HomeMy WebLinkAboutPA2022-0242_20221026_WQMP report dated 09-23-221
NON-PRIORITY PROJECT WATER QUALITY PLAN
(NPP)
For:
1123 East Balboa Boulevard
1123 East Balboa Boulevard Newport Beach, CA 92661
Prepared for:
Blair 601 4th Street #129 San Francisco, CA 94107 Tel: (415) 531-1880
Prepared by:
Commercial Development Resources
695 Town Center Drive #110 Costa Mesa, CA 92626 Contact: Hannah Lancaster, PE Tel: (949) 610-8997
hlancaster@cdrwest.com
September 23, 2022
Reviewed for compliance with the Local Implementation Plan:
_____________________________ Chief Building Official Date
PA2022-0242
2
Non-Priority Project Water Quality Plan (NPP)
The Orange County Stormwater Program has developed this Non-Priority Project Water Quality Plan (NPP) for new development / significant redevelopment projects that do not meet the criteria for Priority Projects as defined within the County’s Model Water Quality Management Plan (see Model WQMP Sections 1.3 and 1.4) but that qualify as Non-Priority Projects as defined in the Drainage Area
Management Plan (DAMP). These projects are required under the Santa Ana Regional Board MS4 Permit
(North Orange County Permit) to “document, via a WQMP or similar mechanism, site design, source control and any other BMPs which may or may not include treatment control BMPs”. There is no similar requirement under the San Diego Regional Board MS4 Permit (South Orange County). This plan covers both private and public agency projects that qualify as Non-Priority Projects.
Qualifying Non-Priority Projects are projects that do not fall under one of the Priority Project Categories defined within the Model WQMP but meet one of the following conditions:
Require discretionary action that will include a precise plan of development, except for those
projects exempted by the Water Quality Ordinance (as applicable); or
Require issuance of a non-residential plumbing permit for hazardous pipelines as defined in the
County or local Water Quality / Stormwater Ordinance. Non-residential plumbing projects that do
not pose a potential threat to public safety do not require a WQMP for approval.
A “discretionary action” under CEQA is defined as “an activity which requires the public agency to exercise judgment in deciding whether to approve or disapprove the particular activity, as distinguished from situations where the public agency merely has to determine whether there has been conformity with applicable ordinances or other laws.” (California Public Resources Code § 21080(a); CEQA Guidelines § 15357). Examples of discretionary actions include: feature plans, area plans, use permits,
site development permits and special use permits. “Ministerial actions” under CEQA are those where
little or no judgment or deliberation by a Permittee is required or possible. Generally, the only example
of a ministerial approval action that would qualify as a Non-Priority Project would be a project that
requires the issuance of a Non-Residential Plumbing Permit.
All other projects and activities that only require a ministerial grading or building permit for which the
Permittee has no discretion to approve do not fall under the requirements of this new development
program, with the exception of projects that require a Non-Residential Plumbing Permit. This plan is provided for summarizing basic project information and stormwater Best Management Practices that are planned for controlling discharges of pollutants from proposed Non-Priority Projects
and identify applicable source conrol BMPs, site design features, and determine BMP maintenance
requirements. Non-Priority Project proponents are required to complete the plan for local jurisdiction review and approval. Applicable sections of the Technical Guidance Document are referenced for assistance with completing each NPP section. All Non-Priority Project Water Quality Plans must be in compliance with the Local Implementation Plan developed by each local agency. The local jurisdiction
may request additional information necessary for local Non-Priority Project review and approval.
Local jurisdictions may modify existing templates for local program implementation to incorporate the information contained in this Plan provided all information necessary to meet requirements contained in the MS4 Permit and the DAMP for Non-Priority Projects are contained within the local plan.
