CAMPAIGN BUZZ
August 14, 2026
Costa Mesa Council race will see 8 candidates square off for 4 open seats, including mayor
Sara Cardine, Staff Writer, Daily Pilot
With the filing period for candidates in November’s election now officially closed, a clear picture of which Costa Mesa hopefuls will be vying for four open spots on the City Council, including the mayor’s seat, has emerged.
An online candidates portal maintained on the city’s website indicates eight contenders have been qualified to run for office by the Orange County Registrar of Voters by the Aug. 7 filing deadline, with exactly two candidates squaring off for each available council seat.
While council races are non-partisan, ideological divisions between the two main political parties could bring candidates’ views on housing and immigration, law enforcement, development and budgetary decisions into sharp focus during campaign season.
Two incumbents — District 1 Councilmember Mike Buley and Loren Gameros, who represents District 2 — seek to replace Mayor John Stephens, who is terming out after being appointed in 2021 and serving two, two-year terms.
A registered Republican and attorney elected to the council in 2024, Buley supports giving citizen groups more of a voice, particularly in matters of financial oversight and planning.
An educator with a nonprofit labor organization, Democrat Gameros’ campaign focuses on supporting public safety and expanding opportunities for youth sports and recreation.
No other currently serving council members’ names will appear on the November ballot, as incumbents Andrea Marr (District 3), Mayor Pro Tem Manuel Chavez (District 4) and Arlis Reynolds (District 5), all elected to the council in 2018 and reelected in 2022, are also termed out and did not throw their hats into the mayor’s contest.
Costa Mesa voters will instead make their picks from a list of new candidates, all of whom are already doing civic work on various committees and commissions.
In Council District 3, which comprises College Park, Mesa del Mar and a portion of the upper Eastside, Cara Stewart, who serves on the city’s Animal Services Committee, will run against Daniel Morgan, a member of Costa Mesa’s Finance and Pension Advisory Committee.
A registered Democrat, Stewart lists her occupation as business owner and startup adviser.
In her role on the Animal Service Committee, she is spearheading an effort to bring a brick-and-mortar animal shelter to town.
Morgan, a real estate business owner and parent, is a registered Republican who frequently comments on social media about the need to eliminate bureaucracy at the city level and is backed by former conservative mayors Jim Righeimer and Steve Mensinger. District 4, which covers the city’s west side south of the Fairview Developmental Center, from Harbor Boulevard west to Monrovia Avenue and south to West 17th Street, will see Planning Commissioner Angely Andrade Vallarta face off against Arts Commissioner Fisher Derderian.
Andrade Vallarta joined the Planning Commission in 2023 and has since advocated for more affordable housing and walkable streets, including on the site of the Fairview Developmental Center.
A Democrat, she previously served on the city’s Parks, Arts & Community Services Commission.
Appointed to the Arts Commission in 2023, Derderian advocates changes in how public art is funded and prioritized. While his party preference cannot be found on 2020 voter rolls, he is associated with the Washington, D.C., nonprofit National Civic Art Society, whose co-founder helped design the new White House ballroom.
In Council District 5, which wraps around District 4, taking in downtown and the remainder of the city’s west side, Steve Smith, a member of Costa Mesa’s Animal Services Committee, will run against Kelly Brown, who serves on the city’s Parks and Community Services Commission (PACS).
A technology consultant, Smith has also advocated for a Costa Mesa-based animal shelter and opposes what he views as an “ecology-first” Fairview Park Master Plan.
A Republican, his council campaign has been endorsed by Pettis and Buley, the lone council conservatives. Brown, a Democrat, lists her occupation as a communications director and educator.
Appointed to PACS in 2021, she has provided input on the city’s Parks Master Plan and has advocated at council meetings for more support for local parks and community gardens.
October 5, 2026
Mike Buley, Costa Mesa mayor candidate, 2026 election questionnaire
Claire Wang, The Orange County Register
Ahead of the November general election, the Southern California News Group compiled a list of questions to pose to the candidates who wish to represent you. You can find the full questionnaire below.
Name: Mike Buley
Age: 60
Current job title: Attorney
Incumbent: No
Other political positions held: City Council District 1
City where you reside: Costa Mesa
Campaign website or social media: www.buley4costamesa.com
How can the city best meet the demand and mandates for more housing, including at lower price points, while also preserving local control and the quality of life for existing neighborhoods and residents? (Please limit your answer to 200 words or less.)
This is a challenging issue for all cities. Local officials have very limited independence in navigating the myriad of mandates and dictates imposed by Sacramento. Costa Mesa is a “built out” City yet must plan for an additional 11,000 units. These 11,000 units must include a required amount that are price controlled. Philosophically, I oppose this approach to “solving the affordability” problem. The regulatory scheme makes it harder for cities to plan and discourages developers due to red tape and economic feasibility challenges. The “affordable housing” units that get built create winners who win the lottery right to buy, and losers, for the rest of the market, because the market-rate inventory sees a spike in price to offset the losses on the price-controlled units. A better policy would allow cities to plan the number, location, and types of units. This would result in more building, more quickly. More housing, in general, creates downward pressure on prices for everyone. Electeds today must generate a plan to build 11,000 units that is acceptable to Sacramento and somehow preserves the character and quality of life the local residents desire. This, to avoid State sanctions, and qualify for funds otherwise withheld.
How should the city balance rising costs, paying off debts, such as pension liabilities, and building reserves, all while meeting residents’ needs? Should a solution involve finding new revenue, economic development, trimming the budget, or something else entirely? (Please limit your answer to 200 words or less.)
The answer to this question is ” all of the above.” Unlike the Federal government, local governments have to balance their budget and pay for the goods and services the residents want and need with the funds on hand. At the Federal level, elected officials can “raise the debt ceiling” and print more money. That discussion is beyond the scope of this local question. My first priority, regarding balancing the City budget, is to run the City efficiently and remove waste. To increase revenue, we need to work with local businesses and developers to encourage them to invest in our community. If businesses open quickly, needed tax revenue is generated, as well as building and business permitting and licensing fees. To justify these fees, we need to be a City that is easy and efficient to work with and provides return for people and businesses who risk their capital here.
The public expects transparency from public leaders in spending and governance. How can this be achieved? How can the city do better in this area? (Please limit your answer to 200 words or less.)
