Exhibit A Public Hearing Draft Housing Element — Costa Mesa City Council, September 1, 2026 (part 2 of 4)

Chapter 4: Housing Plan 4-24
Objectives:
• Promote consolidation of residential properties to the development community and property owners to facilitate and promote the development of housing on smaller sites. • Maintain information on the lot consolidation process and fees online and at City Hall. • Continue to provide streamline d measures to facilitate consolidation and establish a menu of incentives by 2025. (Completed)
Timeframe: Completed March 2026.

Responsible Agency: City of Costa Mesa Economic and Development Services Department/Planning Division Funding Sources: General Fund
PROGRAM 3R: Development of Large Sites
The City of Costa Mesa has identified several candidate housing sites that are larger than 10 acres in size as identified previously in Appendix B. Assembly Bill 1397 identifies general size requirements for candidate housing sites of greater than half an acre and less than 10 acres in size. These sites are:
• Fairview Developmental Center (Addressed separately in Program 3B) • Sakioka Lot 2
• Pacific Arts Plaza (former restaurant and parking lot) With the exception of the Fairview Development al Center which is addressed separately , all of these properties are regulated by the North Costa Mesa Specific Plan and the zoning will be updated per the objectives in Program 3C. Additionally, most of these properties have development agreements which already anticipate the development of housing under existing zoning regulations. These agreements may be modified as necessary to reflect additional housing units and re-zoning as identified by the programs within this housing element. These agreements have been amended in the past so there is precedent for modifying them to adjust to market trends and current development conditions. Therefore, there are no unit caps within the City which would limit the number of units which can be developed on these sites. The sites will be planned to the densities provided within the City’s zoning code as amended by the programs within this housing element.

Furthermore, t he City has engaged each of these property owners multiple times throughout the development of the Housing Element and the anticipated number of units within the candidate sites inventory is based on input received. These assumptions have been reviewed in depth and the City has confirmed that these sites meet all requirements for the candidate sites inventory and they are likely to develop with residential uses within the planning period.

As stated below, the City will evaluate the development status of these sites within three years of the zoning amendments being completed to the North Costa Mesa Specific Plan. If there are not clear indications that the development of residential units is likely to occur within the planning period, the City will review its current RHNA progress and identify additional candidate sites within one year if necessary. In April 2026, the City of Costa Mesa removed several large sites from the Housing Element inventory at the request of the property owners. The City continues to communicate with the property owners of large Housing Element sites.

Chapter 4: Housing Plan 4-25
Objectives:
• Continue outreach to property owners through annual meetings. Provide technical assistance, incentives, and strategies as appropriate to facilitate the development of affordable housing, including parceling at appropriate sizes or other tools. • Promote development of large sites at the densities and affordability levels identified within the housing element.
• Promote the potential subdivision of large sites into multiple parcels for future develop ment through technical assistance, incentives, and strategies during the initial development phases and when applications come into the City for the identified parcels.

Timeframe: Completed.

Responsible Agency: City of Costa Mesa Economic and Development Services Department/Planning Division Funding Sources: General Fund

PROGRAM 3S: Review and Revise Findings
The City of Costa Mesa has reviewed the approval findings for the three entitlement processes which are potentially applicable to residential development: Conditional Use Permits, Design Review, and Master Plan. Although no projects have been denied due to not meeting the specific findings noted in Section 3, the City found that some approval findings may be interpreted broadly and could be modified for clarity.

In April 2026, the City approved amendments to the permit review process, removing the design review process and created more clarity and streamlining within existing processes. The application of administrative and streamlined processes has been applied where required and is being further explored for opportunities across a variety of uses.

Objectives:
• Review all approval findings for Conditional Use Permits, Design Review, and Master Plan s and revise findings which are capable of being interpreted broadly, with the goal of improving housing cost, supply, timing of approvals, and approval certainty.

Timeframe: To be completed by December 2026.

Responsible Agency: City of Costa Mesa Economic and Development Services Department/Planning Division Funding Sources: General Fund

Housing Goal #4
Provide housing opportunities to residents of all social and economic segments of the community without discrimination on the basis of race, color, religion, sex, sexual orientation, disability/medical conditions, national origin or ancestry, marital status, age, household composition or size, source of income, or any other arbitrary factors.

POLICIES HOU-4
HOU-4.1 Support equal housing opportunities as expressed in Federal and State fair housing laws.

Chapter 4: Housing Plan 4-26
HOU-4.2 Promote actions and programs that p rovide fair housing and counseling services and other housing assistance programs for all Costa Mesa residents in an effort to remove barriers and promote access to affordable housing in the City as funding is available.

HOU-4.3 Encourage and support the construction, maintenance and preservation of residential developments which will meet the needs of families and individuals with specialized housing requirements, including those with developmental disabilities.

HOU-4.4 Promote community involvement in the development and implementation of housing programs and actions. Outreach should facilitate participation of residents within designated environmental justice communities.

HOUSING GOAL 4 IMPLEMENTATION ACTIONS
PROGRAM 4A: Fair Housing
The City of Costa Mesa participated in the 2020-24 update to the Orange County Analysis of Impediments to Fair Housing Choice , as well as completed an analysis of local factors to fair housing issues in the City within the Housing Element. Through each analysis, the City identified the following fair housing issues:
• Housing Discrimination
• Racial and Ethnic Segregation
• Unfair Lending
• Overcrowding
As part of the AFFH assessments, the City also identified the following factors as contributing to fair housing issues in Costa Mesa:
• Community Opposition
• Lack of Investment in Specific Neighborhoods
• Displacement of Residents Due to Economic Pressures
Pursuant to AB 686, the City will affirmatively further fair housing by taking meaningful actions, in addition to resisting discrimination, that overcomes patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity based on protected characteristic, as defined by California law. The City will continue current efforts to further fair housing as well as implement the actions identified in the following table to mitigate local contributing factors to fair housing issues in Costa Mesa.

Chapter 4: Housing Plan 4-27
Contributing
Factor Specific Commitments Timeframe and
Priority
Geographic
Target Metrics
Type: Housing Mobility
Housing
Discrimination

1. The City will continue to work in
collaboration with the Orange
County Housing Authority (OCHA)
to implement the Housing Choice
Voucher Program.

The City contracts with Fair
Housing Foundation (FHF), a HUD-
approved housing counseling
agency, to provide fair housing
services to the City of Costa Mesa
including educational programs for
both landlords and tenants. FHF
provides free Fair Housing
Workshops that are open to
anyone to attend. Workshops
cover: Federal & State Fair Housing
Laws, Housing Discrimination,
Modifications & Accommodations,
Rental Application Process,
General Guidelines, Families with
Children, Notices, Eviction Process,
Security Deposits, Habitability &
Repairs, Rent Increases, Occupancy
Standards, and more.

The City’s Network for Homeless
Solution (NHS) Department is
staffed with eight individuals with
a budget of over one million
dollars to provide a comprehensive
system of care aimed at providing
a complete continuum of
Priority Level 1

Continue to
collaborate
with OCHA
Housing
Voucher
Program

Continue to
contract with
FHF or other
HUD-approved
housing
counseling
agency every
year

Update City
Housing
Webpage to
include
information on
OCHA Housing
Voucher
Program
housing-
related events
provided
through OCHA,
Census tracts
with higher rates
of housing choice
vouchers usage:
631.02, 632.02,
636.04, 636.05,
637.01, 637.02,
638.07, 639.04,
639.06,
639.08

• Costa Mesa’s HCD staff will continue to attend quarterly OCHA Housing Advisory Committee meetings to enhance
the exchange of information regarding the availability, procedures, and policies related to the Housing Assistance Voucher Program and regional housing issues. The City’s website will be updated to include information and
encourage participation in OCHA’s Housing Choice Voucher Program and public events on a quarterly basis or as they are available.
• The City will assist approximately 200 unduplicated
residents with fair housing services every year, through the CDBG contract with Fair Housing Services provider.
• Through the City’s contract with FHF, a minimum of 3 fair housing workshops will be provided to residents each fiscal year. The workshops may be in-person or virtual workshops and are open to anyone to attend. They will be regularly offered in English and Spanish.
• The City will advertise Fair Housing Workshops and
webinars on the City’s Housing webpage, through social
media outlets and distribute flyers in both Spanish and English.
• The Fair Housing Foundation will advertise workshops with flyers sent to community based organizations, a news
release, and advertisement on their website and through social media.
• FHF will continue to offer the following outreach and promotional information for each workshop: send
workshop flyers through mail to city departments, libraries, community centers and other community organizations
with heavy foot traffic one month before workshop; send out press release via email to local media, city and
organizations one month before workshop; post on social media (Facebook, Instagram, Twitter) one week and one

Chapter 4: Housing Plan 4-28
Contributing
Factor Specific Commitments Timeframe and
Priority
Geographic
Target Metrics
programs and services for
residents experiencing
homelessness and those at risk for
homelessness. One of the
Department’s main day-to-day
function is to assist and advocate
for fair housing; including assisting
community members that may
quality for housing vouchers,
including, providing landlord
education on fair housing practices
and voucher programs.

FHF, City’s
Network for
Homeless
Solutions,
City’s Housing
and
Community
Development,
and other non-
profit events -
December
2023

day before workshop, and workshop is added to the
calendar on FHF website as soon as it’s scheduled.

Literature on FHF services and protections are regularly sent to libraries and community based organizations.

Outreach materials are available in Spanish and
Vietnamese. With proper notice, FHF can arrange for
interpretation for other languages including sign language for the virtual workshops.
• The City’s NHS Department will continue to meet with
landlords to provide information regarding the voucher
programs and other educational programs as part of their day-to-day operations.

2. OCHA administers the Housing
Choice Voucher Program for the
City of Costa Mesa. The City’s NHS
Department will continue to assist
and advocate for voucher
participants to receive extensions
on search times for particular
groups with housing choice
vouchers, such as larger families
with children or persons with
disabilities.

Priority Level 2
By December
2024.

City-wide The City’s NHS Department will continue to assist and advocate for voucher program participants as part of their day-to-day operations. In 2022, the NHS Department assisted over 400 participants. The NHS Department staff interacts with people experiencing or at-risk for homelessness to identify needs and voucher programs that they may qualify for. The Department staff will assist clients in extending search times, locating units and setting up appointments with landlords; as well as, drive clients to potential housing sites.

The Department staff will also attend Match meetings on behalf of the client to ensure that they are fairly represented and their needs are met. The City’s NHS will continue to provide high quality service to those in need

3. Accessibility programs focused on
improving access to housing,
transit, public buildings and
facilities, sidewalks, pedestrian
crossings, and businesses.

Priority Level 2
Identify and
adopt
programs by
December
2024.

Census tracts
with greater than
10% population
with a disability:
636.01, 636.04,
638.02, 638.07,
639.05
• Establish and implement new programs geared at
improving accessibility in the focus areas by coordinating with Public Works Department to prioritize accessibility programs focused on improving access to housing, transit, public buildings and facilities, sidewalks, pedestrian
crossings, and businesses.
• Identify and pursue a minimum of 2 funding opportunities annually to address accessibility issues.

Chapter 4: Housing Plan 4-29
Contributing
Factor Specific Commitments Timeframe and
Priority
Geographic
Target Metrics
• Host a workshop with relevant organizations and groups to identify specific needs in the target areas for persons with disabilities. Invite at least five organizations. Establish programs and identify applicable funding within one year following feedback.
• Conduct an annual survey to receive feedback on
accessibility and resources throughout the community.
• Work with developers, applicants, property owners early in the land use/housing development to identify, provide for, and improve accessibility

4. Continue to participate in regional
and local agencies efforts and
collaborate with non-profit
housing organizations to develop
affordable housing in higher-
opportunity areas. Including, but
not limited to, the Joint Power
Authority (JPA) – Orange County
Housing Finance Trust (OCHFT) and
Housing Committee.

Priority Level 1

Ongoing and
continue to
actively
participate in
regional and
local agencies
efforts to
develop
affordable
housing;
including
participating in
community
outreach and
meetings.

Highest Resource
census tracts:
638.05, 638.06,
639.02, 639.04

High Resource
census tracts:
626.1, 631.02,
636.01, 637.02,
638.02, 638.03,
638.07, 639.03,
639.05, 639.06,
639.07, 639.08,
Continue to participate in the Orange County Housing
Opportunities Committee and the JPA – OCHFT. These
entities commit State, County and local funds to build
affordable units. The City of Costa Mesa has a joint Homekey project with the County of Orange to convert a Motel 6 to 88 units of permanent supportive housing. The City provided HOME and ARPA funding to help complete the project. Phase 1 of the project is complete with 40 units leased up by the end of FY23/24. Phase 2 is anticipated to be complete by the end of 2026. The City will continue to advocate for affordable housing development opportunities and facilitate the
development of at least five residential development projects, with affordable units, in areas of high opportunity. The City awarded HOME funding to two affordable housing
development projects in FY 2025. The first is to Jamboree Housing to develop 68 affordable housing units at the City’s existing Senior Center, and the second is to American Family Housing to develop 76 affordable housing units.

Racial and
Ethnic
Segregation

1. Conduct affirmative marketing to
increase awareness and diversity
throughout the city and in Racially
Concentrated Areas of Affluences
(RCAA). This may include, but is
not limited to, noticing of
Priority Level 1
Ongoing and
continue to
market and
outreach as
RCAA census
tracts:
638.05, 638.02,
636.01, 631.03,
633.02

• Continue to conduct affirmative marketing for each new project that is developed with affordable units.
• Department of NHS as part their daily activities, will continue to work with clients to identify household needs and locate affordable housing.

Chapter 4: Housing Plan 4-30
Contributing
Factor Specific Commitments Timeframe and
Priority
Geographic
Target Metrics
affordable units/projects through
direct mail targeted outreach to
lower income census tracts,
publishing advertising materials in
multiple language, informing
service agencies, outreach to
community organizations or places
of worship. As part of the City’s
affirmative marking to increase
awareness of the City’s rental
assistance program and production
of affordable housing, the
Department of NHS and Housing
and Community Development will
continue to inform the community
by disseminating information at
local School District, local non-
profit organizations and religious
institutions, hand out flyers and
utilize the City’s website and
various social media platforms.

programs are
available.

Census tracts
with greater than
10 percent
population living
below the
poverty line:
626.1, 632.01,
633.01, 636.04,
636.05, 637.01,
637.02, 638.07,
638.08, 639.04,
639.07

High Segregation
and Poverty
census tract:
636.05

• Conduct a biennial survey of affordable units to identify how households find affordable units – aim for 25 percent of households, at minimum, to find affordable units through affirmative marketing within the City limits.

Type: Housing Choice and Affordability in Areas of Opportunity Unfair Lending 1. Continue targeted investment and
programs, including sweat equity,
down payment assistance, and
new rental construction. The City
currently utilizes Redevelopment
Successor Funds, HOME, CDBG,
and American Rescue Plan Act
(ARPA) Funds to support these
investments and programs, and
will continue to leverage these and
other funding resources.

Priority Level 2
By December
2024. Review
funding
opportunities
annually. By
December
2024, post on
the City’s
website and
otherwise
City-wide Continue to identify investments and programs to provide assistance for homeowners and residential development.

Yearly, contact HUD Office of Fair Housing and Equal
Opportunity (FHEO) and the local Fair Housing Foundation and request information regarding discriminatory housing
practices in the City of Costa Mesa. Specifically, request local information to assess if the FHEO is receiving and the City is experiencing significant amounts of fair housing complaints. If the City is experiencing an abundance of these housing issues and/or the housing complaints are increasing from previous years, contact the FHEO and request guidance on what a local

Chapter 4: Housing Plan 4-31
Contributing
Factor Specific Commitments Timeframe and
Priority
Geographic
Target Metrics

2. Post on the City’s website
information regarding the Fair
Housing Act and the unlawful
lending practices based on race,
color, national origin, religion, sex,
familial status or handicap. Provide
a link on the City’s website to
HUD’s how to file a fair housing
discrimination complaint, and to
the Fair Housing Program funding
and resources and other resource
similar agencies that can provide
legal aid.
disseminate
information
thought the
community
regarding the
Fair Housing
Act and the
unlawful
lending
practices based
on race, color,
national origin,
religion, sex,
familial status
or handicap.
agency can do to reduce these types of housing issues, then follow up with an applicable response program.

Community
Opposition

1. Develop an educational housing
campaign to address community
opposition. This may include, but is
not limited to, community
workshops on housing, educational
materials, partnerships with
community organizations and
groups. During the City’s required
housing program updates outreach
efforts, include education on the
importance of providing housing
for all segments of the community
and all income levels.

Priority Level 2
By December
2024.

Commercial and
Industrial
Corridors,
Housing Element
Sites and
surrounding
communities
• Conduct extensive community outreach as part of Housing Element Visioning Program and Housing Element Zoning
efforts. The outreach efforts will elicit community input to shape priorities and goals to guide future revitalization and residential development of the City’s commercial and
Industrial corridors identified in the Housing Element, urban plans, and specific plans. The City has implemented this program through the Neighborhoods Where We All Belong
outreach process, which served as the City’s Housing
Element Visioning program and rezoning outreach effort.

The process included extensive community engagement to
solicit input on future residential and mixed-use
development, rezoning of Housing Element sites, objective design standards, and revitalization opportunities along the City’s commercial and industrial corridors.
• The City used this input to help shape priorities and goals for future housing development, including development
standards and zoning strategies for areas identified in the Housing Element, urban plans, and specific plans.

Chapter 4: Housing Plan 4-32
Contributing
Factor Specific Commitments Timeframe and
Priority
Geographic
Target Metrics
• This outreach effort helped inform the City’s Housing Element zoning implementation and the 2026 Housing
Element Amendment by providing community input on site
planning, design, building scale, neighborhood
compatibility, affordability, infrastructure, parking, mobility, and community-serving amenities. As a result, the City has completed the outreach envisioned by this program and
incorporated the input into its ongoing Housing Element implementation efforts.
• For housing projects that are proposed by the City, staff will continue to reach out to surrounding neighborhood and
local non-profit organizations to provide informational and educational materials through the City’s website, radius notification direct mailing, provide site tours of successful nearby housing development, and include similar
information on Costa Mesa TV videos.

Displacement
Due to
Economic
Pressures

1. Adopt inclusionary requirements. Priority Level 1
By December
2023.

City-wide Complete Feasibility Analysis, conduct community outreach and study sessions, prepare ordinance and program
guidelines. Adopt and implement inclusionary requirements by December 2023. (completed)

The City has adopted its inclusionary ordinance.

2. As funding resources are available
for housing development, the City
will release an RFP/NOFA to
partner with developers to
develop affordable housing and
multigenerational housing.

Administer annual workshops and
meetings, specific outreach and
surveys, adopt incentive packages,
fee waivers, and priority
processing for projects that include
affordable housing.

Priority Level 1
Begin outreach
and
collaboration
by December
2023. Annually
outreach and
discuss
opportunities
and issues. If
changes are
necessary
City-wide • Provide opportunity for affordable housing and multigenerational housing development with the goal of
developing a minimum of 100 new affordable and
multigenerational housing units on public properties and on private property consistent with the City’s RHNA
throughout the Planning Cycle. Housing options includes ADU development and SB-9 qualified duplexes.
• Continue to reach out to developers and non-profit
organizations when funding opportunities are available
through the City’s HOME program and Redevelopment
Successor Agency program for low and moderate income
level housing. In 2026, the City awarded federal HOME

Chapter 4: Housing Plan 4-33
Contributing
Factor Specific Commitments Timeframe and
Priority
Geographic
Target Metrics

Prepare educational material and
update City’s website to encourage
and streamline ADU development
as a housing option for families.

based on
feedback,
adopt within a
year. Review
annually as
necessary.
funding to two affordable housing development projects for a total of 144 affordable units.
• Annually outreach and collaborate with the development community (at least three local developers) to discuss
opportunities and issues.
• Adopt incentives and changes based on feedback received.

3. Continue to work with Orange
County Community Resources to
update and make information on
affordable housing units (including
information on size and type)
available to the public on City’s
Housing webpage.

Priority Level 1
By December
2023. Review
annually and
update as
necessary.

City-wide • Continue to make information on affordable housing units available to the public on City’s webpage.
• Maintain information updated throughout the Planning
Cycle.

Type: Place-Based Strategies – Conservation and Revitalization Investment in
Specific
Neighborhoods

1. Targeted investment in areas of
low resource and high segregation
and poverty focused on improving
community assets such as schools,
recreational facilities and
programs, social service programs,
parks, streets, active
transportation and infrastructure.

Continue to utilize HOME
Investment Partnership and CDBG
funds for community improvement
programs in areas of low resources
high segregation and poverty.

Continue to fund Community
Improvement Division’s activities
for community educational
programs and cleanup activities;
for example in 2022 the City
provided clean-up efforts at
Shalimar/James, Fillmore/Coolidge,
Priority Level 2
By December
2024. Review
funding
opportunities
and
community
need annually.

Low Resource
and High
Segregation and
Poverty TCAC
census tracts
636.04, 636.05,
637.01, 638.08
• Annually provide funding and pursue new opportunities to address resources and facilities in areas of low resource and high segregation and poverty.
• Coordinate with local organizations and groups to identify specific needs and disseminate information on new
improvements as they occur.
• Update Community Improvement Division website and
disseminate on social media information to promote
neighborhood clean-up activities and provide resources and educational information. Continue to set-up informational booths at local public events to provide information
regarding clean-up events, waste-hauling, City HCD Grants, Fair Housing, and links to report issues and resources. • Annually provide funding for the City’s homeowner
rehabilitation program to provide federal grant funds to low-income homeowners to address code deficiencies and
health and safety conditions.

Chapter 4: Housing Plan 4-34
Contributing
Factor Specific Commitments Timeframe and
Priority
Geographic
Target Metrics
and Mission/Mendoza
neighborhoods.

2. Facilitate inter-governmental
coordination on areas of low
resource and high segregation and
poverty. This may include, but is
not limited to, annual meetings
and workshops, outreach to
partner agencies and departments,
and partnerships to prioritize, fund
and implement neighborhood
improvement programs.

Priority Level 2
Annually host
inter-
governmental
meetings.

Review funding
opportunities
and
community
need annually.

Low Resource
and High
Segregation and
Poverty TCAC
census tracts
636.04, 636.05,
637.01, 638.08
• Annually host an inter-governmental meetings to discuss partnerships, funding, and implementation of a variety of programs.
• Pursue new funding opportunities during the planning
period (a minimum of three new neighborhood
improvement programs).

3. Prioritize capital improvement
programs in areas of low resource
and high segregation and poverty.

Continue to commit CDBG funds
for Capital Improvement projects
in these areas.

Priority Level 2
By December
2024. Review
funding
opportunities
and
community
need annually.

Low Resource
and High
Segregation and
Poverty TCAC
census tracts
636.04, 636.05,
637.01, 638.08
• Prioritize capital improvement programs in areas of low resource and high segregation and poverty by identifying these areas specifically in the City’s Capital Improvement Program. Create a list of CIP projects that can be prioritized and considered when funding is available to improve
community needs in areas of low resource and high
segregation and poverty.
• Each year of the Planning Period, conduct a review of one applicable census tract to identify gaps in the CIP and allocate CDBG funding towards this community area.

4. Adopt Environmental Justice
policies to address the needs of SB
535 Disadvantaged Communities,
which overlaps with the TCAC Area
of High Segregation and Poverty
census tract.

Priority Level 1
By September
2026 – in
conjunction
with Program
2G.

Census Tract
636.05
• Adopt Environmental Justice policies into the City’s General Plan, and conduct outreach as part of the adoption process. • Engage households within the applicable census tract to discuss and receive feedback on environmental justice
issues and solutions.

Type: Protection from Displacement
Housing
Discrimination/
Unfair Lending

1. Continue to provide resources
and/or services for multi-lingual
tenant legal counseling. Create and
promote informational materials
on tenant rights and counseling.

Priority Level 2
Publish
information
materials by
December
Census tracts
with greater than
40 percent
renter-occupied
units: 626.1,
• Conduct targeted outreach to renter occupied households (minimum of 200 housing units) located within the
applicable census tracts with information on resources, services, tenant rights, and counseling – in English and Spanish.

Chapter 4: Housing Plan 4-35
Contributing
Factor Specific Commitments Timeframe and
Priority
Geographic
Target Metrics
Continue to contract with the Fair
Housing Foundation or other fair
housing services provider and
provide information to the
community regarding the Public
Law Center and other similar
organizations to address Housing
Discrimination and unfair lending.
2024. Outreach
and review
need and
services
annually.
631.02, 632.01,
632.02, 633.01,
633.02, 636.04,
636.05, 637.01,
637.02, 638.03,
638.07, 638.08,
639.02, 639.04,
639.05, 639.06,
639.07, 639.08
• Continue to contract with the Fair Housing Foundation or other fair housing services provider to advocate for fair housing, provide landlord and tenant counseling, rental counseling, and outreach and education. Provide
information regarding Public Law Center, a non-profit
organization that provides free legal services to low income residents, and other similar nonprofits in Orange County.

Housing
Discrimination/
Displacement
Due to
Economic
Pressures

1. Continue to contract with the Fair
Housing Foundation or other fair
housing service provider and
provide information regarding the
Public Law Center to address
Housing Discrimination and unfair
lending, including promoting
mediation services, foreclosure
assistance and/or multilingual
tenant legal counseling services.

Priority Level 2
Publish
information
materials by
December
2024.

Outreach and
review need
and services
annually.

Census tracts
with greater than
40 percent
renter-occupied
units: 626.1,
631.02, 632.01,
632.02, 633.01,
633.02, 636.04,
636.05, 637.01,
637.02, 638.03,
638.07, 638.08,
639.02, 639.04,
639.05, 639.06,
639.07, 639.08
• Continue to contract with the Fair Housing Foundation or other fair housing services provider to advocate for fair housing, provide landlord and tenant counseling, rental counseling, and outreach and education to approximately 200 Costa Mesa residents each fiscal year.
• Provide information regarding Public Law Center, a non- profit organization that provides free legal services to low income residents and other nonprofits in Orange County. • As part of the City’s Rental Assistance Program, continue to engage with at least 50 renter households and local
organizations/groups to discuss the needs of renters.
(Ongoing)
• Establish and implement a rent review board or mediation services.
• The City provides federal funds to Community Legal Aid to provide free civil legal services to prevent displacement for eligible households.

Timeframe: Annually outreach to local organizations and lower income communities to discuss fair housing issues and promote actions to mitigate local contributing factors. Promote available funds, ownership information, and details on affordable housing units on the City’s webpage by Winter 2026.

Responsible Agency: City of Costa Mesa Economic and Development Services Department/ Housing and Community Development Division Funding Sources: CDBG

Chapter 4: Housing Plan 4-36

PROGRAM 4B: Rental Housing Assistance
The City began offering a Tenant Based Rental Assistance (TBRA) and other rental assistance programs in 2021. The City will continue to evaluate and offer rental housing assistance programs based on the availability of funding. The City continues to support housing stability for lower-income households through rental assistance and supportive service programs. The City maintains an agreement with a community - based organization to provide tenant-based rental assistance to lower-income families with minor children and will continue this partnership. The City also continues to participate in the Orange County Housing Authority’s Housing Choice Voucher set-aside program. In addition, the City provides federal grant funding to communit y organizations that offer housing assistance and supportive services to lower -income households and individuals experiencing homelessness.

Objectives:
• Participate in the Orange County Housing Authority’s Housing Choice Vouchers program to provide rent subsidies to very low-income households provided funding is available. • Evaluate and offer rental housing assistance programs based on the availability of funding.

Timeframe: Promote OCHA Housing Choice Voucher information and rental housing assistance programs, as available, on the City’s website.

PROGRAM 4C: Ownership Housing Assistance
In 2021, the City Council approved allocation of half a percent of the City’s seven percent retail cannabis tax to fund a first -time homebuyer program in Costa Mesa. The City is holding a study session with City Council on June 16th to consider establishing this program with efforts to launch this program (if approved by City Council) in Fall 2026.

Objectives:
• Evaluate and adopt ownership housing assistance programs, such as a First -Time Home Buyer Program, based on the availability of funding.
• Provide informational materials, online and at City Hall, on potential paths to home ownership and on assistance and resources available for first-time home buyers.

Timeframe: Annually evaluate and, as funding is available, offer ownership housing assistance programs . Promote informational materials online and at City hall on potential paths to home ownership and on assistance and resources available by December 2026.

Responsible Agency: Orange County Housing Authority and City of Costa Mesa Economic and Development Services Department/ Housing and Community Development Division Funding Sources: Cannabis Retail Tax Revenue
PROGRAM 4D: Fair Housing Assistance
The City contracts with the Fair Housing Foundation to provide fair housing and tenant/landlord mediation services. The Fair Housing Foundation provides fair housing outreach to tenants, landlords, property

Chapter 4: Housing Plan 4-37
owners, realtors, and property management companies, as well as housing education and information to apartment managers and homeowner associations. The City continues to promote fair housing education and outreach through multiple communication channels. Fair housing workshop information is shared through the City’s weekly snapshot, City Manager announcements at City Council meetings, and workshop and event postings on the City calendar. In addition, fair housing information and resources are available on the City’s dedicated fair housing webpage.

Objectives:
• Continue to contract with the Fair Housing Foundation and promote available services on the City’s webpage.

Timeframe: Complete.

Responsible Agency: City of Costa Mesa Economic and Development Services Department/ Housing and Community Development Division; Fair Housing Foundation Funding Sources: CDBG

PROGRAM 4E: Low Barrier Navigation Centers
Low Barrier Navigation Centers are housing or shelter in which a resident who is homeless or at risk of homelessness may live temporarily while waiting to move into permanent housing. These requirements include implementing standards, provisions and limitations governing the permitting, development, siting, and management of Low Barrier Navigation Centers.

To meet the objectives of this program, in March 2026, the City approved amendments to the Zoning Code to permit Low Barrier Navigation Centers consistent with State Law.

Objectives:
• Update the Zoning Code to permit Low Barrier Navigation Center development as a matter of right in appropriate zoning districts, subject to requirements of State Law.

Timeframe: Completed March 2026.

Responsible Agency: City of Costa Mesa Economic and Development Services Department/Planning Division Funding Sources: In Kind

PROGRAM 4F: Homeless Shelter
In April 2021, the City of Costa Mesa completed the construction of its permanent Bridge Shelter within the City. Construction of the Bridge Shelter, as well as the organization and operation of the temporary Bridge Shelter at Lighthouse Church, and ongoing efforts of the City’s Street Outreach Team represent Costa Mesa’s commitment to assisting those residents currently experiencing homelessness. With the shelter in full operation, the City is now able to assist up to 72 residents at one time and connect those residents with services and assistance toward permanent housing solutions.

Objectives:
• Continue to operate and maintain the Bridge Shelter throughout the planning period. • Promote information on services and assistance available to residents online on the City’s website.

Chapter 4: Housing Plan 4-38
Timeframe: Annually review and, if necessary, revise services and assistance programs available based on funding availability. Annually meet with homeless services providers to respond to the needs of persons experiencing homelessness and identify potential opportunities.

Responsible Agency: City of Costa Mesa
Funding Sources: State and Federal Grant Funds (e.g., State SB 2 and Housing and Homelessness Assistance Programs (HHAP), and Federal Emergency Food and Shelter (EFSP)), General Fund PROGRAM 4G: Assembly Bill 139
AB 139 includes providing sufficient parking to accommodate all staff working in the emergency shelter, provided the standards do not require more parking for emergency shelters than other residential or commercial uses within the same zone.

To meet the objectives of this program, in March 2026, the City approved amendments to the Zoning Code to ensure that parking requirements for emergency shelters are consistent with requirements under State Law.

Objectives:
• Review and update, as necessary, the Zoning Code to comply with parking requirements of AB 139 for emergency shelters.

Timeframe: Completed March 2026.

Responsible Agency: City of Costa Mesa Economic and Development Services Department/ Planning Division Funding Sources: In Kind/General Fund

PROGRAM 4H: Housing Education and Outreach Program
As a part of the outreach and engagement process, the City found that community opposition to increased housing and affordable housing may create a barrier to housing development. Outreach and education about the importance and benefits of affordable housi ng can help to address community concerns and negative opinions about affordable housing.

Objectives:
• Develop an outreach program providing educational materials about the purpose and benefits of affordable housing options in the City. This effort will be completed as part of the City’s website updates by the end of 2026.

Timeframe: Develop program (Completed) and distribute materials by December 2026.

Responsible Agency: City of Costa Mesa Economic and Development Services Department/ Planning Division Funding Sources: In Kind/General Fund
PROGRAM 4I: Partnerships with Local Organizations and Community Groups The City identified Census Tract 636.05 as an area of high segregation and poverty. Areas that are identified as high segregation and poverty are consistent with the standards for both poverty (30 percent of the population below the federal poverty line) and racial segregation (overrepresentation of people of color relative to the county). This area is also considered low opportunity and achievement by the ROI: People analysis and experience the highest exposure to harmful pollutants, according to the CalEnviro Screen.

Chapter 4: Housing Plan 4-39
The City annually awards a percentage of its federal Community Development Block Grant (CDBG) funds for public services with local nonprofit organizations and community groups that are designed to improve neighborhood environments and living conditions. The programs funded by the City all support low - and moderate - income households or vulnerable populations including seniors and people experiencing homelessness. Types of services provided include case manage ment for people experiencing homelessness, neighborhood improvement projects, and supportive services for survivors of domestic violence.

Objectives:
• Partner with local community -based organizations, stakeholders and groups who provide supportive resources and programs to further identify specific needs of this community and connect community members with appropriate resources.

Timeframe: Complete.

Responsible Agency: City of Costa Mesa Economic and Development Services Department/ Planning Division Funding Sources: In Kind/General Fund

D. Summary of Quantified Objectives
Table 4-1 summarizes the City of Costa Mesa’s quantified objectives with regard to the construction, rehabilitation, and preservation of housing. These objectives are established based on the City’s resources available over the planning period.

Table 4-1: Summary of Quantified Objectives
Income Group Extremely
Low Very Low Low Moderate Above
Moderate Total
New Construction (RHNA) 4,713 units 2,088 units 4,959 units 11,760 units Accessory Units 583 units 257 units 18 units 858 units
Conservation1 600 units 1,000 units -- --
Rental Subsidy2 570 persons annually -- -- --
Rehabilitation3 88 units -- -- --

1. Based on 2021-2022 Annual Action Plan estimate of 200 housing units that will benefit from proposed code enforcement activities using CDBG funds.

2. Based on current Orange County Housing Authority (OCHA) rental assistance estimates

3. Based on 2021-2022 Annual Action Plan estimate of rehabilitation of 11 existing units per year.

Review of Past Performance
Appendix A
Element Update

Appendix A: Review of Past Performance A-1
Review of Past Performance
The following chart is a review of the City of Costa Mesa ’s housing project and program performance in the 2014 -2021 Planning cycle. It is an evaluation of the 5th cycle’s Policy Program and considers all current and existing programs and projects, as well as the most current effectiveness and appropriateness for the 2021-2029 6th Cycle.

Program Evaluation for Households with Special Needs
The City of Costa Mesa has demonstrated a significant effort in working towards accomplishing many of the objectives set for the programs of the past cycle. During the fifth cycle, the City completed a number of key programs to support housing opportunity and made substantial progress towards many of its programs. The City’s successful programs have been identified as continued for the sixth cycle, due to their success in the fifth cycle.

As a part of analyzing prior programs, the element must provide an explanation of the effectiveness of goals, policies, and r elated actions in meeting the housing needs of special needs populations. The table below provides an overview of the City’s prior program accomplishments; achievements related to special needs populations are summarized below:

Seniors
As shown in Section 2, approximately 11% of the population in Costa Mesa are seniors aged 65 years or older. Throughout the 5th Cycle the City partnered and consulted with a variety of groups to address the needs of persons with specialized needs in the City, includin g: Community SeniorServ, Elwyn California, Council on Aging Orange County. The City’s Action Plan identifies 500 pe rsons assists using $56,180 CDBG funds through Services for Seniors/Frail Elderly. Additionally, a Single Room Occupancy Ordinance was adopted in 1991. since then, three projects were completed and occupied for a total of 247 units; including 91 senior units and 11 SRO units.

On July 21, 2020, the City Council approved an Exclusive Negotiating Agreement (ENA) with Jamboree Housing Corporation in det ermining the feasibility, and potential terms, for the right to acquire a long -term leasehold interest in an approximately 0.90-acre portion of the parking lot at the Senior Center property to develop a senior housing project. The conceptual density study plans envisioned the potential for 60 senior affordable dwelling units at the site. An application for an Urban Master Plan Screening for the proposed project was submitted in November 2021 and staff continues to work with the applicant to bring the project forward for a decision.

Appendix A: Review of Past Performance A-2
Persons with Disabilities
As shown in Section 2, approximately 8 percent of the population in Costa Mesa have at least one disability. On November 16, 2021, the City Council directed staff to collaborate with the County of Orange and associated development partners to submit application(s) for the Homekey Program grant funding for the acquisition, rehabilitation and conversion of one or two motel locations proposed for permanent supportive housing. City staff have been working with several existing motel owners of properties that range between approximate ly 40 to 90 units. The proposals will provide direct permanent supportive housing with funding from the City of Costa Mesa, the County and (if award ed) Homekey grant funds from the State. The target population for these units would include at risk or currently homeless individuals and seniors, age 62 and over, and chronic homeless individuals and couples, with a subset of the units for eligible persons that qual ify for Mental Health Services Act (MHSA) programs. Because the City operates the 72 bed Bridge Shelter on Airway Avenue, the Homekey Program could provide a seamless opportunity to stabilize this most vulnerable population where supportive services are provided on site, in the expedited Hom ekey permanent supportive housing model.

In 2020, the owner of Costa Mesa Village was awarded “Section 811” program funds for up to 24 of the 96 affordable units. The Section 811 program is a federal Housing and Urban Development (HUD) program administered by the State’s Housing and Community Developmen t (HCD) that provides subsidies for housing for very-low income persons with disabilities, in this case developmentally disabled persons. As such, as units become vacant through attrition, Section 811 eligible residents are being referred to CMV through the Regional Center of Oran ge County. The referral entity is responsible for providing the supportive services to the Section 811 tenants. Programming and services are individualized based on each person’s needs and provided off-site.

Large Households
Large households are classified as those consisting of five or more members. These households can have difficulty in finding housing options that are adequately sized and affordable. As shown in Section 2, large -family households make up approximately 10% of the total households within Costa Mesa. The City permitted over 950 units across all income levels during the 5 th cycle, many of which were single -family and could accommodate large-family households. The majority of those housing units were market rate and not available at levels affordable to low and very low-income households.

The City has implemented Program 2E in the 2021 -2029 Housing Element to prioritize development of housing options to accommodate large - family households, including outreach to the development community and a review of the current development standards to d etermine if any pose potential impediments to building housing that can accommodate larger households.

Appendix A: Review of Past Performance A-3
Farmworkers
As previously discussed, farm workers are not a significant portion of the Costa Mesa community. Their needs are accommodated through housing programs and policies that assist lower-income households in general rather than specialized programs, such as:
• Program HOU 1-6 (rehabilitation loan and grant programs) which provided funding for 7 owner-occupied rehabilitation projects; 4 of which were for extremely-low income households, 1 for very low income, and 2 for low income. • Program HOU 2-5 (OCHA rental assistance), which provided homeless prevention services or transitional housing assistance and services to over 450 individuals
• Program HOU 4-4 (preservation of residential developments for families and individuals with specialized housing needs)

Single-Parent Households:

As shown in Section 2, approximately 7.6 percent of Costa Mesa households are single -parent households, a quarter of which (27 percent) live below the poverty line. Costa Mesa Village (CMV), located at 2450 Newport Boulevard, is a 96 -unit single room occu pancy (SRO) affordable housing development with one manager’s unit for a total of 97 units on site. CMV was originally approved and developed as a two-story Travelodge motel in the mid -1980s. In 1991, a conditional use permit (CUP) was approved to allow th e conversion of the existing motel into a single room occupancy (SRO) affordable housing development. As part of the conversion project, the City through its Redevelopment Agency (Agency) provided financial assistance for land acquisition costs in the form of a $500,000.00 loan in addition to a $1,200,000.00 loan from the Orange County Housing Authority. The Agency entered into several agreements with Costa Mesa Village, Ltd. (original developer and current owner of CMV) including a Regulatory Agreement to ensure that the units were provided as very low-income units at or below 50-percent of the area median income (AMI) in perpetuity. The conversion improvements were completed in 1993 and the loans were fully repaid in 2014. Changes to the CUP and Regulatory Agreement were proposed and require approval by the City Council. The CUP modifications were reviewed by the Planning Commission on January 24, 2022 and were recommended for City Council approval by the Planning Commission. The modifications are scheduled for review and consideration by the City Council on February 1, 2022. In conjunction with the CUP changes, the property owner is also changing to a well-known California affordable housing developer (Century Housing Corporation). Century Housing Corporation is mission -driven to support and develop quality affordable home development and manage and administer 1000s of affordable units throughout the State.

Appendix A: Review of Past Performance A-4
Persons Experiencing Homelessness (Unhoused)
As shown in Section 2, the 2019 Point in Time Count showed 193 total persons experiencing homelessness (sheltered and unsheltered). As of 2018 staff worked on establishing a temporary and permanent homeless shelter that will be housing first modeled and will prov ide housing navigation services. In 2019, the City approved the use of a temporary modular structures at Lighthouse Church for the City’s temporary interim bridge shelter. Later in 2019, the City Council adopted an urgency ordinance relating to Accessory Dwelling Units and Junior Accessory Dwelling Units, to be consistent with state law. In 2020, the City approved a permanent homeless shelter (Costa Mesa Bridge Shelter) to replace the temporary bridge shelter identified in 2019. The shelter opened on March 23, 2021. The City of Costa Mesa partners with Newpo rt Beach to leverage scarce resources to better services the homeless population.

In 2020, Families Forward helped house and bring an end to homelessness for 15 Costa Mesa families (49 adults and children), with 33 Costa Mesa families accessing the Families Forward food pantry and taking another step towards stability. When complete, th e Pomona project will serve as an entry point for families in and near Costa Mesa. Also, on November 17, 2020, the City Council approved a Subrecipient Agreement with Families Forward to establish a Tenant Based Rental Assistance (TBRA) program to assist qualified, very low-income households who are current residents of Costa Mesa (or households with strong community ties to Costa Mesa).

Extremely Low Income Households
As shown in Section 2, there are approximately 6,610 extremely low-income households in Costa Mesa per the 2013-2017 Comprehensive Housing Affordability Strategy (CHAS) data available. Extremely low-income renter households have the highest rate of cost burden at 17.5 percent.

Between 2013 and 2020, the City completed 111 mobile home rehabilitation projects, 52 of which were for individuals or family which qualified as extremely low income. The Housing and Community Development Division provided assistance with the purchase and rehabilitation of rental units by non -profit organizations to operate as affordable to low and very -low-income tenants. Funding was provided for 7 owner -occupied rehabilitation projects; 4 of which were for extremely-low income households, 1 for very low income, and 2 for low income.

Appendix A: Review of Past Performance A-5
an entry point for families in and near Costa Mesa. Also, on November 17, 2020, the City Council approved a Subrecipient Agreement with Families Forward to establish a Tenant Based Rental Assistance (TBRA) program to assist qualified, very low-income households who are current residents of Costa Mesa (or households with strong community ties to Costa Mesa).

Additionally in 2020, the owner of Costa Mesa Village was awarded “Section 811” program funds for up to 24 of the 96 affordable units. The Section 811 program is a federal Housing and Urban Development (HUD) program administered by the State’s Housing and Communit y Development (HCD) that provides subsidies fo r housing for very -low income persons with disabilities, in this case developmentally disabled persons. As such, as units become vacant through attrition, Section 811 eligible residents are being referred to CMV through the Regional Center of Orange County. The referral entity is responsible for providing the supportive services to the Section 811 tenants. Programming and servic es are individualized based on each person’s needs and provided off-site.

Policy Objective Program Accomplishments Status for Sixth Cycle HOUSING GOAL-1: Preservation and Enhancement
Preserve the availability of existing housing opportunities and conserve as well as enhance the quality of existing dwelling units and residential neighborhoods.

HOU-1.1: Develop standard and/or
guidelines for new development with
emphasis on site (including minimum
site security lighting) and building
design to minimize vulnerability to
criminal activity.

This is a standard condition of approval for new multiple family residential developments. This concept is reviewed during the planning application process and new multiple family residential development projects are subject to a standard condition of approval.

Ongoing. The City of Costa Mesa has
developed standards for approval for
new multiple family residential
developments through standard
condition of approval. The City will
continue to maintain development
standards for new developments to
minimize vulnerability to criminal
activity.

HOU-1.2: Protect existing stabilized
residential neighborhoods, including
but not limited to mobile home parks
and manufactured home parks, from
the encroachment of incompatible or
The Anchor Mobile Home Park (1527 Newport Blvd.) was
closed in 2013 and the property is being developed with live/work units consistent with the visions of the West Side Urban Plans.

