2. ALUC Staff Report NWWAB — Costa Mesa City Council, September 1, 2026

AIRPORT LAND USE COMMISSION

FOR ORANGE CO UNTY
3160 Airway Avenue • Costa Mesa, California 92626 • 949.252.5170 fa x: 949.252.6012 AGENDA ITEM 3
July 16, 2026
TO: Commissioners/ Alternates
FROM: Julie Fitch, Executive Officer
SUBJECT: City of Costa Mesa Request for Consistency Determination of Neighborhood s Where We All Belong Zoning Updates and Housing Element Implementation Background
In March 2022, the City of Costa Mesa submitted its 2021-2029 6th Cycle Housing Element Update to the Airport Land Use Commission (ALUC) for a consistency review. The Housing Element Update identified 99 potential future candidate housing sites within five Focus Areas. The Commission found the Housing Element Update inconsistent with the Airport Environs Land Use Plan for John Wayne Airport ( AEL UP for JWA) based mainly on the maximum height of proposed sites in North Costa Mesa area of Focus Area 2 that would penetrate the 206-foot horizontal surface for JW A. See Attachment 1 for location of Housing Element Focus Area 2.

Proposed Project
The City is now submitting the Neighborhoods Where We All Belong Zoning Updates and Housing Element Implementation ("Project") for an ALUC consistency review. The City proposes to apply an overlay to increase housing and mixed-use development capacity and to amend related documents for consistency, clarity, and compliance with State law. The proposed Project would implement portions of the City's Housing Element by applying an updated Mixed-Use Overlay District (MUOD) to selected parcels ("Measure K" sites) throughout the City. This would allow for future residential and mixed-use development in areas currently designated as Commercial and Industrial within the JW A Notification Area. See Attachment 2 for project sites. The Project includes the following:

Zoning Code Amendments
Proposed amendments to Costa Mesa Municipal Code Title 13, Article 11 Mixed Use Overlay District (MUOD) which would increase/change the allowable densities and building heights on ATTACHMENT 2
Agenda Item 3 - Costa Mesa Neighborhoods Where We All Belong July 16, 2026

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most Measure K properties, including Housing Element sites. Other Zoning Code amendments are proposed such as changes to planning application processing, definitions, site improvements, etc.

General Plan Amendments
The City's submittal indicates that proposed General Plan amendments include amendments to the Housing Element and Land Use Element which would change land uses by adding the Mixed-Use Overlay District (MUOD) to numerous sites throughout the City. The proposed amendments to the Noise, Circulation, Community Design, and Open Space and Recreation Elements would remove references to Urban Plans and Master Plans for mixed-use development (the City will be utilizing the MUOD and objective design standards); remove references to districts to reduce confusion with actual land use or zoning districts; and other text edits for clarity and consistency.

Specific Plan Amendments
There are three specific plans that would be amended to incorporate the application of the MUOD to Measure K sites, including Housing Element sites.
• The Newport Boulevard Specific Plan encompasses properties fronting the east side of Newport Boulevard between Mesa Drive and 19th Street. The proposed amendment would claiify that the MUOD provides additional development opportunities on Measure K sites and that properties listed in the Housing Element would be developed according to the Housing Element-related provisions of the MUOD, except where the specific plan allows greater capacity.
o The North Costa Mesa Specific Plan covers approximately 423 acres in northeast Costa Mesa. The proposed amendment would clarify that the MUOD is applicable to Measure K sites and that properties listed in the Housing Element would be developed according to the Housing Element-related provisions of the MUOD, except where the specific plan allows for greater building height or capacity.
111 The One Metro West Specific Plan establishes standards for one 15.23-acre site on Sunflower A venue at Cadillac A venue in far northwest Costa Mesa. This property is in the proposed Housing Element amendment. The proposed amendment would clarify that the Housing Element-related provisions of the MUOD are applicable to the property, except where the specific plan allows for greater height or capacity.

The City anticipates scheduling the following Public Hearings:

September 14, 2026 Planning Commission
October 6, 2026 City Council
Agenda Item 3 -- Costa Mesa Neighborhoods Where We All Belong July 16, 2026

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AELUP for JWA
Regarding Aircraft Noise Impacts
The Project would allow future residential and mixed-use development on sites within the JWA 65-and-above dBA CNEL noise contours by applying the MUOD. These sites are just south of Bristol Street and west of the Golf Course. Attachment 3 shows the proposed land uses in relation to the JW A noise contours.

As stated in AELUP for JWA Section 3.2.3 Noise Impact Zone "1" - High Noise Impact (65 dB CNEL and above), "the ALUC does not support residential development within the 65 dB CNEL noise contour." The section further states that residential units in this area are inconsistent unless it can be shown conclusively that such units are sufficiently sound attenuated for present and projected noise exposures so as not to exceed an interior standard of 45 dB CNEL, and may require the dedication of an avigation easement for noise to the airport proprietor. Section 3 .2.3 also conditions that all residential units are to be indoor-oriented to preclude noise impingement on outdoor living areas.

The City's submittal identifies existing and proposed policies and zoning requirements related to aircraft noise. The Land Use Element includes the following policy:
111 LU-3.17: New residential developments within the 60 dB CNE'L noise contour of the airport shall provide designated outdoor signage informing the public of the presence c~foperating aircraft.

The Noise Element includes the following policies:

G N-1.1: Enforce the maximum acceptable exterior noise levels/or residential areas at 65 CNEL.
111 N-1.4: Ensure that appropriate site design measures are incorporated into residential developments, when required by an acoustical study, to obtain appropriate exterior and interior noise levels. When necessary, require field testing at the time o,f project completion to demonstrate compliance. • N-1.6: Discourage sensitive land uses from locating within the 65 CNEL noise contour of John Wayne Airport. Should it be deemed by the City as appropriate and/or necessary for a sensitive land use to locate in the 65 CNEL noise contour, ensure that appropriate interior noise levels are met and that minimal outdoor activities are allowed.

The proposed MUOD includes additional airport-related standards for future projects within the Airport Planning Area. Section 13-83. l 1.5(c) requires applicable MUOD projects located within the Airport Planning Area to prepare a noise study by a qualified acoustical engineer. The noise study would be required to certify compliance with Costa Mesa Municipal Code Title 13, Chapter XIII, Noise Control, and the AELUP for JWA. This chapter also states that MUOD projects on Agenda Item 3 -- Costa Mesa Neighborhoods Where We All Belong July 16, 2026

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properties located within the Airport Planning Area shall comply with applicable requirements of the AELUP for JWA, unless overridden by the City Council.

While the City's General Plan and Zoning Code include policies related to noise, the Project would allow future residential and mixed-use development within the 65 and above dBA CNEL contour for JWA. The proposed reliance on future acoustical studies and project-level review does not remove the underlying AELUP incompatibility issues associated with new residential uses in Noise Impact Zone 1 (65 dBA and above), nor does it "conclusively" ensure that all appropriate sound attenuating mitigation measures will be implemented.

Regarding Height Restrictions
As shown in Attachment 4, the Project would apply to sites within the JWA Notification Area.

The MUOD would allow maximum building heights of 60 to l 08 feet for sites designated as residential or mixed-use depending on the applicable MUOD density tier and location. Non residential buildings would be limited to 40 feet in height.

The MUOD would also apply to selected propeiiies within the North Costa Mesa Specific Plan area where the existing maximum heights are up to 315 feet (with an FAA determination of no hazard). The MUOD would provide an optional route for residential/mixed-use projects within the North Costa Mesa Specific Plan, so it does not preclude City approval of projects within the North Costa Mesa Specific Plan with those maximum heights. See Attachment 5 for Table 2 Maximum Building Heights for the North Costa Mesa Specific Plan.

Attachment 6 shows the proposed MUOD maximum heights in relation to the obstruction surfaces for JWA. The project sites closest to JWA (south of Bristol) are located within the transitional surface for JWA. With approximate ground elevation of 30 feet and proposed MUOD maximum heights of 60 feet above ground level in that area, the maximum height allowed project height of 90' AMSL would come very close to penetrating the JW A transitional surface of 92 feet AMSL.

While the MUOD project sites would not penetrate the Obstruction Imaginary Surfaces for JW A, the underlying heights for the North Costa Mesa Specific Plan would penetrate the obstruction surfaces as indicated in the March 2022 ALUC Inconsistent finding for the Housing Element Update.

The City's Land Use Element includes the following airport-related policies addressing height and FAA notification.
" LU-3.13: Prohibit the construction o.fbuildings or structures that would present a hazard to air navigation, as determined by the Federal Aviation Administration. • LU-3.14: Development proposals that include construction or alteration of structures more than 200 feet above ground level, or that otherwise require filing with the Federal Aviation Administration and Airport Land Use Commission pursuant tofederal and State law, shall comply with applicable.filing requirements.

Agenda Item 3 Costa Mesa Neighborhoods Where We All Belong July 16, 2026

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Iffiling is required in accordance with State or federal agency procedures, a Notice ofProposed Construction or Alteration, FAA Form 7460-1, shall be filed prior to review and consideration ofthe proposed development.

Development under the MUOD, or under the North Costa Mesa Specific Plan, would be required to file FAA Form 7460-1 and comply with applicable FAA and ALUC review requirements if the development exceeds applicable FAA notification criteria or otherwise triggers Part 77 review.

Note that Section 2.1.3 of the AELUP for JWA states:
"A Determination of No Hazard to Air Navigation does not automatically equate to a Consistency detennination by the ALUC. The FAA may also conclude in their aeronautical study that a project is an Obstruction but not a Hazard to Air Navigation.

The Commission may find a project Inconsistent based on an Obstruction detennination."
Regarding Safety Zones and Flight Tracks
Attachment 7 shows the Project in relation to the Safety Zones for JWA. Portions of the MUOD area would be located within Safety Zones 2, 3, and 6, with a small part of one parcel located within Safety Zone 1 - Runway Protection Zone (RPZ). The RPZ is the "very close final approach or depaiiure" for aircraft and has a "very high risk level." As indicated in the California Airport Land Use Planning Handbook, all structures and residential land uses in this area should be prohibited.

Safety Zone 2 is the Inner Approach/Departure Zone where aircraft are flying at low altitudes on final approach and departure. The Handbook indicates avoiding residential uses except as infill in developed areas and limiting nonresidential uses to activities that attract few people. The Handbook states that assembly uses, children's schools, large daycare centers, hospitals, nursing homes, stadiums, group recreational uses, and hazardous uses should be prohibited.

The MUOD would also apply to areas located within Safety Zones 3 and 6. Safety Zone 3 is the Inner Turning Zone, where residential uses should be limited to very low densities, and higher intensity non-residential uses should be avoided. Safety Zone 6 is the Traffic Pattern Zone, where residential uses are generally allowed, but overflight should be considered. Attachment 8 includes JW A Flight Tracks for three separate days in June 2026. As shown on the illustration, the area south of Bristol Street included in the MUOD ( allowing residential uses) is subject to numerous general aviation flights at altitudes between 400 and 800 feet. See Attachment 9 for Safety Zone inforn1ation provided in the Handbook.

AELUP for Heliports
The City's Land Use Element allows for the development of heliports and includes Policy LU- 3 .15, which requires development proposals involving a heliport or helistop to comply with State permit procedures, including referral to ALUC by the applicant, and with conditions imposed or recommended by FAA, ALUC, and Caltrans.

Agenda Item 3 - Costa Mesa Neighborhoods Where We All Belong July 16, 2026

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Environmental Compliance
The City has prepared a Draft Program Environmental Impact Report (PEIR) for the Neighborhoods Where We All Belong Zoning Updates and Housing Element Implementation effort. The Draft PEIR is currently available for public review and comment, and the public comment period ends August 3, 2026.

Conclusion
ALUC staff has reviewed the proposed Project, including amendments to the Zoning Code, General Plan (including the Noise Element and Land Use Element), and three Specific Plans with respect to compliance with theAELUP for JWA, including review of noise, height, and safety. The Project would allow new residential and mixed-use development within the 65-and-above dBA CNEL for JW A; within Safety Zones 1, 2, 3 and 6; and would continue to allow development that would exceed the obstruction imaginary surfaces for JW A (North Costa Mesa Specific Plan).

Attachment 10 contains excerpts from the City of Costa Mesa submittal for the Project. The Draft Housing Element, Zoning Code Updates and other Project materials can be found on the City 's website: https ://www.costamesaneighborhoods.com/
Recommendation
That the Commission find the proposed City of Costa Mesa Neighborhoods Where We All Belong Zoning Updates and Housing Element Implementation inconsistent with the AELUP for JWA per:

1. Section 2.1.1 Aircraft Noise, because aircraft noise from airports may be incompatible with the general welfare of inhabitants within the vicinity of an airport;

2. Section 2.1.2 Safety Compatibility Zones, because the purpose of the Safety Zones is to support continued airport use and operation by establishing compatibility and safety standards to promote air navigational safety and reduce potential safety hazards for persons living, working, or recreating near JW A;

3. Section 3.2.1 General Policy, because within the boundaries oftheAELUP , land uses may be found inconsistent if they place people so that they are affected adversely by aircraft noise or concentrate people in areas susceptible to aircraft accidents;

4. Section 3.2.3 Noise Impact Zone "1" - High Noise Impact, because the AELUP does not support residential development within the 65 dB CNEL noise contour and finds residential units inconsistent unless they are sufficiently sound attenuated to meet the 45 dB CNEL interior standard and sufficiently indoor oriented to preclude noise impingement on outdoor living areas;
Agenda Item 3 - Costa Mesa Neighborhoods Where We All Belong July 16, 2026
Page7

5. Section 3.2.5 Runway Protection Zone "RPZ," Extreme Crash Hazard, because only airport-related uses and open space uses, including agriculture and certain types of transportation and utility uses, are permitted, and no buildings intended for human habitation are permitted in the RPZ.

Respectfully submitted,
0'JJ~
Julie Fitch
Executive Officer
Attachments:

1. Housing Element Focus Area 2

2. Project Sites

3. JWA Noise Contours

4. JWA Notification Area

5. NCMSP Table 2 Maximum Heights

6. Proposed Maximum Heights/JW A Obstruction Surfaces

7. JW A Safety Zones

8. JWA Flight Tracks

9. Safety Zones - California Airport Land Use Handbook

10. Excerpts from Costa Mesa Submittal

RECEIVED
Mar02 2022
Focus Area 2, Map A: North Costa Mesa, Sakioka Lot 2, and SoBeca - Safety Zones Distance from inner limit (206)
to the outer limit (406)
........ City Boundary
Obstruction Imaginary Surfaces
---• Safety Zone Rwy 1R & 19L
Safety Zone Rwy ll & 19R
Specific Plan
CJ
-
-
CJ
-
19West
Fairview Developmental
Harbor Mixed-Use
MesaWes t
North Costa Mesa - HR
North Costa Mesa - SL2
I j North Costa Mesa
- SoBECA
~
1-z w
~
I
0 <r:
t= <r:

WWamerAve
Slater Ave
~
"'q>rdioes
;;;
i•
~
"'
;;;
j
"'
E Dyer Rd
"'
MacArthur Blvd
GarOeldAve
Yorktown Av e
D Costa Mesa City Boundary
l - Parcel Boundaries
D Housing Element Opportunity Siles'
D Measure KSiles
·Housit1g Element sites shown reflecl the Sites
Inventory of the Dtaft Updated Housing Element
dated June 22 2026 and a,e subfed lo change
SOURCE: City of Cosla Mesa, Orange County Sanitation District. Open Street Map 0 15 05DUDEK ! "-~=-'--a:1M les Neighborhoods Where We All Belon ATTACHMENT 2 Note: County Unincorporated areas are shown in white.

Composite contour fromJohn Wayne Airport Impact Zones
John Wayne Airport Project
Case-1990 and 2005
LEGEND (see section 2.2.1)

CERTIFICATION
-65- CNEL CONTOUR Adopted by the Airport Land Use Commission for Orange County -•-• RUNWAY PROTECTION ZONE
I----- -••-" CITY BOUNDARIES
. _.. ,...
- AIRPORT BOUNDARIES ATTACHMENT 3
AELUP Notification Area for JWA
ATTACHMENT 3
Note : County Unincorporated areas are shown in white.

FAR PART 77
Notification Area for John Wayne Airport: 20,000' Radius at 100: 1 Slope LEGEND

CERTIFICATION
20,000'Radius Adopted by lhe Airport Land Use Commission for Orange County

CITY BOUNDARIES
AIRPORT BOUNDARIES0 D~XIOOt«o!«IO l!iOO
;; Stole In f"eel
ATTACHMENT 4 Date
~ --
Costalvfesa North Cost a Mesa Specific Plan
Table 2- Maximum Building Heights
North Costa Mesa Specific Plan

SUB-AREA MAXIMUM BUILDING
2HEIGHT 1•
NOTES
AREA 1
Home Ranch
Varies See Exhibit 11 b.

AREA2
Metro Pointe
30 feet-north of South
Coast Drive (approx. 2
stories)
90 feet-south of South
Coast Drive (approx. 6
stories)
Current development agreement allows buildings up to 15 Buildings above 173 feet in height will require a
determination of no hazard by the FAA.

AREA3
South Coast
Plaza and
Crystal Court
85 feet (approx. 4 stories) None
AREA4
SCP Town
Center
315 feet ( approx. 25 stories) Buildings above 173 feet in height will require a determination of no hazard by the FAA.

AREAS
The Lakes
Mid-rise Residential-90 feet
(approx . 6 stories)
High-rise Residential - 280
feet (approximately
26 stories) Commercial-
110 feet (approximately 11
stories)
Buildings above 173 feet in height will require a
determination of no hazard by the FAA.

AREA6
South Coast
Metro
Varies-See Table 6B. Buildings above 173 feet in height will require a determination of no hazard by the FAA.

Buildings which encroach into the setback for Anton
cannot exceed 30 feet (approx. 2 stories) within the
AREA 7
Sakioka Lot 1
60 feet (approx. 4
stories)
Buildings which encroach into the setback for Anton Blvd. and/or Sakioka Dr. cannot exceed 30 feet (approx. 2
stories) within the setback area.

AREAS
Sakioka Lot 2
North of collector street- 60
feet ( approx.4 stories)
South of collector street- 120
feet (approx. 8 stories)
Buildings above 161 feet in height will require a
determination of no hazard by the FAA.

Buildings which encroach into the setback for Anton
cannot exceed 30 feet (approx. 2 stories) within the
setback area.

1. All building height measurements reference the height above grade- not mean sea level.

2. The maximum building heights specified in this Specific Plan shall continue to apply to a property unless specifically superseded by a MUOD project wl=!eA a 1i!F91:19R¥ ewAeF sl=!eeses ta e:xeFGise , as aQQlicable. If the MUOD provisions of Article 11 (Mixed-Use Overlay District) of Chapter V (Development Standards) of Title 13 (Planning and Development) of the Costa Mesa Municipal Code..film!y_on a qualifying property, iA wAiGA sase the hiqher heiqht limit as between the MUOD and this Specific Plan shall apply.

Updated February 2001 ; November 2001 ; January 2007 ; November 2007 ; March 2026 27 ATTACHMENT 5
Note: County Unincorporated areas are shown in white.