Transparency is key. I encourage more town halls and more public study sessions on issues of community interest. I welcome hard discussions on hard topics. We’ve recently been engaged in this as it relates to the zoning of the Fairview Development Center parcel. As a Councilmember I have been a strong advocate of Council and Staff seeking and receiving input from the various committees and commissions made up of volunteer members of the community. Specifically, we have talented and service-oriented engaged members of our community who donate their time, skills, and abilities to serve on Finance, Arts, Parks, Planning, and others. I have advocated, and been pleased to see adopted, adding their input and reports to agenda items that come to Council for decision. In the past, many of these committees and commissions had been neglected and not utilized as the asset they are.
In your opinion, what is the biggest need your city faces, and how would you address it? (Please limit your answer to 200 words or less.)
There are multiple needs facing the City. Providing the services our community demands, needs, and deserves is challenging during these dramatically changing economic times. Finding revenue and allocating the funds we have to maintain and improve infrastructure, streets and roads, water and waste, schools, parks and fields, police and fire departments is the number one job of an elected. Brick-and-mortar retail moving online, AI remaking the traditional workforce, an aging homeownership base may cause real estate sales and adjustment of property tax bases to move favorably upward. A City Council and City Staff needs to be laser-beam focused on these bread-and-butter issues and less concerned about larger national issues that a local Council has very little jurisdiction or control over.
Why would you make a good leader, and how would you represent the diverse communities of your city? (Please limit your answer to 200 words or less.)
I am a 24-year resident who, with my wife, has raised our three children, just sending our youngest away for his first year at college. With all the children out of the house, I have more time to commit to the issues facing the City. I love this City and what it has provided myself and my family. I want to give back. My two years on Council have prepared me to move up to the Mayor position. I encourage anyone to go view prior Council sessions from my term the last 2 years, and I am confident you will find that I have honored my commitment to be thoughtful and pragmatic in regards to every issue that comes before me, I have been civil with my colleagues and able to disagree without being disagreeable. I am prepared and do my homework on issues. The fact that I have spent 30 years as a trial attorney has helped me to investigate and understand the broad and diverse issues that come before me. My Colombian wife and three Spanish-speaking children have found that treating everyone with love, dignity, and respect, regardless of race, religion, or beliefs, is the best approach to serving others and living life in general.
October 5, 2026
Cara Stewart, Costa Mesa City Council District 3 candidate, 2026 election questionnaire
Claire Wang, The Orange County Register
Ahead of the November general election, the Southern California News Group compiled a list of questions to pose to the candidates who wish to represent you. You can find the full questionnaire below.
Name: Cara Stewart
Age: 52
Current job title: CEO, WunderMarx Inc.
Incumbent: No
Other political positions held: N/A
City where you reside: Costa Mesa
Campaign website or social media: caraforcostamesa.com
How can the city best meet the demand and mandates for more housing, including at lower price points, while also preserving local control and the quality of life for existing neighborhoods and residents? (Please limit your answer to 200 words or less.)
We can preserve local control by adopting a compliant housing plan and being proactive about where and how growth should occur. The cost of inaction is high: lawsuits, lost funding, and diminished control over development.
Costa Mesa should plan for new housing in appropriate commercial and mixed-use corridors while recognizing that additional housing, such as ADUs, is allowed by state law within established neighborhoods. We must require larger developments to include homes at lower price points, utilizing partnerships and external funding to expand affordable, workforce, senior, and supportive housing options.
It’s crucial to plan for housing and infrastructure together. Every major project should consider factors such as traffic, parks, public safety, and emergency response to prioritize residents’ needs. Regarding the Fairview Developmental Center, we must proactively shape that future development to ensure meaningful affordability and secure the necessary roads, services, and public safety resources to support it.
The city should facilitate the construction of beneficial projects by establishing clear rules, expediting permitting processes, ensuring predictable reviews, and actively engaging residents to incorporate their feedback. We can meet our legal obligations, welcome the next generation, and protect the neighborhoods people cherish, but only through honest planning and responsible leadership.
How should the city balance rising costs, paying off debts, such as pension liabilities, and building reserves, all while meeting residents’ needs? Should a solution involve finding new revenue, economic development, trimming the budget, or something else entirely? (Please limit your answer to 200 words or less.)
Costa Mesa needs a balanced approach, not reckless cuts, new taxes as a first resort, or promises that ignore the math. Responsible budgeting means meeting today’s needs while strengthening our financial position.
I will protect core services, including public safety, street maintenance, and parks. I will also address pension obligations, maintain healthy reserves, and invest in infrastructure before deferred maintenance becomes more expensive.
I will make economic development central to the solution, especially supporting small businesses that create jobs and keep dollars in our community. I would explore a business incubator program to help local entrepreneurs navigate permits, access resources and turn good ideas into viable businesses. I will also seek responsible public-private partnerships that bring investment and opportunity to Costa Mesa while protecting the public interest.
I will push for annual reviews of contracts, programs and administrative costs to eliminate waste and duplication without cutting core services or outsourcing public responsibilities solely to make the numbers look better.
I would consider new revenue when there is a clearly defined need, full transparency and measurable public benefit, such as Measure C, which increases revenue without raising taxes on residents or making costs prohibitive for most small businesses.
The public expects transparency from public leaders in spending and governance. How can this be achieved? How can the city do better in this area? (Please limit your answer to 200 words or less.)
Transparency has to mean more than posting an agenda online and checking a legal box.
Residents should be able to understand what the city is considering, who’s influencing the decision, what it will cost and how to participate before the outcome is effectively decided.
If elected, I’ll advocate for a stronger city ethics policy covering conflicts of interest, gifts, campaign disclosures, lobbying and the appropriate use of city resources. I’ll also push for contracts, budgets and major policy proposals to be presented in plain English, with supporting documents available early enough for meaningful public review.
I’d create constituent advisory committees and hold genuine listening sessions with residents and business owners earlier in the process, especially when the city is planning housing, public safety programs, major infrastructure projects or changes to services. Public engagement should help shape proposals, not simply react to finished plans.
City leaders should also report back after decisions are made: what was approved, why, what changed as a result of public input, and whether the promised results were achieved.
