HomeMy WebLinkAbout- - Presentation - 3/10/2026City of Costa Mesa
Facilities Master
Plan Development
City Council Study Session
March 10, 2026
City of Costa Mesa | Facilities Master Plan2
Meet the Project Team
Mike AdkinsKevin Rosenstein Xiuwen Qi
Aspen Arnthorsdottir
Steering Committee
Alma Reyes
Raja Sethuraman
Patrick Bauer
Khoa Nguyen
Ryan Wilson
City of Costa Mesa Master Planning Consultant – Gensler
Facilities Conditions Assessment Consultant – Bureau Veritas
City of Costa Mesa | Facilities Master Plan3
Agenda
•Project Introduction Project Purpose / Project Methodology
•Facilities Master Plan Overview Planning Goals / Facilities in Scope
•Facilities Evaluation Evaluation Matrix / Facilities Scoring
•Key Findings What was Learned
•Future Planning Option Implementation Timeline / Financial Analysis
•Looking Ahead
City of Costa Mesa | Facilities Master Plan4
PROJECT INTRODUCTION
City of Costa Mesa | Facilities Master Plan5
Gensler is engaged with City of
Costa Mesa to complete a
Facilities Master Plan (FMP) that
will improve program and service
efficiencies, streamline
workflows, and position the City
for effective municipal
administration in the years ahead.
The goals of the projects are:
»Evaluate the conditions of City facilities
»Assess their ability to meet the needs for
current service, anticipated growth and future
services delivery requirements
»Analyze gaps in providing services and
identify problems that could affect building
performance or integrity
»Create an action plan to address these issues
with cost estimates
Project Purpose
City of Costa Mesa | Facilities Master Plan6
Analysis and Findings
11 Departments surveyed and
interviewed
17 Facility Condition Assessment
Site Tours
Facilities Conditions Report
City Demographic and Staffing
Projections
Demand & Supply Gap Analysis
Evaluation Matrix
Develop Planning Option
Implementation Guide and
Occupancy Cost Analysis
Refined Facilities Master Plan
Mar – May 2025 Jun 2025 – Dec 2026
1 Steering Committee
Visioning Workshop
2 Steering Committee
Key Findings + Options Workshop City Council Study Session
Facilities Conditions Evaluations
Activities
Milestones
Action Plan
Jan – Mar 2026
Project Methodology
4 Work sessions with
Fire, Police, and Park
City of Costa Mesa | Facilities Master Plan7
FACILITIES MASTER PLAN
OVERVIEW
City of Costa Mesa | Facilities Master Plan8
City Council Goals
Facilities Master Plan Goals
Recruit & retain
high-quality staff
Strengthen the
public’s safety &
improve the quality
of life
Maintain & enhance
the City’s facilities,
equipment, and
technology
Diversify, stabilize &
increase housing to
reflect community
needs
Achieve long-term
fiscal sustainability
Advance
environmental
sustainability and
climate resiliency
Created by Amazona Adorada
•Provide safe,
modern, and
functional
workplaces that
enhance employee
experience and
collaboration.
•Increase equitable
service access
through strategic
planning.
•Integrate public
safety into design
and operations.
•Optimize existing
facilities and
reinvest
strategically to
meet current and
future operational
needs.
•Align facility
investments and
improvement
priorities with long-
term land use,
housing, and
community growth
needs.
•Develop
implementable and
data-informed
improvement
strategies with
realistic funding
mechanisms.
•Integrate low-
impact design,
energy efficiency,
and climate-
resilient features
across all facilities.
Planning Goals
City of Costa Mesa | Facilities Master Plan9
Facilities Master Plan Scope
The scope includes the City’s owned and leased portfolio*, totaling 20 facilities for approximately 326,000 SF.
* Facilities excluded from the FMP are Donald
Dungan Library (County-managed), Norma Hertzog
Community Center, Communication Center, Boys &
Girls Club, Golf Course Clubhouse.
