City Council Hearing
Draft Preferred Land Use Plan
October 21, 2025
2 • Background & Community Engagement
• Land Use Concepts & Financial Feasibility
• Recommended Preferred Land Use Plan
• FDC Specific Plan: Next Steps
• Recommendation
To Be Discussed:
3 Background: City and State Contractual Obligations
2022
• Senate Bill (SB) 188 established framework for reuse of Fairview Developmental Center (FDC)
• Partnership between City and State Department of General Services (DGS) and Developmental Services (DDS)
• $3.5 million in State funding to develop the Specific Plan, conduct studies, and manage community planning process
3 4
City and State Contractual Obligations
January 29, 2023
• City enters into Agreement with State that includes the following deliverables:
4 •Robust Community Engagement •Draft and Final Specific Plan •Comprehensive Conditions
Report
•Environmental Review and
Compliance
•Economic Market Demand
(Financial Feasibility Analysis)
•Public Hearings for Specific Plan
Adoption and Implementation
•Conceptual Project Alternatives
and Preferred Plan Framework
•Amend any applicable
City Zoning Code or General Plan
for consistency
5 Project Timeline
Select
Preferred
Plan
Community
Workshop
#1
Community
Workshop
#2
Community
Open House
#3
Community
Open House
#4
Survey
Adopt Plan
& Certify
EIR
Community
Open House
#5
Vision and Guiding
Principles
Land Use
Framework
Land Use Concepts,
Circulation, Mobility +
Urban Design
Draft
Specific
Plan and
Initiate EIR
Final Specific
Plan and EIR
Fall 2023 2024 2025 Spring 2026 Summer/Fall 2026
18 Public Outreach and Engagement Meetings We are Here! Additional Community Input 6 Community Input
Land Use Concepts &
Financial Feasibility
8 FDC Site Planning: State Needs
Emergency Operations Center (EOC)
• 15 acres
• 120-foot-tall communication tower (i.e., 10
stories)
• No helipad
Department of Developmental Services (DDS)
• 15 acres for housing referred to as
“Shannon’s Mountain”
• 5 acres for complex needs homes
8 Legend
DDS Complex Needs/
Mark Ln. Housing
DDS Housing
EOC
Utility Easement
Proposed EOC Access
Secondary EOC
Access
9 Remaining Land
9 Legend
State Land
FDCSP Remaining Land
Utility Easement
Proposed EOC Access
Emergency EOC Access
Height Limit Trajectory
State Land (5 Acres): Future
Complex Needs Home and
Mark Lane (Not A Part)
EOC = 15 acres
DDS = 15 acres
Remaining Area
City = 80 acres for:
• Housing
• Open Space and Parks
• Supporting Retail /
Non-residential
10 Gathered input at Public Workshops/Open Houses on key neighborhood elements:
Housing Types
Open Space, Parks and Amenities
Circulation/Trails
Other Uses
Meetings with City Departments
Explore Density Bonus Law and options for the concepts Weekly meetings with DDS & DGS to address State needs Site capacity studies
Preparing the Land Use Concepts
11 Land Use Concepts Considered
Concept #1 Concept #2 Concept #3
Total Residential 2,300 Units 3,450 Units 4,000 Units
Affordable Units
575 Very Low
345 Low
690 Moderate
575 Very Low
325 Low
325 Moderate
575 Very Low
345 Low
690 Moderate
Open Space 14.1 Acres 18 Acres 7.9 Acres
Retail/Non-Residential 25,000 SF 25,000 SF 35,000 SF
EOC 15 Acres 15 Acres 15 Acres
Site Access Points 1 2 2
Total Specific Plan Acres 114.7 115.9 115.9
Estimated Population 5,744 7,816 10,232
Note: concepts were
developed before
finalization of state
decisions for the Shelley
Circle alignment from
Fair to the EOC and the
location of the 3
complex needs homes.
