HomeMy WebLinkAboutPA2023-0027_20230131_WQHP dated 01-25-23Preliminary Water Quality & Hydrology
Plan (pWQHP)
Project Name:
Pine Knot Motel
PLAN CHECK NO. ____-2023
6302 W. Coast Highway
Newport Beach, CA
Por. Lot 3, and Lots 4, 5, & 6 of Seashore Colony Tract
APN: 045-084-09
Prepared for:
6302 Investment, LLC
865 Production Place
Newport Beach, CA 92663
Tel: (949) 524-0562
Prepared by:
TOAL ENGINEERING, INC.
139 Avenida Navarro
San Clemente, CA 92672
Tel: (949) 492-8586 Adam L. Toal, RCE 59275
atoal@toalengineering.com
DATE PREPARED: 1/25/2023
Priority Project Water Quality & Hydrology Plan (WQHP)
Project: Pine Knot Motel
Owner: 6302 Investment, LLCDerral McGinnis, c/o South Coast Architects Owner’s Cer•fica•on
Toal JN:23002 Page i
This Water Quality & Hydrology Plan (WQHP) has been prepared for 6302 Investment, LLC by
Toal Engineering, Inc. The WQHP is intended to comply with Newport Beach Municipal Code
(NBMC) Section 21.35.050 requiring 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 WQHP. An appropriate number of
approved and signed copies of this document shall be available on the subject site in perpetuity.
Owner:
Title
Company 6302 Investment, LLC
Address 865 Production Place, Newport Beach, CA 92663
Email
Telephone #(949) 524-0562
I understand my responsibility to implement the provisions of this WQHP 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.xxxx-2023
Tract/Parcel Map and
Lot(s) No.
Por. Lot 3 and
Lots 4, 5, & 6
Seashore Colony Tract
Building Permit
No.
TBD
Address of Project Site and APN
(If no address, specify Tract/Parcel Map and Lot Numbers)
6302 W. Coast Highway
Newport Beach, CA
APN: 045-084-09
Priority Project Water Quality & Hydrology Plan (WQHP) Project: Pine Knot Motel
Owner: 6302 Investment, LLC Table of Contents
Toal JN: 23002 Page iii
Contents Page No.
Section I Permit(s) and Water Quality Conditions of Approval or Issuance .......... 1
Section II Project Description .................................................................................. 2
Section III Site Description ........................................................................................ 5
Section IV Best Management Practices (BMPs) ........................................................ 8
Section V Inspection/Maintenance Responsibility for BMPs ................................. 18
Section VI BMP Exhibit (Site Plan) .......................................................................... 19
Section VII Educational Materials ............................................................................. 20
Attachments
Attachment A . .............................................................. BMP Fact Sheets and Calculations
Attachment B . .................................................................................. Educational Materials
Attachment C . .................................................................. Operations & Maintenance Plan
Attachment D . .................................................................................... Geotechnical Report
Priority Project Water Quality & Hydrology Plan (WQHP) Project: Pine Knot Motel
Owner: 6302 Investment, LLC Section I
Toal JN: 23002 Page 1
Section I Permit(s) and Water Quality Conditions of Approval or
Issuance
Project Infomation
Permit/Application No.
(If applicable) TBD
Grading or Building
Permit No.
(If applicable)
____-2023
Address of Project Site (or Tract
Map and Lot Number if no
address) and APN
6302 W. Coast Highway
Newport Beach, CA
APN: 045-084-09
Water Quality Conditions of Approval or Issuance
Water Quality Conditions of
Approval or Issuance applied to
this project. (Please list verbatim.)
Newport Beach Municipal Code Section 21.35.050:
A. A WQHP shall be required for a development of water quality
concern that requires a coastal development permit and has
the potential for adverse water quality or hydrologic impacts to
coastal waters.
3. Seventy-Five (75) Percent Impervious Surface Area.
Development where seventy-five percent or more of the
sites surface area will be impervious surfaces.
