HomeMy WebLinkAbout2025-41 - 2308 Santa Ana (PA-23-14)RESOLUTION N0. 2025-41
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF COSTA MESA,
CALIFORNIA TO UPHOLD THE PLANNING COMMISSION'S DECISION AND
APPROVE DESIGN REVIEW PLANNING APPLICATION (PA) 23-14 AND
TENTATIVE PARCEL MAP 2023-117 TO CREATE TWO PARCELS EACH
CONTAINING A NEW TWO-STORY DETACHED SINGLE-FAMILY RESIDENCE
WITH AN ATTACHED TWO-CAR GARAGE IN THE MULTIPLE-FAMILY
RESIDENTIAL, MEDIUM DENSITY (R2-MD) ZONE FOR PROPERTY AT 2308
SANTA ANA AVENUE
THE CITY COUNCIL OF THE CITY OF COSTA MESA HEREBY FINDS AND
DECLARES AS FOLLOWS:
WHEREAS, Planning Application PA-23-14 and Tentative Parcel Map 2023-117
was filed by Ali Sedghi, the property owner, requesting approval of the following:
Tentative Parcel Map and Design Review for a residential small lot subdivision project
consisting of two, two-story, detached single family dwelling units with attached two-car
garages;
WHEREAS, a duly noticed public hearing held by the Planning Commission on
August 11, 2025 with all persons having the opportunity to speak for and against the
proposal; and
WHEREAS, pursuant to the California Environmental Quality Act (CEQA), the
project is exempt from the provisions of the California Environmental Quality Act
(CEQA) per Section 15315 (Class 15) Minor Division of Land, and Section 15303 (Class
3) New Construction or Conversion of Small Structures. In addition, this project is
statutorily exempt from the requirements of CEQA pursuant to Public Resources Code
section 2'l080.66.
WHEREAS, the CEQA categorical exemption for this project reflects the
independent judgement of the City of Costa Mesa.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF COSTA MESA
HEREBY RESOLVES as follows:
BE IT RESOLVED that based on the evidence in the record and the findings
contained in Exhibit A, the City Council hereby approves Planning Application 23-14
with respect to the property described above.
Resolution No. 2025-41 Page 1 of 17
BE IT FURTHER RESOLVED that the Costa Mesa 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 Zoning Application 23-14 and upon applicant's
compliance with each and all of the conditions in Exhibit B, and compliance with 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.
Resolution No. 2025-41 Page 2 of 17
PASSED AND ADOPTED this 7'h day of October, 2025.
John Stiens, Mayui
ATTEST:PP D 4,S TO FPRM:
ikimberly.iHall Barlow, City Attorney
STATE OF CALIFORNIA )
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. 2025-41 and
was duly passed and adopted by the City Council of the City of Costa Mesa at a regular
meeting held on the 7fh day of October, 2025, by the following roll call vote, to wit:
AYES:COUNCIL MEMBERS: BULEY, PETTIS, REYNOLDS, CHAVEZ, AND
STEPHENS.
NOES:COUNCIL MEMBERS: GAMEROS.
ABSENT:COUNCIL MEMBERS: MARR.
IN WITNESS WHEREOF, I have hereby set my hand and affixed the seal of the
City of Costa Mesa this 8fh day of October, 2025.
u=%n,@=
Resolution No. 2025-41 Page 3 of 17
EXHIBIT A
FINDINGS
A. The proposed project complies with Costa Mesa Municipal Code Section 13-
29(g)(13) and (14):
Tentative Parcel Map Findings - CMMC Section 13-29(g)(13)
Finding: The creation of the subdivision and related improvements is consistent
with the general plan, any applicable specific plan, and the Zoning Code.
