Golf Course
1394 Indian Laurel Fig 14 14 34 17 1104 3 3 3 Remove Large failed limb, lean, ball damage, frass 19 18
21 Golf Course
1395 Indian Laurel Fig 17 17 31 22 1320 2-3 2-3 3 Preserve Prune for safety and re- evaluate Good form and vigor, included bark 17 21
22 Golf Course
1396 Shamel Ash 11 11 8.5 9 39.5 36 31 1771 2 2 2 Preserve Prune for safety and re- evaluate Leaf tip burn, good vigor 15 27
22 Golf Course
1397 Brazilian Pepper 25.5 25.5 36 18 1046 3 3 2-3 Remove Flare canker, termites 13 21
21 Golf Course
1398 Red River Gum 8.5 8.5 22 21 730 3 3 2-3 Remove External canker at lower stem 14 12
14 Golf Course
1399 Red River Gum 12.5 12.5 52 12 804 1-2 2 2 Preserve Good form and vigor 17 17
18 Golf Course
1400 Aleppo Pine 26.5 26.5 47 19 2462 2 3 3 Preserve Brace for safety Codominant stems with included bark, good vigor 28 36 29 Golf Course
1401 Mexican Fan Palm 16.5 16.5 54 6 113 1-2 2 2 Preserve Good form and vigor 6 6
6 Golf Course
1402 Mexican Fan Palm 11.5 11.5 15 6 113 2 3 3 Remove Poor location, along fence line 6 6
6 Golf Course
1403 Mexican Fan Palm 16 16 33 6 113 2 2 2 Remove On fence line, poor location 6 6
6 Golf Course
1404 Shamel Ash 6 6 12 22 8 165 3 3 2-3 Remove Termites, frass, poor form, embedded in fence 8 6
7 Golf Course
1405 Carrotwood 12 12 27 10 363 3 3 2-3 Remove Extensive sapsucker damage, failed branch 8 10
15 Golf Course
1406 Carrotwood 14.5 14.5 28 14 730 3 3 2 Remove Sapsucker damage, decline 13 16
18 Golf Course
1407 Carrotwood 5.5 5.5 27 5 314 3 2-3 2 Remove Sapsucker damage, decline, competing canopy 10 10
15 Golf Course
1408 River She-oak 8 8 30 7 283 2 2 2 Preserve Good vigor, codominant stems 9 8
14 Golf Course
1409 Green Ash 21 21 45 20 1352 3 2-3 2 Remove Termites in stems 23 17
23 Golf Course
1410 Green Ash 11 11 39 12 683 2 3 2-3 Remove Topped, on fence line, poor canopy, water sprouting 19 9 19 Golf Course
1411 Brazilian Pepper 12 7.5 8.5 12 9 49 38 21 1046 2 3 2 Remove On fence line, good vigor, multi-stemmed 26 12
14 Golf Course
1412 Brazilian Pepper 11 7 9 9 11.5 47.5 47 15 1385 2 3 2-3 Remove On fence line, good vigor, multi-stemmed 26 18
25 1836
Tree Survey and Arborist Report
Golf Course
1413 Brazilian Pepper 13 7.5 9 11 9 49.5 46 15 1288 2 3 2-3 Remove On fence line, good vigor, multi-stemmed 27 18
21 Golf Course
1414 Brazilian Pepper 11 8.5 8 27.5 45 20 1164 2 3 2-3 Remove On fence line, good vigor, multi-stemmed 24 18
15 Golf Course
1415 Green Ash 22 22 75 30 2332 3 3 2-3 Remove Surficial root canker, increased risk, included bark 23 31 25 Golf Course
1416 River She-oak 7 6 13 40 12 594 2 2-3 2 Preserve Prune codominant stem Codominant stems, good vigor 13 11
19 Golf Course
1417 River She-oak 7.5 7.5 35 8 415 1-2 2 2 Preserve Good form and vigor 11 12
15 Golf Course
1418 Green Ash 16 16 62 20 1104 2-3 2 3 Remove Cankers at crotch, fair form and vigor, sapsucker damage, leaf tip burn 15 17 23 Golf Course
1419 River She-oak 6 6 31 6 154 1-2 2 2 Remove Good form and vigor 7 7
8 Golf Course
1420 Western Sycamore 8 8 49 12 551 2 2 2 Preserve Good form and vigor, upper canopy deadwood 14 13
14 Golf Course
1421 Western Sycamore 8 8 38 10 638 2 2 2 Preserve Good form and vigor, small canker on stem 15 11
21 Golf Course
1422 Canary island Pine 11 11 36 8 254 2 2 2-3 Preserve Sweep lean, good vigor, large mechanical damaged area, canker 5 12 11 Golf Course
1423 Peruvian Pepper 9 6 15 23 2 154 3 3 2-3 Remove Inner stem decay, decline 11 7
8 Golf Course
1424 Peruvian Pepper 11 7 18 28 9 397 3 3 2-3 Remove Cavity in flare, small cavities in limb 8 13
15 Golf Course
NT1 Mexican Fan Palm 16 16 51 6 113 1-2 2 2 Preserve Good form and vigor, not able to get to tree due to debris pile 6 6 6 1837
Fair
view Developmental Center Specific Plan – Zoning Code Amendments An amendment to Section 13-20 of Title 13, Chapter II “Zoning Districts Established,” of the Zoning Code is hereby amended to remove subsection (t):
“[…]
(t) Institutional and Recreational Multi-Use District. This district is intended to allow the integration of a variety of land uses and intensities. This zoning district category includes uses which are low to moderate in density and intensity and urban in character. The multi -use center designation is applicable only to the Fairview Development Center property at 2501 Harbor Boulevard.”
