Costa Mesa officials approve density bonus plan for 21 ownership units on 1.49 acres
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A plan to build 21 single-family homes on a 1.49-acre lot in Costa Mesa formerly occupied by a mobile home park sailed through the city’s planning commission during a hearing Monday — not that commissioners had much of a choice.
That’s because, by designating a single unit for a very low-income occupant, the project’s developer qualified for a density bonus under state law that effectively overrides local zoning regulations and design standards the city might have imposed.
As such, neighbors living near the intersection of Tustin Avenue and 21st Street may soon see construction begin on Eira — a complex of two-story Nordic farmhouse-style ownership units with three- and four-bedroom floorplans that could take from 18 to 24 months to complete.
Due to the density bonus, the city must waive standards pertaining to density, building height (homes will be built to 31 feet, 6 inches), distance between units, open space and parking space minimums and front, rear and side setbacks.
Irvine-based Modern Mobile Ventures is overseeing redevelopment of the site, which once housed 28 mobile structures but has lain vacant for several years. An earlier plan to revitalize the mobile home park concept was scrapped during the pandemic and replaced with Eira, according to Peter Zehnder, a partner in the enterprise.
“We really took a lot of care, a lot of money and a lot of time to create something that would be another really vibrant part of the neighborhood and not just exist,” he told commissioners Monday.
The single affordable unit is located in the back corner of the complex and, along with an adjacent market-rate unit has the smallest floor plan at 908 square feet. Its inclusion allowed for the addition of four more units above the 18 defined by city statutes.
Zehnder noted his team did not take full advantage of the density bonus, proposing 21 units instead of the maximum 22 and offering 60 parking spaces, including garages, instead of the 40 prescribed by the state for a project of that size.
Some homes will face out onto 21st Street, while others will be oriented toward an internal landscaped pedestrian paseo. The project proposes a combined 7,288 square feet of common open space and 9,889 square feet of private open space.
Several people living near the site shared concerns about bringing more residents into an area already heavily trafficked by parents and children attending nearby Kaiser and Woodland elementary schools, as well as those served by a Boys & Girls Club less than 200 feet away.
Heather Kupferman questioned whether new residents would really use their garages for parking or turn to city streets, clogging thoroughfares already in need of repair.
“Before moving forward with a project such as this, adding a potential 80 residents, we should take a look at the issues we currently have on 21st Street and Tustin,” she said. “They’re already crowded, and some action should be taken.”
Others testified traffic was especially dangerous during schools’ drop-off and pickup times and during campus events.
“I see children almost struck by cars on a regular basis,” said Chrystie Gritzmacher. “There is no way adding a minimum of 80 residents will not add to safety concerns for the children.”
Planning commissioners acknowledged residents’ concerns but admitted there wasn’t much they could do to reduce density or mandate more on-site parking, though a homeowners association will be tasked with ensuring garages are used for cars and not storage.
“Because of state housing law, we really don’t have any other option but to approve this project,” said Commissioner David Martinez. “If we do not approve this [unit] increase and housing development, we will be sued.”
Commissioner Rob Dickson sympathized with neighbors but ultimately concurred.
“Everybody here is upset about the parking impacts, and I completely understand that, having lived on the east side,” he added. “Frankly, as far as the state’s concerned and development law is concerned, nobody cares and that’s sad. [But] there’s a lot more coming down the pike in this city, so please stay involved.”
