396 East 21st Street Costa Mesa Project
Summary
SCH Number
2026100010
Public Agency
City of Costa Mesa
Document Title
396 East 21st Street Costa Mesa Project
Document Type
NOE - Notice of Exemption
Received
Posted
10/1/2026
Document Description
Development Review, Tentative Tract Map, and Density Bonus approval to construct 21 single-family detached residential units on the 1.49-acre site, which would result in a density of 14.1 du/acre. The Project would include 20 market rate units (including 18 base units and 2 density bonus units) and one for sale, deed restricted, very low-income household. The density bonus request includes associated waivers for the development.
Contact Information
Name
Victor Mendez
Agency Name
City of Costa Mesa
Job Title
Senior Planner
Contact Types
Lead/Public Agency
Phone
Name
Pete Zehnder
Agency Name
Modern Mobile Ventures I, L.P
Job Title
Project Applicant
Contact Types
Project Applicant
Phone
Location
Coordinates
Cities
Costa Mesa
Counties
Orange
Regions
Southern California
Cross Streets
Tustin Avenue and East 21st Street Costa Mesa
Zip
92627
Total Acres
12.1
Parcel #
APN 426-171-23
State Highways
State Route 55
Railways
None
Airports
None
Schools
See Other Information
Waterways
None
Township
6S
Range
10W
Section
23
Base
SBBM
Other Location Info
396 E 21st St, Costa Mesa, CA 92627
Other Information
Schools: Woodland Elementary School, Kaiser Elementary School, Back Bay High School, Mariners Elementary School, International School of Science and Culture, Newport Harbor Highshcool, College Park Elementary School, Rea Elementary School, Pomona Elementary School
Notice of Exemption
Exempt Status
Categorical Exemption
Type, Section or Code
Class 32 - Section 15332
Reasons for Exemption
Planning staff has determined that the project is categorically exempt from the requirements of the California Environmental Quality Act (CEQA). The project qualifies for a Class 32 exemption under State CEQA Guidelines Section 15332 – Infill Development Projects, as it involves the construction of 21 single-family detached residential units on a 1.49-acre site within city limits. The project is consistent with the applicable General Plan designation and zoning regulations, occurs within an urbanized area, and is adequately served by all required utilities and public services. To support this determination, a CEQA Section 15332 exemption report was prepared. City staff reviewed the documentation and concluded that the project would not result in any significant environmental impacts, including those related to traffic, noise, air quality, water quality, or biological resources.
County Clerk
Orange
Attachments
Notice of Exemption
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