An am
endment to Section 13- 28, Subsection (g), of Title 13, Chapter III “Planning Applications” is hereby amended where strikethrough text denotes text being removed, and underlined text denotes text being added:
“[…]
(g) Master plan. Prior to development in the planned development (PD), town center (TC), shopping center (C1-S), mixed-use overlay (MU), and all types of institutional and recreational (I&R, and I&R-S, and I&R -MLT) zoning districts, a master plan is required. Preliminary master plans are required in the TC and I&R -MLT zone, are optional in PD and MU zones, and are not required in C1-S, I&R-S, and I&R zones. […]
(3) Minor amendments.
a. Minor amendments to existing master plans in planned development zones are subject to section 13-56, master plan required.
b. Minor amendments to existing master plans in the TC, C1-S, MU, I & R, and I & R-S, and I & R -MLT zones may be approved by development review if the planning division finds that the proposed construction does not materially affect required open space, floor area ratio, and parking requirements specified in the approved master plan. Furthermore, if the minor amendment results in an overall building square footage that exceeds the maximum building square footage allowed by the approved master plan, the planning division must find that the minor amendment is consistent with the floor area ratio and trip budget standards established by the general plan, as applicable.
[…]”
ATTACHMENT 7, EXHIBIT B
1838
An amendment to Section 13-30, Subsection (e) and Table 13-30, of Title 13, Chapter IV “Citywide Land Use Matrix,” of the Zoning Code is hereby amended to remove reference to “I & R-MLT” zoning designation in its entirety. Subsection (e) shall be amended where strikethrough text denotes text being removed, and underlined text denotes text being added:
“(e) For the purpose of Table 13- 30, Land Use Matrix, the various zoning districts are labeled as follows:
Residential zones: R1, R2-MD, R2-HD, and R3
Commercial zones: AP, CL, C1, C2, C1-S, and TC
Industrial zones: MG and MP
Planned Development Residential zones: PDR -LD, PDR-MD, PDR-HD, and PDR- NCM
Planned Development Commercial zone: PDC
Planned Development Industrial zone: PDI
The Parking zone: P
Institutional and Recreational zones: I & R, and I & R-S, and I & R-MLT”
An amendment to Chapter V, Article 7 “Institutional and Recreational, Institutional and Recreational School Districts, and Institutional and Recreational Multi -Use” of Title 13 of the Zoning Code is hereby amended to update the title of Article 7 to remove reference to “Institutional and Recreational – Multi-Use Center” zoning designation where strikethrough text denotes text being removed and underlined text denotes text being added:
Article 7 Institutional and Recreational, and Institutional and Recreational School Districts, and Institutional and Recreational Multi-Use § 13-64 Purpose.
§ 13-65 Special district requirements.
§ 13-66 Development standards.
§ 13-64 Purpose.
This article is intended to provide development standards for both publicly and privately owned land which provide recreation, open space, health, public service, educational, and housing opportunities.
1839
§ 13-65 Special district requirements.
(a) Uses incidental to the main function of the development may be permitted upon approval by the planning commission through the adoption or amendment of the master plan.
(b) In the I&R -S zones, site plans shall meet the requirements of all State agencies having jurisdiction over the design, construction and operation of public and private school facilities.
(c) In the I&R -MLT zone any future development of the site may include residential due to the unique nature of the site. Any single family residential development to occur on the site must follow the R1 residential development standards. (d) The I&R-MLT zone contains residential dwelling unit caps for single family and multi-family: For single family residential the cap is 250 units and for multiple family residential the cap is 332 units.
§ 13-66 Development standards.