FAR PART 77
John Wayne Airport Obstruction Imaginary Surfaces

LEGEND CERTIFICATION
~ Adopted by the Airport Land Use Commission for Orange County 0 OX! XNX1 lOOO 40X1 SJOO 7500
!:iOO Scale In Feet -••-• CITY BOUNDARIES
- AIRPORT BOUNDARIES
ATTACHMENT 6
ATTACHMENT 15
-D JWA Obstruction Contour
Costa Mesa City BP oundary
arcel Boundaries
Proposed Max B • •D 60 feet u1l dmg Height
D 72 feet
108 feet
Slater Ave
;;;
,:
~
"'
MacArthu °' '81.~()'
- EllisAve
"' 1'!
~
Garfield Ave
Yorktown Ave
r"'•c-,,
~
~
" ' 1
WWilson St
L ~ ~
'7 ~ /
:1~~
;!
6 '
reposed AGL: 60'
o~I height: 90'
a 77 Surface: 91 .96'
!?;"
eJ,-4,,t!':;.
<SI
SOURCE· Cit~;::~:;~-;;:'-!:_a.'li(LU_'h_~1/A. y of Costa Mesa 2025. a esa
Maximum BUI·1ct·mg Height
, o City of Costa Mesa
John Wayne Airport Safety Zone Reference Map
..-::-, SAFETY COMPATIBILITY ZONES FOR RUNWAY 2L & 20R IA MEOIUMLEGEND L....:::......J GENERAL AVIATION RUNWAY AS DESCRIBED IN THE CALWORNIA AIRPORT LANO USE PLANNING HANDBOOK. JANUARY 2002 EDITION)1. RUNWAY PRO JECTION ZONE ..-::-, SAFETY COMPATIBILITY ZONES FOR RUNWAY 2R & 20L (A SHORT 2. IN NER APPROACH / DEPARTURE ZONE L....:::......J GENERAL AVIATION RUNWAY AS DESCRIBED IN THE CALIFORNIA AIRPORT LANO USE PLANNING HANDBOOK, JANUARY 2002 EDITION)3 INNER TURNING ZONE

4. ou-rn APPROACH / DEPARTURE ZONE CERTIFICATION
5 S IDELINE ZONE Adopted by the Airport Land Use Commission for Orange County 6 TRAFFIC PAIIERN ZONE
. --.. -
ATTACHMENT 7
:/' •
011
1 J O H N WAY N E
E :: AIRPORT John Wayne Airport Access & Noise Office
r, - ORANGE COUNTY 1 /fo\l..-
John Wayne Airport Altitude Analysis
Tuesday, June 9, 2026
551 Operations
Altil.ude (I\)
■ <401 h
■ 401-801 ft
■ 801-1201 h
■ 1201 - 1601 ft
0 1601 - 2001 ft
• >20011t
ATTACHMENT 8
.... ' 0
;~ ~\ JOHN WAYNE
::: =- AIRPORT John Wayne Airport Access & Noise Office r,l _.,. ORANGE COUNTY
/fl) \' •
John Wayne Airport Altitude Analysis
Thursday, June 11 , 2026
662 Operations
Source: John Wayne Airport, Orange County
Alibde(ft)
• <101 ft
• 101 ·801 ft
• 801 - 1201 ft
• 1201- 1601 ft
0 1601 • 2001 ft
• >2001 ft
2 ::;'' .. °.1.t, JOH N WAY N E
E ::: AIRPORT John Wayne Airport Access & Noise Office
r ,( - ORANGE COUNTY
IFO\l...-
John Wayne Airport Altitude Analysis
Saturday , June 13, 2026
516 Operations
Miltd!(R)
■ <401 It
■ 401-801 ft
■ 801 - 1201 ft
■ 1201 - 1601 ~
0 1601 - 2001 It
■ >200m
3 4 DEVELOPING AIRPORT LAND USE COMPATIB ILITY POLICIES Nature of Risk
■ Normal Maneuvers:
• Aircraft on very close final approach or departure - very high risk ■ Altitude
• Less than 200 feet above runway
■ Common Accident Types
• Arrival : Downdrafts and wind gusts. Low glide paths
• Departure: Runway overruns, aborted takeoffs and engine failures ■ Risk Level
• Very high
■ Percentage of near-runway accidents in this zone: 20% - 21 %

SHORT FINAL
Basic Compatibility Policies
■ Normally Allow
• None
■ Limit
• None
■ Avoid
• Nonresidential uses except if very low intensity in character and confined to the outer sides
• Parking lots, streets, roads
■ Prohibit 6 6
• All new structures and residential land uses
■ Other Factors
• Airport ownership of property encouraged
5 5• Uses on airport property subject to FAA standards
Refer to Chapter 3 for dimensions.

Maximum Residential Densities Maximum Nonresidential
Intensities
Maximum Single Acre
Average number of dwelling units
per gross acre
Average number of people
per gross acre
2x the Average number of people
per gross acre
Rural 0 0 - See Note A 0
Suburban 0 0 - See Note A 0
Urban 0 0-See Note A 0
Dense Urban 0 0 - See Note A 0
Note A: Exceptions can be permitted for agricultural activities, roads, and automobile parking provided that FAA criteria are satisfied.
4 FIGURE 48
Safety Zone 1 - Runway Protection Zone ATTACHMENT 9
California Airport Land Use Planning Handbook 4-20
DEVELOPING AIRPORT LAND USE COMPATIBILITY POLICES 4
Nature of Risk
■ Normal Maneuvers
• Aircraft overflying at low altitudes on final approach and straight-out departures
■ Altitude
• Between 200 and 400 feet above runway
■ Common Accident Types
• Arrival: Similar to Zone 1, aircraft under-shooting approaches, forced short landings
• Departure: Similar to Zone 1, emergency landing on
straight-out departure
■ Risk Level
• High
• Percentage of near-runway accidents in this zone: 8% - 22% FINAL APPROACH Basic Compatibility Policies
■ Normally Allow
• Agriculture; non-group recreational uses
• Low-hazard materials storage, warehouses
• Low-intensity light industrial uses; auto, aircraft, marine repair services
■ Limit
• Single-story office buildings
• Nonresidential uses to activities that attract few people ■ Avoid
• All residential uses except as infill in developed areas 6 • Multi-story uses; uses with high density or intensity • Shopping centers, most eating establishments
■ Prohibit
• Theaters, meeting halls and other assembly uses
• Office buildings greater than 3 stories
• Labor-intensive industrial uses
• Children's schools, large daycare centers, hospitals , Refer to Chapter 3 for dimensions. nursing homes
• Stadiums, group recreational uses
• Hazardous uses (e.g. abovegroun d bulk fuel storage)
4 6
5 5
Maximum Residential Densities Maximum Nonresidential
Intensities
Maximum Single Acre
Average number of dwelling units
per gross acre
Average number of people
per gross acre
2x the Average number of people
per gross acre
Rural See Note A 10 - 40 50-80
Suburban 1 per 1 0 - 20 ac. 40-60 80 -120
Urban 0 60 - 80 120 - 160
Dense Urban 0 See Note B See Note B
Note A: Maintain current zoning if less than density criteria for suburban setting .

Note B: Allow infill at up to average intensity of comparable surrounding uses .

FIGURE 4C
Safety Zone 2 - Inner Approach/Departure Zone
California Airport Land Use Planning Handbook 4-21
4 DEVELOP ING AIRPORT LAND USE COMPATIBILITY POLICIES
Nature of Risk
■ Normal Maneuvers
• Aircraft-especially smaller, piston-powered aircraft- turning base to final on landing approach or initiating turn to en route direction on departure
■ Altitude
• Less than 500 feet above runway, particularly on landing ■ Common Accident Types
• Arrival : Pilot overshoots turn to final and inappropriately cross controls the airplane rudder and ailerons while attempting to return to the runway alignment causing stall , spin, and uncontrolled crash • Departure: Mechanical failu re on takeoff; low altitude gives pilot few options on emergency landing site; or, pilot attempts to return TURNING TO FINALto airport and loses control during tight turn ■ Risk Level
• Moderate to high
• Percentage of near-runway accidents in this zone: 4% - 8% Basic Compatibility Policies
■ Normally Allow
• Uses allowed in Zone 2
• Greenhouses, low-hazard materials storage, mini-storage, warehouses
• Light industrial, vehicle repair services
■ Limit
• Residential uses to very low densities
• Office and other commercial uses to low intensities
■ Avoid 6
• Commercial and other nonresidential uses having higher usage intensities
• Building with more than 3 aboveground habitable floors • Hazardous uses (e.g., aboveground bulk fuel storage)
■ Prohibit
• Major shopping centers, theaters, meeting halls and other assembly facilities
• Children's schools, large daycare centers, hospitals, Refer to Chapter 3 for dimensions . nursing homes
• Stadiums, group recreational uses
4 6
5 5
Maximum Residential Densities Maximum Nonresidential
Intensities
Maximum Single Acre
Average number of dwelling units
per gross acre
Average number of people
per gross acre
3x the Average number of people
per gross acre
Rural See Note A 50- 70 150 - 210
Suburban 1 per 2 - 5 ac. 70-100 210 - 300
Urban See Note B 100 - 150 300 - 450
Dense Urban See Note B See Note B See Note B
Note A: Maintain current zoning if less than density criteria for suburban setting .

Note B: Allow infill at up the average of surrounding residential area .

FIGURE 40
Safety Zone 3 - Inner Turning Zone
California Airport Land Use Planning Handbook 4-22
DEVELOPING AIRPORT LAND USE COMPATIBILITY POLICES 4
Nature of Risk
■ Normal Maneuvers
• Aircraft within a regular traffic pattern and pattern entry routes ■ Altitude
• Ranging from 1,000 to 1,500 feet above runway
■ Common Accident Types
• Arrival: Pattern accidents in proximity of airport
• Departure: Emergency landings
■ Risk Level
• Low
• Percentage of near-runway accidents in this zone: 18% - 29% (percentage is high because of large area encompassed)

IN TRAFFIC PATTERN
Basic Compatibility Policies
■ Normally Allow
• Residential uses (however, noise and overflight impacts should be considered where ambient noise levels are low)
■ Limit
• Children's schools, large day care centers, hospitals, and nursing homes
• Processing and storage of bulk quantities of highly hazardous materials
■ Avoid
• Outdoor stadiums and similar uses with very high intensities ■ Prohibit
• None
6 5 5
Refer to Chapter 3 for dimensions.

Maximum Residential Densities Maximum Nonresidential
Intensities
Maximum Single Acre
Average number of dwelling units
per gross acre
Average number of people
per gross acre
4x the Average number of people
per gross acre
Rural No Limit - See Note A 150 - 200 600- 800
Suburban No Limit - See Note A 200- 300 800 -1 ,200
Urban No Limit - See Note A No Limit - See Note B No Limit - See Note B Dense Urban No Limit - See Note A No Limit - See Note B No Limit - See Note B Note A: Noise and overflight should be considered .

Note B: Large stadiums and similar uses should be avoided.

FIGURE 4G
Safety Zone 6 - Traffic Pattern Zone
California Airport Land Use Planning Handbook 4-25
1 ECONOMIC & DEVELOPMENT SERVICES DEPARTMENT
June 24, 2026
Ms. Julie Fitch
Executive Officer
Airport Land Use Commission for Orange County
3160 Airway Avenue
Costa Mesa, CA 92626
Sent via email to: Julie Fitch, JFitch@ocair .com and ALUCinfo@o cair .com RE: Review of the Neighborhoods Where We All Belong Zoning Updates and Housing Element Implementation for Airport Environs Land Use Plan (AELUP) Consistency, City of Costa Mesa
Dea r Ms. Fitch,
Please consider this application to determine consistency between the proposed Neighborhoods Where We All Belong Zoning Updates and Housing Element Implementation effort and the AELUP for John Wayne Airport (JWA) . Neighborhoods Where We All Belong (NWWAB) is the City of Costa Mesa's initiative to encourage and facilitate housing development . It is not a development project . The City proposes to apply an overlay to increase housing and mixed-use development capacity, as well as amend related documents for consistency, clarity, and compliance with State law . Attachment 1 includes the completed ALUC Submittal Form for the proposed amendments to the Zoning Code, General Plan, and specific plans.

Project Background and Location
The City's State-mandated Regional Housing Needs Allocation (RHNA) for the 2021-2029 Planning Period is 11,760 units, including 2,919 units for very low income households, 1,794 low income, 2,088 moderate income, and 4,959 units for above moderate income households. This is the largest RHNA in Costa Mesa history. The previous RHNA was two units, one very low and one low (a 587,900 percent change). To accommodate this historically high RHNA, the City proposes to use an overlay on non-residential parcels where rezoning and land use changes are allowed without a citywide vote.

In 2016, Costa Mesa voters approved voter-initiated Ballot Measure Y, which established a requirement for a citywide vote before approving zoning or land use changes that would 77 FAIR DRIVE, POST OFFICE BOX 1200, COSTA MESA CA. 92628-1200 Building Safety Division (714) 754-5273 Community Improvement Division (714) 754-5638 Housing & Community Development (714) 754-4870 Plann ing Division (714) 754-5245 www.costamesaca.gov
ATTACHMENT 10
2 ECONOM IC & DEVELOPMENT SERVICES DEPARTMENT
result in more than 40 new housing units or more than 200 new daily trip ends, among other thresholds . To date, no development applicant has completed the citywide vote under Measure Y.

In 2022, Costa Mesa voters approved City -initiated Ballot Measure K, which exempted specific commercial and industrial parcels from Measure Y. Measure K enables the City to amend zoning and land uses in those non -residential areas, without another citywide vote.

The subject effort, NWWAB proposes actions to facilitate housing and mi xed-use development on Measure K parcels . All Housing Element sites, except th e Fairvi ew Developmental Center Specific Plan (FDCSP) site, are within Measure K.

The entire NWWAB effort Planning A rea encompasses 1,353 acres of Measu re K par cels generally located along major thoroughfares including but not limited to Harbor Boulevard, Newport Boulevard, Bristol St reet, Placent ia Avenue, 19th Street, 18th Street, 17th Street, Baker Street, and most prop erties north of Interstate 405 (1 -405) . Existing uses are gen erally characterized by urban commercial and industrial development . See Attachment 2, NWWAB Planning Area and Attachmen t 3, Notification Area .

Project Description
NWWAB would create development capa city to meet and exceed the RHNA by applying an updated Mixed-Use Overlay Distric t to Measure K sites, including all but one Housing Element site . There are various sub-areas within the MUOD with specified maximum densities and building heights . While no direct development is proposed as part of NWWAB, the application of the overlay to Measure K sites would allow for futu re residential and mi xed-use development in the Planning Area. Implementation would occur as prope rty owners choose to redevelop over several decades. The Draft Program Environmental Impact Report assumes a horizon year of 2056 .

The NWWAB effort will facilitate housing and mixed -use development through amendments to the Zoning Code, General Plan, and specific plans.

Proposed Zoning Code Amendments
Proposed amendments Costa Mesa Municipal Code Title 13, Article 11 Mixed Use Overlay District (MUOD) would increase the allowable densities and building heights on most Measure K properties, including Housing Element sites. See Attachment 4, Draft Zoning Code Amendments. The following compatibility standards are proposed in the MUOD :
• Applicable MUOD projects shall be subject to a noise study prepared by a qualified acoustical engineer. Applicable MUOD projects include those abutting a freeway or within the Airport Planning Area, as defined by the Airport Environs Land Use Plan 2! Page

ECONOM IC & DEVELOPMENT SERVICES DEPARTMENT
(AELUP) for John Wayne Ai rport .The noise study shall certify compliance with CMMC Title 13, Chapter XIII (Noise Control) and the AELUP.
• MUOD projects on properties located within the Airport Planning Area, as defined by the Airport Environs Land Use Plan (AELUP) for John Wayne Airport, shall comply with applicable requirements of the AELUP, unless overridden by the City Council.

Proposed Amendments to the Costa Mesa Municipal Code Title 13, Chapter V, Article 2, Residential Common Interest Developments identify that the City may apply conditions of approval requiring "written notice of the existing noise or odor use within the development and a specific radius be distributed to prospective purchasers or tenants. Written notice shall be provided at least fifteen (15) days prior to the close of escrow or within three (3) days of executing a rental or lease agreement for tenants, whichever is longer ." Additionally, the City could accept "upgraded windows and exterio r door s for noise reduction and energy conservation." See Attachment 4.

Other Zoning Code amendments are proposed that do not impact building height, such as changes to planning application processing, definitions, site improvements, etc.

Proposed General Plan Amendments
The proposed General Plan amendments are technical in nature and not comprehensive updates. Amendments to the Housing Element are proposed to identify specific sites with the capacity to address the RHNA and identify implementation progress. In the draft amendment, the City provides an update to Housing Element Program 3H : Analyze the Potential of Establishing an Overlay to Permit Residential Uses in the Airport Industrial Area .

The amendment includes the City's determination that allowing residential uses in the industrial area immediately west of JWA would not be appropriate .

Only the proposed amendments to the Housing Element and Land Use Element would change land use. The draft amendments to the Housing Element and Land Use Element are provided in Attachments 5 and 6, respectively. Text being added is underlined and text being removed is stI uck ti ii ougl 1.

The proposed limited amendments to the Noise, Circulation, Community Design, and Open Space and Recreation Elements, would remove references to Urban Plans and Master Plans for mi xed-use development (the City will be utilizing the MUOD and objective design standards), remove references to districts to reduce confusion with actual land use or zoning distr icts, and other simple text edits for clarity and consistency. The proposed amendments to the Noise Element and other elements are provided for reference in Attachment 7. Text being added is underlined and text being removed is stI uck ti ii ougl 1.

The City of Costa Mesa Land Use Element includes the following relevant policies:
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ECONOM IC & DEVELOPMENT SERVICES DEPARTMENT
LU-3.14: Certain development proposals which may include the construction or alteration of structures more than 200 feet above ground level may require filing with the Federal Aviation Administration (FAA) and Airport Land Use Commission (ALUC) pursuant to federal and State law. If a filing requirement is determined to be necessary in accordance with the procedures provided by State/federal agencies, the filing of a Notice of Proposed Construction or Alteration (FAA Form 7460 -1) shall be required prior t o review and consideration of the proposed development." Land Use Element (page LU-18) refers to the threshold stated above . It shall be amended to refer to Filing FAA Form 7460 -1 Notice of Construction and Alteration, and not to Form 7480 -1.

LU-3.15 : The City will ensu re that development proposals, including the construction or operation of a heliport or helistop comply fully with permit procedures under State law, including referral of the project to the ALUC by t he applicant, and with all conditions of approval imposed or recommended by the Federal Aviation Administration, ALUC, and Caltrans, including the filing of Form 7480 -1 (Notice of Landing Area Proposed) with the FAA. This requirement shall be in addition to all oth er City development requirements.

LU-3.16: The City shall refer certain projec t s to th e Airport Land Use Commission for Orange County, as required by Section 21676 of the California Public Utilities Code to determine consistency of the project(s) with the Airport Environ s Land Use Plan for John Wayne Airport .

LU-3.17: New residential developments within the 60 dB CNEL noise contour of the airport shall provide designated outdoor signage informing the public of the presence of operating aircraft .

The City of Costa Mesa Noise Element includes the following relevant policies :

N-1.1: Enforce the maximum acceptable exte rior noise levels for residential areas at 65 CNEL .

N-1.4 : Ensure that appropriate site design measures are incorporated into residential developments, when required by an acoustical study, to obtain appropriate exterior and interior noise levels. When necessary, require field testing at the time of project completion to demonstrate compliance.

N-1 .6: Discourage sensitive land uses from locating within the 65 CNEL noise contour of John Wayne Airport . Should it be deemed by the City as appropriate and/or necessary for a sensitive land use to locate in the 65 CNEL noise contour, ensure that appropriate interior noise levels are met and that minimal outdoor activities are allowed . 4j Page

ECONOMIC & DEVELOPMENT SERVICES DEPARTMENT
N-1. 7: Support alternative methods for the reduction of noise impacts at John Wayne Airport while continuing to maintain safety and existing limitations on aircraft daily departures .

Proposed Specific Plan Amendments
There are three specific plans that are proposed to be amended to acknowledge the application of the MUOD to Measure K sites, including Housing Element sites. These are not comprehensive amendments . Changes are targeted to address this specific issue efficiently. • The Newport Boulevard Specific Plan encompasses properties fronting the east side of Newport Boulevard between Mesa Drive and 19th Street. The proposed amendment would clarify that the MUOD provides additional development opportunities on Measure K sites and that properties listed in the Housing Element would be developed according to the Housing Element -related provisions of the MUOD, except where the specific plan allows greater capacity . • The North Costa Mesa Specific Plan covers appro ximately 423 acres in northeast Costa Mesa . The proposed amendment would clarify that the MUOD is applicable to Mea sure K sites and that properties listed in the Housing Element would be developed according to the Housing Element-related provisions of the MUOD, except where the specific plan allows for greater building height or capacity. • The One Metro West Specific Plan establishes standards for one 15.23-acre site on Sunflower Avenue at Cadillac Avenue in far northwest Costa Mesa . This property is in the proposed Housing Element amendment . The proposed amendment would clarify that the Housing Element -related provisions of the MUOD are applicable to the property, except where the specific plan allows for greater height or capacity .

