HomeMy WebLinkAboutPA2022-067_20220404_pWQMP_03-21-22County of Orange/Santa Ana Region
Priority Project
PRELIMINARY Water Quality
Management Plan
(pWQMP)
Project Name:
OCEAN FRONT POOL HOUSE
Grading Permit Number
1616 W. OCEANFRONT
Newport Beach, CA 92663
Lot 8, BLOCK 16, SECTION B
047-202-23
Prepared for:
SMITH 507, LLC
1616 W. OCEANFRONT
NEWPORT BEACH, CA 92663
Prepared by:
TOAL ENGINEERING, INC.
139 AVENIDA NAVARRO
SAN CLEMENTE, CA 92672
(949) 492-8586
CALEB RIOS, RCE RCE#57587
CRIOS@TOALENGINEERING.COM
DATE PREPARED: 03/21/2022
PA2022-067
Priority Project Water Quality Management Plan (WQMP)
Project: OCEAN FRONT POOL HOUSE
Owner: SMITH 507, LLC Owner’s Certification
JN: 21212 Page i
This Water Quality Management Plan (WQMP) has been prepared for SMITH 507, LLC by Toal
Engineering, Inc.. The WQMP is intended to comply with the requirements of the County of
Orange NPDES Stormwater Program requiring the preparation of the plan.
The undersigned, while it owns the subject property, is responsible for the implementation of
the provisions of this plan , including the ongoing operation and maintenance of all best
management practices (BMPs), and will ensure that this plan is amended as appropriate to
reflect up-to-date conditions on the site consistent with the current Orange County Drainage
Area Management Plan (DAMP) and the intent of the non-point source NPDES Permit for
Waste Discharge Requirements for the County of Orange, Orange County Flood Control
District and the incorporated Cities of Orange County within the Santa Ana Region. Once the
undersigned transfers its interest in the property, its successors-in-interest shall bear the
aforementioned responsibility to implement and amend the WQMP. An appropriate number of
approved and signed copies of this document shall be available on the subject site in perpetuity.
Owner:
Title SMITH 507, LLC
Company SMITH 507, LLC
Address 1616 W. OCEANFRONT, NEWPORT BEACH, CA 92663
Email OWNER EMAIL
Telephone # N/A
I understand my responsibility to implement the provisions of this WQMP including the
ongoing operation and maintenance of the best management practices (BMPs) described
herein.
Owner
Signature Date
Project Owner’s Certification
Planning Application No.
(If applicable) TBD Grading Permit No. TBD
Tract/Parcel Map and
Lot(s) No.
Lot 8, BLOCK 16,
SECTION B
Building Permit No. TBD
Address of Project Site and APN
(If no address, specify Tract/Parcel Map and Lot Numbers)
1616 W. OCEANFRONT
Newport Beach, CA
92663
Lot 8, BLOCK 16,
SECTION B
PA2022-067
Priority Project Water Quality Management Plan (WQMP)
Project: OCEAN FRONT POOL HOUSE
Owner: SMITH 507, LLC Owner’s Certification
JN: 21212 Page ii
Preparer (Engineer):
Title CALEB RIOS PE Registration
# RCE#57587
Company TOAL ENGINEERING, INC.
Address 139 AVENIDA NAVARRO, SAN CLEMENTE, CA 92672
Email CRIOS@TOALENGINEERING.COM
Telephone # 949-492-8586
I hereby certify that this Water Quality Management Plan is in compliance with, and meets
the requirements set forth in, Order No. R8-2009-0030/NPDES No. CAS618030, of the Santa
Ana Regional Water Quality Control Board.
Preparer
Signature Date
Place
Stamp
Here
PA2022-067
Priority Project Water Quality Management Plan (WQMP)
Project: OCEAN FRONT POOL HOUSE
Owner: SMITH 507, LLC Table of Contents
JN: 21212 Page iii
Contents Page No.
Section I Permit(s) and Water Quality Conditions of Approval or Issuance ........... 1
Section II Project Description .................................................................................. 3
Section III Site Description ....................................................................................... 8
Section IV Best Management Practices (BMPs) ...................................................... 10
Section V Inspection/Maintenance Responsibility for BMPs ................................. 24
Section VI BMP Exhibit (Site Plan) ......................................................................... 25
Section VII Educational Materials ............................................................................ 26
Attachments
Attachment A . ................................................................................. Educational Materials
Attachment B . ............................................................. BMP Fact Sheets and Calculations
Attachment C . ................................................................................. Educational Materials
Attachment D . ................................................................. Operations & Maintenance Plan
Attachment E . ................................................................................. Geotechnical Reports
PA2022-067
Priority Project Water Quality Management Plan (WQMP)
Project: OCEAN FRONT POOL HOUSE
Owner: SMITH 507, LLC Section I
JN: 21212 Page 1
Section I Permit(s) and Water Quality Conditions of Approval or
Issuance
Provide discretionary or grading/building permit information and water quality conditions of
approval, or permit issuance, applied to the project. If conditions are unknown, please request
applicable conditions from staff.
Project Infomation
Permit/Application No. (If applicable) TBD
Grading or Building
Permit No.