Facts in Support of Findings: The Medium Density Residential General Plan
land use designation establishes a maximum allowable density of 12 units per
acre. The subject parcel is 9,450 square feet in area. The parcel map would
allow for a new residential project that would be consistent with the General
Plan land use designation of Medium Density Residential and the R2-MD zone
that allows for one unit per 3,630 square feet of lot area. The project design also
complies with the applicable development standards for a residential small lot
subdivision. The proposed parcel map is consistent with General Plan Land Use
Objectives LU-1A and LU-2A, in that the subdivision allows for a project that
would promote homeownership opportunities and improve the balance between
rental and ownership housing in the City, and the parcel map would allow for
redevelopment of an existing parcel which would improve and maintain quality
of the neighborhood by improved architecture, aesthetics, and landscaping.
Finding: The proposed use of the subdivision is compatible with the General Plan
Facts in Support of Finding: The subject property has a General Plan land
use designation of Medium Density Residential, which allows multi-family
residential uses at a maximum of 12 dwelling units per acre. The subject
parcel is 9,450 square feet in area. The Parcel Map proposes a residential
use that would not exceed the maximum density allowed per the General
Plan. In addition, the subdivision allows for a project that would promote
homeownership opportunities and improve the balance between rental and
ownership housing in the City, and the parcel map would allow for
redevelopment of an existing parcel which would improve and maintain
quality of the neighborhood by improved architecture, aesthetics, and
landscaping, pursuant to General Plan Land Use Objectives LU-1A and LU-
2A.
Finding: The subject property is physically suitable to accommodate the
subdivision in terms of type, design and density of development, and will not result
in substantial environmental damage nor pubiic hearth problems, based on
compliance with the Zoning Code and General Plan, and consideration of
appropriate environmental information.
Resolution No. 2025-41 Page 4 of 17
Facts in Support of Finding: The property is relatively flat regarding
topography, located within an established residential neighborhood, currently
improved with residential development and suitable to accommodate two
residential units. The size of the lot is also suitable since the proposed
development meets all applicable development standards including, setbacks,
parking, and open space. The parcel map proposes to subdivide a parcel into
two lots that does not exceed the minimum R2-MD maximum density of one
dwelling unit for 3,630 square-feet of lot area. Adequate infrastructure exists to
serve the proposed project and the project will not result in the loss of any
habitat, result in a negative impact on the environment as a whole or require
extensive infrastructure improvements to provide service to the site.
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. j.
Facts in Support of Findings: The project provides 45.8 percent open space
for the overall development and each unit will have at least 200 square feet of
private open space area. The open space will accommodate landscaping that
can be provided throughout the site with adequate setbacks for airflow, and
trees for site shading. The project is proposed to include operable windows and
will be fully insulated as required by the building code.
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
andlor easements within the tract.
Facts in Support of Finding: The project has been reviewed by the Public
Works Department and there are no conflicts with the City's or other utility
agencies' rights-of-way or easements.
Finding: The discharge of sewage from this land division into the public sewer
system will not violate the requirements of the State Regional Water Quality Control
Board pursuant to Division 7 (commencing with State Water Code section 43000).
Facts in Support of Finding: The lot currently has connections to the public
sewer system for the existing residential unit. The parcel map would allow for
a residential project that would not include physical changes to the lot that
would result in discharge into the public sewer system in violation of State
requirements. Furthermore, the applicant will be required to comply with the
regulations set forth by the Costa Mesa Sanitation District and Mesa Water
District. Compliance with the Costa Mesa Sanitation District and Mesa Water
District involves the implementation of a Stormwater Pollution Prevention
Plan (SWPPP) for construction-related activities, which will specify the "best
management practices" (BMPs) that the project will be required to implement
during construction activities to ensure that all potential pollutants of concern
Resolution No. 2025-41 Page 5 of 17
(including sediment) are prevented, minimized, and/or otherwise
appropriately treated prior to being discharged from the subject property.
As indicated above, the project complies with above findings to approve the Tentative
Parcel Map. In addition, pursuant to the Subdivision Map Act, Government Code
Section 66474, a parcel map must be denied if one or more findings are made:
Finding: That the proposed map is not consistent with applicable general and
specific plans as specified in Section 65451;
Facts in Support of Findings: The proposed subdivision map is consistent
with the goals, objectives, policies, and land use designations of the applicable
General Plan and any relevant Specific Plans adopted for the area. The project
complies with all applicable land use, circulation, and development standards
and furthers the intent of the City's planning documents. Therefore, this finding
cannot be made.
