HomeMy WebLinkAbout- - PA-10-10 and R-10-01 - 12/7/2010PA -10-10/R-10-01
Comment Letter No. (1A)
Patrick McNelly
Orange County Sanitation District
Engineering Planning Division
10844 Ellis Avenue
Fountain valley, CA 92708-7018
Staff Response No. (1A.1)
The corrections are noted and will be included in the Final Initial Study/Mitigated Negative
Declaration.
y�
Page 1 of 2
From: McNelly, Patrick [PMCNELLY@OCSD.COM]
Sent: Monday, November 01, 2010 9:12 AM
To: ASHABI, MINOO
Cc: 'Rob Hamers'; Burror, Jim
Subject: OCSD Files for your use and information re: Proposed Senior Residential Center and Rezoning of
the Mesa Verde Center
Attachments: OCSD Miscellaneous Statistics - June 2010.pdf; OCSD Flow factors.doc; O&M 2008-2009.pdf
November 1, 2010
Minoo Ashabi, AIA
Senior Planner
City of .Costa Mesa
77 Fair Drive, Costa Mesa, 92628
Ph. (714) 754-5610 Fax. (714) 754-4856
mashabi@ci.costa-mesa.ca.us
RE: Proposed Senior Housing
1545 Adams Avenue, Costa Mesa, CA
Dear Minoo,
The information contained in Section 4.17 — Utilities and Service Systems
regarding wastewater services for the above project contains several errors of
fa ct.
OCSD's comments are as follows:
1. In Section 4.17 (a) Costa Mesa Sanitary District (CMSD) is listed as the
agency that provides wastewater treatment for the wastewater generatec
from this project. This is incorrect. Wastewater generated from this
project will be treated by the Orange County Sanitation District (OCSD).
Costa Mesa Sanitary District's "Ready to Serve" letter dated 8/17/10 speal
only about the CMSD's wastewater collection system's capacity to handle
the proposed wastewater flows from this project, not the treatment of
these flows.
2. OCSD's treatment facilities have adequate capacity to treat the flows
generated from this proposed project (estimated to be approximately
33,873 gpd.) See the attached file "OCSD Flow Factors" to verify this
number. ,
11/02/2010 y7
(1 A)
1 A-1
Page 2 of 2
3. In section 4.17 (b) CMSD is again listed as the agency that would be providing
treatment for the wastewater generated by this proposed project. This is
incorrect. CMSD is the local sewering agency that will collect wastewater from
this proposed facility, but CMSD does not own, operate or maintain and
wastewater treatment facilities.
4. In section 4.17 (e) CMSD is again incorrectly listed as the agency that would be
treating the wastewater generated from this project. (see previous comments)
5. Please refer to the attached files for additional information and clarification
about the Orange County Sanitation District: OCSD Miscellaneous Statistics; OCSD
Flow Factors; and O&M 2008-2000 (The OCSD FY 2008-2009 O&M Annual
Report).
6. Please correct the text of the Draft Initial Study/Mitigated Negative Declaration —
Senior Residential Community Project as necessary.
Please contact me if you need any further information or clarification of these
comments.
Sincerely,
Patrick McNelly
Principal Staff Analyst
Engineering Planning Division
Orange County Sanitation District
10844 Ellis Ave
Fountain Valley, CA 92708-7018
(714-593-7163)
pmcnelty@ocsd.com
cc: Mr. Robin Hamers, District Engineer, Costa Mesa Sanitary District
Mr. Jim Burror, Planning Manager, OCSD
11/02/2010 y8
Miscellaneous Statistics
General Information
Year of Formation ................................................1948 Miles of Sewers .................................................. 579 miles
Form of Government............ County Sanitation District On -Plant Pump Station............................................2
Authority ..................................... Section 4700 et. seq. Off -Plant Pump Stations................................................15
...................................California Health & Safety Code Operating Authority ............... RWQCB/NPDES Permit No.
