HomeMy WebLinkAbout2025-36 - Bear Street Tentative Tract MapRESOLUTION N0. 2025-36
A RESOLUTION OF CITY COUNCIL OF THE CITY OF COSTA MESA, CALIFORNIA,
APPROVAL OF GENERAL PLAN AMENDMENT (PGPA-24-0002), TENTATIVE TRACT
MAP, DESIGN REVIEW, AND DENSITY BONUS FOR A 142 DWELLING UNIT
RESIDENTIAL COMMON INTEREST DEVELOPMENT AT 3150 BEAR STREET
THE CITY' COUNCIL OF THE CITY OF COSTA MESA, CALIFORNIA FINDS AND
DECLARES AS FOLLOWS:
WHEREAS, the City Council of the City of Costa Mesa adopted the 2015-2035
General Plan on June 21, 2016;
WHEREAS, California Government Code Section 65358(a) authorizes the City
Council to amend the General Plan if it is deemed to be in the public interest;
WHEREAS, the General Plan is a long-range, comprehensive document that
serves as a guide for the orderly development of the City of Costa Mesa;
WHEREAS, by its very nature, the General Plan is subject to update and revision
to account for current and future community needs;
WHEREAS, the application was filed by Vanesa Scheidel of Meritage Homes,
authorized agent for the property owners, for the real property located at 3150 Bear Street;
WHEREAS, the proposed project, is a residential common interest development on
a 6.12 acre lot with 142 ownership dwelling units with a base density of 20 dwelling units
per acre and a 20 percent density bonus. The applicant is requesting approval of the
following:
1. General Plan Amendment (PGPA-24-0002): to amend the General Plan
Land Use Element including changing the Land Use Designation of the
project site from General Commercial to High Density Residential;
2. Desiqn Review: Approve the Design Review for the development of the
project;
3. TentativeTractMapNo.19334:ApprovetheTentativeTractMaptoallowfor
individual ownership of the units;
4. Density Bonus: Approve the density bonus which will provide seven very-
low-income units in exchange for a 20 percent density bonus; and
WHEREAS, pursuant to Costa Mesa Municipal Code (CMMC) Section I 3-83.63(a)
and City Council Policy 500-2, a project screening is required for all privately-initiated
General Plan Amendments;
Resolution No. 2025-36 Page 1 of 39
WHEREAS, a screening provides awareness of the application to the community
and gives the City Council an opportunity to offer comments on the merits and
appropriateness of the proposed development before the applicant submits the formal
planning application(s);
WHEREAS, a screening for General Plan Amendment (GPS-23-03) was conducted
by the City Council September 3, 2024, pursuant to the requirements of City Council Policy
500-2:
WHEREAS, a General Plan Amendment is required to modify the Land Use Element's
maps, figures, text and tables to apply a High Density Residential land use designation to
the subject property, as the site currently has a land use designation of General
Commercial, which is not consistent with the residential development;
WHEREAS, General Plan Amendment (PGPA-24-0002), includes the following
revisions to the Land Use Element, and as depicted in further details in Exhibit A attached
hereto:
1. FigureLU-3-AmendtheLandUsePolicyMaptoaccountforthemodified
land use designations;
2. Table LU-3 - Amend the Land Use Designation Table to account for the
modified land use designations;
3. Table LU-20 - Amend the General Plan Land Use 2035 table to account
for the modified land use designations.
WHEREAS, based on the proposed General Plan Amendment, adoption of
Ordinance No. 2025-05 for the Rezone (Staff Report Attachment 3) is necessary to establish
consistency between the General Plan and Zoning Code;
WHEREAS, consistent with the General Plan Amendment, the Rezone will apply the
Multiple Family Residential (R3) zoning designation to the site, currently zoned Administrative
and Professional (AP), with a maximum base density of 20 dwelling units per acre and a
maximum of 142 units;
WHEREAS, the Design Review is a request to provide site plan and architectural
details for the proposed buildings, on-site improvements as well as common open space;
WHEREAS, Tentative Tract Map No. 19334 is a request to subdivide the property
to allow for individual ownership of the dwelling units;
Resolution No. 2025-36 Page 2 of 39
WHEREAS, Density Bonus is an agreement between the City of Costa Mesa and
the applicant pursuant to California Government Code Sections 65915 et. Seq to allow for
additional density and incentives including a concession to deviate from the detached unit
second story design standards and waivers to deviate from the maximum building height,
front setback, landscape parkway, open space, individual dwelling unit minimum lot area,
and side by side unit standards with the inclusion of affordable housing;
WHEREAS, pursuant to the California Environmental Quality Act (CEQA), a Final
Mitigated Negative Declaration (MND) including the Mitigation Monitoring and Reporting
Program was prepared in compliance with CEQA and the local environmental review
guidelines;
WHEREAS, the City has found that this project will generate an annual net fiscal
surplus of $78,058 to the City's General Fund per the Fiscal Impact Analysis report;
WHEREAS, the Planning Commission conducted a duly-noticed public hearing on
July 14, 2025 with all persons having the opportunity to speak for and against the proposal.
WHEREAS, on July 14, 2025, the Planning Commission recommended approval of
the proposed project with a 5-O vote;
WHEREAS - the City Council adopted a resolution approving the MND and found
that it adequately evaluates the environmental impacts of the proposed project, and the
MND is complete, adequate, and fully complies with all requirements of CEQA, the CEQA
Guidelines, and the City of Costa Mesa Environmental Guidelines
NOW, THEREFORE, based on the evidence in the record and the findings
contained in Exhibit A2, and subject to the conditions of approval contained within Exhibit
A3 and B, and all the mitigation measures included in the Mitigation Monitoring and
Reporting Program contained within Exhibit B of Attachment 1, THE CITY COUNCIL take
the following actions:
1. ADOPT General Plan Amendment PGPA-24-0002 to modify the Land Use
Element's maps, figures, text and tables to apply the High Density
Residential land use designation to the site with a base density of 20 dwelling
units per acre, a maximum of 142 dwelling units; and
2. APPROVE the Design Review for 142-unit residential common interest
development; and
Resolution No. 2025-36 Page 3 of 39
3. APPROVETentativeTractMapNo.19334tosubdividethepropertytoallow
for individual ownership; and
4. APPROVE the Density Bonus to authorize a 20 percent density bonus in
exchange for a minimum of 5% of the base units (122) to be provided as very
low income units for a period of no less than 55 years and to authorize
requested incentive to deviate from the residential design guidelines and
waivers related to maximum height, front setback, landscape parkways,
open space, individual dwelling unit minimum lot area, and side by side unit
development.
BE IT FURTHER RESOLVED that the City Council does hereby find and determine
that adoption of this Resolution is expressly predicated upon the activity as described in
the staff report for MND, General Plan Amendment, Design Review, Tentative Tract Map,
and Density Bonus, and upon the applicant's compliance with each and all of the
conditions in Exhibits A3 and B, and compliance of all applicable federal, state, and local
laws. Any approval granted by this resolution shall be subject to review, modification or
revocation if there is a material change that occurs in the operation, or if the applicant fails
to comply with any of the conditions of approval.
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.
BE IT FURTHER RESOLVED that the City Council provided direction to Public
Works Transportation staff to assess traffic calming concerns and opportunities in the
Triangle neighborhood. Furthermore, the City Council directed staff to monitor parking in
the surrounding neighborhoods and if issues arise, to return to establish a parking district.
Lastly, the City Council provided direction to staff to monitor the Lifestyles community
entrance and if traffic prevents residents of exiting the neighborhood, staff should return to
the Council with potential solutions.
Resolution No. 2025-36 Page 4 of 39
PASSED AND ADOPTED this 5th day of August, 2025.
n Stephens, Mayor
ATTEST:APPROVED AS TO FORM:
2%"d"a'i""tyClerk Ki berly Ha Barlow, City Attorney
STATEOFCALIFORNIA )
COUNTY OF ORANGE )
CITY OF COSTA MESA )
SS
I, BRENDA GREEN, City Clerk of the City of Costa Mesa, DO HEREBY CERTIFY
that the above and foregoing is the original of Resolution No. 2025-36 and was duly passed
and adopted by the City Council of the City of Costa Mesa at a regular meeting held on
the 5'h day of August 2025, by the following roll call vote, to wit:
AYES: COUNCIL MEMBERS: GAMEROS, MARR, PETTIS, REYNOLDS, CHAVEZ,
AND STEPHENS.
NOES:COUNCIL MEMBERS: NONE.
ABSENT:COUNCIL MEMBERS: BULEY.
IN WITNESS WHEREOF, I have hereby set my hand and affixed the seal of the
City of Costa Mesa this 6'h day of August 2025.
Birenda?Lreen(J!,:M'JClerk
Resolution No. 2025-36 Page 5 of 39
EXHIBIT A
GENERAL PLAN AMENDMENT PGPA-24-0002
Amendment to Land Use Map (Figure LU-3)
Update Land Use Map by applying the High Density Residential land use designation to
the site:
Exlstbig General Plan Iand Uae Pmposed General Plan Land Use
Prolect Site
@smamf%ai um
LOW Density Resdential (8 du/ac)
§ High Density Residential (20 du/ac)
Commercial-Residential (17.4 du/ac)
Neighborhood Commercial
General Commercial
Regional Commercial
Urban Center Commercial
Light Industnal
Industrial park
Fairgounds
Resolution No. 2025-36 Page 6 of 39
Amendment to Land Use Designation Table (Table LU-3)
Update Table LU-3: Amend the Land Use Designation Table to accountforthe modified
land use designations:
Table LU-3: Land Use Designations (2015)
. . Residential . Acres Acres Net %of
Land Use Designations , Floor-Area Ratio
Density Developed Undeveloped Acres Acres
:,8 du/ac
N/A
2,087.4 0.8 2,088.2 25.9%
il2 du/ac 858.1 1.1 859.1 10.7%
S20 du/ac
_,_866.
_12
______z.giz
(!
$8
6
10.8;1
%
Low-DensRy Resldentlal
Medium-Density
Residential
High-Density Residential'-2
Commercial-Residential 517.4 du/ac
0.20/High Traffic
0.30/Moderate Traffic
0.40/Low Traffic
47.9 0.0 47.9 0.6%
Neighborhood Commercial <20 du/ac
0.15/High Traffic
0.25/Moderate Traffic
0.35/Low Traffic
0.75/Very LOII/ Traffic
40.3 0.2 40.5 0.5%
General Commercial S20 du/ac
0.20/High Traffic
0.30/Moderate Traffic
0.40/LOlv Traffic
0.75/Very Low Traffic
60!i!)4____599.
_82
8.5 $6
u
7.56%
Commercial Centel-S20 du/ac
0.25/High Traffic
0.35/Moderate Traffic
0.45/Low Traffic
0.75/Very Low Traffic
117.18 0.3 117.48 1.5%
Urban Center Commerciall 20 to 80 du/ac N/As 59.74 66.6 126.34 1.6%
Cultural Arts CenteS Variesa l.77a 57.3 0.0 57.3 0.7%
Regional Commercial 520 du/ac 0.652/0.8!1 147.9 0.0 147.9 1.8%
Industrial Park <20 du/ac
0.20/High Traffic
0.30/Moderate Traffic
0.40/Loiiii Traffic
0.75/Very Loiiii Trafftc
630.13 2.4 632.53 7,9%
Light lndustrial6 :_20 du/ac
0.15/High Traffic
0.25/Moderate Traffic
0.35/Loii.i Traffic
0.75/Very low Traffic
374.2 4.0 378.1 4.7%
Public and Institutional 0.25 1,263.2 0.3 1,263.4 15.7
Golf Course :!_0.01 553.7 0.0 553.7 6.9%
Fairgrounds <0.10 150.0 0.0 150.0 1.9%
Multi-Use Center 15 to 25 du/ac 0.25 102.6 0.0 102.6 1.3%
Totals 7,955.6 87.1 8,042.4 100%
Notev.L }!rrtMntheMediumaid7ResMentialdesignation,exishr4residentialunitsl.rgallybuiltinp,x.ce.,.sgfthedsvelrngunits
peracrestandardmayberebWtatthesamehigherdens%subjecttootherzoningcodestondards. Theallowabledens%or
numberof units to be redeveloped would be limited to the 1990 GeneralPlati derisil with a 25% incentive bmiusforMedium-
Densi5r or a 5096 incentive bonus for High Densi0r or the existing numberof unib, uihfc/iever is kss
2. SeeHighDenskb,rResidentialtextregardingareasinNorthCosbat'-fesawherethedensRyallowanceexceeds20umtsperacre. Site
SpecificDens%g:if20.4du/acreapprosiedforl.8(vacre 3Elmitprojectat19S7iS'ewportBlvd.and390FmlRoad.
3. SeeCommerciaiCenter,RegionalCommercia7ondUrbanCenterCommerckaltexiforsitespecificdensi7andFAR.
4. SeetextforMixed-UseDesiekrpmentandCulbira!ArtsCenterprosiistonsf:rradditfonaldiscussion.
Resolution No. 2025-36 Page 7 of 39
Amendment to General Plan Land Use 2034 Table (Table LU-20)
Amend the General Plan Land Use 2035 table to account for the modified land use
designations:
Table LU-20: General Plan Land Use 2035
Residential
Single-Family 2,088.2 14,210
,14811M
4
Multi-Family 1,720.2 28,413 ,372258
&
Non-Residential
Commercial-Residential 47.9 543,000
Neighborhood Commerctal 40.5 338,000
General Commercial 616.3 7,065,300
Commercial Center 117.5 733,000
Urban Center Commercial 126.3 4,550,700
Cultural Arts Center 57.3 2,673,300
Regional Commercial 147.9 2,723,700
Industrial Park 632.6 8,684,500
light Industrial 378.1 4,402,500
Public and Institutional 1,263.4 1,989,000
Golf Course 553.7 84,200
Fairgrounds 150.0 454,450
Multi-Use Center 102.6
Totals 8,044.5 42,623 ii5083
4
33,916,000
455,200
472,100
8,556,100
li075,800
5,581,200
4,869,800
3,260,800
9,895,000
2,838,000
3 i970i700
84,200
1 ,020,400
2 79,000
42,553,000
Notesi
1. Includes Loui-Densi7 Residential General Plan land use designation.
2. Includes Medium-Densi5i High-Densiby, and Conrmercial-Residential, Overlays General Plan land use
designations.
Resolution No. 2025-36 Page 8 of 39
EXHIBIT A2
FINDINGS
A General Plan Amendmenf (PGPA-24-0002)
According to Costa Mesa Municipal Code Section 13-29(g), there are no specific
findings required for a General Plan Amendment. Such amendments are considered
legislative actions and are subject to the discretion of the City Council. In this case,
the proposed General Plan Amendment seeks to modify the Land Use Element's
maps, figures, text, and tables to apply the High Density Residential designation to
the site.
Below is staff's justification in support of the proposed general plan amendment:
The proposed project would contribute to the City meeting its City's 6fhcyc/e
RHNA allocations.
Facts in Support: The City of Costa Mesa's 6th Cycle (2021-2029) Housing
Element identifies specific sites to meet the State-mandated Regional Housing
Needs Allocation (RHNA) of 11,760 units. The proposed project site is not
designated as a housing opportunity site but would still contribute to the City's
required RHNA allocation. Specifically, the project will provide seven very low-
income units and 135 above moderate-income units.
The proposed density at 20 du/acre is appropriate given the property's
location, site size, and design of the project
Facts in Support: The project location and design foster a pedestrian-friendly
environment, allowing residents to access nearby amenities and commercial
corridors. The location is appropriate because of the proximity to South Coast
Plaza, Metro Pointe, and other commercial corridors along Baker Street, Bristol
Street, and Pau(arino Avenue. The project provides options to walk or bike to
retail centers, coffee shops, and entertainment uses because the internal
sidewalk network connects to the existing sidewalks on Bear Street. The higher
density townhome component of the project is located away from existing
established neighborhoods to reduce massing impacts. In addition, the site was
identified as an area for development since it was included in the Measure K
zone.
Resolution No. 2025-36 Page 9 of 39
B. The proposed project complies with Costa Mesa Municipal Code Section 13-
29(g)(11 ) "Rezone Findings" because:
Finding: The proposed rezone is consistent with the Zoning Code and the
general plan and any applicable specific plan.
Facts in Support of Finding: Consistent. The proposed rezone is consistent
with the Zoning Code, the proposed General Plan amendment, and applicable
planning documents. Specifically, the applicant is requesting to rezone the project
site by applying the R3 zoning district. This rezone would allow for the
development of the 142 dwelling unit project pursuant to the provisions of Article
1 (Residential Districts) of Chapter V of the Zoning Code.
To facilitate this rezoning, a General Plan Amendment is also proposed to
formally apply the zoning districts to the site. The General Plan Amendment would
modify the Land Use Element maps, figures, text, and tables to reflect the new
High-Density Residential land use designation. Per Table LU-19: General Plan
and Zoning Consistency of the General Plan Land Use Element, the zoning
districts are considered consistent with the High-Density Residential land use
designation. Therefore, the proposed rezone and General Plan Amendment align
with the City's land use framework and are necessary to support the proposed
residential development.
C. The proposed project complies with Costa Mesa Municipal Code Section 13-
29(g)(13) - "Tentative Tract Map Findings" because:
Finding: The creation of the subdivision and related improvements is
consistent with the genera/ plan, any applicable specific plan, and this Zone
Code. proposed rezone is consistent with this Zoning Code.
Facts in Support of Finding: Consistent. The creation of the subdivision aligns
with the amendment land use designation of the General Plan by promoting
residential ownership. Additionally, the subdivision complies with the local Zoning
Code, amended zoning district, and State laws by conforming to established
development regulations. The proposed map will allow for each individual unit to
be sold separately.
Finding: The proposed use of the subdivision is compatible with the general
plan.
Facts in Support of Finding: Consistent. The proposed development aligns
with the General Plan by addressing the critical need for housing options within
the community. Located near commercial corridors, this development promotes
the City's goals of increasing residential density while enhancing accessibility to
essential services and transportation.
