RESOLUTION NO. 2024-XXX
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
SANTA ANA APPROVING TH E SUBMITTAL OF
IMPROVEMENT PROJECTS TO THE ORANGE COUNTY
TRANSPORTATION AUTHORITY FOR FUNDING UNDER
THE REGIONAL TRAFFIC SIGNAL SYNCHRONIZATION
PROGRAM
BE IT RESOLVED BY THE CITY COUN CIL OF THE CITY OF SANTA ANA AS FOLLOWS:
Section 1. The City Council of the City of Santa Ana hereby finds, determines and declares as follows:
A. The Measure M2 Regional Traffic Signal Synchronization Program targets over 2,000 signalized intersections across Orange County to maintain traffic signal synchronization, improve traffic flow, and reduce congestion across jurisdictions.
B. The City of Santa Ana has been declared by the Orange County Transportation Authority to meet the eligibility requirements to receive revenues as part of Measure M2.
C. The City of Santa Ana must include all projects funded by Net Revenues in the seven-year Capital Improvement Program as part of the Renewed Measure M Ordinance eligibility requirement.
D. The City of Santa Ana authorizes a formal amendment to the seven-year Capital Improvement Program to add projects app roved for funding upon approval from the Orange County Transportation Authority Board of Directors, if necessary.
E. The City of Santa Ana has currently adopted a Local Signal Synchronization Plan consistent with the Regional Traffic Signal Synchronization Master Plan as a key component of local agencies’ efforts to synchronizing traffic signals across local agencies’ boundaries.
F. The City of Santa Ana will provide matching funds for each project as required by the Comprehensive Tr ansportation Fu nding Programs Procedures Manual.
G. The City of Santa Ana will not use Renewed Measure M funds to supplant Developer Fees or other commitments.
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Resolution No. 2024-XXX
G. The City of Santa Ana desires to implement mult i-jurisdictional signal synchronization listed below.
Section 2. The City Council of the City of Sa nta Ana hereby approves the formal submissions of the projects described below to the Orange County Transportation Authority for funding under the OCTA’s Regional Traffic Signal Synchronization Program and requests that the OCTA a llocate funds in the amount s specified in the City’s submissions. Said funds shall be matched by funds from Santa Ana as required and shall be used as supplemental funding to aid the City in signal synchronization along the following street(s):
PROJECT PROGRAM
FY
Section 3. The City Council of the City of Santa Ana appoints the City Manager, or his or her designee, as agent for the City of Santa Ana to conduct all negotiations, and execute and submit all documents, including but not limited to applications, agreements, amendments, payment requests and so on, which may be necessary for allocation of the requested funds to Santa Ana.
Section 4. This Resolution shall take effe ct immediately upon its adoption by the City Council, and the Clerk of the Council shall attest to and certify the vote adopting this Resolution.
ADOPTED this ____ day of ___________________, 2024.
V a l e r i e A m e z c u a
M a y o r
APPROVED AS TO FORM:
Sonia R. Carvalho, City Attorney
B y :
Jonathan T. Martinez
Assistant City Attorney
Bristol Street Traffic Signal Synchronization
RTSSP 25/26
46 184
Resolution No. 2024-XXX
AYES: Councilmembers
N O E S : C o u n c i l m e m b e r s
A B S T A I N : C o u n c i l m e m b e r s
NOT PRESENT: Councilmembers _
CERTIFICATE OF ATTESTATION AND ORIGINALITY
I, Jennifer L. Hall, City Clerk, do hereby certify the attached Resolution No. 2024- ____ to be the original resolution adopted by the Ci ty Council of the City of Santa Ana on _____________________, 2024.
Date:
City Clerk
City of Santa Ana
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ATTACHMENT 1
Resolution No. 2024-xx Page 1 of 3
RESOLUTION NO. 2024-xx
A RESOLUTION OF THE CITY COUNCI L OF THE CITY OF COSTA MESA,
CALIFORNIA, APPROVING THE SUBMITTA L OF A FUNDING APPLICATION TO
THE ORANGE COUNTY TRANSPORTATION AUTHORITY FOR FUNDING UNDER THE COMPETITIVE MEASURE M2 RE GIONAL TRAFFIC SYNCHRONIZATION
PROGRAM (RTSSP)
THE CITY COUNCIL OF THE CITY OF CO STA MESA, CALIFORNIA DOES HEREBY FIND AND DECLARE AS FOLLOWS:
a) WHEREAS, the Measure M2 Regional Traffic Signal Synchronization Program targets over 2,000 signalized intersections across Orange County to maintain traffic signal synchronization, improve traffic flow, and reduce congestion across jurisdictions; and b) WHEREAS, the City of Costa Mesa has been declared by the Orange County Transportation Authority to meet the eligibility requirements to receive revenues as part of Measure M2; and
c) WHEREAS, the CITY must include all projects funded by Net Revenues in the seven- year Capital Improvement Program as part of the Renewed Measure M Ordinance eligibility requirement; and
d) WHEREAS, the CITY authorizes a formal amendment to the seven-year Capital Improvement Program to add projects approved for fundi ng upon approval from the Orange County Transportation Authority Board of Directors, if necessary; and e) WHEREAS, the City of Costa Mesa has currently adopted a Local Signal Synchronization Plan consistent with the Regional Traffic Signal Synchronization Master Plan as a key component of local agencies’ efforts to synchronizing traffic signals across local agencies’ boundaries; and
f) WHEREAS, the City of Co sta Mesa will provide matching funds for each project as required by the Comprehensive Transporta tion Funding Programs Procedures Manual; and
g) WHEREAS, the City of Costa Mesa will not use Renewed Measure M funds to supplant Developer Fees or other commitments; and
h) WHEREAS, the City of Cost a Mesa desires to implement multi-jurisdictional signal synchronization listed below.
NOW, THEREFORE, BE IT RESOLVED THAT:
The City Council of the City of Costa Me sa hereby requests the Orange County Transportation Authority allocate funds in t he amounts specified in the City’s application to said City from the Regional Traffic Si gnal Synchronization Program. Said funds, if approved, shall be
matched by funds from said City as required and shall be used as 49 187
ATTACHMENT 1
Resolution No. 2024-xx Page 2 of 3
supplemental funding to aid the City in signal synchronization along the following street(s):
PROJECT PROGRAM FY
Bristol Street Traffic Signal Synchronization RTSSP 25/26 PASSED AND ADOPTED this 19th day of November, 2024.
_______________________________
John Stephens, Mayor
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ATTACHMENT 1
Resolution No. 2024-xx Page 3 of 3
ATTEST: APP ROVED 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 the original of Resolution No. 2024-xx and was duly passed and adopted by the City Council of the City of Costa Mesa at a regular meeting held on the 19
th day of November, 2024, 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 19
th day of November 2024.
_______________________________
BRENDA GREEN, CITY CLERK (SEAL)
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RESOLUTION NO. 2024 - ______
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
NEWPORT BEACH, CALIFORNIA SUPPORTING AN
APPLICATION BY THE CITY OF SANTA ANA FOR THE
ORANGE COUNTY TRANSPO RTATION AUTHORITY’S
MEASURE M2 TRAFFIC SI GNAL SYNCHRONIZATION
PROGRAM FUNDING FOR THE BRISTOL STREET
PROJECT
WHEREAS, the Orange County Transportation Authority’s (“OCTA”) Measure M2 Regional Traffic Signal Synchronization Program (“Program”) targets over two thousand (2000) signalized intersections across Orange County to maintain traffic signal synchronization, improve traffic flow, and reduce congestion across jurisdictions;
WHEREAS, the City of Newport Beach (“City ”) has been declared by OCTA to meet the eligibility requirements to receive revenues as part of the Program;
WHEREAS, City must include all projects funded by the net revenues in the City’s seven-year Capital Improvement Program as part of OCTA’s Renewed Measure M Local Transportation Authority Ordinance eligibility requirements;
WHEREAS, City has a currently adopted a Local Signal Synchronization Plan consistent with the countywide Regional Traffic Signal Synchronization Master Plan as a key component of the City’s efforts to synchronize traffic signals across its boundaries;
WHEREAS, City desires to support the funding application of the City of Santa Ana to implement a multi-jurisdictional traffic signal synchronization project for the Bristol Street.
WHEREAS, by this resolution, the City Counc il for the City intends to authorize a formal amendment to its seven-year Capital Improvement Program to add the Project for funding upon approval from OCTA’s Board of Directors to fund the Project as part of the Program;
WHEREAS, by this resolution, the City Council for the City intends to agree to provide matching funds for the primary implementation and ongoing maintenance and monitoring of Project, as required by the Guidelines M anual for OCTA’s Comprehensive Transportation Funding Programs; and
WHEREAS, City will not use renewed Program f unds to supplant developer fees or other commitments.
NOW, THEREFORE, the City Council of the City of Newport Beach resolves as follows:
Section 1: The City Council does hereby support the funding applic ation of the City of Santa Ana to implement the Project.
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Resolution No. 2024-___
Section 2: The City Council does her eby authorize a formal amendment to its seven-year Capital Improvement Program to add the Project for funding upon approval from OCTA’s Board of Directors to fund the Project as part of the Program.
Section 3: The City Council does hereby agree to provide matching funds for the primary implementation and on going maintenance and monitoring of the Project, as required by the Guidelines Manual for OC TA’s Comprehensive Transportation Funding Programs.
Section 4: The recitals provided in this resolution are true and correct and are incorporated into the operative part of this resolution.
Section 5: If any section, subsection, sentence, clause or phrase of this resolution is, for any reason, held to be invalid or unconstitutional, such decision shall not affect the validity or constitutionality of the remaining portions of this resolution. The City Council hereby declares that it would have passed this resolution, and each section, subsection, sentence, clause or phrase hereof, irrespective of the fact that any one or more sections, subsections, sentences, clauses or phrases be declared invalid or unconstitutional.
Section 6: The City Council finds the adoption of this resolution is not subject to the California Environmental Quality Act (“CEQA”) pursuant to Sections 15060(c)(2) (the activity will not result in a direct or reasonably foreseeable indirect physical change in the environment) and 15060(c)(3) (the activity is not a project as defined in Section 15378) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential for resulting in physical change to the environment, directly or indirectly.
Section 7: This resolution shall take effect immediately upon its adoption by the City Council, and the City Clerk shall certify the vote adopting the resolution.
ADOPTED this 19th day of November, 2024.
______________________
Will O’Neill
M a y o r
ATTEST:
__________________________
Leilani I. Brown
City Clerk
APPROVED AS TO FORM:
CITY ATTORNEY’S OFFICE
___________________________
Aaron C. Harp
City Attorney
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“Provide a safe and reliable transportation network that serves all people and respects the environment” DISTRICT 12
1750 East 4 th Street, Suite 100 | SANTA ANA, CA 92705 (657) 328-6000 | FAX (657) 328-6522 TTY 711
https://dot.ca.gov/caltrans-near-me/district-12
October 7, 2024
Zdenek Kekula
Principal Civil Engineer
City of Santa Ana
PWA – Traffic Engineering
20 Civic Center Plaza, M-43
Santa Ana, CA 92702
Subject: Letter of Support for Regional Traffic Signal Synchronization Program Application – Bristol Street Corridor
Dear Mr. Kekula:
The Orange County Transportation Authority recently issued the 2024 Comprehensive Transportation Funding Program Call for Projects for the Regional Traffic Signal Synchronization Program to coordinate traffic signals across jurisdictional boundaries in the County.
The State of California Department of Transportation (Caltrans) is in support of the City of Santa Ana’s submittal of the Call for the Projects application for signal synchronization on the Bristol Street corridor from SR-22 Ramps in the City of Santa Ana to Jamboree Road in the City of Newport Beach.
Caltrans Signal on Bristol St. Corridor:
1. SR-22 EB Ramps
2. I-405 NB Ramps
3. I-405 SB Ramps
If you have any questions or require additional information, please contact Mr. Mansour Feiz at (949) 279-9169 or by email at [email protected].
Sincerely,
Peter Ngo, P.E.
Branch Chief, Traffic Signals/Ramp Metering/Census
Caltrans District 12
6681 Marine Way
Irvine, CA 92618
Mobile: (949) 285-4262
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Bristol Street RTSSP
Appendix E
ADDITIONAL INFORMATION
(Fiber Optic Underground and TMC Improvement Details, Cabinet Pictures, and As- Built Plans)
56 194
Bristol RTSSP
Additional Improvement Details
Agency: City of Santa Ana
Fiber Optic Underground
System Improvement Unit Quantity Unit Cost Amount Total Etherwan Fiber Optic Ethernet Switch (w/
SFP's and Power Supply) EA 18 $5,000 $90,000
Total $90,000
Intersections 18
Total Per Intersection $5,000
USE $5,000
Central System (server, licenses, workstations)
System Improvement Unit Quantity Unit Cost Amount Total Dell Workstation with Dual Monitors EA 3 $15,000 $45,000 Central System Licenses LS 1 $90,000 $90,000
Relocate Servers to New TMC LS 1 $15,000 $15,000
Remove and Discard old TMC Equipment LS 1 $10,000 $10,000 Server Racks (bolt down) LS 1 $15,000 $15,000
Install New Fiber to New TMC (including
Splicing, FDU, and Terminations) LS 1 $50,000 $50,000
Console/ Furniture LS 1 $100,000 $100,000
Total $325,000
USE $325,000
Display (Video Wall, VMS, etc..)
System Improvement Unit Quantity Unit Cost Amount Total Video Wall LS 1 $175,000 $175,000
Video Wall Software EA 1 $50,000 $50,000
Video Wall Server EA 1 $25,000 $25,000
$0 $0
Total $250,000
USE $250,000
$90,000
$325,000
$250,000
57 195
Bristol RTSSP
Additional Improvement Details
Agency: City of Costa Mesa
Fiber Optic Underground
System Improvement Unit Quantity Unit Cost Amount Total Etherwan Switch with SFP Modules EA 16 $5,000 $80,000
New Hub Switch with SFP Modules at Hub
Location (Bristol/Sunflower Hub) EA 1 $15,000 $15,000
Furnish and Install 12 SMFO Drop Cable * EA 3 $1,000 $3,000 Furnish and Install New #6E Pull Box * EA 3 $3,000 $9,000 Furnish and Install New Fiber Patch Panel with
Fiber Optic Pigtails/cabling * EA 3 $1,500 $4,500
Furnish and Install Splice Enclosure * EA 3 $2,500 $7,500 Fusion Splice Strands of SMFO Cable & Testing * EA 3 $2,500 $7,500 Total $126,500
Intersections 16
Total Per Intersection $7,906
USE $8,000
Central System (server, licenses, workstations)
System Improvement Unit Quantity Unit Cost Amount Total New Workstations for TMC EA 2 $10,000 $20,000
New Centracs Server and Maintenance
Agreement Renewal LS 1 $47,000 $47,000
Core TMC Switch EA 1 $15,000 $15,000
Hub Switch for Newport/Fair for Connection
back to TMC EA 1 $15,000 $15,000
Field Rugged Laptop with Econolite Local
Edition Software LS 1 $5,000 $5,000
TMC Furniture LS 1 $4,000 $4,000
NTP Server LS 1 $4,000 $4,000
Total $110,000
USE $110,000
$126,500
$110,000
* Anton/Park Center Dr, Anton/Ave of the Arts, and Anton/Sakioka 58 196
Bristol RTSSP
Additional Improvement Details
Agency: Newport Beach
Fiber Optic Underground
System Improvement Unit Quantity Unit Cost Amount Total Cisco Fiber Optic Ethernet Switch (w/ SFP's
and Power Supply) EA 7 $6,000 $42,000
Total $42,000
Intersections 7
Total Per Intersection $6,000
USE $6,000
$42,000
59 197
ATTACHMENT 2
198
199
200
CITY OF COSTA MESA
Agenda Report
77 Fair Drive
Costa Mesa, CA 92626
File #: 26-165 Meeting Date: 3/17/2026
TITLE:
AMENDMENT TO INCREASE FUNDING TO THE CITY SIDEWALK AND GUTTER FLOW
GRINDING SERVICES AGREEMENT
DEPARTMENT: PUBLIC WORKS DEPARTMENT/MAINTENANCE SERVICES
DIVISION
PRESENTED BY: RAJA SETHURAMAN, PUBLIC WORKS DIRECTOR
CONTACT INFORMATION: ROBERT RYAN, MAINTENANCE SERVICES MANAGER, (714) 754-5123
RECOMMENDATION:
Staff recommends the City Council:
1. Authorize the City Attorney to prepare the Second Amendment to the Maintenance Services Agreement (MSA) for citywide sidewalk grinding and gutter flow grinding with BPR, Incorporated, increasing compensation by $150,000 for an annual not to exceed amount of $300,000.
2. Authorize a ten percent (10%) contingency annually for emergency response, special events and other unforeseen costs; and approval for Consumer Price Index (CPI) escalation and de- escalation.
3. Authorize the City Manager and the City Clerk to execute the agreement and future amendments to this agreement within Council authorized limits.
BACKGROUND:
The City of Costa Mesa has over 1,500,000 linear feet of sidewalk throughout the City. Historically, the Public Works Department has utilized a combination of in-house staff and outside contractors to maintain uneven sidewalk lifts and gutter flow locations throughout the City. The City entered into a two (2) year agreement with BPR, Incorporated for citywide sidewalk grinding and gutter flow grinding services on June 6, 2023, terminating on June 30, 2025, with the option to extend the term for three (3) successive one (1) year periods. The First Amendment (Attachment 1) to the MSA to extend the agreement for the first of the three (3) options for renewal was executed on July 1, 2025.
ANALYSIS:
BPR, Incorporated has provided sidewalk grinding services to the City on an as-needed basis for nearly three (3) years. The work has been performed systematically within geographical areas
201
File #: 26-165 Meeting Date: 3/17/2026
assigned by staff.
Staff is continuously seeking methods to be proactive in ensuring that City sidewalks are safe, accessible and ADA-compliant. On November 1, 2024, the City entered into a separate agreement with Precision Concrete Cutting to perform sidewalk safety assessment services on an as needed basis. Precision provides comprehensive Sidewalk Assessment Surveys using specialized GPS software to identify problem areas and provide an in-depth report and recommendations to resolve those issues. The survey provides the size and severity of the offset, prioritizes the offsets for remediation based on risk factors, and tracks areas that require complete replacement. All data is summarized by street segment and physical address. The goal is to completely assess 20% of the City’s sidewalks per year and to complete assessment of all City sidewalks within five (5) years.
The first assessment began in May 2025 in the southeast side of the City. The initial assessment took several months to complete and covered approximately 45 linear miles of sidewalk and identified approximately 3,000 locations with offset sidewalks. Many of these offset locations could be addressed by grinding, while others require full replacement.
BPR began addressing grinding locations, and to date have addressed over fifty percent (50%) of those offsets, nearly exhausting the $150,000 annual contract amount. As a result, staff recommends the City Council authorize the City Attorney to prepare the Second Amendment to the MSA, increasing compensation by $150,000 annually to ensure sufficient funding to continue addressing offset sidewalks as identified by the assessment.
Staff is currently procuring bids from sidewalk replacement contractors where repairs by grinding is not feasible. This will be presented to City Council for approval when the procurement process is completed.
ALTERNATIVES:
The City Council could reject the proposed amendment and continue with the contract within the current compensation amount. This alternative would leave the City without critical sidewalk and gutter-grinding services until the new fiscal year delaying necessary repairs to the identified offsets.
FISCAL REVIEW:
The funding for the Maintenance Service Agreement increase of $165,000, inclusive of a 10% contingency, in available in the Fiscal Year 2025-26 capital outlay budget in the Gas Tax Fund (Fund 201), which has an available project balance of approximately $200,000, and Measure M2 Fairshare Fund (Fund 416), which has an available project balance of approximately $760,000.
LEGAL REVIEW:
The City Attorney’s Office has reviewed this report and approves it as to form.
CITY COUNCIL GOALS AND OBJECTIVES:
This item works toward achieving the following City Council goal:
· Strengthen the public’s safety and improve the quality of life.
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File #: 26-165 Meeting Date: 3/17/2026
CONCLUSION:
Staff recommends the City Council:
1. Authorize the City Attorney to prepare the Second Amendment to the Maintenance Services Agreement (MSA) for citywide sidewalk grinding and gutter flow grinding with BPR, Incorporated, increasing compensation by $150,000 for an annual not to exceed amount of $300,000.
2. Authorize a ten percent (10%) contingency annually for emergency response, special events and other unforeseen costs; and approval for Consumer Price Index (CPI) escalation and de- escalation.
3. Authorize the City Manager and the City Clerk to execute the agreement and future amendments to this agreement within Council authorized limits.
203
AMENDMENT NUMBER ONE TO
MAINTENANCE SERVICES AGREEMENT
WITH
BPR, INC.
This Amendment Number One ("Amendment") is dated July 3, 2025, ("Effectaive Date"), by and between the CITY OF COSTA MESA, a municipal corporation ("City") and BPR, Inc. a California Corporation ("Contractor").
WHEREAS, City and Contractor entered into an agreement on June 6, 2023, for Contractor to provide maintenance of City Property (the "Agreement"); and WHEREAS, Section 4.1 of the Agreement provides for a term of two (2) years, ending on June 30, 2025, with the option to extend the Agreement for up to a maxaimum of three additional one-year periods upon mutual written agreement of both partaies; and WHEREAS, City and Contractor now desire to extend the Agreement an addaitiona) one (1 ) year through June 30, 2026.
NOW, THEREFORE, for valuable consideration, the receipt and sufficiency of which is hereby acknowledged, the parties agree as follows:
4. The foregoing recitals in this Amendment are hereby declared to be true and correct and are incorporated as if fully set forth herein.
2. The term of the Agreement shall be extended through June 30, 2026.
3. All terms not defined herein shall have the same meaning and use as set forth in the Agreement, as amended.
4. All other terms, conditions, and provisions of the Agreement, as amended, shall remain in full force and effect.
5. This Amendment may be executed in one or more counterparts, each of which shall be deemed an original. All counterparts shall be construed together and shall constitute one agreement.
[Signatures appear on following page.)
1 BPR, Inc.
Amendment One
ATTACHMENT 1
204
IN WITNESS WHEREOF, the Parties hereto have caused this Amendment to be executed by and through their respective authoraized officers, as of the date first above written.
CONTRACTOR
Siffiature
Pat Rifley, President
Date:
CITY OF COSTA MESA
APPROVED i
Date:
Date:
g /tz I >,;xr
blubfzoz-s
Kirnberly HalFBarlow
City Attorney
APPROVED AS TO INSURANCE:
Risk Management
Date: (,,IE}>r
Date: G'/3or
APPROVED AS TO CONTENT:
Project Manager
Date: 'Yg02: Z,,az-<
2 BPR, Inc.
Amendment One
205
DEPARTMENTAL APPROVAL:
Public Works Director
ING APPROV AL:
Carol Molina
Finance Director
Date: Qa - ' - "A-
Date:
3 BPR, Inc.
Amendment One
206
CITY OF COSTA MESA
Agenda Report
77 Fair Drive
Costa Mesa, CA 92626
File #: 26-166 Meeting Date: 3/17/2026
TITLE:
RESOLUTION AUTHORIZING STREET CLOSURES FOR THE 2026 ORANGE COUNTY
MARATHON RUNNING FESTIVAL
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 Resolution No. 2026-xx, designating event routes for the 2026 Orange County (OC) Marathon Running Festival and approving the temporary street closures for May 2, 2026, and May 3, 2026, as requested for the 2026 OC Marathon Running Festival.
BACKGROUND:
A Special Event Permit application was submitted to the City on December 27, 2025, requesting permission to close certain streets to conduct the 2026 OC Marathon Running Festival on May 2, 2026 and May 3, 2026. The application is currently under review by the City’s Special Events Committee, which consists of representatives from various City departments. Resolution No. 2026-xx (Attachment 1) includes designated routes and street closures.
This is the seventeenth year the City of Costa Mesa will participate in the OC Marathon, which has been an annual event in the Orange County area since 2004. Similar to the previous marathons, the proposed route for the 2026 OC Marathon Running Festival begins at Newport Center in the City of Newport Beach and finishes at the OC Fair & Event Center in Costa Mesa. This year’sOC Marathon Running Festival consists of four (4) sub-events:
1. Full Marathon (26.2 miles) on Sunday, May 3, 2026;
2. Half Marathon (13.1 miles) on Sunday, May 3, 2026;
3. 5K Fun Run/Walk (3.1 miles) on Saturday, May 2, 2026; and
4. Kids Run the OC (1 mile) on Saturday, May 2, 2026.
The routes within Costa Mesa for the 2026 full and half-marathon events are shown on Attachments
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File #: 26-166 Meeting Date: 3/17/2026
The routes within Costa Mesa for the 2026 full and half-marathon events are shown on Attachments 2 and 3, respectively. A map depicting the route for the 2026 5K Fun Run/Walk is shown in Attachment 4. The route for the Kids Run is entirely within the OC Fair & Event Center and is shown in Attachment 5. There are no changes to the proposed routes on Costa Mesa’spublic streets for the above events when compared to the 2025 OC Marathon Running Festival.
Within Costa Mesa, the streets affected by the Full Marathon include portions of Santa Ana Avenue, Bristol Street, Red Hill Avenue, Main Street, Sunflower Avenue, Anton Boulevard, Avenue of the Arts, Bear Street, Gisler Avenue, Country Club Drive, Mesa Verde Drive West, Adams Avenue, Placentia Avenue, Oriole Drive, Canary Drive, Tanager Drive, Golf Course Drive, Harbor Boulevard, Merrimac Way, and Fairview Road. The streets affected by the Half Marathon include portions of Santa Ana Avenue, Mesa Drive, and Newport Boulevard Southbound Frontage Road. The affected streets for the 5K Fun Run/Walk are Arlington Drive, Fairview Road, and Merrimac Way.
The Half Marathon event is proposed to start in the City of Newport Beach at 6:30 a.m. on Sunday, May 3. For the Half Marathon event, street closures in Costa Mesa begin at 5:00 a.m. and the last affected road segments reopen no later than 10:00 a.m.
The 5K Fun Run/Walk event will begin and end at the OC Fair & Event Center. For the 5K Fun Run/Walk, street closures will begin at 4:30 p.m. on Saturday, and the last affected road segment will reopen no later than 6:30 p.m.
The 1-mile Kids Run is entirely within the OC Fair & Event Center, and no street closures are required for the Kids Run event on Saturday, May 2.
Since the proposed routes for the Full Marathon, Half-Marathon, and 5K Fun Run/Walk events are not among the pre-designated routes for street closures for Special Event areas as approved in City Council Resolution No. 04-38 (Attachment 6), City Council approval is required for these street closures.
ANALYSIS:
Prior years’marathon events have enjoyed success due to the efforts of organizers, as well as City staff. The organizers will be required to conduct an extensive outreach to churches and businesses that are open during the time of the street closures and detours. In addition, residential areas affected by closures will be notified in advance, similar to prior marathon events.
On the weekend of the 2025 OC Marathon, police management personnel, sworn officers, civilian officers, and explorers (from Costa Mesa and other agencies) provided support for the events. The Fire Department had personnel stationed at the Emergency Medical Services (EMS) tent for the event. As a result of the close coordination between various City departments and event organizers, and the implementation of traffic control, impacts on many residential and commercial areas as well as arterial streets have been minimized in prior years and will be repeated for the 2026 events.
Street Closures:
A number of minor and major arterial streets will require full closure, while some other streets will require either half-closure (one direction) or partial closure (only the closure of one or two lanes in one direction). In order to minimize impacts to the public, the closure of streets will be phased to occur as the fastest runners approach, and will be reopened as the last of the runners and the official
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File #: 26-166 Meeting Date: 3/17/2026
occur as the fastest runners approach, and will be reopened as the last of the runners and the official sweep vehicle passes by. The fastest marathon runners are expected to finish in approximately two (2) hours and 20 minutes. The overall length of time for the slowest runners in the marathon with traffic control will be limited to a maximum of seven (7) hours. The marathon begins on Sunday, May 3, at 5:30 a.m.; therefore, the last runner permitted on the course with traffic control would finish no later than 12:30 p.m. A sweep vehicle will circulate through the course in time with the slowest paced runner to ensure the course is clear and that streets can be reopened as soon as possible.
Attachment 7 presents a brief summary of the arterials affected by the proposed Full Marathon, Half- Marathon, and 5K Fun Run/Walk routes through Costa Mesa. The Mesa Verde Community, Inc.
Board and the Mesa Verde Country Club will be notified of the event and the street closures.
Additional information to assist the patrons of the Mesa Verde Country Club and navigate the proposed closures will be provided to the Mesa Verde Country Club as the event date approaches.
Impacts to traffic flow will occur at various intersections as marathon participants move along the route, beginning as early as 6:30 a.m. and ending at approximately 1:00 p.m. Attachment 8 identifies the major intersections where traffic detours are necessary to provide for the safety of runners while crossing intersections. As shown in Attachment 8, traffic control on Harbor Boulevard and Fairview Road will be conducted as “soft closures,” whereby vehicles will be allowed through as gaps in runners permit. Adams Avenue will be subject to full closure for approximately two (2) hours, followed by soft closures for up to four (4) hours. Advance warning signs will be positioned to advise drivers of possible delays during this time. Traffic control will be actively managed by Costa Mesa Police Department (CMPD) Officers, allowing traffic to pass through the closed area as much as possible. With the proposed closure of the Adams Avenue at Placentia Avenue/Mesa Verde Drive West intersection, there will be coordination with City of Huntington Beach staff for the placement of advance warning signs within their city limits to minimize congestion and delays.
Staff has also reviewed planned street improvement projects within the City for any conflicts with the 2026 OC Marathon Running Festival Events (Full Marathon, Half Marathon & 5K) and confirms that no street improvement projects are scheduled on streets that would impact the proposed route for this event. Close monitoring of project schedules will continue as the date of the marathon approaches.
Traffic Control:
The OC Marathon Running Festival representatives estimate up to 12,500 combined participants for the Half and Full marathons. Due to the large scale of the event and magnitude of street closures, lane closures, and detours, the Transportation Services Division will require that the applicant be responsible for the preparation and submittal of detailed traffic control plans prepared by a Registered Traffic Engineer. Additionally, the applicant will be responsible for furnishing all traffic control devices, such as cones, signs, and barricades, required for the event. The overall traffic control at intersections and driveways will be directed by CMPD Officers and Explorers.
The Police Department plans to staff this event similarly to prior years’events, making any necessary adjustments based on actual field conditions. Since the OC Marathon is being held on a Sunday, it will not affect weekday peak rush-hour traffic conditions. Therefore, during the hours in which the event occurs in Costa Mesa, it is expected to have a lesser impact on traffic flow. With traffic control monitored and managed by CMPD, emergency access to nearby properties is maintained during the event. Costa Mesa Fire & Rescue staff are members of the Special Event Committee and are
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File #: 26-166 Meeting Date: 3/17/2026
event. Costa Mesa Fire & Rescue staff are members of the Special Event Committee and are involved in reviewing the Special Event Permit application to identify any needed and appropriate measures to maintain emergency response.
Public Information:
The applicant will be conditioned to provide written notification prior to the event to all property owners and tenants affected by the street closures. Some samples of correspondence are included in the proposed 2026 OC Marathon Operations Plan (Attachment 9). The applicant is engaged in discussion with the OC Fair & Event Center, for approval to utilize the property for the event and anticipates approval.
Similar to prior years, staff will work with the applicant to identify and require properties directly affected by the event to receive adequate notice of the time and period of closure, as well as proper detour information. Additionally, as part of the traffic control requirements, the Public Works Department staff will require the placement of changeable message signs at key locations in advance of the event to give adequate notice of the planned street closures.
Areas of Improvement:
The following are some of the observations and areas for improvement identified for earlier OC Marathon events and continue to apply for the 2026 OC Marathon Running Festival:
· Event start times should be maintained as close to schedule as possible. · Field-review all water stations and band locations, particularly near residential areas. · No music or loud noises near residential areas before 8:00 a.m. · Address traffic issues related to vehicles exiting the fairgrounds parking lot and on Fair Drive. · Improve course signage for all events.
ALTERNATIVES:
The City Council may elect not to approve the requested route as submitted and direct the applicant to revise the route to use other streets. This alternative, however, would not be preferred by the organization as it will have significant impacts on the planned event.
Another alternative would be to not approve the resolution and the requested street closures. This may result in the cancellation of the 2026 OC Marathon Running Festival.
FISCAL REVIEW:
The applicant, OC Marathon LLC, will reimburse the City for the costs associated with Police and Fire & Rescue Department support during the event per the Special Event Permit application. The estimated reimbursement amount of $80,000 will offset City expenditures and will be recorded in the General Fund (Fund 101).
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File #: 26-166 Meeting Date: 3/17/2026
LEGAL REVIEW:
As part of the Special Event Permit application, the applicant will be required to provide the City with indemnity and insurance per the City’srequirements. The City Attorney’sOffice has reviewed this report and the proposed Resolution (Attachment 1) and approves them both as to form.
CITY COUNCIL GOALS AND PRIORITIES:
This item supports the following City Council Goal:
· Strengthen the public’s safety and improve the quality of life.
CONCLUSION:
A Special Event Permit application was submitted to the City requesting closure of certain streets on May 2, 2026 and May 3, 2026, to conduct the 2026 OC Marathon Running Festival.
Staff recommends the City Council adopt Resolution No. 2026-xx, designating event routes for the 2026 Orange County (OC) Marathon Running Festival and approving the temporary street closures for May 2, 2026 and May 3, 2026, as requested for the 2026 OC Marathon Running Festival.
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ATTACHMENT 1
Resolution No. 2026-xx Page 1 of 6
RESOLUTION NO. 2026-xx
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF COSTA MESA,
CALIFORNIA, DESIGNATING THE EVENT ROUTES AND STREET CLOSURES FOR THE 2026 ORANGE COUNTY MARATHON RUNNING FESTIVAL
THE CITY COUNCIL OF THE CITY OF COSTA MESA, CALIFORNIA DOES HEREBY FIND AND DECLARE AS FOLLOWS:
WHEREAS, because of the impact that special events have on City streets and traffic when a full or partial street closure is required for such special event s, the City Council of the City of Costa Mesa finds that it is crucial that any such routes be thoroughly reviewed and analyzed to enable careful planning of such special events in order to minimize impacts to the general public where such street closures are permitted; and WHEREAS, in acco rdance with Section 9- 208.9 of the Costa Mesa Municipal Code, Event Routes, after thorough review, analysis, and planning, the City Council does hereby establish the following routes and necessary full and partial street closures for the 2025 Orange County Marathon Running Festival.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Costa Mesa as follows:
Section 1. T he 2026 Orange County Marathon event route is hereby established as shown by the map attached hereto as Exhibit “A” and incorporated herein.
Section 2. T he 2026 5K Run/Walk event route is hereby established as shown by the map attached hereto as Exhibit “B” and incorporated herein.
S
ection 3. T he streets listed in Exhibit “C,” attached hereto and incorporated herein, will be subject to full and partial street closures for the 202 6 Orange County Marathon Running Festival. Said closures will be as set forth in Exhibit C.
PASSED AND ADOPTED this 17th day of March, 2026.
_______________________________
John Stephens, Mayor
212
ATTACHMENT 1
Resolution No. 2026-xx Page 2 of 6
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 the original of Resolution No. 2026-xx and was duly passed and adopted by the City Council of the City of Costa Mesa at a regular meeting held on the 17
th day of March, 2026, 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 17
th day of March 2026.
_______________________________
BRENDA GREEN, CITY CLERK (SEAL)
213
ATTACHMENT 1
Resolution No. 2026-xx Page 3 of 6
214
ATTACHMENT 1
Resolution No. 2026-xx Page 4 of 6
215
ATTACHMENT 1
Resolution No. 2026-xx Page 5 of 6
EXHIBIT C
FULL MARATHON – AFFECTED STREETS ON ROUTE
STREET FROM TO CLOSURE
TYPE
SIDE OF
STREET
Santa Ana Avenue Del Mar Avenue Mesa Drive Half East
Santa Ana Avenue Mesa Drive Bristol Street Half West
Red Hill Avenue Bristol Street Main Street Half West
Main Street Red Hill Avenue Sunflower Avenue Half South/West Sunflower Avenue Main Street Avenue of the Arts Partial South Anton Boulevard Sunflower Avenue Enclave Driveway Full --- Avenue of the Arts Sunflower Avenue Town Center Drive Full --- Bear Street South Coast Drive Sunflower Avenue Partial East Sunflower Avenue Bear Street Raitt Street Partial North Gisler Avenue Santa Ana River Country Club Drive Partial South Country Club Drive Gisler Avenue Mesa Verde Dr. W Partial West Mesa Verde Dr. W Country Club Drive Adams Avenue Half South/East Placentia Avenue Adams Avenue Fairview Park Partial East Oriole Drive Placentia Avenue Canary Drive Partial South Adams Avenue Mesa Verde Drive E Placentia Partial North Canary Drive Oriole Drive Tanager Drive Partial West
Tanager Drive Canary Drive Golf Course Drive Partial South Merrimac Way Harbor Boulevard Fairview Road Half South
Fairview Road Merrimac Way Fair Drive Partial East
HALF MARATHON – AFFECTED STREETS ON ROUTE
STREET FROM TO CLOSURE
TYPE
SIDE OF
STREET
Santa Ana Avenue Del Mar Avenue Mesa Drive Half East
Mesa Drive Santa Ana Avenue Newport Boulevard Half North SB Newport Frontage Mesa Drive Fair Drive Full ---
216
ATTACHMENT 1
Resolution No. 2026-xx Page 6 of 6
5K FUN RUN/WALK – AFFECTED STREETS ON ROUTE
STREET FROM TO CLOSURE
TYPE
SIDE OF
STREET
Fairview Road Fair Drive Arlington Drive Full ---
Fairview Road Arlington Drive Pirate Way /
Mustang Way Half West
Merrimac Way Fairview Road 500’ E/O Harbor Bl. Half North 217
DEL MARMESASANTA ANAAVE OF THE ARTSTOWN CENTERPLAZA
BEAR
FAIRVIEWCHANNEL
TANAGERORIOLECANARY
SANTA ANA RIVERBIKE-TRAIL
BIKE TRAILFINISH
PEDESTRIANBRIDGE
CITY OFSANTA ANACITY OFCOSTA MESA
MERRIMAC
ENTER FROMCITY OF NEWPORT BEACH
TO CITY OFSANTA ANAFROM CITY OFSANTA ANA
2026 OC MARATHONFULL MARATHON ROUTE
GISLERCOUNTRYCLUBMESAVERDE DR.
FUSCHIARAITT
218
DEL MARMESASANTA ANAAVE OF THE ARTSTOWN CENTERPLAZA
BEAR
FAIRVIEWCHANNEL
TANAGERORIOLECANARY
SANTA ANA RIVERBIKE-TRAIL
BIKE TRAILFINISH
CITY OFSANTA ANACITY OFCOSTA MESA
MERRIMAC
ENTER FROMCITY OF NEWPORT BEACH
2026 OC MARATHONHALF MARATHON ROUTE
GISLERCOUNTRYCLUBMESAVERDE DR.
= FINISH @ OC FAIRGROUNDS
219
Permit submission, maps last updated 12/27/25
220
KIDS RUN THE OC - MAY 2, 2026
Permit submission, maps last updated 12/27/25
221
Attachment 6
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223
224
SPECIAL EVENT AREA 1
HARBOR GATEWAY
FULL STREET CLOSURES
STREET CLOSURES PERMITTED
WITHIN THIS BOUNDARY
STREET CLOSURES PERMITTED
WITHIN THIS BOUNDARY
FREEWAY ACCESS
225
SPECIAL EVENT AREA 2
AIRPORT AREA
FULL STREET CLOSURES
EXCLUDES RED HILL AVENUE, BAKER STREET & PAULARINO AVENUE
SR-73
FREEWAY
AREA
3 B
AREA
3 A
AREA
3 C
SR-55
FREEWAY
I-405
FREEWAY
STREET CLOSURES
PERMITTED WITHIN
THE DASHED
BOUNDARY LINES
226
SPECIAL EVENT - PARADE ROUTE - AREA 3
FAIRGROUNDS AREA
ROLLING PARTIAL 1/2 STREET CLOSURE
ORANGE COUNTY
FAIRGROUNDS
COSTA MESA
HIGH SCHOOL
ORANGE
COAST
COLLEGE TEWINKLE PARK
(STAGING & DISBANDING AREA)
SPECIAL EVENT ROUTE
SPECIAL EVENT ROUTE
CITY HALL
227
ATTACHMENT 7
FULL MARATHON – AFFECTED STREETS ON ROUTE
STREET FROM TO CLOSURE
TYPE
SIDE OF
STREET
Santa Ana Avenue Del Mar Avenue Mesa Drive Half East
Santa Ana Avenue Mesa Drive Bristol Street Half West
Red Hill Avenue Bristol Street Main Street Half West
Main Street Red Hill Avenue Sunflower Avenue Half South/West Sunflower Avenue Main Street Avenue of the Arts Partial South Anton Boulevard Sunflower Avenue Enclave Driveway Full --- Avenue of the Arts Sunflower Avenue Town Center Drive Full --- Bear Street South Coast Drive Sunflower Avenue Partial East Sunflower Avenue Bear Street Raitt Street Partial North Gisler Avenue Santa Ana River Country Club Drive Partial South Country Club Drive Gisler Avenue Mesa Verde Dr. W Partial West Mesa Verde Dr. W Country Club Drive Adams Avenue Half South/East Placentia Avenue Adams Avenue Fairview Park Partial East Oriole Drive Placentia Avenue Canary Drive Partial South Adams Avenue Mesa Verde Drive E Placentia Partial North Canary Drive Oriole Drive Tanager Drive Partial West
Tanager Drive Canary Drive Golf Course Drive Partial South Merrimac Way Harbor Boulevard Fairview Road Half South
Fairview Road Merrimac Way Fair Drive Partial East
HALF MARATHON – AFFECTED STREETS ON ROUTE
STREET FROM TO CLOSURE
TYPE
SIDE OF
STREET
Santa Ana Avenue Del Mar Avenue Mesa Drive Half East
Mesa Drive Santa Ana Avenue Newport Boulevard Half North SB Newport Frontage Mesa Drive Fair Drive Full ---
5K FUN RUN/WALK – AFFECTED STREETS ON ROUTE
STREET FROM TO CLOSURE
TYPE
SIDE OF
STREET
Fairview Road Fair Drive Arlington Drive Full ---
Fairview Road Arlington Drive Pirate Way /
Mustang Way Half West
Merrimac Way Fairview Road 500’ E/O Harbor Bl. Half North
228
Attachment 8
QC MARATHON - MAJOR INTERSECTIONS AFFECTED
STREET CROSSING IMPACT
Newport @ Mesa Drive Closed - Detour North/South Newport Boulevard Boulevard Effective 7:00 - 10:30 A.M.
Bristol Street @Red Hill Closed - Detour East/West Bristol Street Avenue Effective 6:45 - 10:00 AM.
Baker Street @Red Hill Closed - Detour East/West Baker Street Avenue Effective 6:45 - 10:00 AM.
Paularino @Red Hill Closed - Detour East/West Paularino Avenue Avenue Avenue Effective 6:45 - 10:00 A.M.
Sunflower @ Bear Street Closed - Detour East Sunflower Avenue/South Bear Street Avenue Effective 7:00 - 10:30 A.M.
Placentia @Adams Closed - Detour Southbound Placentia Avenue Avenue Avenue Effective 7:30 A.M. - 9:30 AM.
Placentia @Adams "Soft Closure" - Open As Conditions Permit Avenue Avenue Effective 9:30 AM. - 12:30 P.M.
Adams @ Mesa Verde Closed - Detour Mesa Verde Drive East Avenue Drive East Effective 8:00 AM. -10:00 AM.
Harbor @ Merrimac "Soft Closure" - Open As Conditions Permit Detour North/South Traffic As Necessary Boulevard Way Effective 8:00 A.M. - 12:45 P.M.
Fairview @ Merrimac "Soft Closure" - Open As Conditions Permit Detour North/South Traffic As Necessary Road Way Effective 8:00 A.M. - 12:45 P.M. 229
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CITY OF COSTA MESA
Agenda Report
77 Fair Drive
Costa Mesa, CA 92626
File #: 26-195 Meeting Date: 3/17/2026
TITLE:
RESOLUTION 2026-XX APPROVING THE 2025-2026 STATEMENT OF INVESTMENT POLICY
FOR THE CITY, AND DESIGNATING THE CITY TREASURER TO INVEST AND REINVEST IDLE MONIES OF THE CITY OF COSTA MESA IN ACCORDANCE WITH THE 2025-2026 STATEMENT
OF INVESTMENT POLICY
DEPARTMENT: FINANCE
PRESENTED BY: MARK KHOU, BUDGET & PURCHASING MANAGER
CONTACT INFORMATION: MARK KHOU, BUDGET & PURCHASING MANAGER (714) 754- 5241
RECOMMENDATION:
Adopt Resolution 2026-XX (Attachment 1) approving the 2025-26 Costa Mesa Investment Policy (Attachment 2) and delegating the investment activities to the City Treasurer.
BACKGROUND:
Pursuant to California Government Code section 53646(a)(2), the City Treasurer may submit a “Statement of Investment Policy” to the legislative body and any oversight committee. During each fiscal year, City staff presents any recommended changes to the Finance and Pension Advisory Committee (FiPAC) and the City Council. The attached Investment Policy has been developed according to the specific needs of the City of Costa Mesa and complies with the California Government Code, guidelines from the California Municipal Treasurer’sAssociation (CMTA), and the Association of Public Treasurers of the United States and Canada (APTUS&C), as well as recommendations by the City’s Finance Officer-Revenue.
FiPAC committee members review the Investment Policy recommended changes prior to the City Council review. On March 11, 2026, staff presented to the Finance and Pension Advisory Committee, and recommended that changes be made to the FY 2022-2023 Statement of Investment Policy.
FiPAC unanimously approved staff’srecommendation and the proposed revisions. The proposed Resolution provides the annual update and approves proposed revisions of the policy.
In addition to proposed revisions to allowable investment options, the revised policy adds language to ensure that the position of City Treasurer is always filled even if the Finance Director position is vacant.
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File #: 26-195 Meeting Date: 3/17/2026
ANALYSIS:
The City Treasurer’ssingle most important statutory duty is set forth in California Government Code section 41001, which states the “citytreasurer shall receive and safely keep all money the treasurer receives.”The adopted Investment Policy serves primarily to set parameters for the safe investment of City funds. It also designates who serves as the City Treasurer.
Legal Investment Authority: Temporary idle monies are to be invested in accordance with state and local statutes and in compliance with California Government Code section 53600, et seq. 1 Safety: It is the primary duty and responsibility of the City Treasurer to protect, preserve, and maintain intact cash and investments placed in trust with the City Treasurer. 2 Liquidity: An adequate percentage of the portfolio should be maintained in liquid short-term securities, which can be converted to cash if necessary to meet disbursement requirements. 3 Yield: The City Treasurer shall obtain the highest possible yield within the parameters of the City’s authorized investments, provided the criteria for safety and liquidity have been met.
Investment Policy language was updated to broaden the ability for the City to invest in any permitted Local Government Investment Pool (LGIP), which is permitted under California Government Code, expanding the Policy beyond the currently explicitly named State of California Local Agency Investment Fund (LAIF).
The City’scurrent Investment Policy provides that the Finance Director serves as the City Treasurer.
The existing policy contains no provision regarding who would serve as Treasurer if the Finance Director position were vacant. Principals of good governance require the City to designate who should serve as City Treasurer in the event the Finance Director position is vacant or the designated City Treasurer is absent.
The revised Investment Policy is provided at Attachment 2. For ease of review, a redline showing changes from the current policy is provided in Attachment 3.
ALTERNATIVES:
The City Council could approve amendments to the Resolution or the Investment Policy. Both the Association of Public Treasurers of the United States & Canada and Government Finance Officers Association recommend investment policy be reviewed annually.
FISCAL REVIEW:
The proposed amendments provide additional investment opportunities to allow maximum yield from safe and liquid investment options as per the California Government Code and ensure the role of City Treasurer is always filled. Investment earnings are distributed across all funds.
LEGAL REVIEW:
The City Attorney’sOffice prepared this report and the Resolution and reviewed and approved the revised Investment Policy as to form.
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File #: 26-195 Meeting Date: 3/17/2026
CITY COUNCIL GOALS AND PRIORITIES:
This item is administrative in nature but supports the City’score values of fiscal sustainability and transparency in government.
CONCLUSION:
The City Council is requested to Adopt Resolution 2026-XX approving the 2025-26 Statement of Investment Policy and delegating investment activities to the City Treasurer.
306
Resolution No. 2026-xx Page 1 of 4
RESOLUTION NO. 2026-xx
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF COSTA MESA, CALIFORNIA, ADOPTING THE 2025-2026 STATEMENT OF INVESTMENT POLICY
FOR THE CITY, AND DESIGNATING THE CITY TREASURER, TO INVEST AND
REINVEST IDLE MONIES OF THE CITY OF COSTA MESA IN ACCORDANCE WITH THE 2025-2026 STATEMENT OF INVESTMENT POLICY
THE CITY COUNCIL OF THE CITY OF COSTA MESA DOES HEREBY
RESOLVE AS FOLLOWS:
WHEREAS, the City Council has established and each year approves a Statement of Investment Policy (“Policy”) pertaining to idle funds under the control of the City Treasurer; and
WHEREAS, the Policy specifies the City’s investment objectives in accordance with California law and provides a framework for managing and investing the City’s funds in accordance with these objectives; and
WHEREAS, the Policy provides that it must be reviewed on an annual basis by the Finance and Pension Advisory Committee and approved by the City Council in an open public meeting; and
WHEREAS, on March 11, 2026, the Finance and Pension Advisory Committee reviewed the Policy; and
WHEREAS, the City Council desires to approve the 2025-2026 Policy and delegate authority to the City Treasurer to invest idle funds.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Costa Mesa as follows:
1. In accordance with section 53607 of the California Government Code, the City Council hereby authorizes the City Treasurer, (a) to invest such portion of idle money in the City Treasury, not required for the immediate necessities of the City as is deemed wise or expedient, in securities in which this City Council is authorized to invest such sums by the provisions of Government Code section 53601 and section 53635, in accordance with the provisions of the City’s Statement of Investment Policy; and (b) to sell, or exchange for other eligible securities, and reinvest the proceeds of the securities purchased. The City Treasurer shall make a monthly report of such transactions to the City Council.
This delegation shall be valid for one (1) year pursuant to Government Code section 53607.
2. The City Council hereby adopts the 2025-2026 Statement of Investment Policy as set forth in the attached document.
ATTACHMENT 1
307
Resolution No. 2026-xx Page 2 of 4
3. The City Clerk shall certify to the passage and adoption of this resolution, and it shall be thereupon in full force and effect.
PASSED AND ADOPTED this 17th day of March, 2026.
