Follow-Up Analysis
O c t ob er 2 8 , 2 0 2 5
Laguna Beach Facilities Master Plan
5 Attachment 1
E X C E L L E N C E I N P R O J E C T D E L I V E R Y
Meeting Goals & Agenda
• Summarize Council’s Requested follow-up items:
• Fire Station 1
• Lang Park
• Community & Recreation Center (CRC)
01. Fire Station 1
02. Lang Park
03. Comm. &
Rec. Center
04. Next Steps
6 E X C E L L E N C E I N P R O J E C T D E L I V E R Y Council Meeting Feedback
Housing
Preserve Gym &
Field
Public Private
Partnership Model
Structured Parking
Broader
Development
Consider Other
Viable Sites as
Current Location is
Inadequate
Pursue Accessible
Upgrades
FIRE STATION 1 CRC LANG PARK FORUM THEATRE
Aspirational
Restoration/
Expansion
Leverage School
District & County
Partnerships
LIBRARY
FUTURE UPDATES
7 Fire Station 1
E X C E L L E N C E I N P R O J E C T D E L I V E R Y
• Council Feedback
• Existing Location is inadequate
• Council supports exploring other
viable sites (e.g., Proposed Site,
Christmas Tree Lot, private property)
• Council Concerns
• Relocation Feasibility
• EOC Integration
• Parking Impacts
• Highest and best use for site north of
City Hall (proposed site)
8 Alternative Locations Analysis
E X C E L L E N C E I N P R O J E C T D E L I V E R Y
CRITERIA EXISTING SITE VILLAGE ENTRANCE CHRISTMAS TREE LOT TENNIS COURT
COST HIGH MEDIUM HIGH MEDIUM
RESPONSE TIME FAST FAST SLOW MEDIUM
ZONING COMPATIBLE COMPATIBLE NOT ZONED NOT ZONED
BIGGEST CONCERN TIGHT SITE/HISTORIC HIGHEST/BEST USE BRIDGE/ACCESS ACCESS/LEASE Note: Private lots were not originally considered due to cost/timeline implications. 9 Downtown Options
E X C E L L E N C E I N P R O J E C T D E L I V E R Y
CRITERIA GOODYEAR SITE FORMER BUS STOP PEPPERTREE LOT NORTH LAGUNA
COST HIGH HIGH HIGH XXX
RESPONSE TIME FAST FAST FAST SLOW
ZONING NOT ZONED NOT ZONED NOT ZONED XXX
BIGGEST CONCERN TIGHT SITE/
ACQUISITION COSTS
TIGHT SITE/
ACQUISITION COSTS
TIGHT SITE/
ACQUISITION COSTS
STANDARD OF
COVERAGE/
ACQUISITION COSTS
10 Shared Facility Option with PD/EOC
E X C E L L E N C E I N P R O J E C T D E L I V E R Y
• Key Takeaways
• Feasible but significantly
more expensive
• Requires City Hall
Renovation
• Requires Parking Structure
• Cost Estimate*
• $91M-121M
*All costs are expressed in current dollars and are subject to escalation based on project timing 11 EOC Integration Feasibility
E X C E L L E N C E I N P R O J E C T D E L I V E R Y
• EOC currently is at City Hall and CRC
(awaiting backup generator)
• Ability to incorporate into FS 1
• Building Height Constraint (36 FT)
• $24-27M + $6M for EOC = $30-33M*
App Bay Living / Admin
EOC
32’-36’
28’-32’
Fire Admin
*All costs are expressed in current dollars and are subject to escalation based on project timing 12 Community & Recreation Center (CRC)
E X C E L L E N C E I N P R O J E C T D E L I V E R Y
• Council Feedback
• Support Housing at CRC
• Some support for preserving the
gym and field
• Explore economic analysis
scenarios for development and
lease opportunities
13 Concept Presentations
E X C E L L E N C E I N P R O J E C T D E L I V E R Y
Estimated
Budget:
$3.9M – $4.3M
Redevelopment Options CONCEPT 1 CONCEPT 1
CONCEPT 1 CONCEPT 2
DENSITY 123
-126
units 270 units
14 E X C E L L E N C E I N P R O J E C T D E L I V E R Y Estimated
Budget:
$12.2M – $13.5M
Redevelopment Options Redevelopment Options CONCEPT 2 (LEVEL 1) CONCEPT 2 (LEVEL 1) CONCEPT 1 CONCEPT 2
DENSITY 123-126
units 270 units
15 E X C E L L E N C E I N P R O J E C T D E L I V E R Y Estimated
Budget:
$12.2M – $13.5M
Redevelopment Options CONCEPT 2 (LEVEL B-1)
CONCEPT 1 CONCEPT 2
DENSITY 123-126
units 270 units
16 E X C E L L E N C E I N P R O J E C T D E L I V E R Y CRC Program Relocation
CRC PROGRAM SF MOVE TO
FIRE ADMIN. 2,116 NEW FIRE STATION 1
MARINE SAFETY 378 ?
POLICE DEPT. SUB ST. 248 ?
REC. CLASSROOMS 8,505
NEW LANG PARK
COMMUNITY CENTER
REC. LABS 1,696
REC. STORAGE 909
REC. OFFICES 165
GYM 7,379
EARLY CHILDHOOD
PROGRAM 1,035
17 Economic Analysis
E X C E L L E N C E I N P R O J E C T D E L I V E R Y
• Purpose of Analysis
• Evaluate options to leverage a portion of the
6.3-acre Community & Recreation Center site
(former St. Catherine of Siena School) to
support community reinvestment.
• Two primary strategies:
• Sell “as-is” to a private developer
• Entitle and/or partner for residential reuse
to enhance value & fund public
improvements.
