City 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 Adkins
Kevin 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 • Next Steps
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
C r eat ed by A m azo na A do r ad a
• 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 18 facilities for approximately 316,000 SF.
Office (~74,000 SF)
Public Safety (~114,000 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,
Warehouse/Fleet
Communications
Center
Fire stations #3 Bridge Shelter
Airport Loop Office
(Leased)*
Fire stations #4 CM Tennis Center
Fire stations #5 Downtown
Recreation Center
Fire stations #6 Historical Society
Building
Police Facility Mesa Verde Library
(County-managed)
Police Substation Senior Center
* Facilities excluded from the FMP are Fire Station #2 (reconstruction in progress), Donald Dungan Library (County-managed), Norma Hertzog Community Center, Boys & Girls Club, Golf Course Clubhouse.
The Airport Loop Office was discussed but not included in the Facility Conditions Assessment due to its leased status.
27%
14%
23%
36%
316,000 SF
City of Costa Mesa | Facilities Master Plan10
10 2 8
19 20
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
* Communications Center (under renovation) and Mesa Verde Library (County-managed) 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
Estimated Costs, Escalated
Facility Condition Index (Percent)
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
26%
56%
18%
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
316,000 SF
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 2025
2026
2027
2028
2029
2030
2031
2032
2033
2034
2035
2036
2037
2038
2039
2040
2041
2042
2043
2044
2045
Millions
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 24016
15 15 15
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 Millions
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 Owned Building SF
Millions
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
City of Costa Mesa | Facilities Master Plan40
APPENDIX C
FACILITIES EVALUATION
DETAILED SCORING
City of Costa Mesa | Facilities Master Plan41
Appendix C | Facilities Evaluation Detailed Scoring
Types City Facilities Building
Age 10-Year FCI Space Adequacy Operational Functionality Location & Access
Sustainability &
Resiliency Compliance Concerns
Public
Safety
Facilities
Fire Station
#3
1 1 1 1 4 1 Y
46 32.2% HVAC ductwork and
electrical systems are in
poor condition, limiting the
ability to upgrade the
facility to current
standards.
Staffing has
outgrown the
facility.
Building layout and systems do
not meet current operational
standards. Privacy, staff support
spaces, and equipment
accommodation are limited.
Electrical capacity is outdated
and overloaded.
No location
concerns
identified.
Original diesel
emergency generator
is due for
replacement.
Building is built to past
code but no longer
complies with modern
code requirements.
Public
Safety
Facilities
Fire Station
#4
1 1 1 1 4 2 Y
58 37.3% Electrical, plumbing, low-
voltage systems, and
flooring are in poor
condition.
Training functions
are expanding;
additional classroom
and garage space is
needed, subject to
funding.
Building layout and systems do
not meet current operational
standards. Privacy, staff support
spaces, and equipment
accommodation are limited.
Electrical capacity is outdated.
No location
concerns
identified.
Emergency generator
installed in 2017.
Building is built to past
code but no longer
complies with modern
code requirements.
Public
Safety
Facilities
Westside
Substation
1 2 1 1 3 1 Y
67 17.0% Roof leaks and reported
structural cracks; electrical
and plumbing systems are
in poor condition. HVAC
and hot water are
operational. Main entry
experiences flooding.
Additional space
could support
specialty police
functions (e.g., bunk
rooms, training).
Building performance is poor;
Most police operations have
vacated the site.
Good
location
serving the
Westside.
No sustainability
measures or
emergency power in
place.
Building is built to past
code but no longer
complies with modern
code requirements.
Potential lead and
asbestos in flooring
and finishes
Public
Safety
Facilities
Fire Station
#5
2 1 1 1 4 1 Y
37 39.5% Exhaust fan, food service
equipment, HVAC controls,
and roofing are in poor
condition; roof leaks
reported.
Staffing has
outgrown the
facility.
Operational challenges exists.
Limited parking.
No location
concerns
identified.
Diesel emergency
generator with
automatic transfer
switch.
Building is built to past
code but no longer
complies with modern
code requirements.