TABLE 13-66
DEVELOPMENT STANDARDS FOR I&R, AND I&R-S AND I&R-MLT ZONES
DEVELOPMENT
STANDARDS I&R and I&R-S I&R-MLT
Minimum lot area Six thousand square feet Six thousand square feet Minimum lot width Sixty feet Sixty feet
Maximum floor area ratio Refer to Chapter V, Article
8, floor area ratios
Refer to Chapter V, Article 8,
floor area ratios
Maximum building height Four stories south of the I -
405 Freeway except that
special purpose housing
(e.g., affordable, elderly
and student housing) may
be granted additional
building height.
Building heights for all uses
must conform to I&R
standards; single family
residential must conform to the
R1 building height standards.
SETBACKS FOR MAIN BUILDINGS AND ACCESSORY BUILDINGS AND STRUCTURES (Minimum distances given, unless otherwise noted. All setbacks from streets are measured from the ultimate property line shown on the Master Plan of Highways.)
Front Twenty feet Twenty feet
Side or rear, abutting a
secondary, primary or
major street
Twenty feet Twenty feet
1840
TABLE 13-66
DEVELOPMENT STANDARDS FOR I&R, AND I&R-S AND I&R-MLT ZONES
DEVELOPMENT
STANDARDS I&R and I&R-S I&R-MLT
Side or rear, abutting all
other streets
Ten feet Ten feet
Interior lot line Five feet. Additional
setback may be required
by the planning
commission if deemed
necessary to protect
adjacent land uses.
Five feet. Additional setback
may be required by the
planning commission if
deemed necessary to protect
adjacent land uses.
PARKING (See Chapter VI)
LANDSCAPING (See Chapter VII)
SIGNS (See Chapter VIII)
ADDITIONAL DEVELOPMENT STANDARDS
Master plan Required Required
Uses conducted underroof All uses permitted shall be
conducted underroof.
Exception: Uses which are
incidental to and an
integral part of the use
conducted underroof may
be conducted onsite in the
open, pursuant to the
approval of a minor
conditional use permit.
All uses permitted shall be
conducted underroof.
Exception: Uses which are
incidental to and an integral
part of the use conducted
underroof may be conducted
onsite in the open, pursuant to
the approval of a minor
conditional use permit or if the
portion of the site is developed
as a park.
Single family residential —
Minimum lot size
Residential development
not permitted
Six thousand square feet
Single family residential —
Maximum density
Residential development
not permitted
Six dwelling units per acre
Minimum and maximum
percent of site used for
single family residential
Residential development
not permitted
Fifty percent
Minimum and maximum
percent of site
Not applicable Twenty-five percent developed
for parks.
Multi-family residential —
Maximum density
Residential development
not permitted
Forty dwelling units per acre
Minimum percent share of
multi-family units for
affordable housing. Shall
Residential development
not permitted
Twenty percent
1841
TABLE 13-66
DEVELOPMENT STANDARDS FOR I&R, AND I&R-S AND I&R-MLT ZONES
DEVELOPMENT
STANDARDS I&R and I&R-S I&R-MLT
comply with chapter 9,
Article 4, density bonuses
and other incentives.
An amendment to Title 13 of the City of Costa Mesa Planning, Zoning, and Development Code , also known as the Zoning Code, to add a new chapter titled “Chapter XVIII Specific Plans” commencing with Section 13- 350, is hereby added to the Zoning Code in its entirety:
Chapter XVIII SPECIFIC PLANS
Section 13-350 Purpose
In order to address the unique characteristics of particular areas within Costa Mesa, and to achieve the purposes of this Code and of the General Plan of the City of Costa Mesa, the following specific plans have been adopted:
(a) East 17th Street Specific Plan
(b) Newport Boulevard Specific Plan
(c) North Costa Mesa Specific Plan
(d) One Metro West Specific Plan
(e) Fairview Developmental Center Specific Plan
Section 13-351 General Provisions
Notwithstanding the provisions or standards set forth in Title 13 of this Code, individual specific plans may establish additional or separate provisions and standards for the plan area; and may adopt zones and amend the Zoning Map of the City of Costa Mesa.
Refer to the texts and maps of individual specific plans referenced above for regulations within each plan's jurisdictional boundaries.