18 Economic Analysis
E X C E L L E N C E I N P R O J E C T D E L I V E R Y
• Market Snapshot
• Laguna Beach remains a high-value, supply-constrained market:
• Takeaway:
• High demand + limited supply = strong redevelopment potential.
4.6% vacancy, $2.7K–$3.9K
rents, no new projects in the
pipeline.
MULTI-FAMILY
7.3% vacancy, strong
tourism-driven rents
($73–77 NNN).
RETAIL
6.1% vacancy (half the
county average).
OFFICE
19 Economic Analysis
E X C E L L E N C E I N P R O J E C T D E L I V E R Y
• Housing & Demographics
• Takeaway
• Condo & Townhome products best align with unmet local needs Only +2% since 1991
(vs. +30% countywide)
Median income $85K;
nearly half earn >$100K.
51% are seniors, indicating
future downsizing demand
$3.5M (2025),
nearly 2x county average
AVERAGE HOME PRICE HOUSING GROWTH AFFLUENT RENTER BASE AGING HOMEOWNERS 20 Economic Analysis
E X C E L L E N C E I N P R O J E C T D E L I V E R Y
OPTION DESCRIPTION ESTIMATED LAND VALUE
AS-IS SALE (1A half of site) ±123-126 UNITS, NO ENTITLEMENTS $27-$28M ($21M NET AFFORDABLE HOUSING &
PREVAILING WAGE)
ENTITLED SALE (1B entire site) SAME, WITH ENTITLEMENTS $37-$46M ($28M-$35M NET AFFORDABLE
HOUSING & PREVAILING WAGE)
AS-IS SALE (2A half site) 270 UNITS, NO ENTITLEMENTS $39-40M ($29-$30M NET AH &PW) FULL BUILD (2B) ±270-UNIT CONDO PROJECT WITH
ENTITLEMENTS
$60M LAND VALUE/~$405M TOTAL SALES
(NET $45m/$337,500,00 NET AH & PW
Fee Sale Development Scenarios
Values are sensitive to market conditions, prevailing wage, and affordable housing requirements.
Developers could contribute 4–5% of project costs toward community amenities 21 Economic Analysis
E X C E L L E N C E I N P R O J E C T D E L I V E R Y
OPTION DESCRIPTION ESTIMATED LAND VALUE
PARITAL GROUND LEASE
(3A half of site) NO ENTITLEMENTS $18M (NET OF AH, PW & GROUND LEASE 35% DISCOUNT)
PARITAL GROUND LEASE (3B half of site) WITH ENTITLEMENTS $27M (NET OF AH, PW & GROUND LEASE) FULL GROUND LEASE (4A) NO ENTITLEMENTS $26M (NET OF AH, PW & GROUND LEASE) FULL GROUND LEASE (4B) WITH ENTITLEMENTS $39M (NET OF AH, PW & GROUND LEASE) Ground Lease Development Scenarios
Values are sensitive to market conditions, prevailing wage, and affordable housing requirements.
Developers could contribute 4–5% of project costs toward community amenities 22 Economic Analysis
Key Takeaways
E X C E L L E N C E I N P R O J E C T D E L I V E R Y
Generate
Generate
$27M–$45M+
for community
reinvestment.
Advance
Advance RHNA
housing goals (394
units).
Balance
Balance fiscal return
with public benefit.
CRC
6.3-acre Community
& Recreation Center
• Recommendation • Rezone to maximum
high-density within the
30-ft height limit to
preserve flexibility and
value.
23 Lang Park Comprehensive Redevelopment Options
E X C E L L E N C E I N P R O J E C T D E L I V E R Y
• Council Feedback
• Do not pursue the light improvement
option ($12M-$13M)
• Structured parking & broader
redevelopment of Lang Park
preferred
• Action Items
• Develop a comprehensive Lang Park
concept, including sub parking
POTENTIAL PLAN COST*
Community Center, Pool, Fields, Tennis
Courts, Pickleball + Sub Parking $66.2M – $73.5M
Community Center, Pool, Tennis Courts,
Pickleball + Sub Parking $65.3M - $72.5M
*All costs are expressed in current dollars and are subject to escalation based on project timing
24 E X C E L L E N C E I N P R O J E C T D E L I V E R Y Estimated
Budget:
$66.2M - $73.5M
Comprehensive Redevelopment Options SITE PLAN OPTION C
25 E X C E L L E N C E I N P R O J E C T D E L I V E R Y Estimated
Budget:
$66.2M - $73.5M
Comprehensive Redevelopment Options OPTION C (LEVEL-1)
26 Concept Presentations
E X C E L L E N C E I N P R O J E C T D E L I V E R Y
Estimated
Budget:
$66.2M - $73.5M
Comprehensive Redevelopment Options OPTION C (LEVEL
-P1)
27 Concept Presentations
E X C E L L E N C E I N P R O J E C T D E L I V E R Y
Estimated
Budget:
$65.3M - $72.5M
Comprehensive Redevelopment Options OPTION D
28 Concept Presentations
E X C E L L E N C E I N P R O J E C T D E L I V E R Y
Estimated
Budget:
$65.3M - $72.5M
Comprehensive Redevelopment Options OPTION D (LEVEL
-1)
29 Concept Presentations
E X C E L L E N C E I N P R O J E C T D E L I V E R Y
Estimated
Budget:
$65.3M - $72.5M
Comprehensive Redevelopment Options OPTION D (LEVEL
-P1)
30 Next Steps
E X C E L L E N C E I N P R O J E C T D E L I V E R Y
• Receive and integrate Council feedback
• Finalize Facilities Master Plan Report
• Final Council Presentation and Adoption
31 City of Laguna Beach
Facilities Master Plan
THANK YOU!
Questions?
32