Planning Commission - Regular Meeting

Good evening. Welcome to the planning commission meeting of Monday, April 27th, 2026. I now call the meeting to order. Uh it's time for the pledge of allegiance and tonight will be led by Commissioner Martinez. Please stand a fable. Place your right hand over your heart and say with me, I pledge allegiance to the flag of the United States of America and to the republic for which it stands, one nation under God, indivisible, with liberty and justice for all. Thank you. Uh, Miss Green, will you please do the voice roll call?

Uh, thank you, Mr. Chair. The record will reflect that all commissioners are here except for commissioner Andre and Zik. Okay. And I will announce that uh director Carrie Tai is attending tonight's meeting remotely. Takes us to announcements and presentations. We have one presentation tonight. Miss Green, will you please read the title of that presentation? Yes. This is the active development map presented by Dan Enlos. Mr. Enlos, welcome.

Thank you. Good evening, commissioners. Uh this evening, I'd like to take a brief uh moment to introduce you to a new tool in beta. It's called the active development map. Um it's easy to find. You can type in active development coast Mesa and it shows up on Google or if you're on the city website, you go to government and go to economic and development services. It's the first thing on the page. If you go ahead and click that, it takes you to uh just a heads up that, you know, we're we're keeping this information as clear and prec uh precise as possible, but um always it's good practice to check in with our counter staff if you have really important decisions to make. Once you get through that stage, um you've got our active development map, which shows all active projects both in building, business license, code enforcement, planning, and public works. Um, you've got a nice counter at the bottom and then it shows our map which is easy to access, navigate, and helps us with all kinds of purposes, including knowing what's going on in your neighborhood if you're a resident or if you're a business, knowing on what what kind of projects are happening around your business. Um, or if you're a real estate agent or a property owner, knowing what kind of opportunities are occurring around you, new development, new businesses, and the like. It has three components. The center section is the map. And then if you type in an address or navigate to a spot, for instance, I'll go ahead and type in one now. Takes you to a location in which you can then click on the property. Once you click on the property, activates the other two screens. To the left is our kind of assessor's information. This is general information about that specific property. It's APN, it's zoning information, general plan, jurisdictional information, geological information, and such. We're going to continue working on adding information to this as we continue. Um, but this is the general information for that property. And then to the right, you can look through the active

entitlements that are currently happening on that property, whether it's building, public works, business licenses, etc. If you want to filter by one of these features, say you just want to look at building information, you can just filter by building at the top right and it'll show you just the building cases if you're already in a property or if you're on the map as a whole, it'll just filter to provide you just the active building permits that are happening in the city of Costa Mesa. As I mentioned, this is in beta right now. We're taking in comments um regularly and making corrections. One of the ones that we did receive that's been super helpful is trying to make this as mobile friendly as possible. We're working on that now with it to make sure this could be something that we look up on a phone. Um, obviously the format needs to change because the real estate on a phone is a little bit different than here. And so we're working on that. Hopefully May June we'll have something beta uh to to start playing with and for people to test. But this is our active development map.

All right. Great. Well, thank you very much, Mr. Enlos. Uh, anybody have any very quick questions or comments? Mr. Dix question on the mobile one. Is it gonna are is there going to be a separate mobile and a separate desktop simply because sometimes the mobile may not have all the functionality of the desktop, right? And and so I just want to make sure we don't dumb it down to the mobile version that's also on This will stay. Okay, perfect. Yep. Thank you. You're welcome. All right. Great. Thank you very much, Mr. Enlos. Of course.

Before we get to public comment, uh just let the record reflect, Miss Clerk, that Commissioner Andrade is present. Now, uh public comments will be heard now. These are for matters not listed on the agenda. Um open public comment. If you'd like to speak, please come to either podium uh in the chambers or if you're participating by Zoom, use the raise hand option at the bottom of the screen. or if you're joining by phone, please please press star 9. Anybody in chambers wish to speak on public comments. I see none. Miss Green, anybody on Zoom or by phone? No, Mr. Chair.

Okay. This will be a quick meeting tonight. Um, all right. I'll close public comments. Uh, planning commissioner comments and suggestions. Uh, let's start to my left. Commissioner Martinez. Yes. Thank you, Mr. Chair. Um, first up, I wanted to share about an upcoming open house for our climate action and adaptation plan on Thursday, April 30th, from 6:00 to 8:00 p.m. here at city hall. The city will host an open house to receive feedback on the proposed CAP, climate action and adaptation plan, and also environmental justice policies. If you are available at that time, please do feel free to join us. It'll be very interesting to learn about what the city is proposing to do to improve uh to uh talk about climate policies and to uh share our plans regarding sustainability and the like. So, please do attend if you're interested. Um a past event, Earth Day and Arbor Day, both events uh were fantastic for Arbor Day. Uh, I got to go to Wilson Park and plant a couple of trees. Um, and I know Commissioner Andrada was there as well as well uh as um, Chair AOA from the Arts Commission. Um, it's a great event and it works towards our goal for Independence Day of planting 250 trees citywide for our 250th anniversary as a country. Uh and then the Earth Day Festival as always was amazing. Uh a lot of great organizations came out, a lot of people came out. Uh so very thankful for the city for putting that on. Um on May 5th, there will be a couple of poetry workshops led by our poet laurate. I believe one is geared towards teens and

one is geared towards seniors. I think the senior one for seniors is at the senior center. Uh, but more information will be on the city website if you're interested in a poetry workshop. And finally, an event not in Costa Mesa, but I do want to promote it. On May 2nd, so this Saturday, the city of Irvine will have their third annual Cichlo Irvine. That's an open streets event. They will be closing 1.3 miles of Irvine Boulevard to cars and opening it to people walking, biking, running, uh scooting, uh rolling, however they want to get around. Uh it's basically going to be a pop-up park on Irvine Boulevard. It'll be a very fun event. Last year's was very popular. Uh if you're interested in seeing what that could look like, I know uh open streets is something that's been discussed here in Costa Mesa before. I encourage you to check out what Irvine is doing. Thank you, Mr. Chair.

Thank you, Commissioner Dixon. Uh, thank you very much. And, um, I had heard at the last council meeting, uh, council members talk about there's still an opportunity to comment publicly on the Fairview Developmental Center specific plan. And I was just looking on the FDC plan uh, site and I didn't see that uh, comment option or button. So, I was hoping that um staff could point us to that if there was a specific place if it's still an online survey or online comments available or if it's just uh sending in an email um to the city. If you could update us on that, I'd greatly appreciate it. Thank you.

Thank you. Just to provide a brief response to that, the uh comment period is now closed for the specific plan. So, um that we're not accepting comments actively. Thank you. I I had heard someone at the council meeting say it was open till like May 1st and I didn't think that was accurate so I thought I'd double check. That's correct. Uh chair, this is director Tai, if I could chime in. Yes, sure.

Please. Thank you. So, yes, thank you. Um the comment period that was active for the specific plan was purposes for um the active development, you know, as the specific plan was literally being drafted. But of course um until the specific plan is actually um heard through the planning commission and the city council obviously there are still um additional opportunities for commenting. It's just that the ones that came in in a timely manner made it into the draft of the specific plan. So I do want to clarify that there is still opportunity to comment and um we would just ask that uh members of the public send um comments to the email that's listed on the fdcplan.com website. Um, and that way it'll come to our project team. We'll continue to take them. However, you know, we at some point had to work with a a draft specific plan and that's what our our comments were for. And additionally, there was some reference to comment periods in May. So, uh, the city will be releasing the draft environmental impact report for the Fairview Developmental Center specific plan in midmay and there will then begin a 45day review period for the environmental review document. So, I did want to clarify there's some additional opportunities for comment for both uh environmental as well as the specific plan prior to any recommendation and adoption. Thank you.

Thank you, Commissioner Andrade. Any comments?

I will just similarly echo the great work of the city and staff for a wonderful Earth Day celebration right here on city hall grounds. It was a great opportunity to engage with many local businesses that are um focused on sustainability priorities and a great way to connect with your neighbors. So, I highly encourage you all since we have a packed audience today. Thank you all for being here and making your voices heard. Please visit the city hall website or Instagram as well that constantly frequently lists all so many activities. It's a great way to connect with your network with the the local community. Um yeah, that would be it. And yes, of course, the open house on the climate action and adapt adaptation policies on April 30th. Come and join us.

All right. Thank you, Commissioner Klec. Nothing for me. Commissioner Roas,

um just to say that I I like having everybody here. I mean, um I appreciate you attending because um it's always great to hear from the community. Also, just a quick reminder, we have the uh OC uh marathon happening this weekend. Coming out and and joining. That's going to be pretty cool. And uh given that this is our other meeting we're having before Mother's Day, I'd like to uh give everybody a preemptive wish all the mothers a happy Mother's Day. All right. Thank you. Um All right. Uh that takes us to We have no items on the consent calendar tonight. Yes. No. Um takes us to our public hearing. We have one public hearing item tonight. Miss Green, will you please read the title for that item?

Thank you. This is the conditional use permit to convert an existing industrial building to an event venue with live entertainment and dancing, including on-site valet parking and a minor conditional use permit for outdoor event operations to be located at 932 West 17th Street. Presentation by Mr. Mendes, senior planner. Thank you. First, any uh exparte communications commissioners? I would like to say that I did visit the site and uh drove it to just get a good understanding of the layout. I didn't talk to anybody on site though. Okay. Visited the site as well. All right. I did speak to a constituent on this issue. All right. Mr. Mendes, you have the floor.

Uh good evening, chair and commissioners. The item before you tonight is a request for approval of a conditional use permit and minor conditional use permit to operate an event venue with live entertainment and dancing, including on-site valet parking and associated outdoor event activities. The property is located on West 17th Street between Whittier Avenue and Monrovia Avenue. The site is zoned MG general industrial with the light industry general plan designation. The site is surrounded by general industrial zone properties on three sides and an age restricted senior mobile home park across West 17th Street. Uh the site includes two existing one-story multi-tenant buildings located on the west and east portion of the property. Uses within the existing development includes offices, retail non-store fronts, storage, and a private recording studio. The proposed event will occupy the northern portion of the existing multi-tenant building located on the east side of the site. The images on this slide show an aerial uh view of the site to the left. Um on the right you'll see a site plan of the proposed plan. The indoor event is outlined in red and the associated outdoor event patio is outlined in blue. Uh by way of background uh back in April 2025 code enforcement received a complaint and found that the site had been operating as an event venue without permits. Uh from there staff connected with the applicant and walked them through what needed to bring into

compliance the site. Um we had multiple departments visit the site um and outlined operational issues that needed to be addressed. Um over the next several months the applicant worked closely with staff through multiple rounds of revisions including preparing technical studies like a noise study just to make sure that the project was in compliance. By March 2026, everything had been reviewed and finalized. The project was scheduled for this hearing. Uh since that initial case back in April 2025, there have been no additional complaints or observed event activity at that site. Uh the proposal includes two separate entitlements for the proposed event venue. The event venue is listed in the zone is not listed in the zoning code, nor is it similar to any other use. Therefore, it requires a conditional use permit. Uh, valet parking for non-residential uses also requires a cup approval. Because live entertainment and dancing is proposed within 200 ft of a residential use, a cup is also required. Uh, lastly, the outdoor event activities are considered unenced uses and require a minor cup. uh cups and mcups are evaluated against the findings in Costa section 13-29 G2. The findings require that the project be compatible with nearby development, not be detrimental to nearby properties or the public health, safety, or welfare, and be consistent with the general plan. Uh lastly, all planning applications must comply with review criteria that address neighborhood compatibility, safety, and cap compatibility of design compliance with applicable performance standards.

