City Council Meeting
August 4, 2026
Updates To The Costa Mesa Zoning Code
Economic Development Targeted Land Uses & Regulations
PCTY-26-0001
2 Introduction
• The Zoning Code plays an important role supporting economic development.
• Largely unchanged since 1997; commercial uses have evolved significantly.
• Purpose of the Amendments - Start to Modernize the Zoning Code to:
Support evolving business models
Improve regulatory clarity
Reduce reliance on "similar use" determinations
Facilitate reinvestment and adaptive reuse
Clarify development standards
3 Background
• Limited Scope - Top 10 Economic Development Amendments + FAR Most common entitlement applications and reasons why
Outdated or unclear regulations
Researched emerging commercial trends
Outreach and feedback from business owners
Planning Commission Review
• April 13th, Study Session;
• June 22 and July 13, 2026, Public Hearing
Gross Floor Area
Fitness Facilities
Public Comments- one suggested modification, three in support 4 Summary of Proposed Updates
1. Personal Services
2. Artisan Studio
3. Active Entertainment
4. Event Centers & Assembly Uses
5. Fitness Studios
6. Food Halls & Ghost Kitchens
7. Electric Vehicle Charging
8. Sports Clubs
9. Commercial Kitchens
• Modifies: Height Deviations and Floor Area Ratio Definition • Parking requirements also modified and reduced where feasible:
Eliminated parking minimums
Updated to ITE Standards
• The code updates will impact the following business types:
5 Existing Code vs. Proposed Changes
Fitness Studios (small & mid-size)
Recommendation
6 Staff recommends the City Council:
1. Find that the proposed Zoning Code Amendment is exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Sections 15061(b)(3) and 15305; and
2. Introduce for first reading, by title only, an Ordinance approving amendments to Title 13 (Planning, Zoning and Development) of the Costa Mesa Municipal Code to update land use classifications for various non- residential uses including but not limited to, personal services, artisan studio, active entertainment uses, event centers and assembly uses, fitness uses, and other non-residential uses and standards.
Chair: Kelly Anne
Brown, PhD
Vice Chair: Shayanne
Wright
Commissioners: Elizabeth Dorn Parker • Jason Komala •
Brandice Leger • Jake Husen • Cristian Garcia-Arcos
2025/26
Year in Review
1 ATTACHMENT 1
Our Focus This Year
• Create more meaningful opportunities for
Commissioners to contribute to policy and
decision-making.
• Improve Commissioner education so
recommendations are informed, thoughtful,
and data-driven.
• Shift discussions earlier in the process—
especially around Capital Improvement
Projects (CIP)—to maximize our impact.
2 Convened PACS’ first subcommittee to develop the
Values Assessment Framework; Unanimously adopted
the PACS Values Assessment to guide future
recommendations.
Strengthening the Commission
Piloted an improved CIP review and budget education
process; Provided recommendations on Senior
Transportation, Parks Assessment, Tree Canopy
Assessment, and more.
Key Initiatives
Community Engagement • Commissioner
Education • Meaningful Participation
Key Themes
Provided recommendations on major
community initiatives including:
• Senior Transportation
• Parks Assessment
• Tree Canopy Assessment
• Fairview Developmental Center
• Harper Park
• Brentwood Park
• Skate Park Expansion Project
• Fairview Park Master Plan Draft
3 • Established a PACS subcommittee
• Conduct community focus groups
• Benchmark successful programs
• Evaluate financial sustainability
• Develop long-term recommendations
Community Gardens
• Begin CIP discussions earlier
• Improve Commissioner
preparedness before budget season
Capital Improvement
4 • Earlier annual CIP review
• Review park-related
ordinances
• Evaluate opportunities for a
second dog park
• Review memorial donation and tree
removal policies
• Review recreation fees and cost
recovery
• Evaluating community gardens
program with attention to expansion
Recommended Areas of Focus
5 Making the most of our Plans:
• Parks Assessment
• Tree Canopy Assessment
• Pedestrian Master Plan
• Climate Action & Adaptation Plan
• Open Space Master Plan DRAFT
Our goal is to better connect the City’s
planning efforts.