_____________________________
John Stephens, Mayor
ATTEST: APPROVED AS TO FORM:
________________________ _____________________________ Brenda Green, City Clerk Kimberly Hall Barlow, City Attorney 308
Resolution No. 2026-xx Page 3 of 4
THIS PAGE IS RESERVED FOR THE CITY CLERK’S OFFICE.
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 the original of Resolution No. 2026-xx and was duly passed and adopted by the City Council of the City of Costa Mesa at a regular meeting held on the 17
th day of March, 2026, 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 18th day of March, 2026.
___________________________
Brenda Green, City Clerk
309
Resolution No. 2026-xx Page 4 of 4
EXHIBIT A
2025-2026 STATEMENT OF INVESTMENT POLICY
310
ATTACHMENT 2
CITY OF COSTA MESA
STATEMENT OF INVESTMENT POLICY
2025-2026
I. GENERAL INTRODUCTION
Under the laws of the State of California, it is the responsibility of the City Treasurer, at the direction of the City Council, to secure and protect the public funds of the City, and to establish proper safeguards, controls, and procedures to maintain these funds in a lawful, rational and auspicious manner. Said maintenance shall include the prudent and secure investment of idle funds, in a manner anticipated to provide additional benefit to the people of the City of Costa Mesa. The City's Finance Director serves as the City Treasurer. If the position of Finance Director is vacant, the City Manager shall serve as City Treasurer until such time as the Finance Director position is filled.
On an annual basis, this Statement of Investment Policy will be reviewed by the Finance and Pension Advisory Committee and approved by the City Council in an open public meeting. It will be provided to securities dealers, banks, and brokers currently approved for conducting investment transactions with the City Treasurer's office in the ongoing effort to manage the investment portfolio; to other affected persons or entities; and to any members of the public wishing to review this document upon request. The Treasurer reserves the right to provide these documents on a cost basis.
II. SCOPE
This Statement of Investment Policy pertains to those idle funds under the control of the Treasurer, designated for the daily ongoing operations of the City; and concerns the deposit, maintenance, safekeeping, and preservation of all such funds, and the investments made with these funds. This Policy does not apply to pension trust funds, deferred compensation funds, and certain other trust or non-operating funds.
Ill. PURPOSE
The purpose of this Statement of Investment Policy is to provide the City Council, the Finance and Pension Advisory Committee, those involved in servicing the investment requirements of the City, and any other interested party, a clear understanding of the regulations and internal guidelines that will be observed in maintaining and investing City funds. This statement is intended to provide guidelines for the prudent investment of the City's temporary idle cash, and outline the procedures for maximizing the efficiency of the City's cash management system. The ultimate goal of the Investment Policy is to enhance the economic status of the City while safeguarding its assets.
IV. OBJECTIVE
The City's cash management system is designed to accurately monitor and forecast revenues and expenditures, thus enabling the City to invest funds to the fullest extent possible only after the criteria established for safety and liquidity have been met.
311
2 The basic premise underlying the City's investment philosophy is and continues to be, to ensure that surplus funds are always safe and available when needed. The City strives to invest all idle funds as near 100 percent as possible, through daily and projected cash flow determinations. Idle cash management and investment transactions are the responsibility of the City Treasurer or his/her designee.
Criteria for selecting investments and the order of priority are:
1. Safety: The safety and risk associated with an investment refers to the potential loss of principal, interest, or a combination of these amounts. The City only operates in those investments that are considered prudent and allowable under current legislation of the State of California Government Code Section 53600 et seq. and the general laws of the City of Costa Mesa.
2. Liquidity: This refers to the ability to "cash in" at any moment in time with a minimal chance of losing some portion of principal or interest.
3. Yield: Yield is the potential dollar earnings an investment can provide, and sometimes is referred to as the rate of return.
V. DELEGATION OF INVESTMENT AUTHORITY
Authority to manage the City of Costa Mesa's investment program is derived from City of Costa Mesa Council Resolution No. 2026-xx. Management responsibility for the investment program is hereby delegated for Fiscal Year 2025-2026 to the City Treasurer or his/her designee, who shall establish written procedures for the operation of the investment program consistent with this Investment Policy. Procedures should include references to: safekeeping, repurchase agreements, wire transfer agreements, banking service contracts, and collateral/ depository agreements. Such procedures shall include explicit delegation of authority to persons responsible for investment transactions. No person may engage in an investment transaction except as provided under the terms of this policy and the procedures established by the City Treasurer or his/her designee. The City Treasurer or his/her designee shall be responsible for all transactions undertaken and shall establish a system of controls to regulate the activities of subordinate officials.
The City may engage the services of an external investment manager to assist in the management of the City's investment portfolio in a manner consistent with the City's objectives. Such an external manager may be granted discretion to purchase and sell investment securities in accordance with this Investment Policy.
Such a manager must be registered under the Investment Advisers Act of 1940. 312
3 VI. STANDARD OF PRUDENCE
The Treasurer shall perform the investment function in conjunction with the Prudent Investor Standard as set forth in the California Government Code Section 53600.3: "... all governing bodies of local agencies or persons authorized to make investment decisions on behalf of those local agencies investing public funds pursuant to this chapter are trustees and therefore fiduciaries subject to the prudent investor standard. When investing, reinvesting, purchasing, acquiring, exchanging, selling, or managing public funds, a trustee shall act with care, skill, prudence, and diligence under the circumstances then prevailing, including, but not limited to, the general economic conditions and the anticipated needs of the City, that a prudent person acting in a like capacity and familiarity with those matters would use in the conduct of funds of a like character and with like aims, to safeguard the principal and maintain the liquidity needs of the City. Within the limitations of this section and considering individual investments as part of an overall strategy, investments may be acquired as authorized by law."
VII. AUTHORIZED AND SUITABLE INVESTMENTS
All investments will be made in accordance with Sections 53600 et seq. of the Government Code of California and as described within this Investment Policy. Permitted investments under this policy include:
l. Municipal Securities. These include obligations of the City, the State of California, any other states, and any local agency within the State of California, provided that:
a. Long-term obligations are rated "A" or higher, or the equivalent by at least one nationally recognized statistical rating organization (NRSRO);
b. The maximum maturity is five years; and
c. No more than 5 percent per issuer.
2. U.S. Treasury and other government obligations for which the full faith and credit of the United States are pledged for the payment of principal and interest. There are no limits on the dollar amount or percentage that the City may invest in U.S. Treasuries.
3. Federal Agency or United States government-sponsored enterprise obligations, participations, or other instruments, including those issued by or fully guaranteed as to principal and interest by federal agencies or United States government-sponsored enterprises. There are no limits on the dollar amount or percentage that the City may invest in government-sponsored enterprises. No more than 35 percent of the portfolio may be invested in any one issuer.
4. Banker's acceptances provided that:
a. They are issued by institutions with short term debt obligations rated "A -1" or higher, or the equivalent, by at least one NRSRO; and have long-term debt obligations which are rated "A" or higher, or the equivalent by at least one NRSRO;
b. The maturity does not exceed 180 days; and
c. No more than 40 percent of the total portfolio may be invested in banker's acceptances and no more than 5 percent per issuer.
313
4 5. Federally insured time deposits (Non-negotiable certificates of deposit) in state or federally chartered banks, savings and loans, or credit unions, provided that:
a. The amount per institution is limited to the maximum covered under FDIC; and, b. The maturity of such deposits does not exceed five years.
6. Time deposits (Non- negotiable certificates of deposit) in state or federally chartered banks, savings and loans, or credit unions in excess of FDIC insured amounts which shall be fully secured in accordance with California Government Code Section 53652, provided that:
a. No more than 20 percent of the portfolio will be invested in a combination of federally insured and collateralized time deposits;
b. No more than 5 percent per issuer;
c. They are issued by institutions which have long-term debt obligations which are rated "A" or higher, or the equivalent by at least one NRSRO; and/or have short term obligations rated "A- 1" or higher, or the equivalent, by at least one NRSRO; and d. The maturity of such deposits does not exceed five years.
7. Certificate of Deposit Placement Service (CDARS)
a. No more than 30 percent of the total portfolio may be invested in a combination of certificates of deposit including CDARS; and
b. The maturity of CDARS deposits does not exceed five years.
8. Negotiable certificates of deposit (NCDs) provided that:
a. They are issued by institutions which have long-term obligations which are rated "A" or higher, or the equivalent by at least one NRSRO; and/or have short term debt obligations rated "A-1" or higher, or the equivalent, by at least one NRSRO; b. The maturity does not exceed five years; and
c. No more than 30 percent of the total portfolio may be invested in NCDs and no more than 5 percent per issuer.
9. Repurchase agreements collateralized with securities authorized under the City's Authorized and Suitable Investments (Section VII) of this policy maintained at a level of at least 102 percent of the market value of the repurchase agreements, provided that:
a. The maximum maturity of repurchase agreements will be one year; b. No more than 30 percent of the total portfolio may be invested in repurchase agreements; c. Securities used as collateral for repurchase agreements will be delivered to the City's custodian bank (See Section X); and
d. The repurchase agreements are the subject of a master repurchase agreement between the City and the provider of the repurchase agreement. The master repurchase agreement will be substantially in the form developed by the Securities Industry and Financial Markets Association (SIFMA).
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5 10. Commercial paper provided that:
a. The maturity does not exceed 270 days from the date of purchase; b. The issuer is a corporation organized and operating in the United States with assets in excess of $500 million;
c. They are issued by institutions whose short term obligations are rated "A-1" or higher, or the equivalent, by at least one NRSRO; and whose long-term obligations are rated "A" or higher, or the equivalent by at least one NRSRO; and
d. No more than 25 percent of the portfolio is invested in commercial paper and no more than 5 percent per issuer.
11. State of California Local Agency Investment Fund (LAIF), provided that:
a. The City may invest up to the maximum permitted amount in LAIF; and, b. LAIF's investments in instruments prohibited by or not specified in the City's policy do not exclude it from the City's list of allowable investments, provided that the fund's reports allow the Finance Director/Treasurer to adequately judge the risk inherent in LAIF's portfolio.
12. Orange County Treasurer's Pool is a special fund in the County Treasury which local agencies may use to deposit funds for investment. The City may not invest more than 35 percent of its surplus money with the Orange County Treasurer's Pool. The County Treasurer charges investment administration fee to all pool participants. Investment earnings are distributed to the pool participants on a monthly basis, net of the administration fee. The earnings are credited to the participant's accounts on either the last day of the month or the first day of the subsequent month.
13. Shares in a California common law trust established pursuant to Title 1, Division 7, Chapter 5 of the Government Code of the State of California which invests exclusively in investments permitted by Section 53601 of Title 5, Division 2, Chapter 4 of the Government Code of California, as it may be amended.
14. All Local Government Investment Pools (LGIPs), provided that:
a. The City may invest up to the maximum permitted amount in any LGIP; and, b. The LGIPs investments in instruments prohibited by or not specified in the City's policy do not exclude it from the City's list of allowable investments, provided that the fund's reports allow the Finance Director/Treasurer to adequately judge the risk inherent in the LGIP's portfolio; and, c. The City only operates in those LGIPs that are considered prudent and allowable under current legislation of the State of California Government Code Section 53600 et seq. and the general laws of the City of Costa Mesa.
15. Corporate medium term notes (MTNs), provided that:
a. Such notes have a maximum maturity of five years;
b. Are issued by corporations organized and operating within the United States or by depository institutions licensed by the United States or any state and operating within the United States; c. Are rated "A" category or better, or the equivalent by at least one NRSRO; and d. Holdings of medium-term notes may not exceed 30 percent of the portfolio and no more than 5 percent per issuer.
16. Mortgage pass -through securities, collateralized mortgage obligations, and asset -backed securities, provided that such securities:
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6 a. Have a maximum stated final maturity of five years; b. Be issued by an issuer having an "A" or higher rating, or the equivalent for the issuer's debt as provided by an NRSRO;
c. Be rated in a rating category of "AA" or better, or its equivalent by an NRSRO; and d. Purchase of securities authorized by this subdivision may not exceed 20% of the portfolio and no more than 5 percent per issuer.
17. Money market mutual funds that are registered with the Securities and Exchange Commission under the Investment Company Act of 1940:
a. Provided that such funds meet either of the following criteria:
1. Attained the highest ranking or the highest letter and numerical rating provided by not less than two NRSRO; or
2. Have retained an investment adviser registered or exempt from registration with the Securities and Exchange Commission with not less than five years' experience investing in the securities and obligations authorized by California Government Code Section 53601 (a through j) and with assets under management in excess of $500 million. b. Purchase of securities authorized by this subdivision may not exceed 20 percent of the portfolio.
18. Supranational securities of United States dollar denominated senior unsecured unsubordinated obligations issued or unconditionally guaranteed by the International Bank for Reconstruction and Development, International Finance Corporation, or Inter -American Development Bank, with remaining maturity up to five years, and eligible for purchase and sale within the United States.
Investment under this section shall be rated "AA" or higher, or the equivalent by an NRSRO and shall not exceed 15 percent of the portfolio. No more than 5 percent of the portfolio shall be invested in one issuer.
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7 19.
VIII. INVESTMENT OF BOND PROCEEDS
When investing proceeds from the issuance of bonds, the City of Costa Mesa will follow this Investment Policy when determining allowable investments. Should the trust agreement of a particular bond issue be more restrictive than the City's policy on permitted investments, then the trust agreement will take precedence.
IX. CITY CONSTRAINTS
The City Treasurer or his/her designee will evaluate local banks and savings institutions and may invest idle cash funds with such institutions when the criteria for prudent investment previously stated are met. The City operates its investment pool according to State and self-imposed constraints. Any investment extending beyond a five -year period requires prior City Council approval. Additionally, a minimum of 20 percent of the outstanding investments must mature within a one- year time period.
X. SAFEKEEPING AND COLLATERALIZATION
All security transactions, including collateral for repurchase agreements, entered into by the City shall be conducted on a delivery- versus-payment (DVP) basis. Securities purchased shall be held in third party safekeeping in the Tr ust Department of a financial institution, in the City's name and control. The account established shall be protected from seizure by creditors should the financial institution holding the City's securities file for bankruptcy protection.
Collateralization will be required on two types of investments: certificates of deposit and repurchase agreements. In order to anticipate market changes and provide a level of security for all funds, a minimum collateralization level is required.
Surplus funds must be deposited in State or national banks, State or Federal savings and loan associations, or State or Federal credit unions within the State of California. The deposits cannot exceed the amount of the bank's or savings and loan's paid- up capital and surplus.
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8 The bank or savings and loan must secure public funds deposits with eligible securities having a market value of 110 percent of the total amount of the deposits. State law also allows as an eligible security, first trust deeds having a value of 150 percent of the total amount of the deposits. A third class of collateral is 105 percent in the form of a letter of credit drawn on the Federal Home Loan Bank.
The City Treasurer or his/her designee may waive security for that portion of a deposit, which is insured pursuant to Federal law. Currently, the first $250,000 of a deposit is federally insured and deposits in excess of $250,000 are collateralized as previously indicated.
XL PORTFOLIO RISK MANAGEMENT
A. Prohibited investment vehicles and 12.ractices
1. State law notwithstanding, any investments not specifically described herein are prohibited, including, but not limited to futures and options, or stocks.
2. In accordance with Government Code Section 53601.6, investment in inverse floaters, range notes, or mortgage derived interest-only strips is prohibited.
3. Investment in any security that could result in a zero interest accrual if held to maturity is prohibited.
4. Trading securities for the sole purpose of speculating on the future direction of interest rates is prohibited.
5. Purchasing or selling securities on margin is prohibited.
6. The use of reverse repurchase agreements, securities lending or any other form of borrowing or leverage is prohibited.
7. The purchase of foreign currency denominated securities is prohibited.
B. Mitigating credit risk in the portfolio
Credit risk is the risk that a security or a portfolio will lose some or all of its value due to a real or perceived change in the ability of the issuer to repay its debt. The City will mitigate credit risk by adopting the following strategies:
1. The divers ification requirements included in Section VII are designed to mitigate credit risk in the portfolio;
2. No more than 5 percent of the total portfolio may be invested in securities of any single issuer, other than the U.S. Government, its agencies and enterprises;
3. The City may elect to sell a security prior to its maturity and record a capital gain or loss in order to improve the quality, liquidity or yield of the portfolio in response to market conditions or City's risk preferences; and
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9 4. If securities owned by the City are downgraded by an NRSRO to a level below the quality required by this Investment Policy, it will be the City's policy to review the credit situation and make a determination as to whether to sell or retain such securities in the portfolio.
a. If a security is downgraded, the Finance Director/Treasurer will use discretion in determining whether to sell or hold the security based on its current maturity, the economic outlook for the issuer, and other relevant factors.
b. If a decision is made to retain a downgraded security in the portfolio, its presence in the portfolio will be monitored and reported monthly to the City Council.
C. Mitigating market risk in the portfolio
Market risk is the risk that the portfolio value will fluctuate due to changes in the general level of interest rates. The City recognizes that, over time, longer-term portfolios have the potential to achieve higher returns. On the other hand, longer- term portfolios have higher volatility of return. The City will mitigate market risk by providing adequate liquidity for short- term cash needs, and by making longer-term investments only with funds that are not needed for current cashflow purposes. The City further recognizes that certain types of securities, including variable rate securities, securities with principal paydowns prior to maturity, and securities with embedded options, will affect the market risk profile of the portfolio differently in different interest rate environments. The City, therefore, adopts the following strategies to control and m itigate its exposure to market risk:
l. The City will maintain a minimum of three months of budgeted operating expenditures in short term investments to provide sufficient liquidity for expected disbursements;
2. The maximum percent of callable securities (does not include "make whole call" securities as defined in the Glossary) in the portfolio will be 20 percent;
3. The maximum stated final maturity of individual securities in the portfolio will be five years, except as otherwise stated in this policy; and
4. The duration of the portfolio will at all times be approximately equal to the duration (typically plus or minus 20 percent) of a Market Benchmark Index selected by the City based on the City's investment objectives, constraints and risk tolera nces. The City's current Benchmark will be documented in the investment guidelines.
XII. POLICY COMPLIANCE REGULATIONS
Should the portfolio, for any reason, fall out of compliance with this Investment Policy, immediate liquidation of securities in order to bring the portfolio back into compliance is not required. However, the Treasurer must take action to bring the portfolio into compliance within 12 months from the date the portfolio was determined to be in non -compliance with the provisions of this Investment Policy so long as the action is deemed to be prudent under then current market conditions. Additionally, adequate disclosure as to all instances of noncompliance, and the efforts undertaken to bring the portfolio into compliance, must be made on the monthly Treasurer's Report.
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10 XIII. REPORTING
Under provisions of Section 53646 of the California Government Code, the Treasurer or his/her designee shall render a quarterly investment report to the City Council, the City Manager, and the City Attorney within 30 days following the end of the quarter covered by the report. However, as a matter of practice, a monthly report shall be submitted listing the type of investments, institution, date of maturity, par value, amount of deposit, rate of interest, current market value for all securities, and such other data as may be required by the City Council on a monthly basis. Furthermore, a Finance and Pension Advisory Committee comprised of the following individuals will meet quarterly to review the City's portfolio and investment strategy.
• Mayor, or his/her designee
• City Treasurer
• Assistant Finance Director
• Revenue Supervisor
• Eleven Committee Members appointed by City Council who are either residents or conduct business within the City and have experience in banking, securities trading, or financial planning.
Monthly reports
Monthly investment reports will be submitted by the City Treasurer or his/her designee to the City Council members, the City Manager and the Finance and Pension Advisory Committee. These reports will disclose, at a minimum, the following information about the risk characteristics of the City's portfolio:
1. An asset listing showing par value, cost and accurate and complete market value of each security, type of investment, issuer, and interest rate;
2. Monthly transactions for the period;
3. A one-page summary report that shows:
a. Average maturity of the portfolio and modified duration of the portfolio; b. Maturity distribution of the portfolio;
c. Average portfolio credit quality; and,
d. Time-weighted total rate of return for the portfolio for the prior one month, three months, twelve months, year to date, and since inception compared to the Benchmark Index returns for the same periods;
4. A statement of compliance with investment policy, including a schedule of any transactions or holdings which do not comply with th is policy or with the California Government Code Section 53600 et seq., including a justification for their presence in the portfolio and a timetable for resolution; and,
5. A statement that the City has adequate funds to meet its cash flow requirements for the next six months.
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IO
X AUTHORIZED FINANCIAL INSTITUTIONS. DEPOSITORIES. AND BROKER/DEALERS
A list will be maintained of financial institutions and depositories authorized to provide investment services.
In addition, a list will be maintained of approved security broker/dealers selected by conducting a process of due diligence described in the investment procedures manual. These may include "primary" dealers or regional dealers that qualify under Securities and Exchange Commission (SEC) Rule l 5C3- l (uniform net capital rule).
A. The City Finance Director/Treasurer will determine which financial institutions are authorized to provide investment services to the City. Institutions eligible to transact investment business with the City include:
1. Primary government dealers as designated by the Federal Reserve Bank and non- primary government dealers;
2. Nationally or state- chartered banks;
3. The Federal Reserve Bank; and,
4. Direct issuers of securities eligible for purchase.
B. Selection of financial institutions and broker/dealers authorized to engage in transactions with the City will be at the sole discretion of the City.
C. All financial institutions which desire to become qualified bidders for investment transactions (and which are not dealing only with the investment adviser) must supply the Finance Director/Treasurer with a statement certifying that the institution has reviewed the California Government Code Section 53600 et seq. and the City's Investment Policy.
D. Selection of broker/dealers used by an external investment adviser retained by the City will be at the sole discretion of the investment adviser.
E. Public deposits will be made only in qualified public depositories as established by State law. Deposits will be insured by the Federal Deposit Insurance Corporation, or, to the extent the amount exceeds the insured maximum, will be collateralized in accordance with State law.
XV. POLICY REVIEW
This Statement of Investment Policy shall be reviewed at least annually to ensure its consistency with the overall objectives of preservation of principal, liquidity and return, and its relevance to current law, financial and economic trends.
S
hould conditions change or legislation become effective that behooves subsequent changes or a liberalization of terms within the policy during the next fiscal year, the revised policy will be submitted to both the Finance and Pension Advisory Committee and Council for adoption of the recommended action. 321
11 XVI. INVESTMENT OBJECTIVES (PERFORMANCE STANDARDS AND EVALUATION)
A. Overall objective: The investment portfolio will be designed with the overall objective of obtaining a total rate of return throughout economic cycles, commensurate with investment risk constraints and cash flow needs.
B. Specific objective: The investment performance objective for the portfolio will be to earn a total rate of return over a market cycle which is approximately equal to the return on the Market Benchmark Index as described in the City's investment guidelines. 322
12 CITY OF COSTA MESA
INVESTMENT GUIDELINES AND STRATEGY
I. GUIDELINES - Guidelines are established to direct and control activities in such a manner that previously established goals are achieved.
1. Investment Transactions. Investment transactions will be periodically reviewed by the Treasurer or his/her designee.
2. Pooled Cash. Whenever practical, City cash is consolidated into one bank account and invested on a pooled concept basis. Interest earnings are allocated monthly according to month-end cash and investment balances for each fund.
3. Competitive Bids. Purchase and sales of securities are made on the basis of competitive offers and bids when practical.
4. Cash Forecast. The cash flow for the City is analyzed with the receipt of revenues and maturity of investments scheduled so that adequate cash will be available to meet disbursement requirements.
5. Investment Limitations. Security purchases and holdings are maintained within statutory limits imposed by the California Government Code. Current limits are:
Bankers' Acceptances
Commercial Paper
Negotiable Certificates of Deposit
Medium Term Notes
Money Market Mutual Funds
Asset-Backed/Mortgage-Backed Securities
Federal Agency restriction
Local Agency Investment Fund
Orange County Treasurer's Pool
Supranational Securities
Portfolio Maturing within one year
40% Section 53601(g)
25% Section 5360l(h)
30% Section 5360l(i)
30% Section 5360l(k)
20% Section 53601(1)
20% Section 53601(0)
35% per Agency Section VII of Policy
$65,000,000 maximum allowed per Section
VII of Policy
35% per Section VII of Policy
15% per Section VII of Policy
20% per Section IX of Policy
6. Liquidity. The marketability of a security is considered at the time of purchase, as the security may have to be sold at a later date to meet unanticipated cash demands.
7. Diversification. The portfolio should consist of a mix of various types of securities, issuers, and maturities.
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13 CITY OF COSTA MESA
INVESTMENT GUIDELINES AND STRATEGY
(Continued)
8. Evaluate Certificates of Deposit
(a) Certificates of Deposit shall be evaluated in terms of FDIC coverage. For deposits in excess of the FDIC insured maximum, approved collateral at full market value shall be required. (California Government Code Section 53652)
(b) Negotiable Certificates of Deposit shall be evaluated in terms of the credit worthiness of the issuer, as these deposits are uninsured and uncollateralized promissory notes.
9. Benchmark Index. The portfolio has a performance index of ICE BofAML 1-5 Year US Treasury & Agency Index. This index includes all securities with a remaining term to final maturity less than five years.
II. STRATEGY - Strategy refers to the ability to manage financial resources in the most advantageous manner.
1. Economic Forecasts. Economic Forecasts are obtained periodically from economists and financial experts through bankers and brokers to assist the Treasurer or his/her designee with the formulation of an investment strategy for the local agency.
2. Implementing Investment Strategy. Investment transactions are executed which conform with anticipated interest rate trends and the current investment strategy plan.
3. Rapport. A close working relationship is maintained with large vendors of the City. The objective is to pinpoint when large disbursements will clear the City's bank account. It is essential for good cash control that such large expenditures be anticipated, estimated as to dollar amount, and communicated to the Treasurer or his/her designee for liquidity planning purposes.
4. Preserve Portfolio Value. Field standards are developed in order to maintain earnings near the market and to preserve the value of the portfolio.
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14 CITY OF COSTA MESA
INVESTMENT PROCEDURES
INTERNAL CONTROL - GUIDELINES
OBJECTIVES OF INTERNAL CONTROL
Internal control is the plan of organization and all the related systems established by the management's objective of ensuring, as far as practicable:
• The orderly and efficient conduct of its business, including adherence to management policies.
• The safeguarding of assets.
• The prevention or detection of errors and fraud.
• The accuracy and completeness of the accounting records.
• The timely preparation of reliable financial information.
LIMITATIONS OF INTERNAL CONTROL
No internal control system, however elaborate, can by itself guarantee the achievement of management's objectives. Internal control can provide only reasonable assurance that the objectives are met, because o f its inherent limitations, including:
• Management's usual requirement that a control be cost-effective.
• The direction of most controls at recurring, rather than unusual, types of transactions.
• Human error due to misunderstanding, carelessness, fatigue, or distraction.
• Potential for collusion that circumvents controls dependent on the segregation of functions.
• Potential for a person responsible for exercising control abusing that responsibility; a responsible staff member could be in a position to override controls which management has set up. 325
15 CITY OF COSTA MESA
INVESTMENT PROCEDURES
INTERNAL CONTROL - GUIDELINES
(Continued)
ELEMENTS OF INTERNAL CONTROL
Elements of a system of internal control are the means by which an organization can satisfy the objectives of internal control. These elements are:
1. ORGANIZATION
Specific responsibility for the performance of duties should be assigned and lines of authority and reporting clearly identifie d and understood.
2. PERSONNEL
Personnel should have capabilities commensurate with their responsibilities. Personnel selection and training policies together with the quality and quantity of supervision are thus important.
3. SEGREGATION OF FUNCTIONS
Segregation of incompatible functions reduces the risk that a person is in a position both to perpetrate and conceal errors or fraud in the normal course of duty. If two parts of a transaction are handled by different people, collusion is necessary to conceal errors or fraud. In particular, the functions that should be considered when evaluating segregation of functions are authorization, execution, recording, custody of assets, and performing reconciliations.
4. AUTHORIZATION
All transactions should be authorized by an appropriate responsible individual. The responsibilities and limits of authorization should be clearly delineated. The individual or group authorizing a specific transaction or granting general authority for transactions should be in a position commensurate with the nature and significance of the transactions. Delegation of authority to authorize transactions should be handled very carefully.
5. CONTROLS OVER AN ACCOUNTING SYSTEM
Controls over an accounting system include the procedures, both manual and computerized, carried out independently to ascertain that transactions are complete, valid, authorized, and properly recorded. 326
16 CITY OF COSTA MESA
CASH CONTROLS
PROCEDURES PERFORMED BY EXTERNAL AUDITORS WITH RESPECT TO CASH RECEIPTS
A. City procedures and controls are reviewed. Some of the system strengths are:
1. Receipts are controlled upon receipt by proper registration devices.
2. Receipts are reconciled on a daily basis.
3. Amounts are deposited intact.
4. All bank accounts are authorized by City Manager.
5. Cash counts are done by two or more individuals.
6. Bank reconciliations are reviewed.
7. Prompt posting of cash receipt entries in books.
8. Receipt forms are prenumbered, accounted for, and physically secured.
9. Proper approval required for write-offs of customer accounts.
10. Checks are restrictively endorsed upon receipt or when run through cash register.
11. Adequate physical security over cash.
12. Individuals that handle cash do not post to customer account records or process billing statements.
13. Adequate supervision of Finance Department operations.
B. Significant revenues are confirmed directly with payor and compared with City books to make sure amounts are recorded properly.
C. Cash balances are substantiated by confirming all account balances recorded in books. Bank reconciliations are reviewed for propriety and recalculated by the auditor. All significant reconciling items on bank reconciliations are verified as valid reconciling items by proving to subsequent bank statements.
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17 CITY OF COSTA MESA
SEGREGATION OF RESPONSIBILITIES OF
THE TREASURY FUNCTIONS
Function Responsibility
1. Authorization of investment
transactions:
Formal investment policy should be:
* Prepared by:
* Submitted to:
Investment transactions
should be approved by
2. Execution of investment
transactions
3. Investment transactions approved
for compliance with investment
policy and/or State law
4. Timely recording of investment
transactions:
Recording of investment
transactions in the
Treasurer's records
Recording of investment
transactions in the
accounting records
5. Verification of investment,
i.e., match broker confirma -
tion to Treasurer's records
City Treasurer
City Council
City Treasurer and/or External Investment
Manager
Assistant Finance Director and/or
Finance Officer - Revenue and/or External
Investment
Manager
Assistant Finance Director and/or External
Investment Manager
Finance Officer - Revenue
Accounting Supervisor and/or
Accountant
Assistant Finance Director and/or
Finance Officer - Revenue and/or External
Investment Manager
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18 6. Safeguarding of assets and records:
Reconciliation of Treasurer's
records to the accounting records
329
19 Reconciliation of Treasurer's records to bank statements and safekeeping records
Accounting Supervisor
and/or Accountant
330
20 CITY OF COSTA MESA
SEGREGATION OF RESPONSIBILITIES OF
THE TREASURY FUNCTIONS
(Continued)
F unction Responsibility
6. Safeguarding of Assets and Records
(continued):
Annual review of (a) financial
institution's financial condition,
(b) safety, liquidity, and potential
yields of investment instruments.
Assistant Finance Director with
Treasurer's approval
7. No less than an annual
review of investment
portfolio as prepared by
Treasurer including:
• Investment types
• Purchase Price
• Par values
• Market values
• Maturity dates
• Investment yields
• Conformance to stated investment policy
• Safekeeping reports
8. Periodic review of investment
portfolio and strategies.
External Independent Auditors
Finance and Pension Advisory Committee
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21 Glossary of Investment Terms
AGENCIES. Shorthand market terminology for any obligation issued by a government-sponsored entity (GSE), or a federally related institution. Most obligations of GSEs are not guaranteed by the full faith and credit of the US government. Examples are:
FFCB. The Federal Farm Credit Bank System provides credit and liquidity in the agricultural industry.
FFCB issues discount notes and bonds.
FHLB. The Federal Home Loan Bank provides credit and liquidity in the housing market. FHLB issues discount notes and bonds.
FHLMC. Like FHLB, the Federal Home Loan Mortgage Corporation provides credit and liquidity in the housing market. FHLMC, also called "FreddieMac" issues discount notes, bonds and mortgage pass-through securities.
FNMA. Like FHLB and FreddieMac, the Federal National Mortgage Association was established to provide credit and liquidity in the housing market. FNMA, also known as "FannieMae," issues discount notes, bonds and mortgage pass-through securities.
GNMA. The Government National Mortgage Association, known as "GinnieMae," issues mortgage pass-through securities, which are guaranteed by the full faith and credit of the US Government.
PEFCO. The Private Export Funding Corporation assists exporters. Obligations of PEFCO are not guaranteed by the full faith and credit of the US government.
TVA. The Tennessee Valley Authority provides flood control and power and promotes development in portions of the Tennessee, Ohio, and Mississippi River valleys. TVA currently issues discount notes and bonds.
ASKED. The price at which a seller offers to sell a security.
ASSET BACKED SECURITIES. Securities supported by pools of installment loans or leases or by pools of revolving lines of credit.
AVERAGE LIFE. In mortgage-related investments, including CMOs, the average time to expected receipt of principal payments, weighted by the amount of principal expected.
BANKER'S ACCEPTANCE. A money market instrument created to facilitate international trade transactions.
It is highly liquid and safe because the risk of the trade transaction is transferred to the bank which "accepts" the obligation to pay the investor.
BENCHMARK. A comparison security or portfolio. A performance benchmark is a partial market index, which reflects the mix of securities allowed under a specific investment policy.
BID. The price at which a buyer offers to buy a security.
BROKER. A broker brings buyers and sellers together for a transaction for which the broker receives a commission. A broker does not sell securities from his own position.
CALLABLE. A callable security gives the issuer the option to call it from the investor prior to its maturity.
The main cause of a call is a decline in interest rates. If interest rates decline since an issuer issues securities, it will likely call its current securities and reissue them at a lower rate of interest. Callable securities have reinvestment risk as the investor may receive its principal back when interest rates are lower than when the investment was initially made.
CERTIFICATE OF DEPOSIT (CD). A time deposit with a specific maturity evidenced by a certificate. Large denomination CDs may be marketable.
CERTIFICATE OF DEPOSIT ACCOUNT REGISTRY SYSTEM (CDARS). A private placement service that allows local agencies to purchase more than $250,000 in CDs from a single financial institution (must be a participating institution of CDARS) while still maintaining FDIC insurance coverage. CDARS is currently the only entity providing this service. CDARS facilitates the trading of deposits between the California institution and other participating institutions in amounts that are less than $250,000 each, so that FDIC coverage is maintained.
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22 COLLATERAL. Securities or cash pledged by a borrower to secure repayment of a loan or repurchase agreement.
Also, securities pledged by a financial institution to secure deposits of public monies.
COLLATERALIZED MORTGAGE OBLIGATIONS (CMO). Classes of bonds that redistribute the cash flows of mortgage securities (and whole loans) to create securities that have different levels of prepayment risk, as compared to the underlying mortgage securities.
COMMERCIAL PAPER. The short-term unsecured debt of corporations.
COST YIELD. The annual income from an investment divided by the purchase cost. Because it does not give effect to premiums and discounts which may have been included in the purchase cost, it is an incomplete measure of return.
COUPON. The rate of return at which interest is paid on a bond.
CREDIT RISK. The risk that principal and/or interest on an investment will not be paid in a timely manner due to changes in the condition of the issuer.
CURRENT YIELD. The annual income from an investment divided by the current market value. Since the mathematical calculation relies on the current market value rather than the investor's cost, current yield is unrelated to the actual return the investor will earn if the security is held to maturity.
DEALER. A dealer acts as a principal in security transactions, selling securities from and buying securities for his own position.
DEBENTURE. A bond secured only by the general credit of the issuer.
DELIVERY vs. PAYMENT (DVP). A securities industry procedure whereby payment for a security must be made at the time the security is delivered to the purchaser's agent.
DERIVATIVE. Any security that has principal and/or interest payments which are subject to uncertainty (but not for reasons of default or credit risk) as to timing and/or amount, or any security which represents a component of another security which has been separated from other components ("Stripped" coupons and principal). A derivative is also defined as a financial instrument the value of which is totally or partially derived from the value of another instrument, interest rate, or index.
DISCOUNT. The difference between the par value of a bond and the cost of the bond, when the cost is below par. Some short-term securities, such as T -bills and banker's acceptances, are known as discount securities. They sell at a discount from par, and return the par value to the investor at maturity without additional interest. Other securities, which have fixed coupons, trade at a discount when the coupon rate is lower than the current market rate for securities of that maturity and/or quality.
DIVERSIFICATION. Dividing investment funds among a variety of investments to avoid excessive exposure to any one source of risk.
DURATION. The weighted average time to maturity of a bond where the weights are the present values of the future cash flows. Duration measures the price sensitivity of a bond to changes in interest rates. (See modified duration).
FEDERAL FUNDS RATE. The rate of interest charged by banks for short-term loans to other banks. The Federal Reserve Bank through open-market operations establishes it.
FEDERAL OPEN MARKET COMMITTEE. A committee of the Federal Reserve Board that establishes monetary policy and executes it through temporary and permanent changes to the supply of bank reserves.
LEVERAGE. Borrowing funds in order to invest in securities that have the potential to pay earnings at a rate higher than the cost of borrowing.
LIQUIDITY. The speed and ease with which an asset can be converted to cash.
LOCAL AGENCY INVESTMENT FUND (LAIF). A voluntary investment fund open to government entities and certain non-profit organizations in California that is managed by the State Treasurer's Office.
LOCAL GOVERNMENT INVESTMENT POOL. Investment pools that range from the State Treasurer's Office Local Agency Investment Fund (LAIF) to county pools, to Joint Powers Authorities (JPAs). These funds are not subject to the same SEC rules applicable to money market mutual funds.
MAKE WHOLE CALL. A type of call provision on a bond that allows the issuer to pay off the remaining debt early. Unlike a call option, with a make whole call provision, the issuer makes a lump sum 333
23 payment that equals the net present value (NPV) of future coupon payments that will not be paid because of the call. With this type of call, an investor is compensated, or "made whole." MARGIN. The difference between the market value of a security and the loan a broker makes using that security as collateral.
MARKET RISK. The risk that the value of securities will fluctuate with changes in overall market conditions or interest rates.
MARKET VALUE. The price at which a security can be traded.
MARKING TO MARKET. The process of posting current market values for securities in a portfolio.
MATURITY. The final date upon which the principal of a security becomes due and payable.
MEDIUM TERM NOTES. Unsecured, investment-grade senior debt securities of major corporations which are sold in relatively small amounts on either a continuous or an intermittent basis. MTNs are highly flexible debt instruments that can be structured to respond to market opportunities or to investor preferences.
MODIFIED DURATION. The percent change in price for a 100 basis point change in yields. Modified duration is the best single measure of a portfolio's or security's exposure to market risk.
MONEY MARKET. The market in which short-term debt instruments (T-bills, discount notes, commercial paper, and banker's acceptances) are issued and traded.
MORTGAGE PASS-THROUGH SECURITIES. A securitized participation in the interest and principal cash flows from a specified pool of mortgages. Principal and interest payments made on the mortgages are passed through to the holder of the security.
MUNICIPAL SECURITIES. Securities issued by state and local agencies to finance capital and operating expenses.
MUTUAL FUND. An entity which pools the funds of investors and invests those funds in a set of securities which is specifically defined in the fund's prospectus. Mutual funds can be invested in various types of domestic and/or international stocks, bonds, and money market instruments, as set forth in the individual fund's prospectus. For most large, institutional investors, the costs associated with investing in mutual funds are higher than the investor can obtain through an individually managed portfolio.
NATIONALLY RECOGNIZED STATISTICAL RATINGS ORGANIZATION (NRSRO).
A credit rating agency that the Securities and Exchange Commission in the United States uses for regulatory purposes. Credit rating agencies provide assessments of an investment's risk. The issuers of investments, especially debt securities, pay credit rating agencies to provide them with ratings. The three most prominent NRSROs are Fitch, S&P, and Moody's.
NEGOTIABLE CD. A short-term debt instrument that pays interest and is issued by a bank, savings or federal association, state or federal credit union, or state-licensed branch of a foreign bank. Negotiable CDs are traded in a secondary market and are payable upon order to the bearer or initial depositor (investor).
PREMIUM. The difference between the par value of a bond and the cost of the bond, when the cost is above par.
PREPAYMENT SPEED. A measure of how quickly principal is repaid to investors in mortgage securities.
PREPAYMENT WINDOW. The time period over which principal repayments will be received on mortgage securities at a specified prepayment speed.
PRIMARY DEALER. A financial institution (1) that is a trading counterparty with the Federal Reserve in its execution of market operations to carry out U.S. monetary policy, and (2) that participates for statistical reporting purposes in compiling data on activity in the U.S. Government securities market.
PRUDENT PERSON (PRUDENT INVESTOR) RULE. A standard of responsibility which applies to fiduciaries.
In California, the rule is stated as "Investments shall be managed with the care, skill, prudence and diligence, under the circumstances then prevailing, that a prudent person, acting in a like capacity and familiar with such matters, would use in the conduct of an enterprise of like character and with like aims to accomplish similar purposes."
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24 REALIZED YIELD. The change in value of the portfolio due to interest received and interest earned and realized gains and losses. It does not give effect to changes in market value on securities, which have not been sold from the portfolio.
REGIONAL DEALER. A financial intermediary that buys and sells securities for the benefit of its customers without maintaining substantial inventories of securities and that is not a primary dealer.
REPURCHASE AGREEMENT. Short-term purchases of securities with a simultaneous agreement to sell the securities back at a higher price. From the seller's point of view, the same transaction is a reverse repurchase agreement.
SAFEKEEPING. A service to bank customers whereby securities are held by the bank in the customer's name.
STRUCTURED NOTE. A complex, fixed income instrument, which pays interest, based on a formula tied to other interest rates, commodities or indices. Examples include inverse floating rate notes which have coupons that increase when other interest rates are falling, and which fall when other interest rates are rising, and "dual index floaters," which pay interest based on the relationship between two other interest rates - for example, the yield on the ten-year Treasury note minus the Libor rate. Issuers of such notes lock in a reduced cost of borrowing by purchasing interest rate swap agreements.
SUPRANATIONAL. A Supranational is a multi-national organization whereby member states transcend national boundaries or interests to share in the decision making to promote economic development in the member countries.
TOTAL RATE OF RETURN. A measure of a portfolio's performance over time. It is the internal rate of return, which equates the beginning value of the portfolio with the ending value; it includes interest earnings, realized and unrealized gains, and losses in the portfolio.
U.S. TREASURY OBLIGATIONS. Securities issued by the U.S. Treasury and backed by the full faith and credit of the United States. Treasuries are considered to have no credit risk, and are the benchmark for interest rates on all other securities in the US and overseas. The Treasury issues both discounted securities and fixed coupon notes and bonds.
TREASURY BILLS. All securities issued with initial maturities of one year or less are issued as discounted instruments, and are called Treasury bills. The Treasury currently issues three- and six-month T- bills at regular weekly auctions. It also issues "ca sh management" bills as needed to smooth out cash flows.
TREASURY NOTES. All securities issued with initial maturities of two to ten years are called Treasury notes, and pay interest semi-annually.
TREASURY BONDS. All securities issued with initial maturities greater than ten years are called Treasury bonds.
Like Treasury notes, they pay interest semi-annually.
VOLATILITY. The rate at which security prices change with changes in general economic conditions or the general level of interest rates.
YIELD TO MATURITY. The annualized internal rate of return on an investment which equates the expected cash flows from the investment to its cost.
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ATTACHMENT 3
CITY OF COSTA MESA
STATEMENT OF INVESTMENT POLICY
2025-2026
I. GENERAL INTRODUCTION
Under the laws of the State of California, it is the responsibility of the City Treasurer, at the direction of the City Council, to secure and protect the public funds of the City, and to establish proper safeguards, controls, and procedures to maintain these funds in a lawful, rational and auspicious manner. Said maintenance shall include the prudent and secure investment of idle funds, in a manner anticipated to provide additional benefit to the people of the City of Costa Mesa. The City's Finance Director serves as the City Treasurer. If the position of Finance Director is vacant, the City Manager shall serve as City Treasurer until such time as the Finance Director position is filled.
On an annual basis, this Statement of Investment Policy will be reviewed by the Finance and Pension Advisory Committee and approved by the City Council in an open public meeting. It will be provided to securities dealers, banks, and brokers currently approved for conducting investment transactions with the City Treasurer's office in the ongoing effort to manage the investment portfolio; to other affected persons or entities; and to any members of the public wishing to review this document upon request. The Treasurer reserves the right to provide these documents on a cost basis.
II. SCOPE
This Statement of Investment Policy pertains to those idle funds under the control of the Treasurer, designated for th e daily ongoing operations of the City; and concerns the deposit, maintenance, safekeeping, and preservation of all such funds, and the investments made with these funds. This Policy does not apply to pension trust funds, deferred compensation funds, and certain other trust or non-operating funds.
Ill. PURPOSE
The purpose of this Statement of Investment Policy is to provide the City Council, the Finance and Pension Advisory Committee, those involved in servicing the investment requirements of the Cit y, and any other interested party, a clear understanding of the regulations and internal guidelines that will be observed in maintaining and investing City funds. This statement is intended to provide guidelines for the prudent investment of the City's tem porary idle cash, and outline the procedures for maximizing the efficiency of the City's cash management system. The ultimate goal of the Investment Policy is to enhance the economic status of the City while safeguarding its assets.
IV. OBJECTIVE
The City's cash management system is designed to accurately monitor and forecast revenues and expenditures, thus enabling the City to invest funds to the fullest extent possible only after the criteria established for safety and liquidity have been met.
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2 The basic premise underlying the City's investment philosophy is and continues to be, to ensure that surplus funds are always safe and available when needed. The City strives to invest all idle funds as near 100 percent as possible, through daily and projected cash flow determinations. Idle cash management and investment transactions are the responsibility of the City Treasurer or his/her designee.
Criteria for selecting investments and the order of priority are:
1. Safety: The safety and risk associated with an investment refers to the potential loss of principal, interest, or a combination of these amounts. The City only operates in those investments th at are considered prudent and allowable under current legislation of the State of California Government Code Section 53600 et seq. and the general laws of the City of Costa Mesa.
2. Liquidity: This refers to the ability to "cash in" at any moment in time with a minimal chance of losing some portion of principal or interest.
3. Yield: Yield is the potential dollar earnings an investment can provide, and sometimes is referred to as the rate of return.
V. DELEGATION OF INVESTMENT AUTHORITY
Authority to manage the City of Costa Mesa's investment program is derived from City of Costa Mesa Council Resolution No. 2026-xx. Management responsibility for the investment program is hereby delegated for Fiscal Year 2025-2026 to the City Treasurer or his/her designee, who shall establish written procedures for the operation of the investment program consistent with this Investment Policy. Procedures should include references to: safekeeping, repurchase agreements, wire transfe r agreements, banking service contracts, and collateral/ depository agreements. Such procedures shall include explicit delegation of authority to persons responsible for investment transactions. No person may engage in an investment transaction except as provided under the terms of this policy and the procedures established by the City Treasurer or his/her designee. The City Treasurer or his/her designee shall be responsible for all transactions undertaken and shall establish a system of controls to regulate the activities of subordinate officials.
The City may engage the services of an external investment manager to assist in the management of the City's investment portfolio in a manner consistent with the City's objectives. Such an external manager may be granted discretion to purchase and sell investment securities in accordance with this Investment Policy.
Such a manager must be registered under the Investment Advisers Act of 1940. 337
3 VI. STANDARD OF PRUDENCE
The Treasurer shall perform the investment function in conjunction with the Prudent Investor Standard as set forth in the California Government Code Section 53600.3: "... all governing bodies of local agencies or persons authorized to make investment decisions on behalf of those local agencies investing public funds pursuant to this chapter are trustees and therefore fiduciaries subject to the prudent investor standard. When investing, reinvesting, purchasing, acquiring, exchanging, selling, or managing public funds, a trustee shall act with care, skill, prudence, and diligence under the circumstances then prevailing, including, but not limited to, the general economic conditions and the anticipated needs of the City, that a prudent person acting in a like capacity and familiarity with those matters would use in the conduct of funds of a like character and with like aims, to safeguard the principal and maintain the liquidity needs of the City. Within the limitations of this section and considering individual investments as part of an overall strategy, investments may be acquired as authorized by law."
VII. AUTHORIZED AND SUITABLE INVESTMENTS
All investments will be made in accordance with Sections 53600 et seq. of the Government Code of California and as described within this Investment Policy. Permitted investments under this policy include:
l. Municipal Securities. These include obligations of the City, the State of California, any other states, and any local agency within the State of California, provided that:
a. Long-term obligations are rated "A" or higher, or the equivalent by at least one nationally recognized statistical rating organization (NRSRO);
b. The maximum maturity is five years; and
c. No more than 5 percent per issuer.
2. U.S. Treasury and other government obligations for which the full faith and credit of the United States are pledged for the payment of principal and interest. There are no limits on the dollar amount or percentage that the City may invest in U.S. Treasuries.
3. Federal Agency or United States government-sponsored enterprise obligations, participations, or other instruments, including those issued by or fully guaranteed as to principal and interest by federal agencies or United States government-sponsored enterprises. There are no limits on the dollar amount or percentage that the City may invest in government-sponsored enterprises. No more than 35 percent of the portfolio may be invested in any one issuer.
4. Banker's acceptances provided that:
a. They are issued by institutions with short term debt obligations rated "A -1" or higher, or the equivalent, by at least one NRSRO; and have long-term debt obligations which are rated "A" or higher, or the equivalent by at least one NRSRO;
b. The maturity does not exceed 180 days; and
c. No more than 40 percent of the total portfolio may be invested in banker's acceptances and no more than 5 percent per issuer.
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4 5. Federally insured time deposits (Non-negotiable certificates of deposit) in state or federally chartered banks, savings and loans, or credit unions, provided that:
a. The amount per institution is limited to the maximum covered under FDIC; and, b. The maturity of such deposits does not exceed five years.
6. Time deposits (Non -negotiable certificates of deposit) in state or federally chartered banks, savings and loans, or credit unions in excess of FDIC insured amounts which shall be fully secured in accordance with California Government Code Section 53652, pr ovided that:
a. No more than 20 percent of the portfolio will be invested in a combination of federally insured and collateralized time deposits;
b. No more than 5 percent per issuer;
c. They are issued by institutions which have long-term debt obligations which are rated "A" or higher, or the equivalent by at least one NRSRO; and/or have short term obligations rated "A- 1" or higher, or the equivalent, by at least one NRSRO; and d. The maturity of such deposits does not exceed five years.
7. Certificate of Deposit Placement Service (CDARS)
a. No more than 30 percent of the total portfolio may be invested in a combination of certificates of deposit including CDARS; and
b. The maturity of CDARS deposits does not exceed five years.
8. Negotiable certificates of deposit (NCDs) provided that:
a. They are issued by institutions which have long-term obligations which are rated "A" or higher, or the equivalent by at least one NRSRO; and/or have short term debt obligations rated "A-1" or higher, or the equivalent, by at least one NRSRO; b. The maturity does not exceed five years; and
c. No more than 30 percent of the total portfolio may be invested in NCDs and no more than 5 percent per issuer.