Uh the applicant proposes to operate a private indoor and outdoor event venue designed to host reservation-based gatherings. Some of these events include baby showers, birthdays, weddings, and corporate events. Live entertainment is proposed and may include musical performances such as a DJ, pianist, violinist, vocalist, or acoustic guitar. The indoor event will serve primarily as a gathering space with all amplified music and all live entertainment confined inside the building. Uh the outdoor event functions as a secondary component uh of the event venue. It's intended to support guest circulation, informal gatherings, photo opportunities, and limited outdoor seating. Background level music is only permitted in this area. The non-event business hours are Tuesdays and Thursdays from 10:00 a.m. to 4 pm. Events are hosted on the weekends, Fridays from 4 to 10 p.m., Saturdays from 12 to 10 p.m., and Sunday 12 to 8:00 p.m. Um, in March 2026, a noise study prepared by First Carbon Solutions EVA evaluated operational impacts to the proposed event. The study reviewed existing conditions and projected noise from indoor event activities, background music, and associated mobile sources. It concluded that operational noise would remain within the city thresholds and would not significantly impact nearby sensitive receptors. Therefore, nor no additional sound continuation or building modifications are required for compliance with the noise ordinance.

The proposed 4200 ft² event will occupy the northern portion of the existing multi-tenant building located on east side of the site. Uh the event venue will be remodeled to accommodate an assembly area, restrooms, office space, storage, a changing room, and a kitchen. Uh adjacent to the building is a 6,000 ft outdoor patio area that is improved with uh decomposed granite, landscaping, and fencing. And it's proposed to be used as a secondary component of the event venue. Uh vehicle access to the project site is provided via three driveways on West 17th Street. Uh in regards to parking, the site is located within 1 half mile of a major transit stop. So pursuant to AB2097, the city is barred from imposing a minimum parking requirement on the project. Event venues are an exception under AB2097 and are still required to provide parking for employees and workers at the event venue. The project provides up to 47 on-site parking spaces to serve the employees, vendors, and event attendees. Uh, a trip generation memo was prepared to evaluate the trips and parking demand and concluded that the project is not anticipated to generate significant number of trips during typical weekday peak hours as events are primarily occur during evenings and the weekends. Uh the parking analysis also identified that there's enough on-site parking including valet for most events. For larger events, extra parking can be accommodated with nearby street parking during off- peak times and weekends. Uh the project will include a

complimentary valet program that will operate during all events. Guests will drop off their vehicles at the designated valet stand and uh as shown in this yellow area on the screen. Uh vehicles will be parked on site with most in a stack configuration at the rear of the site. Uh the service will be staffed by at least two attendees uh with additional staff added for larger events as needed. Um the valley operations will be managed by Black Diamond Valet. Uh conditions of approval have been uh conditioned for this project. Uh condition number five is in relationship is in relation to park related problems. If they do arise um we would find a way to either minimize or eliminate the problem. Uh condition number 10 speaks to music, food, and beverage services should cease by 9:45 p.m. on Friday and Saturdays and 7:45 p.m. on Sundays. Uh condition number three just reiterates that the indoor gatherings gathering space is actually the primary event venue and the outdoor is more of a necessary component. Um and then condition number 14, any music in the outdoor areas will be limited to background level only. The sound level should not exceed 60 dB as measured at the center of the patio. Uh perturs code, three types of public notification were completed for the project. A mailed notice, on-site posting, and a newspaper publication. Uh, one public comment was received at the completion of the report opposing the project. Uh, subsequently over 25 written public comments were received.

Uh, it contained a mix of support and opposition for the project. The planning commission may take the following actions. It could approve the project. I could approve the project with modifications or deny the project. Uh staff finds that the planning commission staff recommends that the planning commission adopt the resolution to find that the project is categorically exempt from the provisions of SQA. Approve conditional use permit PCUP-25-00001 for an event venue and approve the MCU for outdoor event operations. This concludes staff's presentation. staff, the noise consultant, and the applicant are available for any questions. The applicant has also prepared a short presentation to share with the commission.

Okay. Thank you very much, Mr. Mendes. Uh, commissioners, any questions of staff? Commissioner Rous, I have I have a few, so I'll just go through these pretty quick. I'm looking at the code enforcement and submittal history. There was nine total points of contact, four of which were corrections. I'm not used to seeing that many back and forth. Can you tell me why we had to go back and forth that many times? specifically with four different rounds of corrections submitted. Yeah, there was three separate documents. We had plans and we also had a noise study and a trip generation memo. Um so staff had to ensure that there was consistency between all three documents and some of those documents um weren't all submitted at the same time. There were some that were submitted after the fact.

Okay, great. And I just wanted to make sure. So it was more paperwork than it was like a issue with the site itself. Like a physical issue with the site. Correct. It was just minor, nothing substantial. Okay. And I think I'm pretty sure I know the answer to this one, but I want to ask it in publicly. Is I want to confirm the current owner operator is the same. There's not going to be a change in any of that of the leadership and ownership of that. It's going to be who's been there operating before all this paperwork was corrected is going to continue being the same people involved with the with this project. That's correct. The commitment I've heard hasn't swayed.

Okay. And then um is the does do we know if the property and I was looking for this but I'm not an expert on it. Do we know if the property is air conditioned? um when staff went out there, there was ventilation um on the ceiling. Um the applicant can confirm that.

Okay. The reason I asked that, and I'll say that preemptively before the applicant comes up, I want to give them time to think about it because um the condition approval number 12 talks about all doors and windows shall remain closed during indoor event activities. And obviously some of the things that the comments we've been given is concerns about the sound. So, I'm thinking in terms of like an evening event in the summertime when it could get pretty warm inside of a building. Do we have a way to make sure that those doors will in fact remain closed so that we can mitigate the noise? Uh, yeah. So, staff will be monitoring um the doors. I the windows from my understanding they're they're fixed. They can't be open. They're they're not operational. Okay.

Yeah. I'm done. Thank you. Right. Thank you. Commissioner Dixon, thank you and thank you for your presentation. I appreciate that. Um, was was the timing of those submitts requiring the four corrections and reviews? Was the timing of the submitts from the applicant staggered or were these required at different times during the process?

Um, it was a little bit of both. Um, if you look at the background, there was the our initial contact with the applicant was back in April of 2025 and then the applicant had to hire an architect and designer to prepare the plans and the first submitt was in August. Um so then there was some few back and forth that staff felt that in order for a use like this to be somewhat compatible or compatible with the neighborhood additional studies would need to be provided. So it happened in uh either the first or second round. So they also had to prepare and ensure that they had the proper um people to vet for the to prepare these studies.

Okay. And then are there other event centers similar to this use in this sort of area or I know there's one there's I believe the Harper I think it's called or over on ohms. Yeah, that's the closest one from my understanding. And then there's also the one at that museum or the car the a little bit north of that. Uh I'm just curious if the operational and the restrictions are similar or if this is more if there are more restrictions on this because of the history and the location, but at the same time it is in a general industrial area.

Yeah, I I know a little bit of the history of the Harper. From my understanding, um you're kind of comparing apples and oranges here. The Harper, they're heavily focused on weddings. Their maximum occupancy is 250 people compared to here you have 150. Okay.

Parking for the Harper um is provided on four to five offsite properties. Here most of it's going to be onsite. Um and then from there they're a little bit they benefit from a grade differential from the street. I think it's over 10 feet. So that helps with any noise. And I think the only condition that I see similar to this one is that the music will all be conducted indoors similar to this um use. Okay. All right. Uh thank you.

Can I add a couple of things to that? Thank you. I just wanted to also remind the commission that um although right now we know this operator is planning to operate and you and run the facility um the entitlement does get approved and run with the land. So if there is ever a change in operation or they sell the business then the next operator owner would be subject to the same conditions but it's not an approval for an operator it's approval for the use. And then additionally, as some of the back and forth rounds of corrections were provided, um this application does pro uh propose changing from sort of a retail or industrial space to the event use. And so there were um a handful of building code requirements and upgrades that were part of that correction um correspondence and making sure plans were updated to reflect capturing all those things, exiting and different building code requirements.

Okay. Thank you very much, Commissioner Andrade. Yes. Uh, Mr. Vos, if we can go back to slide 13. I'm trying to wrap my mind around how the parking situation is going to work because the location is, you know, one, two, three units inwards. Valet is right in front of it, but the street is um three units inwards. You know what I mean? Like so I'm dropping off my car on 17th Street and then walking to the valet area. No. Um no, thank you. Can you make me? Yeah.

Yeah, I'll I'll clarify and walk you through the site plan. So on 17th Street, um there's three available driveways. Um however, the only driveway that would be used would be the center driveway. If you see those dark um lines running across the center of the site, okay,

that's the vehicle movement. Um so they're so people would pull in to the site and then they would pull up to that yellow valet area. they would give their keys to the attendee um and then walk to the event venue and the valet staff would then appropriately park um to a designated parking space. So essentially one by one cars would pull in correct

and then parked somewhere layered in the back right at the back of the facility. it'd be um towards the rear and then you have some toward you have some towards the center of the site and also in the front.

Okay. Um now on the information about how they were going to employ the parking attendant anywhere in our conditions of use. Could we include something about, you know, I think we have done this in other uh applications where we we set an expectation to kind of no lingering out in front of the facility because I know that that's one of the primary concerns of our neighboring residents.

Yeah. So I think um the use itself tries its its best to um stop any sort of lingering. Um there are um for example alcohol, food, and music that would be seized 15 minutes before closing. Um there's also on-site security. um one of their responsibilities is to make sure that no one's lingering on site. Um however, staff um is happy to uh work with the commission if a condition like that is desired.

Okay. And then to you know to build upon that on on folks exiting the location promptly after the event is over. So I'm a patron and I valeted my car. Every car is being valet, right? It's not an option. Uh, not necessarily. So, the valet is free. Um, I in inviting guests, there's going to be a a focus to um let them know that valet is available and free to patrons. Um, but it's it's an option. It's not mandatory for every patron to use it.