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: Santa Ana River
The Santa Ana River Watershed is covered by the “One Water, One
Watershed Plan Updated 2018” adopted by the Commission of the Santa
Ana Watershed Project Authority on February 19, 2019. To comply with
water quality objectives therein, this project shall meet NPDES water
quality regulatory requirements.
The Santa Ana River is not a 303(d) listed waterbody by the California
State Water Board (Santa Ana – Region 8), and thus there are no priority
pollutants of concern or associated TMDLs for the Santa Ana River.
Priority Project Water Quality & Hydrology Plan (WQHP) Project: Pine Knot Motel
Owner: 6302 Investment, LLC Section II
Toal JN: 23002 Page 2
Section II Project Description
II.1 Project Description
Description of Proposed Project
Development Category
(From Newport Beach
Municipal Code Section
21.35.050):
A. A WQHP shall be required for a development of water quality
concern that requires a coastal development permit and has the
potential for adverse water quality or hydrologic impacts to coastal
waters.
3. Seventy-Five (75) Percent Impervious Surface Area. Development
where seventy-five percent or more of the sites surface area will
be impervious surfaces.
Project Area (ft2): 5,708 Number of Dwelling Units: N/A SIC Code: 7011
Project Area
Pervious Impervious
Area
(acres or sq ft) Percentage Area
(acres or sq ft) Percentage
Pre-Project Conditions 1,653 sq.ft. 29% 4,055 sq.ft. 71%
Post-Project Conditions 1,168 sq.ft. 20% 4,540 sq.ft. 80%
Drainage
Patterns/Connections See Section III.2.
Narrative Project
Description:
(Use as much space as
necessary.)
The project consists of demolishing the front 32’ of the existing motel
building to construct a new two-story addition (with lobby, lounge, and
hotel room on the ground floor, and two rooms and a covered deck on
the second floor), removing and replacing the walkways and planters
within the interior courtyard, and reconstructing the parking stalls
accessed from the adjacent alley.
The remaining portion of the existing motel building and motel room
entry paving (~3,105 sq. ft.) is designated to remain and will be
protected in place.
Priority Project Water Quality & Hydrology Plan (WQHP) Project: Pine Knot Motel
Owner: 6302 Investment, LLC Section II
Toal JN: 23002 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
Nutrients E N
Heavy Metals E N
Pathogens (Bacteria/Virus) E N
Pesticides E N
Oil and Grease E N
Toxic Organic Compounds E N
Trash and Debris E N
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 Figure 3 in Appendix XVI.3 ofthe North Orange County Technical Guidance
Document (TGD). See Figure 3 in Attachment A of this report.
Priority Project Water Quality & Hydrology Plan (WQHP) Project: Pine Knot Motel
Owner: 6302 Investment, LLC Section II
Toal JN: 23002 Page 4
II.4 Post Development Drainage Characteristics
Post-project runoff will be collected by a system of area drain inlets and underground drain pipes,
then routed to an on-site BMP for stormwater treatment, before flowing into a storm water pump
vault for discharge through the curb face into Coast Highway. Runoff exceeding the BMP design
treatment threshold will bypass the system and flow directly to the storm water pump vault.
II.5 Property Ownership/Management
Property Owner: 6302 Investment, LLC
The property owner, 6302 Investment 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.
Priority Project Water Quality & Hydrology Plan (WQHP) Project: Pine Knot Motel
Owner: 6302 Investment, LLC Section III
Toal JN: 23002 Page 5
Section III Site Description
III.1 Physical Setting
Name of Planned Community/Planning Area
(if applicable) N/A
Location/Address 6302 W. Coast Highway, Newport Beach, CA
General Plan Land Use Designation CV – Visitor Serving Commercial
Zoning CV – 0.5 FAR – Visitor Serving Commercial
Acreage of Project Site 8,913 s.f. (0.205 ac) – 5,708 sq. ft. disturbed
Predominant Soil Type HSG-D
Priority Project Water Quality & Hydrology Plan (WQHP) Project: Pine Knot Motel
Owner: 6302 Investment, LLC Section III
Toal JN: 23002 Page 6
III.2 Site Characteristics
Site Characteristics
Precipitation Zone 0.70-inch (TGD Figure XVI-1). See Attachment A.