Resolution No. 2025-36 Page 10 of 39
Finding: The subject property is physically suitable to accommodate the
subdivision in ferms of type, design and density of development, and will not
result in substantial environmental damage nor public health problems, based
on compliance with the Zoning Code and general plan, and consideration of
appropriate environmental information.
Facts in Support of Finding: Consistent. The proposed project is an in-fill
development and is located in an urbanized area. The site meets the minimum
lot size requirement that can accommodate the density and necessary utilities.
There are no wildlife habitats or bodies of water on the site or nearby, further
ensuring that the development will not result in substantial environmental
damage. This strategic location allows for the efficient use of already developed
land, minimizing the need for additional site disturbance, and preserving green
spaces elsewhere in the community.
Finding: The design of the subdivision provides, to the extent feasible, for
future passive or natural heating and cooling opportunities in the subdivision,
as required by State Government Code section 66473.1
Facts in Support of Finding: Consistent. The design of the proposed
development thoughtfully considers the orientation of the lot, aligning in a
manner that maximizes solar exposure, ensuring natural passive heating
during colder months. Each townhome unit has operable windows and doors
on each side of the building, which will allow for airflow through the units,
allowing for natural heating and cooling opportunities. All buildings are spaced
a minimum of 10 feet apart, which allows for airflow between buildings
throughout the project site. Additionally, the layout incorporates various
outdoor amenity areas at the center of the development and green spaces to
promote natural airflow and cooling, minimizing the need for artificial heating
or air conditioning. This approach reflects the principles outlined in State
Government Code section 66473.1.
Finding: The division and development will not unreasonably interfere with the
free and complete exercise of the public entity and/or public utility rights-of-
way and/or easements within the tract.
Facts in Support of Finding: Consistent. The proposed development has
been designed to ensure that all existing public entity and utility rights-of-way
and easements within the subdivision remain accessible and unobstructed.
Coordination with utility providers and the City will be maintained throughout
the development process to avoid any disruptions and ensure that essential
services can continue to operate efficiently.
Resolution No. 2025-36 Page Il of 39
Facts in Support of Finding: Consistent. The discharge of sewage from this
infill project into the existing public sewer system will not violate the requirements
of the State Regional Water Quality Control Board pursuant to Division 7 of the
State Water Code (commencing with Section 13000), as the project site is
currently served by existing utilities with adequate capacity, and the proposed
development will not exceed the design limitations of the existing sewer
infrastructure or treatment facilities.
The proposed project complies with Costa Mesa Municipal Code Section 13-
29(g)(14) - "Design Review Findings" because:
Finding: The project complies with the City of Costa Mesa Zoning Code and
meets the purpose and intent of the residential design guidelines, which are
intended to promote design excellence in new residential construction, with
consideration being given to compatibility with the established residentia/
community. This design review includes site planning, preservation of overa//
open space, landscaping, appearance, mass and scale of structures, location
of windows, varied roof forms and roof plane breaks, and any other applicable
design features.
Facts in Support of Finding: Consistent. The proposed project complies with
the Zoning Code and meets the purpose and intent of the residential design
guidelines. The proposed development has been designed with modern
craftsmen features including varied roof forms, horizontal and vertical articulation,
and the scale has been kept as low as possible by incorporating the fourth floor
into the roof. The placement of the attached units has been kept as far as possible
from the existing established single-family dwellings and privacy and light impacts
have been considered.
Finding: The visua/ prominence associated with the construction of a fwo-
story hoiise or addition in a predominantly single-story neighborhood has
been reduced through appropriate transitions between the first and second
floors and the provision of second floor offsets to avoid unrelieved tvto-story
Wa//s.
Resolution No. 2025-36 Page 12 of 39
Facts in Support of Finding: Consistent. Although the project exceeds 2-
stories (waiver requested), the project provides appropriate transitions to reduce
visual prominence. The project includes construction of a multiple-family
neighborhood with attached townhomes and detached single-family units. The
neighborhood will be constructed with two-story homes and four-story
townhomes. The proposed two-story detached dwellings have been designed
with traditional architectural elements including stucco and wood siding, a variety
roof forms, and articulation in the form of entries. Plan I includes a second floor
which is stepped back from the first floor at the front elevation. Plan 2 includes a
front porch on the first floor, which provides relief on the front elevation. The plan
also includes other architectural elements which provide transitions between the
first and second floor, including a trellis above the garage and a band wrapping
the home. While the rear elevations of the units do not offer second story offsets,
landscaping is used to sofien the appearance of the structures and to screen the
development from the established neighborhoods to the east and south of the
project site. In addition, the units are modestly sized with the rear and side walls
not exceeding 30 feet in width. The units feature gable roofs which range from 27
feet in height to 20 feet in height, which also reduces the build of the structures.
A concession is requested and discussed further below in the Density Bonus
section to deviate from the design guidelines. The detached units buffer the
existing neighborhoods from the attached units.
Finding: As applicable to affordable multi-family housiru) Jyv*:.lupiiu-iiib, ilie
E. projectcomplieswiththemaximumdensitystandardsallowedpursuanttothe
general plan and provides affordable housing to /ow or very-/ow income
households, as defined by the California Department of Housing and
Community Development. The project includes long-term affordability
covenants in compliance with state law.
Facts in Support of Finding: Consistent. The proposed development includes
142 residential ownership units including seven very low-income units for no less
than 55 years. The project complies with the maximum density standards allowed
pursuant to the proposed General Plan in that the base density is 20 dwelling
units per acre which is permitted. The inclusion of the affordable units provides
the project a 20 percent density bonus, which would allow for 147 dwelling units
on the property. The project proposes four less than the maximum allowed and
therefore complies with density standards.
The proposed project complies with Title 13, Section 1 3-29(g)(3), of the Costa Mesa
Municipal Code "Density Bonus Findings" because:
Resolution No. 2025-36 Page 13 of 39
Finding: The request is consistent with State Government Code section 65915
et. seq. regarding density bonuses and other incentives, the genera/ plan, any
applicable specific plan, and Chapter LX special regulations, Article 4 density
bonuses and other incentives.
Facts in Support of Finding: Consistent. The requested density bonus is
consistent in that the applicants are requesting a 20 percent density bonus with
the inclusion of 5 percent very-low-income units (7 units). Pursuant to the
Government Code, the request allows the developer to request one concession
and unlimited waivers. The request also allows the developer to utilize reduced
parking ratios as established by the government code. The request is consistent
with General Plan Land Llse Land Use Policies LU-1.3, 6.1, 7.1, and Housing
Element Policies HOU-2.1, 3.2, 3.4.
Finding: The requested density bonus and incentive or concession constitute
the minimum amount necessary to provide housing at the target rents or sa/e
prices and/or a child care facility.
Facts in Support of Finding: Consistent. The requested density bonus would
allow the project to develop up to 147 dwelling units with the 20 percent density
bonus. The project proposed 142 units while still including the 5 percent units
dedicated to very low-income units. The requested concession is a request to
deviate from the design guidelines. The concession request constitutes the
minimum deviation necessary to allow for the project to provide seven affordable
units at the very low-income level.
Finding: The granting of the incentive or concession is required in order to
provide for affordable housing costs, as defined in Health and Safety Code
section 50052.5 or for renfs for the targeted units.
Facts in Support of Finding: Consistent. The requested concession is related
to the residential design guidelines. Strict compliance with these design standards
would reduce the interior square footage of the units, which are already modest
in size, thereby reducing their functionality and increasing the costs of the
development. Furthermore, requiring offsets on all elevations would increase
design complexity, construction costs, and potentially result in a reduction in the
number of units achievable on the site. As such, the enforcement of the standard
would physically preclude the applicant from constructing the density bonus units
permitted under state law because the market rate units subsidize the affordable
units. Therefore, the requested concession is necessary to physically
accommodate the density, including the affordable units.
Resolution No. 2025-36 Page 14 of 39
Finding: The granting of the incentive or concession and/or the waiver or
reduction of development standards does not have a specific, adverse impact,
as defined in paragraph (2) of subdivision (d) of Government Code section
65589.5 upon health, safety, or the physical environment, and for which there
is no feasible method to satisfactorily mitigate or avoid the specific adverse
impact.
Facts in Support of Finding: Consistent. The requested waivers are for
maximum building height, front setback, landscaped parkways, open space,
individual unit lot area, and side-by-side units. The requested concession is
related to design guidelines related to second-story design. The requested
waivers are minimal in that they will not impact the circulation or safety of the
proposed development. The waivers are necessary to increase the number of
units on the site to meet the density afforded per the density bonus. The buildings
will be required to be constructed in compliance with the Building Code.
Therefore, granting the waivers will have no negative impacts on the health,
safety, or physical environment of the project site.
Finding: The granting of the incentive or concession and/or the waiver or
reduction of development standards does not have an adverse impact on any
rea/ propert5r that is listed in the California Register of Historical Resources.
Facts in Support of Finding: Consistent. The proposed project is not located
in proximity to real property listed in the California Register of Historic Resources
and will therefore have no impacts.
F- The project has been reviewed for compliance with the California Environmental
Quality Act (CEQA), the CEQA Guidelines, and the City's environmental procedures.
An Initial Study/Mitigated Negative Declaration (IS/MND) was prepared for the
proposed project, pursuant to CEQA. All environmental topics analyzed in the IS/MND
would not result in significant environmental impacts with implementation of the
mitigation measures identified in the Mitigation Monitoring and Reporting Program as
well as implementation of City standard conditions of approval/code requirements.
G. Mitigation measures from the Final MND including Mitigation Monitoring and Reporting
Program have been included as Exhibit B of Attachment 1. If any of these mitigation
measures are removed or substantially modified, the Planning Commission must make
a recommendation to City Council for their consideration of the removed or modified
mitigation measures. The City Council must then make a finding that the removed or
modified mitigation measures will not result in significant environmental impacts.
H. The project, as conditioned, is consistent with Chapter Xll, Article 3, Transportation
System Management, of Title 13 of the Costa Mesa Municipal Code in that the
development project's traffic impacts would be mitigated at all affected intersections
by the payment of traffic impact fees and as may be further required by terms and
conditions of the Development Agreement.
Resolution No. 2025-36 Page 15 of 39
EXHIBIT 43
CONDITIONS OF APPROVAL
Plng.1. General Plan Amendment PGPA-24-0002, Rezone, Design Review,
Tentative Tract Map 19334, and Density Bonus shall comply with the
conditions of approval, code requirements, special district requirements,
and mitigation measures of the MND for this project. Mitigation Measures
from the MND for this project have been included as Exhibit B to Attachment
1 and have been incorporated into these conditions. If any of these
conditions are removed or substantially modified, the City Council must
make a finding that the project will not result in significant environmental
impacts
2. The expiration of the Planning Application shall coincide with the expiration
of the approval of the Tentative Tract Map No. 19334 which is valid for two
years. An extension request is needed to extend the expiration for each
additional year after the initial two-year period.
3. The conditions of approval, including Mitigation Measures incorporated as
Exhibit B to Attachment 1, code requirements, and special district
requirements of General Plan Amendment PGPA-24-0002, Rezone, Design
Review, Tentative Tract Map No. 19334, and Density Bonus Agreement
shall be blueprinted on the face of the site plan as part of the plan check
submittal package.
4. The project is subject to compliance with all applicable Federal, State, and
local laws. A copy of the applicable Costa Mesa Municipal Code
requirements has been forwarded to the Applicant and, where applicable,
the Authorized Agent, for reference.
5. The project shall be limited to the type of buildings as described in this staff
report and in the attached plans. Any change in the use, size, or design
shall require review by the Planning Division and may require an
amendment to the application.
6. lfanysection,division,sentence,clause,phraseorportionofthisresolution
is 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.
7. The owner shall contract with a waste disposal company that will provide
full on-site trash, recyclable, and organics collection. Access for disposal
collection shall be provided in designated waste areas as identified in the
project plans. There shall be no storage of trash bins or cans on public
streets with the exception of temporary use of the right-of-way for rolling
containers or loading to large trash trucks.
Resolution No. 2025-36 Page 16 of 39
8. No modification(s) of the approved building elevations including, but not
limited to, changes that increase the building height, removal of building
articulation, or a change of the finish material(s), would be made during
construction without prior Planning Division written approval. Failure to
obtain prior Planning Division approval of the modification could result in
requirement of the applicant to (re)process the modification through a
discretionary review process, or modify the construction drawings to reflect
the approved plans.
9. Permits are required for all signs according to the provisions of the Costa
Mesa Sign Ordinance. Freestanding signs are subject to review and
approval by the Planning Division/Development Services Director to ensure
compatibility in terms of size, height, and location with the
proposed/existing development and existing freestanding signs in the
project vicinity.
10. The proposed project is required to comply with California Public
Resources Code 5097.9-5097.99'l (which protects Native American
historical and cultural resources, and sacred sites) and Health and Safety
Code Section 7050.5 (pertaining to the discovery or recognition of any
human remains). [PPP CUL-I]
11. The proposed project is required to comply with California Public
Resources Code 5097.9-5097.991 (which protects Native American
historical and cultural resources, and sacred sites); Public Resources Code
21084.3 (avoid damaging effects to any Tribal cultural resource); Health
and Safety Code Section 7050.5 (pertaining to the discovery or recognition
of any human remains). [PPP TCR-1 ]
12. The subject property's ultimate finished grade level may not be filled/raised
in excess of 30 inches above the finished grade of any abutting property. If
additional dirt is needed to provide acceptable on-site storm water flow to a
public street, an alternative means of accommodating that drainage shall
be approved by the City's Building Official prior to issuance of any grading
or building permits. Such alternatives may include subsurface tie-in to
public storm water facilities, subsurface drainage collection systems and/or
sumps with mechanical pump discharge in-lieu of gravity flow. If mechanical
pump method is determined appropriate, said mechanical pump(s) shall
continuously be maintained in working order. In any case, development of
subject property shall preserve or improve the existing pattern of drainage
on abutting properties.
Resolution No. 2025-36 Page 17 of 39
13. The applicant shall defend, indemnify, and hold harmless the City, its
elected and appointed officials, agents, officers and employees from any
claim, legal action, or proceeding (collectively referred to as "proceeding")
brought against the City, its elected and appointed officials, agents, officers
or employees arising out of, or which are in any way related to, the
applicant's project, or any approval granted by City related to the applicant's
project. The indemnification shall include, but not be limited to, damages,
fees and/or costs awarded against the City, if any, and cost of suit,
attorney's fees, and other costs, liabilities and expenses incurred in
connection with such proceeding whether incurred by the applicant, the City
and/or the parties initiating or bringing such proceeding. This indemnity
provision shall include the applicant's obligation to indemnify the City for all
the City's costs, fees, and damages that the City incurs in enforcing the
indemnification provisions set forth in this section. City shall have the right
to choose its own legal counsel to represent the City's interests, and
applicant shall indemnify City for all such costs incurred by City.
14. To avoid an alley-like appearance, the private streets and driveways shall
not be developed with a center concrete swale. The final landscape concept
plan shall indicate the landscape palette and the design/material of paved
areas, and the landscape/hardscape plan shall be approved by the
Planning Division prior to issuance of building permits.
15. All utilities servicing irrigation, project lighting and other commonly serving
improvements, shall either be provided by a common meter on each phase
or by (a) common meter(s) that is the shared responsibility for all property
owners in the development project. The CC&Rs or other organizational
documents shall include verbiage requiring the common meters for the life
of the development project.
16. On-site lighting shall be provided in all parking areas, vehicular access
ways, and along major walkways. The lighting shall be directed onto
driveways and walkways within the project and away from dwelling units
and adjacent properties to minimize light and glare impacts, and shall be of
a type approved by the Development Services Director.
Resolution No. 2025-36 Page 18 of 39
17. SCAQMD Rule 403 requires the implementation of best available dust
control measures during activities capable of generating fugitive dust. The
proposed project must follow the standard SCAQMD rules and
requirements with regard to fugitive dust control, which include, but are not
limited to the following:
1 ) All active construction areas shall be watered two times daily.
2 ) Speed on unpaved roads shall be reduced to less than 15 miles per
hour (mph).
3) Any visible dirt deposition on any public roadway shall be swept or
washed at the site access points within 30 minutes.
4) Any on-site stockpiles of debris, dirt, or other dusty material shall be
covered or watered twice daily.
5) All operations on any unpaved surface shall be suspended if winds
exceed 15 mph.
6) Access points shall be washed or swept daily.
7) Construction sites shall be sandbagged for erosion control.
8) Apply nontoxic chemical soil stabilizers according to manufacturers'
specifications to all inactive construction areas (previously graded areas
inactive for 10 days or more).
9) Cover all trucks hauling dirt, sand, soil, or other loose materials, and
maintain at least 2 feet of freeboard space in accordance with the
requirements of California Vehicle Code (CVC) Section 23114.
10)Pave or gravel construction access roads at least 100 feet onto the
site from the main road and use gravel aprons at truck exits.
Il)Replace the ground cover of disturbed areas as quickly possible.
[SC AIR-I]
18. Adequate watering techniques shall be employed to partially mitigate the
impact of construction-generated dust particulates. Portions of the project
site that are undergoing earth moving operations would be watered such
that a crust is formed on the ground surface and then watered again at the
end of the day.
19. The project shall provide a minimum seven (7) affordable units. The
affordable units shall be evenly distributed throughout all unit types and unit
sizes, and throughout the buildings.
20. Prior to issuance of any temporary certificate of occupancy, or certificate of
occupancy, the traffic signal shall be installed, and resident amenities
including BBQ area and playground shall be constructed and installed as
provided in the application.
21. With the exception of personal deliveries being provided to residents,
operational and construction truck deliveries shall not occur anytime
between the hours of 8:00 pm and 7:00 am.