PA2022-0242
3
Non-Priority Project Water Quality Plan Contents Section I: General Information……………………….……………………………….. 4 Section II: Project Description……………………………………………………….... 6 Section III: Site Description……………………………………………………….……7
Section IV: Best Management Practices (BMPs)…………………...............................9 Section V: Inspection and Maintenance Responsibilities…………………………... 17 Section VI: Plot Plan…………………………………………………………….……. 18 References:
Model WQMP
Technical Guidance Document
California BMP Handbooks
PA2022-0242
4
Non-Priority Project Water Quality Plan
Section 1 – General Information
See Technical Guidance Document Section 2.2.1 for additional information.
Project Name
1123 East Balboa Boulevard
Tract N/A
Lot 11 APN 048-152-09
Planning Area R-2 Single Family Residence
Prepared For:
Owner/Developer
Sage Modern
Contact: Blair Address 601 4th Street, #129 San Francisco, CA 94107
Phone 415-531-1880
Fax
Prepared by:
Name
Commercial Development Resources Engineer: Hannah Lancaster, PE
Address 695 Town Center Drive #110 Costa Mesa, CA 92626 Phone (949) 610-8997
Email hlancaster@cdrwest.com
Fax Dates: Date Prepared 09/23/2022
Date(s) Revised
Date Finalized
PA2022-0242
5
Owner’s Certification
This Non-Priority Project Water Quality Plan has been prepared for:
Owner/Developer Name
Sage Modern
Contact: Blair
By:
Preparer’s Name
Commercial Development Resources Engineer: Hannah Lancaster, PE
The plan is intended to comply with the Non-Priority Project requirements of the Local Implementation Plan (LIP) §A-7.5.1 as required in the Orange County Drainage Management Plan (DAMP) § 7.6.2. The undersigned, while it owns the subject property, is responsible for the implementation
of the provisions of this plan. Once the undersigned transfers its interests in the property, its successor-in-interest shall bear the aforementioned responsibility to implement the best management practices (BMP) described within this plan. A signed copy of this document shall be available on the subject property into perpetuity.
Signed
Name Blair
Title Developer
Company Sage Modern
Address 601 4th Street #129
San Francisco, CA 94107
Phone 415-531-1880
Date
PA2022-0242
6
Section II: Project Description
Please provide a detailed description of the project’s ownership, type of development project, amount of paved and landscaped area, and potential pollutants that may be generated by the intended development
uses. See Technical Guidance Document Section 2.2 for additional information.
Property Ownership
The property is privately owned and is being developed by Sage Modern. The existing residential property is
to be redeveloped with a 3-story, single family residential house.
Project Description
The scope of work for this project includes the removal of all on-site structures and exising improvements with
the exception of existing utility connections. The proposed structure is a 3-story, single family residence with a roof deck and attached garage.
Paved Area
Paved areas include north, east, and west concrete walkways around the perimeter of the building, the
hardscape area south of the building, the driveway to the garage, and stairs leading to the residence. The roof deck and roof area are also included in the impervious area total.
Landscaped Areas
This project does not include new landscaped area.
Potential Stormwater Pollutants (see Technical Guidance Document Section 2.2.2)
- Suspended Solids / Sediments can be expected from the surface flows through the landscaped areas.
- Nutrients can be expected from the fertizers and food waste in the trash pick up areas.
- Toxic Organic Compounds may be expected from landscape maintenance, trash pick up areas, and garage. - Trash and Debris
PA2022-0242
7
Section III: Site Description
See Technical Guidance Document Section 2.3 for additional information.
Address 1123 East Balboa Boulevard
Newport Beach, CA 92661
Planning Area R-2 Single Family Residence
Land Use RT-E, Two Unit Residential
Zoning R-2 Single Family Residence
Acreage 2,400 SF = 0.055 AC
Predominant Soil Type Type D, Beach sands with thin layers of silt/clay
Drainage Conditions
Please provide site drainage details, including how site drainage ties into adjacent property drainage patterns, local storm drain systems, and downstream receiving waters.