Topography
The subject property is a rectangular shaped lot on the east side of
W. Coast Highway, bound to the south by Prospect Street, to the
north by an alley, and to the east by a private parking lot. The site
is essentially flat, with surface elevations ranging from 9.2’ to 9.7’.
The site is currently occupied by the motel.
Drainage
Patterns/Connections
Existing drainage patterns/connections
Runoff collects on the surface until it percolates into the ground, or
migrates toward the alley and adjacent streets during peak storm
events. On-site drainage problems have been noted by the owner.
Proposed drainage patterns/connections
See discussion in Section II.4
Soil Type, Geology, and
Infiltration Properties
Per the project geotechnical report prepared by R McCarthy
Consulting, Inc. entitled “Geotechnical Investigation, Proposed Motel
Renovations and Replacement Addition, …” dated May 4, 2022
(hereafter Soils Report), the surficial site soils are Marine deposits
and beach sand deposits consisting predominantly of sands and
silts within the upper 10 feet.
Per the County of Orange Hydrologic Soil Group GIS Maps, the
project is within an area designated Soil Type D.
Hydrogeologic
(Groundwater)
Conditions
Per the Soils Report, “groundwater was encountered in the borings
at a depth of approximately 5 feet.”
Geotechnical Conditions
(relevant to infiltration)
Per the Soils Report, “on-site water infiltration is allowable for dry
weather runoff and light rain events.” However, the TGD excludes
the use of Infiltration BMPs when the separation between
infiltrating surface and groundwater table is less than 5 feet.
Off-Site Drainage N/A.
Utility and Infrastructure
Information
Public and private utilities are already in place for this property.
Priority Project Water Quality & Hydrology Plan (WQHP) Project: Pine Knot Motel
Owner: 6302 Investment, LLC Section III
Toal JN: 23002 Page 7
III.3 Watershed Description
Receiving Waters Santa Ana River
303(d) Listed Impairments None. See Section I.
Applicable TMDLs None. See Section I.
Pollutants of Concern for
the Project N/A
Environmentally Sensitive
and Special Biological
Significant Areas
None.
Priority Project Water Quality & Hydrology Plan (WQHP) Project: Pine Knot Motel
Owner: 6302 Investment, LLCDerral McGinnis, c/o South Coast Architects Section IV
Toal JN: 23002 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) N/A
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).
• A properly designed biotreatment system may only be considered if infiltration,
harvest and use, and evapotranspiration (ET) cannot be feasibly implemented
for the full design capture volume. In this case infiltration, harvest and use, and
ET practices must be implemented to the greatest extent feasible and
biotreatment may be provided for the remaining 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 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. 𝐷𝐷𝐷𝐷𝐷𝐷=𝐷𝐷 × 𝑑𝑑 × 𝐴𝐴 𝐷𝐷= (0.75 × 𝑖𝑖𝑖𝑖𝑖𝑖+ 0.15)= 0.75 × 0.80 + 0.15 = 0.75 , where imp = 0.80 𝑑𝑑= 0.70 𝑖𝑖𝑖𝑖. 𝐴𝐴= 5,708 𝑠𝑠𝑠𝑠.𝑓𝑓𝑓𝑓. 𝐷𝐷𝐷𝐷𝐷𝐷= 0.75 x 0.70 𝑖𝑖𝑖𝑖.x 5,708 𝑠𝑠.𝑓𝑓.x �1 𝑓𝑓𝑓𝑓.12 𝑖𝑖𝑖𝑖.�=250 𝑐𝑐𝑓𝑓
Priority Project Water Quality & Hydrology Plan (WQHP) Project: Pine Knot Motel
Owner: 6302 Investment, LLCDerral McGinnis, c/o South Coast Architects Section IV
Toal JN: 23002 Page 9
IV.2. Site Design and DrainageIV.2.1 Site Design BMPs
The project incorporates the following Site Design practices:
- Minimize/Disconnect Impervious Areas (by providing planters, gravel areas, and other
pervious surfaces between, and adjacent to, the buildings, parking lot, and walkways;
impervious surfaces shall be designed to drain to these pervious areas, where possible).