22. All garages shall be provided with automatic garage door openers.
Resolution No. 2025-36 Page 19 of 39
23. Second, third, and fourth floor windows shall be designed and placed to
minimize direct lines-of-sight into windows on adjacent neighboring
properties and units, and to minimize visibility into abutting residential side
and rear yards. Every effort shall be made to maintain the privacy of
abutting property owners. Prior to issuance of a building permit, applicant
shall provide a window placement study demonstrating compliance with this
condition. Prior to final planning inspection, additional screening vegetation
may be required to meet the intent of the condition.
24. The following project design feature shall be incorporated into the project.
All off-road equipment equal to or greater than 50 horsepower shall meet
either United States Environmental Protection Agency (EPA) or California
Air Resources Board (ARB) Tier 3 standards with Level 3 Verified Diesel
Emission Control Strategy (VDEC) filters. The project applicant shall submit
a construction management plan to the City of Costa Mesa's Planning
Division for review and approval prior to issuance of any grading and
building permits. The construction management plan shall demonstrate that
the off-road equipment used on-site to construct the proposed project would
comply with these specified off-road emission standards. Off-road
equipment descriptions and information included in the construction
management plan may include, but are not limited to, equipment type,
equipment manufacturer, equipment identification number, engine model
year, engine certification (Tier rating), horsepower, and engine serial
number. [PDF-I]
25. If ground-disturbing or vegetation-removing construction activities or tree
removal is proposed during the breeding/nesting season for migratory birds
(typically February 1 through September 15), a qualified Biologist shall
conduct pre-construction surveys for special-status birds and other
migratory birds within the construction area, including a 500-foot survey
buffer, no more than 3 days prior to the start of ground-disturbing activities
in the construction area. [MM BIO-1al
26. If an active bird nest is located during pre-construction surveys or at any
point during the construction phase of the proposed project, a qualified
Biologist shall establish a buffer around the nest using flagging tape or other
barrier. The buffer shall be established at a minimum radius of 500 feet
around an active raptor nest and 300 feet around an active migratory bird
nest. Avoidance buffers may be altered at the discretion of the qualified
Biologist depending on the location of the nest and species tolerance to
human presence and construction activity. Furthermore, construction
activities and personnel shall be restricted from entering the buffer area to
avoid disturbance of the nest until it is abandoned or a qualified Biologist
deems disturbance potential to be minimal. Additional restrictions may
include alteration of the construction schedule to avoid the active nesting
season. [MM BIO-1 b]
Resolution No. 2025-36 Page 20 of 39
27. The following project design feature shall be incorporated into the project.
The proposed project shall be designed as an all-electric development,
which requires that all appliances installed into the proposed townhomes
be electric powered and no natural gas lines shall be run to the proposed
townhome buildings. [PDF-3]
28. The proposed increased residential density shall not be reduced. This
measure accounts for the Vehicle Miles Traveled (VMT) reduction achieved
by a project that is designed with a higher density of dwelling units
compared to the average residential density in the u.s. Increased densities
affect the distance people travel and provide greater options for the mode
of travel they choose. Increasing residential density results in shorter and
fewer trips by single-occupancy vehicles and thus a reduction in VMT.
[PDF-3 T-I]
29. If the project includes phased construction, then the open space,
recreational facilities, and parking shall be developed in proportion to the
number of dwelling units intended to be developed during any given stage
of construction under the direction of the Planning Division.
30. All new residential units constructed as part of the proposed project shall
be equipped with positive static pressure forced heating, ventilation, and air
conditioning (HVAC) systems. These systems shall include high-efficiency
air filtration using Minimum Efficiency Reporting Value (MERV) 14 filters or
higher in the air intake. The project applicant shall submit HVAC system
specifications and a mechanical plan to the City of Costa Mesa's Planning
Division for review and approval prior to the issuance of any building
permits. The submitted documentation shall demonstrate that the HVAC
systems are designed to maintain positive indoor air pressure and are
equipped with MERV 14 or higher filters. Documentation may include, but
is not limited to, HVAC system design drawings, filter specifications,
manufacturer certifications, and calculations verifying positive pressure
performance.
Bldg.31. Plans shall be prepared under the supervision of a registered California
Architect or Engineer. Plan shall be stamped and signed by the registered
California Architect or Engineer.
32. If soil contamination exists, then remediation plans shall be submitted to
both the Building Division and the County of Orange for review, approval
and issuing a permit. Building permit(s) shall not be issued until the soil is
certified as clean and usable by a Soil's Engineer.
33. For construction or improvements that encroach within Public Utility
Easements, the applicant shall provide written approvals from the utility
companies associated with that easement.
Resolution No. 2025-36 Page 21 of 39
34. Submit precise grading plans, an erosion control plan and a hydrology
study. A precise grading plan shall not be required if any of the following
are met: 1) An excavation which does not exceed 50 CY on any one site
and which is less than 2 ff in vertical depth, or which does not create a cut
slope greater than I %:1 (excluding foundation area). 2) A fill less than 1
foot in depth placed on natural grade with a slope flatter than 5:1, which
does not exceed 50 CY on any one lot and does not 6bstruct a drainage
course. 3) A fill less than 3 ft in depth, not intended to support structures,
which does not exceed 50 CY on any one lot and does not obstruct a
drainage course. Prior to issuing the Building permit, the rough grading
certificate shall be submitted to the Building Division.
Eng.35. Comply with the requirements contained in the letter prepared by the City
Engineer (Exhibit B)
36. Proposed storm drain facilities shall be constructed pursuant to the City of
Costa Mesa Master Drainage Plan.
37. The project shall fulfill drainage ordinance fee requirements prior to
approval of final maps and plans.
38. Private on-site drainage facilities and parkway culverts or drains will not be
maintained by the City and shall be maintained by the owner or developer
of the property. Private lateral connections to City storm drains shall require
a hold harmless agreement prior to issuance of grading or building permits.
Trans 39. All parking stalls shall follow the City's Parking Design Standards unless
otherwise approved.
Fire 40. All fire apparatus roads shall be constructed of a solid surface (no pavers)
approved by CMFR and the Planning Division.
41. Fire lanes and fire apparatus turnarounds shall be in place and operational
before combustible construction takes place.
42. If a phased building construction method is implemented, all fire hydrants,
fire lanes, and fire apparatus turnarounds that serve the phase(s) of
construction shall be operational before combustible construction takes
place.
43. Fire apparatus or hose pull access to existing buildings shall be maintained
where previously required or an alternate fire access plan shall be
submitted to the Fire & Rescue Department for formal review and approval
before the site is modified.
Resolution No. 2025-36 Page 22 of 39
City
Council
44. Work with Public Works Transportation staff to integrate proactive
engineering design features to provide enhanced pedestrian access and
mobility at the entrance to the development at Bear Street and at the Bear
Street crossing with consideration for leading pedestrian intervals,
directional curb cuts, tighter turn radius to slow vehicles entering and
leaving the development and a pedestrian island.
PRIOR TO ISSuANCE OF A DEMOLITION OR GRADING PERMIT
Plng 45. A comprehensive asbestos and lead-based paint (LBP) survey shall be
conducted at the project site. Any project-related demolition activities that
have the potential to expose construction workers and/or the public to
asbestos-containing material (ACM) or LBP shall be conducted in
accordance with applicable regulations, including, but not limited to:
s South Coast Air Quality Management District's (SCAQMD's) Rule 1403
s California Health and Safety Code (Section 39650 et seq.)
ffl The California Occupational Safety and Health Administration
(Cal/OSHA) Administration Regulations (California Code of Regulations
[CCR] Title 8, Section 1529 [Asbestos] and Section 1532.1 [Lead])
ffl Code of Federal Regulations (CFR) (Title 40, Part 61 [asbestos]; Title
40, Part 763 [asbestos]; Title 40, Part 745 [lead]; and Title 29, Part 1926
[asbestos and leadl)
ffl u.s. Environmental Protection Agency's (EPA's) Lead Renovation,
Repair and Painting Program Rules and Residential Lead-Based Paint
Disclosure Program
Sections 402, 404, and 403, as well as Title IV of the Toxic Substances
Control Act (TSCA).
46. Prior to the issuance of a grading permit, the Owner/Developer shall
implement the recommendations provided in Section 3, Conclusion and
Preliminary Recommendations, in the Geotechnical Exploration prepared
by SA Geotechnical, Inc. (SA GEO). The Exploration, included in Appendix
F, is incorporated herein by reference as fully set forth in this mitigation
measure. [MM GEO-I]
47. The precise grading plan shall clearly show the lowest and highest point of
the development. The lowest point of the finished surface elevation of either
the ground, paving or sidewalk within the area between the building and the
property line, or when the property line is more than five (5) feet from the
building, between the building and a line five (5) feet from the building.
48. Prior to or concurrent with submittal of plans for grading, building plan
check, and/or submittal of the final subdivision map for engineering plan
check, the applicant shall prepare and submit documentation for
compliance with the State Water Resources Control Board (SWRCB) Water
Quality Order 99-08-DWQ; National Pollutant Discharge Elimination
System (NPDES) Permit No. WQ 2022-0057-DWQ, CASOOOOO2 for Storm
Water Discharges Associated with Construction Activity (General Permit);
Resolution No. 2025-36 Page 23 of 39
the Santa Ana Regional Water Quality Control Board (Santa Ana RWQCB)
Order No. R8-2009-0030, as amended by Order No. R8-2010-0062
(NPDES Permit No. CAS618030); and the City's Ordinance No. 97-20 for
compliance with the NPDES permit. Such documentation shall include a
Storm Water Pollution Prevention Plan (SWPPP) if over one acre and a
Water Quality Management Plan (WQMP) identifying and detailing the
implementation or applicable best management practices (BMPs).
49. All interior and exterior architectural coatings used on-site during project
construction must meet or exceed the VOC content limits established by
SCAQMD Rule 1113. The project sponsor shall include in any construction
contracts and/or subcontracts a requirement that all interior and exterior
architectural coatings used in project construction meet the VOC content
limits established by SCAQMD Rule 1113. [SC AIR-2]
50. Applicant shall contact the South Coast Air Quality Management District
(SCAQMD) at (800) 288-7664 for potential additional conditions of
development or for additional permits required by the district.
51. The construction contractor is required to recycle/reuse at least 65 percent
of the construction material including, but not limited to, soil, mulch,
vegetation, concrete, lumber, metal, and cardboard, and to use "green
building materials" such as those materials that are rapidly renewable or
resource-efficient, and recycled and manufactured in an environmentally
friendly way, as specified in the California Department of Resources
Recycling and Recovery (CalRecycle) Sustainable (Green) Building
Program.
52. Prior to issuance of grading permits, developer shall identify to the
Development Services Director or designee a construction relations officer
to act as a community liaison concerning on-site activity, including
resolution of issues related to dust generation from grading/paving
activities.
53. Prior to issuance of grading permits, developer shall submit for review and
approval a Construction Management Plan. This plan features methods to
minimize disruption to the neighboring uses to the fullest extent that is
reasonable and practicable. The plan shall include construction parking and
vehicle access and specifying staging areas and delivery and hauling truck
routes. The plan should mitigate disruption during construction. The truck
route plan shall preclude truck routes through residential areas and major
truck traffic during peak hours. The total truck trips to the site shall not
exceed 200 trucks per day (i.e., 100 truck trips to the site plus 100 truck
trips from the site) unless approved by the Development Services Director
or Transportation Services Manager.
Resolution No. 2025-36 Page 24 of 39
54. Paleontologicalmonitoringofexcavationsinpreviouslyundisturbedsurface
deposits by a qualified monitor shall be required. Sediment samples from
deeper excavations, borings, trenching, or grading shall be wet screened if
they cannot be dry screened. The concentrate from the screening activities
shall be sorted with the aid of a 10x microscope. These mitigation efforts
shall be consistent with the mitigation guidelines published by the Society
of Vertebrate Paleontology (2010). In the event that earth-disturbing
construction-related activities uncover any paleontological resources (i.e.,
bones or teeth) when a monitor is not present, those activities shall be
diverted at least 15 feet away from the discovery until a qualified
Paleontologist is brought on-site to assess the find for possible salvage.
Construction workers shall not attempt to remove such finds. The
Paleontologist shall document the discovery as needed and assess the
significance of the find under the criteria set forth in CEQA Guidelines
Section 15064.5. The Paleontologist shall notify the appropriate agencies
to determine procedures that would be followed before construction
activities are allowed to resume at the location of the find. If the applicant
determines that avoidance is not feasible, the qualified Paleontologist shall
prepare an excavation plan for mitigating the effect of construction activities
on the discovery. The plan shall be submitted to the City of Costa Mesa
Economic and Development Services Department, Planning Division for
review and approval prior to implementation. The applicant shall adhere to
the recommendations in the approved plan. Any significant fossils, aS
determined by the qualified Paleontologist, recovered shall be documented
in a final report and offered to an appropriate facility for curation. [MM GEO-
2]
55. Prior to issuance of grading permits, the City of Costa Mesa shall ensure a
qualified Archaeologist who meets the Secretary of the Interior's Standards
for professional archaeology has been retained for the project and shall be
on-call during all demolition and grading/excavation. The qualified
Archaeologist shall ensure the following measures are followed for the
project.
1) Priortoanygrounddisturbance,thequalifiedArchaeologist,ortheir
designee, shall provide worker environmental awareness protection
training to construction personnel regarding regulatory requirements for
the protection of cultural (prehistoric and historic) resources. As part of
this training, construction personnel shall be briefed on proper
procedures to follow should resources of a potentially cultural nature be
discovered during construction. Workers shall be provided contact
information and protocols to follow in the event that inadvertent
discoveries are made. The training can be in the form of a video or
PowerPoint presentation. Printed literature (handouts) can accompany
the training and can also be given to new workers and contractors to
avoid the necessity of continuous training over the course of the project.
2) Prior to any ground disturbance, the applicant shall submit a written
Cultural Resources Monitoring Plan (RMP) to the City of Costa Mesa's
Development Services Director for review and approval. The monitoring
Resolution No. 2025-36 Page 25 of 39
plan shall include Monitor contact information (including the qualified
Archaeologist and the Native American Monitor per MM TCR-I),
specific procedures for field observation, diverting and grading to protect
finds, and procedures to be followed in the event of significant finds.
3) In the event cultural resources are discovered during any stage of
project construction, all construction work within 50 feet (15 meters) of
the discovered resource shall cease and the qualified Archaeologist, in
collaboration with the Monitor, shall assess the discovery. Construction
activities outside the buffer zone may continue during the Monitor's
assessment.
4) Non-Native American (Non-TCR) Discoveries: If warranted based
on the qualified Archaeologist's evaluation of the archaeological (but
non-TCR) discovery, the Archaeologist shall collect the resource and
prepare a test-level report describing the results of the investigation.
The test-level report shall evaluate the site including discussing the
significance (depth, nature, condition, and extent of the resource),
identifying final Cultural Mitigation Measures, if any, that the City of
Costa Mesa's Development Services Director shall verify are
incorporated into future construction plans, and providing cost
estimates.
5) Conjoined Archaeological and Native American (TCR) Discoveries:
If, following consultation with the Monitors, it is determined that a historic
or prehistoric discovery includes Native American materials or
resources, then the Monitor shall determine the appropriate treatment
of the discovered TCR(s) consistent with Mitigation Measure TCR-1.
The Monitor shall prepare a TCR discovery report, which may include
descriptions and evaluations of the area and conditions at the site of the
discovery (i.e., depth, nature, condition, and extent of the resources), as
well as a discussion of the significance to the applicable Native
American Tribe.
6) The requirements of Section 15064.5 of the CEQA Guidelines shall
be followed. Construction work within the buffer area surrounding a TCR
discovery shall resume only affer the Monitor has (1) appropriately
inventoried and documented the resource and any surrounding material
of significance to the applicable Native American Tribe, and (2)
completed the appropriate treatment of the resource consistent with MM
TCR-I. [MM CUL-1]
56. Prior to issuance of any grading permits, the applicant shall formally retain
a Native American Monitor from the Native American Tribe that is culturally
and ancestrally affiliated with the project location. The applicant shall enter
into a contract for monitoring services with the Gabrielerio Band of Mission
Indians-Kizh Nation and Juanerio Band of Mission Indians, Acjachemen
Nation-Belarde. The Tribal Monitor (the "Monitor") shall monitor all "ground-
disturbing" project activities, which includes but is not limited to: demolition,
grubbing/clearing, rough grading, precise grading, mass grading, trenching,
excavation, boring, auguring, and weed abatement on previously disturbed
and undisturbed ground (collectively "ground-disturbing activities"). A copy
Resolution No. 2025-36 Page 26 of 39
of the executed contracts shall be submitted to the Costa Mesa
Development Services Department prior to the issuance of any permit
necessary to commence ground-disturbing activities.
The Monitor shall prepare daily monitoring logs that include descriptions of
the relevant ground-disturbing activities, locations of such activities,
observed soil types, and the presence or absence of Tribal cultural-related
materials. Should Tribal cultural resources be discovered, monitoring logs
shall identify and describe such resources, including but not limited to,
Native American cultural resources as well as any discovered Native
American (ancestral) human remains and burial goods. Copies of
monitoring logs shall be provided to the City of Costa Mesa and maintained
as confidential. In the event cultural resources are discovered during any
phase of ground-disturbing activities, and it is determined by the Monitor
and the qualified Archaeological Monitor, in consultation with the City, to be
Native American in origin, then all construction activity within 50 feet (15
meters) of the find shall cease until the Monitor can assess the find. Work
shall be allowed to continue outside of the buffer zone. The Monitor shall
determine the appropriate treatment of the discovered resource that is
consistent with the Tribe's cultural practices, including reinternment on-site
in an appropriate area determined by the tribe in consultation with the City
and the applicant, or retention of the discovered resource for educational
purposes. Construction work within the buffer area surrounding a TCR
discovery shall resume only after the Monitor has (1) appropriately
inventoried and documented the resource and any surrounding material of
significance to the Tribal nations, and (2) completed the appropriate
treatment of the resource.