In the existing condition, surface runoff flows either north towards East Balboa Boulevard and south towards existing onsite landscaping. The impervious surfaces include the concrete steps, roof, concrete driveway, and
concrete walkways along the perimeter of the building. The existing onsite high points in the impervious areas
direct the runoff north and south away from the existing building. Runoff directed to the north sheetflows towards the existing curb and gutter on East Balboa Boulevard. Runoff directed to the south sheetflows towards existing onsite landscaping. There are no existing onsite area drains to capture or convey flow. New area drains are proposed.
In the proposed condition, surface runoff either flows north to East Balboa Boulevard or south to the proposed infiltration trench located south of the building. The impervious surfaces include the concrete steps, roof, roof deck, concrete driveway, and concrete walkways along the perimeter of the building. The proposed high points in the impervious areas direct the runoff north and south away from the building. Runoff directed to the north
is captured via roof drains and treated by roof downspout filters and sheetflows towards the existing curb and
gutter in the public right-of-way on East Balboa Boulevard. Runoff directed to the south is captured via area drains and trench drain and is conveyed to the underground infiltration trench. Overflow from the infiltration trench discharges to existing curb and gutter in the public right-of-way on East Balboa Boulevard.
Pre-Project Pervious Conditions
Area (acres or sq ft) Percentage
Pervious 57 sq ft 2.4%
Impervious 2,343 sq ft 97.6%
Completed Project Pervious Conditions
Area (acres or sq ft) Percentage
Pervious 0 sq ft 0%
Impervious 2,400 sq ft 100%
PA2022-0242
8
Watershed Information
Your local municipality stormwater program management staff may assist you with this information.
Watershed Newport Bay
Receiving Waters Lower Newport Bay
303(d) Impairments Copper, Sediment, Toxicity, Indicator Bacteria, Chlordane, DDT (Dichlorodiphenyltrichloroethane), PCBs (Polychlorinated biphenyls), Nutrients,
Pesticides
TMDLs Sediment, Nutrients, Toxics, Fecal Coliform
Known ESAs Lower Newport Bay
Known ASBSs N/A
PA2022-0242
9
Section IV: Best Management Practices (BMPs)
Site Design BMPs
Site Design BMPs reduce the volume of stormwater runoff generated on a project site as well as improve the
quality of runoff that leaves the site, and are required for all proposed Non-Priority new development and significant redevelopment projects. Descriptions of the most common Site Design BMPs are provided in County’s Technical Guidance Document (see Technical Guidance Document Sections 3 and 4). A list of typically employed Site Design BMPs may be found in the California BMP Handbooks (California Stormwater Quality Association).
The following table provides a list of Site Design BMPs that may be applicable for Non-Priority Projects. Please identify each Site Design BMP included for the project, and briefly describe within the table.
Site Design BMPs
Name Check If Included Brief Description
Hydrologic Source Controls
Retention Grading
Downspout Dispersion X Roof downspouts are disconnected form the onsite storm drain system and outlet to adjacent concrete hardscape, sheeting flow to proposed onsite inlets.
Downspout Infiltration
Amended Soils Over Tight
Underlying Soils
Street Trees, Canopy
Interception
Residential Rain Barrels Not
Actively Managed
PA2022-0242
10
Site Design BMPs (continued)
Name Check If Included Brief Description
Infiltration
Bioretention without Underdrains
Rain Gardens
Porous Landscaping
Infiltration Planters
Retention Swales
Infiltration Trenches X
Runoff is to be collected via onsite inlets and conveyed to the underground bottomless infiltration trench located on the south side of the property. The bottomless infiltration trench is proposed to have 4” of concrete conver, 18” of crushed rock, and 4” perforated pipe. System overflows to the gutter in the public right-of-way on E Balboa Avenue via curb drain.