Office (~74,000 SF)
Public Safety (~124,000 SF)
Community (~86,000 SF)
Infrastructure (~43,000 SF)
Office
Facilities
Public Safety
Facilities Community Facilities Infrastructure
Facilities
City Hall Fire stations #1 Balearic Community
Center (Leased)
Corp Yard
Building A&B
Communications
Center
Fire stations #2 Bridge Shelter Corp Yard
Warehouse/Fleet
Airport Loop Office
(Leased)
Fire stations #3 CM Tennis Center
Fire stations #4 Downtown
Recreation Center
Fire stations #5 Historical Society
Building
Fire stations #6 Mesa Verde Library
(County-managed)
Police Facility Senior Center
Police Substation
26%
13%
23%
38%
326,000 SF
City of Costa Mesa | Facilities Master Plan10
10
2 81920
16 6
15
11
18
4
17
14
9
1
7
12
135
3
City Facilities in the Study & Current Occupants
1.City Hall (77 Fair Dr.)
•City Manager’s Office
•City Clerk
•City Attorney
•Communications and Marketing
•Economic and Development Services
•Finance
•Fire & Rescue
•Human Resources
•Information Technology
•Parks and Community Services
•Public Works
2.Communications Center (79 Fair Dr.)
•Emergency Management and Dispatch
3.Airport Loop (3190 Airport Loop Dr.)
•Economic and Development Services
4.Fire Station #1 (1570 Adams Ave.)
•Fire & Rescue
5.Fire Station #2 (800 Baker St.)
•Fire & Rescue
6.Fire Station #3 (1865 Park Ave.)
•Fire & Rescue
7.Fire Station #4 (2300 Placentia Ave.)
•Fire & Rescue
8.Fire Station #5 (2450 Vanguard)
•Fire & Rescue
9.Fire Station #6 (3350 Sakioka Dr.)
•Fire & Rescue
1
2
3
4
5
6
7
8
9
•Police Facility (99 Fair Dr.)
•Police
•Police Substation (567 W. 18th St.)
•Police
•Balearic Community Center (Leased)
(1975 Balearic Dr.)
•Parks and Community Services
•Bridge Shelter (3175 Airway Ave.)
•CM Tennis Center (880 Junipero)
•Parks and Community Services
•Downtown Recreation Center (1860
Anaheim Ave.)
•Parks and Community Services
•Historical Society Bld. (1870 Anaheim Ave.)
•Costa Mesa Historical Society
•Mesa Verde Library (2969 Mesa Verde Dr.
East)
•Parks and Community Services
•Senior Center (695 W. 19th St.)
•Parks and Community Services
•Corp Yard Bldg A&B (2310 Placentia Ave.)
•Public Works
•Corp Yard Warehouse/Fleet (2300 Placentia
Ave.)
•Public Works
10
11
12
13
14
15
16
17
18
19
20
City of Costa Mesa | Facilities Master Plan11
FACILITIES EVALUATION
City of Costa Mesa | Facilities Master Plan12
Operational Functionality
Space Adequacy
Facilities Condition Index
(10-Year FCI)
Effective Building Age
Compliance Concerns
Sustainability and Resiliency
Location & Access
FUNCTIONAL PERFORMANCEASSET HEALTH STRATEGIC ALIGNMENT
Facilities Evaluation
A score that compares the cost of
needed repairs to the cost of
replacing the building.
Whether the facility provides enough
space for current and future needs.
How well the facility supports daily
operations, service delivery, and
staff recruitment and retention.
Identification of known or potential
gaps in ADA, fire/life safety, seismic,
or other regulatory requirements.
How well the facility’s location
supports in-person services,
response times, and service coverage
Whether the facility supports the
City’s sustainability and climate
resilience goals.
The age of the facility based on its
original construction or most
recent major renovation.
City of Costa Mesa | Facilities Master Plan13
Facilities Evaluation Weighting
Operational Functionality
Space Adequacy
Facilities Condition Index
(10-Year FCI)
Effective Building Age
Compliance Concerns
Sustainability and Resiliency
Location & Access
FUNCTIONAL PERFORMANCEASSET HEALTH STRATEGIC ALIGNMENT
20%
25%
15%
20%
Base Score
x 0.5
12%
8%
Facilities are first scored using weighted criteria. If a life-safety or code-critical compliance risk exists, the overall score is reduced using a single
multiplier, so the issue is clearly reflected. Facility evaluation scores establish a consistent basis for comparing facilities, while final priorities are
determined by the City based on strategic needs.