9. Repurchase agreements collateralized with securities authorized under the City's Authorized and Suitable Investments (Section VII) of this policy maintained at a level of at least 102 percent of the market value of the repurchase agreements, provided that:
a. The maximum maturity of repurchase agreements will be one year; b. No more than 30 percent of the total portfolio may be invested in repurchase agreements; c. Securities used as collateral for repurchase agreements will be delivered to the City's custodian bank (See Section X); and
d. The repurchase agreements are the subject of a master repurchase agreement between the City and the provider of the repurchase agreement. The master repurchase agreement will be substantially in the form developed by the Securities Industry and Financial Markets Association (SIFMA).
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5 10. Commercial paper provided that:
a. The maturity does not exceed 270 days from the date of purchase; b. The issuer is a corporation organized and operating in the United States with assets in excess of $500 million;
c. They are issued by institutions whose short term obligations are rated "A-1" or higher, or the equivalent, by at least one NRSRO; and whose long-term obligations are rated "A" or higher, or the equivalent by at least one NRSRO; and
d. No more than 25 percent of the portfolio is invested in commercial paper and no more than 5 percent per issuer.
11. State of California Local Agency Investment Fund (LAIF), provided that:
a. The City may invest up to the maximum permitted amount in LAIF; and, b. LAIF's investments in instruments prohibited by or not specified in the City's policy do not exclude it from the City's list of allowable investments, provided that the fund's reports allow the Finance Director/Treasurer to adequately judge the risk inherent in LAIF's portfolio.
12. Orange County Treasurer's Pool is a special fund in the County Treasury which local agencies may use to deposit funds for investment. The City may not invest more than 35 percent of its surplus money with the Orange County Treasurer's Pool. The County Treasurer charges investment administration fee to all pool participants. Investment earnings are distributed to the pool participants on a monthly basis, net of the administration fee. The earnings are credited to the participant's accounts on either the last day of the month or the first day of the subsequent month.
13. Shares in a California common law trust established pursuant to Title 1, Division 7, Chapter 5 of the Government Code of the State of California which invests exclusively in investments permitted by Section 53601 of Title 5, Division 2, Chapter 4 of the Government Code of California, as it may be amended.
14. All Local Government Investment Pools (LGIPs), provided that:
a. The City may invest up to the maximum permitted amount in any LGIP; and, b. The LGIPs investments in instruments prohibited by or not specified in the City's policy do not exclude it from the City's list of allowable investments, provided that the fund's reports allow the Finance Director/Treasurer to adequately judge the risk inherent in the LGIP's portfolio; and, c. The City only operates in those LGIPs that are considered prudent and allowable under current legislation of the State of California Government Code Section 53600 et seq. and the general laws of the City of Costa Mesa.
13.15. Corporate medium term notes (MTNs), provided that:
a. Such notes have a maximum maturity of five years;
b. Are issued by corporations organized and operating within the United States or by depository institutions licensed by the United States or any state and operating within the United States; c. Are rated "A" category or better, or the equivalent by at least one NRSRO; and d. Holdings of medium-term notes may not exceed 30 percent of the portfolio and no more than 5 percent per issuer.
14.16. Mortgage pass -through securities, collateralized mortgage obligations, and asset -backed securities, provided that such securities:
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6 a. Have a maximum stated final maturity of five years; b. Be issued by an issuer having an "A" or higher rating, or the equivalent for the issuer's debt as provided by an NRSRO;
c. Be rated in a rating category of "AA" or better, or its equivalent by an NRSRO; and d. Purchase of securities authorized by this subdivision may not exceed 20% of the portfolio and no more than 5 percent per issuer.
15.17. Money market mutual funds that are registered with the Securities and Exchange Commission under the Investment Company Act of 1940:
a. Provided that such funds meet either of the following criteria:
1. Attained the highest ranking or the highest letter and numerical rating provided by not less than two NRSRO; or
2. Have retained an investment adviser registered or exempt from registration with the Securities and Exchange Commission with not less than five years' experience investing in the securities and obligations authorized by California Government Code Section 53601 (a through j) and with assets under management in excess of $500 million. b. Purchase of securities authorized by this subdivision may not exceed 20 percent of the portfolio.
16.18. Supranational securities of United States dollar denominated senior unsecured unsubordinated obligations issued or unconditionally guaranteed by the International Bank for Reconstruction and Development, International Finance Corporation, or Inter-American Development Bank, with remaining maturity up to five years, and eligible for purchase and sale within the United States.
Investment under this section shall be rated "AA" or higher, or the equivalent by an NRSRO and shall not exceed 15 percent of the portfolio. No more than 5 percent of the portfolio shall be invested in one issuer.
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7 17.19.
VIII. INVESTMENT OF BOND PROCEEDS
When investing proceeds from the issuance of bonds, the City of Costa Mesa will follow this Investment Policy when determining allowable investments. Should the trust agreement of a particular bond issue be more restrictive than the City's policy on permitted investments, then the trust agreement will take precedence.
IX. CITY CONSTRAINTS
The City Treasurer or his/her designee will evaluate local banks and savings institutions and may invest idle cash funds with such institutions when the criteria for prudent investment previously stated are met. The City operates its investment pool according to State and self-imposed constraints. Any investment extending beyond a five -year period requires prior City Council approval. Additionally, a minimum of 20 percent of the outstanding investments must mature within a one -year time period.
X. SAFEKEEPING AND COLLATERALIZATION
All security transactions, including collateral for repurchase agreements, entered into by the City shall be conducted on a delivery -versus-payment (DVP) basis. Securities purchased shall be held in third party safekeeping in the Trust Department of a financial institution, in the City's name and control. The account established shall be protected from seizure by creditors should the financial institution holding the City's securities file for bankruptcy protecti on.
Collateralization will be required on two types of investments: certificates of deposit and repurchase agreements. In order to anticipate market changes and provide a level of security for all funds, a minimum collateralization level is required.
Surplus funds must be deposited in State or national banks, State or Federal savings and loan associations, or State or Federal credit unions within the State of California. The deposits cannot exceed the amount of the bank's or savings and loan's paid -up capital and surplus.
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8 The bank or savings and loan must secure public funds deposits with eligible securities having a ma rket value of 110 percent of the total amount of the deposits. State law also allows as an eligible security, first trust deeds having a value of 150 percent of the total amount of the deposits. A third class of collateral is 105 percent in the form of a letter of credit drawn on the Federal Home Loan Bank.
The City Treasurer or his/her designee may waive security for that portion of a deposit, which is insured pursuant to Federal law. Currently, the first $250,000 of a deposit is federally insured and deposits in excess of $250,000 are collateralized as previously indicated.
XL PORTFOLIO RISK MANAGEMENT
A. Prohibited investment vehicles and 12.ractices
1. State law notwithstanding, any investments not specifically described herein are prohibited, including, but not limited to futures and options, or stocks.
2. In accordance with Government Code Section 53601.6, investment in inverse floaters, range notes, or mortgage derived interest-only strips is prohibited.
3. Investment in any security that could result in a zero interest accrual if held to maturity is prohibited.
4. Trading securities for the sole purpose of speculating on the future direction of interest rates is prohibited.
5. Purchasing or selling securities on margin is prohibited.
6. The use of reverse repurchase agreements, securities lending or any other form of borrowing or leverage is prohibited.
7. The purchase of foreign currency denominated securities is prohibited.
B. Mitigating credit risk in the portfolio
Credit risk is the risk that a security or a portfolio will lose some or all of its value due to a real or perceived change in the ability of the issuer to repay its debt. The City will mitigate credit risk by adopting the following strategies:
1. The diversification requirements included in Section VII are designed to mitigate credit risk in the portfolio;
2. No more than 5 percent of the total portfolio may be invested in securities of any single issuer, other than the U.S. Government, its agencies and enterprises;
3. The City may elect to sell a security prior to its maturity and record a capital gain or loss in order to improve the quality, liquidity or yield of the portfolio in response to market conditions or City's risk preferences; and
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9 4. If securities owned by the City are downgraded by an NRSRO to a level below the quality required by this Investment Policy, it will be the City's policy to review the credit situation and make a determination as to whether to sell or retain such securities in the portfolio.
a. If a security is downgraded, the Finance Director/Treasurer will use discretion in determining whether to sell or hold the security based on its current maturity, the economic outlook for the issuer, and other relevant factors.
b. If a decision is made to retain a downgraded security in the portfolio, its presence in the portfolio will be monitored and reported monthly to the City Council.
C. Mitigating market risk in the portfolio
Market risk is the risk that the portfolio value will fluctuate due to changes in the general level of interest rates. The City recognizes that, over time, longer-term portfolios have the potential to achieve higher returns. On the other hand, longer-term portfolios have higher volatility of return. The City will mitigate market risk by providing adequate liquidity for short-term cash needs, and by making longer-term investments only with funds that are not needed for current cashflow purposes. The City further recognizes that certain types of securities, including variable rate securities, securities with principal paydowns prior to maturity, and securities with embedded options, will affect the market risk profile of the portfolio differently in different interest rate environments. The City, therefore, adopts the following strategies to control and mitigate its exposure to market risk:
l. The City will maintain a minimum of three months of budgeted operating expenditures in short term investments to provide sufficient liquidity for expected disbursements;
2. The maximum percent of callable securities (does not include "make whole call" securities as defined in the Glossary) in the portfolio will be 20 percent;
3. The maximum stated final maturity of individual securities in the portfolio will be five years, except as otherwise stated in this policy; and
4. The duration of the portfolio will at all times be approximately equal to the duration (typically plus or minus 20 percent) of a Market Benchmark Index selected by the City based on the City's investment objectives, constraints and risk tolera nces. The City's current Benchmark will be documented in the investment guidelines.
XII. POLICY COMPLIANCE REGULATIONS
Should the portfolio, for any reason, fall out of compliance with this Investment Policy, immediate liquidation of securities in order to bring the portfolio back into compliance is not required. However, the Treasurer must take action to bring the portfolio into compliance within 12 months from the date the portfolio was determined to be in non -compliance with the provisions of this Investment Policy so long as the action is deemed to be prudent under then current market conditions. Additionally, adequate disclosure as to all instances of noncompliance, and the efforts undertaken to bring the portfolio into compliance, must be made on the monthly Treasurer's Report.
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10 XIII. REPORTING
Under provisions of Section 53646 of the California Government Code, the Treasurer or his/her designee shall render a quarterly investment report to the City Council, the City Manager, and the City Attorney within 30 days following the end of the quarter covered by the report. However, as a matter of practice, a monthly report shall be submitted listing the type of investments, institution, date of maturity, par value, amount of deposit, rate of interest, current market value for all securities, and such other data as may be required by the City Council on a monthly basis. Furthermore, a Finance and Pension Advisory Committee comprised of the following individuals will meet quarterly to review the City's portfolio and investment strategy.
• Mayor, or his/her designee
• City Treasurer
• Assistant Finance Director
• Revenue Supervisor
• Eleven Committee Members appointed by City Council who are either residents or conduct business within the City and have experience in banking, securities trading, or financial planning.
Monthly reports
Monthly investment reports will be submitted by the City Treasurer or his/her designee to the City Council members, the City Manager and the Finance and Pension Advisory Committee. These reports will disclose, at a minimum, the following information about the risk characteristics of the City's portfolio:
1. An asset listing showing par value, cost and accurate and complete market value of each security, type of investment, issuer, and interest rate;
2. Monthly transactions for the period;
3. A one-page summary report that shows:
a. Average maturity of the portfolio and modified duration of the portfolio; b. Maturity distribution of the portfolio;
c. Average portfolio credit quality; and,
d. Time-weighted total rate of return for the portfolio for the prior one month, three months, twelve months, year to date, and since inception compared to the Benchmark Index returns for the same periods;
4. A statement of compliance with investment policy, including a schedule of any transactions or holdings which do not comply with this policy or with the California Government Code Section 53600 et seq., including a justification for their presence in the po rtfolio and a timetable for resolution; and,
5. A statement that the City has adequate funds to meet its cash flow requirements for the next six months.
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IO
X AUTHORIZED FINANCIAL INSTITUTIONS. DEPOSITORIES. AND BROKER/DEALERS
A list will be maintained of financial institutions and depositories authorized to provide investment services.
In addition, a list will be maintained of approved security broker/dealers selected by conducting a process of due diligence described in the investment procedures manual. These may include "primary" dealers or regional dealers that qualify under Securities and Exchange Commission (SEC) Rule l 5C3- l (uniform net capital rule).
A. The City Finance Director/Treasurer will determine which financial institutions are authorized to provide investment services to the City. Institutions eligible to transact investment business with the City include:
1. Primary government dealers as designated by the Federal Reserve Bank and non- primary government dealers;
2. Nationally or state-chartered banks;
3. The Federal Reserve Bank; and,
4. Direct issuers of securities eligible for purchase.
B. Selection of financial institutions and broker/dealers authorized to engage in transactions with the City will be at the sole discretion of the City.
C. All financial institutions which desire to become qualified bidders for investment transactions (and which are not dealing only with the investment adviser) must supply the Finance Director/Treasurer with a statement certifying tha t the institution has reviewed the California Government Code Section 53600 et seq. and the City's Investment Policy.
D. Selection of broker/dealers used by an external investment adviser retained by the City will be at the sole discretion of the investment adviser.
E. Public deposits will be made only in qualified public depositories as established by State law. Deposits will be insured by the Federal Deposit Insurance Corporation, or, to the extent the amount exceeds the insured maximum, will be collateralized in accordance with State law.
XV. POLICY REVIEW
This Statement of Investment Policy shall be reviewed at least annually to ensure its consistency with the overall objectives of preservation of principal, liquidity and return, and its relevance to current law, financial and economic trends.
Should conditions change or legislation become effective that behooves subsequent changes or a liberalization of terms within the policy during the next fiscal year, the revised policy will be submitted to both the Finance and Pension Advisory Committee and Council for adoption of the recommended action. 346
11 XVI. INVESTMENT OBJECTIVES (PERFORMANCE STANDARDS AND EVALUATION)
A. Overall objective: The investment portfolio will be designed with the overall objective of obtaining a total rate of return throughout economic cycles, commensurate with investment risk constraints and cash flow needs.
B. Specific objective: The investment performance objective for the portfolio will be to earn a total rate of return over a market cycle which is approximately equal to the return on the Market Benchmark Index as described in the City's investment guidelines. 347
12 CITY OF COSTA MESA
INVESTMENT GUIDELINES AND STRATEGY
I. GUIDELINES - Guidelines are established to direct and control activities in such a manner that previously established goals are achieved.
1. Investment Transactions. Investment transactions will be periodically reviewed by the Treasurer or his/her designee.
2. Pooled Cash. Whenever practical, City cash is consolidated into one bank account and invested on a pooled concept basis. Interest earnings are allocated monthly according to month-end cash and investment balances for each fund.
3. Competitive Bids. Purchase and sales of securities are made on the basis of competitive offers and bids when practical.
4. Cash Forecast. The cash flow for the City is analyzed with the receipt of revenues and maturity of investments scheduled so that adequate cash will be available to meet disbursement requirements.
5. Investment Limitations. Security purchases and holdings are maintained within statutory limits imposed by the California Government Code. Current limits are:
Bankers' Acceptances
Commercial Paper
Negotiable Certificates of Deposit
Medium Term Notes
Money Market Mutual Funds
Asset-Backed/Mortgage-Backed Securities
Federal Agency restriction
Local Agency Investment Fund
Orange County Treasurer's Pool
Supranational Securities
Portfolio Maturing within one year
40% Section 53601(g)
25% Section 5360l(h)
30% Section 5360l(i)
30% Section 5360l(k)
20% Section 53601(1)
20% Section 53601(0)
35% per Agency Section VII of Policy
$65,000,000 maximum allowed per Section
VII of Policy
35% per Section VII of Policy
15% per Section VII of Policy
20% per Section IX of Policy
6. Liquidity. The marketability of a security is considered at the time of purchase, as the security may have to be sold at a later date to meet unanticipated cash demands.
7. Diversification. The portfolio should consist of a mix of various types of securities, issuers, and maturities.
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13 CITY OF COSTA MESA
INVESTMENT GUIDELINES AND STRATEGY
(Continued)
8. Evaluate Certificates of Deposit
(a) Certificates of Deposit shall be evaluated in terms of FDIC coverage. For deposits in excess of the FDIC insured maximum, approved collateral at full market value shall be required. (California Government Code Section 53652)
(b) Negotiable Certificates of Deposit shall be evaluated in terms of the credit worthiness of the issuer, as these deposits are uninsured and uncollateralized promissory notes.
9. Benchmark Index. The portfolio has a performance index of ICE BofAML 1-5 Year US Treasury & Agency Index. This index includes all securities with a remaining term to final maturity less than five years.
II. STRATEGY - Strategy refers to the ability to manage financial resources in the most advantageous manner.
1. Economic Forecasts. Economic Forecasts are obtained periodically from economists and financial experts through bankers and brokers to assist the Treasurer or his/her designee with the formulation of an investment strategy for the local agency.
2. Implementing Investment Strategy. Investment transactions are executed which conform with anticipated interest rate trends and the current investment strategy plan.
3. Rapport. A close working relationship is maintained with large vendors of the City. The objective is to pinpoint when large disbursements will clear the City's bank account. It is essential for good cash control that such large expenditures be anticipated, estimated as to dollar amount, and communicated to the Treasurer or his/her designee for liquidity planning purposes.
4. Preserve Portfolio Value. Field standards are developed in order to maintain earnings near the market and to preserve the value of the portfolio.
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14 CITY OF COSTA MESA
INVESTMENT PROCEDURES
INTERNAL CONTROL - GUIDELINES
OBJECTIVES OF INTERNAL CONTROL
Internal control is the plan of organization and all the related systems established by the management's objective of ensuring, as far as practicable:
• The orderly and efficient conduct of its business, including adherence to management policies.
• The safeguarding of assets.
• The prevention or detection of errors and fraud.
• The accuracy and completeness of the accounting records.
• The timely preparation of reliable financial information.
LIMITATIONS OF INTERNAL CONTROL
No internal control system, however elaborate, can by itself guarantee the achievement of management's objectives. Internal control can provide only reasonable assurance that the objectives are met, because o f its inherent limitations, including:
• Management's usual requirement that a control be cost-effective.
• The direction of most controls at recurring, rather than unusual, types of transactions.
• Human error due to misunderstanding, carelessness, fatigue, or distraction.
• Potential for collusion that circumvents controls dependent on the segregation of functions.
• Potential for a person responsible for exercising control abusing that responsibility; a responsible staff member could be in a position to override controls which management has set up. 350
15 CITY OF COSTA MESA
INVESTMENT PROCEDURES
INTERNAL CONTROL - GUIDELINES
(Continued)
ELEMENTS OF INTERNAL CONTROL
Elements of a system of internal control are the means by which an organization can satisfy the objectives of internal control. These elements are:
1. ORGANIZATION
Specific responsibility for the performance of duties should be assigned and lines of authority and reporting clearly identifie d and understood.
2. PERSONNEL
Personnel should have capabilities commensurate with their responsibilities. Personnel selection and training policies together with the quality and quantity of supervision are thus important.
3. SEGREGATION OF FUNCTIONS
Segregation of incompatible functions reduces the risk that a person is in a position both to perpetrate and conceal errors or fraud in the normal course of duty. If two parts of a transaction are handled by different people, collusion is necessary to conceal errors or fraud. In particular, the functions that should be considered when evaluating segregation of functions are authorization, execution, recording, custody of assets, and performing reconciliations.
4. AUTHORIZATION
All transactions should be authorized by an appropriate responsible individual. The responsibilities and limits of authorization should be clearly delineated. The individual or group authorizing a specific transaction or granting general authority for transactions should be in a position commensurate with the nature and significance of the transactions. Delegation of authority to authorize transactions should be handled very carefully.
5. CONTROLS OVER AN ACCOUNTING SYSTEM
Controls over an accounting system include the procedures, both manual and computerized, carried out independently to ascertain that transactions are complete, valid, authorized, and properly recorded. 351
16 CITY OF COSTA MESA
CASH CONTROLS
PROCEDURES PERFORMED BY EXTERNAL AUDITORS WITH RESPECT TO CASH RECEIPTS
A. City procedures and controls are reviewed. Some of the system strengths are:
1. Receipts are controlled upon receipt by proper registration devices.
2. Receipts are reconciled on a daily basis.
3. Amounts are deposited intact.
4. All bank accounts are authorized by City Manager.
5. Cash counts are done by two or more individuals.
6. Bank reconciliations are reviewed.
7. Prompt posting of cash receipt entries in books.
8. Receipt forms are prenumbered, accounted for, and physically secured.
9. Proper approval required for write-offs of customer accounts.
10. Checks are restrictively endorsed upon receipt or when run through cash register.
11. Adequate physical security over cash.
12. Individuals that handle cash do not post to customer account records or process billing statements.
13. Adequate supervision of Finance Department operations.
B. Significant revenues are confirmed directly with payor and compared with City books to make sure amounts are recorded properly.
C. Cash balances are substantiated by confirming all account balances recorded in books. Bank reconciliations are reviewed for propriety and recalculated by the auditor. All significant reconciling items on bank reconciliations are verified as valid reconciling items by provin g to subsequent bank statements.
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17 CITY OF COSTA MESA
SEGREGATION OF RESPONSIBILITIES OF
THE TREASURY FUNCTIONS
Function Responsibility
1. Authorization of investment
transactions:
Formal investment policy should be:
* Prepared by:
* Submitted to:
Investment transactions
should be approved by
2. Execution of investment
transactions
3. Investment transactions approved
for compliance with investment
policy and/or State law
4. Timely recording of investment
transactions:
Recording of investment
transactions in the
Treasurer's records
Recording of investment
transactions in the
accounting records
5. Verification of investment,
i.e., match broker confirma -
tion to Treasurer's records
City Treasurer
City Council
City Treasurer and/or External Investment
Manager
Assistant Finance Director and/or
Finance Officer - Revenue and/or External
Investment Manager
Assistant Finance Director and/or External
Investment Manager
Finance Officer - Revenue
Accounting Supervisor and/or
Accountant
Assistant Finance Director and/or
Finance Officer - Revenue and/or External
Investment Manager
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18 6. Safeguarding of assets and records:
Reconciliation of Treasurer's
records to the accounting records
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19 Reconciliation of Treasurer's records to bank statements and safekeeping records
Accounting Supervisor
and/or Accountant
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20 CITY OF COSTA MESA
SEGREGATION OF RESPONSIBILITIES OF
THE TREASURY FUNCTIONS
(Continued)
Function Responsibility
6. Safeguarding of Assets and Records
(continued):
Annual review of (a) financial
institution's financial condition,
(b) safety, liquidity, and potential
yields of investment instruments.
Assistant Finance Director with
Treasurer's approval
7. No less than an annual
review of investment
portfolio as prepared by
Treasurer including:
• Investment types
• Purchase Price
• Par values
• Market values
• Maturity dates
• Investment yields
• Conformance to stated investment policy
• Safekeeping reports
8. Periodic review of investment
portfolio and strategies.
External Independent Auditors
Finance and Pension Advisory Committee
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21 Glossary of Investment Terms
AGENCIES. Shorthand market terminology for any obligation issued by a government-sponsored entity (GSE), or a federally related institution. Most obligations of GSEs are not guaranteed by the full faith and credit of the US government. Examples are:
FFCB. The Federal Farm Credit Bank System provides credit and liquidity in the agricultural industry.
FFCB issues discount notes and bonds.
FHLB. The Federal Home Loan Bank provides credit and liquidity in the housing market. FHLB issues discount notes and bonds.
FHLMC. Like FHLB, the Federal Home Loan Mortgage Corporation provides credit and liquidity in the housing market. FHLMC, also called "FreddieMac" issues discount notes, bonds and mortgage pass-through securities.
FNMA. Like FHLB and FreddieMac, the Federal National Mortgage Association was established to provide credit and liquidity in the housing market. FNMA, also known as "FannieMae," issues discount notes, bonds and mortgage pass-through securities.
GNMA. The Government National Mortgage Association, known as "GinnieMae," issues mortgage pass-through securities, which are guaranteed by the full faith and credit of the US Government.
PEFCO. The Private Export Funding Corporation assists exporters. Obligations of PEFCO are not guaranteed by the full faith and credit of the US government.
TVA. The Tennessee Valley Authority provides flood control and power and promotes development in portions of the Tennessee, Ohio, and Mississippi River valleys. TVA currently issues discount notes and bonds.
ASKED. The price at which a seller offers to sell a security.
ASSET BACKED SECURITIES. Securities supported by pools of installment loans or leases or by pools of revolving lines of credit.
AVERAGE LIFE. In mortgage-related investments, including CMOs, the average time to expected receipt of principal payments, weighted by the amount of principal expected.
BANKER'S ACCEPTANCE. A money market instrument created to facilitate international trade transactions.
It is highly liquid and safe because the risk of the trade transaction is transferred to the bank which "accepts" the obligation to pay the investor.
BENCHMARK. A comparison security or portfolio. A performance benchmark is a partial market index, which reflects the mix of securities allowed under a specific investment policy.
BID. The price at which a buyer offers to buy a security.
BROKER. A broker brings buyers and sellers together for a transaction for which the broker receives a commission. A broker does not sell securities from his own position.
CALLABLE. A callable security gives the issuer the option to call it from the investor prior to its maturity.
The main cause of a call is a decline in interest rates. If interest rates decline since an issuer issues securities, it will likely call its current securities and reissue them at a lower rate of interest. Callable securities have reinvestment risk as the investor may receive its principal back when interest rates are lower than when the investment was initially made.
CERTIFICATE OF DEPOSIT (CD). A time deposit with a specific maturity evidenced by a certificate. Large denomination CDs may be marketable.
CERTIFICATE OF DEPOSIT ACCOUNT REGISTRY SYSTEM (CDARS). A private placement service that allows local agencies to purchase more than $250,000 in CDs from a single financial institution (must be a participating institutio n of CDARS) while still maintaining FDIC insurance coverage. CDARS is currently the only entity providing this service. CDARS facilitates the trading of deposits between the California institution and other participating institutions in amounts that are less than $250,000 each, so that FDIC coverage is maintained.
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22 COLLATERAL. Securities or cash pledged by a borrower to secure repayment of a loan or repurchase agreement.
Also, securities pledged by a financial institution to secure deposits of public monies.
COLLATERALIZED MORTGAGE OBLIGATIONS (CMO). Classes of bonds that redistribute the cash flows of mortgage securities (and whole loans) to create securities that have different levels of prepayment risk, as compared to the underlying mortgage securities.
COMMERCIAL PAPER. The short-term unsecured debt of corporations.
COST YIELD. The annual income from an investment divided by the purchase cost. Because it does not give effect to premiums and discounts which may have been included in the purchase cost, it is an incomplete measure of return.
COUPON. The rate of return at which interest is paid on a bond.
CREDIT RISK. The risk that principal and/or interest on an investment will not be paid in a timely manner due to changes in the condition of the issuer.
CURRENT YIELD. The annual income from an investment divided by the current market value. Since the mathematical calculation relies on the current market value rather than the investor's cost, current yield is unrelated to the actual return the investor will earn if the security is held to maturity.
DEALER. A dealer acts as a principal in security transactions, selling securities from and buying securities for his own position.
DEBENTURE. A bond secured only by the general credit of the issuer.
DELIVERY vs. PAYMENT (DVP). A securities industry procedure whereby payment for a security must be made at the time the security is delivered to the purchaser's agent.
DERIVATIVE. Any security that has principal and/or interest payments which are subject to uncertainty (but not for reasons of default or credit risk) as to timing and/or amount, or any security which represents a component of another security which has been separated from other components ("Stripped" coupons and principal). A derivative is also defined as a financial instrument the value of which is totally or partially derived from the value of another instrument, interest rate, or index.
DISCOUNT. The difference between the par value of a bond and the cost of the bond, when the cost is below par. Some short -term securities, such as T -bills and banker's acceptances, are known as discount securities. They sell at a discount from par, and return the par value to the investor at maturity without additional interest. Other securities, which have fixed coupons, trade at a discount when the coupon rate is lower than the current market rate for securities of that maturity and/or quality.
DIVERSIFICATION. Dividing investment funds among a variety of investments to avoid excessive exposure to any one source of risk.
DURATION. The weighted average time to maturity of a bond where the weights are the present values of the future cash flows. Duration measures the price sensitivity of a bond to changes in interest rates. (See modified duration).
FEDERAL FUNDS RATE. The rate of interest charged by banks for short-term loans to other banks. The Federal Reserve Bank through open-market operations establishes it.
FEDERAL OPEN MARKET COMMITTEE. A committee of the Federal Reserve Board that establishes monetary policy and executes it through temporary and permanent changes to the supply of bank reserves.
LEVERAGE. Borrowing funds in order to invest in securities that have the potential to pay earnings at a rate higher than the cost of borrowing.
LIQUIDITY. The speed and ease with which an asset can be converted to cash.
LOCAL AGENCY INVESTMENT FUND (LAIF). A voluntary investment fund open to government entities and certain non-profit organizations in California that is managed by the State Treasurer's Office.
LOCAL GOVERNMENT INVESTMENT POOL. Investment pools that range from the State Treasurer's Office Local Agency Investment Fund (LAIF) to county pools, to Joint Powers Authorities (JPAs). These funds are not subject to the same SEC rules applicable to money market mutual funds.
MAKE WHOLE CALL. A type of call provision on a bond that allows the issuer to pay off the remaining debt early. Unlike a call option, with a make whole call provision, the issuer makes a lump sum 358
23 payment that equals the net present value (NPV) of future coupon payments that will not be paid because of the call. With this type of call, an investor is compensated, or "made whole." MARGIN. The difference between the market value of a security and the loan a broker makes using that security as collateral.
MARKET RISK. The risk that the value of securities will fluctuate with changes in overall market conditions or interest rates.
MARKET VALUE. The price at which a security can be traded.
MARKING TO MARKET. The process of posting current market values for securities in a portfolio.
MATURITY. The final date upon which the principal of a security becomes due and payable.
MEDIUM TERM NOTES. Unsecured, investment-grade senior debt securities of major corporations which are sold in relatively small amounts on either a continuous or an intermittent basis. MTNs are highly flexible debt instruments that can be structured to respond to market opportunities or to investor preferences.
MODIFIED DURATION. The percent change in price for a 100 basis point change in yields. Modified duration is the best single measure of a portfolio's or security's exposure to market risk.
MONEY MARKET. The market in which short-term debt instruments (T-bills, discount notes, commercial paper, and banker's acceptances) are issued and traded.
MORTGAGE PASS-THROUGH SECURITIES. A securitized participation in the interest and principal cash flows from a specified pool of mortgages. Principal and interest payments made on the mortgages are passed through to the holder of the security.
MUNICIPAL SECURITIES. Securities issued by stat e and local agencies to finance capital and operating expenses.
MUTUAL FUND. An entity which pools the funds of investors and invests those funds in a set of securities which is specifically defined in the fund's prospectus. Mutual funds can be invested in various types of domestic and/or international stocks, bonds, and money market instruments, as set forth in the individual fund's prospectus. For most large, institutional investors, the costs associated with investing in mutual funds are higher than the investor can obtain through an individually managed portfolio.
NATIONALLY RECOGNIZED STATISTICAL RATINGS ORGANIZATION (NRSRO).
A credit rating agency that the Securities and Exchange Commission in the United States uses for regulatory purposes. Credit rating agencies provide assessments of an investment's risk. The issuers of investments, especially debt securities, pay credit rating agencies to provide them with ratings. The three most prominent NRSROs are Fitch, S&P, and Moody's.
NEGOTIABLE CD. A short-term debt instrument that pays interest and is issued by a bank, savings or federal association, state or federal credit union, or state-licensed branch of a foreign bank. Negotiable CDs are traded in a secondary market and are payable upon order to the bearer or initial depositor (investor).
PREMIUM. The difference between the par value of a bond and the cost of the bond, when the cost is above par.
PREPAYMENT SPEED. A measure of how quickly principal is repaid to investors in mortgage securities.
PREPAYMENT WINDOW. The time period over which principal repayments will be received on mortgage securities at a specified prepayment speed.
PRIMARY DEALER. A financial institution (1) that is a trading counterparty with the Federal Reserve in its execution of market operations to carry out U.S. monetary policy, and (2) that participates for statistical reporting purposes in compiling data on activity in the U.S. Government securities market.
PRUDENT PERSON (PRUDENT INVESTOR) RULE. A standard of responsibility which applies to fiduciaries.
In California, the rule is stated as "Investments shall be managed with the care, skill, prudence and diligence, under the circumstances then prevailing, that a prudent person, acting in a like capacity and familiar with such matters, would use in the conduct of an enterprise of like character and with like aims to accomplish similar purposes."
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24 REALIZED YIELD. The change in value of the portfolio due to interest received and interest earned and realized gains and losses. It does not give effect to changes in market value on securities, which have not been sold from the portfolio.
REGIONAL DEALER. A financial intermediary that buys and sells securities for the benefit of its customers without maintaining substantial inventories of securities and that is not a primary dealer.
REPURCHASE AGREEMENT. Short-term purchases of securities with a simultaneous agreement to sell the securities back at a higher price. From the seller's point of view, the same transaction is a reverse repurchase agreement.
SAFEKEEPING. A service to bank customers whereby securities are held by the bank in the customer's name.
STRUCTURED NOTE. A complex, fixed income instrument, which pays interest, based on a formula tied to other interest rates, commodities or indices. Examples include inverse floating rate notes which have coupons that increase when other interest rates are falling, and which fall when other interest rates are rising, and "dual index floaters," which pay interest based on the relationship between two other interest rates - for example, the yield on the ten-year Treasury note minus the Libor rate. Issuers of such notes lock in a reduced cost of borrowing by purchasing interest rate swap agreements.
SUPRANATIONAL. A Supranational is a multi-national organization whereby member states transcend national boundaries or interests to share in the decision making to promote economic development in the member countries.
TOTAL RATE OF RETURN. A measure of a portfolio's performance over time. It is the internal rate of return, which equates the beginning value of the portfolio with the ending value; it includes interest earnings, realized and unrealized gains, and losses in the portfolio.
U.S. TREASURY OBLIGATIONS. Securities issued by the U.S. Treasury and backed by the full faith and credit of the United States. Treasuries are considered to have no credit risk, and are the benchmark for interest rates on all other securities in the US and overseas. The Treasury issues both discounted securities and fixed coupon notes and bonds.
TREASURY BILLS. All securities issued with initial maturities of one year or less are issued as discounted instruments, and are called Treasury bills. The Treasury currently issues three- and six-month T- bills at regular weekly auctions. It also issues "ca sh management" bills as needed to smooth out cash flows.
TREASURY NOTES. All securities issued with initial maturities of two to ten years are called Treasury notes, and pay interest semi-annually.
TREASURY BONDS. All securities issued with initial maturities greater than ten years are called Treasury bonds.
Like Treasury notes, they pay interest semi-annually.
VOLATILITY. The rate at which security prices change with changes in general economic conditions or the general level of interest rates.
YIELD TO MATURITY. The annualized internal rate of return on an investment which equates the expected cash flows from the investment to its cost.
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CITY OF COSTA MESA
Agenda Report
77 Fair Drive
Costa Mesa, CA 92626
File #: 26-192 Meeting Date: 3/17/2026
TITLE:
CONTINUATION REQUEST OF AN INTRODUCTION AND FIRST READING BY TITLE ONLY OF AN ORDINANCE AMENDING CHAPTER III OF TITLE 15 OF THE COSTA MESA MUNICIPAL
CODE RELATING TO DRAINAGE AND ADOPTION OF DEVELOPMENT IMPACT FEES FOR
STORM DRAINAGE AND ADOPTION OF A CAPITAL IMPROVEMENT PLAN AS PART OF THE
NEXUS STUDY AND COMPLETION OF THE STORM DRAIN SYSTEM MASTER PLAN (SDSMP) UPDATE
DEPARTMENT: PUBLIC WORKS DEPARTMENT / ENGINEERING DIVISION PRESENTED BY: RAJA SETHURAMAN, PUBLIC WORKS DIRECTOR
CONTACT INFORMATION: SEUNG YANG, P.E., CITY ENGINEER, (714) 754-5335 RECOMMENDATION:
Staff recommends the City Council open the public hearing and continue the item to the April 7, 2026, City Council meeting.
BACKGROUND:
The public hearing for the Adoption of Storm Drain Development Impact Fees and associated Nexus Study and Municipal Code amendments was noticed for the March 17, 2026, City Council Meeting.
However, following the initial noticing of the item, it is recommended that it be continued to the April 7, 2026, City Council Meeting.
Phase 1 of the Storm Drain System Master Plan update was completed and accepted by City Council on October 15, 2024. This included the following reports:
· Existing Conditions Assessment Report (ECAR)
· Proposed Drainage and Water Quality Improvements
Phase 2 of the Storm Drain System Master Plan is the Storm Drainage Impact Fee Nexus Study. It can be found on the City’s webpage at:<https://www.costamesaca.gov/storm>.
All information regarding the Storm Drain System Master Plan Update study can also be found on the City’s webpage at:<https://www.costamesaca.gov/storm>.
ANALYSIS:
The public hearing is being continued to the April 7, 2026, City Council Meeting. The City’s consultant, Harris & Associates, will be available to present the item at this meeting.
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ALTERNATIVES:
There are no recommended alternatives.
FISCAL REVIEW:
A full fiscal analysis will be included as part of the agenda report for the public hearing on April 7, 2026. Revenues from drainage assessment fees are recorded in the Drainage Fees Fund (Fund 209), which has a current uncommitted fund balance of approximately $200,000.
LEGAL REVIEW:
The legal review will be included as part of the April 7, 2026, report.
CITY COUNCIL GOALS AND PRIORITIES:
The Storm Drain System Master Plan Update works toward achieving the following City Council goals:
· Maintain and Enhance the City’s Facilities, Equipment and Technology · Strengthen the Public’s Safety and Improve the Quality of Life · Advance Environmental Sustainability and Climate Resiliency CONCLUSION:
Staff recommends the City Council open the public hearing and continue the item to the April 7, 2026, City Council meeting.
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CITY OF COSTA MESA
Agenda Report
77 Fair Drive
Costa Mesa, CA 92626
File #: 25-619 Meeting Date: 3/17/2026
TITLE:
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF COSTA MESA, CALIFORNIA REPEALING, REPLACING AND AMENDING TITLE 9 (LICENSES AND BUSINESS
REGULATIONS) OF THE COSTA MESA MUNICIPAL CODE, CHAPTER II (REGULATION OF CERTAIN BUSINESSES), ARTICLE 24 (JUST CAUSE RESIDENTIAL TENANT PROTECTIONS) DEPARTMENT: CITY MANAGER
PRESENTED BY: NATE ROBBINS, NEIGHBORHOOD IMPROVEMENT MANAGER CONTACT INFORMATION: NATE ROBBINS, 714-754-5274
RECOMMENDATION:
Introduce and give first reading to Ordinance No. 2026-xx repealing, replacing and amending Title 9 (Licenses and Business Regulations) of the Costa Mesa Municipal Code, Chapter II (Regulation of Certain Businesses), Article 24 (Just Cause Residential Tenant Protections).
BACKGROUND:
Assembly Bill 1482
On October 8, 2019, the Governor of California signed into law Assembly Bill 1482 (AB-1482), otherwise known as the Tenant Protection Act of 2019. In summary, AB-1482 prohibits owners of residential real property from evicting a tenant without just cause when said tenant has occupied a residential unit for a minimum of 12 consecutive months. AB-1482 further delineates just-cause evictions into two separate categories: At-Fault and No-Fault. As their names imply, just-cause at- fault evictions are triggered when a tenant performs or fails to perform specific actions that cause an owner to terminate a lease, whereas no-fault just-cause evictions are actions taken by the owner to terminate a lease in the absence of any wrongdoing by the tenant.
AB 1482 allows owners to issue an at-fault just cause eviction for any of the following:
A. Failure to pay rent
B. Breach of a material term of the lease
C. Allowing or causing a nuisance
D. Committing waste
E. Failure to execute an extension upon expiration of the lease F. Criminal activity
G. Subletting in violation of the lease
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H. Tenant’s refusal to allow the owner to enter the real property I. Using the property for an unlawful purpose
J. An employee or agent of the owner fails to vacate upon being terminated K. Tenant’sfailure to surrender the property after providing written notice of their intent to surrender
Further, AB 1482 allows owners to issue a no-fault just cause eviction for any of the following:
A. Intent to occupy the property by the owner or an immediate family member B. Withdrawal of the property from the rental market
C. Complying with an order from a government agency, court, or ordinance D. Intent to demolish or substantially rehabilitate the property Costa Mesa Tenant Protections Ordinance
On November 7, 2023, the City Council voted to adopt Urgency Ordinance No. 2023-04 (“Ordinance”)amending Title 9 of the Costa Mesa Municipal Code by adding Chapter II to support Costa Mesa renters facing no-fault eviction. The Ordinance was identical to the provisions of the State of California’sTenant Protection Act, including the enhancements listed below. As stated in the Ordinance, failure to perform any of these requirements renders a notice to vacate void.
1. The Ordinance requires property owners to notify the City within 72 hours after giving notice to their tenant of a no-fault eviction.
2. The Ordinance requires owners to pay tenants being issued a no-fault eviction relocation benefits equal to the greater of the tenant’scurrent monthly rent, or one (1) month of Fair Market Rent (FMR) as determined annually by the U.S. Department of Housing and Urban Development (HUD).
3. The Ordinance requires owners to notify the City during the permitting process when a no-fault just cause eviction justification is to perform a substantial remodel of the housing unit.
On September 9, 2025, the City Council directed staff to bring forth an amendment to the Ordinance that would require property owners to notify the City when issuing an eviction notice to their tenant, including both no-fault and at-fault evictions. This direction followed requests from several members of the public for the City to track both no-fault and at-fault evictions in order to collect and analyze data.
ANALYSIS:
Currently, there is no mechanism for tracking at-fault eviction data in Costa Mesa. At-fault evictions that are uncontested by the tenant do not require reporting to any public agency, as the tenant chooses to vacate the property upon receipt of a notice from the property owner. Contested at-fault evictions require the property owner to file an Unlawful Detainer complaint with the Superior Court; however, this data is not available to the public except on a case-by-case basis, upon subpoena as
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part of litigation proceedings.
Proposed Amendments to the Ordinance
The proposed amendments to the Urgency Ordinance (“Amendment”)would update the language in Sections 9-402.D. and 9-403.C. (Attachment 1). The proposed changes are italicized in bold below:
· Section 9-402.D. An owner of residential property who has issued a no-fault notice to terminate a tenancy, or who has filed an at-fault unlawful detainer complaint in the superior court, for just cause as provided in this Article, shall provide notice in writing to the City of Costa Mesa, City Manager or his or her designee, at 77 Fair Drive, Post Office Box 1200, Costa Mesa, California 92628-1200 within 72 hours of issuing the notice to terminate the tenancy to the tenant or filing the unlawful detainer complaint. The notice shall be provided using a form prepared by the City and available on its website. · Section 9-403.C. An owner's failure to strictly comply with section 9-402 or this section shall render a notice of no-fault termination void.
As indicated in the language above, the Amendment would require property owners to notify the City of both no-fault and at-fault evictions, but the penalty for failure to comply with the provisions of the Ordinance would be different for both.
· As currently stated in the Ordinance, failure to comply with the provisions regarding no-fault evictions results in the notice of termination being rendered void. Further, property owners who fail to render void a termination of tenancy deemed unlawful by the City may be subject to a Civil Citation for violation of the City’s Municipal Code. · As proposed by the Amendment, failure to comply with the provisions regarding at-fault evictions would not affect the property owner’sability to move forward with the eviction but may result in the issuance of a Civil Citation for violation of the City’s Municipal Code.
Civil Citation fines start at $150 for the first violation (per landlord/property/unit) and increase to $300 and $500 for second and third violations, respectively, of the same Ordinance with a 12-month period. For example, if a property owner fails to notify the City of an at-fault eviction, they may be subject to a fine of $150. If that same property owner fails to notify the City of a second at-fault eviction within the same 12-month period, they may be subject to a $300 fine. A third failure to notify the City, and each failure thereafter during the same 12-month period, may result in a $500 fine.
Grace Period for Enforcement
While the Amendment would impose potential enforcement action against property owners who fail to properly notify the City when issuing an at-fault eviction, the City’sintent is to provide a 12-month grace period where no enforcement action will be taken. This grace period will allow the City to conduct outreach to the community and property owners to ensure all are aware of the updates to the law.
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File #: 25-619 Meeting Date: 3/17/2026
Community and Property Owner Outreach
Should the Council choose to adopt the Amendment, City staff will conduct outreach to inform both renters and property owners of their rights and responsibilities regarding the City’stenant protection laws. This outreach will include:
· Updating the City’s website to include the adopted provisions and provide technical information and documentation to assist property owners in satisfying the requirements of the law.
· Posting flyers at key locations around the City, including City Hall, libraries, community centers, etc.
· Mailing information to property owners of residential units covered by the Ordinance. · Providing direct assistance to property owners via phone or email.
Additional Considerations
Staff met with representatives from the California Apartment Association and Orange County Apartment Association to receive feedback regarding the proposed amendments. Regardless of the City’sintent in amending the Ordinance to require reporting of at-fault evictions, both groups stated that these changes will imply that the City will provide supportive services like landlord/tenant mediation, legal advice and/or in-court representation, financial assistance, housing navigation to locate/secure a new housing unit, and more. They believe additional supportive and financial resources need to be allocated to assist tenants facing an at-fault eviction. In their opinion, failure to do so will cause confusion and frustration among the rental community.
ALTERNATIVES:
The City Council can choose to reject the updated language proposed by the Amendment and direct staff to bring back alternative language, or direct staff to leave the language of the Ordinance as it was adopted.
FISCAL REVIEW:
The Amendment imposes enforcement action on property owners who fail to properly notify the City upon issuing an at-fault eviction, thus violating the Costa Mesa Municipal Code (CMMC). Civil Citations for this type of CMMC violation are subject to escalating fines of $150 for the first violation and increase to $300 and $500 for second and third violations, respectively, of the same Ordinance with a 12-month period.
LEGAL REVIEW:
The City Attorney’s office has reviewed this report and approves it as to form.
CITY COUNCIL GOALS AND PRIORITIES:
Diversify, stabilize and increase housing to reflect community needs.
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File #: 25-619 Meeting Date: 3/17/2026
CONCLUSION:
Introduce and give first reading to Ordinance No. 2026-xx repealing, replacing and amending Title 9 (Licenses and Business Regulations) of the Costa Mesa Municipal Code, Chapter II (Regulation of Certain Businesses), Article 24 (Just Cause Residential Tenant Protections).
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ATTACHMENT 1
ORDINANCE NO. 2026-xx
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF COSTA
MESA, CALIFORNIA REPEALING, REPLACING AND AMENDING
TITLE 9 ( LICENSES AND BUSINESS REGULATIONS ) OF THE
COSTA MESA MUNICIPAL CODE, CHAPTER II (REGULATION OF
CERTAIN BUSINESSES, ARTICLE 24 (JUST CAUSE
RESIDENTIAL TENANT PROTECTIONS)
WHEREAS, The California Legislature adopted the Tenant Protection Act of 2019 (Civil Code section 1946.2 , et seq., the “Act”) which, as of January 1, 2020, provides “just cause” eviction protections to qualifying tenants of certain residential real property, and amended the Act pursuant to SB 567 in 2023 to add additional requirements to take effect on April 1, 2024 ; and
WHEREAS, The Act, in subsection (g)(1)(B) ( (i)(1)(B) of Civil Code Section 1946.2 as amended), states that a local ordinance requiring “just cause” for landlords to terminate a residential tenancy is valid and will prevail over the Act so long as the just cause eviction protections in the local ordinance are consistent with the Act and, so long as the ordinance, as supported by binding legislative findings of the local government, is “more protective” than the Act by: further limiting the reasons for terminating a residential tenancy, providing for higher relocation assistance, or providing additional tenant protections that are not otherwise prohibited by law; and
WHEREAS, The City of Costa Mesa (“City”) is a California General Law city with broad “police powers” vested in municipalities by California’s Constitution, pursuant to which the City may make and enforce laws necessary to protect and preserve the health, safety, and general welfare of its residents; and
WHEREAS, Pursuant to this broad authority and express authorization in the Act, the City Council for the City of Costa Mesa (“City Council”) finds it necessary and appropriate to adopt a local ordinance establishing “just cause” eviction protections that are both consistent with the just cause projections of the Act and “more protective” than the Act in specified circumstances; and
WHEREAS, Based upon all matters presented to it in connection with its consideration of this ordinance, the City Council finds and declares that the legislative findings and declarations made herein are true, correct, and binding, and that all legal prerequisites to the adoption of this ordinance have been duly performed.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF COSTA MESA DOES ORDAIN AS FOLLOWS:
SECTION 1. Title 9 (LICENSES AND BUSINESS REGULATIONS ) of the Costa Mesa Municipal Code, Chapter II (REGULATION OF CERTAIN BUSINESSES, ARTICLE 24 (JUST CAUSE RESIDENTIAL TENANT PROTECTIONS) is hearby repealed, replaced and amended to read as follows:
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CHAPTER II
ARTICLE 24. JUST CAUSE RESIDENTIAL TENANT PROTECTIONS.
Section 9-400 Findings and Purpose
Section 9-401 Definitions
Section 9-402 Just Cause Required for Terminating a Residential Tenancy; Just Cause Defined
Section 9-403 Notices to Terminate a Tenancy for Curable Lease Violations and No-Fault Just Cause
Section 9-404 Relocation Assistance; Specified Circumstances Section 9-405 Notice to Tenants of California Limits on Rent Increases
Section 9-406 Exclusions from Article
Section 9-407 Waiver of Rights Ineffective
Section 9-408 Violations and Enforcement
Section 9-400 Findings and Purpose.
In compliance with subdivision (g)(1)(B) of California Civil Code Section 1946.2 ((i)(1)(B) of section 1946.2 of the California Civil Code effective April 1, 2024) , the City Council for the City of Costa Mesa finds and declares that:
A. The provisions of this Article requiring “just cause” for termination of a residential tenancy are consistent with Section 1946.2 of the Civil Code; and
B. The provisions of this Article are more protective than Section 1946.2 of the Civil Code by providing for higher relocation assistance and the imposition of civil penalties in specified circumstances, and by including additional tenant protections that are not prohibited by any other provision of law.
Section 9-401 Definitions.
In addition to the terms and phases otherwise defined in this Article, the following terms shall have the meaning given:
“Fair Market Rent” shall mean the Department of Housing and Urban Development Final Fair Market Rents Documentation System for the Santa Ana- Anaheim-Irvine, CA HUD Metro FMR Area, FMRs for All Bedroom Sizes, for the fiscal year in which the action is taken.
