Article 9 — General Site Improvement Standards

The purpose of this article is to identify additional development standards for all zoning districts. The following standards shall apply to new developments and to major alterations, additions or improvements to existing developments that exceed 50% of the gross floor area of the existing improvements on the same site (an "existing development"). (Ord. No. 97-11, § 2, 5-5-97; Ord. No. 01-19, § 1, 8-20-01)

For purposes of this article, the following definitions shall apply:

Improvements. Any major alteration, addition or improvement to an existing development in an R1 zone that exceeds 50% of the gross floor area of the existing improvements on the same site.

Program. That particular portion(s) of the citywide missing sidewalk program adopted by the city council that specifically address missing sidewalks in R1 zones as such is incorporated in the city's annual parkway maintenance projects.

Sidewalk. A concrete walkway adjacent to the street and within the public right-of-way, used primarily for pedestrian traffic that is constructed pursuant to city's standard No. 411. The term "sidewalk" does not include a driveway approach, curb or gutter.

Street segment. That portion of a street lying between one street intersection and the next closest intersection. (Ord. No. 01-19, § 1, 8-20-01)

• (a) No utility equipment or facility such as gas meters, electrical meters, telephone pedestal mounted terminal boxes, surface mounted electrical transformers, fire hydrants or any other potential obstruction shall be located within the approved parking and/or turn radius area unless installed underground in a vault having an approved traffic lid. All such equipment or facilities located aboveground shall comply with the requirements and meet with the approval of the planning division and serving utility.

• (b) Installation or relocation of all utility equipment or facilities shall be performed in a manner so as to obscure the installation of said equipment or facility from view from any place on or off the property. The installation or relocation of the equipment or facility shall comply with the requirements and meet with the approval of the public utility and planning division.

• (c) Sewer and water system improvements shall comply with the requirements and meet with the approval of the serving utility.

• (d) As an additional requirement only for new developments, new construction or as a condition of approval of a new tract, a revised or reactivated tract or any parcel map, all utilities shall be installed underground on the building site in accordance with the serving utilities' rules, regulations and tariffs on file with the state public utilities commission. The development services director may waive the required undergrounding whenever it is found and determined that such installation is not practically feasible due to economic or technological factors found to exist at the site. Provided, however, that all required termination facilities on the structure and conduit, at least to the outer wall, at a point designated by the serving utility, shall be furnished and installed to facilitate future connection to an underground system.

• (Ord. No. 97-11, § 2, 5-5-97; Ord. No. 01-19, § 1, 8-20-01)

• (a) All abutting public rights-of-way shall be fully improved to the ultimate right-of-way as required by the master plan of highways, adopted specific plans, or applicable standards and codes under the direction of the public services department except for the installation of sidewalks for existing single family residences in an R1 zone subject to section 13-72.1 .

• (b) Portland cement concrete driveway approaches shall be installed per City of Costa Mesa Standard Plans. The size, type and location shall be approved by the transportation services engineer.

• (c) In cases where existing curb cuts will not be used, they shall be replaced with standard curb and gutter under the direction of the public services department.

• (d) Portland cement concrete sidewalks shall be installed per City of Costa Mesa Standard Plans under the direction of the public services department except for the installation of sidewalks for existing single-family residences in an R1 zone subject to section 13-72.1 .

• (e) Prior to the issuance of a building permit, the developer shall obtain necessary street work permits authorizing construction as indicated in subsections (a) , (b) , (c) , and (d) .

• (Ord. No. 97-11, § 2, 5-5-97; Ord. No. 01-19, § 1, 8-20-01)

• (a) This section applies to existing single-family residences in R1 zones only. The purpose of this section is to provide alternatives to the requirement that owners of existing developments in an R1 zone install a sidewalk when they undergo major alterations, additions or improvements that would otherwise require installation of a sidewalk pursuant to section 13-72 .

• (b) Nothing in this section shall prevent the city from using its own funds to install sidewalks on any street otherwise subject to this article.

• (c) An owner of a single-family residence in an R1 zone shall either:

  • (1) Construct a sidewalk as required by section 13-72 ; or

  • (2) Pay to the city, an amount equal to the cost of sidewalk construction, in lieu of actual construction, as calculated by the city engineer. Said payment will be based on the average bid unit price accepted by the city for its annual parkway maintenance project and the actual linear feet of the property owner's front property line; or

  • (3) Satisfy the requirements of subdivision (d) hereinbelow.

