Mesa Restoration Project
2 Mesa Restoration Project - Background
Year 1998
• Fairview Park Master Plan was adopted, and the City approved the 1997 Mitigated Negative Declaration to fulfill CEQA.
• The Master Plan calls for the restoration of the park’s natural vegetation communities and preservation of the site’s cultural resources.
Year 2011
• City committed to restoring 23 acres as part of the Measure M2 Environmental Mitigation Program.
Year 2022
• City was awarded $2.0M from Senator Min’s office for multiple parks projects, including the Fairview Park Mesa Restoration project.
Year 2024
• City contracted with a consultant to perform restoration design, environmental planning, and archeological planning services.
3 Mesa Restoration Project
• Addresses Mesa area of Fairview Park
• Restore indigenous plant communities of the Mesa
• Preserve and protect the CA-ORA-58 Archeological Resources site • Remove unsuitable fill debris on the Mesa which degrades the site • Project aligns with the Fairview Park Master Plan
• Addresses OCTA Mitigation requirements
4 Mesa Restoration
(current phase)
Mesa
Restoration
(future phase,
fill-affected
area)
Wetlands
and Riparian
Habitat
Project
East side
Fairview
Park
Designated trails (to
remain open
throughout the project)
Project Scope
• Site Protection, Initial Dethatch, Cultural
Resources Protection Monitoring,
Temporary Irrigation Installation
• Native Revegetation Buffer and Drainages
in Container Planting, Irrigation, and
Maintenance
• Weed Management Buffer Weed
Maintenance
• Pre-Seed Installation Adaptive Weed
Management
• Maintenance After Native Seed Installation
• Biological Monitoring and Reporting
through 2032
5 Project Map
6 Contractor Selection
• September 10, 2024
City released the RFP for implementation of the Fairview Park Mesa Restoration and Monitoring Plan.
• Endemic Environmental Services Inc. was determined to be the most qualified firm.
• Notable Projects:
Orange County Water District Prado Basin Sediment Demonstration Project for Habitat Restoration
Los Alamitos Southern Tarplant Enhancement Plan Solar Development Project - Joint Forces Training Base
Fairview Park Wetlands Restoration and Biological Management 7 Recommendation
1. Approve the Addendum (Attachment 2) to the 1997 Initial Study/Mitigated Negative Declaration for Fairview Park to address new information regarding biological resources pertinent to the project.
2. Award a Professional Services Agreement (PSA) to Endemic Environmental Services, Inc. for a term of 7 years for professional habitat restoration and monitoring services for the Fairview Park Mesa Restoration Project in an amount not-to-exceed $1,311,062.
3. Authorize a ten percent (10%) contingency in the amount of $131,106 for any unforeseen costs that may arise.
4. Authorize the City Manager and the City Clerk to execute the PSA and future amendments to the agreement within City Council-authorized limits. 1 Proposed Hourly Adjustments for City of Costa Mesa Procedure for Determining Shared Parking Requirements City
Identified
Land Use
Office < 25,000 SF Office >= 25,000 SF Grocery Store Department/Super Store Other Retail Medical/Dental
Offices
City
Parking
Ratios
4 parking spaces /
1,000 SF
4 parking spaces /
1,000 SF
4 parking spaces /
1,000 SF
4 parking spaces /
1,000 SF
4 parking spaces /