"Owner” includes any person, acting as principal or through an agent, having the right to offer residential real property for rent, and includes a predecessor in interest to the owner, except that this term does not include the owner or operator of a mobile home park, or the owner of a mobile home or his or her agent.
"Residential real property" includes any dwelling or unit that is intended for human habitation.
"Tenancy" means the lawful occupation of residential real property and includes a lease or sublease, and “tenant” means an individual in lawful occupation of residential real property and includes a lease or sublease.
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Section 9-402 Just Cause Required for Terminating a Residential Tenancy; Just Cause Defined.
A. Notwithstanding any other law, after a tenant has continuously and lawfully occupied a residential real property for 12 months, the owner of the residential real property shall not terminate the tenancy without just cause, which shall be stated in the written notice to terminate tenancy. If any additional adult tenants are added to the lease before an existing tenant has continuously and lawfully occupied the residential real property for 24 months, then this subdivision shall only apply if either of the following are satisfied:
1. All of the tenants have continuously and lawfully occupied the residential real property for 12 months or more.
2. One or more tenants have continuously and lawfully occupied the residential real property for 24 months or more.
B. For purposes of this Article, "just cause" includes either at-fault just cause or no- fault just cause:
1. “At-fault just cause” includes any of the following:
a. Default in the payment of rent.
b. A breach of a material term of the lease, as described in paragraph (3) of Section 1161 of the California Code of Civil Procedure, including, but not limited to, violation of a provision of the lease after being issued a wr itten notice to correct the violation.
c. Maintaining, committing, or permitting the maintenance or commission of a nuisance as described in paragraph (4) of Section 1161 of the California Code of Civil Procedure.
d. Committing waste as described in paragraph (4) of Section 1161 of the California Code of Civil Procedure.
e. The tenant had a written lease that terminated on or after January 1, 2020, or January 1, 2022, if the lease is for a tenancy in a mobilehome , and after a written request or demand from the owner, the tenant has refused to execute a written extension or renewal of the lease for an additional term of similar duration with similar provisions, provided that those terms do not violate this Article or any other provision of law.
f. Criminal activity by the tenant on the residential real property, including any common areas, or any criminal activity or criminal threat, as defined in subdivision (a) of Section 422 of the California Penal Code, on or off the residential real property, that is directed at any owner or agent of the owner of the residential real property.
g. Assigning or subletting the premises in violation of the tenant's lease, as described in paragraph (4) of Section 1161 of the California Code of Civil Procedure.
h. The tenant's refusal to allow the owner to enter the residential real property as authorized by Sections 1101.5 and 1954 of the Calif ornia Civil Code, and Sections 13113.7 and 17926.1 of the California Health and Safety Code. 370
i. Using the premises for an unlawful purpose as described in paragraph (4) of Section 1161 of the California Code of Civil Procedure.
j. The employee, agent, or licensee's failure to vacate after their termination as an employee, agent, or licensee as described in paragraph (1) of Section 1161 of the California Code of Civil Procedure.
k. When the tenant fails to deliver possession of the residential real property after providing the owner written notice as provided in Section 1946 of the California Civil Code of the tenant's intention to terminate the hiring of the real property, or makes a written offer to surrender that is accepted in writing by the landlord, but fails to deliver possession at the time specified in that written notice as described in paragraph (5) of Section 1161 of the California Code of Civil Procedure.
2. “No-fault just cause” includes any of the following:
a.(i) Intent to occupy the residential real property by the owner or their spouse, domestic partner, children, grandchildren, parents, or grandparents for a minimum of 12 continuous months as that person’s primary residence.
(ii) For leases entered into on or after July 1, 2020, or July 1, 2022, if the lease is for a tenancy in a mobilehome, clause (i) shall apply only if the tenant agrees, in writing, to the termination, or if a provision of the lease allows the owner to terminate the lease if the owner, or the owner’s spouse, domestic partner, children, grandchildren, parents, or grandparents, unilaterally decides to occupy the residential real property. Addition of a provision allowing the owner to terminate the lease as described in this clause to a new or renewed rental agreement or fixed- term lease constitutes a similar provision for the purposes of subparagraph e of paragraph B.1.
(iii) This subparagraph does not apply if the intended occupant occupies a rental unit on the property or if a vacancy of a similar unit already exists at the property. (iv) The written notice terminating a tenancy for a just cause pursuant to this subparagraph shall contain the name or names and relationship to the owner of the intended occupant. The written notice shall additionally include notification that the tenant may request proof that the intended occupant is an owner or related to the owner as defined in subclause (ii) of clause (viii). The proof shall be provided upon request and may include an operating agreement and other non-public documents.
(v) Clause (i) applies only if the intended occupant moves into the rental unit within 90 days after the tenant vacates and occupies the rental unit as a primary residence for at least 12 consecutive months.
(vi) (I) If the intended occupant fails to occupy the rental unit within 90 days after the tenant vacates or fails to occupy the rental unit as their primary residence f or at least 12 consecutive months, the owner shall offer the unit to the tenant who vacated it at the same rent and lease terms in effect at the time the tenant vacated and shall reimburse the tenant for reasonable moving expenses incurred in excess of any relocation assistance that was paid to the tenant in connection with the written notice. (II) If the intended occupant moves into the rental unit within 90 days after the tenant vacates, but dies before having occupied the rental unit as a primary residence for 12 months, as required by clause (vi), this will not be considered a failure to comply with this section or a material violation of this section by the owner as provided in section 9-408. (vii) For a new tenancy by someone other than the “intended occupant” commenced during the time periods described in clause (v), the accommodations shall be offered and rented or leased at the lawful rent in effect at the time any notice of termination of tenancy is served.
(viii) As used in this subparagraph B.2.a:
(I) “Intended occupant” means the owner of the residential real property or the owner’s spouse, domestic partner, child, grandchild, parent, or grandparent, as described in clause (i).
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(II) “Owner” means any of the following:
(a) An owner who is a natural person that has at least a 25- percent recorded ownership interest in the property.
(b) An owner who is a natural person who has any recorded ownership interest in the property if 100 percent of the recorded ownership is divided among owners who are related to each other as sibling, spouse, domestic partner, child, parent, grandparent, or grandchild. (c) An owner who is a natural person whose recorded interest in the property is owned through a limited liability company or partnership. (III) For purposes of subclause (II), “natural person” includes any of the following:
(a) A natural person who is a settlor or beneficiary of a family trust. (b) If the property is owned by a limited liability company or partnership, a natural person with a 25- percent ownership interest in the property.
(IV) “Family trust” means a revocable living trust or irrevocable trust in which the settlors and beneficiaries of the trust are persons who are related to each other as sibling, spouse, domestic partner, child, parent, grandparent, or grandchild. (V) “Beneficial owner” means a natural person or family trust for whom, directly or indirectly and through any contract arrangement, understanding, relationship, or otherwise, and any of the following applies:
(a) The natural person exercises substantial control over a partnership or limited liability company.
(b) The natural person owns 25 percent or more of the equity interest of a partnership or limited liability company.
(c) The natural person receives substantial economic benefits from the assets of a partnership.
b. Withdrawal of the residential real property from the rental market.
c. The owner complying with any of the following:
(i) An order issued by a government agency or court relating to habitability that necessitates vacating the residential real property.
(ii) An order issued by a government agency or court to vacate the residential real property.
(iii) A local ordinance that necessitates vacating the residential real property.
d.
(i) Intent to demolish or to substantially remodel the residential real property.
(ii) For purposes of this subparagraph, “substantially remodel” means either of the following that cannot be reasonably accomplished in a safe manner that allows the tenant to remain living in the place and that requires the tenant to vacate the residential real property for at least 30 consecutive days:
(I) The replacement or substantial modification of any structural, electrical, plumbing, or mechanical system that requires a permit from a governmental agency.
(II) The abatement of hazardous materials, including lead- based paint, mold, or asbestos, in accordance with applicable federal, state, and local laws. 372
(iii) For purposes of this subparagraph, a tenant is not required to vacate the residential real property on any days where a tenant could continue living in the residential real property without violating health, safety, and habitability codes and laws.
Cosmetic improvements alone, including painting, decorating, and minor repairs, or other work that can be performed safely without having the residential real property vacated, do not qualify as substantial remodel.
(iv) A written notice terminating a tenancy for a just cause pursuant to this subparagraph shall include all of the following information:
(I) A statement informing the tenant of the owner’s intent to demolish the property or substantially remodel the rental unit property.
(II) The following statement:
“If the substantial remodel of your unit or demolition of the property as described in this notice of termination is not commenced or completed, the owner must offer you the opportunity to re-rent your unit with a rental agreement containing the same terms as your most recent rental agreement with the owner at the rental rate that was in effect at the time you vacated. You must notify the owner within thirty (30) days of receipt of the offer to re-rent of your acceptance or rejection of the offer, and, if accepted, you must reoccupy the unit within thirty (30) days of notifying the owner of your acceptance of the offer.” (III) A description of the substantial remodel to be completed, the approximate expected duration of the substantial remodel, or if the property is to be demolished, the expected date by which the property will be demolished, together with one of the following:
(i) A copy of the permit or permits required to undertake the substantial remodel or demolition.
(ii) Only if a notice is issued pursuant to subclause (II) of clause (ii) of this subsection d. and the remodel does not require any permit, a copy of the signed contract with the contractor hired by the owner to complete the substantial remodel, that reasonably details the work that will be undertaken to abate the hazardous materials as described in subclause (II) of clause (ii).
(IV) A notification that if the tenant is interested in reoccupying the rental unit following the substantial remodel, the tenant shall inform the owner of the tenant’s interest in reoccupying the rental unit following the substantial remodel and provide to the owner the tenant’s address, telephone number, and email address.
C. Before an owner of residential real property issues a notice to terminate a tenancy for no-fault just cause described in paragraph B.2.d of this section, the owner shall have obtained all necessary permits for the demolition or remodeling work from all applicable governmental agencies. In the case of a permit issued by the City, the permit issuance will be conditioned upon the owner providing a complete list of all tenants whose tenancies will be terminated in connection with the permitted work.
D. An owner of residential property who has issued a no- fault notice to terminate a tenancy, or who has filed an at-fault unlawful detainer complaint in the superior court, for just cause as provided in this Article, shall provide notice in writing to the City of Costa Mesa, City Manager or his or her designee, at 77 Fair Drive, Post Office Box 1200, Costa Mesa, California 92628-1200 within 72 hours of issuing the notice to terminate the tenancy to the tenant or filing the unlawfuful detainer complaint. The notice shall be provided using a form prepared by the City and available on its website.
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Section 9-403 Notices to Terminate a Tenancy for Curable Lease Violations and No-Fault Just Cause.
A. Before an owner of residential real property issues a notice to terminate a tenancy for just cause that is a curable lease violation, the owner shall first give notice of the lease violation to the tenant with an opportunity to cure the violation pursuant to paragraph (3) of Section 1161 of the California Code of Civil Procedure. If the violation is not cured within the time period set forth in the notice, a three- day notic e to quit without an opportunity to cure may thereafter be served to terminate the tenancy.
B. If an owner issues a notice to terminate a tenancy for no- fault just cause, the owner shall include written notice of the tenant's right to relocation assistance or rent waiver pursuant to Section 9-404 of this Article. If the owner elects to waive the rent for the final month(s) under paragraph A .2. of Section 9 -404, the notice shall state the amount of rent waived and that no rent is due for the final month (or months) of the tenancy.
C. An owner's failure to strictly comply with section 9-402 or this section shall render a notice of no-fault termination void.
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Section 9-404 Relocation Assistance; Specified Circumstances.
A. For a tenancy for which just cause is required to terminate the tenancy under paragraph A. of Section 9-402, if an owner of residential real property issues a termination notice based on a no-fault just cause described in paragraph B.2 of Section 9-402 (no-fault just cause), the owner shall, regardless of the tenant's income, at the owner's option, do one of the following:
1. Assist the tenant to relocate by providing a direct payment to the tenant as described in paragraph C. of this section.
2. Waive in writing the payment of rent in an amount equal to that described in paragraph C. of this section prior to the rent becoming due.
B. If an owner issues a notice to terminate a tenancy for no-fault just cause, the owner shall notify the tenant in the written termination notice of the tenant’s right to relocation assistance or rent waiver pursuant to this section. If the owner elects to waive the rent for the final month of the tenancy as provided in subparagraph 2 of paragraph A, the notice shall state the amount of rent waived and that no rent is due for the final month of the tenancy as provided in paragraph C. of this section.
C. The amount of relocation assistance or rent wavier shall be equal to one month of the Fair Market Rental rate for a unit of similar size, or one month of the tenant’s rent that was in effect when the owner issued the notice to terminate the tenancy, whichever is greater, with any difference owing to the tenant to be paid within 15 calendar days of service of the Notice to Terminate the Tenancy.
D. Any relocation assistance required by this section shall be provided within 15 calendar days of service of the notice to terminate the tenancy.
E. If a tenant fails to vacate after the expiration of the notice to terminate the tenancy, the actual amount of any relocation assistance or rent waiver provided pursuant to this section shall be recoverable as damages in an action to recover possession.
F. Notwithstanding the provisions of this section, if it is determined by any government agency or court that the tenant is at fault for the condition or conditions triggering the order or need to vacate under paragraph B .2.c of Section 9-402 (owner compliance with court or government order), the tenant shall not be entitled to relocation assistance or rent waiver.
G. The relocation assistance or rent waiver required by this section shall be credited against any other relocation assistance required by any other law.
H. An owner's failure to strictly comply with paragraphs A., B., C. and D. of this section shall render the notice of termination void.
Section 9-405 Notice to Tenants of California Limits on Rent Increases.
An owner of residential real property that is subject to this Article shall provide notice to the tenant as follows:
A. For any tenancy commenced or renewed on or after July 1, 2020, as an 375
addendum to the lease or rental agreement, or as a written notice signed by the tenant, with a copy provided to the tenant.
B. For a tenancy existing prior to July 1, 2020, by written notice to the tenant no later than August 1, 2020, or as an addendum to the lease or rental agreement.
C. The notification or lease provision shall be in no less than 12- point type and shall include the following:
"California law limits the amount your rent can be increased. See Section 1947.12 of the Civil Code for more information. California law also provides that after all of the tenants have continuously and lawfully occupied the property for 12 months or more or at least one of the tenants has continuously and lawfully occupied the property for 24 months or more, a landlord must provide a statement of cause in any notice to terminate a tenancy. See Section 1946.2 of the Civil Code for more information."
D. For a tenancy commenced or renewed after November 7, 2023 , the final sentence of the written notice tenant or lease provision shall read as follows: “See Section 1946.2 of the Civil Code and Title 9, Chapter II, Article 24 of the Costa Mesa Municipal Code for more information.”
E. The provision of the notice shall be subject to Section 1632 of the California Civil Code.
F. An owner’s failure to comply with any provision of this section shall render the written termination notice void.
Section 9-406 Exclusions from Article.
This Article shall not apply to the following types of residential real properties or residential circumstances:
A. Transient and tourist hotel occupancy as defined in subdivision (b) of Section 1940 of the California Civil Code.
B. Housing accommodations in a nonprofit hospital, religious facility, extended care facility, licensed residential care facility for the elderly, as defined in Section 1569.2 of the California Health and Safety Code, or an adult residential facility, as defined in Chapter 6 of Division 6 of Title 22 of the Manual of Policies and Procedures published by the California State Department of Social Services.
C. Dormitories owned and operated by an institution of higher education or a kindergarten and grades 1 to 12, inclusive, school.
D. Housing accommodations in which the tenant shares bathroom or kitchen facilities with the owner who maintains their principal residence at the residential real property.
E. Single-family owner -occupied residences, including a residence in which the owner-occupant rents or leases no more than two units or bedrooms, including, but not limited to, an accessory dwelling unit or a junior accessory dwelling unit. 376
F. A property containing two separate dwelling units within a single structure in which the owner occupied one of the units as the owner's principal place of residence at the beginning of the tenancy, so long as the owner continues in occupancy, and neither unit is an accessory dwelling unit or a junior accessory dwelling unit.
G. Housing that has been issued a certificate of occupancy within the previous 15 years.
H. Residential real property that is alienable separate from the title to any other dwelling unit, provided that both of the following apply:
1. The owner is not any of the following:
(i) A real estate investment trust, as defined in Section 856 of the Internal Revenue Code.
(ii) A corporation.
(iii) A limited liability company in which at least one member is a corporation.
(iv) Management of a mobilehome park, as defined in Section 798.2.
2.(i) The tenants have been provided written notice that the residential property is exempt from this Article using the following statement:
"This property is not subject to the rent limits imposed by Section 1947.12 of the Civil Code and is not subject to the just cause requirements of Section 1946.2 of the Civil Code. This property meets the requirements of Sections 1947.12 (d)(5) and 1946.2 (e)(8) of the Civil Code and the owner is not any of the following: (1) a real estate investment trust, as defined by Section 856 of the Internal Revenue Code; (2) a corporation; or (3) a limited liability company in which at least one member is a corporation."
(ii) (I) Except as provided in subclause (II), for a tenancy existing before July 1, 2020, the notice required under clause (i) may, but is not required to, be provided in the rental agreement.
(II) For a tenancy in a mobile home existing before July 1, 2022, the notice required under clause (i) may, but is not required to, be provided in the rental agreement.
(iii) (I) Except as provided in subclause (II), for any tenancy commenced or renewed on or after July 1, 2020, the notice required under clause (i) must be provided in the rental agreement.
(II) For any tenancy in a mobile home commenced or renewed on or after July 1, 2022, the notice required under clause (i) shall be provided in the rental agreement.
(iv) Addition of a provision containing the notice required under clause (i) to any new or renewed rental agreement or fixed-term lease constitutes a similar provision for the purposes of subparagraph e of paragraph 1 of subdivision B. 377
I. Housing restricted by deed, regulatory restriction contained in an agreement with a government agency, or other recorded document as affordable housing for persons and families of very low, low, or moderate income, as defined in Section 50093 of the California Health and Safety Code, or subject to an agreement that provides housing subsidies for affordable housing for persons and families of very low, low, or moderate income, as defined in Section 50093 of the California Health and Safety Code or comparable federal statutes.
J. This Article sh all not apply to a homeowner of a mobile home, as defined in Section 798.9.
Section 9-407 Waiver of Rights Ineffective.
Any waiver of the rights under this Article shall be void as contrary to public policy.
Section 9-408 Violations and Enforcement.
A. An owner who attempts to recover possession of a rental unit in material violation of this Article shall be liable to the tenant in a civil action for all of the following:
1. Actual damages.
2. In the court’s discretion, reasonable attorney’s fees and costs.
3. Upon a showing that the owner has acted willfully or with oppression, fraud, or malice, up to three times the actual damages. An award may also be entered for punitive damages for the benefit of the tenant against the owner.
B. The Attorney General, in the name of the people of the State of California, and the city attorney in the name of the city, may seek injunctive relief based on violations of this section.
C. The City may enforce the provisions of this Article pursuant to Title 1, Chapter II of the Costa Mesa Municipal Code.
SECTION 2. CEQA. This ordinance is exempt from the requirements of the California Environmental Quality Act (“CEQA”) pursuant to State CEQA Guidelines, as it is not a “project” and has no potential to result in a direct or reasonably foreseeable indirect physical change to the environment. (14 Cal. Code Regs. § 15378(a).) Further, the ordinance is exempt from CEQA because there is no possibility that the ordinance or its implementation would have a significant negative effect on the environment. (14 Cal. Code Regs. § 15061(b)(3).) The City Clerk may cause a Notice of Exemption to be filed as authorized by CEQA and the State CEQA Guidelines.
SECTION 3. SEVERABILITY. The City Council declares that should any provision, section; paragraph, sentence or word of this ordinance be rendered or declared invalid by any final court action in a court of competent jurisdiction, or by reason of any preemptive legislation, the remaining provisions, sections, paragraphs, sentences, and words of this ordinance shall remain in full force and effect.
SECTION 4. Thi
s ordinance shall take effect 30 days after its passage and adoption pursuant to California Government Code section 36937.
SECTION 5. The City Clerk of the City of Costa Mesa shall certify to the passage of this ordinance and shall cause the same to be posted in the manner required by law. 378
PASSED AND ADOPTED this xx day of xx 2026, by the following called vote:
AYES: COUNCILMEMBERS:
NOES: COUNCILMEMBERS:
ABSENT: COUNCILMEMBERS:
ABSTAIN: COUNCILMEMBERS:
John Stephens, Mayor
ATTEST:
__________________________________
Brenda Green, City Clerk
APPROVED AS TO FORM:
__________________________________
Kimberly Hall Barlow, City Attorney
I, Brenda Green, City Clerk of the City of Costa Mesa, California, do hereby certify that the foregoing urgency ordinance was introduced and passed at a regular meeting of the City Council of the City of Costa Mesa held on the xx day of xx 2026.
Brenda Green, City Clerk
379
CITY OF COSTA MESA
Agenda Report
77 Fair Drive
Costa Mesa, CA 92626
File #: 26-170 Meeting Date: 3/17/2026
TITLE:
ADOPTION OF A RESOLUTION TO AMEND THE SIXTH CYCLE HOUSING ELEMENT (2021- 2026) OF THE CITY OF COSTA MESA’S GENERAL PLAN (PCTY-26-0001) IN CONJUNCTION WITH THE HOUSING ELEMENT SITES REZONING (PCTY-25-0008 AND PSPA-26-0001) AND
FINDING THE PROJECT EXEMPT FROM ENVIRONMENTAL REVIEW UNDER THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT
DEPARTMENT: ECONOMIC AND DEVELOPMENT SERVICES DEPARTMENT/
PLANNING DIVISION
PRESENTED BY: MICHELLE HALLIGAN, SENIOR PLANNER, ANNA MCGILL,
ADVANCE PLANNING MANAGER, AND CATHY TANG SAEZ, DUDEK
CONTACT INFORMATION: MICHELLE HALLIGAN, SENIOR PLANNER, (714) 754-5608 RECOMMENDATION:
The Planning Commission recommends the City Council adopt Resolution No. 2026-XX to adopt the amendments to the Housing Element of the City’s General Plan to add two Housing Element Opportunity Sites and remove 17 Housing Element Opportunity Sites from Appendix B and the associated Environmental Quality Act environmental determination (Attachment 1).
Proposed sites to be added to the Housing Element Sites Inventory HE Site Address or APN HE Site Address or APN
209* 2000 Harbor Blvd. 210* 418-181-11 (address to
be assigned)
* Proposed Housing Element Site Unique ID
Proposed sites to be removed from the Housing Element Sites Inventory HE Site Address or APN HE Site Address or APN HE Site Address or APN 96 610 W. 18th St. 140 685 Sunflower Ave. 195 2180 Harbor Blvd. 134 3390 Harbor Blvd. 141 3410 Bristol St. 198 APN: 140-041-83 136 3390 Harbor Blvd. 145 3333 Bristol St. 203 1590 Adams Ave. 137 3315 Fairview Rd. 146 APN: 412-491-11 204 1590 Adams Ave. 138 1201 S. Coast Dr. 147 3333 Bristol St. 205 3420 Bristol St. 139 3400 Bristol St. 194 2180 Harbor Blvd.
380
City of Costa Mesa
Agenda Report
77 Fair Drive
Costa Mesa, CA 92626
Item #: Meeting Date: 3/17/2026
TITLE: ADOPTION OF A RESOLUTION TO AMEND THE SIXTH CYCLE HOUSING ELEMENT (2021- 2026) OF THE CITY OF COSTA MESA GENERAL PLAN (PCTY-26-0001) IN CONJUNCTION WITH THE HOUSING ELEMENT SITES REZONING (PCTY-25-0008 AND PSPA-26-0001) AND FINDING
THE PROJECT EXEMPT FROM ENVIRONMENTAL REVIEW UNDER THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT
DEPARTMENT: ECONOMIC AND DEVELOPMENT SERVICES DEPARTMENT/ PLANNING
DIVISION
PRESENTED BY: MICHELLE HALLIGAN, SENIOR PLANNER, ANNA MCGILL, ADVANCE
PLANNING MANAGER, AND CATHY TANG SAEZ, DUDEK
CONTACT INFORMATION: MICHELLE HALLIGAN, SENIOR PLANNER, (714) 754-5608
RECOMMENDATION:
The Planning Commission recommends the City Council adopt Resolution No. 2026-XX to adopt the amendments to the Housing Element of the City’s General Plan to add two Housing Element Opportunity Sites and remove 17 Housing Element Opportunity Sites from Appendix B and the associated Environmental Quality Act environmental determination (Attachment 1).
Proposed sites to be added to the Housing Element Sites Inventory
HE Site Address or APN HE Site Address or APN
209* 2000 Harbor Blvd. 210* 418-181-11 (address to be
assigned)
* Proposed Housing Element Site Unique ID
Proposed sites to be removed from the Housing Element Sites Inventory
HE Site Address or APN HE Site Address or APN HE Site Address or APN 96 610 W. 18th St. 140 685 Sunflower Ave. 195 2180 Harbor Blvd. 134 3390 Harbor Blvd. 141 3410 Bristol St. 198 APN: 140-041-83 136 3390 Harbor Blvd. 145 3333 Bristol St. 203 1590 Adams Ave. 137 3315 Fairview Rd. 146 APN: 412-491-11 204 1590 Adams Ave. 138 1201 S. Coast Dr. 147 3333 Bristol St. 205 3420 Bristol St. 139 3400 Bristol St. 194 2180 Harbor Blvd.
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Item #: Meeting Date: 3/17/2026
BACKGROUND:
Many California jurisdictions, including the City of Costa Mesa, are using overlay districts as a mechanism for implementing their Housing Elements. An overlay district is a type of zoning that allows for supplemental or additive uses (such a residential or commercial uses) in addition to the base zoning allowed uses. In the case of Housing Element implementation, and as was intended by the proposed City’s Mixed Use Overlay District (MUOD), the City could meet its Regional Housing Needs Assessment (RHNA) by adding an overlay district on top of base the base zoning to allow for residential and mixed use (residential + commercial) development (see Figure 1 below). Overlays were meant to be flexible and additive for property owners, whereby a property owner could continue to develop under base zoning or utilize the overlay for additional development opportunities. Under this assumption, several property owners expressed interest in being added to the City’s Housing Element Sites Inventory as a means of obtaining additional development opportunities. As part of the overall Neighborhoods Where We All Belong (NWWAB) rezoning efforts, the City is studying additionally applying a Mixed-Use Overlay District to Measure K sites that are not Housing Element Inventory Sites (see Attachment 5). Wider community visioning and an Environmental Impact Report (EIR) is being conducted as part of this wider effort.
Figure 1. Overlay District and Base Zoning Functionality
On October 10, 2025, the California Court of Appeal (Second Appellate District), in New Commune DTLA LLC v. City of Redondo Beach, held that a residential overlay on Housing Element sites cannot satisfy a jurisdiction’s RHNA if the underlying zoning allows development without residential uses. The California Supreme Court declined to review the decision.
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Item #: Meeting Date: 3/17/2026
The opinion held that in order to meet the RHNA, the zoning or an overlay district on Housing Element sites must require:
1. At least 50 percent of new development on each site to be residential; and
2. A minimum density of 20 units per acre, which is also consistent with another court case, Martinez v. City of Clovis (2023), concluding that an overlay to establish residential development on Housing Element sites shall have a minimum density of 20 units per acre to meet the intent of state law.
Staff determined that the Court of Appeal’s opinion means that any overlay on Housing Element sites would need to supersede the base zoning and require new development to include a minimum of 50 percent residential at a minimum of 20 units per acre. This opinion represented a large shift in how jurisdictions previously understood and utilized overlays for Housing Element implementation. Put simply, this opinion represented a potential loss of flexibility.
Following the Court of Appeal decision, the City sent a letter to property owners on the Housing Element sites inventory, informing them of the court opinion and that it may affect property for future development, as well as request for their contact information to keep them informed on the Neighborhoods Where We All Belong (NWWAB) effort and any other associated regulations tha t may affect their property. In response to this letter, the City received a several calls, emails, and meeting requests from Housing Element site property owners. These inquiries ranged from general questions to requests to be added to the NWWAB project’ s interest parties list, to concerns about remaining on the sites inventory.
Concurrently, staff have also been fielding calls/meetings from property owners that have expressed interest in being added to the sites inventory.
On February 9, 2026, the Planning Commission held a public hearing on amendments to the Zoning Code, Zoning Map and North Costa Mesa Specific Plan (NCMSP) to rezone the Housing Element Sites and implement programs of the City of Costa Mesa Sixth Cycle (2021-2029) Housing Element.
The Planning Commission recommended that the City Council find that the project is statutorily exempt from CEQA pursuant to Public Resources Code section 21080.085(a) (SB 131), adopt an Ordinance amending chapters in Title 13 of the Costa Mesa Municipal Code ( Zoning Code), and recommend that the City Council adopt a Resolution or Ordinance approving an amendment to the NCMSP for consistency with the Mixed-Use Overlay District (MUOD) on Housing Element Opportunity Sites. The Planning Commission received public c omments from property owners requesting to be removed/added to the Housing Element Sites Inventory to also exclude those sites from the MUOD. As part of their motion, the Planning Commission directed staff to revise the MUOD to reflect the request.
February 9, 2026, Agenda Report and Attachments:
https://costamesa.legistar.com/LegislationDetail.aspx?ID=7869925&GUID=46ADE2E0-93B1- 4307-BB85-FCF45BA3A0C2
At their February 23, 2026, meeting, the Planning Commission considered and recommended the City Council approve an amendment to the Housing Element of the General Plan to add two sites and remove 17 sites (listed in Tables 1 and 2 below) at the request of their respective owners. This targeted amendment to Appendix B simply added text references to two Measure K sites joining the inventory and remove d text references regarding the 17 sites. If adopted by the City Council, the amendment of the sites inventory will trigger a 180 -day time period wherein the City must conduct a “no net loss” analysis, identify adequate sites to maintain capacity to meet t he RHNA, and obtain 383
Item #: Meeting Date: 3/17/2026
approval from the California Department of Housing and Community Development (HCD) prior to the City Council adopting revisions to the Housing Element . The Planning Commission voted 6 -1 to approve a resolution recommending City Council approval of the amendments (Attachment 7). Public comments pertaining to the Planning Commission agenda item from the February 23, 2026 are provided in Attachment 8.
February 23, 2026, Agenda Report and Attachments:
https://costamesa.legistar.com/LegislationDetail.aspx?ID=7922544&GUID=692D0434-F1D3- 4FC7-A9F2-21B75AC2D44B
DESCRIPTION:
Staff received letters from three property owners requesting to have their sites removed and letters from two property owners requesting to have their sites added to the City of Costa Mesa Sixth Cycle (2021- 2029) Housing Element Sites Inventory (see Attach ment 4). In their letters, property owners noted long-term nonresidential uses and concern about the New Commune DTLA LLC v. City of Redondo Beach court opinion and its potential impacts on their property, including potentially reducing future development flexibility. To maintain transparency while implementing the Housing Element, including evolving state legislation and court decisions, and in alignment with the Planning Commission direction at the February 9, 2026, public hearing, the City initiated a Ge neral Plan Amendment to honor these requests by proposing to add two and remove 17 Housing Element Opportunity Sites listed in Tables 1 and 2:
Table 1. Proposed sites to be added to the Housing Element Sites Inventory HE Site Address or APN HE Site Address or APN
209* 2000 Harbor Blvd. 210* 418-181-11 (address to be
assigned)
* Proposed Housing Element Site unique ID
Table 2. Proposed sites to be removed from the Housing Element Sites Inventory HE Site Address or APN HE Site Address or APN HE Site Address or APN 96 610 W. 18th St. 140 685 Sunflower Ave. 195 2180 Harbor Blvd. 134 3390 Harbor Blvd. 141 3410 Bristol St. 198 APN: 140-041-83 136 3390 Harbor Blvd. 145 3333 Bristol St. 203 1590 Adams Ave. 137 3315 Fairview Rd. 146 APN: 412-491-11 204 1590 Adams Ave. 138 1201 S. Coast Dr. 147 3333 Bristol St. 205 3420 Bristol St. 139 3400 Bristol St. 194 2180 Harbor Blvd.
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Item #: Meeting Date: 3/17/2026
The proposed targeted amendments to the City of Costa Mesa Sixth Cycle (2021 -2029) Housing Element are limited to revisions to Appendix B to add or remove the proposed Housing Element Sites.
Note that these amendments represent simplified updates at this time, with more comprehensive and thorough amendments to be completed throughout the Housing Element at a later date as the City engages in the No Net Loss analysis process described later in this report. The proposed amendments to Appendix B are included in Attachment 2 (Exhibit A). A strikethrough version of the proposed targeted amendments is included in Attachment 3.
ANALYSIS:
Staff is proposing targeted amendments in response to the requests received from property owners to either be added to or removed from the Housing Element. To date, staff has received letters from two property owners requesting two sites be added to the Housing Element Sites Inventory as well as letters from three property owners requesting a total of 17 sites to be removed (Att achment 4). The full breakdown of sites proposed to be added and removed from the Housing Element Sites Inventory is included in Attachment 6.
For sites proposed to be added to the Housing Element Sites Inventory, the City must assign a unique ID and make appropriate assumptions for the density and distribution of income levels for the site. This information is summarized in Table 1 of Attachment 6. The proposed Housing Element site with unique ID 210 (APN 418 -181-11 adjacent to 2821 Bristol Street) is an active planning entitlement application (PRZN-26-0001), and the assumptions for this proposed site are consistent with the proposed entitlement request. In the case of the 2000 Harbor site, staff have been in conversation with the anticipated owner/developer and have included assumptions for this site based on pre -application discussions.
Including realistic assumptions is intended to help prevent the City from having to make future no net loss findings for these specific sites.
For the 17 sites requested to be removed from the Housing Element Sites Inventory (as summarized in Table 2 of Attachment 6), proposed revisions include removing the site from the Appendix B Sites Inventory table and any additional references to that site within the Housing Element. While these sites will not be proposed to be rezoned as part of the proposed actions to City Council on March 17, they are still Measure K sites and will become part of the overall considerations of the longer term NWWAB process (as identified on the Attachment 5 Updated Housing Element Opportunity and Measure K Sites Map).
Overall, this request would result in a net loss of 15 sites and 5,431 housing units from the City’s Housing Element Sites Inventory. Table 3 shows the total net unit loss and the loss in each income category.
Given these net losses, the City will need to make No Net Loss findings and determination and begin a process to reopen its Housing Element.
Table 3. Total net units lost from the Housing Element Sites Inventory
Net Units Very Low Low Moderate Above
Moderate
Total 5,431 843 455 869 3,264
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Item #: Meeting Date: 3/17/2026
No Net Loss
The "No Net Loss" provisions of state Planning and Zoning Law ( Government Code section 65863) provide that if housing developments are approved on these sites with fewer lower income units than projected in the Housing Element, the City must demonstrate within 180 days that it still has enough sites designated in the Housing Element to accommodate the City’s remaining need for lower income housing. State law provides that the City must make the findings whenever it “allows development … by administrative, quasi -judicial, legislative, or other action” that results in fewer units by income category than identified in the City’s Housing Element. When approving development projects with fewer lower income units than shown in the Housing Element, the City must make the findings and determination for No Net Loss per Government Code section 65863. If after the identified action, insufficient sites remain, the City must identify within 180 days and “make available” additional sites to accommodate the City’s RHNA at the appropriate income levels.
While there is no specific legal requir ement to maintain a buffer and part of the Housing Element, jurisdictions typically plan for and maintain a healthy “buffer” (usually 10 -20 percent) as part of their RHNA cycle, so that they can continue to process entitlements for development projects and still make the needed findings and determination for No Net Loss, without the need to continually reopen the Housing Element during the planning period (2021 -2029). The City’s adopted Housing Element includes a 45 percent buffer, accommodating 17,042 units when the RHNA is 11,760.
The proposed amendments to the Sixth Cyle (2021 -2029) Housing Element constitute a legislative action removing net 15 sites and 5,431 net units. This action will essentially remove the entire RHNA buffer and remove some of the sites needed to meet RHNA in certain income categories (such as low and very low income). As such, the City must make the necessary No Net Loss findings and determination and will have 180 days to identify new Housing Element sites to accommodate the City’s RHNA. Following City Council action on these amendments, staff will be initiating a Housing Element update to increase housing capacity and/or identify additional sites necessary to maintain capacity for RHNA and an appropriate buffer (typically 10-20 percent).
GENERAL PLAN CONFORMANCE
The proposed amendments to the City of Costa Mesa Sixth Cycle (2021-2029) Housing Element comply with Government Code section 65863 and are consistent with Program 3A, which requires the City to maintain an inventory of vacant and underutilized sites and provide this inventory to interested developers. The City must monitor the Housing Element throughout the planning perio d and ensure that the City has adequate sites available to accommodate its RHNA. According to Government Code section 65863, a local jurisdiction shall not “permit or cause its inventory of sites identified in the housing element to be insufficient to meet its remaining unmet share of the regional housing need for lower and moderate-income households.” As part of the City Council’s action tonight, the City makes the findings and determination for No Net Loss per Government Code section 65863 and will then have 180 days to identify and “make available” additional sites to accommodate the City’s RHNA at the appropriate income levels.
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Item #: Meeting Date: 3/17/2026
ENVIRONMENTAL DETERMINATION
On November 15, 2022, the Costa Mesa City Council adopted Resolution No. 2022-67, certifying the Mitigated Negative Declaration (MND) and adopting the Mitigation Monitoring and Reporting Program (MMRP) that analyzed the candidate housing sites for the 6th Cycle (2021-2029) Housing Element. The Mitigated Negative Declaration provided environmental cl earance for the adoption of the Housing Element, which included the overall Regional Housing Needs Allocation (RHNA) and additional capacity to maintain a buffer. The action to add/remove Housing Element sites falls within the capacity studied under this MND and MMRP. Additionally, pursuant to SB 131, on July 1, 2025, a new statutory CEQA exemption, Public Resources Code section 21080.085(a), went into effect, providing an exemption for actions needed to implement Housing Elements, including implementation of Program 3A, which requires the City to continue to maintain an inventory of sites to meet RHNA. The City’s proposed amendments implement a schedule of actions contained in the approved Housing Element pursuant to Government Code section 65583 and do not allow the construction of a distribution center, or oil and gas infrastructure. Therefore, the proposed amendments are statutorily exempt from CEQA pursuant to Public Resources Code section 21080.085(a).
ALTERNATIVES:
The City Council has the following alternatives:
1. Approval with modifications. The City Council may approve with modifications to the proposed amendments the City of Costa Mesa Sixth Cycle (2021 -2029) Housing Element of the City’s General Plan to add two Housing Element Opportunity Sites provided that the revisions are internally consistent and consistent with the General Plan and State law.
2. Continue the Resolution review to a date certain. The City Council may continue the item to a date certain with direction for staff to return with additional information, changes, and/or clarifications for City Council consideration.
FISCAL REVIEW:
There are no fiscal impacts associated with this action; contingency budget approved for the Housing Element rezoning program will be allocated to updating the Housing Element to identify adequate sites within HCD’s 180-day requirement. Funding for Housing Element Rezoning Program is available in the Housing Authority Fund (Fund 222). The project has a budget of $2.4 million, of which $500,000 is available in the project balance at the time of the City Council hearing date.
LEGAL REVIEW:
The proposed Resolution, draft General Plan Amendment, and report have been prepared in conjunction with and review by the City Attorney’s Office.
PUBLIC NOTICE:
Pursuant to California Government Code section 65854 (amended by Assembly Bill 2904 in 2025) public notification for amending the Housing Element of the General Plan has been completed no less than 10 days prior to the date of the public hearing:
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Item #: Meeting Date: 3/17/2026
1. On-site posting. A public notice was posted at City Hall and on the City’s website on March 6, 2026.
2. Newspaper publication. A public notice was published in the Daily Pilot newspaper on March 6, 2026.
Additionally, information about the meeting and associated actions was posted to the NWWAB webpage (https://www.costamesaneighborhoods.com) and distributed via email to the project interest list on February 17, 2026, February 20, 2026, and March 9, 2026. Finally, as noted in the background section, the City sent a letter to Housing Element site property owners in December 2025 regarding the potential impacts of the New Commune DTLA LLC v. City of Redondo Beach court decision and since this time have been fielding telephone calls and holding meetings with property owners to answer questions and further discuss potential concerns. City staff have been in contact with the property owners that made requests to be added to or removed from the City of Costa Mesa Sixth Cycle (2021-2029) Housing Element. These property owners have been notified of the public hearing via telephone, email, and received a hard copy notice of the public hearing in the mail.
Any public comments received for the March 17, 2026 City Council meeting, may be viewed at this link: CITY OF COSTA MESA - Calendar (legistar.com)
CITY COUNCIL GOALS AND PRIORITIES:
The targeted update to the Housing Element Sites Inventory (Appendix B) will trigger comprehensive revisions to the Housing Element to support the following City Council Goal:
1. Diversity, stabilize and increase housing to reflect community needs.
CONCLUSION:
Following City Council action on these amendments, staff anticipate initiating a Housing Element update to increase housing capacity and/or identify additional sites necessary to maintain capacity for RHNA and 10-20 percent buffer.
Community engagement on the Measure K sites, as part of the NWWAB, is still actively and concurrently underway. Round 2 community workshops were held in the first week of March and stakeholder focus group meetings are scheduled for March 19th. City staff is also continuing the analysis of potential impacts of Measure K property development opportunities on the environment through the Environmental Impact Report process. Staff will continue to update the Planning Commission, City Council, and community on project progress through the project website, www.costamesaneighborhoods.com, emails to the interest list, and study sessions.
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ATTACHMENT 1
Resolution No. 2026- xx Page 1 of 4
RESOLUTION NO. 2026-xx
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF COSTA MESA,
CALIFORNIA, TO ADOPT AMENDMENTS TO THE HOUSING ELEMENT OF THE
GENERAL PLAN TO UPDATE THE HOUSING ELEMENT OPPORTUNITY SITES
INVENTORY AND DETERMINING THE AMENDMENT S ARE EXEMPT FROM
REVIEW UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT
THE CITY COUNCIL OF THE CITY OF COSTA MESA HEREBY FINDS AND DECLARES AS FOLLOWS:
WHEREAS, the City of Costa Mesa is processing a focused amendment to the Housing Element of the City’s General Plan (PCTY- 26-0001) to add two Housing Element Opportunity Sites and remove 17 Housing Element Opportunity Sites; WHEREAS, under California law, every city must adopt a general plan, which must include specified mandatory elements, and may include additional optional elements, in furtherance of State policy to prov ide a comprehensive, long- term plan for the physical development and use of property within the City’s jurisdiction; WHEREAS, pursuant to Government Code s ection 65350, et. seq., this Housing Element Update constitutes a General Plan Amendment;
WHEREAS, California Government Code section 65580, et sec. (State Housing Element Law) requires each city and county to adopt a housing element that identifies and analyzes existing and projected housing needs within their jurisdiction and prepare goals, policies, programs, quantified objectives, and sites to further the development, improvement, and preservation of housing;
WHEREAS, the City’s Sixth Cycle (2021-2029) Housing Element was adopted by the Costa Mesa City Council on February 1, 2022, through Resolution No. 2022- 06 and amendments adopted on November 15, 2022 through Resolution No. 2022- 67, and as revised as recently as March 1, 2023 to incorporate non- substantive changes as authorized by the City Council;
WHEREAS, on February 23, 2026, the Planning Commission held a duly noticed public hearing and approved Resolution No. PC -2026-07 on a 6- 1 vote recommending that the City Council adopt amendments to the Housing Elem ent of the General Plan to add two Housing Element Opportunity Sites and remove 17 Housing Element 389
Resolution No. 2026- xx Page 2 of 4
Opportunity Sites and make minor text amendments to reflect that additional updates would follow at a later date;
WHEREAS, on March 17 , 2026 , the City Counc il held a duly noticed public hearing to consider the Planning Commission’s recommendation to approve the amendments, with all persons having the opportunity to speak for and against the proposal at the public hearing;
WHEREAS, pursuant to California Environmental Quality Act (CEQA) Guideline s section 15162, staff reviewed the previously adopted Mitigated Negative Declaration for the 6th Cycle (2021- 2029) Housing Element and determined that a subsequent Environmental Impact Report or a Negative Declarati on is not required for the removal of 17 Housing Element Opportunity Sites from the City of Costa Mesa Housing Element in that the removal would not constitute result in new environmental impacts since the prior environmental documents have been certified. On February 1, 2022, the Costa Mesa City Council adopted Resolution No. 2022- 06, certifying and adopting the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program that analyzed the candidate housing sites on 352 acres for the Hous ing Element. The addition of new Housing Element Opportunity Sites was determined to be exempt from CEQA, pursuant to Public Resources Code section 21080.085(a) (also known as SB 131);
WHEREAS, the CEQA environmental determination for this project reflects the independent judgement of the City of Costa Mesa.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF COSTA MESA HEREBY RESOLVES as follows:
BE IT RESOLVED that the foregoing recitations are true and correct and are incorporated by reference into this action.
BE IT FURTHER RESOLVED that the Costa Mesa City Council does hereby find and determine that adoption of this Resolution is expressly predicated upon the activity as described in the staff report, and compliance of all applicable federal, state, and local laws.
BE IT FURTHER RESOLVED that the City Council finds that the amendments to the Housing Element of the General Plan attached hereto and incorporated herein as 390
Resolution No. 2026- xx Page 3 of 4
Exhibit A, are consistent with the General Plan, and that the amendment will not be detrimental to or adversely impact the public health, safety, and welfare of the community and hereby adopts the amendments to the sites inventory of the Housing Element.
BE IT FURTHER RESOLVED that if any section, division, sentence, clause, phrase or porti on of this resolution, or the document in t he record in support of this resolution, are for any reason held to be invalid or unconstitutional by a decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining provisions.
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Resolution No. 2026- xx Page 4 of 4
PASSED AND ADOPTED this 17th day of March, 2026.
_____________________________
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 the original of Resolution No. 2026- xx and was duly passed and adopted by the City Council of the City of Costa Mesa at a regular meeting held on the 17
th day of March, 2026, 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 17
th day of March, 2026.
___________________________
Brenda Green, City Clerk
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Appendix B: Sites Analysis B-0
ATTACHMENT 2
Sites Analysis (text updates to add two sites
and remove 17 sites; a comprehensive update
to be conducted following a No Net Loss
analysis later in 2026)
Appendix B
EXHIBIT A
393
Appendix B: Sites Analysis B-1
A. Candidate Sites Analysis Overview
The Housing Element is required to identify potential candidate housing sites by income category to meet the City’s RHNA Allocation. The sites identified within the Housing Element represent the City of Costa Mesa’s ability to plan for housing at the designated income levels within the 6 th housing cycle planning
period (2021-2029). As described in this appendix, the development capacity for each site depends largely on its location within the City, a specific plan or urban plan area as well as kn own development factors.
Where possible, property owners were consulted to help the City better understand potential future housing growth on candidate housing sites within the City.
This appendix contains Table B-5, which identifies each candidate housing site within Costa Mesa’s sites inventory. The sites are identified by assessor parcel number (APN) as well as a unique identifier used to track sites within the inventory. Additionally, the following information is provided for each parcel. • Address
• Ownership
• Zoning (including Specific Plan areas, Urban Plans, and Overlays, if applicable) • Size (Net developable acres removing known development constraints) • Density
• Vacancy status
• Previous Housing Element identification
• Potential Development Capacity (Dwelling Units) by income category • Description of existing use
A summary of this information is included within the Housing Resources section (Chapter 3) of Costa Mesa’s 2021-2029 Housing Element.
Table B-1 shows the City’s 2021 -2029 RHNA need by income category as well as a summary of the sites identified to meet that need. The analysis within this appendix shows that the City of Costa Mesa has the capacity to meet their 2021-2029 RHNA allocation through a variety of methods, including:
• Identification of development capacity on sites which either currently permit or will be rezoned to permit development of residential uses at or above 30 dwelling units per acre • Identification of City owned properties suitable for the development of housing • Future development of accessory dwelling units (ADUs) 394
Appendix B: Sites Analysis B-2
Table B-1: Summary of RHNA Status and Sites Inventory (to be comprehensively updated following a No Net Loss analysis later in 2026)
Very Low
Income* Low Income Moderate
Income*
Above
Moderate
Income
Total
RHNA (2021-2029) 2,919 1,794 2,088 4,959 11,760
Units Constructed in Projection
Period (Begins June 30, 2021) 3 19 9 8 39
Remaining Unmet RHNA 2,916 1,775 2,079 4,951 11,721
Large Sites
Fairview Developmental Center 575 345 690 690 2,300
Sakioka Lot 2 120 60 120 900 1,200
Senior Center Housing Project 40 20 0 0 60
Pacific Arts Plaza and Town
Center 53 27 53 402 535
Total Potential Capacity - Large
Sites -- -- -- -- --
Overlays, Specific Plans, and Urban Plans
North Costa Mesa Specific Plan -- -- -- -- --
SoBECA Urban Plan 128 70 141 383 732
Mesa West Bluff Urban Plan 195 109 208 555 1,071
19 West Urban Plan 115 64 123 335 640
Harbor Mixed Use Overlay 270 151 286 778 1,485
Total Potential Capacity -
Overlays, Specific Plans, and
Urban Plans
-- -- -- -- --
Projected ADU Construction
Projected ADU Construction 97 168 117 8 391
Sites Inventory Total
Total Units towards RHNA -- -- -- -- --
Total Capacity Over RHNA
Categories -- -- -- -- --
*The City’s Extremely Low Income (ELI) housing need is assumed to be 50% of the very low RHNA need for the planning period.
1. Approved Projects and Projects in the Pipeline
Approved Projects since June 30, 2022
As shown in Table B-1, the City of Costa Mesa has approved residential development projects since the start of the projection period for the 6 th Cycle. The projection period is the time in which development activity can count towards meeting the City’s 6 th Cycle RHNA need. Cities within the Southern California Association of Governments (SCAG) region can begin taking credit for the 6 th cycle for development that was approved on or after June 30th, 2021. Table B-2 contains projects that received approvals during that timeframe.
