PLANNING COMMISSION

CITY OF COSTA MESA PLANNING COMMISSION Agenda City Council Chambers 77 Fair Drive 6:00 PMMonday, February 23, 2026 The Commission meetings are presented in a hybrid format, both in-person at City Hall and as a courtesy virtually via Zoom Webinar. If the Zoom feature is having system outages or experiencing other critical issues, the meeting will continue in person. TRANSLATION SERVICES AVAILABLE / SERVICIOS DE TRADUCCIÓN DISPONIBLE Please contact the City Clerk at (714) 754-5225 to request language interpreting services for City meetings. Notification at least 48 hours prior to the meeting will enable the City to make arrangements. Favor de comunicarse con la Secretaria Municipal al (714) 754-5225 para solicitar servicios de interpretación de idioma para las juntas de la Ciudad. Se pide notificación por lo mínimo 48 horas de anticipación, esto permite que la Ciudad haga los arreglos necesarios. Page 1 of 9

PLANNING COMMISSION Agenda February 23, 2026 Members of the public can view the Commission meetings live on COSTA MESA TV (SPECTRUM CHANNEL 3 AND AT&T U-VERSE CHANNEL 99) or http://costamesa.granicus.com/player/camera/2?publish_id=10&redirect=true and online at youtube.com/costamesatv. Closed Captioning is available via the Zoom option in English and Spanish. Members of the public are welcome to speak during the meeting when the Chair opens the floor for public comment. There is no need to register in advance or complete a comment card. When it's time to comment, line up at one of the two podiums in the room and wait for your turn. Each speaker will have up to 3 minutes (or as directed) to address the Commission. To maintain a respectful and orderly atmosphere during the meeting, attendees shall refrain from using horns or amplified speakers. Signs and props may be brought into the Chamber, provided they do not exceed 11 inches by 18 inches in size and do not hinder the visibility of other attendees. The possession of poles, sticks, or stakes is strictly prohibited. All attendees must remain seated while in the chamber until instructed by the Presiding Officer to approach and line up for public comment. To ensure safety and maintain order during the proceedings, standing or congregating in the aisles or foyer is strictly prohibited . Zoom Webinar: Please click the link below to join the webinar: https://zoom.us/j/96060379921?pwd=N2lvbzhJM2hWU3puZkk1T3VYTXhoQT09 Or sign into Zoom.com and “Join a Meeting” Enter Webinar ID: 960 6037 9921 / Password: 595958 • If Zoom is not already installed on your computer, click “Download & Run Zoom” on the launch page and press “Run” when prompted by your browser. If Zoom has previously been installed on your computer, please allow a few moments for the application to launch automatically. • Select “Join Audio via Computer.” • The virtual conference room will open. If you receive a message reading, “Please wait for the host to start this meeting,” simply remain in the room until the meeting begins. • During the Public Comment Period, use the “raise hand” feature located in the participants ’ window and wait for city staff to announce your name and unmute your line when it is your turn to speak. Comments are limited to 3 minutes, or as otherwise directed. Page 2 of 9

PLANNING COMMISSION Agenda February 23, 2026 Participate via telephone: Call: 1 669 900 6833 Enter Webinar ID: 960 6037 9921 / Password: : 595958 During the Public Comment Period, press *9 to add yourself to the queue and wait for city staff to announce your name/phone number and press *6 to unmute your line when it is your turn to speak. Comments are limited to 3 minutes, or as otherwise directed. 4. Additionally, members of the public who wish to make a written comment on a specific agenda item, may submit a written comment via email to the PCPublicComments@costamesaca.gov. Comments received by 12:00 p.m. on the date of the meeting will be provided to the Commission, made available to the public, and will be part of the meeting record. 5. Please know that it is important for the City to allow public participation at this meeting. If you are unable to participate in the meeting via the processes set forth above, please contact the City Clerk at (714) 754-5225 or cityclerk@costamesaca.gov and staff will attempt to accommodate you. While the City does not expect there to be any changes to the above process for participating in this meeting, if there is a change, the City will post the information as soon as possible to the City’s website. Note that records submitted by the public will not be redacted in any way and will be posted online as submitted, including any personal contact information. All pictures, PowerPoints, and videos submitted for display at a public meeting must be previously reviewed by staff to verify appropriateness for general audiences. No links to YouTube videos or other streaming services will be accepted, a direct video file will need to be emailed to staff prior to each meeting in order to minimize complications and to play the video without delay. The video must be one of the following formats, .mp4, .mov or .wmv. Only one file may be included per speaker for public comments. Please e-mail to PCPublicComments@costamesaca.gov NO LATER THAN 12:00 Noon on the date of the meeting. Note regarding agenda-related documents provided to a majority of the Commission after distribution of the agenda packet (GC §54957.5): Any related documents provided to a majority of the Commission after distribution of the Agenda Packets will be made available for public inspection. Such documents will be posted on the city’s website and will be available at the City Clerk's office, 77 Fair Drive, Costa Mesa, CA 92626. All cell phones and other electronic devices are to be turned off or set to vibrate. Members of the audience are requested to step outside the Council Chambers to conduct a phone conversation. Page 3 of 9