Excerpts of the draft amendments to three specific plans are provided in underline and strikethrough format in Attachments 8, 9, and 10.
3 Applicable Sections of the CEQA documentation
The Draft Program Environmental Impact Report (PEIR) for the project is linked below .

Please see Draft PEIR Vol. IV Section 4.9 Hazards and Hazardous Materials, Vol. V Section

4.11 Land Use and Planning, and Draft PEIR Vol. V Section 13 Noise . Excerpts specific to noise and land use planning are provided in Attachment 11 . The Draft PEIR public comment period ends August 3, 2026 . Note that the Draft PEIR Hazards section will need to be revised in the Final PEIR to address the two parcels within Safety Zones 1 and 2. A portion of APN 119 -401 -03 is within Safety Zones 1 and 2, and APN 119-401-03 intersects with Safety Zone

2. Additionally , the Land Use section will need to be updated in the Final PEIR to clarify that SI Page

ECONOMIC & DEVELOPMENT SERVICES DEPARTMENT
Hou sing Element sites north of 1-405 with a maximum den sity of 90 units per a cre can achieve heights of 108 feet via the M UOD.

Draft PEIR: https ://www.costamesaca .gov/government/departments-and divisions/economic -and -development -services/planning/environmental -notices -and reports
4 Public Hearing Schedule
The City anticipa tes taking the project to the Plann ing Commission on September 14, 2026 and to the City Council on October 6, 2026.
5 CNEL Contour and Noise Mitigation
The City of Costa Mesa wa s challenged with th e highest RHNA in th e City's history as well as being limited to making zoning and land use change s within the boundar ies of Mea sure K.

There are 17 Measur e K sites who lly or partia lly with in the 65 dBA CNEL noise contou r. As part of th e amended MUOD, the Project wou ld autho rize increase s in maximum permitted building heights on 12 of th e 17 sites. The remaining Measure K parce ls with proposed height increases are located within the 60 dBA CN EL contour or less than 60 dBA CNEL . As described in the Draft PEIR, Measure K sites w ithin the JWA 65 dBA CNEL contour wou ld be subject to the AELUP's noise compat ibility requirements and the City's Noise Element compatibility framework . Future residentia l development on these sites wou ld be required to d e monstrate compl iance with t he State interior no ise standard of 45 dBA CNEL and with the City's exter ior noise compatibi lity criteria through acoustical ana lysis, building design measures , and site planning . Project implementation via the amended M UOD wou ld require a noise study fo r future development projects abutting a freeway or within the Airport Influence Area, as defined by the AELUP for Jo hn W ayne A irport. The noise stud y would certify comp liance with the City 's Noise Ordinance and be consistent with requirements in the AELUP for Joh n Wayne Airport.

Table 1. NWWAB Planning Area Parcels within the 65 CNEL Contour or Higher Existing Proposed
APN Zone GPLU Max. Height Max. height CNEL ll 19R lR 19L 119-401-04 C2 GC 30 60 70-75 1 6
119-401-03 C2 GC 30 60 70-75 2 6
119-401-01 C2 GC 30 60 65-70 3 6
119-401-02 C2 GC 30 60 65-70 3
119-401-05 PDC GC No Max. 60 65-70 3 6
119-401-06 PDC GC No Max. 60 65-70 3 6
427-165-07 Cl GC 30 60 65-70 3
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6 6

ECONOM IC & DEVELOPMENT SERVICES DEPARTMEN T
Existing Proposed
APN Zone GPLU Max. Height Max. height CNEL 1L19R 1R19L
119-200-14 C2 GC 30 60 65-70 3
11 -200-36 PDC GC No Max. 60 3
427-165-06 Cl GC 30 60 6
427-362-06 Cl GC 30 60 65-70 6
427-362-07
119-200-13
Ct
C2
GC
GC
30 30
60 60
65-70
65-70
6 6
439-312-10 Cl GC 30 60 65-70 6
439-312-11 Ct GC 30 72 65-70 6 -
410-441-13 PDC ucc 60-120 108* 60-65 6 6
410-441-16 PDC ucc 180 72 60-65 6 6
*Site APN 410-441 -13 could be deve loped via t he pro posed M UOD with a maximum building heig ht of 108 feet or via t he Nort h Costa Mesa Specific Plan with a maximu m heig ht of 120 feet.

See Attachments 4, 7, 11, and 12 for noi se rel ated policies and regulat ions. Noise contours are id entified in Attachment 13.
6 Runway Protection Zone (RPZ)
Please see Attachment 14 for a map of Land Use and JWA Safety Zone s. 7 Imaginary Surfaces Height Restriction Zone
Th e Project Area includes sites across the City of Costa Mes a. Ground elevation near JWA rang es from appro ximat ely 28 to 36 feet. As proposed, the maximum allowable building heights enabled by the MUOD south of 1-405 range from 60 to 72 feet. The maximum allowabl e building heights enab led by the MUOD north of 1-405 range from 60 to 108 feet .

Note that some North Costa Mes a Specific Plan sites within Measure K already have established allowab le heights up to 120 fee t. The MUOD is an overlay and would not remove the existing right to dev elop to heights approved in the North Costa Mesa Specific Plan . See Attachment 15 for proposed maximum heights in the MUOD and Obstruction Contou rs.

If you have any comments or questions, please contact the project planner, Michelle Halligan , Senior Planne r, at (714) 754 -5608 or Michelle .Halligan@costamesaca .gov.

Sincerely,
~+f~
Michelle Halligan, Senior Planner
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ECONOM IC & DEVELOPMENT SERVICES DEPARTMENT
ATTACHMENTS:
1 Completed ALUC Submittal Forms and Checklists
2 NWWAB Planning Area
3 Notification Area
4 Draft Zoning Code Amendments
5 Draft Housing Element Amendment Excerpt
6 Draft Land Use Element Amendment
7 Draft Noise, Circulation, Community Design, and Open Space and Recreation Element Amendments
8 Draft Newport Boulevard Specific Plan Amendment
9 Draft North Costa Mesa Specific Plan Amendment Excerpt 10 Draft One Metro West Specific Plan Amendment Excerpt 11 Draft PEIR Excerpts
12 Zoning Code Noise Control
13 Land Use and Noise Contours
14 Proposed Land Use and JWA Safety Zones
15 Proposed Maximum Heights and Obstruction Contours
8I Page
ATTACHMENT 1

AIRPORT LAND USE COMMISSION

FOR ORANGE COUNTY

SUBMITTAL FORM
□ GENERAL PLAN· □ SPECIFIC PLAN - ~ ZONING CODE

1. Name of City or County: City of Costa Mesa

2. Contact Information - Name/Title Michelle Halligan, Senior Planner Agency: City of Costa Mesa
Address: 77 Fair Drive, Costa Mesa, CA 92626
Phone/email: {714) 754-5608 [email protected]

3. Airport Planning Area(s):
1:2'.l John Wayne Airport □ Fullerton Municipal Airport □ JFTB -· Los Alamitos

4. Item being submitted for review (submit each on a separate form): Name of General Plan Element, Specific Plan or Planned Community: Neighborhoods Where We All Belong Zoning Updates

5. Scheduled date of Planning Commission Public Hearing: 9/14/2026

6. Tentative date of City Council/Board of Supervisors Public Hearing: 10/6/2026

7. Requested date of ALUC Review July 16, 2026.

Complete submittals must be received by the first day of the month to be considered for the next meeting date.

8. Does the item submitted propose a change of land use or heights within the airport Notification/Planning Area*? □ No (skip items# 9-12). IZl Yes (continue below).

9. Does the item propose a change of land use within the IZJ60 CNEL or IZJ65 CNEL noise contours of the airport(s)*? Please attach an exhibit showing location(s) of the proposed new uses in relation to noise contours.

10. Are noise policies or mitigation measures identified in the proposed item or elsewhere in the General Plan? No 1:2'.l Yes - Please attach pages with current (and proposed if applicable) noise policies/mitigation measures highlighted.

11. Does the item submitted propose a change of land use within the Runway Protection Zone (RPZ}, Clear Zone (CZ), or Airport Safety Zones of the airport*'? □ No IZl Yes - Please attach exhibit showing location(s) of proposed uses.

12. Does the item submitted propose a change of height within the Obstruction Imaginary Surfaces*? □ No IZl Yes

13. Please indicate current existing maximum heights range from 30 ft to no maximum and proposed range of 60 to 108 depending on location (for projects opting to use the Mixed-Use Overlay District) maximum heights allowed.

Continued on next page.

Page 2 ends

SUBMITTAL CHECKLIST: General Plan· Specific Plan • Zoning Code ~ Cover letter on City/County letterhead.
~ Completed Submittal Form.
~ Link to existing Zonine Code https://ecode360.com/42616379 and proposed See Attachments for the proposed Zoning Code updates, including the MUOD, or download them from https://www.costamesaneighborhoods .com/draftzoningupdates General Plan Element, Specific Plan or Zoning Code for this submittal. ~ Attachment showing proposed changes to General Plan Element, Specific Plan or Zoning Code Section(s) with strikethrough/underline.
~ Exhibit showing location(s) of propo sed new uses within the Notification Area/Planning Area for airport(s) .
~ Exhibit showing location(s) of proposed new uses in relation to noise contours for airport(s) . ~ Exhibit showing location(s) of proposed new uses in relation to Airport Safety Zones. ~ Exhibit showing location(s) of proposed new uses in relation to the Obstruction Imaginary Surfaces.
~ Attachment showing current and propose d noise policies/mitigation measures. ~ Explanation of how the General Plan, Specific Plan, or Zoning Code address the AELUP standards for noise impact, safety compatibility, and height restriction zones.

The draft Zoning Code amendmen t t o Title 13, Chapter C, Article 11, Mixed-Use Overlay District establishes compatibility standards for projects within the JWA Planning Area/AELUP. The draft amendment to Title 13, Chapter V, Article 2, Residential Common Interest Developments includes allowances for noise related conditions of approval in Westside Costa Mesa.
~ Describe height and density changes in cover letter and attach pages of General Plan, Specific Plan and/or Zoning Code where maximum heights are specified. ~ Provide information regarding CEQA compliance.
* For airport planning/notification areas, noise contours, safety zones and obstruction imaginary surfaces see Appendix D of the applicable Airport Environs Land Use Plan (AELUP) at:
https://www.ocair.com/about/admin istration/airport-governance/commissions/airport -land-use commission/
Noise sensitive uses include but are not limited to community facilities such as: churches, libraries, schools, preschools, day-care centers, hospitals, and nursing/convalescent homes.

Mail or Email Submittal Form, Checklist and attachments to: Airport Land Use Commission for Orange County, Attn : Executive Officer, 3160 Airway Avenue, Costa Mesa, CA 92626 I Phone: (949) 252-5170 ALUCinfo@ocair .com

08.26.25 AIRPORT LAND USE COMMISSION

FOR ORANGE COUNTY

SUBMITTAL FORM
181 GENERAL PLAN· □ SPECIFIC PLAN· □ ZONING CODE

1. Name of City or County: City of Costa Mesa

2. Contact Information - Name/Title Michelle Halligan, Senior Planner Agency: City of Costa Mesa
Address: 77 Fair Drive, Costa Mesa, CA 92626
Phone/email: (714) 754-5608 [email protected]

3. Airport Planning Area(s):

C2:l John Wayne Airport □ Fullerton Municipal Airport □ JFTB - Los Alamitos

4. Item being submitted for review (submit each on a separate form): Name of General Plan Element, Specific Plan or Planned Community: Housing, Land Use, Noise, Circulation, Community Design, and Open Space and Recreation General Plan Elements

5. Scheduled date of Planning Commission Public Hearing: 9/14/2026

6. Tentative date of City Council/Board of Supervisors Public Hearing: 10/6/2026

7. Requested date of ALUC Review July 16, 2026.

Complete submitta/s must be received by the first day of the month to be considered for the next meeting date.

8. Does the item submitted propose a change of land use or heights within the airport Notification/Planning Area*? □ No (skip items# 9-12). IZl Yes (continue below).

10. Are noise policies or mitigation measures identified in the proposed item or elsewhere in the General Plan? □ No ISl Yes - Please attach pages with current (and proposed if applicable) noise policies/mitigation measures highlighted.

11. Does the item submitted propose a change of land use within the Runway Protection Zone (RPZ), Clear Zone (CZ), or Airport Safety Zones of the airport*? □ No IZl Yes - Please attach exhibit showing location(s) of proposed uses.

12. Does the item submitted propose a change of height within the Obstruction Imaginary Surfaces*? D No IZl Yes

Continued on next page.

Page 2 ends

SUBMITTAL CHECKLIST: General Plan • Specific Plan • Zoning Code Cover letter on City/County letterhead.
~ Completed Submittal Form.
~ Link to existing https ://www.costamesaca.gov/government/departments-and divisions/economic-and -development-services/planning/general-plan/2015 -2035-general plan and proposed See the attachments or download them from https://www.costamesaneighborhoods.com/draftzoningupdates General Plan Element, Specific Plan or Zoning Code for this submittal.

Attachment showing proposed changes to General Plan Element, Specific Plan or Zoning Code Section(s) with strikethrough/underline.

Exhibit showing location(s) of propos ed new uses within the Notification Area/Planning Area for airport(s).

Exhibit showing location(s) of proposed new uses in relation to noise contours for airport(s) .

Exhibit showing location(s) of proposed new uses in relation to Airport Safety Zones.

Exhibit showing location(s) of proposed new uses in relation to the Obstruction Imaginary Surfaces.

Attachment showing current and proposed noise policies/mitigation measures.

Explanation of how the General Plan, Specific Plan, or Zoning Code address the AELUP standards for noise impact, safety compatibility, and height restriction zones.

The Housing Element includes Program 3H to analyze establishing an overlay on industrial sites adjacent to the airport. The City determined that the area is not suitable for housing.

The Land Use Element includes policies LU -3.14, 3.15, 3.16 and 3.17 regarding compatibility between development and JWA/ALUC/AELUP. The Noise Element includes policies N-1.1,

1.4, 1.6, and 1.7 regarding acoustical studies and airport compatibility. ~ Describe height and density changes in cover letter and attach pages of General Plan, Specific Plan and/or Zoning Code where maximum heights are specified. ~ Provide information regarding CEQA compliance .
*For airport planning/notification areas, noise contours, safety zones and obstruction imaginary surfaces see Appendix D of the applicable Airport Environs Land Use Plan (AELUP) at:
https ://www.ocair.com/about/administration/airport-governance/commissions/airport -land-use commission/
Mail or Email Submittal Form, Checklist and attachments to: Airport Land Use Commission for Orange County, Attn: Executive Officer, 3160 Airway Avenue, Costa Mesa, CA 92626 I Phone: (949} 252-5170 [email protected]

08.26.25

Page 3 ends

Noise sensitive uses include but are not limited to community facilities such as: churches, libraries, schools, preschools, day-care centers, hospitals, and nursing/convalescent homes.

Mail or Email Submittal Form, Checklist and attachments to : Airport Land Use Commission for Orange County, Attn: Executive Officer, 3160 Airway Avenue, Costa Mesa, CA 92626 / Phone: (949) 252-5170 [email protected]

08.26.25 AIRPORT LAND USE COMMISSION

FOR ORANGE COUNTY

SUBMITTAL FORM
□ GENERAL PLAN ·181 SPECIFIC PLAN· □ ZONING CODE

1. Name of City or County: City of Costa Mesa

2. Contact Information - Name/Title Michelle Halligan, Senior Planner Agency: City of Costa Mesa
Address: 77 Fair Drive, Costa Mesa, CA 92626
Phone/email: (714) 754-5608 [email protected]

3. Airport Planning Area(s):

ISi John Wayne Airport □ Fullerton Municipal Airport D JFTB - Los Alamitos

4. Item being submitted for review {submit each on a separate form): Name of General Plan Element, Specific Plan or Planned Community: Amendments to the Newport Boulevard Specific Plan, North Costa Mesa Specific Plan, and One Metro West Specific Plan.

5. Scheduled date of Planning Commission Public Hearing: 9/14/2026

6. Tentative date of City Council/Board of Supervisors Public Hearing: 10/6/2026

7. Requested date of ALUC Review July 16, 2026.

Complete submitta/s must be received by the first day of the month to be considered for the next meeting date.

8. Does the item submitted propose a change of land use or heights within the airport Notification/Planning Area*? D No (skip items# 9-12). IZI Yes (continue below).

9. Does the item propose a change of land use within the i:gj60 CNEL or IZl65 CNEL noise contours of the airport(s)*? Please attach an exhibit showing location(s) of the proposed new uses in relation to noise contours.

10. Are noise policies or mitigation measures identified in the proposed item or elsewhere in the General Plan? □ No ISi Yes - Please attach pages with current (and proposed if applicable) noise policies/mitigation measures highlighted.

11. Does the item submitted propose a change of land use within the Runway Protection Zone (RPZ), Clear Zone (CZ), or Airport Safety Zones of the airport*? □ No IZI Yes - Please attach exhibit showing location(s) of proposed uses.

12. Does the item submitted propose a change of height within the Obstruction Imaginary Surfaces*? D No IZI Yes

Continued on next page.

ATTACHM ENT 5

DRAFT HOUSING ELEMENT AMENDMENT EXCERPT
City of Costa Mesa
Housing Element
2021-2029
ADOPTED FEBRUARY 2022
Draft Amendments - June 22, 2026
same type in the same zone. Government Code Section 65651(a) also requires permanent supportive housing to be permitted by-right in zones where mult i-fam ily and mixed-use development is permitted, including non-residential zones permitt ing multi-family uses if they meet the Government Code Section requirements . In March 2026 the City adopted -revisions to the municipa l code consistent with 5tate lawState Law.

Objectives:
• Amend the Zoning Code to include transitional and permanent supportive housing i,•,i'ithin the City's land use matril( in compliance with Senate Bill 2 and Go1,iernment Code Section 65651 • Monitor the inventory of sites appropriate to accommodate transitional and supportive housing. • Proactively engage relevant organizations to meet the needs of persons experiencing homelessness and extreme ly low-income residents.

Timeframe: €Completed ey March 2026DeceFAber 2024.

Responsible Agency: City of Costa Mesa Economic and Development Services Department/Planning Division Funding Source: In Kind/HOME -ARP
PROGRAM 2K: Planning Application Fees
Residential developers are subject to a variety of fees and exactions to process permits and provide necessa ry services and facilities as allowed by State lawState Law. Development fees are necessary to imp lement planning, zoning and building safety laws and to provide the public services and infrastructure necessary to serve City residents. This program seeks to avoid application fees creating constraints to the development of affordable housing and to reduce development costs in other ways, where possible.JD.

March 2026, the City adopted revisions to the z~oning Ccode, creating by-right permit processing for qualifying residential developments , reducing the overall timing and cost associated with development.

Objectives:
• Review planning application fees, with a special focus on the density bonus fee, and update the fee(s) to avoid creating a constraint to the development of affordable housing.

Timeframe:Completed March 2026 To be coFApleted by DeceFAber 2024€i.

Responsible Agency: City of Costa Mesa Economic and Development Services Department/Planning Division Funding Source: In Kind/Genera l Fund
PROGRAM 2L: Development of Housing for Extremely Low and LoweF-lncome Households The City recognizes the importance of supporting the development of housing for low and extremely low income households. It is a primary goal of the Housing Element to increase the feasibility of development of housing for extremely low and low income households. In March 2026, the City approved revisions to the z~oning Ccode to include a zoning overlay that creates new opportunit ies for housing to be developed by-right, especially those developments with units affordable to lower income households.

Objectives:
• Subsidize up to 100 percent of the City's application processing fees for qualifying developments where all units are affordable to 80 percent AMI or lower, as funding is available. 4-10 Chapter 4: Housing Plan
PROGRAM 3C: Update the North Costa Mesa Specific Plan
The Nort h Costa Mesa Specific Plan is an existing specific plan located north of the 405 Freeway, containing a mixture of residential, commerc ial, office, and cultur al/arts uses. Development in t his area is typically of higher densities/intensities than other areas in Costa Mesa. This area is a key component of the City's sites strategy for future housing growth.