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Appendix B: Sites Analysis B-3
Table B-2: Units Permitted
Address Building Permit
Number Date Issued Type Income Category
900 W 20th Street BC21-00060 7/6/2021 ADU Low
2994 Croftdon Street,
Unit B BC21-00123 7/7/2021 ADU Moderate
1850 Paros Circle BC20-00583 7/7/2021 ADU Moderate
230 Sherwood Place,
Unit B BC20-00469 7/12/2021 ADU Low
257 Knox Place BC21-00228 7/16/2021 ADU Moderate
2175 Tustin Avenue,
Unit C BC21-00121 7/20/2021 ADU Low
2545 Westminster Avenue,
Unit B BC21-00225 7/20/2021 ADU Low
281 E 20th Street BC20-00376 7/27/2021 SFR Above Moderate 281 E 20th Street,
Unit B BC20-00376 7/27/2021 ADU Low
118 Magnolia Street,
Unit B BC21-00261 8/11/2021 ADU Low
382 Ramona Way,
Unit B BC21-00110 8/11/2021 ADU Low
700 W 20th Street,
Unit D BC21-00296 8/12/2021 ADU Very Low
482 E 20th Street,
Unit A BC21-00321 8/13/2021 ADU Low
2049 Monrovia Avenue,
Unit B BC21-00113 8/31/2021 ADU Moderate
536 Caleigh Lane BC19-00957 9/8/2021 SFR Above Moderate 324 Costa Mesa Street,
Unit B BC20-00578 9/20/2021 ADU Low
227 Mesa Drive,
Unit B BC21-00140 9/22/2021 ADU Moderate
330 Ogle Street,
Unit B BC21-00355 9/27/2021 ADU Low
379 E 19th Street,
Unit B BC21-00190 9/28/2021 ADU Low
861 Joann Street,
Unit B BC21-00269 9/28/2021 ADU Moderate
1951 Rosemary Place BC20-00111 9/28/2021 SFR Above Moderate 1951 Rosemary Place,
Unit B BC20-00111 9/28/2021 ADU Moderate
1939 Continental Avenue,
Unit B BC21-00166 10/5/2021 ADU Very Low
1984 Orange Avenue BC21-00461 10/13/2021 ADU Moderate
2510 Carnegie Avenue BC21-00339 10/14/2021 ADU Low
974 Linden Place BC21-00137 10/14/2021 ADU Very Low
2687 Elden Avenue,
Unit B BC21-00530 10/18/2021 ADU Low
320 Colleen Place BC21-00334 11/5/2021 SFR Above Moderate 320 Colleen Place,
Unit B BC21-00333 11/5/2021 ADU Low
396
Appendix B: Sites Analysis B-4
Table B-2: Units Permitted
Address Building Permit
Number Date Issued Type Income Category
3078 Roanoke Lane,
Unit B BC21-00265 11/5/2021 ADU Moderate
246 Cecil Place BC21-00293 11/16/2021 SFR Above Moderate 2014 Maple Avenue,
Unit 108 BC21-00534 11/22/2021 ADU Low
2014 Maple Avenue,
Unit 109 BC21-00535 11/22/2021 ADU Low
466 E 18th Street,
Unit B BC21-00408 11/23/2021 ADU Low
257 Flower Street BC21-00644 12/3/2021 SFR Above Moderate 2458 Norse Avenue BC21-00626 12/3/2021 SFR Above Moderate 2845 Ellesmere Avenue,
Unit B BC21-00341 12/7/2021 ADU Low
473 Ogle Street BC21-00694 12/14/2021 SFR Above Moderate 363 Rochester Street BC21-00625 12/20/2021 ADU Low
Projects in the Pipeline
Development projects that are in the planning process but have not received land use approvals or building permit are considered “in the pipeline.” For applications submitted for a land use approval , projects are considered “pending” until the necessary land use approvals are issued, at which point a project is deemed “approved.” Once a building permit is issued, the project is identified as “building permit issued.” When project construction is completed, and all necessary building safety inspections have been completed a certificate of occupancy or “final building permit” is issued.
Pursuant to the HCD Housing Element Site Inventory Guidebook Government Code Section 65583.2, for projects yet to receive their certificate of occupancy or final building permit, the element must demonstrate that the project is expected to be built within the planning period. The City believes that many of these “in the pipeline” housing units are likely to be developed within the planning period and could further the City’s efforts in reaching its required RHNA, if/once developed. Although “projects in the pipeline” are not included as “candidate housing sites”, they represent opportunities for future housing construction in Costa Mesa within the planning period. If/when these housing units are built, the units will count toward achieving the City’s RHNA allocation as mandated by State law.
The below summary includes housing projects at various planning/development stages, a nd consist of potential housing developments of various sizes, types and housing affordability ranges. The summary includes recent housing projects that have been submitted for land use approvals at this time but are not yet “approved”; projects that are “approved” but no building permits have been issued or applied for; and other housing projects that City staff is working on in partnership with other entities or agencies to develop housing resources in the City.
• Senior Housing Project at the Senior Center (Jamboree Housing ENA) – On July 21, 2020, the City Council approved an Exclusive Negotiating Agreement (ENA) with Jamboree Housing Corporation in determining the feasibility, and potential terms, for the right t o acquire a long -term leasehold interest in an approximately 0.90-acre portion of the parking lot at the Senior Center property to develop a senior housing project. The conceptual density study plans envisioned the potential for 397
Appendix B: Sites Analysis B-5
60 senior affordable dwelling units at the site. An application for an Urban Master Plan Screening for the proposed project was submitted in November 2021 and staff continues to work with the applicant to bring the project forward for a decision.
• Urban Plan Screening Project (1711 & 1719 Pomona Avenue) – On November 16, 2021, the City Council considered an Urban Plan Screening of a Master Plan request for eight live/work units on a 0.46- acre lot. The proposed Master Plan includes a deviation request from the Urban Plan’s live/work standards for minimum lot size. The urban planning screening process is the City’s first stage of development review for projects proposed in mixed -use overlay districts. The Council generally supported the project’s concept, including the request for a deviation from minimum lot size and provided the applicant guidance for the project proposal to include in a future application for Planning Commission consideration.
• Urban Plan Screening Project (1540 Superior Avenue) – On January 18, 202 2, the City Council is scheduled to consider an Urban Plan Screening request for nine live/work units on a 0.44 -acre lot. The Urban Plan screening process is the City’s first stage of development review for projects proposed in mixed-use overlay districts. After the City Council screening, the applicant will use the City Council’s guidance to include in a future application for Planning Commission consideration. • One Metro West (1683 Sunflower Avenue) – The proposed project is a mixed -use development and consists of residential, specialty retail, creative office, and recreational uses. The project is proposed to include up to 1,057 dwelling units (anticipated to be rental units), 25,000 square feet of commercial creative office, 6,000 square feet of special ty retail, and 1.5 -acres of public open space. The proposed development includes three multi -family residential structures with a maximum building height of seven stories; one stand -alone office building up to four stories in height; tenant-serving commercial retail space integrated into one of the residential structures; open space; landscaping; streetscape improvements; and a Class -I bike trail system on Sunflower Avenue providing access to the Santa Ana River Trail. The project was approved by City Counc il in 2021. The project includes 10 percent (106 units) of the residential development project component to be affordable (67 very low income units and 39 low income units) for 40 years. The proposed Project is subject to Measure Y, as codified in Articl e 22, Chapter IX of Title 13 (Zoning) of the Costa Mesa Municipal Code. Pursuant to Measure Y, after final approval by the City Council, including all CEQA review, the voters must then approve the Project. • Costa Mesa Village (2540 Newport Boulevard) – Costa Mesa Village is a n existing 97-unit SRO/efficiency development which was redeveloped many years ago from an existing motel. An application to update and amend the original entitlement (which allowed for the conversion of the former motel into an SRO/efficiency unit development) was submitted in November of 2021. The intent of the Conditional Use Permit amendment is to modify and update the conditions of the original entitlement while adhering to the City of Costa Mesa’s recent SRO policy. The update will include revisions to enhance project housing and social services to qualified low-income individuals and persons with disabilities. Up to 23 of the 97 housing units are anticipated to be supported by Section a 811 subsidy administered by the California Housing Finance Agency (CalHFA) for persons with developmental disabilities, with the remaining units to continue as affordable housing units for individuals living/working in the City of Costa Mesa.
The project is expected to be heard by the
Planning Commission on January 24, 2022, with the final decision by the City Council thereafter. • Project Homekey – On November 16, 2021, the City Council directed staff to collaborate with the County of Orange and associated development partners to submit application(s) for the Homekey Program grant funding for the acquisition, rehabilitation and conversion of one or two motel locations proposed for permanent supportive housing. City staff have been working with several existing motel owners of properties that range bet ween approximately 40 to 90 units. The 398
Appendix B: Sites Analysis B-6
proposals will provide direct permanent supportive housing with funding from the City of Costa Mesa, the County and (if awarded) Homekey grant funds from the State. The target population for these units would include at risk or currently homeless individuals and seniors, age 62 and over, and chronic homeless individuals and couples, with a subset of the units for eligible persons that qualify for Mental Health Services Act (MHSA) programs. Because the City operates the 72 bed Bridge Shelter on Airway Avenue, the Homekey Program could provide a seamless opportunity to stabilize this most vulnerable population where supportive services are pr ovided on site, in the expedited Homekey permanent supportive housing model.
• The Plant (765-767 Baker Street and 2972 Century Place) – This project consists of the proposed renovation of three existing commercial buildings (containing the former Car Mart and Plant Stand) totaling 19,100 square feet, for retail and restaurant uses surrounding a central courtyard area. In addition, new buildings are proposed consisting of two greenhouse structures which will contain food stall uses, and a four -story mixed-use building with 48 residential units, 14 live/work units, and 2,570 square feet of workshop/maker office space above a two -level parking structure. This project was approved by the City Council in 2019.
• Families Forward (Pomona Avenue) – Families Forward, founded in 1984, is committed to preventing and ending family homelessness in Orange County. Families Forward has acquired and is working on plans to rehabilitate and expand a multi -family property on Pomona Avenue. At completion, the project will include the interior and exterior renovation of the existing 6 units and the addition of 2 new accessory dwelling units that will collectively house 8 families at risk of, or experiencing, homelessness. Families Forward has submitted preliminary plans to the City and are working to advance construction plans which are expected to be submitted to the City for expedited review in January 2022. The project will be owned and operated by Families Forward but is being constructed as a collaboration between Families Forward and HomeAid of Orange County. Families Forward will provide wrap -around services to low- to moderate-income family residents and provide a case manager, housing resource specialist, and other professionals to build a plan toward self-sufficiency. The families will also receive supportive services such as counseling, career coaching and access to our food pantry.
In 2020, Families Forward helped house and bring an end to homelessness for 15 Costa Mesa families (49 adults and children), with 33 Costa Mesa families accessing the Families Forward food pantry and taking another step towards stability. When complete, the Pomona project will serve as an entry point for families in and near Costa Mesa. Also, on November 17, 2020, the City Council approved a Subrecipient Agreement with Families Forward to establish a Tenant Based Rental Assistance (TBRA) program to assist qualified, very low-income households who are current residents of Costa Mesa (or households with strong community ties to Costa Mesa).
For a variety of reasons, not all projects in the pipeline complete the planning approval or building permit process and are built and occupied. However, these projects provide an indication of what future housing construction may include within the Housing Element planning period . As indicated above, City staff will continue to work with the aforementioned project applicants and other City housing efforts to reach the City’s goals.
399
Appendix B: Sites Analysis B-7
Figure B-1: Map of Candidate Housing Sites (All Income Categories)* *Comprehensive Sites Inventory map update to be conducted following a No Net Loss analysis later in 2026.
400
Appendix B: Sites Analysis B-8
Figure B-2: Map of Candidate Housing Sites (By Zoning)* *Comprehensive Sites Inventory Zoning map update to be conducted following a No Net Loss analysis later in 2026.
401
Appendix B: Sites Analysis B-9
402
Appendix B: Sites Analysis B-10
Figure B-2: Map of Candidate Housing Sites (SoBECA Focus)
403
Appendix B: Sites Analysis B-11
2. Selection of Sites
The City of Costa Mesa has identified sites with capacity to accommodate the 2021 -2029 RHNA. The City has identified parcels within a variety of different zones, specific plan areas, urban plans, and overlays. Each of these either currently permit residential development or will be amended per Programs 3B and 3C to permit residential development at the densities specified in Table B -5. The identified sites have been evaluated to determine the extent to which on-site uses are likely to redevelop within the planning period.
It was found that a number of the existing uses (identified in Table B-5) are either permanently closed or available for lease. Many of the uses are in multi-tenant commercial centers with one ownership and most show little to no evidence of recent investment or redevelopment.
The City does not have access to most leas ing information as these are generally private documents but has conducted an analysis to identify sites that show characteristics indicating they are likely to redevelop within the planning period. When possible, the City had discussions with property owners to determine interest in redevelop ment for residential uses. The analysis also includes several letters of potential residential development interest in
Appendix A.
Community Input on Sites Selection
Community input was an important component of the sites identification and selection pro cess. The City conducted multiple public outreach meetings, including district specific meetings where community members gave input on areas of importance within their district. This information was collected as notes on maps of each district and can be found in Appendix C. Community members also provided feedback on potential housing development types and focus areas on the online community survey. Additionally, draft versions of the sites inventory were discussed at both Planning Commission and City Council study sessions, with decision makers providing input and community members able to make public comments.
Lastly, the City held discussions with major property owners within the City to better understand their long- range plans for development of the properties under their ownership. The City used these discussions to more accurately determine potential unit yield and affordability assumptions for some of the identified candidate housing sites. Additional information is provided for specific properties in Table B-5.
3. Redevelopment of Non-Vacant Sites for Residential Uses The City of Costa Mesa does not have sufficient vacant land available to accommodate fifty percent of their low/very-low income RHNA. To accommodate the need at all income levels, the City has analyze d sites within non-residentially zoned areas that permit residential development through Specific Plans, Urban Plans, or Overlays. The City also evaluated and included parcels not currently within Urban Plans which will be added when those Urban Plans are amended as part of Programs 3B and 3C.
As the City cannot accommodate 50 percent of the low/very low income RHNA, state law requires that the City analyze the following:
• Analysis of leases that would prevent redevelopment of the site, • The extent to whi ch existing uses may constitute an impediment to the future residential development within the planning period,
• The City’s past experience with converting existing uses to higher density residential uses, 404
Appendix B: Sites Analysis B-12
• Current market demand for the existing use,
• Development trends and market conditions, and
• Regulatory or other incentives to encourage redevelopment.
Lease Analysis
Existing lease agreements on infill and non -vacant properties present a potential impediment that may prevent residential development within the planning period. State law requires the City to consider lease terms in evaluating the use of non -vacant sites, however the City does not have access to private lease agreements or other contractual agreements amongst parties because they are private documents.
Therefore, the City has conducted an analysis to identify sites that show characteristics indicating they are likely to redevelop within the planning period, including past performance, an on- the ground existing use analysis and a market analysis to understand cost of land, construction, and development trends in Costa Mesa.
Experience Developing Non-Vacant Sites for Residential Uses As part of the candidate housing sites analysis, the City has evaluated recent projects that have redeveloped within non-residentially zoned areas that included residential units. Those projects, including the zoning, use prior to redevelopment, and a project analysis of the approved development plan, are shown in Table B-3. The City’s analysis showed that prior uses on these redeveloped sites were similar in nature to the existing uses on sites identified within the sites inventory in Table B-6. Based on the information provided in Table B-3, the City has created a classification system for sites with characteristics that are applicable to the candidate sites inventory. The intent of this classification system is to draw par allels from past development and local knowledge and trends in development to the potential future development of the candidate housing sites identified. These classifications are based in real past development that has occurred within the City and while some comparisons may not be an exact match for the sites identified, they show a strong correlation with the understanding that every parcel is unique in terms of site characteristics, existing use, ownership, and other factors which can affect future deve lopment. The development classes are generally defined as:
• Development Class A: Uses on these sites prior to redevelopment included either light industrial or office type uses. These are areas that previously served commercial or office businesses and have redeveloped throughout the city based on property owner interest and market trends. This also includes uses within the SoBECA Urban Plan area.
• Development Class B: Uses on these s ites prior to re development included self-storage, vehicle storage, and industrial uses. Many of these sites are located within the Mesa West or 19 West Urban Plan areas which covers a large portion of the industrial areas within the City. • Development Class C: Uses on these sites prior to redevelopment included primaril y commercial uses along Harbor Boulevard or another major city commercial corridor. These projects are typically in a mixed-use setting, whether within the same development or directly adjacent. Many of these sites are within the Harbor Mixed-Use Urban Plan area. • Development Class D: These sites are motel conversions within the City. The City is continuing to pursue Project Homekey funds to encourage redevelopment of specific motels within the City in coordination with property owners and operators of these buildings. • EX: Existing proposed project or anticipated project. 405
Appendix B: Sites Analysis B-13
The City has also conducted a parcel specific analysis of existing uses for each of the identified sites. This analysis of existing uses, including indicators of a likelihood that the existing use will redevelop within the next eight years, are provided in Table B-6. This analysis is based on information readily available to the City and research that can be found through online research. The City does not always have access to private lease information but has included information that property owners have shared regarding individual sites.
The following residential development projects have been constructed on parcels that were either non - residentially zoned or had an existing non-residential use on-site within Costa Mesa.
Table B-3: Example Development of Non-Vacant Sites for Residential Uses Project
Address
Dwelling
Units Zoning Use Prior to
Redevelopment Project Analysis Development
Class
125 Baker
St.
240 PDR -
HD
Industrial use This development is a 240-unit wrap
apartment complex on a 4.2-acre parcel in
a largely industrial and office area of Costa
Mesa. The project was built at a density of
approximately 57 du/ac. The site was
previously a light industrial and office uses
use similar to some of the identified
candidate housing sites. The project was
rezoned from CL to PDR-HD.
A
1957
Newport
Blvd.
38 PDR -
HD
Self-storage
use and trailer
storage lot
This development is a 38-unit condominium
project along the Newport Blvd commercial
corridor. The site was previously a self-
storage and trailer storage use similar to
some of the identified candidate housing
sites. The project was rezoned from C1 to
PDR-HD.
B
2277
Harbor
Blvd.
200 PDR -
HD
Motel use This development is a 200-unit apartment
complex on a previous motel use site. This
development is located on Harbor
Boulevard and shares many existing
characteristics with sites identified within
this corridor in the candidate sites
inventory. The project was rezoned from
C1 to PDR-HD.
D
671 W.
17th St.
177 MG Brownfield
development
(Argotech
Industries)
This development is 177 live/work and loft
residential units and was developed on a
site that was previously largely surface
parking area. This site is in the Mesa West
Urban Plan area and adjacent to some of
the sites identified within the candidate
housing sites analysis. This project also
shares many existing use characteristics
with those identified sites.
B
1620 and
1644
89 MG Industrial use
(Ametek
This development is 89 live/work residential
units on a former industrial use site in the
B
406
Appendix B: Sites Analysis B-14
Table B-3: Example Development of Non-Vacant Sites for Residential Uses Project
Address
Dwelling
Units Zoning Use Prior to
Redevelopment Project Analysis Development
Class
Whittier
Ave.
Aerospace and
Defense)
Mesa West Bluffs Urban Plan area. Similar
to 671 W. 17th Street, this site shares many
geographic and existing use characteristics
with sites identified in the candidate
housing sites analysis.
1500
Mesa
Verde
Drive East
215 PDC Vacant
commercial
area
This development is 215 senior apartments
developed at four stories along Harbor
Boulevard directly adjacent to existing
commercial uses. This project is an
example of the types of horizontal mixed-
use projects that the City anticipates may
develop along Harbor Boulevard and
matches assumptions made in the Housing
Element.
C
1527
Newport
Boulevard
40 C2 &
MG
Industrial uses,
including boat
and automobile
repair
This development is 40 live/work units with
ground floor commercial/office workspaces
and two stories above for residential. This
development is in the 19 West Urban Plan
area and previous uses are consistent with
sites identified within the sites inventory.
B
132, 134,
140
Industrial
Way
22 C2 &
MG
Industrial uses,
including boat
and automobile
repair
This development is 22 live/work units with
ground floor commercial/office workspaces
and two stories above for residential. This
development is in the 19 West Urban Plan
area and previous uses are consistent with
sites identified within the sites inventory.
B
1677-
1985
Superior
Avenue
49 C2 &
MG
Gas station and
a mixture of
commercial
and industrial
uses.
This development is 49 live/work units with
ground floor commercial/office workspaces
and two stories above for residential. This
development is in the 19 West Urban Plan
area and previous uses are consistent with
sites identified within the sites inventory.
B
2025
Placentia
Avenue
36 MG Commercial
and industrial
uses, including
storage and
repair for boats
This development is 36 live/work units with
ground floor commercial/office workspaces
and two stories above for residential. This
development is in the Mesa West Bluffs
Urban Plan area along Placentia Avenue
and previous uses are consistent with sites
identified within the sites inventory.
B
2095
Harbor
Boulevard
29 PDC Commercial
buildings and
gas station
which had been
vacant for
several years.
This development is 28 single-family homes
with live/work potential, including ground
floor commercial/office workspaces and
two stories above for residential. This
development is in the Harbor Mixed Use
Urban Plan area along Harbor Avenue and
C
407
Appendix B: Sites Analysis B-15
Table B-3: Example Development of Non-Vacant Sites for Residential Uses Project
Address
Dwelling
Units Zoning Use Prior to
Redevelopment Project Analysis Development
Class
previous uses are consistent with sites
identified within the sites inventory.
1672
Placentia
Avenue
32 MG Boat yard and
industrial
building
This development is 32 live/work units with
ground floor commercial/office workspaces
and two stories above for residential. This
development is in the Mesa West Bluffs
Urban Plan area along Placentia Avenue
and previous uses are consistent with sites
identified within the sites inventory.
B
This analysis of recent sample development projects shows that residential development occurs within the City on sites that have existing non-residential uses. As indicated in the analysis notes, these example sites share many characteristics with the candidate housing sites in Table B-6. This demonstrates that there is development potential on these sites as well as interest in developing these types of sites for residential uses within Costa Mesa.
Existing Uses on Candidate Sites and Redevelopment Opportunity The City has identified and analyzed existing use on candidate sites in Table B-6 below. As the City is a built- out community, consisting mainly of commercial retail, industrial and single-family housing, a primary goal was to identify sites compatible for the development of multifamily and mixed-use housing as well as not displace existing residents. Therefore, the City identified the best possible sites with the most feasible opportunity for redevelopment over the next 8 years.
Housing Market Analysis
In addition to an on- the-ground existing use analysis, the City of Costa Mesa has market conditions to facilitate the redevelopment of non-vacant sites for residential. Table B-3 above shows that a total of 1,167 dwelling units hav e been constructed through redevelopment in the City. Additionally, a California Association of Realtors report for Historic Housing trends shows that the average time a unit spends on the market in Orange County is just 18.6 days in the last four years (2 017-2021) and just 13.3 days in the last two years. 1 Specifically in Costa mesa, homes spent just over one month on market and the sale -to-list price ratio was 100.14%, indicating a sellers’ market and the need for more housing.2 According to the New Homes Directory (online resource), historical Housing Market data, the average price for an attached unit, 1,500 square feet or less, increased by 48 percent over the last planning cycle ($434,87 in 2014 to $645,000 in 2021).
3 1 Median time on Market of Existing Detached Homes, Historical Data, California Association of Realtors (CAR), Accessed online:
December 9, 2021. https://www.car.org/marketdata/data
2 Realtor.com, Housing Market Summary, Costa Mesa. Accessed Online: December 9, 2021. https://www.realtor.com/realestateandhomes-search/Costa-Mesa_CA/overview 3 New Homes Directory.com , Historical Housing Report in Costa Mesa, Accessed Online: December 9, 2021. https://www.newhomesdirectory.com/California/Costa_Mesa/historical-housing-report 408
Appendix B: Sites Analysis B-16
Additionally, the according to the CAR Current Sales and Price Statistical Survey, the median cost of a home for sale in Orange County increased by 20 percent from 2020 -2021 (from $930,000 in October 2020 to $1,120,000 in October 2021).4 The indicators above signify an increased market demand for new housing.
4. Development of Small Site Parcels
The City of Costa Mesa has identified several candidate housing sites that are smaller than half an acre in size. Assembly Bill 1397 identifies general size requirements for candidate housing sites of greater than half an acre and less than 10 acres in size. The City has only identified sites smaller than half an acre which show the likelihood of redeveloping in conjunction with other parcels which collectively meet the half acre requirement or where the property owner/developer has provided a draft development proposal to the City. The likelihood of redevelopment was based primarily on common ownership amongst adjacent parcels which share a property line. In most instances, these parcels are currently developed as a single use and it is reasonable to anticipate that the collection of parcels will redevelop as one new development to maximize efficiency and design of the new use. Candidate sites less than half an acre in size represent a small portion of the City’s overall RHNA need.
The potential candidate sites which are anticipated to be consolidated into a single development are identified within Table B-6.
The candidate sites that are smaller than half an acre are shown in Table B-4 below along with descriptions of their likelihood to redevelop that go beyond the descriptions in Table B-6.
4 Current Sales and Price Statistics, California Association of Realtors (CAR), Accessed online: Decem ber 9, 2021. https://www.car.org/marketdata/data
409
Appendix B: Sites Analysis B-17
Table B-4: Analysis of Candidate Housing Sites Under 0.5 acres APN Unique
ID Address
Specific
Plan/Urban
Plan Area
Size
(Ac) Use Description
418-181-11 210 Bristol St. (to
be assigned)
N/A 0.43 The subject property is a surface parking lot.
The property owner/developer provided a
pre-application and rezoning application for
a 10-unit residential development project. In
February 2026, the property
owner/developer requested to have the site
added to the Housing Element.
42543103 20 1666 Superior
Ave
19 West 0.29 These are all adjacent parcels in a contiguous block bounded by E 16 th Street, Superior
Avenue, E 17th Street, and Newport Blvd. All
parcels within this block have been identified
as candidate housing sites and total 4.70
acres. Sites 22 and 23 are owned by the
same property owner. The existing uses are
all car -
related industrial uses which are
single-story.
As shown in Table B-2, the City worked with
property owners of parcels along Industrial
Way (
Specifically 132, 134, and 140
Industrial Way, less than a quarter mile
southwest of these identified parcels ) to
facilitate the development of residential
uses on parcels previously occupied with the
same types of uses as these three parcels
(boat and auto repair uses). These parcels
are located within the 19 West Urban Plan
area and are permitted to develop in the
same manner as the parcels along Industrial
Way.
42543105 22 126 E 16th St 19 West 0.42
42543106 23 126 E 16th St 19 West 0.35
41817101 208 754 Saint
Clair St
SoBECA 0.27 These parcels are occupied by warehouse
and light industrial uses within the SoBECA
Urban Plan area. The SoBECA Urban Plan
focuses on residential as a mixed- use
component and promoting the development
of residential in addition to the existing
commercial anchors in the Mall and the
Camp. The City has established Program 3D
to update the Urban Plans within the City to
focus more heavily on residential uses at the
identified densities.
As identified in Table B-2, the City developed
Baker Block on industr ial parcels which
previously occupied similar light industrial
uses in a largely industrial corridor
approximately one -third of a mile from the
41817102 179 752 Saint
Clair St
SoBECA 0.26
41820202 182 841 Baker St SoBECA 0.33
41820205 185 2969 Century
Pl
SoBECA 0.09
410
Appendix B: Sites Analysis B-18
Table B-4: Analysis of Candidate Housing Sites Under 0.5 acres APN Unique
ID Address
Specific
Plan/Urban
Plan Area
Size
(Ac) Use Description
SoBECA area. These uses have similar
historical context and assumptions have
been tied to this project and othe rs as
examples of redeveloping these types of
uses for residential within industrial areas.
Additionally, Policy LU-2.10 of the City of Costa Mesa’s Land Use Element within the General Plan promotes lot consolidation of residential properties. While the sites identified in the table above are commercial in nature, the intent of the policy remains effective in consolidating smaller parcels towards the creation of a larger residential development.
5. Development of Large Site Parcels
The 2021-2029 sites inventory includes several sites that are larger than 10 acres. These sites exceed the AB1397 size requirement and require additional analysis. The following background and analysis relates to each site in the inventory that exceeds that inventory. The City has conducted meetings with each of these major property owners to determine their future int erest in developing housing on the identified properties. These properties when developed pursuant to the densities included within this Housing Element would be subject to the City’s inclusionary housing requirements which are in process and anticipated to be adopted per Program 2A. This supports the City’s assumptions of affordability on the sites described below. The housing element also includes Program 3R which commits the City to take actions to promote the development of large parcels at the densit ies and affordability levels identified within the housing element. There are no unit caps within the City which would limit the number of units which can be developed on these sites. That is subject to the densities provided within the City’s zoning code.
Fairview Developmental Center
The Fairview Developmental Center (FDC) is a State-owned property that is approximately 109 acres in size and located on Harbor Boulevard within Costa Mesa. The FDC currently serves as one of the largest residential facilities for developmentally disabled persons in the State of California. The FDC was previously identified in the City’s 5th cycle Housing Element (2013-2021) and the City has continued discussions with the State to determine the potential residential yield of the area taking into consideration the existing uses.
In January 2020, the Costa Mesa Fairview Developmental Center Ad Hoc Committee met to discuss potential development yields for the site. The Committee presented a report to the City Council which summarized its strategic engagement in the development of the local vision, priorities, and reasoning behind the stated preliminary vision of a solutions-based, housing-first model for the site. The Committee took into consideration the City’s recent efforts to open a homeless shelter and identified opportunities for permanent supportive housing and integrated workforce housing within the City. Conceptual yield studies and draft plans have also been compiled for the property and helped to inform development capacity assumptions. There are no current development agreements or density caps on the property as residential uses are not currently permitted. The City will need to come to an agreement with the State of Calif ornia 411
Appendix B: Sites Analysis B-19
for future use of the site and then solicit input from the development community on potential entitlement, likely through a competitive bid process. The City is confident that there is significant interest in redeveloping the property once it becomes available based on informal discussions with developers during the housing element update process.
FDC was discussed multiple times in public workshops by local housing advocacy groups in support of residential uses on the site for primarily affordable housing developments and workforce housing. The City has established Program 3B to work with the State of California to establish the FDC area as a mixed-use village that prioritizes housing and promotes development at the densities and affordability levels identified within this housing element. As stated in Program 3B, the City envisions a two -year process to negotiate future residential development use on the site. If not established within two years, the City will identify additional sites to accommodate a potential shortfall in sites to accommodate the remaining RHNA.
The City’s 6th Cycle analysis includes an assumption of 2,300 dwelling units broken down into the very low, low, moderate, and above moderate-income categories.
Sakioka Lot 2
Sakioka Lot 2 is a 30.93-acre site located north of the 405 Freeway with General Plan Land Use designation that allows up to 660 residential units, 863,000 Square feet of office or retail use and a Floor Area Ratio of
1.0. The property is also located in the North Costa Mesa Specific Plan.
The site is currently under a development agreement (DA) that was recently extended for ten years until May of 2031. The City has had continued discussions with the property owners who have indicated there is the potential for future housing development on the site in strategic areas . This development would occur pursuant to the new densities identified within the Housing Element, which may lead to the development of more units than currently established under the DA . The property owner and City could potentially amend the current DA or the property owner may develop outside of the DA but under the zoning requirements of the North Costa Mesa Specific Plan in order to achieve more than 660 residential units in the future. Therefore, the existing DA does not present a cap or restriction on the future number of potential units on the Sakioka Lot 2 parcel. Furthermore, there are not affordability caps within the current DA which would limit the number of units which may be affordable. The City’s 6 th Cycle analysis
includes an assumption of 1,200 dwelling units broken down into the very low, low, moderate, and above moderate-income categories. The property owner has expressed interest in communications with the City in developing for residential uses within the 8-year planning cycle.
Pacific Arts Plaza
Pacific Arts Plaza project is an 18.3-acre site located in South Coast Plaza Town Center currently developed with a variety of office buildings and restaurants. The site is designated Cultural Arts Center (CAC) by the General Plan and has a zoning designation of Town Center (TC). The property is also located in the North Costa Mesa Specific Plan. Portions of the site are under a Development Agreement. The existing development approvals referenced in the original Development Agreement that allows for a maximum Floor Area Ratio (FAR) of 1.55 and maximum building square footage of 1,227,978. The Development Agreement was recently extended for two years and will expire in August of 2023. The City has had continued discussions with the property owners who have indicated there is the potential for future housing development on the site in strategic areas. 412
Appendix B: Sites Analysis B-20
6. Accessory Dwelling Units
Accessory dwelling units, or ADUs , are housing units which may be developed in addition to an existing single- or multi-family residential use. These housing units can be free -standing or attached to a primary structure and are intended to provide additional housing on an existing residential lot. Often ADUs provide housing for family members or are rented to members of the community.
As a result of new legislation and an increased effort by the City to promote ADUs, the City has seen an increase in applications so far in 2022. The City approved /permitted the following number of ADUs since 2018:
• 2018 – 4 ADUS
• 2019 – 6 ADUS
• 2020 – 19 ADUs
• 2021 – 43 ADUs
• 2022 – 68 ADUs
Of the 41 permits issued in 2021, 1 was available at the extremely-low income level, 3 were available at the very-low income level, 25 were available at the low- income level, and 12 were available at the moderate income level. As of the end of April 2022, the City of Costa Mesa has seen an increase in ADU activity. The City has approved and is in the process of issuing permits for 27 ADUs through approximately one-third of the year. Projected out over 2022, this demonstrates the continued trend of ADU growth and puts the City on pace for 81 approved ADUs in 2022. This exceeds the City’s 2022 projection of 50 units by 31 units and positions the City well to exceed its projected ADUs within the planning period.
In compliance with State law, ADUs are allowed in all zones that allow single dwelling unit or multiple dwelling unit development. Junior Accessory Dwelling Units (JrADUs) are permitted only in single dwelling unit zones.
The City of Costa Mesa has determined based on past performance that it is appropriate to anticipate the development of 391 accessory dwelling units from 2021 to 2029 (approximately 50 per year through the planning period). Approximately 265 of these units are anticipated to be affordable at the low and very - low-income categories. A total of 117 ADUs are anticipated to be affordable at the moderate-income level and 8 ADUs are anticipated at the above moderate-income level. This affordability estimation is based on guidance from SCAG and HCD based on surveys of existing ADUs in the SCAG region between April and June 2020. Another local factor that contrib utes to the City ’s anticipated overall ADU growth expectations is that the City’s ADU provisions are more flexible than the State ADU regulations, and therefore are more desirable for ADU development . For example, the State’s minimum standard related to A DU required parking is that ADU’s located within 500 feet of certain transit areas are not required to provide parking, whereas the City’s ADU standards allow ADUs to be constructed without any parking regardless of location.
Also, the State’s minimum standard related to ADU height is that a local ADU ordinance shall allow an ADU height a minimum of 16 feet, whereas the City’s ADU height standards allow a building height of 27 feet.
Lastly, the State’s minimum floor area requirement for ADUs is 850 square feet for studio units and 1,000 square feet for one- bedroom units, whereas the City’s ADU floor area standards allow for larger ADUs in 413
Appendix B: Sites Analysis B-21
that a detached ADU can be constructed up to 1,200 square feet, and an attached ADU may be the greater of 1,000 square feet or 50 percent of the size of the existing residential unit.
The City performed a trend analysis looking at the growth in ADUs from 2018 – 2021. That analysis is shown in the table below.
Table B-5: ADU Assumption Analysis (2018 – 2021)
Year ADU Permitted (2018-Based Strategy)
Projection Period
Total: 390
2028 50
2027 50
2026 50
2025 50
2024 50
2023 50
2022* 68
2021* 43
2020* 19
2019* 6
2018* 4
“*” indicates actual permitted ADUs within that year.
As shown in Table B-4, Costa Mesa has seen sustained increases in ADU production each year since 2018 with the lowest being a 50% increase between 2018 and 2019 as new State laws and local processes were not common knowledge amongst homeowners. The City expects that they while ADU production is likely to continue to increase year after year, there may be some drop off in that increase as more property owners develop ADUs. The City anticipates approximately 50 ADUs will be permitted per year for the remainder of the planning period.
A further indication of this is recent development trends observed by the City. Planning staff recently received and processed a development which included 13 ADUS which were conversions of existing garages. These units ranged from 152 to 363 square feet and consisted of a studio unit arrangement with one bathroom. This is a direct result of two actions: (1) developers and local property owners becoming educated on the new ADU laws and (2) the City of Costa Mesa making diligent efforts to discuss AD U potential and provide informational materials to the community. In addition to the methodology and concrete local data presented above, the City understands that ADU trends may change. In response, the housing element includes
Program 3M to monitor ADU production every two years and has stated actions should production not match the anticipated amount in the housing element.
To assist in furthering the recognition and understanding of ADUs potential within Costa Mesa and reach the City’s ADU development projections, Costa Mesa has included Program 3E, which identifies actions the
City will take to promote and incentivize the development of ADUs during the planning period. As outlined in the program, these actions include:
• Coordinating with the County on implementation of a permit-ready ADU program • Post a user-friendly FAQ on the City’s website to assist the public with the general questions. 414
Appendix B: Sites Analysis B-22
• Waiving specific permitting fees to make ADU development more feasible • Creating an expedited plan check review process to ease the process for homeowners • Research potential State and Regional funding sources for affordable ADUs and make the information found publicly available to homeowners
7. Water, Sewer, and Dry Utility Availability
Each site has been evaluated to ensure there is adequate access to water and sewer connections as well as dry utilities. Each site is situated with a direct connection to a public street that has the appropriate water and sewer mains and other infrastructure to service the candidate site. The City has sufficient total water and sewer capacity (existing and planned) to accommodate the 2021-2029 regional housing need. The City plans for future housing growth through the Mesa Water District Urban Water Management Plan (UWMP).
This was most recently updated in 2020. Future sewer capacity is planned for through the Costa Mesa Sanitary District Sewer System Management Plan (SSMP), which was most recently amended and recertified by the Board of Directors in January 2021.
B. Calculation of Unit Capacity
This section contains a description of the candidate sites identified to meet Costa Mesa’s RHNA need at all income levels. The full list of these sites is presented in Table B-6.
1. Realistic Capacity and Affordability Calculations
Costa Mesa’s 2021- 2029 Housing Element sites analysis assumes that each identified candidate housing site will develop with at a range of income levels. Primarily, it is assumed that sites identified within Table B-6 will redevelop with the following affordability characteristics:
• 30% of units available to residents in the low and very low-income categories • 20% of units available to residents in the moderate-income category • 50% of units available to residents in the above moderate-income category Costa Mesa recognizes that not all sites within the inventory will develop such that they meet these affordability assumptions. The following developments have all occurred recently within the City’s urban plans, specific plans, overlays, or on non -residentially zoned sites. Many of these are described in more detail in Table B-2.
• 2277 Harbor Blvd – Previous motel use that underwent a rezone from C1 to PDR-HD and developed as a fully residential project with 200 apartment units. • 671 W 17 th Street – Previous industrial brownfield site in the Mesa West Bluff Urban Plan which developed as a fully residential project with 177 live/work units. • 1620 and 1644 Whittier Avenue – Previous industrial use in the Mesa West Bluff Urban Plan which developed as a fully residential project with 89 live/work units. • 1500 Mesa Verde East Drive – Commercially zoned parcel along Harbor Boulevard which developed as a fully residential project with 215 senior apartments. • Brickyard East and West – Previous industrial warehouse uses along Placentia Avenue which developed as a fully residential project with 29 townhouse units. 415
Appendix B: Sites Analysis B-23
Consistent with local housing market trends data presented earlier in this appendices, the City of Costa Mesa is seeing an increase in residential development and rarely receives requests for fully non-residential uses in the area identified within the candidate housing sites analysis.
The City has established goals and programs within the Housing Element aimed at identifying funding opportunities and partnering with the development community to increase the amount of affordable housing built in future developments. If the City is able to identify partnerships leading to fully affordable projects, that would also help to cover any potential shortfal l in capacity in any of the four income categories. The City of Costa Mesa recognizes that should a “No Net Loss” situation occur, they will be required to identify additional sites and has analyzed additional potential housing sites within the Housing Element’s environmental clearance document.
There are several candidate housing sites in which the affordability assumptions differ from those presented above. Those sites include:
• APN 418-181-11 (address to be assigned). This site was developed as a surf ace parking lot. The property owner/developer has applied for a pre-application and rezoning to accommodate a ten- unit residential development with one low income unit. The other nine units are assumed to be affordable to above moderate income households.
• Costa Mesa Senior Housing Project (APN 424-211-01). This site is owned by the City of Costa Mesa who has had previous discussions with a developer on a fully affordable project on this site. This site assumes 60 units which are all affordable at the lower income levels. • Fairview Developmental Center. This site is analyzed previously in the large site analysis portion of this appendices. This site is owned by the State of California and the City anticipates working in collaboration with the State to support the goal of developing affordable housing. The City has assumed that approximately 40% of the units on this site will be available to residents at the lower income levels, while 30% will be available to residents at the moderate -income levels. The remaining units are anticipated to be market-rate.
• Sakioka Lot 2. The City has conducted outreach meetings with this property owner and determined that it is realistic to assume that 15% of future units on this site may be available to residents at the lower income levels. This site has an existing development agreement. • Pacific Arts Plaza and Town Center. The City has conducted outreach meetings with this property owner and determined that it is realistic to assume that 15% of future units on this site may be available to residents at the low and very-low income levels. This site has an existing development agreement.
2. Specific Plan, Urban Plan, and Overlays
As identified in Programs 3B and 3C, of the Housing Plan (Chapter 4), the City will be modifying some of the existing Specific Plans, Urban Plans, and Overlays within Costa Mesa. The densities identified in Table B-6 reflect revisions to many of these areas to permit residential development at a higher density than what the current zoning permits as of adoption of this document. As noted, the City has three years to complete these zoning amendments. The City is proposing to either analyze or modify the following areas:
• North Costa Mesa Specific Plan
• 19 West Urban Plan
• SoBECA Urban Plan
• Mesa West Bluff Urban Plan
416
Appendix B: Sites Analysis B-24
• Residential Ownership Urban Plan
(Propose to Remove)
• Residential Incentive Overlay
• Harbor Mixed-Use Overlay
These areas, with the exception of the Residential Ownership Urban Plan, which is proposed to be removed, will be modified through Programs 3B through 3C to permit residential development at or above the default density for Costa Mesa of 30 dwelling units per acre. When considering appropriate densities, the City held outreach meetings with members of the community, decision-makers, the development community, and major property owners. As part of these meetings, the City discusses and analyzed what densities were appropriate to maintain the character of the surrounding neighborhoods while als o presenting the opportunity for future residential development that can realistically facilitate the development of units available at the lower income levels.
The City will continue to conduct community outreach post adoption of the Housing Element to discuss potential revisions to development standards within these areas with the goal of effectively planning for future affordable housing. Densities established as a part of future zoning changes must accommodate the densities shown in
Table B-6 for the sites identified.
417
Appendix B: Sites Analysis B- 25
Costa Mesa Housing Element
6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026) Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of th e sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
424-202-
02 12 719 W
19th St
PANGE
MARC C TR
PANGE
REVOC TR
C1 G 4 19 West 1.29 50 Yes 64 12 7 12 34
Small commercial uses
in a strip mall center.
Approximately half of
the parcel is surface
parking and property
abuts a major
transportation corridor
(19th Street). Shopping
Center shows no recent
sign of renovation.
12,509 70,028 18% C
424-202-
03 13 707 W
19th St
MUNOZ
FAMILY
PROPERTIES
LLC
C1 G 4 19 West 2.00 50 99 18 10 19 52
Existing single-user
(Smart&Final) with large
surface parking lot.
Potential to redevelop
for mixed-use adjacent
to major transportation
corridor (19th Street).
20,404 108,723 19% C
424-211-
01 14 695 W
19th St
CITY OF
COSTA MESA C1 G 5 19 West
(Senior) 2.66 50 60 40 20 0 0 Proposed Senior Center Housing project. 16,181 144,946 11% EX
424-281-
20 16
1710
Pomona
Ave
PACIFIC
MESA
PROPERTIES
MG LI 5 19 West 1.08 50 53 10 5 10 28
Existing self-storage
facility in close proximity
to new residential uses
and major
transportation corridor
(17th Street). The
existing single-story
building is located less
than 100 feet away from
recently constructed
residential. The increase
in permitted residential
density afforded by this
Housing Element update
cycle is an incentive for
property owners to gain
greater economic return
with residential
development as
opposed to remaining as
commercial.
Additionally, this Urban
17,660 58,633 30% B
418
Appendix B: Sites Analysis B- 26
Costa Mesa Housing Element
6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026) Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of th e sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
Plan Area has seen
significant past
ownership interest in
conversion of existing
commercial/light
industrial/office into
residential development
with similar previous
existing sites (including
more than one-hundred
multi-story residential
loft units located
immediately across 17th
Street). Further, one of
the main objectives of
the 19 West Urban Plan
is to “encourage
commercial/residential
mixed-use
development” with an
emphasis on “vertical
mixed-use
development” (i.e.,
multi-story). Based on
past local development
trends and future
allowed increases in
residential density, It is
conceivable and likely
that the economic
return of a residential
use will encourage the
ownership to redevelop
the existing storage use
into either residential or
residential mixed-use
(similar to adjacent
properties) within the
planning period.
419
Appendix B: Sites Analysis B- 27
Costa Mesa Housing Element
6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026) Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of th e sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
424-281-
21 17 670 W
17th St
PACIFIC
MESA
PROPERTIES
MG LI 5 19 West 1.06 50 53 10 5 10 28
Existing 2-story office
and commercial uses in
close proximity to new
residential uses and
major transportation
corridor (17th Street).
12,364 57,813 21% A
424-281-
22 18 660 W
17th St
PACIFIC
MESA
PROPERTIES
MG LI 5 19 West 2.22 50 110 20 12 22 55
Existing self-storage
facility and light
industrial/commercial
use in close proximity to
new residential uses and
major transportation
corridor (17th Street).
29,164 120,722 24% B
425-431-
02 19
1680
Superior
Ave
B D INNS INC CL G 6 19 West 2.11 50 105 19 11 21 53 Existing hotel use
(Ramada) with large
surface parking lot.
Property is directly
adjacent to Newport
Boulevard and next to
new multi-family
development.
25,337 115,045 22% D
425-431-
03 20
1666
Superior
Ave
SCHWARTZ
PAUL D 2007
TR
MG LI 6 19 West 0.29 50 A 14 2 1 2 9
Collection of existing
warehouse and
industrial uses adjacent
to new multi-family
development. The
Housing Element
anticipates this property
may be redeveloped
with adjacent uses as
indicated in this table.
3,693 15,921 23% B
425-431-
04 21 116 E
16th St
SHEEHAN
MICHAEL W
TR
MG LI 6 19 West 0.73 50 A 36 6 3 7 19
Collection of existing
warehouse and
industrial uses adjacent
to new multi-family
development. The
Housing Element
anticipates this property
may be redeveloped
with adjacent uses as
indicated in this table.
13,899 39,955 35% B
420
Appendix B: Sites Analysis B- 28
Costa Mesa Housing Element
6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026) Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of th e sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
The existing single-story
collection of warehouse
buildings is located
across 16th Street from
approximately 60
affordable
modular/mobile home
residential units and also
located in close
proximity to more than
one-hundred multi-story
residential loft units
located on 17
th Street.
This Urban Plan Area has
seen significant past
ownership interest in
conversion of existing
commercial/light
industrial/office uses
into residential
development with
similar previous existing
sites. Further, one of the
main objectives of the
19 West Urban Plan is to
“encourage
commercial/residential
mixed-use
development” with an
emphasis on “vertical
mixed-use
development” (i.e.,
multi-story). Based on
past local development
trends and future
allowed increases in
residential density
afforded by the
associated zone
changes, It is
conceivable and likely
421
Appendix B: Sites Analysis B- 29
Costa Mesa Housing Element
6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026) Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of th e sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
that the economic
return of a residential
use will encourage the
ownership to redevelop
the existing uses into
either residential or
residential mixed-use
(similar to adjacent
properties) within the
planning period.
425-431-
05 22 126 E
16th St
126
PROPERTIES
LLC
MG LI 6 19 West 0.42 50 A 20 3 2 4 10
A vehicle repair facility
developed with older
and randomly located
structures. The Housing
Element anticipates this
property may be
redeveloped with
adjacent uses as
indicated in this table.
The existing collection of
vehicular repair and
vehicle storage buildings
are located across 16th
Street from
approximately 60
affordable
modular/mobile home
residential units and also
located in close
proximity to more than
one-hundred multi-story
residential loft units
located on 17th Street.
This Urban Plan Area has
seen significant past
ownership interest in
conversion of existing
commercial/light
industrial/office uses
into residential
development with
10,868 22,831 48% B
422
Appendix B: Sites Analysis B- 30
Costa Mesa Housing Element
6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026) Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of th e sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
similar previous existing
sites. Further, one of the
main objectives of the
19 West Urban Plan is to
“encourage
commercial/residential
mixed-use
development” with an
emphasis on “vertical
mixed-use
development” (i.e.,
multi-story). Based on
past local development
trends and future
increases in residential
densities afforded by the
next Housing Element
cycle, It is conceivable
and likely that the
economic return of a
residential use will
encourage the
ownership to redevelop
the existing uses into
either residential or
residential mixed-use
(similar to nearby
properties) within the
planning period.
425-431-
06 23 126 E
16Th St
126
PROPERTIES
LLC
C1 G 6 19 West 0.35 50 A 17 3 1 3 10
Collection of existing
warehouse and
industrial uses adjacent
to new multi-family
development. The
Housing Element
anticipates this property
may be redeveloped
with adjacent uses as
indicated in this table.
5,158 19,226 27% B
423
Appendix B: Sites Analysis B- 31
Costa Mesa Housing Element
6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026) Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of th e sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
425-431-
07 24
1601
Newport
Blvd
WINKAL
HOLDINGS L
L C
C1 G 6 19 West 0.79 50 39 7 4 7 22
Collection of existing
warehouse and
industrial uses adjacent
to new multi-family
development. The
Housing Element
anticipates this property
may be redeveloped
with adjacent uses as
indicated in this table.
9,604 42,763 22% B
420-012-
16 38 2476
Mark St
STATE OF
CALIFORNIA
I&R-
MLT MUC 1
Fairview
Develop
mental
108.9
1 60 2,30
0 575 345 690 690
Fairview Developmental
Center property. See
analysis in Appendix B
for additional
information on potential
to redevelop.
944,681 N/A N/A EX
141-361-
06 39
2700
Harbor
Blvd
FEMINO
JAMES J THE
J J & S
FEMINO
LIVING TR
C1 G 3
Harbor
Mixed-
Use
0.68 50 34 6 3 6 19
Mixed us building with
first floor retail and
offices
8,228 37,198 22% C
141-361-
11 40
2666
Harbor
Blvd
HARBOR CM
LLC C1 G 3
Harbor
Mixed-
Use
2.41 50 120 22 13 24 60
Former Ace Hardware
store, now for lease
after Ace went out of
business. Large big box
structure with surface
parking along a major
transportation corridor
(Harbor Blvd). This
property is located
adjacent to an
approximate 30 unit
recently completed
residential development
(also fronting Harbor
Blvd) and several
hundred residential
apartment units located
easterly of the property.
Given the nature of the
current extended
44,693 130,965 34% C
424
Appendix B: Sites Analysis B- 32
Costa Mesa Housing Element
6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026) Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of th e sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
vacancy history, difficult
lease market for a larger
facility and permitted
residential densities
afforded to this property
by the next Housing
Element cycle, it is
conceivable and likely
that this property will be
redeveloped with
residential. The
aforementioned
adjacent residential
property located on
Harbor Boulevard was
previously developed
with a large automobile
dealership within the
current planning period
during the previous
planning period which
identifies a potential
trend for this property
to be redeveloped
similarly with residential.