Continued. The City of Costa Mesa
recognizes the importance of maintain
existing residential neighborhoods and
providing housing for all sectors of the
Community. The City will continue to
encourage compatible development

Appendix A: Review of Past Performance A-6
Policy Objective Program Accomplishments Status for Sixth Cycle potentially disruptive land uses
and/or activities.

The City has taken additional action to protect existing stabilized residential neighborhoods including (i) Adoption of a Group Home Ordinance on October 21, 2014 to limit the number and concentration of group homes and sober living facilities; (ii) Extension of a moratorium to prohibit the establishment of new hookah lounges; and (iii) Abatement of a hookah lounge and revocation of a Conditional Use Permit issued to a recycling center due to associated nuisance activities.

Additionally, the Zoning Code requires Planning Commission approval to convert to another land use. The City has taken additional action to protect existing stabilized residential neighborhoods, including (i) adoption of a Multiple Family Group Home Ordinance on November 17, 2015 to limit the
number and concentration of group homes and sober living facilities in the Multiple Family Residential zones.

Rehabilitation: The City completed:
• 7 mobile home rehabilitation projects during FY 12-13 • 19 mobile home rehabilitation projects during FY 13-14 (12 extremely low income; 7 very low income)
• 21 mobile home rehabilitation projects during FY 14-15 (15 extremely low income; 6 very low income)
• 19 mobile home rehabilitation projects during FY 15-16 (14 extremely low income; 5 very low income)
• 7 mobile home rehabilitation projects during FY 16-17 (2 extremely low income; 5 very low income)
• 10 mobile home rehabilitation projects during FY 2018 (9 extremely low income; 1 very low income)
through the enforcement of the Land
Use and Zoning Designations.

Appendix A: Review of Past Performance A-7
Policy Objective Program Accomplishments Status for Sixth Cycle • 9 mobile home rehabilitation projects during FY 2019
(5 extremely low income; 2 very low income; 2 low
income)
• 17 mobile home rehabilitation projects during FY 2020 (9 extremely low income; 6 very low income; 2 low
income)
The City has continued to protect existing stabilized
residential neighborhoods, through adoption of an Ordinance to limit the number and concentration of group homes and sober living facilities in the Multiple Family Residential zones.

HOU-1.3: Actively enforce existing
regulations regarding derelict or
abandoned vehicles, outdoor
storage, and substandard or illegal
building and establish regulations to
abate weed-filled yards when any of
the above is deemed to constitute a
health, safety, or fire hazard.

Ongoing through the implementation and enforcement of
Title 20 Property Maintenance, of the Municipal Code. Title 20 establishes standards to ensure proper maintenance,
removal of hazardous and improper storage, and removal of weeds and other public nuisances.

From 2016 to 2019 the following code enforcement citations were issued:
2016: 454 Citations
2017: 204 Citations
2018: 455 Citations
2019: 171 Citations

Information regarding community improvement and code
enforcement is available to the public on the City of Costa Mesa’s Website, here:
https://www.costamesaca.gov/city-hall/city-
departments/development-services/community-
improvement-division
Continued. The City of Costa Mesa
has implemented and enforces Title
20 throughout the 5th cycle. The City
will continue to enforce existing
regulations on property maintenance
during the 6th cycle.

Appendix A: Review of Past Performance A-8
Policy Objective Program Accomplishments Status for Sixth Cycle HOU-1.4: Establish code enforcement
as a high priority and provide
adequate funding and staffing to
support code enforcement programs.

Code enforcement in the City of Costa Mesa is an active department under the Community Improvement Division,
between 2016-2018 there were 500 active cases. Citations given each year are listed above.

Code enforcement contact and information is found on the City’s webpage: https://www.costamesaca.gov/city-hall/city- departments/development-services/community-
improvement-division
Continued. The City recognizes the
importance of code enforcement in
maintaining its existing housing stock
and made it a high priority throughout
the 5th cycle. The City of Costa Mesa
will continue to make code
enforcement a priority for the 6th
cycle.

HOU-1.5: Install and upgrade public
service facilities (streets, alleys, and
utilities) to encourage increased
private market investments in
declining or deteriorating
neighborhoods.

The City of Costa Mesa has continued installing and upgrading public service facilities based upon funding during the 5th cycle.

Modified. The City will modify
Housing Element Program 1.5 for the
6th Cycle, as necessary, to ensure it is
resourceful and useful in efforts to
promote and encourage the
development of housing in Costa
Mesa.

HOU-1.6: Continue existing
rehabilitation loan and grant
programs for low and moderate-
income homeowners as long as funds
are available.

Ongoing assistance through the Housing and Community
Development Division for owner-occupied units. The Housing and Community Development Division provides assistance
with the purchase and rehabilitation of rental units by non- profit organizations to operate as affordable to low and very- low-income tenants.

During the 5th Cycle, the City completed a total of 7 owner- occupied rehabilitation projects (4 extremely low income, 1 very low income and 2 low income).
• FY 13/14: 1 owner-occupied unit (1 extremely low
income)
• FY 14/15: 1 owner-occupied unit (1 low income)
Continued. The City of Costa Mesa
recognizes the importance of funding
for low- and moderate-income
households in efforts to maintain
existing affordable housing stock. The
City will continue rehabilitation loan
and grant programs for low and
moderate-income homeowners as
funds are available during the 6th
cycle.

Appendix A: Review of Past Performance A-9
Policy Objective Program Accomplishments Status for Sixth Cycle • FY 15/16: 0 owner-occupied unit
• FY 16/17: 0 owner-occupied unit
• 2018 APR: 3 owner-occupied units (3 extremely low
income)
• 2019 APR: 1 owner-occupied unit (very low income)
• 2020 APR: 1 owner-occupied unit (very low income)

Information regarding the loan and grant program as well as contact information is available to the public on the City’s webpage at: https://www.costamesaca.gov/city-hall/city- departments/development-services/housing-and-
community-development/neighborhood-improvement-
programs
HOU-1.7: Minimize the displacement
of existing residences due to public
projects.

The City of Costa Mesa continued to monitor and mitigate displacement of residential residences, as a result of public projects, throughout the 5th cycle.

Continued. The City of Costa Mesa
acknowledges the importance of
maintaining existing residential, as
well as protecting residential
displacement as a result of public
projects and facilities. The City will
continue to monitor public projects as
they relate to existing residential in
the 6th cycle.

HOU-1.8: Encourage the
development of housing that fulfills
specialized needs.

Through the 5th Cycle the City partnered and consulted with a variety of groups to address the needs of persons with
specialized needs in the City, including: Community
SeniorServ, Elwyn California, Council on Aging Orange County.

The City’s Action Plan identifies 500 persons assists using $56,180 CDBG funds through Services for Seniors/Frail
Elderly.

Continued. The City recognizes that
special needs populations (i.e.,
seniors, disabled and households with
extremely low-income) are more likely
at risk to become homeless because
they have limited incomes and have
other issues that require housing and

Appendix A: Review of Past Performance A-10
Policy Objective Program Accomplishments Status for Sixth Cycle supportive services. The City of Costa
Mesa will continue to support
development of housing that fulfills
specialized needs during the 6th cycle.

HOUSING GOAL 2 Preserving and Expanding Affordable Housing Opportunities Provide a range of housing choices for all social and economic segments of the community, including housing for persons with special needs.

HOU-2.1: Encourage concurrent
applications (i.e., rezones, tentative
tract maps, conditional use permits,
variance request, etc.) if multiple
approvals are required, and if
consistent with applicable processing
requirements.

Applications for multiple family residential projects requiring multiple approvals are generally processed concurrently. 1957 Newport Blvd. (38 units)
125 E. Baker (240 units)
2277 Harbor Blvd. (200 units)
Continued. The City recognizes that a
swift and effective review and
permitting process can encourage the
development of housing in Costa
Mesa. The City will continue
encouraging concurrent applications
when multiple approvals are required,
and if consistent with applicable
processing requirements during the
6th cycle.

HOU-2.2: Promote the use of State
density bonus provisions to
encourage the development of
affordable housing for lower and
moderate-income households, as
well as senior housing.

All units under density bonus agreements with the City are monitored on an annual basis; as of 20121, 2 projects (78 units) are in compliance with the density bonus program that exist in the City. The 2277 Harbor project includes 9 very low- income units; however, the project is still under construction and will be added to the monitoring list.

Continued. The City will continue to
work with developers to promote the
use of density bonus as a means of
providing affordable housing, as well
as continue to monitor all
developments which have been
granted density bonuses.

Appendix A: Review of Past Performance A-11
Policy Objective Program Accomplishments Status for Sixth Cycle HOU-2.3: Provide incentive bonus
units to encourage the
redevelopment of residential units
that are nonconforming in terms of
density. The incentive shall be limited
to the multi-family residential land
use designations. The density
incentive shall be limited to an
increase of 25 percent above the
Medium-Density or an increase of 50
percent above High-Density. In no
case shall the resulting number of
units exceed the existing number of
units on each site.

Property owners are encouraged to redevelop the site
bringing them into conformance while keeping the same
number of units.

Continued. The City will continue to
provide incentive bonus units to
encourage the redevelopment of
residential units that are
nonconforming in terms of density in
the 6th cycle.

HOU-2.4: Encourage developers to
employ innovative or alternative
construction methods to reduce
housing costs and increase housing
supply.

Most housing construction of wrap and podium product is done with wood construction reducing construction cost.

Currently the City provides a variety of handouts regarding building construction on the City’s webpage:
https://www.costamesaca.gov/residents/information-
handouts-forms
Continued. The City continued to
encourage housing construction with
the materials that reduce costs during
the 5th cycle. The City of Costa Mesa
will continue encouraging developers
to utilize alternative construction
methods to reduce housing costs and
increase housing supply in the 6th
cycle.

HOU-2.5: Continue membership in
the Orange County Housing Authority
to provide rental assistance to very
low-income households.

The Orange County Housing Authority maintains the City of Costa Mesa housing assistance program (Section 8).

During the 5th Cycle, the City provided homeless prevention services (i.e., rental assistance to prevent eviction or deposit assistance to move into housing and rapid housing) or
Continued. The City of Costa Mesa
has continued membership in the
Orange County Housing Authority to
provide rental assistance to very low-
income households in the 5th cycle and
will continue to do so in the 6th cycle.

Appendix A: Review of Past Performance A-12
Policy Objective Program Accomplishments Status for Sixth Cycle transitional housing assistance and services to over 450 individuals.
• FY 13/14:
o 7 individuals provided homelessness prevention
services
o 23 individuals provided transitional housing
assistance and services
• FY 14/15:
o 7 individuals provided homelessness prevention
services
o 23 individuals provided transitional housing
assistance and services
• FY 15/16:
o 9 individuals provided homelessness prevention
services
o 41 individuals provided transitional housing
assistance and services
o 2 individuals funded with Rapid Rehousing
• FY 16/17:
o 20 individuals provided homelessness prevention
services
o 25 individuals provided transitional housing
assistance and services
o 1 individual funded with Rapid Rehousing
• 2018 APR:
o 7 individuals provided homelessness prevention
services
o 49 individuals provided transitional housing
assistance and services
o 23 individuals funded with Rapid Rehousing

Appendix A: Review of Past Performance A-13
Policy Objective Program Accomplishments Status for Sixth Cycle HOU-2.6: Provide clear rules, policies,
and procedures, for reasonable
accommodation in order to promote
equal access to housing. Policies and
procedures should be ministerial and
include but not be limited to
identifying who may request a
reasonable accommodation (i.e.,
persons with disabilities, family-
members, landlords, etc.),
timeframes for decision making, and
provisions for relief from the various
land-use, zoning, or building
regulations that ma constrain the
housing for persons of disabilities.

The City continued to address regulations for reasonable accommodation through Zoning Codes through the 5th cycle.

In March of 2013, the City adopted an Ordinance, in
accordance with Senate Bill 2, to permit emergency shelters by right in the Planned Development Industrial zone. The Ordinance also created provisions for transitional housing and supportive housing that would allow these uses to be subject only to those restrictions that apply to other
residential dwellings of the same type in the same zone. This section is regularly updated to be consistent with State requirements.

Continued. As required by state law,
the City of Costa Mesa will continue to
provide, policies and procedures, for
reasonable accommodation in order
to promote equal access to housing
during the 6th cycle.

HOU-2.7: Monitor the
implementation of the City’s
ordinances, codes, policies, and
procedures to ensure they comply
with the “reasonable
accommodation” for disabled
provisions and all fair housing laws
Title 13, Chapter IX, Section 15 is regularly reviewed and updated as necessary to be consistent with State
requirements.

During the 5th cycle, 5 residential developments were
presented to the City with requests for reasonable
accommodation, of those proposed projects, 5 were
approved to include reasonable accommodation measures.

Continued. The City of Costa Mesa
continually updates City’s ordinances,
codes, policies, and procedures to stay
consistent with State requirements. As
required by State law, the City will
continue monitoring the
implementation of the City’s
ordinances, codes, policies, and
procedures to accommodation for
disabled provisions and all fair housing
laws.

Appendix A: Review of Past Performance A-14
Policy Objective Program Accomplishments Status for Sixth Cycle HOUSING GOAL 3: Provisions of Adequate Sites
Provide adequate, suitable sites for residential use and development or maintenance of a range of housing that varies sufficiently in terms of cost, design, size, location, and tenure to meet the housing needs of al segment of the community at a level that can be supported by infrastructure.

HOU-3.1: Encourage the conversion
of existing marginal or vacant motels,
commercial, and/or industrial land to
residential, where feasible and
consistent with environmental
conditions that are suitable for new
residential development.

The City continued to encourage the conversion of existing marginal or vacant industrial land as well as taking a number of other actions to support new residential development consistent with environmental conditions during the 5th cycle.

In 2006, the City adopted three Urban Plans to encourage the conversion of existing marginal or vacant industrial land in the West Side to mixed-use and residential developments. To date, a total of 966 units have been approved in the Urban Plans.

Continued. The City of Costa Mesa
will continue to support the change of
existing minor or tenantless motels,
commercial, and/or industrial land to
residential when conditions permit in
the 6th cycle.

HOU-3.2: Provide opportunities for
the development of well-planned and
designed projects which, through
vertical or of horizontal integration,
provide for the development of
compatible residential, commercial,
industrial, institutional, or public uses
within a single project or
neighborhood.

Through the 5th cycle, these design elements were reviewed and considered with development projects.

The City is currently reviewing a mixed-use project (One Metro West) with 1,057 residential units, 6,000 SF of
commercial retail and 25,000 SF of office space, proposed north of the 405 Freeway that allows for horizontal and vertical mixed use within a single project. The project is anticipated to be reviewed by City Council in mid-2021.

With the 2016 General Plan update, the City added a new urban plan overlay for mixed-use on 19th street and Harbor.

Modified. The City acknowledges the
importance of well-integrated and
sustainable design for the future of
development in Costa Mesa. The City
will continue to review and encourage
well-planned, well-design projects
during the 6th cycle.

HOU-3.3: Cooperate with large
employers, the Chamber of
Commerce, and major commercial
and industrial developers to identify
and implement programs to balance
employment growth with the ability
The City has continued to facilitate discussion with the Chamber of Commerce, industrial and commercial
developers, and large employers to identify programs for a balanced employment/housing opportunity in Costa Mesa.

The proposed One Metro West (mixed-use) project has the Continued. The City of Costa Mesa
will continue to work with large
employers, the Chamber of
Commerce, and major commercial and
industrial developers to create

Appendix A: Review of Past Performance A-15
Policy Objective Program Accomplishments Status for Sixth Cycle to provide housing opportunities
affordable to the incomes of the
newly created job opportunities.
potential to provide affordable housing located within
proximity to jobs. It includes:
• Residential with up to 1,057 rental dwelling units,
• 6,000 square feet of specialty retail,
• 25,000 square feet of creative office, and
• Recreational uses.

HOU-3.4: Consider the potential
impact on housing opportunities and
existing residential neighborhoods
when reviewing rezone petitions
affecting residential properties.

Throughout the 5th cycle, the City continually reviewed rezone applications, of which 8 rezone proposals affected residential properties.

Continued. The City of Costa Mesa
will continue to review rezoning
applications through the 6th cycle. The
City will continue to consider
HOU-3.5: Encourage transit-oriented
development along transportation
corridors.

The City of Costa Mesa is uniquely situated in that more than 90 percent of the residential properties in the City is located within a half-mile of public transit. Accessory Dwelling Unit (ADU) developments are not subject to parking requirements if located within a half mile of a transit stop.

Continued. The City of Costa Mesa
recognizes the importance of mobility
in the framework of housing, the City
will continue to support development
that is transit oriented in the 6th cycle.

HOUSING GOAL 4: Equal Housing Opportunity
Ensure that all existing and future housing opportunities are open and available to all social and economic segments of the community without discrimination on the basis of race, color, religion, sex, sexual orientation, disability/medical conditions, national origin or ancestry, marital status, age, household composition or size, source of income, or any other arbitrary factors.

HOU-4.1: Support the intent and
spirit of equal housing opportunities
as express in Federal and State fair
housing laws.

The City of Costa Mesa continued to support equal housing in the 5th cycle, as well as continued an ongoing partnership with the Orange County Fair Housing Council.

Continued. As required by state law,
the City will continue to support
Federal and State fair housing laws
through equal housing opportunities
during the 6th cycle. .

Appendix A: Review of Past Performance A-16
Policy Objective Program Accomplishments Status for Sixth Cycle HOU-4.2: Continue to provide fair
housing and counseling services for
all Costa Mesa residents in an effort
to remove barriers and promote
access to affordable housing in the
City.

The City is a member of a region-wide effort to ensure equal access to housing. Generally, activities have included
investigation, resolution, and education. During the 5th Cycle, the City assisted over 1,600 Costa Mesa households with fair housing issues.
• FY 13/14: 357 Costa Mesa households were assisted with fair housing issues
• FY 14/15: 331 Costa Mesa households were assisted with fair housing issues
• FY 15/16: 314 Costa Mesa households were assisted with fair housing issues
• FY 16/17: 204 Costa Mesa households were assisted with fair housing issues
• 2018 APR: 200 Costa Mesa households were assisted
with fair housing issues
• 2019 APR: 117 Costa Mesa households were assisted
with fair housing issues
• 2020 APR: 153 Costa Mesa households were assisted
with fair housing issues
Continued. The City continued to
provide Costa Mesa Residents with
fair housing and counseling services in
the 5th cycle and will continue
providing fair housing and counseling
services for residents during the 6th
cycle.

HOU-4.3: Encourage programs that
address the housing needs of senior
citizens.

Ongoing. The 2013-2021 Housing Element was adopted by
City Council on January 21, 2014. The Housing Element
includes special programs for special housing needs (i.e., seniors, large families, etc.).

As of 2013, accessibility is now required through ADA
standards. A 50 percent density increase for construction of very low.

Additionally, a Single Room Occupancy Ordinance was
adopted in 1991, since three projects are completed and Continued. The City was successful in
approving programs for senior housing
needs in the Housing Element as
shown under program
accomplishments. As required by state
law, the City will continue to support
programs for the housing needs of
senior citizens through the
appropriate methods listed in this
table as well as new methods should

Appendix A: Review of Past Performance A-17
Policy Objective Program Accomplishments Status for Sixth Cycle occupied for a total of 247 units; including 91 senior units and 11 SRO units.
they become available during the 6th
cycle.

HOU-4.4: Encourage and support the
construction, maintenance and
preservation of residential
developments which will meet the
needs of families and individuals with
specialized housing requirements.
2014/2015/2016/2017: The 2013-2021 Housing Element was
adopted by City Council on January 21, 2014. The draft was certified by California Department of Housing and Community Development on November 22, 2013 in meeting statuary
requirements. The Housing Element includes special
programs for special housing needs (i.e., seniors, large families, etc.).

As of 2018 staff worked on establishing a temporary and permanent homeless shelter that will be housing first
modeled and will provide housing navigation services.

In 2019, the City approved the use of a temporary modular structures at Lighthouse Church for the City’s temporary interim bridge shelter. Later in 2019, the City Council adopted an urgency ordinance relating to Accessory Dwelling Units and Junior Accessory Dwelling Units, to be consistent with state law.

In 2020, the City approved a permanent homeless shelter (Costa Mesa Bridge Shelter) to replace the temporary bridge shelter identified in 2019. The shelter opened on March 23, 2021. The City of Costa Mesa partners with Newport Beach to leverage scarce resources to better services the homeless population.

Continued. The City of Costa Mesa
completed a number of actions during
the 5th cycle to support families and
individuals with specialized housing
requirements. As required by state
law, the City will continue to support
the construction, maintenance, and
preservation of residential
developments for families and
individuals with specialized housing
requirements.

Appendix A: Review of Past Performance A-18
Policy Objective Program Accomplishments Status for Sixth Cycle HOU-4.5: Encourage and support the
construction, maintenance, and
preservation of residential
developments to meet the needs of
the developmentally disabled
The 2013-2021 Housing Element was adopted by City Council on January 21, 2014. The draft was certified by California Department of Housing and Community Development on
November 22, 2013 in meeting statuary requirements. The Housing Element includes special programs for special
housing needs (i.e., seniors, large families, etc.).

The City partnered with Elwyn California to provide services to persons with special needs. The agency provided input on City's special needs populations, specifically economic opportunities for persons with developmental disabilities using CDBG funds ($5,720).

Continued. The City completed a
number of actions during the 5th cycle
to support the developmentally
disabled as shown under program
accomplishments. The City of Costa
Mesa will continue to promote
construction, maintenance, and
preservation of residential
developments for developmentally
disabled within the 6th cycle.

HOUSING GOAL 5: Coordination and Cooperation
Coordinate local housing efforts with appropriate federal, state, regional, and local governments and/or agencies and to cooperate in the implementation of intergovernmental housing programs to ensure maximum effectiveness in solving local and regional housing problems.

HOU-5.1: Investigate alternative
intergovernmental arrangements and
program options to deal with area-
wide housing issues and problems.

The City of Costa Mesa continued to investigate alternative intergovernmental arrangements and program options to
meet the housing issues.

As of 2015, 48 single- and multiple-family units constructed over the last several years through a combination of
public/private partnerships.

Continued. As required by state law,
the City will continue to identify
alternative intergovernmental
arrangements and program for the
housing problem in the 6th cycle.

Sites Analysis
Appendix B

Appendix B: Sites Analysis B-1
A. Sites Analysis Overview
The Housing Element is required to identify 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 developm ent 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 known development factors including land use controls, site improvement requirements, infrastructure access and 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-8, which identifies each site within Co sta 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 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-2

2026 Housing Element Amendment – Overview of Changes to the Sites Analysis

As part of the 2026 Housing Element Amendment, the City implemented several key updates to strengthen the sites inventory and ensure compliance with State law:

1. Refined RHNA Approach:
a. The revised approach to address the RHNA relies on verified production credits toward RHNA based on the Annual Progress Report (APR); and;
b. Sites identified in the Housing Element sites inventory may also include specific projects with approved or pending applications. Sites with proj ects that have active applications are being counted as sites and are subject to all the rezoning requirements. c. Lastly, the City is no longer relying on Accessory Dwelling Unit (ADU) projections to satisfy the RHNA.

2. Revised Realistic Capacity Assumptions:

The 2021 Housing Element submittal assumed development at approximately 90 percent of maximum allowable density across most sites. As part of the 2026 amendment, the City has revised its methodology to reflect more conservative assumptions. For most sites, capacity is now calculated at 80 percent of the maximum allowable density (i.e., a 20 percent reduction from the maximum).

Additional site-specific reductions have been applied where physical, regulatory, or market constraints warrant further adjustments.

3. Removal and Replacement of Sites:

During implementation of required rezonings to accommodate RHNA, the City received requests from property owners to remove their sites from the inventory. In response, in March 2026, the City removed the sites, conducted a no-net loss analysis and began the process of identifying replacement sites to maintain adequate capacity. This process continued as part of the Housing Element Amendment and public review period, during which the City continued to evaluate and, where appropriate, honor property owner requests to remove or add sites. a. On August 12, 2026, as part of the revised Housing Element submitted to HCD in July 2026, the City was notified by two property owners requesting the removal of three Housing Element sites. Specifically, Sites 81 (1751 Placentia Avenue) and 79 (1791 Placentia Avenue), which together accounted for 286 units in the Mesa West Bluffs area, were removed from the sites inventory, along with Site 164 (1491 Baker Street), which accounted for 50 units in the Harbor Boulevard corridor.
b. On August 19, 2026, following the City's Planning Commission hearing, the City received a request from a property owner to remove tw o Housing Element sites: Site 49 (3539 Howard Way) and Site 80 (1650 Sunflower Avenue) which together accounted for 694 units in the North Costa Mesa area. The City has honored this request and removed both sites from the sites inventory.
c. On August 25, 2026, the City received a request from the property owner of an existing Housing Element site at 1485 Dale Way (APN 418-102-10) to add the adjoining APN 418-102-11 to the sites inventory to more accurately reflect the full extent of the property. The City honored the request and incorporated APN 418-102-11 into the broader 1485 Dale Way Housing Element site, identified as Site 180.

Summary of Removed and Replacement Sites

Appendix B: Sites Analysis B-3
The changes summarized in Table B-1, below, are also reflected within the sites inventory (Table B-8 and electronic sites inventory).

Table B-1: Summary of Removed and Replacement Sites
Topic Sites Removed Replacement Sites (2026 Housing Element Amendment)
Number of Sites 28 22 Sites 96 Sites
Density
 14 sites at 90 du/ac
 Remaining sites between
30-50 du/ac
 24 sites at 90 du/ac
 40 sites at 30 du/ac
 7 sites at 40 du/ac
 10 sites at 50 du/ac
 14 sites at 60 du/ac
Site Size 0.19–30 acres

0.13–15 acres (avg. ~1.44 acres)

Capacity (Units)
 Lower Income: 1,849
 Moderate: 1,189
 Above Moderate: 4,123
 Total: 7,161
 Lower Income: 2,381
 Moderate: 1,195
 Above Moderate: 3,420
 Total: 6,996 (realistic capacity)
Location
 North Costa Mesa
 Harbor Blvd.
 18th Street West
 Placentia Avenue
 Mesa West Bluff
Expanded distribution including:
 North Costa Mesa
 Harbor Blvd.
 19 West
 SoBECA
 Newport Blvd
 Mesa West Bluff
Existing Uses
Parking lots, office uses, and
institutional uses including
National University, Women’s
Club, South Coast Plaza and
Post Office.

Primarily underutilized commercial, retail,
office, and parking sites with strong
redevelopment indicators.

The amended Housing Element reflects replacing several previously identified sites with a broader and more diverse pool of 96 sites. The removed sites were generally larger (ranging from 0.19 to 30 acres) and located north of I-405 or along Harbor Boulevard. The existing uses on the removed sites included a mix of parking, office, and institutional uses, some of which had constraints such as long-term non- residential leases.

Appendix B: Sites Analysis B-4
The replacement sites generally share a similar size to the sites that we re removed (ranging from 0.13 to 15 acres, with an average size of approximately 1.44 acres) and are distributed more evenly throughout the City including along mixed-use corridors. The updated inventory expands into additional areas, thereby improving geographic equity and supporting Affirmatively Furthering Fair Housing (AFFH) objectives.

From a density perspective, the prior inventory primarily relied on higher-density sites, including 24 sites at 90 dwelling units per acre (du/ac) and the rema ining sites ranging from 30-60 du/ac. The revised inventory maintains a subset of high-density sites ( 24 at 90 du/ac) but introduces a broader range of densities, with the remaining sites generally ranging from 30 to 60 du/ac. This shift supports a more flexible and realistic development pattern, distributing sites more broadly across the City.

The updated sites inventory results in an overall increase in realistic un it capacity, from 6,043 units in the previous inventory to 6,996 units under the revise d assumptions. Finally, the replacement sites are characterized primarily by underutilized commercial, re tail, office, and storage uses that exhibit strong redevelopment potential, in contrast to several prior sites that involved more complex constraints. Overall, the revised inventory improves feasibility, distribution, and alignment with State housing policy objectives.

Summary of RHNA Status and Sites Inventory
The City’s 2021-2029 RHNA need by income category an d summary of the sites id entified to meet that need is provided in Table B-2. The analysis within this appendix demonstrates that the City of Costa Mesa has the capacity to meet and exceed the 2021-2029 RHNA allocation through a variety of methods, including:
 Identification of development capacity on sites that have been rezoned to permit development of residential uses at or above 30 dwelling units per acre  Credit towards the RHNA

Table B-2: Summary of RHNA Status and Sites Inventory
Very Low
Income* Low Income Moderate
Income
Above
Moderate
Income
Total
RHNA (2021-2029) 2,919 1,794 2,088 4,959 11,760
Credit Towards RHNA 274 195 79 95 643
Remaining Unmet RHNA 2,645 1,599 2,009 4,864 11, 117 Overlays and Specific Plans
North Costa Mesa Specific
Plan/MUOD Sub-Area 1,214 1,214 1,405 3,087 6,920
SoBECA MUOD Sub-Area 199 200 240 536 1,175
Mesa West Bluff MUOD Sub-
Area 10 11 110 370 686
19 West MUOD Sub-Area 135 135 122 346 738
Harbor Blvd MUOD Sub-Area 186 186 255 655 1,282
Newport Blvd Specific
Plan/MUOD Sub- Area 92 93 98 272 555
Fairview Developmental Center 0 920 690 690 2300

Appendix B: Sites Analysis B-5
One Metro West Specific Plan 106 0 851 957
Total Potential Capacity for the
RHNA (Overlays and Specific
Plans)
1,836 2,865 2,920 6,807 14,613
RHNA Capacity
Total Units towards RHNA
(includes Credit towards RHNA
+ Overlays and Specific Plans)
5,167 2,999 6,902 15,256
Total Capacity over RHNA +454 +911 +1,943 +3,496
Buffer 9.6% 43% 39%
30%
*The City’s Extremely Low Income (ELI) housing need is assumed to be 50% of the very low RHNA need for the planning period.

1. Credit Towards RHNA

As shown in Table B-3, the City of Costa Mesa has approved several residential development projects that have contributed to meeting the RHNA since the start of the 6th Cycle planning period. For jurisdictions within the Southern California Association of Governme nts (SCAG) region, RHNA credit may be applied to units that received building permits on or after June 30, 2021, consistent with HCD guidance.

The City of Costa Mesa tracks progress toward its 6th Cycle RHNA consistent with California Department of Housing and Community Development (HCD) Annual Progress Report (APR) requirements.

Credit toward RHNA reflected in Table B-2 is based solely on residential units for which building permits have been issued during the planning period. As defi ned by HCD, permitted units represent the official metric for demonstrating progress toward RHNA. Credit includes only units that have received building permits. Credit excludes projects that are either in the application phase or entitled but have not yet received building permits. A project-level breakdown of the 643 permitted units, including project address, affordability level, and affordability mechanism for each project, is provided in Table B-9.

Based on the City’s 2025 APR, Costa Mesa has issued building permits for 643 units for the 6th cycle planning period. These units represent the City’s cumulative credited progress toward its RHNA obligation for the 6th Cycle planning period.

Table B-3: RHNA Credit – Permitted Units by Affordability Income Category Deed-Restricted Units Non-Deed
Restricted Units Total Units
Very Low Income 202 72 274
Lower N/A 195 195
Moderate N/A 79 79
Above Moderate N/A 95 95

Appendix B: Sites Analysis B-6
Total 202 441 643
Source: City of Costa Mesa 2025 Annual Progress Report, Table B (cumulative totals across planning period)

Demonstrating Affordability

For units credited toward the lower-income RHNA categories (very low- an d low-income), the City documents affordability consistent with HCD’s APR requirements.

 Deed-Restricted Units: For deed-restricted units, affordability was determined based on affordable housing regulatory agreements and covenants.
 Non-Deed-Restricted Units: For non-deed-restricted units counted toward lower-income RHNA categories, affordability was determined using one of two methods depending on the project’s stage of completion at the time of reporting.
o Building permit issued: For non-deed-restricted units where a building permit has been issued but construction is not yet complete and was counted toward lower-income RHNA categories, affordability was determined usin g a methodology consistent with the unit's year of permit submittal. For ADU applicatio ns submitted to the City in 2023 or earlier, affordability was based on the SCAG Regional ADU Affordability Analysis. For ADU applications submitted in 2024, the City distributed a surv ey to ADU property owners requesting their intended monthly rental price and used the survey results to determine the affordability level of each 2024 application. Beginning with applications submitted in 2025, applicants are required to complete a questionnaire disclosing the anticipated monthly rent for the unit at the time of application; the City then applies HCD's affordability calculator, based on the unit's bedroom co unt and anticipated rent, to determine the applicable income category. This questionnaire process has since been incorporated directly into the City's online permitting system.
o Certificate of Occupancy: For non-deed restricted units where a Certificate of Occupancy has been issued, affordability was verified based on actual reported rents or sales prices provided by the applicant.

ADU Rental Survey:

For ADU permits submitted to the Ci ty in 2024, affordability determinat ions were based on results of a survey distributed to ADU owners regarding intended re ntal pricing. Survey results indicated that studio units rented at levels affordable to low-income households, one-bedroom units at levels affordable to very low-income households, two-bedroom units at levels affordable to moderate-income households, and three-bedroom units at levels affordable to above moderate-income households. These results were applied to determine the affordability level of 2024 ADU applications based on unit bedroom count.

The City's progression from a region-wide affordability assumption to project-specific, unit-level verification reflects both improved local data collection and HCD's current guidance requiring an affordability methodology no more than two years old at the time of reporting. The affordability mechanism applied to each project is identified in Table B-9.

Project Status:

Appendix B: Sites Analysis B-7

The City's approach to crediting units toward its RHNA progress relies on building permits issued, consistent with HCD's own methodology for tracking Housing Element implementation. While a housing development may receive entitlements well in advance of construction, entitlement alone does not reliably indicate that a project will be built within the pl anning period. The issuance of a build ing permit reflects a substantially firmer commitment to construction, as it follows a de veloper's investment in final design, plan check, and permit fees, and initiates the statutory clock for commencing work.

By anchoring its RHNA credit to permitted units rather than entitled units, the City has applied a conservative and defensible standard: the 643 units represent housing for which construction activity has been formally authorized to proceed, not merely approved at the discretion stage. This approach avoids overstating progress based on projects that remain speculative and provides HCD with a more reliable indicator of the City's actual production trajectory during the current planning period.

Conclusion

Consistent with HCD guidance, Cost a Mesa’s RHNA progress is measur ed using building permits issued, rather than earlier development milestones such as applications or entitlements. As of the 2025 reporting year, the City has credited 643 units toward its RHNA based on cumulative permitting activity during the 6th Cycle planning period. This demonstrates continued advancement toward meeting the City’s housing obligations through projects that have reached the construction-ready stage. Lastly, the City's sites inventory identifies additional adequate sites with capacity to accommodate the City's remaining RHNA obligation across all income categories, independent of the units addressed in this analysis. This additional capacity provides the City with a reasonable buffer to ensure that the City can accommodate its share of the regional housing need throughout the remainder of the planning period, consistent with Government Code Section 65583.2.

Appendix B: Sites Analysis B-8
Figure B-1: Housing Element Sites (All Income Categories) 8-

Appendix B: Sites Analysis B-9

2. Selection of Sites - Redevelopment of Non-Vacant Sites for Residential Uses

The City of Costa Mesa has identi fied sites with sufficient capaci ty 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 Go vernment Code § [65583 and 65583.2 (c)]. Accord ingly, 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 th at 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 d oes 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 ch aracteristics 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

Appendix B: Sites Analysis B-10
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 community. Based on feedback from this outreach, additional refinements were made, including the removal and addition of sites to ensure a realistic and achievable sites inventory. Where the City received explicit property owner requests to include a site or documented developer interest, this information is noted alongside the respective site in the inventory. The analysis also notes where the City received an interest letter from a developer or property owner.

B. Application of Objective Threshold Criteria:

As a first step in identifying sites to accommodate the RHNA, the City established threshold redevelopment criteria to guide site selection. The threshold criteria are based on characteristics observed in prior Housing Element sites that successfully redeveloped into residential uses. The criteria are as follows:
 Existing uses fall within the development classifications (typologies) identified in the section below as having demonstrated redevelopment potential in the City; and  The site has a utilization rate (“percent occupied”) of 50% or less, with the exception of two sites.

To determine utilization rate, the City evaluated the relative intensity of existing development on each site by comparing existing building square footage to the maximum development permitted under the applicable floor area ratio (FAR). This calculation ex pressed as “% Occupied” indicates the extent to which each site is currently utilized. Sites with lower utilization rates are considered more likely to redevelop because existing improvements occupy a limited portion of the site’s total development capacity, indicating that the current use is not a significant impediment to redevelopment and may be accommodated or replaced as part of future development.

All Housing Element sites meet the threshold criteria described above except for sites listed in Table B-4. 2026 Housing Element Amendment:

To offset the removal of several si tes in March 2026, the City added 94 sites as part of the second 2026 Housing Element Amendment. For these additional site s, the City conducted a detailed screening process to ensure that replacement sites exhibit strong redevelopment potential. All new sites added as part of this amendment were required to meet the following threshold criteria:
 Utilization rate of less than 60%:
o While the screening threshold was set at 60%, most sites are well below this level. Of the 94 new sites:
 36 sites have utilization rates between 0–30%
 31 sites fall between 31–50%
 11 sites fall between 51–59%
 Improvement-to-land value (ILV) ratio of less than 1.0 o Of the 94 new sites:
 Approximately 57 (61%) have an ILV ratio of less than 0.5  26 sites have an ILV between 0.5 and 1.0
 9 sites have an ILV greater than 1.0
 Building age greater than 40 years

Appendix B: Sites Analysis B-11
In addition, as part of the 2026 amendment process, the City conducted targeted outreach to property owners and the broader community. Property owners were notified of the potential inclusion of their properties in the Housing Element sites inventory, and the City held a public workshop to solicit input and confirm the appropriateness of the proposed sites. Feedback from this outreach informed final site selection and refinement.

All new sites added through the 2026 amendment meet th e threshold criteria desc ribed above, with the exception of the sites identified in Table B-4. Based on the combination of low utilization, low improvement- to-land value ratios, older building stock, and consideration of AFFH factors—along with input received through outreach—these sites are considered suitable and likely to redevelop with residential or mixed- use development during the 6th Cycle planning period. The low level of existing site utilization indicates that current uses do not fully occupy the sites’ development capacity and are therefore unlikely to present a significant impediment to redevelopment.

Sites Included Based on Additional Redevelopment Evidence:

As noted above, the City initially screened sites using objective threshold criteria, including degree of underutilization, building age, and improvement-to-land value. However, certain sites were retained or added to the inventory based on a dditional site-specific evidence demonstrating that redevelopment during the planning period is realistic.

Table B-4 includes a separate analysis of sites that may not meet every objective screening threshold; however, the City determined that other factors support their inclusion in the sites inventory. This section identifies those sites and describes the site-specific information used to substantiate their redevelopment potential.

Table B-4: Additional Redevelopment Information
APN %
occupied

ILV RHNA
Units
Building
age
Development
Classification
Additional Information
139-031-
42 51% .30 576
units
1976 A This site is under the 60% utilization
threshold, has an ILV of less than

1.0, and meets development
classification A. The city has
received interest in the potential
redevelopment of the site. Existing
single-story light industrial/office
uses on large site. In addition, the
site has extensive areas for
residential development.
419-112-
02 24% 1.16 6 1963 C While the site has an improvement- to-land value (ILV) ratio slightly
above 1.0, it is significantly
underutilized (approximately 24%)

Appendix B: Sites Analysis B-12
Table B-4: Additional Redevelopment Information
APN %
occupied

ILV RHNA
Units
Building
age
Development
Classification
Additional Information
and meets development
classification C. The site is currently
developed as a gas station with
surface parking along Newport
Blvd., There is a track record of non-
residential sites being cleaned-up
and redeveloped for housing in
Costa Mesa.
426-262-
06 42% 1.23 10 1940 C ILV above 1.0 (1.23); however, the site is moderately underutilized
(42%) and meets development
classification C. Existing car wash
use along Newport Blvd. and is
considered redevelopable based on
City experience.
424-281-
22 30% 1.52 90 1956 B ILV above 1.0 (1.52); however, the site is underutilized (30%) and
meets development classification B.

Existing self-storage use is
considered redevelopable based on
City experience.
418-161-
02 34% 2.41 23 1976 C ILV above 1.0 (2.41); however, the site is underutilized (34%) and
meets development classification C.

The site is a shuttered gas station.
439-311-
06 47% 2.67 27 >40 years C ILV above 1.0 (2.67); however, the site is moderately underutilized
(47%) and meets development
classification C. The site is currently
developed as a restaurant that has
closed and is In close proximity to
residential development.
439-081-
02 34% 2.89 21 1984 B, C ILV above 1.0 (2.89); however, the site is underutilized (34%) and
meets development classification B
and C. The existing U-Haul/self-

Appendix B: Sites Analysis B-13
Table B-4: Additional Redevelopment Information
APN %
occupied

ILV RHNA
Units
Building
age
Development
Classification
Additional Information
storage use is adjacent to
residential development.
425-432-
10 132% 0.86 35 >40 years B, C The site occupies 132%, however the ILV is below 1.0 (0.86) and
meets development classification B
and C. The existing self-storage use
(Public Storage) is located across
the street from residential
development.
422-291-
04 108% 0.27 44 1976 B The site occupies 108%, however the ILV is significantly below 1.0
(0.27) threshold and meets
development classification B.

Existing use is Public Storage/self-
storage use and adjacent to
recently developed townhomes and
apartments, indicating an ongoing
transition toward residential uses in
the surrounding area.
426-121-
12 100% 0.24 24 1976 C The site occupies 100%, however the ILV is significantly below 1.0
(0.24) threshold and meets
development classification C.

Existing single-story
contractor/industrial building
developed at approximately 46% of
allowable commercial intensity
(0.35 existing FAR compared to 0.75
allowable FAR), leaving
approximately 54% of allowable
development capacity unused. The
approximately one-acre site
includes a fenced outdoor yard and
is currently occupied by low-
intensity contractor-related uses,

Appendix B: Sites Analysis B-14
Table B-4: Additional Redevelopment Information
APN %
occupied

ILV RHNA
Units
Building
age
Development
Classification
Additional Information
indicating opportunity for more
intensive redevelopment.
426-053-
01 89% 0.73 23 1973 C, D The site occupies 89%, however the site has an ILV below 1.0, and meets
development classification C and D.

The existing use is Ali Baba Motel
along Newport Blvd. The City has a
record of converting motels to
housing. The improvements date to
1973 and have a documented
history of property maintenance
and code-enforcement issues,
indicating aging improvements and
limited reinvestment. The site is
also located within an area
previously identified by the City for
residential redevelopment.
426-121-
15 79% 0.38 4 1970 C While the site is moderately utilized (79%), the ILV is below 1.0 (0.38)
threshold and meets development
classification C. The existing use is
an auto related use. The site is
adjacent to two vacant properties.

Additionally, the existing
commercial/auto-service property
developed at approximately 54% of
allowable commercial intensity
leaving approximately 46% of
allowable development capacity
unused. The building dates to 1983,
and a substantial portion of the site
is devoted to surface parking,
further supporting redevelopment
potential.
426-262-
16 73% 0.28 4 1987 C While the site is moderately utilized (73%), the ILV is significantly below

1.0 (0.28) threshold and meets
development classification C. The
existing use is commercial along

Appendix B: Sites Analysis B-15
Table B-4: Additional Redevelopment Information
APN %
occupied

ILV RHNA
Units
Building
age
Development
Classification
Additional Information
Newport Blvd. and is adjacent to
residential development. Public
records describe the existing use as
a 1,960 sq.ft one-story, class C retail
building with 15+ parking spaces.

Existing low-intensity commercial
development with substantial
surface parking, developed at
approximately 32% of allowable
commercial intensity (0.24 existing
FAR compared to 0.75 allowable
FAR). The site also has a low ILV of
approximately 0.28, indicating that
land value substantially exceeds
improvement value and supporting
its redevelopment potential.
139-031-
62 (One
Metro
West)
66% 0.62 957 1975 A This site is an entitled project
known as One Metro West. While
the site slightly exceeds the
utilization threshold, it has an
improvement-to-land value (ILV)
ratio below 1.0 and was included in
the inventory due to its entitled
status and high likelihood of
redevelopment into actual built
units as allowed by the One Metro
West Specific Plan. The existing use
was manufacturing/warehousing.
139-652-
02 61% 0.61 153 1978 A This site is marginally over the utilization threshold (61%),
however the ILV is below the 1.0
(0.61) threshold and meets
development classification A. The
existing use is manufacturing and
distribution. Specific plans in Costa
Mesa and an adjacent city would
result in housing in the area.

Existing industrial/manufacturing
and distribution site developed at
approximately 61% of allowable

Appendix B: Sites Analysis B-16
Table B-4: Additional Redevelopment Information
APN %
occupied

ILV RHNA
Units
Building
age
Development
Classification
Additional Information
intensity, leaving approximately
39% of development capacity
unused. The site has an ILV of
approximately 0.62 and is located
near the One Metro West project,
where a former industrial site is
approved for redevelopment with
up to 1,057 residential units,
demonstrating an ongoing
transition toward higher-intensity
residential and mixed-use
development in the surrounding
area.
426-262-
01 65% 0.11 6 1975 C This site is marginally over the
utilization threshold (65%),
however it is significantly below the
ILV threshold (0.11) and meets
development classification C. The
existing use is auto service related
and the site is on Newport Blvd
near residential development.

