Posted July 2026 | By Eric Engelbert | Updated as the project moves forward.
A Former RVCA Warehouse Is Becoming 38 Live-Work Condos in Costa Mesa
A 1967-era warehouse on Costa Mesa's westside is being torn down and replaced with 38 for-sale live-work condominiums at 960 West 16th Street. The project sits on 2.3 acres in the Mesa West Bluffs neighborhood, steps from the Costa Mesa and Newport Beach border. Intracorp Homes secured the entitlements and acquired the property in early 2025, then sold the entitled site to Taylor Morrison, one of the country's largest homebuilders, to take the project through construction and sales.
Each unit is a four-story detached condominium ranging from 2,172 to 2,329 SF with a dedicated ground-floor workspace, three bedrooms, two bathrooms, a laundry closet, and a partially covered roof deck. With no comparable new-construction ownership product on the Costa Mesa westside, this is one of the more distinctive for-sale opportunities the city has seen in years. This blog covers what the project includes, where it stands, and who it is built for.
The Site: A Westside Infill Lot with a Newport Beach Address on Its Doorstep
The 960 West 16th Street site is a 2.3-acre parcel in Costa Mesa's Mesa West Bluffs area, a neighborhood on the city's far westside that borders Newport Beach. The property was previously occupied by a 56,000 SF industrial warehouse built in 1967. In recent years the building was leased by RVCA, the Costa Mesa-based surf and skate clothing brand. The prior owner, MAS Investments LP, had the property listed for sale at $21.7 million. Intracorp SoCal LLC purchased it in February 2025 for an undisclosed price.
The location puts residents within easy reach of the Costa Mesa Arts District, The LAB and The CAMP retail and dining hubs, SOCO design center, and South Coast Plaza. Newport Beach's 17th Street corridor is minutes away. The site is near the border of the two cities, which has historically made the Mesa West Bluffs area attractive to buyers who want a Costa Mesa address at a price point that does not cross into Newport Beach territory.
Mesa West Bluffs has seen a modest wave of live-work development over the past decade. The Lighthouse development, a nearby live-work project often cited as the model for this type of product in Costa Mesa, established the concept in the area. The city's planning data shows about 75 percent of existing live-work spaces in Costa Mesa are being used for their designated business purpose, which city commissioners have pointed to as evidence the product type works in this market.
Project Details: Four Stories, Roof Decks, and a Built-In Workspace
The 38 units are all detached condominiums with the same bedroom and bathroom count, varying only in total square footage. All units include a two-car garage on the ground floor alongside the workspace. Unit sizes run from 2,172 SF to 2,329 SF. All but two units include a ground-floor side yard or patio in addition to the workspace. Several units are positioned at the street edge with the option for a ground-floor storefront.
Unit Layout by Floor
Workspace with direct garage access. Side yard or patio on most units. Storefront option on select units.
Open-plan kitchen and living area. Main living level above the workspace.
Three bedrooms, two bathrooms, and a laundry closet.
Partially covered roof deck. Private outdoor space with elevated views.
Project Specifications
| Address | 960 West 16th Street, Costa Mesa, CA 92627 |
|---|---|
| Total Units | 38 for-sale live-work condominiums |
| Unit Sizes | 2,172 to 2,329 SF |
| Bedrooms / Bathrooms | 3 bedrooms / 2 bathrooms per unit |
| Laundry | In-unit laundry closet |
| Outdoor Space | Side yard or patio (all but 2 units) plus roof deck |
| Parking | 2-car garage per unit plus street parking and visitor lot |
| Building Height | 4 stories, max 44 feet 3 inches |
| Site Area | 2.3 acres |
| Density | ~16.5 DU/acre |
| Affordable Units | None (project is under the city's 50-unit threshold) |
| Zoning | Mixed-Use Overlay (Mesa West Bluffs Urban Plan) |
| CEQA | Class 32 Infill Exemption |
| Master Plan | PMAP-24-0004 |
| Tentative Tract Map | TTM 19345 |
| Entitled By | Intracorp Homes (Intracorp SoCal LLC) |
| Builder | Taylor Morrison |
| Planning Commission Approval | February 10, 2025 (unanimous) |
The live-work designation means each ground-floor workspace is a legal, permitted space for conducting a business. This is not simply a home office. The workspace has its own entrance, is sized and permitted for commercial use, and for select units, can include a street-facing storefront. Costa Mesa's zoning for the Mesa West Bluffs area has specifically allowed live-work product to activate the neighborhood's transition from industrial to mixed-use residential, and this project is one of the more substantial ownership examples that have come through that pipeline.