141-361-
21 41
2790
Harbor
Blvd
LEFEBVRE
MAUREEN
ELIZABETH
C1 G 3
Harbor
Mixed-
Use
0.75 50 37 7 4 7 20
Mixed use building with
retail and offices on first
floor and offices on 2nd
and 3rd floor. Building is
partially vacant with
large surface parking lot
adjacent to major
transportation corridor
(Harbor Boulevard).
10,347 40,932 25% C
141-361-
22 42
2750
Harbor
Blvd
SRS COLLEGE
CENTER C1 G 3
Harbor
Mixed-
Use
1.71 50 85 16 9 17 43
Existing older
commercial shopping
center adjacent to major
transportation corridor
(Harbor). Uses range
from commercial to
office and restaurants.
12,032 92,942 13% C
425
Appendix B: Sites Analysis B- 33
Costa Mesa Housing Element
6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026) Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of th e sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
Large surface parking
lot.
141-361-
23 43
2730
Harbor
Blvd
SRS COLLEGE
CENTER C1 G 3
Harbor
Mixed-
Use
0.68 50 33 6 3 6 18
Existing older
commercial shopping
center adjacent to major
transportation corridor
(Harbor Boulevard).
Uses include
commercial, office and
restaurants. Large
shared surface parking
lot. This property is
located across the street
(Peterson Place) from
several hundred
residential apartment
units. Several of the
larger commercial units
in this shopping center
are currently vacant or
have been chronically
vacant in the past, and
the center is in need of
investment and is
somewhat lacking
commercial vitality.
Thus, it is conceivable
and likely, similar to
other nearby adjacent
commercial properties,
that this property will be
redeveloped with
residential units during
the current planning
period. The future
increase in permitted
residential density
afforded by this Housing
12,075 36,948 33% C
426
Appendix B: Sites Analysis B- 34
Costa Mesa Housing Element
6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026) Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of th e sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
Element update cycle
for this property is
considered an attractive
incentive for property
owners to gain greater
economic return with
residential development
as opposed to remaining
as commercial.
141-361-
27 44
2710
Harbor
Blvd
JOHNSON
GREGORY A
& JACLYN H
C1 G 3
Harbor
Mixed-
Use
0.67 50 33 6 3 6 18
Existing older
commercial shopping
center adjacent to major
transportation corridor
(Harbor). Uses range
from commercial to
office and restaurants.
Large surface parking
lot.
9,240 36,515 25% C
141-361-
28 45
2706
Harbor
Blvd
MESA VERDE
CENTER LLC C1 G 3
Harbor
Mixed-
Use
0.97 50 48 9 5 9 26
Vacant Pier 1 Imports
box store and surface
parking lot. Building is
currently for lease.
14,997 52,666 28% C
419-031-
08 52
2200
Harbor
Blvd
GRAY
ENTERPRISES C1-S G 5
Harbor
Mixed-
Use
0.75 50 37 7 4 7 20
Surface parking lot
within large retail
shopping center.
Potential for mixed-use
redevelopment. Retail
center has major big box
tenants which have
permanently closed,
leaving an excess of
surface parking.
0 40,935 0% C
419-031-
09 53
2200
Harbor
Blvd
GRAY
ENTERPRISES C1-S G 5
Harbor
Mixed-
Use
1.17 50 58 11 6 11 31
Former K-Mart box store
which has permanently
closed. Shopping center
is adjacent to multi-
family residential and
may redevelop for
mixed-use. While the
data shows a high
development usage, this
98,908 63,595 156% C
427
Appendix B: Sites Analysis B- 35
Costa Mesa Housing Element
6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026) Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of th e sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
tenant space remains
vacant. Large leasable
floor areas are difficult
to lease and this building
has been vacant since
2021. Similar to several
adjacent properties
located along Harbor
Boulevard which have
converted to residential,
residential units are
both profitable and in
demand in this local
area; thus it is
conceivable and likely
that the ownership of
this property will
consider residential re-
development instead of
remaining an existing
commercial use within
the current planning
period. Further, the
potential increase in
future permitted
residential density
afforded by this Housing
Element update cycle
for this property is
considered an attractive
incentive for property
owners to gain greater
economic return with
residential development
as opposed to remaining
as a more difficult to
lease larger commercial
space.
428
Appendix B: Sites Analysis B- 36
Costa Mesa Housing Element
6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026) Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of th e sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
419-031-
12 54
2200
Harbor
Blvd
GRAY
ENTERPRISES C1-S G 5
Harbor
Mixed-
Use
3.16 50 158 30 17 31 81
Former K-Mart box store
which has permanently
closed. Shopping center
is adjacent to multi-
family residential and
may redevelop for
mixed-use. Large
leasable floor areas are
difficult to lease and this
building has been vacant
now for several years
(since 2021). Similar to
several adjacent
properties located along
Harbor Boulevard that
have converted uses
from commercial to
residential, residential
units are both profitable
and in demand in this
local area; thus it is
conceivable and likely
that the ownership of
this property will
consider residential re-
development instead of
remaining an existing
commercial use during
the current planning
period. Further, the
potential increase in
future permitted
residential density
afforded by this Housing
Element update cycle
for this property is
considered an attractive
incentive for property
owners to gain greater
economic return with
residential development
98,908 172,145 57% C
429
Appendix B: Sites Analysis B- 37
Costa Mesa Housing Element
6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026) Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of th e sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
as opposed to remaining
as a more difficult to
lease larger commercial
space.
419-171-
58 56
2150
Harbor
Blvd
2150
HARBOR
BLVD LLC
C1 G 5
Harbor
Mixed-
Use
1.17 50 58 11 6 11 31
Norms restaurant with
large surface parking lot
adjacent to major
transportation corridor
(Harbor Blvd).
6,606 63,521 10% C
422-021-
09 57
2131
Harbor
Blvd
SHERMAN
DONALD L H C2 G 4
Harbor
Mixed-
Use
0.83 50 41 7 4 8 21
Auto parts store, retail
store, and pet grooming
store, with large surface
parking area adjacent to
major transportation
corridor (Harbor Blvd).
6,891 45,202 15% C
422-091-
11 58
2075
Harbor
Blvd
LEWIS JOHN
T & LEWIS
MARY K
C2 G 5
Harbor
Mixed-
Use
0.63 50 31 5 3 6 16
Tools and equipment
rental yard adjacent to
major transportation
corridor (Harbor Blvd).
3,032 34,196 9% C
422-091-
12 59
2069
Harbor
Blvd
TANNER
DALE A C2 G 5
Harbor
Mixed-
Use
0.54 50 26 4 2 5 14
Auto repair shop with
large yard adjacent to
major transportation
corridor (Harbor Blvd).
5,032 29,322 17% C
422-091-
14 61
2049
Harbor
Blvd
C M HARBOR
CM LLC C2 G 5
Harbor
Mixed-
Use
0.54 50 26 4 2 5 14
Auto repair shop with
large yard adjacent to
major transportation
corridor (Harbor Blvd).
4,586 29,226 16% C
422-091-
24 62
2015
Harbor
Blvd
NEWPORT
MESA AUTO
CENTER LLC
C2 G 5
Harbor
Mixed-
Use
0.62 50 30 5 3 6 15
Newport Mesa Auto
Center with car repair
and car wash uses
adjacent to major
transportation corridor
(Harbor Blvd).
9,663 33,643 29% C
422-091-
26 63
2007
Harbor
Blvd
949
STORAGE LLC C2 G 5
Harbor
Mixed-
Use
0.83 50 41 7 4 8 21
Self-storage facility with
surface parking lot and
access to major
transportation corridor
(Harbor Blvd). This
property fronts a
predominantly
14,103 45,248 31% B
430
Appendix B: Sites Analysis B- 38
Costa Mesa Housing Element
6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026) Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of th e sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
residential street (Charle
Street) that is developed
primarily with residential
uses. Given the potential
height and density that
this property could yield
based on the future
density increase
afforded by this Housing
Element cycle, a
residential use is both
conceivable and likely
during the current
planning period.
Additionally, the storage
use is considered
relatively small in size
compared to other local
storage facilities and
therefore, the
investment return on a
residential use is likely
greater than the use of
storage.
422-101-
03 64
1989
Harbor
Blvd
JUNEAU
PAULINE
BRECHT
C2 G 5
Harbor
Mixed-
Use
0.56 50 27 5 2 5 15
Budget Truck Rental
yard which is largely a
paved surface parking
lot with a small building.
Site is adjacent to major
transportation corridor
(Harbor Blvd).
624 30,425 2% C
422-101-
06 65 1974
Charle St
CHARLE ST
REALTY LLC C2 G 5
Harbor
Mixed-
Use
0.53 50 26 4 2 5 14
Existing low-intensity
light industrial and
warehouse uses.
7,962 28,964 27% A
422-193-
23 66
2215
Harbor
Blvd
CHEN-RONG
PROPERTIES
LLC
C2 G 4
Harbor
Mixed-
Use
0.58 50 28 5 3 5 16
Aging
furniture/consignment
store structure with
surface parking lot
adjacent to major
transportation corridor
(Harbor Blvd). This
12,757 31,475 41% C
431
Appendix B: Sites Analysis B- 39
Costa Mesa Housing Element
6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026) Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of th e sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
property is surrounded
on several sides by
residential uses
(including mobile home,
single-family and multi-
family - more than
several hundred units).
Given the age of this
structure, size and
potential increase in
profit yield of converting
the commercial use to
residential, it is both
conceivable and likely
that the property could
be converted to
residential during the
current planning period.
422-193-
24 67
2205
Harbor
Blvd
AQUA 26 LLC C2 G 4
Harbor
Mixed-
Use
0.58 50 28 5 3 5 16
Aging vacant motel use
with large surface
parking lot adjacent to
major transportation
corridor (Harbor Blvd).
This property was
recently purchased with
the intent to convert the
motel to affordable
housing. The owner is
currently working to
obtain a grant
(Community Care
Expansion Program)
through the California
Department of Social
Services. Thus, it is likely
that the motel will
convert to affordable
residential quickly within
the current planning
period.
10,089 31,469 32% C
432
Appendix B: Sites Analysis B- 40
Costa Mesa Housing Element
6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026) Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of th e sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
422-282-
11 68
2044
Placentia
Ave
SAA 2 LLC MG LI 4 Mesa
West 1.18 40 47 8 5 9 25
Auto repair shop and
light industrial uses with
surface parking adjacent
to recently developed
townhouses and
apartments. Building
shows little sign of
recent renovation. This
property is located
within 100 feet of two
recently developed
residential properties
that were previously
developed with
commercial uses. One of
the nearby existing
residential properties is
now a multi-family
mixed use property with
residential located on
the upper floors and
commercial located on
the ground floor, and
the other residential
property consists of
detached residential
lofts that were
converted from a
previous bakery facility.
Thus, there is a
neighborhood pattern
and trend of residential
conversions that could
occur during the current
planning period on the
subject property.
Further, the potential
increase in future
permitted residential
density afforded by this
Housing Element update
26,636 64,338 41% B
433
Appendix B: Sites Analysis B- 41
Costa Mesa Housing Element
6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026) Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of th e sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
cycle for this property is
considered an attractive
incentive for property
owners to gain greater
economic return with
residential development
as opposed to remaining
as a more difficult to
lease commercial space.
422-291-
04 69
2065
Placentia
Ave
PUBLIC
STORAGE
PARTNERS
LTD
MG LI 4 Mesa
West 1.85 40 73 13 8 14 38
Self-storage facility
adjacent to recently
developed townhouses
and apartments. Several
of the City’s previously
existing storage uses in
the nearby vicinity have
been converted to
residential and the
subject property is
located adjacent to 14
recently developed
residential lofts. The
aforementioned
adjacent loft property
was previously
developed with an
automotive use and
therefore there is a
neighborhood
pattern/trend of
commercial to
residential conversion.
This property is also
located nearby two
recently developed
residential properties
that were previously
developed with
commercial uses. One of
the nearby existing
residential properties is
34,929 100,710 35% B
434
Appendix B: Sites Analysis B- 42
Costa Mesa Housing Element
6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026) Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of th e sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
now a multi-family
mixed use property with
residential located on
the upper floors and
commercial located on
the ground floor, and
the other residential
property consists of
detached residential
lofts that were
converted from a
previous bakery facility.
Lastly, the existing
storage facility is single-
story and therefore is
considered under
developed even in
regard to the existing
use and therefore
residential could be
considered an attractive
and profitable re-use of
the property during the
current planning period.
Lastly, the potential
increase in future
permitted residential
density afforded by this
Housing Element update
cycle for this property is
considered an attractive
incentive for the
property owner to gain
greater economic return
with residential
development as
opposed to remaining as
a storage facility.
435
Appendix B: Sites Analysis B- 43
Costa Mesa Housing Element
6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026) Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of th e sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
422-291-
05 70
2065
Placentia
Ave
PUBLIC
STORAGE INC MG LI 4 Mesa
West 0.92 40 36 6 3 7 19
This self-storage facility
although is located on a
separate property is
operated in conjunction
with the above site
(“unique id”) 69. This
property is owned in
common with the
aforementioned site and
is developed with a two-
story storage structure.
It is likely that these two
properties could be
combined and
developed similar to
many adjacent
properties with multi-
family residential mixed-
use development or
residential lofts during
the current planning
period. The size of this
property and the future
increased densities
permitted by the next
Housing Element cycle,
combined with the
adjacently owned parcel
contributes to a higher
probability that the
property owner
considers the economic
advantages of
residential conversion.
23,549 50,355 47% B
422-291-
06 71
2051
Placentia
Ave
PLACENTIA
AVE
PROPERTIES
LLC
MG LI 4 Mesa
West 0.92 40 36 6 3 7 19
Existing office/light
industrial uses adjacent
to recently developed
townhouses and
apartments.
6,720 50,355 13% A
436
Appendix B: Sites Analysis B- 44
Costa Mesa Housing Element
6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026) Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of th e sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
422-301-
01 72
1987
Placentia
Ave
HARTLEY CO MG LI 4 Mesa
West 2.31 40 92 17 10 18 47
Warehouses with large
surface parking lot. Two
buildings on the site.
Adjacent to recently
developed townhouses
and apartments.
Building shows little sign
of recent renovation.
This property is located
nearby several recently
developed residential
properties that were
previously developed
with commercial uses.
Thus, there is a
neighborhood pattern
and trend of residential
conversions that could
occur during the current
planning period on the
subject property. Lastly,
the property is larger
than many of the lots in
this area and therefore
is more conducive for
higher density
residential
development, and thus
considered more
attractive for residential
redevelopment than
even many of the
previously converted
nearby existing
residential uses. Lastly,
the potential increase in
future permitted
residential density
afforded by this Housing
Element update cycle
for this property is
37,645 125,891 30% A
437
Appendix B: Sites Analysis B- 45
Costa Mesa Housing Element
6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026) Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of th e sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
considered an attractive
incentive for the
property owner to gain
greater economic return
with residential
development as
opposed to remaining as
a more difficult to lease
commercial space.
422-454-
28 74
2101
Placentia
Ave
CASACOS LLC MG LI 4 Mesa
West 0.91 40 36 6 3 7 19
Restaurant with large
surface parking lot.
Potential for mixed-use
development.
4,802 49,428 10% C
424-061-
01 75 885 W
18th St
MONROVIA
AVENUE
PARTNERS
LLC
MG LI 5 Mesa
West 1.25 40 49 9 5 9 27
One-story warehouses
with a large surface
parking lot. Hundreds of
residential properties
are located across West
18 th Street from the
subject property and
therefore the subject
property if re-developed
with residential uses
would be considered
neighborhood
compatible. The existing
large open parking lot
could be redeveloped
with a residential
component and likely a
large portion of the
existing commercial uses
could remain. The
property could also be
redeveloped with
second-floor residential
as a mixed-use, pursuant
to the Mesa West Urban
Plan. Given the current
high demand for
residential in the City
22,144 67,858 33% B
438
Appendix B: Sites Analysis B- 46
Costa Mesa Housing Element
6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026) Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of th e sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
and profit yield,
residential conversion
during this planning
period is conceivable.
424-061-
03 76 859 W
18th St
CRANK
FAMILY 2007
LLC
MG LI 5 Mesa
West 0.81 40 32 6 3 6 17
One-story multi-unit
warehouse facility and
surface parking lot. The
property could be
redeveloped with
commercial first-floor
and second-floor
residential mixed-use
development, pursuant
to the Mesa West Urban
Plan. The Mesa West
Urban Plan encourages
the construction of first
floor commercial with
second floor residential.
Several large apartments
are located in close
proximity to the subject
property. Given the
current high demand for
residential in the City,
future permitted higher
density afforded by this
Housing Element cycle
and expanded profit
yield, residential
development on this
property is conceivable
during this planning
period.
16,926 44,209 38% C
424-061-
04 77 851 W
18th St
SEA
PROPERTIES MG LI 5 Mesa
West 1.79 40 71 13 7 14 36 Auto body shop with
large surface parking lot. 25,478 97,501 26% C
424-061-
05 78
1791
Placentia
Ave
BOYD WILLIS
BLAIR SR TR MG LI 5 Mesa
West 4.27 40 170 32 18 34 85
Single-story warehouses
with large surface
parking lot and drive
aisles. Five buildings on
the site which show little
72,191 232,421 31% B
439
Appendix B: Sites Analysis B- 47
Costa Mesa Housing Element
6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026) Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of th e sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
sign of recent
renovation. The
property is considered
large in size
(approximately 4 acres)
and could be
redeveloped with
commercial first floor
and second-floor
residential
development, pursuant
to the Mesa West Urban
Plan. The Mesa West
Urban Plan encourages
the construction of first
floor commercial with
second floor residential.
Several hundred
apartment and
condominiums units are
located in close
proximity (east of
Placentia Avenue) to the
subject property. Given
the current high
demand for residential
in the City, profit yield
for residential and
increase in future
residential densities
allowed on this property
as a result of the next
Housing Element cycle,
residential development
on this property is
conceivable during this
planning period.
424-061-
06 79
1751
Placentia
Ave
BOYD WILLIS
BLAIR SR TR MG LI 5 Mesa
West 4.70 40 187 35 20 37 95
Single-story warehouses
with large surface
parking lot and drive
aisles. Seven buildings
80,909 255,845 32% B
440
Appendix B: Sites Analysis B- 48
Costa Mesa Housing Element
6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026) Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of th e sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
on the site which show
little sign of recent
renovation. The
property is considered
large in size
(approximately 4.5
acres) and hundreds of
residential properties
are located across
Placentia Avenue from
the subject property.
Therefore, the subject
property if re-developed
with residential uses
would be considered
neighborhood
compatible. The
property could be
redeveloped with
second-floor residential
pursuant to the Mesa
West Urban Plan. Given
the current high
demand for residential
in the City, future
residential densities
allowed on this property
as a result of the next
Housing Element cycle
and profit yield,
residential development
is conceivable during
this planning period.
424-281-
01 97
1730
Pomona
Ave
C & K
PARTNERS MG LI 5 Mesa
West 0.99 40 39 7 4 7 22
Warehouses with
surface parking lot. One
building on the site.
11,802 54,028 22% B
441
Appendix B: Sites Analysis B- 49
Costa Mesa Housing Element
6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026) Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of th e sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
424-281-
19 98
424
Pomona
Ave
PACIFIC
MESA
PROPERTIES
MG LI 5 Mesa
West 1.19 40 47 8 5 9 25
Warehouses with large
surface parking lot. One
building on the site. The
existing single-story
building is located in
close proximity to
residential uses. This
Urban Plan Area has
seen significant past
ownership interest in
conversion of existing
commercial/light
industrial/office into
residential development
with similar previous
existing sites (including
more than one-hundred
multi-story residential
loft units located
immediately across 17
th
Street, developed under
separate ownership).
Further, one of the main
objectives of the Mesa
West Urban Plan is to
“encourage
commercial/residential
mixed-use
development” with an
emphasis on “vertical
mixed-use
development” (i.e.,
multi-story). Based on
past local development
trends, It is conceivable
and likely that the
economic return of a
residential use will
encourage the
ownership to redevelop
the existing use into
19,676 64,716 30% B
442
Appendix B: Sites Analysis B- 50
Costa Mesa Housing Element
6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026) Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of th e sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
either residential or
residential mixed-use
(similar to adjacent
properties) within the
current planning period.
It should also be noted
that several live/work
developments
(encouraged by this
Urban Plan) are
currently proposed in
this area on similar sized
properties that are
existing commercial
uses.
424-281-
23 99 660 W
17th St
PACIFIC
MESA
PROPERTIES
MG LI 5 Mesa
West 2.26 40 90 17 9 18 45
Large single-story self-
storage facility adjacent
to existing multi-family
residential. Several of
the City’s previously
existing storage uses in
the nearby vicinity have
been converted to
residential. There is also
a neighborhood
pattern/trend of
commercial to
residential conversion
with several recently
developed higher
density residential loft
properties constructed
nearby on 17th Street.
Thus, it is conceivable
that the subject
property owner would
pursue residential
conversion of the
property in the current
planning period similar
to nearby properties.
50,219 122,853 41% B
443
Appendix B: Sites Analysis B- 51
Costa Mesa Housing Element
6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026) Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of th e sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
Residential conversion is
also made more
attractive to ownership
by the future increases
in residential densities
allowed for this property
by the next Housing
Element cycle.
424-321-
17 100
1882
Whittier
Ave
AYRES SELF
STORAGE
COSTA MESA
LLC
R2-MD MDR 5 Mesa
West 1.08 40 43 8 4 8 23
Large single-story self-
storage facility adjacent
to existing multi-family
residential. This
property is generally
surrounded by existing
residential uses. Several
of the City’s previously
existing storage uses in
the nearby vicinity have
been converted to
residential. It is likely
that residential units on
this property would be
considered by the
property owner to be an
attractive re-use and for
potential re-
development within the
planning period. Future
increases in residential
densities allowed on this
property as a result of
the next Housing
Element cycle is also
considered an incentive
for the property owner
to develop residential.
18,808 59,063 32% B
139-031-
39 131
3303
Harbor
Blvd
SDCO COSTA
MESA
COMMERCE
PARK INC
PDI IP 1
North
Costa
Mesa
10.00 90 900 171 99 180 450
Existing single-story light
industrial/office uses on
large site. The City has
received interest in the
potential future
160,463 326,700 49% A
444
Appendix B: Sites Analysis B- 52
Costa Mesa Housing Element
6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026) Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of th e sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
redevelopment of the
site for residential uses.
In addition, the site is
considered very large
with extensive areas for
residential
development.
139-031-
42 132
1575
Sunflowe
r Ave
RREEF CPIF
1575
SUNFLOWER
LLC
MP IP 1
North
Costa
Mesa
8.03 90 722 137 79 144 362
Existing single-story light
industrial/office uses on
large site. The City has
received interest in the
potential future
redevelopment of the
site for residential uses.
In addition, the site is
considered very large
with extensive areas for
residential
development.
133,055 262,313 51% A
139-031-
67 133
3333
Harbor
Blvd
BEG
HOLDINGS LP MP IP 1
North
Costa
Mesa
10.00 90 900 171 99 180 450
Sofia University site
(former Whittier Law
School site) with large
surface parking lot and
largely underdeveloped
land. The City has
received interest in the
potential future
redevelopment of the
site for residential uses.
In addition, the site is
considered very large
with extensive areas for
residential
development.
130,197 326,700 40%
EX
410-441-
17 142
14850
Sunflowe
r Ave
ROY K
SAKIOKA &
SONS
PDC UCC 2
North
Costa
Mesa -
SL2
30.93 90 Vacant 1,20
0 120 60 120 900
Sakioka Lot 2 property.
See analysis in Appendix
B for additional
information on potential
to redevelop.
15,275 1,347,31
1 1% EX
445
Appendix B: Sites Analysis B- 53
Costa Mesa Housing Element
6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026) Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of th e sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
410-501-
31 144 N/A JKS-CMFV
LLC PDC UCC 2
North
Costa
Mesa
3.39 90 305 57 33 61 153
Large surface parking
lot. Analysis assumes
only redevelopment of
the surface parking lot
area. The City has
discussed the potential
future redevelopment of
this site for high-density
residential uses with the
property owner.
0 116,821 0% EX
418-161-
06 176
2957
Randolph
Ave
ZELDEN
ALICE WILLER MG LI 2 SoBECA 0.72 60 43 8 4 8 23
Existing light industrial
building that is used as a
brewery/restaurant with
large surface parking lot.
Site is located within the
SoBECA Urban Plan
redevelopment area.
Large residential
neighborhoods located
nearby. Pursuant to the
SoBeca Urban Plan,
vertical mixed-use
development is
encouraged and
therefore residential
could be developed
within the current
planning period. In
addition, the SoBeca
area is considered an
attractive area for
certain younger
generations and
therefore the prospect
of residing on the
subject property would
generate interest to the
property ownership.
Also, staff has met with
the current occupant
and there is uncertainty
16,880 39,375 43% A
446
Appendix B: Sites Analysis B- 54
Costa Mesa Housing Element
6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026) Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of th e sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
if the existing use will
continue. Lastly, future
residential densities
allowed on this property
as a result of the next
Housing Element cycle
would incentivize
property ownership to
convert to residential.
418-162-
02 177
2968
Randolph
Ave
PALANJIAN
JERRY O MG LI 2 SoBECA 0.72 60 43 8 4 8 23
One-story warehouses
with surface parking lot.
Site is located within the
SoBECA Urban Plan
redevelopment area.
Large residential
neighborhoods located
nearby. Pursuant to the
SoBeca Urban Plan,
vertical mixed-use
development is
encouraged and
therefore residential
could be developed
within the current
planning period. In
addition, the SoBeca
area is considered an
attractive area for
certain younger
generations and
therefore the prospect
of residing on the
subject property would
generate interest to the
property ownership.
Residential could also be
developed on the
second story. Lastly,
future residential
densities allowed on this
property as a result of
18,531 39,251 47% A
447
Appendix B: Sites Analysis B- 55
Costa Mesa Housing Element
6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026) Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of th e sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
the next Housing
Element cycle would
incentivize property
ownership to convert to
residential.
418-163-
05 178 2064
Bristol St PEP BOYS C1 G 2 SoBECA 1.47 60 88 16 9 17 46 Tire shop with large
surface parking lot. Site
is within the SoBECA
Urban Plan
redevelopment area.
19,022 79,928 24% A
418-171-
02 179 752 Saint
Clair St
PURCILLY
GAY
WHEELER
C2 G 2 SoBECA 0.26 60 B 15 2 1 3 8
School yard for learning
center. Site is within the
SoBECA Urban Plan
redevelopment area.
424 14,201 3% A
418-191-
04 180 766 Saint
Clair St
766 ST CLAIR
LLC C2 G 2 SoBECA 0.67 60 40 7 4 8 20
Existing fitness studio is
located in the aging
warehouse with large
surface parking lot. Site
is within the SoBECA
Urban Plan
redevelopment area
which encourages mixed
use development that
combines residential
and nonresidential uses.
It is located near a
vibrant commercial and
business corridor and
areas that have been
slated to convert from
commercial to mixed
use/residential
development. Given its
close proximity to these
areas and inclusion in
the Urban Plan, it is
likely to convert during
this 8 year Planning
cycle. Lastly, future
residential densities
allowed on this property
12,329 36,507 34% A
448
Appendix B: Sites Analysis B- 56
Costa Mesa Housing Element
6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026) Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of th e sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
as a result of the next
Housing Element cycle
would incentivize
property ownership to
convert to residential.
418-202-
01 181 845 Baker
St
RMAFII LOC
LLC C1 G 2 SoBECA 0.87 60 52 9 5 10 27
Small strip mall with
large surface parking lot.
Site is within the SoBECA
Urban Plan
redevelopment area.
11,899 47,299 25% A
418-202-
02 182 841 Baker
St
BAKER
STREET
PROPERTIES
LLC
C1 G 2 SoBECA 0.33 60 D 19 3 2 3 12
Nightclub with large
surface parking lot. Site
is within the SoBECA
Urban Plan
redevelopment area
which encourages mixed
use development that
combines residential
and nonresidential uses.
It is located near a
vibrant commercial and
business corridor and
areas that have been
slated to convert from
commercial to mixed
use/residential
development. Given its
close proximity these
areas and inclusion in
the Urban Plan, it is
likely to convert during
this 8 year Planning
cycle. Additionally,
nightclubs are prone to
have a higher turnover
rate than many other
commercial uses so a
potential use change is a
possible occurrence
within the planning
period.Lastly, future
6,401 17,870 36% A
449
Appendix B: Sites Analysis B- 57
Costa Mesa Housing Element
6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026) Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of th e sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
residential densities
allowed on this property
as a result of the next
Housing Element cycle
would incentivize
property ownership to
convert to residential.
418-202-
03 183 841 Baker
St
BAKER
STREET
PROPERTIES
LLC
C1 G 2 SoBECA 0.60 60 D 35 6 3 7 18
Nightclub with large
surface parking lot. Site
is within the SoBECA
Urban Plan
redevelopment area.
8,881 32,546 27% A
418-202-
04 184 801 Baker
St
RED
MOUNTAIN
ASSET FUND
ILLC
C1 G 2 SoBECA 0.86 60 51 9 5 10 26
Strip mall with large
surface parking lot. Site
is located within the
SoBECA Urban Plan
redevelopment area
which encourages mixed
use development that
combines residential
and nonresidential uses.
It is located near a
vibrant commercial and
business corridor and
areas that have been
slated to convert from
commercial to mixed
use/residential
development. Given its
close proximity to these
areas and inclusion in
the Urban Plan, it is
likely to convert during
this 8 year Planning
cycle. Lastly, future
residential densities
allowed on this property
as a result of the next
Housing Element cycle
would incentivize
15,474 46,602 33% A
450
Appendix B: Sites Analysis B- 58
Costa Mesa Housing Element
6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026) Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of th e sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
property ownership to
convert to residential.
418-202-
05 185
2969
Century
Pl
ECHAN
BARBARA
TRUST
C1 LI 2 SoBECA 0.09 60 E 5 0 0 1 3
Surface parking lot. Site
is within the SoBECA
Urban Plan
redevelopment area.
469 4,712 10% A
418-202-
06 186
2969
Century
Pl
ECHAN
BARBARA
TRUST
MG LI 2 SoBECA 0.68 60 E 40 7 4 8 20
Gym with large surface
parking lot. Site located
is within the SoBECA
Urban Plan
redevelopment area
which encourages mixed
use development that
combines residential
and nonresidential uses.
It is located near a
vibrant commercial and
business corridor and
areas that have been
slated to convert from
commercial to mixed
use/residential
development. Given its
close proximity to these
areas and inclusion in
the Urban Plan, it is
likely to convert during
this 8 year Planning
cycle. Lastly, future
residential densities
allowed on this property
as a result of the next
Housing Element cycle
would incentivize
property ownership to
convert to residential.
13,488 36,893 37% A
418-202-
07 187
2959
Century
Pl
GRAYBAR
ELECTRIC CO
INC
MG LI 2 SoBECA 0.50 60 30 5 3 6 15
Electrical equipment
manufacturer/
distributor Site is located
within the SoBECA
10,200 27,436 37% A
451
Appendix B: Sites Analysis B- 59
Costa Mesa Housing Element
6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026) Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of th e sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
Urban Plan
redevelopment area
which encourages mixed
use development that
combines residential
and nonresidential uses.
It is located near a
vibrant commercial and
business corridor and
areas that have been
slated to convert from
commercial to mixed
use/residential
development. Given its
close proximity to these
areas and inclusion in
the Urban Plan, it is
likely to convert during
this 8 year Planning
cycle. Lastly, future
residential densities
allowed on this property
as a result of the next
Housing Element cycle
would incentivize
property ownership to
convert to residential.
418-202-
10 188
2942
Century
Pl
SCM
ENTERPRISES MG LI 2 SoBECA 0.87 60 52 9 5 10 27
Co-working office with
large surface parking.
Site is located within the
SoBECA Urban Plan
redevelopment area
which encourages mixed
use development that
combines residential
and nonresidential uses.
It is located near a
vibrant commercial and
business corridor and
areas that have been
slated to convert from
14,382 47,242 30% A
452
Appendix B: Sites Analysis B- 60
Costa Mesa Housing Element
6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026) Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of th e sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
commercial to mixed
use/residential
development. Given its
close proximity these
areas and inclusion in
the Urban Plan, it is
likely to convert during
this 8 year Planning
cycle. Lastly, future
residential densities
allowed on this property
as a result of the next
Housing Element cycle
would incentivize
property ownership to
convert to residential.
418-202-
11 189
2952
Century
Pl
GRAHAM
GORDON T
TR
MG LI 2 SoBECA 0.90 60 54 10 5 10 29
Existing single story
warehouse with large
storage yard that is
currently used as an air
conditioning business.
Site is located within the
SoBECA Urban Plan
redevelopment area
which encourages mixed
use development that
combines residential
and nonresidential uses.
This property is located
south of a development
that has an existing
approved Master Plan
that will change the use
from
commercial/industrial to
mixed use development.
The existing warehouse
is a single story that may
be redeveloped to
support mixed use
development including
17,227 49,090 35% A
453
Appendix B: Sites Analysis B- 61
Costa Mesa Housing Element
6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026) Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of th e sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
residential and live/work
units. Lastly, future
residential densities
allowed on this property
as a result of the next
Housing Element cycle
would incentivize
property ownership to
convert to residential.
418-202-
12 190
2972
Century
Pl
PROJECT C
LLC MG LI 2 SoBECA 0.94 60 56 10 6 11 29
Auto repair shop with
surface parking. Site is
located within the
SoBECA Urban Plan
redevelopment area
which encourages mixed
use development that
combines residential
and nonresidential uses.
This property along with
parcels 418-202-13 and
418-202-14 are included
in a Master Plan for a
mixed use development.
The previously approved
planning application at
this site indicates a
desire to convert the
commercial use to a
mixed use development.
A portion of the site is
included in a Master
Plan PA-19-12 that was
approved by City Council
on September 3, 2019.
The Master Plan was for
of a mixed use
development that
included restaurants,
retail spaces, office
spaces, 48 residential
units, and 14 live work
18,109 51,374 35% A
454
Appendix B: Sites Analysis B- 62
Costa Mesa Housing Element
6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026) Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of th e sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
units. Lastly, future
residential densities
allowed on this property
as a result of the next
Housing Element cycle
would incentivize
property ownership to
include additional
residential units than
previously proposed.
418-202-
13 191
2972
Century
Pl
PROJECT C
LLC MG LI 2 SoBECA 0.91 60 54 10 5 10 29
Warehouse with large
yard. Site is located
within the SoBECA
Urban Plan
redevelopment area
which encourages mixed
use development that
combines residential
and nonresidential uses.
This property along with
parcels 418-202-12 and
418-202-14 are included
in a Master Plan for a
mixed use development.
The previously approved
planning application at
this site indicates a
desire to convert the
commercial use to a
mixed use development.
A portion of the site is
included in a Master
Plan PA-19-12 that was
approved by City Council
on September 3, 2019.
The Master Plan was for
of a mixed use
development that
included restaurants,
retail spaces, office
spaces, 48 residential
18,372 49,319 37% A
455
Appendix B: Sites Analysis B- 63
Costa Mesa Housing Element
6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026) Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of th e sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
units, and 14 live work
units.
Lastly, future residential
densities allowed on this
property as a result of
the next Housing
Element cycle would
incentivize property
ownership to include
additional residential
units than previously
proposed.
418-202-
14 193 765 Baker
St
PROJECT C
LLC C2 G 2 SoBECA 0.67 60 40 7 4 8 20
Existing auto repair shop
use. Site is located
within the SoBECA
Urban Plan
redevelopment area
which encourages mixed
use development that
combines residential
and nonresidential uses.
This property along with
parcels 418-202-12 and
418-202-13 are included
in a Master Plan for a
mixed use development.
The previously approved
planning application at
this site indicates a
desire to convert the
commercial use to a
mixed use development.
A portion of the site is
included in a Master
Plan PA-19-12 that was
approved by City Council
on September 3, 2019.
The Master Plan was for
of a mixed use
development that
included restaurants,
16,802 36,615 46% A
456
Appendix B: Sites Analysis B- 64
Costa Mesa Housing Element
6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026) Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of th e sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
retail spaces, office
spaces, 48 residential
units, and 14 live work
units. Lastly, future
residential densities
allowed on this property
as a result of the next
Housing Element cycle
would incentivize
property ownership to
include additional
residential units than
previously proposed.
418-101-
05 197 1425
Baker St
1425 BAKER
LLC C1 G 2
Harbor
Mixed-
Use
1.90 60 114 21 12 22 59 Existing auto dealer with large surface parking. 24,369 103,666 24% C
418-101-
03 199 1491
Baker St
PURCILLY
GAY
WHEELER TR
C1 G 2
Harbor
Mixed-
Use
1.27 60 B 74 14 8 14 39
Restaurant and
barbershop. Site is
anticipated to redevelop
with adjacent parcels as
shown in this table.
4,434 69,124 6% C
424-202-
01 200 745 W
19th St
PANGE
MARC C
REVOC TR
C1 G 4 19 West 0.63 50 30 5 3 6 15
Strip mall with surface
parking lot adjacent to
major transportation
corridor (19th St.). Site
has the potential to
redevelop for mixed-
use.
9,838 34,468 29% C
410-481-
05 201 3201 Park
Center Dr
THE IRVINE
COMPANY
LLC
TC CAC 2
North
Costa
Mesa -
Pac Arts
6.27 90 H 186 18 9 18 141
Pacific Arts Center
property. See analysis in
Appendix B for
additional information
on potential to
redevelop.
81,187 483,505 17% EX
410-491-
07 202
601
Anton
Blvd
THE IRVINE
COMPANY
LLC
TC CAC 2
North
Costa
Mesa -
Pac Arts
12.07 90 H 349 35 18 35 261
Pacific Arts Center
property. See analysis in
Appendix B for
additional information
on potential to
redevelop.
230,300 930,850 25% EX
457
Appendix B: Sites Analysis B- 65
Costa Mesa Housing Element
6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026) Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of th e sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
410-501-
25 206
545
Anton
Blvd
JKS-CMFV
LLC PDC UCC 2
North
Costa
Mesa
0.74 90 66 12 7 13 34
Small commercial out
parcel uses. Property
owner has indicated
interest in redeveloping
the site for residential
uses.
5,026 25,367 20% EX
410-501-
36 207 N/A JKS-CMFV
LLC PDC UCC 2
North
Costa
Mesa
1.82 90 164 31 18 32 84
Surface parking lot.
Property owner has
indicated interest in
redeveloping the site for
residential uses.
5,026 62,729 8% EX
418-171-
01 208 754 Saint
Clair St
PURCILLY
GAY
WHEELER TR
C2 G 1 SoBECA 0.27 60 B 15 2 1 3 8
Existing learning center
use. Site is anticipated
to redevelop with
adjacent parcels as
shown in this table.
3,797 14,921 25% A
140-041-
81 196 3333
Susan St
THE HIVE
CREATIVE
OFFICE INC
PDI IP 1
North
Costa
Mesa
4.00 90 432 68 39 72 252
Current Los Angeles
Chargers’ practice field
facility. The Chargers
new training facility will
open in Spring 2024 in El
Segundo CA. The City
has discussed the
potential future
redevelopment of the
football practice field for
high-density residential
uses with the property
owner. The site is
located within the North
Costa Mesa Specific Plan
which supports urban
mixed development,
including retail,
industrial, business park,
and residential uses.
The site is directly
adjacent to retail and
offices spaces to the
west, Medium Density
Residential (townhomes)
93,238 130,680 71% EX
458
Appendix B: Sites Analysis B- 66
Costa Mesa Housing Element
6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026) Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of th e sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
to the east, commercial
to the south and a
business center/post
office to the north.
419-203-
08 209 2000
Harbor
OC HARBOR
MEDICAL
PLAZA LLC
C1 GC 5 1.55 25 38 0 4 0 34
Existing retail center
with surface parking lot.
Property
owner/developer
requested to have the
site added to the
Housing Element for
future residential
development.
C
418-181-
11 210
To be
assigned
(Bristol
St)
2821
BRISTOL SITE
LLC
CL GC 3 0.43 23 Vacant 10 0 1 0 9
Existing surface parking
lot. Property
owner/developer
applied for a pre-
application, residential
rezoning, and requested
to have the site added
to the Housing Element
for future 10-unit
development with one
unit affordable to a low
income household.
EX
459
Appendix B: Si
tes Analysis B-0
ATTACHMENT 3
Sites Analysis (text updates to add two sites
and remove 17 sites; a comprehensive update
to be conducted following a No Net Loss
analysis later in 2026)
Appendix B
460
Appendix B: Sites Analysis B-1
A. Candidate Sites Analysis Overview
The Housing Element is required to identify potential candidate housing sites by income category to meet the City’s RHNA Allocation. The sites identified within the Housing Element represent the City of Costa Mesa’s ability to plan for housing at the designated income levels within the 6 th housing cycle planning period (2021-2029). As described in this appendix, the development capacity for each site depends largely on its location within the City, a specific plan or urban plan area as well as known development factors.
Where possible, property owners were consulted to help the City better understand potential future housing growth on candidate housing sites within the City.
This appendix contains Table B-5, which identifies each candidate housing site within Costa Mesa’s sites inventory. The sites are identified by assessor parcel number (APN) as well as a unique identifier used to track sites within the inventory. Additionally, the following information is provided for each parcel. Address
Ownership
Zoning (including Specific Plan areas, Urban Plans, and Overlays, if applicable) Size (Net developable acres removing known development constraints) Density
Vacancy status
Previous Housing Element identification
Potential Development Capacity (Dwelling Units) by income category Description of existing use
A summary of this information is included within the Housing Resources section (Chapter 3) of Costa Mesa’s 2021-2029 Housing Element.
Table B-1 shows the City’s 2021-2029 RHNA need by income category as well as a summary of the sites identified to meet that need. The analysis within th is appendix shows that the City of Costa Mesa has the capacity to meet their 2021-2029 RHNA allocation through a variety of methods, including:
Identification of development capacity on sites which either currently permit or will be rezoned to permit development of residential uses at or above 30 dwelling units per acre Identification of City owned properties suitable for the development of housing Future development of accessory dwelling units (ADUs) 461
Appendix B: Sites Analysis B-2
Table B-1: Summary of RHNA Status and Sites Inventory (to be comprehensively updated following a No Net Loss analysis later in 2026)
Very Low
Income* Low Income Moderate
Income*
Above
Moderate
Income
Total
RHNA (2021-2029) 2,919 1,794 2,088 4,959 11,760
Units Constructed in Projection
Period (Begins June 30, 2021) 3 19 9 8 39
Remaining Unmet RHNA 2,916 1,775 2,079 4,951 11,721
Large Sites
Fairview Developmental Center 575 345 690 690 2,300
Sakioka Lot 2 120 60 120 900 1,200
Home Ranch 221 110 221 1,663 2,215
Senior Center Housing Project 40 20 0 0 60
Pacific Arts Plaza and Town
Center 53 27 53 402 535
Total Potential Capacity - Large
Sites 1,009 562 1,084 3,655 6,310
Overlays, Specific Plans, and Urban Plans
North Costa Mesa Specific Plan 1,201 695 1,269 3,265 6,435 SoBECA Urban Plan 128 70 141 383 732
Mesa West Bluff Urban Plan 195 109 208 555 1,071
19 West Urban Plan 115 64 123 335 640
Harbor Mixed Use Overlay 270 151 286 778 1,485
Total Potential Capacity -
Overlays, Specific Plans, and
Urban Plans
1,909
1,089 2,027 5,316 10,363
Projected ADU Construction
Projected ADU Construction 97 168 117 8 391
Sites Inventory Total
Total Units towards RHNA 3,015 1,819 3,228 8,979 17,042 Total Capacity Over RHNA
Categories 103%
102% 155% 181% 145%
*The City’s Extremely Low Income (ELI) housing need is assumed to be 50% of the very low RHNA need for the planning period.
1. Approved Projects and Projects in the Pipeline
Approved Projects since June 30, 2022
As shown in Table B-1, the City of Costa Mesa has approved re sidential development projects since the start of the projection period for the 6 th Cycle. The projection period is the time in which development activity can count towards meeting the City’s 6 th Cycle RHNA need. Cities within the Southern California Association of Gove rnments (SCAG) region can begin taking credit for the 6 th cycle for development that was approved on or after June 30th, 2021. Table B-2 contains projects that received approvals during that timeframe.
462
Appendix B: Sites Analysis B-3
Table B-2: Units Permitted
Address Building Permit
Number Date Issued Type Income Category
900 W 20th Street BC21-00060 7/6/2021 ADU Low
2994 Croftdon Street,
Unit B BC21-00123 7/7/2021 ADU Moderate
1850 Paros Circle BC20-00583 7/7/2021 ADU Moderate
230 Sherwood Place,
Unit B BC20-00469 7/12/2021 ADU Low
257 Knox Place BC21-00228 7/16/2021 ADU Moderate
2175 Tustin Avenue,
Unit C BC21-00121 7/20/2021 ADU Low
2545 Westminster Avenue,
Unit B BC21-00225 7/20/2021 ADU Low
281 E 20th Street BC20-00376 7/27/2021 SFR Above Moderate 281 E 20th Street,
Unit B BC20-00376 7/27/2021 ADU Low
118 Magnolia Street,
Unit B BC21-00261 8/11/2021 ADU Low
382 Ramona Way,
Unit B BC21-00110 8/11/2021 ADU Low
700 W 20th Street,
Unit D BC21-00296 8/12/2021 ADU Very Low
482 E 20th Street,
Unit A BC21-00321 8/13/2021 ADU Low
2049 Monrovia Avenue,
Unit B BC21-00113 8/31/2021 ADU Moderate
536 Caleigh Lane BC19-00957 9/8/2021 SFR Above Moderate 324 Costa Mesa Street,
Unit B BC20-00578 9/20/2021 ADU Low
227 Mesa Drive,
Unit B BC21-00140 9/22/2021 ADU Moderate
330 Ogle Street,
Unit B BC21-00355 9/27/2021 ADU Low
379 E 19th Street,
Unit B BC21-00190 9/28/2021 ADU Low
861 Joann Street,
Unit B BC21-00269 9/28/2021 ADU Moderate
1951 Rosemary Place BC20-00111 9/28/2021 SFR Above Moderate 1951 Rosemary Place,
Unit B BC20-00111 9/28/2021 ADU Moderate
1939 Continental Avenue,
Unit B BC21-00166 10/5/2021 ADU Very Low
1984 Orange Avenue BC21-00461 10/13/2021 ADU Moderate
2510 Carnegie Avenue BC21-00339 10/14/2021 ADU Low
974 Linden Place BC21-00137 10/14/2021 ADU Very Low
2687 Elden Avenue,
Unit B BC21-00530 10/18/2021 ADU Low
320 Colleen Place BC21-00334 11/5/2021 SFR Above Moderate 320 Colleen Place,
Unit B BC21-00333 11/5/2021 ADU Low
463
Appendix B: Sites Analysis B-4
Table B-2: Units Permitted
Address Building Permit
Number Date Issued Type Income Category
3078 Roanoke Lane,
Unit B BC21-00265 11/5/2021 ADU Moderate
246 Cecil Place BC21-00293 11/16/2021 SFR Above Moderate 2014 Maple Avenue,
Unit 108 BC21-00534 11/22/2021 ADU Low
2014 Maple Avenue,
Unit 109 BC21-00535 11/22/2021 ADU Low
466 E 18th Street,
Unit B BC21-00408 11/23/2021 ADU Low
257 Flower Street BC21-00644 12/3/2021 SFR Above Moderate 2458 Norse Avenue BC21-00626 12/3/2021 SFR Above Moderate 2845 Ellesmere Avenue,
Unit B BC21-00341 12/7/2021 ADU Low
473 Ogle Street BC21-00694 12/14/2021 SFR Above Moderate 363 Rochester Street BC21-00625 12/20/2021 ADU Low
Projects in the Pipeline
Development projects that are in the planning process but have not received land use approvals or building permit are considered “in the pipeline.” For applicatio ns submitted for a land use approval, projects are considered “pending” until the necessary land use approvals are issued, at which point a project is deemed “approved.” Once a building permit is issued, the project is identified as “building permit issued.” When project construction is completed, and all necessary building safety inspections have been completed a certificate of occupancy or “final building permit” is issued.
Pursuant to the HCD Housing Element Site Inventory Guidebook Government Code Section 65583.2, for projects yet to receive their certificate of occupancy or final building permit, the element must demonstrate that the project is expected to be built within the pla nning period. The City believes that many of these “in the pipeline” housing units are likely to be developed within the planning period and could further the City’s efforts in reaching its required RHNA, if/once developed. Although “projects in the pipeline” are not included as “candidate housing sites”, they represent opportunities for future housing construction in Costa Mesa within the planning period. If/when these housing units are built, the units will count toward achieving the City’s RHNA allocation as mandated by State law.
The below summary includes housing projects at vari ous planning/development stages, and consist of potential housing developments of various sizes, ty pes and housing affordability ranges. The summary includes recent housing projects that have been submitted for land use approvals at this time but are not yet “approved”; projects that are “approved” but no building permits have been issued or applied for; and other housing projects that City staff is working on in partnership with other entities or agencies to develop housing resources in the City.
Senior Housing Project at the Seni or Center (Jamboree Housing ENA) – On July 21, 2020, the City Council approved an Exclusive Negotiating Agreement (ENA) with Jamboree Housing Corporation in determining the feasibility, and potential terms, for the right to acquire a long-term leasehold interest in an approximately 0.90-acre portion of the parking lot at the Senior Center property to develop a senior housing project. The conceptual density study plans envisioned the potential for 464
Appendix B: Sites Analysis B-5
60 senior affordable dwelling units at the site. An application for an Urban Master Plan Screening for the proposed project was submitted in Nove mber 2021 and staff continues to work with the applicant to bring the project forward for a decision.
Urban Plan Screening Project (1711 & 1719 Pomona Avenue) – On November 16, 2021, the City Council considered an Urban Plan Screening of a Master Plan request for eight live/work units on a 0.46-acre lot. The proposed Master Plan includes a deviation request from the Urban Plan’s live/work standards for minimum lot size. The urban planning screening process is the City’s first stage of development review for projects proposed in mixed-use overlay districts. The Council generally supported the project’s concept, including the request for a deviation from minimum lot size and provided the applicant guidance for the project proposal to include in a future application for Planning Commission consideration.