Existing auto repair/tire service
facility developed at approximately
34% of allowable commercial
intensity (0.26 existing FAR
compared to 0.75 allowable FAR),
leaving approximately 66% of
development capacity unused. The
building dates to 1975 and the site
has a low ILV of approximately 0.12,
indicating land value substantially
exceeds improvement value. The
small building footprint and
substantial area devoted to vehicle
access, parking, and service
activities further indicate potential
for more intensive redevelopment.
426-262-
03 85% 0.22 8 1950 C While this site is over the utilization threshold (85%), it is significantly
below the ILV threshold (0.22) and

Appendix B: Sites Analysis B-17
Table B-4: Additional Redevelopment Information
APN %
occupied

ILV RHNA
Units
Building
age
Development
Classification
Additional Information
meets development classification C.

The existing use is commercial and
it is on Newport Blvd. adjacent to
residential development. Existing
improvements include small
commercial and restaurant
buildings, surface parking, and
vehicle circulation areas. Individual
parcels demonstrate substantial
underutilization; for example, 1974
Newport Boulevard is developed at
approximately 0.24 FAR, or about
31% of the allowable 0.75 FAR, and
contains improvements dating to
1950 with a low ILV of
approximately 0.22. These
conditions indicate aging
improvements, substantial unused
development capacity, and
potential for parcel consolidation
and higher-intensity
redevelopment.
426-121-
40 78% 0.18 13 1980 C While this site is over the utilization threshold (78%), it is significantly
below the ILV threshold (0.18) and
meets development classification C.

The multi-tenant building is vacant.

Appendix B: Sites Analysis B-18
Table B-4: Additional Redevelopment Information
APN %
occupied

ILV RHNA
Units
Building
age
Development
Classification
Additional Information
opportunity, further supporting its
redevelopment potential.

C. Development Classifications (Typologies)
As part of the housing sites analysis, the City evalua ted recent residential projec ts that have redeveloped within non-residentially zoned areas. The zoning, use prior to redevelopment, and a brief project analysis of the approved development plan, are shown in Table B-5. The analysis showed that prior uses on these redeveloped sites were similar in nature to existing uses on many sites identified in the sites inventory in Table B-8. Based on the information provided in Table B-5, the City created a classification system for sites with characteristics that are applicable to the candidate sites inventory. The intent of this classification system is to draw parallels from past development, staff knowledge, and trends in development to the potential future development of the candidate housing sites identified. These cla ssifications are based in real past development that has occurred within the City. While some comparisons may not be an exact match for the sites identified, they show a strong correlation with the understanding that every parcel is unique in terms of site characteristics, existing use, ownership, and other factors which can affect future development. The development classes are generally defined as:
 Development Class A: Uses on these sites prior to redevelopment included either light industrial such as manufacturing, assembly, processing, packaging, or storage of products takes place or office type uses. These are areas that previously served commercial or office businesses and have redeveloped throughout the city based on property owner interest and market trends. This also includes uses within the North Costa Mesa and SoBECA areas.  Development Class B: Uses on these sites prior to redeve lopment included self-storage, vehicle storage, and industrial uses. Many of these site s are located within the Mesa West or 19 West areas which covers a large portion of the industrial areas south of I-405.  Development Class C: Uses on these sites prior to redevelopment included primarily commercial uses including gas stations and underutilized surface parking lots along Harbor Boulevard, Newport Boulevard and other major commercial corridors. These projects are typically in a mixed-use setting, whether within the same development or directly adjacent. Many of these sites are within the Newport Boulevard Specific Plan area.
 Development Class D: These sites are potential motel conversions within the City. The City is continuing to pursue Project Homekey funds and other resources to encourage the redevelopment of motels in coordination with property owners and service providers.

D. Field Survey Assessment
In addition to applying objective screening criteria (ILV, building age and utilization) and reviewing existing uses to meet development classifications, City staff, in coordination with the Economic Development

Appendix B: Sites Analysis B-19
Division, conducted a field-based survey and site reconnaissance to further evaluate redevelopment potential.

This effort included on-the-ground observation of site conditions to identify vacancies, underutilized properties, aging structures, and broader patterns of disinvestment at the block and corridor level. The field survey supplemented the quantitative analysis (e .g., utilization and ILV) by providing real-world context regarding site activity, tenant occupancy, and overall economic viability. Observations from this effort informed the identification and refinement of sites included in the Housing Element inventory.

E. Community Input on Sites Selection
The City initially identified sites based on objective criteria, including improvement-to-land value (ILV), building age, and degree of utiliz ation, and then evaluated them for consistency with established development typologies. Throughout this process, the City also incorporated community input, which played an important role in informing site identification and selection.

As part of the 2021 housing elemen t update, the City had conducted mu ltiple public outreach meetings, including district specific meetings where community members gave input on areas of importance within their district. This information was collected as notes on maps of each district and can be found in Appendix C. Community members also provided feedback on potential housing development types and focus areas on the online community survey. Additionally, draft versions of the sites inventory were discussed at both Planning Commission and City Council study sessions, with decision makers providing input and community members able to make public comments.

Lastly, the City held discussions with major property owners within the City to better understand their long- range plans for development of the properties under th eir ownership. The City used these discussions to more accurately determine potential unit yield and affordability assumptions for some of the identified candidate housing sites. Additional information is provided for specific properties in Table B-8. 2026 Housing Element Amendment:

As part of the inclusion of additional sites in this 2026 Housing Element Amendment, the City undertook a comprehensive and proactive outreach and engagement process to ensure transparency and meaningful community participation. The City formally notified all property owners of sites under consideration for inclusion in the updated inventory. Property owners we re invited to participate in the review process and to provide input regarding site suitability, development feasibility, and long-term plans. The City also held two dedicated stakeholder meetings and workshops focused specifically on the candidate sites, allowing for more in-depth discussion of site-specific conditions, constraints, and opportunities.

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

In addition to property owner notification, the City conducted targeted outreach throughout the rezoning process, including public workshops and informational meetings designed to inform both affected

Appendix B: Sites Analysis B-20
stakeholders and the broader community. These workshops provided an opportunity for participants to ask questions, express concerns, and offer feedback on proposed zoning changes and development assumptions. Through this expanded outreach effort , the City was able to further the sites inventory effectively incorporating community and stakeholder feedback to ensure that the rezoning program and 2026 housing element amendment reflect both commu nity priorities, and realistic development conditions.

F. Experience Developing Non-Vacant Sites for Residential Uses (Development Trends)

The City has also conducted a parcel specific analysis of existing uses for each of the identified sites. This analysis of existing uses, including indicators of a likelihood that the existing use will redevelop within the next eight years, are provided in Table B-8. This analysis is based on information readily available to the City and research that can be found through online research. The City does not always have access to private lease information but has included informatio n that property owners have shared regarding individual sites.

Table B-5 summarizes recent, approved, entitled, and constr ucted residential and mixed-use projects in Costa Mesa to demonstrate local redevelopment pa tterns and the City’s experience converting underutilized commercial, industrial, motel/hotel, office, and vacant sites into housing. The table identifies each project’s location, acreage, unit count, density, zoning, prior use, development classification, Tax Credit Allocation Committee (TCAC)/HCD resource area, and relationship to similar sites included in the sites inventory. Together, these examples show that residential development has occurred across multiple areas of the City, including North Costa Mesa, along Newport Boulevard, Harbor Boulevard, and within the Mesa West Bluffs and 19 West Sub- Areas. Many projects have been built or approved on sites with characteristics similar to those identified in the sites inventory.

This table is intended to support the City’s realistic capacity assumptions by showing that nonvacant and underutilized sites in Costa Mesa have a demonstrated pattern of redeveloping with housing, including affordable housing, senior housing, live/work units, mixed-use projects, and adaptive reuse projects. The examples also help illustrate the types of existing uses that may transition to residential development during the planning period, including light industrial buildings, warehouses, auto-related uses, and motels.

Appendix B: Sites Analysis B-21

Table B-5: Reference Projects and Nonvacant Trends
Address/APN Site Size Total
Dwelling
Units
Allowable
Maximum
Density
Built/Proposed
Density
(% of
maximum)
Zoning Site
uƟlizaƟon
(%
Occupied)
ILV Building
Year
Uses prior to
Redevelopment
Development
ClassiﬁcaƟon
TCAC
ClassiﬁcaƟon
Area Project Info 1 RelaƟonship to Housing Element Sites Inventory
One Metro
West

1683 Sunﬂower
Ave

APN:
139-031-62

15.74 acres
957
units

106 LI
Units
80 du/ac
Project
proposed
density = 62
du/ac

78.5% of
maximum
density

90% of
speciﬁc plan
unit cap

MP 66% .62 1975 Light industrial A Moderate
Resource
North
Costa
Mesa
One Metro West is an enƟtled mixed-use
project consisƟng of residenƟal, oﬃce,
retail and recreaƟonal uses. Prior exisƟng
uses included light industrial; oﬃce,
manufacturing and warehousing The Sites Inventory includes 31 sites located in North Costa Mesa and has a
development classiﬁcaƟon as “A”. Of
these 31 sites, all have a uƟlizaƟon of
less than 60%.

Senior Housing
Project at the
Senior Center

695 W 19th St
APN:
424-211-01

1.55 acres
(aŌer
subdividing)
70 LI
Senior
units

50 du/ac
Project
proposed
density = 46.6
du/ac

91% of
maximum
density

C1 11% .81 1957

City-owned Senior
Center parking lot

N/A
City-owned
site
Low
Resource
19 West
Urban
Plan
EnƟtled Project
Project
Homekey

1400 Bristol
Street
APN: 439-312-
11 3.53 acres
78 units

76 LI
Units
30 du/ac
Project
proposed
density = 22.1
du/ac

74% of
maximum
density

C1 66% 1.62 1970 Motel D High
Resource
Newport
Blvd
Speciﬁc
Plan
Building Permits Issued

Motel Conversion (Project Homekey)

The Sites Inventory includes a total of 5
sites with the “D” classiﬁcaƟon where
exisƟng uses generally include
hotels/motels.

Project
Homekey

2274 Newport
Blvd.

APN: 426-053-
15 1.16 acres 48 LI
Units 30 du/ac
Built density =

41.4 du/ac

138% of
maximum
density

R2-HD 118% .76
Late 1970S
(approx.
47-49
years old)
Motel D High
Resource
Newport
Blvd
Speciﬁc
Plan
Constructed Motel

Conversion Phase II (Project Homekey)
Costa Mesa
Village

1.59 acres
97 units
96 LI
Units
60 du/ac

Built density =
61 du/ac
C1 87% 1.27 1985 Motel D Highest
Resource
Newport
Blvd
Speciﬁc
Plan
Constructed. Costa Mesa Village
converƟng an exisƟng motel to provide 97
housing units along with wraparound

1 Entitled project (being counted as site, not pipeline project for the purposes of RHNA)

Appendix B: Sites Analysis B-22
Table B-5: Reference Projects and Nonvacant Trends
Address/APN Site Size Total
Dwelling
Units
Allowable
Maximum
Density
Built/Proposed
Density
(% of
maximum)
Zoning Site
uƟlizaƟon
(%
Occupied)
ILV Building
Year
Uses prior to
Redevelopment
Development
ClassiﬁcaƟon
TCAC
ClassiﬁcaƟon
Area Project Info 1 RelaƟonship to Housing Element Sites Inventory
2450 Newport
Blvd.

APN:
439-281-48
101% of
maximum
density
services to lower-income residents and
persons with disabiliƟes.
2277 Harbor
Blvd
APN:
422-163-31 4.15 acres 200
units
40 du/ac

Built density =
48 du/ac

120% of
maximum
density
PDR -
HD 26% 0.99 1950-1959 Motel D Low
Resource
Harbor
Mixed-
Use
Overlay
200-unit apartment complex on a
previous motel use site. This
development is located on Harbor
Boulevard.

Urban Plan
Project –
Live/Work
Units

1711 & 1719
Pomona
Avenue
APN:
424-081-22
.23 acres 8 units 30 du/ac

Project
proposed
density = 34.8
du/ac

115% of
maximum
density

MG 44% 0.069 1936 Light industrial
Auto repair shop B Low
Resource
Mesa
West
Bluﬀ
Urban
Plan
EnƟtled Project: Live/work units
The Sites Inventory includes 23 sites in
the Mesa West Bluﬀs area. Site
uƟlizaƟon ranges from 0-55% and
majority of the uses include in
warehouses and self storage units with
large surface parking lots, light industrial
related to auto repairs.

Urban Plan
Screening
Project – Live
Work Units

1540 Superior
APN:
425-351-06
.43 acres
9 units
3 LI
Units
50 du/ac
Project
proposed
density = 20.9
du/ac

42% of
maximum
density

MG 25% .34
65+ years
≤1959
(esƟmated)
Light industrial –
vacant building B Low
Resource
19 West
Urban
Plan
9 live/work units on a 0.44-acre lot.

The Sites Inventory includes 18 sites in
19 West area. Majority of the sites have
a uƟlizaƟon of less 0-50%. Uses on these
sites include warehouses, public storage
units, and auto related uses.

The Plant

2972 Century
Place
APN:
418-202-12
.93 acres 62 units 60 du/ac
Project
proposed
density = 66.7
du/ac

111% of
maximum
density

MG 61% .39 1962
Auto repair shop
with surface
parking
Light industrial

Moderate
Resource

SoBECA
Urban
Plan

Proposed project renovaƟng of three
exisƟng commercial buildings (containing
the former Car Mart and Plant Stand)
totaling 19,100 square feet, for retail and
restaurant uses and a four-story mixed-
use building with 48 residenƟal units, 14
live/work units, and 2,570 square feet of
workshop/maker oﬃce space above a
two-level parking structure.

The Sites Inventory includes 33 sites in
the SoBECA area. The exisƟng uses
include single story commercial,
warehouses and auto related uses with
large surface parking lots.
125 Baker
Street
APN:
427-021-04

4.2 acres 240
units 57 du/ac
Built density =
57 du/ac

99% of
maximum
density
(GPA/Rezone)
PDR –
HD 33% 1.12 1974 Industrial and oﬃce
spaces A Moderate
Resource
North
Costa
Mesa
This development is a 240-unit wrap
apartment complex on a 4.2-acre parcel in
a largely industrial and oﬃce area of Costa
Mesa. The project was rezoned from CL to
PDR-HD.

The Sites Inventory includes 31 sites
located in North Costa Mesa and has a
development classiﬁcaƟon as “A”. Of
these 31 sites, all have a uƟlizaƟon of
less than 60%.

Appendix B: Sites Analysis B-23
Table B-5: Reference Projects and Nonvacant Trends
Address/APN Site Size Total
Dwelling
Units
Allowable
Maximum
Density
Built/Proposed
Density
(% of
maximum)
Zoning Site
uƟlizaƟon
(%
Occupied)
ILV Building
Year
Uses prior to
Redevelopment
Development
ClassiﬁcaƟon
TCAC
ClassiﬁcaƟon
Area Project Info 1 RelaƟonship to Housing Element Sites Inventory
1957 Newport
Blvd

APN:
419-211-05

1.86 acres 38 units 20 du/ac

Built density =

20.4 du/ac

100 % of
maximum
density
PDR -
HD 7% 0.38 1950-1959
Self-storage use
and trailer storage
lot
B High
Resource
Newport
Blvd
Speciﬁc
Plan
38-unit condominium project along the
Newport Blvd commercial corridor. The
project was rezoned from C1 to PDR-HD.

The Sites Inventory includes 33 sites in
the Newport Blvd area. Several of these
sites are single-story self storage and
underuƟlized commercial along with
auto related uses and large surface
parking lots.
1620 and 1644
Whiƫer Ave.

5.7 acres 89 units 30 du/ac
Approved FAR
2 = 0.87

Maximum
allowable FAR
= 1.0

87% of
maximum
allowable
development
intensity

27% Not
Available 1961
Industrial use
(Ametek Aerospace
and Defense)
B Low
Resource
Mesa
West
Bluﬀs
Urban
PLan
89 live/work residenƟal units on a former
industrial use site in the Mesa West Bluﬀs
Urban Plan area.

While ILV informaƟon was not available,
the project site met several
redevelopment criteria idenƟﬁed for the
sites inventory. Pre-development site
included low site uƟlizaƟon at 27%,
building age was over 50 years old and
the exisƟng use was an aging industrial
development.

The Sites Inventory includes 23 sites in
the Mesa West Bluﬀs area. Site
uƟlizaƟon ranges from 0-55% and
majority of the uses include warehouses
and self storage units with large surface
parking lots, light industrial related to
auto repairs.
1500 Mesa
Verde Drive
East

APN:
139-361-42

7.41 acres 215
units 50 du/ac

Built density =
29 du/ac

58% of
maximum
density

PDC
N/A
(Vacant
Site)
N/A
(Vacant
Site)
N/A
(Vacant
Site)
Vacant C High
Resource
Harbor
Mixed-
Use
Overlay
This development is 215 senior
apartments developed at four stories
along Harbor Boulevard directly adjacent
to exisƟng commercial uses. This project
is an example of the types of horizontal
mixed-use projects.

The Sites Inventory includes 30 sites in
the Harbor Blvd Area. Sites have a
uƟlizaƟon between 0-55% and a
majority of the uses include
underuƟlized, single story commercial,
auto related, and large surface parking.
1527 Newport
Boulevard

1.9 acres 40 units 50 du/ac
Built density =
21 du/ac

43% of
maximum
density

C2 &
MG 70% 0.86 1945
Industrial uses,
including boat and
automobile repair
B High
Resource
19 West
Urban
Plan
40 live/work units with ground ﬂoor
commercial/oﬃce workspaces and two
stories above for residenƟal.

The Sites Inventory includes 18 sites in
19 West area. Majority of the sites have
a uƟlizaƟon of less 0-50%. Uses on these
sites include warehouses, public storage
units, and auto related uses.
132, 134, 140
Industrial Way

1.01 acres 22 units 50 du/ac
Built density =
21 du/ac

43% of
maximum
density
C2 &
MG 51% 0.86 1963-1970
Industrial uses,
including boat and
automobile repair
B Low
Resource
19 West
Urban
Plan
22 live/work units with ground ﬂoor
commercial/ oﬃce workspaces and two
stories above for residenƟal.

2 For the 1620–1644 Whittier Avenue project, the applicable Mesa West Bluffs Urban Plan regulated residential development intensi ty through FAR rather than a maximum dwelling-units-per-acre stan dard. Accordingly, project utiliz ation is measured against the applicable 1.0 FAR maximum. The approved project achieved approximately 0.87 FAR, or 87% of the maximum allowable development intensity.

Appendix B: Sites Analysis B-24
Table B-5: Reference Projects and Nonvacant Trends
Address/APN Site Size Total
Dwelling
Units
Allowable
Maximum
Density
Built/Proposed
Density
(% of
maximum)
Zoning Site
uƟlizaƟon
(%
Occupied)
ILV Building
Year
Uses prior to
Redevelopment
Development
ClassiﬁcaƟon
TCAC
ClassiﬁcaƟon
Area Project Info 1 RelaƟonship to Housing Element Sites Inventory
1677
Superior
Avenue

2.53 49 units 50 du/ac

Built density =
19 du/ac

39% of
maximum
density
C2 &
MG 30.3% 0.97
Approx.
1964
(49+ years
old)
Gas staƟon and a
mixture of
commercial and
industrial uses.

B Low
Resource
19 West
Urban
Plan
49 live/work units with ground ﬂoor
commercial/ oﬃ ce workspaces and two
stories above for residenƟal.
2025 Placen Ɵa
Avenue
APN:
937-78-210

1.85 36 units 40 du/ac
Built density =

19.5 du/ac

92% of
maximum
allowable
development
intensity (0.92
FAR / 1.0 FAR
maximum)3

MG
~11.5% 0.73 Late 1950s
~55+ years
Commercial and
industrial uses,
including storage
and repair for boats
B Moderate
Resource
Mesa
West
Bluﬀs
Urban
Plan
36 live/work units with ground ﬂoor
commercial/ oﬃ ce workspaces and two
stories above for residenƟal.

The Sites Inventory includes 23 sites in
the Mesa West Bluﬀs area. Site
uƟlizaƟon ranges from 0-55% and
majority of the uses include in
warehouses and self storage units with
large surface parking lots, light industrial
related to auto repairs.
2095 Harbor
Boulevard 1.53 32 units 40 du/ac
Built density =

20.9 du/ac

52% of
maximum
density
MG 10.6% 0.0 1981 Boat yard and
industrial building B Moderate
Resource
Mesa
West
Bluﬀs
Urban
Plan
32 live/work units with ground ﬂoor
commercial/ oﬃce workspaces and two
stories above for residenƟal.

3 This project relied on the Mesa West Bluffs Urban Plan which regulated live/work development intensity through FAR rather than a maximum dwelling-unit-per-acre standard. Accordingly, utilization is measured against the applicable 1.0 FAR maximum.

Appendix B: Sites Analysis B-25

Additional Redevelopment Information
In addition to the: 1) application of objective redevelopment criteria (including building age, site utilization, and improvement-to-land value ratios), 2) the analysis of existing uses based on development classifications, 3) field survey assessments conducted by City staff, 4) and the consideration of community input, 5) the City also conducted further qualitative and market-informed analysis to evaluate the realistic development potential of candidate sites included in the 2026 Housing Element Amendment. This analysis considered broader redevelopment trends within coastal and high-resource areas.

Overall trends and data indicated that many candidate sites are currently occupied by older building stock with limited reinvestment, lower-intensity commercial uses, or transitional uses that are increasingly considered underutilized relative to their location and zoning potential.

The analysis also found that broader geographic patt erns, including entire blocks characterized by aging building stock and fragmented, low intensity uses. These areas are especially well-positioned for consolidation and redevelopment, particularly where parcel configurations allow for lot aggregation and more efficient site planning.

Location-specific factors further reinforce redevelopment potential. Many of the identified sites are located within designated High or Very High Resource Areas, where access to amenities, employment, and transit significantly increases market demand for housing. In these areas, the underlying land value is already substantial, and the introduction of higher allo wable residential densities amplifies redevelopment feasibility.

As part of the 2026 amendm ent, the City evaluated th e implications of proposed rezoning on land value and development viability. For example, along the Newport Boulevard corridor, allowable densities are proposed to increase from approximately 17 dwelling units per acre to 30 dwelling units per acre. This
increase in development capacity is expected to subs tantially enhance land value, improving the financial feasibility of redevelopment projects and making resi dential uses more competitive relative to existing commercial uses. While precise value increases vary by site, the upzoning establishes a clear economic incentive for property owners to transition to higher-density residential or mixed-use development over time.

Housing Market Analysis
Recent market indicators continue to show strong housing demand and sustained affordability pressures in Costa Mesa and Orange County. According to the California Association of Realtors’ April 2026 Sales and Price Report
4, the median sold price for an existing sing le-family home in Orange County was $1,470,000 in April 2026, up 3.7 percent from $1,417,450 in Apri l 2025. This also represents an increase of approximately 31 percent from the $1,120,000 Orange County median home price cited in the prior 2021

4 California Association of Realtors, “April Home Sales and Price Report,” May 19, 2026, accessed May 20, 2026, https://www.car.org/aboutus/mediacenter/newsreleases/2026releases/april2026sales.

Appendix B: Sites Analysis B-26
analysis. C.A.R. also reported that, statewide, the median time on market was 21 days and the statewide sales-price-to-list-price ratio was 100.0 percent, indicating continued competition for available homes.

Orange County market data similarly reflec ts continued demand. As of March 2026, Redfin 5 reported that Orange County homes sold for a median price of $1,260,000, up 4.9 percent year-over-year, with homes selling after a median of 36 days on the market. The countywide sale-to-list price ratio was 99.7 percent, and approximately 36.6 percent of homes sold above list price.

Current new-construction indicators also point to high-cost housing conditions. Realtor.com reported that new construction homes for sale in Costa Mesa had a median listing price of approximately $1,532,000 and spent an average of 48 days on the market, with only a limited number of new construction listings available. Together, these indicators demonstrate that Costa Mesa and the broader Orange County market remain high-cost, competitive housing markets, supporting the continued need for additional housing production and a broader range of housing opportunities.

G. Conclusion
The City concludes that it has applied a robust and evidence-based methodology to identify sites with a strong likelihood of redevelopment during the planni ng period, where existing uses will not pose a significant impediment to residential development. This conclusion is supported by a multi-layered analysis that incorporates development trends, local market conditions, and demonstrated redevelopment patterns.

The City first applied a set of objective criteria to evaluate candidate sites. These criteria included improvement-to-land value (ILV) ratios, building age, and the degree to which a site is currently utilized.

Together, these metrics help identify underperforming or economically underutilized properties that are more likely to transition to higher-value residential or mixed-use projects. In addition, the City applied its development classification system, which categorizes exis ting uses based on their historical propensity to redevelop into housing. This system is grounded in local precedent and reflects uses that have demonstrably transitioned to residential development in prior planning cycles.

To further validate these findings, the City conducted field survey work to ground-truth site conditions and assess neighborhood-level trends. This on-the-ground analysis provided additional insight into factors such as property maintenance, vacancy characteristics, surrounding land uses, and broader market dynamics.

The City also incorporated community input, whic h helped inform local context and identify areas experiencing change or redevelopment pressure.

The selected criteria and thresholds are directly supported by empirical evidence documented in Table B- 8 which summarizes recent residential development projects in the City. Notably, many of these projects redeveloped from sites with similar or even less favorable characteristics than those included in the current inventory. In this regard, the City’s thresholds can be considered conservative.

5 Redfin, “Orange County, CA Housing Market: House Prices & Trends,” accessed May 20, 2026, https://www.redfin.com/county/332/CA/Orange-County/housing-market.

Appendix B: Sites Analysis B-27
For sites that did not meet all objective criteria, the Ci ty provided additional justification, as documented in Table B-4. These sites are supported by supplemental in formation demonstrating their redevelopment potential, such as strong market indicators, strategic location, or alignment with specific plan areas.

Furthermore, the examples included in Table B-5 illustrate that residential development has occurred on sites beyond the established thresholds, reinforcing the conclusion that the inventory is realistic and achievable.

Overall, the methodology ensures that the identified sites are both market-feasible and that the existing uses will not be an impediment to additional development.

3. Development of Small Site Parcels
The City of Costa Mesa has identified a total of 44 hous ing sites that are smaller than half an acre in size.

Assembly Bill 1397 identifies general size requirements for candidate housing sites of greater than half an acre and less than 10 acres in size. The City has only identified sites smaller than half an acre which show the likelihood of redeveloping in conjunction with other parcels which collectively meet the half acre requirement. The likelihood of redevelopment wa s based primarily on common ownership amongst adjacent parcels which share a property line. In most instances, these parcels are currently developed as a single use and it is reasonable to anticipate that the collection of parcels will redevelop as one new development to maximize efficiency an d design of the new use. Candidate sites less than half an acre in size represent a small portion of the City’s overall RHNA need. A total of 45 parcels comprise the potential for 436 units, which is 3.71% percent of the City’s total RHNA need. 2026 Housing Element Amendment: The potential candidate sites which are anticipated to be consolidated into a single development are identified within Table B-8.

The City has identified a total of 45 parcels that are less than 0.5 acres. Sp ecifically, the 2026 Housing Element Amendment includes 39 new parcels that are smaller than 0.5 acres and collectively accommodate 148 lower-income units, 69 moderate-income units, and 219 above moderate-income units.

The inclusion of these smaller sites is supported by the same redevelopment criteria described in the sections above. These sites were not added based on parcel size alone; rather, they exhibit characteristics that support a reasonable likelihood of redevelopment during the planning period, including underutilized site conditions, existing low-intensity commercial or industrial uses, surface parking areas, location within adopted urban plan or mixed-use areas, proximity to similar redevelopment activity, and/or demonstrated property owner or developer interest.

In addition, 4 of the 45 parcels were added based directly on property owner requests to include the sites in the Housing Element inventory. Another 3 of the 45 parcels were added because they are associated with active development applications and/or have received land use entitlements. These factors provide additional evidence that the identified sites are realistic candidates for residential or mixed-use redevelopment during the planning period.

Some of the sites smaller than 0.5 acres are individual parcels that may be developed in coordination with adjacent parcels, shared parking areas, or larger development sites. Where applicable, the City has identified potential candidate sites that are anticipated to be consolidated or developed as part of a larger

Appendix B: Sites Analysis B-28
project. Some of these sites are further detailed in Table B-4, which includes recent and anticipated development examples demonstrating redevelopment patterns on similarly situated sites.

A subset of
the
candidate
sites that
are smaller
than 0.5
acres are
shown in
Table B-4
below. APN
Address
MUOD Sub-
Area

Size
(Ac) Use Description
42543103 1666 Superior
Ave
19 West 0.29 These are all adjacent parcels in a contiguous block bounded by E 16 th Street, Superior Avenue, E 17 th Street, and Newport Blvd. All parcels within this block have been identified as candidate housing sites and total 4.70 acres.

Sites 22 and 23 are owned by the same property owner.

The existing uses are all car- related industrial uses which are single-story.

As shown in Table B-5 , the City worked with property
owners of parcels along Industrial Way (Specifically 132, 134, and 140 Industrial Way, less than a quarter mile
southwest of these identified parcels) to facilitate the development of residential uses on parcels previously
occupied with the same types of uses as these three
parcels (boat and auto repair uses). These parcels are located within the 19 West Urban Plan area and are
permitted to develop in the same manner as the parcels
along Industrial Way.
42543105 126 E 16 th St 19 West 0.42
42543106 126 E 16 th St 19 West 0.35
41817101 754 Saint
Clair St
SoBECA 0.27 These parcels are occupied by warehouse and light industrial uses within the SoBECA Urban Plan area. The SoBECA Urban Plan focuses on residential as a mixed-use component and promoting the development of residential
in addition to the existing commercial anchors in the Mall and the Camp. The City has established Program 3D to
update the Urban Plans within the City to focus more
heavily on residential uses at the identified densities.

As identified in Table B-5, the City developed Baker Block on industrial parcels which previously occupied similar light industrial uses in a largely industrial corridor approximately one-third of a mile from the SoBECA area. These uses have similar historical context and assumptions have been tied to this project and others as examples of redeveloping
these types of uses for residential within industrial areas. 41817102 752 Saint
Clair St
SoBECA 0.26
41820202 841 Baker St SoBECA 0.33
41820205 2969 Century
Pl
SoBECA 0.09
13931321 1590 Adams
Ave
SoBECA 0.27
14004183 N/A North Costa
Mesa

0.23 This parcel is part of the overall Home Ranch parcel described in the Large Site analysis in the following section.

Home Ranch is currently a mostly vacant site within the North Costa Mesa Specific Plan area that has an existing

Appendix B: Sites Analysis B-29
A subset of
the
candidate
sites that
are smaller
than 0.5
acres are
shown in
Table B-4
below. APN
Address
MUOD Sub-
Area

Size
(Ac) Use Description
development agreement and is currently planned for
residential development. The City has actively worked with the property owner throughout the 6
th Cycle Housing
Element update process to identify an appropriate number of residential units to allocate towards the site. The property owner has indicated they intend to develop
residential uses on the Home Ranch site and they are
permitted to alter their development agreement or
develop outside of it, meanin g there are no unit caps in place.

While this individual parcel is less than half an acre, it is in common ownership with the larger Home Ranch site which
exceeds the half acre standard. This parcel is currently vacant.

Additionally, Policy LU-2.10 of the City of Costa Mesa’s Land Use Element within the General Plan promotes lot consolidation of residential properties. While the sites identified in the table above are commercial in nature, the intent of the policy remains effective in consolidating smaller parcels towards the creation of a larger residential development.

Small Sites (Under 0.5 Acre) – Realistic Capacity and Lot Consolidation Analysis Consistent with Government Code Section 65583.2, the City has evalua ted whether sites under 0.5 acre included in the sites inventory are adequate to accommodate their assigned realistic capacity. The sites inventory includes 46 individual parcels under 0.5 acre, representing 436 units of realistic capacity. Of these, 44 parcels (406 units) rely on lot consolidation with one or more adjacent parcels, reflecting the pattern of small-lot assemblage that has occurred and continues to occur along the City’s commercial corridors; these 44 parcels consolidate into 18 distinct development sites, summarized in the table below.

The remaining 2 parcels (30 units) are evaluated on a standalone basis and ar e addressed following the summary table.

Lot consolidation is not a speculative assumption in Costa Mesa: an entitled project at 1711 and 1719 Pomona Avenue (Group I below) demonstrates this exact pattern, where two contiguous, commonly- owned parcels under 0.25 acre each were assembled into a single entitled live/work development. All 18 consolidation groups below are supported by site-specific notes in the sites inventory documenting parcel contiguity and consolidated acreage. For several grou ps, the consolidated develo pment site also includes one or more additional parcels that individually exceed 0.5 acre; the table below shows both the small-

Appendix B: Sites Analysis B-30
parcel subset (parcels under 0.5 acre only) and the full consolidated site (all parcels comprising the development), since the site’s realistic capacity reflects the assembled parcels together, not the small parcels in isolation.

Table B-6: Small Parcels and Aggregated Sites
Group Consolidated Parcels (Address /
APN)
Small Parcels Only
(Under 0.5 Acre)
Full Consolidated Site
(All Parcels) Consolidation Information
# Acres Total
Units # Acres Total
Units
A
1666 Superior Ave (APN 425-431-
03); 126 E 16th St (APN 425-431-
05); 126 E 16Th St (APN 425-431-
06); 116 E 16th St (APN 425-431-
04) – anchor parcel
3 1.06 41 4 1.80 70 Comprised of 3 parcels smaller than

0.5 acre and 1 parcel of 0.73 acre.

B
1491 Baker St, 754 Saint Clair St
(APN 418-171-01); 752 Saint Clair
St (APN 418-171-02)
2 0.53 25 3 1.80 75 Comprised of 2 parcels smaller than

0.5 acre and 1 parcel of 1.27 acre.

D
841 Baker St (APN 418-202-02);
841 Baker St (APN 418-202-03) –
anchor parcel
1 0.33 15 2 0.93 43 Comprised of 1 parcel smaller than 0.5 acre and 1 parcel of 0.60 acre.

E
2969 Century Pl (APN 418-202-
05); 2969 Century Pl (APN 418-
202-06) – anchor parcel
1 0.09 4 2 0.76 36 Comprised of 1 parcel smaller than 0.5 acre and 1 parcel of 0.68 acre.

I
1711 Pomona Ave (APN 424-081-
21); 1719 Pomona Ave (APN 424-
081-22)
2 0.46 8 2 0.46 8 Comprised of 2 parcels, all smaller
than 0.5 acre.

J
1525 W Macarthur Blvd (APN
415-041-04) – anchor parcel;
3581 Harbor Blvd (APN 415-041-
08)
1 0.01 1 2 2.97 213 Comprised of 1 parcel smaller than 0.5 acre and 1 parcel of 2.95 acre.

K
751 Baker St (APN 418-161-02);
763 Baker Street (APN 418-161-
01); 2991 Randolph Ave (APN
418-161-03); 2973 Randolph Ave
(APN 418-161-04)
4 1.46 69 4 1.46 69 Comprised of 4 parcels, all smaller than 0.5 acre.

L 2966 Bristol St (APN 418-163-03);
2956 Bristol St (APN 418-163-04) 2 0.63 29 2 0.63 29 Comprised of 2 parcels, all smaller than 0.5 acre.

Appendix B: Sites Analysis B-31
Table B-6: Small Parcels and Aggregated Sites
Group Consolidated Parcels (Address /
APN)
Small Parcels Only
(Under 0.5 Acre)
Full Consolidated Site
(All Parcels) Consolidation Information
# Acres Total
Units # Acres Total
Units
M
2480 Harbor Blvd (APN 141-491-
09) – anchor parcel; 2490 Harbor
Blvd (APN 141-491-11) – anchor
parcel; 2480 Harbor Blvd (APN
141-491-10)
1 0.19 4 3 2.71 85
Comprised of 1 parcel smaller than 0.5
acre and 2 parcels of 1.92 and 0.60
acres.

N 2931 Bristol St (APN 418-173-01);
2927 Bristol St (APN 418-173-02) 2 0.86 41 2 0.86 41 Comprised of 2 parcels, all smaller than 0.5 acre.

O
2049 Harbor Blvd (APN 422-091-
14) – anchor parcel; 2048 Charle
St (APN 422-091-16)
1 0.18 7 2 0.72 28 Comprised of 1 parcel smaller than 0.5 acre and 1 parcel of 0.54 acre.

P
2145 Placentia Ave (APN 422-
454-23); 2139 Placentia Ave (APN
422-454-24); 2121 Placentia Ave
(APN 422-454-26)
3 0.99 39 3 0.99 39 Comprised of 3 parcels, all smaller than 0.5 acre.

Q
1540 Superior Avenue (APN 425-
351-06); 1550 Superior Ave (APN
425-351-05) – anchor parcel
1 0.44 9 2 1.27 29 Comprised of 1 parcel smaller than 0.5 acre and 1 parcel of 0.83 acre.

R
1950 Newport Blvd (APN 426-
262-01); 1960 Newport Blvd (APN
426-262-02); 1974 Newport Blvd
(APN 426-262-03); 1982
NEWPORT BLVD (APN 426-262-
04); 1984 Newport Blvd (APN
426-262-05); 1996 Newport Blvd
(APN 426-262-06); 1970 Newport
Blvd (APN 426-262-13); 1960
Newport Blvd (APN 426-262-16)
8 2.09 46 8 2.09 46 Comprised of 8 parcels, all smaller than 0.5 acre.

S
2156 Newport Blvd (APN 426-
121-13); 2134 Newport Blvd (APN
426-121-14); 2136 Newport Blvd
(APN 426-121-15); 2138 Newport
Blvd (APN 426-121-16)
4 0.92 21 4 0.92 21 Comprised of 4 parcels, all smaller than 0.5 acre.

T 2275 Newport Blvd (APN 419-
111-15); 2211 Newport Blvd (APN
3 1.14 25 3 1.14 25 Comprised of 3 parcels, all smaller than 0.5 acre.

Appendix B: Sites Analysis B-32
Table B-6: Small Parcels and Aggregated Sites
Group Consolidated Parcels (Address /
APN)
Small Parcels Only
(Under 0.5 Acre)
Full Consolidated Site
(All Parcels) Consolidation Information
# Acres Total
Units # Acres Total
Units
419-111-16); 2281 Newport Blvd
(APN 419-112-02)
U
2624 Newport Blvd (APN 439-
071-05); 2620 Newport Blvd (APN
439-071-06)
2 0.91 20 2 0.91 20 Comprised of 2 parcels, all smaller than 0.5 acre.

V
1778 Newport Blvd (APN 425-
443-18); 1770 Newport Blvd (APN
425-443-17) – anchor parcel;
1780 Newport Blvd (APN 425-
443-19); 1784 Newport Blvd (APN
425-443-20)
3 0.14 2 4 1.26 28 Comprised of 3 parcels smaller than

0.5 acre and 1 parcel of 1.12 acre.

Small Sites w/out Lot Consolidation
N/A 3001 Bristol St (APN 418-131-10) 1 0.42 20 N/A
TOTAL 45 12.90 436 54 23.69 905

3001 Bristol Street (APN 418-131-10) This 0.43-acre parcel is designat ed General Commercial (GC) in the General Plan and zoned C1, which allows residential de nsity of 20 to 60 dwelling units per acre. The site's assigned realistic capacity of 20 units (8 lower, 4 moderate, 8 ab ove moderate income) equates to approximately 46.7 dwelling units per acre – within th e density range permitted by the existing zoning, without reliance on lot consolidation with an adjacent parcel.

The feasibility of new residential development on a parcel of this size is supported by comparable projects in Costa Mesa. A 6-unit development including 1 moderate-income unit, currently in the City's development review process on a 0.42-acre site – nearly identical in size to 3001 Bristol Street – is proposed at a density of 14.2 dwelling units per acre against a maximum allowed density of 12 dwelling units per acre. While that project's base zoning allows a lower maximum density than the C1 zoning applicable to 3001 Bristol Street, it demonstrates that parcels of comparable size in Costa Mesa are actively moving through the development review process at or above their maxi mum allowed density, supporting the feasibility of achieving higher-density residential development on a small site. The City has also approved live/work residential development on a similarly-sized underutilized site: th e Urban Plan Screening Project at 1540 Superior Avenue (APN 425-351-06) redeveloped a 0.43-acre, vacant light industrial building into 9 live/work units, including 3 lower-income units.

Appendix B: Sites Analysis B-33
The site is currently developed with a retail commercial center and surface parking lot at approximately 50 percent site utilization, consistent with the pattern of underutilized commercial parcels along the Bristol Street corridor that the City has identified for reside ntial redevelopment in this planning cycle, including the consolidated sites at 2966/2956 Bristol Street (Group L) and 2931/2927 Bristol Street (Group N) in the immediate vicinity. The site's improvement-to-land value ratio of 0.48 indicates that existing improvements represent less than half the value of the underl ying land, supporting the economic feasibility of redevelopment relative to the land's value. The site has existing infrastructure in place, is privately owned, and is listed as available; it was not relied upon in the prior Housing Element cycle. 2821 Bristol Street (APN 418-181-11) is a 0.43-acre vacant parcel currently used as a surface parking lot, located within the General Commercial (GC) General Plan designation and Commercial Limited (CL) zoning district, which allows residential density of 20 to 30 dwelling units per acre. Unlike the other 41 small parcels evaluated in this analysis, this site is not assumed to consolidate with an adjacent parcel and is evaluated on a standalone basis at its existing 0.43-acre lot size. The sites inventory notes that development interest for the site has been provided to the City in writing. Given the site's size and standalone development scenario, the City has revised its realistic capacity as sumption for this site to reflect development at the moderate-income affordability level rather than lower-income.

4. Development of Large Site Parcels
The 2021-2029 sites inventory includes four sites that are larger than 10 acres. These sites exceed the AB1397 size requirement and require additional analysis. The following background and analysis relates to each site in the inventory that exceeds that inventory. The City has conducted meetings with each of these major property owners to determine their future interest in developing housing on the identified properties. These properties when developed pursuant to the densities included within this Housing Element would be subject to the City’s inclusionary housing requirements which are in process and anticipated to be adopted per Program 2A. This supports the City’s assumptions of affordability on the sites described below. The housing element also includes Program 3R which commits the City to take actions to promote the development of large parcels at the densities and affordability levels identified within the housing element. There are no unit caps within the City which would limit the number of units which can be developed on these sites. That is subject to the densities provided within the City’s zoning code.

Fairview Developmental Center
The Fairview Developmental Center (FDC) is a State-owned property that is approximately 109 acres in size and located on Harbor Boulevard within Costa Mesa. The FDC served as one of the largest residential facilities for developmentally disabled persons in the State of California, and a closure plan was issued in April 2016 with the facility officially concluding its operations in December of 2025. The FDC was previously identified in the City’s 5
th cycle Housing Element (2013-2021) and the Ci ty has continued discussions with the State to determine the potential residential yield of the area taking into consideration the existing uses.

Senate Bill 188 (2022) allocated $3.5 million of State funds to the City to develop a specific plan for the FDC site, and to manage the land use planning process inte grated with a disposition process for the property, to be carried out by the California Department of General Services (DGS). The disposition of the property shall provide for affordable housing to the greatest extent feasible and shall be upon terms and conditions the director of DGS deems to be in the best interests of the State. The intent of the legislature is that the FDC property be utilized for a mixed-use development, including mixed-income housing. The development

Appendix B: Sites Analysis B-34
would include and prioritize afford able housing, including at leas t 200 units of permanent supportive housing, and open space.

The City issues a request for pr oposals and selected a consultant in 2022 to manage the community engagement process and prepare the specific plan, the Environmental Impact Report (EIR) including its associated technical studies , market and financial feasibility analys es, and coordinate with the City and State regarding the specific plan. Community en gagement was conducted th roughout 2023 and 2024, which informed alternative land use plans for consideration. The Planning Commission recommended, and the City Council approved a preferred land use plan for environmental study purposes and inclusion in the specific plan in August and October of 2025. The publi c draft specific plan was re leased for 30-day public comment in March 2026, and the pub lic draft EIR was made available for public comment beginning May 14, 2026, through July 1, 2026.

The City has established Program 3B to work with the State of California to establish the FDC area as a mixed-use and mixed-income community that priori tizes housing and promotes development at the densities and affordability levels identified within this housing element through creation of a specific plan that includes objective development standards, afford ability requirements and development incentives.

The City’s 6
th Cycle analysis includes an assumption of 2,300 dwelling units broken down into the very low, low, moderate, and above moderate-income categories. The State opened their application portal in January 2026 for interested developers to submit prop osals and be considered fo r selection as a master developer of the FDC site. As stated in Program 3B , the City anticipates Specific Plan adoption in summer/fall 2026 and the specific plan includes a maximum residential unit capacity up to 4,000 units.