1842
Administrative Professional
Institutional Recreational
Multi-Use
Single Family Residential
Multiple-Family Residential,
Medium Density
Multiple-Family Residential,
High Density
Multiple-Family Residential
General Industrial
Local Business
General Business
Shopping Center
Institutional Recreational
Institutional Recreational - School
Parking
Commercial Limited
Planned Development
Commercial
Planned Development Residential
- Low Density
Planned Development Residential
- Medium Density
Planned Development Residential
- High Density
City Limits
Specific Plan Boundary
Legend
FAIR DRFAIR DR
PLACENTIA
AV
E PLACENTIA
AV
E
MERRIMAC WAY MERRIMAC WAY
HARBOR BLVDHARBOR BLVD
FAIRVIEW RDFAIRVIEW RD
TANAGER DRTANAGER DR
ADAMS AVEADAMS AVE
JOANN STJOANN ST
W WILSON STW WILSON ST
HAMILTON STHAMILTON ST
AVOCADO STAVOCADO ST
NEWPORT BLVDNEWPORT BLVD
SHE
LLEYCIR
SHE
LLEYCIR
Source: City of Costa Mesa Source: City of Costa Mesa
Fairview Developmental Center Specific Plan:
Current Zoning
Date: 08/11/2026Date: 08/11/2026
VICTORIA STVICTORIA ST
ATTACHMENT 8 EXHIBIT C
1843
FDCSP
Administrative Professional
Institutional Recreational
Multi-Use
Single Family Residential
Multiple-Family Residential,
Medium Density
Multiple-Family Residential,
High Density
Multiple-Family Residential
General Industrial
Local Business
General Business
Shopping Center
Institutional Recreational
Institutional Recreational - School
Parking
Commercial Limited
Planned Development
Commercial
Planned Development Residential
- Low Density
Planned Development Residential
- Medium Density
Planned Development Residential
- High Density
City Limits
Specific Plan Boundary
Legend
FAIR DRFAIR DR
PLACENTIA
AV
E PLACENTIA
AV
E
MERRIMAC WAY MERRIMAC WAY
HARBOR BLVDHARBOR BLVD
FAIRVIEW RDFAIRVIEW RD
TANAGER DRTANAGER DR
ADAMS AVEADAMS AVE
JOANN STJOANN ST
W WILSON STW WILSON ST
VICTORIA STVICTORIA ST
HAMILTON STHAMILTON ST
AVOCADO STAVOCADO ST
NEWPORT BLVDNEWPORT BLVD
SHE
LLEY CIR
SHE
LLEY CIR
Source: City of Costa Mesa Source: City of Costa Mesa
Fairview Developmental Center Specific Plan:
Proposed Zoning
Date: 08/11/2026Date: 08/11/20261844
RESOLUTION NO. PC-2026-22
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF COSTA
MESA, CALIFORNIA RECOMMENDING THAT THE CITY COUNCIL OF THE CITY OF COSTA MESA: ADOPT AN ORDINANCE AMENDING TITLE 13 0F
THE COSTA MESA MUNICIPAL CODE (ZONING CODE) TO ADD THE
FAIRVIEW DEVELOPMENTAL CENTER SPECIFIC PLAN (FDCSP), REVISE SECTIONS 13-20, 13-28, 13-30, CHAPTER V, ARTICLE 7, ADD CHAPTER XVIII "SPECIFIC PLANS", AND UPDATE THE ZONING MAP; ADOPT A
RESOLUTION AMENDING THE LAND USE ELEMENT OF THE GENERAL
PLAN FOR CONSISTENCY WITH THE FAIRVIEW DEVELOPMENTAL CENTER SPECIFIC PLAN; AND CERTIFY THE FINAL ENVIRONMENTAL
IMPACT REPORT AND ADOPT THE FINDINGS OF FACT AND STATEMENT
OF OVERRIDING CONSIDERATIONS AND MITIGATION MONITORING AND
REPORTING PROGRAM FOR THE FDCSP
CASE NO. PCTY-25-0003
THE PLANNING COMMISSION OF THE CITY OF COSTA MESA, CALIFORNIA FINDS AND DECLARES AS FOLLOWS:
WHEREAS, in June 2022, the California State Legislature adopted SB 188, enacting Government Code Section 14670.31, which outlines the general terms under which the State of California, through the State Department of General Services (DGS) and the State Department of Developmental Services (DDS), will collaborate with the City of Costa Mesa (City) to determine the future of the FDC site; and WHEREAS, on October 4, 2022, the City Council of the City of Costa Mesa (City Council), authorized the City Manager to enter into a Standard Agreement with the DGS and receive State funds in an amount not to exceed $3.5 million to develop the Fairview Developmental Center Specific Plan (FDCSP); and
WHEREAS, in December of 2022, the City of Costa Mesa and DGS entered into Standard Agreement Number HD229063; and
WHEREAS, on June 13, 2023, the City released the solicitation of a Request for Proposals (RFP) for the FDCSP that was released via PlanetBids, the City's web-based procurement system, where four proposals were received and evaluated by City staff based on the selection criteria identified in the RFP, and of the four proposals, PlaceWorks was selected as the qualified consultant to complete the FDCSP scope of work; and Resolution No. PC-2026-22 Page 1 of 423
ATTACHMENT 9
1845
WHEREAS, on August 1, 2023, the City Council approved the agreement between the City and PlaceWorks pursuant to the RFP; and
WHEREAS, on November 2, 3, and 6, 2023, a publicly noticed community workshop (Workshop No. 1) took place at various locations within the City to gather community input and feedback relating to the existing conditions within the FDCSP and gain insight on the community's vision for the area; and WHEREAS, on December 12, 2023, the City Council held a study session and received a project status update on the FDCSP; and WHEREAS, on March 25, 2024, the Planning Commission held a study session and received a project status update on the FDCSP; and WHEREAS, throughout 2024, Workshop No. 2 (January 23, 25, and 29), Workshop No. 3 (February 29, March 4, and 6), and Workshop No. 4 (July 24, 25 and 31) were publicly noticed and each workshop was held at various locations within the City to gain community input on the draft Vision and Guiding Principles (including further refinements throughout), mobility, open space, housing, infrastructure and learn the community's preferences on these items to incorporate greater detail within the FDCSP; and WHEREAS, Workshop No. 4 included three land use concepts, key features and applicable analysis for each concept and a land use concept survey was made available from July 24 through August 30, 2024; and