Trust is built when the government communicates early, explains its decisions honestly, and remains accountable after the vote. That is the standard I will bring to City Hall.
In your opinion, what is the biggest need your city faces, and how would you address it? (Please limit your answer to 200 words or less.)
Costa Mesa’s biggest need is proactive, long-term planning. The city cannot keep responding after the fact, lurching from one emergency decision, lawsuit or costly repair to the next. Housing, traffic, infrastructure, public safety and economic development are interconnected, and we need to plan for them that way.
Our city is changing. We need homes young adults and working families can afford, options that allow seniors to remain in the community, thriving local businesses and infrastructure that keeps pace with growth. Major projects such as the Fairview Developmental Center will bring significant change whether we prepare for it or not.
If elected, I will bring residents, businesses, city staff and public-safety professionals into the process earlier. I will insist that major decisions account for traffic, streets, water, parks and emergency services upfront — not after problems emerge. I will also advocate for multiyear infrastructure and financial plans so we stop reacting to budgets or council terms one at a time.
Costa Mesa does not have to choose between preserving what people love and preparing for the future. We can do both with honest communication, meaningful public input and leadership focused on preventing problems, not simply managing the next crisis.
Why would you make a good leader, and how would you represent the diverse communities of your city? (Please limit your answer to 200 words or less.)
I have the experience to govern and the perspective to represent my district.
My career is unusually broad and directly relevant to the work of City Council. As an Orange County Register reporter, I covered city government, schools, libraries and the OC bankruptcy. I learned to follow the money, ask difficult questions and explain complex decisions clearly.
As a public information officer for Anaheim Public Utilities, I worked inside local government and communicated directly with constituents about public services. As an entrepreneur, I built and led a company recognized as one of OC’s best places to work. I have managed employees, budgets, contracts, and competing priorities, experience that translates directly.
Costa Mesa has appointed me to the Fairview Park Committee and Animal Services Committee, where I now serve as chair. I understand how public policy moves from an idea to implementation.
My personal history adds another layer. I have been a renter, a homeowner, a rental property owner, and a caregiver for aging parents. My immigrant grandmother helped raise me. Those experiences matter in a district where nearly 44% of residents rent, roughly one-third are under 35, nearly one in five are 65 or older, and about 20% are Latino.
October 5, 2026
Fisher Derderian, Costa Mesa City Council District 4 candidate, 2026 election questionnaire
Claire Wang, The Orange County Register
Ahead of the November general election, the Southern California News Group compiled a list of questions to pose to the candidates who wish to represent you. You can find the full questionnaire below.
Name: Fisher Derderian
Age: 32
Current job title: Principal and Owner, Dux Culturae
Incumbent: No
Other political positions held: Arts Commissioner, City of Costa Mesa
City where you reside: Costa Mesa
Campaign website or social media: www.fisher4costamesa.com
How can the city best meet the demand and mandates for more housing, including at lower price points, while also preserving local control and the quality of life for existing neighborhoods and residents? (Please limit your answer to 200 words or less.)
We are told we need more housing, yet we make it needlessly difficult for people willing to build it. That uncertainty adds cost. I want clear requirements, consistent decisions and predictable permit timelines, with expectations for how new construction will improve the surrounding neighborhood made clear from the start.
Fairview shows how hard it is to balance the demand for housing with traffic, parks and the daily lives of nearby residents. I was glad the Council ultimately chose a plan for 2,300 homes after residents made their concerns heard, but the conversation cannot stop at what we might build in the future. In District 4, existing density has already brought problems that need attention now. As a councilmember, my first responsibility will be to the people who live here today. We should of course make room for homes at different price points as long as we are ensuring that new development leaves Costa Mesa a better place to live.
How should the city balance rising costs, paying off debts, such as pension liabilities, and building reserves, all while meeting residents’ needs? Should a solution involve finding new revenue, economic development, trimming the budget, or something else entirely? (Please limit your answer to 200 words or less.)
I am hesitant to ask residents for new taxes or fees before taking a hard look at what the city already spends. On the Arts Commission, for instance, I argued that commissioners should lead the update of the master plan we were appointed to oversee. Staff proposed a consultant contract costing $132,655 — all after I was told many times over that we as a body simply couldn’t execute the task. Council ultimately directed staff to negotiate a lower price, but the episode left me asking how often we pay outsiders for work our own staff and commissioners could lead.
We also need to grow revenue by making it easier to invest here. The interest in opening cannabis businesses showed that people see Costa Mesa as a city worth investing in. A straightforward and simple process for building or opening and operating businesses would help local employers thrive, improve commercial streets, and generate more sales tax revenue. That gives us a way to meet rising costs, pension obligations, and reserve needs without placing every new burden on residents. My aim would be to scrutinize spending and remove needless obstacles to investment before ever seeking new revenue measures.
The public expects transparency from public leaders in spending and governance. How can this be achieved? How can the city do better in this area? (Please limit your answer to 200 words or less.)
Posting a document meets a legal requirement, but helping residents understand a decision takes more work. Costa Mesa already provides agendas, reports, and financial disclosures. Residents are often left to discover a major proposal on their own, read hundreds of pages, and untangle the assumptions behind it before they can weigh in.
Fairview showed us the real cost of that gap. For years, residents have overwhelmingly requested a plan around 2,300 homes, yet the proposal approved by the Planning Commission allowed up to 4,000. At the Council hearing, I was shocked that — for the first time in a public meeting — the presentation shared the assumptions behind the claim that 2,300 could not work. Those tradeoffs should have been explained plainly long before the very meeting the Council was set to vote on the plan. Thankfully residents turned out, and the Council chose a different path.
For major decisions, City Hall should communicate the options early and well: what is proposed, why, what it costs, what alternatives were considered, and how public input shaped the recommendation. AI can help people navigate long reports, but officials must explain their choices in ordinary language and answer for the results.
In your opinion, what is the biggest need your city faces, and how would you address it? (Please limit your answer to 200 words or less.)
Costa Mesa is an incredible place to live, but in my conversations, the biggest need I’ve found is a city that takes better care of the neighborhoods people already call home. Families tell me how expensive life has become. They also tell me about parks that need attention, speeding near schools, and homelessness affecting their homes and their streets. They want City Hall to take these problems seriously, too.