Finding: That the design or improvement of the proposed subdivision is not
consistent with applicable general and specific plans;
Facts in Support of Findings: The design and proposed improvements of
the subdivision, including lot configuration, access, and infrastructure, conform
with applicable General and Specific Plan policies and standards.
Improvements are consistent with the planned infrastructure network and
development pattern anticipated in the area. Therefore, this finding cannot be
made.
Finding: That the site is not physically suitable for the type of development;
Facts in Support of Findings: The site is physically suitable for the type of
development proposed. The topography, existing conditions, and lack of
physical constraints such as flood zones or geologic hazards allow for safe
and feasible development. Necessary utilities and infrastructure can be
provided to support the proposed use. Therefore, this finding cannot be made.
Finding: That the site is not physically suitable for the proposed density of
development;
Facts in Support of Findings: The proposed density of development is
consistent with zoning regulations and the land use designation for the site.
The site can adequately accommodate the proposed number of lots or units
without resulting in overcrowding or unsafe conditions. Adequate access, open
space, and public services are available to support the proposed density.
Therefore, this finding cannot be made.
Finding: That the design of the subdivision or the proposed improvements are likely
Resolution No. 2025-41 Page 6 of 4 7
to cause substantial environmental damage or substantially and avoidably injure fish
or wildlife or theirhabitat;
Facts in Support of Findings: The design of the subdivision and associated
improvements will not cause substantial environmental damage or significantly
and avoidably impact fish or wildlife habitat in that there are no environmentally
sensitive areas within or around the site. Therefore, this finding cannot be
made.
Finding: That the design of the subdivision or type of improvements is likely to cause
serious public health problems; and
Facts in Support of Findings: The design of the subdivision and proposed
improvements will not result in any serious public health problems. The project
will comply with all applicable building codes, health regulations, and safety
standards. Required public services, including fire protection, water, and
wastewater infrastructure, are available and sufficient to serve the
development. Therefore, this finding cannot be made.
Finding: That the design of the subdivision or the type of improvements will conflict
with easements, acquired by the public at large, for access through or use of', property
within the proposed subdivision. In this connection, the goveming body may approve
a map if it finds that alternate easements, for access or for use, will be provided, and
that these will be substantially equivalent to ones previously acquired by the public.
This subsection shall apply only to easements of record or to easements established
by judgment of a court of competent jurisdiction and no authority is hereby granted to
a legislative body to determine that the public at large has acquired easements for
access through or use of property within the proposed subdivision.
Facts in Support of Findings: The subdivision does not conflict with any
public easements for access or use. All existing public easements of record
have been identified and appropriately preserved, or alternate easements of
substantially equivalent utility will be provided where necessary. The proposed
map ensures continued public access and utility connectivity as required.
Therefore, this finding cannot be made.
Pursuant to the proposed subdivision design, none of the above findings for denial
can be made or associated with the proposed project.
Design Review Findings - CMMC Section 13-29(g)(14)
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 residential community. This design
review includes site planning, preservation of overall open space, landscaping,
appearance, mass and scale of structures, location of windows, varied roof forms
Resolution No. 2025-4'l Page 7 of 17
and roof plane breaks, and any other applicable design features.
Facts in Support of Findings: The project proposes a maximum density of
one dwelling unit per 3,630 square feet of lot area, which is consistent with the
maximum allowable density for the R2-MD Zone and the Medium Density
Residential land use designation. The project complies with all other applicable
Zoning Code standards including setbacks, parking, and open space. The
project design incorporates elevations with varied roof forms and projections
including eaves and overhangs to provide visual interest as viewed from the
street. The exterior materials include brick veneer and horizontal wood siding,
white stucco and composite shingle roofing. The architecture of the homes
includes varying roof forms, wall planes, and exterior materials which allow it to
avoid a boxy two-story design. Landscaping throughout the project meets code
requirements and the project would introduce 22 new trees on-site. "l I of which
are palms. The project will not result in privacy impacts to the surrounding
residences based on the proposed window fenestration patterns and the
proposed setbacks from the neighboring properties.