The City will complete the required zoning code/Specific Plan amendments to update the North Costa Mesa Specific Plan based on the sites analysis to permit residential development at an allowable density up to 90 dwelling units per acre. Through this program, the City will modify development standards to promote residential development at the allowable density . These updates may include amending the boundar y of the Specific Plan area as well as revising development standards . The number of housing units able to be developed in th ese areas is determined by the density. This program modifies densities within the North Costa Mesa Specific Plan to accommodate the assumptions within the Housing Element. As part of this effort, in April 2026, the City approved an amendment to the North Costa Mesa Specific Plan to rezone the Housing Opportunity sites and to meet all by right requirements pursuant to California Gov Code 65583 (h & i). The City will further amend the specific plan to accommodate additional residential and mixed-use development capacity as part of a greater citywide effort to implement Measure K.

Objectives:
• Complete the requ ired zoning code/Specific Plan amendments to update the North Costa Mesa Specific Plan based on the sites analysis to permit residential development at an allowable density of up to 90 dwelling units per acre. The City will update standards which apply to the entirety of the specific plan area, including the 16 sites totaling apprm<imately 70.75 acres that are identified within the sites inventory list. 6,435 units identified within the ~Jorth Costa Mesa Specific Plan across all income leYels are identified to meet the City's shortfall in units. As noted in the program, development capacity is determined by density so effective ly there are no total unit caps within the North Costa Mesa Specific Plan. Rezoning has been will be completed to meet al l by right requirements pursuant to California Gov Code 65583(h & i) nmeframe: Completed March 2026 To Be coFAslel:ea BY \tViRl:er 2025DeceFABer 2026.

Responsible Agency: City of Costa Mesa Economic and Development Services Department/Planning Division Funding Sources: State and Federal Gra nt Funds (e.g. SB2 LEAP funds), In Kind, General Fund PROGRAM 3D: Update the City' s Urban Plans and Overlays The City has adopted Urban Plans and overlays that apply to specific planning areas and corrid ors within th e City. These plans are intended to encourage compatible development through modified development standards and guidelines specific to a loca lized area of the City .

The City will complete the required z~oning ~Eade amendments to update rescind the existing Urban Plans and update the Overlays based on the sites analysis to permit residential development at the densities identified in the candidate housing sites analysis. These updates may include amendi ng the boundary of the Specific Plan area as well as revising development standards . Densities for residential development +R the separate Urban Plans and OYerlays Jre ant icipated to differ depending on the surrounding context and are li sted in Appendix B. Based on City Council's concerns with displacement of long term tenants and to 4-16Chapter 4: Housing Plan
and mal~e adjustments to accommodate a potential shortfa ll if determined necessary (i. e. additional incentives for ADU development or identificati on of adequate sites to meet the City's identified unaccommodated need).

Timeframe: Monitoring program {completed) created by Winter 2025. Re¥iews conducted every two years throughout the planning period, and potential adjustments made 1A1ithin sii< months.

Responsible Agency: City of Costa Mesa Economic and Development Services Department/Planning Division Funding Sources: In Kind
PROGRAM 3N: Candidate Sites Used in Previous Housing Elements Pursuant to State Housing law, candidate sites identified in this Housing Element to accommodate a portion of the City's low- and very low-income RHNA that were identified in previously adopted Housing Elements must be rezoned to allow residential use by right at specified densities for housing developments in which at least 20 percent of the units are affordab le to lower income households. By right shall mean the jurisdiction may not require a Conditional Use Permit or other discretionary, local-government review or approval that would constitute a "project", except if the project requires a subdivision; however, the City may impose objective design review standards on projects.

The City has identified as part of this Housing Element updated vacant and nonvacant sites that were used in previous Housing Elements to meet the current RHNA need. This can be found in Table B-6 in Appendix B .
.!.o._April 2026, the City approved an amendment to the Zoning Code to amend an overlay for by right housing for applicable projects on sites used in previous Housing Elements, consistent with the objectives of this program.

Objectives:
• Place a housing overlay zone over all nonvacant sites included in a prior Housing Element and all vacant sites included in two or more consecutive planning periods that permits by right housing development for projects that meet the requirements of State housing law (Gov Code Section 65583.2{c).

Timeframe: Completed March 2026 To be completed by 1Ninter 2025.

Responsible Agency: City of Costa Mesa Economic and Development Services Department/Planning Division Funding Sources: In Kind
PROGRAM 30: Water and Sewer Resources
Pursuant to Chapter 727, Statues of 2005 (SB 1087), the City of Costa Mesa is required to deliver its adopted Housing Element and any amendments thereto to local water and sewer service providers . This legislation allows for coordination between the City and water and sewer providers when considering approval of new residential projects . Additionally, cooperation with loca l service providers will support the prioritization of water and sewer services for future residential development, including units affordable to lower -income households.

Chapter 4: Housing Plan 4-24
A. 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 6th housing cycle planning period (2021-2029). As described in this appendix, the realistic development capacity for each site was reduced to 80% of maximum allowable density while some sites included additional deductions based on the site location and other depends largely on its location within the City, a specific plan or urban plan area as Vv'ell as known development factors including land use controls, site improvement requirements, infrastructure access and property owner input. property owner input. 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-~, which identifies each candidate housing site within Costa Mesa's site's 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.

Appendix B: Sites Analysis B-1
Table B-2_1: Summary of RHNA Status and Sites Inventory Very Low
Income• Low Income Moderate
lncom~
Above
Moderate
Income
Total
RHNA (2021-2029) 2,919 1,794 2,088 4,959 11,760
Cred it Towards RHNA~
GeAstH:1EteEl iA PFejeEtieA
PeFieEl (BegiA5 :h:1Ae 39, wn)
274
-3-
195
-±9
79 _9
95 _&
643
-3-9
Remaining Unmet RHNA 2,645
9±6
1,599
~
2,009
~
4,864
4,%±
11, 117
~
l:aFge Sites
J;aiP,1iew Qe~•ele13FAeAtal GeAteF ~ ~ e9G e9G ~
~a l,iel,a bet ~ ~ w ~ 900 ~
FleFAe RaAER ~ ±1-0 ~ ~ ~
~eAieF GeAteF Fle1::1siAg PFsjeEt 4G ~ G g w
PaEifiE ,11,Fts Pla~a aAEl +ewA
feffief
,g :;;:;.. ,g 4W ~
+etal PeteRtial Gapaeity l:aFge
Sites 1,009 ~ 1,084 ~ 6,310
Overlays and, Specific Plans, aRd YFbaR PlaRs
North Costa Mesa Specific Plan 1,352
±_,~
1,352
e%
1,543
~
3,367
~
7,614
~
SoBECA blFeaA Pia A Sub-Area 199
~
200
+G
240
±4±
536
~
1,175
~
Mesa West Bluff blFeaA PlaA
Sub-Area
146
~
145
±G9
167
~
514
~
972
±;G-7-±
19 West blFeaA PlaA Sub-Area 135
~
135
e4
122
~
346
~
738
e4G
Harbor Blvd Mi*eEl blse-
G>reflay
193
:;;:;..g
194
~
261
~
666
+:I-&
1,314
~
NewQort Blvd Sub- Area 92 93 98 272 555
Fairview DeveloQmental Ce nter Q 920 690 690 2300
One Metro West Q 106 Q 851 957
Total Potential Capacity for the
RHNA-(Overlays and S~ecific 2,117
1,909
3,145
1,089
3,121
~
7,242
~
15,625
~Plans) G\leFla>;s, Speeifie PlaRS,
aRd YFbaR PlaRs
PFejeeted ADY GeRStR:letieR
PFejeEteEl ,t\Qbl GeAstF1::1EtieA 9+ -l-e& ±±+ & -3-9±
Sites IR•.ieRter:y +etal RHNA Ca~acity
Total Units toward s RHNA 5,731
-3-;-G±§_±;&l-9
3,200
~
7,337
&,9-79
16,268
~
{includes Credit towards RHNA
+ Overlays and S12ecific Plans)
Total CaQacity over RHNA + 1,018 +1,112 +2,378 +4,508
Buffer +stal Ga13aeitv Q.,.eF 21%
~
±W%
53%
~
48%
-1-&±-%
38%
~RFl~l,t\ GategeFies
B-5Appendi x B: Sites Analysis
yet "approved"; projects that are "approyed" but no building permits haYe been issued or applied for; and other housing projects that City staff is working on in partnership with other entities or agencies to deYelop housing resources in the City .
.!.._SeRior MousiRg Project at tAe SeRior CeRter (JaFRboree MousiRg ENA) On July 21, 2020, the City Council approYed an E>Eclusi•,ie ~Jegotiating Agreement (E~J/\) 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 enYisioned the potential for 60 senior affordable dwelling units at the site . /\n application for an Urban Master Plan Screening for the proposed project was submitted in ~Joyember 2021 and staff continues to work with the applicant to bring the project forward for a decision . • This site hes been desiqneted es e J-401:1sinq fler:nent site end hos been r:no~<ed to the sites m,,,entorv.
• Urban Plan Screening Project (1711 & 1719 Pomona Avenue) OR No•.ieFRber 16, 2021, tAe City CouRcil coRsietereet aR UrbaR PlaR ScreeRiRg of a Master PlaR request for eigAt li•.iei4,vork 1,mits OR a 0.46 acre lot. Tt:ie proposeet Master PlaR iRcluetes a eteviatioR request froFR tAe UrbaR PlaR's li•.ie,'work staRElarets for FRiRiFRUFR lot si2:e. Tt:ie urbaR plaRRiRg screeRiRg process is tt:ie City's first stage of ete11elopFReRt review for projects proposea iR FRiMeEI use overlay Elistricts. Tt:ie CouRcil geRerally supporteet tAe project's coRcept, iRcluEliRg tt:ie request for a ete11iatioR froFR FRiRiFRUFR lot si2:e aREI provieteet tAe applicaRt guietaRce for tAe project proposal to iRcluete iR a future applicatioR for PlaRRiRg CoFRFRissioR coRsieteratioR. This site hes been designated es e J=lousinq fler:nent site end hes been r:noved to the sites in·,,entorv
• UrbaR PlaR ScreeRiRg Project (1540 Superior AlleRue) On January rn, 2022, the City Council is scheduled to consider an Urban Plan Screening request for nine liYe/work units on a 0 .4 4 acre lot. The Urban Plan screening process is the City's first stage of development reYiew for projects proposed in mi>Eed use oYerlay 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 .

This site hes been desiqneted es e J-4O1:1sinq f.ler:nent site end hes been r:no·,,ed to the sites inventor~'- .!.._ORe Metro '.Vest (1683 SuRflower tweRue) The proposed project is a mixed use deYelopment and consists of residential, specialty retail, creatiYe 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 creati>,ie 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 ma>Eimum building height of seYen 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 improYements; and a Class I bike trail system on Sunflower J\yenue providing access to the Santa Ana RiYer Trail. The project was approved by City Council in 2021. The project includes 10 percent (106 units) of the residential dNelopment 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 ¥, as codified in Article 22, Chapter IX of Title 13 (Zoning) of the Costa Mesa Municipal Code. Pursuant to Measure¥, after final approYal by the City Council, including all CEO/', review, the Yoters must then approYe the Project. • This site hos been desiqneted es e J-4O1:1sinq f..ler:nent site end hos been r:noved to the sites /AVentOF','.

Appendix B: Sites Ana lysis B-10
Figure B-1: Housing Element Sites {All Incom e Categories) D Current Housing Element Site
D Proposed New Housing Element Site
LJ City Boundary
Parcel Boundary
SOURCE CrtyofCosta Mesa 2025 Open Stre<tMap20t9 Figure B-1 ~ n o 2,000 4000 Housing Element Sites
Costa Mesa • J ---=== '"' City of Costa Mesa
Appendix B: Sites Analysis 8-13
O<,(Al\1~
~~
6thCosta Mesa Housing Element .{: .',,;~ .; i) Cycle-2021-2029 ~ ~:. ~ ·...,,,v--......
~"..Poi ~\~...

0.5 Sites Inventory
I
2Miles
LEGEND
40 du/ac
- 41 du/ac - SO du/ac
- 51 du/ac - 60 du/ac
- 61 du/ac - 90 du/ac
Flgwre 8 ~: Map efbaA&laate MewslAg Sites !S•t 1,eAIAg) Appendix B: Sites Analysis 8-14
I

0.5 2Miles
LEGEND
-•-City Boundary
Specific Plan
airview Developmental
arbor Mixed-Use
esa West
orth Costa Mesa - HR
orth Costa Mesa - SL2
orth Costa Mesa
oBECA
Appen dix B: Sites Analysis 8-15
Figure B 2: Map of candidate I-lousing Sites (SoBECA Focus) Appendix B: Sites Analysis B-16

2. Selection of Sites - Redevelopment of Non-Vacant Sites for Residential Uses
The City of Costa Mesa has identified sites with sufficient capacity to accommodate its 2021-2029 RHNA.

In total, 169 parcels have been identified across a range of zones, specific plan areas and overlay districts.

Rezoning Status: As of April 2026, the City completed the required rezoning of all Housing Element sites at the densities specified in Table B-8 to permit residential development, as reflected in Resolution No. 2026- 11, 2026-12. in compliance with Government Code§ (65583 and 65583.2 (cl]. Accordingly, Program 3C (Update the North Costa Mesa Specific Plan), Program 3D (Update the City's Urban Plans and Overlays) and Program 3N (Candidate Sites Used in Pervious Housing Elements) have been completed.

A. Overview
All identified sites have been evaluated to determine the extent to which on-site uses are likely to redevelop within the planning period. The analysis found that a number of existing uses -(identified in Table B-8) 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.

When assuming the potential for low/very low-income development on non-vacant parcels, -state law requires that the City analyzes the following:
• Analysis of leases where possible, 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,
• Record of converting existing uses to higher density residential uses, • 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 to 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 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.

To identify sites with existing uses that have the potential to redevelop into housing or that the existing use will not be an impediment to additional redevelopment, the City developed objective redevelopment criteria based on characteristics observed in sites that have successfully redeveloped into housing during the current and prior planning cycles. After applying these criteria and confirming suitability, the City conducted (and is continuing to conduct) outreach to property owners, developers, and the broader B-17Appendix B: Sites Analysis
two dedicated stakeholder meet ings and workshops focused specifica lly on the candidate sites, allowing for more in-depth discussion of site-specific conditions, constra ints, and opportunities.

Where the City received explicit property owner requests to include a site or documented developer int erest, this information is noted alongside the respective site in the inventory . 2026 Housing Element Rezone:

In addition to property owner notification, the City cond ucted targeted out reach throughout the rezoning process, including public workshops and informational meetings designed to inform bot h affected stakeholders and the broader community. These workshops provided an opportu nity for part icipantsto ask questions, express concerns, and offer feedback on proposed zoning changes and development assumptions. Through this expanded out reach effort, the City was able to furt her the sites inventory effective ly incorporating community and stakeholder feedback to ensure that the rezoning program and 2026 housing element amendment reflect& both community priorit ies, and realistic development conditions .

1. Redevelopment of Non V-acant Sites lor Residential Uses The City of Costa Mesa does not have sufficient vacant land avai lable to accommodate fifty percent of their low/very low income RH~J/\. To accommodate the need at all income levels, the City has analyzed 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 1Nhich will be added when those Urban Plans are amended as part of ProsraFl'ls 3B and 3C.

As the City cannot accommodate SO percent of the low/very low income RH~J/\, 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 m<isting uses to higher density residential uses, • Current market demand for the m<isting use,
• Development trends and market conditions, and
• Regulatory or other incentives to encourage redevelopment. le95e ARe/ysis
r><isting lease agreements on infill and non vacant properties present a potential impediment that may preven t 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 agreeme nts 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 de1t'elopment trends in Costa ~
Appendix 8: Sites Analysis 8-25
• 20% of units available to residents in the moderate-income category • 40W% 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 the se affordability assumptions and has included a 38% buffer 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% nonresidential uses, however recent development within Costa Mesa has indicated that is unlikely. Additionally, all housing element sites have been rezoned pursuant to meet the performance standards required as part of Government code section 65583.2, subsection (h)(l)(B) requiring that 100 percent residential uses are permitted on all housing element sites and that mixed-use projects must be provide at least 50 percent of the total floor area as residential uses.

As such, 100 percent nonresidential development is not allowed on the sites identified for the housing element.

The City has a record of approving residentia l and mixed-use development on previously non-residential sites. 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~. • 2277 Harbor Blvd- Previous motel use that underwent a rezone from Cl to PDR-HD and developed as a fully residential project with 200 apartment units. • 671 W 17th 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 residentia l project with 29 townhouse units.

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 commun ity 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 shortfa ll 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 requ ired to identify additional sites and has analyzed additional potential housing sites within the Housing Elem ent's environmental clearance document.

There are several candidate housing sites in which the affordability assumptions differ from those presented above. Those sites include:

B-52Appendix B: Sites Analysis
• 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 zea units which are all affordable at the lower income leve ls. • 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. the lo
• Herne 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 a¥ailable to residents at 1 ... 1er income le¥els. 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.

4.!l_ Specific Plan, Urban Pl-an, and Overlays
At the time the 6th Cycle Housing Element was originally adopted, Costa Mesa implemented zoning regulations through a combination of base zones, overlay zones, urban plans, and specific plans. Urban plans were adopted as standalone documents outside the Zoning Code that provided supplemental development standards. The Mesa West Residential Ownership Urban Plan, 19 West Urban Plan, Mesa West Bluffs Urban Plan, and SoBECA Urban Plan, along with the Harbor Mixed-Use Overlay, established additional regulations applicable to specific areas of the City in addition to base zones and specific plans, resulting in a complex regulatory framework.

The City approved the rezone and application of Mixed-Use Overlay District on Housing Element Sites in April 2026. As identified in Programs 3B and 3C, of the Housing Plan (Chapter 4), the City proposes to rescind the urban plans, and established objective development standards for those sites through amending the Mixed-U~se Overlay District and other parts of the Zoning Code. Additionally, the City modified relevant existing Specific Plans, to accommodate the RHNA. The densities identified in Table B-8 reflect the revisions made to these areas to permit residential development at a higher densities. As of April 2026, the City has rezoned all sites identified in the housing element consistent Government Code§ [65583 and 65583 .2 (c)).
• ~iorth Costa Mesa Specific Plan • Residential G•,i.inership Urban Plan • 19 \!Vest Urban Plan {Propose to Remo.,,e)
• SoBff/\ Urban Plan • Residential lncenti.,,e G1,erlay • Mesa IA£est Blu# Urban Plan • 1-larbor Mi1Eed Use G¥erlay These areas, with the mEception of the Residential Gwnership Urban Plan, which is proposed to be remo¥ed, will be modified through Programs 3B through 3C to permit residential development at or above the default Appendix B: Sites Analysis B-53
+a~I• B i, 51tes ta ~""'"'•date Gest,;i Meso 2Q21 2Q29 RMtw\ f'!e te: J:h 's HIB'-e ·s se:rt-ed .tw 1:r1q 'q1,je ·rJe r:i t;J:e {UA 'Ef ""e IQ{ J:h e tJn ·qt.e 'rkqt;fi e & e e e5tsSl5 hed st t G'e Beg ·r:ir:i: ·Rg sf r'1ie s·te5 9RG~ rs ·s pr;eGess. $o rn e site5 • •e re cesno ed ss psr:t ~J tq e &'Rs ½i s 's sri d-sites •e ce net cin1o1FA'1 e ed ts et s•R c0Rt .% it)rfs r rf:1e esFRr.:~11:1R 'E-J, snd stqe r users, •heR refcrr' qg ts speeif."e sites. .._.. ~AIIN ~
Ill ....... 0-.. ~
111M

1.11111
-
GeuMII
Dllllllll
s,e9llla
PlaM
s..
(All ~,~,c:-.
,...,,....
1111
Miell
lolNtl
0,,..
,...