(If applicable)
TBD
Address of Project Site (or Tract Map and Lot
Number if no address) and APN
1616 W. OCEANFRONT
NEWPORT BEACH, CA 92663
Lot 8, BLOCK 16, SECTION B
Water Quality Conditions of Approval or Issuance
Water Quality Conditions of Approval or Issuance
applied to this project. (Please list verbatim.)
Conceptual WQMP
Was a Conceptual Water Quality Management Plan
previously approved for this project? No.
Watershed-Based Plan Conditions
Provide applicable
conditions from
watershed - based plans
including WIHMPs and
TMDLS.
Watershed: Newport Bay
PA2022-067
Priority Project Water Quality Management Plan (WQMP)
Project: OCEAN FRONT POOL HOUSE
Owner: SMITH 507, LLC Section II
JN: 21212 Page 2
Section II Project Description
II.1 Project Description
Description of Proposed Project
Development Category
(From Model WQMP,
Table 7.11-2; or -3):
8. All significant redevelopment projects, where significant
redevelopment is defined as the addition of 5,000 or more square feet of
impervious surface on an already developed site, and the existing
development or redevelopment project falls under another Priority
Project Category. If the redevelopment results in the addition or
replacement of less than 50 percent of the impervious area on-site and the
existing development was not subject to WQMP requirement, the
numeric sizing criteria discuss below only applies to the addition or
replacement area. If the addition or replacement accounts for 50 percent
or more of the impervious area, the Project WQMP requirements apply to
the entire development.
Project Area (ft2): 3,071 Number of Dwelling Units: ____1______ SIC Code: __________
Project Area
Pervious Impervious
Area
(acres or sq ft) Percentage Area
(acres or sq ft) Percentage
Pre-Project Conditions 3,071 sq ft 100% 0 0%
Post-Project Conditions 78 sq ft 2.5 % 2,993 97.4%
Drainage
Patterns/Connections See Section III.2.
Narrative Project
Description:
(Use as much space as
necessary.)
The project will demolish and remove existing structures and hardscape and
construct a new 3 level residential structure with appurtenant hardscape,
utilities, and landscape.
PA2022-067
Priority Project Water Quality Management Plan (WQMP)
Project: OCEAN FRONT POOL HOUSE
Owner: SMITH 507, LLC Section II
N JN: 21212 Page 3
II.2 Potential Stormwater Pollutants
Pollutants of Concern
Pollutant
Check One for
each:
E=Expected to
be of concern
N=Not Expected
to be of concern
Additional Information and Comments
Suspended-Solid/ Sediment E N From roof and hardscape areas
Nutrients E N No proposed landscape areas
Heavy Metals E N Not expected for residential development
Pathogens (Bacteria/Virus) E N Living organisms
Pesticides E N From undesired pest presence
Oil and Grease E N Vehicles and other mechanical devices
Toxic Organic Compounds E N Not expected for residential development
Trash and Debris E N From typical human occupancy
II.3 Hydrologic Conditions of Concern
Determine if streams located downstream from the project area are potentially susceptible to
hydromodification impacts.
No – Show map
Yes – Describe applicable hydrologic conditions of concern below. Refer to Section 2.2.3 in the
Technical Guidance Document (TGD).
The subject property is not located in a Potential Area of Erosion, Habitat, & Physical Structure
Susceptibility per TGD Figure 4 (Appendix XVI-3). See Figure 4 in Attachment A of this report.
PA2022-067
Priority Project Water Quality Management Plan (WQMP)
Project: OCEAN FRONT POOL HOUSE
Owner: SMITH 507, LLC Section II
N JN: 21212 Page 4
II.4 Post Development Drainage Characteristics
Post-project runoff is collected in channel drains and downspouts and is conveyed via drain lines to
infiltration trenches for water treatment. Overflow of the infiltration trench will outlet through the
channel drains and flow into Oceanfront Avenue.
II.5 Property Ownership/Management
Property Owner: SMITH 507, LLC
The property owner, SMITH 507, LLC, will be responsible for the long-term maintenance of the
project’s storm water facilities. Maintenance contractors may be hired by the owner to perform
operations and maintenance duties. No infrastructure will be transferred to public agencies.
PA2022-067
Priority Project Water Quality Management Plan (WQMP)
Project: OCEAN FRONT POOL HOUSE
Owner: SMITH 507, LLC Section III
JN: 21212 Page 5
Section III Site Description
III.1 Physical Setting
Fill out table with relevant information. Refer to Section 2.3.1 in the Technical Guidance Document
(TGD).
Name of Planned
Community/Planning
Area (if applicable)
Central Newport Beach Community Association
Location/Address
1616 W. OCEANFRONT, Newport Beach, CA 92663
Lot 8, BLOCK 16, SECTION B
General Plan Land Use
Designation RT – Two Unit Residential
Zoning R-2 – Two Unit Residential
Acreage of Project Site 3,071 s.f. (0.705 ac)
Predominant Soil Type
Per the soils report, “The earth materials encountered were
classified as artificial fill underlain by native earth materials to the
maximum depth explored. Artificial filles encountered consisted of
light gray and tan, slightly silty to silty sand, fine grained, dry to
damp and loose to medium dense. The fills were encountered to a
depth of about two feet below existing grade in the areas explored.
