HomeMy WebLinkAboutPH-3 - 26-170 - Appendix B - Redline - 3/17/2026Appendix B: Sites Analysis B-0
ATTACHMENT 3
Sites Analysis (text updates to add two sites
and remove 17 sites; a comprehensive update
to be conducted following a No Net Loss
analysis later in 2026)
Appendix B
Appendix B: Sites Analysis B-1
A. Candidate Sites Analysis Overview
The Housing Element is required to identify potential candidate housing sites by income category to meet
the City’s RHNA Allocation. The sites identified within the Housing Element represent the City of Costa
Mesa’s ability to plan for housing at the designated income levels within the 6th housing cycle planning
period (2021-2029). As described in this appendix, the development capacity for each site depends largely
on its location within the City, a specific plan or urban plan area as well as known development factors.
Where possible, property owners were consulted to help the City better understand potential future
housing growth on candidate housing sites within the City.
This appendix contains Table B-5, which identifies each candidate housing site within Costa Mesa’s sites
inventory. The sites are identified by assessor parcel number (APN) as well as a unique identifier used to
track sites within the inventory. Additionally, the following information is provided for each parcel.
Address
Ownership
Zoning (including Specific Plan areas, Urban Plans, and Overlays, if applicable)
Size (Net developable acres removing known development constraints)
Density
Vacancy status
Previous Housing Element identification
Potential Development Capacity (Dwelling Units) by income category
Description of existing use
A summary of this information is included within the Housing Resources section (Chapter 3) of Costa Mesa’s
2021-2029 Housing Element.
Table B-1 shows the City’s 2021-2029 RHNA need by income category as well as a summary of the sites
identified to meet that need. The analysis within this appendix shows that the City of Costa Mesa has the
capacity to meet their 2021-2029 RHNA allocation through a variety of methods, including:
Identification of development capacity on sites which either currently permit or will be rezoned to
permit development of residential uses at or above 30 dwelling units per acre
Identification of City owned properties suitable for the development of housing
Future development of accessory dwelling units (ADUs)
Appendix B: Sites Analysis B-2
Table B-1: Summary of RHNA Status and Sites Inventory (to be comprehensively updated following a No Net Loss
analysis later in 2026)
Very Low
Income* Low Income Moderate
Income*
Above
Moderate
Income
Total
RHNA (2021-2029) 2,919 1,794 2,088 4,959 11,760
Units Constructed in Projection
Period (Begins June 30, 2021) 3 19 9 8 39
Remaining Unmet RHNA 2,916 1,775 2,079 4,951 11,721
Large Sites
Fairview Developmental Center 575 345 690 690 2,300
Sakioka Lot 2 120 60 120 900 1,200
Home Ranch 221 110 221 1,663 2,215
Senior Center Housing Project 40 20 0 0 60
Pacific Arts Plaza and Town
Center 53 27 53 402 535
Total Potential Capacity - Large
Sites 1,009 562 1,084 3,655 6,310
Overlays, Specific Plans, and Urban Plans
North Costa Mesa Specific Plan 1,201 695 1,269 3,265 6,435
SoBECA Urban Plan 128 70 141 383 732
Mesa West Bluff Urban Plan 195 109 208 555 1,071
19 West Urban Plan 115 64 123 335 640
Harbor Mixed Use Overlay 270 151 286 778 1,485
Total Potential Capacity -
Overlays, Specific Plans, and
Urban Plans
1,909 1,089 2,027 5,316 10,363
Projected ADU Construction
Projected ADU Construction 97 168 117 8 391
Sites Inventory Total
Total Units towards RHNA 3,015 1,819 3,228 8,979 17,042
Total Capacity Over RHNA
Categories 103% 102% 155% 181% 145%
*The City’s Extremely Low Income (ELI) housing need is assumed to be 50% of the very low RHNA need for the planning
period.
1. Approved Projects and Projects in the Pipeline
Approved Projects since June 30, 2022
As shown in Table B-1, the City of Costa Mesa has approved residential development projects since the
start of the projection period for the 6th Cycle. The projection period is the time in which development
activity can count towards meeting the City’s 6th Cycle RHNA need. Cities within the Southern California
Association of Governments (SCAG) region can begin taking credit for the 6th cycle for development that
was approved on or after June 30th, 2021. Table B-2 contains projects that received approvals during that
timeframe.
Appendix B: Sites Analysis B-3
Table B-2: Units Permitted
Address Building Permit
Number Date Issued Type Income Category
900 W 20th Street BC21-00060 7/6/2021 ADU Low
2994 Croftdon Street,
Unit B BC21-00123 7/7/2021 ADU Moderate
1850 Paros Circle BC20-00583 7/7/2021 ADU Moderate
230 Sherwood Place,
Unit B BC20-00469 7/12/2021 ADU Low
257 Knox Place BC21-00228 7/16/2021 ADU Moderate
2175 Tustin Avenue,
Unit C BC21-00121 7/20/2021 ADU Low
2545 Westminster Avenue,
Unit B BC21-00225 7/20/2021 ADU Low
281 E 20th Street BC20-00376 7/27/2021 SFR Above Moderate
281 E 20th Street,
Unit B BC20-00376 7/27/2021 ADU Low
118 Magnolia Street,
Unit B BC21-00261 8/11/2021 ADU Low
382 Ramona Way,
Unit B BC21-00110 8/11/2021 ADU Low
700 W 20th Street,
Unit D BC21-00296 8/12/2021 ADU Very Low
482 E 20th Street,
Unit A BC21-00321 8/13/2021 ADU Low
2049 Monrovia Avenue,
Unit B BC21-00113 8/31/2021 ADU Moderate
536 Caleigh Lane BC19-00957 9/8/2021 SFR Above Moderate
324 Costa Mesa Street,
Unit B BC20-00578 9/20/2021 ADU Low
227 Mesa Drive,
Unit B BC21-00140 9/22/2021 ADU Moderate
330 Ogle Street,
Unit B BC21-00355 9/27/2021 ADU Low
379 E 19th Street,
Unit B BC21-00190 9/28/2021 ADU Low
861 Joann Street,
Unit B BC21-00269 9/28/2021 ADU Moderate
1951 Rosemary Place BC20-00111 9/28/2021 SFR Above Moderate
1951 Rosemary Place,
Unit B BC20-00111 9/28/2021 ADU Moderate
1939 Continental Avenue,
Unit B BC21-00166 10/5/2021 ADU Very Low
1984 Orange Avenue BC21-00461 10/13/2021 ADU Moderate
2510 Carnegie Avenue BC21-00339 10/14/2021 ADU Low
974 Linden Place BC21-00137 10/14/2021 ADU Very Low
2687 Elden Avenue,
Unit B BC21-00530 10/18/2021 ADU Low
320 Colleen Place BC21-00334 11/5/2021 SFR Above Moderate
320 Colleen Place,
Unit B BC21-00333 11/5/2021 ADU Low
Appendix B: Sites Analysis B-4
Table B-2: Units Permitted
Address Building Permit
Number Date Issued Type Income Category
3078 Roanoke Lane,
Unit B BC21-00265 11/5/2021 ADU Moderate
246 Cecil Place BC21-00293 11/16/2021 SFR Above Moderate
2014 Maple Avenue,
Unit 108 BC21-00534 11/22/2021 ADU Low
2014 Maple Avenue,
Unit 109 BC21-00535 11/22/2021 ADU Low
466 E 18th Street,
Unit B BC21-00408 11/23/2021 ADU Low
257 Flower Street BC21-00644 12/3/2021 SFR Above Moderate
2458 Norse Avenue BC21-00626 12/3/2021 SFR Above Moderate
2845 Ellesmere Avenue,
Unit B BC21-00341 12/7/2021 ADU Low
473 Ogle Street BC21-00694 12/14/2021 SFR Above Moderate
363 Rochester Street BC21-00625 12/20/2021 ADU Low
Projects in the Pipeline
Development projects that are in the planning process but have not received land use approvals or building
permit are considered “in the pipeline.” For applications submitted for a land use approval, projects are
considered “pending” until the necessary land use approvals are issued, at which point a project is deemed
“approved.” Once a building permit is issued, the project is identified as “building permit issued.” When
project construction is completed, and all necessary building safety inspections have been completed a
certificate of occupancy or “final building permit” is issued.
Pursuant to the HCD Housing Element Site Inventory Guidebook Government Code Section 65583.2, for
projects yet to receive their certificate of occupancy or final building permit, the element must demonstrate
that the project is expected to be built within the planning period. The City believes that many of these
“in the pipeline” housing units are likely to be developed within the planning period and could further the
City’s efforts in reaching its required RHNA, if/once developed. Although “projects in the pipeline” are not
included as “candidate housing sites”, they represent opportunities for future housing construction in Costa
Mesa within the planning period. If/when these housing units are built, the units will count toward
achieving the City’s RHNA allocation as mandated by State law.
The below summary includes housing projects at various planning/development stages, and consist of
potential housing developments of various sizes, types and housing affordability ranges. The summary
includes recent housing projects that have been submitted for land use approvals at this time but are not
yet “approved”; projects that are “approved” but no building permits have been issued or applied for; and
other housing projects that City staff is working on in partnership with other entities or agencies to develop
housing resources in the City.
Senior Housing Project at the Senior Center (Jamboree Housing ENA) – On July 21, 2020, the City
Council approved an Exclusive Negotiating Agreement (ENA) with Jamboree Housing Corporation
in determining the feasibility, and potential terms, for the right to acquire a long-term leasehold
interest in an approximately 0.90-acre portion of the parking lot at the Senior Center property to
develop a senior housing project. The conceptual density study plans envisioned the potential for
Appendix B: Sites Analysis B-5
60 senior affordable dwelling units at the site. An application for an Urban Master Plan Screening
for the proposed project was submitted in November 2021 and staff continues to work with the
applicant to bring the project forward for a decision.
Urban Plan Screening Project (1711 & 1719 Pomona Avenue) – On November 16, 2021, the City
Council considered an Urban Plan Screening of a Master Plan request for eight live/work units on
a 0.46-acre lot. The proposed Master Plan includes a deviation request from the Urban Plan’s
live/work standards for minimum lot size. The urban planning screening process is the City’s first
stage of development review for projects proposed in mixed-use overlay districts. The Council
generally supported the project’s concept, including the request for a deviation from minimum lot
size and provided the applicant guidance for the project proposal to include in a future application
for Planning Commission consideration.
Urban Plan Screening Project (1540 Superior Avenue) – On January 18, 2022, the City Council is
scheduled to consider an Urban Plan Screening request for nine live/work units on a 0.44-acre
lot. The Urban Plan screening process is the City’s first stage of development review for projects
proposed in mixed-use overlay districts. After the City Council screening, the applicant will use the
City Council’s guidance to include in a future application for Planning Commission consideration.
One Metro West (1683 Sunflower Avenue) – The proposed project is a mixed-use development
and consists of residential, specialty retail, creative office, and recreational uses. The project is
proposed to include up to 1,057 dwelling units (anticipated to be rental units), 25,000 square feet
of commercial creative office, 6,000 square feet of specialty retail, and 1.5-acres of public open
space. The proposed development includes three multi-family residential structures with a
maximum building height of seven stories; one stand-alone office building up to four stories in
height; tenant-serving commercial retail space integrated into one of the residential structures;
open space; landscaping; streetscape improvements; and a Class-I bike trail system on Sunflower
Avenue providing access to the Santa Ana River Trail. The project was approved by City Council in
2021. The project includes 10 percent (106 units) of the residential development project
component to be affordable (67 very low income units and 39 low income units) for 40 years. The
proposed Project is subject to Measure Y, as codified in Article 22, Chapter IX of Title 13 (Zoning)
of the Costa Mesa Municipal Code. Pursuant to Measure Y, after final approval by the City Council,
including all CEQA review, the voters must then approve the Project.
Costa Mesa Village (2540 Newport Boulevard) – Costa Mesa Village is an existing 97-unit
SRO/efficiency development which was redeveloped many years ago from an existing motel. An
application to update and amend the original entitlement (which allowed for the conversion of the
former motel into an SRO/efficiency unit development) was submitted in November of 2021. The
intent of the Conditional Use Permit amendment is to modify and update the conditions of the
original entitlement while adhering to the City of Costa Mesa’s recent SRO policy. The update will
include revisions to enhance project housing and social services to qualified low-income individuals
and persons with disabilities. Up to 23 of the 97 housing units are anticipated to be supported by
Section a 811 subsidy administered by the California Housing Finance Agency (CalHFA) for persons
with developmental disabilities, with the remaining units to continue as affordable housing units
for individuals living/working in the City of Costa Mesa. The project is expected to be heard by the
Planning Commission on January 24, 2022, with the final decision by the City Council thereafter.
Project Homekey – On November 16, 2021, the City Council directed staff to collaborate with the
County of Orange and associated development partners to submit application(s) for the Homekey
Program grant funding for the acquisition, rehabilitation and conversion of one or two motel
locations proposed for permanent supportive housing. City staff have been working with several
existing motel owners of properties that range between approximately 40 to 90 units. The
Appendix B: Sites Analysis B-6
proposals will provide direct permanent supportive housing with funding from the City of Costa
Mesa, the County and (if awarded) Homekey grant funds from the State. The target population for
these units would include at risk or currently homeless individuals and seniors, age 62 and over,
and chronic homeless individuals and couples, with a subset of the units for eligible persons that
qualify for Mental Health Services Act (MHSA) programs. Because the City operates the 72 bed
Bridge Shelter on Airway Avenue, the Homekey Program could provide a seamless opportunity to
stabilize this most vulnerable population where supportive services are provided on site, in the
expedited Homekey permanent supportive housing model.