VNII
Very
lolw l.ew M.I ,._.-~ I N-. EIM"I
lwlllllftt
SF
MM
lwllllawl
,--MR ""o..,i..i ~
ineh:,el iAg Feia il,
iAB1:1stria l, Business paFI~.
anel reside nt ial 1:1 ses.
+he site is direetl•1
aeijaeent to retail anB
effiees s13 aees to the
est, P1eEli1:1 Ff1 Qensity
Resi ~eaiial l!e """"'"'l
to tRe east, EB Ff1FAe eia l
to tRe so1:1th anel a
81:1 siness ee Ate i;lp est
eU:iee to tA e ner:1: R.

Table S-S: Sites to Accommodate Costa Mesa 2021-2029 RHNA No te: This toble is sorted by unique identifier (Unique ID}.

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. - -u,,i,..

I) NN
-
Zip
Clodo
~
-
..., Land
u..

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lDrq.,..,_
Spodllc °"""""' Pion
~
MU00
-
Min.

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,.......,_., -
Mu.

Donolty
,.......,_., - -(-t -
~
-- -Clpodly
- -Clpodly - -Clpodly
-
TOIOI
(apodtJ
~ _, " 0mlplod LV -.u-- Ownallllp(~9-J
1 m,
Qa1;
62 lW.
== = If Mf =
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=...._, ~ ;iQ
=
~ ll!li. Q ~
221
lli
-
e, WI,
=
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=
l
m,
= 71
~
~ = s;i; !J. =
!l2!lh
= "'-·
~ 2Q ~ ~ .I!! !1. ~ ill e,
=
lLlfil Qtfi,r:lm~lal 2m,r: 12!..!ildioB
with surfa~ li!arkins !Ql
l
m,
= 75 = = = s;i; !J. =
!l2!lh
= "'-·
~ 2Q l!.2Z ~ :.z u ll §2 e, ZZli ll.ID B~liUilCJOl :tlitb IICH: 1i!iU:lsin11 12!.
!
m,
= 76
mil
= = s;i; !J. =
!l2!lh
=...._. ~ 2Q l.!Z ~ Zl1 ~ Zl w. 11 llli
=
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sycfig; li!atklog
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m,
~
01 = ~ = If Mf =
!l2!lh
= "'-·
~ 2Q w ~ il ~ il 1Q! e, ~ lW§ IOdlilSldal l lillbl lnd!i.!Slrlill Wilb ilS!Jcf3'fli!ild!loBl2l
li
m,
~
02 ~
~
Ave = If Mf Ml1Ql1
!l2!lh
= ...._. 1Q 2Q w ~ i1 i1l1 §l ill e, ill! Q.lli IOd!.IHda!lliBbl lndYndal :tti1b I :i!..!di,r: li!ildliOB 121
z
m,
~
Q]_
1ill.

I2!2nl2 w,v = If Me =
!l2!lh
=...._, ~ 2Q U2 ~ il li !! 12§ e, !Zli =
l!ld!i!Sldilllisbl !!ldl.lSldal :tr:ilb ii
SMtfi,r:li!ilctins 121
I
m,
~
11 1Zl!Q
sunflower = If Mf =
!l2!lh
= ...._,
~ 2Q .uJ. 1nl!!W!i.'1 Zl 1§. Zl 1§!! e, D l!.12!
todMsSdal l ma □ Yfi'1M[i!ls -
Sb!ttt:C22Wl~ICfb2YSf: !.!Sf:
w;tt.~ .. -,.. ..... ,1, 1,.,. lot .

Appendix B: Sites Analysis B-99
Table 8-8: Sites to Accommodate Costa Mesa 2021-2029 RHNA Note: This table is sorted by unique identifier (Unique ID).

Some sites were removed as pan of the analysis and sites were not renumbered to retain continu ity for the community and other users when referring to specific sites. - -
IJftlqllO
I)
--
Zip
0>do
~
-
Pion Lind
IJIO -...-
Zorq
~
o..rloyor
Spoclllc
Pion
~
MUOD
-
Min.

Donllty
(unllr/lCIW)
-
Donllty
--
,.....,..,.1 -
$Ila
(aae)
-.,.,.,,._.,, lnmmo
-Copocfty -Clpoclly - -Clpoclly -
TOIII
Clpodty
_,.,_
c:11111-. " 0a:uplOCI LV -..u-- OWnnllp(~s.)
i
ill,
ill,
ll
illl!
~
1M
i.Zlli lf Mf Ml!Ql)_
ll2llh
= Mw
.ll! iQ Ui lrlSWldiJ §I H ]!}. ill A ~ lLl§§
~XIJ:ll!JB Mi~ iDSil!i!g!:
~ir!:b'1!.IK i!lsi::tt:r22m i1Dsl
lisbl m10Y!!s;S1uio1 !ill~ :tt:~b I
surface oarklne lot.
.IQ = !l!1:
59 ilill!a
-
i.Zlli ~ fl1!; Ml12ll.
ll2llh
= M-a
.ll! iQ i.lQ fi!illn& ill ill ~ ill t llli ~ fi!kl!llJol 11 l!1:
ill:
40 = ~ i.Zlli llt tl Ml12l! WA .ll! .§2 ~ >2llllllfilW .1§. ~ lZ il A .mi Q.ZZl! t12 mm s: r,iill!.1K ~!lb I gci~
lb c!.I ;tt:jagg~ iDd J: !.l cfi:!.!:
oari<in11 lot
12 424~
202-
02 719W
19th St 92627 G Cl MUOO 19West 20 50 1.29 Commercial 15 10 26 51 C 18% SmaU 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 .
13 424-
202·
03 707W
19th St 92627 G Cl MUOO 19West 20 50 2.00 Commercial 23 15 41 79 C 19% Existing single-use grocery
store with large surface
parking lot. Potential to
redevelop for mixed-use
adjacent to major
transportation corridor (19th
Street).
14 424-
211·
01 695W
19th St 92627 G Cl MUOO 19West 20 50 2.66 Commercial 70 0 0 70 B 11% Approved lower-income Senior
Center Housing project in the
parking lot (the Senior Center
would remain) .
ll =
16 424-
281-
20 1710
Pomona
Ave
92627 LI MG MUOO 19West 20 50 1.08 Industrial 12 8 23 43 B 30% Existing self-storage facility in
close proximity to new
residential uses and major
transportation corridor (17th
Street) .
17 424-
281-
21 670W
17th St 92627 LI MG MUOO 19 West 20 50 1.06 Industri al 12 8 22 42 A 21% Existing 2-story office and
commercial uses in close
proximity to new residential
uses and major transportat ion
corridor l17th Streetl.
1B
424-
281-
22 660W
17th St 92627 LI MG MUOO 19West 20 50 2.22 Industrial 26 17 45 88 B 30% 1.520 Existing selr-storage facility and
light industrial/commercial use
in close proximity to new
residential uses and major
transportatio n corridor (17th
Street\.
19 425·
431-
02 1680
Superior
Ave
92627 G Cl MUOO 19 West 20 50 2.11 Commercial 25 16 43 84 0 22% Existing hotel use wit h large
surface parking lot. Property is
directly adjacent to Newport
B-100Appendix B: Sites Analysis
Table 8-8: Sites to Aca>mmodate Costa Mesa 2021-2029 RHNA Note: This table is sorted by unique identifier (Unique ID).

Some sites were removed as part of the analysis and sites were not renumbered to retain conti nuity for the community and other users when referring to specific sites. -
unlquo
II
--
Zip
COdo
~
-
Pion land
-u.
~
2'onq
~
OVorloy or
5poclllc
Pion
~
MUOO
--
Min.
-(unltr/ocni)
-
Mox.
-(unltr/ocni)
-
,,_I
(oc,al - -..

UN/V-.cr lncomo --COpldty -Clpoclly
- -Clpodty
-
l ocal
Clpoclly
-..-_, "0auplld I.V l!ldltlnlU-Dolal awn.,hlp ,~-,
Bouleva rd and next to new
multi -famlly development.
20 425-
431-
03 1666
Superior
Ave
92627 A LI MG MUOD 19West 20 50 0.29 Industrial 3 2 6 11 B 23% Lot consolidation info: This site
is comprised of 4 parcels
eq uat ing 1.7 acres and are
contiguous. Collection of
existing warehouse and
Industrial uses adjacent to new
multi -family development . Th e
Housing El ement anticipates
this property may be
redeveloped with adjacent
uses as indicated in this table.

SCHWARTZ PAUL D 2007 TR
21 425-
431·
04 116 E
16th St
126 E
16th St
92627 A LI MG MUOO 19 West 20 50 0.73 Industrial 8 5 16 29 B 35% Lot consolidation info: This site
is comprised of 4 parcels
eq uating 1.7 aaes and are
contiguous .

Collection of existin g
wareho use and industrial uses
adjacent to new multi •family
developme nt. The Housing
El ement anticipates thi s
property may be redeveloped
with adjacent uses as indicated
in this table .

SHEEHAN MICHAEL W TR
22 425·
431·
05 92627 A LI MG MUOO 19West 20 50 0.42 Industrial 4 3 9 16 B 48% Lot consolidatio n info : This site
is comprised of 4 parcels
equati ng 1.7 aaes and are
contiguous. A vehicle repair
facility developed with older
and randomly located
structure s. The Housing
Element anticipates thi s
property may be redevel oped
with adjacent uses as indicated
in this table. Th e exist ing
collection of vehicular repair
and vehicle storage buildings
are located across 16th Street
from approximate ly 60
afford able modular / mobile
home residential unit s and also
located in close proximity to
more t han one-hundred multi·
story residential loft units
located on 17th Street.
126 PROPERTIES LLC
B-101Appendix B: Sites Analysis
U.:-1 - --
Zip ~
Codo
-
425- 126 E23 431- 16Th St 92627 A
06 425- 1601
24 431- Newport I 92627
07 Blvd
.li1:

G=ln I m ll I .m:
...il...
.li1:
l§ I .m: I .;:s, I m !2
-
ill:
•=s, I .illl§zz I ill:
il
ill: ~
ll I = ~ I m n ~
ill: .illQ
Z2 I lli:
-
1m l M
22 .l!!l!l!
Table B-8: Sites t o Aax>mmodate Costa Mesa 2021-2029 RHNA Note: This tob/e is sorted by unique identifier {Unique ID).

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. -
-Lind Zorq
U• .,._,
~
G Cl
Cl
I.I ~
I.I ~
i;i; g,
!K lJ.
l& lJ.

OWrtoy or
Spoclllc
""" ~
M UOD
MUOO
.Ml!Q.ll.
.Ml!Q.ll.

MUOD
.Ml!Q.ll.
.Ml!Q.ll.

MUOD
--
19West
19 West
SQBilll
SQBilll
~
-
.l!!l!l!
-
.l!!l!l!
Min. Max. '-IDonllty Don,lty
- -.
- - ,....., ~,.......,_., ,......,,..,.,
20 50 0.35 Commercia l
20 50 0.79 Com mercial
-2 §2
=
lllll!lll!liJ
-2 §2 Ul ~
1Q §Q ~ Commercial
-2 SQ i&Z I ~
-2 N .l.2Z ~
-- - -- -- -1 T-1-..-I" 1
Copodly Copocay 1,_,,. Copodly _, 0a:uplod
Copodly
4 2 8 14 I B 27%
16 31 22%
ll 12 1l! a ~
~ l§ .. m I!, ~
li i .1& ~ I!, ~
l§ ll zz .§§ ~ llli
l§ ll ll §l ~ 2li
LV
!!.ID I
~
Q.lli
=
l..222
-.u..0o1a1
Lot consolidation info: This si te
is com prise d of 4 parcels
equating 1.7 acres and are
contiguous. Collection of
existing warehouse an d
industrial uses adjacent to new
multi-fami ly development , The
Housing Element anticipates
this property may be
red eve loped with adjacent
uses as indicated in this table.

Collection of existing
warehouse and indu strial uses
ad jacent to new multi -family
development. Th e Housing
Element anticipates thi s
property may be redeveloped
with adjacent uses as ind icated
in this table .

The site is develoced for lisht
Industrial use SUPPOrtlOB
manufacturing fabrication
and Industrial service
funrtlnn i:

Peveloomentlnterest orovided
in wdtins Iwo·storv
office/medical building of
about 18 133 scuare feet The
site is cyrreotlv configured as a
Oex office/medical office
buildins and surface parking
lot The carcet is located in a
dense commercial corridor
near SR-73and the 1-405
Surfaceoarking1ot
Lot consolidation info ·This site
indudes 3oarcels au
contisuous with each other aH
under com mon ownership
Pevelooer interest - 2 7
acres/67 units for sare -
Commerdal / automotiye
facility. The larger 2480-2490
Harbor Blvd site is listed as a
retail/ auto dealersbip_p.!9_p_e_rtv
Owr.1hlp ,~-i
126 PROPERTIES LLC

EDEN BAY PROPERTIES LLC
B-102Appendix B: Sites Analysis
unique
I>
Ml
.ll
ll
ll
~
~
APN
lfr
491-
lQ
lfr
I ill:
ll
lfr
I IDc
!2
file
I lM1:
l21
file
I lM1:

Ql
file
I lM1:
!U
file
~ 12:
-
=
Zip
0ldo
Harbor I 92626
Wllll
=
-
22ill
Wllll
= ~ iZlli
=
-
l!Zfil
Wllll
= Mm.C!lllu: 22ill
Wllll
~
Mmrl!ll!! lliZ§
Wllll
=
-
22ill
fil!l!
Conoaldoad
-
M
M
l
Table B-8: Sites to Accommodate Costa Mesa 2021-2029 RHNA Note: This table is sorted by unique identifier (Unique ID}.

Some sites were removed as part of the analysis and sites were not renumbe red to retain contin uity for the community and other users when referri ng to specific sites. -
-land
u.
~
g
s.s;
s.s;
jf
jf
jf
jf
1olq
~
g
Q,
Af
Mf
Mf
Mf
Mf
0Wrio¥or
Spedllc
l'lln
Dollp.-
MUOO
M!!Q.12
M!!Q.12
=
M!!Q.12
=
M!!Q.12
MUDD
--
-Wllll
-
~
!!2!!h
= I
MID.
ll2all
= MID.
ll2all
= I
MID.
ll2all
~
MID.
ll2all
= I
Mlli
Min.

DoNlty
-,.......,,.,.1
lQ
lQ
lQ
lQ
lQ
1Q
lQ
I
I
Mu.

Dollllty
-
(unlll/lcr9)
Ml
12 12
ll2
ll2
ll2
ll2
,_ 1-. 1,=Size ~ 0opodty(oawl
Q,,ll Commercial 1
l = l ~ I ~
..u l ~ I .§2
ui. I ln2l!>l!W I ~
I ljl I lnl!l!>lrw I il
I .ill I ln2l!>l!W I ll
I = I lnl!!illm! I §!
-1~-.., lncomo
0opodty 0opodty
Q
I l I I
I § I ~
I il I 2§
I ll I §
I ~ I ;z
I il ~
I
I
I
I
I
Total
0opodty
ll
ill
.ill.
.122
ill
ill
I
I
I
I
I
I
~1"_, Oa:uplod
f 21!
~ I Qli
!l I Qli
!l I mi
!l I ~
il I .ru,
!l I .ru,

1.V -..u..-
wit h e)(isting automotive
jmprovements service bavs
offices vard area and C·l
~
Lot consglidation info· This slte
lodudes 3carcels an
contiguous with each other all
under commonownership
Devetooer interest -orooosin&

0.123 I lot consolidation for 2.7
I M1l
I M2!1
I Mll
I Ul21
I l1..lli
1=
acres/67 ynitS for sale
Pevelooed with avacant
commercial retail £auto saiesl
building and surface parking
le!
Lot consglidation jnfo· Jhjs site
indudes 3oarcels an
contiguous with eachother an
undercom mon ownership
Develooer interest - 2 Z
acres/67 units for sate Corner
tot on the corner of Harbor
Blvd and fair Pr Pevelooed
with avacant commercial retail
fauto sates\ building and
.fillfil.~
Entitled Proiect-Meritage
Homes La[Ke office/soecialrv
cam our former broadcasting
facilitv .

Industrial / warehouse-flex
UK· parcel includes a large
surfact earkins lot
Jndustdal / warebouse-Oex
use ·also associated with exotic
auto saleti/showroom activitv
The rectansutar rot lodudes an
Industrial/ warehouse/ li@bt
industrial buildlnB with
,.-r,..•fated surface oarkln11.

Property Includes an low·dse
industrial/office flex building
with asurface Parking lot
Lot consotidation info· this site
contains two oarcels one
Parcel that is 2 9 acres and one
parcel that is o014 These two
oarcels are contiguous making
uo the ueater site The site
ewn..hlp (COnmlldoliod-)

EDEN BAY PROPERTIES LLC

MAC ARTHUR BUSINESS PARK LLC
B-103Appe ndix B: Sites Analysis
Ufllquo
I)
!I
ll
ll
~
2i
39 40
41 Al'N
= !Ml:

Q§
= I !Ml:

Q!i
!12:

I .w:
l§
!12:

I .w:
ll
!12:

I lll:
2Z
141-
361·
06 141-
361-
11 141-
361-
21 -
ill1
-
Blvd
all
-
fill<!
=
Zip
Oodo
I =
I =
~ l lliZZ I
~
Zfil
.M<.wl12l1 [ lliZZ
~
=.M<.wl12l1 [ lliZZ I
~
2706
Harbor I 92626
Blvd
2666
Harbor I 92626
Blvd
2790
Harbor 1 92626
Blvd
Table 8-8: Sites to Accommodate Costa Mesa 2021-2029 RHNA Note: This toble is sorted by unique identifier /Unique ID}.

Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the com munity and other users when referri ng to specific sites. -~ 1 -Lllnd I Zanq
- u . ~
~
If Mf
If I Q.

I ~ i;z
~ I i;z
I ~ I i;z
G I C1
G Cl
Cl
I
I
I
I
I
Olw1oyor
Speclllc
Pion
~
Ml1Ql1
Ml1Ql1
Ml1Ql1
Ml1Ql1
Ml1Ql1
MUOO
MUOD
MUOO
MU0D
--
-= ~
l ~ I
--
I ";n 1
--
l ~ I
1";n 1
--
I Harbor
Blvd
-
I Harbor
Blvd
Ha rbor
Blvd
Min.

Donllty
-(unlll/la'I )
.z2
.z2
.z2
.z2
.z2
20 20
20 I
I
MIX.

Donolty
-,......,..,.,
!1l!
!1l!
,2
,2
,2
50 50
50 hral I -. I,:
- ~ Clpodly(acnol

2.21 llli1lW!iil
l = l ~ I zz
I ll.12 f =,w f 1
[ !!M [ =.n=w l !

2..z2 =,i,J

0.68 I Commercia l

2.41 I Commerci al 28

0.75 I Comm ercial
I
-
Income
Clpodly
2 ll
l
l
l
19 I
-- , T otal I~1 " - Clpodly _, 0auplod
Clpodly
l e, 2li
zz I ~ I Q I !Zli
! ~ I ~ I .lli
; I ll I t I m
1 2 t .zlli
14 27 22%
49 96 34%
15 30 25%
LY -.u..-
contains two multi-tenant
lodustcialtcommercial buildinn
with associated surface carkln@
around the bulldlngs.

Lot consolidation Info·this site
contains two parcels om::
parcel that Is 2-9 acres and one
that Is o014 These two parcels
Q.220 I are tsmtiguous making UP the
greater site. A small triangular
Parcet that is cart of a larger
develooment and assumed to
I =
I !ill!
[ 2.122
J.IB1
Hotel/motet Building is
currentlv occupied bv a three
storv motel Site lodudes
wrapped surface parking .

The site is comprised of 3
parcels equating 1-1 acres that
are contiguous Existing uses
indude boat repair and suct:ace
parkina
Commercial use · cannabis
retail storefront Jhe site iS
comodsed of 3parcels
eauating 11 acres and are
contiBuous The small
commercial retail building is
surrounded bv surface parking
nn ~c:..i.d.fi
Gas station use The site is
compri5~d of 3parcels
eauating 11 acres and are
contiguous Prooeav currentlv
ooerates as a ns station with
$_V~na
Mixed us building wit h first
fl oor reta il an d offices
Former Ace Hard ware store,
now for lease after Ace went
ou t of business. Large big box
stru cture with surface parking
along a major transportati on
corri dor ! Harb or Blvd)
Mixed use buildin g with retail
and offices on fir st fl oor an d
offices on 2nd and 3rd fl oor.