Final Score = Base Weighted Score (100% in total) × Compliance Multiplier (1 or 0.5)
City of Costa Mesa | Facilities Master Plan14
Facilities Evaluation Scoring
FUNCTIONAL PERFORMANCEASSET HEALTH STRATEGIC ALIGNMENT
Operational Functionality
Space Adequacy
Facilities Condition Index (10-Year FCI)
Effective Building Age
Compliance Concerns
Sustainability and Resiliency
Location & Access
•4: 0-9 years
•3: 12-29 years
•2: 30-39 years
•1: 40+ years
•4: Excellent, optimal operation (0-5%)
•3: Good, monitor replacement needs (6-10%)
•2: Fair, investment needs in expired systems (11-30%)
•1: Poor, consider repurposing (31-100%)
•4: Ample (>120% of benchmark need)
•3: Adequate (100-120% of benchmark need)
•2: Undersized (70-99% of benchmark need)
•1: Very Undersized (70% of benchmark need)
•4: Fully Functional (Workflows and adjacencies met)
•3: Mostly Functional (Minor inefficiencies)
•2: Constrained (Noticeable operational impacts)
•1: Inadequate (Major operational impacts)
•N: No Elevated Risk (Built to code at time of
construction; modernization needs identified but can
be addressed through phased upgrades)
•Y: Elevated Risk (Issues identified that have life-safety,
accessibility, operational, or legal risk and require
priority evaluation)
•4: Optimal (Meets response, access, or equity targets)
•3: Adequate (Generally meets needs with minor gaps)
•2: Limited (Access or response gaps exists)
•1: Poor (Location significantly limits service delivery)
•4: Fully Upgraded (Solar, EV charging, backup power)
•3: Partially Equipped (Upgrade is being planned)
•2: Limited (Few measures in place)
•1: Poor (No measures in place)
City of Costa Mesa | Facilities Master Plan15
Facilities Scores
*Fire station #2 and the Communications Center are under construction and are not included in this evaluation.
Types City Facilities*Effective
Building Age 10-year FCI Space
Adequacy
Operational
Functionality
Location &
Access
Sustainability &
Resilience
Compliance
Concerns Base Score Final Score
Public Safety Fire Station #3 1 1 1 1 4 1 Y 1.36 0.68
Public Safety Fire Station #4 1 1 1 1 4 1 Y 1.44 0.68
Public Safety Westside Substation 1 2 1 1 3 1 Y 1.49 0.75
Public Safety Fire Station #5 2 1 1 1 4 1 Y 1.56 0.78
Public Safety Fire Station #6 2 2 3 2 4 1 Y 2.31 1.16
Community Historic Society Building 1 2 3 2 3 1 N 1.99 1.99
Community CM Tennis Center 1 1 4 2 4 1 N 2.01 2.01
Office City Hall 1 2 2 2 4 3 N 2.12 2.12
Community Balearic Community
Center (Leased)1 2 2 3 4 1 N 2.16 2.16
Office Police Facility 3 2 2 2 4 2 N 2.44 2.44
Community Senior Center 2 2 3 3 4 1 N 2.51 2.51
Community Downtown Recreation
Center 3 2 3 3 4 1 N 2.71 2.71
Infrastructure Corp Yard 2 3 3 3 4 2 N 2.84 2.84
Community Bridge Shelter 4 2 4 2 4 2 N 2.94 2.94
Public Safety Fire Station #1 4 3 4 4 4 2 N 3.59 3.59
City of Costa Mesa | Facilities Master Plan16
$0
$2,000,000
$4,000,000
$6,000,000
$8,000,000
$10,000,000
$12,000,000
$14,000,000
$16,000,000
0.0%
5.0%
10.0%
15.0%
20.0%
25.0%
30.0%
Facility Condition Assessment
City Hall
Facility Condition Assessment for each of the
facilities that were part of the study is available.
30
0
5
10
15
20
25
EXCELLENT
GOOD
FAIR
POOR
$4M
$8M
$12M
$16M
$0
Es
t
i
m
a
t
e
d
C
o
s
t
s
,
E
s
c
a
l
a
t
e
d
Fa
c
i
l
i
t
y
C
o
n
d
i
t
i
o
n
I
n
d
e
x
(
P
e
r
c
e
n
t
)
2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035
FCI (Percent)Reserve Costs Deferred Costs
Needs by Year with Unaddressed FCI Over Time
City of Costa Mesa | Facilities Master Plan17
Facility Condition Assessment
City Hall
1%
73%
26%
Retrofit/Adaptation
Aged But Functional
Lifecycle/Renewal
10-Year Needs by Plan Types*
*Primary reason or for the recommended replacement or repair.