The Plant (765-767 Baker Street and 2972 Century Place) – This project consists of the proposed
renovation of three existing commercial buildings (containing the former Car Mart and Plant Stand)
totaling 19,100 square feet, for retail and restaurant uses surrounding a central courtyard area. In
addition, new buildings are proposed consisting of two greenhouse structures which will contain
food stall uses, and a four-story mixed-use building with 48 residential units, 14 live/work units,
and 2,570 square feet of workshop/maker office space above a two-level parking structure. This
project was approved by the City Council in 2019.
Families Forward (Pomona Avenue) – Families Forward, founded in 1984, is committed to
preventing and ending family homelessness in Orange County. Families Forward has acquired and
is working on plans to rehabilitate and expand a multi-family property on Pomona Avenue. At
completion, the project will include the interior and exterior renovation of the existing 6 units and
the addition of 2 new accessory dwelling units that will collectively house 8 families at risk of, or
experiencing, homelessness. Families Forward has submitted preliminary plans to the City and are
working to advance construction plans which are expected to be submitted to the City for
expedited review in January 2022. The project will be owned and operated by Families Forward
but is being constructed as a collaboration between Families Forward and HomeAid of Orange
County. Families Forward will provide wrap-around services to low- to moderate-income family
residents and provide a case manager, housing resource specialist, and other professionals to build
a plan toward self-sufficiency. The families will also receive supportive services such as counseling,
career coaching and access to our food pantry.
In 2020, Families Forward helped house and bring an end to homelessness for 15 Costa Mesa
families (49 adults and children), with 33 Costa Mesa families accessing the Families Forward food
pantry and taking another step towards stability. When complete, the Pomona project will serve
as an entry point for families in and near Costa Mesa. Also, on November 17, 2020, the City Council
approved a Subrecipient Agreement with Families Forward to establish a Tenant Based Rental
Assistance (TBRA) program to assist qualified, very low-income households who are current
residents of Costa Mesa (or households with strong community ties to Costa Mesa).
For a variety of reasons, not all projects in the pipeline complete the planning approval or building permit
process and are built and occupied. However, these projects provide an indication of what future housing
construction may include within the Housing Element planning period. As indicated above, City staff will
continue to work with the aforementioned project applicants and other City housing efforts to reach the
City’s goals.
Appendix B: Sites Analysis B-7
Figure B-1: Map of Candidate Housing Sites (All Income Categories)*
*Comprehensive Sites Inventory map update to be conducted following a No Net Loss analysis later in 2026.
Appendix B: Sites Analysis B-8
Figure B-2: Map of Candidate Housing Sites (By Zoning)*
*Comprehensive Sites Inventory Zoning map update to be conducted following a No Net Loss analysis later in 2026.
Appendix B: Sites Analysis B-9
Appendix B: Sites Analysis B-10
Figure B-2: Map of Candidate Housing Sites (SoBECA Focus)
Appendix B: Sites Analysis B-11
2. Selection of Sites
The City of Costa Mesa has identified sites with capacity to accommodate the 2021-2029 RHNA. The City
has identified 99 parcels within a variety of different zones, specific plan areas, urban plans, and overlays.
Each of these either currently permit residential development or will be amended per Programs 3B and 3C
to permit residential development at the densities specified in Table B-5. The identified sites have been
evaluated to determine the extent to which on-site uses are likely to redevelop within the planning period.
It was found that a number of the existing uses (identified in Table B-5) are either permanently closed or
available for lease. Many of the uses are in multi-tenant commercial centers with one ownership and most
show little to no evidence of recent investment or redevelopment.
The City does not have access to most leasing information as these are generally private documents but
has conducted an analysis to identify sites that show characteristics indicating they are likely to redevelop
within the planning period. When possible, the City had discussions with property owners to determine
interest in redevelopment for residential uses. The analysis also includes several letters of potential
residential development interest in Appendix A.
Community Input on Sites Selection
Community input was an important component of the sites identification and selection process. The City
conducted multiple public outreach meetings, including district specific meetings where community
members gave input on areas of importance within their district. This information was collected as notes
on maps of each district and can be found in Appendix C. Community members also provided feedback on
potential housing development types and focus areas on the online community survey. Additionally, draft
versions of the sites inventory were discussed at both Planning Commission and City Council study sessions,
with decision makers providing input and community members able to make public comments.
Lastly, the City held discussions with major property owners within the City to better understand their long-
range plans for development of the properties under their ownership. The City used these discussions to
more accurately determine potential unit yield and affordability assumptions for some of the identified
candidate housing sites. Additional information is provided for specific properties in Table B-5.
3. Redevelopment of Non-Vacant Sites for Residential Uses
The City of Costa Mesa does not have sufficient vacant land available to accommodate fifty percent of their
low/very-low income RHNA. To accommodate the need at all income levels, the City has analyzed sites
within non-residentially zoned areas that permit residential development through Specific Plans, Urban
Plans, or Overlays. The City also evaluated and included parcels not currently within Urban Plans which will
be added when those Urban Plans are amended as part of Programs 3B and 3C.
As the City cannot accommodate 50 percent of the low/very low income RHNA, state law requires that the
City analyze the following:
Analysis of leases that would prevent redevelopment of the site,
The extent to which existing uses may constitute an impediment to the future residential
development within the planning period,
The City’s past experience with converting existing uses to higher density residential uses,
Appendix B: Sites Analysis B-12
Current market demand for the existing use,
Development trends and market conditions, and
Regulatory or other incentives to encourage redevelopment.
Lease Analysis
Existing lease agreements on infill and non-vacant properties present a potential impediment that may
prevent residential development within the planning period. State law requires the City to consider lease
terms in evaluating the use of non-vacant sites, however the City does not have access to private lease
agreements or other contractual agreements amongst parties because they are private documents.
Therefore, the City has conducted an analysis to identify sites that show characteristics indicating they are
likely to redevelop within the planning period, including past performance, an on-the ground existing use
analysis and a market analysis to understand cost of land, construction, and development trends in Costa
Mesa.
Experience Developing Non-Vacant Sites for Residential Uses
As part of the candidate housing sites analysis, the City has evaluated recent projects that have redeveloped
within non-residentially zoned areas that included residential units. Those projects, including the zoning,
use prior to redevelopment, and a project analysis of the approved development plan, are shown in Table
B-3. The City’s analysis showed that prior uses on these redeveloped sites were similar in nature to the
existing uses on sites identified within the sites inventory in Table B-6. Based on the information provided
in Table B-3, the City has created a classification system for sites with characteristics that are applicable to
the candidate sites inventory. The intent of this classification system is to draw parallels from past
development and local knowledge and trends in development to the potential future development of the
candidate housing sites identified. These classifications are based in real past development that has
occurred within the City and while some comparisons may not be an exact match for the sites identified,
they show a strong correlation with the understanding that every parcel is unique in terms of site
characteristics, existing use, ownership, and other factors which can affect future development. The
development classes are generally defined as:
Development Class A: Uses on these sites prior to redevelopment included either light industrial
or office type uses. These are areas that previously served commercial or office businesses and
have redeveloped throughout the city based on property owner interest and market trends. This
also includes uses within the SoBECA Urban Plan area.
Development Class B: Uses on these sites prior to redevelopment included self-storage, vehicle
storage, and industrial uses. Many of these sites are located within the Mesa West or 19 West
Urban Plan areas which covers a large portion of the industrial areas within the City.
Development Class C: Uses on these sites prior to redevelopment included primarily commercial
uses along Harbor Boulevard or another major city commercial corridor. These projects are
typically in a mixed-use setting, whether within the same development or directly adjacent. Many
of these sites are within the Harbor Mixed-Use Urban Plan area.
Development Class D: These sites are motel conversions within the City. The City is continuing to
pursue Project Homekey funds to encourage redevelopment of specific motels within the City in
coordination with property owners and operators of these buildings.
EX: Existing proposed project or anticipated project.
Appendix B: Sites Analysis B-13
The City has also conducted a parcel specific analysis of existing uses for each of the identified sites. This
analysis of existing uses, including indicators of a likelihood that the existing use will redevelop within the
next eight years, are provided in Table B-6. This analysis is based on information readily available to the
City and research that can be found through online research. The City does not always have access to
private lease information but has included information that property owners have shared regarding
individual sites.
The following residential development projects have been constructed on parcels that were either non-
residentially zoned or had an existing non-residential use on-site within Costa Mesa.
Table B-3: Example Development of Non-Vacant Sites for Residential Uses
Project
Address
Dwelling
Units Zoning Use Prior to
Redevelopment Project Analysis Development
Class
125 Baker
St.
240 PDR -
HD
Industrial use This development is a 240-unit wrap
apartment complex on a 4.2-acre parcel in
a largely industrial and office area of Costa
Mesa. The project was built at a density of
approximately 57 du/ac. The site was
previously a light industrial and office uses
use similar to some of the identified
candidate housing sites. The project was
rezoned from CL to PDR-HD.
A
1957
Newport
Blvd.
38 PDR -
HD
Self-storage
use and trailer
storage lot
This development is a 38-unit condominium
project along the Newport Blvd commercial
corridor. The site was previously a self-
storage and trailer storage use similar to
some of the identified candidate housing
sites. The project was rezoned from C1 to
PDR-HD.
B
2277
Harbor
Blvd.
200 PDR -
HD
Motel use This development is a 200-unit apartment
complex on a previous motel use site. This
development is located on Harbor
Boulevard and shares many existing
characteristics with sites identified within
this corridor in the candidate sites
inventory. The project was rezoned from
C1 to PDR-HD.
D
671 W.
17th St.
177 MG Brownfield
development
(Argotech
Industries)
This development is 177 live/work and loft
residential units and was developed on a
site that was previously largely surface
parking area. This site is in the Mesa West
Urban Plan area and adjacent to some of
the sites identified within the candidate
housing sites analysis. This project also
shares many existing use characteristics
with those identified sites.
B
1620 and
1644
89 MG Industrial use
(Ametek
This development is 89 live/work residential
units on a former industrial use site in the
B
Appendix B: Sites Analysis B-14
Table B-3: Example Development of Non-Vacant Sites for Residential Uses
Project
Address
Dwelling
Units Zoning Use Prior to
Redevelopment Project Analysis Development
Class
Whittier
Ave.
Aerospace and
Defense)
Mesa West Bluffs Urban Plan area. Similar
to 671 W. 17th Street, this site shares many
geographic and existing use characteristics
with sites identified in the candidate
housing sites analysis.
1500
Mesa
Verde
Drive East
215 PDC Vacant
commercial
area
This development is 215 senior apartments
developed at four stories along Harbor
Boulevard directly adjacent to existing
commercial uses. This project is an
example of the types of horizontal mixed-
use projects that the City anticipates may
develop along Harbor Boulevard and
matches assumptions made in the Housing
Element.
C
1527
Newport
Boulevard
40 C2 &
MG
Industrial uses,
including boat
and automobile
repair
This development is 40 live/work units with
ground floor commercial/office workspaces
and two stories above for residential. This
development is in the 19 West Urban Plan
area and previous uses are consistent with
sites identified within the sites inventory.
B
132, 134,
140
Industrial
Way
22 C2 &
MG
Industrial uses,
including boat
and automobile
repair
This development is 22 live/work units with
ground floor commercial/office workspaces
and two stories above for residential. This
development is in the 19 West Urban Plan
area and previous uses are consistent with
sites identified within the sites inventory.
B
1677-
1985
Superior
Avenue
49 C2 &
MG
Gas station and
a mixture of
commercial
and industrial
uses.
This development is 49 live/work units with
ground floor commercial/office workspaces
and two stories above for residential. This
development is in the 19 West Urban Plan
area and previous uses are consistent with
sites identified within the sites inventory.
B
2025
Placentia
Avenue
36 MG Commercial
and industrial
uses, including
storage and
repair for boats
This development is 36 live/work units with
ground floor commercial/office workspaces
and two stories above for residential. This
development is in the Mesa West Bluffs
Urban Plan area along Placentia Avenue
and previous uses are consistent with sites
identified within the sites inventory.
B
2095
Harbor
Boulevard
29 PDC Commercial
buildings and
gas station
which had been
vacant for
several years.
This development is 28 single-family homes
with live/work potential, including ground
floor commercial/office workspaces and
two stories above for residential. This
development is in the Harbor Mixed Use
Urban Plan area along Harbor Avenue and
C
Appendix B: Sites Analysis B-15
Table B-3: Example Development of Non-Vacant Sites for Residential Uses
Project
Address
Dwelling
Units Zoning Use Prior to
Redevelopment Project Analysis Development
Class
previous uses are consistent with sites
identified within the sites inventory.
1672
Placentia
Avenue
32 MG Boat yard and
industrial
building
This development is 32 live/work units with
ground floor commercial/office workspaces
and two stories above for residential. This
development is in the Mesa West Bluffs
Urban Plan area along Placentia Avenue
and previous uses are consistent with sites
identified within the sites inventory.
B
This analysis of recent sample development projects shows that residential development occurs within the
City on sites that have existing non-residential uses. As indicated in the analysis notes, these example sites
share many characteristics with the candidate housing sites in Table B-6. This demonstrates that there is
development potential on these sites as well as interest in developing these types of sites for residential
uses within Costa Mesa.