City of Costa Mesa | Facilities Master Plan42
Types City Facilities Building
Age 10-Year FCI Space Adequacy Operational Functionality Location & Access Sustainability & Resiliency
Compliance
Concerns
Public
Safety
Facilities
Fire Station
#6
2 2 3 2 4 1 Y
33 23.9% Significant site settling;
roofing, parking lot,
and HVAC controls are
in poor condition.
Space can
accommodate
current staffing
levels.
Site erosion and sinking
present operational risks.
No location
concerns
identified.
Diesel emergency
generator with
automatic transfer
switch.
Building is built to
past code but no
longer complies
with modern code
requirements.
Community
Facilities
Historic
Society
Building
1 2 3 2 3 1 N
45 24.0% No major renovations
since construction.
Finishes and electrical
systems are outdated;
plumbing and HVAC
are functional.
Limited storage;
exhibition space is
generally adequate.
Originally designed as a bank;
finishes and layout are not well
suited for exhibition use.
Limited activation and foot
traffic.
Isolated corner
site; higher-
visibility location
would better
support
programming.
No sustainability
measures in place.
No major
concerns.
Community
Facilities
CM Tennis
Center
1 1 4 2 4 1 N
52 54.3% Courts are updated;
support spaces (pro
shop and restrooms)
are outdated.
Space concerns
relate more to
condition and
quality than size.
Outdated support facilities
impact service quality; no
HVAC.
Serves local
residents with
lessons and small
retail component.
No sustainability
measures or
emergency power.
No major
concerns.
Office
Facilities
City Hall 1 2 2 2 4 3 N
60 28.3% Some roof leaks;
exterior wall, some
chillers and exhaust fan
are in poor conditions
Spaces are fully
occupied which
limits growth,
opportunities exist
to improve
efficiency
Public-facing department
spread across floors;
wayfinding could be
challenging; workspace is dated
and not up to modern standard,
lacks meeting room and
collaboration space,
inconsistent workplace
standards
Centrally located
and accessible;
strong public reach
EV charging added in
2020; new generator
planned for 2025.
ADA
improvements are
ongoing;
compliance
concerns can be
addressed through
planned refresh.
Appendix C | Facilities Evaluation Detailed Scoring
City of Costa Mesa | Facilities Master Plan43
Types City Facilities Building
Age 10-Year FCI Space Adequacy Operational Functionality Location & Access Sustainability & Resiliency
Compliance
Concerns
Community
Facilities
Balearic
Community
Center
(Leased)
1 2 2 3 4 1 N
60 18.5% Mixed conditions;
outdated heaters,
interior finishes,
restroom upgrades
needed; roof structure
and parking lot in poor
condition. Improvement
potential limited due to
lease status.
Highly utilized;
additional
workstations and
storage needed.
Large multipurpose room
creates scheduling pressure;
limited privacy; support
spaces (staff restroom
ventilation) are substandard.
Serves as a
neighborhood
anchor; lease
expiration in 2030
would significantly
reduce service
access.
No sustainability
measures or
emergency power.
Compliance
concerns can be
addressed through
planned refresh.
Office
Facilities
Police Facility 3 2 2 2 4 2 N
19 15.9% The building is relatively
newer (noted as
renovated/built in 2006).
HVAC system is in poor
condition. Integrity of
building envelope is also
questioned.
Spaces are fully
occupied which limits
growth, opportunities
exist once teams
move to westside
station, need more
meeting rooms and
specialty space
(expanded gym, real-
time crime center
/drone center etc.)
Lobby space worked well;
lack of bunk/break areas;
current outdoor terrace is
not effective; inadequate
secure parking/EV charging;
sally port/cell need to be
updated; security challenges
exists (windows not bullet
resistant)
EOC is not fully equipped to
COOP, no bunk bed/kitchen
Adjacent to City
Hall, supports civic
campus
coordination.
Emergency generator
installed in 2017;
generator and UPS
provide backup power.
Jail requires ADA
upgrades;
compliance
concerns can be
addressed through
planned refresh.
Community
Facilities
Senior Center 2 2 3 3 4 1 N
33 24.8% Major roof leakage issue,
HVAC to be upgraded.
Demand for space
may increase as new
housing projects are
planned nearby and
taking part of the
parking lot.