Urban Plan Screening Project (1540 Superior Avenue) – On January 18, 2022, the City Council is scheduled to consider an Urban Plan Screening request for nine live/work units on a 0.44-acre lot. The Urban Plan screening process is the City’s first stage of development review for projects proposed in mixed-use overlay districts. After the City Council screening, the applicant will use the City Council’s guidance to include in a future application for Planning Commission consideration. One Metro West (1683 Sunflower Avenue) – The proposed project is a mixed-use development and consists of residential, specialty retail, creative office, and recreational uses. The project is proposed to include up to 1,057 dwelling units (anticipated to be rental units), 25,000 square feet of commercial creative office, 6,000 square feet of specialty retail, and 1.5-acres of public open space. The proposed development includes three multi-family residential structures with a maximum building height of seven stories; one stand-alone office building up to four stories in height; tenant-serving commercial retail space integrated into one of the residential structures; open space; landscaping; streetscape improvements; and a Class-I bike trail system on Sunflower Avenue providing access to the Santa Ana River Trail. The project was approved by City Council in 2021. The project includes 10 percent (106 units ) of the residential development project component to be affordable (67 very low income units and 39 low income units) for 40 years. The proposed Project is subject to Measure Y, as codified in Article 22, Chapter IX of Title 13 (Zoning) of the Costa Mesa Municipal Code. Pursuant to Measure Y, after final approval by the City Council, including all CEQA review, the voters must then approve the Project. Costa Mesa Village (2540 Newport Boulevard) – Costa Mesa Village is an existing 97-unit SRO/efficiency development which was redeveloped many years ago from an existing motel. An application to update and amend the original entitlement (which allowed for the conversion of the former motel into an SRO/effici ency unit development) was submitted in November of 2021. The intent of the Conditional Use Permit amendment is to modify and update the conditions of the original entitlement while adhering to the City of Costa Mesa’s recent SRO policy. The update will include revisions to enhance project housing and social services to qualified low-income individuals and persons with disabilities. Up to 23 of the 97 housing units are anticipated to be supported by Section a 811 subsidy administered by the California Housing Finance Agency (CalHFA) for persons with developmental disabilities, with the remainin g units to continue as affordable housing units for individuals living/working in the City of Costa Mesa. The project is expected to be heard by the Planning Commission on January 24, 2022, with the final decision by the City Council thereafter. Project Homekey – On November 16, 2021, the City Council directed staff to collaborate with the County of Orange and associated development part ners to submit application(s) for the Homekey Program grant funding for the acquisition, rehabilitation and conversion of one or two motel locations proposed for permanent supportive housing. City staff have been working with several existing motel owners of properties that range between approximately 40 to 90 units. The 465
Appendix B: Sites Analysis B-6
proposals will provide direct permanent supportive housing with funding from the City of Costa Mesa, the County and (if awarded) Homekey grant funds from the State. The target population for these units would include at risk or currently homeless individuals and se niors, age 62 and over, and chronic homeless individuals and couples, with a subset of the units for eligible persons that qualify for Mental Health Services Act (MHSA) programs. Because the City operates the 72 bed Bridge Shelter on Airway Avenue, the Homekey Program could provide a seamless opportunity to stabilize this most vulnerable population where supportive services are provided on site, in the expedited Homekey permanent supportive housing model.
The Plant (765-767 Baker Stre et and 2972 Century Place) – This project consists of the proposed renovation of three existing commercial buildings (containing the former Car Mart and Plant Stand) totaling 19,100 square feet, for retail and restaurant uses surrounding a central courtyard area. In addition, new buildings are proposed consisting of two greenhouse structures which will contain food stall uses, and a four-story mixed-use building with 48 residential units, 14 live/work units, and 2,570 square feet of workshop/maker office space above a two-level parking structure. This project was approved by the City Council in 2019.
Families Forward (Pomona Avenue) – Families Forward, foun ded in 1984, is committed to preventing and ending family homelessness in Orange County. Families Forward has acquired and is working on plans to rehabilitate and expand a multi-family property on Pomona Avenue. At completion, the project will include the interior and exterior renovation of the existing 6 units and the addition of 2 new accessory dwelling units that will collectively house 8 families at risk of, or experiencing, homelessness. Families Forward has submitted preliminary plans to the City and are working to advance construction plans which ar e expected to be submitted to the City for expedited review in January 2022. The project wi ll be owned and operated by Families Forward but is being constructed as a collaboration be tween Families Forward and HomeAid of Orange County. Families Forward will provide wrap-arou nd services to low- to moderate-income family residents and provide a case manager, housing resource specialist, and other professionals to build a plan toward self-sufficiency. The families will also receive supportive services such as counseling, career coaching and access to our food pantry.
In 2020, Families Forward helped house and br ing an end to homelessness for 15 Costa Mesa families (49 adults and children), with 33 Costa Mesa families accessing the Families Forward food pantry and taking another step towards stability. When complete, the Pomona project will serve as an entry point for families in and near Costa Mesa. Also, on November 17, 2020, the City Council approved a Subrecipient Agreement with Families Forward to establish a Tenant Based Rental Assistance (TBRA) program to assist qualified, very low-income households who are current residents of Costa Mesa (or households with strong community ties to Costa Mesa).
For a variety of reasons, not all projects in the pipeline complete the planning approval or building permit process and are built and occupied. However, these projects provide an indication of what future housing construction may include within the Housing Element pl anning period. As indicated above, City staff will continue to work with the aforementioned project applicants and other City housing efforts to reach the City’s goals.
466
Appendix B: Sites Analysis B-7
Figure B-1: Map of Candidate Housing Sites (All Income Categories)* *Comprehensive Sites Inventory map update to be conducted following a No Net Loss analysis later in 2026.
467
Appendix B: Sites Analysis B-8
Figure B-2: Map of Candidate Housing Sites (By Zoning)* *Comprehensive Sites Inventory Zoning map update to be conducted following a No Net Loss analysis later in 2026.
468
Appendix B: Sites Analysis B-9
469
Appendix B: Sites Analysis B-10
Figure B-2: Map of Candidate Housing Sites (SoBECA Focus)
470
Appendix B: Sites Analysis B-11
2. Selection of Sites
The City of Costa Mesa has identi fied sites with capacity to accommodate the 2021-2029 RHNA. The City has identified 99 parcels within a variety of different zones, spec ific plan areas, urban plans, and overlays.
Each of these either currently permit residential development or will be amended per Programs 3B and 3C to permit reside ntial development at the densities specified in Table B-5. The identified sites have been evaluated to determine the extent to which on-site uses are likely to redevelop within the planning period.
It was found that a number of the existing uses (identified in Table B-5) are either permanently closed or available for lease. Many of the uses are in multi-tenant commercial centers with one ownership and most show little to no evidence of recent investment or redevelopment.
The City does not have access to most leasing info rmation as these are generally private documents but has conducted an analysis to identify sites that show ch aracteristics indicating they are likely to redevelop within the planning period. When possible, the City had discussions with property owners to determine interest in redevelopment for residential uses. The analysis also includes several letters of potential residential development interest in Appendix A.
Community Input on Sites Selection
Community input was an important component of the site s identification and select ion process. The City conducted multiple public outreach meetings, including district specific meetings where community members gave input on areas of importance within their district. This information was collected as notes on maps of each district and can be found in Appendix C. Community members also provided feedback on potential housing development types and focus areas on the online community survey. Additionally, draft versions of the sites inventory were discussed at both Planning Commission and City Council study sessions, with decision makers providing input and community members able to make public comments.
Lastly, the City held discussions with major property owners within the City to better understand their long- range plans for development of the properties under th eir ownership. The City used these discussions to more accurately determine potential unit yield and affordability assumptions for some of the identified candidate housing sites. Additional information is provided for specific properties in Table B-5.
3. Redevelopment of Non-Vacant Sites for Residential Uses The City of Costa Mesa does not have sufficient vacant land available to accommodate fifty percent of their low/very-low income RHNA. To accommodate the need at all income levels, the City has analyzed sites within non-residentially zoned areas that permit re sidential development through Specific Plans, Urban Plans, or Overlays. The City also evaluated and included parcels not currently within Urban Plans which will be added when those Urban Plans are amended as part of Programs 3B and 3C.
As the City cannot accommodate 50 percent of the low/very low income RHNA, state law requires that the City analyze the following:
Analysis of leases that would prevent redevelopment of the site, The extent to which existing uses may constitute an impediment to the future residential development within the planning period,
The City’s past experience with converting existing uses to higher density residential uses, 471
Appendix B: Sites Analysis B-12
Current market demand for the existing use,
Development trends and market conditions, and
Regulatory or other incentives to encourage redevelopment.
Lease Analysis
Existing lease agreements on infill and non-vacant properties present a potential impediment that may prevent residential development within the planning peri od. State law requires the City to consider lease terms in evaluating the use of non-vacant sites, ho wever the City does not have access to private lease agreements or other contractual agreements amongst parties because they are private documents.
Therefore, the City has conducted an analysis to identify sites that show characteristics indicating they are likely to redevelop within the planning period, includ ing past performance, an on-the ground existing use analysis and a market analysis to understand cost of land, construction, and development trends in Costa Mesa.
Experience Developing Non-Vacant Sites for Residential Uses As part of the candidate housing sites analysis, the City has evaluated recent projects that have redeveloped within non-residentially zoned areas that included resi dential units. Those projects, including the zoning, use prior to redevelopment, and a project analysis of the approved development plan, are shown in Table B-3. The City’s analysis showed that prior uses on these redeveloped sites were similar in nature to the existing uses on sites identified within the sites inventory in Table B-6. Based on the information provided in Table B-3, the City has created a classification system for sites with characteristics that are applicable to the candidate sites inventory. The intent of this cl assification system is to draw parallels from past development and local knowledge and trends in develo pment to the potential future development of the candidate housing sites identified. These classifications are based in real past development that has occurred within the City and while some comparisons may not be an exact match for the sites identified, they show a strong correlation with the understandi ng that every parcel is unique in terms of site characteristics, existing use, ownership, and other factors which can affect future development. The development classes are generally defined as:
Development Class A: Uses on these sites prior to redevelo pment included either light industrial or office type uses. These are areas that previously served commercial or office businesses and have redeveloped throughout the city based on pr operty owner interest and market trends. This also includes uses within the SoBECA Urban Plan area.
Development Class B: Uses on these sites prior to rede velopment included self-storage, vehicle storage, and industrial uses. Many of these site s are located within the Mesa West or 19 West Urban Plan areas which covers a large portion of the industrial areas within the City. Development Class C: Uses on these sites prior to rede velopment included primarily commercial uses along Harbor Boulevard or another major city commercial corridor. These projects are typically in a mixed-use setting, whether within the same development or directly adjacent. Many of these sites are within the Harbor Mixed-Use Urban Plan area. Development Class D: These sites are motel conversions within the City. The City is continuing to pursue Project Homekey funds to encourage redevelo pment of specific motels within the City in coordination with property owners and operators of these buildings. EX: Existing proposed project or anticipated project. 472
Appendix B: Sites Analysis B-13
The City has also conducted a parcel specific analysis of existing uses for each of the identified sites. This analysis of existing uses, including indicators of a likelihood that the existing use will redevelop within the next eight years, are provided in Table B-6. This analysis is based on information readily available to the City and research that can be found through online research. The City does not always have access to private lease information but has included informatio n that property owners have shared regarding individual sites.
The following residential development projects have been constructed on parcels that were either non- residentially zoned or had an existing non-residential use on-site within Costa Mesa.
Table B-3: Example Development of Non-Vacant Sites for Residential Uses Project
Address
Dwelling
Units Zoning Use Prior to
Redevelopment Project Analysis Development
Class
125 Baker
St.
240 PDR -
HD
Industrial use This development is a 240-unit wrap
apartment complex on a 4.2-acre parcel in
a largely industrial and office area of Costa
Mesa. The project was built at a density of
approximately 57 du/ac. The site was
previously a light industrial and office uses
use similar to some of the identified
candidate housing sites. The project was
rezoned from CL to PDR-HD.
A 1957
Newport
Blvd.
38 PDR -
HD
Self-storage
use and trailer
storage lot
This development is a 38-unit condominium
project along the Newport Blvd commercial
corridor. The site was previously a self-
storage and trailer storage use similar to
some of the identified candidate housing
sites. The project was rezoned from C1 to
PDR-HD.
B
2277
Harbor
Blvd.
200 PDR -
HD
Motel use This development is a 200-unit apartment
complex on a previous motel use site. This
development is located on Harbor
Boulevard and shares many existing
characteristics with sites identified within
this corridor in the candidate sites
inventory. The project was rezoned from
C1 to PDR-HD.
D
671 W.
17th St.
177 MG Brownfield
development
(Argotech
Industries)
This development is 177 live/work and loft
residential units and was developed on a
site that was previously largely surface
parking area. This site is in the Mesa West
Urban Plan area and adjacent to some of
the sites identified within the candidate
housing sites analysis. This project also
shares many existing use characteristics
with those identified sites.
B
1620 and
1644
89 MG Industrial use
(Ametek
This development is 89 live/work residential
units on a former industrial use site in the
B
473
Appendix B: Sites Analysis B-14
Table B-3: Example Development of Non-Vacant Sites for Residential Uses Project
Address
Dwelling
Units Zoning Use Prior to
Redevelopment Project Analysis Development
Class
Whittier
Ave.
Aerospace and
Defense)
Mesa West Bluffs Urban Plan area. Similar
to 671 W. 17
th Street, this site shares many
geographic and existing use characteristics
with sites identified in the candidate
housing sites analysis.
1500
Mesa
Verde
Drive East
215 PDC Vacant
commercial
area
This development is 215 senior apartments
developed at four stories along Harbor
Boulevard directly adjacent to existing
commercial uses. This project is an
example of the types of horizontal mixed-
use projects that the City anticipates may
develop along Harbor Boulevard and
matches assumptions made in the Housing
Element.
C 1527
Newport
Boulevard
40 C2 &
MG
Industrial uses,
including boat
and automobile
repair
This development is 40 live/work units with
ground floor commercial/office workspaces
and two stories above for residential. This
development is in the 19 West Urban Plan
area and previous uses are consistent with
sites identified within the sites inventory.
B
132, 134,
140
Industrial
Way
22 C2 &
MG
Industrial uses,
including boat
and automobile
repair
This development is 22 live/work units with
ground floor commercial/office workspaces
and two stories above for residential. This
development is in the 19 West Urban Plan
area and previous uses are consistent with
sites identified within the sites inventory.
B
1677-
1985
Superior
Avenue
49 C2 &
MG
Gas station and
a mixture of
commercial
and industrial
uses.
This development is 49 live/work units with
ground floor commercial/office workspaces
and two stories above for residential. This
development is in the 19 West Urban Plan
area and previous uses are consistent with
sites identified within the sites inventory.
B
2025
Placentia
Avenue
36 MG Commercial
and industrial
uses, including
storage and
repair for boats
This development is 36 live/work units with
ground floor commercial/office workspaces
and two stories above for residential. This
development is in the Mesa West Bluffs
Urban Plan area along Placentia Avenue
and previous uses are consistent with sites
identified within the sites inventory.
B
2095
Harbor
Boulevard
29 PDC Commercial
buildings and
gas station
which had been
vacant for
several years.
This development is 28 single-family homes
with live/work potential, including ground
floor commercial/office workspaces and
two stories above for residential. This
development is in the Harbor Mixed Use
Urban Plan area along Harbor Avenue and
C
474
Appendix B: Sites Analysis B-15
Table B-3: Example Development of Non-Vacant Sites for Residential Uses Project
Address
Dwelling
Units Zoning Use Prior to
Redevelopment Project Analysis Development
Class
previous uses are consistent with sites
identified within the sites inventory.
1672
Placentia
Avenue
32 MG Boat yard and
industrial
building
This development is 32 live/work units with
ground floor commercial/office workspaces
and two stories above for residential. This
development is in the Mesa West Bluffs
Urban Plan area along Placentia Avenue
and previous uses are consistent with sites
identified within the sites inventory.
B
This analysis of recent sample development projects shows that residential development occurs within the City on sites that have existing non-residential uses. As indicated in the analysis notes, these example sites share many characteristics with the candidate housing sites in Table B-6. This demonstrates that there is development potential on these sites as well as interest in developing these types of sites for residential uses within Costa Mesa.
Existing Uses on Candidate Sites and Redevelopment Opportunity The City has identified and analyzed existing use on candidate sites in Table B-6 below. As the City is a built- out community, consisting mainly of commercial retail, industrial and single-family housing, a primary goal was to identify sites compatible fo r the development of multifamily and mixed-use housing as well as not displace existing residents. Therefore, the City iden tified the best possible site s with the most feasible opportunity for redevelopment over the next 8 years. In additional to the analysis in Table B-6 the City utilized locally available SCAG data to identify the following key indicators that the sites included for low and very low-income opportunity are the most appropriate:
Nine percent of the sites are within areas identifies as Highest Resource by the TCAC 55 percent of the sites are within areas identified as moderate resource On average, there are 90 healthcare facilities within a one-mile drive from the identified sites On average, there are 4 grocery stores or markets within a one-mile drive from the identified sites 97 percent of the sites identified are within a High-Quality Transit area, meaning the 97 percent of sites are within one half-mile of a well-serviced transit stop or a transit corridor with 15-minute or less service frequency during peak commute hours.
Housing Market Analysis
In addition to an on-the-ground existing use analysis , the City of Costa Mesa has market conditions to facilitate the redevelopment of non-vacant sites for residential. Table B-3 above shows that a total of 1,167 dwelling units have been constructe d through redevelopment in the City. Additionally, a California Association of Realtors report for Historic Housing trends shows that the average time a unit spends on the market in Orange County is just 18.6 days in the last four years (2017-2021) and just 13.3 days in the last 475
Appendix B: Sites Analysis B-16
two years.1 Specifically in Costa mesa, homes spent just over one month on market and the sale-to-list price ratio was 100.14%, indicating a sellers’ market and the need for more housing. 2 According to the New Homes Directory (online resource), historical Housing Market data, the average price for an attached unit, 1,500 square feet or less, increased by 48 percent over the last planning cycle ($434,87 in 2014 to $645,000 in 2021).3
Additionally, the according to the CAR Current Sales and Price Statistical Survey, the median cost of a home for sale in Orange County increased by 20 pe rcent from 2020-2021 (from $930,000 in October 2020 to $1,120,000 in October 2021).4 The indicators above signify an increased market demand for new housing.
4. Development of Small Site Parcels
The City of Costa Mesa has identified several candidate housing sites that are smaller than half an acre in size. Assembly Bill 1397 id entifies general size requirements for candidate housing site s of greater than half an acre and less than 10 acres in size. The City has only identified sites smaller than half an acre which show the likelihood of redeveloping in conjunction with other parcels which collectively meet the half acre requirement or where the property owner/developer has pr ovided a draft development proposal to the City. The likelihood of redevelopment was based primarily on common ownership amongst adjacent parcels which share a property line. In most instances, these parcels are currently developed as a single use and it is reasonable to anticipate that the collection of parcels will redevelop as one new development to maximize efficiency and design of the new use. Candidate sites less than half an acre in size represent a small portion of the City’s overall RHNA need. A total of nine sites comprise the potential for 114 units, which is 1 percent of the City’s total RHNA need for the period of 11,760.
The potential candidate sites which are anticipated to be consolidated into a single development are identified within Table B-6.
The candidate sites that are smaller than half an acre are shown in Table B-4 below along with descriptions of their likelihood to redevelop that go beyond the descriptions in Table B-6.
1 Median time on Market of Existing Detached Homes, Historical Data, California Association of Realtors (CAR), Accessed online:
December 9, 2021. https://www.car.org/marketdata/data
2 Realtor.com, Housing Market Summary, Cost a Mesa. Accessed Online: December 9, 2021. https://www.realtor.com/realestateandhomes-search/Costa-Mesa_CA/overview 3 New Homes Directory.com, Historical Housing Report in Costa Mesa, Accessed Online: December 9, 2021. https://www.newhomesdirectory.com/California/Costa_Mesa/historical-housing-report 4 Current Sales and Price Statistics, California Associatio n of Realtors (CAR), Accessed online: December 9, 2021. https://www.car.org/marketdata/data
476
Appendix B: Sites Analysis B-17
Table B-4: Analysis of Candidate Housing Sites Under 0.5 acres APN Unique
ID Address
Specific
Plan/Urban
Plan Area
Size
(Ac) Use Description
418-181-11 210 Bristol St. (to
be assigned)
N/A 0.43 The subject property is a surface parking lot.
The property owner/developer provided a
pre-application and rezoning application for
a 10-unit residential development project. In
February 2026, the property
owner/developer requested to have the site
added to the Housing Element.
42543103 20 1666 Superior
Ave
19 West 0.29 These are all adjacent parcels in a contiguous block bounded by E 16 th Street, Superior
Avenue, E 17th Street, and Newport Blvd. All
parcels within this block have been identified
as candidate housing sites and total 4.70
acres. Sites 22 and 23 are owned by the
same property owner. The existing uses are
all car-related industrial uses which are
single-story.
As shown in Table B-2, the City worked with
property owners of parcels along Industrial
Way (Specifically 132, 134, and 140
Industrial Way, less than a quarter mile
southwest of these identified parcels) to
facilitate the development of residential
uses on parcels previously occupied with the
same types of uses as these three parcels
(boat and auto repair uses). These parcels
are located within the 19 West Urban Plan
area and are permitted to develop in the
same manner as the parcels along Industrial
Way.
42543105 22 126 E 16 th St 19 West 0.42
42543106 23 126 E 16 th St 19 West 0.35
41817101 208 754 Saint
Clair St
SoBECA 0.27 These parcels are occupied by warehouse
and light industrial uses within the SoBECA
Urban Plan area. The SoBECA Urban Plan
focuses on residential as a mixed-use
component and promoting the development
of residential in addition to the existing
commercial anchors in the Mall and the
Camp. The City has established Program 3D
to update the Urban Plans within the City to
focus more heavily on residential uses at the
identified densities.
As identified in Table B-2, the City developed
Baker Block on industrial parcels which
previously occupied similar light industrial
uses in a largely industrial corridor
approximately one-third of a mile from the
41817102 179 752 Saint
Clair St
SoBECA 0.26
41820202 182 841 Baker St SoBECA 0.33
41820205 185 2969 Century
Pl
SoBECA 0.09
13931321 203 1590 Adams
Ave
SoBECA 0.27
477
Appendix B: Sites Analysis B-18
Table B-4: Analysis of Candidate Housing Sites Under 0.5 acres APN Unique
ID Address
Specific
Plan/Urban
Plan Area
Size
(Ac) Use Description
SoBECA area. These uses have similar
historical context and assumptions have
been tied to this pr oject and others as
examples of redeveloping these types of
uses for residential within industrial areas.
14004183 198 N/A North Costa
Mesa
0.23 This parcel is part of the overall Home Ranch
parcel described in the Large Site analysis in
the following section. Home Ranch is
currently a mostly vacant site within the
North Costa Mesa Specific Plan area that has
an existing development agreement and is
currently planned for residential
development. The City has actively worked
with the property owner throughout the 6 th
Cycle Housing Element update process to
identify an appropriate number of
residential units to allocate towards the site.
The property owner has indicated they
intend to develop residential uses on the
Home Ranch site and they are permitted to
alter their development agreement or
develop outside of it, meaning there are no
unit caps in place.
While this individual parc el is less than half
an acre, it is in common ownership with the
larger Home Ranch site which exceeds the
half acre standard. This parcel is currently
vacant.
Additionally, Policy LU-2.10 of the City of Costa Mesa’s Land Use Element within the General Plan promotes lot consolidation of residential properties. While the sites identified in the table above are commercial in nature, the intent of the policy remains effective in consolidating smaller parcels towards the creation of a larger residential development.
5. Development of Large Site Parcels
The 2021-2029 sites inventory includes se veral sites that are larger than 10 acres. These sites exceed the AB1397 size requirement and require additional analysis. The following background and analysis relates to each site in the inventory that exceeds that inventory. The City has conducted meetings with each of these major property owners to determine their future interest in developing housing on the identified properties. These properties when developed pursua nt to the densities included within this Housing Element would be subject to the City’s inclusionary housing requirements which are in process and anticipated to be adopted per Program 2A. This supports the City’s assumptions of affordability on the sites described below. The housing element also in cludes Program 3R which commits the City to take actions to promote the development of large parcels at the densities and affordability levels identified 478
Appendix B: Sites Analysis B-19
within the housing element. There are no unit caps within the City which would limit the number of units which can be developed on these sites. That is subject to the densities provided within the City’s zoning code.
Fairview Developmental Center
The Fairview Developmental Center (FDC) is a State-owned property that is approximately 109 acres in size and located on Harbor Boulevard within Costa Mesa. The FDC currently serves as one of the largest residential facilities for developmentally disabled persons in the State of California. The FDC was previously identified in the City’s 5th cycle Housing Element (2013-2021) and the Ci ty has continued discussions with the State to determine the potential residential yield of the area taking into consideration the existing uses.
In January 2020, the Costa Mesa Fa irview Developmental Center Ad Hoc Committee met to discuss potential development yields for the site. The Comm ittee presented a report to the City Council which summarized its strategi c engagement in the development of the local vision, priorities, and reasoning behind the stated preliminary vision of a solutions-based, housing-first model for the site. The Committee took into consideration the City’s recent efforts to open a homeless shelter and identified opportunities for permanent supportive housing and integrated workforce housing within the City. Conceptual yield studies and draft plans have also been compiled for the pr operty and helped to inform development capacity assumptions. There are no current development agreements or density caps on the property as residential uses are not currently permitted. The City will need to come to an agreement with the State of California for future use of the site and then solicit input from the development community on potential entitlement, likely through a competitive bid process. The City is confident that there is significant interest in redeveloping the property once it becomes available based on informal discussions with developers during the housing element update process.
FDC was discussed multiple times in public workshops by local housing advocacy groups in support of residential uses on the site for primarily affordable housing developments and workforce housing. The City has established Program 3B to work with the State of California to establish the FDC area as a mixed-use village that prioritizes housing and promotes development at the densities and affordability levels identified within this housing element. As stated in Program 3B, the City envisions a two-year process to negotiate future residential development use on the site. If not established within two years, the City will identify additional sites to accommodate a potential shortfall in sites to accommodate the remaining RHNA.
The City’s 6
th Cycle analysis includes an assumption of 2,300 dwelling units broken down into the very low, low, moderate, and above moderate-income categories.
Sakioka Lot 2
Sakioka Lot 2 is a 30.93-acre site located north of the 405 Freeway with General Plan Land Use designation that allows up to 660 residential units, 863,000 Square feet of office or retail use and a Floor Area Ratio of
1.0. The property is also located in the North Costa Mesa Specific Plan.
The site is currently under a development agreement (D A) that was recently extended for ten years until May of 2031. The City has had continued discussions with the property owners who have indicated there is the potential for future housing development on the site in strategic areas. This development would occur pursuant to the new densities identified within the Housing Element, which may lead to the development of more units than currently established under the DA. The property owner and City could 479
Appendix B: Sites Analysis B-20
potentially amend the current DA or the property owner may develop outside of the DA but under the zoning requirements of the North Costa Mesa Specific Plan in order to achieve more than 660 residential units in the future. Therefore, the existing DA does not present a cap or restriction on the future number of potential units on the Sakioka Lot 2 parcel. Furthermore, there are not affordability caps within the current DA which would limit the number of units which may be affordable. The City’s 6 th Cycle analysis
includes an assumption of 1,200 dwel ling units broken down into the ve ry low, low, moderate, and above moderate-income categories. The property owner has expressed interest in communications with the City in developing for residential uses within the 8-year planning cycle.
Home Ranch
Segerstrom Home Ranch is a 43-acre site located north of the 405 Free way with a General Plan land use designation that allows up to 1.2 million square feet of office and up to 0.64 Floor Area Ratio. The property is also located in the North Costa Mesa Specific Plan. The site is currently under a development agreement that was executed in 2002 and extended in 2010 for additional 20 years until July of 2030.
The City has had continued discussions with the property owners who have indicated there is the potential for future housing development on the site in strategic areas. The property owner has expressed that there are future scenarios which consider fully developing the site for residential uses with some support commercial, which exceeds the assumptions in the housing element. The City conservatively analyzed the potential for a range of uses on the Home Ranch site. This would require a modification of the existing DA, which is possible with property owner and City support. The City’s 6th Cycle analysis includes an assumption of 2,215 dwelling units broken down into the very low, low, moderate, and above moderate-income categories. The property owner has expressed interest in communications with the City in developing for residential uses within the 8-year planning cycle.
South Coast Plaza
South Coast Plaza is a large regional mall in the North Costa Mesa area. The mall has ample surface parking and as of adoption of this Housing Element, has a large, big box component which is currently vacant. The City has had continued discussions with the property owners who have indicated there is the potential for future housing development on the site in strategic areas. The sites analysis makes a conservative potential redevelopment assumption of approximately 15 acres of the 128-acre property.
The City’s 6th Cycle analysis includes an assumption of 1,959 dwelling units broken down into the very low, low, moderate, and above moderate-income categories.
Pacific Arts Plaza
Pacific Arts Plaza project is an 18.3-acre site located in South Coast Plaza Town Center currently developed with a variety of office buildings and restaurants. The site is designated Cultural Arts Center (CAC) by the General Plan and has a zoning designation of Town Center (TC). The property is also located in the North Costa Mesa Specific Plan. Portions of the site are under a Development Agreement. The existing development approvals referenced in the original Development Agreement that allows for a maximum Floor Area Ratio (FAR) of 1.55 and maximum building square footage of 1,227,978. The Development Agreement was recently extended for two years and will expire in August of 2023. The City has had continued discussions with the property owners who have indicated there is the potential for future housing development on the site in strategic areas. 480
Appendix B: Sites Analysis B-21
The City’s 6th Cycle analysis includes an a ssumption of 535 dwelling units brok en down into the very low, low, moderate, and above moderate-income categories.
6. Accessory Dwelling Units
Accessory dwelling units, or ADUs, are housing units which may be developed in addition to an existing single- or multi-family residential use. These housin g units can be free-standing or attached to a primary structure and are intended to provide additional housing on an existing residential lot. Often ADUs provide housing for family members or are rented to members of the community.
As a result of new legislation and an increased effort by the City to promote ADUs, the City has seen an increase in applications so far in 2022. The City approved/permitted the following number of ADUs since 2018:
2018 – 4 ADUS
2019 – 6 ADUS
2020 – 19 ADUs
2021 – 43 ADUs
2022 – 68 ADUs
Of the 41 permits issued in 2021, 1 was available at the extremely-low income level, 3 were available at the very-low income level, 25 were available at the low-income level, and 12 were available at the moderate income level. As of the end of April 2022, the City of Costa Mesa has seen an increase in ADU activity. The City has approved and is in the process of issuing permits for 27 ADUs through approximately one-third of the year. Projected out over 2022, this demonstrates the continued trend of ADU growth and puts the City on pace for 81 approved ADUs in 2022. This exceeds the City’s 2022 projection of 50 units by 31 units and positions the City well to exceed its projected ADUs within the planning period.
In compliance with State law, ADUs are allowed in all zones that allow single dwelling unit or multiple dwelling unit development. Junior Accessory Dwelling Units (JrADUs) are permitted only in single dwelling unit zones.
The City of Costa Mesa has determined based on past performance that it is appropriate to anticipate the development of 391 accessory dwelling units from 2021 to 2029 (approximately 50 per year through the planning period). Approximately 265 of these units ar e anticipated to be afford able at the low and very- low-income categories. A total of 117 ADUs are anticipated to be affordable at the moderate-income level and 8 ADUs are anticipated at the above moderate-income level. This affordability estimation is based on guidance from SCAG and HCD based on surveys of existing ADUs in the SCAG region between April and June 2020. Another local factor that cont ributes to the City’s an ticipated overall ADU gr owth expectations is that the City’s ADU provisions are more flexible than the State ADU regulations, and therefore are more desirable for ADU development. For example, the State’s minimum standard related to ADU required parking is that ADU’s located within 500 feet of certain transit areas are not required to provide parking, whereas the City’s ADU standards allow ADUs to be constructed without any parking regardless of location.
Also, the State’s minimum standard related to ADU height is that a local ADU ordinance shall allow an ADU 481
Appendix B: Sites Analysis B-22
height a minimum of 16 feet, whereas the City’s ADU height standards allow a building height of 27 feet.
Lastly, the State’s minimum floor area requirement for ADUs is 850 square feet for studio units and 1,000 square feet for one-bedroom units, whereas the City’s ADU floor area standards allow for larger ADUs in that a detached ADU can be constructed up to 1,200 square feet, and an attached ADU may be the greater of 1,000 square feet or 50 percent of the size of the existing residential unit.
The City performed a trend analysis looking at the growth in ADUs from 2018 – 2021. That analysis is shown in the table below.
Table B-5: ADU Assumption Analysis (2018 – 2021)
Year ADU Permitted (2018-Based Strategy)
Projection Period
Total: 390
2028 50
2027 50
2026 50
2025 50
2024 50
2023 50
2022* 68
2021* 43
2020* 19
2019* 6
2018* 4
“*” indicates actual permitted ADUs within that year.
As shown in Table B-4, Costa Mesa has seen sustained increases in ADU production ea ch year since 2018 with the lowest being a 50% increase between 2018 and 2019 as new State laws and local processes were not common knowledge amongst homeowners. The City expects that they while ADU production is likely to continue to increase year after year, there may be some drop off in that increase as more property owners develop ADUs. The City anticipates approxim ately 50 ADUs will be permitted per year for the remainder of the planning period.
A further indication of this is recent development tr ends observed by the City. Planning staff recently received and processed a development which included 13 ADUS which were conversions of existing garages. These units ranged from 152 to 363 square feet and consisted of a studio unit arrangement with one bathroom. This is a direct result of two action s: (1) developers and local property owners becoming educated on the new ADU laws and (2) the City of Costa Mesa making diligent efforts to discuss ADU potential and provide informational materials to the community. In addition to the methodology and concrete local data presented above, the City understands that ADU trends may change. In response, the housing element includes Program 3M to monitor ADU production every two years and has stated actions should production not match the anticipated amount in the housing element.
To assist in furthering the recognition and understanding of ADUs potential within Costa Mesa and reach the City’s ADU development projections, Costa Mesa has included Program 3E, which identifies actions the City will take to promote and incentivize the development of ADUs during the planning period. As outlined in the program, these actions include:
482
Appendix B: Sites Analysis B-23
Coordinating with the County on implementation of a permit-ready ADU program Post a user-friendly FAQ on the City’s website to assist the public with the general questions. Waiving specific permitting fees to make ADU development more feasible Creating an expedited plan check review process to ease the process for homeowners Research potential State and Regional funding sources for affordable ADUs and make the information found publicly available to homeowners
7. Water, Sewer, and Dry Utility Availability
Each site has been evaluated to ensure there is adequate access to water and sewer connections as well as dry utilities. Each site is situated with a direct conn ection to a public street that has the appropriate water and sewer mains and other infrastructure to service th e candidate site. The City has sufficient total water and sewer capacity (existing and planned) to accommodate the 2021-2029 regional housing need. The City plans for future housing growth through the Mesa Water District Urban Water Management Plan (UWMP).
This was most recently updated in 2020. Future sewer capacity is planned for through the Costa Mesa Sanitary District Sewer System Management Plan (SSMP), which was most recently amended and recertified by the Board of Directors in January 2021.
B. Calculation of Unit Capacity
This section contains a description of the candidate sites identified to meet Costa Mesa’s RHNA need at all income levels. The full list of these sites is presented in Table B-6.
1. Realistic Capacity and Affordability Calculations
Costa Mesa’s 2021-2029 Housing Element sites analysis assumes that each identified ca ndidate housing site will develop with at a range of income levels. Primarily, it is assumed that sites identified within Table B-6 will redevelop with the following affordability characteristics:
30% of units available to residents in the low and very low-income categories 20% of units available to residents in the moderate-income category 50% of units available to residents in the above moderate-income category Costa Mesa recognizes that not al l sites within the inventory will de velop such that they meet these affordability assumptions and has included a 37% buffer on the total number of units to assist in accommodating potential differences in future housing development . This buffer is to accommodate the potential that sites may develop for 100% nonresidenti al uses, however recent development within Costa Mesa has indicated that is unlikely. The following developments have all occurred recently within the City’s urban plans, specific plans, overlays, or on non-reside ntially zoned sites. Many of these are described in more detail in Table B-2.
2277 Harbor Blvd – Previous motel use that underwent a rezone from C1 to PDR-HD and developed as a fully residential project with 200 apartment units. 671 W 17 th Street – Previous industrial brownfield site in the Mesa West Bluff Urban Plan which developed as a fully residential project with 177 live/work units. 483
Appendix B: Sites Analysis B-24
1620 and 1644 Whittier Avenue – Previous industrial use in the Mesa West Bluff Urban Plan which developed as a fully residential project with 89 live/work units. 1500 Mesa Verde East Drive – Commercially zoned parcel along Harbor Boulevard which developed as a fully residential project with 215 senior apartments. Brickyard East and West – Previous industrial warehouse uses along Placentia Avenue which developed as a fully residential project with 29 townhouse units.
Consistent with local housing market trends data pres ented earlier in this appendices, the City of Costa Mesa is seeing an increase in residential development and rarely receives requests for fully non-residential uses in the area identified within the candidate housing sites analysis.
The City has established goals and programs within the Housing Element aimed at identifying funding opportunities and partnering with the development community to increase the amount of affordable housing built in future developments. If the City is able to identify partnerships leading to fully affordable projects, that would also help to cover any potential shortfall in capacity in any of the four income categories. The City of Costa Mesa recognizes that should a “No Net Loss” situation occur, they will be required to identify additional sites and has analyzed additional potential housing sites within the Housing Element’s environmental clearance document.
There are several candidate housing sites in which the affordability assumptions differ from those presented above. Those sites include:
APN 418-181-11 (address to be assigned). This site was developed as a surface parking lot. The property owner/developer has applied for a pre- application and rezoning to accommodate a ten- unit residential development with one low income unit. The other nine units are assumed to be affordable to above moderate income households.
Costa Mesa Senior Housing Project (APN 424-211-01). This site is owned by the City of Costa Mesa who has had previous discussions with a developer on a fully affordable project on this site. This site assumes 60 units which are all affordable at the lower income levels. Fairview Developmental Center. This site is analyzed previously in the large site analysis portion of this appendices. This site is owned by the State of California and the City anticipates working in collaboration with the State to support the goal of developing affordable housing. The City has assumed that approximately 40% of the units on this site will be available to residents at the lower income levels, while 30% will be available to residents at the moderate-income levels. The remaining units are anticipated to be market-rate.
Sakioka Lot 2. The City has conducted outreach meetings with this property owner and determined that it is realistic to assume that 15% of future units on this site may be available to residents at the lower income levels. This site has an existing development agreement. Home Ranch. The City has conducted outreach meetings with this property owner and determined that it is realistic to assume that 15% of future units on this site may be available to residents at the lower income levels. This site has an existing development agreement. Pacific Arts Plaza and Town Center. The City has conducted outreach meetings with this property owner and determined that it is realistic to assume that 15% of future units on this site may be available to residents at the low and very-low income levels. This site has an existing development agreement.
484
Appendix B: Sites Analysis B-25
2. Specific Plan, Urban Plan, and Overlays
As identified in Programs 3B and 3C, of the Housing Plan (Chapter 4), the City will be modifying some of the existing Specific Plans, Urban Plans, and Overlays within Costa Mesa. The densities identified in Table B-6 reflect revisions to many of these areas to permit re sidential development at a higher density than what the current zoning permits as of adoption of this document. As noted, the City has three years to complete these zoning amendments. The City is proposing to either analyze or modify the following areas:
North Costa Mesa Specific Plan
19 West Urban Plan
SoBECA Urban Plan
Mesa West Bluff Urban Plan
Residential Ownership Urban Plan
(Propose to Remove)
Residential Incentive Overlay
Harbor Mixed-Use Overlay
These areas, with the exception of the Residential Ownership Urban Plan, which is proposed to be removed, will be modified through Programs 3B through 3C to permit residential development at or above the default density for Costa Mesa of 30 dwelling units per acre. When considering appropriate densities, the City held outreach meetings with members of the community, decision-makers, the development community, and major property owners. As part of these meetings, the City discusses and analyzed what densities were appropriate to maintain the character of the surr ounding neighborhoods while also presenting the opportunity for future residential development that ca n realistically facilitate the development of units available at the lower income levels.
The City will continue to conduct community outreach post adoption of the Housing Element to discuss potential revisions to development standards within these areas with the goal of effectively planning for future affordable housing. Densities established as a part of future zoning changes must accommodate the densities shown in Table B-6 for the sites identified.
485
A p p e n d i x B : S i t e s A n a l y s i s B - 2 6 Costa Mesa Housing Element 6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026) Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of the sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
424-202-
02 12 719 W
19th St
PANGE
MARC C TR
PANGE
REVOC TR
C1 G 4 19 West 1.29 50 Yes 64 12 7 12 34
Small commercial uses
in a strip mall center.
Approximately half of
the parcel is surface
parking and property
abuts a major
transportation corridor
(19th Street). Shopping
Center shows no recent
sign of renovation.
12,509 70,028 18% C
424-202-
03 13 707 W
19th St
MUNOZ
FAMILY
PROPERTIES
LLC
C1 G 4 19 West 2.00 50 99 18 10 19 52
Existing single-user
(Smart&Final) with large
surface parking lot.
Potential to redevelop
for mixed-use adjacent
to major transportation
corridor (19th Street).
20,404 108,723 19% C
424-211-
01 14 695 W
19th St
CITY OF
COSTA MESA C1 G 5 19 West
(Senior) 2.66 50 60 40 20 0 0 Proposed Senior Center Housing project. 16,181 144,946 11% EX
424-281-
20 16
1710
Pomona
Ave
PACIFIC
MESA
PROPERTIES
MG LI 5 19 West 1.08 50 53 10 5 10 28
Existing self-storage
facility in close proximity
to new residential uses
and major
transportation corridor
(17th Street). The
existing single-story
building is located less
than 100 feet away from
recently constructed
residential. The increase
in permitted residential
density afforded by this
Housing Element update
cycle is an incentive for
property owners to gain
greater economic return
with residential
development as
opposed to remaining as
commercial.
Additionally, this Urban
17,660 58,633 30% B
486
A p p e n d i x B : S i t e s A n a l y s i s B - 2 7 Costa Mesa Housing Element 6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026) Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of the sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
Plan Area has seen
significant past
ownership interest in
conversion of existing
commercial/light
industrial/office into
residential development
with similar previous
existing sites (including
more than one-hundred
multi-story residential
loft units located
immediately across 17th
Street). Further, one of
the main objectives of
the 19 West Urban Plan
is to “encourage
commercial/residential
mixed-use
development” with an
emphasis on “vertical
mixed-use
development” (i.e.,
multi-story). Based on
past local development
trends and future
allowed increases in
residential density, It is
conceivable and likely
that the economic
return of a residential
use will encourage the
ownership to redevelop
the existing storage use
into either residential or
residential mixed-use
(similar to adjacent
properties) within the
planning period.
487
A p p e n d i x B : S i t e s A n a l y s i s B - 2 8 Costa Mesa Housing Element 6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026) Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of the sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
424-281-
21 17 670 W
17th St
PACIFIC
MESA
PROPERTIES
MG LI 5 19 West 1.06 50 53 10 5 10 28
Existing 2-story office
and commercial uses in
close proximity to new
residential uses and
major transportation
corridor (17th Street).
12,364 57,813 21% A
424-281-
22 18 660 W
17th St
PACIFIC
MESA
PROPERTIES
MG LI 5 19 West 2.22 50 110 20 12 22 55
Existing self-storage
facility and light
industrial/commercial
use in close proximity to
new residential uses and
major transportation
corridor (17th Street).
29,164 120,722 24% B
425-431-
02 19
1680
Superior
Ave
B D INNS INC CL G 6 19 West 2.11 50 105 19 11 21 53 Existing hotel use
(Ramada) with large
surface parking lot.
Property is directly
adjacent to Newport
Boulevard and next to
new multi-family
development.
25,337 115,045 22% D
425-431-
03 20
1666
Superior
Ave
SCHWARTZ
PAUL D 2007
TR
MG LI 6 19 West 0.29 50 A 14 2 1 2 9
Collection of existing
warehouse and
industrial uses adjacent
to new multi-family
development. The
Housing Element
anticipates this property
may be redeveloped
with adjacent uses as
indicated in this table.
3,693 15,921 23% B
425-431-
04 21 116 E
16th St
SHEEHAN
MICHAEL W
TR
MG LI 6 19 West 0.73 50 A 36 6 3 7 19
Collection of existing
warehouse and
industrial uses adjacent
to new multi-family
development. The
Housing Element
anticipates this property
may be redeveloped
with adjacent uses as
indicated in this table.
13,899 39,955 35% B
488
A p p e n d i x B : S i t e s A n a l y s i s B - 2 9 Costa Mesa Housing Element 6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026) Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of the sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
The existing single-story
collection of warehouse
buildings is located
across 16th Street from
approximately 60
affordable
modular/mobile home
residential units and also
located in close
proximity to more than
one-hundred multi-story
residential loft units
located on 17
th Street.
This Urban Plan Area has
seen significant past
ownership interest in
conversion of existing
commercial/light
industrial/office uses
into residential
development with
similar previous existing
sites. Further, one of the
main objectives of the
19 West Urban Plan is to
“encourage
commercial/residential
mixed-use
development” with an
emphasis on “vertical
mixed-use
development” (i.e.,
multi-story). Based on
past local development
trends and future
allowed increases in
residential density
afforded by the
associated zone
changes, It is
conceivable and likely
489
A p p e n d i x B : S i t e s A n a l y s i s B - 3 0 Costa Mesa Housing Element 6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026) Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of the sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
that the economic
return of a residential
use will encourage the
ownership to redevelop
the existing uses into
either residential or
residential mixed-use
(similar to adjacent
properties) within the
planning period.
425-431-
05 22 126 E
16th St
126
PROPERTIES
LLC
MG LI 6 19 West 0.42 50 A 20 3 2 4 10
A vehicle repair facility
developed with older
and randomly located
structures. The Housing
Element anticipates this
property may be
redeveloped with
adjacent uses as
indicated in this table.
The existing collection of
vehicular repair and
vehicle storage buildings
are located across 16th
Street from
approximately 60
affordable
modular/mobile home
residential units and also
located in close
proximity to more than
one-hundred multi-story
residential loft units
located on 17th Street.
This Urban Plan Area has
seen significant past
ownership interest in
conversion of existing
commercial/light
industrial/office uses
into residential
development with
10,868 22,831 48% B
490
A p p e n d i x B : S i t e s A n a l y s i s B - 3 1 Costa Mesa Housing Element 6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026) Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of the sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
similar previous existing
sites. Further, one of the
main objectives of the
19 West Urban Plan is to
“encourage
commercial/residential
mixed-use
development” with an
emphasis on “vertical
mixed-use
development” (i.e.,
multi-story). Based on
past local development
trends and future
increases in residential
densities afforded by the
next Housing Element
cycle, It is conceivable
and likely that the
economic return of a
residential use will
encourage the
ownership to redevelop
the existing uses into
either residential or
residential mixed-use
(similar to nearby
properties) within the
planning period.
425-431-
06 23 126 E
16Th St
126
PROPERTIES
LLC
C1 G 6 19 West 0.35 50 A 17 3 1 3 10
Collection of existing
warehouse and
industrial uses adjacent
to new multi-family
development. The
Housing Element
anticipates this property
may be redeveloped
with adjacent uses as
indicated in this table.
5,158 19,226 27% B
491
A p p e n d i x B : S i t e s A n a l y s i s B - 3 2 Costa Mesa Housing Element 6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026) Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of the sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
425-431-
07 24
1601
Newport
Blvd
WINKAL
HOLDINGS L
L C
C1 G 6 19 West 0.79 50 39 7 4 7 22
Collection of existing
warehouse and
industrial uses adjacent
to new multi-family
development. The
Housing Element
anticipates this property
may be redeveloped
with adjacent uses as
indicated in this table.
9,604 42,763 22% B
420-012-
16 38 2476
Mark St
STATE OF
CALIFORNIA
I&R-
MLT MUC 1
Fairview
Develop
mental
108.9
1 60 2,30
0 575 345 690 690
Fairview Developmental
Center property. See
analysis in Appendix B
for additional
information on potential
to redevelop.
944,681 N/A N/A EX
141-361-
06 39
2700
Harbor
Blvd
FEMINO
JAMES J THE
J J & S
FEMINO
LIVING TR
C1 G 3
Harbor
Mixed-
Use
0.68 50 34 6 3 6 19
Mixed us building with
first floor retail and
offices
8,228 37,198 22% C
141-361-
11 40
2666
Harbor
Blvd
HARBOR CM
LLC C1 G 3
Harbor
Mixed-
Use
2.41 50 120 22 13 24 60
Former Ace Hardware
store, now for lease
after Ace went out of
business. Large big box
structure with surface
parking along a major
transportation corridor
(Harbor Blvd). This
property is located
adjacent to an
approximate 30 unit
recently completed
residential development
(also fronting Harbor
Blvd) and several
hundred residential
apartment units located
easterly of the property.
Given the nature of the
current extended
44,693 130,965 34% C
492
A p p e n d i x B : S i t e s A n a l y s i s B - 3 3 Costa Mesa Housing Element 6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026) Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of the sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
vacancy history, difficult
lease market for a larger
facility and permitted
residential densities
afforded to this property
by the next Housing
Element cycle, it is
conceivable and likely
that this property will be
redeveloped with
residential. The
aforementioned
adjacent residential
property located on
Harbor Boulevard was
previously developed
with a large automobile
dealership within the
current planning period
during the previous
planning period which
identifies a potential
trend for this property
to be redeveloped
similarly with residential.
141-361-
21 41
2790
Harbor
Blvd
LEFEBVRE
MAUREEN
ELIZABETH
C1 G 3
Harbor
Mixed-
Use
0.75 50 37 7 4 7 20
Mixed use building with
retail and offices on first
floor and offices on 2nd
and 3rd floor. Building is
partially vacant with
large surface parking lot
adjacent to major
transportation corridor
(Harbor Boulevard).
10,347 40,932 25% C
141-361-
22 42
2750
Harbor
Blvd
SRS COLLEGE
CENTER C1 G 3
Harbor
Mixed-
Use
1.71 50 85 16 9 17 43
Existing older
commercial shopping
center adjacent to major
transportation corridor
(Harbor). Uses range
from commercial to
office and restaurants.
12,032 92,942 13% C
493
A p p e n d i x B : S i t e s A n a l y s i s B - 3 4 Costa Mesa Housing Element 6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026) Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of the sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
Large surface parking
lot.
141-361-
23 43
2730
Harbor
Blvd
SRS COLLEGE
CENTER C1 G 3
Harbor
Mixed-
Use
0.68 50 33 6 3 6 18
Existing older
commercial shopping
center adjacent to major
transportation corridor
(Harbor Boulevard).
Uses include
commercial, office and
restaurants. Large
shared surface parking
lot. This property is
located across the street
(Peterson Place) from
several hundred
residential apartment
units. Several of the
larger commercial units
in this shopping center
are currently vacant or
have been chronically
vacant in the past, and
the center is in need of
investment and is
somewhat lacking
commercial vitality.