• (d) Notwithstanding the city's goal of installing sidewalks in all R1 zones throughout the city, it is recognized that there may be neighborhoods in the city that desire to retain a more rural appearance.

  • (1) Therefore, if an owner of a single-family residence in an R1 zone meets all of the following criteria at the time of application for a permit for construction of the improvement, the owner may "opt out" and will not be required to comply with the provisions of section 13-72.1(c)(1) or (2).

    • a. The property owner must submit a notarized written statement to the city clerk that includes signatures from at least 2/3 of the other property owners on his/her side of a street segment. The notarized statement shall be on a form provided by the city and shall acknowledge that the person signing the statement is the property owner, identified as the owner of record of said property as reflected in the most recent county assessor's parcel roll and that said property owner does not want sidewalks installed on their side of their street segment; and

    • b. There can be no more than 10% of the frontage of the side of the street segment in question improved with existing sidewalk within the public right-of-way.

  • (2) The city engineer or his designee shall establish a procedure to verify the information required by section 13-72.1(d) and monitor the properties that have qualified under the opt out provision of this chapter.

  • (3) No property owner on a side of street segment that has opted out pursuant to this section may obtain a permit for, or later decide to install a sidewalk on a property that has opted out, regardless of whether that property owner actually provided a signed statement unless that property owner has complied with subsection 13-72.1(d)(4) below.

• (4) A property owner, may cancel his/her street segment's "opting out" of the sidewalk construction program and install a sidewalk adjacent to their property by obtaining notarized signatures from at least 2/3 of the property owners on their side of their street segment.

• (e) Any payment received by a property owner in lieu of actual construction pursuant to section 13-72.1(c)2 shall be placed in a separate account and, along with any interest earnings on said account, be used solely to pay for the city's future construction of new sidewalks in R1 zones constructed pursuant to the city's program.

• (Ord. No. 01-19, § 1, 8-20-01)

• (a) In nonresidential zones, trash enclosures shall be provided under the direction of the planning division. In residential zones, trash enclosures shall be required for residential projects of five or more dwelling units. Exceptions to the required trash enclosure in residential projects may be granted by the final review authority, and are subject to the following provisions:

  • (1) A written determination by the Costa Mesa Sanitary District and/or any contract trash collection service that on-site trash collection service can be provided to each individual dwelling unit;

  • (2) A recorded land use restriction prohibiting trash collection in the public right-of-way;

  • (3) Provision of an adequate on-site storage area for trash containers that is screened from on- and off-site views; garage storage of trash containers shall only be permitted if the storage does not affect the required vehicle storage area; and

  • (4) A limitation of no more than two trash containers per dwelling unit.

• (b) The design of trash enclosure(s) shall conform to city standards on file in the planning division.

• (c) Temporary receptacles, as approved by the public services department for the purposes of public participation in the collection of recyclable products, shall not be considered a trash bin, container or receptacle subject to the requirements of this section. For the purposes of this section, temporary shall mean a period, or periods, of time not exceeding 90 days during any twelve-month period.

• (Ord. No. 97-11, § 2, 5-5-97; Ord. No. 02-4, § 1h, 3-18-02; Ord. No. 03-5, § 1, 6-2-03)

• (a) The finished elevations of all buildings, structures, walls and fences shall be approved by the planning division.

• (b) All trash containers and mechanical equipment, such as air conditioning compressors, duct work, and vents shall be screened from public rights-of-way and adjacent properties.

• (c) Temporary receptacles, as approved by the public services department for the purposes of public participation in the collection of recyclable products, shall not be considered a trash bin, container or receptacle subject to the requirements of this section. For the purposes of this section, temporary shall mean a period, or periods, of time not exceeding 90 days during any twelve-month period.

• (d) Pipes and conduits including, but not limited to, plumbing pipes, vents, ducting, fire sprinkler systems and electrical conduits shall not be mounted on exterior walls and roofs.

  • (1) For existing pipes and conduits, painting to match the surrounding façade shall satisfy this requirement.

  • (2) If the wall, roof or other element(s) on which the pipe or conduit is located is structurally modified or demolished, the element(s) shall be relocated to conform with this standard.