System Expenditure Forecast
System Immediate Short Term Near Term Med Term Long Term TOTAL(1-2 yr)(3-5 yr)(6-10 yr)(11-20 yr)
Structure ----5,819,000 5,819,000
Facade 27,000 1,773,000 35,000 -158,000 1,993,000
Roofing --579,000 --579,000
Interiors -1,078,000 493,000 817,000 2,195,000 4,583,000
Conveying -44,000 --51,000 95,000
Plumbing -1,251,000 15,000 53,000 249,000 1,568,000
HVAC 56,000 1,485,000 16,000 447,000 143,000 2,147,000
Fire Protection --450,000 6,000 8,000 464,000
Electrical -1,538,000 250,000 103,000 2,062,000 3,953,000
Fire Alarm & Electronic
Systems -212,000 43,000 440,000 672,000 1,367,000
Equipment & Furnishings -96,000 -73,000 371,000 540,000
Special Construction &
Demo --11,000 --11,000
Site Development -102,000 147,000 5,000 30,000 285,000
Site Utilities --25,000 6,000 102,000 134,000
Site Pavement ---810,000 704,000 1,514,000
Follow-up Studies 9,000 ----9,000
TOTALS (3% inflation)92,000 7,579,000 2,064,000 2,760,000 12,564,000 25,060,000
City of Costa Mesa | Facilities Master Plan18
KEY FINDINGS
City of Costa Mesa | Facilities Master Plan19
Existing facilities are facing
space constraints.
>>Investment over the next
10 years will be critical to
maintaining facility
conditions.
The City has invested in
underserved areas, including
Westside, but service gaps
remain.
Some key facilities were built
to prior code standards and
need updates over time to
better align with current
requirements.
Sustainability is emerging as a
priority, in areas like solar
power, EV infrastructure, and
energy-efficient systems.
Existing facilities do not
fully support operational
continuity during
emergencies.
City Hall remains a central
hub for in-person engagement
with opportunities to improve
service delivery.
The city will need to invest
an average of $4M annually
for deferred maintenance
and lifecycle replacements.
Space standards vary across
departments, and existing
facilities do not fully reflect
modern way of working.
ASSET HEALTH FUNCTIONAL PERFORMANCE STRATEGIC ALIGNMENT
Key Findings
>>
>>
>>
>>
>>
>>
>>
>>
City of Costa Mesa | Facilities Master Plan20
Key Findings | Facility Conditions
Facility Conditions Index (FCI)*
In new or well-
maintained condition
Subjected to wear but still
in a functioning condition.
Nearing the end of its
useful or serviceable life.
Has reached the end of its
useful or serviceable life
Facility (year built)Current 3-Year 5-Year 10-Year 20-Year
Balearic Community Center (1965)0.8%2.6%5.1%18.8%25.7%
Bridge Shelter (1972)1.8%4.4%8.1%10.3%25.2%
City Hall (1965)0.2%17.5%22.0%28.3%56.7%
Communications Center (1981)3.4%5.7%7.3%13.9%26.1%
Corp Yard Buildings/Warehouse/Fleet (1989)0.5%0.6%4.3%9.5%17.5%
Costa Mesa Tennis Center (Shop & Patio) (1962)0.0%3.0%7.1%54.3%105.2%
Downtown Recreation Center (2001)0.5%4.6%7.6%16.1%35.3%
Fire Station #1 (2018)0.6%3.7%3.7%6.8%19.9%
Fire Station #3 (1979)12.5%22.5%29.0%32.2%44.8%
Fire Station #4 (1967)8.6%16.3%33.2%37.3%58.3%
Fire Station #5 (1988)4.2%7.0%13.9%41.1%56.9%
Fire Station #6 (1992)2.9%5.1%9.3%24.3%38.6%
Historical Society Building (1980)1.3%14.3%22.0%24.0%40.2%
Mesa Verde Library (1965)1.7%2.2%4.7%25.1%38.5%
Police Facility & Helipad (1967)0.1%1.0%4.2%15.9%39.8%
Police Substation (1958)9.8%11.4%16.8%19.9%27.6%
Senior Center (1992)3.5%9.4%15.3%24.9%40.7%
*FCI provides a theoretical objective indication of a facility’s physical conditions. It scores over a 20-year term assuming no system replacements.