- Minimize Construction Footprint (construction will be limited to only the areas designated
for improvements; a portion of the existing motel is designated “existing, to remain”).
- Re-Vegetate Disturbed Areas (disturbed areas not designated for impervious covering shall
be re-planted in accordance with the project landscape plans).
Existing site drainage problems do not allow for preservation of existing drainage patterns, although
the time of concentration should be similar post-development. Infiltration capacity is limited to the
surface only due to shallow groundwater, and there are no sensitive areas, slopes, channels, or
vegetation on-site that requires protection.
IV.2.2 Drainage Management Area (DMA)
The project will be treated as a single Drainage Management Area, DMA-1. The selected BMP for
this project is Proprietary Biofiltration sized using the flow-based capture efficiency method per the
TGD (see Attachment A for BMP Fact Sheets, Manufacturer information, and sizing calculations).:
DMA Area (sq. ft.) % Impervious BMP Type Sizing
1 5,708 0.80 BIO-7: Proprietary Biotreatment SWQDF
See discussion for the selected Biotreatment BMP in Section IV.3.4.
See the WQMP Site Plan provided in Section VI of this report for locations of site improvements,
drainage system, and Biotreatment BMP.
The GIS coordinates for the Proprietary Biotreatment BMP are: 33.62695, -117.94960.
Priority Project Water Quality & Hydrology Plan (WQHP) Project: Pine Knot Motel
Owner: 6302 Investment, LLCDerral McGinnis, c/o South Coast Architects Section IV
Toal JN: 23002 Page 10
IV.3 LID BMP Selection and Project Conformance Analysis
IV.3.1 Hydrologic Source Controls (HSCs)
The Hydrologic Source Controls 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?
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)
Other:
Other:
Other:
Other:
Other:
Other:
Other:
Other:
Infiltration HSCs are not implemented for this project due to shallow groundwater and Type D
soils. Impervious area dispersion is utilized locally, where feasible, but the effects of these limited
areas do not affect the BMP calculations for the selected Proprietary Biofiltration BMP (See Section
IV.3.4).
Priority Project Water Quality & Hydrology Plan (WQHP) Project: Pine Knot Motel
Owner: 6302 Investment, LLCDerral McGinnis, c/o South Coast Architects Section IV
Toal JN: 23002 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:
Infiltration BMPs are not implemented for this project due to shallow groundwater and Type D
soils. See Infiltration BMP Feasibility Worksheet in Attachment A.
Priority Project Water Quality & Hydrology Plan (WQHP) Project: Pine Knot Motel
Owner: 6302 Investment, LLCDerral McGinnis, c/o South Coast Architects Section IV
Toal JN: 23002 Page 12
IV.3.3 Evapotranspiration, Rainwater Harvesting BMPs
The Evapotranspiration / Rainwater Harvesting 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?
All HSCs; See Section IV.3.1
Surface-based infiltration BMPs
Biotreatment BMPs
Above-ground cisterns and basins
Underground detention
Other:
Use of Evapotranspiration / Rainwater Harvesting BMPs is not feasible due to lack of demand for
storm water reuse as irrigation water. See Worksheet J in Attachment A.
Priority Project Water Quality & Hydrology Plan (WQHP) Project: Pine Knot Motel
Owner: 6302 Investment, LLCDerral McGinnis, c/o South Coast Architects Section IV
Toal JN: 23002 Page 13
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
Other:
Description
The BMP for this project is Proprietary Biofiltration (BIO-7), selected due to infiltration and
rainwater harvesting infeasibility, as well as space and topography constraints related to the
proposed site redevelopment. The proposed system is a 4x4 MWS Linear by Contech Engineered
Solutions, placed adjacent to the ADA parking stall. Collected site runoff enters the pretreatment
area for filtration, then flows horizontally through biofilter media before leaving the unit. Peak
flows exceeding the design treatment capacity are able to bypass internally. All runoff discharged
from the MWS Linear is then pumped into Coast Highway for collection by the existing public
storm drain system. See WQMP BMP Exhibit in Section VI.