12 Cost Assumptions for the Master Developer:
Property purchased at low or no cost, in exchange for the commitments below Developer covers costs of:
Demolition, remediation, grading (including DDS property) Installation of backbone infrastructure
Secondary access and impacts to golf course
Building of parks and trails
Additional public safety needs
Construction of market-rate units, amenities
Construction of commercial uses
Developer donates land for affordable housing (affordable housing partner builds the units)
Financial Feasibility Analysis
13 Concept #1 Concept #2 Concept #3
Total project development cost (excludes
Financing) 578,100,000 959,100,000 1,213,200,000
Cash Flow Sums with Financing and Cost/Revenue Escalation Total Cash Inflow 810,300,000 2,148,000,000 2,905,000,000 Total Cash Outflow (includes Financing) (962,700,000) (1,779,000,000) (2,235,000,000) Total Net Cash Flow (152,360,000) 369,100,000 669,900,000 Financial Feasibility Metrics
Annual Internal Rate of Return (IRR) (20.0%) 14.6% 16.7% Feasibility Surplus/(Gap) ($233 million) ($5.02 million) $26.7 million Master Developer Development Costs and Rate of Return
Recommended Land Use Plan
15 Likely Development Range & Planning Responsibility
• City is responsible for:
o Ensuring future development provides required infrastructure, public services, open space, public safety services, and appropriate development impact fees to support the level of development
• Assume a master developer will pursue a
financially feasible development scenario
• Likelihood for use of State Density Bonus Law
o Eligibility from provision affordable units
o Density Bonus could range from 5%-80% based on number of base units.
o Project also eligible for Concessions/Waivers
Reasonably Expected
Dwelling Units
Anticipated
Population Total
2,300 – 4,000 5,744 – 10,232
16 16
Developing Preferred Alternatives
Legend
Medium Density Residential
High Density Residential
Commercial/ Mixed Use
Open Space
Alternative 1 Alternative 2 Alternative 3
• Vetted and discussed with City staff across multiple divisions/departments • Three Planning Commission Study Sessions discussing
• Varying financial feasibility and land use scenarios testing housing unit threshold • Land use distribution
• Circulation network
• Open Space
• Organization of the 80-acre site
17 Summer 2025 Working Draft Preferred Land Use Plan
Working Draft FDC Preferred Land Use Concept Map
Grand Promenade Entry
Key Element Staff Recommendations
Residential Development
Range
3,600 – 3,800 units
Including DDS and Affordable Units
Circulation Network Grand Promenade
Secondary Access
Open Space Minimum 12 acres
Publicly Accessible
Connected Parks
Distributed Throughout the Community
Commercial/ Retail Maximum 35,000 square feet
Specific Plan Land Use
Plan and Development
Standards
Build in flexibility for future Master Developer
with certainty for the community –
development and design standards
Connection to
City Trails
EOC
Distributed
Open Space
Walkable
Blocks
Secondary Access Alignment TBD.
Neighborhood Trails
with Connections to
Parks and Open Space
Linear Park
DDS Housing
Retail/Commercial
18 18
Planning Commission Recommended
Proposed Land Use Plan
95 Acre Property Boundary
2,300 Dwelling Units Minimum
4,000 Dwelling Units Maximum
• 575 Very Low
• 345 Low
• 690 Moderate
• Remainder Above Moderate
35,000 SF Commercial
City General Plan (Policy OSR-1.18)
• 4.26 acres per 1,000 residents
Study up to 3 points of access points to
alleviate traffic impacts, if needed
*EOC is not a part of the Specific Plan
area
EOC
Legend
DDS Housing
Residential
Mixed Use/ Commercial
Open Space
Community Trail/ Paseo
Shelley Circle Trail
Specific Plan
A land use tool that establishes the following for a specific area of the City:
• A land use plan.
• Development standards and design direction.
• A conceptual circulation plan.
• A conceptual infrastructure plan.
• Phasing and financing for implementation (expected buildout horizon 15-20 years).
The Fairview Developmental Center Specific Plan will be the basis for all future development applications on the site. The developer(s) selected by the State will be required to comply with the adopted Specific Plan.