Building is partially vaca nt with
large surface parking lot
own..hlp(~-,
COUNTY SAN[ATJON

FRANK THOMAS ETHE FRANK
f8M1l.LlB!ill
illJ.N.MABISl'.

COSTA MESA INVESTMENTS LLC
6-104Appe ndix B: Sites Analysis
Table 8-8: Sites to Accommodate Costa Mesa 2021-2029 RHNA Note: This table is sorted by unique identifier (Unique ID).

Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the commun ity and other users when referr ing to specific sites. lJnlquo
D NH
-
Zip
0ldo
~
-
-!Md
Uoo -
~
ZOrq
~
Oworllyor
Sjllcft:

Pion...,_,
MUOO
-
Min.

Donolty
(~ -
Max.

Donolty
,..,..,...., -
.......

Size
(ocnsl
-..

Uoo/VKrDf
--
Copodl'/
- -Clpoclly
- -,,_,,. -Copodl'/
Total
Clpoclly
~ _, " 0c<:uplod LV -.u-11a11 --(Clonloldoad9al
adjacent to major
transportation corridor
(Harbor).
42 141-
361-
22 2750
Harbor
Blvd
92626 G Cl MUOO Harbor
Blvd 20 so 1.71 Commercial 20 13 35 68 C 13%
Existing older commercial
shopping center adjacent to
major transpor tation corridor
(Harbor). Uses range from
commercial to office and
restaurants. Large surface
parkinR.lot.
43 141·
361-
23 2730
Harbor
Blvd
92626 G Cl MUOO Harbor
Blvd 20 so 0.68 Commercial 8 5 14 27 C 33%
Existing older commercial
shopping center adjacent to
major transportation corridor
(Harbor). Uses range from
commercial to office and
restaurants. Large surface
pa rkin11: lot.
44 141-
361-
27 2710
Harbor
Blvd
92626 G Cl MUOO Harbor
Blvd 20 so 0.67 Commercial 7 5 14 26 C 25%
Existing older commercial
shopping center adjacent to
major transportation corridor
(Harbor). Uses range from
commercial to office and
restaurants. Large surface
parkin1tlot.
45 141-
361-
28 2706
Harbor
Blvd
92626 G Cl MUOO Harbor
Blvd
-
20 so 0.97 Commercial 11 7 20 38 C 28%
Vaca nt box store and surface
parking lot. Building is
currentl y for lease.
ti = 2il:
l1Z
lliZ
~
-
!fill> !f .Me = = Mm
-
ZQ ~ lJl !!ll!lWri,! ll li ll ~ !!,
= =
Qffi!',;!:; and war!:;hQUS!:; ~[!as;!:;
e:[2'1:f::m'.im;;l!ii!d!i::1i~2:S:2!l'.
2ffis;;flligh! ioduitrial fle,c
buildlnir with surface oarkinir,
!i = .121:

Qi
=
=.i!l
-
!fill> !f fl11 = = Mm.
-
ZQ ~ l& l&lnllllliiil il il il w A .22li 2.2M BS:1iillliBb1 iDd!.!itdil !.IS: wilb i1itBS:1Yrfil:g[!arkinglQl •
~ = 11.Z:.
ll
llii
l!2Yillll
!1:ili
!fill> !f .Me = = Mm
ZQ ~
=
!!ll!lWri,! J§ il .a§ .ill. A .ms l2JMli Lisbl indyttdi1:ll2tf£ !.IR wilb surfag; g:arking lot.
,jQ = 11.Z:.
li = ~ !fill> !f .Me = -= Mm
-
ZQ ~ U1 !!ll!lWri,! 12. ~ ll -12! !!, llli l1.fil
Qf!i,s: l ,2rommiil 2ffis;s:

D:~!i::12'1:~ wiit:i ii: ~2:il2rt
::i:11Z§ 1g fi 2ffi,s: byildiDB QD
i Z Z1·1!,;[S: 1iis: w~b it 1Ym,s:
,.,1,i,jna Int
~ = 11.Z:.
lZ
Jill.
lildiJlll
~
!fill> !f .Me = = Mm.

ZQ ~ u.. l&lnllllliiil ~ zz ti ill. A .mi Q.A!!§ LIBbS iad1i1nciil&:ttl,s: !ill!: Wilb 1!.!Cll~'1:MtiaBl2l
B-105Appendix B: Sites Analysis
1 Table 8-8: Sites to Accommodate Costa Mesa 2021-2029 RHNA Note: This table is sorted by unique identifier (Unique JD).

Some sites were removed as part of the analysis and sites were not renumbered co retain continuity for the community and other users when referring to specific sites. - --
uni,..

I)
--
Zip
Cado
~
-
1'1111 Lind
u..
~
2'anllW
~
o,.,toy or
Spldllc
l'lln
~
MU00
--
Min.

Donllly
lunllr/lcnl -
Max.

Donllly
lunllr/lcnl - """"' 51111
1-->
-.
~ Income --Copoclty Cllpldt'(
-
,,_,,. -Cllpldt'(
Total
Copoclty
--- " 0calplod LV -.u-- Ownwlhlp~--
52 419-
031-
08 2200
Harbor
Blvd
92627 G Cl MUOO Harbor
Blvd 20 so 0.75 Commercial 9 6 15 30 C 0%
Surface parking lot within large
retail shoppin g center.

Potential for mixed-use
redevelopm ent. Retail center
has major big box tenants
which have permanently
dosed, leaving an excess of
surface oarkimz.
53 419-
031-
09 2200
Harbor
Blvd
92627 G Cl-S MUOD Harbor
Blvd 20 so 4.35 Commercial 70 31 73 174 C 156%
Form er K-Mart box store which
has permanently dosed.

Shoppin g center is adjacent to
mult i-fa mily residential an d
may redevelop for mixed- use.

White the data shows a high
development usage, this
t enant soa ce remains vacant.
~
!12'
l2l:
lZ
= ~
-
llill fil: ~ .Ml1Ql)_
--
ZQ fill l,Q2 ~ l! ! ll 1! ~ 1lli 2M§
8YU!:·[!:li1!:g !.IK:i: lm;!yg:iag ii
s;a r ~1h il!lg 1urfii;i:: lHJrking
12!.
55 NOT "<m
57 422-
021-
09 2131
Harbor
Blvd 92627 G C2 MUOO
Harbor
Blvd 20 so 0.83 Com mercial 9 6 18 33 C 15%
Auto parts store, retail store,
and pet grooming store, with
large surface parlcing area
adjacent to major
t ransportation corri dor (Harbor
Blvd\,
58 422·
091-
11 2075
Harbor
Blvd 92627 G C2 MUOD
Harbor
Blvd 20 so 0.63 Commercial 7 s 13 25 C 9%
Tools and equipment rental
yard adjacent to major
transpo rtatio n corridor (Harbor
Blvdl,
59 422-
091-
12 2069
Harbor
Blvd 92627 G C2 MUOO
Harbor
Blvd 20 so 0.54 Commercial 6 4 11 21 C 17%
Auto repair shop with large
yard adjacent to major
transportation corrid or (Harbor
Blvd).
60 me
11£
18 =
w,u
- .,.,. IP MP Mllnn
ll2!!h
~
M-• 20 9C ,,, '"""""'' 32 16 M Bl A ""

1.000
Li&b! imh.11ttii1ll2ffis;1:: wilb i!
... ~.......... ,.,.
61 422·
091·
14 2049
Harbor
Blvd 92627 0 G C2 MUOO
Harbor
Blvd 20 so 0.54 Commercial 6 4 11 21 C 16%
Th e sit e Is compri sed of 2
parcels equatin g approximate ly

0.7 acres and are contig uous.

Auto repair shop with large
yard adjacent to major
tran sportation corridor (Harbor
Blvdl, BOUKATHER,GEORGE A TRUST
103
ID;
221,
16 =Charle St .,.,, 0 GC C2 Mllnn •lvd
-
20 so 018 f'.nmmPrrla1 2 1 4 z ~
"'"
0730
Ill!: 1il!: 1 i;2m'1[b:!:g gf Z
'1s! ' §;!:l:i:!:SZ!iliUl!lSil'1'1[!2lSimi!1!:lll
QZiUi!l;:i:illlg:il~l:;!2 □ 1iB!.!!i?!l:i:
f11ini ng !.!!l!:·:i:120! :i;l(!i,1'1;1,1[!: Q!J
ite rMemb lin a live-work use. KILLIAN HELENA W TRUST
8-106Appendix 8: Sites Analysis
--- - - - - - - - -- -- ----- - - -
Tobie 8-8: Sites to Accommodate Costa Mesa 2021-2029 RHNA Note: This tob/e is soned by unique identifier /Unique ID).

Some sites were removed as pan of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites. unique
I)
--
Zip
0xlo
0lnloldolad
-
- Lind
UN -
~
lorq
~
ov.toyor
~
l'tlln
~
MUCO
-
Min.

Donllly
,~,-
Mox.

DoNlty
(unllr/lCl'e)
- -(oaw) -
~
--
--
Income
Capodty Clpoclly --
lnmmo --Capodty
TDIII
Copoclty
-..-_, " Oa:uplld LV -.u-- 0wnonhlp (Cllnloldolad->
Pyb;t1, rf"1:~i ,1ani!Y th!:
,m;i~Cb'. H ,12m[m:a;ii1!
62 422·
091·
24 2015
Harbor
Blvd 92627 G C2 MUDD
Harbor
Blvd 20 so 0.62 Commercial 7 4 13 24 C 29%
Auto rela ted uses including car
repair and car wash uses
adjacent to major
transportation corridor (Harbor
Blvd\.
63 422-
091·
26 2007
Harbor
Blvd 92627 G C2 MUDD
Harbor
Blvd 20 so 0.83 Commercial 9 6 18 33 8 31%
Self-storage facility with
surface parking lot and access
to major transportatio n
corridor (Harbor Blvd).
64 422·
101-
03 1989
Harbor
Blvd 92627 G C2 MUOO
Harbor
Blvd 20 50 0.56 Commerdal 6 4 12 22 C 2%
Truck rental yard which rs
largely a paved surface paO:ing
lot with a small building. Site is
adjacent to major
transportation corridor {Harbor
81vdl.
65 422·
101-
06 1974
Charle St 92627 G C2 MUOO
Harbor
Blvd 20 so 0.53 Commercial 6 4 11 21 A 27%
Existing low-intensity light
industrial and warehouse uses.
66 422·
193-
23 2215
Harbor
Blvd 92627 G C2 MUOO
Harbor
Blvd 20 so 0.58 Commercial 6 4 13 23 C 41%
Aging furniture store structure
with surface parking lot
adjacent to major
transportatio n corridor (Harbor
Blvd).
67 422-
193-
24 2205
Harbor
8/vd 92627 G C2 MUOO
Harbor
Blvd 20 so 0.58 Commercial 6 4 13 23 C 32%
Aging motel use with large
surface parking lot adjacent to
major transporta t ion corridor
/Harbor Blvd\.
68 422-
282·
11 2044
Placentia
Ave 92627 LI MG MUOO
Mm
West
Bluff 20 40 1.18 Industrial 11 7 19 37 B 41%
Auto repair shop and light
industrial uses with surface
parking adjacent to recently
developed townhouses an d
apartments. Building shows
litt le shi:n of recent renovation.
69 422·
291·
04 2066
Placentia
Ave 92628 LI Cl MUOO
Mesa
West
Bluff 20 30 1.85 Commercial 17 8 19 44 8 108% 0.270
self-storage facility - adjacent
to recently developed
townhouses and apartments .

Building shows little sign of
recent renova t ion.
70 422-
291-
05 2065
Placentia
Ave 92627 LI MG MUOO
Mesa
West
Bluff 20 40 0.92 Industrial 8 5 16 29 8 47%
Self-storage facility adjacent to
recently developed
townhouses and apartme nts.

Building shows little sign of
recent renovation.

Appendix 8: Sites Analysis 8-107
Table 8--8: Sites to Aa:ommodate Costa Mesa 2021-2029 RHNA Note: This table is sorted by unique identifier {Unique ID}.

Some sites were removed as pan of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites. -
Dwno¥or Min. Max. Plrtlll
-- - -
Unlq&IO NH
-
z-. ~ """'land ~ ~ MUDD Dotlllt'( Dotlllt'( Sim -.. Income ,_ - TOIII DowloprlWlt
" I.V -.u-- Owrw1hlp~_,I) Codi
-
u. ~ Pion
- - -
u./V- lncomo Clpoclly ~ 0a:uplod
~ ~ (unllr{ocn) (unllr{ocn) (cw) Clpoclly Clpoclly Clpoclly Existing office/light industrial
422- 2051 Me,a uses adjacent to recentl y
291- Placentia West developed townhouses and
71 06 Ave 92627 LI MG MUOD Bluff 20 40 0.92 Industrial 8 5 16 29 A 13% aoartments, Warehouses with large surface
parking lot. Two buildings on
the site. Adjacent to recently
422- 1987 Mesa developed townhouse s and
301- Placentia West apartments. Building shows
72 01 Ave 92627 LI MG MUOO Bluff 20 40 2.31 In dustrial 21 14 38 73 A 30% little sii:10 or recent renovation. = l!2llh
.w: =
~ LiB!ll indugcia l£2ffis;e with
7' ,. ··-····-
0 '"26 IP MP M'"'D M-a 20 90 ,,. lnd11ctria 36 18 ,. ., . '"" n4,n • •• -4... ~ .., n:irt.ina Int . 422· 2101 Mesa Restaurant with lar11:e surface
454- Placentia West parkin11: lot. Potentia l for
74 28 Ave 92627 LI MG MUDD Bluff 20 40 0.91 Industrial 8 5 16 29 C 10% mixed-use develon ment. 75 NO
""'
424- Me,a
061- 859W West Auto repair shop with surface
76 03 18th St 92627 LI MG MUDD Bluff 20 40 0.81 Industria l 7 5 13 25 C 38" oarkinR lot. 424- Me,a
061· 851W West Auto body shop with lar11:e
77 04 18th St 92627 LI MG MUOD Bluff 20 40 1.79 Industrial 17 11 29 57 C 26% surfaceoarki no: lot. =
ill}. l!2llh
.w: ~
=
lnshi1nc!i1!l2!ti,!:: Wilh ii H!rfi!s;!::
,. ,n W•• .,,,, IP MP ""no "-a 20 90 '·--·--··· 32 16 ,, ., . '4~ "'" .......,..

Single-story wareho uses with
large surface parking lot and
424- 1791 Me,a drive aisles. Five buildi ngs on
061- Placentia WeS1 the site which show little sign
79 05 Ave 92627 LI MG MUOO Bluff 20 40 4.27 Industrial 40 27 69 136 B 31% of recent renovatio n. = lli2 l!2llh
.w: Sunflower ~ ba!:Bt ind!,!S!rii!l£12gistig fas;ilitll 80 ,n Av• "'"26 ,, MP MUOO M~, ,o 90 6.64 lndu trial 190 95 ,., 47' . 4'" n ,., wi ha u~--- arld n .. l"'t
Single-story warehouses wit h
large surfa ce parking lot and
424- 1751 Mesa drive aisles. Seven buildings on
061- Placentia West the site which show little sign
81 06 Ave 92627 LI MG MUOO Bluff 20 40 4.70 Industrial 45 30 75 150 8 32% of recent renovation. !ll:.
ill,
=
B!::lili! ,2mm5::rs;;ii!I s;;5::0U:c w[lb
., 10 D,i.+ ...l<:t •2•'6 r.r r, M"M <n8FC4 ,n .,, 043 CommN ial 8 4 8 ,n . - n4• • , in .. 1-•
!ll:. L2i ,2ai2lidU!2 0 la!2· Ibii ii!!::
ill:. Z§llmr l!:!d!1Hl!::rt~Ril[s;!::li i!II
., n, 5, .,,,, K GC C2 M""D ,..,,. 20 60 n.2s l'nm mPrdal 4 2 ~ 12 A '"" ··- rnn i-··-··~ .. .l•h p3...&. - •h- PRn,.rrr "' Appendix B: Sites Analysis B-108
lJnlquo
I) APN
il!lc
ID:

I
il!lc
ID:
47 0
418-
162·
I
illc
IDc
illc
.ill:
~
illc
--
=-
A'1.e
Zip
Cado
I 92626 I
1 Q)!.)!.
lli.l!mr
s I =
2968
Randolph
Ave I 92626
= I 91.m I
l m.. l
.2lli
Bristo!St I 9li26 I
ill: I mz ~ Brn1ill! l illl2 1
!ll:
u llli: I = ll Bristol 5t. I 92626
ax..
-
K
l
l
ti
ti
Table B-8: Sites to Accommodate Costa Mesa 2021-2029 RHNA Note: This table is sorted by unique identifier (Unique ID).

Some sites were removed as part of the analysis and sites were not renumbered to retain continu ity far the community and other users when referring to specific sites. -- LindUN
Dollpllon
LI
II
GC
LI
fil:
§.C
fil:

GC
GC
I
lriw
~
MG
MG
r,
MG
..i
Cl
sZ
C2
CL
I
OVortoyor
si,oclllc:

Pion
~
M\/_Qj)_
MI/ OQ
M UQO
MUOO
M!.!QQ
M_11nn
MUOD
M11nn
M11nn
MUOO
-
1= 1
<oRFCA
SnB•CA
SoBECA
SoBECA
c;..Q_IU'('A
<:..ai: rA
c;.nR F(' A
c;.nRFC_A
Min.

Donllty
-
(unlto(acr9)
2Q
20 20
20 20
2Q
20 20
2Q
I
MIX.

DwllltY
-
(unlto(acr9)
22 60
60 60
6Q
fill
60 22
,2
I
-1-.1•=- u.,v_.,,, 0lpoclty(oawl
Q.1§ l ill1l!lllii!J I li
n_,s lndustri;il .

0.49 c-- - ---i 1 .

0.72 Industrial 10
=
~al 5
n_~c; I C.2.m..IDfilQal 6
nu I r-nmmPrrl;at a
n._!J I r ... - - .., .-1 .. 1
•
n., \J,.,-., .. t 4
--Clpoclly
--1 Total
- ClpocllyClpoclly
I l I § 17
' • 17
4 ,n 23
6 18 34
2 .Ii _U
3 7 .I.Ii
~ s. 2l
4 8 2Q
2 __l2_
~ 1 " ~ 0a:ll!>lod LV -.u- -
A I
A
A
A
t,
A
A
t,
_a_
27% I 0.200
'""
n 1••
34" , 4,n
78% 0.400
16% 0.099
Developed with acommercial
buildins with surface oarkinB
Lot consolidationinfo· I bis site
indudes 4oarcels an
contiguous with each other
Pa rcer includes alight
industna1/com mercia1 building
an~n11:lot
Lot consolidation info ·This site
indudes 4 parcels an
contiguous with each other
The site contai ns a sinRle·storv
liRht industrial/office building
with a surface Parking lot
Lot consolidation jnfo·This site
indudes 4 parcels au
contiguous with each other
Existing use is aformer Ras
station and surface parjcjng.

Warehouses with surface
parking lot. Site is within the
SoBECA Urban Plan
redevelopm ent area.

Lot consolidation Info· Ibis site
Includes 2parcels all
contisuous wi th each other
The property is arestaurant
withsurfaceoarkin11:.

Lot consolida tion info· This si te
includes 2parcels all
contisuous wi th each other
ProPertv indudes fast food
restaura nt with surface
20% I 0.155 I llillin•.

The site is comPrised of2
Parcels ecuatinR aooroximatelv
O 8 acres and are contisuous
The site contains asinsle·storv
commercial buUdins and a
37% I 0.344 I surface oarkinll lot.