WHEREAS, on May 27, 2025, June 23, 2025, and August 25, 2025, the Planning Commission held publicly noticed study sessions that included project background information, financial feasibility findings, summary of community engagement, and three land use scenarios to obtain their input and provide recommendation to the City Council for a land use plan scenario to be studied for environmental review purposes and inclusion in the FDCSP which does not pre-commit the City to any action for adoption; and WHEREAS, on October 9, 2025, the FDCSP was presented to the Parks and Community Services Commission to obtain feedback about park amenities for consideration and inclusion in the FDCSP; and
WHEREAS, on October 21, 2025, the City Council held a publicly noticed study session to review the Planning Commission's recommended land use plan for the FDCSP and the City Council directed staff to move forward with the Planning Commission's Resolution No. PC-2026-22 Page 2 of 423
1846
recommendation to study 4,000 residential units, 35,000 square feet of non-residential area, and increased the minimum open space requirement from 12 acres to 14 acres which does not pre-commit the City to any action for adoption; and WHEREAS, on October 29, 2025, pursuant to the California Environmental Quality Act (CEQA) a notice of preparation (NOP) was issued and submitted to the State Clearinghouse where the FDCSP was assigned project number SCH No. 2025101405; and
WHEREAS, the NOP started the CEQA environmental review process by notifying agencies, organizations, tribes, and interested parties about the City's plans to prepare an Environmental Impact Report (EIR), and that the written public comment period began October 29, 2025, through December 5, 2025; and
WHEREAS, on November 17, 2025, a public scoping meeting was held at City Hall to solicit comments and suggestions regarding the scope and content of the EIR and environmental issues and alternatives to be considered in the EIR; and WHEREAS, on March 16, 2026, the Public Review Draff Specific Plan was made available for a 30-day public comment period that concluded on April 15, 2026; and WHEREAS, on March 24, 26, and 30, 2026, Workshop No. 5 was held at various locations within the community to introduce the community to the draff specific plan, inform them of its components, and obtain their feedback on the draft document; and WHEREAS, on May 14, 2026, a notice of availability Draff Environmental Impact Report (DEIR) was published in a newspaper of general circulation which included a 48- day public review period that occurred from May 14, 2026, through July 1, 2026, and the DEIR were made available for public review pursuant to the requirements of the CEQA Guidelines; and
WHEREAS, on May 14, 2026, the DEIR was uploaded to the City's environmental notices webpage, provided to the County Clerk-recorder's Office for posting, and submitted and uploaded to the State Clearinghouse (State Clearinghouse No. 2025101405); and
WHEREAS, on July 14, 2026, the Public Hearing Drafi Specific Plan was made available on the project webpage which incorporates public comments received during the March 2026 public comment period for the FDCSP; and Resolution No. PC-2026-22 Page 3 of 423
1847
WHEREAS, on July 15, 2026, City staff held a focus group meeting with Costa Mesa Country Club golf course clubs to discuss the secondary access road contemplated in the FDCSP and outline the future process; and WHEREAS, on July 16, 2026, theAirport Land Use Commission held a duly noticed pub(ic hearing and determined that the FDCSP was consistent with the Airport Environs Land Use Plan for John Wayne Airport; and
WHEREAS, on July 23, 2026, the City held a Community Q&A event to provide the community the opportunity to ask questions of staff in order to prepare the community for upcoming public hearings with the Planning Commission and City Council; and WHEREAS, all workshops and the Community Q&A were advertised through various means, including social media posts on Facebook, Instagram, Next Door, postcard mailers to 46,271 residential homes, email notifications to interested parties, flyer distribution and A-frame signs placed outside of City facilities, announcements made at Planning Commission and City Council meetings, and newspaper advertisements; and WHEREAS, on July 27, 2026, the Planning Commission held a study session on the FDCSP where they received a presentation for the introduction of the July 2026 Public Hearing Draft Specific Plan, associated Zoning Code, Zoning Map, Land Use Element and Land Use Map amendments and the Draff EIR, and after public comment the Planning Commission received and filed the report and provided feedback on the FDCSP; and WHEREAS, the implementation of the FDCSP requires amendments to Section 4 3- 20, 13-28, 13-30, and Chapter V, Article 7, of the Zoning Code and add Chapter XVIII "Specific Plans" to Title 13 of the Zoning Code, and update the Zoning Map, The Land Use Element of the General Plan and Land Use Map for consistency with the FDCSP to rezone the FDC site and change the Land Use Designations; and WHEREAS, on August 10, 2026, the Planning Commission conducted a duly noticed public hearing to discuss and considerthe Fairview Developmental Center Specific Plan and proposed amendments to Zoning Code, Zoning Map, Land use Element and Land Use Map, with all persons having the opportunity to speak for and against the proposal; and
WHEREAS, the CEQA Final EIR for this project reflects the independent judgement of the City of Costa Mesa.
