Planning commission approves 38 live‑work units at 960 W. 16th St.; vote clears deviations for separation and parking

The Costa Mesa Planning Commission on Feb. 10 approved a master plan (PMAP-24-0004) and tentative tract map (Tentative Tract Map 19345) that would allow the development of 38 live‑work residential units at 960 West 16th Street, authorizing departures from the Mesa West Bluffs Urban Plan for building separation and guest parking.

Staff said the project is categorically exempt from CEQA under the infill exemption and recommended approval subject to site-specific conditions, marketing requirements and CC&Rs to protect both workspace uses and residential expectations.

Nut graf: The commission voted 7-0 to approve the Intercorp Homes application after reviewing design changes the applicant made following a City Council screening session in June. Approved deviations allow a 6‑foot separation between buildings where the urban plan calls for 10 feet and a reduction in required guest parking supported by a professional parking study.

Senior urban planner Chris Yeager summarized the proposal as a 38‑unit, four‑story live‑work project on about 2.3 acres with a proposed density of about 16.5 dwelling units per acre (the urban plan permits up to 20). The developer proposed a floor‑area ratio of roughly 0.85, a maximum structure height of about 44 feet and multiple pedestrian‑oriented features, including a private stamped‑concrete drive, two parklets, interior paseos and bike parking. Landscaping exceeds code minimums, and the plan lists drought‑tolerant and native species for on‑site planting.

The applicant, Rick Puffer of Intercorp Homes, said the design responded to City Council feedback and emphasized the project’s live‑work intent, pedestrian features and a parking strategy based on empirical data from two similar Costa Mesa developments. “We have selected our design team for the 960 West Sixteenth Street project from the local area based on each consultant's expertise of the residential market,” Puffer said in the presentation. He said the developer accepts staff’s conditions of approval.

A key land‑use issue at the hearing was parking. The Mesa West Bluffs Urban Plan requires 133 total spaces (76 tenant + 57 guest). The project proposes 76 tenant spaces, eight driveway spaces and 20 guest spaces and presents a professional parking study (LLG) showing a peak demand of about 2.66 spaces per unit at comparable live‑work projects; the project’s proposed supply equates to about 2.7 spaces per unit. Staff supported the requested parking deviation because the study’s empirical data aligned with the project supply and because CC&Rs would require use of garages for tenant parking.

Neighboring residents and callers raised concerns about height, loss of sunlight, mature tree removal in Sixteenth Street’s parkway (Newport Beach controls that ROW), and whether live‑work units actually produce street‑facing businesses. Commissioners probed technical issues including stormwater control (Newport Beach required a trench drain in the driveway approach), the potential for garage conversion to accessory dwelling units (staff said state law is permissive and CC&R and deed restrictions may be limited by state statute), and whether the 6‑foot separation met fire‑safety and design objectives. Yeager said the reduced separation aligns with building‑code minimums and comparable recent approvals in the area; fire and other technical reviewers checked the plan.

The commission attached project‑specific conditions including required buyer disclosures (notice that units sit in an industrial zone), a requirement that the units be marketed as live‑work, a comprehensive sign program before business signage is allowed, CC&Rs prohibiting outside storage of RVs/trailers and requiring garage parking, and utility/final landscape review prior to permit issuance. Newport Beach will review and permit any work inside its public right of way (curb, sidewalk and street), which includes required driveway approach standards.

Commissioner comments split between concerns about reduced parking and support for expanding ownership housing in the West Side: several commissioners noted the market demand for ownership product and said the live‑work overlay was the legal mechanism allowing this density. Vice Chair Zick and others complimented the applicant on design changes and emphasized the importance of signage, marketing and CC&Rs to ensure the workspaces are used as intended.

The motion to approve was made by Commissioner Dixon, seconded by Vice Chair Zick, and carried 7-0. The decision is final unless appealed to City Council within seven days.

Ending: The project will proceed to subsequent permitting and final engineering review, including coordination with the City of Newport Beach for off‑site improvements in that city’s right of way.