Infiltration Basins
Drywells
Subsurface Infiltration Galleries
French Drains
Permeable Asphalt
Permeable Concrete
Permeable Concrete Pavers
PA2022-0242
11
Site Design BMPs (continued)
Name Check If Included Brief Description
Evapotranspiration
Green Roofs, Brown Roofs, Blue Roofs
Rainwater Harvesting
Above-ground Rain Barrels
Above-ground Cisterns
Underground Tanks
Biotreatment
Bioretention with Underdrains
Stormwater Planter Boxes with Underdrains
Rain Gardens with Underdrains
Constructed Wetlands
Vegetated Swales
Vegetated Filter Strips
Compost-Amended Road Shoulders
Proprietary (Ready-To-Install) Vegetated Biotreatment Systems
PA2022-0242
12
SOURCE CONTROL BMPs
Source Control BMPs, both non-structural and structural, are required for Non-Priority Projects where
applicable to project features. Please identify each applicable Source Control BMP within the following tables. See Technical Guidance Document Section 6 for additional information.
Non-Structural Source Control BMPs
Identifier Name
Check One
Included Not Applicable
N1 Education for Property Owners, Tenants and Occupants X
N2 Activity Restrictions X
N3 Common Area Landscape Management (CASQA BMP Handbook SC-73) X
N4 BMP Maintenance X
N5 Title 22 CCR Compliance (How development will comply) X
N6 Local Industrial Permit Compliance X
N7 Spill Contingency Plan (CASQA BMP Handbook SC-11) X
N8 Underground Storage Tank Compliance X
N9 Hazardous Materials Disclosure Compliance X
N10 Uniform Fire Code Implementation X
N11 Common Area Litter Control (CASQA BMP Handbook
SC-60) X
N12 Employee Training X
N13 Housekeeping of Loading Docks (BMP Handbook SD-31) X
N14 Common Area Catch Basin Inspection (BMP Handbook
SC-74) X
N15 Street Sweeping Private Streets and Parking Lots
(CASQA BMP Handbook SC-43, SC-70) X
N16 Commercial Vehicle Washing X
PA2022-0242
13
Structural Source Control BMPs
Name (with CA BMP Handbook Reference)
Check One
Included Not Applicable
Storm Drain System Stenciling And Signage (SD-13) X
Outdoor Material Storage Area Controls (SD-34) X
Trash And Waste Storage Area Controls (SD-32) X
Efficient Irrigation Systems (SD-12) X
Slope And Channel Protection X
Loading Dock Area Controls (SD-31) X
Maintenance Bay Controls (SD-31) X
Vehicle Wash Area Controls (SD-33) X
Outdoor Processing Area Controls (SD-36) X
Equipment Wash Area Controls (SD-33) X
Fueling Area Controls (SD-30) X
Hillside Planting And Landscaping (SD-10) X
Wash Water Control For Food Preparation Areas X
Community Car Wash Racks X
PA2022-0242
14
Source Control BMP Implementation
Please describe implementation frequency and the party responsible for implementation of each Source
Control BMP. N1 - Education For Property Owners/Tenants And Occupants: Implementation Frequency: Ongoing – information distributed to relevant parties. Responsible Party: Owner Property owner shall be responsible for providing practical information on general good housekeeping for
BMPs and other tasks which may contribute to protection of stormwater quality on an ongoing basis. This information shall be provided to any contractor providing maintenance services. N2 - Activity Restrictions Implementation Frequency: Ongoing – information distributed to relevant parties. Responsible Party: Owner There shall be no discharge of fertilizer, pesticides, debris, or other wastes into the street or proposed storm
drain facilities. All debris shall be collected and deposited in the designated trash collection area. Any
existing conditions, covenants and restrictions (CCRs) prepared by the Homeowner’s Association must also be implemented and adhered to. N4 – BMP Maintenance Implementation Frequency: Per Section V Responsible Party: Owner
The homeowner shall be responsible for implementation of applicable Structural & Non-structural BMPs as
well as their respective schedules for inspection and maintenance cleaning of all applicable structural BMP facilities. Owner shall coordinate with a maintenance contractor or staff in disposing of collected debris and water pollutants.