Approval Status: Entitled in Early 2025, Taylor Morrison Now Building
Intracorp Homes first brought the project to the Costa Mesa City Council in May 2024, making the case for westside ownership housing and describing 960 West 16th Street as "a desirable location for new homeowners." The council encouraged the project and asked the applicant to increase workspace sizes and improve pedestrian-oriented design elements. Intracorp returned to the Planning Commission with an updated design on February 10, 2025.
The Planning Commission voted unanimously to approve the Master Plan and Tentative Tract Map that day, clearing two deviations from the Mesa West Bluffs Urban Plan: one for building separation and one for guest parking standards. City staff stated in their report that the project would "expand Costa Mesa market-rate ownership housing" while enhancing "neighborhood aesthetics" and contributing to the city's Regional Housing Needs Assessment allocation of 11,760 units through 2029.
Intracorp filed the CEQA Class 32 Infill Exemption notice on February 13, 2025, and closed on the property on February 26, 2025. After completing entitlements, Intracorp sold the project to Taylor Morrison, the Scottsdale-based national homebuilder, to take it through permitting and construction. As of July 2026, this blog will be updated when Taylor Morrison announces a sales launch or construction timeline.
About the Developers: Intracorp Homes and Taylor Morrison
Intracorp Homes is a Newport Beach-based developer with operations across Southern California, the Bay Area, and several other Western markets. Their Intracorp SoCal division, led by President Brad Perozzi and VP of Development Rick Puffer, focuses on infill ownership housing in urbanized neighborhoods. The 960 West 16th Street project fits their typical approach: acquire a transitional site, navigate a complex entitlement, and deliver a for-sale product type that is undersupplied in the submarket. Intracorp has done similar live-work projects in Orange County and beyond.
Taylor Morrison is one of the ten largest homebuilders in the United States by closings, publicly traded on the New York Stock Exchange under the ticker TMHC. They are active in California, Arizona, Colorado, Florida, Georgia, the Carolinas, and Texas, and have a track record building attached and detached for-sale communities across a range of price points. Their entry into this project as the builder signals confidence in the product and the westside Costa Mesa submarket. Taylor Morrison handles sales through their own sales team, typically launching communities with a model home and sales center on-site.
Who Is a Live-Work Condo Built For?
Live-work housing is purpose-built for buyers who want their business and their home in the same structure. The most natural fit is a sole proprietor, creative professional, or small business owner who currently rents separate studio or office space. At 960 West 16th Street, the ground-floor workspace is permitted and sized for actual commercial use, not simply a spare bedroom repurposed as an office. For a buyer running a design firm, photography studio, physical therapy practice, skincare business, or similar operation, this format eliminates a separate commercial lease payment and puts business square footage inside an asset they own.
The format also appeals to remote workers who want a serious, designated work environment that is physically separated from living quarters. The ground-floor/upper-floor split means a buyer can have clients enter through a professional workspace door while keeping the rest of the home private. Select units with storefront options add a retail presence for businesses that benefit from street visibility.
At 2,172 to 2,329 SF, these are among the larger for-sale condominiums currently available in Costa Mesa. Combined with the roof deck and private outdoor space, the product competes well against detached single-family homes in the area on both size and livability.
Pricing: Not Yet Announced
Taylor Morrison has not released pricing or a sales launch date for the 960 West 16th Street project as of July 2026. Live-work condominiums in the Mesa West Bluffs area have historically sold at a premium to standard attached condos given the additional commercial square footage and permitting. I keep up on new ownership housing projects across Costa Mesa and Orange County and research price lists when available. Check back here for updates or reach out directly if you want to be notified when Taylor Morrison opens sales.
Interested in New Construction in Costa Mesa?
The 960 West 16th Street project is one of only a few new for-sale ownership communities in the works for Costa Mesa. If you are a business owner, creative professional, or remote worker who wants to own a home and eliminate your office lease, this product type is worth tracking closely. We follow new development across Costa Mesa and all of Orange County from the planning stage through to sales and can help you get in early when a project launches.
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