Sizing
The selected Proprietary Biotreatment BMP is sized using the flow-based capture efficiency per the
TGD. The project area measuring 5,708 sq. ft., with an impervious surface area of 80%, yields a
capture efficiency flowrate of 0.026 cfs (See Worksheet D in Attachment A). The selected 4x4 MWS
Linear device has a standard treatment flowrate of 0.052 cfs, and is appropriately sized for
treatment of the project area. In consideration of possible future development, Toal Engineering
calculated the post-development capture efficiency flowrate for the entire site to be ~0.042 cfs.
Thus, the selected MWS Linear device is adequately sized for treatment of runoff from the entire
site.
Priority Project Water Quality & Hydrology Plan (WQHP) Project: Pine Knot Motel
Owner: 6302 Investment, LLCDerral McGinnis, c/o South Coast Architects Section IV
Toal JN: 23002 Page 14
IV.3.5 Hydromodification Control BMPs
Per Section II.3 of this WQHP, 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
Use of Treatment Control BMPs is not required for this project since project conformance criteria
are met through the use of a Biofiltration BMP.
Priority Project Water Quality & Hydrology Plan (WQHP) Project: Pine Knot Motel
Owner: 6302 Investment, LLCDerral McGinnis, c/o South Coast Architects Section IV
Toal JN: 23002 Page 15
IV.3.8 Non-structural Source Control BMPs
The following Non-Structural Source Control BMPs shall be incorporated into the project.
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
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.
Priority Project Water Quality & Hydrology Plan (WQHP) Project: Pine Knot Motel
Owner: 6302 Investment, LLCDerral McGinnis, c/o South Coast Architects Section IV
Toal JN: 23002 Page 16
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 private
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.
Priority Project Water Quality & Hydrology Plan (WQHP) Project: Pine Knot Motel
Owner: 6302 Investment, LLCDerral McGinnis, c/o South Coast Architects Section IV
Toal JN: 23002 Page 17
IV.4 Alternative Compliance Plan (If Applicable)
An Alternative Compliance Plan was not considered for this project since treatment of project
runoff has been addressed using BMPs discussed earlier in Section IV.
IV.4.1 Water Quality Credits
Determine if water quality credits are applicable for the project.
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.
IV.4.2 Alternative Compliance Plan Information
N/A. Describe an alternative compliance plan (if applicable).
Priority Project Water Quality & Hydrology Plan (WQHP) Project: Pine Knot Motel
Owner: 6302 Investment, LLC Section V
Toal JN: 23002 Page 18
Section V Inspection/Maintenance Responsibility for BMPs
See Operations and Maintenance Plan in Attachment C – to be included in Final WQHP.
Priority Project Water Quality & Hydrology Plan (WQHP) Project: Pine Knot Motel
Owner: 6302 Investment, LLC Section VI
Toal JN: 23002 Page 19
Section VI BMP Exhibit (Site Plan)
VI.1 BMP Exhibit (Site Plan)
See WQMP BMP Exhibit on the following page.
PROSPECT STREET
CO
A
S
T
H
I
G
H
W
A
Y
ALLEY
EXISTING BUILDING
TO REMAIN
EXISTING BUILDING
TO REMAIN
F.F.= 9.75
PAD= ____
F.F.= 9.75
PAD= ____
NO PARKING
1 3 9 A v e n i d a N a v a r r o
San Cle m ente , CA 9 26 72
9 4 9 .4 9 2 .8 5 8 6
www.toa lengi nee ring.com
C I V I L E N G I NE ER I NG
L A N D S U R V E Y I N G
STORMWATER QUALITY
23002
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PRELIMINARY PLAN
NOT FOR CONSTRUCTION
1/8" = 1'
N/A11/19/21
1/25/23
M.F.B.
A.L.T.
A.L.T.