Service Area............................................480 sq. miles............................................................CA0110604
Service Population ............... Approximately 2.6 million ..........................Statewide WDR Order No. 2006-0003
2008-09 Assessed Value ........................ $307.6 billion Authorized Staff (Full -Time Equivalent) ..................641.00
Treatment Information
Daily Influent Flow to Total Primary
Capacity Comparison (in mgd)
372
400
300 Al 204 168 207
200 J97J�jO
I
100
0
Plant 1 Plant 2 Total
02009-10 Est. Influent 0Capacity - Primary Treatment
Primary Treatment Capacity (includes standby):
Plant No. 1 ........................................ 204 mgd
Plant No. 2 ........................................168 mgd
2008-09 Influent BOD:
Plant No. 1 ......................... 300 milligrams per liter
Plant No. 2 ......................... 220 milligrams per liter
2008-09 Influent Suspended Solids:
Plant No. 1 ......................... 319 milligrams per liter
Plant No. 2 ......................... 282 milligrams per liter
2008-09 Effluent BOD ....................... 43 milligrams per liter
2008-09 Effluent Suspended Solids.. 33 milligrams per liter '
2008-09 Biosolids Beneficially Used .......249,139 wet tons
2009-10 Estimated Average Daily Influent:
Plant No. 1 ................................................. 97 mgd
Plant No. 2 ................................................ 110mgd
TOTAL...............................$ZZ mid TOTAL......................................
Secondary Treatment Capacity: 2009-10 estimated Electricity Generated:
Plant No. 1 ........................................122 mgd Plant No. 1 .................................... 39,580,000 kwh
Plant No. 2 ........................................ 90 mqd Plant No. 2 ................................... 43.795.000 kwh
TOTAL ............................... 1?_ntud TOTAL........................... 83.375.000 kwh
Legend:
mgd - million gallons per day
kwh - kilowatts per hour
Financial Information
Section 10 - Page 19
2008-09 2009-10
2010-11
2011-12
Actual Projected
Proposed
Proposed
Fees and Charoes:
One -Time 3 -Bedroom Residence Connection
$4,671.00 $4,998.00
$3,261.00
$3,261.00
Average Annual Single -Family Residence Fee
$201.00 $221.00
$244.00
$267.00
Local SFR Fee
$199.00 $204.00
$208.00
$212.00
Districts Avg. Share of Ad Valorem Property Tax
1.80% 1.80%
1.80%
1.80%
Costto Collect, Treat, & Dispose of 1 Million Gallons
$ 1,731.78 $ 1,797.03
$ 1,957.23
$ 1,992.89
Summary of COP Issues:
August 2000 Refunding/ New Money $ 195,800,000
September 2008B New Money
$ 27,800,000
August 2003 New Money 191,500,000.
May 2009ANew Money
200,000,000
May 2007A Refunding 93,465,000
December 2009B Refunding
165,865,000
December 2007B New Money 295,185,000
May 201oANew Money
80,000,000
May2008ARefunding 61,665,000
Total Outstanding COP Balance 7/1/10
1,311,280,000
Section 10 - Page 19
2010-11 & 2011-12 Budget
Population Information
ORANGE COUNTY SANITATION DISTRICT
Estimated Populations of Cities*
Served by the Orange County Sanitation District
January 1, 2010
C_yt
Population
Citv
Population
Anaheim
353,640
Los Alamitos
12,270
Brea
40,380
Newport Beach
86,740
Buena Park
84,140
Orange
142,710
Costa Mesa
117,180
Placentia
52,310
Cypress
49,980
Santa Ana
357,750
Fountain Valley
58,740
Seal Beach
26,010
Fullerton
138,610
Stanton
39,800
Garden Grove
175,620
Tustin
75,770
Huntington Beach
203,480
Villa Park
6,310
Irvine
217,690
Westminster
94,290
La Habra
63,180
Yorba Linda
69,270
La Palma
16,300
Total
2,482,170
* The District also serves some unincorporated areas with an estimated population of 81,000.
Source: Demographic Research Unit, California Department of Finance.