Actively used by seniors,
considered most suitable for
sheltering (ADA + kitchen);
the only shortfall is with
flood risk
Location serves
the westside
community
No sustainability
measures.
No major
concerns.
Appendix C | Facilities Evaluation Detailed Scoring
City of Costa Mesa | Facilities Master Plan44
Types City Facilities Building
Age 10-Year FCI Space Adequacy Operational Functionality Location & Access Sustainability & Resiliency
Compliance
Concerns
Community
Facilities
Downtown
Recreation
Center
3 2 3 3 4 1 N
24 16.1% Built in 2001 and has
not undergone any
major renovations since
construction.
Small pool; limited
court seating area;
limited kitchen
(catering only).
Highly utilized but
constrained; functional today
but not configured for shelter
or future operational needs.
Good location near
Lions Park,
providing Westside
recreational access.
No sustainability
measures or
emergency power.
Compliance
concerns can be
addressed through
planned refresh.
Infrastructur
e Facilities
Corp Yard 2 3 3 3 4 2 N
36 9.5% Roofing and electrical
systems in poor
condition.
Office space is
adequate, need
spring cleaning and
covered storage
space
Support daily workflows (field
staff reporting multiple times
per day), security incidents are
minor, tech limitation (poor
cell service, outdated
systems); storage
inefficiencies
Centralized and
operationally
effective.
Emergency generator
installed in 2017.
No major concerns.
Community
Facilities
Bridge Shelter 4 2 4 2 4 2 N
4 10.3% Half of the building
retrofitted as a shelter
in 2021; remaining
portion used as police
storage in original
condition.
No reported space
issues.
Sprinkler leakage on second
floor has resulted in temporary
non-use.
No location
concerns.
Emergency power
provided by UPS only.
Compliance
concerns can be
addressed through
planned refresh.
Public Safety
Facilities
Fire Station #1 4 3 4 4 4 2 N
7 6.4% Relatively new building
in good condition;
humidity problem
possibly due to HVAC
Generally good space
use.
Reflects a modern fire station
design standard.
No issue was
identified
Diesel generator with
automatic transfer
switch and UPS.
No major concerns.
Appendix C | Facilities Evaluation Detailed Scoring
City of Costa Mesa | Facilities Master Plan45
APPENDIX D
KEY RECOMMENDATIONS
IN FUTURE PLANNING OPTION
City of Costa Mesa | Facilities Master Plan46
Fire Stations City Hall Westside Substation Police Facility Historic Society Building Corp Yard Emergency Operations Building BalearicFire Station Replace Fire Station
#4 with modern
facilities
Fire Station #4
Goals
• Replace the aging facility (58 years old) with a fully compliant station that meet current life-safety and accessibility standards.
• Provide modern apparatus bays, living quarters, and support spaces that support firefighter health, safety, and emergency response needs.
Additional Considerations
• Final building size, scope and cost estimates for the replacement projects will be determined following approval of the Fire Department Standards of Coverage.
Portfolio Implications (Assumes a replacement of the same size ) • Demolish: FS#4 = 6,000 SF
• New Building: FS#4 = 6,000 SF
Project Cost Estimate (Based on comparable projects in the area) • FS#4: $8,400,000
City of Costa Mesa | Facilities Master Plan47
Fire Stations City Hall Westside Substation Police Facility Historic Society Building Corp Yard Emergency Operations Building Balearic Renovate Fire
Station #3, #5 and
#6 to meet current
standards
Fire Station #6
Fire Station #5
Goals
• Renovate existing facilities to address accessibility and modern code requirements and improve overall safety and reliability. • Modernize key building systems and layouts to prolong the useful life of the stations.
Additional Considerations
• Renovation scope, solutions, and cost estimates will be determined following approval of the Fire Department Standards of Coverage.
Portfolio Implications
• Major renovation of interiors:
o FS#3 = 6,500 SF
o FS#5 = 6,500 SF
o FS#6 = 9,200 SF
Project Cost Estimate as of 2025 (No Escalation)
• FS#3: $2,730,000
• FS#5: $2,730,000
• FS#6: $3,864,000
Fire Station
Fire Station #3
City of Costa Mesa | Facilities Master Plan48
Fire Stations City Hall Westside Substation Police Facility Historic Society Building Corp Yard Emergency Operations Building Balearic Renovate City Hall
office floors to
improve efficiency
City Hall
Goals
• Introduce new workplace standards to optimize efficiency and future reconfiguration flexibility.