1 1
WQ1
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EXISTING MOTEL IMPROVEMENTS TO REMAIN
RUNOFF FLOW DIRECTION
CONCRETE SURFACE (IMPERVIOUS)
DRAIN INLET / DOWNSPOUT
WQMP LEGEND
PROPOSED DRAIN LINE
LID/TREATMENT BMP
STORMWATER PUMP
BMP TABLE
PROJECT INFORMATION:PROPOSED MOTEL BUILDING
Priority Project Water Quality & Hydrology Plan (WQHP) Project: Pine Knot Motel
Owner: 6302 Investment, LLC Derral McGinnis, c/o South Coast Architects Section VII
Toal JN 23002 Page 20
Section VII Educational Materials
Refer to the Orange County Stormwater Program (ocwatersheds.com) for a library of
materials available. For Final WQHP Only - 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.
Educational 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
Priority Project Water Quality & Hydrology Plan (WQHP) Project: Pine Knot Motel
Owner: 6302 Investment, LLC Derral McGinnis, c/o South Coast Architects
Toal JN 23002
ATTACHMENT A
BMP FACT SHEETS AND
CALCULATIONS
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ORANGE COUNTYORANGE COUNTY
LOS ANGELES COUNTYLOS ANGELES COUNTY
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SUBJECT TO FURTHER REVISION
03.67.21.8
Miles
06123
Kilometers
LEGEND
Orange County Precipitation Stations
24 Hour, 85th Percentile Rainfall (Inches)
24 Hour, 85th Percentile Rainfall (Inches) - Extrapolated
City Boundaries
Rainfall Zones
Design Capture Storm Depth (inches)
0.65"
0.7
0.75
0.80
0.85
0.90
0.95
1.00
1.10"
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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Cleveland
National Forest
San Bernardino
County
Riverside County
South Orange
County
Newport Bay
Watershed
Stabilized by
Grade Control
Structure
San Gabriel-Coyote Creek
Watershed
Anaheim Bay-
Huntington Harbor
Watershed
Peters
Canyon
Reservoir
Olive
Hills
Kraemer
Basin
Carbon
Canyon
Walnut
Canyon
Reservoir
Irvine
Lake
Anaheim
Lake
Warner
Basin
Miller
Retarding
Basin
Bartlett
Retarding
Basin
Fletcher
Retarding
Basin
SOUTHPARK
PUMP
STATION
Villa
Park Dam
Yorba Linda
Reservoir
Sources: Esri, DeLorme, NAVTEQ, USGS, Intermap, iPC, NRCAN, Esri Japan, METI, Esri China (Hong Kong), Esri (Thailand), TomTom, 2012
FIGURE
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!I 0 12,000 24,000
Feet
Susceptibility
Potential Areas of Erosion, Habitat, &
Physical Structure Susceptibility
Channel Type
Earth (Unstable)
Earth (Stabilized)
Stabilized
Tidel Influence
<= Mean High Water Line (4.28')
Water Body
Basin
Dam
Lake
Reservoir
Forest Areas
Cleveland National Forest
Federal Lands
Amarus Salt Marsh
Sources: Esri, DeLorme, NAVTEQ,
USGS, Intermap, iPC, NRCAN, Esri
Japan, METI, Esri China (Hong
Kong), Esri (Thailand), TomTom,
2012
686&(37,%,/,7<0$383$7( )(%
Section IV.3.2
Infiltration BMPs
Table 2.7: Infiltration BMP Feasibility Worksheet
Infeasibility Criteria Yes No
1
Would Infiltration BMPs pose significant risk for
groundwater related concerns? Refer to Appendix
VII (Worksheet I) for guidance on groundwater-related
infiltration feasibility criteria.
X
Provide basis: Groundwater was encountered at a depth of 5’ below grade per Geotechnical Investigation
report by R McCarthy Consulting, Inc. dated May 4, 2022 (File No. 8667-00).
2
Would Infiltration BMPs pose significant risk of
increasing risk of geotechnical hazards that cannot
be mitigated to an acceptable level? (Yes if the
answer to any of the following questions is yes, as
established by a geotechnical expert):
• The BMP can only be located less than 50 feet
away from slopes steeper than 15 percent
• The BMP can only be located less than eight feet
from building foundations or an alternative setback.