Sakioka Lot 2
Sakioka Lot 2 is a 30.93-acre site located north of the 405 Freeway with General Plan Land Use designation that allows up to 660 residential units, 863,000 Square feet of office or retail use and a Floor Area Ratio of

1.0. The property is also located in the North Costa Mesa Specific Plan or up to 90 du/ac under and the newly amended Mixed-Use Overlay District (MUOD)
The site is currently under a development agreement (D A) that was recently extended for ten years until May of 2031. The City has had continued discussions with the property owners who have indicated there is the potential for future housing development on the site in strategic areas. This development would occur pursuant to the new densities identified within the Housing Element, which may lead to the development of more units than currently established under the DA. The property owner and City could potentially amend the current DA or the property owner may develop outside of the DA but under the zoning requirements of the North Costa Mesa Specific Plan in order to achieve more than 660 residential units in the future. Therefore, the existing DA does not present a cap or restriction on the future number of potential units on the Sakioka Lot 2 parcel. Furthermore, there are not affordability caps within the current DA which would limit the number of units which may be affordable. The City’s 6 th Cycle analysis
includes an assumption of 1,200 dwel ling units broken down into the ve ry low, low, moderate, and above moderate-income categories. The property owner has expressed interest in communications with the City in developing for residential uses within the 8-year planning cycle. Continued coordination with the property owner indicates sustained interest in pursu ing redevelopment, including residential uses, and reflects strong market interest in repositioning the site over the planning period.

Appendix B: Sites Analysis B-35
Former Restaurant and Parking Lot
Pacific Arts Plaza is an approximately 18.3-acre site located within the South Coast Plaza Town Center. The site is currently developed with a mix of office buildings and restaurant uses and is designated Cultural Arts Center (CAC) by the General Plan and has a zoning designation of Town Center (TC). The property is also located in the North Costa Mesa Specific Plan. Portions of the si te are under a Development Agreement. The existing development approvals referenced in the original Development Agreement that allows for a maximum Floor Area Ratio (FAR) of 1.55 and maximum building square footage of 1,227,978. The Development Agreement has expired as of August of 2023.

While the full 18-acre site could theoretically accommodate up to 1,620 dwelling units based on maximum densities of 90 dwelling units per acre, the City has ta ken a more targeted and co nservative approach in estimating realistic capacity. Residential development is only assumed on a limited portion of the site, specifically the area occupied by a closed restaurant and associated surface parking lot. This portion of the site is largely underutilized and presents the most immediate opportunity for redevelopment.

Consistent with this approach, the City has assumed a total capacity of 535 dwelling units for the site. This assumption reflects the portion of the property that is currently vaca nt or underutilized, rather than the entirety of the developed site, which continues to su pport active office and commercial uses. The City’s estimate is further supported by ongoing discussions with the property owner, who has indicated potential interest in introducing residential uses in strategic areas of the site for redevelopment during the planning period.

One Metro West (1683 Sunflower Avenue)6
One Metro West is an approved mixed-use multifamily redevelopment project located on a 15.23-acre site at 1683 Sunflower Avenue. The site is currently developed with office, warehouse, and manufacturing uses within an approximately 345,000-s quare-foot, one-story industrial building, demonstrating the redevelopment of an existing nonvacant, lower-inte nsity industrial/commercial site into high-density residential and mixed-use development. The approved project includes up to 957 apartment units, 6,000 square feet of ground-floor retail space, a 25,000-s quare-foot office building, 1.5 acres of publicly accessible open space, and related off-site improvements along Sunflower Avenue, including new bicycle lanes and landscaped medians. The project also includes a Development Agreement that provides public benefits, including 106 afford able units, consisting of 67 very low-income units and 39 low-income units, which are required to remain affordable for at least 40 years.

The City Council initially approved the project entitlements in 2021, including certification of the Final Environmental Impact Report, approval of the General Plan Amendment, Master Plan, Tentative Tract Map, Development Agreement, Rezone, and Specific Plan. The General Plan Amendment changed the land use designation from Industrial Park to High Density Residential, establishi ng a site-specific maximum density of 80 dwelling units per acre and a maximum of 1,057 units. The Rezone changed the zoning from Industrial Park to Planned Development Residential – High Densit y, and the Specific Plan establishes site-specific

6 City of Costa Mesa. “One Metro West.” City of Costa Mesa, Economic and Development Services Department, Planning Division. Accessed May 20, 2026. https://www.costamesaca.gov/government/departments-and-divisions/economic-and- development-services/planning/one-metro-west.

Appendix B: Sites Analysis B-36
development standards, design guidelines, zoning regulations, infrastructure systems, and implementation requirements for future project implementation.

At the time of the 2021 approval, the project remained subject to voter approval under Measure Y because the project involved major land use changes, including a General Plan Amendment, Rezone, Specific Plan, and more than 40 residential units. As a result, the 2021 ordinances were conditioned to become effective only after approval by the electorate. However, in November 2022, Costa Mesa voters approved Measure K, which amended Article 22 of the Costa Mesa Zoning Code to allow housing development in specified commercial and industrial areas without a separate electorate vote. The One Metro West site is located within the Measure K boundaries and therefore no longer requires voter approval.

In 2024, the applicant returned to the City to update the project approvals to reflect the Measure K changes and eliminate the prior Measure Y vo ter approval condition. On June 18, 2024, the City Council adopted Ordinance No. 2024-05 approving the amended De velopment Agreement, Ordinance No. 2024-06 approving the Rezone, and Ordinance No. 2024-07 approving the Specific Plan. These ordinances made the project approvals effective without a subsequent el ectorate vote. The 2024 amendments did not modify the approved development plans; instead, they clarified the effective date of the approvals and modified the timing of certain development impact fee and co mmunity benefit payments to assist with project implementation.

For Housing Element purposes, One Metro West provid es strong evidence that nonvacant, underutilized commercial/industrial sites larger than 10 acres can re alistically redevelop with high-density multifamily housing during the planning period. The project has progressed beyond conceptual interest: it has certified environmental review, approved land use entitlements, adopted implementing ordinances, an effective zoning designation allowing high-den sity multifamily residential development, a project-specific Specific Plan, a Development Agreement, and committed affordable housing units. The project’s continued advancement also supports the City’s reliance on similar nonvacant sites where zoning, site size, redevelopment patterns, and market conditions support multifamily or mixed-use residential development.

Site Lower Income Moderate
Income
Above
Moderate
Income
Total Units
Fairview Developmental Center 920 690 690 2,300
Sakioka Lot 2 360 240 600 1,200
Pacific Arts Plaza and Town Center 104 69 176 349
One Metro West 106 0 851 957
Total Potential Capacity - Large
Sites 1,490 999 2,317 4,806

Appendix B: Sites Analysis B-37

5. Accessory Dwelling Units
Accessory dwelling units, or ADUs, are housing units which may be developed in addition to an existing single- or multi-family residential use. These housin g units can be free-standing or attached to a primary structure and are intended to provide additional housing on an existing residential lot. Often ADUs provide housing for family members or are rented to members of the community.

In the 2021 Housing Element, the City relied on ADU produc tion projections to su pport RHNA capacity, estimating approximately 391 ADUs over the 2021–2029 planning period (or about 50 units annually ).

These projections were base d on observed increases in ADU activi ty between 2018 and 2021, as well as the anticipated continued impact of recent State legislation and local incentives promoting ADU development.

As part of this amendment, rather than relying on only projected ADU production, the City is crediting RHNA progress based on actual units reported through the City's Annual Progress Reports (APRs), reflecting permits issued and units completed. The majority of RHNA credit reported through this method consists of ADUs.

However, to provide context on performance and tre nds, the City has updated this analysis to compare projected assumptions with actual ADU activity during the 6th Cycle planning period (2021–2025)Table B-7 compares the City’s original AD U production assumptions from th e 2021 Housing Element with actual permitting and completion activity during the 6th Cycle planning period to date.

Table B-7: ADU Projection vs. Actual Production (2021–2025) Reporting Year Projected ADUs
(2021 HE) Actual Permitted Actual Completed
2021 50 43 9
2022 50 69 14
2023 50 81 28
2024 50 92 66
2025 50 89 73
Totals (2021-2025) 250 374 190
Source: California Department of Housing and Community Development. “Annual Progress Reports — Data Dashboard and Downloads.” Accessed May 20, 2026. https://www.hcd.ca.gov/housing-open-data-tools/apr-dashboard

Over the first five years of the planning period (2021-2025), th e City permitted a total of 374 ADUs , significantly exceeding the original annual projection of 50 units per year. This demonstrates that actual ADU production has outpaced initial expectations, particularly in later years as market familiarity, streamlined regulations, and local incentives have taken effect. Completed units have also increased steadily over time, reflecting a lag between permitting and construction but confirming sustained delivery.

Consistent with State law, ADUs continue to be permitted in all zones that allow residential uses residential zones. The City has supported ADU production throug h flexible local development standards, including reduced parking requirements and allowances for larger unit sizes compared to State minimums.

Appendix B: Sites Analysis B-38
Overall, while the City no longer relies on ADU projections for RHNA compliance, actual RHNA credit based on building permits and certificates of occupancy reported through the City’s APR demonstrate that ADUs remain a meaningful and growing component of the City’s housing supply. These outcomes validate the assumptions made in 2021 and reflect the effectiveness of both State legislation and local implementation efforts in facilitating ADU development.

To assist in furthering the recognition and understanding of ADUs potential within Costa Mesa and reach the City’s ADU development projections, Costa Mesa included Program 3E, which identified actions the City will take to promote and incentivize the development of ADUs during the planning period. The following summarizes the progress the City has made in implementing the program:
 In 2025, the City updated the ADU ordinance to be consistent with changes to State law.  In 2023, the City launched a new permitting and land management system known as the Totally Electronic Self Service Application (TESSA) to facilitate application processing and help monitor ADU trends and affordability levels.
 Established an ADU webpage to serve as a local clearinghouse of ADU information.  Posted California Housing Finance Agency ADU Grant Program and Orange County Housing Finance Trust Subsidized ADU Loan Program information on the City’s ADU webpage.  Invited architects and engineers to submit ADU plans for a Pre-Approved ADU Program.  Staff continues to research potential funding sources for affordable ADUs and make new information publicly available to Costa Mesans.

6. Water, Sewer, and Dry Utility Availability
All sites, including the additional sites identified as part of the 2026 amendment, were evaluated to ensure there is adequate access to water and sewer connections as well as dry utilities. Each site is situated with a direct connection to a public street that has the appropriate water and sewer mains and other infrastructure to service the candidate site. The City has sufficient total water and sewer capacity (existing and planned) to accommodate the 2021-2029 regional housing need. The City plans for future housing growth through the Mesa Water District Urban Water Management Plan (UWMP). This was most recently updated in 2020. Future sewer capa city is planned for through the Co sta Mesa Sanitary District Sewer System Management Plan (SSMP), which was most re cently amended and recertified by the Board of Directors in 2025.

B. Calculation of Unit Capacity
This section contains a description of the candidate sites identified to meet Costa Mesa’s RHNA need at all income levels. The full list of these sites is presented in Table B-8.

7. Realistic Capacity and Affordability Calculations
Costa Mesa’s 2021-2029 Housing Element sites analysis assumes that each identified candidate housing site will develop with at a range of income levels. Primarily, it is assumed that sites identified within Table B-8 will redevelop with the following affordability characteristics:
 40% of units available to residents in the low and very low-income categories

Appendix B: Sites Analysis B-39
 20% of units available to residents in the moderate-income category  40% of units available to residents in the above moderate-income category Costa Mesa recognizes that not all sites within the inventory will develop such that they meet these affordability assumptions and has included a 30% 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)(1)(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 residential 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-4.  2277 Harbor Blvd – Previous motel use that underwent a rezone from C1 to PDR-HD and developed as a fully residential project with 200 apartment units.  671 W 17 th Street – Previous industrial brownfield site in the Mesa West Bluff Urban Plan which developed as a fully residential project with 177 live/work units.  1620 and 1644 Whittier Avenue – Previous industrial use in the Mesa West Bluff Urban Plan which developed as a fully residential project with 89 live/work units.  1500 Mesa Verde East Drive – Commercially zoned parcel along Harbor Boulevard which developed as a fully residential project with 215 senior apartments.  Brickyard East and West – Previous industrial warehouse uses along Placentia Avenue which developed as a fully residential project with 29 townhouse units.

To account for site-specific develo pment considerations and avoid assu ming development at theoretical maximum buildout, the sites inventory applies a realistic capacity factor of 80 percent of maximum allowable residential density. Recent development trends in Costa Mesa demonstrate that this assumption is reasonable and achievable. As shown in the project reference table, recently constructed, entitled, and proposed residential projects have developed across a range of densities, with numerous projects achieving or exceeding 80 percent of the maximum allowable density or development intensity. Examples include 125 Baker Street, which was constructed at approximately 99 percent of maximum density; 1957 Newport Boulevard, constructed at approximately 100 percent; The Plant, pr oposed at approximately 111 percent; and the Senior Center affordable housing project, proposed at approximately 91 percent of the applicable density benchmark. For certain live/work projects with in the 19 West and Mesa West Bluffs Urban Plan areas, residential development intensity was regulated through FAR rather than a maximum dwelling-unit- per-acre standard. For these projects, the analysis compares the approved or built FAR to the applicable maximum FAR. These examples similarly demonstr ate development approach ing maximum allowable intensity, including 1620–1644 Whittier Avenue at approximately 87 percent and 2025 Placentia Avenue at approximately 92 percent of maximum FAR.

The examples also include projects providing lower-income housing. The Senior Center project proposes 70 lower-income senior units at approximately 91 pe rcent of the maximum allowable density, while Costa

Appendix B: Sites Analysis B-40
Mesa Village provides 96 lower-income units at approximately 101 percent of maximum density. These examples demonstrate that development approaching or exceeding the 80 percent capacity assumption is achievable for both market-rate and affordable housing projects.

While individual projects may develop below 80 percent based on project-specific circumstances, the range of recent development demonstrates that densities approaching maximum allowable capacity are regularly achieved in Costa Mesa. Accordingly, application of an 80 percent realistic capacity factor appropriately accounts for project-level variability while remaining consistent with demonstrated local development trends.

Consistent with local housing market trends data pres ented earlier in this appendices, the City of Costa Mesa is seeing an increase in residential development and rarely receives requests for fully non-residential uses in the area identified within the candidate housing sites analysis.

The City has established goals and programs within the Housing Element aimed at identifying funding opportunities and partnering with the development community to increase the amount of affordable housing built in future developments. If the City is able to identify partnerships leading to fully affordable projects, that would also help to cover any potential shortfall in capacity in any of the four income categories. The City of Costa Mesa recognizes that should a “No Net Loss” situation occur, they will be required to identify additional sites and has analyzed additional potential housing sites within the Housing Element’s environmental clearance document.

There are several candidate housing sites in which the affordability assumptions differ from those presented above. Those sites include:
 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 70 units which are all affordable at the lower income levels.  Fairview Developmental Center. This site is analyzed previously in the large site analysis portion of this appendices. This site is owned by the State of California and the City anticipates working in collaboration with the State to support the goal of developing affordable housing. The City has assumed that approximately 40% of the units on this site will be available to residents at the lower income levels, while 30% will be available to residents at the moderate-income levels. The remaining units are anticipated to be market-rate.
 Sakioka Lot 2. The City has conducted outreach meetings with this property owner and determined that it is realistic to assume that 15% of future units on this site may be available to residents at the lower income levels. This site has an existing development agreement.  Pacific Arts Plaza and Town Center. The City has conducted outreach meetings with this property owner and determined that it is realistic to assume that 15% of future units on this site may be available to residents at the low and very-low income levels. This site has an existing development agreement.

8. Specific Plan and Overlays
At the time the 6 th Cycle Housing Element was originally adopted, Costa Mesa implemented zoning regulations through a combination of base zones, over lay zones, urban plans, and specific plans. Urban plans were adopted as standalone documents outs ide the Zoning Code that provided supplemental development standards. The Mesa West Residentia l Ownership Urban Plan, 19 West Urban Plan, Mesa

Appendix B: Sites Analysis B-41
West Bluffs Urban Plan, and SoBECA Urban Plan, alon g with the Harbor Mixed-Use Overlay, established additional regulations applicable to specific areas of th e 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 objectiv e development standards for those sites through amending the Mixed-Use 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)].

In an effort to implement both the required rezoning of Housing Element sites, facilitate housing development, and simplify the City’s zoning framework, the City Council took the following actions on April 7, 2026:
 Rezoned all Housing Element sites, except the Fa irview Developmental Center, by applying the MUOD, specifically amended to the MUOD (as Article 11 of Chapter V of Title 13 of the Costa Mesa Municipal Code) to apply specific Housing Element site provisions regarding permitted uses, minimum residential densities, increased maximum building heights, decreased setbacks, flexible open space standards, no minimum parking requirements, and ministerial review and approval. On Housing Element properties that are also within a specific plan, such that the provisions of the MUOD that allow a greater numbe r of residential units shall su persede and prevail over any conflicting provisions of the site’s base zone, specific plan, and any other applicable zoning provision.
 Amended other sections of the Zoning Code to encourage and facilitate residential development and redevelopment, such as reducing multifamily parking minimums, removing the requirement for additional parking for bedroom additions, establishing a streamli ned development review process, and permitting transitional, supportive, and employee housing in the community.  Amended the North Costa Mesa Specific Plan to reflect the application of the MUOD, with the specific provisions mentioned above, to Housing Element sites within the specific plan area.

Appendix B: Sites Analysis B-42

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 continuity for the community and other users when referring to specific sites.

Unique
ID APN Address Zip
Code
Consolidated
Sites
General
Plan Land
Use
Designation
Zoning
Designation
Overlay or
Specific
Plan
Designation
MUOD
Sub-Area
Min.

Density
Allowed
(units/
acre)
Max.

851

957 A 66% 0.620 Entitled project -
One Metro West N
2 139-031-71 1503 S Coast
Dr 92626 GC CL MUOD
North
Costa
Mesa
20 90 2.95 Commercial 84 42 86 212 A 29% 0.094
Office/medical
office building with
surface parking lot.

N
3 139-031-75 1507 S Coast
Dr 92626 GC CL MUOD
North
Costa
Mesa
20 90 0.97 Commercial 27 13 29 69 A 22% 0.341 Restaurant with large parking lot. N
4 139-031-76 1515 S Coast
Dr 92626 GC CL MUOD
North
Costa
Mesa
20 90 2.47 Hotel/motel 70 35 72 177 D 35% 0.189
Property includes
lodging and surface
parking.

N
5 139-652-01 1685 Scenic
Ave 92626 IP MP MUOD
North
Costa
Mesa
20 90 1.45 Industrial 41 20 43 104 A 59% 0.696
Industrial / light
industrial with a
surface parking lot.

N
6 139-652-02 3560 Cadillac
Ave 92626 IP MP MUOD
North
Costa
Mesa
20 90 2.13 Industrial 61 30 62 153 A 61% 0.616
Industrial/light
industrial with a
surface parking lot.

Existing
industrial/manufact
uring and
distribution site
developed at
approximately 61%
of allowable
intensity, leaving
approximately 39%
of development
capacity unused.

The site has an ILV
of approximately

0.62 and is located
near the One Metro
West project,
where a former
industrial site is
approved for
redevelopment
with up to 1,057
residential units,
demonstrating an
ongoing transition
toward higher-
intensity residential
and mixed-use
N

7 Pursuant to Government Code section 65583.2(c), Housing Element sites used to accommodate the lower-income RHNA that were identified in previous planning periods (nonvacant sites identified in a prior planning period and vacant sites identified in two or more consecutive planning periods) is allowed as a residential use by right for developments in which at least 20 percent of the units are affordable to lower-income households. Sites denoted with a “Y” are subject to this requirement.

Appendix B: Sites Analysis B-43
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 continuity for the community and other users when referring to specific sites.

Unique
ID APN Address Zip
Code
Consolidated
Sites
General
Plan Land
Use
Designation
Zoning
Designation
Overlay or
Specific
Plan
Designation
MUOD
Sub-Area
Min.

Density
Allowed
(units/
acre)
Max.

N
8 139-652-11 1700
Sunflower 92626 IP MP MUOD
North
Costa
Mesa
20 90 2.51 Industrial 72 36 72 180 A 50% 0.194
Industrial /
manufacturing-
showroom/wareho
use use with
surface parking lot.

N
9 139-652-12
1670
Sunflower
Ave
92626 IP MP MUOD
North
Costa
Mesa
20 90 2.39 Industrial 68 34 70 172 A 55% 0.286
Existing uses
include warehouse,
showroom, and
light manufacturing
uses with a surface
parking lot.

N
10 140-041-59 3363 Via
Merano 92626 UCC PDC
North Costa
Mesa
Specific
Plan/MUOD
North
Costa
Mesa
20 90 9.70 Parking 279 139 280 698 C 0% 0.096 Parking lot N 11 141-221-40 1085 Baker
St 92626 GC C2 MUOD N/A 20 60 0.86 Commercial 16 8 17 41 A 42% 0.278 Commercial use
with a drive-thru
window and surface
parking lot
N
12 424-202-02 719 W 19th
St 92627 G C1 MUOD 19 West 20 50 1.29 Commercial 15 10 26 51 C 18% Small commercial
uses in a strip mall
center.

Approximately half
of the parcel is
surface parking and
property abuts a
major
transportation
corridor (19th
Street). Shopping
Center shows no
recent sign of
renovation.

Y
13 424-202-03 707 W 19th
St 92627 G C1 MUOD 19 West 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).

Y
14 424-211-01 695 W 19th
St 92627 G C1 MUOD 19 West 20 50 2.66 Commercial 70 0 0 70 B 11% Approved lower- income Senior Y

Appendix B: Sites Analysis B-44
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 continuity for the community and other users when referring to specific sites.

Unique
ID APN Address Zip
Code
Consolidated
Sites
General
Plan Land
Use
Designation
Zoning
Designation
Overlay or
Specific
Plan
Designation
MUOD
Sub-Area
Min.

Density
Allowed
(units/
acre)
Max.

Density
Allowed
(units/
acre)
Parcel
Size
(acres)
Existing
Use/
Vacancy
Lower-
Income
Capacity
Moderate
-Income
Capacity
Above
Moderate
-Income
Capacity
Total
Capacity
Development
Classification
%
Occupied ILV Existing Uses Detail
Ownership
(Consolidated
Sites)
Identified in
prior
planning
periods7
Center Housing
project in the
parking lot (the
Senior Center
would remain).
15 NOT USED
16 424-281-20 1710
Pomona Ave 92627 LI MG MUOD 19 West 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).

Y
17 424-281-21 670 W 17th
St 92627 LI MG MUOD 19 West 20 50 1.06 Industrial 12 8 22 42 A 21% Existing 2-story
office and
commercial uses in
close proximity to
new residential
uses and major
transportation
corridor (17th
Street).

Y
18 424-281-22 660 W 17th
St 92627 LI MG MUOD 19 West 20 50 2.22 Industrial 26 17 45 88 B 30% 1.520 Existing self-storage
facility and light
industrial/commerc
ial use in close
proximity to new
residential uses and
major
transportation
corridor (17th
Street).

Y
19 425-431-02 1680
Superior Ave 92627 G CL MUOD 19 West 20 50 2.11 Commercial 25 16 43 84 D 22% Existing hotel use
with large surface
parking lot.

Property is directly
adjacent to
Newport Boulevard
and next to new
multi-family
development.

Y
20 425-431-03 1666
Superior Ave 92627 A LI MG MUOD 19 West 20 50 0.29 Industrial 3 2 6 11 B 23% Lot consolidation
info: This site is
comprised of 4
parcels equating 1.7
acres and are
contiguous.

Collection of
existing warehouse
and industrial uses

SCHWARTZ
PAUL D 2007
TR
Y

Appendix B: Sites Analysis B-45
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 continuity for the community and other users when referring to specific sites.

Unique
ID APN Address Zip
Code
Consolidated
Sites
General
Plan Land
Use
Designation
Zoning
Designation
Overlay or
Specific
Plan
Designation
MUOD
Sub-Area
Min.

Density
Allowed
(units/
acre)
Max.

Density
Allowed
(units/
acre)
Parcel
Size
(acres)
Existing
Use/
Vacancy
Lower-
Income
Capacity
Moderate
-Income
Capacity
Above
Moderate
-Income
Capacity
Total
Capacity
Development
Classification
%
Occupied ILV Existing Uses Detail
Ownership
(Consolidated
Sites)
Identified in
prior
planning
periods7
adjacent to new
multi-family
development. The
Housing Element
anticipates this
property may be
redeveloped with
adjacent uses as
indicated in this
table.
21 425-431-04 116 E 16th St 92627 A LI MG MUOD 19 West 20 50 0.73 Industria l 8 5 16 29 B 35% Lot consolidation
info: This site is
comprised of 4
parcels equating 1.7
acres and are
contiguous.

Collection of
existing warehouse
and industrial uses
adjacent to new
multi-family
development. The
Housing Element
anticipates this
property may be
redeveloped with
adjacent uses as
indicated in this
table.

SHEEHAN

MICHAEL W
TR
Y
22 425-431-05 126 E 16th St 92627 A LI MG MUOD 19 West 20 50 0.42 Industrial 4 3 9 16 B 48% Lot consolidation
info: This site is
comprised of 4
parcels equating 1.7
acres and are
contiguous. A
vehicle repair
facility developed
with older and
randomly located
structures. The
Housing Element
anticipates this
property may be
redeveloped with
adjacent uses as
indicated in this
table. The existing
collection of
vehicular repair and
vehicle storage
buildings are
126

PROPERTIES
LLC
Y

Appendix B: Sites Analysis B-46
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 continuity for the community and other users when referring to specific sites.

Unique
ID APN Address Zip
Code
Consolidated
Sites
General
Plan Land
Use
Designation
Zoning
Designation
Overlay or
Specific
Plan
Designation
MUOD
Sub-Area
Min.

Density
Allowed
(units/
acre)
Max.

Density
Allowed
(units/
acre)
Parcel
Size
(acres)
Existing
Use/
Vacancy
Lower-
Income
Capacity
Moderate
-Income
Capacity
Above
Moderate
-Income
Capacity
Total
Capacity
Development
Classification
%
Occupied ILV Existing Uses Detail
Ownership
(Consolidated
Sites)
Identified in
prior
planning
periods7
located across 16th
Street from
approximately 60
affordable
modular/mobile
home residential
units and also
located in close
proximity to more
than one-hundred
multi-story
residential loft units
located on 17th
Street.
23 425-431-06 126 E 16Th
St 92627 A G C1 MUOD 19 West 20 50 0.35 Commercial 4 2 8 14 B 27% Lot consolidation
info: This site is
comprised of 4
parcels equating 1.7
acres and are
contiguous.

PROPERTIES
LLC
Y
24 425-431-07
1601
Newport
Blvd
92627 G C1 MUOD 19 West 20 50 0.79 Commercial 9 6 16 31 B 22% Collection of
existing warehouse
and industrial uses
adjacent to new
multi-family
development. The
Housing Element
anticipates this
property may be
redeveloped with
adjacent uses as
indicated in this
table.

Y
25 141-221-41 2990 Grace
Ln 92626 LI MG MUOD SoBECA 20 60 0.81 Industrial 15 7 16 38 A 60% 0.341 Freestanding
industrial/ light
industrial building
with a surface
parking lot.

Appendix B: Sites Analysis B-47
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 continuity for the community and other users when referring to specific sites.

Unique
ID APN Address Zip
Code
Consolidated
Sites
General
Plan Land
Use
Designation
Zoning
Designation
Overlay or
Specific
Plan
Designation
MUOD
Sub-Area
Min.

Density
Allowed
(units/
acre)
Max.

N
27 141-312-21 2729 Bristol
St 92626 GC CL MUOD SoBECA 20 60 0.95 Commercial 18 9 18 45 A 35% 0.465 Developmentintere
st provided in
writing. Two-story
office/medical
building of about
18,133 square feet.

The site is currently
configured as a flex
office/medical
office building and
surface parking
lot.The parcel is
located in a dense
commercial
corridor near SR-
73and the I-405
N
28 141-421-23 2507
Carnegie Ave 92626 NC C1 MUOD Harbor
Blvd 20 50 1.67 Commercial 26 13 27 66 C 28% 0.437 Surface parking lot. N 29 141-491-09 2480 Harbor
Blvd 92626 M GC C1 MUOD Harbor
Blvd 20 30 1.92 Commercial 26 13 28 67 C 0% 1.290
Lot consolidation
info: This site
includes 3 parcels,
all contiguous with
each other, all
under common
ownership.

Developer interest -

2.7 acres/67 units
for sale -
Commercial /
automotive facility.

The larger 2480–
2490 Harbor Blvd
site is listed as a
retail/auto
dealership property
with existing
automotive
improvements,
service bays,
offices, yard area,
and C-1 zoning.

EDEN BAY

PROPERTIES
LLC
N

Appendix B: Sites Analysis B-48
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 continuity for the community and other users when referring to specific sites.

Unique
ID APN Address Zip
Code
Consolidated
Sites
General
Plan Land
Use
Designation
Zoning
Designation
Overlay or
Specific
Plan
Designation
MUOD
Sub-Area
Min.

Density
Allowed
(units/
acre)
Max.

Developer interest -
proposing lot
consolidation for

2.7 acres/67 units
for sale
Developed with a
vacant commercial
retail (auto sales)
building and surface
parking lot.

EDEN BAY

PROPERTIES
LLC
N
31 141-491-11 2490 Harbor
Blvd 92626 M GC CL MUOD Harbor
Blvd 20 30 0.60 Commercial 5 2 7 14 C 0% 0.037
Lot consolidation
info: This site
includes 3 parcels,
all contiguous with
each other, all
under common
ownership.

Developer interest -

2.7 acres/67 units
for sale, Corner lot
on the corner of
Harbor Blvd and
Fair Dr. Developed
with a vacant
commercial retail
(auto sales) building
and surface parking
lot

EDEN BAY

PROPERTIES
LLC
N
32 141-521-49 3150 Bear
Street 92626 GC AP MUOD SoBECA 20 30 6.13 Commercial 60 45 46 151 A 0% 0.000 Entitled Project -
Meritage Homes .

Large
office/specialty
campus; former
broadcasting
facility.

N
33 415-041-01
1571 W
Macarthur
Blvd
92626 IP MP MUOD
North
Costa
Mesa
20 90 3.31 Industrial 95 47 96 238 A 57% 0.621
Industrial /
warehouse-flex use.

Parcel includes a
large surface
parking lot.

N
34 415-041-02
1561 W
Macarthur
Blvd
92626 IP MP MUOD
North
Costa
Mesa
20 90 1.52 Industrial 43 21 45 109 A 54% 0.801
Industrial /
warehouse-flex use;
also associated with
exotic auto
N

Appendix B: Sites Analysis B-49
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 continuity for the community and other users when referring to specific sites.

Unique
ID APN Address Zip
Code
Consolidated
Sites
General
Plan Land
Use
Designation
Zoning
Designation
Overlay or
Specific
Plan
Designation
MUOD
Sub-Area
Min.

Density
Allowed
(units/
acre)
Max.

Density
Allowed
(units/
acre)
Parcel
Size
(acres)
Existing
Use/
Vacancy
Lower-
Income
Capacity
Moderate
-Income
Capacity
Above
Moderate
-Income
Capacity
Total
Capacity
Development
Classification
%
Occupied ILV Existing Uses Detail
Ownership
(Consolidated
Sites)
Identified in
prior
planning
periods7
sales/showroom
activity. The
rectangular lot
includes an
industrial /
warehouse / light
industrial building
with associated
surface parking.
35 415-041-03
1545 W
Macarthur
Blvd
92626 IP MP MUOD
North
Costa
Mesa
20 90 1.78 Industrial 51 25 52 128 A 55% 0.456
Property includes
an low-rise,
industrial/office flex
building with a
surface parking lot.

N
36 415-041-04
1525 W
Macarthur
Blvd
92626 J IP MP MUOD
North
Costa
Mesa
20 90 2.95 Industrial 84 42 86 212 A 55% 0.406
Lot consolidation
info: this site
contains two
parcels, one parcel
that is 2.9 acres and
one parcel that is

0.014. These two
parcels are
contiguous, making
up the greater site.
.. The site contains
two multi-tenant
industrial/commerc
ial buildings with
associated surface
parking around the
buildings.

MAC ARTHUR

BUSINESS

PARK LLC
N
47 415-041-08 3581 Harbor
Blvd 92626 J IP MP MUOD
North
Costa
Mesa
20 90 0.01 Industrial 0 0 1 1 A 0% 0.990
Lot consolidation
info: this site
contains two
parcels, one parcel
that is 2.9 acres and
one that is 0.014.

These two parcels
are contiguous,
making up the
greater site. A small
triangular parcel
that is part of a
larger development
and assumed to be
consolidated.

COUNTY

SANITATION N
37 415-041-06 3597 Harbor
Blvd 92626 IP CL MUOD Harbor
Blvd 20 90 0.77 Hotel/motel 22 11 22 55 D 47% 0.990
Hotel/motel.

Building is currently
occupied by a
three-story motel.

Site includes
N

Appendix B: Sites Analysis B-50
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 continuity for the community and other users when referring to specific sites.

Unique
ID APN Address Zip
Code
Consolidated
Sites
General
Plan Land
Use
Designation
Zoning
Designation
Overlay or
Specific
Plan
Designation
MUOD
Sub-Area
Min.

Density
Allowed
(units/
acre)
Max.

FRANK

THOMAS E

THE FRANK

FAMILY TRUST
N
56 419-111-15
2275
Newport
Blvd
92627 T GC C2 MUOD Harbor
Blvd 20 30 0.49 Commercial 4 2 5 11 C 18% 0.700
Commercial use;
cannabis retail
storefront. The site
is comprised of 3
parcels equating 1.1
acres and are
contiguous. The
small commercial
retail building is
surrounded by
surface parking on
3 sides.

STEIN,MARKY N
94 419-112-02
2281
Newport
Blvd
92627 T GC C2 MUOD Newport
Blvd 20 30 0.29 Commercial 2 1 3 6 C 24% 1.160
Gas station use. The
site is comprised of
3 parcels equating

1.1 acres and are
contiguous.

Property currently
operates as a gas
station with surface
parking.

COSTA MESA

INVESTMENTS
LLC
N
39 141-361-06 2706 Harbor
Blvd 92626 G C1 MUOD Harbor
Blvd 20 50 0.68 Commercial 8 5 14 27 C 22%
Mixed us building
with first floor retail
and offices
Y
40 141-361-11 2666 Harbor
Blvd 92626 G C1 MUOD Harbor
Blvd 20 50 2.41 Commercial 28 19 49 96 C 34%
Former Ace
Hardware store,
now for lease after
Ace went out of
business. Large big
box structure with
surface parking
along a major
transportation
corridor (Harbor
Blvd)
Y
41 141-361-21 2790 Harbor
Blvd 92626 G C1 MUOD Harbor
Blvd 20 50 0.75 Commercial 9 6 15 30 C 25%
Mixed use building
with retail and
offices on first floor
and offices on 2nd
and 3rd floor.

Building is partially
Y

Appendix B: Sites Analysis B-51
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 continuity for the community and other users when referring to specific sites.

Unique
ID APN Address Zip
Code
Consolidated
Sites
General
Plan Land
Use
Designation
Zoning
Designation
Overlay or
Specific
Plan
Designation
MUOD
Sub-Area
Min.

Density
Allowed
(units/
acre)
Max.

Density
Allowed
(units/
acre)
Parcel
Size
(acres)
Existing
Use/
Vacancy
Lower-
Income
Capacity
Moderate
-Income
Capacity
Above
Moderate
-Income
Capacity
Total
Capacity
Development
Classification
%
Occupied ILV Existing Uses Detail
Ownership
(Consolidated
Sites)
Identified in
prior
planning
periods7
vacant with large
surface parking lot
adjacent to major
transportation
corridor (Harbor).
42 141-361-22 2750 Harbor
Blvd 92626 G C1 MUOD Harbor
Blvd 20 50 1.71 Commercial 20 13 35 68 C 13%
Existing older
commercial
shopping center
adjacent to major
transportation
corridor (Harbor).

Uses range from
commercial to
office and
restaurants. Large
surface parking lot.

Y
43 141-361-23 2730 Harbor
Blvd 92626 G C1 MUOD Harbor
Blvd 20 50 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 parking lot.

Y
44 141-361-27 2710 Harbor
Blvd 92626 G C1 MUOD Harbor
Blvd 20 50 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 parking lot.

Y
45 141-361-28 2706 Harbor
Blvd 92626 G C1 MUOD Harbor
Blvd 20 50 0.97 Commercial 11 7 20 38 C 28%
Vacant box store
and surface parking
lot. Building is
currently for lease.

Y
46 415-041-07 3587 Harbor
Blvd 92626 IP MP MUOD
North
Costa
Mesa
20 90 1.12 Industrial 32 16 32 80 A 35% 0.738
Office and
warehouse space.

Property includes a
two-story
office/light
industrial flex
building with
surface parking.

Appendix B: Sites Analysis B-52
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 continuity for the community and other users when referring to specific sites.

Unique
ID APN Address Zip
Code
Consolidated
Sites
General
Plan Land
Use
Designation
Zoning
Designation
Overlay or
Specific
Plan
Designation
MUOD
Sub-Area
Min.

Density
Allowed
(units/
acre)
Max.

N
50 415-112-16 1665 Scenic
Ave 92626 IP MP MUOD
North
Costa
Mesa
20 90 2.71 Industrial 77 38 79 194 A 32% 0.447
Office / commercial
office.. Developed
with a two-story,
51,176 sq. ft. office
building on a 2.71-
acre site with a
surface parking lot.

N
51 415-112-17 3535 Hyland
Ave 92626 IP MP MUOD
North
Costa
Mesa
20 90 1.56 Commercial 44 22 46 112 A 33% 0.888
Light
industrial/office use
with surface
parking lot.

N
52 419-031-08 2200 Harbor
Blvd 92627 G C1 MUOD Harbor
Blvd 20 50 0.75 Commercial 9 6 15 30 C 0%
Surface parking lot
within large retail
shopping center.

Potential for mixed-
use redevelopment.

Retail center has
major big box
tenants which have
permanently
closed, leaving an
excess of surface
parking.

Y
53 419-031-09 2200 Harbor
Blvd 92627 G C1-S MUOD Harbor
Blvd 20 50 4.35 Commercial 70 31 73 174 C 156%
Former K-Mart box
store which has
permanently
closed. Shopping
center is adjacent
to multi-family
residential and may
redevelop for
mixed- use. While
the data shows a
high development
usage, this tenant
space remains
vacant.

Y
54 419-101-12
2285
Newport
Blvd
92627 GC C2 MUOD Harbor
Blvd 20 30 1.02 Commercial 9 4 11 24 C 26% 0.666
Auto-related uses
including a car wash
and surface parking
lot.

N
55 NOT USED
57 422-021-09
2131 Harbor
Blvd 92627 G C2 MUOD
Harbor
Blvd 20 50 0.83 Commercial 9 6 18 33 C 15%
Auto parts store,
retail store, and pet
grooming store,
with large surface
parking area
Y

Appendix B: Sites Analysis B-53
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 continuity for the community and other users when referring to specific sites.

Unique
ID APN Address Zip
Code
Consolidated
Sites
General
Plan Land
Use
Designation
Zoning
Designation
Overlay or
Specific
Plan
Designation
MUOD
Sub-Area
Min.

Density
Allowed
(units/
acre)
Max.

Y
59 422-091-12
2069 Harbor
Blvd 92627 G C2 MUOD
Harbor
Blvd 20 50 0.54 Commercial 6 4 11 21 C 17%
Auto repair shop
with large yard
adjacent to major
transportation
corridor (Harbor
Blvd).

Y
60 415-112-18
3540
Howard Way 92626 IP MP MUOD
North
Costa
Mesa 20 90 1.15 Industrial 32 16 34 82 A 33% 1.000
Light
industrial/office
with a surface
parking lot.

N
61 422-091-14
2049 Harbor
Blvd 92627 O G C2 MUOD
Harbor
Blvd 20 50 0.54 Commercial 6 4 11 21 C 16%
The site is
comprised of 2
parcels equating
approximately 0.7
acres and are
contiguous. Auto
repair shop with
large yard adjacent
to major
transportation
corridor (Harbor
Blvd).

BOUKATHER,

GEORGE A
TRUST
Y
103 422-091-16
2048 Charle
St 92627 O GC C2 MUOD
Harbor
Blvd 20 50 0.18 Commercial 2 1 4 7 B 48% 0.730
The site is
comprised of 2
parcels equating
approximately 0.7
acres and are
contiguous. Existing
one-story structure
on site resembling a
live-work use.

Public records
classify the
property as
commercial.

KILLIAN,HELE

NA W TRUST
N
62 422-091-24
2015 Harbor
Blvd 92627 G C2 MUOD
Harbor
Blvd 20 50 0.62 Commercial 7 4 13 24 C 29%
Auto related uses
including car repair
and car wash uses
adjacent to major
transportation
Y

Appendix B: Sites Analysis B-54
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 continuity for the community and other users when referring to specific sites.

Unique
ID APN Address Zip
Code
Consolidated
Sites
General
Plan Land
Use
Designation
Zoning
Designation
Overlay or
Specific
Plan
Designation
MUOD
Sub-Area
Min.

Density
Allowed
(units/
acre)
Max.

Y
64 422-101-03
1989 Harbor
Blvd 92627 G C2 MUOD
Harbor
Blvd 20 50 0.56 Commercial 6 4 12 22 C 2%
Truck rental yard
which is largely a
paved surface
parking lot with a
small building. Site
is adjacent to major
transportation
corridor (Harbor
Blvd).

Y
65 422-101-06
1974 Charle
St 92627 G C2 MUOD
Harbor
Blvd 20 50 0.53 Commercial 6 4 11 21 A 27%
Existing low-
intensity light
industrial and
warehouse uses.

Y
66 422-193-23
2215 Harbor
Blvd 92627 G C2 MUOD
Harbor
Blvd 20 50 0.58 Commercial 6 4 13 23 C 41%
Aging furniture
store structure with
surface parking lot
adjacent to major
transportation
corridor (Harbor
Blvd).

Y
67 422-193-24
2205 Harbor
Blvd 92627 G C2 MUOD
Harbor
Blvd 20 50 0.58 Commercial 6 4 13 23 C 32%
Aging motel use
with large surface
parking lot adjacent
to major
transportation
corridor (Harbor
Blvd).

Y
68 422-282-11
2044
Placentia
Ave 92627 LI MG MUOD
Mesa
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 and
apartments.

Building shows little
sign of recent
renovation.

Y
69 422-291-04
2066
Placentia
Ave 92628 LI C1 MUOD
Mesa
West Bluff 20 30 1.85 Commercial 17 8 19 44 B 108% 0.270 Existing self-storage
facility developed
at approximately
58% of allowable
commercial
Y

Appendix B: Sites Analysis B-55
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 continuity for the community and other users when referring to specific sites.

Unique
ID APN Address Zip
Code
Consolidated
Sites
General
Plan Land
Use
Designation
Zoning
Designation
Overlay or
Specific
Plan
Designation
MUOD
Sub-Area
Min.

Density
Allowed
(units/
acre)
Max.

The improvements
date to 1976 and
have an ILV of 0.27,
further indicating
redevelopment
potential. The site is
adjacent to recently
developed
townhomes and
apartments,
indicating an
ongoing transition
toward residential
uses in the
surrounding area.
70 422-291-05
2065
Placentia
Ave 92627 LI MG MUOD
Mesa
West Bluff 20 40 0.92 Industrial 8 5 16 29 B 47%
Self-storage facility
adjacent to recently
developed
townhouses and
apartments.

Building shows little
sign of recent
renovation.

Y
71 422-291-06
2051
Placentia
Ave 92627 LI MG MUOD
Mesa
West Bluff 20 40 0.92 Industrial 8 5 16 29 A 13%
Existing office/light
industrial uses
adjacent to recently
developed
townhouses and
apartments.

Y
72 422-301-01
1987
Placentia
Ave 92627 LI MG MUOD
Mesa
West Bluff 20 40 2.31 Industr ial 21 14 38 73 A 30%
Warehouses with
large surface
parking lot. Two
buildings on the
site. Adjacent to
recently developed
townhouses and
apartments.

Building shows little
sign of recent
renovation.

Appendix B: Sites Analysis B-56
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 continuity for the community and other users when referring to specific sites.

Unique
ID APN Address Zip
Code
Consolidated
Sites
General
Plan Land
Use
Designation
Zoning
Designation
Overlay or
Specific
Plan
Designation
MUOD
Sub-Area
Min.

Density
Allowed
(units/
acre)
Max.

N
74 422-454-28
2101
Placentia
Ave 92627 LI MG MUOD
Mesa
West Bluff 20 40 0.91 Indus trial 8 5 16 29 C 10%
Restaurant with
large surface
parking lot.

Potential for mixed-
use development.

Y
75 NOT USED
76 424-061-03
859 W 18th
St 92627 LI MG MUOD
Mesa
West Bluff 20 40 0.81 Indus trial 7 5 13 25 C 38%
Auto repair shop
with surface
parking lot.