N11 – Common Area Litter Control Implementation Frequency: Daily Responsible Party: Owner
The homeowner (and relevant maintenance contractor) shall be responsible for required weekly maintenance and trash pick up within project area. Daily inspections of trash receptacles and waste storage areas will be conducted to ensure ground is free and clear of excess trash and ensure these areas are isolated and contained. The homeowner’s responsibility regarding litter controls shall include the following: emptying of trash receptacles, noting of disposal violations (by the maintenance contractor) and investigating or reporting
such violations as necessary.
N14 – Common Area Catch Basin Inspection (CASQA BMP Handbook SC-74)
Implementation Frequency: Annually, Weekly Responsible Party: Owner The homeowner (and relevant maintenance person/contractor) shall be responsible for inspecting, cleaning, and maintaining on-site storm drain facilities. Cleaning should take place in early fall prior to the start of the rainy season. Facilities include all onsite area drains and storm drain lines to they are free of trash and debris
and flowing freely. Basins should be inspected on a weekly basis for debris.
PA2022-0242
15
(S3) Trash and Waste Storage Area (CASQA SD-32): Implementation Frequency: Proposed area to be inspected daily. Responsible Party: Owner Proposed trash areas will be designed with enclosures to prevent contact and/or contamination of stormwater runoff. Drainage and runoff from adjacent areas shall be diverted around the storage area, and trash will be
removed weekly and disposed of offsite by a City approved waste management company. The area will be checked daily for other debris and overfilling. Trash storage area to be maintained and designed as per CASQA SD-32 standard.
PA2022-0242
16
Other BMPs
Other BMPs or devices incorporated to remove pollutants from runoff leaving the project site, which may
or may not include Treatment Control BMPs (see Technical Guidance Document Section 4.6), are not required for Non-Priority Projects though may be appropriate under certain conditions. Please provide details on any other BMPs selected for this project.
Not applicable.
PA2022-0242
17
Section V: Inspection and Maintenance Responsibilities
BMPs implemented for Non-Priority Projects must be inspected and maintained post-construction for proper effectiveness into perpetuity. Please document BMP inspection and maintenance information within the table
below. See Technical Guidance Document Section 7 for additional information.
BMP Inspection / Maintenance
BMP Reponsible Party(s) Inspection / Maintenance Activities Required Minimum Frequency of Activities
Education for Homeowner and/or Maintenance Contractor. Owner
Information to be
distributed and kept up to date.
Information is to be obtained by the homeowner and distributed to
relevant occupants/contractors upon hire or as new information becomes available.
Activity Restrictions Owner Adhere to existing CCR’s. Ongoing
Common Area Litter
Control Owner Inspection of site and
trash receptacles.
Trash receptacles and site are to be inspected daily for containment and excess or dispersed trash collection and
disposal.
Trash Storage Area (SD-32) Owner Inspection of site and trash/waste storage area.
The trash/waste storage area is to be inspected daily to ensure receptacles are not overfilled as well as isolation from potential
contact with stormwater runoff. Receptacles are to be emptied and disposed of offsite weekly
by a city approved agency.
Infiltration Trench Owner
Inspection of components and materials for clogging or damage.
Check drainage after large rain events. Ensure storm drain
system is clear and water is flowing to infiltration trench.
PA2022-0242
18
Section VI: Plot Plan
A plot plan must be provided that contains the following project features:
• Each facility and its intended function (if multiple facilities and uses are present onsite)
• Areas of outdoor activities (if applicable)
• Applicable Structural Source Control BMPs and any Treatment Control BMPs
• Drainage flow information
• Storm drain facilities
• Relationship between onsite drainage and offsite drainage The plot plan must contain the following labels:
• Title Block
o Drainage Plot Plan o Project Name o Address o Owner
o Label plot as “Section VI”
• Legend
• North Arrow
• Scale Project proponents should submit the plot plan with BMP details in electronic drawing or GIS format.