1,000 SF
6 parking spaces /
1,000 SF
Time Weekday Weekend Weekday Weekend Weekday Weekend Weekday Weekend Weekday Weekend Weekday Weekend 6:00 AM 3% 0% 3% 0% 7% 5% 15% 17% 0% 0% 0% 0%
7:00 AM 14% 2% 14% 2% 22% 22% 33% 37% 0% 0% 7% 4%
8:00 AM 48% 6% 48% 6% 32% 32% 42% 47% 19% 0% 93% 41%
9:00 AM 88% 8% 88% 8% 55% 55% 60% 67% 33% 38% 93% 41%
10:00 AM 100% 9% 100% 9% 65% 65% 69% 77% 47% 55% 100% 43% 11:00 AM 96% 10% 96% 10% 72% 72% 79% 88% 55% 66% 100% 43% NOON 79% 9% 80% 9% 87% 87% 89% 100% 89% 85% 54% 28%
1:00 PM 82% 8% 82% 8% 92% 92% 89% 100% 100% 100% 93% 0% 2:00 PM 95% 6% 95% 6% 96% 96% 89% 100% 73% 96% 100% 0%
3:00 PM 91% 4% 91% 4% 97% 97% 89% 100% 73% 79% 100% 0%
4:00 PM 79% 2% 80% 2% 100% 100% 86% 96% 66% 66% 93% 0%
5:00 PM 56% 1% 56% 1% 100% 100% 78% 87% 70% 64% 87% 0%
6:00 PM 23% 1% 24% 1% 97% 97% 69% 77% 75% 67% 67% 0%
7:00 PM 14% 0% 14% 0% 79% 79% 55% 62% 70% 70% 30% 0%
8:00 PM 5% 0% 5% 0% 52% 52% 42% 47% 54% 70% 15% 0%
9:00 PM 3% 0% 3% 0% 33% 33% 29% 32% 48% 51% 0% 0%
10:00 PM 1% 0% 1% 0% 20% 20% 11% 12% 0% 0% 0% 0%
11:00 PM 0% 0% 0% 0% 7% 7% 7% 8% 0% 0% 0% 0%
MIDNIGHT 0% 0% 0% 0% 7% 7% 4% 5% 0% 0% 0% 0%
2 City
Identified
Land Use
Restaurants with
Less than 300 SF of
Public Area
Fast Food w/ Drive
Thru
Restaurants Without
Breakfast
Restaurants With
Breakfast
Bars And
Nightclubs
Breweries And
Distilleries
City
Parking
Ratios
4 parking spaces /
1,000 SF
10 parking spaces /
1,000 SF
10 parking spaces /
1,000 SF
10 parking spaces /
1,000 SF
10 parking spaces /
1,000 SF
10 parking spaces /
1,000 SF
Time Weekday Weekend Weekday Weekend Weekday Weekend Weekday Weekend Weekday Weekend Weekday Weekend 6:00 AM 7% 6% 0% 0% 0% 0% 28% 15% 0% 0% 0% 0%
7:00 AM 11% 11% 0% 0% 3% 3% 53% 31% 0% 0% 0% 0%
8:00 AM 21% 21% 0% 0% 6% 4% 64% 50% 0% 0% 0% 0%
9:00 AM 31% 31% 0% 0% 10% 8% 77% 71% 0% 0% 0% 0%
10:00 AM 57% 58% 20% 0% 23% 11% 87% 90% 0% 0% 0% 0%
11:00 AM 85% 87% 40% 50% 41% 23% 91% 90% 0% 0% 0% 0%
NOON 98% 100% 100% 84% 67% 54% 100% 98% 0% 0% 56% 47%
1:00 PM 98% 100% 93% 100% 67% 58% 91% 85% 1% 1% 54% 69% 2:00 PM 89% 91% 80% 94% 60% 49% 56% 68% 1% 1% 56% 78%
3:00 PM 60% 61% 53% 64% 39% 49% 49% 44% 1% 1% 61% 88%
4:00 PM 55% 56% 33% 64% 47% 49% 49% 48% 1% 2% 66% 94%
5:00 PM 60% 61% 40% 59% 69% 66% 77% 63% 3% 4% 85% 97%
6:00 PM 84% 86% 37% 100% 84% 91% 82% 72% 25% 29% 98% 100% 7:00 PM 80% 81% 20% 72% 87% 96% 82% 72% 47% 54% 100% 94% 8:00 PM 50% 51% 33% 72% 87% 100% 82% 68% 67% 77% 95% 86% 9:00 PM 31% 31% 20% 61% 87% 91% 62% 36% 87% 100% 76% 79% 10:00 PM 21% 21% 0% 0% 84% 91% 56% 29% 87% 100% 0% 58%
11:00 PM 11% 11% 0% 0% 67% 89% 74% 21% 66% 100% 0% 0%
MIDNIGHT 7% 7% 0% 0% 23% 50% 26% 13% 44% 100% 0% 0%
3 City
Identified
Land Use
Active
Entertainment -
Open After 11 PM
and/or Serves
Alcohol
Active
Entertainment -
Closes Before 11
PM and No Alcohol
Studios, Dance,
Marital Arts, Music,
Etc.
Movie Theaters Auditoriums
Health
Clubs/Physical
Fitness Facilities
City
Parking
Ratios
4 parking spaces /
1,000 SF
4 parking spaces /
1,000 SF
10 parking spaces /
1,000 SF
1 space/ 3 fixed seats
or 1 space/ 35 square
feet of seating area if
there are no fixed
seats
1 space/ 3 fixed seats
or 1 space/ 35 square
feet of seating area if
there are no fixed
seats
10 parking spaces /
1,000 SF
Time Weekday Weekend Weekday Weekend Weekday Weekend Weekday Weekend Weekday Weekend Weekday Weekend 6:00 AM 0% 0% 0% 1% 70% 65% 0% 0% 0% 0% 70% 65%