Native earth materials encountered consisted of tan and light gray,
clean sand, fine grained, damp to wet and generally medium dense,
to the maximum depth explored of 12.5 feet.”
III.2 Site Characteristics
Site Characteristics
Precipitation Zone 0.70-inch (TGD Figure XVI-1). See Attachment A.
PA2022-067
Priority Project Water Quality Management Plan (WQMP)
Project: OCEAN FRONT POOL HOUSE
Owner: SMITH 507, LLC Section III
JN: 21212 Page 6
Topography
The subject property includes a rectangular shaped lot located on
Oceanfront Avenue and enclosed by an alleyway on the North and
by a residential lots to the east and west. Elevations range from a
maximum of about 12.29 at the rear of the property to a minimum
of about 9.90 at the frontage along the Alley. The lot is currently a
dirt lot with no structures on it, except for the footing of the
retaining wall in the north west corner of the lot.
Drainage
Patterns/Connections
Existing drainage patterns/connections
Runoff surface flows into the alleyway. The alley center line swale
conveys to the curb and gutter of 16th street and then the curb and
gutter of Balboa Boulevard. Stormwater in balboa Boulevard is
collected in catch basins and conveyed via storm drain pipe and
discharged to the Rhine of Newport Harbor which eventually flows
to the Pacific Ocean.
Proposed drainage patterns/connections
Proposed runoff will follow existing patterns. An infiltration trench
will be constructed at the rear of the property along Oceanfront
Avenue to allow low flows to infiltrate into the ground. Runoff in
excess of the infiltration BMP capacity will flow through drain lines
and outlet on the east sideyard concrete swale of the property and
surface flow to the existing alleyway swale and follow existing
patterns of discharge.
Soil Type, Geology, and
Infiltration Properties
Per Hydrologic Soil Group Type D NRCS Soils Survey Map, Figure
XVI-2b, The project is located on type D Soils. See Appendix A.
Type D soils lend itself to poor infiltration rates
Hydrogeologic
(Groundwater)
Conditions
Per North Orange County Mapped Shallow Groundwater Map, TGD Figure
XVI-2e, the project site is not located in a depth to groundwater area that is
less than or equal to 5’ and it is also not located in an area with a depth to
groundwater area that is between 5’-10’. Per the soils report, Groundwater
was encountered at 6 feet below existing ground surface during the filed
investigation.
Geotechnical Conditions
(relevant to infiltration)
Per the soils report, “ We do not recommend the use of infiltration best
management practices (BMP) such as bottomless trench drains, infiltration
trenches, infiltration basins, dry wells, permeable pavements or similar
systems designed primarily to percolate water into the subsurface soils
within five feet of foundations.” A letter of acceptance of the infiltration
trench location has been provided in AppendixE.
Off-Site Drainage None.
PA2022-067
Priority Project Water Quality Management Plan (WQMP)
Project: OCEAN FRONT POOL HOUSE
Owner: SMITH 507, LLC Section III
JN: 21212 Page 7
Utility and Infrastructure
Information
III.3 Watershed Description
Fill out table with relevant information and include information regarding BMP sizing, suitability,
and feasibility, as applicable. Refer to Section 2.3.3 in the Technical Guidance Document (TGD).
Receiving Waters Newport Bay
303(d) Listed Impairments
Lower Newport Bay: Chlordane, Copper, DDT, Indicator Bacteria,
Nutrients, PCBs
Applicable TMDLs
Lower Newport Bay
Metals Technical TMDLs
Nutrients Implementation Phase
Pathogens Implementation Phase
Pesticides / Priority Organics Implementation Phase
Siltation Implementation Phase
Pollutants of Concern for
the Project Suspended solids/sediment, nutrients, pathogens, pesticides.
Environmentally Sensitive
and Special Biological
Significant Areas
Lower Newport Bay
PA2022-067
Priority Project Water Quality Management Plan (WQMP)
Project: OCEAN FRONT POOL HOUSE
Owner: SMITH 507, LLC Section IV
JN: 21212 Page 8
Section IV Best Management Practices (BMPs)
IV. 1 Project Performance Criteria
(NOC Permit Area only) Is there an approved WIHMP or equivalent
for the project area that includes more stringent LID feasibility
criteria or if there are opportunities identified for implementing LID
on regional or sub-regional basis?
YES NO
If yes, describe WIHMP
feasibility criteria or
regional/sub-regional LID
opportunities.
N/A
Project Performance Criteria
If HCOC exists,
list applicable
hydromodification
control
performance
criteria (Section
7.II-2.4.2.2 in
MWQMP)
If a hydrologic condition of concern (HCOC) exists, priority projects shall
implement on-site or regional hydromodification controls such that:
• Post-development runoff volume for the two-year frequency storm does
not exceed that of the predevelopment condition by more than five
percent, and
• Time of concentration of post-development runoff for the two-year storm
event is not less than that for the predevelopment condition by more than
five percent.