Resolution No. PC-2026-22 Page 4 of 423
1848
NOW, THEREFORE, BE IT RESOLVED that the Costa Mesa Planning Commission, in its independent judgment and after fully considering all alternatives, and all testimony and evidence presented at the public hearing hereby recommends that the City Council incorporate clarifications from the August 10, 2026, memorandum to the Planning Commission and take the following actions:
SECTION 1: Certify the Final EIR prepared for the project pursuant to CEQA Guidelines Section 15090, adopt findings of fact pursuant to CEQA Guidelines Section 15091, adopt statement of overriding considerations pursuant to CEQA Guidelines Section I 5093, and adopt the Mitigation Monitoring and Reporting Program included within Exhibit A.
SECTION 2: Adopt by ordinance the Fairview Developmental Center Specific Plan included within Exhibit B.
SECTION 3: Adopt by ordinance amendments to revise Sections 13-20, 13-28, 13- 30, Chapter V, Article 7, Add Chapter XVIII "Specific Plans", as identified within Exhibit C and update the Zoning Map to change the zoning designation of the FDC site located at 2501 Harbor Boulevard from "Institutional and Recreational Multi-use (I&R-MLT)" to refer to the 95-acre FDCSP area as "FDCSP" and change the remaining 15 acres of the 110- acre site to "Institutional and Recreational" zoning designation as identified within Exhibit D.
SECTION 4: Adopt by resolution an update to the Land Use Element of the General Plan whereby strikathrough text denotes text being removed and underlined text denotes text being added as shown in Exhibit E and update to the Costa Mesa Land Use Map to change the land use designation of the FDC site located at 2501 Harbor Boulevard from "Multi-use Center" to refer to the 95-acre FDCSP area as "FDCSP" and change the remaining 15 acres of the 1l O-acre site to "Public/Institutional" as shown in Exhibit F.
BE IT FURTHER RESOLVED that if any section, division, sentence, clause, phrase or portion of this resolution, or the document in the record in support of this resolution, are for any reason held to be invalid or unconstitutional by a decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining provisions.
Resolution No. PC-2026-22 Page 5 of 423
1849
PASSED AND ADOPTED this I 0th day of August, 2026.
Costa Mesa Planning Commission
Resolution No. PC-2026-22 Page 6 of 423
1850
STATEOFCALIFORNIA )
COUNTY' OF ORANGE )ss
CITYOFCOSTAMESA )
1, Carrie Tai, Secretary to the Planning Commission of the City of Costa Mesa, do hereby certify that the foregoing Resolution No. PC-2026-22 was passed and adopted at a regular meeting of the City of Costa Mesa Planning Commission held on August 10, 2026, by the following votes:
AYES: Harlan, Andrade, Klepack, Martinez
NOES: Zich, Dickson
ABSENT: Rojas
ABSTAIN: None
Carrie Tar';cretary
Costa Mesa Planning Commission
Resolution No. PC-2026-22 Page 7 of 423
1851
Exhibit A
Fairview Developmental Center Specific Plan
Environmental Impact Report Files - State Clearinghouse No. 2025101405 Click on the “Links” below to access the document.