• Create a balanced mix of enclosed offices, shared work areas, and open collaboration spaces.
• Upgrade office environments to support staff productivity and long- term departmental growth.
Additional Considerations
• Allow storage space.
• Cost estimates assumes moderate renovation, but the actual level of renovation may vary depending on needs
Portfolio Implications
• Moderate renovation of Level 2 to 5: 37,200 SF
Project Cost Estimate as of 2025 (No Escalation)
• $ 12,000,000
City Hall
City of Costa Mesa | Facilities Master Plan49
Fire Stations City Hall Westside Substation Police Facility Historic Society Building Corp Yard Emergency Operations Building Balearic City Hall
City Hall Level 4 Test Fits1
Existing
• 39 work seats on this floor,
including 14 offices.
• Only one meeting room with
some makeshift collaboration
areas. Collab to work seats
ratio is 1:2.05.
Moderate Renovation
• 50 work seats (28% increase),
including 14 offices
• Doubled collaboration seats
(from 19 to 38)
Major Renovation
• 57 work seats (46% increase)
including 9 offices
• Tripled collaboration seats
(from 19 to 57)
1 Test fits and additional information in
Appendix X are for illustration only. Detailed
space planning will require further study.
Renovate City Hall
office floors to
improve efficiency
City Hall
City of Costa Mesa | Facilities Master Plan50
Fire Stations City Hall Westside Substation Police Facility Historic Society Building Corp Yard Emergency Operations Building Balearic Create a consolidated
public service center
on the first floor
City Hall
Goals
• Create a more welcoming and convenient experience for the customers by bringing public services together in one accessible location. • Improve wayfinding and ensure safety by clearly separating public areas from staff workspaces.
Additional Considerations
• Evaluate staffing and space needs on the first floor. Consider splitting functions so public counters are located on the first floor, with support staff and operations placed on upper floors.
• Reassign departments as needed, for example, moving IT to an upper floor and relocate public-facing services to the first floor. • Provide space for Historic Society exhibits at a visible, high-traffic area.
Portfolio Implications
• Major renovation of Level 1 (except Council Chamber): 14,000 SF Project Cost Estimate as of 2025 (No Escalation)
• $5,900,000
City Hall
City of Costa Mesa | Facilities Master Plan51
Fire Stations City Hall Westside Substation Police Facility Historic Society Building Corp Yard Emergency Operations Building Balearic City Hall
Office
Meeting
Council Chamber
Meeting Meeting
Amenity
Exhibition
Office
Public Area
entry/exit
entry/exit
Data
Room
Counter
Counter
N
Amenity
Reimagined City Hall First Floor Experience
69 Open Work Seats
Proposed Plan
15 Enclosed Work Seats/Offices
42 Open Work Seats
Existing Condition
13 Enclosed Work Seats/Offices
Create a consolidated
public service center
on the first floor
City Hall
City of Costa Mesa | Facilities Master Plan52
Fire Stations City Hall Westside Substation Police Facility Historic Society Building Corp Yard Emergency Operations Building Balearic Rebuild the substation
to restore emergency
coverage on the
Westside
Westside
Substation
Goals
• Provide workspaces for patrol, gang unit, special investigation, community policing, and park rangers.
• Provide Training rooms, including VR and MAT rooms.
Additional Considerations
• Provide adequate secure parking onsite
Portfolio Implications
• Demolish: 8,640 SF
• New Building: 10,860 SF
• Site Prep: 1 acre
Project Cost Estimate as of 2025 (No Escalation)
• $10,500,000
Westside Substation
City of Costa Mesa | Facilities Master Plan53
Fire Stations City Hall Westside Substation Police Facility Historic Society Building Corp Yard Emergency Operations Building Balearic Westside
Substation
1 New building location and massing are for illustration only. 2 Note that this parcel is currently zoned as High Density Residential (R2-HD). It needs to be confirmed whether rezoning to Institutional & Recreational (I&R) is required. If rezoned to I&R, the maximum building area allowed for the new Westside Service Center would be 10,860 square feet. The existing Westside Substation is 8,640 square feet.