Okay. So then as a and I'm sorry I clicked something on my screen. It completely shut off. I don't know if someone can help me. It's black, but I'm working off of my printouts. Um so so okay. So I'm a patron. I can park through

Oh, sorry. You want to use this mic? Thank you. So, um I don't want to use valet, I can park straight to the back of the nest through Monrovia. Is that Oh, I I see what you're I see what you're saying, right? Like how if I don't want to use valet because you're saying valet is optional. Yeah. I I guess what I meant to say is that if you don't want to use valet, then you can park on the street. on the street like on 17th Street. Correct.

And Monroia or whatever is happening back there. Um Okay. And so exiting I imagine it's the same thing like how would the So if I did valet go get my keys back in the middle section

and get my car out and then exit out of 17th Street. I'm just trying to figure out the flow, right? because we're our our residents, neighboring residents are concerned about just kind of uh the activity that's going to happen postevent. So, I'm just trying to understand how can the property owner or the event provider kind of facilitate a smooth entry and clearing out of the facility. And so, you got a fun you gota they gota the nest gota has a fun parking situation here with this little middle alley and all of that. So, it would be helpful to just to kind of maybe hear from the applicant on on how do you hope to streamline the in and in and outflow of the location. Thanks.

Thank you, Commissioner Martinez.

Thank you, Mr. Chair. Um, first Commissioner Rohos took my questions and then Commissioner Dixon took a question. Um, but I think I just want to emphasize one of Commissioner Roous's and I guess Commissioner Dixon too about the corrections and the number of corrections. Um, and just this isn't really a question, but just like now you've heard from three of us that that seems like a high number of corrections and like what can we do in the future to ensure that we don't have as much back and forth to streamline the process? I I won't expect you to answer that right now. That's like a general question. Um, and then also in the general category that I kind of don't expect an answer to right now is event venue. I'm wondering if that uh event venues being in cups is covered in uh the study session we had last meeting where they're covered under a broad category so that we won't have other event venues um needing to go through a cup. Yeah, we in that study session that we had last um meeting with the planning commission, one of the topics that will be included in the the modification to the land use matrix does include a definition for an event venue or an event center. Um I don't think that we have completely determined what that um entitlement process will be for those in what zones and how that will apply. Um but that would be something that would be improved with that update to the zoning code.

Fair enough. Okay. Now, uh, project specific questions. Um, is alcohol proposed to be served at this site and if so, do they need another permit for that or what is that situation? So, alcohol will be provided or served. This will be provided by third-party vendors that are licensed. Um, so that would u through ABC that' be something that would be permitted.

Gotcha. Okay. Um, I want to ask a few questions about some of the conditions. First, number five, which is on page 34 um is about the parking and parking shortages. Um, this is kind of a legal question, but what is the relationship between this condition of approval and AB 2097? Is it preempted? Because it's kind of saying like if something happens, then you're going to we might require something out of you regarding parking. Um, and I'm wondering if this condition can only apply for event staff because that's what AB2097 says or if it's broad enough to generally apply. Uh, this is specific to staff and workers of the event venue. Um yeah, it wouldn't apply to anything else just because AB2097 um specifically would only adhere to the event venue and the requirement is only for

however um staff did include this condition because um as you we see in the findings required there is still um requirement to you know maintain a harmonious relationship with the neighborhood and other things like that. So the overall activity even though we cannot regulate the amount of parking spaces if there are parking impacts like that we can work through the conditional use process to address those.

Okay. And then number 15, when we say four performers at any one time, are we we're really saying like you like four four person band maximum and you can't have a fivep person band? Like if you have a mariachi with six people, we're not going to let that happen. Um, we just we wanted to be clear on what live entertainment meant. Um, we talked to the applicant as far as what type of live live entertainment they would have in their in their events. So, they didn't see anything higher than a fourpiece band. Um, I've seen mariachi um surprisingly at four, but that's very low for for a band. uh um they can speak more to the type of events that they've hosted.

Cool. Yeah, those are my questions. Thank you. All right. Um Mr. Mendes, is there a graphic with vicinity map that you can pull up? Uh the closest would be slide two. Okay. So, for the audience's reference, what what is the purple supposed to indicate here? That is MG. That is our general industrial zone.

Okay. So, the I thought I was going to have one question. I'm gonna have a couple now. Uh so the the um mobile home park to the south is in a industrial zone. Correct. Correct. So is the nearest residential zone to the uh west northwest there? Um, if we're do if we're counting by if we're doing by project boundary, it'd be the senior mobile home. But if we're doing from the site, it's the uh outdoor event patio, then it would be that yellow zone um property.

Okay. Yeah. So the 200 foot uh buffer, let's just say, um is triggered by what's to the west, not by the um it's actually by it's actually triggered by the property on the south because we do project boundary. Okay. But I I just want to be very clear because the staff report says it's within 200 feet of a residential zone. So, are you saying that it's got to be is it's the residential use, not the zone?

Oh, I I see what you're saying. Um, they would still both fall into that. Okay. Yeah. Um, and just for orientation, that measurement is based on the the lot itself, not the location of the tenant space. That's correct. Okay. So, my understanding is the tenants space, if it's 932 here on this map, is roughly 100 yards, 300 plus feet from the property line of the mobile home park. Correct. Correct.

Okay. All right. Any other questions, staff? All right, just a quick one on go ahead of approval. Um,

so I do I do see the quiet enjoyment condition and I appreciate uh in response to Commissioner Martinez's question uh sort of the clarification of that and I understand why that's in there. Now, typically I kind of oppose that condition of approval in a general industrial zone, but in in this context and the way staff was articulating it, I I think that makes sense. the operational. We're trying to make sure that this is not going to create a conflict with the neighborhood. So, that's what that condition of approval is in there for. And the way that it's worded is a little I I believe a little more robust and normal and and allows including the operational characteristics. Um I I don't I would think that all doors and we'll ask the applicant about this that is that something the city pushed for or they said they're fine with.

Uh are we talking about condition number 15? 12. 12. I'm sorry. 12. Um, that's something that not only the city recommended, but it's also what the noise study analyzed. Got it. Okay. Thank you. Um, and let's see, there was one other I had a question about. And would you just kind of flesh out what the reason for 22 is? Is that I I'm I haven't seen that recently, so I'm just curious about it. Uh, condition of approval number 22 on page 36.

Yeah, this was a similar condition that we've pro we've um conditioned on other event venues. I believe the intent here is that there's no conflict of interest um between

between the on-site security and any responding officers. Okay. Um, and then, uh, again, back to following up on my fellow commissioner's questions regarding, so anybody who's lived, I lived off 17th Street for many, many years, and the Pier Street Annex was the bane of our existence when it closed. And so I I I I'm assuming that six is where you're going to keep that. So we're because there's nothing in specifically about having a security guard in the conditions of approval. There's nothing specifically in the conditions of approval about maintaining peace in the parking lot kind of deal. But the applicant letter um does mention that they would be doing that and it does provide for staffing and typically uh condition of approval number seven would sort of guarantee that they follow what they said in their applicant letter. Um, and is that your understanding as well or do you think it would be useful to include additional language or do you think that that encompasses um

if there's gathering in the parking lot? Yeah, I mean there that should encompass that point, but if the commission desires um a more um specific condition in regards to lingering or on-site security, we're happy to work with the commission on a condition of approval. Okay. Thank you very much. All right, I will open the public hearing now. I actually do have two more questions. Of course, Commissioner Roas. Sorry. Thank you. Um, could you bring up that slide that shows the uh parking? I think it was number 13. I think I had a quick question regarding that.

Yeah. So, by my account and as I was looking at this, uh, two questions. Number one is the total parking spaces on the property itself going from the front 17th Street all the way to the back. Is it 47 or 48 spaces available? 47. And are all of those to be used primarily by the valet or is the valet going to be parking in the rear of the of the structure where the de decomposed granite area is and the um the other property that's adjacent to it? Is that going to be their the only options or is their intention to use all 47 spaces available? The intention is to use all 47 spaces and then anything that isn't that would be the overflow parking on the street on 17th, etc., etc.

That's correct. Okay, that's my question. Thank you. Okay, any final questions? All right, I'll now uh open the public hearing and ask the applicant or applicants representative to come to either podium. And I understand you have a presentation, but before you do, I'd appreciate if you could state your name for the record. My name is Michael and McKenzie. Welcome. Um, and then I need to ask you, have you read the conditions of approval and do you agree to those? I have. Yes.

Okay, you may make your presentation. Um hello, my name is Michael and this is my business partner McKenzie. And firstly, we want to thank the planning committee for presenting our project and working so diligently with us this last year. And for those of you who don't know us or our background, the Ness actually started as a small retail store. Um sorry. Um, the nest actually started as a small retail store and as the years passed, more and more people started to utilize the space as a place of gathering and it only made sense for us to commit to that pivot and create a space for the community. The nest has become a place for gatherings for all types of events, collaborations, and celebrations. We've created a space that was meant to bring people together. Um, as creators and business owners ourselves, we saw that the west side was becoming more and more saturated with groups of light creators, entrepreneurs, and businesses like ourselves. And much more than that, we've hosted a number of family events offering kid-friendly activities, family photos, and pictures with Santa at no cost to the family. We've hosted nonprofit dinners supporting our local farmers and artisans, church events, and have been a meeting place for small business support and collaboration. We were a drop zone for donations during the LA fires and served as a coordination zone for meals, successfully delivering more than 1400 meals to our first responders. Um, the nest is a place for connection. In our one and a half years of business as an event space, we had zero complaints from the neighbors and have always put security and safety of our community and neighbors first. Rather, our first and only complaint from the um was for a community event that hadn't actually taken place yet. um but was just being advertised. We immediately shut down operations to

comply and become legitimate. That being our first priority has been a huge hand in why we were so successful and received well by the community. I know that there are a few concerns from neighbors and while we haven't been in haven't been active in any business in the last year, we hope you can all rest assured that when we begin operations again, we will only enhance our safety protocols that have been so successful in the past. How we will ensure that is this meeting here. We want to formalize and come to an agreement with our neighbors that truly are the reason we're still in business and with the city to maintain a good relationship with the community far beyond the west side. Not that one. Next one. Yep. Um, just a little bit about us and our operations. While we may have some office hours during the week, our events only take place on the weekends and are over at 10 p.m.

