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
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
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
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
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
PASSED AND ADOPTED this I 0th day of August, 2026.
Costa Mesa Planning Commission
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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
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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
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Exhibit B
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