New Build1
10,860 SF2
New Surface
Parking
Rebuild the substation
to restore emergency
coverage on the
Westside
Westside Substation
City of Costa Mesa | Facilities Master Plan54
Fire Stations City Hall Westside Substation Police Facility Historic Society Building Corp Yard Emergency Operations Building Balearic Optimize space use
and modernize
selected areas in
Police Facility
Police Facility
Goals
• Utilize the newly acquired storage space at the Bridge Shelter to free capacity at the Police Facility.
• Create additional work areas and modernize the workplace to support future headcount growth.
Additional Considerations
• Identify space for real time crime center and drone operation • Upgrade antiquated jail
• Provide better amenities space as needed, e.g., potential gym expansion after gang unit relocates to the westside substation
Portfolio Implications
• Moderate renovation: 6,000 SF
Project Cost Estimate as of 2025 (No Escalation)
• $1,800,000
Police Facility
City of Costa Mesa | Facilities Master Plan55
Fire Stations City Hall Westside Substation Police Facility Historic Society Building Corp Yard Emergency Operations Building Balearic Police Facility
Free up record storage
(approx. 400 SF)
Modernize
workspace
(approx. 3,400 SF)
N
Free up partial
evidence storage
(approx. 900 SF)
Police Facility Level 2
Police Facility Basement
Remodel for
gym/training
space
(approx. 1,300 SF)
Optimize space use
and modernize
selected areas in
Police Facility
Police Facility
City of Costa Mesa | Facilities Master Plan56
Fire Stations City Hall Westside Substation Police Facility Historic Society Building Corp Yard Emergency Operations Building Balearic Decommission the
helipad to provide
additional secured
parking or storage
Police Facility
Goals
• Free up space as the helipad is no longer being used. • Provide additional secured parking for Police and Dispatch or convert it to storage.
Additional Considerations
• Federal Aviation Administration notification and approval. • Check for any fuel storage or hazard materials.
• Consider building new parking structure as needed.
Portfolio Implications
• Option 1: Decommission and convert it to storage: 7,500 SF • Option 2: Demolish the helipad and build a new secured parking structure: assumes 40,000 SF and approx. 100 parking stalls • Option 3* (requires engineering assessment): Decommission and convert it to 2-storey parking structure: approx. 15 to 20 parking stalls depending on structural capacity
Project Cost Estimate as of 2025 (No Escalation)
• Option 1: $3,400,000
• Option 2: $8,800,000
• Option 3: $5,500,000
Police Facility
City of Costa Mesa | Facilities Master Plan57
Fire Stations City Hall Westside Substation Police Facility Historic Society Building Corp Yard Emergency Operations Building Balearic Police Facility
Police Facility
Decommission the
helipad to provide
additional secured
parking or storage
Convert to
2-storey Parking Structure
(add external ramp and reinforce structure)
Police Facility
Option 3Option 2
Demolition
New 2-storey Parking
Structure1
1 Assumes a 125’x160’ parking structure.
Police Facility
City of Costa Mesa | Facilities Master Plan58
Fire Stations City Hall Westside Substation Police Facility Historic Society Building Corp Yard Emergency Operations Building Balearic Replace the Historic
Society Building with
a new facility for
multi-department use
Historic
Society
Building
Goals
• Maximize the site value by better aligning space and programming. • Repurpose the existing building to support multi-department use and expanded community programs, supporting limited capacity of the Downtown Recreational Center.
Additional Considerations
• If the Historical Society is relocated or the lease is canceled, the City must provide a facility of equal or greater square footage, based on the existing agreement.
• Plan with flexibility for shelter use, including space for resource storage. • Coordinate with Fire Station #3 on allowable square footage as they share the same parcel.