Existing Uses on Candidate Sites and Redevelopment Opportunity
The City has identified and analyzed existing use on candidate sites in Table B-6 below. As the City is a built-
out community, consisting mainly of commercial retail, industrial and single-family housing, a primary goal
was to identify sites compatible for the development of multifamily and mixed-use housing as well as not
displace existing residents. Therefore, the City identified the best possible sites with the most feasible
opportunity for redevelopment over the next 8 years. In additional to the analysis in Table B-6 the City
utilized locally available SCAG data to identify the following key indicators that the sites included for low
and very low-income opportunity are the most appropriate:
Nine percent of the sites are within areas identifies as Highest Resource by the TCAC
55 percent of the sites are within areas identified as moderate resource
On average, there are 90 healthcare facilities within a one-mile drive from the identified sites
On average, there are 4 grocery stores or markets within a one-mile drive from the identified sites
97 percent of the sites identified are within a High-Quality Transit area, meaning the 97 percent of sites are
within one half-mile of a well-serviced transit stop or a transit corridor with 15-minute or less service
frequency during peak commute hours.
Housing Market Analysis
In addition to an on-the-ground existing use analysis, the City of Costa Mesa has market conditions to
facilitate the redevelopment of non-vacant sites for residential. Table B-3 above shows that a total of 1,167
dwelling units have been constructed through redevelopment in the City. Additionally, a California
Association of Realtors report for Historic Housing trends shows that the average time a unit spends on the
market in Orange County is just 18.6 days in the last four years (2017-2021) and just 13.3 days in the last
Appendix B: Sites Analysis B-16
two years.1 Specifically in Costa mesa, homes spent just over one month on market and the sale-to-list price
ratio was 100.14%, indicating a sellers’ market and the need for more housing.2 According to the New
Homes Directory (online resource), historical Housing Market data, the average price for an attached unit,
1,500 square feet or less, increased by 48 percent over the last planning cycle ($434,87 in 2014 to $645,000
in 2021).3
Additionally, the according to the CAR Current Sales and Price Statistical Survey, the median cost of a home
for sale in Orange County increased by 20 percent from 2020-2021 (from $930,000 in October 2020 to
$1,120,000 in October 2021).4 The indicators above signify an increased market demand for new housing.
4. Development of Small Site Parcels
The City of Costa Mesa has identified several candidate housing sites that are smaller than half an acre in
size. Assembly Bill 1397 identifies general size requirements for candidate housing sites of greater than
half an acre and less than 10 acres in size. The City has only identified sites smaller than half an acre which
show the likelihood of redeveloping in conjunction with other parcels which collectively meet the half acre
requirement or where the property owner/developer has provided a draft development proposal to the
City. The likelihood of redevelopment was based primarily on common ownership amongst adjacent
parcels which share a property line. In most instances, these parcels are currently developed as a single
use and it is reasonable to anticipate that the collection of parcels will redevelop as one new development
to maximize efficiency and design of the new use. Candidate sites less than half an acre in size represent a
small portion of the City’s overall RHNA need. A total of nine sites comprise the potential for 114 units,
which is 1 percent of the City’s total RHNA need for the period of 11,760.
The potential candidate sites which are anticipated to be consolidated into a single development are
identified within Table B-6.
The candidate sites that are smaller than half an acre are shown in Table B-4 below along with descriptions
of their likelihood to redevelop that go beyond the descriptions in Table B-6.
1 Median time on Market of Existing Detached Homes, Historical Data, California Association of Realtors (CAR), Accessed online:
December 9, 2021. https://www.car.org/marketdata/data
2 Realtor.com, Housing Market Summary, Costa Mesa. Accessed Online: December 9, 2021.
https://www.realtor.com/realestateandhomes-search/Costa-Mesa_CA/overview
3 New Homes Directory.com, Historical Housing Report in Costa Mesa, Accessed Online: December 9, 2021.
https://www.newhomesdirectory.com/California/Costa_Mesa/historical-housing-report
4 Current Sales and Price Statistics, California Association of Realtors (CAR), Accessed online: December 9, 2021.
https://www.car.org/marketdata/data
Appendix B: Sites Analysis B-17
Table B-4: Analysis of Candidate Housing Sites Under 0.5 acres
APN Unique
ID Address
Specific
Plan/Urban
Plan Area
Size
(Ac) Use Description
418-181-11 210 Bristol St. (to
be assigned)
N/A 0.43 The subject property is a surface parking lot.
The property owner/developer provided a
pre-application and rezoning application for
a 10-unit residential development project. In
February 2026, the property
owner/developer requested to have the site
added to the Housing Element.
42543103 20 1666 Superior
Ave
19 West 0.29 These are all adjacent parcels in a contiguous
block bounded by E 16th Street, Superior
Avenue, E 17th Street, and Newport Blvd. All
parcels within this block have been identified
as candidate housing sites and total 4.70
acres. Sites 22 and 23 are owned by the
same property owner. The existing uses are
all car-related industrial uses which are
single-story.
As shown in Table B-2, the City worked with
property owners of parcels along Industrial
Way (Specifically 132, 134, and 140
Industrial Way, less than a quarter mile
southwest of these identified parcels) to
facilitate the development of residential
uses on parcels previously occupied with the
same types of uses as these three parcels
(boat and auto repair uses). These parcels
are located within the 19 West Urban Plan
area and are permitted to develop in the
same manner as the parcels along Industrial
Way.
42543105 22 126 E 16th St 19 West 0.42
42543106 23 126 E 16th St 19 West 0.35
41817101 208 754 Saint
Clair St
SoBECA 0.27 These parcels are occupied by warehouse
and light industrial uses within the SoBECA
Urban Plan area. The SoBECA Urban Plan
focuses on residential as a mixed-use
component and promoting the development
of residential in addition to the existing
commercial anchors in the Mall and the
Camp. The City has established Program 3D
to update the Urban Plans within the City to
focus more heavily on residential uses at the
identified densities.
As identified in Table B-2, the City developed
Baker Block on industrial parcels which
previously occupied similar light industrial
uses in a largely industrial corridor
approximately one-third of a mile from the
41817102 179 752 Saint
Clair St
SoBECA 0.26
41820202 182 841 Baker St SoBECA 0.33
41820205 185 2969 Century
Pl
SoBECA 0.09
13931321 203 1590 Adams
Ave
SoBECA 0.27
Appendix B: Sites Analysis B-18
Table B-4: Analysis of Candidate Housing Sites Under 0.5 acres
APN Unique
ID Address
Specific
Plan/Urban
Plan Area
Size
(Ac) Use Description
SoBECA area. These uses have similar
historical context and assumptions have
been tied to this project and others as
examples of redeveloping these types of
uses for residential within industrial areas.
14004183 198 N/A North Costa
Mesa
0.23 This parcel is part of the overall Home Ranch
parcel described in the Large Site analysis in
the following section. Home Ranch is
currently a mostly vacant site within the
North Costa Mesa Specific Plan area that has
an existing development agreement and is
currently planned for residential
development. The City has actively worked
with the property owner throughout the 6th
Cycle Housing Element update process to
identify an appropriate number of
residential units to allocate towards the site.
The property owner has indicated they
intend to develop residential uses on the
Home Ranch site and they are permitted to
alter their development agreement or
develop outside of it, meaning there are no
unit caps in place.
While this individual parcel is less than half
an acre, it is in common ownership with the
larger Home Ranch site which exceeds the
half acre standard. This parcel is currently
vacant.
Additionally, Policy LU-2.10 of the City of Costa Mesa’s Land Use Element within the General Plan promotes
lot consolidation of residential properties. While the sites identified in the table above are commercial in
nature, the intent of the policy remains effective in consolidating smaller parcels towards the creation of a
larger residential development.
5. Development of Large Site Parcels
The 2021-2029 sites inventory includes several sites that are larger than 10 acres. These sites exceed the
AB1397 size requirement and require additional analysis. The following background and analysis relates to
each site in the inventory that exceeds that inventory. The City has conducted meetings with each of these
major property owners to determine their future interest in developing housing on the identified
properties. These properties when developed pursuant to the densities included within this Housing
Element would be subject to the City’s inclusionary housing requirements which are in process and
anticipated to be adopted per Program 2A. This supports the City’s assumptions of affordability on the
sites described below. The housing element also includes Program 3R which commits the City to take
actions to promote the development of large parcels at the densities and affordability levels identified
Appendix B: Sites Analysis B-19
within the housing element. There are no unit caps within the City which would limit the number of units
which can be developed on these sites. That is subject to the densities provided within the City’s zoning
code.
Fairview Developmental Center
The Fairview Developmental Center (FDC) is a State-owned property that is approximately 109 acres in size
and located on Harbor Boulevard within Costa Mesa. The FDC currently serves as one of the largest
residential facilities for developmentally disabled persons in the State of California. The FDC was previously
identified in the City’s 5th cycle Housing Element (2013-2021) and the City has continued discussions with
the State to determine the potential residential yield of the area taking into consideration the existing uses.
In January 2020, the Costa Mesa Fairview Developmental Center Ad Hoc Committee met to discuss
potential development yields for the site. The Committee presented a report to the City Council which
summarized its strategic engagement in the development of the local vision, priorities, and reasoning
behind the stated preliminary vision of a solutions-based, housing-first model for the site. The Committee
took into consideration the City’s recent efforts to open a homeless shelter and identified opportunities for
permanent supportive housing and integrated workforce housing within the City. Conceptual yield studies
and draft plans have also been compiled for the property and helped to inform development capacity
assumptions. There are no current development agreements or density caps on the property as residential
uses are not currently permitted. The City will need to come to an agreement with the State of California
for future use of the site and then solicit input from the development community on potential entitlement,
likely through a competitive bid process. The City is confident that there is significant interest in
redeveloping the property once it becomes available based on informal discussions with developers during
the housing element update process.
FDC was discussed multiple times in public workshops by local housing advocacy groups in support of
residential uses on the site for primarily affordable housing developments and workforce housing. The City
has established Program 3B to work with the State of California to establish the FDC area as a mixed-use
village that prioritizes housing and promotes development at the densities and affordability levels identified
within this housing element. As stated in Program 3B, the City envisions a two-year process to negotiate
future residential development use on the site. If not established within two years, the City will identify
additional sites to accommodate a potential shortfall in sites to accommodate the remaining RHNA.
The City’s 6th Cycle analysis includes an assumption of 2,300 dwelling units broken down into the very low,
low, moderate, and above moderate-income categories.
Sakioka Lot 2
Sakioka Lot 2 is a 30.93-acre site located north of the 405 Freeway with General Plan Land Use designation
that allows up to 660 residential units, 863,000 Square feet of office or retail use and a Floor Area Ratio of
1.0. The property is also located in the North Costa Mesa Specific Plan.
The site is currently under a development agreement (DA) that was recently extended for ten years until
May of 2031. The City has had continued discussions with the property owners who have indicated there
is the potential for future housing development on the site in strategic areas. This development would
occur pursuant to the new densities identified within the Housing Element, which may lead to the
development of more units than currently established under the DA. The property owner and City could
Appendix B: Sites Analysis B-20
potentially amend the current DA or the property owner may develop outside of the DA but under the
zoning requirements of the North Costa Mesa Specific Plan in order to achieve more than 660 residential
units in the future. Therefore, the existing DA does not present a cap or restriction on the future number
of potential units on the Sakioka Lot 2 parcel. Furthermore, there are not affordability caps within the
current DA which would limit the number of units which may be affordable. The City’s 6th Cycle analysis
includes an assumption of 1,200 dwelling units broken down into the very low, low, moderate, and above
moderate-income categories. The property owner has expressed interest in communications with the City
in developing for residential uses within the 8-year planning cycle.
Home Ranch
Segerstrom Home Ranch is a 43-acre site located north of the 405 Freeway with a General Plan land use
designation that allows up to 1.2 million square feet of office and up to 0.64 Floor Area Ratio. The property
is also located in the North Costa Mesa Specific Plan. The site is currently under a development agreement
that was executed in 2002 and extended in 2010 for additional 20 years until July of 2030.
The City has had continued discussions with the property owners who have indicated there is the potential
for future housing development on the site in strategic areas. The property owner has expressed that there
are future scenarios which consider fully developing the site for residential uses with some support
commercial, which exceeds the assumptions in the housing element. The City conservatively analyzed the
potential for a range of uses on the Home Ranch site. This would require a modification of the existing DA,
which is possible with property owner and City support. The City’s 6th Cycle analysis includes an assumption
of 2,215 dwelling units broken down into the very low, low, moderate, and above moderate-income
categories. The property owner has expressed interest in communications with the City in developing for
residential uses within the 8-year planning cycle.
South Coast Plaza
South Coast Plaza is a large regional mall in the North Costa Mesa area. The mall has ample surface parking
and as of adoption of this Housing Element, has a large, big box component which is currently vacant. The
City has had continued discussions with the property owners who have indicated there is the potential for
future housing development on the site in strategic areas. The sites analysis makes a conservative potential
redevelopment assumption of approximately 15 acres of the 128-acre property.
The City’s 6th Cycle analysis includes an assumption of 1,959 dwelling units broken down into the very low,
low, moderate, and above moderate-income categories.
Pacific Arts Plaza
Pacific Arts Plaza project is an 18.3-acre site located in South Coast Plaza Town Center currently developed with
a variety of office buildings and restaurants. The site is designated Cultural Arts Center (CAC) by the General
Plan and has a zoning designation of Town Center (TC). The property is also located in the North Costa Mesa
Specific Plan. Portions of the site are under a Development Agreement. The existing development approvals
referenced in the original Development Agreement that allows for a maximum Floor Area Ratio (FAR) of 1.55
and maximum building square footage of 1,227,978. The Development Agreement was recently extended for
two years and will expire in August of 2023. The City has had continued discussions with the property owners
who have indicated there is the potential for future housing development on the site in strategic areas.