• Understand how major City plans work
together
• Use data to support long-term
investment decisions
Long-Term Investment
6 • Continue building Commissioner knowledge through:
• Joint Use Agreement with NMUSD
• Review of BrightView & Priority LLC maintenance
responsibilities
• Six-month review of Senior Transportation program
• Professional development and educational opportunities for Commissioners
Commissioner Education
Events
• Picnic Day at Lion’s Park
• Concerts in the Park
⚬ Consider a change of location
if possible
• Emphasis on quality of
community outreach at events
7 "To serve as an informed, engaged, and forward-thinking advisory body that enhances Costa Mesa's parks, recreation programs, and community spaces through thoughtful planning, public engagement, and data-driven recommendations."
Grounded in the Commission's purpose as established by City ordinance:
Advise the City Council on parks and recreation matters Promote high-quality recreational opportunities
Support stewardship of community assets
Foster public participation in shaping Costa Mesa's future 8 Chair: Kelly Anne
Brown, PhD
Vice Chair: Shayanne
Wright
Commissioners: Elizabeth Dorn Parker • Jason Komala •
Brandice Leger • Jake Husen • Cristian Garcia-Arcos
2025/26
Year in Review
9 City Council Meeting
August 4, 2026
Award of the On-Call Sidewalk
Repair Project
2 Background
• Public Works has initiated a program to assess sidewalks throughout the City for deficiencies.
• Remedies for repair include grinding and also reconstruction depending on the scope and scale of the assessed damage. • The “On-Call” Sidewalk Repair Project consists of sidewalk repairs at various locations throughout the City on a priority basis. • The scope of the work addresses repair and reconstruction of damaged and deficient sidewalks, curbs and gutters, driveway approaches, spandrels, cross-gutters, etc.
• Moreover, Americans with Disabilities Act (ADA) accessibility ramps are constructed and upgraded as deemed necessary.
3 Sidewalk Assessment (GIS Map)
• City map is divided into five (5)
zones.
• Currently, Zone 1 (Eastside
Neighborhood) has been
assessed for areas of repair.
• The Sidewalk Assessment has
identified several areas for
sidewalk repairs.
• Zone 2 is currently underway
and the remaining zones will be
forthcoming.
LEGEND:
- Less than 1” uplift (grinding)
- Greater than 1” uplift (grind or replacement)
- Damaged sidewalk (replacement)
4 Project Implementation
• Removal of existing, deteriorating concrete areas.
• Compaction of subgrade to prevent settlement and
subsidence.
• Installation of root barriers, as needed.
• Construction of new concrete sidewalks, driveways, curbs and gutters, cross-gutters, and curb ramps.
• Current area of focus for sidewalk repair is Zone 1.
5 Sidewalks to be Reconstructed . . .
Monte Vista Avenue
Virginia Place
6 Sidewalks to be Reconstructed . . .
Westminster Avenue
Sierks Street
7 Project Construction Procurement
• Bid Opening: May 6, 2026
• *Contractor: S&H Civilworks, Inc.
• S&H Civilworks has successfully completed concrete infrastructure projects in the City of Costa Mesa.
• Contract Amount: $237,600
• Financed through:
Gas Tax Fund (201)
Measure M2 Fund (416)
*Apparent Low Bidder:
Access General Contracting, Inc. (AGC) was deemed to be non-responsive. 8 Recommendations
• Make a finding of California Environmental Quality Act (CEQA) categorical exemption pursuant to CEQA Guidelines section 15301. • Adopt plans, specifications, and working details for the On-Call Sidewalk Repair Project, City Project No. 25-20.
• Reject the apparent low bid submitted by Access General Contracting (AGC) as non-responsive.
• Award a Public Works Agreement (PWA) for construction to the second lowest bidder to S&H Civilworks, Inc., in the amount of $237,600 and authorize an additional ten percent (10%)
contingency in the amount of $23,760.
• Authorize the City Manager and City Clerk to execute the PWA and future amendments to the agreement within Council authorized limits.
City Council Meeting
August 4, 2026
Signal Modernization for Systemic
Safety Improvements
2 Background
• In 2022, the City completed its first Local
Road Safety Plan (LRSP).
• The LRSP provides recommendations to
address documented crash history.
• Leveraging the LRSP, City staff secured
$3.9 million in federal grant funds from the
Highway Safety Improvement Program (HSIP)
for Citywide Traffic Signal Safety
Improvements.
• The improvements will address systemic
safety challenges across the City at 128
(of 131) citywide traffic signals.
• Federal grant funds only require 10% city
match.
• Project design is now completed.