Age of City Facilities
326,000 SF 54%
25%
21%
Under 30 years old
30-50 years old
Over 50 years old
City of Costa Mesa | Facilities Master Plan21
Facility (year built)2025 2026-2030 2031-2035 2036-2040 2041-2045 Total
Balearic Community Center (1965)$43,000 $228,000 $722,000 $256,000 $112,000 $1,362,000
Bridge Shelter (1972)$161,000 $546,000 $198,000 $1,107,000 $194,000 $2,207,000
City Hall (1965)$92,000 $9,643,000 $2,760,000 $8,572,000 $3,993,000 $25,060,000
Communications Center (1981)$189,000 $211,000 $364,000 $603,000 $65,000 $1,432,000
Corp Yard Buildings (1989)$178,000 $1,427,000 $1,930,000 $2,730,000 $264,000 $6,529,000
Costa Mesa Tennis Center (1962)$0 $72,000 $480,000 $151,000 $367,000 $1,070,000
Downtown Recreation Center (2001)$62,000 $955,000 $1,140,000 $341,000 $2,227,000 $4,725,000
Fire Station #1 (2018)$48,000 $250,000 $247,000 $800,000 $256,000 $1,601,000
Fire Station #3 (1979)$557,000 $739,000 $145,000 $186,000 $375,000 $2,002,000
Fire Station #4 (1967)$352,000 $1,015,000 $166,000 $417,000 $451,000 $2,401,000
Fire Station #5 (1988)$189,000 $433,000 $1,219,000 $354,000 $352,000 $2,547,000
Fire Station #6 (1992)$185,000 $403,000 $950,000 $527,000 $386,000 $2,450,000
Historical Society Building (1980)$36,000 $570,000 $56,000 $324,000 $122,000 $1,108,000
Mesa Verde Library (1965)$69,000 $120,000 $828,000 $428,000 $115,000 $1,560,000
Police Facility & Helipad (1967)$26,000 $1,642,000 $4,680,000 $8,073,000 $1,452,000 $15,873,000
Police Substation (1958)$585,000 $416,000 $183,000 $386,000 $76,000 $1,646,000
Senior Center (1992)$486,000 $1,633,000 $1,337,000 $796,000 $1,392,000 $5,643,000
Grand Total $3,257,000 $20,303,000 $17,406,000 $26,050,000 $12,198,000 $79,214,000
Replacement Reserves (minimum investment needed to address building deficiencies) By Forecast Years
0
10
20
20
2
5
20
2
6
20
2
7
20
2
8
20
2
9
20
3
0
20
3
1
20
3
2
20
3
3
20
3
4
20
3
5
20
3
6
20
3
7
20
3
8
20
3
9
20
4
0
20
4
1
20
4
2
20
4
3
20
4
4
20
4
5
Mi
l
l
i
o
n
s
Replacement Reserve
Key Findings | Replacement Reserves
Average $4M
annually
City of Costa Mesa | Facilities Master Plan22
Many public safety facilities were constructed under prior code requirements and continue to be occupiable and fully functional
today. Over the long term, updates through renovation or replacement need to be considered to align with current standards
and support future service needs.
Fire Station #3 Fire Station #5Fire Station #4 Fire Station #6 Westside Substation
Key Findings | Compliance Concerns
City of Costa Mesa | Facilities Master Plan23
224 234 247
265
0
100
200
300
Current Headcount
(2025)
5 Year Projection
(2030)
10 Year Projection
(2035)
20 Year Projection
(2045)
207 222 231 24016151515
0
100
200
300
Current
Headcount
(2025)
5 Year Projection
(2030)
10 Year Projection
(2035)
20 Year Projection
(2045)
FTE Temp
City Hall
Current and Projected Headcount1
14%
1 Current and projected headcount was gathered through departmental surveys and interviews conducted between April and May 2025.
Police Facility
18%
City Hall, Police Facility, Fire Station 3, 4 and 5 were reported as operating at or near capacity. Targeted reconfiguration
could better accommodate modern equipment, support crew capacity, and enhance overall operational effectiveness.
Key Findings | Space Constraints
City of Costa Mesa | Facilities Master Plan24
Public-facing services at City Hall are currently located across multiple floors with varying security access, while some
internal-facing departments occupy the first floor. This presents an opportunity to better align space use with service delivery,
enhancing wayfinding and creating a more intuitive and efficient layout for the public.
