Planning Commission approves two‑lot small‑lot subdivision at 2396 Orange Avenue, 6–1

The Costa Mesa Planning Commission on Monday approved a design review and tentative parcel map to subdivide 2396 Orange Avenue into two lots and build two detached two‑story single‑family homes.

Assistant planner Jeffrey Raimondo told the commission the 7,580‑square‑foot site would be split into Parcel 1 (3,752 sq ft) and Parcel 2 (3,200 sq ft). Each lot would include a new two‑story home with an attached two‑car garage and two driveway parking spaces. The proposal calls for demolition of the existing dwelling and garage, new landscaping, two street trees along Orange Avenue and a five‑foot sidewalk easement along the street. Staff said the project complies with zoning and residential design guidelines and recommended approval subject to conditions, including an amended Condition 4 to avoid requiring a redundant block wall where an existing wall on adjacent properties already functions as a barrier.

The applicant, Rod Shebert, confirmed for the record that he had read and accepted the conditions of approval. "I have read the conditions of approval and we agreed to them," he told the commission.

Commissioners focused questions on fencing and materials. Staff said the municipal code requires masonry block walls along exterior property perimeters, but the code allows exceptions for interior property line fencing and that vinyl or wood may be acceptable on interior lines subject to the development and visibility requirements. Vice Chair Zick asked that Condition 5 be clarified to explicitly allow "wood or vinyl" on interior property lines; staff agreed the condition would be clarified.

Vice Chair Zick moved to find the project exempt from CEQA under the minor‑division and small‑structure exemptions cited in the staff report and to approve Tentative Parcel Map No. 2025‑141 and Design Review PDES‑25‑0002 subject to the amended conditions. Commissioner Dixon seconded. The motion carried 6–1, with Commissioner Martinez voting no. The commission noted the decision is final unless appealed to the City Council within seven days.

The commission'record includes conditions addressing driveway materials, landscaping, privacy fencing, visibility triangles at the corner, and standard building and fire code requirements. Staff and the applicant said they will coordinate to ensure the project complies with the clarified fencing language and visibility requirements.

The meeting packet and staff presentation contain site photos, parcel maps, floor plans showing three bedrooms and three bathrooms on the second floor, and design renderings. The commission did not adopt any deviations from code; staff said parking complies with municipal standards (two garage spaces plus two open driveway spaces per unit).

The project proceeds subject to the conditions adopted by the commission and the standard appeal period.