Monitoring for Tribal cultural resources (TCRs) shall conclude upon the
City's receipt of written confirmation from the Monitor that ground-disturbing
activities with potential impacts to discovered and/or undiscovered TCRs
are complete. [MM TCR-1]
Bldg 57. Prior to the Building Division (AQMD) issuing a demolition permit the
applicant shall contact South CoastAir Quality Management District located
at: 21865 Copley Dr. Diamond Bar, CA 91765-4178 Tel: 909- 396-2000
Or Visit their web site
http://www.costamesaca.gov/modules/showdocument.aspx?documentid=
23381 The Building Div. will not issue a demolition permit until an
Identification no. is provided by AQMD.
58. Demolition permits for existing structure(s) shall be obtained and all work
and inspections completed prior to final building inspections. Applicant is
notified that written notice to the Air Quality Management District may be
required ten (10) days prior to demolition.
Resolution No. 2025-36 Page 27 of 39
59. Prior to the issuance of grading permits, submit a precise grading plan, an
erosion control plan and a hydrology study. A precise grading plan shall not
be required if any of the following are met: (1) An excavation which does
not exceed 50 CY on any one site and which is less than 2 ft in vertical
depth, or which does not create a cut slope greater than 1 '!/i:l (excluding
foundation area); (2) A fill less than I foot in depth placed on natural grade
with a slope flatter than 5:1, which does not exceed 50 CY on any one lot
and does not obstruct a drainage course; and (3) A fill less than 3 ffin depth,
not intended to support structures, which does not exceed 50 CY on any
one lot and does not obstruct a drainage course.
60. Priortotheissuanceofgradingpermits,submitasoilsreportforthisproject.
Soil's Report recommendations shall be blueprinted on both the
architectural and the precise grading plans.
61. The ground adjacent immediately to the foundation shall be slopes away
from the building at a slope of not less than 5% for a minimum distance of
10 feet measured perpendicular to the face of the wall CBC sec. 1804.3.
See also exception. ii- On graded sites the top of exterior foundation shall
extend above the elevation of the street gutter at point of discharge or the
inlet of an approved discharge devise a minimum of 12 inches plus 2
percent California Building Code sec. 1808.7.4 i- On graded sites the top of
exterior foundation shall extend above the elevation of the street gutter at
point of discharge or the inlet of an approved discharge devise a minimum
of 12 inches plus 2 percent. California Residential Code CRC 403.1.7.3 ii-
Lots shall be graded to drain surface water away from foundation walls. The
grade shall fall a minimum of 6 inches within the first 10 feet.
PRIOR TO ISSUANCE OF A BUILDING PERMIT
Plng.62. Prior to issuance of building permits, the applicant shall contact the u.s.
Postal Service with regard to location and design of mail delivery facilities.
Such facilities shall be shown on the site plan, landscape plan, and/or floor
plan.
63. In compliance with the Map Act, prior to issuance of building permits, the
applicant shall provide proof of recordation of Tentative Tract Map No.
19334.
64. Provide a noise study to be reviewed and approved by the Planning
Division prior to issuance of building permits. If present and/or projected
exterior noise exceeds 60 CNEL, California Noise Insulation Standards,
Title 25, California Code of Regulations require a maximum interior noise
level of 45 CNEL for residential structures. If required interior noise levels
are achieved by requiring that windows be inoperable or closed, the design
for the structure must also specify the means that will be employed to
provide ventilation, and cooling if necessary, to provide a habitable interior
environment.
Resolution No. 2025-36 Page 28 of 39
65. Address assignment shall be requested from the Planning Division prior to
submittal of working drawings for plan check. The approved address of
individual units, suites, buildings, etc., shall be blueprinted on the site plan
and on all floor plans in the working drawings.
66. The applicant shall contact the current cable company prior to issuance of
building permits to arrange for pre-wiring for future cable communication
service.
67. Prior to issuance of building permits, a final landscape plan shall be
incorporated into the building permit plan set indicating the landscape
palette and the design/material of paved areas shall be submitted for review
and approval by the Planning Division. The private streets shall also be
enhanced with pervious pavers, colored stamped concrete, or other
treatment to the satisfaction of the Development Services Director. The
plan shall meet the requirements set forth in Costa Mesa Municipal Code
Sections 13-101 through 13-108, shall be required as part of the project
plan check review and approval process. Plans shall be forwarded to the
Planning Division for final approval prior to issuance of building permits.
68. Prior to the issuance of any building permits, the applicant shall enter into
a Density Bonus Agreement with the City, consistent with the requirements
of State Density Bonus Law and the City's applicable regulations. The
Agreement shall detail the number, type, location, and affordability level of
all required affordable units, as well as any development incentives,
concessions, waivers, or parking reductions granted under the density
bonus provisions. The Agreement shall be subject to review and approval
by the City Attorney's Office prior to execution and recordation against the
property and shall be for a minimum of 55 years.
69. Subject to exceptions to allow for ADA paths of travel or other specific
purposes identified by the applicant's landscape architect, all landscaped
areas shall be separated from paved vehicular areas by 6" high continuous
Portland Cement Concrete curbing.
70. The landscaping of this project shall comply with the City's landscaping
requirements and any applicable guidelines (i.e. Water Efficient Landscape
Guidelines). The final landscape plan shall meet tree count, tree selection,
shrub count, groundcover and turf requirements per the City's Zoning Code.
Resolution No. 2025-36 Page 29 of 39
71. Prior to the issuance of a building permit, the applicant shall instal(
permanent physical barriers such as bollards, guardrails, fences, or raised
curbs and concrete wheel stops at the front edge of all parking spaces
adjacent to sidewalks and common use open space. Concrete wheel stops
shall be installed 2'-0" from the front edge of open parking spaces, or where
applicable, landscape planters shall be increased 2'-0" to allow curbing to
serve as a wheel stop. These barriers shall be designed and placed to
prevent vehicle overhang from encroaching into the project walkways,
public sidewalk areas, and common use open areas, and shall comply with
all accessibility standards. The design, materials, and placement shall be
subject to review of the City Engineer and Planning Division to ensure
compatibility with the residential development and surrounding streetscape.
72. No exterior roof access ladders, roof drain scuppers, or roof drain
downspouts are permitted. This condition relates to visually prominent
features of scuppers or downspouts that not only detract from the
architecture but may be spilling water from overhead without an integrated
gutter system which would typically channel the rainwater from the
scupper/downspout to the ground. An integrated downspout/gutter system
which is painted to match the building would comply with the condition. This
condition shall be completed under the direction of the Planning Division.
73. Prior to the issuance of Building Permits, the Applicant shall submit a
Lighting Plan and Photometric Study for the approval of the City's
Development Services Department. The Lighting Plan shall demonstrate
compliance with the following: (a) Lighting design and layout shall limit spill
light to no more than O.5-foot candle at the property line of the surrounding
neighbors, consistent with the level of lighting that is deemed necessary for
safety and security purposes on site. (b) Glare shields may be required for
select light standards.
74. Trash facilities shall be screened from view, and designed and located
appropriately to minimize potential noise and odor impacts to residential
areas.
75. All on-site utility services shall be installed underground or screened on the
roof (e.g., satellite dishes), in which case such utility services shall be
obscured from view.
76. The parking area and pedestrian paths shall be equipped with lighting of
sufficient power to illuminate and make easily discernable the appearance
and conduct of all persons on or about the site.
77. Transformers, backflow preventers, and any other approved above- ground
utility improvement shall be located outside of the required street setback
area and shall be screened from view, under direction of Planning staff.
Any deviation from this requirement shall be subject to review and approval
of the Development Services Director. Installation of all new utility meters
Resolution No. 2025-36 Page 30 of 39
shall be peformed in a manner so as to obscure the installation from view
from any place on or off the property. The installation shall be in a manner
acceptable to the public utility and shall be in the form of a vault, wall
cabinet, or wall box under the direction of the Planning Division.
78. Plans shall show method of screening for all ground-mounted equipment
(backflow prevention devices, Fire Department connections, electrical
transformers, etc.). With the exception of back-flow prevention devices,
ground-mounted equipment shall not be located in any landscaped setback
visible from the street and shall be screened from view, under the direction
of Planning Staff.
79. Any mechanical equipment such as air-conditioning equipment and duct
work shall be screened from view in a manner approved by the Planning
Division.
80. Prior to building permit issuance, the applicant shall submit a
comprehensive utilities plan that shows utility design, undergrounding and
required dedications/easements. The plan will be reviewed by both the
City's Building Division and Public Works Department.
81. lnadditiontorequiredParklandlmpactFee's,theownershallsubmitaone-
time community benefit payment of $250,000.00 to be used for the sole
purpose of improving Shiffer Park.
Bldg.82. Comply with the requirements of the latest edition of the California Building
Code, California Residential Code, California Electrical Code, California
Mechanical Code , California Plumbing Code , California Green Building
Standards Code and California Energy Code (or the applicable adopted
California Building Code, California Residential Code California Electrical
Code, California Mechanical Code California Plumbing Code, California
Green Building Standards and California Energy Code at the time of plan
submittal) and California Code of Regulations also known as the California
Building Standards Code, as amended by the City of Costa Mesa.
83. Prior to issuing the Building permit, the rough grading certificate shall be
submitted to the Building Division.
84. A freeway health risk assessment (HRA) shall be submitted to the City prior
to issuance of permits. The project shall incorporate project design
recommendations including but not limited to the installation of MERV 13
or MERV 14 air filters as outlined in the HRA.
85. Priortoissuanceofpermits,theplansshallinclude200cubicfeetofstorage
for each unit outside of the living space (ie. within the garages)
Resolution No. 2025-36 Page 31 of 39
86. Applicantshallprovideproofofestablishmentofahomeownersassociation
prior to release of any utilities prior to selling any of the units as
condominiums.
87. Prior to issuance of building permits, the applicant shall provide the
Conditions, Covenants, and Restrictions (CC&Rs) to the Development
Services Director and City Attorney's office for review. The CC&Rs must be
in a form and substance acceptable to, and shall be approved by the
Development Services Director and City Attorney's office.
A. The CC&Rs shall contain provisions requiring that the
maintenance or homeowner's association effectively manage
parking and contract with a towing service to enforce the parking
regulations.
B. The CC&Rs shall also contain provisions related to use,
preservation and maintenance of the common streets and open
space areas in perpetuity by the maintenance or homeowner's
association.
C. The CC&Rs shall contain restrictions requiring residents to park
vehicles in the garage spaces provided for each unit. Storage of
other items may occur only to the extent that vehicles may still be
parked within the required garage spaces.
D. The CC&Rs shall contain a notice that the open parking space
shall be unassigned and available for visitors.
E. The CC&Rs shall be limited to the ground rules related to:
architectural control over future building modifications or additions,
architectural design and guidelines for the property, and
engagement in alternative dispute resolution before filing a lawsuit
to resolve conflicts.
F. The CC&Rs shall contain provisions requiring that the
Homeowner's Association or Maintenance Association submit a
signed affidavit to the City of Costa Mesa on an annual basis to
certify the following:
* The two-car garages in the residential community are being used
for vehicle parking by the resident(s).
* The vehicle parking areas within the garage are not obstructed
by storage items, including but not limited to, toys, clothing, tools,
boxes, equipment, etc.
@ The resident(s) have consented to voluntary inspections of the
garage to verify the parking availability, as needed.
The form and content of the affidavit shall be provided by the City
Attorney's office. Failure to file the annual affidavit is considered a
violation of this condition.
G. The CC&Rs shall contain provisions prohibiting the storage of
Recreational vehicles or Boats on the site
H. The CC&Rs shall contain provisions prohibiting residents from
parking their vehicles on Olympic Avenue or surrounding streets
within the existing neighborhood to the east.
Resolution No. 2025-36 Page 32 of 39
1. The CC&Rs shall contain provisions requiring compliance with the
City's short term rental ordinance.
Fire 88. All new family dwellings are required to be equipped with an automatic fire
protection system made in accordance with either NFPA I 3, NFPA 1 3D or
NFPA 1 3R (Ladder pads may be needed for some of the design depending
on your approach). For the alarm, each system will be required to add an
exterior audible notification device (Fire Bell. Adopted and amended from
the 2022 fire code) and shall be interconnected with the smoke detectors
in each unit.
Trans 89. Fulfill mitigation of off-site traffic impacts at the time of issuance of building
permits by submitting the required Traffic Impact Fee to the City
Transportation Division according to the prevailing schedule of charges
adopted by the City Council. The Traffic Impact Fee is calculated based on
the average daily trip net generation of trip ends for the proposed project,
including a credit for existing uses. At the current rate, the Traffic lmpact
Fee is estimated at approximately $136,000. NOTE: The Traffic Impact
Fee will be recalculated at the time of issuance of building permits based
upon applicable project changes or applicable prevailing schedule of
charges as adopted by the City Council.
90. Fulfill the San Joaquin Hills Transportation Corridor Fee Ordinance
requirement at the time of issuance of the building permit by submitting the
required fee to the City Transportation Division. At the current rates for the
proposed uses, the corridor fees are estimated at approximately $182,000,
and will be recalculated at the time of issuance of building permits based
upon applicable project changes.
91. Submit plans to design and construct a new traffic signal at the Bear
Street/Project Driveway including the required underground conduit and
fiber optic signal interconnect improvements to provide traffic signal
communications to the City's main network at the Traffic Management
Center (TMC). Meet with the City Transportation Services Division to
discuss necessary traffic signal and fiber optic signal interconnect
improvements and for design review and approval.
92. Submit plans to design and construct the closure of the northerly Shiffer
Park Driveway and provide landscaping improvements and provide a new
pedestrian sidewalk connection between the proposed new traffic signal
and the internal park walking paths. Meet with the City's Engineering
Division and Parks Maintenance Division for design review and approval.
Resolution No. 2025-36 Page 33 of 39
PRIOR TO FINAL INSPECTION/OCCUPANCY
Plng.93. The applicant shall contact the Planning Division to arrange Planning
inspection of the site prior to the release of occupancy/utilities. This
inspection is to confirm that the conditions of approval and code
requirements have been satisfied.
94. Prior to final inspection, street addresses shall be visible from the public
street and may be displayed either on the front door, on the fascia adjacent
to the main entrance, or on another prominent location. Numerals shall be
a minimum six (6) inches in height with not less than one-half-inch stroke
and shall contrast sharply with the background.
Play
Area
95. Prior to occupancy, the applicant shall submit a letter stating that any play
equipment that is installed has been inspected by a person authorized by
the manufacturer, that the equipment has been installed per manufacturer's
specifications, and that it complies with the minimum playground safety
regulations adopted by the State of California (California Code of
Regulations, Title 22, Division 4, Chapter 22).
CODE REQUIREMENTS
The following list of federal, state and local laws applicable to the project has been compiled
by staff for the applicant's reference. Any reference to "City" pertains to the City of Costa Mesa.
Bldg.Comply with the requirements of the adopted California Building Code,
California Electrical Code, California Mechanical Code, California Plumbing
Code, California Green Building Standards, California Energy Code, and
California Code of Regulations also known as the California Building
Standards Code, as amended by the City of Costa Mesa at the time of plan
submittal or permit issuance. Requirements for accessibility to sites,
facilities, buildings and elements by individuals with disability shall comply
with chapter 1l B of the California Building Code. A change of occupancy
shall require compliance with the Disabled access requirements of chapter
II B of the California Building Code.
Plans shall be prepared under the supervision of a registered California
Architect or Engineer. Plan shall be stamped and signed by the registered
California Architect or Engineer.
All noise-generating construction activities shall be limited to 7 a.m. to 7
p.m. Monday through Friday and 9 a.m. to 6 p.m. on Saturday. Noise-
generating construction activities shall be prohibited on Sunday and the
Resolution No. 2025-36 Page 34 of 39
following federal holidays: New Year's Day, Memorial Day, Independence
Day, Labor Day, Thanksgiving Day and Christmas Day.
Prior to issuance of a building permit, the City's Building and Fire
Departments shall review the proposed development plans to determine
compliance with all building and safety and fire codes, and to ensure safety,
suitable occupancy and the necessary occupant ingress and egress.
Maximum allowable area of new and additions shall be determined in
accordance with the applicable provisions of California Building Code.
Maximum area of exterior wall openings shall be determined in accordance
with the applicable provisions of California Building Code.
Comply with the City's fence and wall standards including the inclusion of
visibility triangles.
Fire Comply with the requirements of the 2022 California Fire Code, including
the reference standards, as adopted and amended by Costa Mesa Fire &
Rescue.
All contractors and subcontractors must have valid business licenses to do
business in the City of Costa Mesa. Final inspections, final occupancy and
utility releases will not be granted until all such licenses have been
obtained.
SPECIAL DISTRICT REQUIREMENTS
AQMD 10.Prior to the Building Division (AQMD) issuing a demolition permit, contact
South Coast Air Quality Management District located at:
21865 Copley Dr
Diamond Bar, CA 91765-4178
Tel: 909-396-2000
OR
Visit their web site:
http://www.costamesaca.gov/modules/showdocument.aspx?documentid=
23381
The Building Division will not issue a demolition permit until an identification
number is provided by AQMD.
Sani.11.It is recommended that the developer contact the Costa Mesa Sanitary
District at (949) 645-8400 for current district requirements.
Water 12.Applicant is reminded that additional conditions of development may be
imposed by Mesa Consolidated Water District (949) 631-1200 and/or other
serving utilities. Subject to approval by the board of directors, Mesa
Consolidated Water District may require payment of a developer impact fee
Resolution No. 2025-36 Page 35 of 39
prior to installation of water service or construction of required master plan
facilities.
Customer shall contact the Mesa Water District - Engineering Desk and
submit an application and plans for project review. Customer must obtain
a letter of approval and a letter of project completion from Mesa Water
District.
School 13.Pay applicable Newport Mesa Unified School District fees to the Building
Division prior to issuance of building permits.
CDFA 14.Comply with the requirements of the California Department of Food and
Agriculture (CDFA) to determine if red imported fire ants exist on the
property prior to any soil movement or excavation. Call CDFA at 1-888-
4FIREANT for information.