Next Steps: Developing the Specific Plan
21 21
The Plan Components: Land Use Plan
Define:
• Residential Housing Types
• Commercial Uses
• Circulation Network (All Mobility Modes)
• Access Points
• Open Space (4.26 ac/1,000 residents)
• Community Amenities
Include:
• Objective Development Standards
22 The Plan Components: Secondary Access Road & Golf Course • City retained Origins Golf Design
• Have been coordinating on road
alignment
• Multiple options prepared and analyzed
• Impacts 6 holes on the Mesa Linda course
• Next Steps: Continue working with
consultant and golf course operator
Recommendation and
Upcoming Milestones
24 Optional: Harbor Frontage Study Area
Planning Commission
recommended study of the area
between Fair Drive and
secondary access road along
Harbor Boulevard to increase the
opportunity for additional
development
25 Upcoming Milestones
→ Drafting of Specific Plan is underway, confirming the Land Use Plan is a critical step.
→ Notice of Preparation Released (initiate start of CEQA process): Late Fall 2025
1. Adopt City Council Resolution No. 2025-XX to confirm Planning Commission recommendation for a Draft Preferred Land Use Plan for the Fairview Developmental Center (FDC) Specific Plan and scope of environmental study, without committing the City to a specific course of action on the Specific Plan; and
2. Provide direction to staff regarding a feasibility analysis of potential land uses for Harbor Frontage
Recommendation
Questions & Comments?
Costa Mesa
Award of the Ketchum-Libolt Park Expansion
and Improvement Project
City Project No. 25-07
City Council Meeting
October 21, 2025
BACKGROUND
* Constructed in 2005 at 2150 Maple
Street.
a Park was named in the honor of
fallen Costa Mesa Police officers
James "Dave" Ketchum and John
"Mike" Libolt whose lives were lost
in a helicopter crash on March 10,
1987.
a Currently includes a playground,
seating area and benches, turf, and a
concrete pad used by the City's
mobile recreation van.
Costa Mesa
PRELIMiNARY DESIGN AND CONSULTANT
SELECTION
a City contracted with Pat West, LLC and City Fabrick in 2023 to conduct several community outreach meetings for major park upgrades. * Preliminary park design options and renderings were discussed with the Parks and Community Services (PACS) Commission on August 10, 2023. * City staff conducted a comprehensive Request for Proposals (RFP) for design services and the City Council approved Architerra as the consultant on January 16, 2024.
Costa Mesa
COMMUNITY OUTREACH
* Initial Community Engagement
- May/June 2023 - Three pop-up events
a Pat West LLC
a City Fabrick
a Survey Feedback
* Better visibility and lighting
- More grass
a Functional space for families to gather
a Swings and climbers
- Larger play structure
- More shade
ENGAGEMENT
Costa Mesa
COMMUNITY
Costa Mesa
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PROCUREMENT
* Bid Opening on August 21, 2025
- Contractor: Elegant Construction, Inc.
- Contract Amount: S2,527,737
a Project Timeline- December 2025 through Summer 2026 Costa Mesa
FUNDING SOURCES
* Approximately S2.5 million have been allocated for the Ketchum-Libolt Park a S1.2 million from State Assemblymember Cottie Petrie-Norris N Sl million from the Capital Improvement Fund (CIP) s Approximately S250,000 from the Prop 68 Per Capita Grant project:
s Approximately S50,000 from Park Development Fees Fund - Additional funding from savings from completed projects and future budget appropriations.
Costa Mesa
RECOMMENDATIONS
a Make a finding of California Environmental Quality Act (CEQA) categorical exemption pursuant to CEQA Guidelines section 15301 a Adopt plans, specifications, and working details for the Ketchum-Libolt Park Expansion and Improvement Project, City Project No. 25-07. a Award a Public Works Agreement (PWA) for construction to Elegant Construction, Inc., in the amount of $2,527,737 (base bid only) and authorize a ten percent (IO%) contingency.
- Authorize the City Manager and the City Clerk to execute the PWA with Elegant Construction, Inc., and future amendments to the agreement within Council authorized limits.
Costa 'Mesa
Questions?
Costa Mesa