Finding: The visual prominence associated with the construction of a two-story
house 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 two-story walls.
Facts in Support of Finding: The neighborhood includes a mixture of one and
two-story residential properties consisting of apartments, duplexes, condos, and
single-family residences. The abutting property to the northeast consists of an
apartment complex and the two abutting properties to the southeast consist of
detached single-family residences. The second story design proposes a
second-floor area that will not exceed the floor area of the first floor which
complies with the design guidelines.
Finding: As applicable to affordable multi-family housing developments, the
project complies with the maximum density standards allowed pursuant to the
general plan and provides affordable housing to low or very low income
households, as defined by the California Department of Housing and Community
Development. The project includes long-term affordability covenants in compliance
with state /aw.
Facts in Support of Finding: The application does not include an affordable
multi-housing development component and therefore, the requirement to
include an affordability covenant is not applicable to the project.
B. The project is categorically exempt from the provisions of the California
Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15315
(Class 15), Minor Land Divisions for the parcel map application, and Section 15303
Resolution No. 2025-41 Page 8 of 17
(Class 3), New Construction or Conversion of Small Structures for the design
review application.
Under Class 15, the division of property in urbanized areas is exempt from the
provisions of CEQA if the subdivision: is zoned for residential use, is being
subdivided into four or fewer parcels, conforms with the General Plan and Zoning
Code, is accessible and serviceable by utilities, was not involved in a division of a
larger parcel within the previous two years, and has an average slope less than 20
percent. The proposed project meets the aforementioned conditions as described
under CEQA Section 15315 in that:
* The project is located within the City of Costa Mesa and is consistent with the
R2-MD Zoning Designation and the Medium Density Residential General Plan
Designation because it proposes lot areas and development in compliance with
zoning requirements, and proposes a density below the allowed General Plan
Land Use Density (12 units per acre);
* The project site is serviceable by all utilities and is accessible to the public right
of way;
* The parcel has not been involved in a previous subdivision in the previous two
years; and
* The parcel has been previously graded, is relatively flat and has an average
slope less than 20 percent.
Under Class 3, a project is exempt from the provisions of CEQA if it includes the
construction or conversion of less than three new single-family residences in an
urbanized area. The proposed project meets this requirement in that it includes the
replacement of existing two single-family residences with two new single-family
residences in an urban area. Lastly, none of the exceptions that bar the application
of a categorical exemption pursuant to CEQA Guidelines Section 15300.2 applies.
Specifically, the project would not result in a cumulative environmental impact;
would not have a significant effect on the environment due to unusual
circumstances; would not result in damage to scenic resources; is not located on a
hazardous site or location; and would not impact any historic resources.
C. The project is subject to a traffic impact fee, pursuant to Chapter Xll, Article 3
Transportation System Management, of Title I 3 of the Costa Mesa Municipal Code.
Resolution No. 2025-41 Page 9 of 17
EXHIBIT B
CONDITIONS OF APPROV AL
Plng. 1. Approval of Design Review PA-23-14 and Tentative Parcel Map No.
2023-117 is valid for two (2) years from the effective date of this approval
and will expire at the end of that period unless applicant establishes the
use by one of the following actions: I ) a building permit has been issued
and construction has commenced, and a valid building permit has been
maintained by making satisfactory progress as determined by the
Building Official; 2) a certificate of occupancy has been issued. A time
extension can be requested no less than thirty (30) days or more than
sixty (60) days before the expiration date of the permit and submitted
with the appropriate fee for review to the Planning Division. The Director
of Development Services may extend the time for an approved permit or
approval to be exercised up to 180 days subject to specific findings listed
in Title 13, Section 13-29 (k) (6). Only one request for an extension of
180 days may be approved by the Director. Any subsequent extension
requests shall be considered by the original approval authority.