Resolution No. 2025-36 Page 36 of 39
EXHIBIT B
ENGINEERING CONDITIONS OF APPROVAL
Provided Under Separate Cover
Resolution No. 2025-36 Page 37 of 39
EXHIBIT C
PROJECT PLANS
Provided Under Separate Cover
Resolution No. 2025-36 Page 38 of 39
EXHIBIT D
TENT ATIVE TRACT MAP N0. 19334
Provided Under Separate Cover
Resolution No. 2025-36 Page 39 of 39
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BEAR STREET
COSTA MESA, CA # 2024-0264
Plot Date:8.1.2024
1st Submittal Date:08.01.2024
2nd Submittal Date:12.18.2024
3rd Submittal Date:02.20.2025 A0.0COVER SHEET
BEAR STREET
COSTA MESA, CALIFORNIA
DEVELOPER INFORMATION
MERITAGE HOMES, INC.
5 PETERS CANYON ROAD
IRVINE, CA 92606
CONTACT: JOHANNA CROOKER
PHONE: (949) 299-3847
EMAIL: JOHANNA.CROOKER@MLCHOLDINGS.NET
CONSULTANT INFORMATION
KTGY ARCHITECTURE & PLANNING
17911 VON KARMAN AVENUE, SUITE 200
IRVINE, CA 92614
CONTACT: ALAN SCALES
PHONE: (949) 221-6256
EMAIL: ASCALES@KTGY.COM
ARCHITECTURE:
X ENGINEERING & CONSULTING, INC.
6 HUTTON CENTRE DRIVE, SUITE 650
SANTA ANA, CA 92707
CONTACT: ERIC LISSNER
PHONE: (714) 474-1609
EMAIL: ERIC.LISSNER@XENGINEERINGINC.COM
CIVIL:
C2 COLLABORATIVE LANDSCAPE ARCHITECTURE
100 AVENIDA MIRAMAR
SAN CLEMENTE, CA 92672
CONTACT: SUNDAE LIU
PHONE: (949) 366-6624 x732
EMAIL: DLIU@C2COLLABORATIVE.COM
LANDSCAPE ARCHITECTURE:
PROJECT
SITE
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BEAR STREET
COSTA MESA, CA # 2024-0264
Plot Date:2.19.2025
1st Submittal Date:08.01.2024
2nd Submittal Date:12.18.2024
3rd Submittal Date:02.20.2025 A1.0SHEET INDEX
COMMUNITY CONTEXT (1:300)
SHEET INDEX
ARCHITECTURE
A0.0 COVER SHEET
A1.0 SHEET INDEX
PRODUCT A - FOUR-STORY STACKED FLATS
AA2.0 B1000 - 10-PLEX - PERSPECTIVES
AA2.1 B1000 - 10-PLEX - ELEVATIONS
AA2.2 B1000 - 10-PLEX - BUILDING PLANS
AA2.3 B1000 - 10-PLEX - BUILDING PLANS
AA2.4 B1000 - 10-PLEX - BUILDING PLANS
AA3.0 B1600 - 16-PLEX - PERSPECTIVES
AA3.1 B1600 - 16-PLEX - ELEVATIONS
AA3.2 B1600 - 16-PLEX - ELEVATIONS
AA3.3 B1600 - 16-PLEX - BUILDING PLANS
AA3.4 B1600 - 16-PLEX - BUILDING PLANS
AA3.5 B1600 - 16-PLEX - BUILDING PLANS
AA4.0 B1800 - 18-PLEX - PERSPECTIVES
AA4.1 B1800 - 18-PLEX - ELEVATIONS
AA4.2 B1800 - 18-PLEX - ELEVATIONS
AA4.3 B1800 - 18-PLEX - BUILDING PLANS
AA4.4 B1800 - 18-PLEX - BUILDING PLANS
AA4.5 B1800 - 18-PLEX - BUILDING PLANS
AA5.0 PLANS 1 & 3 - UNIT PLANS
AA5.1 PLANS 2 & 4 - UNIT PLANS
AA6.0 COLOR AND MATERIAL BOARD
PRODUCT B - TWO-STORY DETACHED CONDOS
AB2.0 PLAN 3060 - PERSPECTIVES
AB2.1 PLAN 3060 - ELEVATIONS
AB3.0 PLAN 3522 - PERSPECTIVES
AB3.1 PLAN 3522 - ELEVATIONS
AB4.0 PLAN 3060 - UNIT PLAN
AB4.1 PLAN 3522 - UNIT PLAN
AB5.0 COLOR AND MATERIAL BOARD
AC1.0 SOLAR SHADE STUDY
AC1.1 SOLAR SHADE STUDY
AC2.0 LINE OF SIGHT EXHIBIT
AC2.1 LINE OF SIGHT EXHIBIT
AD1.0 PERSPECTIVE RENDERING
AD1.1 PERSPECTIVE RENDERING
AD1.2 PERSPECTIVE RENDERING
AD1.3 PERSPECTIVE RENDERING
AD1.4 PERSPECTIVE RENDERING
AD1.5 PERSPECTIVE RENDERING
CIVIL
C-1 - TITLE SHEET
C-2 - EXISTING CONDITIONS
C-3 - TENTATIVE TRACT MAP
C-4 - SECTIONS
C-5 - CONCEPTUAL GRADING PLAN
C-6 - CONCEPTUAL UTILITY PLAN
C-7 - FIRE ACCESS SITE PLAN
LANDSCAPE
L-1 CONCEPTUAL LANDSCAPE PLAN
L-2 DESIGN IMAGERY
L-3 OPEN SPACE ENLARGEMENT PLAN
L-4 CONCEPTUAL WALL AND FENCE PLAN
L-5 CONCEPTUAL SITE AMENITIES & WALL AND FENCE DETAILS
L-6 PRELIMINARY IRRIGATION PLAN
L-7 PRELIMINARY PLANTING PLAN
L-8 CONCEPTUAL PLANTING PALETTE
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BEAR STREET
COSTA MESA, CA # 2024-0264
Plot Date:2.17.2025
1st Submittal Date:08.01.2024
2nd Submittal Date:12.18.2024
3rd Submittal Date:02.20.2025 NTS AA2.0B1000 - 10-PLEX
PERSPECTIVES
1 - FRONT
2 - REAR
NTS
COLOR SCHEME 2 SHOWN. REFER TO COLOR AND MATERIAL BOARD ON SHEET AA7.0 FOR MORE INFORMATION.
T.O.PLATE
FF
FF
9'
-
1
"
10
'
-
1
"
T.O.PLATE
FF
10
'
-
1
"
T.O.PLATE
±5
2
'
-
0
"
OVERALL BUILDING HEIGHT
T.O.PLATE
FF
9'
-
1
"
Architecture + Planning
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BEAR STREET
COSTA MESA, CA # 2024-0264
Plot Date:2.17.2025
1st Submittal Date:08.01.2024
2nd Submittal Date:12.18.2024
3rd Submittal Date:02.20.2025 0 8 16 32 AA2.1B1000 - 10-PLEX
ELEVATIONS
SCALE: 1/8" = 1'-0"
MATERIAL LEGEND
1. FLAT TILE ROOFING
2. STUCCO
3. VERTICAL LAP SIDING
4. TRIM
5. FAUX VENT
6. DECORATIVE AWNING
7. TRELLIS
8. METAL RAILING
9. SECTIONAL GARAGE DOOR
10. WALL LIGHT WITH SIGNAGE
11. ENTRY DOOR
12. VINYL WINDOW
13. UTILITY CLOSET
14. FIRE RISER
3 - REAR
1 - FRONT
242
KEY SITE PLAN: 1/32" = 1'-0"
33
1
3 2
9
8
1210
1
1
5
11
12 2
7
6 7
COLOR SCHEME 2 SHOWN. REFER TO COLOR AND MATERIAL BOARD ON SHEET AA7.0 FOR MORE INFORMATION.
4
4 - LEFT
2 - RIGHT
14
13
PLAN 1
PLAN 3
PLAN 4
PLAN 2
PLAN 2-PLAN 4-
119'-10"
2"22'-0"2"22'-0"2"22'-0"2"12'-0"14'-5"
PLAN 1-PLAN 3-PLAN 1R-PLAN 3R-PLAN 1-PLAN 3-PLAN 2R-PLAN 4R-
58
'
-
6
"
17
UP
17
UP
17UP
17UP
17UP
17UP
17
UP
17
UP
17
UP
17
UP
12'-0"2"14'-5"
PLAN 2-
PLAN 1-PLAN 1R-PLAN 1-
17
DN
17
UP
17
DN
17
UP
17
DN
17
DN
17
UP
17
DN
17
DN
17UP
17DN
17DN
17DN17UP
17DN
PLAN 2-
PLAN 1-PLAN 1R-PLAN 1-PLAN 2R-
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BEAR STREET
COSTA MESA, CA # 2024-0264
Plot Date:2.17.2025
1st Submittal Date:08.01.2024
2nd Submittal Date:12.18.2024
3rd Submittal Date:02.20.2025
FIRST FLOOR
0 4 8 16
SECOND FLOOR
AA2.2B1000 - 10-PLEX
BUILDING PLANS
SCALE: 1/8" = 1'-0"
PLAN 1
PLAN 3
PLAN 4
PLAN 2
PLAN 4-
PLAN 3-PLAN 3R-PLAN 3-
17
UP
17
DN
17
DN
17
UP
17
DN
17
UP
17DN
17UP
17UP
17DN
PLAN 4-
PLAN 3-PLAN 3R-PLAN 3-PLAN 4R-
PLAN 4-PLAN 3-PLAN 3R-PLAN 3-PLAN 4R-
17
DN
17
DN
17
DN 17DN
17DN
PLAN 4-PLAN 3-PLAN 3R-PLAN 3-
Architecture + Planning
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BEAR STREET
COSTA MESA, CA # 2024-0264
Plot Date:2.17.2025
1st Submittal Date:08.01.2024
2nd Submittal Date:12.18.2024
3rd Submittal Date:02.20.2025 0 4 8 16
FOURTH FLOOR
THIRD FLOOR
AA2.3B1000 - 10-PLEX
BUILDING PLANS
SCALE: 1/8" = 1'-0"
PLAN 1
PLAN 3
PLAN 4
PLAN 2
6:12
VA
L
L
E
Y
RIDGE
4:12
3:12
6:12
6:12
6:12
RIDGE
RI
D
G
E
RI
D
G
E
RI
D
G
E
RI
D
G
E
4:12 4:12
4:12 4:12 4:12
VALL
E
Y
VALL
E
Y
VA
L
L
E
Y
VALL
E
Y
VA
L
L
E
Y
6:12
VALL
E
Y
4:12
3:12
6:12
6:12
6:12
RIDGE
RI
D
G
E
4:124:12
4:12
VA
L
L
E
Y
VA
L
L
E
Y
VALL
E
Y
Architecture + Planning
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BEAR STREET
COSTA MESA, CA # 2024-0264
Plot Date:2.17.2025
1st Submittal Date:08.01.2024
2nd Submittal Date:12.18.2024
3rd Submittal Date:02.20.2025 0 4 8 16
ROOF PLAN
AA2.4B1000 - 10-PLEX
BUILDING PLANS
SCALE: 1/8" = 1'-0"
Architecture + Planning
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BEAR STREET
COSTA MESA, CA # 2024-0264
Plot Date:2.17.2025
1st Submittal Date:08.01.2024
2nd Submittal Date:12.18.2024
3rd Submittal Date:02.20.2025 NTS AA3.0B1600 - 16-PLEX
PERSPECTIVES
NTS
1 - FRONT
2 - REAR
COLOR SCHEME 1 SHOWN. REFER TO COLOR AND MATERIAL BOARD ON SHEET AA7.0 FOR MORE INFORMATION.
T.O.PLATE
FF
FF
9'
-
1
"
10
'
-
1
"
T.O.PLATE
FF
10
'
-
1
"
T.O.PLATE
±5
2
'
-
0
"
OVERALL BUILDING HEIGHT
T.O.PLATE
FF
9'
-
1
"
Architecture + Planning
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BEAR STREET
COSTA MESA, CA # 2024-0264
Plot Date:2.17.2025
1st Submittal Date:08.01.2024
2nd Submittal Date:12.18.2024
3rd Submittal Date:02.20.2025 0 8 16 32 AA3.1B1600 - 16-PLEX
ELEVATIONS
3
24
3
2
1
KEY SITE PLAN: 1/32" = 1'-0"
SCALE: 1/8" = 1'-0"
3 - REAR
1 - FRONT
43 2
9
86
1210
7 1
1
56
11
12 2
7
COLOR SCHEME 1 SHOWN. REFER TO COLOR AND MATERIAL BOARD ON SHEET AA7.0 FOR MORE INFORMATION.
MATERIAL LEGEND
1. FLAT TILE ROOFING
2. STUCCO
3. VERTICAL LAP SIDING
4. TRIM
5. FAUX VENT
6. DECORATIVE AWNING
7. TRELLIS
8. METAL RAILING
9. SECTIONAL GARAGE DOOR
10. WALL LIGHT WITH SIGNAGE
11. ENTRY DOOR
12. VINYL WINDOW
13. UTILITY CLOSET
14. FIRE RISER
PLAN 1
PLAN 3
PLAN 4
PLAN 2
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BEAR STREET
COSTA MESA, CA # 2024-0264
Plot Date:2.17.2025
1st Submittal Date:08.01.2024
2nd Submittal Date:12.18.2024
3rd Submittal Date:02.20.2025 0 8 16 32 AA3.2B1600 - 16-PLEX
ELEVATIONS
SCALE: 1/8" = 1'-0"
4 - LEFT
2 - RIGHT
242
KEY SITE PLAN: 1/32" = 1'-0"
33
1
COLOR SCHEME 1 SHOWN. REFER TO COLOR AND MATERIAL BOARD ON SHEET AA7.0 FOR MORE INFORMATION.
MATERIAL LEGEND
1. FLAT TILE ROOFING
2. STUCCO
3. VERTICAL LAP SIDING
4. TRIM
5. FAUX VENT
6. DECORATIVE AWNING
7. TRELLIS
8. METAL RAILING
9. SECTIONAL GARAGE DOOR
10. WALL LIGHT WITH SIGNAGE
11. ENTRY DOOR
12. VINYL WINDOW
13. UTILITY CLOSET
14. FIRE RISER
14
13
PLAN 1
PLAN 3
PLAN 4
PLAN 2
PLAN 2-PLAN 4-PLAN 1R-PLAN 3R-
186'-4"
12'-0"2"22'-0"2"22'-0"2"22'-0"2"22'-0"2"22'-0"2"22'-0"2"14'-5"
PLAN 1-PLAN 3-PLAN 1R-PLAN 3R-PLAN 1-PLAN 3-PLAN 3R-PLAN 1R-PLAN 3-PLAN 1-PLAN 2R-PLAN 4R-
58
'
-
6
"
17
UP
17
UP
17UP
17UP
17UP
17UP
17UP
17UP
17
UP
17
UP
17
UP
17
UP
17UP
17UP
17
UP
17
UP
2"14'-5"2"12'-0"
17
DN
17
UP
17
DN
17
UP
17
DN
17
DN
17UP
17DN
17DN
17
UP
17
DN
17
DN
17UP
17DN
17DN
17
UP
17
DN
17
DN
17UP
17DN
17DN
17DN17UP
17DN
PLAN 2-
PLAN 1R-PLAN 1-PLAN 1R-PLAN 1-PLAN 1R-PLAN 1-
PLAN 2R-
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BEAR STREET
COSTA MESA, CA # 2024-0264
Plot Date:2.17.2025
1st Submittal Date:08.01.2024
2nd Submittal Date:12.18.2024
3rd Submittal Date:02.20.2025
FIRST FLOOR
0 4 8 16
SECOND FLOOR
AA3.3B1600 - 16-PLEX
BUILDING PLANS
SCALE: 1/8" = 1'-0"
PLAN 1
PLAN 3
PLAN 4
PLAN 2
17
UP
17
DN
17
DN
17
UP
17DN
17UP
17
DN
17
UP
17DN
17UP
17
DN
17
UP
17DN
17UP
17UP
17DN
PLAN 4-
PLAN 3R-PLAN 3-PLAN 3R-PLAN 3-PLAN 3R-PLAN 3-PLAN 4R-
17
DN
17
DN 17DN
17
DN 17DN
17
DN 17DN
17DN
PLAN 4-
PLAN 3R-PLAN 3-PLAN 3R-PLAN 3-PLAN 3R-PLAN 3-PLAN 4R-
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BEAR STREET
COSTA MESA, CA # 2024-0264
Plot Date:2.17.2025
1st Submittal Date:08.01.2024
2nd Submittal Date:12.18.2024
3rd Submittal Date:02.20.2025 0 4 8 16
FOURTH FLOOR
THIRD FLOOR
AA3.4B1600 - 16-PLEX
BUILDING PLANS
SCALE: 1/8" = 1'-0"
PLAN 1
PLAN 3
PLAN 4
PLAN 2
6:12
VA
L
L
E
Y
RIDGE
4:12
3:12
6:12
6:12
6:12
RIDGE
RI
D
G
E
RI
D
G
E
RI
D
G
E
RI
D
G
E
4:12 4:12 4:12
4:12 4:12 4:12 4:12
VALL
E
Y
VALL
E
Y
VALL
E
Y
VA
L
L
E
Y
VALL
E
Y
VA
L
L
E
Y
RI
D
G
E
4:12 4:12
VALL
E
Y
VA
L
L
E
Y
RI
D
G
E
4:12 4:12
VALL
E
Y
VA
L
L
E
Y
VA
L
L
E
Y
RI
D
G
E
4:12 4:12
VALL
E
Y
VA
L
L
E
Y
RI
D
G
E
4:12 4:12
6:12
3:12
6:12
6:12
3:12
6:12
6:12
6:12
RIDGE
VA
L
L
E
Y
VALL
E
Y
Architecture + Planning
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BEAR STREET
COSTA MESA, CA # 2024-0264
Plot Date:2.17.2025
1st Submittal Date:08.01.2024
2nd Submittal Date:12.18.2024
3rd Submittal Date:02.20.2025 0 4 8 16
ROOF PLAN
AA3.5B1600 - 16-PLEX
BUILDING PLANS
SCALE: 1/8" = 1'-0"
Architecture + Planning
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BEAR STREET
COSTA MESA, CA # 2024-0264
Plot Date: 2.17.2025
1st Submittal Date:08.01.2024
2nd Submittal Date:12.18.2024
3rd Submittal Date:02.20.2025 NTS AA4.0B1800 - 18-PLEX
PERSPECTIVES
NTS
1 - FRONT
2 - REAR
COLOR SCHEME 2 SHOWN. REFER TO COLOR AND MATERIAL BOARD ON SHEET AA7.0 FOR MORE INFORMATION.