Where the Project WQMP documents that excess runoff volume from the
two-year runoff event cannot feasibly be retained and where in-stream
controls cannot be used to otherwise mitigate HCOCs, the project shall
implement on-site or regional hydromodification controls to:
• Retain the excess volume from the two-year runoff event to the MEP, and
Implement on-site or regional hydromodification controls such that the
post-development runoff two-year peak flow rate is no greater than 110
percent of the predevelopment runoff two-year peak flow rate.
PA2022-067
Priority Project Water Quality Management Plan (WQMP)
Project: OCEAN FRONT POOL HOUSE
Owner: SMITH 507, LLC Section IV
JN: 21212 Page 9
List applicable
LID performance
criteria (Section
7.II-2.4.3 from
MWQMP)
• Priority Projects must infiltrate, harvest and use, evapotranspirate, or
biotreat/biofilter, the 85th percentile, 24-hour storm event (Design
Capture Volume).
List applicable
treatment control
BMP performance
criteria (Section
7.II-3.2.2 from
MWQMP)
• If treatment control BMPs can treat all of the remaining unmet volume
and have a medium to high effectiveness for reducing the primary POCs,
the project is considered to be in compliance.
• If the cost of providing treatment control BMPs greatly outweighs the
pollution control benefits they would provide, a waiver of treatment
control and LID requirements can be requested, and alternative
compliance approaches must be used to fulfill the remaining unmet
volume.
Calculate LID
design storm
capture volume
for Project.
Simple Method per TGD III.1.1.
DCV=C ×d ×A
C= (0.75 ×imp+0.15) = 0.75 ×9.74+0.15=0.88
d= 0.70 in.
A= 3,071 sq.ft.
DCV=0.88 x 0.70 in.x 3,071 s.f. x ((1 ft.)/(12 in.))=157 cf
PA2022-067
Priority Project Water Quality Management Plan (WQMP)
Project: OCEAN FRONT POOL HOUSE
Owner: SMITH 507, LLC Section IV
JN: 21212 Page 10
IV.2. Site Design and Drainage
Overview
The ultimate plan of development for the proposed project is shown on the BMP Site Plan in Section
VI of this report. The project Grading and Drainage Plan shows the proposed grading, drainage
improvements, and site improvements associated with construction of the proposed residential
building.
IV.2.1 Site Design BMPs
The project incorporates Site Design practices as follows:
Minimize Impervious Area
The project minimizes impervious area by minimizing walkway widths and by providing
significant landscape areas throughout the site.
IV.3 LID BMP Selection and Project Conformance Analysis
Each sub-section below documents that the proposed design features conform to the applicable
project performance criteria via check boxes, tables, calculations, narratives, and/or references to
worksheets.
IV.3.1 Hydrologic Source Controls (HSCs)
If required HSCs are included, fill out applicable check box forms. If the retention criteria are
otherwise met with other LID BMPs, include a statement indicating HSCs not required.
Name Included?
Localized on-lot infiltration
Impervious area dispersion (e.g. roof top
disconnection)
Street trees (canopy interception)
Residential rain barrels (not actively managed)
Green roofs/Brown roofs
Blue roofs
Impervious area reduction (e.g. permeable
pavers, site design)
Use of HSCs is not required for this project since project conformance criteria are met through the
use of infiltration BMPs.
PA2022-067
Priority Project Water Quality Management Plan (WQMP)
Project: OCEAN FRONT POOL HOUSE
Owner: SMITH 507, LLC Section IV
JN: 21212 Page 11
IV.3.2 Infiltration BMPs
The Infiltration BMPs to be used for this project are indicated in the table below. Implementation of
said controls is discussed in the text that follows.
Name Included?
Bioretention without underdrains
Rain gardens
Porous landscaping
Infiltration planters
Retention swales
Infiltration trenches
Infiltration basins
Drywells
Subsurface infiltration galleries
French drains
Permeable asphalt
Permeable concrete
Permeable concrete pavers
Other:
Feasibility
Based on the Infiltration BMP Feasibility Worksheet in Attachment B, infiltration is permissible and
feasible.
Description
An infiltration trench will be constructed at the southerly rear of the property boundary as shown
on the BMP Site Plan in Section VI. The trench will be sized for the DCV for the entire project area.
Sizing
Per City of Newport Beach prescriptive requirement: “One 15’ long French drain per maximum of
2,000 sf of impervious area”.
Gravel volume for City standard trench drain = 1.0 c. f. gravel volume/ft. trench length
Gravel volume provided for this project: 27.4’L x 24”W x 18”D = 82.2 c.f.
𝑇𝑙𝑐𝑙𝑐� 𝑐𝑙𝑎𝑣𝑐𝑙 𝑣𝑙𝑙.𝑙𝑐𝑙′𝑐=�ℎ𝑙𝑙.𝑎𝑙𝑐𝑎 × 15′𝑙𝑙𝑐𝑙𝑐� 𝑙𝑐𝑙𝑐𝑙�
2,000 𝑙.𝑐.�ℎ𝑙𝑙.𝑎𝑙𝑐𝑎 × 1.0 𝑐.𝑐.𝑐𝑙𝑎𝑣𝑐𝑙 𝑣𝑙𝑙.