Y
77 424-061-04
851 W 18th
St 92627 LI MG MUOD
Mesa
West Bluff 20 40 1.79 Industr ial 17 11 29 57 C 26%
Auto body shop
with large surface
parking lot.

Y
78 415-112-20
3545
Howard Way 92626 IP MP MUOD
North
Costa
Mesa 20 90 1.13 Commercial 32 16 33 81 A 34% 0.545
industrial/office
with a surface
parking lot.

N
82 418-131-10
3001 Bristol
St 92626 GC C1 MUOD SoBECA 20 60 0.43 Commercial 8 4 8 20 A 50% 0.481 Retail commercial
center with a
surface parking lot.

N
83 418-161-01 763 Baker St 92626 K GC C2 MUOD SoBECA 20 60 0.25 Commercial 4 2 6 12 A 28% 0.200 Lot consolidation
info: This site
includes 4 parcels,
all contiguous with
each other.

Developed with a
commercial
building with
surface parking. PROJECT C LLC
N
84 418-161-03
2991
Randolph
Ave 92626 K LI MG MUOD SoBECA 20 60 0.36 Commercial 6 3 8 17 A 27% 0.200 Lot consolidation
info: This site
includes 4 parcels,
all contiguous with
each other. Parcel
includes a light
industrial/commerc
ial building and
surface parking lot,
SOBECA

PARTNERS LLC
N
85 418-161-04
2973
Randolph
Ave 92626 K LI MG MUOD SoBECA 20 60 0.36 Industrial 6 3 8 17 A 18% 0.169 Lot consolidation
info: This site
includes 4 parcels,
all contiguous with
each other. The site
contains a single-
story light
industrial/office
building with a
surface parking lot.
2973

RANDOLPH
LLC
N

Appendix B: Sites Analysis B-57
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 continuity for the community and other users when referring to specific sites.

Unique
ID APN Address Zip
Code
Consolidated
Sites
General
Plan Land
Use
Designation
Zoning
Designation
Overlay or
Specific
Plan
Designation
MUOD
Sub-Area
Min.

Density
Allowed
(units/
acre)
Max.

THRIFTY OIL
CO
N
86 418-162-02
2968
Randolph
Ave 92626 LI MG MUOD SoBECA 20 60 0.72 Industrial 10 6 18 34 A 78% 0.400 Warehouses with
surface parking lot.

Site is within the
SoBECA Urban Plan
redevelopment
area.

Y
87 418-163-03
2966 Bristol
St 92626 L GC C1 MUOD SoBECA 20 60 0.29 Commercial 5 2 6 13 A 16% 0.099 Lot consolidation
info: This site
includes 2 parcels,
all contiguous with
each other. The
property is a
restaurant with
surface parking.

TK BURGERS

III INC
N
88 418-163-04
2956 Bristol
St 92626 L GC C1 MUOD SoBECA 20 60 0.35 Commercial 6 3 7 16 A 20% 0.155 Lot consolidation
info: This site
includes 2 parcels,
all contiguous with
each other.

Property includes
fast food restaurant
with surface
parking.

WALTON,JAM

ES W TRUST
N
89 418-173-01
2931 Bristol
St 92626 N GC C2 MUOD SoBECA 20 60 0.44 Commercial 8 4 9 21 A 37% 0.344 The site is
comprised of 2
parcels equating
approximately 0.8
acres and are
contiguous. The site
contains a single-
story commercial
building and a
surface parking lot.

FISCHER,EDDI

E R TRUST
N
90 418-173-02
2927 Bristol
St 92626 N GC C2 MUOD SoBECA 20 60 0.42 Commercial 8 4 8 20 A 25% 0.118 Retail / commercial
use. The site is
comprised of 2
parcels equating
approximately 0.8
acres and are
contiguous. BFCM LLC
N
91 418-181-11
2821 Bristol
St. 92626 GC CL MUOD SoBECA 20 30 0.43 Vacant 0 6 4 10 A 0% 0.000 Development
interest provided in
writing. Existing use
N

Appendix B: Sites Analysis B-58
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 continuity for the community and other users when referring to specific sites.

Unique
ID APN Address Zip
Code
Consolidated
Sites
General
Plan Land
Use
Designation
Zoning
Designation
Overlay or
Specific
Plan
Designation
MUOD
Sub-Area
Min.

Density
Allowed
(units/
acre)
Max.

N
95 419-171-58
2150 Harbor
Blvd 92627 G C1 MUOD
Harbor
Blvd 20 50 1.17 Commercial 13 9 24 46 C 17% 0.180
Restaurant with
large surface
parking lot adjacent
to major
transportation
corridor (Harbor
Blvd).

N
96 419-203-02
1998 Harbor
Blvd 92627 G C1 MUOD
Harbor
Blvd 20 50 0.76 Commercial 12 14 14 40 C 39% 0.820
Development
interest provided in
writing. Existing use
is a vacant light
manufacturing
building and surface
parking lot.

N
97 419-203-08
2000 Harbor
Blvd. 92627 GC C1 MUOD
Harbor
Blvd 20 50 1.57 Commercial 15 7 16 38 C 0% 0.480
Development
interest provided in
writing. Existing
commercial center
with surface
parking.

N
98 420-012-16
2476 Mark
Ln 92626 MUC I&R-MLT MUOD
Harbor
Blvd 20 60 108.91 Mixed Use 920 690 690 2,300 N/A N/A N/A Fairview
Developmental
Center
N
99 424-281-01
1730
Pomona Ave 92627 LI MG MUOD
Mesa
West Bluff 20 40 0.99 Industrial 9 6 16 31 B 22%
Warehouses with
surface parking lot.

One building on the
site.

Y
100 424-281-19
424 Pomona
Ave 92832 LI MG MUOD
Mesa
West Bluff 20 40 1.19 Industrial 11 7 20 38 B 30%
Warehouses with
large surface
parking lot. One
building on the site.

Y
101 424-281-23
660 W 17th
St 92627 LI MG MUOD
Mesa
West Bluff 20 40 2.26 Industrial 21 14 37 72 B 41%
Large single-story
self-storage facility
adjacent to existing
multi-family
residential.

Y
102 424-321-17
1882
Whittier Ave 92627 MDR MG MUOD
Mesa
West Bluff 20 40 1.08 Commercial 10 6 18 34 B 32%
Large single-story
self-storage facility
adjacent to existing
multi-family
residential.

Y
104 422-291-02
2085
Placentia
Ave 92627 LI MG MUOD
Mesa
West Bluff 20 40 0.93 Industr ial 11 5 13 29 B 55% 0.325 Industrial / auto
body use with a
surface parking lot.

Adjacent to
live/work and other
N

Appendix B: Sites Analysis B-59
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 continuity for the community and other users when referring to specific sites.

Unique
ID APN Address Zip
Code
Consolidated
Sites
General
Plan Land
Use
Designation
Zoning
Designation
Overlay or
Specific
Plan
Designation
MUOD
Sub-Area
Min.

Density
Allowed
(units/
acre)
Max.

106 422-291-08
2035
Placentia
Ave 92627 LI MG MUOD
Mesa
West Bluff 20 40 1.38 Industr ial 17 8 19 44 B 51% 0.119 Industrial uses with
a surface parking
lot. Adjacent to
live/work
development.

N
107 422-291-12
2013
Placentia
Ave 92627 LI MG MUOD
Mesa
West Bluff 20 40 0.92 Industr ial 11 5 13 29 B 45% 0.330 Industrial uses with
a surface parking
lot. Adjacent to
live/work
development.

N
108 422-454-23
2145
Placentia
Ave 92627 P NC C1 MUOD
Mesa
West Bluff 20 50 0.25 Commercial 4 2 4 10 B 9% 0.139
The site is
comprised of 4
parcels equating
approximately 1.4
acres and are
contiguous. The site
is currently
occupied by a
restaurant uses
within a with
surface parking.

DUBAR,ROND
A JO
N
109 422-454-24
2139
Placentia
Ave 92627 P NC C1 MUOD 19 West 20 50 0.29 Commercial 4 2 5 11 B 17% 0.150 The site is
comprised of 4
parcels equating
approximately 1.4
acres and are
contiguous. Existing
use is a light
industrial building
with a surface
parking lot.

FUNDING

CAPITAL CORP
LLC
N

111 422-454-26
2121
Placentia
Ave 92627 P NC C1 MUOD 19 West 20 50 0.45 Commercial 7 3 8 18 B 26% 0.195 The site is
comprised of 4
parcels equating
approximately 1.4
acres and are
contiguous.

Commercial/office
space with a
surface parking
lot.The building
appears to be
currently vacant.

Adjacent to
residential
development.

PACIFIC

DIVERSIFIED
LLC
N

Appendix B: Sites Analysis B-60
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 continuity for the community and other users when referring to specific sites.

Unique
ID APN Address Zip
Code
Consolidated
Sites
General
Plan Land
Use
Designation
Zoning
Designation
Overlay or
Specific
Plan
Designation
MUOD
Sub-Area
Min.

Density
Allowed
(units/
acre)
Max.

Existing use is
commercial with a
surface parking lot.

N
113 424-081-18
746 W 17th
St 92627 LI MG MUOD
Mesa
West Bluff 20 40 1.65 I ndustrial 4 2 4 10 B 47% 0.389 Developer interest
in residential uses.

Existing uses are
Industrial including
auto repair, and a
surface parking lot.

N
114 424-081-21
1711
Pomona Ave 92627 I LI MG MUOD
Mesa
West Bluff 20 40 0.23 Commercial 1 0 3 4 B 40% 0.356
Lot consolidation
info: This site is
made up of two
parcels under
common ownership
and contiguous and
is an entitled
project. This is an
entitled project
across 424-081-21
and 424-081-22,
Live Work
Development. The
site is developed
with an existing
single-story,
commercial/light
industrial building
and associated
surface parking..

The property is
occupied by
commercial and
auto uses.

BUILDGROUP

PROPERTIES
LLC
N
115 424-081-22
1719
Pomona Ave 92627 I LI MG MUOD
Mesa
West Bluff 20 40 0.23 Commercial 1 0 3 4 B 44% 0.069
Lot consolidation
info: This site is
made up of two
parcels under
common ownership
and contiguous and
is an entitled
project. This is an
entitled project
across 424-081-21
and 424-081-22,
Live Work
Development. The
site is developed
with an existing

P & P GROUP
LLC
N

Appendix B: Sites Analysis B-61
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 continuity for the community and other users when referring to specific sites.

Unique
ID APN Address Zip
Code
Consolidated
Sites
General
Plan Land
Use
Designation
Zoning
Designation
Overlay or
Specific
Plan
Designation
MUOD
Sub-Area
Min.

Density
Allowed
(units/
acre)
Max.

The property is
occupied by
commercial and
auto uses.
116 425-351-03
1535
Newport
Blvd 92627 GC C2 MUOD 19 West 20 30 1.45 Commerci al 13 6 15 34 B 0% 0.000 Self-storage facility.

N
117 425-351-05
1550
Superior Ave 92627 Q LI MG MUOD 19 West 20 30 0.83 Commercial 0 0 20 20 B 35% 0.700 Development
interested provided
in writing. 20 units.

Existing
development is a
light
industrial/office
building with a
surface parking lot.

The site is
comprised of 2
parcels equating
approximately 1.2
acres and are
contiguous.

SHARE OUR

SELVES CORP
N
118 425-351-06
1540
Superior
Avenue 92627 Q LI MG MUOD
Newport
Blvd 20 30 0.44 Commercial 3 1 5 9 B 25% 0.346
Entitled Project -
Live Work
The site is
comprised of 2
parcels equating
approximately 1.2
acres and are
contiguous. Former
auto repair building
appears to be
vacant.

BENEDICT,SHE

LLEY R TRUST
N
119 425-432-10
1600
Newport
Blvd 92627 GC C1 MUOD
Newport
Blvd 20 30 1.48 Commercial 14 7 14 35 B 132% 0.860
Existing self-storage
facility developed
at approximately
70% of the
allowable 0.75 FAR.

The site has an ILV
of 0.86, indicating
land value exceeds
improvement value,
and the existing
low-intensity use
provides an
opportunity for
N

Appendix B: Sites Analysis B-62
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 continuity for the community and other users when referring to specific sites.

Unique
ID APN Address Zip
Code
Consolidated
Sites
General
Plan Land
Use
Designation
Zoning
Designation
Overlay or
Specific
Plan
Designation
MUOD
Sub-Area
Min.

Density
Allowed
(units/
acre)
Max.

Density
Allowed
(units/
acre)
Parcel
Size
(acres)
Existing
Use/
Vacancy
Lower-
Income
Capacity
Moderate
-Income
Capacity
Above
Moderate
-Income
Capacity
Total
Capacity
Development
Classification
%
Occupied ILV Existing Uses Detail
Ownership
(Consolidated
Sites)
Identified in
prior
planning
periods7
higher-density
residential
redevelopment.
120 NOT USED
121 426-121-12
2140
Newport
Blvd 92627 CR C1 MUOD
Newport
Blvd 20 30 1.03 Commercial 9 4 11 24 B 100% 0.240
Existing single-story
contractor/industri
al building
developed at
approximately 46%
of allowable
commercial
intensity (0.35
existing FAR
compared to 0.75
allowable FAR),
leaving
approximately 54%
of allowable
development
capacity unused.

The approximately
one-acre site
includes a fenced
outdoor yard and is
currently occupied
by low-intensity
contractor-related
uses, indicating
opportunity for
more intensive
redevelopment
N
122 426-121-13
2156
Newport
Blvd 92627 S CR C1
Newport
Blvd Specific
Plan/MUOD
Newport
Blvd 20 30 0.42 Commercial 4 2 4 10 D 61% 0.180
The site is
comprised of 4
parcels equating 0.9
acres and are
contiguous.

Commercial
building with a
surface parking lot.
located along a
one-directional,
two-lane stretch of
Newport Boulevard.

P & C

PROSPERITY

PROPERTIES
LLC
N
123 426-121-14
2134
Newport
Blvd 92627 S CR C1
Newport
Blvd Specific
Plan/MUOD
Newport
Blvd 20 30 0.19 Commercial 1 0 3 4 C 60% 0.930
The site is
comprised of 4
parcels equating 0.9
acres and are
contiguous.

Commercial use
and surface parking
lot located along a

MOLLER,JORG

EN & IRMA
N

Appendix B: Sites Analysis B-63
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 continuity for the community and other users when referring to specific sites.

Unique
ID APN Address Zip
Code
Consolidated
Sites
General
Plan Land
Use
Designation
Zoning
Designation
Overlay or
Specific
Plan
Designation
MUOD
Sub-Area
Min.

Density
Allowed
(units/
acre)
Max.

Commercial
building and a
surface parking lot
located along a
one-directional,
two-lane stretch of
Newport Boulevard.

Additionally this
parcel has existing
commercial/auto-
service property
developed at
approximately 54%
of allowable
commercial
intensity leaving
approximately 46%
of allowable
development
capacity unused.

The building dates
to 1983, and a
substantial portion
of the site is
devoted to surface
parking, further
supporting
redevelopment
potential.

LUDGATE,PAU

L D TRUST
N
125 426-121-16
2138
Newport
Boulevard 92627 S CR C1
Newport
Blvd Specific
Plan/MUOD
Newport
Blvd 20 30 0.14 Commercial 1 0 2 3 C 38% 0.060

The site is
comprised of 4
parcels equating 0.9
acres and are
contiguous. Vacant
commercial
building and surface
parking lot.

TALAR N

TAMAR CORP
N
126 426-121-40
2146
Newport
Blvd 92627 CR C1
Newport
Blvd Specific
Plan/MUOD
Newport
Blvd 20 30 0.55 Commercial 5 2 6 13 C 78% 0.180
Vacant commercial
building with a
surface parking lot
located along
Newport Boulevard.

Appendix B: Sites Analysis B-64
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 continuity for the community and other users when referring to specific sites.

Unique
ID APN Address Zip
Code
Consolidated
Sites
General
Plan Land
Use
Designation
Zoning
Designation
Overlay or
Specific
Plan
Designation
MUOD
Sub-Area
Min.

Density
Allowed
(units/
acre)
Max.

Existing single-story
office development
with substantial
surface parking,
developed at
approximately 35%
of the maximum
allowable
commercial
intensity. The
building dates to
1980 and has a low
ILV of
approximately 0.17,
indicating that land
value substantially
exceeds the value
of existing
improvements. The
property has also
recently been
marketed as a
development/inves
tment opportunity,
further supporting
its redevelopment
potential.
127 426-181-28
20382
Newport
Blvd 92627 CR C1
Newport
Blvd Specific
Plan/MUOD
Newport
Blvd 20 30 1.45 Commercial 13 6 15 34 C 0% 0.000 Self-storage facility.

N
128 426-262-01
1950
Newport
Blvd 92627 R CR C1
Newport
Blvd Specific
Plan/MUOD
Newport
Blvd 20 30 0.27 Commercial 2 1 3 6 C 65% 0.117
The site is
comprised of 8
parcels equating 2.0
acres and are
contiguous. The
property is
developed with an
auto-oriented
commercial
building located
along a one-
directional, two-
lane stretch of
Newport Boulevard.

Existing auto
repair/tire service
facility developed
at approximately
34% of allowable

HAMPTON,JO

HN H TRUST
N

Appendix B: Sites Analysis B-65
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 continuity for the community and other users when referring to specific sites.

Unique
ID APN Address Zip
Code
Consolidated
Sites
General
Plan Land
Use
Designation
Zoning
Designation
Overlay or
Specific
Plan
Designation
MUOD
Sub-Area
Min.

Density
Allowed
(units/
acre)
Max.

The building dates
to 1975 and the site
has a low ILV of
approximately 0.12,
indicating land
value substantially
exceeds
improvement value.

The small building
footprint and
substantial area
devoted to vehicle
access, parking, and
service activities
further indicate
potential for more
intensive
redevelopment.
129 426-262-02
1960
Newport
Blvd 92627 R CR C1
Newport
Blvd Specific
Plan/MUOD
Newport
Blvd 20 30 0.19 Commercial 1 0 3 4 C 42% 0.252
The site is
comprised of 8
parcels equating 2.0
acres and are
contiguous. The site
is developed with
an auto-oriented
commercial
building and surface
parking lot located
along a one-
directional, two-
lane stretch of
Newport Boulevard.

Adjacent to
residential
development.

APEX CAPITAL

VENTURE LLC
N
130 426-262-03
1974
Newport
Blvd 92627 R CR C1
Newport
Blvd Specific
Plan/MUOD
Newport
Blvd 20 30 0.35 Commercial 3 1 4 8 B 84% 0.220
The site is
comprised of 8
parcels equating 2.0
acres and are
contiguous. The site
consists of
acommercial

PALANJIAN,JE

RRY O TRUST
N

Appendix B: Sites Analysis B-66
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 continuity for the community and other users when referring to specific sites.

Unique
ID APN Address Zip
Code
Consolidated
Sites
General
Plan Land
Use
Designation
Zoning
Designation
Overlay or
Specific
Plan
Designation
MUOD
Sub-Area
Min.

Density
Allowed
(units/
acre)
Max.

Adjacent to
residential
development..

Existing
improvements
include small
commercial and
restaurant
buildings, surface
parking, and vehicle
circulation areas.

Individual parcels
demonstrate
substantial
underutilization; for
example, 1974
Newport Boulevard
is developed at
approximately 0.24
FAR, or about 31%
of the allowable

0.75 FAR, and
contains
improvements
dating to 1950 with
a low ILV of
approximately 0.22.

These conditions
indicate aging
improvements,
substantial unused
development
capacity, and
potential for parcel
consolidation and
higher-intensity
redevelopment.
131 426-262-04
1982

NEWPORT
BLVD 92627 R CR C1
Newport
Blvd Specific
Plan/MUOD
Newport
Blvd 20 30 0.14 Mixed Use 1 0 2 3 C 27% 0.003
The site is
comprised of 8
parcels equating 2.0
acres and are
contiguous. The site
is developed with a
commercial
building located

PALANJIAN,AL

EX TRUST
N

Appendix B: Sites Analysis B-67
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 continuity for the community and other users when referring to specific sites.

Unique
ID APN Address Zip
Code
Consolidated
Sites
General
Plan Land
Use
Designation
Zoning
Designation
Overlay or
Specific
Plan
Designation
MUOD
Sub-Area
Min.

Density
Allowed
(units/
acre)
Max.

Adjacent to
residential
development.
132 426-262-05
1984
Newport
Blvd 92627 R CR C1
Newport
Blvd Specific
Plan/MUOD
Newport
Blvd 20 30 0.19 Commercial 1 0 3 4 C 53% 1.000
The site is
comprised of 8
parcels equating 2.0
acres and are
contiguous. The site
is developed with a
commercial
building and surface
parking lot along a
one-directional,
two-lane stretch of
Newport Boulevard.

Adjacent to
residential
development.

RANKIN,JESSIC

A PALANJIAN
N
136 426-262-06
1996
Newport
Blvd 92627 R CR C1
Newport
Blvd Specific
Plan/MUOD
Newport
Blvd 20 30 0.44 Commercial 4 2 4 10 C 42% 1.230
The site is
comprised of 8
parcels equating 2.0
acres and are
contiguous. The site
contains an older
two-story
commercial
building located
along a one-
directional, two-
lane stretch of
Newport Boulevard.
. Adjacent to
residential
development.

PALANJIAN,JE

RRY O TRUST
N
137 426-262-13
1970
Newport
Blvd 92627 R CR C1
Newport
Blvd Specific
Plan/MUOD
Newport
Blvd 20 30 0.32 Commercial 2 1 4 7 C 101% 1.030
The site is
comprised of 8
parcels equating 2.0
acres and are
contiguous. The site
contains a
commercial
building along a
one-directional,
two-lane stretch of
Newport Boulevard.

Adjacent to

PALANJIAN,JE

RRY O TRUST
N

Appendix B: Sites Analysis B-68
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 continuity for the community and other users when referring to specific sites.

Unique
ID APN Address Zip
Code
Consolidated
Sites
General
Plan Land
Use
Designation
Zoning
Designation
Overlay or
Specific
Plan
Designation
MUOD
Sub-Area
Min.

Density
Allowed
(units/
acre)
Max.

Density
Allowed
(units/
acre)
Parcel
Size
(acres)
Existing
Use/
Vacancy
Lower-
Income
Capacity
Moderate
-Income
Capacity
Above
Moderate
-Income
Capacity
Total
Capacity
Development
Classification
%
Occupied ILV Existing Uses Detail
Ownership
(Consolidated
Sites)
Identified in
prior
planning
periods7
residential
development.
138 426-262-16
1960
Newport
Blvd 92627 R CR C1
Newport
Blvd Specific
Plan/MUOD
Newport
Blvd 20 30 0.19 Commercial 1 0 3 4 C 73% 0.280
The site is
comprised of 8
parcels equating 2.0
acres and are
contiguous. Public
records describe
the existing use as a
1,960 sq.ft one-
story, class C retail
building with 15+
parking spaces.

AOYAMA,ROS

ALIE R TRUST
N
134 139-031-42
1575
Sunflower
Ave 92626 IP MP MUOD
North
Costa
Mesa 20 90 8.03 Industrial 173 115 290 578 A 51%
Existing single-story
light
industrial/office
uses on large site.

The City has
received interest in
the potential future
redevelopment of
the site for
residential uses.

Y
135 139-031-67
3333 Harbor
Blvd 92626 IP MP MUOD
North
Costa
Mesa 20 90 10.00 Industrial 216 144 360 720 A 40%
Sofia University site
(former Whittier
Law School site)
with large surface
parking lot and
Y

Appendix B: Sites Analysis B-69
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 continuity for the community and other users when referring to specific sites.

Unique
ID APN Address Zip
Code
Consolidated
Sites
General
Plan Land
Use
Designation
Zoning
Designation
Overlay or
Specific
Plan
Designation
MUOD
Sub-Area
Min.

Density
Allowed
(units/
acre)
Max.

Density
Allowed
(units/
acre)
Parcel
Size
(acres)
Existing
Use/
Vacancy
Lower-
Income
Capacity
Moderate
-Income
Capacity
Above
Moderate
-Income
Capacity
Total
Capacity
Development
Classification
%
Occupied ILV Existing Uses Detail
Ownership
(Consolidated
Sites)
Identified in
prior
planning
periods7
largely
underdeveloped
land. The City has
received interest in
the potential future
redevelopment of
the site for
residential uses.
139 439-071-05
2624
Newport
Blvd 92627 U CR C1
Newport
Blvd Specific
Plan/MUOD
Newport
Blvd 20 30 0.46 Commercial 4 2 4 10 C 17% 0.813
The site is
comprised of 2
parcels equating 0.9
acres and are
contiguous.

Irregularly shaped
parcel located along
a one-directional,
two-lane stretch of
Newport Boulevard.

The existing
development is an
office building and
vehicle
storage.Adjacent to
residential
development. . IKEDA,ROY
N
140 439-071-06
2620
Newport
Blvd 92627 U CR C1
Newport
Blvd Specific
Plan/MUOD
Newport
Blvd 20 30 0.46 Commercial 4 2 4 10 C 28% 0.270
The site is
comprised of 2
parcels equating to

0.9 acres and are
contiguous. Existing
use is a gas station
located on a one-
directional, two-
lane stretch of
Newport Boulevard.

Adjacent to
residential
development.

BERMAN,BRY

AN A TRUST
N
141 439-081-02
2680
Newport
Blvd 92627 CR C1
Newport
Blvd Specific
Plan/MUOD
Newport
Blvd 20 30 0.91 Commercial 8 4 9 21 C 34% 2.890
U-Haul / truck
rental and moving-
services use
N
142 439-311-06
1265 Bristol
St 92626 GC C1 MUOD SoBECA 20 30 1.16 Commercial 10 5 12 27 C 47% 2.670

Closed restaurant
and a surface
parking lot.

N
143 439-311-09
192 The
Masters Cir 92627 GC C1 MUOD SoBECA 20 30 2.12 Commercial 20 10 20 50 C 138% 3.920 Self-storage
adjacent to
residential
development.

Appendix B: Sites Analysis B-70
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 continuity for the community and other users when referring to specific sites.

Unique
ID APN Address Zip
Code
Consolidated
Sites
General
Plan Land
Use
Designation
Zoning
Designation
Overlay or
Specific
Plan
Designation
MUOD
Sub-Area
Min.

Density
Allowed
(units/
acre)
Max.

Y
145 410-501-31
589 Anton
Blvd 92626 UCC PDC
North Costa
Mesa
Specific
Plan/MUOD
North
Costa
Mesa 20 90 3.39 Commercial 73 48 123 244 A 0%
Large surface
parking lot.

Analysis assumes
only
redevelopment of
the surface parking
lot area. The City
has discussed the
potential future
redevelopment of
this site for high-
density residential
uses with the
property owner.

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

Y
148 418-163-05
2064 Bristol
St 92626 G C1 MUOD SoBECA 20 60 1.47 Commercial 21 14 35 70 A 24% Tire shop with large
surface parking lot.

Site is within the
SoBECA Urban Plan
redevelopment
area.

Y
149 418-171-02
752 Saint
Clair St 92626 B G C2 MUOD SoBECA 20 60 0.26 Commercial 3 2 7 12 A 3% Lot consolidation
info: This parcel is
contiguous with
two other parcels
and has two
owners. The total 3
parcels equate to

1.8 acres. School
yard for learning
center. Site is
within the SoBECA
Urban Plan
redevelopment
area.

PURCILLY GAY

WHEELER Y

Appendix B: Sites Analysis B-71
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 continuity for the community and other users when referring to specific sites.

Unique
ID APN Address Zip
Code
Consolidated
Sites
General
Plan Land
Use
Designation
Zoning
Designation
Overlay or
Specific
Plan
Designation
MUOD
Sub-Area
Min.

Density
Allowed
(units/
acre)
Max.

1.8 acres. Existing
learning center use.

Site is anticipated
to redevelop with
adjacent parcels as
shown in this table.
766 ST CLAIR
LLC
Y
150 418-191-04
766 Saint
Clair St 92626 G C2 MUOD SoBECA 20 60 0.67 Commercial 9 6 17 32 A 34% Gym with large
surface parking lot.

Site is within the
SoBECA Urban Plan
redevelopment
area.

Y
151 418-202-01 845 Baker St 92626 G C1 MUOD SoBECA 20 60 0.87 Commercial 12 8 21 41 A 25% Small strip mall
with large surface
parking lot. Site is
within the SoBECA
Urban Plan
redevelopment
area.

Y
152 418-202-02 841 Baker St 92626 D G C1 MUOD SoBECA 20 60 0.33 Commercial 4 3 8 15 A 36% Lot consolidation
info: This parcel is
contiguous with
other parcel, a total
of 0.9 acres and is
under the same
ownership.

Nightclub with large
surface parking lot.

Site is within the
SoBECA Urban Plan
redevelopment
area.

BAKER STREET

PROPERTIES
LLC
Y
153 418-202-03 841 Baker St 92626 D G C1 MUOD SoBECA 20 60 0.60 Commercial 8 5 15 28 A 27% Lot consolidation
info: Nightclub with
large surface
parking lot. Site is
within the SoBECA
Urban Plan
redevelopment
area.

BAKER STREET

PROPERTIES
LLC
Y
154 418-202-04 801 Baker St 92626 G C1 MUOD SoBECA 20 60 0.86 Commercial 12 8 21 41 A 33% Strip mall with large
surface parking lot.

Site is within the
SoBECA Urban Plan
Y

Appendix B: Sites Analysis B-72
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 continuity for the community and other users when referring to specific sites.

Unique
ID APN Address Zip
Code
Consolidated
Sites
General
Plan Land
Use
Designation
Zoning
Designation
Overlay or
Specific
Plan
Designation
MUOD
Sub-Area
Min.

Density
Allowed
(units/
acre)
Max.

Density
Allowed
(units/
acre)
Parcel
Size
(acres)
Existing
Use/
Vacancy
Lower-
Income
Capacity
Moderate
-Income
Capacity
Above
Moderate
-Income
Capacity
Total
Capacity
Development
Classification
%
Occupied ILV Existing Uses Detail
Ownership
(Consolidated
Sites)
Identified in
prior
planning
periods7
redevelopment
area.
155 418-202-05
2969
Century Pl 92626 E LI C1 MUOD SoBECA 20 60 0.09 Commercial 1 0 3 4 A 10% Lot consolidation
info: This site is
made up of 2
parcels that are
contiguous, under
common ownership
and equate to 0.76
acres. Surface
parking lot. Site is
within the SoBECA
Urban Plan
redevelopment
area.

ECHAN

BARBARA
TRUST
Y
156 418-202-06
2969
Century Pl 92626 E LI MG MUOD SoBECA 20 60 0.68 Industrial 9 6 17 32 A 37% Lot consolidation
info: This site is
made up of 2
parcels that are
contiguous, under
common ownership
and equate to 0.76
acres. Gym with
large surface
parking lot. Site is
within the SoBECA
Urban Plan
redevelopment
area.

ECHAN

BARBARA
TRUST
Y
157 418-202-07
2959
Century Pl 92626 LI MG MUOD SoBECA 20 60 0.50 Industrial 7 4 13 24 A 37% Electrical
equipment
manufacture/distri
butor. Site is within
the SoBECA Urban
Plan
redevelopment
area.

Y
158 418-202-10
2942
Century Pl 92626 LI MG MUOD SoBECA 20 60 0.87 Industrial 12 8 21 41 A 30% Coworking office
with large surface
parking. Site is
within the SoBECA
Urban Plan
redevelopment
area.

Y
159 418-202-11
2952
Century Pl 92626 LI MG MUOD SoBECA 20 60 0.90 Industrial 12 8 23 43 A 35% Warehouse with
large yard. Site is
within the SoBECA
Urban Plan
redevelopment
area.

Appendix B: Sites Analysis B-73
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 continuity for the community and other users when referring to specific sites.

Unique
ID APN Address Zip
Code
Consolidated
Sites
General
Plan Land
Use
Designation
Zoning
Designation
Overlay or
Specific
Plan
Designation
MUOD
Sub-Area
Min.

Density
Allowed
(units/
acre)
Max.

Y
161 418-202-13
2972
Century Pl 92627 LI MG MUOD SoBECA 20 60 0.91 Industrial 12 8 23 43 A 37% Warehouse with
large yard. Site is
within the SoBECA
Urban Plan
redevelopment
area.

Y
162 418-202-14 765 Baker St 92627 G C2 MUOD SoBECA 20 60 0.67 Commercial 9 6 17 32 A 46% Existing auto repair
shop use. Site is
within the SoBECA
Urban Plan
redevelopment
area.

Y
163 418-101-05
1425 Baker
St 92627 G C1 MUOD
Harbor
Blvd 20 50 1.90 Commercial 22 15 39 76 C 24%
Existing auto dealer
with large surface
parking.

Y
165 424-202-01
745 W 19th
St 92628 G C1 MUOD 19 West 20 50 0.63 Residential 7 5 13 25 C 29% Strip mall with
surface parking lot
adjacent to major
transportation
corridor (19th St.).

Site has the
potential to
redevelop for
mixed-use.

Y
166 410-481-05
3201 Park
Center Dr 92628 H CAC TC
North Costa
Mesa
Specific
Plan/MUOD
North
Costa
Mesa 20 90 6.27 Commercial 55 37 94 186 A 17%
Lot consolidation
info: This site is
made up of two
parcels under
common ownership
and contiguous.

Pacific Arts Center
property. See
analysis in
Appendix B for
additional
information on
potential to
redevelop.

THE IRVINE

COMPANY LLC
Y
167 410-491-07
601 Anton
Blvd 92626 H CAC TC
North Costa
Mesa
Specific
Plan/MUOD
North
Costa
Mesa 20 90 12.07 Commercial 104 69 176 349 A 25%
Lot consolidation
info: This site is
made up of two
parcels under
common ownership
and contiguous.

THE IRVINE

COMPANY LLC
Y

Appendix B: Sites Analysis B-74
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 continuity for the community and other users when referring to specific sites.

Unique
ID APN Address Zip
Code
Consolidated
Sites
General
Plan Land
Use
Designation
Zoning
Designation
Overlay or
Specific
Plan
Designation
MUOD
Sub-Area
Min.

Density
Allowed
(units/
acre)
Max.

Density
Allowed
(units/
acre)
Parcel
Size
(acres)
Existing
Use/
Vacancy
Lower-
Income
Capacity
Moderate
-Income
Capacity
Above
Moderate
-Income
Capacity
Total
Capacity
Development
Classification
%
Occupied ILV Existing Uses Detail
Ownership
(Consolidated
Sites)
Identified in
prior
planning
periods7
Pacific Arts Center
property. See
analysis in
Appendix B for
additional
information on
potential to
redevelop.
168 410-501-25
545 Anton
Blvd 92626 UCC PDC
North Costa
Mesa
Specific
Plan/MUOD
North
Costa
Mesa 20 90 2.57 Commercial 74 55 56 185 A 20%
Small commercial
out parcel uses.

Surface parking lot.

Property owner has
indicated interest in
redeveloping the
site for residential
uses.

Y
170 426-053-01
2250
Newport
Blvd 92627 CR R2-HD
Newport
Blvd Specific
Plan/MUOD
Newport
Blvd 20 30 0.97 Hotel/Motel 9 4 10 23 D 89% 0.730
Existing 42-room
motel on
approximately 0.97
acre developed at a
relatively low
intensity of
approximately 0.45
FAR. The
improvements date
to 1973 and have a
documented
history of property
maintenance and
code-enforcement
issues, indicating
aging
improvements and
limited
reinvestment. The
site is also located
within an area
previously
identified by the
City for residential
redevelopment.

N
171 439-312-12 1400 Bristol
Street 92626 GC C1 MUOD SoBECA 20 60 3.50 Hotel/Motel 67 50 51 168 D 35% 0.170 Entitled Project
Homekey motel
conversion to 76
supportive lower
income units and 2
additional units.

Known as Avon
River Apartments.

N
172 424-081-19
732 W 17th
St 92627 LI MG MUOD
Mesa
West Bluff 20 40 1.81 Industr ial 17 0 41 58 B 53% 0.49 Development
interest provided in N

Appendix B: Sites Analysis B-75
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 continuity for the community and other users when referring to specific sites.

Unique
ID APN Address Zip
Code
Consolidated
Sites
General
Plan Land
Use
Designation
Zoning
Designation
Overlay or
Specific
Plan
Designation
MUOD
Sub-Area
Min.

Density
Allowed
(units/
acre)
Max.

Density
Allowed
(units/
acre)
Parcel
Size
(acres)
Existing
Use/
Vacancy
Lower-
Income
Capacity
Moderate
-Income
Capacity
Above
Moderate
-Income
Capacity
Total
Capacity
Development
Classification
%
Occupied ILV Existing Uses Detail
Ownership
(Consolidated
Sites)
Identified in
prior
planning
periods7
writing by property
owner. Building age
- 1985; Existing
industrial use; auto
related uses.
173 418-181-09 2755 Bristol 92626 GC CL MUOD
Newport
Blvd 20 30 1.69 Commercial 6 0 34 40 C 34% 0.71
Development
interest provided in
writing by property
owner. Commercial
office use / general
office building with
surface parking lot
N
174 422-291-07
2045
Placentia 92627 LI MG MUOD
Mesa
West Bluff 20 40 0.92 Indus trial 3 0 26 29 B 34% 0.7
Development
interest provided in
writing by property
owner. General
industrial use.

N
175 418-102-10
1485 Dale
Way 92626 LI MG MUOD
Harbor
Blvd 20 50 4.46 Industrial 17 48 113 178 C 53% 4.64
Development
interest provided in
writing by property
owner. Industrial /
bus dealership,
auto related uses,
sales, leasing,
service, and
training use.

N
176 425-443-17
1770
Newport
Blvd 92627 V GC C2 MUOD
Newport
Blvd 20 30 1.12 Commercial 3 6 17 26 C 35% 2.58
Development
interest provided in
writing by property
owner. Parcels are
contiguous and
have potential for
lot consolidation.

Prince Capital N
177 425-443-18
1778
Newport
Blvd 92627 V GC C2 MUOD
Newport
Blvd 20 30 0.01 Commercial 0 0 0 0 C N/A N/A
Development
interest provided in
writing by property
owner. Parcels are
contiguous and
Prince Capital N

Appendix B: Sites Analysis B-76
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 continuity for the community and other users when referring to specific sites.

Unique
ID APN Address Zip
Code
Consolidated
Sites
General
Plan Land
Use
Designation
Zoning
Designation
Overlay or
Specific
Plan
Designation
MUOD
Sub-Area
Min.

Density
Allowed
(units/
acre)
Max.

Commercial retail /
shopping center
use. The broader
property includes
Sites 176-179 for
1770–1784
Newport Blvd
includes retail /
shopping center /
storefront property
and a vacant
parking garage,
6,840 SF.
178 425-443-19
1780
Newport
Blvd 92627 V GC C2 MUOD
Newport
Blvd 20 30 0.06 Commercial 0 0 1 1 C N/A N/A
Development
interest provided in
writing by property
owner. Parcels are
contiguous and
have potential for
lot consolidation.

Prince Capital N
179 425-443-20
1784
Newport
Blvd 92627 V GC C2 MUOD
Newport
Blvd 20 30 0.07 Commercial 0 0 1 1 C N/A N/A
Development
interest provided in
writing by property
owner. Parcels are
contiguous and
have potential for
lot consolidation.

Commercial retail /
shopping center
use. The broader
property includes
Sites 176-179 for
1770–1784
Newport Blvd
includes retail /
shopping center /
Prince Capital N

Appendix B: Sites Analysis B-77
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 continuity for the community and other users when referring to specific sites.

Unique
ID APN Address Zip
Code
Consolidated
Sites
General
Plan Land
Use
Designation
Zoning
Designation
Overlay or
Specific
Plan
Designation
MUOD
Sub-Area
Min.

Density
Allowed
(units/
acre)
Max.

Density
Allowed
(units/
acre)
Parcel
Size
(acres)
Existing
Use/
Vacancy
Lower-
Income
Capacity
Moderate
-Income
Capacity
Above
Moderate
-Income
Capacity
Total
Capacity
Development
Classification
%
Occupied ILV Existing Uses Detail
Ownership
(Consolidated
Sites)
Identified in
prior
planning
periods7
storefront property
and a vacant
parking garage,
6,840 SF.
180 418-102-11 NA 92626 LI MG MUOD
Harbor
Blvd 20 50 0.45 Industria l 0 4 14 18 C N/A 0.18
This parcel is
directly adjacent
and contiguous Site
175 known as 1485
Dale
Way. Development
interest provided in
writing by property
owner. Industrial /
bus dealership,
auto related uses,
sales, leasing,
service, and
training use.

Appendix B: Sites Analysis B-78

9. Summary of RHNA Progress by Perm itted Units and Affordability Level The following table summarizes building permits issued toward th e City’s Regional Housing Needs Allocation (RHNA) during the 6t h Cycle projection period through the 2025 reporting year, consistent with the City’s Annual Progress Report (APR) Table B. As discussed above, the City credits units toward its RHNA progress based on the issuance of a building permit, consistent with HCD’s own methodology for tracking Housing Element implementation.

Period Very Low
Income Low Income Moderate
Income
Above Moderate
Income Total Units
Projection Period (6/30/21-
10/14/21) 3 12 8 6 29
2021 (10/15/21-12/31/21) - 7 1 6 14
2022 104 37 10 5 156
2023 7 61 13 10 91
2024 24 45 20 34 123
2025 136 33 27 34 230
Total Units to Date 274 195 79 95 643
Source: City of Costa Mesa Annual Progress Reports (APR), Ta ble A2, 2021–2025; California Department of Housing and Community D evelopment (HCD) Housing Open Data Portal, APR Table A2.

10. Permitted Units by Project — 6t h Cycle Projection Period Through 2025 Table B-9 provides a project-level breakdown of the units that make up the City's 643-unit RHNA credit, including each project's location, affordability level, and permitting status. Each row represents one property, identified by its Assessor's Parcel Number (APN).

Appendix B: Sites Analysis

B-79
Costa Mesa Housing Element
Table B-9: RHNA Credit – Permitted Units by Project 2021-2025 Permit
Date
Range
Project Address (APN) Unit Type /
Tenure VLI Low Mod Above
Mod
Total
Units Affordability Mechanism Status
12/22/22-
03/31/25 2274 Newport Blvd (APN 426-053-15) 5+ / Renter 126 - - 1 127 40 Deed Restricted (Extremely Low) - LIHTC;
40 Deed Restricted (Very Low) - LIHTC; 46
Deed Restricted (Very Low) - HKEY; 1 N/A
(Above Mod) - LIHTC

Building Permit Issued
09/05/2025 1400 Bristol St (APN 439-312-11) 5+ / Renter 76 - - - 76 76 Deed Restricted - HKEY Building Permit Issued 06/16/22-
06/16/22 530 W Wilson St (APN 422-163-21) ADU / Renter 13 - - - 13 13 Non-Deed Restricted
SCAG Affordability Study and consistent with
ADU affordability projections
Building Permit Issued
12/21/22-
01/30/25
1993 Church St; 1993 Church St, Unit 107 (APN
426-262-08)
ADU / Renter - 5 - - 5
5 Non-Deed Restricted
4 units (permitted 2022–2023): SCAG
Affordability Study and consistent with ADU
affordability projections. 1 unit (permitted
2025): Affordability determined via applicant
questionnaire and HCD’s affordability
calculator, based on anticipated rent and
bedroom count (2025 applications).

Building Permit Issued
06/23/22-
06/23/22
2573 Elden Ave, Unit A; 2573 Elden Ave, Unit B;
2573 Elden Ave, Unit C; 2573 Elden Ave, Unit D
(APN 439-171-21)

SFD / Owner - - - 4 4 4 N/A (Above Mod) Building Permit Issued 09/23/22-
02/14/23
2235 Orange Ave; 2235 Orange Avenue (APN
426-062-13)

ADU, SFD /
Owner, Renter
- 4 - - 4
4 Non-Deed Restricted
SCAG Affordability Study and consistent with
ADU affordability projections
Building Permit Issued
06/30/23-
06/30/23
1008 West Wilson Street; 2255 Canyon Dr; 2255
Canyon Drive (APN 422-051-07)

ADU, SFD /
Owner, Renter
- 2 - 2 4
2 Non-Deed Restricted; 2 N/A (Above Mod)
SCAG Affordability Study and consistent with
ADU affordability projections
Building Permit Issued
07/02/24-
07/02/24
1978 Meyer Pl, Unit A; 1978 Meyer Pl, Unit B;
1978 Meyer Pl, Unit C; 1978 Meyer Pl, Unit D
(APN 422-142-37)

SFD / Owner - - - 4 4 Building Permit Issued
07/02/24-
07/02/24
1979 Anaheim Ave, Unit A; 1979 Anaheim Ave,
Unit B; 1979 Anaheim Ave, Unit C; 1979
Anaheim Ave, Unit D (APN 422-142-07)

SFD / Owner - - - 4 4 4 N/A (Above Mod) Building Permit Issued 08/07/24-
12/12/25
604 Bay St; 604 W Bay St, Unit B; 604 W Bay St,
Unit C (APN 422-132-19)
ADU / Renter 2 - 2 - 4
4 Non-Deed Restricted
2 units (permitted 2024): Affordability
determined via a City-administered survey of
ADU owners’ intended rental price (2024
applications). 2 units (permitted 2025):

Affordability determined via applicant
questionnaire and HCD’s affordability
calculator, based on anticipated rent and
bedroom count (2025 applications).