7:00 AM 0% 0% 0% 1% 42% 37% 0% 0% 2% 2% 42% 37%
8:00 AM 0% 0% 0% 1% 42% 29% 0% 0% 2% 2% 42% 29%
9:00 AM 0% 1% 2% 3% 70% 41% 0% 0% 4% 4% 70% 41%
10:00 AM 0% 1% 24% 30% 70% 29% 0% 0% 4% 4% 70% 29%
11:00 AM 0% 1% 56% 69% 80% 41% 0% 0% 4% 4% 80% 41%
NOON 0% 1% 71% 87% 61% 41% 14% 21% 6% 6% 61% 41%
1:00 PM 1% 1% 75% 91% 70% 25% 29% 46% 6% 32% 70% 25%
2:00 PM 1% 1% 79% 96% 70% 21% 35% 55% 6% 73% 70% 21%
3:00 PM 1% 1% 79% 96% 70% 25% 36% 56% 6% 73% 70% 25%
4:00 PM 2% 2% 75% 90% 80% 46% 36% 56% 6% 6% 80% 46%
5:00 PM 4% 5% 79% 96% 91% 82% 40% 62% 6% 6% 91% 82%
6:00 PM 26% 30% 83% 100% 100% 78% 40% 62% 18% 18% 100% 78% 7:00 PM 49% 55% 79% 96% 89% 50% 52% 81% 36% 38% 89% 50% 8:00 PM 69% 78% 75% 91% 78% 25% 64% 100% 93% 100% 78% 25% 9:00 PM 89% 100% 54% 66% 67% 9% 64% 100% 93% 100% 67% 9% 10:00 PM 89% 100% 8% 10% 34% 2% 52% 100% 5% 5% 34% 2%
11:00 PM 89% 100% 0% 1% 11% 2% 42% 80% 2% 2% 11% 2%
MIDNIGHT 89% 100% 0% 1% 0% 0% 26% 50% 1% 1% 0% 0%
4 City
Identified
Land Use
Event Centers
Banks/Savings and
Loans/Credit
Unions
Furniture And
Appliance Stores
With Greater Than
5,000 Sf of Floor
Area
Hotels1
City
Parking
Ratios
12.33 parking spaces
/ 1,000 SF
5 parking spaces /
1,000 SF
2 parking spaces /
1,000 SF
1 parking spaces / 2
units
Time Weekday Weekend Weekday Weekend Weekday Weekend Weekday Weekend 6:00 AM 0% 1% 0% 0% 15% 17% 84% 84%
7:00 AM 0% 1% 0% 0% 20% 22% 87% 87%
8:00 AM 0% 1% 54% 39% 33% 37% 91% 91%
9:00 AM 2% 3% 94% 49% 51% 57% 83% 83%
10:00 AM 24% 30% 100% 67% 78% 62% 74% 74%
11:00 AM 56% 69% 71% 79% 89% 82% 74% 74%
NOON 71% 87% 71% 74% 90% 96% 70% 70%
1:00 PM 75% 91% 71% 0% 89% 100% 70% 70%
2:00 PM 79% 96% 83% 0% 88% 96% 74% 74%
3:00 PM 79% 96% 71% 0% 83% 96% 74% 74%
4:00 PM 75% 90% 88% 0% 78% 82% 74% 74%
5:00 PM 79% 96% 100% 0% 74% 77% 79% 79%
6:00 PM 83% 100% 0% 0% 69% 77% 79% 79%
7:00 PM 79% 96% 0% 0% 56% 82% 77% 77%
8:00 PM 75% 91% 0% 0% 47% 92% 81% 81%
9:00 PM 54% 66% 0% 0% 29% 72% 85% 85%
10:00 PM 8% 10% 0% 0% 11% 12% 85% 85%
11:00 PM 0% 1% 0% 0% 0% 0% 88% 88%
MIDNIGHT 0% 1% 0% 0% 0% 7% 88% 88%
1 Apply the corresponding Land Use category for ancillary hotel uses.
5 City
Identified
Land Use
Residential: Studio Residential: 1
Bedroom
Residential: 2
Bedroom
Residential: 3
Bedrooms or more
City
Parking
Ratios
1 covered, 0.5 open,
0.5 guest parking
spaces / unit
1 covered, 1 open,
0.5 guest parking
spaces / unit
1 covered, 1.5 open,
0.5 guest parking
spaces / unit
1 covered, 2.5 open,
0.5 guest parking
spaces / unit
Time Weekday Weekend Weekday Weekend Weekday Weekend Weekday Weekend 6:00 AM 81% 77% 81% 77% 87% 83% 90% 85%
7:00 AM 73% 75% 74% 76% 78% 80% 81% 81%
8:00 AM 65% 71% 66% 71% 70% 75% 72% 77%
9:00 AM 57% 67% 58% 67% 61% 70% 62% 72%
10:00 AM 53% 63% 53% 63% 56% 66% 57% 67%
11:00 AM 49% 62% 49% 62% 52% 65% 53% 66%
NOON 45% 61% 45% 61% 47% 64% 48% 65%
1:00 PM 45% 60% 45% 60% 47% 63% 48% 64%
2:00 PM 45% 59% 45% 59% 47% 62% 48% 63%
3:00 PM 49% 50% 49% 50% 52% 52% 53% 53%
4:00 PM 53% 54% 53% 54% 56% 57% 57% 58%
5:00 PM 59% 53% 60% 53% 62% 54% 63% 54%
6:00 PM 66% 52% 66% 51% 68% 51% 68% 51%
7:00 PM 74% 62% 74% 61% 74% 59% 75% 58%
8:00 PM 78% 70% 78% 70% 79% 68% 79% 67%
9:00 PM 82% 79% 82% 79% 83% 77% 84% 76%
10:00 PM 91% 87% 91% 87% 93% 86% 93% 86%
11:00 PM 90% 89% 91% 89% 93% 89% 95% 89%
MIDNIGHT 90% 93% 90% 93% 94% 96% 96% 97%