Retail/ oom mercial use The
site is oomcrised of 2 Parcels
eauatlns ap oroxi matelv O 8
25% I O.J.18 I .K[fi_a_nrl ;a rp
lll> 0.000
Deve tooment interest orovided
in wdtinR histing use is a
Owr-,Hp(CO,..--i
<:nai:rb. fARTNERS U C
Jqn RANDOLPH LLC
THR IFTY QII r-n
TK BURGERS Ill INC
WALTON JAMES WTRU<rr
r,r,-u ro r nn,r R TRIJc;.T
BFCM lLC
B-109Append ix B: Sites Analysis
Table B-8: Sites to Accommodate Costa Mesa 2021-2029 RHNA Note: This table is sorted by unique identifier /Unique ID).

Some sites were removed as pan of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites. -
Ovorlo\'or Min. Mu.
- -- - =--1 TOIII 1----1 " IU.:-1NN
-
z-. ~ l'lln Lind 1'NIIIW si,oclllc MUOO Donllty Donllty Size -.. Income -
LV I ICDdo
-
UN ~ Pion
- - -
~ ,,_,,. Clpoc:ltr - Oa:uplod -..u-- Owrwlhlp(~-i
~ .,...,_ [IOlitwacra) Cunb/acnl c-i ClpocKy Clpoc:ltr ClpocKy -
ilii
-- -
Reua Fae\@" - :;w"aee eafli" ,, ,
11< I Gl
- = "'
C>. MOOG
- ,., 50
= -
~
'
~ .0
' -
o..<l9 ....
!12'
l21c lli.l!Y ~ Office buildins with a surface
:lJ. I 08 Wil<=n"<.t .,,,, GC Cl u"nn Blvd 20 30 no r---•--'•' 10 5 11 ,. t '"" o,,s naritlno Int
R~ta urant wit h large surface
419- 2150 parking lot adjacent to major
171· Harbor Newpo rt transportatio n corridor (Harbor
95 I 58 Blvd 92627 G Cl M UOO Blvd 20 so 1.17 Commercial 13 9 24 46 C 17% 0. 180 Blvd). l2~el21i!mea1 lals::[en 12c~ld1::d
i!l ;ttdliDI t11ini □ 1 l,m:: Iii
!12' .wl! v1aa1 li1b1 m1mi1 fi'1Md □ s
I ~
.!:11.ct!Qr ~ ~uildins 1nd n!di&!: i;iarkinB
9J; Rlvd .,.,, G Cl Munn Blvd 20 50 n1• ('_nmm..rd:11 12 l,I 1_4 'iQ C '"" """ lot I
!12'
=
1:!t~hzgms:al ials:~:U gr2vis;fs:;s;!:
=
l1ill12i: ~ ic :ttiiUDB ~.!!lnlaB ,12mm!i:rs.ii!I

21. I os Blvd .,6,, GC Cl MUOO Blvd io so 1 57 Comm .. r j:il ),5 7 ),6 38 ~ Qli ~ ~e:r wit!:! suctai;:t ~arking. 420-
OU· 2476 Harbor
98 I 16 Markln 92626 MUC l&R·MLT MUOO Blvd 20 60 108.91 Mixed Use 920 690 690 2.300 N/A N/A N/A Fairview Oeveloomental Center 424- 1730 Mesa Warehouses wit h surface
281- Pomona West parking lot. One building on
99 I 01 Ave 92627 LI MG M UOO Bluff 20 40 0.99 Industri al 9 6 16 31 8 22% t he sit e.

I 424- 424 Mesa Warehouses wit h la rge surface
281- Pomona West parking lot. One building on
100 I 19 Ave 92832 LI MG MUOO Bluff 20 40 1.19 Industrial 11 7 20 38 B 30% the site.

I 424- Mesa Large single-story self-storage
281- 660W West facility adjacent to existing
101 I 23 17th St 92627 LI MG MUOO Bluff 20 40 2.26 Industrial 21 14 37 72 8 41% multi-fa mily resident ial.

I La rge single-story self-storage 424- 1882 M esa
321- Whittier West facility adjacent to exis ting
102 17 A,e 92627 MOR MG MUOO Blu ff 20 40 1.08 Commercial 10 6 18 3 4 8 32% mult l-famll resi denti al. tnsfyUrii!I l i!l.!12 b2!b! !im: with
= =
_M..,_ i! H!lll~ l;!ild!iDB 121 Bstias;!i:nl
ill: flillnli! .!/llil Uz liY:!i:lW2[t i!Dd 2lh!i:r
104 I 02 Ave 92627 LI MG MUOO Bluff ~ ~ 0.93 Industrial _l! 2 l1 ~ ~ s..s~ = residential develo~ment.

I
-- -1- 1-:= - -
1,u•!i!~lfi! 11i!!IIH! ba d !i! ~!: ilh i!
-= li Ml;
"""" ...... .;i ~
"""' ............ ...,. ~ .. ,. ~ '"""
~
I I
IDs!:IUl[!i!l l.!i!::i wisbii null,!::
= =
Mm
ill: flillnlii .!/llil l;!ilci!iDB 121 Bsth1s;!::D112
106 I os Ave .,.,, LI MG M11nn Rluff 20 'IQ UR lodu<tnal 1? a 19 44 8 "" n " " •... r• ·-· 8-110Appendix 8: Sites Analysis
lJnlqllo
I)
109
Al'N
422-
=
= ~
l!
-
=flis;Wii
Zll2
flis;Wii
~
Zip
0odo
I 92621
I = I
I 92627
-1 ilii
- f!m!!lio:ii!! I iii et/!:._ 1,.,.,.,
= = ~ flillnlii
lll I 6 V I =z l
= = ifr flis;Wii
~
We lli.'tl!
_m_ I 18 17th St 92627
ill
~ I 1Zll= f2m2nill AY£ I 02621
~
-
f
f
l
l
I
Table B-8: Sites t o Accommodate Costa Mesa 2021-2029 RHNA Note: This table is sorted by unique identifier {Unique ID).

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. -- LandUN
~
LI
1K
'ls
JIG
.'ls
LI
LI
I
ZonlrW
~
MG
Q.
g
..
g,
Ml;
MG
I
I
I
a-loyo,
$jlodllc
l'llln
---
MJ!QQ
Ml!Ql)_
MUOO
UUOQ
MUOD
Ml!Ql)_
Munn
I
MUOO
-
Mesa
Ywl
8ll!.(!
Mm
Ywl
l!llllf
19 W~t
...........

I 19West I
Mm
Ywl
muff
MID.

Ywl
R!uff
I
I
Min.

DINlty
-
,...,.,.,_ )
2Q
2Q
lQ
;!G
m
2Q
2Q
2Q
I
I
I
Mu.

Donllty
-,.....,.....)
!l1
so
SQ
62 SQ
SQ
!l1
!l1
-1 _.,. ,,:Size IJN/V-.:/ COpodO/(oaw)

0.92 1.. rl,,r ♦ rl<>I 11
n .,i;; I r...... ,....~,.;,.1
~ I Commercial
,,_., I - ,
I QM I Commercial I I
I z..s I t2rnm<r,i,1 I 2l!
I IM I lnl!!illri,J I !
n .,, I r ....... ..... ~...i.sl 1
-,=--lncamo ,_
Clpodly Capodty
s 13
2 4
i! ~
I , I § I
I li I ,l1 I
I i I ! J
0 3
Total
Clpodly
22 lQ
!1
_li_
l&
Tl.
lQ
i
I
I
I
~
~
.I!
I!
a
8 I!
.ll
~
"Oa:uplod LV
45% I o.330
-.u-o..11
Industrial uses with a surface
oarkioB lot Adiacent to
Toe site is comorised of 4
oarceis eouatio& aooroximatelv
1,4acres and are contigyous .

The site is currentlv occuoied
bv arestaurant uses within a
!!li 0.139 I with surface oa rkin'1.

The site is comprised of 4
Parcels eouating aooro>cimatelv
1-4acres and are contiguous
Existing use is a!igbt industdal
building with asurface oarking

11.% = I J.Q!,
lRe s·te ·s 6BR1E1Fisea ef4
UF§els !!QYBfRg HSFQli°!!'!atel
1 4 aeres aRII aFe eeR~igueus
Jeefleeee\a·Rsasmall
iRffy51ra1 1oe EB B" @Fe·ar
Rwihfeg ·1h swffilee ea Wee
0e'aeent§eresiBeAfal
~ I Q,.,c;.iul ~
.ill, I 0.19s
Qli I 0.000
ru. I o.~89
40% I n.~i:.h
The site is comorised of 4
pa rcels eauating approximately
14 acres and are contiguous
Commercial/office sPace with a
surface Parking lot The building
aooeao to be rurrentlv vacant
Adiacent to resideotlal
~nnmP nt
Developer interest in
residentia l development
Existing use is commerdal with
~nelot.

Developer interest in
residential uses. Existing uses
are Industrial including auto
repair and asurtace Parkins
loL
Lot consolidation info:This site
Is made up of two parcels
under common ownership and
contiguous and is an entitled
project Ibis is an entitled
Prolect across 424-081-21 and
424-081-22 Uve Wads
Development The site is
developed with an existios
Ownonhlp (CloNolldol,od Sim)
,,...,,..a rn

FUNDING CAPITAL CORP LLC

PACIFIC DIVERSIFIED LIC
DI 111nr:an1 10 PR0f_FRT1Fc:; 11 C
B-111Appendix B: Sites Analysis
Ulllquo
ID
115
116
117
118
119
120
121
122
-
~
=I
~
ill:

I Q1
~
ill:
--
Zip
0ode
·=· I=I = ~
= I= I
= ~
I.llill l
l= I
l= I
~
-
j
Q
Q
i
I
I
I
I
I
I
Table B-8: Sites t o Accommodate Costa Mesa 2021-2029 RHNA Note: This table is saned by unique identifier (Uniq ue ID).

Some sites were removed as part of the analysis and sites were not re numbered to retain contin uity for the community and other users when referring to specific sites. --~nd
U•
Dllll!10llon
11 fil;_
L!
11 Q!
Q!
I
I
I
Zonq
~
M§
Q.
.Mli
.Mli
Cl
Cl
I
I
I
I
0¥111o\'or
Spoclllc
l'lln
~
.Ml!Q!)_
.Ml!Q!)_
Mt!Qll
Ml!Q.11.

MllQQ
.Ml!Q!)_
I
MUOO
-
Mm
Ywl
Bluff I
Illi'i.e.>.l I
I lli'i.e.>.l I
1~ 1
I~ IBlvd
I ~
Blvd I
Min.

Denllty
-
(UIIIIWacro)
.1Q
2Q
2Q
22 2Q
2Q
I
I
I
I
Mu.

Donolty
-
(unlll/lCl'O)
.12
,2
.l2
30 .l2
.l2
Pln:el
Sia,_, ---. 1,-lbol'loaonc:Y Clpoclty
Q,_ll I ~I I 1
I .i& 1~ 1 l;!
l = l ~ I 2
I QM I l&!D.!!llliiil I 3.

I 1.0, I i:_Q!llIDllii>) I 2
l = l ~ I !
-1~- ,_
Clpoclty Clpoclty
I Q I ;! I
I ~ I ~ I
I 2 I 22
I l I i
I l I li I
I ! I 11
l !
Total
Clpoclty Dwllo..-,tl"Cloalllcallon Oocuplod LV -.u..c.1 industrial building and
associated surface Parkins
The ccooertv Is occuoied bv
commercial and auto uses.
lot con5olidati9n info : This Site
is made UP of two pa rcels
under common ownership and
contisuous and is an entitled
oroiect This is an entitled
project across 424-081·21 and
424-081·22 Live Wgds
Peveroomeot The site is
develooed with an existing
o.-lhlp(Qx..-.i_,
1 I ~
sing le-story commercial/Jisht
industrial building and
associated surface paQCing The
property is OCCUPied bY
~ I Q,Qm I commercial and auto uses. p & PGROUP LLC
11 I ~ l!l,
22 I B I =
2 I .a 25%
~ __l________.a_ I 1:uo.i.
21 I ~ I 100%
.l!l I Q fil.li

0.000
I Q.100
I 0 . .1-1,
I o.&60
I 0.240
I !HBO
Se~tv
Pevelooment interested
provided in writing 20 units
histing development is alisht
industrial/office building with a
surface oarkins lot
The site is comprised of2
parce1s ecuating approximately
.2 acres and are cooti'"'"".,
Entitled Proiect-Live Work
The site is comprised of 2
oarcels ecuatiog aPoroximatetv
12 acres and are contiguous
Former auto reoair bulldiog
:mnf':.i[S_JQ_hP v:101nt
r-nmmf'rrial{Hgbt industrial u.se.

The site is comorised of4
parcels equating 0.9 acres and
are contiguous Commercial
building with asurface parking

SHARE OUR SELVES CORP

LEV DTDIICT
tot tocated aioos a one
directional tw2:1aoe stretch of
Newport Boulevard I P&CPROSPERITY PROPERTIES LLC
8-112 App endix 8: Sites Analysis
u,:-INII
-
Zip
Clodo
!2§: .ill!
.ill: IW'.t02l1
=
!2§: 2l2m
ll1:
~ l=z ll:U I 2l!
!2§: I = = ~ ru. f _Ql_ l!IYl! I =
!2§: lffi!
= ~ l= I
l=z l
Table IHI: Sites to Acccmmodate Costa Mesa 2021-2029 RHNA Note: This table is sorted by unique identifier /Unique ID).

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. -CONolclad - Lind Zorq
- Ulo
~
~
:; Q! g,
:; I Q! I g, I
:; I Q! I J;l.

I Q! I g, I
I Q! I g, I
R Cl! Cl
]! I Q! I g, I

B I CR Q I
Spoclllc MUDD Don,lty DonlllY Sia -,_ Income lncomo -1 Total 1~1 " I LVo..rioyor I I Min. IMax. IPln:al I 1--1-1 -~ SUl>Na (=) (=) (ac,w) u./V__,, Cllpodly Cllpodty = Clpodty _, 0cQlplod MliQl) I~
Blvd I 2-0 I J!1 l llli l '2!n.mlliiil l l I Q I 1 I ! I & I 60% I o.93-0 MliQl) 1~ 1 2Q I 1Q I 2.12 I =i=w I l I ~ 1 .. I ! I
'
I 79% I o.aso
MliQl) 1~ 1 2Q I 1Q I Q.li l ~ I l I Q __ , .. .. I
'
I
"'"
I 0.060
MliQl) I~
Bl vd I 20 ill) = I l&!!!.mllii!I I :; I z I j I ll I__-----'_ I 18% I n .1RO MliQQ l ~ I 2Q Ml i& I '2!n.mlliiil I ll I 2 I li al! & I !)% I o_ooo -.u..Dobil
The site is comprised of 4
oarcels eauatins o 9 acres and
are contiguous Commercial
use and 5urtace parking lot
rocated along aone
directional two-lane stretch of
The site is comorised of 4
parcels eauating O 9 acrM and
are contiguou s. Commercial
bulldin@ and asurface oarkln&
rot located along aone
directional two-lane stretch of
,rd
The site Is comPrised of 4
Parcels eouatinR O 9 acres and
ace contiguous Vacant
commercial buildins and
, 1ot.
vacant commercial buildins
with asurface Parkins lot
located along aone
directional two-rane stretch of
N_~oortRt'l11l,.,v.1rrt
1-P~
Th e site is comprised of8
parcels eouating 2oacres and
are contiguous . The property is
developed with an auto·
oriented commercial building
located along aone
directional two-lane stretch of
_Munn
IW'.t02l1
Blvd ZQ 30 Q,lZ 1 ~1 2 1 3 i _.&__ ss% I 0.111 I ~-.

Ml.!QQ I
IW'.t02!1
Bl vd I 20 ;Ml I 0,12 I ~ I l I Q I
Ml.!QQ I ~
Blvd I 2Q 1Q I o.3s l ~ I 1 I l I
1 ~ I &_
! I .L_L______u,_
I ~% I n,,c;,
.... I o_no
The site Is comprised of 8
parcels eouaUng 2 0 acres and
are contiguous The site is
developed with an auto
oriented commerdal building
and surface parkins lot located
along aone:directional two-
lane stftlch of Newport
Boulevard Adiacent to
!
The site ts comprised of 8
parcels eouatiog 2 o acres and
are cootisuous The site
0wnonhlp ICONolclad _,
Mnl I S:R 1nR~S:N & ICIM.11.
11nr.:AIE: .PAUL D TD r rtT
T.11.1 AD N TAMAR CORf

HAMPTQNJQHN H TRUST
AD~YrADITAI -"lE.r:IT:!J.BF II('
DAt .ll..tfll.A.ri l~DDV f"I TDI ICT
8-113Appendix B: Sites Analysis
Table B-8: Sites t o Aca>mmodate Costa Mesa 2021·2029 RHNA Note: This table is sorted by unique identifier {Unique ID).

Some sites were removed as part of the analysis and sites were not renumbered to retain conti nuity for the comm unity and other users when referring to specific sites. ~ Unlquo
I) APN
-
Zip
0>do
~
-
l'lon Lind -Ua
~
Zorq
~
OWl1oyO<
Spodllc
l'lon
~
MUOD
--
Min,
-(Lllltt/lCl'I)
-
Mu.
-(unlll/lCl'II -
l'ln:al
51111
(aaw)
Exlollrw
Uta/V-.ctC
IIncome -lpodty -,1ncDrno
Clpodty
Total
Income I.V E)dstqU..~Clpodty -..-I"~ 0a,uplod
Clpodty
ow-lhlp (Cala>lldoood_,
building with surface parking
located along aone:
directionar two-lane stretch ot
Newport Boulevard. Adjacent
to reside ntial development
~= 131 04

1.1ill.
!illW!llIBl.\!Q I ll§ZZ R CB Cl MUDD
~
Blvd 2Q ilQ □- 1! Mm_@d Us~ 1 Q
The site is comerised of 8
parcels equating 2-0acres 3nd
are oooti@uous The site is
deveiooed with acommercial
building located along a one
directional two-lane stretch ot
Newooa Boulevard Adjacent
2 3_ t 77"-' I n on:i; I tn residential develocm•nt ,.,,.,,...,,~IIC:T ~= ill ~
ill.c l= I
1 .12l!! ~ Blvd
= ~
I 92627 B tB Ct MUOO
~
Blvd 2l1 ilQ n 1q I r:nmmPrd:tl 1 Q
The site is comocised of 8
oarceis eauating 2oacres and
are contiguous The site is
developed with acommercial
building and surface pa rking lot
along aone--directional two-
lane stretch of Newoort
Boulevard Adfacent to
3_ _i ,nm~ "" .. l P.6.1.6.Nll.6.N
I •2•21 B CR Cl MUOO
~
Blvd 2Q ilQ 0.44 I Commercial ~ l
The site is comcrised of 8
oarcels eauatln& 2 o acres and
are contiguous The site
contains an older two·storv
commercial building located
along aone-directfooa r two-
1ane stretch of Newoort
Boulevard Adiacent to
i Ml. ~ m I lllQ I ruls1<nll Dii l ll!iJJAN.JfRRY_O_IRUSIm l!!i ill.c
.ill:
137 13
ill.c
138 l =16
I
~
Ga.-
.a. I ..

Blvd
= ~ Rlvn
lliQ
~
Blvd
.aQ;
--
1filU I
92627
"""
B I
R
tB I
CR
..

Cl I
Cl
PG!
Ml.!Ql1
MUOO
-
I~
Bl vd I
~ I
~ -Mes>
2l1
io
~
ilQ I
Ml I
...
iuz
0,19
1-1
I ~ I
I ~ercial
-
z I
J l I
I I
-
l I
0 I
I
-
The site is comorised of 8
oarcels eouatin& 2 o acres and
are contl&uous The site
contains acommercial building
aiong aone-directional two
lane stretch of Newoort
Boulevard.Adjacent to
~A~; ....... ti.i!.! I 2 I t I 101% I 1.0,0
The site is comorised of 8
oarcels eouatin@ 2oacres and
are contiguous Existing
com mercial use along aone
directional two-lane stretch of
Newoort Boulevard Adiacent
3 ~ I ~ I :m, I !lc2._8Q to residential developpent
l;J( SfRg s·Rgle 518 "', l'g t,1
iR1h1 s~ r'al{effiee wses SR la rge
site +he,il', has Feeei ea
I I A I ....- -
D ... , ... ~111AN JERRY QTRUST
AOYAMA ROSAL~
B-114Append ix B: Sites Analysis
Table B-8: Sites to Aa:ommodate Costa Mesa 2021· 2029 RHNA Note: This table is sorted by unique identifier {Unique ID}.