𝑐𝑙.𝑙𝑙𝑐𝑙𝑐� 𝑙𝑐𝑙𝑐𝑙�
𝑇𝑙𝑐𝑙𝑐� 𝑐𝑙𝑎𝑣𝑐𝑙 𝑙𝑐𝑙𝑐𝑙�.𝑙𝑐𝑙′𝑐=3,071 𝑙.𝑐.× 15 𝑐𝑙.
2,000 𝑙.𝑐.=𝟐𝟐 𝒇𝒕.
Length Provided 27.4’ > Length Required 23’; … Size OK.
PA2022-067
Priority Project Water Quality Management Plan (WQMP)
Project: OCEAN FRONT POOL HOUSE
Owner: SMITH 507, LLC Section IV
JN: 21212 Page 12
IV.3.3 Evapotranspiration, Rainwater Harvesting BMPs
If the full Design Storm Capture Volume cannot be met with infiltration BMPs, describe any
evapotranspiration and/or rainwater harvesting BMPs included.
Name Included?
All HSCs; See Section IV.3.1
Surface-based infiltration BMPs
Biotreatment BMPs
Above-ground cisterns and basins
Underground detention
Other:
Other:
Other:
Use of Evapotranspiration / Rainwater Harvesting BMPs is not required for this project since
project conformance criteria are met through the use of infiltration BMPs.
IV.3.4 Biotreatment BMPs
Biofiltration BMPs to be used for this project are indicated in the table below. Implementation of
said controls is discussed in the text that follows.
Name Included?
Bioretention with underdrains
Stormwater planter boxes with underdrains
Rain gardens with underdrains
Constructed wetlands
Vegetated swales
Vegetated filter strips
Proprietary vegetated biotreatment systems
Wet extended detention basin
Dry extended detention basins
Use of Biotreatment BMPs is not required for this project since project conformance criteria are met
through the use of infiltration BMPs.
PA2022-067
Priority Project Water Quality Management Plan (WQMP)
Project: OCEAN FRONT POOL HOUSE
Owner: SMITH 507, LLC Section IV
JN: 21212 Page 13
IV.3.5 Hydromodification Control BMPs
Per Section II.3 of this WQMP, Hydromodification Control BMPs are not required.
Hydromodification Control BMPs
BMP Name BMP Description
IV.3.6 Regional/Sub-Regional LID BMPs
There are no Regional/Sub-Regional LID BMPs in which this project can participate.
IV.3.7 Treatment Control BMPs
Treatment Control BMPs to be used for this project are indicated in the table below.
Implementation of said controls is discussed in the text that follows.
Treatment Control BMPs
BMP Name BMP Description
PA2022-067
Priority Project Water Quality Management Plan (WQMP)
Project: OCEAN FRONT POOL HOUSE
Owner: SMITH 507, LLC Section IV
JN: 21212 Page 14
IV.3.8 Non-structural Source Control BMPs
Fill out non-structural source control check box forms or provide a brief narrative explaining if non-
structural source controls were not used.
Non-Structural Source Control BMPs
Identifier Name
Check One If not applicable, state brief
reason Included Not
Applicable
N1 Education for Property Owners,
Tenants and Occupants
N2 Activity Restrictions Single Family Residence
N3 Common Area Landscape
Management
N4 BMP Maintenance
N5 Title 22 CCR Compliance (How
development will comply) No hazardous waste.
N6 Local Industrial Permit Compliance Not an industrial development.
N7 Spill Contingency Plan No hazardous waste.
N8 Underground Storage Tank
Compliance No USTs.
N9 Hazardous Materials Disclosure
Compliance No hazardous materials.
N10 Uniform Fire Code Implementation No hazardous materials.
N11 Common Area Litter Control
N12 Employee Training
N13 Housekeeping of Loading Docks No loading docks.
N14 Common Area Catch Basin Inspection
N15 Street Sweeping Private Streets and
Parking Lots Uncovered parking areas too
small for street sweepers.
N16 Retail Gasoline Outlets No gasoline dispensing.
PA2022-067
Priority Project Water Quality Management Plan (WQMP)
Project: OCEAN FRONT POOL HOUSE
Owner: SMITH 507, LLC Section IV
JN: 21212 Page 15
IV.3.9 Structural Source Control BMPs
The following Structural Source Control BMPs shall be incorporated into the project.
Structural Source Control BMPs
Identifier Name
Check One If not applicable, state brief
reason Included Not
Applicable
S1 Provide storm drain system stenciling
and signage No stenciling on small residential
drain inlets.
S2
Design and construct outdoor material
storage areas to reduce pollution
introduction
No outdoor material storage areas
S3
Design and construct trash and waste
storage areas to reduce pollution
introduction
S4
Use efficient irrigation systems &
landscape design, water conservation,
smart controllers, and source control
S5 Protect slopes and channels and
provide energy dissipation No slopes present
Incorporate requirements applicable to
individual priority project categories
(from SDRWQCB NPDES Permit)
Santa Ana region project
S6 Dock areas None present.
S7 Maintenance bays None present.
S8 Vehicle wash areas None present.
S9 Outdoor processing areas None present.
S10 Equipment wash areas None present.
S11 Fueling areas None present.
S12 Hillside landscaping Not a hillside area.
S13 Wash water control for food
preparation areas None present.
S14 Community car wash racks None present.