• (e) In residential zones, or in any zone adjacent to a residential development, ground mounted mechanical or electrical equipment proposed within eight feet of a neighboring property's windows or doors must comply with one of the mitigation methods listed below (subsections (e )(1) through (e)(3)):

  • (1) A minimum six foot-high block wall separates the equipment from the abutting property's window(s) and/or door(s) with a minimum separation of four feet between equipment and neighboring window(s) and/or door(s).

  • (2) The equipment does not generate more than 50 decibels (based on manufacturer specifications), is not greater than the minimum distance required by the building code and is setback at least five feet from between the equipment and neighboring window(s) and/or door(s).

(3) The equipment maintains the same setbacks and separations required for main structures. (Ord. No. 97-11, § 2, 5-5-97; Ord. No. 03-5, § 2, 6-2-03; Ord. 2025-07, 10/21/2025)

• (a) In residential zones, including planned development, except R-1:

  • (1) All interior property lines of the master development lot shall have six-foot high solid opaque walls or fences that conform to the city's walls, fences and landscaping standards.

  • (2) All exterior property lines of the master development lot shall have solid masonry walls that conform to the city's walls, fences and landscaping standards in respect to height and location as well as the following standards. The final review authority shall approve the wall location, height, masonry materials, and finish.

    • a. Only one type of wall design with the appropriate mix of masonry materials and finishes shall be permitted for the development lot.

    • b. Wall materials such as uncolored cinder block shall be treated with a decorative finish that complements and enhances the project and surrounding neighborhood.

    • c. Exceptions to the requirements stated in subsections (a)(2)a through (a)(2)b may be approved by the final review authority. These exceptions may include, but are not limited to, combination masonry walls with vinyl fencing, stained/treated wood, wrought iron fencing, green wall, and green sustainable composite materials.

    • d. The development services director shall review and approve any future additions to the exterior walls, after project completion, which shall be constructed of materials which are either identical and/or compatible with the original wall.

• (b) In all residential zones, fences, walls and landscaping shall comply with the standards outlined in Figure 13-75(a).

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Figure 13-75(a)

• (c) On corner lots, wall and fences in excess of three and a half feet in height shall be set back five feet from the street side property line.

• (d) In commercial zones, including planned development: All interior property lines abutting residentially zoned property shall have solid masonry walls, at least six feet but no more than eight feet in height, unless an environmental study requires additional height.

• (e) In industrial zones, including planned development: A solid masonry wall, at least six feet in height shall be constructed along all property lines which abut a residential or commercial zone. The maximum wall height shall not exceed eight feet, unless an environmental study requires additional height.

• (f) Decorative details and lights such as finials, light fixtures, pilaster caps, pots and similar decorative items may extend no more than 12 inches above the maximum height limit. Decorative items shall be limited to no more than one item for every six lineal feet of fence or wall. Decorative details are prohibited within visibility triangles.

• (g) In nonresidential zones, walls and fences within a landscape setback shall be a maximum of 40% solid. This shall be measured as illustrated in Figure 13-75(b).

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Hatched elements shall be counted towards solid area
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Figure 13-75(b)

• (h) If a fence or wall is constructed adjacent to a public street, the fence or wall shall be approved by the planning division in terms of its compatibility and harmony with the proposed building and site development and buildings and site developments existing or approved for the general neighborhood. For arterial streets that are adjacent to residential developments, new arterial walls shall comply with the city's streetscape and median development standards. No fence or wall located in any street setback shall obscure the required street setback landscaping in the commercial and industrial zones.

• (i) Fences, walls and landscaping located within a visibility triangle shall be limited to two and a half feet in height, as illustrated in Figure 13-75(c).

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Figure 13-75(c)

• (j) In all zones, retaining walls shall comply with the standards outlined in figure 13-75(d).

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Figure 13-75(d)

• (k) Wall and fence heights shall be measured from the highest finished grade at the base of the wall or fence.

• (l) It is unlawful to construct, install, maintain or allow to exist any barbed wire, razor wire, concertina ribbon or similar item in any required setback abutting a public right-of-way, a required setback adjacent to a residential development or on a property with residential development. In all other locations, barbed wire, razor wire, concertina ribbon and similar items shall maintain a minimum vertical clearance of six feet eight inches from grade.