Portfolio Implications (Assumes max allowable square footage by code) • Demolish: 4,000 SF
• New Building: 12,630 SF
Project Cost Estimate as of 2025 (No Escalation)
• $12,800,000
Historic Society Building
City of Costa Mesa | Facilities Master Plan59
Fire Stations City Hall Westside Substation Police Facility Historic Society Building Corp Yard Emergency Operations Building Balearic Historic
Society
Building
1 New building location and massing are for illustration only. 2 The Historic Society building and Fire Station #3 are located on the same parcel. The maximum allowable building area for that parcel is 19,120 square feet. Fire Station #3 occupies 6,490 square feet, so the maximum allowable area for a new building replacing the Historic Society building would be 12,630 square feet. The original Historic Society building is 4,000 square feet.
Fire
Station
#3
New Build
2 Levels
12,630 SF
Replace the Historic
Society Building with
a new facility for
multi-department use
Historic Society Building
City of Costa Mesa | Facilities Master Plan60
Fire Stations City Hall Westside Substation Police Facility Historic Society Building Corp Yard Emergency Operations Building Balearic Invest in sustainable
infrastructure at Corp
Yard and modernize
workplace
Goals
• Add photovoltaic panel covered storage or parking areas to better support operations
• Support EV fleet upgrades with charging infrastructure • Provide touchdown space for mobile and field staff
Additional Considerations
• Clean and reorganize storage areas for greater efficiency • Improve archive and retention management
Portfolio Implications
• New covered parking/storage: 10,000 SF
• Light refresh of workspace: 7,000 SF
Project Cost Estimate as of 2025 (No Escalation)
• $ 4,500,000
Corp Yard
Corp Yard
City of Costa Mesa | Facilities Master Plan61
Fire Stations City Hall Westside Substation Police Facility Historic Society Building Corp Yard Emergency Operations Building Balearic Corp Yard
Corp Yard
Bldg A
Corp Yard
Bldg B
Fire Station #4
Refresh Workspace
4,000 SF
(of total 13,500 SF)
Refresh
Workspace
3,000 SF
(of total 23,000 SF)
New PV Covered Parking/
Storage
10,000 SF
Corp Yard
Warehouse
Invest in sustainable
infrastructure at Corp
Yard and modernize
workplace
Corp Yard
City of Costa Mesa | Facilities Master Plan62
Fire Stations City Hall Westside Substation Police Facility Historic Society Building Corp Yard Emergency Operations Building Balearic Explore the potential
to relocate the EOC
to a purpose-built,
standalone site
Police Facility
(Existing EOC)
Goals
• Improve resilience with a secure, purpose-built facility with redundant power, communications, and modern technology.
• Ensure immediate activation by keeping the EOC always ready in a dedicated facility.
• Existing EOC could be repurposed for Police use after relocation.
Additional Considerations
• Identify potential sites and conduct feasibility studies. • Potential to share or co-locate with other critical functions (e.g., training) to maximize use.
• “EOC-in-a-box” model is available as a backup solution.
Portfolio Implications
• New build: assumes 10,000 SF for a capacity of 40-50 people with offices, conference rooms, policy room, breakout space, full kitchen, bunk area, locker room, and all necessary support spaces.
Project Cost Estimate as of 2025 (No Escalation)
• New EOC: $ 17,100,000
• Remodel existing EOC to workplace: $1,000,000
Location for
new EOC to be
determined
Emergency Operations Building
City of Costa Mesa | Facilities Master Plan63
Fire Stations City Hall Westside Substation Police Facility Historic Society Building Corp Yard Emergency Operations Building Balearic -
200,000
400,000
600,000
2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 2037 2038 2039 2040 2041 2042 2043 2044 2045 Consider investment
strategies in Balearic
given maintenance and
replacement needs
Balearic
Community
Center
Goals
• Evaluate lease and ownership options for Balearic to protect the City’s long-term investments
• Ensure reliable community access to this key recreational facility in the Mesa Verde area.
Additional Considerations
• Continued investments by the City in a leased facility. • Balearic’s lease expires in 2030.
• Negotiate with the School District to address critical issues, e.g., lack of fire suppression system.
Estimated Occupancy Costs
1 ( Rent + Operating Costs + Replacement Reserve) 1 Estimated costs are based on assumptions listed in the Financial Analysis Operating Costs section.
Balearic