Save the Freedom Homes.

Make the City check every standard

Ministerial doesn't mean automatic. The plans must meet Costa Mesa's written standards, and second-story ADUs have extra conditions. Ask the planner to confirm each one in writing:

• Second-floor ADU portions 25 ft back from the front line, with interior or screened stairs (§13-35(9))
• Side windows within 25 ft of a neighbor's home: 5-ft sill height (§13-35(9))
• No roof decks; balconies only where allowed, screened near neighbors (§13-35(10))
• 6-ft separation between buildings; landscaping and 40% open space (§13-35, §13-32)
• One garage space per primary unit (§13-36(c)(6))
• Demolition limits if the home was tenant-occupied in the last 3 years (§13-36(b))
• The size question: if the City counts the new duplex as multifamily to allow two backyard units, its own multifamily cap (850 sq ft, or 1,000 with 2+ bedrooms) should apply instead of 1,200 (§13-35)

Get the plans: public records request

Request the full plan set, correction letters and correspondence for both properties. A neighbor with design or construction experience can then check them line by line. Template under "Records request" above.

Construction rules and enforcement

Ask for a construction management plan: work hours, contractor parking, staging, dust, street cleanup. Once work starts, report violations to Code Enforcement every time, with photos and times. A documented record matters.

Parking: study, then permit parking

Costa Mesa's residential permit parking program needs a city parking study showing at least 70% occupancy and a petition from 51% of households on a zone of about four blocks. Request a before-and-after study now so the data exists when the units fill up.

Tract deed restrictions (CC&Rs)

Many 1950s–60s tracts recorded "single-family only" covenants. California voids covenants that block ADUs (Civil Code §714.3), but SB 9 itself doesn't address private covenants, so a covenant might still apply to the second primary unit. Pull the tract's recorded restrictions from the OC Clerk-Recorder and have a land-use attorney review them. A few neighbors splitting one consultation is affordable.

Change the rules for the next one

State law bars cities from requiring ADU owners to live on site, so the City can’t sort projects by who owns them. It can set stricter standards for lots with two or more primary homes, the pattern investors use, without touching a homeowner adding one ADU. The owner-occupancy fix itself has to come from Sacramento: SB 9 already requires it for lot splits, but not for two-unit projects like this one. Ask candidates on the Nov 3 ballot where they stand, and write your state Assembly member and Senator.