Appendix B: Sites Analysis B-21
The City’s 6th Cycle analysis includes an assumption of 535 dwelling units broken down into the very low,
low, moderate, and above moderate-income categories.
6. Accessory Dwelling Units
Accessory dwelling units, or ADUs, are housing units which may be developed in addition to an existing
single- or multi-family residential use. These housing units can be free-standing or attached to a primary
structure and are intended to provide additional housing on an existing residential lot. Often ADUs provide
housing for family members or are rented to members of the community.
As a result of new legislation and an increased effort by the City to promote ADUs, the City has seen an
increase in applications so far in 2022. The City approved/permitted the following number of ADUs since
2018:
2018 – 4 ADUS
2019 – 6 ADUS
2020 – 19 ADUs
2021 – 43 ADUs
2022 – 68 ADUs
Of the 41 permits issued in 2021, 1 was available at the extremely-low income level, 3 were available at the
very-low income level, 25 were available at the low-income level, and 12 were available at the moderate
income level. As of the end of April 2022, the City of Costa Mesa has seen an increase in ADU activity. The
City has approved and is in the process of issuing permits for 27 ADUs through approximately one-third of
the year. Projected out over 2022, this demonstrates the continued trend of ADU growth and puts the City
on pace for 81 approved ADUs in 2022. This exceeds the City’s 2022 projection of 50 units by 31 units and
positions the City well to exceed its projected ADUs within the planning period.
In compliance with State law, ADUs are allowed in all zones that allow single dwelling unit or multiple
dwelling unit development. Junior Accessory Dwelling Units (JrADUs) are permitted only in single dwelling
unit zones.
The City of Costa Mesa has determined based on past performance that it is appropriate to anticipate the
development of 391 accessory dwelling units from 2021 to 2029 (approximately 50 per year through the
planning period). Approximately 265 of these units are anticipated to be affordable at the low and very-
low-income categories. A total of 117 ADUs are anticipated to be affordable at the moderate-income level
and 8 ADUs are anticipated at the above moderate-income level. This affordability estimation is based on
guidance from SCAG and HCD based on surveys of existing ADUs in the SCAG region between April and June
2020. Another local factor that contributes to the City’s anticipated overall ADU growth expectations is
that the City’s ADU provisions are more flexible than the State ADU regulations, and therefore are more
desirable for ADU development. For example, the State’s minimum standard related to ADU required
parking is that ADU’s located within 500 feet of certain transit areas are not required to provide parking,
whereas the City’s ADU standards allow ADUs to be constructed without any parking regardless of location.
Also, the State’s minimum standard related to ADU height is that a local ADU ordinance shall allow an ADU
Appendix B: Sites Analysis B-22
height a minimum of 16 feet, whereas the City’s ADU height standards allow a building height of 27 feet.
Lastly, the State’s minimum floor area requirement for ADUs is 850 square feet for studio units and 1,000
square feet for one-bedroom units, whereas the City’s ADU floor area standards allow for larger ADUs in
that a detached ADU can be constructed up to 1,200 square feet, and an attached ADU may be the greater
of 1,000 square feet or 50 percent of the size of the existing residential unit.
The City performed a trend analysis looking at the growth in ADUs from 2018 – 2021. That analysis is shown
in the table below.
Table B-5: ADU Assumption Analysis (2018 – 2021)
Year ADU Permitted (2018-Based Strategy)
Projection Period
Total: 390
2028 50
2027 50
2026 50
2025 50
2024 50
2023 50
2022* 68
2021* 43
2020* 19
2019* 6
2018* 4
“*” indicates actual permitted ADUs within that year.
As shown in Table B-4, Costa Mesa has seen sustained increases in ADU production each year since 2018
with the lowest being a 50% increase between 2018 and 2019 as new State laws and local processes were
not common knowledge amongst homeowners. The City expects that they while ADU production is likely
to continue to increase year after year, there may be some drop off in that increase as more property
owners develop ADUs. The City anticipates approximately 50 ADUs will be permitted per year for the
remainder of the planning period.
A further indication of this is recent development trends observed by the City. Planning staff recently
received and processed a development which included 13 ADUS which were conversions of existing
garages. These units ranged from 152 to 363 square feet and consisted of a studio unit arrangement with
one bathroom. This is a direct result of two actions: (1) developers and local property owners becoming
educated on the new ADU laws and (2) the City of Costa Mesa making diligent efforts to discuss ADU
potential and provide informational materials to the community. In addition to the methodology and
concrete local data presented above, the City understands that ADU trends may change. In response, the
housing element includes Program 3M to monitor ADU production every two years and has stated actions
should production not match the anticipated amount in the housing element.
To assist in furthering the recognition and understanding of ADUs potential within Costa Mesa and reach
the City’s ADU development projections, Costa Mesa has included Program 3E, which identifies actions the
City will take to promote and incentivize the development of ADUs during the planning period. As outlined
in the program, these actions include:
Appendix B: Sites Analysis B-23
Coordinating with the County on implementation of a permit-ready ADU program
Post a user-friendly FAQ on the City’s website to assist the public with the general questions.
Waiving specific permitting fees to make ADU development more feasible
Creating an expedited plan check review process to ease the process for homeowners
Research potential State and Regional funding sources for affordable ADUs and make the
information found publicly available to homeowners
7. Water, Sewer, and Dry Utility Availability
Each site has been evaluated to ensure there is adequate access to water and sewer connections as well as
dry utilities. Each site is situated with a direct connection to a public street that has the appropriate water
and sewer mains and other infrastructure to service the candidate site. The City has sufficient total water
and sewer capacity (existing and planned) to accommodate the 2021-2029 regional housing need. The City
plans for future housing growth through the Mesa Water District Urban Water Management Plan (UWMP).
This was most recently updated in 2020. Future sewer capacity is planned for through the Costa Mesa
Sanitary District Sewer System Management Plan (SSMP), which was most recently amended and
recertified by the Board of Directors in January 2021.
B. Calculation of Unit Capacity
This section contains a description of the candidate sites identified to meet Costa Mesa’s RHNA need at all
income levels. The full list of these sites is presented in Table B-6.
1. Realistic Capacity and Affordability Calculations
Costa Mesa’s 2021-2029 Housing Element sites analysis assumes that each identified candidate housing
site will develop with at a range of income levels. Primarily, it is assumed that sites identified within Table
B-6 will redevelop with the following affordability characteristics:
30% of units available to residents in the low and very low-income categories
20% of units available to residents in the moderate-income category
50% of units available to residents in the above moderate-income category
Costa Mesa recognizes that not all sites within the inventory will develop such that they meet these
affordability assumptions and has included a 37% buffer on the total number of units to assist in
accommodating potential differences in future housing development. This buffer is to accommodate the
potential that sites may develop for 100% nonresidential uses, however recent development within Costa
Mesa has indicated that is unlikely. The following developments have all occurred recently within the City’s
urban plans, specific plans, overlays, or on non-residentially zoned sites. Many of these are described in
more detail in Table B-2.
2277 Harbor Blvd – Previous motel use that underwent a rezone from C1 to PDR-HD and developed
as a fully residential project with 200 apartment units.
671 W 17th Street – Previous industrial brownfield site in the Mesa West Bluff Urban Plan which
developed as a fully residential project with 177 live/work units.
Appendix B: Sites Analysis B-24
1620 and 1644 Whittier Avenue – Previous industrial use in the Mesa West Bluff Urban Plan which
developed as a fully residential project with 89 live/work units.
1500 Mesa Verde East Drive – Commercially zoned parcel along Harbor Boulevard which developed
as a fully residential project with 215 senior apartments.
Brickyard East and West – Previous industrial warehouse uses along Placentia Avenue which
developed as a fully residential project with 29 townhouse units.
Consistent with local housing market trends data presented earlier in this appendices, the City of Costa
Mesa is seeing an increase in residential development and rarely receives requests for fully non-residential
uses in the area identified within the candidate housing sites analysis.
The City has established goals and programs within the Housing Element aimed at identifying funding
opportunities and partnering with the development community to increase the amount of affordable
housing built in future developments. If the City is able to identify partnerships leading to fully affordable
projects, that would also help to cover any potential shortfall in capacity in any of the four income
categories. The City of Costa Mesa recognizes that should a “No Net Loss” situation occur, they will be
required to identify additional sites and has analyzed additional potential housing sites within the Housing
Element’s environmental clearance document.
There are several candidate housing sites in which the affordability assumptions differ from those
presented above. Those sites include:
APN 418-181-11 (address to be assigned). This site was developed as a surface parking lot. The
property owner/developer has applied for a pre-application and rezoning to accommodate a ten-
unit residential development with one low income unit. The other nine units are assumed to be
affordable to above moderate income households.
Costa Mesa Senior Housing Project (APN 424-211-01). This site is owned by the City of Costa Mesa
who has had previous discussions with a developer on a fully affordable project on this site. This
site assumes 60 units which are all affordable at the lower income levels.
Fairview Developmental Center. This site is analyzed previously in the large site analysis portion of
this appendices. This site is owned by the State of California and the City anticipates working in
collaboration with the State to support the goal of developing affordable housing. The City has
assumed that approximately 40% of the units on this site will be available to residents at the lower
income levels, while 30% will be available to residents at the moderate-income levels. The
remaining units are anticipated to be market-rate.
Sakioka Lot 2. The City has conducted outreach meetings with this property owner and determined
that it is realistic to assume that 15% of future units on this site may be available to residents at
the lower income levels. This site has an existing development agreement.
Home Ranch. The City has conducted outreach meetings with this property owner and determined
that it is realistic to assume that 15% of future units on this site may be available to residents at
the lower income levels. This site has an existing development agreement.
Pacific Arts Plaza and Town Center. The City has conducted outreach meetings with this property
owner and determined that it is realistic to assume that 15% of future units on this site may be
available to residents at the low and very-low income levels. This site has an existing development
agreement.
Appendix B: Sites Analysis B-25
2. Specific Plan, Urban Plan, and Overlays
As identified in Programs 3B and 3C, of the Housing Plan (Chapter 4), the City will be modifying some of the
existing Specific Plans, Urban Plans, and Overlays within Costa Mesa. The densities identified in Table B-6
reflect revisions to many of these areas to permit residential development at a higher density than what
the current zoning permits as of adoption of this document. As noted, the City has three years to complete
these zoning amendments. The City is proposing to either analyze or modify the following areas:
North Costa Mesa Specific Plan
19 West Urban Plan
SoBECA Urban Plan
Mesa West Bluff Urban Plan
Residential Ownership Urban Plan
(Propose to Remove)
Residential Incentive Overlay
Harbor Mixed-Use Overlay
These areas, with the exception of the Residential Ownership Urban Plan, which is proposed to be removed,
will be modified through Programs 3B through 3C to permit residential development at or above the default
density for Costa Mesa of 30 dwelling units per acre. When considering appropriate densities, the City held
outreach meetings with members of the community, decision-makers, the development community, and
major property owners. As part of these meetings, the City discusses and analyzed what densities were
appropriate to maintain the character of the surrounding neighborhoods while also presenting the
opportunity for future residential development that can realistically facilitate the development of units
available at the lower income levels.
The City will continue to conduct community outreach post adoption of the Housing Element to discuss
potential revisions to development standards within these areas with the goal of effectively planning for
future affordable housing. Densities established as a part of future zoning changes must accommodate the
densities shown in Table B-6 for the sites identified.
Appendix B: Sites Analysis B-26
Costa Mesa Housing Element 6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026)
Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of the sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
424-202-
02 12 719 W
19th St
PANGE
MARC C TR
PANGE
REVOC TR
C1 G 4 19 West 1.29 50 Yes 64 12 7 12 34
Small commercial uses
in a strip mall center.
Approximately half of
the parcel is surface
parking and property
abuts a major
transportation corridor
(19th Street). Shopping
Center shows no recent
sign of renovation.
12,509 70,028 18% C
424-202-
03 13 707 W
19th St
MUNOZ
FAMILY
PROPERTIES
LLC
C1 G 4 19 West 2.00 50 99 18 10 19 52
Existing single-user
(Smart&Final) with large
surface parking lot.
Potential to redevelop
for mixed-use adjacent
to major transportation
corridor (19th Street).
20,404 108,723 19% C
424-211-
01 14 695 W
19th St
CITY OF
COSTA MESA C1 G 5 19 West
(Senior) 2.66 50 60 40 20 0 0 Proposed Senior Center
Housing project. 16,181 144,946 11% EX
424-281-
20 16
1710
Pomona
Ave
PACIFIC
MESA
PROPERTIES
MG LI 5 19 West 1.08 50 53 10 5 10 28
Existing self-storage
facility in close proximity
to new residential uses
and major
transportation corridor
(17th Street). The
existing single-story
building is located less
than 100 feet away from
recently constructed
residential. The increase
in permitted residential
density afforded by this
Housing Element update
cycle is an incentive for
property owners to gain
greater economic return
with residential
development as
opposed to remaining as
commercial.
Additionally, this Urban
17,660 58,633 30% B
Appendix B: Sites Analysis B-27
Costa Mesa Housing Element 6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026)
Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of the sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
Plan Area has seen
significant past
ownership interest in
conversion of existing
commercial/light
industrial/office into
residential development
with similar previous
existing sites (including
more than one-hundred
multi-story residential
loft units located
immediately across 17th
Street). Further, one of
the main objectives of
the 19 West Urban Plan
is to “encourage
commercial/residential
mixed-use
development” with an
emphasis on “vertical
mixed-use
development” (i.e.,
multi-story). Based on
past local development
trends and future
allowed increases in
residential density, It is
conceivable and likely
that the economic
return of a residential
use will encourage the
ownership to redevelop
the existing storage use
into either residential or
residential mixed-use
(similar to adjacent
properties) within the
planning period.