PA2022-067
Priority Project Water Quality Management Plan (WQMP)
Project: OCEAN FRONT POOL HOUSE
Owner: SMITH 507, LLC Section IV
JN: 21212 Page 16
IV.4 Alternative Compliance Plan (If Applicable)
An Alternative Compliance Plan was not considered for this project since the full DCV will be
addressed using LID BMPs.
IV.4.1 Water Quality Credits
Determine if water quality credits are applicable for the project. Refer to Section 3.1 of the Model
WQMP for description of credits and Appendix VI of the Technical Guidance Document (TGD) for
calculation methods for applying water quality credits.
Description of Proposed Project
Project Types that Qualify for Water Quality Credits (Select all that apply):
Redevelopment
projects that reduce the
overall impervious
footprint of the project
site.
Brownfield redevelopment, meaning
redevelopment, expansion, or reuse of real
property which may be complicated by the
presence or potential presence of hazardous
substances, pollutants or contaminants, and
which have the potential to contribute to
adverse ground or surface WQ if not
redeveloped.
Higher density development projects which
include two distinct categories (credits can only
be taken for one category): those with more
than seven units per acre of development (lower
credit allowance); vertical density
developments, for example, those with a Floor
to Area Ratio (FAR) of 2 or those having more
than 18 units per acre (greater credit allowance).
Mixed use development, such as a
combination of residential, commercial,
industrial, office, institutional, or other land
uses which incorporate design principles that
can demonstrate environmental benefits that
would not be realized through single use
projects (e.g. reduced vehicle trip traffic with
the potential to reduce sources of water or air
pollution).
Transit-oriented developments, such as a
mixed use residential or commercial area
designed to maximize access to public
transportation; similar to above criterion, but
where the development center is within one
half mile of a mass transit center (e.g. bus, rail,
light rail or commuter train station). Such
projects would not be able to take credit for
both categories, but may have greater credit
assigned
Redevelopment projects
in an established historic
district, historic
preservation area, or similar
significant city area
including core City Center
areas (to be defined through
mapping).
Developments with
dedication of
undeveloped portions to
parks, preservation
areas and other pervious
uses.
Developments
in a city center
area.
Developments
in historic
districts or
historic
preservation
areas.
Live-work
developments, a variety of
developments designed to
support residential and
vocational needs together –
similar to criteria to mixed
use development; would not
be able to take credit for
both categories.
In-fill projects, the
conversion of empty lots
and other underused spaces
into more beneficially used
spaces, such as residential
or commercial areas.
Calculation of
Water Quality
Credits
(if applicable)
None.
PA2022-067
Priority Project Water Quality Management Plan (WQMP)
Project: OCEAN FRONT POOL HOUSE
Owner: SMITH 507, LLC Section IV
JN: 21212 Page 17
IV.4.2 Alternative Compliance Plan Information
Describe an alternative compliance plan (if applicable). Include alternative compliance obligations
(i.e., gallons, pounds) and describe proposed alternative compliance measures. Refer to Section 7.II
3.0 in the Model WQMP.
N/A
Section V Inspection/Maintenance Responsibility for BMPs
TBD. See Operations and Maintenance Plan in Attachment D.
PA2022-067
Priority Project Water Quality Management Plan (WQMP)
Project: OCEAN FRONT POOL HOUSE
Owner: SMITH 507, LLC Section VI
JN: 21212 Page 18
Section VI BMP Exhibit (Site Plan)
VI.1 BMP Exhibit (Site Plan)
Include a BMP Exhibit (Site Plan), at a size no less than 24” by 36,” which includes the following
minimum information:
• Insert in the title block (lower right hand corner) of BMP Exhibit: the WQMP Number
(assigned by staff) and the grading/building or Planning Application permit numbers
• Project location (address, tract/lot number(s), etc.)
• Site boundary
• Land uses and land covers, as applicable
• Suitability/feasibility constraints
• Structural BMP locations
• Drainage delineations and flow information
• Delineate the area being treated by each structural BMP
• GIS coordinates for LID and Treatment Control BMPs
• Drainage connections
• BMP details
• Preparer name and stamp
Please do not include any areas outside of the project area or any information not related to
drainage or water quality. The approved BMP Exhibit (Site Plan) shall be submitted as a plan sheet
on all grading and building plan sets submitted for plan check review and approval. The BMP
Exhibit shall be at the same size as the rest of the plan sheets in the submittal and shall have an
approval stamp and signature prior to plan check submittal.
VI.2 Submittal and Recordation of Water Quality Management Plan
Following approval of the Final Project-Specific WQMP, three copies of the approved WQMP
(including BMP Exhibit, Operations and Maintenance (O&M) Plan, and Appendices) shall be
submitted. In addition, these documents shall be submitted in a PDF format.
Each approved WQMP (including BMP Exhibit, Operations and Maintenance (O&M) Plan, and
Appendices) shall be recorded in the Orange County Clerk-Recorder’s Office, prior to close-out of
grading and/or building permit. Educational Materials are not required to be included.
