City Council Meeting
October 7, 2025
2308 Santa Ana Avenue
Appeal of Design Review & Tentative Parcel Map
2 Project Background
• Planning Commission Hearing on August 11, 2025
Approved 7 – 0
Added condition of approval to screen Parcel 2
Enforced privacy standards
• Appeal Filed on August 18, 2025
3 Project Site
4 Project
• Design Review 23-14 for a small lot
residential development consisting of
two, two-story, single-family dwelling
units.
• Tentative Parcel Map No. 2023-117 to
subdivide one 9,450 square-foot lot into
two parcels with one residential unit on
each lot.
• Approved by the Planning
Commission, with conditions on
August 11, 2025.
5 Project
Standard Parcel 1 Parcel 2
Lot Size 3,862 SF 5,588 SF
Floor Area 2,623 SF + 430 SF garage 3,031 SF + 427 SF garage Bedrooms 4 (optional 5th) 4 (optional 5th)
Bathrooms 4 full 4 full, 1 half
Height 26’-5” 26’-6”
Parking 2 garage & 2 open 2 garage & 2 open
South Elevation
6 Revised Planting Plan
7 Planning Commission Decision
• Conditions of Approval (COA):
COA 3. Second floor windows shall be designed and placed to minimize direct lines-of-sight into windows on adjacent neighboring properties, and to minimize visibility into abutting residential side and rear yards. Every effort shall be made to maintain the privacy of abutting property owners.
Prior to issuance of a building permit, applicant shall provide a window placement study demonstrating compliance with this condition. (standard) COA 14. The applicant shall work with staff to remove as many palm trees as possible on Parcel 2 from the scope of work and include trees along the southern side property line of Parcel 2 to sufficiently screen the project from the abutting property. (added)
8 Appellant Concerns – Summary
1. Timeline for public noticing and reviews:
• Not enough notice about the project
2. Evidence and assumptions regarding the Commission’s decision:
• Planning Commission decision lacked sufficient evidence or relied on incorrect assumptions
3. Adverse impacts on neighboring properties:
• Incomplete study of the project’s adverse effects on the appellant’s property
• Adverse impacts not specified in appeal
4. Conditions of approval:
• Vague conditions of approval
• Specific conditions not identified
9 Appellant Concerns – Staff Response
1. Public Noticing Timeline (Planning Commission Hearing) • The project was noticed as required by the CMMC 13-29(d). Mailed notices – July 30, 2025
Notice Published – August 1, 2025
Agenda Posted August 7, 2025, Consistent with the Brown Act
2. Evidence and Assumptions
• The Planning Commission was presented with all relevant materials related to the project during the hearing.
• The Planning Commission reviewed the materials provided and made an informed and deliberate decision.
10 Appellant Concerns – Staff Response
3. Adverse Impacts
• Planning Commission reviewed the project for potential adverse impacts. • Planning Commission determined that further steps should be taken to protect the privacy of neighboring backyards.
• Applicant has provided an updated landscaping plan which proposes trees in front of the 2nd story windows.
4. Conditions of Approval
• All conditions of approval provided as part of Staff recommendation and approved by the Planning Commission are standard conditions of approval.
• These conditions of approval have been applied and enforced in the past without substantial issues on the part of the City or applicants. 11 City Council Public Notification
• Pursuant to Title 13, Section 13-29(d), of the Costa Mesa Municipal Code, three types of public notification have been completed:
1. On September 25, 2025, a public notice was mailed to all property owners and occupants within a 500-foot radius of the project site.
2. On September 25, 2025, a public notice was posted on each street frontage of the project site.
3. On September 26, 2025, a public notice was published on the Daily Pilot newspaper.
12 De Novo Hearing
• City Council hearing is a “de novo” review.
• The City Council may exercise its independent judgment and discretion in making a decision.
• The appeal hearing is not limited to the grounds stated for the appeal. • The City Council’s decision on the matter is the final decision.
Staff recommends City Council adopt a Resolution to:
• Find that the project is categorically exempt from the provisions of the California Environmental Quality Act
(CEQA) per CEQA Guidelines Section 15315 (Class 15)
Minor Division of Land, Section 15303 (Class 3) New
Construction or Conversion of Small Structures and Public Resources Code section 21080.66; and
• Uphold the Planning Commission’s approval of Planning Application 23-14 and Parcel Map 2023-117, based on
findings of fact and subject to conditions of approval.
Recommendation
13 City Council Meeting
October 7, 2025
Clean Mobility Options
Voucher Pilot Program for
Community Based Transit
Amendment One
2 Background
• Clean Mobility Options (CMO) is a Statewide initiative that provides funding for On-Demand Electric Vehicle (EV) Transit Services to underserved communities.
• Program Goals:
Increase clean mobility options for low-income and disadvantaged communities.
Provide community driven mobility solutions.
Improve access to safe, reliable, convenient, and affordable mobility. Reduce greenhouse gas emissions.
3 On-Demand Ride Share Pilot Program
• Staff submitted a successful grant application in August 2023. • Initial grant of $500,000 per year for three years, total of $1.5 million with no required local match funding.
• In June 2024, City Council awarded a Contract Services Agreement (CSA) to Circuit Transit, Inc. to operate the on-demand ride share service.
• Service began October 2024.
4 On-Demand Ride Share Monthly Ridership
Service Month
Passengers
5 Additional Funding
• In February 2025, City Staff successfully secured additional $300,000 to increase the program funding from $1.5 million to $1.8 million.
• Additional funding will expand the service area and add a fourth electric vehicle.
• Expansion of service is pending the approval of Amendment One with Circuit Transit, Inc.
6 On-Demand Ride Share Service Hours
Current Service Hours
• Monday through Friday: 8:00 a.m. – 6:00 p.m.
• Saturday and Sunday: 10:00 a.m. – 8:00 p.m.
Proposed Service Hours
• Monday through Friday: 8:00 a.m. – 8:00 p.m.
• Saturday and Sunday: 10:00 a.m. – 8:00 p.m.
7 West 19th Street
West 16th Street
Victoria Street
Wilson Street
Harbor Boulevard
Joann Street
Federal Avenue
Placentia Avenue
8 Fiscal Review
• CMO Pilot Project for On-Demand Transit Services is included in the Fiscal Year 2025-26 Capital Improvement Program budget in the amount of $500,000.
• Staff is requesting to increase the appropriation to $650,000 for the approved expansion of the service.
• Funding for the proposed Amendment One with Circuit Transit, Inc. is provided by the grant for two years.
• CMO Pilot Program requires City’s commitment of:
City staff time including social media advertising and administration. Electricity for four EV chargers and dedicated parking spaces at Corporation Yard.
9 Staff Recommendations
1. Approve Amendment One to the Contractor Services Agreement (CSA) with Circuit Transit, Inc. for the Clean Mobility Options (CMO) Voucher Pilot Program in an amount not to exceed $650,000 annually, for a term of two (2) years.
2. Authorize increase of appropriation of the Clean Mobility – On Demand Transit Services from $500,000 to $650,000 for Fiscal Year 2025-26.
3. Authorize the Interim City Manager and the City Clerk to execute the agreement and future amendments to the agreement.
Questions?