• A study prepared by a geotechnical professional or
an available watershed study substantiates that
stormwater infiltration would potentially result in
significantly increased risks of geotechnical hazards
that cannot be mitigated to an acceptable level.
X
Provide basis:
Despite the aforementioned observed groundwater depth of 5’ below grade, R McCarthy Consulting, Inc. states that “from a geotechnical standpoint, on-site water infiltration is allowable for dry weather runoff and light rain events. A minimum setback of 3 feet from the nearest foundation is recommended.”
3 Would infiltration of the DCV from drainage area violate
downstream water rights? X
Provide basis: N/A
Table 2.7: Infiltration BMP Feasibility Worksheet (continued)
Partial Infeasibility Criteria Yes No
4
Is proposed infiltration facility located on HSG D soils or
the site geotechnical investigation identifies presence of soil
characteristics which support categorization as D soils?
X
Provide basis: The site is within an area designated as Hydrologic Soil Group “D” per the County of Orange
Hydrologic Soil Group GIS Map.
5
Is measured infiltration rate below proposed facility
less than 0.3 inches per hour? This calculation shall be
based on the methods described in Appendix VII.
-
Provide basis:
N/A - Measured infiltration rate not provided due to positive response to Item #4 and geotechnical concerns discussed in response to Items #2.
6
Would reduction of over predeveloped conditions cause
impairments to downstream beneficial uses, such as
change of seasonality of ephemeral washes or
increased discharge of contaminated groundwater to
surface waters?
-
Provide citation to applicable study and summarize findings relative to the amount of infiltration
that is permissible:
Summarize findings of studies provide reference to studies, calculations, maps, data sources, etc. Provide narrative discussion of study/data source applicability.
7
Would an increase in infiltration over predeveloped
conditions cause impairments to downstream
beneficial uses, such as change of seasonality of
ephemeral washes or increased discharge of
contaminated groundwater to surface waters?
-
Provide citation to applicable study and summarize findings relative to the amount of infiltration
that is permissible:
Summarize findings of studies provide reference to studies, calculations, maps, data sources,
etc. Provide narrative discussion of study/data source applicability.
Table 2.7: Infiltration BMP Feasibility Worksheet (continued)
Infiltration Screening Results (check box corresponding to result):
8
Is there substantial evidence that infiltration from the project would result in a significant increase in I&I to the sanitary
sewer that cannot be sufficiently mitigated? (See Appendix XVII) Provide narrative discussion and supporting evidence:
Summarize findings of studies provide reference to studies, calculations, maps, data sources, etc. Provide narrative
discussion of study/data source applicability.
-
9
If any answer from row 1-3 is yes: infiltration of any volume is not feasible within the DMA or equivalent.
Provide basis: See narrative for Items #1 and #4 herein.
INFILTRATION IS NOT FEASIBLE
10
If any answer from row 4-7 is yes, infiltration is permissible but is not presumed to be feasible for the entire DCV. Criteria for designing biotreatment BMPs to achieve the
maximum feasible infiltration and ET shall apply. Provide basis:
-
11 If all answers to rows 1 through 11 are no, infiltration of the full DCV is potentially feasible, BMPs must be designed to
infiltrate the full DCV to the maximum extent practicable.
-
Section IV.3.3
Rainwater Harvesting BMPs
Worksheet J: Summary of Harvested Water Demand and Feasibility
1 What demands for harvested water exist in the tributary area (check all that apply):
2 Toilet and urinal flushing □
3 Landscape irrigation □
4 Other: ______________________________________________________ □
5 What is the design capture storm depth? (Figure III.1) d 0.70 inches
6 What is the project size? A 0.132 ac
7 What is the acreage of impervious area? IA 0.104 ac
For projects with multiple types of demand (toilet flushing, irrigation demand, and/or other demand)
