Planning Commission forwards 1,050-unit 'Hive Live' project to council with 6‑1 recommendation; DA includes $4.5M in public-benefit allocations

The Costa Mesa Planning Commission on June 9 voted 6‑1 to recommend that City Council certify a Final Environmental Impact Report and approve entitlements for the Hive Live project, a three-phase residential development proposed at 3333 Susan Street that would total about 1,050 units and include 3,692 square feet of retail.

The project, led by Legacy Partners and presented by Tim O’Brien, would redevelop a site north of the 405 Freeway and east of Anduril into a mix of multi‑story residential buildings, paseo walkways open to the public and a public plaza fronting the retail corner. Staff said the master plan proposes a maximum height measured to elevator shafts of roughly 73–77 feet in places, phased construction and 1,756 parking spaces (roughly 1.65 spaces per unit), including 15 retail spaces.

Affordable housing and density bonus

Under the California density bonus framework, the developer proposed a base of 884 units and requested a 20 percent density bonus linked to on‑site affordable housing. The applicant is proposing 105 low‑income units (about 10 percent of the overall project), which staff said yields a project total just under 1,061 units allowed by the bonus; the applicant proposed roughly 1,050 units.

Development Agreement and community benefits

The draft development agreement (DA) before the commission would run for 20 years with two 5‑year extension options. Exhibit C in the DA lists public‑benefit allocations that staff and the commission emphasized should be specified in the ordinance. The DA includes: $1.5 million for police and animal services, $1.5 million for fire and rescue services, $1.0 million for citywide bicycle and pedestrian infrastructure, and $500,000 for drainage facility improvements, plus other fee obligations (parks, Measure Z, traffic, permits) and a $50,000 deposit for DA administration.

Applicant and public comment

Tim O’Brien, the applicant’s lead, said the team engaged neighbors and stakeholders and that the 105 on‑site low‑income units reflect a decision to provide a set number of affordable units rather than applying density bonus calculations to the base unit count. O’Brien said: “Now what we've said is despite the fact that we have the right to do that, we're gonna forego that. That would be about 95 affordable units. So instead we're gonna go to the 105, which is consistent with the overall project.”

During public comment, Cynthia McDonald and other speakers raised concerns about spot zoning, the proximity of services and traffic; staff and the applicant responded that off‑site transportation and pedestrian improvements are included as conditions of approval and that the project moves existing open space and active‑transportation commitments forward.

Action and outcome

Commissioner Martinez moved to recommend approval of staff’s recommendation and a minor change to a condition referencing the Arts Commission; the motion carried 6‑1, with Vice Chair Zick voting no. Commissioners supporting the recommendation cited the project’s affordable units, public open space (paseos and a plaza), and transportation mitigation commitments.

Next steps

Staff said the project will go to the Airport Land Use Compatibility Commission for consistency review and then to City Council for final action. The DA and conditions require further drafting (density‑bonus agreement details, final building permits, final landscape plans and timing of certain off‑site improvements).