PA2022-067
F.F.=12.50F.F.=11.33GARAGE13 9 A v e n i d a N a v a r r oSan Clemente, CA 926729 4 9 . 4 9 2 . 8 5 8 6www.toalengineering.comCIVIL ENGINEERINGL A N D S U R V E Y I N GSTORMWATER QUALITYWQMP LEGENDPROPOSED BUILDINGPROPOSED LANDSCAPEPROPOSED HARDSCAPERUNOFF FLOW DIRECTIONPROPOSED STORM DRAININLETPROJECT AREA BOUNDARYINFILTRATION TRENCH / GRAVEL AREA1,877 S.F.78 S.F.67 S.F.1,116 S.F.3,071 S.F.DOWNSPOUT FILTERDETAILBOTTOMLESS TRENCH DRAINPA2022-067
Priority Project Water Quality Management Plan (WQMP)
Project: OCEAN FRONT POOL HOUSE
Owner: SMITH 507, LLC Section VII
JN: 21212 Page 20
Section VII Educational Materials
Refer to the Orange County Stormwater Program (ocwatersheds.com) for a library of materials
available. Please only attach the educational materials specifically applicable to this project. Other
materials specific to the project may be included as well and must be attached.
Education Materials
Residential Material
(http://www.ocwatersheds.com)
Check If
Applicable
Business Material
(http://www.ocwatersheds.com)
Check If
Applicable
The Ocean Begins at Your Front Door Tips for the Automotive Industry
Tips for Car Wash Fund-raisers Tips for Using Concrete and Mortar
Tips for the Home Mechanic Tips for the Food Service Industry
Homeowners Guide for Sustainable
Water Use Proper Maintenance Practices for Your
Business
Household Tips
Other Material Check If
Attached Proper Disposal of Household
Hazardous Waste
Recycle at Your Local Used Oil
Collection Center (North County)
Recycle at Your Local Used Oil
Collection Center (Central County)
Recycle at Your Local Used Oil
Collection Center (South County)
Tips for Maintaining a Septic Tank
System
Responsible Pest Control
Sewer Spill
Tips for the Home Improvement
Projects
Tips for Horse Care
Tips for Landscaping and Gardening
Tips for Pet Care
Tips for Pool Maintenance
Tips for Residential Pool, Landscape
and Hardscape Drains
Tips for Projects Using Paint
PA2022-067
Priority Project Water Quality Management Plan (WQMP)
Project: OCEAN FRONT POOL HOUSE
Owner: SMITH 507, LLC Section VII
JN: 21212 Page 21
ATTACHMENT A
MAPS AND FIGURES
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P:\9526E\6-GIS\Mxds\Reports\InfiltrationFeasability_20110215\9526E_FigureXVI-1_RainfallZones_20110215.mxdFIGUREJOBTITLESCALE1" = 1.8 milesDESIGNEDDRAWINGCHECKEDBMP04/22/10DATEJOB NO.9526-ETHTHORANGE COUNTYTECHNICAL GUIDANCEDOCUMENTORANGE CO.CARAINFALL ZONESSUBJECT TO FURTHER REVISION
0 3.6 7.21.8
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0 6 123
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LEGEND
Orange County Precipitation Stations
24 Hour, 85th Percentile Rainfall (Inches)
24 Hour, 85th Percentile Rainfall (Inches) - Extrapolated
City Boundaries
Rainfall ZonesDesign Capture Storm Depth (inches)
0.65"
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Note: Events defined as 24-hour periods (calendar days) with greater
than 0.1 inches of rainfall.
For areas outside of available data coverage, professional judgment
shall be applied.
XVI-1
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ORANGE COUNTYORANGE COUNTYLOS ANGELES COUNTYLOS ANGELES COUNTYP:\9526E\6-GIS\Mxds\Reports\InfiltrationFeasability_20110215\9526E_FigureXVI-2a_HydroSoils_20110215.mxdFIGURE
XVI-2aJOBTITLESCALE1" = 1.8 milesDESIGNEDDRAWINGCHECKEDBMP02/09/11DATEJOB NO.9526-ETHTHORANGE COUNTYINFILTRATION STUDYORANGE CO.CANRCS HYDROLOGICSOILS GROUPSSUBJECT TO FURTHER REVISION
Source:
Soils: Natural Resources Conservation Service (NRCS)
Soil Survey - soil_ca678, Orange County & Western Riverside
Date of publication: 2006-02-08
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http://websoilsurvey.nrcs.usda.gov/app/HomePage.htm
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ORANGE COUNTYORANGE COUNTYLOS ANGELES COUNTYLOS ANGELES COUNTYP:\9526E\6-GIS\Mxds\Reports\InfiltrationFeasability_20110215\9526E_FigureXVI-2e_DepthToGroundwaterLt5ft_20110215.mxdFIGURE
XVI-2eJOBTITLESCALE1" = 1.25 milesDESIGNEDDRAWINGCHECKEDBMP02/09/11DATEJOB NO.9526-ETHTHORANGE COUNTYINFILTRATION STUDYORANGE CO.CANORTH ORANGE COUNTYMAPPED SHALLOW GROUNDWATERSUBJECT TO FURTHER REVISION
Note: Data are not available for South Orange County at this time.
Source:
Sprotte, Fuller and Greenwood, 1980.