Building Permit Issued
11/05/24-
11/05/24
547 Bernard St; 549 Bernard St; 551 Bernard St;
553 Bernard St (APN 422-103-29) SFD / Owner - - - 4 4 4 N/A (Above Mod) Building Permit Issued 03/19/25-
03/19/25
376 Hamilton St; 376 Hamilton St, Unit B101;
376 Hamilton St, Unit B103 (APN 419-172-40)

ADU, SFA /
Renter
- 2 - 2 4
2 N/A (Above Mod); 2 Non-Deed Restricted
Affordability determined via applicant
questionnaire and HCD’s affordability
calculator, based on anticipated rent and
bedroom count (2025 applications)

Building Permit Issued
03/19/25-
03/19/25
374 Hamilton St; 374 Hamilton St, Unit B101;
374 Hamilton St, Unit B103 (APN 419-172-39)

ADU, SFA /
Renter
- 2 - 2 4
2 Non-Deed Restricted; 2 N/A (Above Mod)
Affordability determined via applicant
questionnaire and HCD’s affordability
calculator, based on anticipated rent and
bedroom count (2025 applications)

Building Permit Issued
05/20/25-
05/21/25
1018 W Wilson St; 1018 Wilson St, Unit A; 1022
W Wilson St, Unit B; 1022 Wilson St (APN 422-
051-05)

ADU, SFD /
Owner, Renter - - 2 2 4 2 N/A (Above Mod); 2 Non-Deed Restricted Building Permit Issued 07/14/25-
07/14/25
314 E 16th St, Unit A; 314 E 16th St, Unit B; 314
E 16th St, Unit C; 314 E 16th St, Unit D (APN
425-211-20)

ADU, SFA /
Renter 1 - 1 2 4
2 Non-Deed Restricted; 2 N/A (Above Mod)
Affordability determined via applicant
questionnaire and HCD’s affordability
calculator, based on anticipated rent and
bedroom count (2025 applications)

Building Permit Issued
10/02/25-
10/02/25
776 W Wilson St, Unit E; 776 W Wilson St, Unit
F; 776 W Wilson St, Unit G; 776 W Wilson St,
Unit H (APN 422-372-14)

ADU / Renter - 4 - - 4
4 Non-Deed Restricted
Affordability determined via applicant
questionnaire and HCD’s affordability
calculator, based on anticipated rent and
bedroom count (2025 applications)
Building Permit Issued
11/20/25-
11/20/25
1765 Santa Ana Ave, Unit N104; 1765 Santa
Ana Ave, Unit N105; 1765 Santa Ana Ave, Unit
P100; 1765 Santa Ana Ave, Unit P99 (APN 425-
462-31)

ADU / Renter - 4 - - 4
4 Non-Deed Restricted
Affordability determined via applicant
questionnaire and HCD’s affordability
calculator, based on anticipated rent and
bedroom count (2025 applications)

Building Permit Issued
09/14/22-
07/10/23
984 El Camino Dr; 984 El Camino Drive, Unit F
(APN 141-665-25)
ADU / Renter - 1 2 - 3
3 Non-Deed Restricted
Affordability based on actual rents
Constructed - Certificate of
Occupancy Issued

Appendix B: Sites Analysis B-80
Costa Mesa Housing Element
Table B-9: RHNA Credit – Permitted Units by Project 2021-2025 Permit
Date
Range
Project Address (APN) Unit Type /
Tenure VLI Low Mod Above
Mod
Total
Units Affordability Mechanism Status
05/11/23-
08/23/24
738 Center St; 738 Center St, Unit A; 738 Center
St, Unit C (APN 424-202-12)
2 to 4, ADU /
Renter
- 3 - - 3
3 Non-Deed Restricted
1 unit (permitted 2023): SCAG Affordability
Study and consistent with ADU affordability
projections. 2 units (permitted 2024):

Affordability determined via a City-
administered survey of ADU owners’
intended rental price (2024 applications).

Building Permit Issued
07/18/23-
10/27/24
729 Center St; 729 Center St, Unit B; 729 Center
St, Unit C (APN 424-204-04) ADU / Renter 1 2 - - 3
3 Non-Deed Restricted
1 unit (permitted 2023): SCAG Affordability
Study and consistent with ADU affordability
projections. 2 units (permitted 2024):

Affordability determined via a City-
administered survey of ADU owners’
intended rental price (2024 applications).

Building Permit Issued
09/28/23-
02/04/25
2195 Maple St; 2195 Maple St, Unit B101; 2195
Maple St, Unit B201 (APN 422-201-02)
ADU / Renter - 3 - - 3
3 Non-Deed Restricted
1 unit (permitted 2023): SCAG Affordability
Study and consistent with ADU affordability
projections. 2 units (permitted 2025):

Affordability determined via applicant
questionnaire and HCD’s affordability
calculator, based on anticipated rent and
bedroom count (2025 applications).

Building Permit Issued
02/11/25-
02/11/25
241 Ogle St, Unit A; 241 Ogle St, Unit B; 241
Ogle St, Unit C (APN 425-202-10)

ADU, SFD /
Owner, Renter
- - 1 2 3 2 N/A (Above Mod); 1 Non-Deed Restricted Building Permit Issued 09/17/25-
09/17/25
220 Costa Mesa St, Unit A103; 220 Costa Mesa
St, Unit B104; 220 Costa Mesa St, Unit B105
(APN 426-272-19)

ADU / Renter - - - 3 3 3 N/A (Above Mod) Building Permit Issued 09/19/25-
09/19/25
758 W 20th St, Unit B105; 758 W 20th St, Unit
B107; 758 W 20th St, Unit B109 (APN 422-281-
19)

ADU / Renter - - 3 - 3 3 Non-Deed Restricted Building Permit Issued 07/27/21-
07/27/21
281 E 20th Street; 281 E 20th Street, Unit B
(APN 426-284-07)

ADU, SFD /
Owner, Renter
- 1 - 1 2
1 Non-Deed Restricted; 1 N/A (Above Mod)
SCAG Affordability Study and consistent with
ADU affordability projections
Building Permit Issued
08/05/21-
12/03/21 257 Flower Street (APN 117-213-26) SFD / Owner - - - 2 2 2 N/A (Above Mod) Constructed - Certificate of Occupancy Issued

09/08/21-
12/03/21 2458 Norse Avenue (APN 119-102-46) SFD / Owner - - - 2 2 2 N/A (Above Mod) Constructed - Certificate of Occupancy Issued

09/28/21-
09/28/21
1951 Rosemary Place; 1951 Rosemary Place,
Unit B (APN 426-032-40)

ADU, SFD /
Owner, Renter
- - 1 1 2 1 N/A (Above Mod); 1 Non-Deed Restricted Building Permit Issued 09/30/21-
11/16/21 246 Cecil Place (APN 426-073-16) SFD / Owner - - - 2 2 2 N/A (Above Mod) Constructed - Certificate of Occupancy Issued
11/05/21-
11/05/21
320 Colleen Place; 320 Colleen Place, Unit B
(APN 426-041-32)

ADU, SFD /
Owner, Renter
- 1 - 1 2
1 Non-Deed Restricted; 1 N/A (Above Mod)
SCAG Affordability Study and consistent with
ADU affordability projections
Building Permit Issued
11/19/21-
12/14/21 473 Ogle Street (APN 425-152-17) SFD / Owner - - - 2 2 2 N/A (Above Mod) Building Permit Issued 11/22/21-
11/22/21
2014 Maple Avenue, Unit 108; 2014 Maple
Avenue, Unit 109 (APN 422-092-25) ADU / Renter - 2 - - 2 2 Non-Deed Restricted
SCAG Affordability Study and consistent with
ADU affordability projections
Building Permit Issued
03/22/22-
03/22/22 560 Hamilton St (APN 422-021-26) ADU / Renter 1 1 - - 2 2 Non-Deed Restricted
SCAG Affordability Study and consistent with
ADU affordability projections
Building Permit Issued
04/07/22-
10/25/22 355 Princeton Dr (APN 141-384-15) ADU / Renter - 2 - - 2 2 Non-Deed Restricted
SCAG Affordability Study and consistent with
ADU affordability projections
Building Permit Issued
07/21/22-
07/21/22 2186 Pacific Ave (APN 422-041-13) ADU / Renter - 2 - - 2 2 Non-Deed Restricted
SCAG Affordability Study and consistent with
ADU affordability projections
Building Permit Issued
07/21/22-
07/21/22 2039 Pomona Ave (APN 422-251-01) ADU / Renter 2 - - - 2 2 Non-Deed Restricted
SCAG Affordability Study and consistent with
ADU affordability projections
Building Permit Issued
11/22/22-
11/22/22 968 Mission Dr (APN 141-662-19) ADU / Renter - 2 - - 2 2 Non-Deed Restricted
SCAG Affordability Study and consistent with
ADU affordability projections
Building Permit Issued
12/01/22-
12/01/22 600 Hamilton St (APN 422-211-20) ADU / Renter 1 1 - - 2 2 Non-Deed Restricted
SCAG Affordability Study and consistent with
ADU affordability projections
Building Permit Issued
12/19/22-
07/05/23 1814 Pitcairn Dr (APN 139-341-15) ADU / Renter - 1 1 - 2 2 Non-Deed Restricted Building Permit Issued

Appendix B: Sites Analysis B-81
Costa Mesa Housing Element
Table B-9: RHNA Credit – Permitted Units by Project 2021-2025 Permit
Date
Range
Project Address (APN) Unit Type /
Tenure VLI Low Mod Above
Mod
Total
Units Affordability Mechanism Status
SCAG Affordability Study and consistent with
ADU affordability projections
01/12/23-
01/12/23 159 Albert Pl (APN 426-063-03) ADU / Renter - 2 - - 2 2 Non-Deed Restricted
Affordability based on actual rents
Constructed - Certificate of
Occupancy Issued
01/18/2023 677 Victoria St (APN 422-211-07) ADU / Renter - 2 - - 2 2 Non-Deed Restricted
SCAG Affordability Study and consistent with
ADU affordability projections
Building Permit Issued
01/18/23-
01/18/23 641 Cove St (APN 422-231-02) ADU / Renter - 2 - - 2 2 Non-Deed Restricted
Affordability based on actual rents

Constructed - Certificate of
Occupancy Issued
01/18/2023 673 Victoria St (APN 422-211-08) ADU / Renter - 2 - - 2 2 Non-Deed Restricted
SCAG Affordability Study and consistent with
ADU affordability projections
Building Permit Issued
01/24/23-
01/24/23
2004 Meyer Pl; 2004 Meyer Place (APN 938-
190-02) ADU / Renter - 1 1 - 2
2 Non-Deed Restricted
SCAG Affordability Study and consistent with
ADU affordability projections
Building Permit Issued
01/25/23-
01/25/23 219 Broadway (APN 425-402-19) ADU / Renter - 1 - 1 2 1 Non-Deed Restricted; 1 N/A (Above Mod)
Affordability based on actual rents
Constructed - Certificate of
Occupancy Issued
02/08/23-
02/08/23
2109 Federal Ave; 2109 Federal Avenue, Unit B
(APN 422-453-12)
ADU / Renter - - 2 - 2 2 Non-Deed Restricted Constructed - Certificate of Occupancy Issued

02/23/23-
08/27/23 734 Center St (APN 424-202-11) ADU / Renter 1 1 - - 2 2 Non-Deed Restricted
SCAG Affordability Study and consistent with
ADU affordability projections
Building Permit Issued
04/06/2023 723 Wilson St (APN 422-401-02) ADU / Renter 1 1 - - 2 2 Non-Deed Restricted
SCAG Affordability Study and consistent with
ADU affordability projections
Building Permit Issued
04/24/23-
07/06/23
3125 Yellowstone Dr; 3125 Yellowstone Drive
(APN 141-073-01) SFD / Owner - - - 2 2 2 N/A (Above Mod) Building Permit Issued 05/05/23-
05/05/23
2083 Wallace Ave; 2083 Wallace Avenue, Unit E
(APN 422-281-06) ADU / Renter - 2 - - 2
2 Non-Deed Restricted
Affordability based on actual rents

Constructed - Certificate of
Occupancy Issued
05/05/23-
05/05/23
2077 Wallace Ave; 2077 Wallace Avenue, Unit E
(APN 422-281-07)
ADU / Renter - 2 - - 2
2 Non-Deed Restricted
Affordability based on actual rents
Constructed - Certificate of
Occupancy Issued
05/24/23-
05/24/23 2167 Miner Street (APN 422-202-14) 2 to 4 / Owner - - - 2 2 2 N/A (Above Mod) Building Permit Issued 06/08/2023 120 Albert Pl (APN 426-054-16) ADU / Renter - 2 - - 2 2 Non-Deed Restricted
SCAG Affordability Study and consistent with
ADU affordability projections
Building Permit Issued
06/15/23-
06/15/23 161 Cecil Pl (APN 426-062-06) SFD / Owner - - - 2 2 2 N/A (Above Mod) Building Permit Issued 07/20/23-
07/20/23
2298 Orange Av; 2298 Orange Avenue, Unit D
(APN 426-074-03)
ADU / Renter - 2 - - 2
2 Non-Deed Restricted
Affordability based on actual rents
Constructed - Certificate of
Occupancy Issued
08/24/23-
08/24/23 185 Mesa Dr (APN 439-221-27) ADU / Renter - 2 - - 2 2 Non-Deed Restricted
SCAG Affordability Study and consistent with
ADU affordability projections
Building Permit Issued
09/13/23-
09/13/23 1769 Anaheim Ave (APN 424-263-25) ADU / Renter 2 - - - 2 2 Non-Deed Restricted
SCAG Affordability Study and consistent with
ADU affordability projections
Building Permit Issued
04/22/24-
04/22/24
331 Avocado St, Unit G; 331 Avocado St, Unit I
(APN 419-071-10) ADU / Renter - 2 - - 2
2 Non-Deed Restricted
Affordability determined via a City-
administered survey of ADU owners’
intended rental price (2024 applications)

Building Permit Issued
04/29/24-
04/29/24
1637 Irvine Ave, Unit A; 1637 Irvine Ave, Unit B
(APN 425-152-11)
ADU / Renter - 2 - - 2
2 Non-Deed Restricted
Affordability determined via a City-
administered survey of ADU owners’
intended rental price (2024 applications)
Building Permit Issued
05/22/24-
05/22/24
2036 Pomona Ave, Unit C; 2036 Pomona Ave,
Unit D (APN 422-221-14) ADU / Renter - 2 - - 2
2 Non-Deed Restricted
Affordability determined via a City-
administered survey of ADU owners’
intended rental price (2024 applications)
Building Permit Issued

Appendix B: Sites Analysis B-82
Costa Mesa Housing Element
Table B-9: RHNA Credit – Permitted Units by Project 2021-2025 Permit
Date
Range
Project Address (APN) Unit Type /
Tenure VLI Low Mod Above
Mod
Total
Units Affordability Mechanism Status
05/29/24-
05/29/24
2158 Charle Dr, Unit C; 2158 Charle Dr, Unit D
(APN 422-203-34) ADU / Renter - 2 - - 2
2 Non-Deed Restricted
Affordability determined via a City-
administered survey of ADU owners’
intended rental price (2024 applications)

Building Permit Issued
06/11/24-
06/11/24
278 Broadway, Unit A; 278 Broadway, Unit B
(APN 117-213-09) SFD / Owner - - - 2 2 2 N/A (Above Mod) Building Permit Issued 06/14/2024 379 E 20th St (APN 426-304-07) ADU / Renter - - 2 - 2 2 Non-Deed Restricted Building Permit Issued 07/08/24-
07/08/24 316 22nd St; 318 22nd St (APN 426-041-09) SFD / Owner - - - 2 2 2 N/A (Above Mod) Building Permit Issued 07/22/24-
07/22/24
243 E 20th St, Unit D; 243 E 20th St, Unit E (APN
426-273-13) ADU / Renter - 2 - - 2
2 Non-Deed Restricted
Affordability determined via a City-
administered survey of ADU owners’
intended rental price (2024 applications)

Building Permit Issued
07/22/24-
07/22/24
853 Oak St; 853 Oak St, Unit B (APN 422-503-
01)

ADU, SFD /
Owner, Renter
- - 1 1 2 1 N/A (Above Mod); 1 Non-Deed Restricted Building Permit Issued 07/29/24-
06/25/25 1989 Orange Ave (APN 426-032-54) ADU / Renter - 2 - - 2 2 Non-Deed Restricted
1 unit (permitted 2024): Affordability
determined via a City-administered survey of
ADU owners’ intended rental price (2024
applications). 1 unit (permitted 2025):

Affordability determined via applicant
questionnaire and HCD’s affordability
calculator, based on anticipated rent and
bedroom count (2025 applications).

Building Permit Issued
08/20/24-
08/20/24
244 22nd St; 244 22nd St, Unit B (APN 426-071-
18)

ADU, SFD /
Owner, Renter
- 1 - 1 2
1 Non-Deed Restricted; 1 N/A (Above Mod)
Affordability determined via a City-
administered survey of ADU owners’
intended rental price (2024 applications)
Building Permit Issued
08/22/24-
08/22/24
2078 thurin St, Unit B3; 2078 thurin St, Unit D4
(APN 419-021-31) ADU / Renter - 2 - - 2
2 Non-Deed Restricted
Affordability determined via a City-
administered survey of ADU owners’
intended rental price (2024 applications)
Building Permit Issued
09/11/24-
09/11/24
288 Knox St, Unit B105; 288 Knox St, Unit B107
(APN 425-163-08)
ADU / Renter - 2 - - 2
2 Non-Deed Restricted
Affordability determined via a City-
administered survey of ADU owners’
intended rental price (2024 applications)

Building Permit Issued
09/20/24-
09/20/24
994 Valencia St, Unit 101; 994 Valencia St, Unit
108 (APN 141-664-31)
ADU / Renter 1 - - 1 2
1 N/A (Above Mod); 1 Non-Deed Restricted
Affordability determined via a City-
administered survey of ADU owners’
intended rental price (2024 applications)
Building Permit Issued
09/25/24-
09/25/24
135 Broadway, Unit D; 135 Broadway, Unit E
(APN 425-451-22) ADU / Renter - 2 - - 2
2 Non-Deed Restricted
Affordability determined via a City-
administered survey of ADU owners’
intended rental price (2024 applications)

Building Permit Issued
10/23/24-
10/23/24
2016 Wallace Ave, Unit G; 2016 Wallace Ave,
Unit H (APN 422-252-18)
ADU / Renter 1 - 1 - 2
2 Non-Deed Restricted
Affordability determined via a City-
administered survey of ADU owners’
intended rental price (2024 applications)
Building Permit Issued
10/31/24-
10/31/24
287 E 16th Pl, Unit 10; 287 E 16th Pl, Unit 9
(APN 425-221-08) ADU / Renter 2 - - - 2
2 Non-Deed Restricted
Affordability determined via a City-
administered survey of ADU owners’
intended rental price (2024 applications)
Building Permit Issued
03/30/25-
03/30/25
555 W Paularino Ave, Unit O101; 555 W
Paularino Ave, Unit O102 (APN 418-211-01)
ADU / Renter - - 2 - 2 2 Non-Deed Restricted Building Permit Issued 04/07/25-
04/07/25
716 Center St, Unit B; 716 Center St, Unit C
(APN 424-202-07) ADU / Renter - 2 - - 2
2 Non-Deed Restricted
Affordability determined via applicant
questionnaire and HCD’s affordability
calculator, based on anticipated rent and
bedroom count (2025 applications)
Building Permit Issued
05/01/25-
05/01/25
988 Valencia St, Unit 5; 988 Valencia St, Unit 6
(APN 141-664-30)
ADU / Renter - - - 2 2 2 N/A (Above Mod) Building Permit Issued 07/08/25-
07/08/25
111 Cecil Pl, Unit C; 111 Cecil Pl, Unit D (APN
426-052-03)
ADU / Renter - - 2 - 2 2 Non-Deed Restricted Building Permit Issued 07/24/25-
07/24/25
2417 Elden Ave, Unit H; 2417 Elden Ave, Unit I
(APN 439-281-49) ADU / Renter - - 2 - 2 2 Non-Deed Restricted Building Permit Issued 09/16/25-
09/16/25
988 El Camino Dr, Unit A105; 988 El Camino Dr,
Unit B106 (APN 141-665-26) ADU / Renter - - - 2 2 2 N/A (Above Mod) Building Permit Issued 12/12/25-
12/12/25
186 Del Mar Ave, Unit B; 186 Del Mar Ave, Unit
C (APN 439-221-48)
ADU / Renter - 2 - - 2
2 Non-Deed Restricted
Affordability determined via applicant
questionnaire and HCD’s affordability
Building Permit Issued

Appendix B: Sites Analysis B-83
Costa Mesa Housing Element
Table B-9: RHNA Credit – Permitted Units by Project 2021-2025 Permit
Date
Range
Project Address (APN) Unit Type /
Tenure VLI Low Mod Above
Mod
Total
Units Affordability Mechanism Status
calculator, based on anticipated rent and
bedroom count (2025 applications)
07/06/2021 900 W 20th Street (APN 422-494-41) ADU / Renter - 1 - - 1 1 Non-Deed Restricted
SCAG Affordability Study and consistent with
ADU affordability projections
Building Permit Issued
07/07/2021 2994 Croftdon Street, Unit B (APN 141-233-02) ADU / Renter - - 1 - 1 1 Non-Deed Restricted Building Permit Issued 07/07/2021 1850 Paros Circle (APN 139-421-13) ADU / Renter - - 1 - 1 1 Non-Deed Restricted Building Permit Issued 07/12/2021 230 Sherwood Place, Unit B (APN 426-202-35) ADU / Renter - 1 - - 1 1 Non-Deed Restricted
SCAG Affordability Study and consistent with
ADU affordability projections
Building Permit Issued
07/16/2021 257 Knox Place (APN 425-163-18) ADU / Renter - - 1 - 1 1 Non-Deed Restricted Building Permit Issued 07/20/2021 2175 Tustin Avenue, Unit C (APN 426-171-07) ADU / Renter - 1 - - 1 1 Non-Deed Restricted
SCAG Affordability Study and consistent with
ADU affordability projections
Building Permit Issued
07/20/2021 2545 Westminster Avenue, Unit B (APN 439-
191-10)
ADU / Renter - 1 - - 1
1 Non-Deed Restricted
SCAG Affordability Study and consistent with
ADU affordability projections
Building Permit Issued
08/11/2021 118 Magnolia Street, Unit B (APN 425-451-30) ADU / Renter - 1 - - 1 1 Non-Deed Restricted
SCAG Affordability Study and consistent with
ADU affordability projections
Building Permit Issued
08/11/2021 382 Ramona Way, Unit B (APN 425-311-45) ADU / Renter - 1 - - 1 1 Non-Deed Restricted
SCAG Affordability Study and consistent with
ADU affordability projections
Building Permit Issued
08/12/2021 700 W 20th Street, Unit D (APN 422-251-08) ADU / Renter 1 - - - 1 1 Non-Deed Restricted
SCAG Affordability Study and consistent with
ADU affordability projections
Building Permit Issued
08/13/2021 482 E 20th Street, Unit A (APN 426-252-39) ADU / Renter - 1 - - 1 1 Non-Deed Restricted
SCAG Affordability Study and consistent with
ADU affordability projections
Building Permit Issued
08/31/2021 2049 Monrovia Avenue, Unit B (APN 422-492-
08)
ADU / Renter - - 1 - 1 1 Non-Deed Restricted Building Permit Issued 09/08/2021 536 Caleigh Lane (APN 422-091-07) SFA / Owner - - - 1 1 1 N/A (Above Mod) Building Permit Issued 09/20/2021 324 Costa Mesa Street, Unit B (APN 426-292-
15)
ADU / Renter - 1 - - 1
1 Non-Deed Restricted
SCAG Affordability Study and consistent with
ADU affordability projections
Building Permit Issued
09/22/2021 227 Mesa Drive, Unit B (APN 439-213-26) ADU / Renter - - 1 - 1 1 Non-Deed Restricted Building Permit Issued 09/27/2021 330 Ogle Street, Unit B (APN 425-213-11) ADU / Renter - 1 - - 1 1 Non-Deed Restricted
SCAG Affordability Study and consistent with
ADU affordability projections
Building Permit Issued
09/28/2021 379 E 19th Street, Unit B (APN 117-294-14) ADU / Renter - 1 - - 1 1 Non-Deed Restricted
SCAG Affordability Study and consistent with
ADU affordability projections
Building Permit Issued
09/28/2021 861 Joann Street, Unit B (APN 422-362-05) ADU / Renter - - 1 - 1 1 Non-Deed Restricted Building Permit Issued 10/05/2021 1939 Continental Avenue, Unit B (APN 422-513- 11) ADU / Renter 1 - - - 1
1 Non-Deed Restricted
SCAG Affordability Study and consistent with
ADU affordability projections
Building Permit Issued
10/13/2021 1984 Orange Avenue (APN 426-273-25) ADU / Renter - - 1 - 1 1 Non-Deed Restricted Building Permit Issued 10/14/2021 2510 Carnegie Avenue (APN 141-424-02) ADU / Renter - 1 - - 1 1 Non-Deed Restricted
SCAG Affordability Study and consistent with
ADU affordability projections
Building Permit Issued
10/14/2021 974 Linden Place (APN 422-483-10) ADU / Renter 1 - - - 1 1 Non-Deed Restricted
SCAG Affordability Study and consistent with
ADU affordability projections
Building Permit Issued
10/18/2021 2687 Elden Avenue, Unit B (APN 439-081-22) ADU / Renter - 1 - - 1 1 Non-Deed Restricted
SCAG Affordability Study and consistent with
ADU affordability projections
Building Permit Issued
11/05/2021 3078 Roanoke Lane, Unit B (APN 141-512-10) ADU / Renter - - 1 - 1 1 Non-Deed Restricted Building Permit Issued 11/23/2021 466 E 18th Street, Unit B (APN 117-332-27) ADU / Renter - 1 - - 1 1 Non-Deed Restricted SCAG Affordability
Study and consistent with ADU affordability
projections

Building Permit Issued

Appendix B: Sites Analysis B-84
Costa Mesa Housing Element
Table B-9: RHNA Credit – Permitted Units by Project 2021-2025 Permit
Date
Range
Project Address (APN) Unit Type /
Tenure VLI Low Mod Above
Mod
Total
Units Affordability Mechanism Status
12/07/2021 2845 Ellesmere Avenue, Unit B (APN 139-335-
06) ADU / Renter - 1 - - 1
1 Non-Deed Restricted
SCAG Affordability Study and consistent with
ADU affordability projections
Building Permit Issued
12/20/2021 363 Rochester Street, Unit A (APN 425-021-10) ADU / Renter - 1 - - 1 1 Non-Deed Restricted
SCAG Affordability Study and consistent with
ADU affordability projections
Building Permit Issued
01/05/2022 274 Cecil Pl (APN 426-083-17) ADU / Renter 1 - - - 1 1 Non-Deed Restricted
SCAG Affordability Study and consistent with
ADU affordability projections
Building Permit Issued
01/06/2022 1965 Tustin Ave (APN 426-303-12) ADU / Renter - 1 - - 1 1 Non-Deed Restricted
SCAG Affordability Study and consistent with
ADU affordability projections
Constructed - Certificate of
Occupancy Issued

01/28/2022 2245 Raleigh Ave (APN 422-402-01) ADU / Renter 1 - - - 1 1 Non-Deed Restricted
SCAG Affordability Study and consistent with
ADU affordability projections
Constructed - Certificate of
Occupancy Issued

02/15/2022 1833 Pomona Ave (APN 424-174-08) ADU / Renter - 1 - - 1 1 Non-Deed Restricted
SCAG Affordability Study and consistent with
ADU affordability projections
Building Permit Issued
02/16/2022 1929 Arnold Ave (APN 422-242-07) ADU / Renter - 1 - - 1 1 Non-Deed Restricted
SCAG Affordability Study and consistent with
ADU affordability projections
Building Permit Issued
02/23/2022 933 Dogwood St (APN 422-522-07) ADU / Renter - 1 - - 1 1 Non-Deed Restricted
SCAG Affordability Study and consistent with
ADU affordability projections
Constructed - Certificate of
Occupancy Issued

02/24/2022 1388 Watson Ave (APN 141-031-03) ADU / Renter - 1 - - 1 1 Non-Deed Restricted
SCAG Affordability Study and consistent with
ADU affordability projections
Building Permit Issued
03/16/2022 319 E 16th Pl (APN 425-211-06) ADU / Renter - 1 - - 1 1 Non-Deed Restricted
SCAG Affordability Study and consistent with
ADU affordability projections
Constructed - Certificate of
Occupancy Issued

03/17/2022 3109 Lincoln Way (APN 141-652-47) ADU / Renter - 1 - - 1 1 Non-Deed Restricted
SCAG Affordability Study and consistent with
ADU affordability projections
Building Permit Issued
03/25/2022 166 Magnolia St (APN 425-232-02) ADU / Renter - - 1 - 1 1 Non-Deed Restricted Constructed - Certificate of Occupancy Issued

04/14/2022 271 Monte Vista Ave (APN 439-333-05) ADU / Renter - 1 - - 1 1 Non-Deed Restricted
Affordability based on actual rents
Constructed - Certificate of
Occupancy Issued
04/19/2022 811 Saint Clair St (APN 141-545-08) ADU / Renter - - 1 - 1 1 Non-Deed Restricted Building Permit Issued 04/19/2022 2020 Continental Ave (APN 422-503-21) ADU / Renter - 1 - - 1 1 Non-Deed Restricted
SCAG Affordability Study and consistent with
ADU affordability projections

Building Permit Issued
04/20/2022 2064 Monrovia Ave (APN 422-505-30) ADU / Renter 1 - - - 1 1 Non-Deed Restricted
SCAG Affordability Study and consistent with
ADU affordability projections

Building Permit Issued
05/04/2022 2531 Fairway Dr (APN 439-181-48) ADU / Renter 1 - - - 1 1 Non-Deed Restricted
Affordability based on actual rents
Constructed - Certificate of
Occupancy Issued
05/06/2022 1396 Galway Ln (APN 141-161-01) ADU / Renter - - 1 - 1 1 Non-Deed Restricted Building Permit Issued 05/09/2022 2373 Santa Ana Ave (APN 119-134-17) ADU / Renter - - 1 - 1 1 Non-Deed Restricted Building Permit Issued 05/20/2022 376 E 16th Pl (APN 425-192-14) ADU / Renter - 1 - - 1 1 Non-Deed Restricted
SCAG Affordability Study and consistent with
ADU affordability projections
Building Permit Issued
05/23/2022 218 E 18th St (APN 425-401-05) ADU / Renter - - 1 - 1 1 Non-Deed Restricted Building Permit Issued 05/23/2022 1654 Tustin Ave (APN 425-143-46) ADU / Renter - - 1 - 1 1 Non-Deed Restricted Building Permit Issued 06/28/2022 2526 Carnegie Ave (APN 141-424-04) ADU / Renter - 1 - - 1 1 Non-Deed Restricted
SCAG Affordability Study and consistent with
ADU affordability projections
Building Permit Issued
07/07/2022 1646 Samar Pl (APN 139-281-21) ADU / Renter - 1 - - 1 1 Non-Deed Restricted
SCAG Affordability Study and consistent with
ADU affordability projections
Building Permit Issued

Appendix B: Sites Analysis B-85
Costa Mesa Housing Element
Table B-9: RHNA Credit – Permitted Units by Project 2021-2025 Permit
Date
Range
Project Address (APN) Unit Type /
Tenure VLI Low Mod Above
Mod
Total
Units Affordability Mechanism Status
07/12/2022 321 Ramona Pl (APN 425-321-06) ADU / Renter - - 1 - 1 1 Non-Deed Restricted Building Permit Issued 07/14/2022 830 Sonora Rd (APN 141-542-07) ADU / Renter - 1 - - 1 1 Non-Deed Restricted
SCAG Affordability Study and consistent with
ADU affordability projections
Building Permit Issued
07/18/2022 834 Saint Clair St (APN 141-546-07) ADU / Renter - 1 - - 1 1 Non-Deed Restricted
SCAG Affordability Study and consistent with
ADU affordability projections
Building Permit Issued
08/01/2022 1589 Orange Ave (APN 425-341-22) ADU / Renter - - 1 - 1 1 Non-Deed Restricted Building Permit Issued 08/02/2022 323 Alva Ln (APN 426-294-05) ADU / Renter - 1 - - 1 1 Non-Deed Restricted
SCAG Affordability Study and consistent with
ADU affordability projections
Building Permit Issued
08/10/2022 1910 Federal Ave (APN 422-511-17) ADU / Renter - 1 - - 1 1 Non-Deed Restricted
SCAG Affordability Study and consistent with
ADU affordability projections
Building Permit Issued
09/13/2022 1040 Spinnaker Run (APN 424-511-11) ADU / Renter 1 - - - 1 1 Non-Deed Restricted
SCAG Affordability Study and consistent with
ADU affordability projections
Building Permit Issued
09/22/2022 1789 Nantucket Pl (APN 424-521-09) ADU / Renter - 1 - - 1 1 Non-Deed Restricted
SCAG Affordability Study and consistent with
ADU affordability projections
Building Permit Issued
09/29/2022 2813 Drake Ave (APN 141-302-04) ADU / Renter - 1 - - 1 1 Non-Deed Restricted
SCAG Affordability Study and consistent with
ADU affordability projections
Building Permit Issued
10/13/2022 2934 Maui Pl (APN 139-252-13) ADU / Renter - 1 - - 1 1 Non-Deed Restricted
SCAG Affordability Study and consistent with
ADU affordability projections
Building Permit Issued
11/08/2022 1934 Whittier Ave (APN 422-532-05) ADU / Renter - 1 - - 1 1 Non-Deed Restricted
SCAG Affordability Study and consistent with
ADU affordability projections
Building Permit Issued
11/14/2022 223 Wellesley Ln (APN 141-395-33) ADU / Renter - 1 - - 1 1 Non-Deed Restricted
SCAG Affordability Study and consistent with
ADU affordability projections
Building Permit Issued
11/18/2022 571 Park Dr (APN 424-271-28) ADU / Renter 1 - - - 1 1 Non-Deed Restricted
SCAG Affordability Study and consistent with
ADU affordability projections
Building Permit Issued
12/05/2022 707 Center St (APN 424-204-09) ADU / Renter 1 - - - 1 1 Non-Deed Restricted
SCAG Affordability Study and consistent with
ADU affordability projections
Building Permit Issued
12/06/2022 2023 Paloma Dr (APN 426-251-33) ADU / Renter - 1 - - 1 1 Non-Deed Restricted
SCAG Affordability Study and consistent with
ADU affordability projections
Building Permit Issued
12/16/2022 385 Walnut St (APN 426-302-08) ADU / Renter - 1 - - 1 1 Non-Deed Restricted Constructed - Certificate of Occupancy Issued
12/16/2022 408 E 18th St (APN 117-332-39) ADU / Renter - - 1 - 1 1 Non-Deed Restricted Building Permit Issued 12/19/2022 881 Capital St (APN 422-392-04) ADU / Renter - 1 - - 1 1 Non-Deed Restricted
SCAG Affordability Study and consistent with
ADU affordability projections
Building Permit Issued
01/09/2023 326 Hamilton St (APN 419-021-15) ADU / Renter - - 1 - 1 1 Non-Deed Restricted Building Permit Issued 01/23/2023 787 Joann Street, Unit B (APN 422-372-03) ADU / Renter 1 - - - 1 1 Non-Deed Restricted Constructed - Certificate of Occupancy Issued

01/24/2023 2521 Westminster Ave (APN 439-191-05) ADU / Renter 1 - - - 1 1 Non-Deed Restricted
SCAG Affordability Study and consistent with
ADU affordability projections
Building Permit Issued
02/15/2023 306 Colleen Pl (APN 426-041-35) ADU / Renter - 1 - - 1 1 Non-Deed Restricted
SCAG Affordability Study and consistent with
ADU affordability projections
Building Permit Issued
02/27/2023 2089 Orange Ave (APN 426-193-12) ADU / Renter - 1 - - 1 1 Non-Deed Restricted
SCAG Affordability Study and consistent with
ADU affordability projections
Building Permit Issued
03/01/2023 354 La Perle Pl (APN 425-311-21) ADU / Renter - 1 - - 1 1 Non-Deed Restricted Building Permit Issued

Appendix B: Sites Analysis B-86
Costa Mesa Housing Element
Table B-9: RHNA Credit – Permitted Units by Project 2021-2025 Permit
Date
Range
Project Address (APN) Unit Type /
Tenure VLI Low Mod Above
Mod
Total
Units Affordability Mechanism Status
SCAG Affordability Study and consistent with
ADU affordability projections
03/16/2023 486 Shady Dr (APN 117-372-52) ADU / Renter - - 1 - 1 1 Non-Deed Restricted Building Permit Issued 03/20/2023 1992 Orange Ave (APN 426-273-04) ADU / Renter - 1 - - 1 1 Non-Deed Restricted
SCAG Affordability Study and consistent with
ADU affordability projections
Building Permit Issued
03/21/2023 259 21st St (APN 426-215-03) ADU / Renter - 1 - - 1 1 Non-Deed Restricted
SCAG Affordability Study and consistent with
ADU affordability projections
Building Permit Issued
05/01/2023 264 Walnut St (APN 426-283-21) ADU / Renter - 1 - - 1 1 Non-Deed Restricted
SCAG Affordability Study and consistent with
ADU affordability projections
Building Permit Issued
05/01/2023 382 Costa Mesa St (APN 426-302-15) SFD / Owner - - - 1 1 1 N/A (Above Mod) Building Permit Issued 05/03/2023 366 Ralcam Place, Unit B (APN 419-172-17) ADU / Renter - 1 - - 1 1 Non-Deed Restricted
SCAG Affordability Study and consistent with
ADU affordability projections
Building Permit Issued
05/03/2023 3222 Colorado Place, Unit B (APN 139-086-06) ADU / Renter - 1 - - 1 1 Non-Deed Restricted Constructed - Certificate of Occupancy Issued

05/04/2023 1954 Fullerton Ave (APN 426-032-20) ADU / Renter - 1 - - 1 1 Non-Deed Restricted
SCAG Affordability Study and consistent with
ADU affordability projections
Building Permit Issued
05/04/2023 490 Walnut Pl (APN 426-323-10) ADU / Renter - 1 - - 1 1 Non-Deed Restricted
SCAG Affordability Study and consistent with
ADU affordability projections
Building Permit Issued
06/12/2023 2020 Monrovia Ave (APN 422-505-21) ADU / Renter 1 - - - 1 1 Non-Deed Restricted
SCAG Affordability Study and consistent with
ADU affordability projections
Building Permit Issued
06/13/2023 644 Seal St (APN 422-231-16) ADU / Renter - 1 - - 1 1 Non-Deed Restricted
SCAG Affordability Study and consistent with
ADU affordability projections
Building Permit Issued
06/15/2023 3122 Country Club Dr (APN 139-123-12) ADU / Renter - 1 - - 1 1 Non-Deed Restricted
SCAG Affordability Study and consistent with
ADU affordability projections
Building Permit Issued
06/15/2023 660 Beach St (APN 422-241-12) ADU / Renter - - 1 - 1 1 Non-Deed Restricted Building Permit Issued 06/20/2023 209 Flower Street, Unit C (APN 425-403-20) ADU / Renter - 1 - - 1 1 Non-Deed Restricted Constructed - Certificate of Occupancy Issued
06/20/2023 480 Broadway (APN 117-342-24) ADU / Renter - - 1 - 1 1 Non-Deed Restricted Building Permit Issued 07/06/2023 478 Esther St (APN 426-324-15) ADU / Renter - - 1 - 1 1 Non-Deed Restricted Building Permit Issued 07/06/2023 385 E 19th St (APN 117-294-13) ADU / Renter - 1 - - 1 1 Non-Deed Restricted
SCAG Affordability Study and consistent with
ADU affordability projections
Building Permit Issued
07/17/2023 2215 Republic Ave (APN 422-383-07) ADU / Renter - 1 - - 1 1 Non-Deed Restricted
SCAG Affordability Study and consistent with
ADU affordability projections
Building Permit Issued
07/31/2023 1629 White Oak St (APN 139-214-01) ADU / Renter - 1 - - 1 1 Non-Deed Restricted
SCAG Affordability Study and consistent with
ADU affordability projections
Building Permit Issued
08/03/2023 305 Flower St (APN 117-253-22) ADU / Renter - - 1 - 1 1 Non-Deed Restricted Building Permit Issued 08/16/2023 2041 Tustin Ave (APN 426-232-07) ADU / Renter - 1 - - 1 1 Non-Deed Restricted
SCAG Affordability Study and consistent with
ADU affordability projections
Building Permit Issued
08/23/2023 3097 Molokai Pl (APN 139-154-15) ADU / Renter - - 1 - 1 1 Non-Deed Restricted Building Permit Issued 08/30/2023 338 E 19th St (APN 426-291-11) ADU / Renter - 1 - - 1 1 Non-Deed Restricted
SCAG Affordability Study and consistent with
ADU affordability projections
Building Permit Issued
09/12/2023 1924 Church St (APN 426-263-05) ADU / Renter - 1 - - 1 1 Non-Deed Restricted
SCAG Affordability Study and consistent with
ADU affordability projections
Building Permit Issued
09/27/2023 362 Rochester St (APN 425-022-03) ADU / Renter - 1 - - 1 1 Non-Deed Restricted Building Permit Issued

Appendix B: Sites Analysis B-87
Costa Mesa Housing Element
Table B-9: RHNA Credit – Permitted Units by Project 2021-2025 Permit
Date
Range
Project Address (APN) Unit Type /
Tenure VLI Low Mod Above
Mod
Total
Units Affordability Mechanism Status
SCAG Affordability Study and consistent with
ADU affordability projections
10/18/2023 470 Shady Dr (APN 117-372-35) ADU / Renter - 1 - - 1 1 Non-Deed Restricted
SCAG Affordability Study and consistent with
ADU affordability projections
Building Permit Issued
11/02/2023 277 Costa Mesa St (APN 426-281-06) ADU / Renter - 1 - - 1 1 Non-Deed Restricted
SCAG Affordability Study and consistent with
ADU affordability projections
Building Permit Issued
11/13/2023 754 Joann St (APN 422-371-22) ADU / Renter - 1 - - 1 1 Non-Deed Restricted
SCAG Affordability Study and consistent with
ADU affordability projections
Building Permit Issued
11/15/2023 1940 Wallace Ave (APN 422-262-14) ADU / Renter - 1 - - 1 1 Non-Deed Restricted
SCAG Affordability Study and consistent with
ADU affordability projections
Building Permit Issued
12/07/2023 854 Oak St (APN 422-502-02) ADU / Renter - 1 - - 1 1 Non-Deed Restricted
SCAG Affordability Study and consistent with
ADU affordability projections
Building Permit Issued
12/07/2023 2518 Carnegie Ave (APN 141-424-03) ADU / Renter - 1 - - 1 1 Non-Deed Restricted
SCAG Affordability Study and consistent with
ADU affordability projections
Building Permit Issued
12/07/2023 3253 Oregon Ave (APN 139-054-03) ADU / Renter - 1 - - 1 1 Non-Deed Restricted
SCAG Affordability Study and consistent with
ADU affordability projections
Building Permit Issued
12/11/2023 274 Brentwood St (APN 439-333-14) ADU / Renter - 1 - - 1 1 Non-Deed Restricted
SCAG Affordability Study and consistent with
ADU affordability projections
Building Permit Issued
12/11/2023 270 E 15th St (APN 425-161-05) ADU / Renter - - 1 - 1 1 Non-Deed Restricted Building Permit Issued 12/20/2023 153 Del Mar Ave (APN 439-161-62) ADU / Renter - 1 - - 1 1 Non-Deed Restricted
SCAG Affordability Study and consistent with
ADU affordability projections
Building Permit Issued
01/11/2024 840 St Clair St, Unit B (APN 141-546-09) ADU / Renter 1 - - - 1 1 Non-Deed Restricted
Affordability determined via a City-
administered survey of ADU owners’
intended rental price (2024 applications)

Building Permit Issued
01/30/2024 2784 Bluebird Cir (APN 139-621-07) SFD / Owner - - - 1 1 1 N/A (Above Mod) Building Permit Issued 03/07/2024 331 Costa Mesa St (APN 426-291-06) ADU / Renter - 1 - - 1 1 Non-Deed Restricted
Affordability determined via a City-
administered survey of ADU owners’
intended rental price (2024 applications)
Building Permit Issued
03/08/2024 459 E 18th St, Unit B (APN 117-372-19) ADU / Renter 1 - - - 1 1 Non-Deed Restricted
Affordability determined via a City-
administered survey of ADU owners’
intended rental price (2024 applications)

Building Permit Issued
03/14/2024 1115 Valley Cir, Unit B (APN 422-031-13) ADU / Renter - 1 - - 1 1 Non-Deed Restricted
Affordability determined via a City-
administered survey of ADU owners’
intended rental price (2024 applications)