T.O.PLATE
FF
FF
9'
-
1
"
10
'
-
1
"
T.O.PLATE
FF
10
'
-
1
"
T.O.PLATE
±5
2
'
-
0
"
OVERALL BUILDING HEIGHT
T.O.PLATE
FF
9'
-
1
"
Architecture + Planning
888.456.5849
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BEAR STREET
COSTA MESA, CA # 2024-0264
Plot Date:2.17.2025
1st Submittal Date:08.01.2024
2nd Submittal Date:12.18.2024
3rd Submittal Date:02.20.2025 0 8 16 32 AA4.1B1800 - 18-PLEX
ELEVATIONS
3 - REAR
1 - FRONT
4 3 2
9
86
1210
SCALE: 1/8" = 1'-0"
7 1
1
56
11
12 2
7
3
24
3
2
1
KEY SITE PLAN: 1/32" = 1'-0"COLOR SCHEME 2 SHOWN. REFER TO COLOR AND MATERIAL BOARD ON SHEET AA7.0 FOR MORE INFORMATION.
MATERIAL LEGEND
1. FLAT TILE ROOFING
2. STUCCO
3. VERTICAL LAP SIDING
4. TRIM
5. FAUX VENT
6. DECORATIVE AWNING
7. TRELLIS
8. METAL RAILING
9. SECTIONAL GARAGE DOOR
10. WALL LIGHT WITH SIGNAGE
11. ENTRY DOOR
12. VINYL WINDOW
13. UTILITY CLOSET
14. FIRE RISER
PLAN 1
PLAN 3
PLAN 4
PLAN 2
Architecture + Planning
888.456.5849
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BEAR STREET
COSTA MESA, CA # 2024-0264
Plot Date:2.17.2025
1st Submittal Date:08.01.2024
2nd Submittal Date:12.18.2024
3rd Submittal Date:02.20.2025 0 8 16 32 AA4.2B1800 - 18-PLEX
ELEVATIONS
4 - LEFT
2 - RIGHT
SCALE: 1/8" = 1'-0"
3
24
3
2
1
KEY SITE PLAN: 1/32" = 1'-0"COLOR SCHEME 2 SHOWN. REFER TO COLOR AND MATERIAL BOARD ON SHEET AA7.0 FOR MORE INFORMATION.
MATERIAL LEGEND
1. FLAT TILE ROOFING
2. STUCCO
3. VERTICAL LAP SIDING
4. TRIM
5. FAUX VENT
6. DECORATIVE AWNING
7. TRELLIS
8. METAL RAILING
9. SECTIONAL GARAGE DOOR
10. WALL LIGHT WITH SIGNAGE
11. ENTRY DOOR
12. VINYL WINDOW
13. UTILITY CLOSET
14. FIRE RISER
14
13
PLAN 1
PLAN 3
PLAN 4
PLAN 2
17
UP
17
UP
17
UP
17
UP
17UP
17UP
17UP
17UP
17UP
17UP
17
UP
17
UP
17
UP
17
UP
17
UP
17
UP
17UP
17UP
PLAN 2-PLAN 4-PLAN 1R-PLAN 3R-
208'-6"
14'-5"2"12'-0"2"22'-0"2"22'-0"2"22'-0"2"22'-0"2"22'-0"2"22'-0"2"22'-0"2"12'-0"2"14'-5"
PLAN 1-PLAN 3-PLAN 1R-PLAN 3R-PLAN 1-PLAN 3-PLAN 1-PLAN 3-PLAN 1R-PLAN 3R-PLAN 1-PLAN 3-PLAN 4R-PLAN 2R-
58
'
-
6
"
17
DN
17
UP
17
DN
17
UP
17
DN
17
DN
17UP
17DN
17DN
17
UP
17
DN
17
DN
17UP
17DN
17DN
17
UP
17
DN
17
DN
17
UP
17
DN
17
DN
17UP
17DN
17DN
17DN17UP
17DN
PLAN 2-
PLAN 1R-PLAN 1-PLAN 1R-PLAN 1-PLAN 1-PLAN 1R-PLAN 1-
PLAN 2R-
Architecture + Planning
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BEAR STREET
COSTA MESA, CA # 2024-0264
Plot Date:2.17.2025
1st Submittal Date:08.01.2024
2nd Submittal Date:12.18.2024
3rd Submittal Date:02.20.2025 AA4.3B1800 - 18-PLEX
BUILDING PLANS
FIRST FLOOR
0 4 8 16
SECOND FLOOR
SCALE: 1/8" = 1'-0"
17
UP
17
DN
17
DN
17
UP
17DN
17UP
17
DN
17
UP
17DN
17UP
17
DN
17
UP
17
DN
17
UP
17DN
17UP
17UP
17DN
PLAN 4-
PLAN 3R-PLAN 3-PLAN 3R-PLAN 3-PLAN 3-PLAN 3R-PLAN 3-
PLAN 4R-
17
DN
17
DN 17DN
17
DN 17DN
17
DN
17
DN 17DN
17DN
PLAN 4-
PLAN 3R-PLAN 3-PLAN 3R-PLAN 3-PLAN 3-PLAN 3R-PLAN 3-
PLAN 4R-
Architecture + Planning
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BEAR STREET
COSTA MESA, CA # 2024-0264
Plot Date:2.17.2025
1st Submittal Date:08.01.2024
2nd Submittal Date:12.18.2024
3rd Submittal Date:02.20.2025 0 4 8 16
FOURTH FLOOR
THIRD FLOOR
AA4.4B1800 - 18-PLEX
BUILDING PLANS
SCALE: 1/8" = 1'-0"
PLAN 1
PLAN 3
PLAN 4
PLAN 2
6:12
VA
L
L
E
Y
RIDGE
4:12
3:12
6:12 6:12 6:12
6:12 6:12 6:126:12
3:12 3:12 3:12
6:126:12
RIDGE RIDGE
RIDGE RIDGE
RI
D
G
E
RI
D
G
E
RI
D
G
E
RI
D
G
E
RI
D
G
E
RI
D
G
E
RI
D
G
E
RI
D
G
E
RI
D
G
E
RI
D
G
E
4:12 4:12 4:12
4:12 4:12
4:12 4:12 4:12 4:12
4:12 4:12 4:12 4:12 4:12 4:12 4:12 4:124:12 4:12
VALL
E
Y
VALL
E
Y
VA
L
L
E
Y
VALL
E
Y
VA
L
L
E
Y
VALL
E
Y
VA
L
L
E
Y
VALL
E
Y
VA
L
L
E
Y
VALL
E
Y
VA
L
L
E
Y
VALL
E
Y
VA
L
L
E
Y
VALL
E
Y
VA
L
L
E
Y
VALL
E
Y
VA
L
L
E
Y
VA
L
L
E
Y
VALL
E
Y
Architecture + Planning
888.456.5849
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BEAR STREET
COSTA MESA, CA # 2024-0264
Plot Date:2.17.2025
1st Submittal Date:08.01.2024
2nd Submittal Date:12.18.2024
3rd Submittal Date:02.20.2025 0 4 8 16
ROOF PLAN
AA4.5B1800 - 18-PLEX
BUILDING PLANS
SCALE: 1/8" = 1'-0"
17
UP
17
UP
P3P1
P3
17
UP
17
DN
P1
17
DN
17
DNP3
17
UP
17
DN
P3
22'-0"
56
'
-
7
"
22'-0"
56
'
-
7
"
54
'
-
1
"
22'-0"
PLAN 3 ( 3 BED / 3 BATH ) - NET SF - 45 UNITS
FIRST FLOOR 125 SQ. FT.
SECOND FLOOR 92 SQ. FT.
THIRD FLOOR 1095 SQ. FT.
FOURTH FLOOR 520 SQ. FT.
TOTAL NET 1,832 SQ. FT.
DECK 159 SQ. FT.
GARAGE 488 SQ. FT.
PLAN 1 ( 2 BED / 2 BATH ) - NET SF - 45 UNITS
FIRST FLOOR 101 SQ. FT.
SECOND FLOOR 962 SQ. FT.
THIRD FLOOR 0
FOURTH FLOOR 0
TOTAL NET 1,062 SQ. FT.
DECK 55 SQ. FT.
GARAGE 456 SQ. FT.
Plan 1 Plan 3
Plan 1Plan 3
22'-0"
Plan 3
41
'
-
2
"
FIRST FLOORSECOND FLOORTHIRD FLOOR
BALCONY9'-11"x5'-7"55 SQ. FT.
PLAN 3GARAGE11'-0"x42'-7"
PLAN 1GARAGE10'-2"x43'-8"
FOURTH FLOOR
BALCONY14'-2"x6'-0"85 SQ. FT.
GREAT ROOM13'-9"x24'-4"
PRIMARY BED11'-2"x13'-0"
BED 210'-0"x10'-4"
W.I.C.
PRIMARYBATH
ENTRY
BED 310'-3"x10'-10"
BATH 3
BONUS ROOM10'-10"x26'-6"
BALCONY14'-0"x5'-3"73 SQ. FT.
ROOF BELOW
W.H.
Plan 3
ENTRY
W.H.
LI
N
E
N
W/D
BATH 2
KITCHEN
PA
N
T
R
Y
RE
F
.
GREAT ROOM14'-2"x24'-4"
PRIMARY BED11'-2"x13'-0"
BED 210'-0"x10'-4"
W.I.C.
PRIMARYBATH LI
N
E
N
FAU
BATH 2
KITCHEN
PANTRY
RE
F
.
FAU
ROOF BELOW
W/D
T
R
ORG.
ORG.
T
R
CO
A
T
ROOF BELOW
Architecture + Planning
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BEAR STREET
COSTA MESA, CA # 2024-0264
Plot Date:2.17.2025
1st Submittal Date:08.01.2024
2nd Submittal Date:12.18.2024
3rd Submittal Date:02.20.2025 AA5.0UNIT PLANS
PLANS 1 & 30 2 4 8
SCALE: 1/4" = 1'-0"
17
UP
P4 P2
17
UP17
DN
17
UP
17
DN
P2
P4
17
UP
P4
17
DN17
DN
P4
PLAN 4 ( 4 BED / 3 BATH ) - NET SF - 16 UNITS
FIRST FLOOR 169 SQ. FT.
SECOND FLOOR 90 SQ. FT.
THIRD FLOOR 1351 SQ. FT.
FOURTH FLOOR 754 SQ. FT.
TOTAL NET 2,364 SQ. FT.
DECK 194 SQ. FT.
GARAGE 510 SQ. FT.
PLAN 2 (3 BED / 2.5 BATH ) - NET SF - 16 UNITS
FIRST FLOOR 166 SQ. FT.
SECOND FLOOR 1270 SQ. FT.
THIRD FLOOR 0
FOURTH FLOOR 0
TOTAL NET 1,436 SQ. FT.
DECK 74 SQ. FT.
GARAGE 615 SQ. FT.
FIRST FLOORSECOND FLOORFOURTH FLOOR THIRD FLOOR
26'-7"
58
'
-
6
"
Plan 4 Plan 2Plan 2Plan 4Plan 4
26'-7"26'-7"26'-7"
60
'
-
0
"
60
'
-
0
"
48
'
-
3
"
Plan 4
PLAN 2GARAGE13'-11"x43'-8"
PLAN 4GARAGE11'-5"x42'-6"
ENTRY
W.H.
ENTRY
W.H.
PDR.
BALCONY13'-5"x5'-7"74 SQ. FT.
GREAT ROOM18'-2"x22'-1"
PRIMARY BED12'-8"x11'-8"BED 212'-11"x10'-3"
W.I.C.
PRIMARYBATH
LI
N
E
N
LA
U
N
D
R
Y
BATH 2
KITCHEN
RE
F
.
FA
U
BALCONY17'-6"x5'-6"96 SQ. FT.
GREAT ROOM18'-7"x22'-1"
PRIMARY BED12'-8"x11'-8"BED 212'-11"x10'-3"
W.I.C.
PRIMARYBATH
LI
N
E
N
LA
U
N
D
R
Y
BATH 2
KITCHEN
PANTRY
RE
F
.
FA
U
BED 311'-1"x10'-1"BED 311'-1"x10'-1"
BED 412'-6"x11'-0"
BATH 3
BONUS ROOM24'-11"x13'-8"
DECK
10'-0"x9'-9"97 SQ. FT.
W.I.C.
LINEN
ROOF BELOW
EL
E
C
.
/
P
H
O
N
E
/
C
A
T
V
FI
R
E
RI
S
E
R
ROOF BELOW
PANTRY
T
R
ORG.
T
R
ORG.
STORAGE
Architecture + Planning
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BEAR STREET
COSTA MESA, CA # 2024-0264
Plot Date:2.17.2025
1st Submittal Date:08.01.2024
2nd Submittal Date:12.18.2024
3rd Submittal Date:02.20.2025 AA5.1UNIT PLANS
PLANS 2 & 40 2 4 8
SCALE: 1/4" = 1'-0"
Architecture + Planning
888.456.5849
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BEAR STREET
COSTA MESA, CA # 2024-0264
Plot Date:8.1.2024
1st Submittal Date:08.01.2024
2nd Submittal Date:12.18.2024
3rd Submittal Date:02.20.2025 AA6.0COLOR AND MATERIAL BOARD
FOUR-STORY STACKED FLATS
BODY 2
SHERWIN-WILLIAMS
SW 2821
DOWNING STONE
ACCENT 1
SHERWIN-WILLIAMS
SW 6242
BRACING BLUE
TRELLIS, POSTS
SHERWIN WILLIAMS
SW 7019
GAUNTLET GRAY
ACCENT 2
SHERWIN-WILLIAMS
SW 9132
ACACIA HAZE
VINYL WINDOW
Milgard
White
COLOR SCHEME 1
TRIM 1
SHERWIN-WILLIAMS
SW 7064
PASSIVE
METAL RAILING
SHERWIN-WILLIAMS
SW 7019
GAUNTLET GRAY
ACCENT 3
SHERWIN-WILLIAMS
SW 7664
STEELY GRAY
ACCENT 4
SHERWIN-WILLIAMS
SW 7715
POTTERY URN
STUCCO
BODY 2
SHERWIN-WILLIAMS
SW 9619
TEAKWOOD
BODY 3
SHERWIN-WILLIAMS
SW 7069
IRON ORE
ACCENT 1
SHERWIN-WILLIAMS
SW 7709
COPPER POT
TRELLIS, POSTS
SW 7501
THRESHOLD TAUPE
ACCENT 2
SHERWIN-WILLIAMS
SW 7669
SUMMIT GRAY
VINYL WINDOW
Milgard
White
COLOR SCHEME 2
ACCENT 3
SHERWIN-WILLIAMS
SW 6181
SECRET GARDEN
ACCENT 4
SHERWIN-WILLIAMS
SW 2840
HAMMERED SILVER
STUCCO BOARD &
BATTEN
BODY 1
SHERWIN-WILLIAMS
SW 9541
WHITE SNOW
BODY 1
SHERWIN-WILLIAMS
SW 6196
FROSTY WHITE
TRIM 1
SHERWIN-WILLIAMS
SW 7064
PASSIVE
METAL RAILING
SHERWIN-WILLIAMS
SW 7019
GAUNTLET GRAY
BODY 3
SHERWIN-WILLIAMS
SW 9619
TEAKWOOD
FLAT ROOF TILE
Westlake Royal Roofing
Duralite Saxony Shake 600
Charcoal Blend
FLAT ROOF TILE
Westlake Royal Roofing
Duralite Saxony Shake 600
Stone Mountain Blend
ACCENT 5
SHERWIN-WILLIAMS
SW 7069
IRON ORE
ACCENT 5
SHERWIN-WILLIAMS
SW 7069
IRON ORE
Architecture + Planning
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BEAR STREET
COSTA MESA, CA # 2024-0264
Plot Date:6.16.2025
1st Submittal Date:08.01.2024
2nd Submittal Date:12.18.2024
3rd Submittal Date:02.20.2025 NTS AB2.0PLAN 3060
PERSPECTIVES
FRONT
REAR
NTS
COLOR SCHEME 1 SHOWN. REFER TO COLOR AND MATERIAL BOARD ON SHEET AB7.0 FOR MORE INFORMATION.
T.O.
PLATE
FF
FF
9'
-
1
"
9'
-
1
"
FINISH GRADE
T.O.
PLATE
26
'
-
0
"
OVERALL BUILDING HEIGHT
MAXIMUM BUILDING HEIGHT: 27'
Architecture + Planning
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BEAR STREET
COSTA MESA, CA # 2024-0264
Plot Date:6.16.2025
1st Submittal Date:08.01.2024
2nd Submittal Date:12.18.2024
3rd Submittal Date:02.20.2025 0 2 4 8 AB2.1PLAN 3060
ELEVATIONS
FRONT
SCALE: 1/4" = 1'-0"
LEFT
REARRIGHT
MATERIAL LEGEND
1. FLAT TILE ROOFING
2. STUCCO
3. VERTICAL LAP SIDING
4. DECORATIVE SHUTTERS
5. STONE VENEER
6. DECORATIVE TRIM
7. SECTIONAL GARAGE DOOR
8. LIGHT FIXTURE
9. ENTRY DOOR
10. VINYL WINDOW
11. TRELLIS
7
410 2 6
95
1 3
8
COLOR SCHEME 1 SHOWN. REFER TO COLOR AND MATERIAL BOARD ON SHEET AB7.0 FOR MORE INFORMATION.