PA2022-0242
N25°48'14"E 80.00'
N25°48'39"E 80.00'
15.80'
15.80'N64°08'40"W 30.00'N64°08'40"W 29.99'E. BALBOA BOULEVARDOCEAN FRONTEXISTING BUILDING
N.A.P
EXISTING BUILDING
N.A.P<<<<<<<<
<<<<<<<<<<<<<<<<<<<<<<<<<<<<N14
S1
N14
S1
N14
S1
PROPOSED
RESIDENTIAL
BUILDING
PROPOSED
ROOF DRAIN
PROPOSED
ROOF DRAIN
BMP-1: BOTTOMLESS INFILTRATION TRENCH
PER DETAIL "A", THIS SHEET
TREATED RUNOFF AND
OVERFLOWS DISCHARGE
TO E. BALBOA BOULEVARD
PROPOSED ROOF DRAIN CONNECTION
W/ FILTER INSERT FOR PRETREATMENT,
PER DETAIL "B", THIS SHEET
OVERFLOW OUTLET TO
GUTTER IN PUBLIC ROW
PROPOSED ROOF DRAIN
CONNECTION W/ FLOGARD FILTER
PER DETAIL "B", THIS SHEET <<<<TREATED RUNOFF AND
OVERFLOWS DISCHARGE
TO E. BALBOA BOULEVARD
<<<LEGEND
PROPOSED CONCRETE
PROPOSED WALL
PROPOSED BUILDING LIMITS
PROPERTY LINE
CENTERLINE
PREPARED BY:
1123 BALBOA PARTNERS, LLC
1123 BALBOA BLVD E
NEWPORT BEACH CA 92661
PREPARED FOR:
PROJECT SITE AREAS:
ELEMENT EXISTING PROPOSED
TOTALPROJECT SITE
IMPERVIOUSAREA
PERVIOUSAREA
2,400 SF(0.055 AC)
2,343 SF(97.6%)
57 SF(2.4%)
2,400 SF(0.055 AC)
2,400 SF(100.0%)
0 SF(0.0%)
ALL ROOF DRAINS SHOWN ARE IN
APPROXIMATE LOCATIONS. REFER
TO SEPARATE PLUMBING PLANS
(SEPARATE PERMIT, BY OTHERS).
ROOF DRAIN NOTE:
SITE-WIDE BMP'S:
N-1
N-2
N-11
EDUCATION FOR PROPERTY OWNERS, TENANTS AND OCCUPANTS
ACTIVITY RESTRICTIONS
COMMON AREA LITTER CONTROL
OWNER
OWNER
OWNER
BMP DESCRIPTION RESPONSIBLE
PARTY
BMP KEY NOTES:
N-4
N-11
N-15
BMP MAINTENANCE
COMMON AREA LITTER CONTROL
COMMON AREA CATCH BASIN INSPECTION
STREET SWEEPING PRIVATE STREETS AND PARKING LOTS
OWNER
OWNER
OWNER
OWNER
BMP
SYMBOL DESCRIPTION RESPONSIBLE
PARTY
BMP-1: BOTTOMLESS INFILTRATION TRENCH
NOT TO SCALE
A
SURFACE FLOW (OFFSITE)
SURFACE FLOW (ONSITE)
STORM DRAIN LINE
ROOF DOWN DRAIN
DMA BOUNDARY<ROOF AREA (IMPERVIOUS)
INFILTRATION TRENCH BMP
SAGE MODERN
601 4TH STREET - UNIT 129
SAN FRANCISCO, CA 94107
CONTACT: BLAIR
TEL: (415) 531-1880
SECTION VI
N-14
OLDCASTLE FLOGARD DOWNSPOUT FILTER
NOT TO SCALE
B
PA2022-0242