3 Safety improvements include:
• Retroreflective border backplates
• Countdown pedestrian signals
• Upgrade size of traffic signal heads
• Leading Pedestrian Intervals (LPI)
• Battery Backup Systems
• Emergency Vehicle Preemption
Project Features
4 • Bid Opening: May 4, 2026
• Bids received: 10
• Lowest Responsive Bidder:
Econolite Systems, Inc.
• Contract Amount: $ 2,980,893
(including contingency)
• Funding Source: Federal Grant Funds,
OCTA Measure M2 Fair Share
• Estimated Completion: Spring 2027
Contractor Selection
5 • Lowest bid was below maximum grant
award.
• Leveraging $71,000 of local funds secures
an additional $640,800 of grant funds.
• Potential safety improvements delivered
using remaining grant funds could include:
• New traffic signal heads and
backplates;
• “No-Right-Turn Arrow” electronic
blank-out signs to supplement leading
pedestrian intervals;
• Additional countdown pedestrian
signals; and
• Emergency Vehicle Preemption
replacements
• Grant funds are “use it or lose it”.
Securing Additional Safety Improvements
6 • City issued Request for Proposals in April
2026 for Construction Management and
Inspection Services
• Four (4) proposals were evaluated and
interviews conducted with top 2 firms
• Highest Ranked Consultant: C2PM
• Total Cost: $446,693.31
(includes 10% contingency)
• Funding Source: Federal Grant Funds,
OCTA Measure M2 Fair Share
Construction Management Selection
7 • Adopt plans, specifications, and working details for the Signal Modernization for Systemic Safety Improvements, Federal Project No. HSIPL-5312(107), City Project No. 26-01, and find the project categorically exempt from the California Environmental Quality Act (CEQA).
• Award a Public Works Agreement (PWA) for construction to Econolite Systems Inc. in the amount of $2,709,902.68 and authorize a ten percent (10%) contingency in the amount of $270,990.27 for unforeseen costs related to the project. • Authorize the City Manager or designee to negotiate and approve future PWA amendment(s) to increase the total not-to-exceed compensation by up to $712,000.00 to utilize the full federal Highway Safety Improvement Program (HSIP) grant allocation.
• Award a Professional Services Agreement (PSA) for construction management and inspection support services to C2PM in the amount of $406,084.83 and authorize a ten percent (10%) contingency in the amount of $40,608.48. • Authorize appropriation of $204,000 from the Measure M2 Fairshare Fund 416 fund balance.
• Authorize the City Manager and the City Clerk to execute the PWA and the PSA and any future amendments to the agreements within Council authorized limits.
Recommendations
City Council Meeting
August 4, 2026
Amendment to the Professional Services Agreement
Construction Management and Inspection Support Services Adams Avenue Bicycle Facility Project
2 Background – Adams Avenue
• Improvement between Harbor
Boulevard and Fairview Road.
• Narrow center medians to
provide Class II Buffered Bike
Lanes and Class IV Cycle
Tracks.
• No reduction in travel lanes.
• Construction began February
2026.
• Project completion anticipated
September 2026.
3 Construction Challenges
Several construction issues were
encountered:
• Poor and unstable soil conditions.
Required additional excavation and
compaction testing.
• Soil in medians not suitable for
landscaping due to heavy metals, poor
drainage, and abundance of roots.
Additional soil removals and import of
high-quality topsoil required.
• Project separated into multiple phases to
effectively manage traffic during
construction.
• Additional materials testing required.
4 Construction Changes
Project includes the following changes:
• Upgraded the cycle track vertical
separation from plastic bollards to
extruded concrete curbs.
• Required additional inspection
services.
• Implemented the upgrade within the
existing construction budget and
federal grant.
5 Construction Management and
Inspection Services
• Original Contract with Z&K Consultants
of $265,511 (including contingency).
• Requesting Amendment for an additional
$64,132.15 to maintain services to end
of construction and project closeout
period.
• Construction Management Services
critical to maintain federal funding
compliance.
• Funding for the PSA Amendment is
available in the previously approved
project budget.
6 Recommendations
• Approve an Amendment to the Professional Services Agreement (PSA) in the amount of $64,132.15 to Z&K Consultants, Inc. for Construction Management and Inspection Support Services for the Adams Avenue Bicycle Facility Project. • Authorize the City Attorney to prepare the Amendment and the City Manager and the City Clerk to execute the Amendment and any future Amendments to the agreements within Council authorized Limits.