I have seen residents form a committee to press for park improvements, neighbors organize after a mother said she was laughed at for reporting that someone had defecated on her lawn, and a resident lobby for speed bumps to address the speed of traffic next to two elementary schools. I respect their initiative and, in all fairness, the city has responded to some of it. But the fact is this: basic services should not depend on how effectively residents can organize. When someone raises a problem, they deserve a clear answer, a person responsible, and a timeline for action. I would make that kind of follow-through and focus a priority for the council. We can plan for Costa Mesa’s future while giving the people who live here a city that works for them today.
Why would you make a good leader, and how would you represent the diverse communities of your city? (Please limit your answer to 200 words or less.)
I’m a father of five, I’ve built and managed organizations operating around the world, and I serve on Costa Mesa’s Arts Commission. In those roles, I have had to balance budgets, competing priorities, and people who see the same problem differently. What I’ve learned is that a good leader listens long enough to understand the facts, then makes a decision and owns it. In all things for city government, my test will be simple: Does this make Costa Mesa better for the people who call it home?
It should be no surprise, then, that canvassing has been one of the most instructive experiences of my life. I have learned from renters, homeowners, business owners, and people whose political views differ from mine. And as a council member, I would keep going to them instead of waiting for them to find time to come to City Hall. I made it a point of my campaign to decline major party endorsements because this is a nonpartisan office and I believe my allegiance is to my neighbors, my district, and my city. That is how I intend to represent Costa Mesa’s communities: hear them directly, weigh their interests fairly, and explain my decisions.
October 5, 2026
Steve Smith, Costa Mesa City Council District 5 candidate, 2026 election questionnaire
Claire Wang, The Orange County Register
Ahead of the November general election, the Southern California News Group compiled a list of questions to pose to the candidates who wish to represent you. You can find the full questionnaire below.
Name: Steve Smith
Age: 38
Current job title: Technology Consultant
Other political positions held: Animal Services Committee (Costa Mesa)
City where you reside: Costa Mesa
Campaign website or social media: smithforcostamesa.com
How can the city best meet the demand and mandates for more housing, including at lower price points, while also preserving local control and the quality of life for existing neighborhoods and residents? (Please limit your answer to 200 words or less.)
The desire to decrease the cost of housing by adding to supply is directionally correct, and laudable. But the state’s attempt to decrease the cost of housing by inserting supply is not going to have the desired result. We should still meet our RHNA obligations — on time — so we keep more authority over the process rather than losing it in the courts to the builder’s remedy. In that way, we can mitigate the harms that will otherwise follow.
The best way to meet the state’s mandates is to use the commercial and industrial corridors already identified in Measure K, and to distribute the units so we do not unduly stress the city’s infrastructure. Place the required new housing on those corridors and spread the capacity so no one area absorbs all the consequences.
Local control is preserved by doing the planning ourselves and tying approvals to streets, schools, and utilities.
How should the city balance rising costs, paying off debts, such as pension liabilities, and building reserves, all while meeting residents’ needs? Should a solution involve finding new revenue, economic development, trimming the budget, or something else entirely? (Please limit your answer to 200 words or less.)
We should start with the budget, as that is what the city has the most control over. Hold headcount growth unless we have clear, pressing needs. We can prepay unfunded liabilities when our cash on hand allows for it; that will stop compounding interest. We should do this while keeping reserves at present levels and ensuring we keep and grow our unassigned balance as a percentage of our spending so an emergency doesn’t compel us to make cuts. Inflation has withered the real value of our $60 million fund balance, and we should be mindful of it.
Costa Mesa does lack diversity in its sources of revenue, so economic development is the straightest shot we have. A stronger business base from the commercial corridors — we can most readily contribute to this by changing our relationship with businesses from the antagonistic one we have now to one that is steady, reliable, and consistent.
The answer cannot always be “more taxes;” that was the answer 10 years ago. Pension and cost problems are still here. At the end of the day, I balance my checkbook, you balance your checkbook, and so should the city. Your city’s financial viability has a direct effect on the quality of your life.
The public expects transparency from public leaders in spending and governance. How can this be achieved? How can the city do better in this area? (Please limit your answer to 200 words or less.)
Restructure the city’s website. What is on the agenda, what our finances are, and what we are spending money on should be clear, and searchable. Right now that information is buried in unsearchable PDFs, five layers deep. The city’s website is a Byzantine labyrinth.
In your opinion, what is the biggest need your city faces, and how would you address it? (Please limit your answer to 200 words or less.)
This is difficult to say, and there is not one big issue, but a variety of them that are harming our city.
Crime and homelessness. We face elevated levels of property crime, and homelessness continues to be a significant problem. Law enforcement should know that their city supports them, and that our priority is a safe Costa Mesa. The city should enforce anti-camping laws so we are not leaving the problem to run its course. We have tools on hand that we are not using.
Finance. Our city’s finances should be addressed so Costa Mesa can be a wonderful place to live in the years ahead. By being a friendly city to ambitious people who want to start a company, we will increase the sales taxes the city collects. Sales tax is one of our chief sources of revenue, and we need as many storefronts as possible filled with productive enterprises.
Development. Our city faces a difficult challenge: it is already considerably built out, yet we face significant pressure from the state to add more housing. Sacramento’s coercive model forces us to struggle with many of these issues. We must meet the state’s requirements on time where we must, keep maximum control over what they are compelling us to do so we can mitigate the effects, and make state authorities aware that Costa Mesa’s context makes many of their housing mandates difficult to comply with.
Why would you make a good leader, and how would you represent the diverse communities of your city? (Please limit your answer to 200 words or less.)
I love Costa Mesa. I’m your neighbor. I’ve spoken with many of you and, in the months ahead, I will connect with those I haven’t met yet. I know what your concerns and priorities are — what you see going well in the city, and what needs to be addressed.
I’ve spent years in tech companies solving highly involved, complex problems. Many of the challenges the city faces will be solved by using innovative technology, work I have applied for clients. I lead project work with healthcare and public-sector clients and oversee custom implementations of sophisticated systems. I have the privilege of serving on your Animal Services Committee, where I’ve learned that good policy means doing the homework.