Section 10 - Page 20
-57
OCSD Flow Factors for General Planning Purposes
Valid as of 4-01-10
727 gpd/acre for estate density residential (0-3 d.u. /acre)
1488 gpd/acre for low density residential (4-7d.u. /acre)
3451 gpd/acre for medium density residential (8-16 d.u./acre)
5474 gpd/acre for medium-high density residential (17-25
d.u./acre)
7516 gpd/acre for high density residential (26-35 d.u./acre)
2262 gpd/acre for commercial/office
3167 gpd/acre for industrial
2715 gpd/acre for institutional
429 gpd/acre for high intensity industrial/commercial
150 gpd/room for hotels and motels
50 gpd/seat for restaurants
129 gpd/acre for recreation and open space usage.
51
PA -10-10/R-10-01
Comment Letter No. (2A)
Mark Les
Mesa Verde Plaza
1525 Mesa Verde Drive East, Suite 209
Costa Mesa, CA 92626 .
Staff Response No. (2A.1)
a. Pedestrian, bike and vehicle passage to Mesa Verde Shopping Center across Mesa
Verde Drive East.
Mesa Verde Drive East is classified as a four -lane Primary Arterial in the City's Master
Plan of Arterial Highways (MPAH). Adjacent to the project, Mesa Verde Drive East is
striped with two travel lanes in each direction and a two-way left -turn lane. The
Average Daily Traffic (ADT) on Mesa Verde Drive East is approximately 10,000
vehicles per day and the posted speed limit is 40 miles per hour. A review of the
accident history on Mesa Verde Drive East indicates that there were no accidents
over the past two years between Harla Avenue and Harbor Boulevard.
Mesa Verde Center is adequately served by several driveways on Harbor. Boulevard
and Adams Avenue. As all the existing development on Mesa Verde Center is
oriented to Adams Avenue or Harbor Boulevard, the level of traffic to the Mesa Verde
Center utilizing Mesa Verde Drive East is insignificant. Therefore, there are, no
anticipated impacts due to the detour of this low level of traffic utilizing these
driveways.
With respect to a crosswalk for crossing Mesa Verde Drive East, due to the
designation of Mesa Verde Drive East as a Primary Arterial as well as other factors
considering pedestrian safety issues, staff does not recommend installation of an
"unprotected" crosswalk at this location, with or without embedded flashing lights. A
crosswalk does not offer significant protection for pedestrians as it relies on driver
behavior to "yield to pedestrians." The visibility of crosswalks is more apparent to
pedestrians than to motorists, and this may lead to a potential false sense of security.
In addition, the horizontal curvature of the roadway to the west of the proposed
crosswalk creates visibility issues to motorists as well as pedestrians. A traffic signal
is not recommended at the Mesa Verde Drive East and Harla Avenue intersection as
it does not meet any warrants due to low traffic volumes and lack of any accident
history. Pedestrians from the Mesa Verde Plaza and Harla Avenue can utilize the
crosswalk at Harbor Boulevard — Mesa Verde East traffic signal to access Mesa
Verde Center: This signalized crosswalk is located approximately 400 feet from the
center driveway of Mesa Verde Plaza.
b. Historic and convenient access
The proposed residential project is independent from the shopping center and for
security and privacy reasons is not proposing to provide a public access through the
50A
PA -10-10/R-10-01
project. The recommended access is not consistent with Costa Mesa General Plan
policies that are noted as follows:
• Reduce or eliminate intrusion of commuter through traffic on local streets in
residential neighborhoods;
• Minimize circulation improvements that will necessitate the talking of private
property on existing developed properties.
c. Bus stop drop-off
Bus stops are provided on Harbor Boulevard and Adams Avenue immediately
adjacent to the Mesa Verde Center. Children and seniors alighting at these bus stops
have immediate access to the Mesa Verde Center.
d. Median on Mesa Verde Drive East
Staff reviewed the left -turn movements at the 7-11's driveway. The left -turn
movements are not prohibited at this location and therefore are not considered illegal.
Based on review of accident history, no accidents can be attributed to these left -turn
movements over the past two years. Staff will monitor this location over the next few
months to review the amount of left -turn traffic and related issues and determine if
any other measures will need to be taken, such as prohibition of left -turns by signing
and enforcement.