California Division of Mines and Geology;
California Geological Survey
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0 2.5 51.25
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0 4 82
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LEGEND
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PA2022-067
P:\9526E\6-GIS\Mxds\SuceptabilityMaps_20100505\9526E_NewportBaySusceptibility_20100430.mxdRiverside County
Santa Ana River
Watershed
Santa Ana River
Watershed
South OrangeCounty
Anaheim Bay-Huntington Harbor
Watershed
JohnWayneAirport
Lower PetersCanyonRetarding Basin
Hicks CanyonRetardingBasin
SiphonReservoir
Round CanyonRetardingBasin
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Orchard EstatesRetention Basin
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East HicksCanyonRetarding Basin
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FIGURE 4JOBTITLESCALE1" = 12000'DESIGNEDDRAWINGCHECKEDBMP04/30/10DATEJOB NO.9526-ETHTHORANGE COUNTYWATERSHEDMASTER PLANNINGORANGE CO.CASUSCEPTIBILITY ANALYISNEWPORT BAY-NEWPORT COASTAL STREAMS!I 0 9,000 18,000
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Potential Areas of Erosion, Habitat, &
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Airport/Military
SUSCEPTIBILITY MAP UPATE (FEB 2013)PA2022-067
P:\9526E\6-GIS\Mxds\SuceptabilityMaps_20100505\9526E_NewportBaySusceptibility_20100430.mxdRiverside County
Santa Ana River
Watershed
Santa Ana River
Watershed
South OrangeCounty
Anaheim Bay-Huntington Harbor
Watershed
JohnWayneAirport
Lower PetersCanyonRetarding Basin
Hicks CanyonRetardingBasin
SiphonReservoir
Round CanyonRetardingBasin
Bee CanyonRetardingBasin
EastfootRetardingBasin
Orchard EstatesRetention Basin
Agua ChinonRetardingBasin
VillagePond Park
Sand CanyonReservoir
San JoaquinReservoir
LagunaReservoir
Big CanyonReservoir
BonitaCanyonReservoir
BasinNumber 1
NorthLake
SouthLake
BasinNumber 2
El Modena-IrvineRetarding Basin
HarborView Dam
East HicksCanyonRetarding Basin
RattlesnakeReservoir
TrabucoRetardingBasin MarshburnRetardingBasin
FIGURE 4JOBTITLESCALE1" = 12000'DESIGNEDDRAWINGCHECKEDBMP04/30/10DATEJOB NO.9526-ETHTHORANGE COUNTYWATERSHEDMASTER PLANNINGORANGE CO.CASUSCEPTIBILITY ANALYISNEWPORT BAY-NEWPORT COASTAL STREAMS!I 0 9,000 18,000
Feet
Susceptibility
Potential Areas of Erosion, Habitat, &
Physical Structure Susceptibility
Channel Type
Earth (Unstable)
Earth (Stabilized)
Stabilized
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<= Mean High Water Line (4.28')
Water Body
Basin
Dam
Lake
Reservoir
Other Lands
Airport/Military
SUSCEPTIBILITY MAP UPATE (FEB 2013)PA2022-067
Priority Project Water Quality Management Plan (WQMP)
Project: OCEAN FRONT POOL HOUSE
Owner: SMITH 507, LLC Section VII
JN: 21212 Page 22
ATTACHMENT B
BMP FACT SHEETS AND CALCULATIONS
PA2022-067
Priority Project Water Quality Management Plan (WQMP)
Project: OCEAN FRONT POOL HOUSE
Owner: SMITH 507, LLC Section VII
JN: 21212 Page 23
ATTACHMENT C
EDUCATIONAL MATERIALS
PA2022-067
Priority Project Water Quality Management Plan (WQMP)
Project: OCEAN FRONT POOL HOUSE
Owner: SMITH 507, LLC Section VII
JN: 21212 Page 24
ATTACHMENT D
OPERATION & MAINTENANCE PLAN
PA2022-067
Priority Project Water Quality Management Plan (WQMP)
Project: OCEAN FRONT POOL HOUSE
Owner: SMITH 507, LLC Section VII
JN: 21212 Page 25
ATTACHMENT E
GEOTECHNICAL REPORTS
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From:Coast Geotechnical, Inc.
To:Alexander Vlosky
Subject:Re: 1616 W Oceanfront - Newport Beach - Infiltration
Date:Tuesday, March 22, 2022 8:12:18 AM
Hi Alex,
The infiltration location is fine.
Thank You,Dan
Coast Geotechnical, Inc.1200 W. Commonwealth AvenueFullerton, CA 92833(714) 870-1211
On Monday, 21 March 2022, 03:18:37 pm GMT-7, Alexander Vlosky <avlosky@toalengineering.com>
wrote:
Hi Ming,
We have a preliminary plan with a bottomless infiltration trench that is farther than 5’ from the building
(11.32’ total).
Could you take a quick look and let us know if this is acceptable and if you see any issues?
Thanks,
Alex Vlosky, P.E.
Toal Engineering, Inc.
CIVIL ENGINEERS ● LAND SURVEYORS
139 Avenida Navarro
San Clemente, CA 92672
Tel: (949) 492-8586 x119
Direct Line: (949) 352-4869
PA2022-067