Building Permit Issued
03/21/2024 2064 Continental Ave (APN 422-503-30) ADU / Renter 1 - - - 1 1 Non-Deed Restricted
Affordability determined via a City-
administered survey of ADU owners’
intended rental price (2024 applications)
Building Permit Issued
03/26/2024 2900 Redwood Ave (APN 139-294-25) ADU / Renter - 1 - - 1 1 Non-Deed Restricted
Affordability determined via a City-
administered survey of ADU owners’
intended rental price (2024 applications)

Building Permit Issued
04/08/2024 2116 Wallace Ave, Unit B (APN 422-462-07) ADU / Renter - 1 - - 1 1 Non-Deed Restricted
Affordability determined via a City-
administered survey of ADU owners’
intended rental price (2024 applications)
Building Permit Issued
04/10/2024 2822 Ellesmere Ave, Unit B (APN 139-334-08) ADU / Renter - - 1 - 1 1 Non-Deed Restricted Building Permit Issued 04/22/2024 1589 Santa Ana Ave, Unit B (APN 425-164-11) ADU / Renter - - 1 - 1 1 Non-Deed Restricted Building Permit Issued 04/23/2024 228 Costa Mesa St (APN 426-272-17) SFD / Owner - - - 1 1 1 N/A (Above Mod) Building Permit Issued 05/03/2024 482 Costa Mesa St (APN 426-322-07) SFD / Owner - - - 1 1 1 N/A (Above Mod) Building Permit Issued

Appendix B: Sites Analysis B-88
Costa Mesa Housing Element
Table B-9: RHNA Credit – Permitted Units by Project 2021-2025 Permit
Date
Range
Project Address (APN) Unit Type /
Tenure VLI Low Mod Above
Mod
Total
Units Affordability Mechanism Status
05/13/2024 1030 Secretariat Cir, Unit B (APN 412-371-46) ADU / Renter - 1 - - 1 1 Non-Deed Restricted
Affordability determined via a City-
administered survey of ADU owners’
intended rental price (2024 applications)

Building Permit Issued
05/21/2024 2147 Iris Pl (APN 426-151-34) ADU / Renter - 1 - - 1 1 Non-Deed Restricted
Affordability determined via a City-
administered survey of ADU owners’
intended rental price (2024 applications)
Building Permit Issued
05/23/2024 1184 Dorset Ln (APN 141-141-07) ADU / Renter - - 1 - 1 1 Non-Deed Restricted Building Permit Issued 05/23/2024 1787 Panay Cir (APN 139-122-47) ADU / Renter - 1 - - 1 1 Non-Deed Restricted
Affordability determined via a City-
administered survey of ADU owners’
intended rental price (2024 applications)

Building Permit Issued
05/28/2024 840 Sonora Rd (APN 141-542-10) ADU / Renter 1 - - - 1 1 Non-Deed Restricted
Affordability determined via a City-
administered survey of ADU owners’
intended rental price (2024 applications)
Building Permit Issued
06/04/2024 2570 Fordham Dr (APN 141-384-02) ADU / Renter - 1 - - 1 1 Non-Deed Restricted
Affordability determined via a City-
administered survey of ADU owners’
intended rental price (2024 applications)

Building Permit Issued
06/06/2024 268 E 19th St (APN 426-281-16) SFD / Owner - - - 1 1 1 N/A (Above Mod) Building Permit Issued 06/12/2024 695 Joann St, Unit C (APN 422-152-01) ADU / Renter - 1 - - 1 1 Non-Deed Restricted
Affordability determined via a City-
administered survey of ADU owners’
intended rental price (2024 applications)

Building Permit Issued
06/25/2024 1592 Redlands Pl (APN 425-311-65) SFD / Owner - - - 1 1 1 N/A (Above Mod) Building Permit Issued 06/25/2024 1594 Redlands Pl (APN 425-311-69) SFD / Owner - - - 1 1 1 N/A (Above Mod) Building Permit Issued 06/26/2024 1104 Victoria St, Unit D (APN 422-041-41) ADU / Renter - 1 - - 1 1 Non-Deed Restricted
Affordability determined via a City-
administered survey of ADU owners’
intended rental price (2024 applications)
Building Permit Issued
06/26/2024 1106 Victoria St, Unit D (APN 422-041-42) ADU / Renter - 1 - - 1 1 Non-Deed Restricted
Affordability determined via a City-
administered survey of ADU owners’
intended rental price (2024 applications)

Building Permit Issued
07/03/2024 2155 Raleigh Ave (APN 422-403-11) ADU / Renter 1 - - - 1 1 Non-Deed Restricted
Affordability determined via a City-
administered survey of ADU owners’
intended rental price (2024 applications)
Building Permit Issued
07/10/2024 526 Pierpont Dr, Unit B (APN 418-033-16) ADU / Renter - 1 - - 1 1 Non-Deed Restricted
Affordability determined via a City-
administered survey of ADU owners’
intended rental price (2024 applications)

Building Permit Issued
07/15/2024 1382 Garlingford St, Unit B (APN 141-022-04) ADU / Renter - 1 - - 1 1 Non-Deed Restricted
Affordability determined via a City-
administered survey of ADU owners’
intended rental price (2024 applications)
Building Permit Issued
07/15/2024 471 Magnolia St, Unit B (APN 117-332-15) ADU / Renter - - 1 - 1 1 Non-Deed Restricted Building Permit Issued 07/16/2024 270 Albert Pl B (APN 426-084-18) ADU / Renter - - 1 - 1 1 Non-Deed Restricted Building Permit Issued 07/16/2024 1901 Tustin Ave, Unit B (APN 426-301-12) ADU / Renter - - 1 - 1 1 Non-Deed Restricted Building Permit Issued 07/17/2024 2157 Rural Ln, Unit B (APN 426-121-29) ADU / Renter - - 1 - 1 1 Non-Deed Restricted Building Permit Issued 07/23/2024 2033 National Ave (APN 422-494-34) SFD / Owner - - - 1 1 1 N/A (Above Mod) Building Permit Issued 07/24/2024 806 Towne St, Unit B (APN 424-181-20) ADU / Renter 1 - - - 1 1 Non-Deed Restricted
Affordability determined via a City-
administered survey of ADU owners’
intended rental price (2024 applications)

Building Permit Issued
08/08/2024 2858 Serang Pl (APN 139-321-05) ADU / Renter - 1 - - 1 1 Non-Deed Restricted
Affordability determined via a City-
administered survey of ADU owners’
intended rental price (2024 applications)
Building Permit Issued
08/20/2024 276 E 18th St, Unit B (APN 117-211-06) ADU / Renter 1 - - - 1 1 Non-Deed Restricted
Affordability determined via a City-
administered survey of ADU owners’
intended rental price (2024 applications)

Building Permit Issued

Appendix B: Sites Analysis B-89
Costa Mesa Housing Element
Table B-9: RHNA Credit – Permitted Units by Project 2021-2025 Permit
Date
Range
Project Address (APN) Unit Type /
Tenure VLI Low Mod Above
Mod
Total
Units Affordability Mechanism Status
08/20/2024 2957 Andros St (APN 139-223-32) ADU / Renter 1 - - - 1 1 Non-Deed Restricted
Affordability determined via a City-
administered survey of ADU owners’
intended rental price (2024 applications)

Building Permit Issued
09/10/2024 2134 Orange Ave, Unit D (APN 426-141-41) ADU / Renter - 1 - - 1 1 Non-Deed Restricted
Affordability determined via a City-
administered survey of ADU owners’
intended rental price (2024 applications)

Building Permit Issued
09/16/2024 212 E 19th St, Unit B (APN 426-271-21) ADU / Renter - - 1 - 1 1 Non-Deed Restricted Building Permit Issued 09/16/2024 929 Dahlia Ave, Unit B (APN 412-183-38) ADU / Renter 1 - - - 1 1 Non-Deed Restricted
Affordability determined via a City-
administered survey of ADU owners’
intended rental price (2024 applications)

Building Permit Issued
09/17/2024 913 20th St (APN 422-494-48) ADU / Renter - - - 1 1 1 N/A (Above Mod) Building Permit Issued 09/19/2024 2021 Balearic Dr, Unit B (APN 139-454-05) ADU / Renter - 1 - - 1 1 Non-Deed Restricted
Affordability determined via a City-
administered survey of ADU owners’
intended rental price (2024 applications)

Building Permit Issued
09/20/2024 275 Walnut St (APN 426-282-07) SFD / Owner - - - 1 1 1 N/A (Above Mod) Building Permit Issued 09/25/2024 2513 Fordham Dr, Unit B (APN 141-424-28) ADU / Renter 1 - - - 1 1 Non-Deed Restricted
Affordability determined via a City-
administered survey of ADU owners’
intended rental price (2024 applications)

Building Permit Issued
09/25/2024 948 Serra Way, Unit B (APN 141-552-04) ADU / Renter 1 - - - 1 1 Non-Deed Restricted
Affordability determined via a City-
administered survey of ADU owners’
intended rental price (2024 applications)

Building Permit Issued
09/30/2024 458 E 18th St, Unit B (APN 117-332-29) ADU / Renter - 1 - - 1 1 Non-Deed Restricted
Affordability determined via a City-
administered survey of ADU owners’
intended rental price (2024 applications)
Building Permit Issued
10/07/2024 1969 Federal Ave, Unit B (APN 422-512-05) ADU / Renter 1 - - - 1 1 Non-Deed Restricted
Affordability determined via a City-
administered survey of ADU owners’
intended rental price (2024 applications)

Building Permit Issued
10/07/2024 2533 Greenbriar Ln (APN 141-373-22) ADU / Renter 1 - - - 1 1 Non-Deed Restricted
Affordability determined via a City-
administered survey of ADU owners’
intended rental price (2024 applications)

Building Permit Issued
10/08/2024 3249 Nebraska Ln (APN 139-064-08) ADU / Renter 1 - - - 1 1 Non-Deed Restricted
Affordability determined via a City-
administered survey of ADU owners’
intended rental price (2024 applications)

Building Permit Issued
10/10/2024 2263 Rutgers Dr, Unit B (APN 419-054-10) ADU / Renter - 1 - - 1 1 Non-Deed Restricted
Affordability determined via a City-
administered survey of ADU owners’
intended rental price (2024 applications)

Building Permit Issued
10/15/2024 2035 Pomona Ave, Unit 103 (APN 422-251-02) ADU / Renter - 1 - - 1 1 Non-Deed Restricted
Affordability determined via a City-
administered survey of ADU owners’
intended rental price (2024 applications)
Building Permit Issued
10/15/2024 131 Albert Pl (APN 426-053-04) ADU / Renter - - 1 - 1 1 Non-Deed Restricted Building Permit Issued 10/21/2024 820 St Clair St (APN 141-546-03) ADU / Renter - 1 - - 1 1 Non-Deed Restricted
Affordability determined via a City-
administered survey of ADU owners’
intended rental price (2024 applications)

Building Permit Issued
10/31/2024 165 Tulip Ln (APN 426-132-06) ADU / Renter - 1 - - 1 1 Non-Deed Restricted
Affordability determined via a City-
administered survey of ADU owners’
intended rental price (2024 applications)
Building Permit Issued
11/04/2024 178 Virginia Pl, Unit C (APN 426-062-17) ADU / Renter - - 1 - 1 1 Non-Deed Restricted Building Permit Issued 11/07/2024 2161 Raleigh Ave, Unit B (APN 422-403-09) ADU / Renter - 1 - - 1 1 Non-Deed Restricted
Affordability determined via a City-
administered survey of ADU owners’
intended rental price (2024 applications)

Building Permit Issued
11/07/2024 481 Flower St, Unit B (APN 117-342-17) ADU / Renter - - - 1 1 1 N/A (Above Mod) Building Permit Issued

Appendix B: Sites Analysis B-90
Costa Mesa Housing Element
Table B-9: RHNA Credit – Permitted Units by Project 2021-2025 Permit
Date
Range
Project Address (APN) Unit Type /
Tenure VLI Low Mod Above
Mod
Total
Units Affordability Mechanism Status
11/13/2024 840 Governor St (APN 422-432-29) ADU / Renter 1 - - - 1 1 Non-Deed Restricted
Affordability determined via a City-
administered survey of ADU owners’
intended rental price (2024 applications)

Building Permit Issued
11/14/2024 2103 Monrovia Ave, Unit B (APN 422-451-11) ADU / Renter - 1 - - 1 1 Non-Deed Restricted
Affordability determined via a City-
administered survey of ADU owners’
intended rental price (2024 applications)

Building Permit Issued
11/15/2024 212 Broadway, Unit B (APN 425-403-04) SFD / Renter - - - 1 1 1 N/A (Above Mod) Building Permit Issued 11/21/2024 2074 President Pl, Unit B (APN 422-494-19) ADU / Renter - 1 - - 1 1 Non-Deed Restricted
Affordability determined via a City-
administered survey of ADU owners’
intended rental price (2024 applications)

Building Permit Issued
11/21/2024 2141 Aster Pl (APN 426-151-22) ADU / Renter - - 1 - 1 1 Non-Deed Restricted Building Permit Issued 12/03/2024 1822 Pomona Ave, Unit B (APN 424-241-40) ADU / Renter - - 1 - 1 1 Non-Deed Restricted Building Permit Issued 12/04/2024 136 Magnolia St (APN 425-451-26) ADU / Renter - - 1 - 1 1 Non-Deed Restricted Building Permit Issued 12/05/2024 2158 Myran Dr (APN tpn-021-01) SFD / Owner - - - 1 1 1 N/A (Above Mod) Building Permit Issued 12/05/2024 498 Broadway, Unit B (APN 117-342-21) ADU / Renter - - 1 - 1 1 Non-Deed Restricted Building Permit Issued 12/05/2024 2156 Myran Dr (APN 422-203-10) SFD / Owner - - - 1 1 1 N/A (Above Mod) Building Permit Issued 12/09/2024 1787 Hummingbird Dr, Unit B (APN 139-622-07) ADU / Renter 1 - - - 1 1 Non-Deed Restricted
Affordability determined via a City-
administered survey of ADU owners’
intended rental price (2024 applications)
Building Permit Issued
12/10/2024 2011 Baltra Pl, Unit B (APN 139-453-01) ADU / Renter 1 - - - 1 1 Non-Deed Restricted
Affordability determined via a City-
administered survey of ADU owners’
intended rental price (2024 applications)

Building Permit Issued
12/16/2024 1336 Garlingford St (APN 141-022-15) ADU / Renter - - 1 - 1 1 Non-Deed Restricted Building Permit Issued 12/23/2024 3065 Ceylon Rd (APN 139-164-06) SFD / Owner - - - 1 1 1 N/A (Above Mod) Building Permit Issued 12/30/2024 2314 College Dr, Unit B (APN 141-484-19) ADU / Renter 1 - - - 1 1 Non-Deed Restricted
Affordability determined via a City-
administered survey of ADU owners’
intended rental price (2024 applications)
Building Permit Issued
12/31/2024 247 Knox St (APN 425-332-13) SFD / Owner - - - 1 1 1 N/A (Above Mod) Building Permit Issued 01/08/2025 2113 Thurin St, Unit B (APN 419-172-32) ADU / Renter - - 1 - 1 1 Non-Deed Restricted Building Permit Issued 01/10/2025 899 Darrell St (APN 422-353-14) ADU / Renter - 1 - - 1 1 Non-Deed Restricted
Affordability determined via applicant
questionnaire and HCD’s affordability
calculator, based on anticipated rent and
bedroom count (2025 applications)

Building Permit Issued
01/13/2025 1948 Meyer Pl, Unit A102 (APN 422-142-30) ADU / Renter - 1 - - 1 1 Non-Deed Restricted
Affordability determined via applicant
questionnaire and HCD’s affordability
calculator, based on anticipated rent and
bedroom count (2025 applications)

Building Permit Issued
01/21/2025 959 W Paularino Ave, Unit B (APN 418-081-11) ADU / Renter - 1 - - 1 1 Non-Deed Restricted
Affordability determined via applicant
questionnaire and HCD’s affordability
calculator, based on anticipated rent and
bedroom count (2025 applications)

Building Permit Issued
01/27/2025 214 Fairway Pl (APN 439-213-12) SFD / Owner - - - 1 1 1 N/A (Above Mod) Building Permit Issued 01/30/2025 3146 Bray Ln, Unit B (APN 141-631-24) ADU / Renter - - 1 - 1 1 Non-Deed Restricted Building Permit Issued 02/03/2025 381 Hamilton St, Unit B101 (APN 419-181-19) ADU / Renter - 1 - - 1 1 Non-Deed Restricted
Affordability determined via applicant
questionnaire and HCD’s affordability
calculator, based on anticipated rent and
bedroom count (2025 applications)

Building Permit Issued
02/03/2025 2837 Europa Dr, Unit B (APN 139-455-20) ADU / Renter - 1 - - 1 1 Non-Deed Restricted
Affordability determined via applicant
questionnaire and HCD’s affordability
calculator, based on anticipated rent and
bedroom count (2025 applications)

Building Permit Issued
02/27/2025 440 Cabrillo St (APN 117-322-09) SFD / Owner - - - 1 1 1 N/A (Above Mod) Building Permit Issued

Appendix B: Sites Analysis B-91
Costa Mesa Housing Element
Table B-9: RHNA Credit – Permitted Units by Project 2021-2025 Permit
Date
Range
Project Address (APN) Unit Type /
Tenure VLI Low Mod Above
Mod
Total
Units Affordability Mechanism Status
03/05/2025 2205 Miner St, Unit B (APN 422-192-13) ADU / Renter - - - 1 1 1 N/A (Above Mod) Building Permit Issued 03/12/2025 1959 Orange Ave, Unit B (APN 426-032-60) ADU / Renter 1 - - - 1 1 Non-Deed Restricted
Affordability determined via applicant
questionnaire and HCD’s affordability
calculator, based on anticipated rent and
bedroom count (2025 applications)

Building Permit Issued
03/19/2025 2273 Pomona Ave, Unit C (APN 422-372-32) ADU / Renter - - 1 - 1 1 Non-Deed Restricted Building Permit Issued 03/30/2025 2148 Rural Pl (APN 426-121-32) ADU / Renter - - 1 - 1 1 Non-Deed Restricted Building Permit Issued 04/03/2025 1040 El Camino Dr (APN 141-665-13) ADU / Renter - 1 - - 1 1 Non-Deed Restricted
Affordability determined via applicant
questionnaire and HCD’s affordability
calculator, based on anticipated rent and
bedroom count (2025 applications)

Building Permit Issued
04/04/2025 2264 Federal Ave, Unit B (APN 422-364-07) ADU / Renter - 1 - - 1 1 Non-Deed Restricted
Affordability determined via applicant
questionnaire and HCD’s affordability
calculator, based on anticipated rent and
bedroom count (2025 applications)

Building Permit Issued
04/09/2025 1034 Linden Pl, Unit B (APN 422-473-16) ADU / Renter - 1 - - 1 1 Non-Deed Restricted
Affordability determined via applicant
questionnaire and HCD’s affordability
calculator, based on anticipated rent and
bedroom count (2025 applications)

Building Permit Issued
04/15/2025 266 Santo Tomas Ave, Unit 3 (APN 439-202-06) ADU / Renter 1 - - - 1 1 Non-Deed Restricted
Affordability determined via applicant
questionnaire and HCD’s affordability
calculator, based on anticipated rent and
bedroom count (2025 applications)

Building Permit Issued
05/01/2025 470 Flower St, Unit B (APN 117-341-15) ADU / Renter - - - 1 1 1 N/A (Above Mod) Building Permit Issued 05/02/2025 317 Rochester St, Unit B (APN 425-013-19) ADU / Renter - - 1 - 1 1 Non-Deed Restricted Building Permit Issued 05/13/2025 2782 Mendoza Dr, Unit B (APN 141-627-04) ADU / Renter 1 - - - 1 1 Non-Deed Restricted
Affordability determined via applicant
questionnaire and HCD’s affordability
calculator, based on anticipated rent and
bedroom count (2025 applications)

Building Permit Issued
05/13/2025 1849 Kentucky Pl (APN 139-041-15) SFD / Owner - - - 1 1 1 N/A (Above Mod) Building Permit Issued 05/19/2025 969 Grove Pl, Unit B (APN 422-481-31) ADU / Renter 1 - - - 1 1 Non-Deed Restricted
Affordability determined via applicant
questionnaire and HCD’s affordability
calculator, based on anticipated rent and
bedroom count (2025 applications)

Building Permit Issued
06/13/2025 363 Flower St, Unit B (APN 117-293-18) ADU / Renter - - 1 - 1 1 Non-Deed Restricted Building Permit Issued 06/17/2025 1918 Santa Ana Ave (APN 426-291-02) SFD / Owner - - - 1 1 1 N/A (Above Mod) Building Permit Issued 06/25/2025 152 19th St (APN 426-031-28) ADU / Renter - - 1 - 1 1 Non-Deed Restricted Building Permit Issued 06/26/2025 243 22Nd St, Unit B (APN 426-144-11) ADU / Renter - 1 - - 1 1 Non-Deed Restricted
Affordability determined via applicant
questionnaire and HCD’s affordability
calculator, based on anticipated rent and
bedroom count (2025 applications)

Building Permit Issued
06/30/2025 2235 Meyer Pl, Unit B (APN 422-182-05) ADU / Renter 1 - - - 1 1 Non-Deed Restricted
Affordability determined via applicant
questionnaire and HCD’s affordability
calculator, based on anticipated rent and
bedroom count (2025 applications)

Building Permit Issued
07/09/2025 2969 Bimini Pl, Unit B (APN 139-223-05) ADU / Renter 1 - - - 1 1 Non-Deed Restricted
Affordability determined via applicant
questionnaire and HCD’s affordability
calculator, based on anticipated rent and
bedroom count (2025 applications)

Building Permit Issued
07/11/2025 2099 Continental Ave, Unit B (APN 422-452-10) ADU / Renter - 1 - - 1 1 Non-Deed Restricted
Affordability determined via applicant
questionnaire and HCD’s affordability
calculator, based on anticipated rent and
bedroom count (2025 applications)

Building Permit Issued
07/20/2025 1130 Austin St, Unit B (APN 141-603-10) ADU / Renter 1 - - - 1 1 Non-Deed Restricted
Affordability determined via applicant
questionnaire and HCD’s affordability
calculator, based on anticipated rent and
bedroom count (2025 applications)

Building Permit Issued

Appendix B: Sites Analysis B-92
Costa Mesa Housing Element
Table B-9: RHNA Credit – Permitted Units by Project 2021-2025 Permit
Date
Range
Project Address (APN) Unit Type /
Tenure VLI Low Mod Above
Mod
Total
Units Affordability Mechanism Status
07/29/2025 2190 Pacific Ave, Unit B (APN 422-041-11) ADU / Renter - - - 1 1 1 N/A (Above Mod) Building Permit Issued 08/06/2025 169 18th St (APN 425-415-20) ADU / Renter 1 - - - 1 1 Non-Deed Restricted
Affordability determined via applicant
questionnaire and HCD’s affordability
calculator, based on anticipated rent and
bedroom count (2025 applications)

Building Permit Issued
08/07/2025 1690 Minorca Pl (APN 139-322-04) SFD / Owner - - - 1 1 1 N/A (Above Mod) Building Permit Issued 08/08/2025 2765 Mendoza Dr, Unit B (APN 141-682-02) ADU / Renter - 1 - - 1 1 Non-Deed Restricted
Affordability determined via applicant
questionnaire and HCD’s affordability
calculator, based on anticipated rent and
bedroom count (2025 applications)

Building Permit Issued
08/12/2025 2034 President Pl, Unit B (APN 422-494-11) ADU / Renter - - 1 - 1 1 Non-Deed Restricted Building Permit Issued 08/14/2025 1652 Corsica Pl, Unit B (APN 139-185-06) ADU / Renter 1 - - - 1 1 Non-Deed Restricted
Affordability determined via applicant
questionnaire and HCD’s affordability
calculator, based on anticipated rent and
bedroom count (2025 applications)

Building Permit Issued
08/21/2025 485 18th St (APN 117-372-14) SFD / Owner - - - 1 1 1 N/A (Above Mod) Building Permit Issued 08/22/2025 389 Princeton Dr, Unit B (APN 141-373-36) ADU / Renter - 1 - - 1 1 Non-Deed Restricted
Affordability determined via applicant
questionnaire and HCD’s affordability
calculator, based on anticipated rent and
bedroom count (2025 applications)

Building Permit Issued
09/03/2025 1798 Kenwood Pl, Unit C (APN 424-263-18) ADU / Renter - - 1 - 1 1 Non-Deed Restricted Building Permit Issued 09/15/2025 362 Hamilton St, Unit B (APN 419-172-36) ADU / Renter - - 1 - 1 1 Non-Deed Restricted Building Permit Issued 09/16/2025 183 Rochester St, Unit B (APN 425-414-13) ADU / Renter - - - 1 1 1 N/A (Above Mod) Building Permit Issued 09/19/2025 1956 Killdeer Cir (APN 139-473-08) ADU / Renter 1 - - - 1 1 Non-Deed Restricted
Affordability determined via applicant
questionnaire and HCD’s affordability
calculator, based on anticipated rent and
bedroom count (2025 applications)

Building Permit Issued
10/02/2025 2210 Raleigh Ave, Unit B (APN 422-401-12) ADU / Renter - - 1 - 1 1 Non-Deed Restricted Building Permit Issued 10/15/2025 3057 Killybrooke Ln (APN 141-033-28) ADU / Renter - - 1 - 1 1 Non-Deed Restricted Building Permit Issued 10/15/2025 219 Santa Isabel Ave (APN 119-092-23) ADU / Renter - - - 1 1 1 N/A (Above Mod) Building Permit Issued 10/15/2025 2102 Santa Ana Ave, Unit E (APN 426-161-01) ADU / Renter - 1 - - 1 1 Non-Deed Restricted
Affordability determined via applicant
questionnaire and HCD’s affordability
calculator, based on anticipated rent and
bedroom count (2025 applications)

Building Permit Issued
10/16/2025 267 23rd St (APN 426-084-05) SFD / Owner - - - 1 1 1 N/A (Above Mod) Building Permit Issued 10/27/2025 2552 Westminster Ave (APN 439-192-12) SFD / Owner - - - 1 1 1 N/A (Above Mod) Building Permit Issued 10/29/2025 1412 Shamrock Ln, Unit B (APN 418-143-01) ADU / Renter - - 1 - 1 1 Non-Deed Restricted Building Permit Issued 11/04/2025 2558 Westminster Ave (APN 439-192-13) SFD / Owner - - - 1 1 1 N/A (Above Mod) Building Permit Issued 11/10/2025 418 Ogle Cir, Unit B (APN 425-143-18) ADU / Renter 1 - - - 1 1 Non-Deed Restricted
Affordability determined via applicant
questionnaire and HCD’s affordability
calculator, based on anticipated rent and
bedroom count (2025 applications)

Building Permit Issued
11/12/2025 317 Robin Hood Ln, Unit B (APN 426-221-14) ADU / Renter - - - 1 1 1 N/A (Above Mod) Building Permit Issued 11/12/2025 186 Costa Mesa St, Unit B (APN 426-032-09) ADU / Renter - - - 1 1 1 N/A (Above Mod) Building Permit Issued 11/19/2025 2133 Orange Ave, Unit 2 (APN 426-131-15) ADU / Renter 1 - - - 1 1 Non-Deed Restricted
Affordability determined via applicant
questionnaire and HCD’s affordability
calculator, based on anticipated rent and
bedroom count (2025 applications)

Building Permit Issued
12/16/2025 1818 Viola Pl, Unit B (APN 424-241-15) ADU / Renter - - - 1 1 1 N/A (Above Mod) Building Permit Issued TOTAL 274 195 79 95 643

Summary of Community
Outreach
Element Update
Appendix C
Element Update

Appendix C: Summary of Community Engagement C-1
Summary of Community Engagement
Section 65583 of the Government Code states that, "The local government shall make diligent effort to achieve public participation of all economic segments of the community in the development of the housing element, and the program shall describe this effort." Meaningful community participation is also required in connection with the City's Assessment of Fair Housing (AFH). A summary of citizen participation is provided below.

As part of the 6th Cycle Housing Element Update process, the City of Costa Mesa has conducted extensive public outreach activities beginning in fall 2020. These recent outreach efforts included Virtual Townhall Meetings, District Specific Workshops, Stakeholder Meetings, City Council and Planning Commission Study Sessions, Online Community Survey, digital media and engagement, and noticed Public Hearings. Project materials, including recordings from townhall and public meetings, notices, and draft public review documents are available on the City’s website: www.costamesaca.gov/housing-element-update.

Outreach for the 6th Cycle Housing Element to the Costa Mesa community includes the following actions:
• Virtual Townhall Meeting #1 – The City conducted a virtual townhall meeting on November 18, 2020 for community members to come and learn about the Housing Element update process and provide initial feedback and guidance. The townhall was hosted in both Spanish and English .

Advertising for the townhall included handouts and flyers, posts on the City’s website, doorknob hangers, social media posts, text and email blasts, and outreach to local community organizations and faith-based organizations. A total of 78 participants attended the Townhall. • Subject Matter Expert Meetings – Between February 9, 2020, and February 11, 2021, the City held meetings with various groups of professionals throughout the community to solicit topic-specific input as it relates to the Housing Element. These subject matter expert groups included Developers, Housing Advocates, and Homeless Assistance Providers. • District Specific Meeting s – On February 17 th and 18 th, 2021, the City held two district specific meetings to receive area-specific input from each Council District. The meetings allowed residents and local stakeholders from Council Districts 1 -6 to provide recommendations on areas that can/cannot accommodate housing in their district, as well as provide insight on their district - specific needs and considerations as they relate to the Housing Element. Both meetings included a Spanish language breakout room for those who wished to participate in Spanish. • Targeted Focus Group Meetings – Throughout the Housing Element Update period, the City focused outreach on sections of the community through Targeted Focus Meetings who are underrepresented in the planning process or who may not typically participate in community building processes. This included meetings with both English and Spanish -speaking faith-based community, organizations that provide services for those experiencing homelessness, the Costa Mesa Housing Coalition, the Costa Mesa Mobile Home Park Advisory committee, affordable and market-rate housing developers, and interested property owners and landowners. • Online Community Survey – From November 19, 2020, to February 24, 2021, the City launched an online community survey to gather feedback and input regarding the Housing Element Update.

There was a total of 465 survey respondents who participated. The survey was available in Spanish

Appendix C: Summary of Community Engagement C-2
and English. Participants were asked to consider existing housing and community needs and provide recommendations on the locations and types of housing that would best assist the City. • Planning Commission Study Session – On March 1, 2021, the City held a Planning Commission Study Session to provide information regarding the status of the Housing Element. The study session informed the Planning Commission on the community outreach efforts to date, summarized housing and community demographics findings, and also provided an introduction to the sites analysis in order to meet the City’s RHNA allocation. • City Council Study Session – On March 23, 2021, the City held a City Council Study Session to provide information regarding the status of the Housing Element. The study session informed the City Council on the community outreach efforts to date, summarized housing and community demographics findings, and also provided an overview of the potential areas of the City that could be appropriate to include in the City’s housing strategy. • City Council and Planning Commission Joint Study Session – On April 27, 2021, the City held a joint study session with the City Council and Planning Commission. The intent of the study session was to provide and update and request feedback on the Housing Element Update’s progress, including the Community Profile, opportunities and constraints to housing, and potential housing opportunities to meet the RHNA allocation.
• Virtual Townhall Meeting #2 – The City conducted a second virtual townhall meeting on September 2, 2021, to provide information about the Public Review Draft and information on how the community can provide feedback. The townhall was hosted in both Spanish and English.

Advertising for the townhall included city-wide mailer, posts on the City’s website, social media posts, text and email blasts, and outreach to local community organizations and faith -based organizations. A total of 69 participants attended the English Townhall and 7 participants attended the Spanish Townhall.
• City Council and Planning Commission Joint Study Session – On September 13, 2021, the City held a joint study session with the City Council and Planning Commission. The intent of the study session was to provide an update on the Public Review Draft and request feedback prior to submission of the Draft Housing Element to the State Department of Housing and Community Development.

This Appendix contains all public comments regarding the Housing Element received by the City at scheduled public meetings in 2020 and 2021 . As required by Government Code Section 65585(b)(2), all written comments regarding the Housing Element made by the public have been provided to each member of the City Council.
2026 Housing Element Amendment
The 2026 Housing Element Amendment builds upon the City’s broader Neighborhoods Where We All Belong community visioning and outreach process, which was initiated to implement Housing Element programs, rezone Housing Element Opportunity Sites, prepare objective design standards, and create new housing opportunities consistent with Measure K and state housing law.

Appendix C: Summary of Community Engagement C-3
C.1 Virtual Townhall Meeting #1
The section contains all townhall materials, handouts, flyers, PowerPoint presentation, as well as all available public comments provided during the meeting. Public comments were received verbally and in written form through the Zoom chat. A video recording of the virtual townhall is available at www.costamesaca.gov/housing-element-update.

C.2 Online Community Survey
This section contains an outline of the survey questions, summary of survey comments, and total survey results. The survey was made available on the City’s webpage and survey results were presented to the City Council.

C.3 Subject Matter Expert Meetings
This section contains notes and meeting materials provided during the meetings. These include virtual stick- notes and online polling exercises.

C.4 District Specific Meeting s
The section contains all district specific meetings materials, flyers, PowerPoint presentation, participant activities, as well as all available public comments provided during the meeting s. Public comments were received verbally and in written form through the Zoom chat. A video recording of each meeting is available at www.costamesaca.gov/housing-element-update.

C.5 Targeted Focus Meeting Notes
The section contains a summary of the targeted focus meetings held with: English and Spanish-speaking faith-based community, organizations that provide services for those experiencing homelessness, the Costa Mesa Housing Coalition, the Costa Mesa Mobile Home Park Advisory committee, affordable and market - rate housing developers, and interested property owners and landowners.

C.6 Planning Commission Study Session
The section contains all study session materials, PowerPoint presentation, and all available public comments provided during the March 1, 2021, study session. Public comments were received verbally and in written form through the Zoom chat.

Agenda: https://www.costamesaca.gov/home/showpublisheddocument/46937/637502847448170000 Video Recording: https://costamesa.granicus.com/player/clip/3670?view_id=10&redirect=true

Appendix C: Summary of Community Engagement C-4
C.7 City Council Study Session
The section contains all study session materials, PowerPoint presentation, and all available public comments provided during the March 23, 2021, study session . Public comments were received verbally and in written form through the Zoom chat.

Agenda: https://www.costamesaca.gov/home/showpublisheddocument/47187/637516952381070000 Minutes: https://www.costamesaca.gov/home/showpublisheddocument/47746/637552180849270000 Video Recording: https://costamesa.granicus.com/player/clip/3697?view_id=10&redirect=true C.8 City Council/Planning Commission Study Session
The section contains all study session materials, PowerPoint presentation, and all available public comments provided during the April 27, 2021, study session. Public comments were received verbally and in written form through the Zoom chat.

Agenda: https://www.costamesaca.gov/home/showpublisheddocument/47682/637551264967530000 Minutes: https://www.costamesaca.gov/home/showpublisheddocument/48002/637571885573630000 Video Recording: https://costamesa.granicus.com/player/clip/3710?view_id=10&redirect=true C.9 Virtual Townhall Meeting #2
The section contains all townhall materials, handouts, flyers, PowerPoint presentation, as well as all available public comments provided during the meeting. Public comments were received verbally and in written form through the Zoom chat. A video recording of the virtual townhall is avai lable at www.costamesaca.gov/housing-element-update.

C.10 City Council/Planning Commission Study Session
The section contains all study session materials, PowerPoint presentation, and all available public comments provided during the September 13, 2021, study session. Public comments were received verbally and in written form through the Zoom chat.

Agenda: https://costamesa.legistar.com/View.ashx?M=PA&ID=892974&GUID=2EC89CD4-EDE7-461F- 8127-922507F6D3D6
Public Comments: https://costamesa.legistar.com/View.ashx?M=E3&ID=892974&GUID=2EC89CD4-EDE7- 461F-8127-922507F6D3D6

Appendix C: Summary of Community Engagement C-5
C.11 Rezone - Round 1 Community Visioning: July 2025
to October 2025
The first round of community visioning for Neighborhoods Where We All Belong (NWWAB) was conducted between July and October 2025. NWWAB is the City’s comprehensive initiative to implement Housing Element programs, comply with State housing law, and plan for future housing opportunities in Costa Mesa.

The first round of outreach was intended to introduce the community visioning process, explain its purpose and objectives, establish communication channels, encourage meaningful public participation, and satisfy community engagement requirements associated with Measure K and the Housing Element.

Round 1 utilized a variety of outreach methods, including a citywide open house, community workshops, focused stakeholder discussions, pop -up events, a walking tour, and an online survey. More than 545 participants engaged in the process, generating 354 wr itten comments, 460 prioritization responses, 135 mapped locations on community maps, 342 online prioritization responses, and 21 walking tour and design activity responses.

Community feedback emphasized the need for a diverse range of housing opportunities, including affordable homeownership and mixed-use development, to serve households of different sizes, ages, and income levels. Participants also identified several key con siderations for future development, including high-quality design, parking, infrastructure capacity, traffic, neighborhood compatibility, open space, landscaping, tree canopy, multimodal transportation, walkability, access to gathering spaces, and transparency throughout the planning process.

To ensure broad community participation, the City also conducted geographically focused outreach activities in the Harbor Boulevard/Newport Boulevard corridor, Westside Costa Mesa, and North Costa Mesa/SoBECA areas. Additional engagement included pop -up events at local businesses and community events, including the Hispanic Heritage Celebration and ArtVenture, as well as a Fair Housing Workshop.

In recognition of the City’s inclusive outreach efforts, the Orange Section of the American Planning Association awarded the City of Costa Mesa the Opportunity and Empowerment Award of Merit in May 2026 for the first round of NWWAB community visioning and outreach.

A summary of the first round is available online: https://www.costamesaneighborhoods.com/resources A recording of the NWWAB welcome video is available in English here:
https://www.youtube.com/watch?v=r-rT-7xxL2U
A recording of the NWWAB welcome video is available in Spanish here: Vecindarios Donde Todos Pertenecemos
NWWAB Westside Walking Tour and Workshop materials: Round1-Westside — Costa Mesa Neighborhoods Where We All Belong

Appendix C: Summary of Community Engagement C-6
NWWAB North Costa Mesa and SoBECA Workshop materials:
https://www.costamesaneighborhoods.com/round1-harbornewport-2 NWWAB Newport and Harbor Boulevards Workshop materials:
https://www.costamesaneighborhoods.com/round1-harbornewport C.12 Rezone - Round 2 Community Visioning: March
2026
The second round of community visioning and outreach occurred in March 2026 , building upon the input received during Round 1. This phase of outreach focused on informing the community that zoning updates for Housing Element sites were being expedited to maintain compliance with State housing law and presenting preliminary technical concepts for public review. These concepts included proposed zoning regulations, the Mixed-Use Overlay District (MUOD), and the introduction of Objective Design Standards (ODS).

A primary objective of Round 2 was to demonstrate how community input from Round 1 had been considered and incorporated into the development of the preliminary technical documents. The City conducted three public workshops on March 2, March 5, and March 7, 2026, including both in-person and virtual participation opportunities. In addition, two focused discussions regarding the MUOD were held with community organizations, property owners, and development stakeholders.

Round 2 outreach materials included informational boards, zoning regulation exhibits, workshop presentations, and interactive input activities. Materials were provided in both English and Spanish, and the virtual workshop was recorded and made available on the project website.

Round 2 solicited community feedback on specific zoning and design topics, including permitted uses within the MUOD, requirements for commercial space in mixed -use developments, open space standards, building and site design, parking regulations, and propo sed Objective Design Standards. Participants provided input on a range of potential permitted uses, including retail, personal services, restaurants, arts and entertainment venues, family and social services, indoor recreation, medical services, office and workplace uses, and hotels and motels.

A summary of the second round of community outreach is available online here: Resources — Costa Mesa Neighborhoods Where We All Belong
A Let’s Talk Costa Mesa interview about the second round of outreach is available online here:
https://youtube.com/shorts/OCH9XEuqrzg?si=dWojNUnWVft4OsAp A recording of the virtual workshop in English is available online here:
https://www.youtube.com/watch?v=2el_mez9g9o
A recording of the virtual workshop in Spanish is available online here:
https://www.youtube.com/watch?v=xinhpyLfgQE

Appendix C: Summary of Community Engagement C-7
Materials from the Round 2 Workshop at Norma Hertzog Community Center are available here:
https://www.costamesaneighborhoods.com/round2-workshop1 Materials from the Round 2 Workship at the Costa Mesa Senior Center are available here:
https://www.costamesaneighborhoods.com/round2-workshop3

C.13 Public Meetings and Hearings Related to Rezoning
and the Housing Element
In addition to community workshops and pop -up events, the City held public study sessions and hearings related to the Housing Element, rezoning, and zoning amendments. These included Planning Commission and City Council meetings beginning in late 2025 and continuing into 2026. Specifically, on November 4, 2025; November 10, 2025; December 8, 2025; January 26, 2026; February 9, 2026; February 23, 2026; March 17, 2026; and April 7, 2026. These public hearings were focused on informing decision makers and the public of the need to shift direction to expedite the rezoning of the Housing Element sites for state compliance. In addition, these public hearings introduced the new impacts of changing state legislation , including Senate Bill (SB) 131 and the California Court of Appeal decision in New Commune DTLA LLC v. City of Redondo Beach, and how they affect the proposed zoning regulations for Housing Elements site s.

Furthermore, and as a result of the impacts from new state legislation, the City received requests from property owners to add sites and remove several sites from the Housing Element Inventory. Additional public hearings were held to discuss these requests and ultimately amend the City’s Sixth Cyle Housing Element sites inventory.

The March 17, 2026 and April 7, 2026 City Council meetings included specific actions related to the Sixth Cycle Housing Element, including adding two Housing Element Opportunity Sites, removing 17 Housing Element Opportunity Sites, rezoning Housing Element Opportunity Sites through the MUOD, implementing Housing Element programs via revisions to the City’s Zoning Ordinance and a specific plan.

The following meeting agendas include items related to the rezoning of Housing Element sites:
• November 4, 2026 City Council update on community engagement:
https://costamesa.legistar.com/LegislationDetail.aspx?ID=7717330&GUID=AB220AB9-B3EC- 4DAE-A1CE-D1620DCE9C58
• November 10, 2026 Planning Commission update on community engagement:
https://costamesa.legistar.com/LegislationDetail.aspx?ID=7725804&GUID=F6AACD62-DC13- 4F57-AE23-CA4A99B0D519
• December 8, 2025 Planning Commission Study Session on the approach to rezoning:
https://costamesa.legistar.com/LegislationDetail.aspx?ID=7773717&GUID=27C0C59C-E645-40FE- 9970-1CF616A43895
• January 26, 2026 Planning Commission overview of the proposed rezoning 6th Cycle Housing Element sites and related amendments:
https://costamesa.legistar.com/LegislationDetail.aspx?ID=7826361&GUID=F156048D-17ED- 4207-AD1F-00C34ADD4BC9

Appendix C: Summary of Community Engagement C-8
• February 9, 2026 Planning Commission recommendation of approval of the rezoning and related amendments:
https://costamesa.legistar.com/LegislationDetail.aspx?ID=7869925&GUID=46ADE2E0-93B1- 4307-BB85-FCF45BA3A0C2
• February 23, 2026 Planning Commission recommendation of amending the 6th Cycle Housing Element to add and remove sites:
https://costamesa.legistar.com/LegislationDetail.aspx?ID=7922544&GUID=692D0434-F1D3- 4FC7-A9F2-21B75AC2D44B
• March 17, 2026 City Council amendment of the 6th Cycle Housing Element to add and remove sites: https://costamesa.legistar.com/LegislationDetail.aspx?ID=7949568&GUID=2DF17F34-C15C- 4BEA-8151-5AA7F42D7753
• March 17, 2026 City Council first reading to rezone the remaining Housing Element sites and related amendments:
https://costamesa.legistar.com/LegislationDetail.aspx?ID=7949569&GUID=A43BC48B-BB4A- 4B37-9245-5F818392F704
• April 7, 2026 City Council second reading of the rezoning of Housing Element sites and related amendments:
https://costamesa.legistar.com/LegislationDetail.aspx?ID=7969847&GUID=67D7ED02-CEB9- 4795-9C70-1915758F32C9
C.14 HE Amendment - Outreach to Property Owners
Following recent changes to State housing law, including Senate Bill 131 and the California Court of Appeal decision in New Commune DTLA LLC v. City of Redondo Beach, the City initiated targeted outreach to property owners whose properties were included in the City's Sixth Cycle Housing Element Sites Inventory. The outreach informed property owners of the legislation and court decisions and their potential implications for Housing Element sites.

The correspondence explained that, pursuant to the court's decision, Housing Element sites intended to satisfy the Regional Housing Needs Allocation (RHNA) must allow residential development at a minimum density of 20 dwelling units per acre and require that at least 50 percent of new development on each site be residential. These requirements are also consistent with the court's findings in Martinez v. City of Clovis (2023).