53
From: Mark Les [mailto:markles@mesaverdeplaza.com]
Sent: Tuesday, November 09, 2010 2:59 PM
To: PLANNING COMMISSION
Subject: [BULK] PA -10-10
Importance: Low
Dear Planning Commission:
I am writing in regards to PA -10-10, the 230 unit proposed senior apartment project on Mesa Verde
Drive East. Overall I think it is an attractive project and it is certainly an improvement over the vacant
lot that has been there for years. However, I do have concerns regarding the blocking off of access to
the Mesa Verde Center from Mesa Verde Drive East and the lack of safe crossing of pedestrian, bike an
vehicle traffic across Mesa Verde Drive East. I would therefore like to see a passage way allowing
vehicle, bike and pedestrian traffic from Mesa Verde Drive East to be able to access the Mesa Verde
Center through the West end of the proposed project possibly lining up with a traffic light or crosswalk
at Harla and Mesa Verde Drive East. .
The project as planned will not allow traffic to flow through to Mesa Verde Center from Mesa Verde
Drive East as it once did. This will inconvenience all businesses and residents on Mesa Verde Drive East
plus homes in the upper Bird streets who must now funnel on to more congested. Harbor Blvd. or Adam;
Ave. to access Mesa Verde Center. A good community feel allows for the easy flow of pedestrian, bike
and.vehicle traffic to and from different uses in the neighborhood.
The project does not promote the flow of traffic across. Mesa Verde Drive East. In addition to the
businesses and residents on and around Mesa Verde Drive East and the seniors in the proposed project
there is also handicapped from Fairview Hospital and children being let off at a bus stop who all should
be able to have safe access across Mesa Verde Drive East. As I mentioned I would be in favor of a traffic
light or crosswalk at Harla and Mesa Verde Drive East and I would also suggest a thin concrete median
be installed near the corner of Harbor and Mesa Verde Drive East to stop the unsafe and illegal left hand
turns out of 7/11 back down Mesa Verde Drive East.
Thank you for your consideration in this matter, I believe if a development is going to have its zoning
changed and densities relaxed it should seek to create a synergy and flow in the neighborhood in which
it seeks to become a part. "
Mark Les
General Partner
(714) 914-4740
.5Y
(2A)
2A.1
PA -10-10/R-10-01
Comment Letter No. (3A)
Chris Bonthius
MFG Software, Inc.
1525 Mesa Verde East, Suite 224
Costa Mesa, CA 92626
Staff Response No. (3A.1)
The proposed project includes an interior pedestrian access to the adjacent Mesa Verde
Shopping Center; however, a public access is not proposed or required. Providing a public
access through a private property is not required by the City's zoning code or general plan.
The letter also referred to j -walking across the street and the installation of a new crosswalk
at Mesa Verde Drive East; the City's Traffic Division studied the request. During the past
two years, there were no pedestrian or bicycle accidents in the Mesa Verde East
segment between Harbor Boulevard and Harla Avenue. With respect to striping a mid -
block crosswalk, there is a signalized intersection at Harbor/Mesa Verde with a
designated crosswalk. An unprotected crosswalk will result in major safety issues
for pedestrians and other measures have to be undertaken, as indicated below. The
pedestrian demand and accident history does not seem to warrant a consideration of
such a measure at this time. Refer to Response No. 2A.1.
S-5�
(3A)
From: Chris Bonthius[mailto:cbonthius@mfgsoftware.com]
Sent: Tuesday, October 26, 2010 1:17 PM
To: PLANNING COMMISSION
Subject: Application# PA -10-10, R-10-01 (MV Partners)
CM Planning Commission,
Please consider providing access to Von's/Mesa Verde Shopping Center via the Mesa Verde
Drive East along with installing a cross walk for foot traffic at Harla Ave and Mesa Verde Drive
East.
I have been a tenant at Mesa Verde Plaza direct across the street from the proposed site of a 23
unit senior apartment project since 2006 and a Costa Mesa business owner since 1989. All of
us at MFG have enjoyed access to the Von's/Mesa Verde Shopping Center via the Mesa Verde
Drive access until it was recently fenced in. All the traffic that used to simply enter from Mesa 3A.1
� ■1
Verde Drive is now routed onto Adams and Harbor blvd. 1
It is my understanding that the proposed development by MV Partners will continue to block
access to Mesa Verde Shopping Center if approved. Not only do I think there should be access
from Mesa Verde Drive, but a cross walk must be installed between the existing apartment
complex and Mesa Verde Plaza at Harla Ave for the foot traffic that routinely j -walks across the
four lanes of Mesa Verde East. I have witnessed many people cross at this location to navigate
to the Von's/Mesa Verde Shopping Center. Sadly, many of these individuals have small
children in tow or are elderly making this crossing very dangerous.