Architecture + Planning
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BEAR STREET
COSTA MESA, CA # 2024-0264
Plot Date:11.25.2024
1st Submittal Date:08.01.2024
2nd Submittal Date:12.18.2024
3rd Submittal Date:02.20.2025 NTS AB3.0PLAN 3522
PERSPECTIVES
FRONT
REAR
NTS
COLOR SCHEME 2 SHOWN. REFER TO COLOR AND MATERIAL BOARD ON SHEET AB7.0 FOR MORE INFORMATION.
T.O.
PLATE
FF
FF
9'
-
1
"
9'
-
1
"
FINISH GRADE
T.O.
PLATE
27
'
-
0
"
OVERALL BUILDING HEIGHT
MAXIMUM BUILDING HEIGHT: 27'
Architecture + Planning
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BEAR STREET
COSTA MESA, CA # 2024-0264
Plot Date:11.25.2024
1st Submittal Date:08.01.2024
2nd Submittal Date:12.18.2024
3rd Submittal Date:02.20.2025 0 2 4 8 AB3.1PLAN 3522
ELEVATIONS
FRONT
SCALE: 1/4" = 1'-0"
LEFT
REARRIGHT
MATERIAL LEGEND
1. FLAT TILE ROOFING
2. STUCCO
3. VERTICAL LAP SIDING
4. DECORATIVE SHUTTERS
5. STONE VENEER
6. DECORATIVE TRIM
7. SECTIONAL GARAGE DOOR
8. LIGHT FIXTURE
9. ENTRY DOOR
10. VINYL WINDOW
11. TRELLIS
8
7
4102 6
9 5
16 3
COLOR SCHEME 2 SHOWN. REFER TO COLOR AND MATERIAL BOARD ON SHEET AB7.0 FOR MORE INFORMATION.
11
PLAN 1 ( 3 BED / 2.5 BATH ) - GROSS SF - 13 UNITS
FIRST FLOOR 608 SQ. FT.
SECOND FLOOR 834 SQ. FT.
THIRD FLOOR 0
FOURTH FLOOR 0
TOTAL GROSS 1,442 SQ. FT.
DECK 0
GARAGE 404 SQ. FT.
FIRST FLOORSECOND FLOOR
WH
17
UP
17
DN
30'-0"
35
'
-
0
"
PLAN 1GARAGE20'-1"x20'-2"
PORCH9'-2"x3'-6"32 SQ. FT.
PRIMARY BED
13'-8"x14'-4"
BED 2
11'-11"x10'-10"
BATH 2
W.I.C PRIMARYBATH
LINEN
BED 3
11'-0"x10'-10"
ENTRY
PDR.
KITCHEN
PANTRY
RE
F
.
GREAT ROOM20'-1"x14'-0"
2'
-
0
"
30'-0"
29
'
-
8
1
/
2
"
3'
-
9
1
/
2
"
T
R
ORG.
LAUNDRY6'-6"x6'-0"
AB4.0PLAN 3060
UNIT PLANS0 2 4 8
Architecture + Planning
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BEAR STREET
COSTA MESA, CA # 2024-0264
Plot Date: 2.19.2025
1st Submittal Date:08.01.2024
2nd Submittal Date:12.18.2024
3rd Submittal Date:02.20.2025
SCALE: 1/4" = 1'-0"
PLAN 2 (4 BED / 3 BATH ) - GROSS SF - 7 UNITS
FIRST FLOOR 778 SQ. FT.
SECOND FLOOR 1168 SQ. FT.
THIRD FLOOR 0
FOURTH FLOOR 0
TOTAL GROSS 1,946 SQ. FT.
DECK 0
GARAGE 403 SQ. FT.
FIRST FLOORSECOND FLOOR
17
UP
WH
17
DN
LI
N
E
N
PRIMARY BED14'-0"x14'-6"
W.I.C
LOFT
10'-2"x14'-8"
BATH 2
PRIMARYBATH
BED 212'-6"x11'-10"BED 312'-0"x12'-8"
PLAN 2GARAGE20'-1"x20'-2"
KITCHEN
PA
N
T
R
Y
RE
F
.
GREAT ROOM
16'-7"x16'-5"
BED 4
9'-11"x10'-1"
BATH 3
PORCH3'-8"x6'-0"
35'-0"
35
'
-
0
"
35'-0"
35
'
-
0
"
35
'
-
0
"
2'
-
0
"
T
R
ORG.
COAT
LAUNDRY9'-3"x5'-11"
Architecture + Planning
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BEAR STREET
COSTA MESA, CA # 2024-0264
Plot Date: 2.19.2025
1st Submittal Date:08.01.2024
2nd Submittal Date:12.18.2024
3rd Submittal Date:02.20.2025 AB4.1PLAN 3522
UNIT PLANS0 2 4 8
SCALE: 1/4" = 1'-0"
Architecture + Planning
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BEAR STREET
COSTA MESA, CA # 2024-0264
Plot Date:8.1.2024
1st Submittal Date:08.01.2024
2nd Submittal Date:12.18.2024
3rd Submittal Date:02.20.2025 AB5.0COLOR AND MATERIAL BOARD
TWO-STORY DETATCHED CONDOS
STONE VENEER
Eldorado Stone
Roughcut
Moonight
BODY 2
SHERWIN-WILLIAMS
SW 7651
FRONT PORCH
TRIM 1
SHERWIN-WILLIAMS
SW 6196
FROSTY WHITE
ACCENT 1
SHERWIN-WILLIAMS
SW 7674
PEPPERCORN
FLAT ROOF TILE
Westlake Royal Roofing
Duralite Saxony Shake 600
Charcoal Blend
BODY 1
SHERWIN-WILLIAMS
SW 6196
FROSTY WHITE
POST
Sherwin-Williams
SW 7040
Smokehouse
ACCENT 2
SHERWIN-WILLIAMS
SW 9168
ELEPHANT EAR
VINYL WINDOW
Milgard
White
STONE VENEER
Eldorado Stone
Roughcut
Falling Spring
BODY 2
SHERWIN-WILLIAMS
SW 7069
IRON ORE
TRIM 1
SHERWIN-WILLIAMS
SW 9541
WHITE SNOW
ACCENT 1
SHERWIN-WILLIAMS
SW 7520
PLANTATION SHUTTERS
FLAT ROOF TILE
Westlake Royal Roofing
Duralite Saxony Shake 600
Stone Mountain Blend
POST
Sherwin-Williams
SW 7046
Anonymous
ACCENT 2
SHERWIN-WILLIAMS
SW 7615
SEA SERPENT
VINYL WINDOW
Milgard
White
COLOR SCHEME 1 COLOR SCHEME 2
BODY 1
SHERWIN-WILLIAMS
SW 7659
Gris
BLDG 1B1800 BLDG 2B1600 BLDG 3B1600 BLDG 4B1800
BLDG 8B1800 BLDG 6B1000 BLDG 5B1600
BLDG 7
B1000
123
124
125
126
127
128
129
130
131
132
133
134135136137138139140141142
BLDG 1B1800 BLDG 2B1600 BLDG 3B1600 BLDG 4B1800
BLDG 8B1800 BLDG 6B1000 BLDG 5B1600
BLDG 7
B1000
123
124
125
126
127
128
129
130
131
132
133
134135136137138139140141142
BLDG 1B1800 BLDG 2B1600 BLDG 3B1600 BLDG 4B1800
BLDG 8B1800 BLDG 6B1000 BLDG 5B1600
BLDG 7
B1000
123
124
125
126
127
128
129
130
131
132
133
134135136137138139140141142
Architecture + Planning
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BEAR STREET
COSTA MESA, CA # 2024-0264
Plot Date:12.16.2024
1st Submittal Date:08.01.2024
2nd Submittal Date:12.18.2024
3rd Submittal Date:02.20.2025 AC1.0SOLAR SHADE STUDY
SUMMER SOLSTICE
SCALE: 1/64" = 1'-0"
JUNE 20, 2025 - 3 PM
0 32 64 128
JUNE 20, 2025 - 12 PMJUNE 20, 2025 - 9 AM
SUMMER SOLSTICE
BLDG 1B1800 BLDG 2B1600 BLDG 3B1600 BLDG 4B1800
BLDG 8B1800 BLDG 6B1000 BLDG 5B1600
BLDG 7
B1000
123
124
125
126
127
128
129
130
131
132
133
134135136137138139140141142
BLDG 1B1800 BLDG 2B1600 BLDG 3B1600 BLDG 4B1800
BLDG 8B1800 BLDG 6B1000 BLDG 5B1600
BLDG 7
B1000
123
124
125
126
127
128
129
130
131
132
133
134135136137138139140141142
BLDG 1B1800 BLDG 2B1600 BLDG 3B1600 BLDG 4B1800
BLDG 8B1800 BLDG 6B1000 BLDG 5B1600
BLDG 7
B1000
123
124
125
126
127
128
129
130
131
132
133
134135136137138139140141142
Architecture + Planning
888.456.5849
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BEAR STREET
COSTA MESA, CA # 2024-0264
Plot Date:12.16.2024
1st Submittal Date:08.01.2024
2nd Submittal Date:12.18.2024
3rd Submittal Date:02.20.2025
DECEMBER 21, 2025 - 3 PMDECEMBER 21, 2025 - 12 PMDECEMBER 21, 2025 - 9 AM
AC1.1SOLAR SHADE STUDY
WINTER SOLSTICE
SCALE: 1/64" = 1'-0"
0 32 64 128
WINTER SOLSTICE
PR
I
V
A
T
E
D
R
I
V
E
A
PRIVATE DRIVE C
PRIVATE DRIVE B
PR
I
V
A
T
E
D
R
I
V
E
E
PRIVATE DRIVE D
PR
I
V
A
T
E
D
R
I
V
E
F
A
AC
2
.
0
B
AC2.1
4'
-
2
"
27
'
-
0
"
4'
-
2
"
14
'
-
5
"
7'
-
4
"
4'-2"
8'-0"27'-0"
4'-2"
4'-2"
7'-4"
22'-9"
Pr
o
p
e
r
t
y
L
i
n
e
9'
-
1
"
9'
-
1
"
26
'
-
0
"
FF @ 36.27'
9'
-
1
"
10
'
-
1
"
10
'
-
1
"
±5
2
'
-
0
"
OVERALL BUILDING HEIGHT
T.O. PLATE
9'
-
1
"
6'
-
0
"
BLDG 5UNIT 78 SIDE
WALK PRIVATE DRIVE - D PLAN 1
HOUSE 130
SIDE
WALK
T.O. PLATE
T.O. PLATE
T.O. PLATE
FF
FF
FF
FF @ 34.97'
T.O. PLATE
FF
T.O. PLATE
EXISTING SINGLE
FAMILY HOME
FINISH GRADEFINISH GRADE
OVERALL BUILDING HEIGHT
15'-0"
BUILDING PAD @ 35.20'BUILDING PAD
@ 34.30'
±53'-1"
Architecture + Planning
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BEAR STREET
COSTA MESA, CA # 2024-0264
Plot Date:2.19.2025
1st Submittal Date:08.01.2024
2nd Submittal Date:12.18.2024
3rd Submittal Date:02.20.2025 0 8 16 32 AC2.0LINE OF SIGHT EXHIBIT
SECTION A
SCALE: 1/8" = 1'-0"
KEY SITE PLAN: 1/64" = 1'-0"
SECTION A
Pr
o
p
e
r
t
y
L
i
n
e
FF @ 36.77'
9'
-
1
"
10
'
-
1
"
10
'
-
1
"
±5
2
'
-
0
"
OVERALL BUILDING HEIGHT
T.O. PLATE
9'
-
1
"
BLDG 7
UNIT 102
T.O. PLATE
T.O. PLATE
T.O. PLATE
FF
FF
FF
FINISH GRADE
9'
-
1
"
9'
-
1
"
26
'
-
0
"
PLAN 1HOUSE 139
FF @ 35.40'
T.O. PLATE
FF
T.O. PLATE
FINISH GRADE
OVERALL BUILDING HEIGHT
15'-0"SIDEWALK PRIVATE DRIVE - A SIDE
WALK
EXISTING SINGLE
FAMILY HOME
STREET
PARKING
BUILDING PAD @ 35.70'BUILDING PAD
@ 35.40'
±72'-5"
PR
I
V
A
T
E
D
R
I
V
E
A
PRIVATE DRIVE C
PRIVATE DRIVE B
PR
I
V
A
T
E
D
R
I
V
E
E
PRIVATE DRIVE D
PR
I
V
A
T
E
D
R
I
V
E
F
A
AC
2
.
0
B
AC2.1
4'
-
2
"
27
'
-
0
"
4'
-
2
"
14
'
-
5
"
7'
-
4
"
4'-2"
8'-0"27'-0"
4'-2"
4'-2"
7'-4"
22'-9"
Architecture + Planning
888.456.5849
ktgy.com
BEAR STREET
COSTA MESA, CA # 2024-0264
Plot Date: 2.19.2025
1st Submittal Date:08.01.2024
2nd Submittal Date:12.18.2024
3rd Submittal Date:02.20.2025 0 8 16 32 AC2.1LINE OF SIGHT EXHIBIT
SECTION B
SCALE: 1/8" = 1'-0"
SECTION B
KEY SITE PLAN: 1/64" = 1'-0"
Architecture + Planning
888.456.5849
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BEAR STREET
COSTA MESA, CA # 2024-0264
Plot Date:1.23.2025
1st Submittal Date:08.01.2024
2nd Submittal Date:12.18.2024
3rd Submittal Date:02.20.2025
VIEW OF STACKED FLATS DOWN PRIVATE DRIVE A
NTS AD1.0PERSPECTIVE RENDERING
Architecture + Planning
888.456.5849
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BEAR STREET
COSTA MESA, CA # 2024-0264
Plot Date:1.23.2025
1st Submittal Date:08.01.2024
2nd Submittal Date:12.18.2024
3rd Submittal Date:02.20.2025
VIEW LOOKING INTO THE CENTRAL OPEN SPACE
NTS AD1.1PERSPECTIVE RENDERING
Architecture + Planning
888.456.5849
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BEAR STREET
COSTA MESA, CA # 2024-0264
Plot Date:1.23.2025
1st Submittal Date:08.01.2024
2nd Submittal Date:12.18.2024
3rd Submittal Date:02.20.2025
VIEW OF PROJECT ENTRY
NTS AD1.2PERSPECTIVE RENDERING
Architecture + Planning
888.456.5849
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BEAR STREET
COSTA MESA, CA # 2024-0264
Plot Date:1.23.2025
1st Submittal Date:08.01.2024
2nd Submittal Date:12.18.2024
3rd Submittal Date:02.20.2025
VIEW OF DETACHED CONDOS DOWN PRIVATE DRIVE A
NTS AD1.3PERSPECTIVE RENDERING
Architecture + Planning
888.456.5849
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BEAR STREET
COSTA MESA, CA # 2024-0264
Plot Date:1.23.2025
1st Submittal Date:08.01.2024
2nd Submittal Date:12.18.2024
3rd Submittal Date:02.20.2025
VIEW OF STACKED FLATS DOWN PRIVATE DRIVE D
NTS AD1.4PERSPECTIVE RENDERING
Architecture + Planning
888.456.5849
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BEAR STREET
COSTA MESA, CA # 2024-0264
Plot Date:1.23.2025
1st Submittal Date:08.01.2024
2nd Submittal Date:12.18.2024
3rd Submittal Date:02.20.2025
VIEW OF OPEN SPACE ADJACENT TO BEAR STREET
NTS AD1.5PERSPECTIVE RENDERING
11
LEGEND
Project Entry with Enhanced Vehicular Paving
Monument Signage and Specimen Tree
Public Sidewalk
Existing Perimeter Pilaster and Fence (Refer to Sheet L-4)
Crosswalk Striping
Lawn Area
Central Paseo
Central Open Space:
• Lawn
• Overhead Structure
• BBQ and Picnic
• Play Equipment
• Casual Seating
Mailboxes
Bench
Pet Waste Station (Total 3 Installs)
Transformer with Screening Hedge
Existing Wall to Remain (Refer to L-4, L-5)
Screening Tree
Side Yard Fence and Gate (Refer to L-4, L-5)
Stepping Stones
Street Tree
Paseo Tree
Shade Tree
Flower Tree
Screening Vine
Sound Wall (Refer to Sheet L-4, L-5)
EVA Gate and Pedestrian Access Gate
Existing Maintenance Corridor Gate
Existing Slope to Remain
Property Line
Hedge to Screen DCDA and FDC
Traffic Signal and Crosswalk per Civil’s Plan
Drivable Turf Block
1
13
13
15
14
14
29
34 1 2 2726
6
2
3
4
5
6
7
10
13
16
8
8
11
14
17
21
9
12
15
18
22
19
23
20
24
25
25 26
27
28
29
BEAR STREET
OL
Y
M
P
I
C
AV
E
EX
I
S
T
I
N
G
S
I
N
G
L
E
F
A
M
I
L
Y
PRIVATE DRIVE B
PRIVATE DRIVE C
PRIVATE DRIVE D
PR
I
V
A
T
E
D
R
I
V
E
E
PR
I
V
A
T
E
D
R
I
V
E
F
PR
I
V
A
T
E
D
R
I
V
E
A
40
5
F
R
E
E
W
A
Y
171629 15
21
21
29
19
22
26
BLDG 8
BLDG 2
BLDG 1
BLDG 7
BLDG 3
BLDG 6
BLDG 4 BLDG 5
9
12
5
12 20
9
5
12
12
12
16
15
19718
7197
24 29
23 15 13
10 11101818
28
04.09.25
COSTA MESA, CA L-1
3150 BEAR STREET -
Collaborative
CONCEPTUAL LANDSCAPE PLAN
0 15’ 30’ 60’
Scale: 1”= 30’-0”
04.09.25
COSTA MESA, CA L-2
3150 BEAR STREET -
Collaborative
DESIGN IMAGERY
PR
I
V
A
T
E
D
R
I
V
E
C
PR
I
V
A
T
E
D
R
I
V
E
B
PRIVATE DRIVE F
BE
A
R
S
T
R
E
E
T
PRIVATE DRIVE A
PRIVATE DRIVE E
PRIVATE DRIVE F
KEYMAP
LEGEND
Lawn Area
Overhead Structure
BBQ and Picnic
Play Equipment
Casual Seating
Seat Wall
Transformer with Screening Hedge
Shade Tree
Flower Tree
Hedge Tree
1
1
2
3
4
4
6
5
7
8
9
10
BLDG 3
BLDG6
BLDG5
BLDG8
BLDG4BLDG 2
BLDG 1
BLDG 1
BLDG 8
BLDG 2
BLDG 7
BLDG 3
BLDG 6
BLDG 4
BLDG 5
405 FREEWAY
PR
I
V
A
T
E
D
R
I
V
E
D
PR
I
V
A
T
E
D
R
I
V
E
B
PR
I
V
A
T
E
D
R
I
V
E
C
10
8 5
7
2
36
9
04.09.25
COSTA MESA, CA L-3
3150 BEAR STREET -
Collaborative
OPEN SPACE ENLARGEMENT PLAN
0 5’ 10’ 20’
Scale: 1”= 10’-0”
OL
Y
M
P
I
C
AV
E
LEGEND
Existing Wall to Remain - Approx. 6’ht
Existing Perimeter Pilaster and Fence to Remain
(To be Repaired and Painted)
12’ht. Sound Wall with 4’ht. Max. Retaining Wall
6’ht. Side Yard Fence
Retaining Wall with 6’ht. Vinyl Fence
6’ht. Side Yard Vinyl Gate
EVA Vehicular Gate and Pedestrian Gate - 5’ ht
Existing Maintenance Corridor Gate - Replaced in
Coordination with OC SAN
BEAR STREET
EX
I
S
T
I
N
G
S
I
N
G
L
E
F
A
M
I
L
Y
PRIVATE DRIVE B
PRIVATE DRIVE D
PRIVATE DRIVE C
PR
I
V
A
T
E
D
R
I
V
E
E
PR
I
V
A
T
E
D
R
I
V
E
F
PR
I
V
A
T
E
D
R
I
V
E
A
40
5
F
R
E
E
W
A
Y
BLDG 1 BLDG 8
BLDG 2
BLDG 7
BLDG 3
BLDG 6
BLDG 4 BLDG 5
04.09.25
COSTA MESA, CA L-4
3150 BEAR STREET -
Collaborative
CONCEPTUAL WALL AND FENCE PLAN
0 15’ 30’ 60’
Scale: 1”= 30’-0”
Zerowasteusa (or Equal)MailboxUSA
MailboxPet Waste Station
BBQ Grill
BBQGUYS
Electri-Chef Rubby Built-In (or Equal)
Victor Stanley - Camille (or Equal)Victor Stanley - Camille (or Equal)
Victor Stanley - Ren Top-Deposit (or Equal)
Picnic Table and Benches
Color:Color:
Color:
Bench
Trash Receptacle
Orco: Manor Variegated Block with Sterling Mortar (or Equal)Approx. 6’ ht.