Following distribution of the notices, City staff conducted extensive follow -up outreach, including telephone calls, emails, and in -person and virtual meetings with affected property owners. Discussions focused on the implications of recent State legislation and court decisions, site suitability, redevelopment potential, and future development opportunities. The City also met with property owners interested in having their properties considered for inclusion in the Housing Element Sites Inventory.

This outreach resulted in several written requests from property owners seeking either removal from or addition to the Housing Element Sites Inventory. These requests informed, in part, the amendments to the Sixth Cycle Housing Element adopted by the City Council on March 17, 2026.

Appendix C: Summary of Community Engagement C-9
As a result of the March 17, 2026 City Council actions, the City initiated a "no net loss" analysis and entered the 180-day period required under State law to amend the Housing Element and identify adequate sites to maintain capacity to accommodate the City's RHNA allocation. As part of t his effort, the City conducted additional outreach to property owners whose sites were being considered for inclusion in the amended Housing Element Sites Inventory. The purpose of this outreach was to notify property owners that their properties were unde r consideration and to provide an opportunity to share information regarding site availability, redevelopment interest, existing uses, ownership considerations, development constraints, and future plans.

Following the March 17, 2026 City Council actions, City staff continued to receive inquiries from property owners and conducted additional meetings regarding the Housing Element Sites Inventory. During this period, one property owner requested removal of a site located at 3333 Susan Street from the inventory, while several other property owners requested that their properties be added. Between March 17 and June 8, 2026, the City received five additional written requests from property owners seeking inclusion in the Housing Element Sites Inventory.

On May 15, 2026, the City conducted a second round of outreach to property owners with sites currently included in, or proposed for inclusion in, the Housing Element Sites Inventory. Outreach methods included mailed notices, telephone calls, emails, and in -person and virtual meetings. The outreach explained the purpose of the Housing Element Amendment, the relationship between the Sites Inventory and the City's RHNA obligations, and the potential implications of identifying a property as a Housing Element s ite.

Property owners were also encouraged to participate in the Round 3 community outreach activities and review the revised Housing Element during the public review period from June 8 through June 15, 2026.

Property owner outreach provided valuable information regarding site feasibility, redevelopment potential, and ownership considerations. Feedback received through this process informed the refinement of the amended Sites Inventory, including decisions rega rding site additions, removals, and further evaluation.

This outreach helped ensure that the amended Sites Inventory reflects realistic development assumptions and current property owner interests.

Outreach Methods: Mailed notices, telephone calls, emails, and in-person and virtual meetings.

Outreach Period: December 2025 through June 2026.

Summary of Feedback: Feedback varied among property owners. Some sought additional information regarding the implications of recent State legislation and court decisions on future development opportunities. Others expressed concerns that changes in State law and court interpr etations altered the assumptions under which their properties were originally included in the Housing Element Sites Inventory, particularly where residential development is now required rather than permitted as an additional development option. These prope rty owners subsequently requested removal from the Sites Inventory.

Conversely, several property owners viewed the updated regulatory framework and streamlined approval

Appendix C: Summary of Community Engagement C-10
processes as an opportunity to facilitate residential or mixed -use redevelopment and submitted requests to have their properties added to the Sites Inventory.

Effect on the Sites Inventory: Feedback received through the outreach process directly informed revisions to the Housing Element Sites Inventory. Consistent with direction provided by the Planning Commission and City Council during hearings between December 2025 and March 2026, the Cit y considered property owner requests for inclusion or removal from the Sites Inventory when preparing the amended Housing Element. The resulting Sites Inventory reflects both current State law requirements and property owner input regarding redevelopment interest and site availability.

C.15 HE Amendment – Open House : June 3, 2026
The City held an in-person public Open House on June 3, 2026, to provide information about the additional Housing Element sites, MUOD, objective design standards, other related Zoning Code updates, and receive community input. The workshop provided an opportunity for residents, property owners, business owners, community organizations, and other interested parties to learn about the purpose of the amendment, the City’s RHNA obligation, proposed changes to the sites inventory, and the relationship between th e amendment and prior Housing Element implementation efforts. The Open House included a presentation followed by opportunities for public questions and comments. Topics discussed included the revised sites inventory, proposed densities, development regulat ions, RHNA capacity and buffer, affordable housing opportunities, AFFH, zoning, development standards and environmental review. Participants were invited to provide feedback on the proposed approach and identify any questions or concerns related to the Housing Element Amendment. The workshop also helped ensure that the community had an opportunity to review and comment on the amendment before formal adoption hearings.

Open House Workshop materials: https://www.costamesaneighborhoods.com/round3-openhouse Summary of Feedback: Comments emphasized that population growth, job opportunities, and new housing development can support one another when planned together. Several participants expressed concern regarding traffic and not having a minimum parking requirement for development on Housing Element sites and other MUOD sites . Others expressed a desire to focus on walkability, bike -friendly design, an d public transit. Participants encouraged housing that is affordable to young families, older adults, and residents who need access to nearby schools, daily services, and amenities. Comments also noted the importance of considering public service and facility impacts as future housing is planned, particularly in areas expected to accommodate more units, such as north of the I-405.

C.16 HE Amendment – Focus Group Meetings
The City conducted two focused stakeholder discussions on June 10, 2026 to gather feedback from key community partners, affordable housing providers, developers, and interested groups. These focused discussions were intended to supplement broader public outreach by providing opportunities for more in- depth discussion with stakeholders who may have direct experience with housing development, affordable

Appendix C: Summary of Community Engagement C-11
housing, fair housing, addressing homelessness, tenant issues, business interests, neighborhood concerns, or providing community services.

Summary of Feedback: Participants discussed expanding incentives for affordable and workforce housing, citing growing affordability challenges and displacement of long -time residents, particularly seniors and families. They recommended providing more visual aids to help community members understand proposed regulations and proposed projects.

Stakeholders from the development community emphasized the need to improve permit review efficiency, including increasing staff capacity, and providing earlier opportunities for affordable housing applicants to receive clarification during the multi-department review process.

Participants also encouraged the City to advocate for more community amenities such as “third spaces” for gatherings, schools, and parks in areas planned for higher -density housing, including the Westside and areas north of the I-405. They noted that walkable community amenities and other benefits may help offset concerns about parking and traffic.

Comments also focused on affordability, with stakeholders encouraging the City to work with developers and housing organizations to support housing that is affordable to a range of income levels. Discussions included opportunities to establish a preference for current and former Costa Mesa residents on affordable housing interest or waiting lists. Participants also asked for greater clarity on how “affordable” is defined, how faith -based organization may be part housing solutions, how the Inclusionary Housing Ordinance relates to the Housing Element update, and how incentives could help offset development costs while encouraging affordable housing production throughout the community.

C.17 Mailers and Public Notices
To support public awareness of the 2026 Housing Element amendments and public comment period, the City distributed bilingual postcards to all residential units in the City, letters to the existing and proposed Housing Element site property owners, posted a n ad in the Daily Pilot, published multiple articles in the City Hall Snapshot online newsletter, emailed the NWWAB and Housing Element interest lists, and shared several promotional videos on the City’s YouTube and social media accounts. Post cards about the Neighborhoods Where We All Belong effort were mailed to all residential postal customer addresses in the City in July 2025, February 2026, and May 2026. The post card sent in May 2026 specifically called out the Housing Element public review period.

Appendix C: Summary of Community Engagement C-12

Appendix C: Summary of Community Engagement C-13

Appendix C: Summary of Community Engagement C-14

Appendix C: Summary of Community Engagement C-15
C. 1 8 Planning Commission
The section contains all materials, PowerPoint presentation, and all available public comments provided during the August 17, 2026 session. Public comments were received verbally and in written form through the Zoom chat.

Agenda: https://costamesa.legistar.com/View.ashx?M=A&ID=1436219&GUID=7764137B-AF15-4922- 8FC5-93FCC2FD99EB
Video Recording: https://costamesa.granicus.com/player/clip/4423?view_id=14&redirect=true

C. 19 City Council
To be updated Summer/Fall 2026.

Appendix C: Summary of Community Engagement C-16
C.20 Public Comments
The section contains all public comments submitted throughout the Housing Element Update and during the Public Review Period. Comments were submitted through the Public Review Period feedback form and by email to City Staff. Public comments provided during the Townhall Meeting, Subject Matter Expert Meeting, District Meetings, Planning Commission and City Council Study Sessions, and Public Hearings are provided in the sections above.

November 2022 Public Review Comments
Prior to resubmittal of the Housing Element to the State Department of Housing and Community Development (State HCD), the City of Costa Mesa provided the document to the public, including those who requested to be updated on its progress, for the required seven days before resub mitting to State HCD. The City posted the revised document on the City’s website on November 8, 2022. The City received public comments from four individuals regarding the document and considered their content in preparation of this draft document resubmittal. Three of those comments were provided to City Council prior to the public hearing on November 15th, 2022 and one was received after the deadline. All letters are included within this section for reference.

As stated in the comment letters, many of the comments received had been previously considered in prior drafts of the Housing Element. The City worked with the community, decision-makers, and HCD in response to these questions and others in preparing the draft document June 2026 Public Review Comments

Assembly Bill 215 Compliance
The City complied with the public review requirements of Assembly Bill 215 (AB 215, Chapter 342, Statutes of 2021). In May 2026, the City mailed a post card advertis ing the Housing Element public review and comment period to over 41,000 residential addresses in the community . The draft Housing Element Amendment was posted on the City’s website on June 8, 2026 and was open for public review and comment through June 15, 2026. Members of the public were also able to review the draft Housing Element sites inventory at the June 3, 2026 community Open House prior to the public comment period.

Additionally, the City emailed a link to the draft amendment to individuals and organizations that had previously requested notices related to the City’s Housing Element, as well as to an interest list specific to implementing Measure K and other Housing Element programs. The City also published an article with the link to the draft Housing Element in the City Hall Snapshot, an online newsletter that is emailed to approximately 10,000 accounts. The public was provided with advance notice and an opportunity to review and comment on the draft amendment during the 7-day public comment period.

The City received nine Housing Element-specific public comment letters from residents and stakeholders during the public review period. These comments were reviewed and considered, and revisions were incorporated into the draft, as applicable, prior to submittal to HCD.

Appendix C: Summary of Community Engagement C-17
August 2026 Public Review Comments

Following a 7-day public review period held from June 8–15, 2026, the City submitted the draft amendment to HCD for review. HCD subsequently provided preliminary comments requesting additional clarifying information regarding the sites inventory and overall RHNA approach. The City incorporated those revisions and reposted the amendment for an additional 7 -day public review period from August 12 –19, 2026.

During this period, the City received written comments, as well as in -person testimony and comments at the August 17, 2026 Planning Commission hearing. Comments addressed a range of topics, including the distribution and density of housing sites, requests to remove specific properties from the sites inventory (which the City incorporated), requests to add additional propertie s to the inventory (most of which are not designated Measure K sites and therefore could not be incorporated into the Housing Element at this time, though the City will continue those conversations), and technical corrections to zoning and density references within the document. The Planning Commission held a hearing on August 17, 2026, and recommended City Council adoption of the Housing Element, as revised to incorporate applicable public comments and HCD review comments.

Submitted On Name Email Comment
06/12/2026 20:26:49 Carol
Since my main focus is senior housing it does not seem to me that a designated area is in place for just seniors. I hope I am missing this information from the over view. I would love to see a senior village were shopping, services, recreation and reflects area.
06/15/2026 16:02:25
Alejandro @unitedwayoc.org
United to End Homelessness writes today to comment on the Revisions to the Housing Element Update. We appreciate the opportunity to provide comments regarding the proposed revisions to the City’s Housing Element.

Orange County continues to face an unprecedented housing affordability and homelessness crisis. The shortage of housing options at all income levels, particularly affordable and permanent supportive housing, continues to place increasing pressure on working families, seniors, young adults, and individuals experiencing or at risk of homelessness. Costa Mesa plays a critical role in addressing this regional challenge. As you may know, housing affordability is a persistently growing challenge throughout Orange County as home and rent prices continue to climb. Due to these rising costs, more than 1 in 3 households (34%) fall below the Real Cost Measure.

Because of this, we encourage the city to adopt a Housing Element that meaningfully expands on housing opportunities for current and future residents.

Specifically, we support efforts that:
•Increase housing capacity through implementable rezoning strategies; •Encourage the development of multifamily and mixed-use housing near jobs, transportation, and services;
•Expand opportunities for affordable and permanent supportive housing development; and
•Provide clear implementation timelines and accountability measures to ensure housing goals are achieved.

The lack of affordable housing is cited as the primary reason for homelessness, adding more affordable housing will prevent community members from experiencing homelessness.

Thank you for your support of these developments. I want to encourage you to continue to support initiatives that will increase the opportunities for people to end their homelessness. We are grateful to you for your willingness to improve the lives of those in-need in our community.

C-18
From: Jennifer
To: HALLIGAN, MICHELLE
Cc: Neighborhoods
Subject: Not informed! Re: Costa Mesa Open House Neighborhoods Date: Thursday, June 4, 2026 4:48:20 PM
Dearest Michelle,
Great seeing you last night at Senior Citizen Center.

I’ve walked most homes on Center St.

Not one resident knew about the high rises on 19th street. Nor did El Toro Bravo or Smart n Final managers .

Are you aware of this?
I’m on your email… confusing..
please sent postcards … you’ve got so much you need to target even door to door w mailers… not by text or email.

I created this doc and placed your email. Please please please communicate more hands on in person and snail mail mailer. Knock knock …

Residents are horrified.

Sincerely,
Jennifer
"To know God and Make Him known. Be filled with love, joy, peace, patience, kindness, goodness, faithfulness and self-control in the power and might of the Fruit of the Holy Spirit" Bible -My purpose statement
On Tue, Jun 2, 2026 at 5:58 PM HALLIGAN, MICHELLE
<[email protected]
> wrote:

Please join us at the Neighborhoods Where We All Belong Open House on Wednesday, June 3rd, from 6 to 8 PM, at the Costa Mesa Senior Center, 695 W. 19th Street. We will discuss the draft updates to the Zoning Code, new objective design standards, draft amendments to specific plans and some General Plan elements for consistency with Housing Element implementation, as well as draft additional Housing Element sites. The City is preparing to update the Housing Element sites inventory to achieve adequate capacity and make other updates to reflect implementation progress. This is part of the City’s effort to obtain certification from the California Department of Housing and Community Development. You can fill out a comment card at the event, use the project website comment form, or email comments on the draft documents to [email protected]
.

Neighborhoods Where We All Belong website: https://www.costamesaneighborhoods.com/

Please note that the chapters of the Housing Element that are proposed to have targeted C-19
revisions will be posted to the City’s website and the Neighborhoods Where We All Belong website on June 8, 2026. The official Housing Element public comment period is June 8 to June 15, 2026. Please provide your comments on the proposed technical update to the Housing Element by emailing [email protected] or through the project
website comment form during that timeframe. A copy of the draft technical update to the Housing Element will be available on the 2nd floor of City Hall June 8 to June 15, 2026.

Comments can also be provided by leaving them with the receptionist on the 2nd floor of City Hall during regular business hours.

City of Costa Mesa Housing Element webpage:
https://www.costamesaca.gov/government/departments-and-divisions/economic-and- development-services/planning/housing-element-update

CAUTION: This email originated from outside of the organization. Do not click links or open attachments unless you recognize the sender and know the content is safe. Report any suspicious activities to the Information Technology Department.

C-20
From: Betsy
To: Neighborhoods
Subject: Comments
Date: Friday, June 12, 2026 6:40:56 PM
Michelle, et al,
These comments address both the Housing Element & the Zoning Code revisions.

I have come to understand that Neighborhoods Where We All Belong is designed to meet multiple objectives which has made it challenging to follow. That said, I support the changes that seem to be emerging, namely:

1. We are executing a process that is simultaneously updating our (state mandated) housing element and addressing changes needed in our city codes and overlay districts

2. Developers will finally have the guidance and incentives they need to take advantage of potential housing sites identified in Measure K;

3. Zoning codes are being revised to encourage more walking, biking and open space and less reliance on cars. The MUOD overlay is well-designed to serve us.

4. We are embracing thoughtfully designed projects that allow for more density to try to address housing scarcity that is crushing young professionals and older people who want to live here.

Housing is expensive here because there isn’t enough of it. Unless we build more, people we need to staff our businesses and public institutions will go somewhere else.

Unless we accommodate retirees, they will take their spending power and civic contributions somewhere else.

We need new construction that adds to our stock of affordable multi-family housing.

AND, as another strategy for affordable housing, it is important that revised building codes and approval processes make it easier for building owners to maintain and upgrade their properties.

I thank and appreciate city staff for including residents in their exhaustive efforts to revise our obsolete codes and encourage new housing and mixed use development.

Warm Regards,
Betsy

June 15, 2026

VIA EMAIL ONLY– [email protected]

City of Costa Mesa
Economic and Development Services Department
Attn: M ichelle Halligan, Senior Planner
77 Fair Drive
Costa Mesa, California 92626
Re: Draft Measure K Rezoning and Housing Element Update Dear Ms. Halligan:

Thank you for the opportunity to provide comments on the following draft documents listed below (collectively, the “Planning Documents”) associated with the rezoning under Measure K and update of the Housing Element (the “Project”):

1. Article 11. Mixed-Use Overlay District Chapter V. Development Standards Title 13.

Planning, Zoning, and Development (May 18, 2026 Draft);

2. Zoning Code Amendments Chapter I, Article 2 (Definitions) Chapter II (Zoning Districts Established) Chapter III (Planning Applications) Chapter IV (Citywide Land Use Matrix) Chapter IX, Article 4 (Density Bonuses and Other Incentives) Chapter V, Article 2 (Residential Common Interest Developments) Chapter V, Article 9 (General Site Improvement Standards) Chapter VI, Article 1 (Residential Districts) Chapter VII (Landscaping Standards) (May 18, 2026 Draft);

3. Citywide Multifamily Residential and Mixed-Use Objective Design Standards Adopted by Reference in Zoning Code (May 18, 2026 Draft); C-22

4. General Plan Amendments (Land Use Element, Circulation Element, Noise Element, Community Design Element, and Open Space and Recreation Element);

5. Specific Plan Amendments (North Costa Mesa Specific Plan, Newport Boulevard Specific Plan (SP-96-01 Revised 2026), and One Metro West Specific Plan, Draft 8, Amended 2026)

6. Housing Element Amendments (May 2026 Draft)
A draft Environmental Impact Report (“EIR”) is being prepared in connection with the Project, but has not yet been released. Accordingly, these comments are based on the information currently available and are not exhaustive. We expressly reserve the right to supplement or revise these comments as additional information, including the EIR and supporting technical studies, becomes available. Nothing herein shall be construed as a waiver of any rights under CEQA or other applicable laws.

Project Overview: The Project applies to parcels located throughout Costa Mesa (the “Planning Area”), originally there were 1,079 parcels totaling 1,353.4 acres of the approximately 10,143 acres in the Planning Area. The majority of the identified parcels contain existing development, including residential, commercial, and industrial land uses. At full buildout in 2056, the Project would have originally allowed for an additional 21,522 additional dwelling units and 10.6 million square feet of commercial and industrial space.

This does not include up to 4,000 additional dwelling units and 35,000 square feet of commercial space anticipated under the Fairview Developmental Center Specific Plan. The Project has now changed in scope, as several property owners requested that their parcels be removed from the list of sites in the Housing Element, and others have been added.

According to the California Department of Finance, Costa Mesa’s 2025 population is estimated at 110,321 residents. The City of Costa Mesa (the “City”) projects modest growth of about 2.2 percent—roughly 2,500 people—between 2020 and 2040, increasing from 111,200 to 116,400 residents. The City’s current housing stock is estimated at 44,610 units, with an average household size of 2.7 persons (below the Orange County average of 3.0).

The vacancy rate remains low at 4.8%, and most housing units are more than 30 years old.

Many sites within the Project area are already zoned for residential uses, including Single- Family, Multi-Family Residential, and Planned Development Residential. The Project originally proposed to sunset the Mesa West Residential Ownership Urban Plan and revise zoning under the North Costa Mesa Specific Plan, 19 West Urban Plan, SoBECA Urban Plan, Mesa West Urban Plan (collectively, the “Urban Plans”), and the Harbor Mixed-Use C-23
Overlay (“Overlay”). The existing Mixed-Use Overlay District (“MUOD”), defined in Section 13-20(s) of the Costa Mesa Municipal Code, would be amended to apply to residential-only or mixed-use (residential and commercial) Non-Housing Element sites, as well as Housing Element sites with restrictions. The Residential Incentive Overlay, which applies to parcels along Harbor and Newport Boulevards, and the East 17th Street Specific Plan was to be excluded from the Project.

The affected Urban Plans and Overlay would be consolidated into the MUOD and replaced through amendments to the General Plan and Zoning Code. Additionally, the North Costa Mesa and Newport Boulevard Specific Plans would be amended to apply the MUOD to Measure K sites within those areas; however, a comprehensive update of these Specific Plans will not occur at this time.

Revisions to comply with Housing Element Programs include:

A. Update the North Costa Mesa Specific Plan (Program 3C): Amend the zoning of the North Costa Mesa Specific Plan to allow residential development at an allowable density of up to ninety (90) dwelling units per acre (du/ac) on select properties identified in the Housing Element. Existing unit caps within the plan would be removed.

B. Update the Urban Plans and the Overlay (Program 3D): Amend the zoning of the existing Urban Plans and Overlay to permit the residential development capacity identified in the Housing Element. Maximum residential densities of the Urban Plans/Overlays would be:
19 West Urban Plan 50 du/ac
SoBECA Urban Plan 60 du/ac
Mesa West Bluff Urban Plan 40 du/ac
Harbor Mixed-Use Overlay 50 du/ac
C. Candidate Sites Used in Previous Housing Elements (Program 3N): Apply the amended Mixed-Use Overlay District (MUOD) to all nonvacant sites included in prior Housing Elements and all vacant sites included in two or more consecutive planning periods.

These sites would allow by-right housing development for projects meeting State Housing Law requirements (Gov’t Code Section 65583.2(c)).

D. Non-Housing Element Sites (Program 3G). Apply the amended MUOD to all Non- Housing Element or “Measure K” sites, giving property owners the option to develop (i) residential or mixed-use under the provisions of the MUOD, or (ii) commercial or C-24
industrial uses as currently permitted by the underlying base zone. The Initial Study dated November 2025 prepared by Dudek for the City (“Initial Study”) states “Therefore, the project implements Housing Element Program 3G, Address Citywide Vote Requirement in Relation to Housing Element Compliance by engaging in a community planning and visioning process for proposed General Plan amendments, rezones, and revisions to Measure K sites, which includes Housing Element and non- Housing Element sites.”
The MOUD will apply to Housing Element sites, but special provisions will apply. The development standards by maximum density are as follows:

Minimum
Density1
Maximum
Density2
Maximum
Building
Height
Maximum
Commercial
Intensity
(FAR)
Minimum
Setbacks
(Front/Side/Rear)
Maximum
Lot
Coverage
Minimum
Open
Space
20 du/ac
40 du/ac 48 ft. Per
underlying
General
Plan Land
Use
10 ft./5 ft./10 ft. 60%
100 sq.
ft./unit
50 du/ac 60 ft. 10 ft./5 ft./10 ft. 60%
60 du/ac 72 ft. 8 ft./5 ft./10 ft. 60%
90 du/ac 108 ft. 5 ft./5 ft./5 ft. 70%
Additional provisions:
• At least 50% of a Housing Element site within the MUOD must be housing at a minimum density of 20 du/ac.
• Housing Element sites outside the MUOD must be 100% housing. • No zoning changes for Non-Measure K and Non-Housing Element sites.

E. Other Zoning Code Amendments (Programs 2E, 2F, 2H, 2J, 2M, 3F, 3S, 4E, and 4G):

Implement revised development standards, guidelines, and policies to ensure internal consistency. Updates include, but not necessarily limited to:
1 Based on the 2021-2029 adopted Housing Element Sites Inventory (Table B-6) 2 Only applicable to Lower-Income Housing Element Sites and inclusive of Accessory Dwelling Units.

C-25
• Larger units for large-family households
• Housing for persons with disabilities
• Farmworker, transitional, and supportive housing
• Parking standards for residential development
• Motel conversions, efficiency units, co-living housing types • Conditional Use Permit findings, design review, and master plans • Low-barrier navigation centers and emergency shelter parking • Objective design standards for residential and mixed-use development F. General Plan Amendments: Update the Land Use Element for consistency with Housing Element provisions (density, FAR, height, and trip generation). These amendments aim to clarify, consolidate, and streamline regulations across Urban Plans, Overlays, and Specific Plans.

1. General Comments:
a. Transparency is lacking. The Planning Documents are designed to work together, but method of presentation is cumbersome for the public (most of whom have full time jobs and family life to attend to) to review over the period of just a few short weeks. This doesn’t satisfy the need for transparency and frankly seems as though the City is trying to overwhelm the public with too much information. There was no town hall, which would have acted as an education session to build the public’s knowledge, and therefore increase resident’s ability to make reasonable informed decisions and comment on this matter. This approach does not reflect an inclusive planning process and undermines informed community input. (Smart Growth Principle: Inclusive Planning Structure and Process)
b. As noted above, the Planning Documents are presented separately from the draft EIR.

Therefore, none of the Planning Documents include, or adequately reference, essential technical studies and analyses— such as the EIR, including traffic analysis, and comprehensive fiscal analysis—that may result in substantial revisions to the Project description and development standards. In the absence of this information, it is not possible to meaningfully evaluate the Planning Documents or fully assess the potential impacts of the Project. For these reasons, we expressly reserve the right to review and provide additional comments on future revisions of the Planning Documents and on any associated environmental or technical documents as they become available.

C-26
c. Where is the community vision? Measure K was intended to produce a shared vision for Costa Mesa’s future through public input. To date, that vision has not been clearly presented. Instead, what we are seeing appears driven primarily by the need to satisfy state Housing and Community Development (HCD) requirements and RHNA numbers. The result feels less like thoughtful city planning and more like solving a numbers puzzle, rather than reflecting what residents actually want for their community. The Planning Documents do not implement Housing Element Program 3G, because the public was cut out of actively participating in the visioning of these changes, as that was done largely behind closed doors. (Smart Growth Principle:

Inclusive Planning Structure and Process)
d. Impact on homeownership vs. rentals. Once buildings exceed four stories, they are overwhelmingly developed as rental properties rather than ownership housing. This trend shifts wealth-building opportunities away from residents and toward property owners—often large, out-of-state investment entities. Costa Mesa already has a significant imbalance, with rentals outpacing ownership roughly 60/40. The City should be considering how to incentivize more ownership housing, not deepen the imbalance. (Smart Growth Principle: Social Equity and Community Building) e. Fiscal impacts of apartments vs. ownership housing. Apartment buildings tend to remain under long-term ownership, meaning their property tax contributions grow slowly over time. In contrast, ownership housing typically turns over more frequently, increasing assessed values and strengthening the City’s tax base. Expanding apartments without considering this dynamic may limit long-term fiscal benefits to the City. (Smart Growth Principle: Economic Benefits)
f. Development realities and building scale. Given high land and construction costs, developers design projects to maximize returns. Even if the City permits buildings just over four stories, financial pressures often push developers toward larger six- to nine-story projects. These are typically high-rent developments—similar to those seen in Irvine—with rents ranging from approximately $2,000 to $5,000 per month. This raises an important question: how does this type of development improve affordability or help residents save toward homeownership? (Smart Growth Principle:

Mix of Uses and Housing Choices)
g. Need for stronger affordable housing requirements. Increasing density alone does not guarantee affordability. Developers are unlikely to include affordable units without clear regulatory requirements. Cities such as Irvine and Santa Ana have adopted stronger inclusionary policies to address this. Costa Mesa should update its C-27
Affordable Housing Ordinance in tandem with upzoning to ensure that new development delivers a meaningful number of affordable units rather than primarily luxury housing. (Smart Growth Principle: Mix of Uses and Housing Choices) h. Parks, infrastructure, and service impacts. Higher density brings increased demand for parks, roads, and public safety services. Without expanding park space, existing parks will face greater strain and higher maintenance costs. If additional tax revenue does not keep pace with these needs, funding will have to be diverted from other areas of the City’s budget. (Smart Growth Principle: Promote Health and Healthy Communities)
i. Need for updated financial analysis. During the 2016 General Plan update, financial analysis indicated that development exceeding four stories south of the 405 freeway could negatively impact the City’s budget. A current, comprehensive financial analysis is needed to understand the full implications of the proposed changes before moving forward. (Smart Growth Principle: (a) Inclusive Planning Structure and Process, (b) Economic Benefits)
j. Environmental and quality-of-life concerns. More rigorous analysis is needed, including updated traffic, parking, and air quality studies. The draft Environmental Impact Report for the Fairview Developmental Center Specific Plan already identifies air quality impacts that cannot be fully mitigated. Taller buildings can also affect natural airflow, potentially worsening air quality. These impacts should be carefully evaluated, including potential long-term health considerations. (Smart Growth Principle: Promote Health and Healthy Communities)
k. Long-term development outlook. While rezoning does not mean immediate buildout, it sets the stage for future development patterns. Projects will be built gradually, influenced by economic conditions such as land costs, construction costs, interest rates, and rental markets. Although development may slow during periods of economic uncertainty, it will resume—and likely at larger scales than seen historically. (Smart Growth Principle: Inclusive Planning Structure and Process) C-28

2. Article 11. Mixed-Use Overlay District Chapter V. Development Standards Title 13.

Planning, Zoning, and Development (May 18, 2026 Draft). We note that this revisions to the City’s development standards are new and have not been reviewed by the City’s Planning Commission, and therefore are subject to their consideration and suggested revisions. We expressly reserve the right to supplement, amend, refine, or expand these comments as additional information becomes available, including, but not limited to documents, technical studies, memoranda, correspondence, hearing testimony, staff reports, or other materials added to the administrative record after the date of this letter.

Nothing in this letter should be construed as a waiver of objection, claim, argument, or remedy under any other applicable law:
a. 13-83.11.1. (a) Applicability. The applicable properties are allegedly show on the City’s Zoning Map, but no zoning map, draft or otherwise, is included for review and context. Please provide a copy of this important document for public review. b. Table 13-83.11.7. (Development Standards for MUOD Projects). This table shows the Maximum Residential Density and the Maximum Residential Density on pages 12 and 23, but does not align with the allowable densities in the Newport Boulevard Specific Plan (see Table 1 of that specific plan (unnumbered page)). Please clarify or correct.

3. Zoning Code Amendments Chapter I, Article 2 (Definitions) Chapter II (Zoning Districts Established) Chapter III (Planning Applications) Chapter IV (Citywide Land Use Matrix) Chapter IX, Article 4 (Density Bonuses and Other Incentives) Chapter V, Article 2 (Residential Common Interest Developments) Chapter V, Article 9 (General Site Improvement Standards) Chapter VI, Article 1 (Residential Districts) Chapter VII (Landscaping Standards) (May 18, 2026 Draft):
a. The total maximum anticipated additional dwelling units, and maximum square feet of commercial and industrial space, exclusive of the numbers of additional dwelling units and commercial space anticipated under the Fairview Developmental Center Specific Plan, is required to fully comprehend the mechanics of these zoning changes.

The total maximum anticipated additional dwelling units and maximum square feet of commercial and industrial space must be provided. b. In Chapter I, In General, Article 2, Definitions, beginning on page 10, the changes to the definition of “Open Space,” “Open Space, common”, “Open Space, private,” and “Open Space, publicly accessible” do not cover the issue of practical concerns about how such spaces will be managed and how potential conflicts between public access C-29
and residents’ quality of life will be addressed. How do you keep the public from becoming a nuisance when the public open space is not clearly delineated, such as a stoop at an entrance to a condo or apartment building? We approached Staff with this issue at the June 3rd Open House and Staff indicated that the problem would largely fall to property owners to resolve. This appears to be an issue that the City is creating, but expects the landowner to resolve, which could likely invite litigation against the City. We request that a land use attorney review this change for risk assessment.
c. It appears that the 2006 Mesa West Residential Ownership Urban Plan has not been sunsetted, but is now called the Mesa West Residential Ownership Incentive Program (“MWROIP”), as described in Chapter V, Development Standards, Article 2, Residential Common Interest Developments Section 13-41.5, beginning on page 14.

Is there are reason that the MWROIP is now being included in the Development Standards? Should an explanation of the MWROIP be included in the General Plan’s Land Use Element? Please clarify.
d. We note that not all the zoning code changes required by the Housing Element programs have been included (see Introductory Paragraph E above). Will these be included at a later date? We expressly reserve the right to supplement, amend, refine, or expand these comments as additional information becomes available, including, but not limited to documents, technical studies, memoranda, correspondence, hearing testimony, staff reports, or other materials added to the administrative record after the date of this letter. Nothing in this letter should be construed as a waiver of objection, claim, argument, or remedy under any other applicable law:

4. Citywide Multifamily Residential and Mixed-Use Objective Design Standards Adopted by Reference in Zoning Code (May 18, 2026 Draft). a. In multiple places this document refers to “the City’s zoning map,” yet no map in included in any of the Planning Documents. Given that the City is rezoning many parcels as part of the Project, a revised zoning map is a critical document in the review process. The revised zoning map must be included for the public to review and the comment period for the Planning Documents must be extended.

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5. General Plan Amendments (Land Use Element, Circulation Element, Noise Element, Community Design Element, and Open Space and Recreation Element). a. Land Use Element.
i. This ten-year-old document needs to be reviewed and revised to be current. For example, The Triangle shopping center has changed its name back to Triangle Square, and the Los Angeles Times site was renamed “The Press.” ii. Table LU-6: Land Use Density and Intensity Summary does not align with the maximum allowable density of 90 du/ac in the Mixed-Use Overlay as seen in other documents, including the revised Housing Element. Please clarify or correct.
iii. Language about the Mesa West Residential Ownership Urban Plan has been marked for deletion, however, there is no language about the Mesa West Residential Ownership Incentive Plan replacing or modifying it. Please clarify or correct.
b. Circulation Element.
i. This ten-year-old document needs to be reviewed and revised to be current. For example, Figure C-3: Conceptual Bicycle Master Plan, on page C-16, has not been updated to reflect the map that was adopted as part of the Active Transportation Plan in 2018. In addition, the document needs to be reviewed for additions made as part of adopting the Pedestrian Master Plan.
ii. On page C-24, in “Sidewalks and Sidewalk Zones,” reference to areas in Costa Mesa, such as the Westside, SoBECA, South Coast Plaza, etc. have been removed. These references identify certain parts of the city, not the sunsetted overlays or urban plans, and should remain for context of what is considered areas of heavy pedestrian activity. Please correct.
iii. We note the City has no plan for mitigating traffic circulation issues created by the upzoning of properties and the resulting increase in population. If mitigation plans are contained in the yet to be released EIR, we expressly reserve the right to supplement, amend, refine, or expand these comments as additional information becomes available, including, but not limited to documents, technical studies, C-31
memoranda, correspondence, hearing testimony, staff reports, or other materials added to the administrative record after the date of this letter. c. Noise Element.
i. On Page N-11, there is reference to a heliport on the former Los Angeles Times building. We believe this has been removed. Please correct or clarify. ii. We note that there is no mention of noise related to the State of California’s Emergency Operation Center (“EOC”) currently under construction on the former Fairview Developmental Center site. Both the construction and operation of the EOC will add to the noise levels near that site. Language should be added to the Noise Element addressing the additional noise levels there. iii. The 405 freeway has been widened since this document was written in 2016. Due to increased traffic on that highway, noise levels have increased. The document should be revised to reflect those increased noise levels. d. Community Design Element. This ten-year-old document needs to be reviewed and revised to be current. For example, Whittier Law School shut down in approximately 2017, and is now Sofia University. Figure CD-5: Destinations and Landmarks on page CD-15 needs to be updated to reflect the absence of Whittier Law School and K- Mart. We note that the proposed redevelopment area at or near the corner of Baker and Fairview is part of the Mesa del Mar District. At the June 3 rd Open House Staff
mistakenly referred to this area as being with SoBECA, which it never has been. e. Open Space and Recreation Element. This ten-year-old document needs to be reviewed and revised to be current. For example, Perez Park has been added on the Eastside and should be added to parks inventory wherever appropriate.

6. Specific Plan Amendments (North Costa Mesa Specific Plan, Newport Boulevard Specific Plan (SP-96-01 Revised 2026), and One Metro West Specific Plan, Draft 8, Amended 2026); Residential Incentive Overlay.
a. North Costa Mesa Specific Plan. Several parcels in the North Costa Mesa Specific Plan area are being upzoned through the MUOD to not exceed 90 du/ac, including, but not limited to, Segerstrom Subarea 2 and Sakioka 2. This revision impacts building heights and open space/parks/recreation needs for this area. This document needs to be reviewed and revised to align with new zoning. In addition, the C-32
document indicates that Costa Mesa residents receive a discount on parking at certain times. We have never known this to be the case. Please clarify or correct. b. Newport Boulevard Specific Plan (SP-96-01 Revised 2026). i. Missing Figures and Tables need to be supplied. Without that information, it is impossible to sensibly comment on this document.
ii. Table 1 indicates that the Maximum Residential Density is 90 du/ac. This does not align with Article 11, Mixed Use Overlay District, Chapter V, Development Standards, Title 13 Planning Zoning and Development (May 18, 2026 Draft).

Please clarify or correct.
iii. Table 3 (Newport Blvd. Traffic Comparisons) is outdated and needs to be revised. iv. Document needs to have page numbers inserted.
c. One Metro Wet Specific Plan, Draft 8. Given that this project has already been approved and received a General Plan Amendment, including rezoning, does the developer have any interest in using the MUOD for development and design standards? So much of that is already spelled out in its Specific Plan. It doesn’t seem to be in the City’s best interest to give the developer what amounts to a free General Plan Amendment at this late stage of development.
d. Residential Incentive Overlay. While it appears it was not the original intent to revise this overlay, it appears from the map presented at the June 3 rd Open House that
(i) the height limitation of four stories, and (ii) the density limitation of 40 du/ac both may have changed. This information, and the impacts on the upzoning needs to be disclosed to the public. Please clarify or correct.

7. Housing Element Amendments (May 2026 Draft). Giving the public one week to review and comment on these documents is not transparent, and certainly not fair, given that Staff has been working on them for months now. We request the deadline for comments be extended so that more of the community can have an opportunity to review and provide comments.

In addition, the blacklining of the document is difficult to understand. What version of the document was this blacklined against? The March 2026 version or a later version? C-33
a. Change in Project Scope. The Project has now changed in scope, as several property owners requested that their parcels be removed from the list of sites in the Housing Element, and others have been added. A new total of the additional parcels, the acreage of those parcels and acreage of the Planning Area needs to be provided in Appendix B Sites Analysis.
b. Chapter 3, Housing Constraints, Resources, and Affirmatively Furthering Fair Housing:
i. State Density Bonus Law. On page 3-12 the following sentence appears: “The City is currently revising the existing ordinance and expects to adopt revisions in December 2026.” If this is going to impact the density of Housing Element Parcels, that information should be determined now, before the draft EIR for the Project is released. Please clarify or correct. ii. Maximum Building Heights. On page 3-15 it states that “As of March 2026, the City modified its maximum building heights up to 108 feet for residential projects on Housing Element sites, depending on the maximum residential density allowed.” On the Density Map displayed at the June 3
rd Open House, there were
many Housing Element sites that did not have maximum densities indicated. We note that Appendix B, Sites Analysis indicates there are 32 replacement sites with a maximum density of 90 du/ac. Please provide locations, and proposed densities and height limits for all Housing Element sites. iii. Parking Standards. Also on page 3-15 it states “The City had included Program 2M committing to reviewing and revising the City’s Zoning Code for off-street parking for multifamily projects. In April 2026, the City reduced the residential parking minimums for multi-family units and adopted a standard of no minimum parking requirement for residential uses on Housing Element sites within the Mixed-Use Overlay District (all Housing Element sites are within this overlay).

On Month 2026, the City amended the overlay to remove parking minimums on non-Housing Element sites.” While this revision to parking is with the hope of reducing construction costs, it will have an impact on surrounding neighborhoods, some of which are already impacted by overflow parking from adjacent streets.

Please identify how the City intends to mitigate the impacts of overflow parking.
iv. On page 3-69 of Chapter 3, Section 2
Analysis of Federal, State, and Local Data
and Local Knowledge it states that “The City is also taking steps beyond the C-34
Housing Element inventory. In Fall 2026, the City anticipates a broader MUOD update that will overhaul the existing MUOD provisions and apply the overlay to the remaining Measure K sites, including both Housing Element and non-Housing Element sites. Through this effort, the City is expanding opportunities for residential and mixed-use development beyond the sites needed to accommodate the RHNA. The MUOD is anticipated to apply to approximately 1,079 parcels and will establish updated standards, including residential densities ranging from 30 to 90 dwelling units per acre, to support additional housing choices.” Since the City intends to rezone the remaining Measure K to allow up to 90 du/ac, are the impacts of that included in the upcoming EIR or will another EIR be drafted in Fall 2026? Please clarify and expand on this information. c. Chapter 4, Housing Plan.
i. Mesa West Residential Ownership Overlay. On page 4-18 it states that this overlay will be removed. However, this is contradicted by what is described in Chapter V, Development Standards, Article 2, Residential Common Interest Developments Section 13-41.5, beginning on page 14. It seems this overlay is being replaced by the MWROIP. Please correct or clarify. d. Appendix B, Sites Analysis.
i. Table B-6 has been revised to add clarity to the location of the parcels and their allowable densities. It would be helpful for the public to know which of these parcels are new to the Housing Element. In addition, the total acreage of the Housing Element parcels and total maximum du/ac would be helpful. Please add this information.

8. Structure of Documents. Combining all the Zoning Code Amendments into one document, with page numbering starting and restarting, made the review of those changes difficult. We suggest breaking this document out into appropriate chapters and sections.

We appreciate the separation of Housing Element chapters on the Housing Element page, but it would have been better to direct the public there, than to the merged documents on the Measure K rezoning webpage.

9. Further Considerations. We are gravely concerned that the overriding purpose of the Planning Documents is simply to satisfy State requirements. The Planning Document reflect a narrow focus on meeting housing mandates, rather than advancing a well- C-35
considered vision for a vibrant, inclusive, and livable community that residents will want to call home.

Public input throughout the Planning Documents is minimal at best. Nowhere in the documents are the desires of the residents for a better community that were expressed at the outreach meetings, including these requests from the first outreach meeting, which we lifted from the City’s website:

Housing Options: “Walkability is essential, and housing is a determinant of health!” “Corner stores, trees, and fair planning (not all housing in one area) are essential.” Spaces For Community Gatherings: Prioritize high-quality housing and mixed-use development for couples, young professionals, seniors, and families . Increase affordable opportunities for ownership and affordable housing overall. Expand housing resources for vulnerable communities.

Multi-Modal Mobility and Safer Streets: Prioritize pedestrian-oriented design with protected sidewalks. Improve connections across Costa Mesa with bike lanes, bus stops, and frequent transit service.

Open Spaces and Landscaping: Encourage private and shared open spaces. Provide landscaping and tree cover for shade and softening the built environment. Foster community gathering spaces (“third places”), such as restaurants, retail, and parks near new housing.

An Eclectic Costa Mesa: Maintain the unique, eclectic, and culturally rich feel of Costa Mesa’s neighborhoods.

Transparency: Provide more technical information to the public. Stay aligned with shared community values.

Housing Design Considerations: Consider setbacks, height, parking, traffic, landscaping, parks, and infrastructure in new developments • Consider larger setbacks for new residential/mixed-use adjacent to existing residential projects Most troubling of all is the continued failure to provide adequate open space. For years, the public has consistently advocated for sufficient parkland on this site. Instead, the City is compounding the problem by proposing open space that does not meet minimum General Plan requirements and relying on the concept of park in-lieu fees as a substitute.

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This approach should be abandoned. The amount of parkland provided on-site should, at a minimum, meet the standards already established in the General Plan.

Finally, the most important question remains unanswered: How does this Project advance the City of Costa Mesa’s long-term vision? How does it fit into the City’s plans for the next 20 years—or the next 40 years? It is impossible to assemble the larger puzzle when essential pieces—public input, environmental review, financial analysis, infrastructure planning, and a coherent community vision—are still missing.

Conclusion.

The Planning Documents represent a significant shift in Costa Mesa’s development framework. However, critical components—including environmental review, infrastructure planning, fiscal analysis, and a clearly articulated community vision—remain incomplete or unavailable.

Without these elements, it is not possible for the public to fully evaluate how the Project will shape the City’s future over the coming decades.

We respectfully request that the City:
• Extend the public comment period
• Release the draft EIR and supporting technical studies • Provide complete and consistent documentation, including updated maps • Clearly articulate how the Project aligns with a long-term vision for Costa Mesa C-37
C-38
From: Betsy
To: Neighborhoods
Subject: Comments
Date: Friday, June 12, 2026 6:40:56 PM
Michelle, et al,
These comments address both the Housing Element & the Zoning Code revisions.