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. -
a-tr, or Min. Mu.
- - - -U.:-1- I - Ic:. Ia..::-1 ~~
Zolq S!ldlc MUDD
- - - -.. Income
- -
Total ~
" ~1 -..u-~ I OWnn,lp (~Sb,)
~ Pion
-- - -
~ ,_ Clpodty ~ Oa:uplod
~ ~ (UIIIIWaaW) (unlll/acn ) (...-.) Clpodty C'lpodly Clpodty reSe elep"1e11t eru~e site fer
Feside11tial1:1ses.

Existing single-story light
industrial/office uses on large
site. The City has received
139- 1575 North interest in the potential future
031- Sunflower Costa redevelopment of the site for
134 42 Ave 92626 IP MP MUOO Mesa 20 90 8.03 Industrial 173 115 290 578 A 51% residentia l uses.

Sofia University site (former
Whittier Law Sch ool site) with
large surface parking lot and
largely und erdeveloped land.

The City has received Interest
139-1
3333
I92626J
No rt h in the potential futu re
031· Harbor Costa redevelopment of th e site for
135 I 67 Blvd IP MP MUOD Mesa 20 90 10.00 Industrial 216 144 360 720 A -
residential uses.

Ih!:: 1itt i1 i;:Qmli!r!l!::s! of ~
li!iUs;:!::li !::l:Uili11iDI Q~ i1S:~I i! Dd
ar!:: ~!JtiB!.!2!.li !rr~!.l lild;i
i hi!li!!::d li! MS:!::l l2Siil!::d i!IQ DBi
2!l!:::s!i[!::s:li2Dil tlz'.2: lilD!::
nt!::1'11 Qf N!::W122tl QQ !.1 1!::~i rd
Ill!: !::!!:iiliDB s!!::~l21i!ID!:: Dl ii i1D
m !lie ! = I Il ~ . ~illl1 !1 I CB I &l I ,M!.lQQ 1 ~ 1 20 111 I w eomme ,dal I 4 I 2 I 4 lQ I & I lZli I I 2ffi,~ 2y;j~iDB iD~ v~bi, I~
1 1
ilQTiB!:: ,Mi i!ii!::Ol 12 [!::iii;i!::Oliil
Ml1 dexe1oement !KFDA ROY
Ill!: 1il!:: i1 S:Q!llli!Ci!!::s! !i!f Z
li!i!:r!;~Ji !::gYi! ling 12 Q2i!'1:!::i
i!Ds! ar!J: s;2oliB!i!2Yi f!!:ini os
i,m:: ti i! ga1 ili!li20 l!i!S:i!l!::2 2n i!
2nt:s;tirts;:Si2oal ~!i!:li!D!:
!lie
~ I ,mil I I I 1~ 1 I I l==w l I I I I I I I
1tt!:1s;:b 2t N!::W122tl QQyli::va rs;!
2Zl:. Mii!,t!Jll2ri::ils;!tolii!I
I,[ Q! Q.
= 29 ,!l QM ! 2 ! lQ t 28% Q.21ll ~ I BERMAN BRYAN ATRUST 9 627 4
410- 14850 North Costa North
441· Sun flowe r Mesa Costa
144 17 Ave 92626 ucc POC S ecificPla n Mesa 20 90 30.93 Vacan t 360 240 600 1,200 A 1% otential to redeve lo .

Appendix B: Sites Analysis B·llS
Table 8--8: Sites to Accommodate Costa Mesa 2021-2029 RHNA Note: This table is sorted by unique identifier (Unique ID}.

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. -
Ovor1oyor Min. Max. l'on:el - -
- -Unique APN
-
Zip ~ l'lln Land -... Speclllc MUDD Dorlllty Dollllty
- -.. Income
- -
Total Dowlopmont
" LV fl<IIIIIIIU-Dololl Ownnllp (COnmllclolad-i
I) Oodo
-
Uto ~ Pion
-- - -
UN/Voanr:t Income Clpodl'( _, Oa:uplod
~ ~ (unll>/.... 1 1un11>1--1
,__, ~ Clpodl'(
~
Large surface parking lot.

Analysis assumes only
redevelopment of the surface
parking lot area. The City has
discussed the potential future
410- North Costa North redevelopment of this site for
501· 589 Anto n Mesa Costa high-density residential uses 145 31 Blvd 92626 ucc PDC Specific Plan Mesa 20 90 3.39 Commercial 73 48 123 244 A 0'/4 wit h the nro---· owner.

Existing light
industrial/brewery wi th large
418- 2957 surface parking lot. Site is
161- Randolph within the SoBECA Urban Plan
146 06 Ave 92626 LI MG MUOD SoBECA 20 60 0.72 Industrial 10 6 18 34 A 43% redevelo nment area.

Tire shop with large surface
418- parking lot. Site is within the
163- 2064 SoBECA Urban Plan
148 05 Bristol St 92626 G Cl MUOD SoBECA 20 60 1.47 Commercial 21 14 35 70 A 24'/4 redevelonment area. lot consolidation info: This
parcel is contiguous with two
other parcels and ha s two
owners. The total 3 parcels PURCIUY GAY WHEELER equate to 1.8 acres. School 418- yard for learning center . Site Is
171· 752Saint within the SoBECA Urban Plan
149 02 Clair St 92626 B G C2 MUOO SoBECA 20 60 0.26 Commercial 3 2 7 12 A 3'/4 redevelonment area.

Lot consolidation info: This
parcel is cont iguous with two
other parcels and has two
owners . The total 3 parcels
equate to 1.8 acres. Restaurant PURCllLY GAY WHEELER TR and barbershop. Site is
418· anticipated to redevelop with
101· 1491 Harbor adjacent parcels as shown in
164 03 Baker St 92626 8 G Cl MUDD Blvd 20 50 1.27 Residential 15 10 25 50 A 6'/4 this table. lot consolidation info: This
parcel is contiguous wit h two
other parcels and has two
owners. The tota l 3 parcels
equate to 1.8 acres. histing
learning center use. Site is
418- anticipated to redevelop with
171· 754Sa int adjacent parcels as shown in
169 01 Clair St 92626 B G C2 MUOO SoBECA 20 60 0.27 Residenti al 3 2 8 13 A 25'/4 this table . 766 ST CLAIR LLC Gym with large surface parking
418· lot. Site is within the SoBECA
191· 766Sa int Urban Plan redevelopment
150 04 Clair St 92626 G C2 MUOO SoBECA 20 60 0.67 Commercial 9 6 17 32 A 34% area.

Small strip mall wi th large
418-
surface parking lot. Site is
202- 845 Baker
withi n the SoBECA Urban Plan
151 01 St 92626 G Cl MUOD SoBECA 20 60 0.87 Commercial 12 8 21 41 A 25'/4 rede velooment area.

B-116Appendix B: Sites Analysis
Table B-8: Sites to Accommodate Costa Mesa 2021-2029 RH NA Note: This table is sorted by unique identifier (Unique ID).

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. -
ow.toyor Min. Max. l'lrcll - - -
Above
Unlquo NH
-
Zip ~ -Lind Zol,q Spoc:fflc MUOO Donllty Dollllty
- -. ,_ lnc:omo
-
Total
--- " ILV -..u-- Ownonhlp ,~-i., Coda
-
Ua ~ 1'1111
- - -
~ ,_ Copoclty C1oaltlcatlon Occuplod
~ ~ ,......,.... ) (unllr/lcre) ,--i Copoclty Copoclty capodty lot consolidation info: This
parcel is contiguous with other
pa rcel, a total of0.9 acres an d
is under the same ownership.

Nightclub wit h large surface
418· parking lot. Site is within the
202- 841 Baker SoBECA Urba n Plan
152 02 St 92626 D G Cl MUOD SoBECA 20 60 0.33 Com mercial 4 3 8 lS A 36% redevelonme nt area. BAKER STREET PROPERTIES U C Lot consolidat ion info:

Nightclub wit h large surface
418- parking lot. Site is within the
202- 841 Baker SoBECA Urba n Plan
153 03 St 92626 D G Cl MUOO SoBECA 20 60 0.60 Commercial 8 s 15 28 A 27% redeve loom ent area. BAKER STREIT PROPERTIES UC Strip mall wi th large surface
418· parking lot. Site is within the
202· 801 Baker SoBECA Urba n Plan
154 04 St 92626 G Cl MUDD SoBECA 20 60 0.86 Commercia l 12 8 21 41 A 33% redeve lo oment area.

Lot consolidation info: This site
is made up of 2 parcels that are
contig uous, under common
ownership and equate to 0.76
418- acres. Surface parking lot. Site
202· 2969 is within the SoBECA Urba n
155 OS Centurv Pl 92626 E LI Cl MUDD SoBECA 20 60 0.09 Commercia l l 0 3 4 A 10% Plan redevel ooment area. ECHAN BARBARA TRUST Lot consolidation info: This site
is made up of 2 parcels that are
contiguous, under comm on
ownership and equate to 0.76
acres. Gym wit h large surface
418- parking lot. Site is with in the
202- 2969 SoBECA Urban Plan
156 06 Centurv Pl 92626 E LI MG MUOD SoBECA 20 60 0.68 Industrial 9 6 17 32 A 37% redevelooment area. ECHAN BARBARA TRUST Electrical equipment
418- manu factu re/distrib utor. Site is
202· 2959 within the SoBECA Urban Plan
157 07 Centurv Pl 92626 LI MG MUOO SoBECA 20 60 0.50 Industrial 7 4 13 24 A 37% redevelo oment area.

Coworking office with large
418- surface parking. Site is within
202· 2942 the SoBECA Urban Plan
158 10 Centurv Pl 92626 LI MG MUOO SoBECA 20 60 0.87 Industrial 12 8 21 41 A 30% redevelonment area. 418- Warehouse with large yard.
202· 2952 Site is within the SoBECA Urban
1S9 11 Centurv Pl 92626 LI MG MUOO SoBECA 20 60 0.90 Industrial 12 8 23 43 A 35% Plan redevelo oment area.

Auto repair shop with surface
418- parking. Site is wi thin the
202- 2972 SoBECA Urban Plan
160 12 Century Pl 92626 LI MG MUDD SoBECA 20 60 0.94 Industrial 13 9 23 45 A 35% redevelooment area. 418· Warehouse with large yard.
202- 2972 Site is within the SoBECA Urban
161 13 Centurv Pl 92627 LI MG MUDD SoBECA 20 60 0.91 Industrial 12 8 23 43 A 37% Plan redeve lopment area. 8-117Appendix B: Sites Analysis
Table 8-8: Sites to Accommodate Costa Mesa 2021-2029 RHNA Note: This table is sorted by unique identifier (Unique ID).

Some sites were removed as port of the analysis and sites were not renumbered to retain conti nuity for the community and other users when referring to specific sites. - -...

I> APN
-
Zip
0ldo
~
-
Pion Lind
Uoo
~
Zanq
~
Dwrt./or
Spoclllc
l'lln
~
MU0D
--
IOI.

Donllly
llllllls/ocnll -
Mu.

Donllly
(unllo(acn)
-
(-=-I
- -.
u.{Yoant,f -Cllpocltf
- -Clpodty
- -,_ -~
Totll
Clpodty
Dowllopnwit_, " 0a:uplod IY EldllqU-Dolall 0Wnnllp~9-)
162
418-
202-
14 76 5 Ba ker
St 92627 G C2 MUOO SoBECA 20 60 0.67 Commercial 9 6 17 32 A 46% Existin g auto repair shop use.

Site Is within the So BECA Urban
Plan redeveloom ent area.
163
418-
101-
OS
1425
Ba ker St 92627 G Cl MUOD
Harbor
Blvd 20 so 1.90 Comm erci al 22 15 39 76 C 24%
Existing auto dealer wi th large
surfa ce parkini;i:.
165
424-
202·
01 745W
19th St 92628 G Cl MUOO 19West 20 so 0.63 Residenti al 7 s 13 25 C 29% Strip mall with surface parkin g
lot adjacent to major
transportat ion corridor (19th
St.). Site has the pot ential to
redevelOD for mixed-use.
166
41().
481-
OS
3201 Park
Center Dr 92628 H CAC TC
North Costa
Mesa
Specifi c Plan
North
Costa
Mesa 20 90 6.27 Commercial 55 37 94 186 A 17%
Lot consolidat ion info : This site
is made up of two parcels
under common own ership and
contig uous. Pacific Arts Center
property. Se e analysis in
Appendix B for addition al
informati on on pote ntial to
redeveloo. THE 1RVINE COMPANY LLC
167
41().
491-
07 601 Anton
Blvd 92626 H CAC TC
North Costa
Mesa
Soecifi c Plan
Nort h
Costa
Mesa 20 90 12.07 Commercial 104 69 176 349 A 25%
Lot consolidatio n info: This site
Is made up of two parcels
und er common ownership and
contiguous. Pacifi c Art s Center
property . See analysis in
Appendix B for additional
information on potential to
redeveloD, THE IRVJN ECOMPANY LLC
168
41().
501·
25 545 Anton
Bl vd 92626 ucc POC
North Costa
Mesa
Soecifi c Plan
North
Costa
Mesa 20 90 2.57 Comme rcial 74 55 56 185 A 20%
Small comm ercia l out parcel
uses. Surface parkin g lot.

Property owner has Indicat ed
Interest In redevelopin g th e
si te for residenti al uses.
170
ill
!2§:
=01
~
ill;
li
lli2
&ll!ll2l1
Blvd
1!!l!2
~
=
.,.,, CR
~
R?-Hn
Q.

MUOO
Ml!2l1
&ll!ll2l1
Blvd 20 ,Q
li2
o.•1 Hot t/MotPI ~
§I
4 10 23 oa 89% 0.7"'
Exi1tlng uu: !1 i! m2t1:t with
a1w,1: 12:iCtiOB 12,il!Clil s112ag ii
Qnt;:s;tirf;:i;IjQnal ~2:lant
1trft!2J Qf NfWeQ~ e:gulrvarn
Miiln□ i 12 [t1i!;l1:aliill
d•velonm•nt
.um ~ lQ U2 ~ :;Q il ill l1 llli lUZl1
,a1i11,s;t Pc2i1:g t:12m1:k1:~
m211:1 ,2a:i1:e1!2a 12 2§
11i112:12:2cl~1: 12~!:c la,2rnt:: 1,1ai11
ilad 2 i1!;llil!li2ail 1i1ai11 1Sa2~a
ill A~!i!O Bi:i!:C A12:Ul[D!CD11
B-118Appe ndix B: Sites Analysis
Table B-8: Sites t o Accommod at e Costa Mesa 2021-2029 RHNA Note: This tob /e is sorted by unique identifier (Unique ID}.

Some sites were removed as part of the analysis and sites were not renumbered to retain continu ity for the community and other users when referring to specific sites. -
0¥ortll'( or
TI - I -- Ir:.1 con::-I"""i:
nd ZonJrw SpcJIJc
~
-~ ~
~1 l=I II~
ill.Yi.
lll illhl1 l.! M§ Ml!QQ.
!1l!:.
ll1c
=1n I 09 Bristol 92626 GC Cl MUDD
I
!Z2,
= =
I
~
=
l.! M§ Ml.!QQ
!1l!:.
l22c1~1 Ifil___L___.IQ_ ':!!ill 92626 I I.I I M§ I Ml.!Ql) lli
illc I =~ ~
lZ Jl!Y.d I 92627 GC Cl M I IQn
illc llli
~ ~ I I I I177 18 Blvd 92627 y ill' g MUOD
'='
y I g I g_ I MUO_O
MUOD Denllly Denllly 51a EJdlllrW ~ lncomo -1 Total IDovolopmoc,t I " I LV I
Min. IMu. 1-
1 1 ILowor 1-1-
SUl>MI ,.=.., ,=, (oaw) IM/V--.ct C,,poclty a,podly = Clpodty _, 0cEuplod E)d,lq u- 0ml
Mm
West
aMf I
~I
.Mru.
;y..i
I.fil!!ff
l ~I
~
R,!y_d
I
Newport I
Blvd
I~,
.!llild
2Q I ~
ZQ I Ml
2Q I ~
2Q ~
2Q lt!
ZQ I Ml
20 I 30
I ill. I Industrial I lZ I Q I
I 1.69 I Commercial I 6 I 0 I
I= I Industrial I 1 I Q I
I Mo I ~ I lZ ~ I

1.12 I Cornm..!ill.i.al 3
I 0.01 I Q!m mjtr_tjfil I 0 I 0 I
I= I ~ I Q I Q I
il :;JI I .I!
3A I ~ I ~
1ft I -2 I .I! J
ill. I ill I i; I
ll .. i;
0 I Q I ~
l I l I i;
=
34%
34%
53%
35%
~
~
IM2

0.71 QJ
I ~6<!
Development interest provided
in writing bv orooertv owner
Building age - 1985· Existing
industria l use· auto related
YID.

Develooment interest orovided
in writing by property owner.

Commercial office use/
general office building with
surfacePI1.r.~~
Development interest provided
in writing bv orooeav owner
General industrial use
Development interest Provided
in writin@ by property owner.

Industrial/ bus dea lership
auto related uses sales
leasing service and trainin@
use.
pevelopment interest provided
in writin@ bv orooectv owner
Parcels are conti@uous and
have Potential fo r lot
consolidation Commerdal
reta il / shooPin@ center use
The broader Prooertv includes
Sites 176·179 for 1770--1784
Newoort Blvd includes retail/
shoooiog center / storefront
Prooertv and avacant oarkin@

2.58 I garage 6 840 SF
,~
I NI~
Development interest orovided
in writing bY orooeav owner
Parcels are contiguous and
have ootential for lot
consoHdalion Commercial
retail/ shoooing center use
The broader property includes
Sites 176·179 for 1770--1784
Newport Blvd incjudeS retail/
shopping center/ storefront
property and avacant parking
~rage 6840 SF.

Develooment interest orovided
in writing bv property owner
parceis are contiguous and
have ootential for lot
consolidation Commercial
retail/ shoppjng center u(P
ew-.hlp(ClonloldoladSbl)
Prince Capital
~
~
B-119Appendix B: Sites Analysis
Table 8-8: Sites t o Aa:ommodate Costa Mesa 2021-2029 RHNA Note: This table is sorted by unique identifier (Unique ID}.

Some sites were removed as port of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites. -
Unlquo
I) APN
-
Zip
0ldl
~
-
-Lind
U•
...-
lDl1IIW.,..,_
O..W,or
--~ -
MU0D
--
Min.

Donllly
(1111111/ocral -
Ma.
-,......,...., - -,-(ocrwl --u.,v_.,,, ,,=0lpodty
-,..:-
0lpodty
::._,_
0lpodty
Total
0lpodty ~1_, "Oa:uplod LY flllllllwU.o..11 0wnn11p~-,
To g broader property incfudes
Sites 176·179 foe 1770-1784
Newoort Blvd indudes retail/
shopping cent er / storefro nt
orocertv and avacant oarkinR
t:. RIIQSF
lZ.2
~ =
.lJ!
lmtQ2!l1~
Blvd I 92627 _;L __ll>. _il MliQI)
lmtQ2!l
B~ 2l1 ;IQ 0.07 I Com mPrd :11 Q Q l l t /:YA NIA I
Development interest provided
in writins bv prooertv owner
Parcels are contl@uous and
have potential for lot
consolidation Commercial
retail/ shoooing centeruse
The broader crooertv i0 dudes
Si tes 176-179 for 1770-1784
Newoort Blvd iodudes retail/
shopplo scenter / storefront
orooertv and avacant oarkins
ur_aire. 6.840 SF.
~
B-120Appendix B: Sites Analysis

Costa Mesa City CouncilSeptember 1, 2026

Costa Mesa City Council
September 1, 2026