Sound Wall Existing Wall
Detached Condo Side Yard Fence
Retaining Wall with Vinyl Fence
Detached Condo Side Yard Gate
EVA Vehicular Gate and Pedestrian Gate
Vinyl Fence - Color: Tan
Vinyl Fence - Color: Tan
Wall: Orco Manor Variegated Block
Vinyl Gate - Color: Tan
Tubular Steel with Paint Color: SW7048 Urban Bronze (or Equal)Patioshoppers (Or Equal)
Casual Seating
04.09.25
COSTA MESA, CA L-5
3150 BEAR STREET -
Collaborative
CONCEPTUAL SITE AMENITIES & WALL AND FENCE DETAILS
OL
Y
M
P
I
C
AV
E
LEGEND
High Water Use
Moderate Water Use
Low Water Use
Hydrozone:Eto: KL LA Sq. Ft. Conversion SLA Sq. Ft. MAWA
Landscaped Area 48.2 0.55 51,294 0.62 0 843,078
MAWA= Maximum Applied Water Allowance (gallons per year)
Eto= Reference Evapotranspiration from Appendix C (inches per year)
0.55= Evapotraspiration Adjustment Factor (ETAF) (For residential project)
1.0= ETAF for Special Landscaped Area
LA= Landscaped Area includes Special Landscape Area (square feet)
0.62= Conversion Factor (to gallons per square foot)
0.45= the additional ET adjustment Factor for Special Landscape Area (1.0- 0.55= 0.45)
SLA= Special Landscape Area (square feet)
Applicant to fill in boxes below:
Eto (Reference Evapotranspiration from Appendix C inches per year)
Landscaped Area includes Special Landscape Area (square feet)
Special Landscape Area (square feet)
Hydrozone:Eto: KL Sq. Ft. Conversion IE EAWU
Low Water Use Shrubs (Drip)48.2 0.2 29,010 0.62 0.81 214,058
Medium Water Use Shrubs (Drip)48.2 0.5 10,003 0.62 0.81 184,524
High Water Use (Rotor)48.2 0.7 12,281 0.62 0.73 351,923
High (Water Feature)48.2 1.0 - 0.62 1.00 -
Total EAWU:51,294 750,505
EAWU= Estimated Applied Water Use (gallons per year)
Eto= Reference Evapotranspiration from Appendix C (inches per year)
KI= Landscape Coefficient
LA= Landscaped Area (square feet)
0.62= Conversion Factor (to gallons per square foot)
IE= Irrigation Efficiency= IME X DU (See definication in Appendix E for exmaplne IE percentages)
IME= Irrigation Management Efficiency (90%)
DU= Distribution Uniformity of Irrigation Head
KI= Ks x Kc x Kmc
Ks= species factor (range 1.0- 0.9) (see WUCOLS list for values)
Kd= density factor (range 0.5- 1.3) (see WUCOLS list for density value)
Kmc= microclimatic factor (range 0.5- 1.4) (see WUCOLS)
Table A- PF (Plant Factor)
Cool Season Turf= 0.8
Warm Season Turf= 0.7
High Water Use Plants= 0.7 (can be between 0.7-0.9)
Moderate Water Use Plants= 0.5 (can be between 0.4-0.6)
Low Water Use Plants= 0.2 (can be between 0.1-0.3)
Very Low Water Use Plants= 0.1
IE (Irrigation Efficiency)- Appendix E
Pop-up Stream Rotor= 0.73
Rotor Head= 0.76
Microspray= 0.76
Bubblers= 0.77
Drip Emitters= 0.81
Subsurface Irrigation= 0.81
Project Name: Bear Street Costa Mesa
WATER EFFICIENT WORK SHEET
Total EAWU = (Eto x KL x LA in Sq.ft. / IE)= Gallons per Year
48.2
51,294
0
Maximum Applied Water Allowance (MAWA)
Estimated Annual Water Use:
Total MAWA = (Eto x 0.55 x LA in Sq.ft. x 0.62)+(Eto x 1.0 x SLA in Sq.ft. x 0.62)= Gallons per year for LA + SLA
Date: March 31, 2025
BEAR STREET
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BLDG 6
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NOTES
Each homeowner shall install and maintain an
individual irrigation system for their backyard
landscape. New construction projects with a
landscape area of 500 square feet or more must
comply with the California Model Water Efficient
Landscape Ordinance.
04.09.25
COSTA MESA, CA L-6
3150 BEAR STREET -
Collaborative
PRELIMINARY IRRIGATION PLAN
0 15’ 30’ 60’
Scale: 1”= 30’-0”
LEGEND
PARKING TREE
TOTAL TREE CALCULATION
NOTES
Street Tree
Shade Tree
Specimen Tree
Flower Accent Tree
Paseo Tree
Total Planting Area
Tree Unplantable Area
(Garage Planting Pocket, Underground Utility, etc.)
Open Lawn Area
51,411 SQFT
3,375 SQFT
12,281 SQFT
Total Tree Plantable Area
(One Tree per 200 SQFT, 15gal min.)
(One Tree per 6 Parking Stalls)
(36SQFT per Tree)
(Backyard trees are excluded.)
Required Tree Amount
Required Parking Tree Amount
Proposed Tree Amount
Proposed Parking Tree Amount
Required Planter Area:
Proposed Planter Area:
Parking Stalls
1. Twenty-five percent of the required trees shall be
24 inch box or larger.
2. One shrub shall be provided for every 25 square
feet of open space. Sixty percent of the required
shrubs shall be a minimum of five gallons.
35,608 SQFT
178
6
9
216 SQFT
1,810 SQFT
186
35
Hedge Tree
Backyard Tree
Shrub and Groundcover
Low Hedge Shrub
Tall Hedge Shrub
Turf
Vines
04.09.25
COSTA MESA, CA L-7
3150 BEAR STREET -
Collaborative
PRELIMINARY PLANTING PLAN
0 15’ 30’ 60’
Scale: 1”= 30’-0”
BEAR STREET
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BOTANICAL NAME COMMON NAME SIZE SPACING WUCOLS
SHRUB SCHEDULE:
Agapanthus ‘Peter Pan’
Agave spp.
Aloe spp.
Eriogonum umbellatum
Euonymus japonicus ‘Aureo-Marginata’
Hesperaloe parviflora
Lavandula dentata ‘Candicans’
Rosa spp.
Yucca spp.
Low Hedges
Buxus microphylla japonica
Pittosporum tobira ‘Wheeler’s Dwarf’
Rhaphiolepis indica ‘Pink Lady’
Tall Hedges
Ligustrum japonicum ‘Texanum’
Photinia × fraseri ‘Red Robin’
Rhaphiolepis i. ‘Majestic Beauty’
Dwarf Lily of the Nile
Agave
Aloe
Sulfur Flower
Gold Spot Euonymus
Red Yucca
Candicans French Lavender Shrub Rose
Yucca
Japanese Boxwood
Wheeler’s Dwarf Pittosporum
Rhaphiolepis Pink Lady
Wax Leaf Privet
Red Tip Photinia
Majestic Beauty Hawthorn
5 gal
5 gal
5 gal
5 gal
15 gal
5 gal
5 gal
5 gal
5 gal
5 gal
5 gal
5 gal
15 gal
15 gal
5 gal
30” o.c.
30” o.c.
30” o.c.
30” o.c.
24” o.c.
24” o.c.
30” o.c.
30” o.c.
36” o.c.
30” o.c.
30”o.c.
36” o.c.
36” o.c.
42” o.c.
36” o.c.
M
L
L
L
M
VL
L
M
L
M
M
L
M
M
L
BOTANICAL NAME COMMON NAME SIZE SPACING WUCOLS
GROUNDCOVER SCHEDULE:
Bougainvillea ‘La Jolla’
Carissa macrocarpa ‘Prostrata’
Senecio mandraliscae
Sodded Turf
La Jolla Bougainvillea
Ground Cover Natal Plum
Kleinia
Turf
1 gal
1 gal
1 gal
Sodded
24” o.c.
24” o.c.
18” o.c.
-
L
L
L
H
BOTANICAL NAME COMMON NAME SIZE SPACING WUCOLS
VINE SCHEDULE:
Bougainvillea
Lonicera japonica ‘Halliana’
Trachelospermum jasminoides
Bougainvillea
Hall’s Japanese Honeysuckle
Star Jasmine
15 gal
15 gal
15gal
Per Plan
Per Plan
Per Plan
L
L
M
BOTANICAL NAME COMMON NAME SIZE FORM WUCOLS
TREE SCHEDULE:
24” box min
24” box min
24” box min
24” box min
24”box min
36” box min
36” box min
24”box min
24”box min
24” box min
24” box min
15 gal
24”box min
36” box min
36” box min
Standard
Standard
Standard
Standard
Standard
Standard
Standard
Standard
Standard
Standard
Standard
Columnar
Columnar
Standard
Standard
L
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L
M
M
M
L
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Street Trees
Koelreuteria paniculata
Rhus lancea
Shade Trees
Liriodendron tulipifera
Laurus nobilis
Podocarpus gracilior
Specimen Trees
Quercus virginiana
Ficus microcarpa nitida ‘Green Gem’
Flower Accent Trees
Melaleuca nesophila
Chitalpa tashkentensis ‘Pink Dawn’
Paseo Trees
Platanus acerifolia ‘Columbia’
Liriodendron tulipifera
Hedge Trees
Prunus caroliniana
Podocarpus macrophyllus
Backyard Trees
Magnolia grandiflora ‘Little Gem’
Tristania conferta
Golden Rain Tree
African Sumac
Tulip Tree
Sweet Bay
Fern Pine
Souther Live Oak
Green Gem Fig
Pink Melaleuca
Pink Dawn Chitalpa
London Plane
Tulip Tree
Carolina cherry laurel
Yew Pine
Compact Southern Magnolia
Brisbane Box
04.09.25
COSTA MESA, CA L-8
3150 BEAR STREET -
Collaborative
CONCEPTUAL PLANTING PALETTE
SHEET
OF
7
3RD SUBMITTAL - PREPARED 4/9/2025
PREPARED BY:
DESIGNED BY:
DRAWN BY:
CHECKED BY:
SCALE:
AS SHOWN
DA/KD
DA/RR
EL
CITY OF COSTA MESA, CALIFORNIA
TENTATIVE TRACT MAP 19334
FOR CONDOMINIUM PURPOSES
DEVELOPER
CIVIL ENGINEER
OWNER
GEOTECHNICAL ENGINEER
BENCHMARK
BASIS OF BEARINGS
ASSESSOR'S PARCEL NUMBER
LEGAL DESCRIPTION
SHEET INDEX
UTILITIES
LEGEND
ABBREVIATIONS
ZONING
TENTATIVE TRACT MAP SUMMARY
SITE PLAN
TENTATIVE TRACT NO. 19334
FOR CONDOMINIUM PURPOSES
3150 BEAR STREET
IN THE CITY OF COSTA MESA,
COUNTY OF ORANGE,
STATE OF CALIFORNIA
TITLE SHEET C-1
INTERSTATE405
C A L I F ORNIA73
C A L I F ORNIA55
PROJECT SITE
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SHEET
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7
3RD SUBMITTAL - PREPARED 4/9/2025
PREPARED BY:
DESIGNED BY:
DRAWN BY:
CHECKED BY:
SCALE:
AS SHOWN
DA/KD
DA/RR
EL
CITY OF COSTA MESA, CALIFORNIA
TENTATIVE TRACT MAP 19334
FOR CONDOMINIUM PURPOSES
EXISTING CONDITIONS C-2
EXISTING EASEMENTS
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SHEET
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7
3RD SUBMITTAL - PREPARED 4/9/2025
PREPARED BY:
DESIGNED BY:
DRAWN BY:
CHECKED BY:
SCALE:
AS SHOWN
DA/KD
DA/RR
EL
CITY OF COSTA MESA, CALIFORNIA
TENTATIVE TRACT MAP 19334
FOR CONDOMINIUM PURPOSES
TENTATIVE TRACT MAP C-3
PROPOSED EASEMENTS
TYPICAL SINGLE-FAMILY DETACHED UNIT DIMENSIONS
EXISTING EASEMENTS TO REMAIN
LEGEND
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SHEET
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3RD SUBMITTAL - PREPARED 4/9/2025
PREPARED BY:
DESIGNED BY:
DRAWN BY:
CHECKED BY:
SCALE:
AS SHOWN
DA/KD
DA/RR
EL
CITY OF COSTA MESA, CALIFORNIA
TENTATIVE TRACT MAP 19334
FOR CONDOMINIUM PURPOSES
TYPICAL SECTIONS C-4
BSECTION
4
ASECTION
4
CSECTION
4
DSECTION
4
FBEAR STREET SLOPE
4
GSECTION
4
HE'LY PROPERTY LINE
4
ESECTION
4
ISECTION
4
SHEET
OF
7
3RD SUBMITTAL - PREPARED 4/9/2025
PREPARED BY:
DESIGNED BY:
DRAWN BY:
CHECKED BY:
SCALE:
AS SHOWN
DA/KD
DA/RR
EL
CITY OF COSTA MESA, CALIFORNIA
TENTATIVE TRACT MAP 19334
FOR CONDOMINIUM PURPOSES
CONCEPTUAL GRADING PLAN
C-5
LEGEND
ACC
EARTHWORK QUANTITIES
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BLDG 4
BEAR STREET
(PUBLIC)
35.00PAD
35.67FF
36.70PAD
37.37FF ACCACCACCACC
ACCACC
ACC ACC
ACCACC
ACCACC
ACC
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35.10PAD
35.77FF
35.40PAD
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35.50PAD
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35.70PAD
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35.30PAD
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SHEET
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3RD SUBMITTAL - PREPARED 4/9/2025
PREPARED BY:
DESIGNED BY:
DRAWN BY:
CHECKED BY:
SCALE:
AS SHOWN
DA/KD
DA/RR
EL
CITY OF COSTA MESA, CALIFORNIA
TENTATIVE TRACT MAP 19334
FOR CONDOMINIUM PURPOSES
CONCEPTUAL UTILITY PLAN
C-6
LEGEND
WATER SHOULDER TRENCH DETAIL
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ACCESS ROAD 4
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SHEET
OF
7
3RD SUBMITTAL - PREPARED 4/9/2025
PREPARED BY:
DESIGNED BY:
DRAWN BY:
CHECKED BY:
SCALE:
AS SHOWN
DA/KD
DA/RR
EL
CITY OF COSTA MESA, CALIFORNIA
TENTATIVE TRACT MAP 19334
FOR CONDOMINIUM PURPOSES
FIRE ACCESS SITE PLAN C-7
LEGEND
NOTES
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