Planning commission approves permit for The Nest event venue at 932 W. 17th St., with tight noise and parking conditions

The Costa Mesa Planning Commission on April 27 approved a conditional use permit allowing The Nest to operate a reservation-based event venue at 932 West 17th Street, imposing conditions intended to limit noise, lingering and parking impacts. The vote was 6-0; the decision can be appealed to the city council within seven days.

Staff recommended the commission adopt a CEQA exemption and approve the project after multiple rounds of review, technical studies and revisions. Senior planner Mendez told commissioners the proposal includes a 4,200-square-foot indoor assembly area and a 6,000-square-foot outdoor patio, with events concentrated on weekends and evening hours and live entertainment confined primarily indoors. A March 2026 noise study by First Carbon Solutions concluded projected operational noise would remain within city thresholds and not significantly affect nearby sensitive receptors.

The commission attached several operational conditions. Those include required on-site staffing (valet attendants and venue managers), limits on outdoor music to background level and a sound limit of 60 decibels measured at the center of the patio, and a schedule that ends music and food-service before the venues posted closing times (music and beverage service to cease by 9:45 p.m. Friday and Saturday and by 7:45 p.m. Sunday). The permit requires parking for employees and vendors on-site (the project provides up to 47 on-site spaces) and a complimentary, optional valet service; staff said overflow can use nearby street parking on off-peak weekends.

Commissioners pressed staff and the applicant on several neighborhood concerns: whether the property is air-conditioned (the applicant confirmed the venue has HVAC and fixed windows), how doors will be kept closed during amplified events, the logistics of one-at-a-time valet flow and stacked on-site parking, and how lingering in the lot will be prevented. Applicant Michael McKenzie said in his presentation that The Nest had voluntarily paused operations when code enforcement first raised concerns in April 2025, has since worked with staff on corrections and would add specific anti-lingering practices and a phone/contact for neighbors. McKenzie said the operator uses on-site security, gate closure and active management to expedite guest departure and is open to additional written conditions.

Commissioner Martinez moved to approve the CUP and a minor CUP for outdoor operations, amending condition 12 to allow the north door to be open during events (the commission noted that door faces away from the Playport mobile home park) while adding language requiring the operator to institute operational measures, including door closure, if noise issues arise. Commissioner Dixon seconded; commissioners said existing code-enforcement processes and the permit conditions provide an avenue to address any violations. The motion carried 6-0.

Neighbors who spoke at the public hearing urged stricter protections: residents from Playport Mobile Home Park reported two-thirds of their park signed a petition opposing the venue and raised concerns about on-street parking, nighttime noise and ADA access around the decomposed-granite walk. Supporters including local vendors and event professionals described The Nest as a community-focused venue that has supported small businesses and charitable activities.

The commissions approval is final unless appealed to the city council within seven days. Staff noted that code enforcement would investigate alleged violations of the CUP and that persistent violations could lead to citations and, ultimately, possible revocation proceedings if the operator failed to comply.