Oh, next speaker. Um, we've designed our operations to fit within the existing neighborhood. Events are primarily held indoor and we don't operate or advertise as a nightlife or partydriven venue. Our intention is to complement the surrounding area, not disrupt it. Just like we have in the past, we take potential concerns seriously and have put measures in place to address them. And we've come here today to formalize those measures. We have done the work to ensure that parking and noise remain a non-issue like it has in the past. The conditions provided and accepted tonight only reiterate our effort to maintain respectful relationship with our neighbors and community. We have the staff to support this initiative. We have security guard, valet, and parking attendants. We have venue managers there at all times. Outside of our employees, our vendor family has been carefully selected and a lot of them are here in the audience tonight. We are not a latch key space. Everyone involved in our business have the same goal in mind and respect our venue as their own. We truly believe that the Nest adds value by supporting local creatives, business, small businesses, and communitydriven experiences. And we're proud of what we built so far and committed to continuing in a way that is respectful, compliant, and positive for the neighborhood. I did want to address Commissioner Rojos um about the air conditioner. We do have air condition and heating. Um the windows, they only crack open, so we do have ventilation throughout um throughout the building. And then um I wanted to kind of go over our current valet habits and security habits with Commissioner Andrade. Um we don't allow any lingering on-site or outside of the gate. We actually have our venue manager and security guard on site there to make sure that it is not just get out of our doors at 10 p.m. but get out of our doors, the street. We close the gate and we make sure that everyone has already

entered their car safely or done a ride share. Um, oh, and Commissioner Dixon, I made a note about the staffing for security, the anti-ingering around the gate. That's a practice that we've been practicing since we started. Um, so we would have no issues adding specific language to a condition.

We're done. Do we leave? Okay. I didn't realize you were done. Okay. Thank you very much, Michael and McKenzie. Uh, commissioners questions. Commissioner Rojo.

Yeah. Well, first of all, I'd like to thank you for your feedback and uh what seems to be an overall willingness and understanding of people's concerns. That's really what my questions are geared for is to make sure that everybody can find that happy medium and it seems like you're making that effort. Um I do appreciate you talking about the air conditioning because again that's my I'm saying I'm asking these questions specifically because the community has brought this up about noise and it's understandable. We want to create an environment and a space for our our our residents to have something that they feel is valuable and not problematic out the door. So, we want to make sure we address that with them. Um, I did have a question for you regarding I've been hearing remodeling and I looked through the packet that we received, but I didn't see anything specific of the remodeling and when I drove the location, I did see the doors and I did it did look like they weren't something that opened. So, that's where my question started there. But the back area that is considered the decomposed granite, I didn't see anything in terms of what you guys plan on doing on the remodel. Are you going to remodel that section or what what are we talking about or is it just the inside with the restrooms and that kind of thing that we saw?

Just the inside. We'd be adding restrooms to accommodate um to accommodate our occupancy and ADA ramp. Okay. But the outside area is just pretty much going to stay as it is. Correct. aside from an ADA ramp that we're adding for access. Okay, that explains everything then. That's checks it off. All right, thank you. Right. Any other questions? Commissioner Martinez.

Thank you, Mr. Chair. Uh, so you mentioned a few examples of community events that you've held in the past. Are you still planning on continuing that and having events for the community in the future? I think we would need to come before the planning um planning committee again and discuss some conditions around that with our um with our occupancy being 150 and our parking being what it is. I think that they would there would have to be some special request for the community events that we used to be able to throw.

Got it. Okay. Um that might be covered by a special events permit. Thank you, Commissioner Dixon. Um, I see here on on this slide you have uh an on-site contact and a phone number. Um, can you talk more about uh what I'll just call like a good neighbor commitment and how can people reach out to you if they might have any issues should this be approved?

Yeah. Um, we've always we are an open door um neighbor and it is not lost on us how scary a public notice mailer can seem. Um, but we have been neighbors now for almost three years. Um, and so we want to continue that relationship with them whether they, you know, knew we were in business or not. Um, maybe that they didn't know just shows how respectful we've been in our space. But, um, we have our phone number there. We can post our email. Um during our office hours, our doors are open and anybody can come in and voice their concerns and we would love for them to voice those to us first so we can handle that.

Great. And um I'll just ask to confirm that you know there's a city nor's ordinance and that you're already planning on on following that. Yes. Cool. Thank you, Mr. Chair. All right, Commissioner Dixon. And so are there any of the conditions of approval that you're not excited about, but you're going to agree to? And the reason I'm asking that question is because I'm I'm impressed that you've limited the operations to the extent you have. And it speaks to the fact that you intend to not have this be a giant rockus event center. And so I do appreciate that, but I want to make sure that you're not limiting yourself too much,

right? uh simply because of the of the nature of the business and you know it having been to several of these types of of venues it's a very it's a very it's a detailed operation you're you're you're taking care of people's special events or brand launches or act you know like you're saying so I just want to make sure that you're not limiting yourself too much and but if this is the parameters and these are the things you want to do great um thank Thank you for that question. It was a little bit tough for us to wrap our heads around closing the door. Um, one of our

um, one of the biggest aesthetically pleasing um, parts of our venue is that it is a massive door that, you know, lends easy on the eyes that we have a beautiful landscape right outside. So, it almost feels like one giant covered patio instead of two separate spaces. Um but we know that noise is, you know, one of the top concerns. So that would be our only um that was our only hard pill to swallow, I would say. But um it

I'm not saying that anybody will propose this but if if for instance someone were to say when music is being played or when there's an amplification of voices or something like you know if you're having an auction or something and there's someone standing up there you know yelling bingo or whatever. If if there if would you be able could you think about having that without without music or without amplification a condition that said that you know would that be something where you'd want to have the door open if it's because it says all event activi all indoor event activities right which includes non music non amplification for instance

we would like to get um a little bit more creative on that specific condition if we could. Um but again, our our type of event is not comparable to some of the surrounding event centers. Um we are really we're one we are smaller and most of the space is used for our own decor um instead of standing um standing assembly square footage that I would say if there was a way for us to challenge that condition to just have it open and under a certain octave that would be something that we would find beneficial for our business for sure.

Okay. Thank you very much.

All right. Uh before I open public comment, um I will invite you back if you'd like to speak to any public comments that are you think require a response. So you can sit down and hang out for a bit. I'll open public comment now. If you'd like to speak to this item, please come to either podium. And if you're joining by Zoom, use the raise hand option. Or joining by phone, please press star 9. All right, you have the floor. Good evening, Commission. Jay Humphrey, Costa Mesa resident. Um, the applicants sound very genuine and very uh convinced uh that they can handle all these things that happen. To Mr. Rojos's comment, when you have 75 people in a closed environment and it's a summer night and there's dancing, I can guarantee you there's going to be heat. And if you don't have air conditioning, you're going to have a problem. Uh they've certainly answered that. I would think a condition of of approval would be to continue to maintain that air conditioning to minimize the likelihood they'll be forced to open the doors during the time they have amplified music. a condition that actually says when the doors are open for egress and what have you of people using the patio that there would not be uh music at that time uh amplified music at that time to keep the music inside. They clearly want to keep the neighborhood happy and we can help them with those kind of choices uh that we try to to achieve. And on parking, if you get a group that's 150, clearly their on-site parking is not going to probably be adequate. They're going to require off-site parking, which going to require people walking in and out of the out of the facility. So, needs to be

aware of that. It sounds to me like what I've heard tells me that these applicants uh want to make the neighborhood uh keep them in their arms and stay together. And that's a big plus for me that we don't look to that. But we do have to be concerned about things that happen solely because of the circumstances and not because what the applicant is looking for. Remember that we've had a a venue here. It's a gym that opens their access door. And we've had multiple council comments about the noise not bothering the neighborhood even though they're supposed to keep that door shut. It's a fire door for God's sakes, but they open anyway because it gets hot in the gym while people are working out. I just look at those issues as ways that we can help the applicant make sure that they provide exactly the services they want to to the community and live up to their their desire. Uh there's my hearing as I just said is these people are absolutely dedicated to making sure their business succeeds and that they keep the neighborhood happy. So I would I would look to making sure that they have that opportunity and I would look forward to adding some conditions and making uh approval. Thank you very much.

Thank you. Anybody else wish to speak? Um before you start, if others do want to speak, please line up by the podium so we can do this as efficiently as possible. Go ahead.

Good evening, chair and commissioner. My name is Kathleen Lerson. I'm a resident of Playport Mobile Home Park, which is across the street from the proposed venue event, and we have concerns that the noise and the parking is going to be an issue for our uh residents. Suburb residents only have parking for one or two cars in their driveway. So, they actually park on 17th Street. If they have an event and they have a mo uh valet parking and there's people that don't want to use the valet parking, they're going to park on 17th. So, that's going to be probably an issue an issue for our uh residents that want to park there. So, that's another concern that we have. Also, the noise level. Um a lot of our ne uh neighbors go home, you know, go to sleep early. they're they're old and they're you know a lot of them are sick and whatever. So if these events are leaving uh ending at 10 o'clock and people leaving they're going to chitchat by their cars or whatever if they parked on 17th and you know that can get loud sometimes if they've been drinking or whatever. So that's another concern that we have of the noise level if before and after the events. Um, also we we think that, you know, we we appreciate that they want to do that and we we know we're all for that, but we're just concerned that's going to interrupt and disturb our neighbors. We have 102 homes in our park and, you know, right along 17th Street, those are those homes are occupied. We don't have any renters, nothing like that. So, these are all homeowners in this park. So we would like to you know really consider that maybe this this you know oppose that of our 102 uh residents 67 signed a petition opposing this which is 2/3. So we feel that we you know we want to make sure that our our park stays quiet. We don't have any problems with parking and uh it continues to stay as nice as it is right now.

Thank you. All right. Thank you.

Hi. Good evening. Thank you, chair, commissioners. Denny Pender. I'm here on behalf of the landlord. We have two very professional girls here that we've signed a lease with. And it takes a lot to get a really good tenant in these buildings and to believe in them and to understand what their process is all about. And uh they've been nothing but professional. Um they they are very responsive to our needs and we we have this amazing relationship. So I think the community really is in good shape with them. I think they'll respond. They'll act. They're quick to respond. They don't wait for issues that come up and we're very happy to have them and I think they'll be a great uh attribute to the community. Thank you.

Thank you.

My name is Linda Leebig. I'm a resident of Playport and I wanted Can you put the picture up of the valet parking that plan? Okay. I want to address handicapped and code. Uh if you enter off of 17th Street, you walk past the valet area and there's a walkway between the building and the outside area and that's also the same way you get into the building with the doors there. Um do they have to submit a landscaping plan to you?

This is a time for you to ask questions. We don't respond.

Okay. What? Okay. As far as of being a handicapped area, that whole area, walking down between the two buildings and then going to your left to get into the other area, that is all pavers. And I have walked over there. I have taken pictures. I was in um flipflops and found it very hard to walk on those cobblestones. Now, if a handicapped person in a wheelchair and someone has to push them, that is going to be hard. Uh, someone with a cane will totally not be able to navigate that area. So, um, I would like to see someone to look into that before a decision is made or whatever you have to do to change that.