Final Environmental Impact Report (FEIR) - Link
FEIR Appendix A – Comment Letters Received - Link
FEIR Appendix B – Engineering Analysis Report - Link
FEIR Appendix C – Revision to Appendix J.2 of the DEIR – Link Findings of Fact and Statement of Overriding Considerations - Link Draft EIR - Part 1 - Link
Draft EIR - Part 2 - Link
Draft EIR - Part 3 - Link
Draft EIR - Part 4 - Link
Mitigation Monitoring and Reporting Program (MMRP) - Link Appendix A.1: Notice or Preparation (NOP) and Scoping Meeting Comments - Link Appendix B.1: Air Quality and GHG Modeling – Link
Appendix C.1: Biological Technical Report - Link
Appendix C.2: Tree Survey and Arborist Report – 2026 - Link Appendix C.3: Tree Survey and Arborist Report – 2024 - Link Appendix D.1: Archaeological and Built Environment Resources Inventory Report - Link Appendix E.1: Paleontological Resources Evaluation - Link Appendix F.1: Phase I Environmental Site Assessment - Link Appendix F.2: Phase II Investigation Report - Part 1 - Link Appendix F.2: Phase II Investigation Report - Part 2 - Link Appendix G.1: Water Supply Assessment - Link
Appendix H.1: Noise and Vibration Assessment - Link
Appendix I.1: Response to service letter and questionnaire - Link Appendix J.1: VMT Assessment - Link
Appendix J.2: Transportation Study - Link
Appendix K.1: Existing Conditions Infrastructure Report - Link Appendix K.2: Dry Utilities Summary Memo - Link
Appendix L.1: Alternatives Trip Generation - Link
Resolution No. PC-2026-22 Page 8 of 423
1852
Exhibit B
Resolution No. PC-2026-22 Page 9 of 423
1853
STATE OF CALIFORNIA - CALIFORNIA HOUSING AND HOMELESSNESS AGENCY GAVIN NEWSOM, Governor
DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT
DIVISION OF HOUSING POLICY DEVELOPMENT
651 Bannon Street, Suite 400
Sacramento, CA 95811
(916) 263-2911 / FAX (916) 263-7453
www.hcd.ca.gov
August 21, 2026
Anna McGill, Planning Manager
Advanced Planning and Housing Division
Economic and Development Services Department
City of Costa Mesa
77 Fair Drive
Costa Mesa, Ca 92626
Dear Anna McGill:
RE: City of Costa Mesa 6
th Cycle (2021-2029) Amendments to the Housing
Element and Rezones
Thank you for submitting the City of Costa Mesa’s (City) draft amendment to the housing element that was received on June 24, 2026 along with revisions received on August 20, 2026. The revisions were posted and made available to the public for seven days prior to review. In addition, the California Department of Housing and Community Development (HCD) received Ordinances Title 13 and 9, revisions to the North Costa Mesa Specific Plan and the Mixed-Use Overlay District, including proposed revisions, and various other documents (Rezoning Documents). These Rezoning Documents are intended to make zoning available to accommodate the regional housing need allocation (RHNA). HCD also received public comments from Disability Rights, the Public Interest Law Project, and the Law Office of Autumn Elliott, pursuant to Government Code section 65585, subdivision (c). Pursuant to Government Code section 65585, HCD is reporting the results of its review.
On May 9, 2023, HCD found the adopted housing element met the statutory requirements of State Housing Element Law (Gov. Code, § 65580 et seq). However, the housing element could not be found in substantial compliance until the City has adopted and completed the necessary rezones to accommodate the RHNA and comply with various statutory requirements. This draft amendment does not impact HCD’s May 9, 2023, finding that the element meets statutory requirements. However, the element still cannot be found in substantial compliance until the City has adopted the draft amendments and completed necessary rezones to meet all statutory requirements and make zoning available to accommodate the RHNA. In accordance with recently amended state law, detailed below, the adopted housing element will substantially comply with State Housing Element Law only after rezoning is complete and all draft amendments are adopted, submitted to, and approved by HCD.
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Anna McGill, Planning Manager
Pursuant to Assembly Bill 1398 (Chapter 358, Statutes of 2021), a jurisdiction that did not adopt a compliant housing element within one year from the statutory deadline cannot be found in compliance until rezones to make prior identified sites available or accommodate a shortfall of sites, pursuant to Government Code section 65583, subdivision (c) (1) (A) and Government Code sections 65583.2, subdivision (c) (h) and (i), are completed. As this year has passed and rezones have not been completed, the City is out of compliance and will remain out of substantial compliance until the rezoning has been completed. HCD recognizes the City’s considerable rezoning efforts related to meetings its RHNA leading up to April 2026. However, the loss of sites led to insufficient capacity to accommodate the RHNA and as a result, the element still cannot be found in substantial compliance. At the same time, HCD has reviewed the Rezoning Documents, including proposed revisions and draft amendments with additional sites related to accommodating the RHNA. As proposed, the Rezoning Documents and additional sites (including zoning for the Fairview Developmental Center) meet statutory requirements and will be sufficient to accommodate the RHNA. Future scheduled hearing (e.g., September 1, 2026 and September 15, 2026) regarding adoption of the amendment and rezoning additional sites and the Fairview Developmental Center will facilitate meeting these requirements. The element can be found in substantial compliance once the draft amendments are adopted and the additional sites and zoning for the Fairview Developmental Center are completed.
