Planning Commission approves two‑lot small‑lot subdivision at 2280 Eldeen Avenue

The Costa Mesa Planning Commission on Monday approved a design review and tentative parcel map to divide 2280 Eldeen Avenue into two small‑lot parcels and build two detached two‑story single‑family homes.

The commission voted 7‑0 to adopt findings and approve Planning Application PDES‑24‑0013 and Tentative Parcel Map 2024‑156, with conditions of approval and a determination that the project is categorically exempt from the California Environmental Quality Act under CEQA Guidelines §§15315 and 15303.

Staff presented the proposal as a small‑lot subdivision on an approximately 6,470‑square‑foot lot on the southeast corner of Eldeen Avenue and Albert Place that would replace two existing single‑story homes and their one‑car garages. The applicant proposed two new three‑bedroom, two‑bathroom detached homes, each with an attached two‑car garage and two driveway parking spaces. Assistant planner Jeffrey Armando said the project meets the R‑2MD zoning and the city’s residential design guidelines and provides about 49% open space for the overall lot, above the 35% minimum required by code.

The commission asked about several technical items, including the maintenance agreement that governs shared areas between the two parcels, required sidewalk and curb ramp work close to a fire hydrant, and whether a red curb would be applied. Staff said the California Vehicle Code (as cited to commission) prohibits parking within 15 feet of a fire hydrant regardless of whether the curb is painted and that Transportation Division staff did not require a red curb in this instance. Commissioners also asked about trash bin access and whether the three collection bins shown could be maneuvered; architect David Delatoso said the site plans were illustrative and that bins could likely be rotated or rearranged, and the final plan would be reviewed at building permit plan check.

Public comment on the item was limited; no one spoke in chambers or by phone or Zoom on the project. The applicant’s representative, Corley Newman of Government Solutions Inc., and architect David Delatoso were present and noted they had worked with staff on revisions to conditions of approval. Owner‑developer Madison Walker also attended.

Commissioners cited several positive features in their approval remarks: the project’s conformity with the small‑lot ordinance, variety in building materials and articulation to avoid “boxy” façades, the inclusion of sidewalks and curb ramps where none exist today, and the fact that the units provide for for‑sale housing stock. Vice Chair Zick and other commissioners praised the project’s attention to open space and garage parking.

The commission’s approval included the set of written conditions of approval that staff revised after discussions with the applicant; staff said the final landscape plan will be reviewed during building permit plan check and must comply with the Water Efficiency Landscape Ordinance. The chair noted the decision is final unless appealed to the City Council within seven days.

Votes at a glance • Motion to approve PDES‑24‑0013 and Tentative Parcel Map 2024‑156 (design review for a two‑lot small‑lot subdivision and two new detached homes) — Motion: Commissioner Dixon; Second: Commissioner Martinez; Vote: 7‑0 (approved).