5th Floor
4th Floor
3rd Floor
2nd Floor
1st Floor
Basement
City Clerk
City
Council City Manager
Economic & Development Services
Finance
Fire
Human Resources
Information
Technology
Parks & Community
Public Works
Central
Services
Support and Storage
City Hall Stacking Diagram
Public Access
(Yes/No)
Key Findings | Service Experience
City of Costa Mesa | Facilities Master Plan25
Makeshift Space SolutionsInconsistent Space Standards
Remodel the front desk to fit more workstations Workstations of varying sizes
Offices of varying sizes
Key Findings | Employee Experience
Limited Meeting Spaces
Ad-hoc collaboration area without technology
Subdivide space to create offices
City of Costa Mesa | Facilities Master Plan26
High Vulnerability Areas
(Westside, Downtown)
CDC/ATSDR Social Vulnerability* Index 2022
Possible scores range from 0 (lowest vulnerability) to 1 (highest vulnerability).
City Facilities
* Social vulnerability
refers to the
demographic and
socioeconomic factors
(such as poverty, lack of
access to transportation,
and crowded housing)
that adversely affect
communities.
The City recognized westside as a historically
underserved area. Recent investments, such as the
Lion Park redevelopment with a new library and
community center, have improved access to
services. However, challenges remain:
•Underutilized assets (e.g., Historical Society
Building site has untapped potential)
•Limitation in expanding space for recreation
(e.g., Downtown Recreation Center only has a
small pool and lacks a court seating area)
•Facilities need to better support programming
(e.g., the current layout of the Norma Hertzog
Community Center is not ideal for events)
•There is a need to address broader service
access gaps, such as permitting and information
access for residents without private
transportation.
Key Findings | Service Distribution
City of Costa Mesa | Facilities Master Plan27
Key Findings | Emergency Response and Continuity of Operations
Emergency Operations Center
•Current Emergency Operations Center (EOC)
does not support long-term operations (e.g.,
outdated technology, limited space for storage
and breakout rooms)
•No designated Continuity of Operations
(COOP) site.
Emergency Response &
Public Safety Facilities
•Dispatch facility is outdated but upgrades are
underway
•Police department lacks room for growth and
space for modern services like real-time crime
centers and drone operations
Community Support &
Shelter Facilities
•No facility is fully shelter-ready (e.g., ADA,
kitchens, backup power).
•Senior Center has ADA access but is prone to
flooding; DRC has showers but lacks a full
kitchen; Balearic’s lease status creates long-
term uncertainty
City of Costa Mesa | Facilities Master Plan28
Key Findings | Sustainability
Solar Infrastructure and EV Charging
•Not much solar infrastructure in place despite
favorable conditions at the Corp Yard
•Future fleet will be all electric-based
•Consider shaded solar carports with EV
charging
Energy & Systems Modernization
•Facilities lack centralized HVAC or energy
management systems
•Mechanical/plumbing assessments needed to
identify critical infrastructure needs
Sustainability Goals
•The City targets LEED Silver or higher on new
facilities
City of Costa Mesa | Facilities Master Plan29
FUTURE PLANNING OPTION
If the City choose to improve the facilities beyond baseline performance,
this option outlines when renovation or replacement could occur, including
projected timing and cost implications.
City of Costa Mesa | Facilities Master Plan30
Implementation Timeline*
*Refer to Facility Conditions Assessment for detailed
deferred maintenance and lifecycle replacement schedule
City of Costa Mesa | Facilities Master Plan31
-
10
20
2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 2037 2038 2039 2040 2041 2042 2043 2044 2045
Mi
l
l
i
o
n
s
Facility/Infrastructure Investments
•City needs to invest an
average of $11M annually
($4M on replacement reserve
and $7M on new construction/
renovation)
•Annual Escalation:
Replacement reserve: 3%.
Construction project cost
inflation: 4%.
•Funding & Timeline:
Funds accumulate during
planning. Full project cost is
evenly distributed across all
planning and execution years.
•Reserve Adjustment:
Part of replacement reserves
are removed as renovations or
demolitions occur.