PLANNING COMMISSION Agenda February 23, 2026 Free Wi-Fi is available in the Council Chambers during the meetings. The network username available is: CM_Council. The password is: cmcouncil1953. As a LEED Gold Certified City, Costa Mesa is fully committed to environmental sustainability. A minimum number of hard copies of the agenda will be available in the Council Chambers. For your convenience, a binder of the entire agenda packet will be at the table in the foyer of the Council Chambers for viewing. Agendas and reports can be viewed on the City website at https://costamesa.legistar.com/Calendar.aspx. In compliance with the Americans with Disabilities Act, Assistive Listening headphones are available and can be checked out from the City Clerk. If you need special assistance to participate in this meeting, please contact the City Clerk at (714) 754-5225. Notification at least 48 hours prior to the meeting will enable the City to make reasonable arrangements to ensure accessibility to this meeting. [28 CFR 35.102.35.104 ADA Title II]. En conformidad con la Ley de Estadounidenses con Discapacidades (ADA), aparatos de asistencia están disponibles y podrán ser prestados notificando a la Secretaria Municipal. Si necesita asistencia especial para participar en esta junta, comuníquese con la oficina de la Secretaria Municipal al (714) 754-5225. Se pide dar notificación a la Ciudad por lo mínimo 48 horas de anticipación para garantizar accesibilidad razonable a la junta. [28 CFR 35.102.35.104 ADA Title II]. Page 4 of 9

PLANNING COMMISSION Agenda February 23, 2026 PLANNING COMMISSION REGULAR MEETING FEBRUARY 23, 2026 – 6:00 P.M. JEFFREY HARLAN CHAIR JON ZICH ANGELY ANDRADE VICE CHAIR PLANNING COMMISSIONER ROBERT DICKSON KAREN KLEPACK PLANNING COMMISSIONER PLANNING COMMISSIONER DAVID MARTINEZ JOHNNY ROJAS PLANNING COMMISSIONER PLANNING COMMISSIONER TARQUIN PREZIOSI CARRIE TAI ASSISTANT CITY ATTORNEY DIRECTOR CALL TO ORDER PLEDGE OF ALLEGIANCE ROLL CALL ANNOUNCEMENTS AND PRESENTATIONS PUBLIC COMMENTS – MATTERS NOT LISTED ON THE AGENDA Comments are limited to three (3) minutes, or as otherwise directed. PLANNING COMMISSIONER COMMENTS AND SUGGESTIONS CONSENT CALENDAR: All matters listed under the Consent Calendar are considered to be routine and will be acted upon in one motion. There will be no separate discussion of these items unless members of the Planning Commission, staff, or the public request specific items to be discussed and/or removed from the Consent Calendar for discussion. The public can make this request via email at PCPublicComments@costamesaca.gov and should include the item number to be addressed. Items removed from the Consent Calendar will be discussed and voted upon immediately following Planning Commission action on the remainder of the Consent Calendar Page 5 of 9