You do not represent people well by telling them what they want to hear. You do it by being honest about what a policy involves, what the tradeoffs are, and by making sure every voice — not just the loudest one — has a seat at the table before a decision is made.
September 25, 2026
Campaign filings shed light on Costa Mesa council hopefuls’ priorities, ambitions
Sara Cardine, Staff Writer, Daily Pilot
In the race for four seats on the Costa Mesa City Council, eight candidates are in the throes of campaigning, hosting fundraisers and accepting donations from residents, political figures and interest groups alike.
The latest round of campaign disclosures, released Thursday and reflecting activities current to Sept. 19, provide a snapshot of how much each hopeful has raised and spent on their political ambitions so far.
Documents detailing donations reveal backers whose views likely align with individuals’ values and priorities and who could potentially shape future councilmembers’ thinking on the dais in the years ahead.
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Here’s a look at some of the findings from the latest disclosures posted on the city’s election portal.
Mayor (at-large)
The race to succeed outgoing Mayor John Stephens, who terms out in December, drew interest from councilmembers Mike Buley from District 1 and Loren Gameros, the District 2 representative.
A registered Republican and attorney with Irvine law firm Kimura, London and White, Buley has so far raised $66,735, including a $2,000 self loan, primarily from individuals and companies associated with real estate, law, development and finance.
He received $5,900 donations, the maximum single-source contribution allowed by the Fair Political Practices Commission, from employer Joshua Kimura and Allen Moznett, president of South Coast Toyota, as well as several limited partnerships, including Crown Building, River Knolls, Villa Buena, F.V. Senior Housing and Coast Business Center, Ltd.
Buley accepted $1,000 gifts from the Lincoln Club of Orange County State PAC, Fred Whitaker, former chair of the Republican Party of Orange County, and the Manufactured Housing Educational Trust PAC, along with a $1,500 donation from the National Assn. of Industrial and Office Properties.
Individual contributors include former Costa Mesa mayoral candidate Jim Peters ($2,500), District 3 contender Daniel Morgan ($5,450), Fisher Derderian, who’s running in District 4 ($200) and Stephen “Steve” Smith, campaigning in District 5 ($250).
Gameros — a Democrat with labor ties through his work with the California Nevada Operating Engineers Training Trust — has taken in $54,949 in monetary contributions so far this year, mostly from unions and building trade organizations and other public office holders.
He received $5,900 each from the International Union of Operating Engineers, Western States Regional Council of Carpenters, the L.A. and O.C. Building and Construction Trades Council PAC and United Food and Commercial Workers (UFCW), Local 324, which recently proposed regulating Costa Mesa grocery self-checkout stands.
Gameros also accepted $5,900 contributions from Dan Kang, Newport Beach chief executive of tech platform Berify, Ali Jahangiri, founder of the immigration-focused EB5 Investors, and Manny Khoshbin, who purchased the Trinity Broadcast Network building in 2021 and later sold the rezoned property to a housing developer.
He’s backed by Rep. Cottie Petrie Norris (D-Irvine), who contributed $2,500, and Stephens, whose law firm donated $1,000 in June.
District 3
Two candidates seek to replace outgoing Councilmember Andrea Marr — Daniel T. Morgan, who serves on the city’s Finance and Pension Advisory Committee, and Cara Stewart, an Animal Services Committee member.
A real estate business owner, Morgan has raised the most of all eight council candidates, amassing $58,254 in 2026, with a $2,000 self loan and a cash balance rollover from 2025. His contributions come largely from real estate, construction and development-related sources, as well as former Costa Mesa councilmembers Steve Mensinger and Jim Righeimer, who both donated $1,000 to his campaign.
The Republican candidate accepted $2,500 from the Apartment Assn. of Orange County PAC and $1,000 from the Lincoln Club O.C., along with $500 from attorney Shawn Steel, a member of the Republican National Committee. Campaign filings show Morgan donated $1,242 to the Costa Mesa Police Assn.
Stewart, a business owner, has taken in $43,192 this year, mainly in smaller donations from Costa Mesa residents, Democratic groups and others serving in local office, both at the city hall and Newport-Mesa Unified School District.
Her biggest backers include Khoshbin and UFCW, which both gave $5,900, local resident and safe streets advocate Flo Martin ($1,518), Finance and Pension Advisory Committee member Ralph Taboada ($1,007) and the Newport Beach Women’s Democratic Club and the Western States Regional Council of Carpenters, which each gave $1,000.
Stewart also accepted donations under $500 from the Democratic Women of South Orange County, councilmembers Marr, Gameros and Arlis Reynolds, Planning Commissioner Jeffrey Harlan and NMUSD trustees Leah Ersoylu and Michelle Murphy.
District 4
Seeking to represent voters living in Costa Mesa’s West side are Angely Andrade Vallarta, a planning commissioner, and Fisher Derderian, an arts commissioner.
A former Orange County United Way director, Andrade Vallarta has this year raised $26,881, including a $300 self loan. Most of her war chest comes from political action committees, fellow Costa Mesa office holders and Democratic groups.
She accepted $5,900 from UFCW, along with $1,250 from the Women in Leadership PAC, two $1,000 donations from the Western States Regional Council of Carpenters and Newport Beach Women’s Democratic Club and $500 from Planned Parenthood of Orange and San Bernardino Counties Community Action Fund.
Mayor Pro Tem Chavez, who represents District 4, donated $2,500 to Andrade Vallarta, while Reynolds has contributed $1,500 and Marr donated $100.
Derderian, president and executive director of the Roger Scruton Legacy Foundation, trails his fellow candidates in fundraising, having taken in a reported $7,216 so far this year, plus a prior cash balance of $4,156.
His largest receipts are from the Apartment Assn. of Orange County, which gave $2,500, and retired Newport Beach real estate broker and property owner Fritz Hoelscher, who gave $2,000.
Planning Commissioner Rob Dickson contributed $250 to Derderian’s campaign, while District 1 Councilman Jeff Pettis donated $100 and fellow hopefuls Morgan and Smith offered a respective $250 and $150, according to filings.
District 5
Looking to succeed Reynolds are Kelly Brown, a parks commissioner who works at UC Irvine, and Stephen “Steve” Smith, a technology consultant serving on the Animal Services Committee.
