Commission hears proposed 2025 zoning code updates; staff to return with public hearing draft

Costa Mesa planning staff on June 23 presented a study session on a package of technical zoning code updates and codifications intended to clarify frequently used zoning‑administrator determinations and to align several provisions with current state law.

Assistant planners Caitlin Curley and Froylan Garcia described the package (PCTY‑25‑0001) as focused on technical clarifications rather than new policy. The proposed changes include codifying existing zoning administrator determinations for: walls, fences and landscaping standards; definitions and parking rates for individual and group counseling uses; exterior piping and conduit treatments; screening requirements for ground‑mounted antenna support elements and equipment; and updates related to implementation of Senate Bill 9. Staff also proposed revisions to ADU/JADU provisions to address two minor HCD comments and planned an updated shared‑parking analysis tool with more current demand data.

On walls and fences, staff said the package would consolidate existing local standards into the zoning code and would modestly increase the maximum permitted front‑yard fence height in certain narrow conditions while narrowing the ability to seek deviations in the same locations. Vice Chair Zick raised a constituent concern about codifying a 6‑foot wall allowance near front setbacks; staff explained the change reflects current practice and noted it could produce nonconforming situations for existing walls if changed. Commissioners asked staff to return with clarifying language and to identify the policy tradeoffs; staff said the proposal was intentionally technical and that broader policy shifts could be considered in a later code update.

Other specifics presented: • Pipes and conduits — new language would discourage locating new pipes and conduits on building exteriors and allow existing exposures to be painted to match adjacent facades. • Group and individual counseling — staff proposed adding individual counseling to the use matrix and establishing parking ratios (4 spaces per 1,000 square feet for individual counseling; 10 spaces per 1,000 for group counseling) to reduce ambiguity for small operators. • Ground‑mounted mechanical and antenna equipment — proposed standards would require screening where visible off‑site but acknowledge state and federal preemption where screening is infeasible. • SB 9 — staff proposes to codify the city’s SB 9 urgency ordinance so the code reflects state law, clarify that an urban lot split allows up to four total units as state law permits, and add clarity about driveways and garage spaces per resultant lot. • ADU clarifications — staff noted two minor clarifications requested by HCD following the city’s recent ADU ordinance update: (1) ADUs and JADUs alone do not trigger a sprinkler requirement for the main residence; (2) objective limits on exterior stairways (no exterior stair on a front façade within 20 feet of the front or street‑side property line). • Raised decks — staff proposed requiring raised decks more than 18 inches above finished grade to meet main‑structure setback requirements to address privacy concerns. • Shared parking update — an updated Excel‑based shared‑parking demand tool with current data and additional uses to reduce the need for parking deviations.

The Planning Commission asked technical follow‑up questions and requested additional detail on several items. Commissioners asked staff for a list of uncodified zoning administrator determinations that remain in use and asked staff to clarify the impact of the proposed changes on existing nonconforming walls and fences. Several commissioners urged caution before rolling local interpretations into the written code when doing so would require major policy decisions. Commissioner Martinez asked staff to provide a list of additional technical code items the commission might consider in future updates.

No members of the public called or signed up to speak on the zoning code amendments during the study session; staff said the item will return in July or August for a formal recommendation and then to City Council in September or October for adoption hearings.

Action • Motion to receive and file the zoning code amendment study session materials — Motion: Commissioner Martinez; Second: Commissioner Dixon; Vote: 7‑0.

Next steps • Staff expects to return with a public hearing draft in July/August and to schedule City Council hearings in September/October; staff said they will provide additional documentation and respond to commissioner requests (including a list of remaining uncodified zoning administrator determinations and clarifications requested for walls/fences and SB 9 issues).