Thus, it is conceivable
and likely, similar to
other nearby adjacent
commercial properties,
that this property will be
redeveloped with
residential units during
the current planning
period. The future
increase in permitted
residential density
afforded by this Housing
12,075 36,948 33% C
494
A p p e n d i x B : S i t e s A n a l y s i s B - 3 5 Costa Mesa Housing Element 6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026) Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of the sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
Element update cycle
for this property is
considered an attractive
incentive for property
owners to gain greater
economic return with
residential development
as opposed to remaining
as commercial.
141-361-
27 44
2710
Harbor
Blvd
JOHNSON
GREGORY A
& JACLYN H
C1 G 3
Harbor
Mixed-
Use
0.67 50 33 6 3 6 18
Existing older
commercial shopping
center adjacent to major
transportation corridor
(Harbor). Uses range
from commercial to
office and restaurants.
Large surface parking
lot.
9,240 36,515 25% C
141-361-
28 45
2706
Harbor
Blvd
MESA VERDE
CENTER LLC C1 G 3
Harbor
Mixed-
Use
0.97 50 48 9 5 9 26
Vacant Pier 1 Imports
box store and surface
parking lot. Building is
currently for lease.
14,997 52,666 28% C
419-031-
08 52
2200
Harbor
Blvd
GRAY
ENTERPRISES C1-S G 5
Harbor
Mixed-
Use
0.75 50 37 7 4 7 20
Surface parking lot
within large retail
shopping center.
Potential for mixed-use
redevelopment. Retail
center has major big box
tenants which have
permanently closed,
leaving an excess of
surface parking.
0 40,935 0% C 419-031-
09 53
2200
Harbor
Blvd
GRAY
ENTERPRISES C1-S G 5
Harbor
Mixed-
Use
1.17 50 58 11 6 11 31
Former K-Mart box store
which has permanently
closed. Shopping center
is adjacent to multi-
family residential and
may redevelop for
mixed-use. While the
data shows a high
development usage, this
98,908 63,595 156% C
495
A p p e n d i x B : S i t e s A n a l y s i s B - 3 6 Costa Mesa Housing Element 6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026) Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of the sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
tenant space remains
vacant. Large leasable
floor areas are difficult
to lease and this building
has been vacant since
2021. Similar to several
adjacent properties
located along Harbor
Boulevard which have
converted to residential,
residential units are
both profitable and in
demand in this local
area; thus it is
conceivable and likely
that the ownership of
this property will
consider residential re-
development instead of
remaining an existing
commercial use within
the current planning
period. Further, the
potential increase in
future permitted
residential density
afforded by this Housing
Element update cycle
for this property is
considered an attractive
incentive for property
owners to gain greater
economic return with
residential development
as opposed to remaining
as a more difficult to
lease larger commercial
space.
496
A p p e n d i x B : S i t e s A n a l y s i s B - 3 7 Costa Mesa Housing Element 6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026) Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of the sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
419-031-
12 54
2200
Harbor
Blvd
GRAY
ENTERPRISES C1-S G 5
Harbor
Mixed-
Use
3.16 50 158 30 17 31 81
Former K-Mart box store
which has permanently
closed. Shopping center
is adjacent to multi-
family residential and
may redevelop for
mixed-use. Large
leasable floor areas are
difficult to lease and this
building has been vacant
now for several years
(since 2021). Similar to
several adjacent
properties located along
Harbor Boulevard that
have converted uses
from commercial to
residential, residential
units are both profitable
and in demand in this
local area; thus it is
conceivable and likely
that the ownership of
this property will
consider residential re-
development instead of
remaining an existing
commercial use during
the current planning
period. Further, the
potential increase in
future permitted
residential density
afforded by this Housing
Element update cycle
for this property is
considered an attractive
incentive for property
owners to gain greater
economic return with
residential development
98,908 172,145 57% C
497
A p p e n d i x B : S i t e s A n a l y s i s B - 3 8 Costa Mesa Housing Element 6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026) Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of the sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
as opposed to remaining
as a more difficult to
lease larger commercial
space.
419-171-
58 56
2150
Harbor
Blvd
2150
HARBOR
BLVD LLC
C1 G 5
Harbor
Mixed-
Use
1.17 50 58 11 6 11 31
Norms restaurant with
large surface parking lot
adjacent to major
transportation corridor
(Harbor Blvd).
6,606 63,521 10% C
422-021-
09 57
2131
Harbor
Blvd
SHERMAN
DONALD L H C2 G 4
Harbor
Mixed-
Use
0.83 50 41 7 4 8 21
Auto parts store, retail
store, and pet grooming
store, with large surface
parking area adjacent to
major transportation
corridor (Harbor Blvd).
6,891 45,202 15% C
422-091-
11 58
2075
Harbor
Blvd
LEWIS JOHN
T & LEWIS
MARY K
C2 G 5
Harbor
Mixed-
Use
0.63 50 31 5 3 6 16
Tools and equipment
rental yard adjacent to
major transportation
corridor (Harbor Blvd).
3,032 34,196 9% C
422-091-
12 59
2069
Harbor
Blvd
TANNER
DALE A C2 G 5
Harbor
Mixed-
Use
0.54 50 26 4 2 5 14
Auto repair shop with
large yard adjacent to
major transportation
corridor (Harbor Blvd).
5,032 29,322 17% C
422-091-
14 61
2049
Harbor
Blvd
C M HARBOR
CM LLC C2 G 5
Harbor
Mixed-
Use
0.54 50 26 4 2 5 14
Auto repair shop with
large yard adjacent to
major transportation
corridor (Harbor Blvd).
4,586 29,226 16% C
422-091-
24 62
2015
Harbor
Blvd
NEWPORT
MESA AUTO
CENTER LLC
C2 G 5
Harbor
Mixed-
Use
0.62 50 30 5 3 6 15
Newport Mesa Auto
Center with car repair
and car wash uses
adjacent to major
transportation corridor
(Harbor Blvd).
9,663 33,643 29% C
422-091-
26 63
2007
Harbor
Blvd
949
STORAGE LLC C2 G 5
Harbor
Mixed-
Use
0.83 50 41 7 4 8 21
Self-storage facility with
surface parking lot and
access to major
transportation corridor
(Harbor Blvd). This
property fronts a
predominantly
14,103 45,248 31% B
498
A p p e n d i x B : S i t e s A n a l y s i s B - 3 9 Costa Mesa Housing Element 6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026) Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of the sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
residential street (Charle
Street) that is developed
primarily with residential
uses. Given the potential
height and density that
this property could yield
based on the future
density increase
afforded by this Housing
Element cycle, a
residential use is both
conceivable and likely
during the current
planning period.
Additionally, the storage
use is considered
relatively small in size
compared to other local
storage facilities and
therefore, the
investment return on a
residential use is likely
greater than the use of
storage.
422-101-
03 64
1989
Harbor
Blvd
JUNEAU
PAULINE
BRECHT
C2 G 5
Harbor
Mixed-
Use
0.56 50 27 5 2 5 15
Budget Truck Rental
yard which is largely a
paved surface parking
lot with a small building.
Site is adjacent to major
transportation corridor
(Harbor Blvd).
624 30,425 2% C
422-101-
06 65 1974
Charle St
CHARLE ST
REALTY LLC C2 G 5
Harbor
Mixed-
Use
0.53 50 26 4 2 5 14
Existing low-intensity
light industrial and
warehouse uses.
7,962 28,964 27% A
422-193-
23 66
2215
Harbor
Blvd
CHEN-RONG
PROPERTIES
LLC
C2 G 4
Harbor
Mixed-
Use
0.58 50 28 5 3 5 16
Aging
furniture/consignment
store structure with
surface parking lot
adjacent to major
transportation corridor
(Harbor Blvd). This
12,757 31,475 41% C
499
A p p e n d i x B : S i t e s A n a l y s i s B - 4 0 Costa Mesa Housing Element 6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026) Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of the sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
property is surrounded
on several sides by
residential uses
(including mobile home,
single-family and multi-
family - more than
several hundred units).
Given the age of this
structure, size and
potential increase in
profit yield of converting
the commercial use to
residential, it is both
conceivable and likely
that the property could
be converted to
residential during the
current planning period.
422-193-
24 67
2205
Harbor
Blvd
AQUA 26 LLC C2 G 4
Harbor
Mixed-
Use
0.58 50 28 5 3 5 16
Aging vacant motel use
with large surface
parking lot adjacent to
major transportation
corridor (Harbor Blvd).
This property was
recently purchased with
the intent to convert the
motel to affordable
housing. The owner is
currently working to
obtain a grant
(Community Care
Expansion Program)
through the California
Department of Social
Services. Thus, it is likely
that the motel will
convert to affordable
residential quickly within
the current planning
period.
10,089 31,469 32% C
500
A p p e n d i x B : S i t e s A n a l y s i s B - 4 1 Costa Mesa Housing Element 6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026) Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of the sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
422-282-
11 68
2044
Placentia
Ave
SAA 2 LLC MG LI 4 Mesa
West 1.18 40 47 8 5 9 25
Auto repair shop and
light industrial uses with
surface parking adjacent
to recently developed
townhouses and
apartments. Building
shows little sign of
recent renovation. This
property is located
within 100 feet of two
recently developed
residential properties
that were previously
developed with
commercial uses. One of
the nearby existing
residential properties is
now a multi-family
mixed use property with
residential located on
the upper floors and
commercial located on
the ground floor, and
the other residential
property consists of
detached residential
lofts that were
converted from a
previous bakery facility.
Thus, there is a
neighborhood pattern
and trend of residential
conversions that could
occur during the current
planning period on the
subject property.
Further, the potential
increase in future
permitted residential
density afforded by this
Housing Element update
26,636 64,338 41% B
501
A p p e n d i x B : S i t e s A n a l y s i s B - 4 2 Costa Mesa Housing Element 6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026) Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of the sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
cycle for this property is
considered an attractive
incentive for property
owners to gain greater
economic return with
residential development
as opposed to remaining
as a more difficult to
lease commercial space.
422-291-
04 69
2065
Placentia
Ave
PUBLIC
STORAGE
PARTNERS
LTD
MG LI 4 Mesa
West 1.85 40 73 13 8 14 38
Self-storage facility
adjacent to recently
developed townhouses
and apartments. Several
of the City’s previously
existing storage uses in
the nearby vicinity have
been converted to
residential and the
subject property is
located adjacent to 14
recently developed
residential lofts. The
aforementioned
adjacent loft property
was previously
developed with an
automotive use and
therefore there is a
neighborhood
pattern/trend of
commercial to
residential conversion.
This property is also
located nearby two
recently developed
residential properties
that were previously
developed with
commercial uses. One of
the nearby existing
residential properties is
34,929 100,710 35% B
502
A p p e n d i x B : S i t e s A n a l y s i s B - 4 3 Costa Mesa Housing Element 6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026) Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of the sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
now a multi-family
mixed use property with
residential located on
the upper floors and
commercial located on
the ground floor, and
the other residential
property consists of
detached residential
lofts that were
converted from a
previous bakery facility.
Lastly, the existing
storage facility is single-
story and therefore is
considered under
developed even in
regard to the existing
use and therefore
residential could be
considered an attractive
and profitable re-use of
the property during the
current planning period.
Lastly, the potential
increase in future
permitted residential
density afforded by this
Housing Element update
cycle for this property is
considered an attractive
incentive for the
property owner to gain
greater economic return
with residential
development as
opposed to remaining as
a storage facility.
503
A p p e n d i x B : S i t e s A n a l y s i s B - 4 4 Costa Mesa Housing Element 6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026) Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of the sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
422-291-
05 70
2065
Placentia
Ave
PUBLIC
STORAGE INC MG LI 4 Mesa
West 0.92 40 36 6 3 7 19
This self-storage facility
although is located on a
separate property is
operated in conjunction
with the above site
(“unique id”) 69. This
property is owned in
common with the
aforementioned site and
is developed with a two-
story storage structure.
It is likely that these two
properties could be
combined and
developed similar to
many adjacent
properties with multi-
family residential mixed-
use development or
residential lofts during
the current planning
period. The size of this
property and the future
increased densities
permitted by the next
Housing Element cycle,
combined with the
adjacently owned parcel
contributes to a higher
probability that the
property owner
considers the economic
advantages of
residential conversion.
23,549 50,355 47% B
422-291-
06 71
2051
Placentia
Ave
PLACENTIA
AVE
PROPERTIES
LLC
MG LI 4 Mesa
West 0.92 40 36 6 3 7 19
Existing office/light
industrial uses adjacent
to recently developed
townhouses and
apartments.
6,720 50,355 13% A
504
A p p e n d i x B : S i t e s A n a l y s i s B - 4 5 Costa Mesa Housing Element 6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026) Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of the sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
422-301-
01 72
1987
Placentia
Ave
HARTLEY CO MG LI 4 Mesa
West 2.31 40 92 17 10 18 47
Warehouses with large
surface parking lot. Two
buildings on the site.
Adjacent to recently
developed townhouses
and apartments.
Building shows little sign
of recent renovation.
This property is located
nearby several recently
developed residential
properties that were
previously developed
with commercial uses.
Thus, there is a
neighborhood pattern
and trend of residential
conversions that could
occur during the current
planning period on the
subject property. Lastly,
the property is larger
than many of the lots in
this area and therefore
is more conducive for
higher density
residential
development, and thus
considered more
attractive for residential
redevelopment than
even many of the
previously converted
nearby existing
residential uses. Lastly,
the potential increase in
future permitted
residential density
afforded by this Housing
Element update cycle
for this property is
37,645 125,891 30% A
505
A p p e n d i x B : S i t e s A n a l y s i s B - 4 6 Costa Mesa Housing Element 6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026) Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of the sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
considered an attractive
incentive for the
property owner to gain
greater economic return
with residential
development as
opposed to remaining as
a more difficult to lease
commercial space.
422-454-
28 74
2101
Placentia
Ave
CASACOS LLC MG LI 4 Mesa
West 0.91 40 36 6 3 7 19
Restaurant with large
surface parking lot.
Potential for mixed-use
development.
4,802 49,428 10% C
424-061-
01 75 885 W
18th St
MONROVIA
AVENUE
PARTNERS
LLC
MG LI 5 Mesa
West 1.25 40 49 9 5 9 27
One-story warehouses
with a large surface
parking lot. Hundreds of
residential properties
are located across West
18th Street from the
subject property and
therefore the subject
property if re-developed
with residential uses
would be considered
neighborhood
compatible. The existing
large open parking lot
could be redeveloped
with a residential
component and likely a
large portion of the
existing commercial uses
could remain. The
property could also be
redeveloped with
second-floor residential
as a mixed-use, pursuant
to the Mesa West Urban
Plan. Given the current
high demand for
residential in the City
22,144 67,858 33% B
506
A p p e n d i x B : S i t e s A n a l y s i s B - 4 7 Costa Mesa Housing Element 6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026) Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of the sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
and profit yield,
residential conversion
during this planning
period is conceivable.
424-061-
03 76 859 W
18th St
CRANK
FAMILY 2007
LLC
MG LI 5 Mesa
West 0.81 40 32 6 3 6 17
One-story multi-unit
warehouse facility and
surface parking lot. The
property could be
redeveloped with
commercial first-floor
and second-floor
residential mixed-use
development, pursuant
to the Mesa West Urban
Plan. The Mesa West
Urban Plan encourages
the construction of first
floor commercial with
second floor residential.
Several large apartments
are located in close
proximity to the subject
property. Given the
current high demand for
residential in the City,
future permitted higher
density afforded by this
Housing Element cycle
and expanded profit
yield, residential
development on this
property is conceivable
during this planning
period.
16,926 44,209 38% C
424-061-
04 77 851 W
18th St
SEA
PROPERTIES MG LI 5 Mesa
West 1.79 40 71 13 7 14 36 Auto body shop with
large surface parking lot. 25,478 97,501 26% C
424-061-
05 78
1791
Placentia
Ave
BOYD WILLIS
BLAIR SR TR MG LI 5 Mesa
West 4.27 40 170 32 18 34 85
Single-story warehouses
with large surface
parking lot and drive
aisles. Five buildings on
the site which show little
72,191 232,421 31% B
507
A p p e n d i x B : S i t e s A n a l y s i s B - 4 8 Costa Mesa Housing Element 6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026) Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of the sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
sign of recent
renovation. The
property is considered
large in size
(approximately 4 acres)
and could be
redeveloped with
commercial first floor
and second-floor
residential
development, pursuant
to the Mesa West Urban
Plan. The Mesa West
Urban Plan encourages
the construction of first
floor commercial with
second floor residential.
Several hundred
apartment and
condominiums units are
located in close
proximity (east of
Placentia Avenue) to the
subject property. Given
the current high
demand for residential
in the City, profit yield
for residential and
increase in future
residential densities
allowed on this property
as a result of the next
Housing Element cycle,
residential development
on this property is
conceivable during this
planning period.
424-061-
06 79
1751
Placentia
Ave
BOYD WILLIS
BLAIR SR TR MG LI 5 Mesa
West 4.70 40 187 35 20 37 95
Single-story warehouses
with large surface
parking lot and drive
aisles. Seven buildings
80,909 255,845 32% B
508
A p p e n d i x B : S i t e s A n a l y s i s B - 4 9 Costa Mesa Housing Element 6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026) Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of the sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
on the site which show
little sign of recent
renovation. The
property is considered
large in size
(approximately 4.5
acres) and hundreds of
residential properties
are located across
Placentia Avenue from
the subject property.
Therefore, the subject
property if re-developed
with residential uses
would be considered
neighborhood
compatible. The
property could be
redeveloped with
second-floor residential
pursuant to the Mesa
West Urban Plan. Given
the current high
demand for residential
in the City, future
residential densities
allowed on this property
as a result of the next
Housing Element cycle
and profit yield,
residential development
is conceivable during
this planning period.
424-241-
11 96 610 W
18th St
COSTA MESA
WOMEN'S
CLUB
R2-HD HDR 5 Mesa
West 0.58 40 23 4 2 4 13
Costa Mesa Women's
Club with large surface
parking lot. Property is
adjacent to new park
and civic center uses
and in a residential
setting with both single-
family and multi-family
5,857 31,413 19% C
509
A p p e n d i x B : S i t e s A n a l y s i s B - 5 0 Costa Mesa Housing Element 6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026) Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of the sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
uses. Property is
underutilized.
424-281-
01 97
1730
Pomona
Ave
C & K
PARTNERS MG LI 5 Mesa
West 0.99 40 39 7 4 7 22
Warehouses with
surface parking lot. One
building on the site.
11,802 54,028 22% B
424-281-
19 98
424
Pomona
Ave
PACIFIC
MESA
PROPERTIES
MG LI 5 Mesa
West 1.19 40 47 8 5 9 25
Warehouses with large
surface parking lot. One
building on the site. The
existing single-story
building is located in
close proximity to
residential uses. This
Urban Plan Area has
seen significant past
ownership interest in
conversion of existing
commercial/light
industrial/office into
residential development
with similar previous
existing sites (including
more than one-hundred
multi-story residential
loft units located
immediately across 17th
Street, developed under
separate ownership).
Further, one of the main
objectives of the Mesa
West Urban Plan is to
“encourage
commercial/residential
mixed-use
development” with an
emphasis on “vertical
mixed-use
19,676 64,716 30% B
510
A p p e n d i x B : S i t e s A n a l y s i s B - 5 1 Costa Mesa Housing Element 6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026) Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of the sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
development” (i.e.,
multi-story). Based on
past local development
trends, It is conceivable
and likely that the
economic return of a
residential use will
encourage the
ownership to redevelop
the existing use into
either residential or
residential mixed-use
(similar to adjacent
properties) within the
current planning period.
It should also be noted
that several live/work
developments
(encouraged by this
Urban Plan) are
currently proposed in
this area on similar sized
properties that are
existing commercial
uses.
424-281-
23 99 660 W
17th St
PACIFIC
MESA
PROPERTIES
MG LI 5 Mesa
West 2.26 40 90 17 9 18 45
Large single-story self-
storage facility adjacent
to existing multi-family
residential. Several of
the City’s previously
existing storage uses in
the nearby vicinity have
been converted to
residential. There is also
a neighborhood
pattern/trend of
commercial to
residential conversion
with several recently
developed higher
density residential loft
50,219 122,853 41% B
511
A p p e n d i x B : S i t e s A n a l y s i s B - 5 2 Costa Mesa Housing Element 6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026) Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of the sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
properties constructed
nearby on 17th Street.
Thus, it is conceivable
that the subject
property owner would
pursue residential
conversion of the
property in the current
planning period similar
to nearby properties.
Residential conversion is
also made more
attractive to ownership
by the future increases
in residential densities
allowed for this property
by the next Housing
Element cycle.
424-321-
17 100
1882
Whittier
Ave
AYRES SELF
STORAGE
COSTA MESA
LLC
R2-MD MDR 5 Mesa
West 1.08 40 43 8 4 8 23
Large single-story self-
storage facility adjacent
to existing multi-family
residential. This
property is generally
surrounded by existing
residential uses. Several
of the City’s previously
existing storage uses in
the nearby vicinity have
been converted to
residential. It is likely
that residential units on
this property would be
considered by the
property owner to be an
attractive re-use and for
potential re-
development within the
planning period. Future
increases in residential
densities allowed on this
property as a result of
18,808 59,063 32% B
512
A p p e n d i x B : S i t e s A n a l y s i s B - 5 3 Costa Mesa Housing Element 6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026) Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of the sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
the next Housing
Element cycle is also
considered an incentive
for the property owner
to develop residential.
139-031-
39 131
3303
Harbor
Blvd
SDCO COSTA
MESA
COMMERCE
PARK INC
PDI IP 1
North
Costa
Mesa
10.00 90 900 171 99 180 450
Existing single-story light
industrial/office uses on
large site. The City has
received interest in the
potential future
redevelopment of the
site for residential uses.
In addition, the site is
considered very large
with extensive areas for
residential
development.
160,463 326,700 49% A
139-031-
42 132
1575
Sunflowe
r Ave
RREEF CPIF
1575
SUNFLOWER
LLC
MP IP 1
North
Costa
Mesa
8.03 90 722 137 79 144 362
Existing single-story light
industrial/office uses on
large site. The City has
received interest in the
potential future
redevelopment of the
site for residential uses.
In addition, the site is
considered very large
with extensive areas for
residential
development.
133,055 262,313 51% A
139-031-
67 133
3333
Harbor
Blvd
BEG
HOLDINGS LP MP IP 1
North
Costa
Mesa
10.00 90 900 171 99 180 450
Sofia University site
(former Whittier Law
School site) with large
surface parking lot and
largely underdeveloped
land. The City has
received interest in the
potential future
redevelopment of the
site for residential uses.
In addition, the site is
considered very large
130,197 326,700 40% EX
513
A p p e n d i x B : S i t e s A n a l y s i s B - 5 4 Costa Mesa Housing Element 6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026) Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of the sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
with extensive areas for
residential
development.
140-041-
38 134
3390
Harbor
Blvd
HARBOR
ASSOCIATES MP IP 1
North
Costa
Mesa
5.78 90 520 98 57 104 260
National University site.
Analysis assumes
potential
redevelopment of the
entire site as National
University has vacated
the existing lease. The
City has received
interest in the potential
future redevelopment of
the site for residential
uses.
37,672 188,984 20% EX
140-041-
63 136
3390
Harbor
Blvd
C J
SEGERSTRO
M & SONS
MP IP 1
North
Costa
Mesa
1.69 90 152 28 16 30 77
National University site.
Analysis assumes
potential
redevelopment of the
surface parking area.
The City has received
interest in the potential
future redevelopment of
the site for residential
uses.
0 55,367 0% EX
140-041-
82 137
3315
Fairview
Rd
C J
SEGERSTRO
M & SONS
PDC CC 1
North
Costa
Mesa -
HR
7.58 90 C 443 44 22 44 333
Home Ranch property.
See analysis in Appendix
B for additional
information on potential
to redevelop.
40,025 211,382 19% EX
140-041-
93 138
1201
South
Coast Dr
HENRY T
SEGERSTRO
M PROP LLC
PDC CC 1
North
Costa
Mesa -
HR
30.30 90 Vacant C 1,77
2 177 88 177 1,330
Home Ranch property.
See analysis in Appendix
B for additional
information on potential
to redevelop.
0 844,812 0% EX
410-051-
48 139 3400
Bristol St
SOUTH
COAST PLAZA TC CAC 2
North
Costa
Mesa
0.53 90 G 47 8 5 9 25
Existing office uses. The
City has discussed the
potential future
redevelopment of this
site for high-density
residential uses with the
18,147 40,626 45% EX
514
A p p e n d i x B : S i t e s A n a l y s i s B - 5 5 Costa Mesa Housing Element 6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026) Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of the sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
property owner.
Therefore, it is likely that
the site could be
converted to residential
during the planning
period.
410-051-
51 140
685
Sunflowe
r Ave
SOUTH
COAST PLAZA TC CAC 2
North
Costa
Mesa
0.88 90 G 78 14 8 15 41
Vacant portion of parcel
adjacent to parking
structure. The City has
discussed the potential
future redevelopment of
this site for high-density
residential uses with the
property owner.
863 67,517 1% EX
410-051-
52 141 3410
Bristol St
SOUTH
COAST PLAZA TC CAC 2
North
Costa
Mesa
1.35 90 G 121 22 13 24 61
Existing office uses. The
City has discussed the
potential future
redevelopment of this
site for high-density
residential uses with the
property owner.
1,014 104,331 1% EX
410-441-
17 142
14850
Sunflowe
r Ave
ROY K
SAKIOKA &
SONS
PDC UCC 2
North
Costa
Mesa -
SL2
30.93 90 Vacant 1,20
0 120 60 120 900
Sakioka Lot 2 property.
See analysis in Appendix
B for additional
information on potential
to redevelop.
15,275 1,347,31
1 1% EX
410-501-
31 144 N/A JKS-CMFV
LLC PDC UCC 2
North
Costa
Mesa
3.39 90 305 57 33 61 153
Large surface parking
lot. Analysis assumes
only redevelopment of
the surface parking lot
area. The City has
discussed the potential
future redevelopment of
this site for high-density
residential uses with the
property owner.
0 116,821 0% EX
412-491-
07 145 3333
Bristol St
SOUTH
COAST PLAZA PDC RC 2
North
Costa
Mesa
6.41 90 575 120 60 115 288
This parcel is and
existing surface parking
lot within South Coast
Plaza. See analysis in
Appendix B for
15,390 248,505 6% EX
515
A p p e n d i x B : S i t e s A n a l y s i s B - 5 6 Costa Mesa Housing Element 6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026) Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of the sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
additional information
on potential to
redevelop.
412-491-
11 146 0 SOUTH
COAST PLAZA PDC RC 2
North
Costa
Mesa
5.37 90 483 91 53 96 243
This parcel is and
existing surface parking
lot within South Coast
Plaza. See analysis in
Appendix B for
additional information
on potential to
redevelop.
0 208,379 0% EX
412-501-
06 147 3333
Bristol St S-TRACT LLC PDC RC 2
North
Costa
Mesa
10.00 90 900 171 99 180 450
This parcel is an existing
surface parking lot
within the South Coast
Plaza. See analysis in
Appendix B for
additional information
on potential to
redevelopment.
232,135 387,684 60% EX
418-161-
06 176
2957
Randolph
Ave
ZELDEN
ALICE WILLER MG LI 2 SoBECA 0.72 60 43 8 4 8 23
Existing light industrial
building that is used as a
brewery/restaurant with
large surface parking lot.
Site is located within the
SoBECA Urban Plan
redevelopment area.
Large residential
neighborhoods located
nearby. Pursuant to the
SoBeca Urban Plan,
vertical mixed-use
development is
encouraged and
therefore residential
could be developed
within the current
planning period. In
addition, the SoBeca
area is considered an
attractive area for
16,880 39,375 43% A
516
A p p e n d i x B : S i t e s A n a l y s i s B - 5 7 Costa Mesa Housing Element 6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026) Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of the sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
certain younger
generations and
therefore the prospect
of residing on the
subject property would
generate interest to the
property ownership.
Also, staff has met with
the current occupant
and there is uncertainty
if the existing use will
continue. Lastly, future
residential densities
allowed on this property
as a result of the next
Housing Element cycle
would incentivize
property ownership to
convert to residential.
418-162-
02 177
2968
Randolph
Ave
PALANJIAN
JERRY O MG LI 2 SoBECA 0.72 60 43 8 4 8 23
One-story warehouses
with surface parking lot.
Site is located within the
SoBECA Urban Plan
redevelopment area.
Large residential
neighborhoods located
nearby. Pursuant to the
SoBeca Urban Plan,
vertical mixed-use
development is
encouraged and
therefore residential
could be developed
within the current
planning period. In
addition, the SoBeca
area is considered an
attractive area for
certain younger
generations and
therefore the prospect
18,531 39,251 47% A
517
A p p e n d i x B : S i t e s A n a l y s i s B - 5 8 Costa Mesa Housing Element 6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026) Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of the sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
of residing on the
subject property would
generate interest to the
property ownership.
Residential could also be
developed on the
second story. Lastly,
future residential
densities allowed on this
property as a result of
the next Housing
Element cycle would
incentivize property
ownership to convert to
residential.
418-163-
05 178 2064
Bristol St PEP BOYS C1 G 2 SoBECA 1.47 60 88 16 9 17 46 Tire shop with large
surface parking lot. Site
is within the SoBECA
Urban Plan
redevelopment area.
19,022 79,928 24% A
418-171-
02 179 752 Saint
Clair St
PURCILLY
GAY
WHEELER
C2 G 2 SoBECA 0.26 60 B 15 2 1 3 8
School yard for learning
center. Site is within the
SoBECA Urban Plan
redevelopment area.
424 14,201 3% A
418-191-
04 180 766 Saint
Clair St
766 ST CLAIR
LLC C2 G 2 SoBECA 0.67 60 40 7 4 8 20
Existing fitness studio is
located in the aging
warehouse with large
surface parking lot. Site
is within the SoBECA
Urban Plan
redevelopment area
which encourages mixed
use development that
combines residential
and nonresidential uses.
It is located near a
vibrant commercial and
business corridor and
areas that have been
slated to convert from
commercial to mixed
12,329 36,507 34% A
518
A p p e n d i x B : S i t e s A n a l y s i s B - 5 9 Costa Mesa Housing Element 6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026) Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of the sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
use/residential
development. Given its
close proximity to these
areas and inclusion in
the Urban Plan, it is
likely to convert during
this 8 year Planning
cycle. Lastly, future
residential densities
allowed on this property
as a result of the next
Housing Element cycle
would incentivize
property ownership to
convert to residential.
418-202-
01 181 845 Baker
St
RMAFII LOC
LLC C1 G 2 SoBECA 0.87 60 52 9 5 10 27
Small strip mall with
large surface parking lot.
Site is within the SoBECA
Urban Plan
redevelopment area.
11,899 47,299 25% A
418-202-
02 182 841 Baker
St
BAKER
STREET
PROPERTIES
LLC
C1 G 2 SoBECA 0.33 60 D 19 3 2 3 12
Nightclub with large
surface parking lot. Site
is within the SoBECA
Urban Plan
redevelopment area
which encourages mixed
use development that
combines residential
and nonresidential uses.
It is located near a
vibrant commercial and
business corridor and
areas that have been
slated to convert from
commercial to mixed
use/residential
development. Given its
close proximity these
areas and inclusion in
the Urban Plan, it is
likely to convert during
6,401 17,870 36% A
519
A p p e n d i x B : S i t e s A n a l y s i s B - 6 0 Costa Mesa Housing Element 6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026) Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of the sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
this 8 year Planning
cycle. Additionally,
nightclubs are prone to
have a higher turnover
rate than many other
commercial uses so a
potential use change is a
possible occurrence
within the planning
period.Lastly, future
residential densities
allowed on this property
as a result of the next
Housing Element cycle
would incentivize
property ownership to
convert to residential.
418-202-
03 183 841 Baker
St
BAKER
STREET
PROPERTIES
LLC
C1 G 2 SoBECA 0.60 60 D 35 6 3 7 18
Nightclub with large
surface parking lot. Site
is within the SoBECA
Urban Plan
redevelopment area.
8,881 32,546 27% A
418-202-
04 184 801 Baker
St
RED
MOUNTAIN
ASSET FUND
ILLC
C1 G 2 SoBECA 0.86 60 51 9 5 10 26
Strip mall with large
surface parking lot. Site
is located within the
SoBECA Urban Plan
redevelopment area
which encourages mixed
use development that
combines residential
and nonresidential uses.
It is located near a
vibrant commercial and
business corridor and
areas that have been
slated to convert from
commercial to mixed
use/residential
development. Given its
close proximity to these
areas and inclusion in
15,474 46,602 33% A
520
A p p e n d i x B : S i t e s A n a l y s i s B - 6 1 Costa Mesa Housing Element 6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026) Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of the sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
the Urban Plan, it is
likely to convert during
this 8 year Planning
cycle. Lastly, future
residential densities
allowed on this property
as a result of the next
Housing Element cycle
would incentivize
property ownership to
convert to residential.
418-202-
05 185
2969
Century
Pl
ECHAN
BARBARA
TRUST
C1 LI 2 SoBECA 0.09 60 E 5 0 0 1 3
Surface parking lot. Site
is within the SoBECA
Urban Plan
redevelopment area.
469 4,712 10% A
418-202-
06 186
2969
Century
Pl
ECHAN
BARBARA
TRUST
MG LI 2 SoBECA 0.68 60 E 40 7 4 8 20
Gym with large surface
parking lot. Site located
is within the SoBECA
Urban Plan
redevelopment area
which encourages mixed
use development that
combines residential
and nonresidential uses.
It is located near a
vibrant commercial and
business corridor and
areas that have been
slated to convert from
commercial to mixed
use/residential
development. Given its
close proximity to these
areas and inclusion in
the Urban Plan, it is
likely to convert during
this 8 year Planning
cycle. Lastly, future
residential densities
allowed on this property
as a result of the next
13,488 36,893 37% A
521
A p p e n d i x B : S i t e s A n a l y s i s B - 6 2 Costa Mesa Housing Element 6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026) Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of the sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
Housing Element cycle
would incentivize
property ownership to
convert to residential.
418-202-
07 187
2959
Century
Pl
GRAYBAR
ELECTRIC CO
INC
MG LI 2 SoBECA 0.50 60 30 5 3 6 15
Electrical equipment
manufacturer/
distributor Site is located
within the SoBECA
Urban Plan
redevelopment area
which encourages mixed
use development that
combines residential
and nonresidential uses.
It is located near a
vibrant commercial and
business corridor and
areas that have been
slated to convert from
commercial to mixed
use/residential
development. Given its
close proximity to these
areas and inclusion in
the Urban Plan, it is
likely to convert during
this 8 year Planning
cycle. Lastly, future
residential densities
allowed on this property
as a result of the next
Housing Element cycle
would incentivize
property ownership to
convert to residential.
10,200 27,436 37% A
418-202-
10 188
2942
Century
Pl
SCM
ENTERPRISES MG LI 2 SoBECA 0.87 60 52 9 5 10 27
Co-working office with
large surface parking.
Site is located within the
SoBECA Urban Plan
redevelopment area
which encourages mixed
14,382 47,242 30% A
522
A p p e n d i x B : S i t e s A n a l y s i s B - 6 3 Costa Mesa Housing Element 6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026) Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of the sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
use development that
combines residential
and nonresidential uses.
It is located near a
vibrant commercial and
business corridor and
areas that have been
slated to convert from
commercial to mixed
use/residential
development. Given its
close proximity these
areas and inclusion in
the Urban Plan, it is
likely to convert during
this 8 year Planning
cycle. Lastly, future
residential densities
allowed on this property
as a result of the next
Housing Element cycle
would incentivize
property ownership to
convert to residential.
418-202-
11 189
2952
Century
Pl
GRAHAM
GORDON T
TR
MG LI 2 SoBECA 0.90 60 54 10 5 10 29
Existing single story
warehouse with large
storage yard that is
currently used as an air
conditioning business.
Site is located within the
SoBECA Urban Plan
redevelopment area
which encourages mixed
use development that
combines residential
and nonresidential uses.
This property is located
south of a development
that has an existing
approved Master Plan
that will change the use
17,227 49,090 35% A
523
A p p e n d i x B : S i t e s A n a l y s i s B - 6 4 Costa Mesa Housing Element 6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026) Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of the sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
from
commercial/industrial to
mixed use development.
The existing warehouse
is a single story that may
be redeveloped to
support mixed use
development including
residential and live/work
units. Lastly, future
residential densities
allowed on this property
as a result of the next
Housing Element cycle
would incentivize
property ownership to
convert to residential.
418-202-
12 190
2972
Century
Pl
PROJECT C
LLC MG LI 2 SoBECA 0.94 60 56 10 6 11 29
Auto repair shop with
surface parking. Site is
located within the
SoBECA Urban Plan
redevelopment area
which encourages mixed
use development that
combines residential
and nonresidential uses.
This property along with
parcels 418-202-13 and
418-202-14 are included
in a Master Plan for a
mixed use development.
The previously approved
planning application at
this site indicates a
desire to convert the
commercial use to a
mixed use development.
A portion of the site is
included in a Master
Plan PA-19-12 that was
approved by City Council
18,109 51,374 35% A
524
A p p e n d i x B : S i t e s A n a l y s i s B - 6 5 Costa Mesa Housing Element 6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026) Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of the sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
on September 3, 2019.
The Master Plan was for
of a mixed use
development that
included restaurants,
retail spaces, office
spaces, 48 residential
units, and 14 live work
units. Lastly, future
residential densities
allowed on this property
as a result of the next
Housing Element cycle
would incentivize
property ownership to
include additional
residential units than
previously proposed.
418-202-
13 191
2972
Century
Pl
PROJECT C
LLC MG LI 2 SoBECA 0.91 60 54 10 5 10 29
Warehouse with large
yard. Site is located
within the SoBECA
Urban Plan
redevelopment area
which encourages mixed
use development that
combines residential
and nonresidential uses.
This property along with
parcels 418-202-12 and
418-202-14 are included
in a Master Plan for a
mixed use development.
The previously approved
planning application at
this site indicates a
desire to convert the
commercial use to a
mixed use development.
A portion of the site is
included in a Master
Plan PA-19-12 that was
18,372 49,319 37% A
525
A p p e n d i x B : S i t e s A n a l y s i s B - 6 6 Costa Mesa Housing Element 6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026) Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of the sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
approved by City Council
on September 3, 2019.
The Master Plan was for
of a mixed use
development that
included restaurants,
retail spaces, office
spaces, 48 residential
units, and 14 live work
units.
Lastly, future residential
densities allowed on this
property as a result of
the next Housing
Element cycle would
incentivize property
ownership to include
additional residential
units than previously
proposed.
418-202-
14 193 765 Baker
St
PROJECT C
LLC C2 G 2 SoBECA 0.67 60 40 7 4 8 20
Existing auto repair shop
use. Site is located
within the SoBECA
Urban Plan
redevelopment area
which encourages mixed
use development that
combines residential
and nonresidential uses.
This property along with
parcels 418-202-12 and
418-202-13 are included
in a Master Plan for a
mixed use development.
The previously approved
planning application at
this site indicates a
desire to convert the
commercial use to a
mixed use development.
A portion of the site is
16,802 36,615 46% A
526
A p p e n d i x B : S i t e s A n a l y s i s B - 6 7 Costa Mesa Housing Element 6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026) Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of the sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
included in a Master
Plan PA-19-12 that was
approved by City Council
on September 3, 2019.
The Master Plan was for
of a mixed use
development that
included restaurants,
retail spaces, office
spaces, 48 residential
units, and 14 live work
units. Lastly, future
residential densities
allowed on this property
as a result of the next
Housing Element cycle
would incentivize
property ownership to
include additional
residential units than
previously proposed.
419-041-
02 194
2180
Harbor
Blvd
FISHER REAL
ESTATE
PARTNERS
(COSTA
MESA) L P
C1 G 5
Harbor
Mixed-
Use
0.77 50 38 7 4 7 21
Existing aging strip mall
with multiple tenants
and large surface
parking lot area. Site is
adjacent to a major
transportation corridor
(Harbor Blvd).
11,827 41,947 28% C
419-041-
06 195
2180
Harbor
Blvd
FISHER REAL
ESTATE
PARTNERS
(COSTA
MESA) L P
C1 G 5
Harbor
Mixed-
Use
2.50 50 125 23 13 25 63
99 cent store with large
surface parking. Site is
adjacent to a major
transportation corridor
(Harbor Blvd).
37,430 136,349 27% C
418-101-
05 197 1425
Baker St
1425 BAKER
LLC C1 G 2
Harbor
Mixed-
Use
1.90 60 114 21 12 22 59 Existing auto dealer with large surface parking. 24,369 103,666 24% C
140-041-
83 198 N/A
C J
SEGERSTRO
M & SONS
PDC CC 1
North
Costa
Mesa -
HR
0.23 90 Vacant C 0 0 0 0 0
Home Ranch property.
See analysis in Appendix
B for additional
information on potential
to redevelop.
0 6,419 0% EX
527
A p p e n d i x B : S i t e s A n a l y s i s B - 6 8 Costa Mesa Housing Element 6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026) Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of the sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
418-101-
03 199 1491
Baker St
PURCILLY
GAY
WHEELER TR
C1 G 2
Harbor
Mixed-
Use
1.27 60 B 74 14 8 14 39
Restaurant and
barbershop. Site is
anticipated to redevelop
with adjacent parcels as
shown in this table.
4,434 69,124 6% C
424-202-
01 200 745 W
19th St
PANGE
MARC C
REVOC TR
C1 G 4 19 West 0.63 50 30 5 3 6 15
Strip mall with surface
parking lot adjacent to
major transportation
corridor (19th St.). Site
has the potential to
redevelop for mixed-
use.
9,838 34,468 29% C
410-481-
05 201 3201 Park
Center Dr
THE IRVINE
COMPANY
LLC
TC CAC 2
North
Costa
Mesa -
Pac Arts
6.27 90 H 186 18 9 18 141
Pacific Arts Center
property. See analysis in
Appendix B for
additional information
on potential to
redevelop.
81,187 483,505 17% EX
410-491-
07 202
601
Anton
Blvd
THE IRVINE
COMPANY
LLC
TC CAC 2
North
Costa
Mesa -
Pac Arts
12.07 90 H 349 35 18 35 261
Pacific Arts Center
property. See analysis in
Appendix B for
additional information
on potential to
redevelop.
230,300 930,850 25% EX
139-313-
21 203
1590
Adams
Ave
C J
SEGERSTRO
M & SONS
C1 G 1
Harbor
Mixed-
Use
0.19 50 F 9 1 0 1 7
Existing Post Office site
with lease expiring
during the planning
period. Property owner
has indicated interest in
redeveloping the site for
residential uses.
247 10,216 2% EX
139-313-
30 204
1590
Adams
Ave
C J
SEGERSTRO
M & SONS
C1 G 1
Harbor
Mixed-
Use
2.40 50 F 120 22 13 24 60
Existing Post Office site
with lease expiring
during the planning
period. Property owner
has indicated interest in
redeveloping the site for
residential uses.
27,802 130,680 21% EX
528
A p p e n d i x B : S i t e s A n a l y s i s B - 6 9 Costa Mesa Housing Element 6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026) Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of the sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
410-051-
46 205 3420
Bristol St
SOUTH
COAST PLAZA TC CAC 2
North
Costa
Mesa
0.75 90 G 70 13 7 14 35
Existing office uses and
surface parking lot. The
City has discussed the
potential future
redevelopment of this
site for high-density
residential uses with the
property owner.
12,109 57,826 21% EX
410-501-
25 206
545
Anton
Blvd
JKS-CMFV
LLC PDC UCC 2
North
Costa
Mesa
0.74 90 66 12 7 13 34
Small commercial out
parcel uses. Property
owner has indicated
interest in redeveloping
the site for residential
uses.
5,026 25,367 20% EX
410-501-
36 207 N/A JKS-CMFV
LLC PDC UCC 2
North
Costa
Mesa
1.82 90 164 31 18 32 84
Surface parking lot.
Property owner has
indicated interest in
redeveloping the site for
residential uses.
5,026 62,729 8% EX
418-171-
01 208 754 Saint
Clair St
PURCILLY
GAY
WHEELER TR
C2 G 1 SoBECA 0.27 60 B 15 2 1 3 8
Existing learning center
use. Site is anticipated
to redevelop with
adjacent parcels as
shown in this table.
3,797 14,921 25% A
140-041-
81 196 3333
Susan St
THE HIVE
CREATIVE
OFFICE INC
PDI IP 1
North
Costa
Mesa
4.00 90 432 68 39 72 252
Current Los Angeles
Chargers’ practice field
facility. The Chargers
new training facility will
open in Spring 2024 in El
Segundo CA. The City
has discussed the
potential future
redevelopment of the
football practice field for
high-density residential
uses with the property
owner. The site is
located within the North
Costa Mesa Specific Plan
which supports urban
mixed development,
93,238 130,680 71% EX
529
A p p e n d i x B : S i t e s A n a l y s i s B - 7 0 Costa Mesa Housing Element 6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026) Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of the sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
including retail,
industrial, business park,
and residential uses.
The site is directly
adjacent to retail and
offices spaces to the
west, Medium Density
Residential (townhomes)
to the east, commercial
to the south and a
business center/post
office to the north.
419-203-
08 209 2000
Harbor
OC HARBOR
MEDICAL
PLAZA LLC
C1 GC 5 1.55 25 38 0 4 0 34
Existing retail center
with surface parking lot.
Property
owner/developer
requested to have the
site added to the
Housing Element for
future residential
development.
C
418-181-
11 210
To be
assigned
(Bristol
St)
2821
BRISTOL SITE
LLC
CL GC 3 0.43 23 Vacant 10 0 1 0 9
Existing surface parking
lot. Property
owner/developer
applied for a pre-
application, residential
rezoning, and requested
to have the site added
to the Housing Element
for future 10-unit
development with one
unit affordable to a low
income household.
EX
530
ATTACHMENT 4
531
532
Friday, February 6th, 2026
Planning Commission
Economic & Development Services Department
City of Costa Mesa
77 Fair Drive
Costa Mesa, CA 92626
Re: Request to Include [2821 Bristol Street / APN 418-181-11] as a Housing Element Site in the Next General Plan Amendment
Dear Economic & Development Services Department Staff and Honorable Planning Commissioners, I am writing to formally request that the parcel located at 2821 Bristol Street, Costa Mesa,. CA 92626 Assessor’s Parcel Number 418-181-11, be evaluated and included as a Housing Element site in the City of Costa Mesa’s next General Plan Amendment.
The inclusion of this site as a Housing Element site would allow us to deliver new housing units for the community. The subject parcel is well-situated to advance the City’s housing objectives while aligning with Costa Mesa’s broader planning goals. Its location, surrounding land use context, access to public transportation, major highways, proximity to employment centers and services, and ability to support residential development make it a strong candidate for inclusion in the City’s Housing Element site inventory.
I respectfully request that City staff incorporate this parcel as a Housing Element site in the upcoming General Plan Amendment and provide guidance on any additional information required to support its consideration. I would welcome the opportunity to meet with staff or present additional analysis regarding the site’s suitability.
Thank you for your time, consideration, and continued efforts to thoughtfully plan for Costa Mesa’s future. I appreciate the City’s collaborative approach and look forward to working constructively with staff and the Planning Commission.
Sincerely,
McQuin & Thomas Cole Baron
Partners, Pack Baron Companies
2292 North Batavia Ste C
Orange, CA 92865
714-323-7547
[email protected]
[email protected]
533
inm 910
February 10, 2026
City of Costa Mesa
Michelle Halligan, Senior Planner
Economic & Development Services Dept
77 Fair Drive
Costa Mesa, CA 92626
Re: Subject 424-241-11, 610 W. 18'h St. Costa Mesa Dear Michelle Halligan,
The Costa Mesa Women's Club received a letter from you informing us that our Property has been identified as an Opportunity Site in the Housing Element Sites Inventory. We had no previous notification and were surprised, and confused, as to why our property was considered as a site that could be developed as residential or mixed-use projects.
Based on the map of the Opportunity Sites, the Women's Club is the only property affected in the neighborhood block that we are located in. On Monday, Feb. 9'h, we attended the Costa Mesa Planning Commission Public Hearing to get a better understanding of this situation. It is extremely hard to vision high density housing being viable at this location.
Our organization has been around since 1910. We have owned this property for more than 75 years. We are a non-profit organization and have been honored by the City of Costa Mesa numerous times by the City of Costa Mesa, most recently in 2025. We provide resources for other Costa Mesa Non-Profits, including Women's Journey Foundation, other service organizations within Costa Mesa and most importantly to the local community. We have over 100 members who passionately believe in the mission of our Women's Club.
We respectfully request that our property be removed from the Housing Element Inventory list. Please send us a written confirmation that you have received this letter.
Women's Club contact regarding this matter is: Sandra Scheafer, 3327 California St, Costa Mesa 92626 Phone 714 267-2724 Email [email protected]. You may also call President Gay Royer, 949-887-5992.
Sincerely,
Sandra Scheafer, Director
Costa Mesa Women's Club
534
535
www.coxcastle.com Los Angeles | Orange County | San Francisco Cox, Castle & Nicholson LLP
3121 Michelson Drive, Suite 200 C
I r v i n e, C a l i f o r n i a 9 2 6 1 2 - 5 6 7 8 P: 949.260.4600 F: 949.260.4699
Tim Paone
949.260.4655
[email protected]
January 30, 2026
Mayor John Stephens
Mayor Pro Tem Manuel Chavez
Council Member Jeff Pettis
Council Member Andrea Marr
Council Member Loren Gameros
Council Member Mike Buley
Council Member Arlis Reynolds
c/o Carrie Tai
Director of Economic and Development Services
City of Costa Mesa
77 Fair Drive
Costa Mesa, CA 92626
Sent by Email to: [email protected]
Re: CJS Properties in Housing Element
Mayor Stephens and Members of the City Council:
As you know, C.J. Segerstrom & Sons (“CJS”) has deep roots in the City of Costa Mesa. The City and CJS not only have significantly benefited from each other’s continued success, but also have a demonstrated history of cooperation to further that success. It was with that cooperative spirit that CJS agreed to the City’s request that fourteen properties owned by CJS (the “CJS Properties”) be identified “Housing Element sites” with mixed-use overlays as part of the City’s Housing Element update process. CJS’s cooperation relied on the City’s assurance that these overlays would not jeopardize existing zoning designations, but instead would give CJS the option to pursue residential uses if and when consistent with CJS’s business planning. Standing alone, the Housing Element as adopted by the City Council in 2022 reflected that assurance.
Through no fault of the City, however, changing circumstances have lessened that assurance.
Since 2022, new State housing laws have continued to proliferate, with the prospect of more to come. Both the City and the State’s Department of Housing and Community Development (“HCD”) have had to adapt not only to evolving State housing laws, but also to court decisions interpreting those laws, often with unexpected results. Concurrently, the City has been working to reconcile the various implications of Measure Y, Measure K, the “Neighborhoods Where We 536
Mayor Stephens and Council Members
January 30, 2026