PLANNING COMMISSION Agenda February 23, 2026 1. FEBRUARY 9, 2026 UNOFFICIAL MEETING MINUTES 26-153 RECOMMENDATION: Planning Commission approve the regular meeting minutes of February 9, 2026. FEBRUARY 9, 2026 UNOFFICIAL MEETING MINUTESAttachments: PUBLIC HEARINGS: 1. A RESOLUTION RECOMMENDING THAT THE CITY COUNCIL AMEND THE SIXTH CYCLE HOUSING ELEMENT (2021-2029) OF THE CITY OF COSTA MESA’S GENERAL PLAN (PCTY-26-0001) IN CONNECTION WITH THE HOUSING ELEMENT SITES REZONING (PCTY-25-0008 AND PSPA-26-0001) 26-154 RECOMMENDATION: Staff recommends the Planning Commission adopt a Resolution to: 1. Find that the project is consistent with the Costa Mesa City Council adopted Resolution No. 2022-67, certifying the Mitigated Negative Declaration (MND) and adopting the Mitigation Monitoring and Reporting Program (MMRP) statutorily and that the project is statutorily exempt from the provisions of the California Environmental Quality Act (CEQA) pursuant to Public Resources Code Section 21080.085(a) (SB 131); and 2. Recommend that the City Council adopt a Resolution to amend the City of Costa Mesa Sixth Cycle (2021-2029) Housing Element of the City’s General Plan to add two Housing Element Opportunity Sites and remove 17 Housing Element Opportunity Sites Agenda Report 1. Draft Planning Commission Resolution 2. Request Letters 3. Appendix B- Sites Analysis Strikethrough 4. Updated Measure K HE Sites 5. Sites Added and Removed Attachments: Page 6 of 9

PLANNING COMMISSION Agenda February 23, 2026 2. MINOR CONDITIONAL USE PERMIT (PMCP-26-0003) TO AMEND CONDITIONAL USE PERMIT PA-21-36 TO MODIFY HOURS OF OPERATION, REMOVE THE REQUIREMENT FOR A 24-HOUR SECURITY GUARD, AND CONDUCT A SIX-MONTH REVIEW FOR “420 NATIVE GARDEN” RETAIL CANNABIS STOREFRONT, LOCATED AT 167 CABRILLO STREET 26-155 RECOMMENDATION: Staff recommends the Planning Commission: 1. Find the project is exempt from the provisions of the California Environmental Quality Act (CEQA) per CEQA Guidelines Section 15301 (Class 1), Existing Facilities; 2. Approve Minor Conditional Use Permit (PMCP-26-0003) based on findings of fact and subject to conditions of approval; and 3. Find that the operations during the initial six-month review period have been consistent with the project’s Conditions of Approval, have not resulted in issues related to neighborhood compatibility, and receive and file the review. Agenda Report 1. Draft Planning Commission Resolution 2. Project Description Letter 3. Zoning Map 4. PA-21-36 Approved Resolution 5. PD Calls for Service Attachments: Page 7 of 9

PLANNING COMMISSION Agenda February 23, 2026 3. CALL FOR REVIEW OF THE APPROVAL OF SPECIAL USE PERMIT (PGSH-24-0002) TO ALLOW A SOBER LIVING HOME WITH SIX OR FEWER RESIDENTS TO BE LOCATED AT 1601 BAKER STREET 26-156 RECOMMENDATION: Staff recommends the Planning Commission: 1. Find that the project is exempt from the provisions of the California Environmental Quality Act (CEQA) pursuant to Sections 15268 (Ministerial Projects) and 15301 (Existing Facilities); and 2. Uphold the Hearing Officer’s issuance of Special Use Permit (PGSH-24- 0002) to allow a sober living home with six or fewer persons (not counting the house manager) at 1601 Baker Street. Agenda Report 1. Draft Planning Commission Resolution 2. Hearing Officer Memorandum 3. Final Decision Memorandum 4. Call Up Review Application 5. Hearing Officer Public Comments 6. Plans Attachments: OLD BUSINESS:NONE NEW BUSINESS: NONE DEPARTMENTAL REPORTS: 1. PUBLIC WORKS REPORT 2. DEVELOPMENT SERVICES REPORT CITY ATTORNEY REPORTS: 1. CITY ATTORNEY REPORT ADJOURNMENT Page 8 of 9

PLANNING COMMISSION Agenda February 23, 2026 PLANNING COMMISSION MEETING: Costa Mesa Planning Commission meets on the second and fourth Monday of each month at 6:00 p.m. APPEAL PROCEDURE: Unless otherwise indicated, the decision of the Planning Commission is final at 5:00 p.m., seven (7) days following the action, unless an affected party files an appeal to the City Council, or a member of City Council requests a review. Applications for appeals are available through the City Clerk’s Office; please call (714) 754-5225 for additional information. CONTACT CITY STAFF: 77 Fair Drive, Costa Mesa, CA 92626 Planning Division (714) 754-5245 planninginfo@costamesaca.gov Page 9 of 9