Appendix B: Sites Analysis B-28
Costa Mesa Housing Element 6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026)
Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of the sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
424-281-
21 17 670 W
17th St
PACIFIC
MESA
PROPERTIES
MG LI 5 19 West 1.06 50 53 10 5 10 28
Existing 2-story office
and commercial uses in
close proximity to new
residential uses and
major transportation
corridor (17th Street).
12,364 57,813 21% A
424-281-
22 18 660 W
17th St
PACIFIC
MESA
PROPERTIES
MG LI 5 19 West 2.22 50 110 20 12 22 55
Existing self-storage
facility and light
industrial/commercial
use in close proximity to
new residential uses and
major transportation
corridor (17th Street).
29,164 120,722 24% B
425-431-
02 19
1680
Superior
Ave
B D INNS INC CL G 6 19 West 2.11 50 105 19 11 21 53
Existing hotel use
(Ramada) with large
surface parking lot.
Property is directly
adjacent to Newport
Boulevard and next to
new multi-family
development.
25,337 115,045 22% D
425-431-
03 20
1666
Superior
Ave
SCHWARTZ
PAUL D 2007
TR
MG LI 6 19 West 0.29 50 A 14 2 1 2 9
Collection of existing
warehouse and
industrial uses adjacent
to new multi-family
development. The
Housing Element
anticipates this property
may be redeveloped
with adjacent uses as
indicated in this table.
3,693 15,921 23% B
425-431-
04 21 116 E
16th St
SHEEHAN
MICHAEL W
TR
MG LI 6 19 West 0.73 50 A 36 6 3 7 19
Collection of existing
warehouse and
industrial uses adjacent
to new multi-family
development. The
Housing Element
anticipates this property
may be redeveloped
with adjacent uses as
indicated in this table.
13,899 39,955 35% B
Appendix B: Sites Analysis B-29
Costa Mesa Housing Element 6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026)
Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of the sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
The existing single-story
collection of warehouse
buildings is located
across 16th Street from
approximately 60
affordable
modular/mobile home
residential units and also
located in close
proximity to more than
one-hundred multi-story
residential loft units
located on 17th Street.
This Urban Plan Area has
seen significant past
ownership interest in
conversion of existing
commercial/light
industrial/office uses
into residential
development with
similar previous existing
sites. Further, one of the
main objectives of the
19 West Urban Plan is to
“encourage
commercial/residential
mixed-use
development” with an
emphasis on “vertical
mixed-use
development” (i.e.,
multi-story). Based on
past local development
trends and future
allowed increases in
residential density
afforded by the
associated zone
changes, It is
conceivable and likely
Appendix B: Sites Analysis B-30
Costa Mesa Housing Element 6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026)
Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of the sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
that the economic
return of a residential
use will encourage the
ownership to redevelop
the existing uses into
either residential or
residential mixed-use
(similar to adjacent
properties) within the
planning period.
425-431-
05 22 126 E
16th St
126
PROPERTIES
LLC
MG LI 6 19 West 0.42 50 A 20 3 2 4 10
A vehicle repair facility
developed with older
and randomly located
structures. The Housing
Element anticipates this
property may be
redeveloped with
adjacent uses as
indicated in this table.
The existing collection of
vehicular repair and
vehicle storage buildings
are located across 16th
Street from
approximately 60
affordable
modular/mobile home
residential units and also
located in close
proximity to more than
one-hundred multi-story
residential loft units
located on 17th Street.
This Urban Plan Area has
seen significant past
ownership interest in
conversion of existing
commercial/light
industrial/office uses
into residential
development with
10,868 22,831 48% B
Appendix B: Sites Analysis B-31
Costa Mesa Housing Element 6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026)
Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of the sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
similar previous existing
sites. Further, one of the
main objectives of the
19 West Urban Plan is to
“encourage
commercial/residential
mixed-use
development” with an
emphasis on “vertical
mixed-use
development” (i.e.,
multi-story). Based on
past local development
trends and future
increases in residential
densities afforded by the
next Housing Element
cycle, It is conceivable
and likely that the
economic return of a
residential use will
encourage the
ownership to redevelop
the existing uses into
either residential or
residential mixed-use
(similar to nearby
properties) within the
planning period.
425-431-
06 23 126 E
16Th St
126
PROPERTIES
LLC
C1 G 6 19 West 0.35 50 A 17 3 1 3 10
Collection of existing
warehouse and
industrial uses adjacent
to new multi-family
development. The
Housing Element
anticipates this property
may be redeveloped
with adjacent uses as
indicated in this table.
5,158 19,226 27% B
Appendix B: Sites Analysis B-32
Costa Mesa Housing Element 6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026)
Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of the sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
425-431-
07 24
1601
Newport
Blvd
WINKAL
HOLDINGS L
L C
C1 G 6 19 West 0.79 50 39 7 4 7 22
Collection of existing
warehouse and
industrial uses adjacent
to new multi-family
development. The
Housing Element
anticipates this property
may be redeveloped
with adjacent uses as
indicated in this table.
9,604 42,763 22% B
420-012-
16 38 2476
Mark St
STATE OF
CALIFORNIA
I&R-
MLT MUC 1
Fairview
Develop
mental
108.9
1 60 2,30
0 575 345 690 690
Fairview Developmental
Center property. See
analysis in Appendix B
for additional
information on potential
to redevelop.
944,681 N/A N/A EX
141-361-
06 39
2700
Harbor
Blvd
FEMINO
JAMES J THE
J J & S
FEMINO
LIVING TR
C1 G 3
Harbor
Mixed-
Use
0.68 50 34 6 3 6 19
Mixed us building with
first floor retail and
offices
8,228 37,198 22% C
141-361-
11 40
2666
Harbor
Blvd
HARBOR CM
LLC C1 G 3
Harbor
Mixed-
Use
2.41 50 120 22 13 24 60
Former Ace Hardware
store, now for lease
after Ace went out of
business. Large big box
structure with surface
parking along a major
transportation corridor
(Harbor Blvd). This
property is located
adjacent to an
approximate 30 unit
recently completed
residential development
(also fronting Harbor
Blvd) and several
hundred residential
apartment units located
easterly of the property.
Given the nature of the
current extended
44,693 130,965 34% C
Appendix B: Sites Analysis B-33
Costa Mesa Housing Element 6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026)
Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of the sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
vacancy history, difficult
lease market for a larger
facility and permitted
residential densities
afforded to this property
by the next Housing
Element cycle, it is
conceivable and likely
that this property will be
redeveloped with
residential. The
aforementioned
adjacent residential
property located on
Harbor Boulevard was
previously developed
with a large automobile
dealership within the
current planning period
during the previous
planning period which
identifies a potential
trend for this property
to be redeveloped
similarly with residential.
141-361-
21 41
2790
Harbor
Blvd
LEFEBVRE
MAUREEN
ELIZABETH
C1 G 3
Harbor
Mixed-
Use
0.75 50 37 7 4 7 20
Mixed use building with
retail and offices on first
floor and offices on 2nd
and 3rd floor. Building is
partially vacant with
large surface parking lot
adjacent to major
transportation corridor
(Harbor Boulevard).
10,347 40,932 25% C
141-361-
22 42
2750
Harbor
Blvd
SRS COLLEGE
CENTER C1 G 3
Harbor
Mixed-
Use
1.71 50 85 16 9 17 43
Existing older
commercial shopping
center adjacent to major
transportation corridor
(Harbor). Uses range
from commercial to
office and restaurants.
12,032 92,942 13% C
Appendix B: Sites Analysis B-34
Costa Mesa Housing Element 6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026)
Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of the sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
Large surface parking
lot.
141-361-
23 43
2730
Harbor
Blvd
SRS COLLEGE
CENTER C1 G 3
Harbor
Mixed-
Use
0.68 50 33 6 3 6 18
Existing older
commercial shopping
center adjacent to major
transportation corridor
(Harbor Boulevard).
Uses include
commercial, office and
restaurants. Large
shared surface parking
lot. This property is
located across the street
(Peterson Place) from
several hundred
residential apartment
units. Several of the
larger commercial units
in this shopping center
are currently vacant or
have been chronically
vacant in the past, and
the center is in need of
investment and is
somewhat lacking
commercial vitality.
Thus, it is conceivable
and likely, similar to
other nearby adjacent
commercial properties,
that this property will be
redeveloped with
residential units during
the current planning
period. The future
increase in permitted
residential density
afforded by this Housing
12,075 36,948 33% C
Appendix B: Sites Analysis B-35
Costa Mesa Housing Element 6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026)
Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of the sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
Element update cycle
for this property is
considered an attractive
incentive for property
owners to gain greater
economic return with
residential development
as opposed to remaining
as commercial.
141-361-
27 44
2710
Harbor
Blvd
JOHNSON
GREGORY A
& JACLYN H
C1 G 3
Harbor
Mixed-
Use
0.67 50 33 6 3 6 18
Existing older
commercial shopping
center adjacent to major
transportation corridor
(Harbor). Uses range
from commercial to
office and restaurants.
Large surface parking
lot.
9,240 36,515 25% C
141-361-
28 45
2706
Harbor
Blvd
MESA VERDE
CENTER LLC C1 G 3
Harbor
Mixed-
Use
0.97 50 48 9 5 9 26
Vacant Pier 1 Imports
box store and surface
parking lot. Building is
currently for lease.
14,997 52,666 28% C
419-031-
08 52
2200
Harbor
Blvd
GRAY
ENTERPRISES C1-S G 5
Harbor
Mixed-
Use
0.75 50 37 7 4 7 20
Surface parking lot
within large retail
shopping center.
Potential for mixed-use
redevelopment. Retail
center has major big box
tenants which have
permanently closed,
leaving an excess of
surface parking.
0 40,935 0% C
419-031-
09 53
2200
Harbor
Blvd
GRAY
ENTERPRISES C1-S G 5
Harbor
Mixed-
Use
1.17 50 58 11 6 11 31
Former K-Mart box store
which has permanently
closed. Shopping center
is adjacent to multi-
family residential and
may redevelop for
mixed-use. While the
data shows a high
development usage, this
98,908 63,595 156% C
Appendix B: Sites Analysis B-36
Costa Mesa Housing Element 6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026)
Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of the sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
tenant space remains
vacant. Large leasable
floor areas are difficult
to lease and this building
has been vacant since
2021. Similar to several
adjacent properties
located along Harbor
Boulevard which have
converted to residential,
residential units are
both profitable and in
demand in this local
area; thus it is
conceivable and likely
that the ownership of
this property will
consider residential re-
development instead of
remaining an existing
commercial use within
the current planning
period. Further, the
potential increase in
future permitted
residential density
afforded by this Housing
Element update cycle
for this property is
considered an attractive
incentive for property
owners to gain greater
economic return with
residential development
as opposed to remaining
as a more difficult to
lease larger commercial
space.
Appendix B: Sites Analysis B-37
Costa Mesa Housing Element 6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026)
Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of the sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
419-031-
12 54
2200
Harbor
Blvd
GRAY
ENTERPRISES C1-S G 5
Harbor
Mixed-
Use
3.16 50 158 30 17 31 81
Former K-Mart box store
which has permanently
closed. Shopping center
is adjacent to multi-
family residential and
may redevelop for
mixed-use. Large
leasable floor areas are
difficult to lease and this
building has been vacant
now for several years
(since 2021). Similar to
several adjacent
properties located along
Harbor Boulevard that
have converted uses
from commercial to
residential, residential
units are both profitable
and in demand in this
local area; thus it is
conceivable and likely
that the ownership of
this property will
consider residential re-
development instead of
remaining an existing
commercial use during
the current planning
period. Further, the
potential increase in
future permitted
residential density
afforded by this Housing
Element update cycle
for this property is
considered an attractive
incentive for property
owners to gain greater
economic return with
residential development
98,908 172,145 57% C
Appendix B: Sites Analysis B-38
Costa Mesa Housing Element 6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026)
Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of the sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
as opposed to remaining
as a more difficult to
lease larger commercial
space.
419-171-
58 56
2150
Harbor
Blvd
2150
HARBOR
BLVD LLC
C1 G 5
Harbor
Mixed-
Use
1.17 50 58 11 6 11 31
Norms restaurant with
large surface parking lot
adjacent to major
transportation corridor
(Harbor Blvd).
6,606 63,521 10% C
422-021-
09 57
2131
Harbor
Blvd
SHERMAN
DONALD L H C2 G 4
Harbor
Mixed-
Use
0.83 50 41 7 4 8 21
Auto parts store, retail
store, and pet grooming
store, with large surface
parking area adjacent to
major transportation
corridor (Harbor Blvd).
6,891 45,202 15% C
422-091-
11 58
2075
Harbor
Blvd
LEWIS JOHN
T & LEWIS
MARY K
C2 G 5
Harbor
Mixed-
Use
0.63 50 31 5 3 6 16
Tools and equipment
rental yard adjacent to
major transportation
corridor (Harbor Blvd).
3,032 34,196 9% C
422-091-
12 59
2069
Harbor
Blvd
TANNER
DALE A C2 G 5
Harbor
Mixed-
Use
0.54 50 26 4 2 5 14
Auto repair shop with
large yard adjacent to
major transportation
corridor (Harbor Blvd).
5,032 29,322 17% C
422-091-
14 61
2049
Harbor
Blvd
C M HARBOR
CM LLC C2 G 5
Harbor
Mixed-
Use
0.54 50 26 4 2 5 14
Auto repair shop with
large yard adjacent to
major transportation
corridor (Harbor Blvd).