As a reminder, the City’s 6th cycle housing element was due October 15, 2021. As of today, the City has not completed the housing element process for the 6th cycle. HCD urges the City to expeditiously move forward with rezoning the additional sites, including zoning related to the Fairview Developmental Center, adoption of the draft amendments and submit all necessary documents to HCD to obtain substantial compliance with State Housing Element Law.
Public participation in the development, adoption and implementation of the housing element is essential to effective housing planning. Throughout the housing element process, the City should continue to engage the community, including organizations that represent lower-income and special needs households, by making information regularly available and considering and incorporating comments where appropriate. Commenters on this review provided meaningful suggestions. HCD encourages the City to continue working with organizations and other members of the public, including commenters on this housing element review, throughout the remainder of the review process and planning period. Please be aware, any revisions to the element must be posted on the local government’s website and to email a link to all individuals and organizations that have previously requested notices relating to the local government’s housing element at least seven days before submitting to HCD.
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Anna McGill, Planning Manager
For your information, the element relies on nonvacant sites to accommodate 50 percent or more of the housing needs for lower-income households, which triggers requirements to make findings based on substantial evidence that the existing use is not an impediment and will likely discontinue in the planning period. Absent findings (e.g., adoption resolution) based on substantial evidence, the existing uses will be presumed to impede additional residential development and will not be utilized toward demonstrating adequate sites to accommodate the RHNA. HCD has reviewed the findings recommended by the Planning Commission and these findings are sufficient but must still be adopted by the City Council.
Pursuant to Government Code section 65583.3, subdivision (b), the City must utilize standards, forms, and definitions adopted by HCD when preparing the sites inventory and submit an electronic version of the sites inventory. While the City has submitted an electronic version of the sites inventory, since changes have occurred to prior submittals, any future re-adopted version of the housing element must also submit the electronic version of the sites inventory.
Several federal, state, and regional funding programs consider housing element compliance as an eligibility or ranking criteria. For example, the CalTrans Senate Bill (SB) 1 Sustainable Communities grant, the Strategic Growth Council and HCD’s Affordable Housing and Sustainable Communities program, and HCD’s Permanent Local Housing Allocation consider housing element compliance and/or annual reporting requirements pursuant to Government Code section 65400. With a compliant housing element, the City will meet housing element requirements for these and other funding sources.
For your information, some general plan element updates are triggered by housing element adoption. HCD reminds the City to consider timing provisions and welcomes the opportunity to provide assistance. For information, please see the Technical Advisories issued by the Governor’s Office of Land Use and Climate Innovation at:
https://www.lci.ca.gov/planning/general-plan/guidelines.html.
HCD recognizes the dedication of you and planning staff throughout the housing element update and review. HCD looks forward to receiving the City’s adopted housing element and remaining rezones and welcomes the opportunity to provide technical assistance as the City completes its rezoning. If you have any questions or need additional technical assistance, please contact Jose Armando Jauregui at [email protected].
Sincerely,
Paul McDougall
Senior Program Manager
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September 4, 2026
SENT VIA EMAIL
Melinda Dacey
Principal Planner, Advanced Planning and Housing
City of Costa Mesa Community Development Department
77 Fair Drive
Costa Mesa, CA 95626
SUBJECT: REQUEST FOR RESPONSE TO FDC PUBLIC COMMENT
Dear Melinda Dacey:
The Department of Developmental Services (Department) concurs with and supports the public information presented by the City of Costa Mesa in the Fairview Developmental Center Specific Plan Fact Sheet – Secondary Access Road.
Harbor Village serves over 300 individuals with developmental disabilities and is the largest housing complex for individuals with developmental disabilities in the State. The project is an integral part of the Department’s and the Regional Center of Orange County’s care provision program. The Department is committed to providing a safe, quality, and integrated environment for individuals with developmental disabilities living in Harbor Village. Residents of Harbor Village may have limited hazard awareness, react adversely to certain environmental stimuli, or experience challenges communicating intentions to drivers. For these reasons, the Department has a long-standing policy of controlling both vehicle and pedestrian access to Harbor Village.
As the Department has consistently stated and as the Department of General Services has reiterated, we will continue to limit utilization of Merrimac by the general public as a main thoroughfare and control access to all other portions of the Department’s property. This applies to the existing project under State Lease L-753 as detailed in the Exhibit 1, Harbor Village Lease Exhibit (1981) provided as part of the public comment, irrespective of the lease termination date, as well as the additional 15 acres being retained by the Department as detailed in the Fairview Developmental Center Specific Plan.
If you have any questions or require additional information, please contact Maxwell Lowry at [email protected] or 916-597-3704.
Sincerely,
Original Signed by:
CARLA CASTAÑEDA, Chief Deputy Director
Operations
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