Okay. Thank you.

Hi, my name is uh Patricia Shannon. I also live at Playport. Um I'm not I'm not opposed. I mean, I just learned about it and uh read up on it and everything, but all I can say is it is there are a lot of residents there. There are single unit homes, single family homes, uh mobile home parks. So, it's it's not I mean, I know it's zoned uh industrial, but there are a lot of residents there. Anyway, all I can say is that it's the quietest neighborhood, you know, like a lot of neighborhoods are. And uh we can hear a pin drop seven nights a week. So, we're going to hear anything. And yeah, no, it might not be disturbing. I know, you know, music can be loud, all that. You can hear it through walls. That's that's uh I know that'll they're concerned about that and and things will be fine, but I'm just saying right now you can hear a pin drop and anything else will hear and I'm concerned uh mostly more about the loitering and the the you know the street parking. Our residents do use the street parking. Um, so I'd hate for them to have to uh uh, you know, be concerned about having to park, you know, more blocks away and also people coming through our park to take a shortcut to the to the club, to the venue. So that those are just some of my concerns and thoughts. So, thank you.

Thank you. Anybody else?

Hi, thank you. Uh, my name is Emily. I am an event planner and I've worked a ton of events um alongside Michael and Mackenzie. Um and I just wrote down a couple things that I wanted to say. Um the Nest has become a true cornerstone of our community. Um offering more than just a physical space. It's cultivated connection, creativity, and opportunity in a way that we really need. Um through their generosity, the Nest has opened its doors to countless individuals and small businesses, including my own. Their willingness to share their space has directly contributed to the growth and success of so many, creating a ripple effect that has strengthened our local creative and entrepreneurial community. Michael McKenzie, alongside their partners, have devoted an incredible amount of time, energy, and personal resources to build and maintain this space for the community. What they have created isn't accidental, but it's the result of deep care, sacrifice, and genuine commitment to others. Beyond business, the nest has served as a meaningful gathering place, one that is both beautiful and intentional, and has brought people together in ways that feel increasingly rare, fostering genuine community among creatives and community members alike. They have also gone above and beyond by hosting charity drives and giving back to families in need, demonstrating a deep commitment to serving others. Um, Michael McKenzie just truly are really incredible people. They care so deeply about the vendors, the people that they serve. They care about everybody. I've seen them both cry and, you know, really really care so much about the opinions, the, you know, everything that people are going through on a really personal level. Um, so I know that community members, um, all of your concerns are heard and really, really deeply cared about. Um, but their work ethic, integrity, and character are exceptional. They consistently show up with generosity, thoughtfulness, and a genuine desire to uplift others. I can confidently say that my business would not be where it is without their support and I know that I'm far from alone in that sentiment. I strongly encourage you to support the Nest as they continue to

serve and enrich our community. Thank you. Thank you.

Hi, my name is Bob and I don't have anything written down and wasn't prepared to speak. So, I hope I can stay on track. If I get off track, let me know. Um uh somebody else mentioned that there's a uh um Playport Mobile Home Park there, senior community. That's one of them. I live in the other one which is on the other side of the street which is Green Leaf. And um the lady mentioned that there was about a 100 homes at Playport and there's about a 100 homes at Greenleaf as well. And the main thing that I'm concerned about and that we all share in common is our home is our place of peace. And that's what we want it to be. Regardless of whether you live where we live or you live wherever you live, your home is your place of peace and you want it like that. And we all deserve that. And the noise level is going to bounce around over there. I know that for sure. Um, I'm a musician. I've been playing music all my life. I know what noise and sound levels are. I was at Woodstock, too. So, so I know what those noise levels are, and um I'm concerned about that as a homeowner there. um to put a business. Yes, it is an industrial site for sure, but there are homes that are in that area, too. And I wouldn't want to see our peace be gone. So,

that's all I have to say. Thank you. Thank you.

Okay. Good evening everyone. My name is Charlotte and I'm the owner of Sipset Mobile Bar. We are Costa Mesa based uh business and I've been working very closely with Michael McKenzie these past few years and through that time I've seen firsthand how they operate uh with a high level of professionalism, organization, and genuine care. And um what my colleague before me, Emily, said that just as her business wouldn't be where it is without Michael McKenzie and the nest is I would I 100% agree, we would not be where we are without these two. Um what stands out to me the most um that the Nest isn't just a venue that pumps out events. Um they they focus and they're intentional um when they the types of events that they host there, how they bring people together. um they create real opportunities for the local vendors, the small businesses, um the creatives, and there's so much collaboration that goes on in that space. Um and I've seen so much growth and expansion in small business in Costa Mesa because of them. Um I want to speak as the alcohol and mobile bartending service provider um at the venue. Uh we are insured and um at SIP SIP we take we take the responsibility of serving alcohol and the community very very seriously and uh we do this by making sure our team is properly trained on how to um we follow strict protocols and responsible serving to the to the guests. Um all of our drinks are we use a bar tool called a to measure out the alcohol. uh there's no free pouring and we don't we do not serve any shots to the guests. Um our team um so essentially this prevents any overpouring and of course in the end we want to make sure um the guests and

property is safe and then speaking as someone who's worked with them behind the scenes for many um of their events. I've seen the level of care and intentional they bring um to everything that they do. The Nest is a well-run, thoughtful operation that pri prioritizes both guest experience and safety. Um, I am proud to be one of the vendors that works um alongside them and I support their continued presence in the community. Thank you. Thank you. Anybody else?

Hello. Um, my name is Gabrielle and I'm a staff member at the Nest. Um, I've had the opportunity of working with Michael and Mackenzie for a little bit and they have a great attention to detail. Their business mindset is um, beyond belief. Um, their attention to detail and every concern is very articulate and um, they are very quick to address any concerns and are very willing to learn um, not only from um, you guys as our city, but also from the neighbors and the staff um, and any complaints that arise. they're very quick to um address those things. Um I I also know that just knowing them personally, this isn't just a business to them. It's very um it's a passion project, which means that every decision is done with thoughtfulness and care and concern and mindfulness. Um the way that they curate not only a beautiful space, but also beautiful community really speaks for itself. Um I also have a history of working um at event an event venue. um specifically one in a similar regard in St. Clemeni with um the same uh concerns as um our neighbors and um as a staff member and a venue manager um addressing those concerns and being quick to attack any um any potential concerns is is the first um important part of our staff. Um, and we are very quick to work with our internal staff as well as our um, security to mitigate any concerns navigating both um, noise complaints, alcohol um, situations as well as um, the doors noises um, and any any lingering. Um, I know that is a common concern. Um, but as someone who's worked in an event venue, that is very um not quite of a

problem as you think it might be because event ends at 9:00. At 9:45 is when bar um services end, music ends, and um doors are um kind of closed to guests at 10:00. And with valet and vendors cleaning up, they are very quick. Guests are very quick to leave. Riot chairs um are the most um you know we push for those as event staff and um so lingering and all of that isn't there it's also not fun to hang out in a parking lot there's gate there's no it's like it's not really a vibe we we do push people to our local businesses like bars whatever um so the hanging out in the street isn't really a concern um and that's been my experience with the venues that I've worked in in prior experiences so Please know that um the event staff as well as these owners uh really do care and are really considerate about all of these decisions um that are being made. So, thank you for your time.

Thank you.

Hi, my name is Madison. I am also a Newport Beach Costa Mesa based event business owner. I also formerly was the tenant of the very front private office on site that was shared with the nest. I've known Michael and McKenzie for about three and a half years. And I just wanted to point out that they have been very considerate and very courteous tenants to not only myself but all of the other units on the property. They maintain very good relationships with all of these tenants. Everybody speaks very highly of them. And if there's ever been a minor issue of parking or miscommunication, they are the first to come with a solution to maintain um a space of harmony on this lot. And I also wanted to point out some something as I had this front private office. 17th Street is a very busy street. It's an industrial area. There's an elementary school down the street. There's many auto body shops. you have many motorcycles, um, construction vehicles, school buses, cars all throughout the day. Speaking as somebody who had that front office, I just wanted to point out that I believe a lot of that traffic acts as a natural sound barrier and I'm familiar with some of the residents of the mobile home as I met many of them and a lot of them would walk their dogs past every day and they're always very kind and considerate people and I think you know they're maintaining their comfort and their peace of their home is very important. Um, but I just wanted to point out that it's not necessarily the most silent area. It's a heavily populated trafficked area. Um, and speaking as somebody who also attended events at the nest prior to their temporary closure, I've been inside when there has been amplified sound. I am also, you know, being a guest. I've walked outside. I've gone to my car and

I have observed personally how the sound doesn't travel too far once you get past that front gate. So just as a witness to that, I want to share that and that Michael and McKenzie are incredible people. They've also provided many job opportunities for local small businesses and vendors and I just think they should be acknowledged for the pillar they've created in the event community in Orange County. Thank you.

Thank you. Is it? Oh, it's on. Hi, my my name is Martin Kresky. I also am a resident of Playport. Um, I heard about this thing and some of my neighbors all got up. I'm not a nimi. I said, "Okay, sounds interesting. I have some thoughts. Let me come to the planning meeting. Let me find out more before I form my opinion on what this is all about. I'm glad I came. Um, I love the business plan. I love the the uh focus on the community and gathering and it it just really really really took me um I was very impressed with it. I'm also impressed with our friend from Green Leaf um bringing up the point and Patty the point that you know you can hear a pin drop in our residences at night. Uh yes, 17th Street is busy. Not after 7:00 at night. Nobody goes down that street. There is no noise abatement from traffic or anything else like that. And my question for you guys, and I know I'm not supposed to ask questions, there was a noise study done. Was it done at night? Because that's the only thing that's relevant. If that noise study was during done during the day, the findings aren't applicable. So, that would be a question for you guys to explore. I don't live directly across the street. Many of my friends do. I live a couple street a street over, but you can still hear everything that's going on. So, that remains a concern for

me. The parking, I think, could be worked out. Uh, nobody's really thrilled with it. I, too, have walked over there and I've It's hard for me to imagine a row of cars in there trying to backto back valet in the limited space that's available. Um that's not say that's not to say it's not possible. Um just for me I don't have an experience in that. So I too went to Woodstock. Unfortunately I lived about I did not go to Woodstock. Unfortunately I lived about 3 hours away by carb. My girlfriend wanted to do something else that weekend and I don't even remember what it was. But anyhow, um I just hope the whole thing is done to everybody's satisfaction. My last concern is also the lingering um afterwards. People are going to go in, they're going to drink. Yes, it's over at 9:45. One of my initial concerns was the the time frame. And I now I see, okay, we're going to shut down at 9:45. Okay, give them 15, 20 minutes to finally get people out of there. People are going to be out there and

Yep. Yeah. Your your your your your time is up. Yeah. Yeah.