4,586 29,226 16% C
422-091-
24 62
2015
Harbor
Blvd
NEWPORT
MESA AUTO
CENTER LLC
C2 G 5
Harbor
Mixed-
Use
0.62 50 30 5 3 6 15
Newport Mesa Auto
Center with car repair
and car wash uses
adjacent to major
transportation corridor
(Harbor Blvd).
9,663 33,643 29% C
422-091-
26 63
2007
Harbor
Blvd
949
STORAGE LLC C2 G 5
Harbor
Mixed-
Use
0.83 50 41 7 4 8 21
Self-storage facility with
surface parking lot and
access to major
transportation corridor
(Harbor Blvd). This
property fronts a
predominantly
14,103 45,248 31% B
Appendix B: Sites Analysis B-39
Costa Mesa Housing Element 6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026)
Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of the sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
residential street (Charle
Street) that is developed
primarily with residential
uses. Given the potential
height and density that
this property could yield
based on the future
density increase
afforded by this Housing
Element cycle, a
residential use is both
conceivable and likely
during the current
planning period.
Additionally, the storage
use is considered
relatively small in size
compared to other local
storage facilities and
therefore, the
investment return on a
residential use is likely
greater than the use of
storage.
422-101-
03 64
1989
Harbor
Blvd
JUNEAU
PAULINE
BRECHT
C2 G 5
Harbor
Mixed-
Use
0.56 50 27 5 2 5 15
Budget Truck Rental
yard which is largely a
paved surface parking
lot with a small building.
Site is adjacent to major
transportation corridor
(Harbor Blvd).
624 30,425 2% C
422-101-
06 65 1974
Charle St
CHARLE ST
REALTY LLC C2 G 5
Harbor
Mixed-
Use
0.53 50 26 4 2 5 14
Existing low-intensity
light industrial and
warehouse uses.
7,962 28,964 27% A
422-193-
23 66
2215
Harbor
Blvd
CHEN-RONG
PROPERTIES
LLC
C2 G 4
Harbor
Mixed-
Use
0.58 50 28 5 3 5 16
Aging
furniture/consignment
store structure with
surface parking lot
adjacent to major
transportation corridor
(Harbor Blvd). This
12,757 31,475 41% C
Appendix B: Sites Analysis B-40
Costa Mesa Housing Element 6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026)
Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of the sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
property is surrounded
on several sides by
residential uses
(including mobile home,
single-family and multi-
family - more than
several hundred units).
Given the age of this
structure, size and
potential increase in
profit yield of converting
the commercial use to
residential, it is both
conceivable and likely
that the property could
be converted to
residential during the
current planning period.
422-193-
24 67
2205
Harbor
Blvd
AQUA 26 LLC C2 G 4
Harbor
Mixed-
Use
0.58 50 28 5 3 5 16
Aging vacant motel use
with large surface
parking lot adjacent to
major transportation
corridor (Harbor Blvd).
This property was
recently purchased with
the intent to convert the
motel to affordable
housing. The owner is
currently working to
obtain a grant
(Community Care
Expansion Program)
through the California
Department of Social
Services. Thus, it is likely
that the motel will
convert to affordable
residential quickly within
the current planning
period.
10,089 31,469 32% C
Appendix B: Sites Analysis B-41
Costa Mesa Housing Element 6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026)
Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of the sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
422-282-
11 68
2044
Placentia
Ave
SAA 2 LLC MG LI 4 Mesa
West 1.18 40 47 8 5 9 25
Auto repair shop and
light industrial uses with
surface parking adjacent
to recently developed
townhouses and
apartments. Building
shows little sign of
recent renovation. This
property is located
within 100 feet of two
recently developed
residential properties
that were previously
developed with
commercial uses. One of
the nearby existing
residential properties is
now a multi-family
mixed use property with
residential located on
the upper floors and
commercial located on
the ground floor, and
the other residential
property consists of
detached residential
lofts that were
converted from a
previous bakery facility.
Thus, there is a
neighborhood pattern
and trend of residential
conversions that could
occur during the current
planning period on the
subject property.
Further, the potential
increase in future
permitted residential
density afforded by this
Housing Element update
26,636 64,338 41% B
Appendix B: Sites Analysis B-42
Costa Mesa Housing Element 6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026)
Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of the sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
cycle for this property is
considered an attractive
incentive for property
owners to gain greater
economic return with
residential development
as opposed to remaining
as a more difficult to
lease commercial space.
422-291-
04 69
2065
Placentia
Ave
PUBLIC
STORAGE
PARTNERS
LTD
MG LI 4 Mesa
West 1.85 40 73 13 8 14 38
Self-storage facility
adjacent to recently
developed townhouses
and apartments. Several
of the City’s previously
existing storage uses in
the nearby vicinity have
been converted to
residential and the
subject property is
located adjacent to 14
recently developed
residential lofts. The
aforementioned
adjacent loft property
was previously
developed with an
automotive use and
therefore there is a
neighborhood
pattern/trend of
commercial to
residential conversion.
This property is also
located nearby two
recently developed
residential properties
that were previously
developed with
commercial uses. One of
the nearby existing
residential properties is
34,929 100,710 35% B
Appendix B: Sites Analysis B-43
Costa Mesa Housing Element 6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026)
Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of the sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
now a multi-family
mixed use property with
residential located on
the upper floors and
commercial located on
the ground floor, and
the other residential
property consists of
detached residential
lofts that were
converted from a
previous bakery facility.
Lastly, the existing
storage facility is single-
story and therefore is
considered under
developed even in
regard to the existing
use and therefore
residential could be
considered an attractive
and profitable re-use of
the property during the
current planning period.
Lastly, the potential
increase in future
permitted residential
density afforded by this
Housing Element update
cycle for this property is
considered an attractive
incentive for the
property owner to gain
greater economic return
with residential
development as
opposed to remaining as
a storage facility.
Appendix B: Sites Analysis B-44
Costa Mesa Housing Element 6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026)
Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of the sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
422-291-
05 70
2065
Placentia
Ave
PUBLIC
STORAGE INC MG LI 4 Mesa
West 0.92 40 36 6 3 7 19
This self-storage facility
although is located on a
separate property is
operated in conjunction
with the above site
(“unique id”) 69. This
property is owned in
common with the
aforementioned site and
is developed with a two-
story storage structure.
It is likely that these two
properties could be
combined and
developed similar to
many adjacent
properties with multi-
family residential mixed-
use development or
residential lofts during
the current planning
period. The size of this
property and the future
increased densities
permitted by the next
Housing Element cycle,
combined with the
adjacently owned parcel
contributes to a higher
probability that the
property owner
considers the economic
advantages of
residential conversion.
23,549 50,355 47% B
422-291-
06 71
2051
Placentia
Ave
PLACENTIA
AVE
PROPERTIES
LLC
MG LI 4 Mesa
West 0.92 40 36 6 3 7 19
Existing office/light
industrial uses adjacent
to recently developed
townhouses and
apartments.
6,720 50,355 13% A
Appendix B: Sites Analysis B-45
Costa Mesa Housing Element 6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026)
Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of the sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
422-301-
01 72
1987
Placentia
Ave
HARTLEY CO MG LI 4 Mesa
West 2.31 40 92 17 10 18 47
Warehouses with large
surface parking lot. Two
buildings on the site.
Adjacent to recently
developed townhouses
and apartments.
Building shows little sign
of recent renovation.
This property is located
nearby several recently
developed residential
properties that were
previously developed
with commercial uses.
Thus, there is a
neighborhood pattern
and trend of residential
conversions that could
occur during the current
planning period on the
subject property. Lastly,
the property is larger
than many of the lots in
this area and therefore
is more conducive for
higher density
residential
development, and thus
considered more
attractive for residential
redevelopment than
even many of the
previously converted
nearby existing
residential uses. Lastly,
the potential increase in
future permitted
residential density
afforded by this Housing
Element update cycle
for this property is
37,645 125,891 30% A
Appendix B: Sites Analysis B-46
Costa Mesa Housing Element 6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026)
Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of the sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
considered an attractive
incentive for the
property owner to gain
greater economic return
with residential
development as
opposed to remaining as
a more difficult to lease
commercial space.
422-454-
28 74
2101
Placentia
Ave
CASACOS LLC MG LI 4 Mesa
West 0.91 40 36 6 3 7 19
Restaurant with large
surface parking lot.
Potential for mixed-use
development.
4,802 49,428 10% C
424-061-
01 75 885 W
18th St
MONROVIA
AVENUE
PARTNERS
LLC
MG LI 5 Mesa
West 1.25 40 49 9 5 9 27
One-story warehouses
with a large surface
parking lot. Hundreds of
residential properties
are located across West
18th Street from the
subject property and
therefore the subject
property if re-developed
with residential uses
would be considered
neighborhood
compatible. The existing
large open parking lot
could be redeveloped
with a residential
component and likely a
large portion of the
existing commercial uses
could remain. The
property could also be
redeveloped with
second-floor residential
as a mixed-use, pursuant
to the Mesa West Urban
Plan. Given the current
high demand for
residential in the City
22,144 67,858 33% B
Appendix B: Sites Analysis B-47
Costa Mesa Housing Element 6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026)
Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of the sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
and profit yield,
residential conversion
during this planning
period is conceivable.
424-061-
03 76 859 W
18th St
CRANK
FAMILY 2007
LLC
MG LI 5 Mesa
West 0.81 40 32 6 3 6 17
One-story multi-unit
warehouse facility and
surface parking lot. The
property could be
redeveloped with
commercial first-floor
and second-floor
residential mixed-use
development, pursuant
to the Mesa West Urban
Plan. The Mesa West
Urban Plan encourages
the construction of first
floor commercial with
second floor residential.
Several large apartments
are located in close
proximity to the subject
property. Given the
current high demand for
residential in the City,
future permitted higher
density afforded by this
Housing Element cycle
and expanded profit
yield, residential
development on this
property is conceivable
during this planning
period.
16,926 44,209 38% C
424-061-
04 77 851 W
18th St
SEA
PROPERTIES MG LI 5 Mesa
West 1.79 40 71 13 7 14 36 Auto body shop with
large surface parking lot. 25,478 97,501 26% C
424-061-
05 78
1791
Placentia
Ave
BOYD WILLIS
BLAIR SR TR MG LI 5 Mesa
West 4.27 40 170 32 18 34 85
Single-story warehouses
with large surface
parking lot and drive
aisles. Five buildings on
the site which show little
72,191 232,421 31% B
Appendix B: Sites Analysis B-48
Costa Mesa Housing Element 6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026)
Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of the sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
sign of recent
renovation. The
property is considered
large in size
(approximately 4 acres)
and could be
redeveloped with
commercial first floor
and second-floor
residential
development, pursuant
to the Mesa West Urban
Plan. The Mesa West
Urban Plan encourages
the construction of first
floor commercial with
second floor residential.
Several hundred
apartment and
condominiums units are
located in close
proximity (east of
Placentia Avenue) to the
subject property. Given
the current high
demand for residential
in the City, profit yield
for residential and
increase in future
residential densities
allowed on this property
as a result of the next
Housing Element cycle,
residential development
on this property is
conceivable during this
planning period.
424-061-
06 79
1751
Placentia
Ave
BOYD WILLIS
BLAIR SR TR MG LI 5 Mesa
West 4.70 40 187 35 20 37 95
Single-story warehouses
with large surface
parking lot and drive
aisles. Seven buildings
80,909 255,845 32% B
Appendix B: Sites Analysis B-49
Costa Mesa Housing Element 6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026)
Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of the sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
on the site which show
little sign of recent
renovation. The
property is considered
large in size
(approximately 4.5
acres) and hundreds of
residential properties
are located across
Placentia Avenue from
the subject property.
Therefore, the subject
property if re-developed
with residential uses
would be considered
neighborhood
compatible. The
property could be
redeveloped with
second-floor residential
pursuant to the Mesa
West Urban Plan. Given
the current high
demand for residential
in the City, future
residential densities
allowed on this property
as a result of the next
Housing Element cycle
and profit yield,
residential development
is conceivable during
this planning period.
424-241-
11 96 610 W
18th St
COSTA MESA
WOMEN'S
CLUB
R2-HD HDR 5 Mesa
West 0.58 40 23 4 2 4 13
Costa Mesa Women's
Club with large surface
parking lot. Property is
adjacent to new park
and civic center uses
and in a residential
setting with both single-
family and multi-family
5,857 31,413 19% C
Appendix B: Sites Analysis B-50
Costa Mesa Housing Element 6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026)
Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of the sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
uses. Property is
underutilized.
424-281-
01 97
1730
Pomona
Ave
C & K
PARTNERS MG LI 5 Mesa
West 0.99 40 39 7 4 7 22
Warehouses with
surface parking lot. One
building on the site.
11,802 54,028 22% B
424-281-
19 98
424
Pomona
Ave
PACIFIC
MESA
PROPERTIES
MG LI 5 Mesa
West 1.19 40 47 8 5 9 25
Warehouses with large
surface parking lot. One
building on the site. The
existing single-story
building is located in
close proximity to
residential uses. This
Urban Plan Area has
seen significant past
ownership interest in
conversion of existing
commercial/light
industrial/office into
residential development
with similar previous
existing sites (including
more than one-hundred
multi-story residential
loft units located
immediately across 17th
Street, developed under
separate ownership).
Further, one of the main
objectives of the Mesa
West Urban Plan is to
“encourage
commercial/residential
mixed-use
development” with an
emphasis on “vertical
mixed-use
19,676 64,716 30% B
Appendix B: Sites Analysis B-51
Costa Mesa Housing Element 6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026)
Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of the sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
development” (i.e.,
multi-story). Based on
past local development
trends, It is conceivable
and likely that the
economic return of a
residential use will
encourage the
ownership to redevelop
the existing use into
either residential or
residential mixed-use
(similar to adjacent
properties) within the
current planning period.