2. The conditions of approval for Design Review PA-23-14 and Tentative
Parcel Map No. 2023-117 shall be blueprinted on the face of the site plan
as part of the plan check submittal package. 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.
3. The final subdivision map shall be recorded with the County prior to the
issuance of grading permits or building permits for the proposed
development.
4. The applicant shall install a six-foot high decorative block wall around the
perimeter of the proposed development lot pursuant to the CMMC.
Where walls on adjacent properties already exist, the applicant shall work
with the adjacent property owner(s) to prevent side-by-side walls with
gaps in between them and/or provide adequate privacy screen by trees
and landscaping.
5. Prior to building permit final, the developer shall construct decorative
block walls or wood fencing on the interior property lines of the
development lot pursuant to the CMMC. Any future modifications to the
fencing on the interior property lines affer project completion shall be first
reviewed and approved by the Development Services Director and any
required permits obtained prior to installation. The location and height of
walls and fences shall comply with Code requirements, as well as any
visibility standards for traffic safety related to ingress and egress.
6. No modification(s) of the approved building elevations including, but not
limited to, change of architectural type, changes that increase the
building height, removal of building articulation, or a change of the finish
Resolution No. 2025-41 Page 10 of 17
materia(s), shall be made during construction without prior Planning
Division written approval. Elevations shall not be modified unless
otherwise approved by Development Services Director as consistent with
the architectural design and features of the proposed development.
Failure to obtain prior Planning Division approval of the modification
could result in the requirement of the applicant to (re)process the
modification through a discretionary review process, or in the
requirement to modify the construction to reflect the approved plans.
7. Trash facilities shall be screened from view, and designed and located
appropriately to minimize potential noise and odor impacts to residential
areas.
8. 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 residential uses to the
fullest extent that is reasonable and practicable. The plan shall show
undisrupted access to other properties and shall ensure that trash
facilities are accessible. The plan shall include construction parking and
vehicle access and specifying staging areas and delivery and hauling
truck routes. The plan should mitigate disruption to residents 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 be estimated by the developer and subject to
approval by the Development Services Director or Transportation
Services Manager.
9. Any ground floor exterior decks/patios shall not be built higher than six
inches above natural grade.
10. 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.
11. 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
Resolution No. 2025-41 Page 11 of 17
represent the City's interests, and applicant shall indemnify City for all
such costs incurred by City.
12. The landscaping of this project shall comply with the City's landscaping
requirements and any applicable guidelines (i.e. Water Efficient
Landscape Guidelines). A final landscape plan shall be submitted with
the plan check submittal.
13. The applicant shall work with staff to remove as many palm trees as
possible on Parcel 2 from the scope of work and include trees along the
southern side property line of Parcel 2 to sufficiently screen the project
from the abutting property.
14. All driveways and parking areas shall be finished with decorative
stamped concrete or pervious pavers. 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. Prior to the issuance of building permits, the applicant shall provide a
Maintenance Agreement. The Maintenance Agreement must be in a form
and substance acceptable to, and shall be approved by the Development
Services Director and City Attorney's Office. The Maintenance
Agreement shall include, but not limited to:
a. Restrictions requiring residents to park vehicles in 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 at the number of which the garage was originally
designed and to allow for inspections by the association to verify
compliance with this condition.
b. Restrictions that require that any subsequent revisions to the
Maintenance Agreement related to these provisions must be
reviewed and approved by the City Attorney's Office and the
Development Services Director before they become effective.
c. Restrictions prohibiting the outside storage of any boats, trailers,
Recreational Vehicles, and similar vehicles.
d. A plan or manner of permanent care and maintenance of any
project open spaces such as the shared landscaping between
driveways, pedestrian sidewalk, recreational areas and commonly
used areas/facilities.
e. Requirements for the disclosure of general and specific
information to buyers of issues regarding the property and its
surroundings.
16. The applicant shall contact the current cable company prior to issuance
of building permits to arrange for pre-wiring for future cable
communication service.
