Planning commission receives staff plan to modernize Costa Mesa municipal code; debate focuses on parking and FAR
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Summary
Staff presented 11 targeted zoning code amendments to consolidate land‑use categories (personal services, artisan studios, active entertainment, food halls/ghost kitchens, EV charging, commercial kitchens, height deviations, and FAR clarifications). Commissioners broadly supported the approach but pressed staff to justify parking ratios and clarify FAR calculations before drafting amendments.
City staff presented a targeted package of proposed updates to the Costa Mesa Municipal Code on April 13 intended to modernize land‑use categories and reduce reliance on subjective similar‑use determinations.
Contract Planner Amber Gregg described an approach focused on 11 topic areas — personal services, artisan studio/retail, active entertainment, event centers/assembly, small fitness studios, food halls/ghost kitchens, electric vehicle charging, sports clubs, commercial kitchens, nonresidential height deviations, and floor area ratio (FAR) clarifications — emphasizing that the changes apply to nonresidential zones and aim to provide clarity and reduce the need for conditional use permits for common emerging uses.
Planning Manager Martina Caron and Gregg said the effort will add definitions, consolidate uses where appropriate, and introduce development standards (parking, operational characteristics, and design rules) to reduce delay and unpredictability for businesses. Caron outlined a proposed conditional‑use permit pathway for up to a 12‑foot height deviation subject to findings and standards, and described efforts to clarify the definition of gross floor area so that FAR calculations exclude non‑usable areas that do not drive trip generation.
Much of the subsequent discussion centered on parking standards. Commissioner Martinez pressed staff to justify the proposed parking minima, noting that some table entries equate to roughly 28.5 spaces per 1,000 square feet for certain assembly uses and questioned whether those standards align with the city’s VMT and climate goals. Director Carrie Tai and staff said the proposed numbers are drawn from existing municipal off‑street parking requirements and will be checked against ITE trip‑generation data; staff committed to returning with data sources, revised calculations, and refinements for loading/unloading management for ghost kitchens and shared kitchen uses.
Commissioners also suggested outreach to local commercial property owners and to explore microenterprise kitchen programs in coordination with county health department requirements. Commissioner Dixon moved to receive and file the presentation so staff can draft code language for follow‑up; the motion passed 6–0.
Staff will prepare detailed draft ordinance language, supporting findings, and parking/FAR analyses for future study sessions and hearings.