It should also be noted
that several live/work
developments
(encouraged by this
Urban Plan) are
currently proposed in
this area on similar sized
properties that are
existing commercial
uses.
424-281-
23 99 660 W
17th St
PACIFIC
MESA
PROPERTIES
MG LI 5 Mesa
West 2.26 40 90 17 9 18 45
Large single-story self-
storage facility adjacent
to existing multi-family
residential. Several of
the City’s previously
existing storage uses in
the nearby vicinity have
been converted to
residential. There is also
a neighborhood
pattern/trend of
commercial to
residential conversion
with several recently
developed higher
density residential loft
50,219 122,853 41% B
Appendix B: Sites Analysis B-52
Costa Mesa Housing Element 6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026)
Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of the sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
properties constructed
nearby on 17th Street.
Thus, it is conceivable
that the subject
property owner would
pursue residential
conversion of the
property in the current
planning period similar
to nearby properties.
Residential conversion is
also made more
attractive to ownership
by the future increases
in residential densities
allowed for this property
by the next Housing
Element cycle.
424-321-
17 100
1882
Whittier
Ave
AYRES SELF
STORAGE
COSTA MESA
LLC
R2-MD MDR 5 Mesa
West 1.08 40 43 8 4 8 23
Large single-story self-
storage facility adjacent
to existing multi-family
residential. This
property is generally
surrounded by existing
residential uses. Several
of the City’s previously
existing storage uses in
the nearby vicinity have
been converted to
residential. It is likely
that residential units on
this property would be
considered by the
property owner to be an
attractive re-use and for
potential re-
development within the
planning period. Future
increases in residential
densities allowed on this
property as a result of
18,808 59,063 32% B
Appendix B: Sites Analysis B-53
Costa Mesa Housing Element 6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026)
Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of the sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
the next Housing
Element cycle is also
considered an incentive
for the property owner
to develop residential.
139-031-
39 131
3303
Harbor
Blvd
SDCO COSTA
MESA
COMMERCE
PARK INC
PDI IP 1
North
Costa
Mesa
10.00 90 900 171 99 180 450
Existing single-story light
industrial/office uses on
large site. The City has
received interest in the
potential future
redevelopment of the
site for residential uses.
In addition, the site is
considered very large
with extensive areas for
residential
development.
160,463 326,700 49% A
139-031-
42 132
1575
Sunflowe
r Ave
RREEF CPIF
1575
SUNFLOWER
LLC
MP IP 1
North
Costa
Mesa
8.03 90 722 137 79 144 362
Existing single-story light
industrial/office uses on
large site. The City has
received interest in the
potential future
redevelopment of the
site for residential uses.
In addition, the site is
considered very large
with extensive areas for
residential
development.
133,055 262,313 51% A
139-031-
67 133
3333
Harbor
Blvd
BEG
HOLDINGS LP MP IP 1
North
Costa
Mesa
10.00 90 900 171 99 180 450
Sofia University site
(former Whittier Law
School site) with large
surface parking lot and
largely underdeveloped
land. The City has
received interest in the
potential future
redevelopment of the
site for residential uses.
In addition, the site is
considered very large
130,197 326,700 40% EX
Appendix B: Sites Analysis B-54
Costa Mesa Housing Element 6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026)
Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of the sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
with extensive areas for
residential
development.
140-041-
38 134
3390
Harbor
Blvd
HARBOR
ASSOCIATES MP IP 1
North
Costa
Mesa
5.78 90 520 98 57 104 260
National University site.
Analysis assumes
potential
redevelopment of the
entire site as National
University has vacated
the existing lease. The
City has received
interest in the potential
future redevelopment of
the site for residential
uses.
37,672 188,984 20% EX
140-041-
63 136
3390
Harbor
Blvd
C J
SEGERSTRO
M & SONS
MP IP 1
North
Costa
Mesa
1.69 90 152 28 16 30 77
National University site.
Analysis assumes
potential
redevelopment of the
surface parking area.
The City has received
interest in the potential
future redevelopment of
the site for residential
uses.
0 55,367 0% EX
140-041-
82 137
3315
Fairview
Rd
C J
SEGERSTRO
M & SONS
PDC CC 1
North
Costa
Mesa -
HR
7.58 90 C 443 44 22 44 333
Home Ranch property.
See analysis in Appendix
B for additional
information on potential
to redevelop.
40,025 211,382 19% EX
140-041-
93 138
1201
South
Coast Dr
HENRY T
SEGERSTRO
M PROP LLC
PDC CC 1
North
Costa
Mesa -
HR
30.30 90 Vacant C 1,77
2 177 88 177 1,330
Home Ranch property.
See analysis in Appendix
B for additional
information on potential
to redevelop.
0 844,812 0% EX
410-051-
48 139 3400
Bristol St
SOUTH
COAST PLAZA TC CAC 2
North
Costa
Mesa
0.53 90 G 47 8 5 9 25
Existing office uses. The
City has discussed the
potential future
redevelopment of this
site for high-density
residential uses with the
18,147 40,626 45% EX
Appendix B: Sites Analysis B-55
Costa Mesa Housing Element 6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026)
Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of the sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
property owner.
Therefore, it is likely that
the site could be
converted to residential
during the planning
period.
410-051-
51 140
685
Sunflowe
r Ave
SOUTH
COAST PLAZA TC CAC 2
North
Costa
Mesa
0.88 90 G 78 14 8 15 41
Vacant portion of parcel
adjacent to parking
structure. The City has
discussed the potential
future redevelopment of
this site for high-density
residential uses with the
property owner.
863 67,517 1% EX
410-051-
52 141 3410
Bristol St
SOUTH
COAST PLAZA TC CAC 2
North
Costa
Mesa
1.35 90 G 121 22 13 24 61
Existing office uses. The
City has discussed the
potential future
redevelopment of this
site for high-density
residential uses with the
property owner.
1,014 104,331 1% EX
410-441-
17 142
14850
Sunflowe
r Ave
ROY K
SAKIOKA &
SONS
PDC UCC 2
North
Costa
Mesa -
SL2
30.93 90 Vacant 1,20
0 120 60 120 900
Sakioka Lot 2 property.
See analysis in Appendix
B for additional
information on potential
to redevelop.
15,275 1,347,31
1 1% EX
410-501-
31 144 N/A JKS-CMFV
LLC PDC UCC 2
North
Costa
Mesa
3.39 90 305 57 33 61 153
Large surface parking
lot. Analysis assumes
only redevelopment of
the surface parking lot
area. The City has
discussed the potential
future redevelopment of
this site for high-density
residential uses with the
property owner.
0 116,821 0% EX
412-491-
07 145 3333
Bristol St
SOUTH
COAST PLAZA PDC RC 2
North
Costa
Mesa
6.41 90 575 120 60 115 288
This parcel is and
existing surface parking
lot within South Coast
Plaza. See analysis in
Appendix B for
15,390 248,505 6% EX
Appendix B: Sites Analysis B-56
Costa Mesa Housing Element 6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026)
Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of the sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
additional information
on potential to
redevelop.
412-491-
11 146 0 SOUTH
COAST PLAZA PDC RC 2
North
Costa
Mesa
5.37 90 483 91 53 96 243
This parcel is and
existing surface parking
lot within South Coast
Plaza. See analysis in
Appendix B for
additional information
on potential to
redevelop.
0 208,379 0% EX
412-501-
06 147 3333
Bristol St S-TRACT LLC PDC RC 2
North
Costa
Mesa
10.00 90 900 171 99 180 450
This parcel is an existing
surface parking lot
within the South Coast
Plaza. See analysis in
Appendix B for
additional information
on potential to
redevelopment.
232,135 387,684 60% EX
418-161-
06 176
2957
Randolph
Ave
ZELDEN
ALICE WILLER MG LI 2 SoBECA 0.72 60 43 8 4 8 23
Existing light industrial
building that is used as a
brewery/restaurant with
large surface parking lot.
Site is located within the
SoBECA Urban Plan
redevelopment area.
Large residential
neighborhoods located
nearby. Pursuant to the
SoBeca Urban Plan,
vertical mixed-use
development is
encouraged and
therefore residential
could be developed
within the current
planning period. In
addition, the SoBeca
area is considered an
attractive area for
16,880 39,375 43% A
Appendix B: Sites Analysis B-57
Costa Mesa Housing Element 6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026)
Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of the sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
certain younger
generations and
therefore the prospect
of residing on the
subject property would
generate interest to the
property ownership.
Also, staff has met with
the current occupant
and there is uncertainty
if the existing use will
continue. Lastly, future
residential densities
allowed on this property
as a result of the next
Housing Element cycle
would incentivize
property ownership to
convert to residential.
418-162-
02 177
2968
Randolph
Ave
PALANJIAN
JERRY O MG LI 2 SoBECA 0.72 60 43 8 4 8 23
One-story warehouses
with surface parking lot.
Site is located within the
SoBECA Urban Plan
redevelopment area.
Large residential
neighborhoods located
nearby. Pursuant to the
SoBeca Urban Plan,
vertical mixed-use
development is
encouraged and
therefore residential
could be developed
within the current
planning period. In
addition, the SoBeca
area is considered an
attractive area for
certain younger
generations and
therefore the prospect
18,531 39,251 47% A
Appendix B: Sites Analysis B-58
Costa Mesa Housing Element 6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026)
Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of the sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
of residing on the
subject property would
generate interest to the
property ownership.
Residential could also be
developed on the
second story. Lastly,
future residential
densities allowed on this
property as a result of
the next Housing
Element cycle would
incentivize property
ownership to convert to
residential.
418-163-
05 178 2064
Bristol St PEP BOYS C1 G 2 SoBECA 1.47 60 88 16 9 17 46
Tire shop with large
surface parking lot. Site
is within the SoBECA
Urban Plan
redevelopment area.
19,022 79,928 24% A
418-171-
02 179 752 Saint
Clair St
PURCILLY
GAY
WHEELER
C2 G 2 SoBECA 0.26 60 B 15 2 1 3 8
School yard for learning
center. Site is within the
SoBECA Urban Plan
redevelopment area.
424 14,201 3% A
418-191-
04 180 766 Saint
Clair St
766 ST CLAIR
LLC C2 G 2 SoBECA 0.67 60 40 7 4 8 20
Existing fitness studio is
located in the aging
warehouse with large
surface parking lot. Site
is within the SoBECA
Urban Plan
redevelopment area
which encourages mixed
use development that
combines residential
and nonresidential uses.
It is located near a
vibrant commercial and
business corridor and
areas that have been
slated to convert from
commercial to mixed
12,329 36,507 34% A
Appendix B: Sites Analysis B-59
Costa Mesa Housing Element 6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026)
Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of the sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
use/residential
development. Given its
close proximity to these
areas and inclusion in
the Urban Plan, it is
likely to convert during
this 8 year Planning
cycle. Lastly, future
residential densities
allowed on this property
as a result of the next
Housing Element cycle
would incentivize
property ownership to
convert to residential.
418-202-
01 181 845 Baker
St
RMAFII LOC
LLC C1 G 2 SoBECA 0.87 60 52 9 5 10 27
Small strip mall with
large surface parking lot.
Site is within the SoBECA
Urban Plan
redevelopment area.
11,899 47,299 25% A
418-202-
02 182 841 Baker
St
BAKER
STREET
PROPERTIES
LLC
C1 G 2 SoBECA 0.33 60 D 19 3 2 3 12
Nightclub with large
surface parking lot. Site
is within the SoBECA
Urban Plan
redevelopment area
which encourages mixed
use development that
combines residential
and nonresidential uses.
It is located near a
vibrant commercial and
business corridor and
areas that have been
slated to convert from
commercial to mixed
use/residential
development. Given its
close proximity these
areas and inclusion in
the Urban Plan, it is
likely to convert during
6,401 17,870 36% A
Appendix B: Sites Analysis B-60
Costa Mesa Housing Element 6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026)
Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of the sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
this 8 year Planning
cycle. Additionally,
nightclubs are prone to
have a higher turnover
rate than many other
commercial uses so a
potential use change is a
possible occurrence
within the planning
period.Lastly, future
residential densities
allowed on this property
as a result of the next
Housing Element cycle
would incentivize
property ownership to
convert to residential.
418-202-
03 183 841 Baker
St
BAKER
STREET
PROPERTIES
LLC
C1 G 2 SoBECA 0.60 60 D 35 6 3 7 18
Nightclub with large
surface parking lot. Site
is within the SoBECA
Urban Plan
redevelopment area.
8,881 32,546 27% A
418-202-
04 184 801 Baker
St
RED
MOUNTAIN
ASSET FUND
ILLC
C1 G 2 SoBECA 0.86 60 51 9 5 10 26
Strip mall with large
surface parking lot. Site
is located within the
SoBECA Urban Plan
redevelopment area
which encourages mixed
use development that
combines residential
and nonresidential uses.
It is located near a
vibrant commercial and
business corridor and
areas that have been
slated to convert from
commercial to mixed
use/residential
development. Given its
close proximity to these
areas and inclusion in
15,474 46,602 33% A
Appendix B: Sites Analysis B-61
Costa Mesa Housing Element 6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026)
Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of the sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
the Urban Plan, it is
likely to convert during
this 8 year Planning
cycle. Lastly, future
residential densities
allowed on this property
as a result of the next
Housing Element cycle
would incentivize
property ownership to
convert to residential.