Okay. Thank you. Anyone else in chambers? Last call. If you've already spoken. Yes. Okay. Is that okay? No. Okay. All right. Last call for first timers. We have anybody on Zoom. Oh, Mr. Chair. No Zoom. Okay. Or phone.

I don't have an official speech prepared, but I will say that I know Michael McKenzie both on a professional basis and a personal basis. the last uh few years and they are just wonderful people and something I'm really deep rooted in Costa Mesa. I have two young children that go to school here. Uh we have a home here and what I can diligently say is we have also brought in a lot of amazing business and people that would not be familiar with the west side of Costa Mesa. traveled on into businesses into 17th Street and um people going to dinner over there and people doing um other things over there. So, it's really opened up an eye too to that area which I want to speak to because I don't think anybody has spoken to it yet. And so, not only have they created and crafted a community space, it's also kind of opened the eyes to um this community and growing it and things of that nature. So, um I just want to say that they're just wonderful and um I couldn't I couldn't say um and like when they have an event or they have a community gathering it is so clean afterwards like every piece of you know any sort of trash or lingering there is none of that I have been there through the start and through the end and even after the day after and it's beautifully picked up and um maintained and um definitely just great people to have over in that space because it's definitely um brought a lot of joy to the community and um and brought a lot of business to me, too. So, thank you. And I'm Lee with Lee Rose Events. Sorry.

Right. Thank you. All right, Miss Green. Do we have anybody on Zoom or phone? No. Okay. Uh I am going to close public comments. Um commissioners, do you have any questions? I'm going to give the applicant an opportunity to come back if they want to speak. You don't have to, but you're more than welcome to.

Um, first I wanted to thank our neighbors for coming in and voicing their concerns. Um, and we hear you. And I don't want to dwell on the past too much, but I do want you to know that we have been your neighbor for almost three years. And we had a successful business because of you and your neighbors. We've had some of you in our store um multiple times. We've seen you, a couple of your tenants even come to some of our community events in the past. Um while we haven't been in practicing any business for the last year, I do want you to know that we want to come to a resolution with some of your concerns and I don't want you to feel bullied into our accepting our business by any means. um our success um means a lot to us, but we owe a lot of it to you and the rest of the community. So, I want you to know that we hear you and we want to make sure that these conditions make sense for you and us.

All right. Thank you. Uh yes, go ahead. Commissioner Andrad, if you might, there's one question from Andrade. Thank you so much. Um, a practice that we've taken in the commission in similar businesses that are very close and adjacent to residential is establishing a six-month evaluation after opening just to get a sense of what does it feel like so that your neighbors can see what the operation looks like once it once you guys are technically back again live. Um would that be something you would be open to?

It would be something that we'd be open to. Um one of my concerns around that would be um that we would potentially have events that book way further than that sixmonth date and if there are any changes to our business operations after that um the communication that we would have to have with our paid with our paid patrons um should there be any issues after that study.

Yeah. because that that window would allow for residents to kind of raise any concerns, right? You're you're demonstrating you're doing your due diligence in addressing all their concerns. Um, but that would allow that window to let's just see verify any concerns here and if not proceed as as outlined in the application. Right. So, are you proposing that we could potentially after that study potentially introduce a couple of new conditions or maybe reiterate some of the written ones? should any concerns arise. Okay.

But as you're stating here and in your application currently, you're putting in the means, you know, it sounds like you're open to having details or specificity on the security on the workflow of how parking would work and all of that. So, yes, and a couple of the conditions um that have been presented are already in our within our business practice. um they just would be more legitimate um and signed by us. Okay. Okay. Great. All right. Thank you. All right. I'm going to close the public hearing. Um may I have a motion? Sure.

Just a quick question. I was reviewing the noise study and it looked like on page 66 which is the survey data and just help me if I'm not um understanding it looks like all of those measurements were taken around midday. Is that maybe in the early afternoon? Is that your understanding as well? That's correct. I believe it's from anywhere from 11 to 1 1 p.m. Okay. Yeah. Okay. I just want to make sure there wasn't nighttime ambient noise hiding in there somewhere because um I can get clarity from our noise consultant who's Okay, that's okay. Yeah, I was just that was a quick question on that. Okay. Okay, Commissioner Martinez,

let me ask a couple quick questions before I make this motion. Sure. Um, so first since I didn't do a site visit, um, there's a 10 foot high fence on the northwest of the landscaped area. Correct. Correct. Okay. So, that's pretty tall. Is this like a covered patio? Like, is there some kind of thing up top or is it just open to the sky? It's open to the sky.

Okay. Um, with condition of approval number nine that says that events are limited to the hours on Friday, Saturday, and Sunday, would that preclude having a community event through a special events permit? It would not.

Okay. So, they would still be allowed to do that even with that condition. Good. Um and okay, in that case I'll make my motion which is that the planning commission find that the project is exempt from the provisions of the California Environmental Quality Act pursuant to section 15301 existing facilities. Approve conditional use permit PCUP250015 to allow the operation of an event venue with live entertainment and dancing, including on-site valet parking at 932 West 17th Street. and approve minor conditional use permit to allow associated outdoor event operations at 932 West 17th Street and amend condition of approval number 12 to allow for the north door to be open during events and uh further add that if noise issues arise the operator shall institute appropriate operational measures. necessary to minimize or eliminate the problem, including but not limited to closing the north door. That is my motion.

So, motion by Commissioner Martinez. I see a second by Commissioner Dixon. Would you like to speak to your motions?

Yes. Uh, first I want to speak specific to that amendment. Um, a lot of the concerns that I saw were related to the residential property to the south of this proposed use. Uh, this new amendment would allow for that north door to be open which is directed away from the Playport mobile home park. So hopefully that minimizes the noise a bit. Furthermore, any any noise issues can be reported through uh our city through uh code enforcement uh for regulating our noise ordinance and through our conditions of approval. So, I'm I'm confident that this applicant has stated that they will work with the community. They want to be a good neighbor. Uh so, I'm I'm confident that that will u be be a good choice. This applicant has shown um through already operating a business um here at this site that they are uh that they want to be a good neighbor that they're hosting community events uh that they are um very popular with uh their vendors and their landlord and everyone has uh that has worked with them has spoken very highly of this applicant. Uh so I want to further encourage business opportunities and local businesses here in the city of Costa Mesa and uh I want to make sure that business can thrive as it relates to just general comments and perhaps not project specific. Um a one-year timeline is a very long time to be working through this application process. Hopefully we can shorten that in the future. Having event venues go through a cup. Hopefully we won't have that in the future. Um, I I think just anything we can do to generally expedite the uh process and procedure to allow for good local businesses here in the

city of Costa Mesa will be a good thing to do. And I'm happy to support this application. Thank you. Thank you, Commissioner Dixon.

And yes, thank you so much. I I was going to limit it to non-amplified non-music, but your extra conditions with the issues that may arise give me some comfort. there there is the residential over north as well. Um however it's not as immediately adjacent. Um I I'm in very much support of this. I think it's very very impressive that the um the applicant has gone through so many hoops to do this sort of um operation there. And I think it's because you get a conditional use permit because you want to make sure that you're not importing a problem into a neighborhood and you're not creating an issue for the neighbors. Um, I live over on the west side and and I walk my dog down in that area when I'm not over on my other house right now because we're in a remodel. But regardless, it is dead silent later at night. So, I I absolutely agree with what the residents are saying. Um, dead silent. So, uh, this is a very highly conditioned conditional use permit for this area and this use. And I appreciate the applicants willingness to, um, put this many constraints on their operation. I think it speaks to the fact that they do have a very focused, specific type of operation that is very wellreceived. And, you know, it's interesting. We have all of the the folks from the the surrounding neighborhood was 67 people saying, "Hold on, guys. what's what's going on here. But we also have a tremendous amount of support from the community as well as that these folks have touched. And I think that the way this conditioned with the modification that Commissioner Martinez proposed in his motion, I think that this will be a beneficial uh use for this area and that um we'll hear about it really really quickly if uh it's not. So I hope that that is never the case because that would impact your business and I hope that the neighbors can be very comfortable with this and not have any issues at all. So I'm very much in support. Thank you.

Any other comments, commissioners? Commissioner Roas. Yeah, I want to echo what both Commissioner Martinez and Commissioner Dixon have said. Um, this one obviously there was a lot of different sides being heard here, but I do believe that um the applicant is making a good faith effort and the staff that they work with, you know, speaks volumes, especially because of what you said that you've already been operating. You haven't had any complaints and you're just going to continue that more legitimatized. And I hope that that gives the residents faith on that because I do believe that um you will be good neighbors and you will honor that and especially with the modifications of giving you the ability to open the door and I believe you'll be responsible and respectful towards the community neighbors. So I would be supporting the motion.

Commissioner Andrade. Yes. Would um Commissioner Martinez and Dixon be open to including a six-month evaluation to to give some room should any concerns arise and be able to come back to address those issues.

Commissioner Andred Viarta, we've previously had conditions similar to this one where the applicant returns in a six-month period and nothing nothing has happened. And I feel like that is simply adding more process and procedure. I think the uh conditions that we have now requiring that for example the noise be limited to 60 dB from the middle of the patio. our existing noise ordinance in the city of Costa Mesa. Our code enforcement procedures should be enough to regulate this applicant and for any concerns to arrive through those processes such that we don't need to come back to this application in 6 months. So I I think it's good as is

but procedurally it just means I mean this is for staff right? If no concerns arise, then everything continues as is, right? There's not an additional step or review that has to be done to move forward. Correct. If they are operating with no issues, there's no additional steps in the process, but it it does still require staff report and additional coordination with the applicant. and um and then if at that time there are proposed changes to the conditions, they'd have to pay for an additional noticing package, make modification to the cup if needed. So um that's just something to consider.

Yeah. And something to consider that we have hundreds of residents in the vicinity um that have expressed very serious concerns. So I just want to give some room to ensure that everything works out smoothly. I'm again also very supportive of a business like this. It's very exciting to have something like this in our community. I just want to ensure that our also our residents are protected.

Yeah. A and if those residents do have concerns or issues, I would I would encourage them to contact code enforcement to uh make those concerns known and to uh rewind this video that we're currently on and find the applicant's phone number that was in that slideshow uh and give them a call uh so that those those concerns can be addressed at the appropriate time. So, should code enforcement say, and I'm not saying this will happen, should there be code enforcement calls from the staff's perspective, what would happen? Wouldn't the same thing have to happen? Come back, make adjustments, adjust, meet requirements, fines. I don't know what what would be next.