As of Sept. 19, Brown had logged $42,398 in contributions, including $5,500 in self loans, primarily from associates at UCI and other universities, who mainly made donations under $500.
Brown is backed by Reynolds ($1,000) and recorded receiving $100 from Marr and $1,000 from Taboada. Former Costa Mesa Fire Chief Tom Arnold gave $1,000, while the Newport Beach Women’s Democratic Club contributed $1,000 to her cause.
Union groups comprise the largest donors to Brown’s campaign, with UFCW contributing $5,900 and the Western States Regional Council of Carpenters and United Automobile, Aerospace and Agricultural Implement Workers each giving $1,000.
Smith has raised $24,912 so far this year, recording a $2,500 donation from the Apartment Assn. of O.C., $1,000 from Peters and $1,000 each from Righeimer and Mensinger. He also accepted $1,000 donations from the Manufactured Housing Educational Trust PAC and from Newport Beach developer Buck Johns.
Former state Sen. John Moorlach gave Smith $500, while Commissioner Dickson contributed $1,000 and former mayoral hopeful Peters, who works in wealth management, gave $1,000, filings indicate.
October 5, 2026
Daniel Morgan, Costa Mesa City Council District 3 candidate, 2026 election questionnaire
Claire Wang, The Orange County Register
Ahead of the November general election, the Southern California News Group compiled a list of questions to pose to the candidates who wish to represent you. You can find the full questionnaire below.
Name: Daniel Morgan
Age: 43
Current job title: Managing Principal
Incumbent: No
Other political positions held: Planning Commission for the County of Orange, Finance and Pension Advisory Committee Costa Mesa
City where you reside: Costa Mesa
Campaign website or social media:
How can the city best meet the demand and mandates for more housing, including at lower price points, while also preserving local control and the quality of life for existing neighborhoods and residents? (Please limit your answer to 200 words or less.)
I refer to myself as a SIMBY: Sometimes In My Backyard. We should build housing where it makes sense and push back when it doesn’t. Costa Mesa should be pro-housing, but that does not mean being blindly pro-density.
There are plenty of underutilized properties and commercial corridors where new housing can improve neighborhoods, support local businesses, and help us meet our state mandates without overwhelming existing communities.
Our housing policies also need to be grounded in the realities of housing economics. Affordable housing should be incentivized, not mandated at levels that make projects financially infeasible or require significantly more density to subsidize them.
Costa Mesa absolutely needs to do its part to address housing affordability, but we also have to recognize that one city cannot solve a regional and statewide affordability crisis on its own.
The Fairview Developmental Center is a good example of where healthy resistance is warranted. The density currently being contemplated would have significant impacts on traffic, infrastructure, open space, public safety, and the surrounding neighborhoods. We can meet our housing obligations without fundamentally diminishing the quality of life of existing residents.
How should the city balance rising costs, paying off debts, such as pension liabilities, and building reserves, all while meeting residents’ needs? Should a solution involve finding new revenue, economic development, trimming the budget, or something else entirely? (Please limit your answer to 200 words or less.)
One of the most important things we can do is refocus City Hall on its core responsibilities, what I refer to as the 4 Ps: Public Safety, Parks, Potholes, and Permits. Too much of our budget and staff time is spent on initiatives outside of those basic responsibilities. A greater focus on the 4 Ps would reduce unnecessary spending, free up staff capacity, and improve the services residents interact with most.
We also need to make permit reform a major economic priority. Permits are one of the best leading indicators of a city’s economic health. Before a property can be improved and generate higher property tax revenue, permits generally need to be issued and closed out. Permitting can also become a major bottleneck for sales tax growth and job creation.
There are countless examples in Costa Mesa of businesses taking three years or more to open. One of the city’s significant retail property owners told me that some tenants have gone out of business before ever opening their doors because of permitting delays. Every month a business is unable to open means lost sales tax revenue for the City, and when a business fails before opening, that revenue may be lost entirely.
If we want to grow City revenues without raising taxes, fixing the permitting process is one of the most obvious places to start.
The public expects transparency from public leaders in spending and governance. How can this be achieved? How can the city do better in this area? (Please limit your answer to 200 words or less.)
I think one of the easiest ways the City can improve transparency is by doing a much better job with performance measures. This is something we are already pushing for on the Finance and Pension Advisory Committee.
“What gets measured gets managed.” Residents should be able to look at a City department and understand what it is supposed to be doing, how much it costs, and whether it is actually getting the job done. That means tracking things like staffing, workload, turnaround times, backlogs, costs, and results.
Permitting is a good example. We should know how long permits are taking, how many are sitting in the queue, whether those timelines are getting better or worse, and where the bottlenecks are.
Right now, too much of that information is either hard to find or not measured in a useful way. Better performance metrics would give residents, staff, and the Council a much clearer picture of what is working, what is not, and where we need to improve.
In your opinion, what is the biggest need your city faces, and how would you address it? (Please limit your answer to 200 words or less.)
Costa Mesa’s two biggest needs are public safety and the permitting process.
Public safety has to come first because almost everything else is downstream from it. If residents do not feel safe, businesses are less likely to invest, families are less likely to stay, and the quality of life in our neighborhoods declines. As the city grows, we need to make sure police and fire staffing keeps pace, while also focusing on recruitment, retention, equipment, and aging facilities.
The second issue is permits. Too many residents and business owners spend months, and sometimes years, trying to get relatively straightforward projects approved. That delays home improvements, keeps businesses from opening, costs jobs, and ultimately costs the City tax revenue.
These are basic functions of local government. People should feel safe in their neighborhoods, and they should be able to get a permit without going through an endurance test. Those are two areas where I would expect measurable improvement from City Hall.
Why would you make a good leader, and how would you represent the diverse communities of your city? (Please limit your answer to 200 words or less.)
I think I would be a good leader because I am comfortable making decisions, asking hard questions, and being accountable for the result. As a small business owner, I understand that decisions have real consequences. I have team members whose families depend on the stability of our company, and I take that responsibility seriously.
I am also a dad of two kids, so I have a very personal interest in the long-term future of Costa Mesa. I care about what this city looks like not just next year, but 10 and 20 years from now.
I have spent my career in real estate, housing, finance, and community development, served as an Orange County Planning Commissioner, and currently serve on Costa Mesa’s Finance and Pension Advisory Committee.