418-202-
05 185
2969
Century
Pl
ECHAN
BARBARA
TRUST
C1 LI 2 SoBECA 0.09 60 E 5 0 0 1 3
Surface parking lot. Site
is within the SoBECA
Urban Plan
redevelopment area.
469 4,712 10% A
418-202-
06 186
2969
Century
Pl
ECHAN
BARBARA
TRUST
MG LI 2 SoBECA 0.68 60 E 40 7 4 8 20
Gym with large surface
parking lot. Site located
is within the SoBECA
Urban Plan
redevelopment area
which encourages mixed
use development that
combines residential
and nonresidential uses.
It is located near a
vibrant commercial and
business corridor and
areas that have been
slated to convert from
commercial to mixed
use/residential
development. Given its
close proximity to these
areas and inclusion in
the Urban Plan, it is
likely to convert during
this 8 year Planning
cycle. Lastly, future
residential densities
allowed on this property
as a result of the next
13,488 36,893 37% A
Appendix B: Sites Analysis B-62
Costa Mesa Housing Element 6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026)
Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of the sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
Housing Element cycle
would incentivize
property ownership to
convert to residential.
418-202-
07 187
2959
Century
Pl
GRAYBAR
ELECTRIC CO
INC
MG LI 2 SoBECA 0.50 60 30 5 3 6 15
Electrical equipment
manufacturer/
distributor Site is located
within the SoBECA
Urban Plan
redevelopment area
which encourages mixed
use development that
combines residential
and nonresidential uses.
It is located near a
vibrant commercial and
business corridor and
areas that have been
slated to convert from
commercial to mixed
use/residential
development. Given its
close proximity to these
areas and inclusion in
the Urban Plan, it is
likely to convert during
this 8 year Planning
cycle. Lastly, future
residential densities
allowed on this property
as a result of the next
Housing Element cycle
would incentivize
property ownership to
convert to residential.
10,200 27,436 37% A
418-202-
10 188
2942
Century
Pl
SCM
ENTERPRISES MG LI 2 SoBECA 0.87 60 52 9 5 10 27
Co-working office with
large surface parking.
Site is located within the
SoBECA Urban Plan
redevelopment area
which encourages mixed
14,382 47,242 30% A
Appendix B: Sites Analysis B-63
Costa Mesa Housing Element 6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026)
Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of the sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
use development that
combines residential
and nonresidential uses.
It is located near a
vibrant commercial and
business corridor and
areas that have been
slated to convert from
commercial to mixed
use/residential
development. Given its
close proximity these
areas and inclusion in
the Urban Plan, it is
likely to convert during
this 8 year Planning
cycle. Lastly, future
residential densities
allowed on this property
as a result of the next
Housing Element cycle
would incentivize
property ownership to
convert to residential.
418-202-
11 189
2952
Century
Pl
GRAHAM
GORDON T
TR
MG LI 2 SoBECA 0.90 60 54 10 5 10 29
Existing single story
warehouse with large
storage yard that is
currently used as an air
conditioning business.
Site is located within the
SoBECA Urban Plan
redevelopment area
which encourages mixed
use development that
combines residential
and nonresidential uses.
This property is located
south of a development
that has an existing
approved Master Plan
that will change the use
17,227 49,090 35% A
Appendix B: Sites Analysis B-64
Costa Mesa Housing Element 6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026)
Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of the sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
from
commercial/industrial to
mixed use development.
The existing warehouse
is a single story that may
be redeveloped to
support mixed use
development including
residential and live/work
units. Lastly, future
residential densities
allowed on this property
as a result of the next
Housing Element cycle
would incentivize
property ownership to
convert to residential.
418-202-
12 190
2972
Century
Pl
PROJECT C
LLC MG LI 2 SoBECA 0.94 60 56 10 6 11 29
Auto repair shop with
surface parking. Site is
located within the
SoBECA Urban Plan
redevelopment area
which encourages mixed
use development that
combines residential
and nonresidential uses.
This property along with
parcels 418-202-13 and
418-202-14 are included
in a Master Plan for a
mixed use development.
The previously approved
planning application at
this site indicates a
desire to convert the
commercial use to a
mixed use development.
A portion of the site is
included in a Master
Plan PA-19-12 that was
approved by City Council
18,109 51,374 35% A
Appendix B: Sites Analysis B-65
Costa Mesa Housing Element 6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026)
Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of the sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
on September 3, 2019.
The Master Plan was for
of a mixed use
development that
included restaurants,
retail spaces, office
spaces, 48 residential
units, and 14 live work
units. Lastly, future
residential densities
allowed on this property
as a result of the next
Housing Element cycle
would incentivize
property ownership to
include additional
residential units than
previously proposed.
418-202-
13 191
2972
Century
Pl
PROJECT C
LLC MG LI 2 SoBECA 0.91 60 54 10 5 10 29
Warehouse with large
yard. Site is located
within the SoBECA
Urban Plan
redevelopment area
which encourages mixed
use development that
combines residential
and nonresidential uses.
This property along with
parcels 418-202-12 and
418-202-14 are included
in a Master Plan for a
mixed use development.
The previously approved
planning application at
this site indicates a
desire to convert the
commercial use to a
mixed use development.
A portion of the site is
included in a Master
Plan PA-19-12 that was
18,372 49,319 37% A
Appendix B: Sites Analysis B-66
Costa Mesa Housing Element 6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026)
Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of the sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
approved by City Council
on September 3, 2019.
The Master Plan was for
of a mixed use
development that
included restaurants,
retail spaces, office
spaces, 48 residential
units, and 14 live work
units.
Lastly, future residential
densities allowed on this
property as a result of
the next Housing
Element cycle would
incentivize property
ownership to include
additional residential
units than previously
proposed.
418-202-
14 193 765 Baker
St
PROJECT C
LLC C2 G 2 SoBECA 0.67 60 40 7 4 8 20
Existing auto repair shop
use. Site is located
within the SoBECA
Urban Plan
redevelopment area
which encourages mixed
use development that
combines residential
and nonresidential uses.
This property along with
parcels 418-202-12 and
418-202-13 are included
in a Master Plan for a
mixed use development.
The previously approved
planning application at
this site indicates a
desire to convert the
commercial use to a
mixed use development.
A portion of the site is
16,802 36,615 46% A
Appendix B: Sites Analysis B-67
Costa Mesa Housing Element 6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026)
Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of the sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
included in a Master
Plan PA-19-12 that was
approved by City Council
on September 3, 2019.
The Master Plan was for
of a mixed use
development that
included restaurants,
retail spaces, office
spaces, 48 residential
units, and 14 live work
units. Lastly, future
residential densities
allowed on this property
as a result of the next
Housing Element cycle
would incentivize
property ownership to
include additional
residential units than
previously proposed.
419-041-
02 194
2180
Harbor
Blvd
FISHER REAL
ESTATE
PARTNERS
(COSTA
MESA) L P
C1 G 5
Harbor
Mixed-
Use
0.77 50 38 7 4 7 21
Existing aging strip mall
with multiple tenants
and large surface
parking lot area. Site is
adjacent to a major
transportation corridor
(Harbor Blvd).
11,827 41,947 28% C
419-041-
06 195
2180
Harbor
Blvd
FISHER REAL
ESTATE
PARTNERS
(COSTA
MESA) L P
C1 G 5
Harbor
Mixed-
Use
2.50 50 125 23 13 25 63
99 cent store with large
surface parking. Site is
adjacent to a major
transportation corridor
(Harbor Blvd).
37,430 136,349 27% C
418-101-
05 197 1425
Baker St
1425 BAKER
LLC C1 G 2
Harbor
Mixed-
Use
1.90 60 114 21 12 22 59 Existing auto dealer with
large surface parking. 24,369 103,666 24% C
140-041-
83 198 N/A
C J
SEGERSTRO
M & SONS
PDC CC 1
North
Costa
Mesa -
HR
0.23 90 Vacant C 0 0 0 0 0
Home Ranch property.
See analysis in Appendix
B for additional
information on potential
to redevelop.
0 6,419 0% EX
Appendix B: Sites Analysis B-68
Costa Mesa Housing Element 6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026)
Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of the sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
418-101-
03 199 1491
Baker St
PURCILLY
GAY
WHEELER TR
C1 G 2
Harbor
Mixed-
Use
1.27 60 B 74 14 8 14 39
Restaurant and
barbershop. Site is
anticipated to redevelop
with adjacent parcels as
shown in this table.
4,434 69,124 6% C
424-202-
01 200 745 W
19th St
PANGE
MARC C
REVOC TR
C1 G 4 19 West 0.63 50 30 5 3 6 15
Strip mall with surface
parking lot adjacent to
major transportation
corridor (19th St.). Site
has the potential to
redevelop for mixed-
use.
9,838 34,468 29% C
410-481-
05 201 3201 Park
Center Dr
THE IRVINE
COMPANY
LLC
TC CAC 2
North
Costa
Mesa -
Pac Arts
6.27 90 H 186 18 9 18 141
Pacific Arts Center
property. See analysis in
Appendix B for
additional information
on potential to
redevelop.
81,187 483,505 17% EX
410-491-
07 202
601
Anton
Blvd
THE IRVINE
COMPANY
LLC
TC CAC 2
North
Costa
Mesa -
Pac Arts
12.07 90 H 349 35 18 35 261
Pacific Arts Center
property. See analysis in
Appendix B for
additional information
on potential to
redevelop.
230,300 930,850 25% EX
139-313-
21 203
1590
Adams
Ave
C J
SEGERSTRO
M & SONS
C1 G 1
Harbor
Mixed-
Use
0.19 50 F 9 1 0 1 7
Existing Post Office site
with lease expiring
during the planning
period. Property owner
has indicated interest in
redeveloping the site for
residential uses.
247 10,216 2% EX
139-313-
30 204
1590
Adams
Ave
C J
SEGERSTRO
M & SONS
C1 G 1
Harbor
Mixed-
Use
2.40 50 F 120 22 13 24 60
Existing Post Office site
with lease expiring
during the planning
period. Property owner
has indicated interest in
redeveloping the site for
residential uses.
27,802 130,680 21% EX
Appendix B: Sites Analysis B-69
Costa Mesa Housing Element 6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026)
Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of the sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
410-051-
46 205 3420
Bristol St
SOUTH
COAST PLAZA TC CAC 2
North
Costa
Mesa
0.75 90 G 70 13 7 14 35
Existing office uses and
surface parking lot. The
City has discussed the
potential future
redevelopment of this
site for high-density
residential uses with the
property owner.
12,109 57,826 21% EX
410-501-
25 206
545
Anton
Blvd
JKS-CMFV
LLC PDC UCC 2
North
Costa
Mesa
0.74 90 66 12 7 13 34
Small commercial out
parcel uses. Property
owner has indicated
interest in redeveloping
the site for residential
uses.
5,026 25,367 20% EX
410-501-
36 207 N/A JKS-CMFV
LLC PDC UCC 2
North
Costa
Mesa
1.82 90 164 31 18 32 84
Surface parking lot.
Property owner has
indicated interest in
redeveloping the site for
residential uses.
5,026 62,729 8% EX
418-171-
01 208 754 Saint
Clair St
PURCILLY
GAY
WHEELER TR
C2 G 1 SoBECA 0.27 60 B 15 2 1 3 8
Existing learning center
use. Site is anticipated
to redevelop with
adjacent parcels as
shown in this table.
3,797 14,921 25% A
140-041-
81 196 3333
Susan St
THE HIVE
CREATIVE
OFFICE INC
PDI IP 1
North
Costa
Mesa
4.00 90 432 68 39 72 252
Current Los Angeles
Chargers’ practice field
facility. The Chargers
new training facility will
open in Spring 2024 in El
Segundo CA. The City
has discussed the
potential future
redevelopment of the
football practice field for
high-density residential
uses with the property
owner. The site is
located within the North
Costa Mesa Specific Plan
which supports urban
mixed development,
93,238 130,680 71% EX
Appendix B: Sites Analysis B-70
Costa Mesa Housing Element 6th Cycle – 2021-2029
Table B-6: Sites to Accommodate Costa Mesa 2021-2029 RHNA (to be comprehensively updated following a No Net Loss analysis later in 2026)
Note: This table is sorted by unique identifier (Unique ID). The unique identifiers were established at the beginning of the sites analysis process.
Some sites were removed as part of the analysis and sites were not renumbered to retain continuity for the community and other users when referring to specific sites.
APN Unique
Id Address Owner Zoning
General
Plan
Land
Use
Council
District
Specific
Plans
Size
(Ac) Density Vacant
Potential
Consolid
ation
Used
In 5th
Cycle
Net
Units
Very
Low Low Moderate Above
Moderate Notes
Existing
Building
SF
Max
Buildout
per FAR
%
Occupied Dev. Class
including retail,
industrial, business park,
and residential uses.
The site is directly
adjacent to retail and
offices spaces to the
west, Medium Density
Residential (townhomes)
to the east, commercial
to the south and a
business center/post
office to the north.
419-203-
08 209 2000
Harbor
OC HARBOR
MEDICAL
PLAZA LLC
C1 GC 5 1.55 25 38 0 4 0 34
Existing retail center
with surface parking lot.
Property
owner/developer
requested to have the
site added to the
Housing Element for
future residential
development.
C
418-181-
11 210
To be
assigned
(Bristol
St)
2821
BRISTOL SITE
LLC
CL GC 3 0.43 23 Vacant 10 0 1 0 9
Existing surface parking
lot. Property
owner/developer
applied for a pre-
application, residential
rezoning, and requested
to have the site added
to the Housing Element
for future 10-unit
development with one
unit affordable to a low
income household.
EX