Chair, this is Director Ty if I could answer that. Yes, go ahead, Director Tai.

Thank you. Thank you. Um to answer Commissioner Andradic's um question about the code enforcement procedure, um if at any time there were um a a complaint of an alleged a violation of the conditional use permit, code enforcement would um conduct an investigation and and and confirm whether there's a violation. And if there were and then at that time as planning manager Coron mentioned if at that time the applicant mentioned that their operations had evolved and that they desired to change a characteristic of their approved CUP or said condition of approval, then they would have to come back. Otherwise, it would simply stay at the staff code enforcement level where code enforcement would advise of the violation, advise the business that they had to operate within the scope of their CUP. And then if if if if the business did not do that, there would then be citations that would ensue a couple of those and then um staff would initiate a a a discussion with the planning commission about potential revocation proceedings. So I just wanted to walk through the process, but the short answer to the question is no. A code enforcement call and a code enforcement violation does not automatically bring the application back to planning commission. So thank you.

Okay. Thank you. All right, Commissioner Klec. Um, I'll be supporting the motion. Um, I I think that this applicant has already jumped through a lot of hoops in an industrial area. The noise study, um, shows even a worst case situation, the the noises found were very low. Um, they went through several rounds of review. They offered a phone number. They've been invited in. So, um, you know, any I think concern I wouldn't support a a six-month review because that does add staff time and additional bureaucracy to an already long process. So, um, there there are several areas I think where this any concerns could already be addressed. Thanks.

Thank you. Um, I uh just want to echo the comments of my commissioners. I'll be supporting this. Um, I don't want to belabor every point. The only one I do want to make is I I'm impressed with the applicant's um exercise of restraint for what you plan at this location. I would have expected a much more intensive use. Um and I think that what uh Commissioner Martinez offered as far as the conditions not only appropriately addresses the residents concerns but also helps basically it doesn't you were not handicapped from the beginning. I think there's a vision that I saw walking the site for what this event space should be. um it's thoughtfully planned and designed and I think we want you to have the best opportunity to succeed here. So with that uh I would like to call for the question motion carry 6.

Thank you Brenda. All right. That decision is uh final unless appealed to the city council within 7 days. Uh, we have one more item this evening. No old business. Uh, we have new business item number one. Miss Green, will you please read the title for that? Or Miss Terren?

Thank you. This is the general plan conformity resolution for the city of Costa Mesa's one-year fiscal year 2627 and 5year fiscal year 2627 to 3031 capital improvement programs presentation by Mr. Yang, city engineer. Good evening, Mr. Yang. Good evening, Mr. Chairman and uh honorable members of the planning. Should I wait a little bit? Uh yeah, just wait one second. Just pausing. Are we pausing? No. Uh if if you wouldn't mind if you're in the audience, if you could take your conversations outside, please.

Yeah. No lingering. All right. Sorry, Mr. Yang. Go ahead.

Okay. Thank you, Mr. Chairman, and honorable members of the planning commission. Uh my name is Sun Yang and uh I'm your city engineer and uh tonight I have the distinct privilege of uh presenting this general plan conformity resolution for the city of Costa Mesa's one year and 5year capital improvement program. Normally our public works director Mr. Roger Sethama would be giving this presentation uh to this body but uh he's enjoying his vacation over in Europe and uh we definitely wish him well. So to begin uh the scope of review for the planning commission is that the uh the planning commission's scope of review is to determine the general plan conformance for the projects within the capital improvement program or otherwise known as known as CIP. These considerations such as the project selection, budget allocations, prioritization and phasing and project details fall within the city council scope of review and also decision. So let's uh have a little overview of the capital improvement program or CIP process. So the CIP budget uh that's this is the slide before you. It's financed from multiple funding sources. As you can see it can include federal, state and county and local funds. The funding sources may have different restrictions. Uh it also regards with eligible projects, record retention schedules and also reporting. Uh what's what's also involved are multiple levels of governmental oversight, coordination, approval and also auditing. It also requires coordination from all city departments, the city attorney's office as well as related granters. And also the threshold or the financial threshold I should say within the city of Costa Mesa for a CIP project to be qualified as such is $30,000. Now for these CIP projects, typically they're a multi-year program. Uh there are some programs that might be finished within a year but the vast majority majority of them uh takes more than a year to go from cradle to grave in terms of completion. Um also the uh the next

round of project priorities are also identified within the CIP and most projects undergo seven distinct phases over within multiple years. uh number one of which is the project identification which is the idea of the project is developed the design phase then the bidding phase also the contract selection and ultimate award and project completion and ongoing maintenance and repair throughout the years. Now the the Costa Mesa Public Works Department is an awardwinning department as you can see before you the multiple awards that our department has received from all divisions uh within our department. Uh the our CIP programs encompass both current year and ongoing projects and future projects and we're dedicated to provide the best quality product uh for our constituents and the community of Costa Mesa. Uh here's a brief overview. Uh projects were identified based on city council priorities, goals and objectives, uh by commissions such as this body, committees and community feedback, the citywide infrastructure and facility needs assessments, uh department requests and also budgetary constraints. So these are the progenitors of what a typical CIP project can come about. Um the CIP also includes general fund allocation to meet minimum maintenance of effort ore requirements for gas tax and especially for our measure M2 from OCTA. Little quick facts, we have uh we're recommending 41 projects. Um the total CIP amount is roughly $34 million and for future bond financing uh uh we have set aside for $12 million. So which what are the funding sources? Uh I won't go through each and one of the each and every one of these as you you can see those before you but just to pick off a couple our fiscal 26 27 CIP one-year CIP includes uh bond financing, grant funds, uh gas tax, traffic impact

fees, and park development fees for a total of 33 almost $34 million. So, this attachment is within your packet. So, it's a little hard to see on this PowerPoint, but you have it before you. And this is the uh one-year fiscal year 2627 CIP and that's our transportation. And let's going through these C categories. Um you can see from the pie chart um our programs are primarily funded through these colored pies. Facilities is a little about over 16 million, parks close to 1.8 million, our streets about 8.8 million and transportation a little over 7 million. So what are our uh proposed CIP projects for the upcoming fiscal year in 2627? Uh the department is proud to showcase number one the citywide alley improvement project which is our annual project. Uh this project was uh awarded the contract actually during the last city council meeting on April 21st. Um this is to convert a lot of our old alleys and this started back as far as back as 2007 with an alley assessment and is to replace all of our public alleys with asphalt to uh to concrete. Uh it's a multi-year project and um we're coming near the end of this project and uh for the next uh upcoming phases uh we're we're going to finish about the remaining alleys which will total around 14. Uh this is the police department chillers replacement project. Uh the original police department chillers are more than 50 years old. The replacement chillers uh have much more energy efficient than our current models. And

we project that the start date for this project is the fall of 2026. Uh the here's the police department emergency communication center uh which is our typically our dispatch center. Uh it involves a complete renovation of the PD communications facility. It includes upgrades that will include thermal and moisture protection, fire suppression, plumbing, heating, ventil ventilation, air conditioning or also known as HVAC, electrical and communication infrastructure as well. Uh again, this project is expected to begin and also fall of 2026. Uh from our transportation uh division, we have the Adams Avenue multi-purpose trails project. Um the limits of this projects between Royal Palm Drive and the San River and enhances accessibility and safety for bicyclists, pedestrians. It also provides separation for from vehicles. Um the city received a a competitive federal grant for the purpose of construction and the improvements are indeed consistent with the city's general plan and also the active transportation plan or ATP. Uh, another project within from our transportation vision is the Mesa Mesa Delmare multimmoal access project. Uh, safety improve mobility improvements along Juniper Drive from Presidio Drive to Arlington Drive. Uh this project will include parking protected uh parking and protected cycle tracks, green bicycle conflict zoning striping, also new sidewalks, accessibility improvements, uh intersection and and Arlington Drive and Juniper Drive. Design will begin at winter of 2026 and the funding allocation is around $350,000 and is 100% state grant amount for construction. Um, Harper Park project updates include a complete redesign of the park layout. It includes the removal of existing equipment and also includes installation and modernized playground equipment, uh,

the replacement of safety and surfacing for the playgrounds and the removal and placement of tables, benches, and also trash receptacles. So, here's some additional information. um the the five-year CIP going from 2627 to uh 2030 to 31. It includes projects deferred and those pro uh proposed in upcoming fiscal years. The five-year plan is updated annually based on goals and priorities by city council. Uh the input from our commissions, committees and and also our community and also includes best practices as well. The projects listed from years 2 to five in the future are for planning purposes and to plan for future grant opportunities as well. Um this is kind of hard to see but this is simply uh basically what's on the your five-year CIP which is basically a breathing document. Uh it it's subject to change but the five-year CIP this is for 26 27th of the first iteration of the first year. Um the proposed CIP is basically a revision or update of what that five year CIP proposes and you can compare what you see on the left and what you see on the right. So, for example, the first one, the building modification projects, our 5year CIP for 2627 shows $200,000. For our proposed in in our one year CIP, we're proposing $250,000. $250,000. And everything is uh uh follows that same pattern throughout this these entire two columns. So ultimately uh staff's recommendation to the planning commission is to find that the project is categorically exempt from the provisions of the California environmental quality act also known as squa and per sequel guidelines section 15378 and that the city's capital improvement program is a fiscal planning and budgeting activity that allows the city to plan for future specific CIP

projects doesn't and doesn't commit the city to implement any specific project or project design and also adopt the general plan conformity resolution uh which is attachment one for the city of Costa Mesa's one-year uh 2627 and 5year uh 2627 through 3031 capital improvement program or CIP. So this is our tenative budget calendar. Um right now we're at April 27th which is at the planning commission. Uh tomorrow we'll have the midyear budget on April 28th and ultimately the hope is that uh the budget will be approved on June second in front of city council during their regularly scheduled city council meeting. And uh that concludes our staff's presentation. And with me uh tonight uh we have our uh esteemed staff to assist us in answering questions if need be. We have Mr. Patrick Bower, our deputy uh public works director. Uh we have uh Mr. Paul Martin, our transportation service manager, Mr. Rob Ryan, our maintenance services manager, and our senior management analyst, Miss Anablanca.

Thank you very much, Mr. Yang. Thank you, commissioners. Any questions of staff, Commissioner Martinez.

Thank you, Mr. Chair. Um now this is um the third time that I am looking at uh planning commission resolution to find conformity with our general plan since since I've been on this body. Um my very first meeting on May on yeah on May 13, 2024 um I asked why are we not doing energy and sustainability projects? Are they not in our general plan? A year later on May 12th, 2025, I noted that all energy and sustainability projects were listed as 2526 now 2829. Why do we do that when we have a goal conservation element 2 uh conserve natural resources through environmental sustainability? Now, this year in April, month early. Nice. Um, we still don't have any energy and sustainability projects. So, my question for you and anyone else on staff is why?