Insights and Assumptions
New Construction/ Renovation Costs
Replacement Reserve
Key Capital Projects
(2026-27) Police
Facilities Refresh
(2028-31) Fire Station #4 Replacement
(2031-34) Westside Substation Replacement
(2032-34) City Hall Ground Floor Renovation
(2033-34) Fire Station #6 Renovation
(2032-36) Police Helipad Demo and New Parking Structure
(2035-36) Fire Station #5 Renovation
(2041-43) New EOC
(2044) Police
Facilities Refresh
(2036-39) New Westside City Facility
Replacing Historic Society Building
(2038-39) Corp Yard Refresh
(2028-32) City Hall Office Floor Renovation
(2031-32) Fire Station #3 Renovation
Average
$11M
annually
City of Costa Mesa | Facilities Master Plan32
-
110,000
220,000
330,000
-
4
8
12
16
20
2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 2037 2038 2039 2040 2041 2042 2043 2044 2045
Ow
n
e
d
B
u
i
l
d
i
n
g
S
F
Mi
l
l
i
o
n
s
Lease of Airport Loop terminated
Operating Expenses
•Owned Operating Costs:
Increase over time with
inflation and as new
facilities open.
•Balearic Lease:
Continues for the next 20
years with a 5% annual rent
escalation.
•Airport Loop Lease:
Continues with 4% annual
rent escalation and ends
after 2035 when the
Westside Substation is
completed.
Lease Expenses
Owned Operating Expenses
Insights and Assumptions
City of Costa Mesa | Facilities Master Plan33
Explore ways to efficiently
accommodate growing
headcount in City facilities.
>>Plan for an average of $4M
annually in baseline
maintenance and lifecycle
replacement.
Westside communities could
benefit from neighborhood-
scale satellite services.
Integrate sustainability goals
into facility upgrades and new
capital projects.
Assess where facility
readiness can be improved
for emergency response and
community support.
Improve public access with
clear, intuitive, and
welcoming service
environments.
Standardize and modernize
spaces to meet the needs
and expectations of today’s
workforce.
ASSET HEALTH FUNCTIONAL PERFORMANCE STRATEGIC ALIGNMENT
FMP Highlights
>>
>>
>>
>>
>>
>>
>>
>>
Facilities built under
previous code standards
may require substantial
upgrades or replacement.
Consider long term
strategy for each facility –
to maintain or replace.
City of Costa Mesa | Facilities Master Plan34
Next Steps
»Finalize Facilities Conditions Assessment Report
»Identify Critical Improvements Needed at Various Facilities over the Next Five Years
and Develop a Funding Strategy
»Utilize the Facility Conditions Assessment in Developing the CIP and Long-term CIP
Strategy to Address Future Facility Needs
»Review Facilities Conditions Assessment Every 5 Years
City of Costa Mesa | Facilities Master Plan35
APPENDIX A
FACILITY CONDITIONS ASSESSMENT
DATA SUMMARY
City of Costa Mesa | Facilities Master Plan36
Building Year Built Age GSF Current
FCI
3-Year
FCI
5-Year
FCI
10-Year
FCI
20-Year
FCI
Immediate Needs
(2025)
Mid-Term Needs
(2025-2035)
Long-Term Needs
(2036-2045)
20-Year Total
(2025-2045)
Balearic Community Center 1965 60 7,857 0.8%2.6%5.1%18.8%25.7%43,000 992,000 368,000 1,360,000
Bridge Shelter 2021 4 26,710 1.8%4.4%8.1%10.3%25.2%161,000 905,000 1,301,000 2,206,000
City Hall 1965 60 64,150 0.2%17.5%22.0%28.3%56.7%92,000 12,495,000 12,565,000 25,060,000
Communications Center 1981 44 7,960 3.4%5.7%7.3%13.9%26.1%189,000 765,000 668,000 1,433,000
Corp Yard Buildings 1989 36 42,520 0.5%0.6%4.3%9.5%17.5%178,000 3,536,000 2,994,000 6,530,000
Costa Mesa Tennis Center 1973 52 1,476 0.0%3.0%7.1%54.3%105.2%-552,000 518,000 1,070,000
Downtown Recreation Center 2001 24 19,450 0.5%4.6%7.6%16.1%35.3%62,000 2,156,000 2,568,000 4,724,000
Fire Station #1 2018 7 11,675 0.6%3.7%3.7%6.8%19.9%48,000 545,000 1,056,000 1,601,000