17. The applicant shall contact the Planning Division to arrange a 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.
Resolution No. 2025-41 Page 12 of 17
18. Prior to issuance of Certificate of Occupancy (C of O) the applicant shall
provide a scaled and dimensioned digital site plan(s) for the project site,
digital format, to the Planning Division. All site plans shall include an
accurate and precise drawing of all building footprints and property line
locations for the entire project site. All buildings shall be annotated with
its corresponding address and suites if applicable.
19. A precise grading plan shall be submitted and clearly identify the lowest
and highest elevation 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.
20. 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.
21. 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.
Bldg. 22. Maximum area of exterior wall openings shall be determined in
accordance with the applicable provisions of California Residential Code
R302.1(2).
23. All new residential construction shall have solar system install prior to
final building inspection.
24. 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 (714)
708-1910 for information.
25. All new residential construction shall have electrical appliances ready.
Eng. 26. The Parcel shall be developed in full compliance with the State Map Act
and the City of Costa Mesa Municipal Code (CMMC), except as
authorized by the Costa Mesa City Council and/or Planning Commission.
The attention of the Subdivider and his engineer is directed to Section
13-208 through 13-261 inclusive, of the Municipal Code.
27. The Subdivider shall conduct soil investigations and provide the results to
the City of Costa Mesa Engineering and Building Divisions pursuant to
Ordinance 97-11.
28. The Final Parcel Map shall be submitted to the Engineering Division for
checking. Map check fee shall be paid per C.C.M.M.C. Section 13-231.3.
29. A current copy of the title search shall be submitted to the Engineering
Division with the first submittal of the Final Parcel Map.
30. Submit for approval to the City of Costa Mesa, Engineering Division,
Street Improvement and Storm Drain Plans, that show Sewer and Water
Improvements, prepared by a Civil Engineer.
Resolution No. 2025-41 Page 13 of 17
31. Fulfill City of Costa Mesa Drainage Ordinance No. 06-19 requirements
prior to approval of Final Parcel Map.
32. The Subdivider's engineers shall furnish the Engineering Division a storm
runoff study to the City of Costa Mesa showing existing and proposed
facilities and the method of draining this area and tributary areas without
exceeding the capacity of any street or drainage facility on-site or off-site.
This study to be furnished with the first submittal of the Final Parcel Map.
Cross lot drainage shall not occur.
33. Sewer improvements shall meet the approval of the Costa Mesa Sanitary
District; call (949) 631-1731 for information. Water system improvements
shall meet the approval of Mesa Water District; call (949) 631-1200 for
information.
34. Prior to recordation of a Final Parcel Map, the surveyor/engineer
preparing the map shall tie the boundary of the map into the Horizontal
Control System established by the County Surveyor in a manner
described in Subarticle 12, Section 7-9-337 of the Orange County
Subdivision Code.
35. Prior to recordation of a Final Parcel Map, the surveyor/engineer
preparing the map shall submit to the County Surveyor a digital-graphics
file of said map in a manner described in Subarticle 12, Section 7-9-337
of the Orange County Subdivision Code.
36. Survey monuments shall be preserved and referenced before
construction and replaced after construction, pursuant to Section 8771 of
the Business and Profession Code.
37. The elevations shown on all plans shall be on Orange County benchmark
datum (NAVD 88).
38. Prior to recordation of a Final Parcel Map, submit required cash deposit
or surety bond to guarantee monumentation. Deposit amount to be
determined by the City Engineer.
39. Prior to occupancy, the surveyor/engineer shall submit to the City
Engineer a Digital Graphic File, reproducible mylar of the recorded Parcel
Map, and approved off-site plan and nine copies of the recorded Parcel
Map.
Fire 40. Residential fire sprinklers (NFPA 13D) are required for new residential
units. Install NFPA 13D Fire Protection System's with interconnected
smoke detectors inside each home.