Right. Thank you for the question, Commissioner Martinez. Um, as you alluded to at beginning at your statements, uh, the city will do an open house this Thursday on the climate action plan. Um, that we consider that as part of our sustainability efforts, uh, for the city. Um, the thing is a lot of the sustainability projects will be um, looked into uh, after going through the climate action plan. uh in addition to our sustainability environmental sustaining manager uh we don't have one and we're also kind of recruiting a new one that also has a big factor into that as well but I also like to say that a lot of our projects including our CI projects already incorporate a lot of the things that's related to sustainability such as LED lighting facilities a lot of the sometimes in our HVAC units and our some of our facilities projects we go through energy efficient equipment for for those units. And the thing is it's not we're not blind to it. We do incorporate a lot of those sustainable projects within our CIP. And uh we continue to pursue those and we will always pursue those. Uh but in answer to your question um is there a specific project? It's in the works and the thing is a lot of it will be u become more clear after the climate action plan.

Fair enough. Great, great answer on the cap and on um the fact that really energy and sustainability well sustainability should be throughout all of our uh CIP and not just confined to its own sustainability section. So great answer. Um I think since this is you know conformance to the general plan and that's what we're here to do. Um, I think what I've also said the previous two years is just just the point of like a a spectrum of conformance. Like sure, this could be inconformance. Could we be even more in conformance? Is there a project in here that is um would would satisfy a general plan, policy, or goal that is not currently in here? or do you think that this is this is a good list? Um there's probably no other projects that would make us more in compliance with our general plan.

Uh Commissioner Martinez, I don't think there is one magic project that would com that would uh satisfy each and every section in terms of the performance of the general plan. Uh we have a lot of variety of projects that conform to all the aspects of of the general plan. And as you can tell by reading the staff report, there are certain different sections of the general plan in which we have different specific projects that conform to. So, uh, in a nutshell, uh, do we have a magic bullet type of project that satisfies a considerable number of these conditions? Perhaps we have maybe a few that that satisfies two or three or four of these conditions. But the purpose is to have a very comprehensive uh CIP program in which a lot of these issues of of of conformance of the general plan are met.

Yeah. Uh I was just going through like my list of um general plan policies that I made last year for the same item. Um there there's a lot of things in here that were met in the CIP. So uh very very thankful for that. Uh those are my questions, Mr. Mr. Chairman. Okay. Any other questions, staff? Commissioner Andrade. Yeah. Could you clarify what are the green highlights in our charts?

Yes, that's a very good question. Uh the green highlights represent those projects that were added afterwards. So just to distinguish between our initial draft, the current draft is basically showing the projects that we added. For example, on the last we didn't have Shiffer Park in the five-year. That's been added a few weeks later. And that's and that's shown as highlighted in green. Um, and so how do we determine what year to put it in? Right. Those those greens like I see some are in 2728, some go right into 26 27. Is that a council decision?

That's that's a very good question. It it basically depends on a myriad of factors. Uh, what you've just alluded to, some of it come from uh a council directive. Some can can come from uh the directives from different bodies such as this commission or committees. But sometimes it could be dependent on our funding or financial uh sources. For example, some of our projects have distinct funding deadlines. We have to meet a certain deadline on, for example, maybe in 2028 or 29. So it's scheduled within the five-year CIP to to meet that goal. Um the five-year CIP, as I mentioned before, is a breathing document. uh it's not expected to be rigid or strict year after year. So every year it gives us the opportunity meaning staff and also our community and our city council to make any kind of requisite changes if need be to reflect uh the times that are reflective during that moment.

Got it. So, um, is our kind of call to action here to give any feedback at this point to take back to city council or just give it a nice rubber stamp and move on like what's our call here? I want to reflect it as a rubber stamp commission and but basically it's basic yes basically it's as a my second slide of the presentation said it's defined if it's the CIP program is in largely in conformance to the general plan.

Yeah. Um so on that regard I would love for consideration I think I began my volunteer work or support or engagement with the city going on five years um back starting off at parks commission um and since then

we were talking about westside park development. Um I know that that conversation ha you know this current parks commission has really done some really good work in advancing um work in that space. Um just really you know would be great if highly encourage for that line 109 for west park westside park development to be moved to 2627 on the west side. We're completely overdue right now. We have no parks or at least in the surrounding area for district 4 um because Ketchum liel is under construction which is wonderful and it's coming and it took lots of years to get there. You know, Shalomar is completely so we are just such a park hungry district. Um and again this is I've been hearing about this that we need parks but before we can create parks you got to study it and develop it. So that would be one of my recommendations is to move. Please

highly encourage our community really needs it, right? I mean, we're doing great investment on police and enforcement and community services. Um, my community desperately needs it. We need a way to better engage our our youth and give third spaces for our community to truly engage and connect. So, and parks is one of those things um that the city could do at the very least to to engage the community again that has been underlooked for so many years. I mean, that was five years ago when I when I first started getting involved. I can't I don't even know how long does it that this issue of Westside not having parks precedes me. Um you probably know because you've been here much longer. Um so, that would be one of my um requests. Um the other thing along streets is um and I know I was talking to some of the staff here is traffic calming opportunities on Wilson Street. Um very excited that Wilson's Park now has that cross that what is it that raptor light um to get to the park. But Wilson Street I mean and I even hear this of visitors. I've now moved twice in on Wilson Street and now I am further down the street the block and that is always the biggest concern to visitors. It is so terrifying to get out of Wilson Street either turn left or right because cars are just going full speed right such a wide we got four lanes with heavy traffic people are connecting from Placentia Pomona. Um, anyways, traffic calming or slowing down. How can we slow down speeds down Wilson Street? There's also no cross. There's very few cross streets. There's harbor and then blocks and blocks away, blocks and blocks away all the way to um, Pomona when the next light is available and then from there all the way to

Placentia. But that area is so heavily residential. you know, you see moms, parents, seniors, everyone is just playing the most terrifying game of Frogger to cross the street. Um, so how can we if we can include Wilson Street in some of the the street efforts, street calming efforts that you're um, excuse me, traffic and speed calming efforts that you're doing on these streets, which are lovely to see. Would be great. Right. Thanks. Thank you, Commissioner.

Right. Any other commission comments, questions of staff? I see no one from the public in chambers. Um, I'll open public comments. Um, Miss Green, do we have anybody on Zoom or by phone? No. Okay, I'll close public comments. Um, any last questions before I close the item? Okay, if not, I'll close the item and ask for a motion. Commissioner Dixon,

I move that the plan commission find that this project is category exempt from the provisions of California Environmental Quality Act per guidelines section 15378. uh and that we the adopt the general plan conformity resolution at attachment one for the city's one-year FY 2026 2027 and 5-year FY2026 20227 to FY 2030 to31 capital improvement programs

second by Commissioner Martinez. Do you want to speak to your motion? I think it's it's it's great work by staff and everybody wants everything from these and um I think you have a a good selection. I I appreciate it and um I look forward to the further stuff down the road after the climate action adaptation plan workshops and how that gets plugged in. But thank you very much, Commissioner Martinez.

Yeah, I'll agree. Um a lot a lot of what's in here obviously in conformance with the general plan. Um there will there will always be some other thing that you can add, but of course uh this is this is what we have the budget for and this is what we can do. Um uh just to point out a few specific examples that are in the five-year uh Westside Park development, very important to usiders. Uh community gardens was actually pointed out by me to be included to conform with the general plan my first meeting. Um, so, uh, happy to see, uh, this budget go along and happy to see especially all the active transportation things in there. Thank you for that. Um, I know I saw a lot of them, especially that were grant funded. So, good work to staff uh, to the award-winning staff, I'll add, um, for all of these projects. Thank you.

Okay, if there no further questions, Miss Green, may I call for the question? Motion carries 6. All right, Mr. Yang, don't go too far. We've got development services report.

Yes, sir. Thank you, Mr. Chairman. So, uh for tonight's public works uh report, uh we're happy to mention that our transportation services manager, Mr. Paul Martin. He spoke on a panel with uh council member Arlo Reynolds uh last week at the California Bicycle Summit in Sacramento. Uh the panel discussed working with CALR in improving safety for travelers on CALR facilities such as Newport Boulevard here in our city of Costa Mesa. Uh while the state is centered upon cyclist safety and mobility, the work of the city has pursued and improving Newport Boulevard is focused on pedestrian safety and based on council resolution from August of 2025. So that concludes uh my report uh to the commission and I defer back to you chair.

All right. Thank you very much. Uh, Miss Tai Development Services, you still there?

Yes, I am. Thank you. Even though it is past 11:00 here on the East Coast. Um, thank you first of all. Uh, I I had to join everybody by Zoom. I am on the East Coast dealing with some family uh medical issues, but I should be back later on this week. Um, and just a brief update. Uh, I think Commissioner Martinez mentioned the CAP workshop this Thursday, April 30th. Um, and it's going to be at the city hall uh community room. So for the P members of the public, please be sure to join us. Um upcoming next week at the city council meeting, the city council will be hearing the uh group home request at 1601 Baker Street. And that was heard uh as the commission recalls that was that was heard by the planning commission a few months ago. Um quick update on the neighborhoods where we all belong effort. Um, as the commission may recall, there was a second round of outreach to work on the development standards and objective design standards. Um, we are going to be posting an outreach summary to the project website in early May. Um, and then we're launching round three of outreach coming up in June. Um earlier uh there was a question on the Fairview Developmental Center specific plan and I did mention that while the initial comment period for the working draft of the specific plan has closed, expect a uh release of the draft environmental impact report in May and that will um launch a 45day review period. But in the meantime, if anybody has any other comments or questions on the specific plan, that email address for Fairview Developmental SP uh center specific plan is FDC housing plan at coast messaac.gov. Um and then uh my next item is just a heads up on the May 11th planning commission meeting. We currently do not have any uh public hearing items scheduled for that and we will keep uh the commission as well as members of the public apprised

on whether that meeting will occur. So that will will be coming up. And then lastly wishing um everybody out there, mothers and families included a happy mother's day. So thank that's it for me chair. Thank you. All right. Thank you. Last but not least uh Mr. Presiosce, anything from the city attorney?

Thank you chair. Briefly, I just want to remind the uh commission about the use of substitute motions um or amended motions. So, anytime you know a commotion has been made and seconded um you know any commissioner can um before the vote is called can make a mo can make a substitute motion and the substitute motion gets voted on. So substitute motions are useful when a particular commission wants to add commissioner wants to add a condition approval or do something different with a motion. Um I just want to remind the coun the commission that those exist and their official efficient tool for reducing discussion but actually bringing the action before the body. And that is my report this evening.

All right. Thank you for that reminder. We are adjourned.