Fire Station #3 1979 46 6,486 12.5%22.5%29.0%32.2%44.8%557,000 1,441,000 561,000 2,002,000
Fire Station #4 1967 58 5,973 8.6%16.3%33.2%37.3%58.3%352,000 1,533,000 868,000 2,401,000
Fire Station #5 1988 37 6,500 4.2%7.0%13.9%41.1%56.9%189,000 1,841,000 706,000 2,547,000
Fire Station #6 1992 33 9,200 2.9%5.1%9.3%24.3%38.6%185,000 1,537,000 913,000 2,450,000
Historical Society Building 1980 45 4,000 1.3%14.3%22.0%24.0%40.2%36,000 661,000 446,000 1,107,000
Mesa Verde Library 1965 60 5,888 1.7%2.2%4.7%25.1%38.5%69,000 1,017,000 543,000 1,560,000
Police Facility & Helipad 1967 58 65,400 0.1%1.0%4.2%15.9%39.8%26,000 6,348,000 9,525,000 15,873,000
Police Substation 1958 67 8,639 9.8%11.4%16.8%19.9%27.6%585,000 1,184,000 462,000 1,646,000
Senior Center 1992 33 20,127 3.5%9.4%15.3%24.9%40.7%486,000 3,456,000 2,188,000 5,644,000
TOTAL 3,257,000 40,964,000 38,250,000 79,214,000
Appendix A | Facility Conditions Assessment Summary
City of Costa Mesa | Facilities Master Plan37
Mid-Term Needs (2025-2035) by Plan Types
Building Accessibility Aged But
Functional Environmental Lifecycle/
Renewal
Performance
/Integrity
Retrofit/
Adaptation Safety TOTAL
Balearic Community Center 9,000 474,000 -396,000 48,000 65,000 -992,000
Bridge Shelter -100,000 -644,000 161,000 --905,000
City Hall -9,137,000 -3,266,000 -92,000 -12,495,000
Communications Center 29,000 32,000 -418,000 281,000 5,000 -765,000
Corp Yard Buildings -877,000 -1,939,000 28,000 692,000 -3,536,000
Costa Mesa Tennis Center -13,000 -539,000 ---552,000
Downtown Recreation Center -470,000 -1,624,000 62,000 --2,156,000
Fire Station #1 ---497,000 48,000 --545,000
Fire Station #3 -516,000 15,000 267,000 44,000 599,000 -1,441,000
Fire Station #4 -315,000 -698,000 -520,000 -1,533,000
Fire Station #5 ---1,648,000 28,000 165,000 -1,841,000
Fire Station #6 9,000 --1,352,000 176,000 --1,537,000
Historical Society Building 9,000 372,000 -118,000 -147,000 15,000 661,000
Mesa Verde Library 28,000 125,000 -823,000 26,000 15,000 -1,017,000
Police Facility & Helipad ---6,322,000 26,000 --6,348,000
Police Substation 9,000 289,000 -237,000 559,000 90,000 -1,184,000
Senior Center -1,555,000 -1,414,000 461,000 20,000 6,000 3,456,000
TOTAL 93,000 14,275,000 15,000 22,202,000 1,948,000 2,410,000 21,000 40,964,000
0.2%34.8%0.0%54.2%4.8%5.9%0.1%100%
Appendix A | Facility Conditions Assessment Summary
City of Costa Mesa | Facilities Master Plan38
APPENDIX B
NEW CONSTRUCTION/RENOVATION
COSTS SUMMARY
City of Costa Mesa | Facilities Master Plan39
Facilities Sum of 2025 Cost Sum of Escalated Cost
(Based on Implementation Timeline)
City Hall
Remodel Typical Office Floors (Floor by Floor)11,989,560 14,754,000
Renovate Ground Floor for Consolidated Public Services 5,898,200 8,157,000
Corp Yard
Construct New Covered Parking/Storage 3,355,000 5,756,000
Remodel Workspace 1,193,500 2,028,000
Emergency Operations Center
Construct New Emergency Operations Center 17,105,000 33,678,000
Fire Station
Renovate FS#3 2,730,000 3,558,000
Renovate FS#5 2,730,000 4,164,000
Renovate FS#6 3,864,000 5,448,000
Replace FS#4 8,400,000 10,131,000
Historic Society Building
Construction New City Facility 12,786,219 21,110,000
Police Facility
Construct New Parking Structure 8,580,000 12,836,000
Demolish Helipad 206,250 280,000
Remodel for Gym/Training Space 390,390 584,000
Renovate Existing EOC at Police Facility for Police Use 994,840 2,118,000
Renovate Selected Areas (Records, Investigation Unit)1,411,410 1,512,000
Westside Substation
Demolish Existing Substation and Construction New City Facility 10,545,678 14,233,000
Total 92,180,047 140,347,000
Appendix B | New Construction/Renovation Costs Summary