I look forward to your reply.
Regards,
Chris Bonthius
MFG Software, Inc.
1525 Mesa Verde East, Suite 224
Costa Mesa, California 92626
TEL: 714.850.1190 ext 120
FAX: 714.850.1490
0
PA -10-10/R-10-01
Comment Letter No. (4A)
Don Fackler
FAC Financial Systems
1525 Mesa Verde Drive, Suite 225
Costa Mesa, CA 92626
Staff Response No. (4A.1)
The letter suggested pedestrian access to Mesa Verde Shopping Center. Refer to Staff
Response No. 2A.1 noted above.
.5 7
From: Donald Fackler [mailto:facs0l@pacbell.net]
Sent: Tuesday, October 26, 2010 11:46 AM
To: PLANNING COMMISSION
Subject: Mesa Verde Senior Project
Planning Commission:
I work in the Mesa Verde Plaza off Mesa Verde Drive East. We use to be
able to walk to the Mesa Verde Mall where Vons, Bank of America,
Starbucks, etc are all located. Since the fencing has been put in place
for many years now we have had to walk up to Harbor and across or
drive down to Mesa Verde Drive to Adams and turn right to get to the
Mall. I would prefer to see access from Mesa Verde Plaza across Mesa
Verde Drive to be able to walk thru the new apartment complex. It looks
beautiful and I hope this works out for the City of Costa Mesa.
I personally would have preferred something else in that large lot but
that's another topic. I would welcome an access and possible drive thru
at either end of the complex.
Thanks,
Don Fackler
FACS Financial Systems
1525 Mesa Verde Drive, Suite #225
Costa Mesa, CA 92626
(4A)
4A.1
Comment Letter No. (5A)
Mansour Aldayyat
Ma3003maCaD-hotmail.com
Staff Response No. (5A.1)
Refer to Staff Response No. 2A.1 noted above.
59
PA -10-10/R-10-01
(5A)
From: MANSOUR ALDAYYA7
Sent: Monday, November 01, 2010 6:21 PM
To: PLANNING COMMISSION
Subject: crosswalk
Hi i own a business in Mesa Verde Plaza and we need a crosswalk from Mesa Verde Plaza 1525 5A.
Mesa Verde Dr. E to 1500 Mesa Verde Dr. E 1
1
thank you ---
Comment Letter No. (6A)
Halla Aldayyat
hallaionas(a-live.com
Staff Response No. (6A.1)
Refer to Staff Response No. 2A.1 noted above.
61
PA -10-10/R-10-01
(6A)
From: Halla Aldayyat [mailto:hallajonas@live.com]
Sent: Monday, November 01, 2010 6:32 PM
To: PLANNING COMMISSION
Subject: [BULK]
Importance: Low
Hi can you please make a crosswalk from 1500 mesa verde dr a to mesa verde plaza 1525 mesa 6A. 1
verde dr e.the cars are speeding and there is nothing to stop them thank you
(a�
Comment Letter No. (7A)
Mansour Aldayyat
Ma3003ma W-hotmail.com
Staff Response No. (7A.1)
Refer to Staff Response No. 2A.1 noted above.
63
PA -10-10/R-10-01
(7A)
From: MANSOUR ALDAYYAT [mailto:ma3003ma@hotmail.com]
Sent: Monday, November 01, 2010 6:35 PM
To: PLANNING COMMISSION
Subject: [BULK]
Importance: Low
i was driving at mesa verde toward harbor more than once and the car from 7-11 made a left
toward mesa verde and i almost got hit by the cars and by the way this is a illegal left turn
6y
Comment Letter No. (8A)
Maya Aldayyat
mayaaldayyat(D-hotmail.com
Staff Response No. (8A..1)
Refer to Staff Response No. 2A.1 noted above.
�5
PA -10-10/R-10-01