05 - New Live-Work Residential Developments in Costa Mesa - Update Protecting our community's health and the environment by providing solid waste and sewer collection services. www.cmsdca.gov Costa Mesa Sanitary District ….an Independent Special District Memorandum T o: Board of Directors Via : Scott Carroll , General Manager From: Javier Ochiqui, Management Analyst Date: July 15 , 2014 Subject: New Live -Work Residential Developments in Costa Mesa - Update Summary Since April 2014, Costa Mesa Sanitary District (CMSD) sta ff has been attending the City of Costa Mesa’s (City) Development Review Committee (DRC) meetings to discuss future residential deve lopment projects. Rec ently, CMSD has been reviewing several live -work residential developments and all are requesting individualized container trash collection services. Staff is providing the Board of Directors with an update on this subject. Staff Recom mendation That the Board of Directors receive and file the report. Analysis The DRC meetings allow both the City and the CMSD to comment on pot ential issues and/or concerns regarding the proposed plans. Our District Engineer reviews the projects to ensu re sewer capacity is available for the development. If the developer requests to have individualized container trash collection services (not dumpster or bin service) then both the Management Analyst and CR&R review the projects to ensure the layout lends itself to th is service and determine whether the streets can support trash collection vehicle traffic. CMSD staff has review ed approximately 20 grading plans and has worked with developers to find ways to safely service their project s . So far, CMSD has a pproved six set s of plans and is actively working wit h developers on the remaining fourteen . On average, CMSD receives four to six new residential development plans per month via
Board of Directors July 15 , 201 4 Page 2 of 3 the City’s DR C meeting p rocess . However, staff needs direction on how to hand le the live -work developments since some may pose unique challenge s and concerns. The following two projects are examples of the live -work developments that are coming to Costa Mesa, CA : • 1620 -1644 Whittier Ave nue - 89 -units, 40 live -work units (Attac hment 1) • 2026 Placentia Avenue -16 live -work units (Attachment 2) A s you can see, the Whittier Avenue P roject is an 89 -unit development t hat has both a residential and live -work component. Even though most of the areas can be serviced by CR&R, there ar e a few locations where the business owners will need to place their containers on the main driveway. The Placentia Avenue P roject i s a much smaller development and does not have space within the development for a 34 -foot -long CR&R truck to turn around. The truck would have to exit the development via a gated alley and circle back to service the other side. We also have concerns with the interlocking style pavers that the City is requiring all developers to install. Since trash trucks can weigh up to 35 t ons, they will most likely damage the pavers within a few years. We want to ensure that the HOA s will be responsible for those repairs. The Board should con sider the following questions regarding live -work developments : 1. Should live -work development s be considered commercial or residential ? 2. Will the City or CMSD have jurisdiction over live -work developments? 3. Since we only provide once a week service, will we be able to meet the needs of live -work developments should they require more frequent ser vice in the future ? 4. Will these live -work developments be individually sold or leased? 5. Due to unique container placement for each live -work development, s hould we require the HOA s to enforce the containers that are left in public view? Current and Futur e M ulti -family Dwellings (Organics Recycling Program) CMSD and CR&R staff met with the City of Costa Mesa and discussed the turning radius requirements within developments, liability for loose or damaged pavers within a development, and the new Organics Re cycling Program established by CMSD. The City asked if CMSD would consider exempting the existing 4,000 multi -family dwelling from the Organics Recycling Program and mentioned parking , street placement and storage issues within these dwellings. CR&R is in the process of gathering information on multi -family units and will report back to staff regarding the units that are eligible for exemption (e.g. no landscaping, HOA maintains landscaping, etc.). It’s unlikely all 4,000 multi -family units will be exempt. CR&R will also address what impact the exemptions will have on meeting the 75% diversion goal. CR&R’s findings will be presented to staff at the August 2014 Organics Recycling Implementation Committee meeting . All new multi -family developments will rece ive one recycling and one o rganics recycling container.
Board of Directors July 15 , 201 4 Page 3 of 3 Strategic Plan Element & Goal This item complies with the objective and strategy of Strategic Element 2.0, Solid Waste, which states: “Objective: Our objective is to manage the collection and recy cling of residential trash in the most economical and environmentally friendly way.” “Strategy : We will do this by looking for ways to improve efficiencies, achieve high customer satisfaction, and considering prudent new recycling methods.” Legal Review Not applicable at this time . Environmental Review Discussion of development review activities of live -work developments by staff is an administrative matter and is not a disturbance of the environment similar to grading or construction and is not a pro ject under CEQA or the District’s CEQA Guidelines. Financial Review If the Board of Directors decide s to provide organics and recycling services to live -work developments, it will increase CMSD revenues . However, since it is unknown how many more live -work developments will ultimately be established in Costa Mesa, staff cannot calculate a revenue dollar amount. Therefore, the financial impact is unknown at this time. Public Notice Process Copies of this report are on file and will be included with the c omplete a genda packet for the July 15 , 2014 Board of Directors Study Session meeting at District Headquarters and posted on the District’s website . Attachments: 1 – 1620 -1644 Whittier Avenue - 89 -units, 40 live -work units 2 – 2026 Placentia Avenue -16 l ive -work units
Attachment 1
Attachment 1
Attachment 1
16 TH STREET WHITTIER 11 17 1 3 2 4 5 8 7 6 10 9 3 4 4 4 4 4 2 4 4 4 2 1 4 2 2 2 2 12 2 16 18 20 13 19 15 2 2 1 2 1 1 49 48 47 46 45 18 19 20 21 22 17 16 15 14 23 24 25 26 27 28 29 30 31 32 33 34 13 12 11 35 36 37 38 39 40 10 9 8 7 6 5 4 3 2 1 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 2 2 1 2 1 1 1 NEWHALL ST.TYP.TYP.TYP.TYP.630.00'132.00'141.51'188.53'300.05'193.98'342.60'67.95'219.14'78.20'1 2 1 14 1 22 27 2 2 29 21 28 23 1 37 44 1 33 26 25 24 2 2 1 1 1 1 39 38 1 1 1 32 2 30 31 1 1 42 2 40 41 1 1 43 2 1 2 34 36 35 1 1 TYP.TRUCK REVERSES @ ONE LOCATION LEGEND DESIGNATED TRASH PICK-UP AREA DESIGNATED BULK ITEM PICK-UP - NO PARKING ON TRASH DAY TRASH TRUCK PATH OF TRAVEL TRASH EXHIBIT 0 20 40 80 10 June 9, 2014 5256 S. Mission Road, Ste. 404 Bonsall, CA 92003 www.summarch.com 760.724.1198 ARCHITECTURE
Attachment 2