Trading Tackles for Townhomes: Hive Live Redevelops Former Chargers Training Grounds in Costa Mesa

The "Hive Live" development, a significant multi-phased residential and retail undertaking in Costa Mesa, has had its public hearing before the City Council continued to October 7, 2025. This marks the latest in a series of postponements, initially from July 15, then August 5, and September 2, 2025, at the applicant's request for a "date certain". This measure aims to streamline the administrative process by avoiding the need to republish public notices for an open-ended continuance.

Project Scope and Intent

Proposed by Legacy Partners on behalf of Invesco Real Estate, the Hive Live project is designed to transform the existing 14.25-acre Hive Campus at 3333 Susan Street into a master-planned community. The development encompasses 1,050 residential units and 3,692 square feet of retail space, along with 335,958 square feet of open space, including public plazas, courtyards, and private balconies. The plan involves demolishing the current 182,520-square-foot Hive Creative Office Campus and the former Los Angeles Chargers practice field, which is being vacated following the Chargers' relocation to El Segundo, California. The project aims to assist Costa Mesa in fulfilling its Regional Housing Needs Assessment (RHNA) obligations and create a "work-live" environment conducive to walking and biking to local employers, retail, and restaurants.

Regulatory Hurdles and Environmental Review

The project necessitates extensive municipal approvals, including a Final Environmental Impact Report (EIR) (SCH NO. 2024060115), a General Plan Amendment, Rezone, Specific Plan Amendment, Master Plan, Vesting Tentative Parcel Map, Density Bonus Agreement, and a Development Agreement.

The Draft EIR, made available for public review from January 21, 2025, to March 6, 2025, identified potentially significant impacts in several areas:

• Air Quality: Construction-related impacts on sensitive receptors.
• Biological Resources: Concerns for nesting migratory birds.
• Cultural Resources: Potential for archaeological resources.
• Geology and Soils: Paleontological resources.
• Hazards and Hazardous Materials: Emergency response and construction traffic.
• Public Services: Police services.
• Transportation: Vehicle Miles Traveled (VMT).
• Tribal Cultural Resources: Potential impacts on tribal cultural resources.

However, the EIR concludes that with the implementation of specific mitigation measures (AQ-1, BIO-1, CUL-1, GEO-1, GEO-2, HAZ-1, PS-1, TRA-1, TCR-1), all identified impacts would be reduced to less than significant levels, projecting no significant unavoidable impacts. For instance, Community-Based Travel Planning (CBTP) is a proposed mitigation to reduce project-generated VMT by an estimated 2.3 percent.

Environmental assessments also found:

• The site, largely developed and ornamental, has no natural vegetation communities or special-status plant species.
• While Cooper’s hawks may forage on-site, they are not expected to nest due to a lack of suitable trees.
• No historic or archaeological resources were identified in the project area, with only isolated shell and ceramic fragments found in disturbed contexts, lacking integrity due to previous filling and grading.
• Construction is expected to span eight years, from January 2026 to January 2034. Demolition could generate approximately 17,732 tons of debris, with about 6,206 tons anticipated for landfill disposal after recycling.
• Wastewater generation is estimated at 189,189 gallons per day, falling within the Costa Mesa Sanitary District's (CMSD) threshold of 656,250 gallons per day. The project is projected to utilize 31 percent of available sewer line capacity.

Fiscal and Economic Contributions

A fiscal impact analysis by RSG, Inc. for the City of Costa Mesa projects that the Hive Live development will generate net new revenues over a 28-year forecast period, including an 8-year construction period and 20 years of operation. The total project cost is estimated at $449.4 million. Upon full buildout, the project is expected to generate approximately $347,140 in total annual net new revenue to the City.

• Property Tax: The City's General Fund would receive approximately 15.109 percent of the one percent property tax levy within the project's tax area. Total new property tax in-lieu of Vehicle License Fee (VLF) over 28 years is projected at $7,060,947.
• Sales Tax: The 3,692-square-foot retail space is projected to generate $350 in taxable sales per square foot, contributing to the City's General Fund.
• Employment: During the 8-year construction period (2026-2033), the project is estimated to create 3,337 direct jobs, 253 indirect jobs, and 979 induced jobs. At full occupancy, the residential units are estimated to house approximately 2,191 residents.

Traffic and Parking Dynamics

A Vehicle Miles Traveled (VMT) analysis, utilizing the Orange County Transportation Analysis Model (OCTAM), was conducted for the project. While the proposed project's baseline project-generated VMT per service population requires a 1.67 percent reduction compared to the City's threshold, the cumulative project-generated VMT would be below the City’s threshold.

For parking, the project proposes 1,751 parking spaces for its 1,050 dwelling units (1,736 residential spaces and 15 retail spaces), resulting in a ratio of 1.65 spaces per dwelling unit. This is notably below the City Code's theoretical requirement of 2,294 spaces, resulting in a calculated shortfall of 543 spaces based on current ratios. However, an analysis by Linscott, Law & Greenspan, Engineers (LLG), drawing on industry standards and comparative empirical studies of similar regional developments, concludes that the proposed supply will adequately accommodate demand.

Affordable Housing Commitment

Legacy Partners has committed to setting aside 105 dwelling units for low-income households through a deed restriction, representing 12% of the 875 base dwelling units. This commitment entitles the project to a 23% density bonus, or 202 bonus units, though the project requests only a 20% density bonus (175 units). An Affordable Dwelling Management Plan (ADMP) outlines the obligations for marketing and renting these units to income-eligible households, requiring annual income recertification and City oversight.

The Road Ahead

The City Council meeting on October 7, 2025, will be a critical forum, where staff will present the Planning Commission's recommendation to the City Council. The agenda packet for this meeting will also include a comprehensive Fiscal Review, Legal Review, and an Analysis of City Council Goals and Priorities. No alternative project recommendations have been put forth at this time.