Costa Mesa is made up of very different neighborhoods and communities. A councilmember needs to spend time in those neighborhoods, talk to residents directly, and understand the issues before making decisions. People should know where I stand, why I made a decision, and that they can reach me and get a straight answer.
October 5, 2026
Angely Andrade Vallarta, Costa Mesa City Council District 4 candidate, 2026 election questionnaire
Claire Wang, The Orange County Register
Ahead of the November general election, the Southern California News Group compiled a list of questions to pose to the candidates who wish to represent you. You can find the full questionnaire below.
Name: Angely Andrade Vallarta
Age: 45
Current job title: Senior Director of Philanthropy
Incumbent: No
Other political positions held: N/A
City where you reside: Costa Mesa
Campaign website or social media: angely4costamesa.com
How can the city best meet the demand and mandates for more housing, including at lower price points, while also preserving local control and the quality of life for existing neighborhoods and residents? (Please limit your answer to 200 words or less.)
I believe Costa Mesa can meet its housing needs and state mandates through a sensible, balanced strategy that increases housing opportunities while protecting the quality of life in our existing neighborhoods. This starts with meaningful community input and collaboration among residents, City staff, housing advocates, developers, businesses and other stakeholders.
We should prioritize housing that serves a range of incomes, including affordable and workforce housing, while ensuring new development is thoughtfully planned with adequate infrastructure, traffic management, parks and open space. As a Planning Commissioner, I understand the importance of balancing state housing requirements with local priorities and neighborhood character.
Our goal should not be simply to meet a housing number. It should be to create homes that Costa Mesans can afford, neighborhoods where families can thrive, and a city that remains livable for current and future generations.
How should the city balance rising costs, paying off debts, such as pension liabilities, and building reserves, all while meeting residents’ needs? Should a solution involve finding new revenue, economic development, trimming the budget, or something else entirely? (Please limit your answer to 200 words or less.)
As a nonprofit leader responsible for stewarding donor investments to serve our community, I would bring that same level of accountability and responsibility to managing the City’s budget. We need to take a close look at spending, identify opportunities to reduce unnecessary costs, and determine whether certain projects or services can be delivered more efficiently in-house. At the same time, we must responsibly address long-term obligations, including pension liabilities, while maintaining healthy reserves for future needs.
Fiscal responsibility also means investing strategically in our economic future. We should fully staff our economic development and planning departments so they can attract and retain businesses, streamline processes, and advance opportunities that strengthen our local economy and broaden the City’s revenue base.
I believe the best approach is a balanced one: control unnecessary spending, plan responsibly for long-term liabilities, maintain strong reserves, and invest in economic development that creates sustainable revenue, while continuing to meet the needs of Costa Mesa residents.
The public expects transparency from public leaders in spending and governance. How can this be achieved? How can the city do better in this area? (Please limit your answer to 200 words or less.)
Transparency should be a cornerstone of good governance. Residents deserve to understand not only how their tax dollars are being spent, but also how decisions and legislation will affect their daily lives. The City can improve transparency by providing clear, accessible information about proposed legislation, major expenditures, contracts, development decisions, and their potential community impacts.
I would also support more frequent community forums and opportunities for residents to engage directly with City leaders and staff before major decisions are made. These forums should make complex issues easier to understand and create meaningful opportunities for questions and feedback.
Transparency is more than making information available, it is making sure residents can understand it, access it, and have a voice in the decisions that affect their community.
In your opinion, what is the biggest need your city faces, and how would you address it? (Please limit your answer to 200 words or less.)
I believe Costa Mesa’s greatest need is improving the quality of life for all residents by making our city safer, more accessible, and more affordable.
Public safety should include making our streets safer for pedestrians and cyclists, improving traffic safety, and creating neighborhoods where people of all ages and abilities can move around safely. We also need to address affordability so that young families, working people, and older adults can continue to live, work, and thrive in the community they call home.
As a Planning Commissioner, I have seen firsthand how decisions about housing, infrastructure, parks, and mobility shape our quality of life. I would bring that experience to City Council by listening to residents, investing strategically in our neighborhoods, and ensuring our growth reflects the needs of the people who live here.
A successful Costa Mesa is one where everyone from young families to longtime residents can afford to stay, feel safe, and have access to the places and opportunities that make our community home.
Why would you make a good leader, and how would you represent the diverse communities of your city? (Please limit your answer to 200 words or less.)
I would be a strong leader because I bring more than 20 years of experience building partnerships across government, nonprofit, business, and community organizations. As a Planning Commissioner, nonprofit executive, and working mother, I understand the importance of listening, bringing people together, and turning community priorities into action.
As a first-generation Latina and daughter of a hardworking single mother, I bring a perspective shaped by perseverance, opportunity, and service. I would represent Costa Mesa by listening to residents from every neighborhood and every walk of life, ensuring that renters, homeowners, families, seniors, young people, workers, small businesses, and historically underrepresented voices have a seat at the table.
My leadership is community-centered, collaborative, and focused on results.
October 5, 2026
Kelly Brown, Costa Mesa City Council District 5 candidate, 2026 election questionnaire
Claire Wang, The Orange County Register
Ahead of the November general election, the Southern California News Group compiled a list of questions to pose to the candidates who wish to represent you. You can find the full questionnaire below.
Name: Kelly Brown
Age: 49
Current job title: Director of Media Relations and Communications, UC Irvine
Incumbent: No
Other political positions held: N/A (But am appointed to the Parks and Community Services Commission, and currently serve as Chair)
City where you reside: Costa Mesa
Campaign website or social media: kellyforcostamesa.com
How can the city best meet the demand and mandates for more housing, including at lower price points, while also preserving local control and the quality of life for existing neighborhoods and residents? (Please limit your answer to 200 words or less.)
A thriving city is one in which all residents can afford to live well — and housing is at the center of this. Costa Mesa is in the midst of serious challenges pertaining to housing costs, and there is a genuine need for more affordable housing in the city. The city needs to create a diversity of housing opportunities so that people in different living situations and from different income brackets can afford to rent and buy housing–this includes particular needs of our seniors, young working professionals, working families, and artists/makers.