• (m) It is unlawful to install, maintain or allow to exist any electrified fence or any glass, nails or similar items embedded in walls or fences at any location.

• (n) Chain link fences. In all nonresidential zones, chain link fencing is prohibited in any required setback abutting a public right-of-way. In all residential zones, including planned developments, chain link fencing is prohibited in any area visible from a public street or alley.

  • Chain link fence removal. A property owner of any residential or planned development property that has an existing chain link fence visible from a public street or alley, shall remove the chain link fence at such time the property owner obtains a building permit, or cumulative building permits over a consecutive twelve-month period, for property improvements valued at $30,000 or more. The chain link fence shall be completely removed prior to the finalization of the last building permit(s) that exceeds the $30,000.00 valuation.

• (o) Security gates, in all zones, are subject to review and approval by the planning division in conjunction with the fire department and transportation division.

• (Ord. No. 97-11, § 2, 5-5-97; Ord. No. 01-16, § 1r., 6-18-01; Ord. No. 02-14, § 1a, 4-5-02; Ord. No. 05-3, § 1g., 2-7-05; Ord. No. 10-21, § 1, 1-4-11; Ord. 2025-07, 10/21/2025)

• (a) Wherever acquisition of private property is deemed necessary for right-of-way improvement purposes pursuant to the master plan of highways or adopted standards and codes maintained by the public services department, the owner of the property shall be required to dedicate or make an irrevocable offer to dedicate the needed right-of-way in accordance with subsection (b) as a condition of issuance of a building permit or other permit authorizing expansion of the property's usage, or of approval for recordation of a subdivision map. For the purposes of this section, "expansion of property usage" means physical increase in structural area, or increase in land use intensity, likely to result in increased traffic generation. The amount of land to be dedicated shall be that existing between the centerline of the street or other right-of-way and the ultimate right-of-way established in the master plan of highways, the master plan of bikeways, an adopted specific or precise plan or an adopted street alignment plan.

• (b) Dedication shall be required for any project that will significantly increase the projected number of vehicle trip-ends per day. Allocation of trip-ends shall be based on a schedule of trip generation factors developed and maintained by the public services department. A significant increase in the projected number of vehicle trip ends per day shall be deemed to occur and dedication shall be required when any of the following circumstances exist:

  • (1) Where dedication may be required pursuant to provisions of the State Subdivision Map Act.

  • (2) Where the site is presently unimproved, vacant or not occupied and the project is likely to result in at least 200 trip-ends per day.

  • (3) Where the existing use(s) on the site generates fewer than 5,000 vehicle trip-ends per day (24-hour period) and the project is likely to result in an increase of 30% or more, provided the increase is at least 200 trip-ends per day.

  • (4) Where the existing use(s) on the site generates between 5,000 and 15,000 vehicle trip-ends per day (twenty-four-hour period) and the project is likely to result in an increase of 20% or more in the number of vehicle trip-ends per day.

  • (5) Where the current use(s) on the site generates more than 15,000 vehicle trip-ends per day (twenty-four-hour period) and the project is likely to result in an increase of 10% or more in the number of vehicle trip-ends per day.

  • (6) Where the above criteria are not met but the public services director and the planning commission or the city council determines that the project will have a detrimental impact on pedestrian or vehicular traffic circulation, because of the nature of the proposed use, its location, or other circumstances applicable to the project site.

• (c) Relief. Whole or partial relief from the dedication requirements of this section may be granted by the planning commission or city council in conjunction with the review of any application which is subject to dedication. Relief may be granted only in the following circumstances:

• (1) When the amount of land needed for right-of-way improvement exceeds 15% of the existing gross lot area, relief may be granted for that portion in excess of 15%.

  • (2) When the decision-making body determines that the dedication requirement is not reasonably related to the project, dedication may be waived entirely or in part.

  • (3) When the dedication requirement is based on the projected number of trip-ends per day for a use not listed on the schedule of trip generation factors developed and maintained by the public services department, dedication may be waived if an independent traffic study, paid for by the applicant and prepared pursuant to procedures established by the public services department, states that the use will generate less traffic than the threshold needed to require dedication pursuant to subsection (b).

• (Ord. No. 97-11, § 2, 5-5-97)