Trans. 41. The applicant shall submit a Traffic Impact Fee to the Transportation
Division prior to issuance of building permits. The fee is required in an
amount determined by the Transportation Division pursuant to the
prevailing schedule of charges adopted by the City Council. The fee is
calculated with consideration of standardized trip generation ratios for
proposed uses and includes credits for existing uses. NOTE: The
estimated Traffic Impact Fee for this application is $2,052.00. The fee will
be calculated at the time of issuance of building permits and based upon
the prevailing schedule of charges in effect at that time.
Resolution No. 2025-41 Page 14 of 17
CODE REQulREMENTS
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.
Plng.1. 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.
2. The location and height of walls, fences, and landscaping shall comply
with Code requirements, as well as any visibility standards for traffic
safety related to ingress and egress.
3. 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. Saturday. Noise-
generating construction activities shall be on Sunday and the
following Federal holidays: New Year's Day, Memorial Day,
Independence Day, Labor Day, Thanksgiving Day and Christmas Day.
4. Development shall comply with all requirements of Section 13-32 and
Article 2.5, Title 13, of the Costa Mesa Municipal Code relating to
development standards for residential projects.
5. Prior to the issuance of building permits, the applicant shall contact the
US 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.
6. Address assignment shall be requested from the Planning Division prior
to submittal of working drawings for plan check. The approved address
of individual units, suits, building, etc., shall be blueprinted on the site
plan and on all floor plans in the working drawings.
7. All on-site utility services shall be installed underground.
8. Installation of all new utility meters shall be performed 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.
9. Any mechanical equipment such as air-conditioning equipment and duct
work shall be screened from view in a manner approved by the Planning
Division.
10. Two sets of detailed landscape and irrigation plans, which meet the
requirements set forth in Costa Mesa Municipal Code Sections 13-101
through 13-108 and the City's Water Efficient Landscape Guidelines,
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.
11. Landscaping and irrigation shall be installed in accordance with the
approved plans prior to final inspection or occupancy clearance.
Resolution No. 2025-41 Page 15 of 17
Bldg.
12. A minimum 20-foot by 20-foot clear inside dimension shall be provided
for the two-car garages, with minimum garage door width of 16 feet and
automatic garage door openers. The proposed garages shall be used
for parking as required by code as it is not habitable space; further
excess storage which prevents parking the required number of vehicles
is prohibited.
13. Comply with the requirements of the most recent adopted California
Residential Code, 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.
14. 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.
15. 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.
16. Construction/ improvements that encroach within Public Utility
Easements shall require written approvals from the utility companies
associated with that easement.
17. Comply with the requirements of the following adopted codes Code,
2022 California Building Code, 2022 California Electrical code, 2022
California Mechanical code , 2022 California Plumbing code , 2022
California Green Building Standards Code and 2022 California Energy
Code (or the applicable adopted, California Building code California
Electrical code, California Mechanical code California Plumbing Code,
California Green Building Standards and California Energy Code at the
time of plan submittal or permit issuance ) and California Code or
Regulations also known as the California Building Standards Code, as
amended by the City of Costa Mesa. Requirements for accessibility to
sites, facilities, buildings and elements by individuals with disability
shall comply with chapter 11 B of the 2022 California Building Code.
18. 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 0r 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
19. Provide a plan to the County of Orange Health Dept. for review and
approval.
20. 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
Resolution No. 2025-41 Page 16 of 17
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 'l %:1 (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. 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.
21. Submit a soils report for this project. Soil's Report recommendations
shall be blueprinted on both the architectural and the precise grading
plans.
22. 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 2019 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 6inches within the first 10 feet. CRC R401.3
Fire 23. Comply with the requirements of the 2022 California Fire Code,
including the reference standards, as adopted and amended by Costa
Mesa Fire & Rescue.
Water 24. Project will require a Plan Check and permit from Mesa Water District.
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 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.
Sani. 25. It is recommended that the developer contact the Costa Mesa Sanitary
District at (949) 645-8400 for current district requirements.
School 26. Pay applicable Newport Mesa Unified School District fees to the Building
Division prior to issuance of building permits.
Resolution No. 2025-41 Page 17 of 17