We must plan for housing in the context of what makes great neighborhoods — and a place you want to call home. I want our housing plan to develop in a way that prioritizes issues of green space, parks, and tree canopy so that as we create new housing in the city, it includes the kind of resources that residents want and need. While some new development is needed, we can pursue meeting our housing goals through thoughtful infill built at a scale that protects and develops neighborhood connections. Design matters, and we should build in ways that honor the unique and historical character of our city.
How should the city balance rising costs, paying off debts, such as pension liabilities, and building reserves, all while meeting residents’ needs? Should a solution involve finding new revenue, economic development, trimming the budget, or something else entirely? (Please limit your answer to 200 words or less.)
A balanced approach is the best way forward for Costa Mesa. Economic development is an area that Costa Mesa has not prioritized in the past, and offers much potential. In order to do this, however, we must address staffing priorities so that we can aggressively pursue all opportunities — including grant funding from state and federal sources. I also support Measure C, which will help address some of the inequities in the small business scene across the city and result in some additional revenue. Depending upon the overall forecast, there may need to be some reprioritization of our services. If we pursue this route, we should be both transparent about what values guide our decisions AND engage our community at every possible opportunity.
Supporting adequate staffing in the city is important to me. As I talk with residents and learn about their priorities, there is clearly interest in having a city that’s well run and responsive; staffing is essential to this, and to our city’s culture of providing quality hands-on services (like after-school programs, recreation programs, public safety, and much more). Lastly, let’s empower city departments to thoughtfully streamline services/make changes to address the needs in our city.
The public expects transparency from public leaders in spending and governance. How can this be achieved? How can the city do better in this area? (Please limit your answer to 200 words or less.)
As Chair of the Parks Commission for two years, I’ve made it my mission to improve government transparency by changing processes so as to increase public engagement and more open communication — especially around the issue of budget and CIP priorities. Transparency is not just a buzzword; it means open communication, consistent and meaningful public engagement, regular reporting and access to data, and dependable process improvement.
Look, I think there’s a lot of room for our city to grow in terms of these facets of transparency. Our city needs to focus on improving communications with our many constituencies, though I’m particularly attentive to the needs of residents and small businesses. While there has been improvement in terms of how the public is engaged in decision making, it’s uneven across departments and issues. Something similar is at play for public engagement; while some programs and issues invite public input and involvement, other programs do not solicit the same level of public engagement. All of this must take place in order to do meaningful process improvement. I hear about the need for this kind of work in our permitting department, for example, and will advocate for attention to citywide process improvement.
In your opinion, what is the biggest need your city faces, and how would you address it? (Please limit your answer to 200 words or less.)
There are two equally important priorities in Costa Mesa: the ability for our residents to afford to live and thrive in our city, and the ability for the city’s infrastructure (including our buildings, parks, etc.) to meet their needs. I want to make sure that Costa Mesa is a place where people at all ages and incomes thrive, and that the city can be counted on for high-quality infrastructure. This includes utilizing the city’s 2026 Facilities Assessment to make decisions on:
• Public safety projects, including the rehabilitation of aging fire stations, for example. And as we develop housing in the city, we need to address our public safety needs, including street improvement projects (including roadways, walkways, and medians).
• Aging parks, half of which are currently graded as a “C” in our parks assessment. We love our parks in Costa Mesa, as they are so important to our neighborhood identities. There needs to be a systematic plan for tackling park improvements alongside increasing green space for everyone.
• A citywide expansion of the tree canopy with attention to supporting residents with cooling zones.
• Digital infrastructure and privacy protections that extend across all digital systems in the city.
Why would you make a good leader, and how would you represent the diverse communities of your city? (Please limit your answer to 200 words or less.)
I’m proud of the leadership I’ve provided as Chair of the Parks and Community Services Commission for the past two years. My fellow commissioners and members of the public acknowledge my sincere commitment to collaboration, the ways in which I am attentive to both the details of city government and the big picture, and my steadfast belief in engaging the public in ways that truly matter. All of these qualities make for a good leader. In my professional life working at the University of California, I’m well respected for my ability to bring people together around hard-to-discuss topics and for a practical sense of how to achieve results–be it on policy, program, or budget. Especially now, we need leaders who can work across differences of all kinds.
Good leaders are also those who come from the communities they represent, and in this way I’m very proud that for the past 14 years me, and my family, have been involved in the daily life of Costa Mesa. As a mother, I’ve been involved in our local schools and sports clubs, and look forward to bringing those experiences to governing Costa Mesa.
October 1, 2026
Endorsement: No on Costa Mesa Measure C’s tax hike on businesses
Editorial Board, The Orange County Register
The city of Costa Mesa has long struggled with financial discipline. Just as you would hesitate in your personal life to hand over more money to a spendthrift, voters should be equally wary of the city’s latest pitch for more tax dollars.
California Policy Center’s Fiscal Health Dashboard has graded Costa Mesa a “D” from 2022 to 2025. As former Orange County state Senator John Moorlach recently noted, Costa Mesa has consistently been one of the lowest-ranked cities in Orange County when it comes to fiscal health.
Yet here we are. Measure C, placed on the ballot by the city council, asks voters to increase the city’s business license tax, which has been fixed in place for 41 years. The city estimates the tax will raise $5.6 million for the city’s general fund.
As summarized by this newspaper, “The city’s business license fee has been capped at $200 a year since 1985, regardless of how much money a business makes. If the measure passes, businesses that make more than $500,000 in annual revenue would pay 50 cents per $1,000. So a business with $1 million in sales would pay $500 per year to operate in the city.”
Signing the official argument in support are government officials and the head of the local firefighters union.
Unfortunately, voters won’t see an opposing argument. Editorial board member John Seiler told the story why, but fortunately Sen. Moorlach has published his own brief rebuttal to the government’s arguments in favor.
“The proposed business tax could have been indexed for inflation for decades. So much for staying on top of municipal fees,” Moorlach noted, continuing, “The majority of the current city council will continue to nickel and dime the businesses and residents of Costa Mesa.”
Supporters argue the tax is a small fraction of gross sales, but if the amount is so negligible, the city government should easily be able to live without it. Local businesses already deal with rising costs, regulations, and taxes of all types. Measure C is simply another liability dumped onto contributing members of society by a government that refuses to live within its means.