8 What is the minimum use required for partial capture? (Table
X.6) gpd
9 What is the project estimated wet season total daily use (Section X.2)? gpd
10 Is partial capture potentially feasible? (Line 9 > Line 8?)
For projects with only toilet flushing demand
11 What is the minimum TUTIA for partial capture? (Table X.7)
12 What is the project estimated TUTIA?
13 Is partial capture potentially feasible? (Line 12 > Line 11?)
For projects with only irrigation demand
14 What is the minimum irrigation area required based on conservation landscape design? (Table X.8) = 0.77 * 0.104 = 0.08 ac
15 What is the proposed project irrigated area? (multiply conservation landscaping by 1; multiply active turf by 2) 0.028 ac
16 Is partial capture potentially feasible? (Line 15 > Line 14?) NO
Provide supporting assumptions and citations for controlling demand calculation: The value of 0.77 on Line 14 is taken from the referenced table (X.8 in the TGD) for the Irvine ET Station at the specified design capture storm depth of 0.70 The proposed landscaping utilizes conservation design, so the irrigated area is multiplied by 1 (Line 15).
Section IV.3.4
Biotreatment BMPs
Worksheet D: Capture Efficiency Method for Flow-Based BMPs
DMA - 1
1 Enter the time of concentration, Tc (min) (See Appendix IV.2)Tc=5 min
2
Using Figure III.4, determine the design intensity at which the
estimated time of concentration (Tc) achieves 80% capture
efficiency, I1
I1=0.26 in/hr
3 Enter the effect depth of provided HSCs upstream, dHSC
(inches) (Worksheet A)dHSC=0 inches
4 Enter capture efficiency corresponding to dHSC, Y 2 (Worksheet
A)Y2=0 %
5
Using Figure III.4, determine the design intensity at which the
time of concentration (Tc) achieves the upstream capture
efficiency(Y2), I2
I2=0 in/hr
6 Determine the design intensity that must be provided by BMP,
Idesign = I 1I2 Idesign=0.26 in/hr
1 Enter Project area tributary to BMP (s), A (sf)A=5,708 sf
Enter Project area tributary to BMP (s), A (acres)A=0.131 acres
2 Enter Project Imperviousness, imp (unitless) imp=0.80
3 Calculate runoff coefficient, C= (0.75 x imp) + 0.15 C=0.75
4 Calculate design flowrate, Q design= (C x i design x A)Qdesign=0.026 cfs
Provide time of concentration assumptions:
Minimum allowable time of concentration for small lot = 5 minutes.
Step 1: Determine the design capture storm depth used for calculating volume
Step 2: Calculate the design flowrate
Supporting Calculations
Describe system:
MWS Linear by Contech Engineered Solutions LLC
Graphical Operations
Worksheet D: Capture Efficiency Method for Flow-Based BMPs
DMA - 1
1 Enter the time of concentration, Tc (min) (See Appendix IV.2)Tc=5 min
2
Using Figure III.4, determine the design intensity at which the
estimated time of concentration (Tc) achieves 80% capture
efficiency, I1
I1=0.26 in/hr
3 Enter the effect depth of provided HSCs upstream, dHSC
(inches) (Worksheet A)dHSC=0 inches
4 Enter capture efficiency corresponding to dHSC, Y 2 (Worksheet
A)Y2=0 %
5
Using Figure III.4, determine the design intensity at which the
time of concentration (Tc) achieves the upstream capture
efficiency(Y2), I2
I2=0 in/hr
6 Determine the design intensity that must be provided by BMP,
Idesign = I 1I2 Idesign=0.26 in/hr
1 Enter Project area tributary to BMP (s), A (sf)A=8,813 sf
Enter Project area tributary to BMP (s), A (acres)A=0.202 acres
2 Enter Project Imperviousness, imp (unitless) imp=0.87
3 Calculate runoff coefficient, C= (0.75 x imp) + 0.15 C=0.80
4 Calculate design flowrate, Q design= (C x i design x A)Qdesign=0.042 cfs
Provide time of concentration assumptions:
Minimum allowable time of concentration for small lot = 5 minutes.
Step 1: Determine the design capture storm depth used for calculating volume
Step 2: Calculate the design flowrate
Supporting Calculations
Describe system:
MWS Linear by Contech Engineered Solutions LLC
Graphical Operations
Priority Project Water Quality & Hydrology Plan (WQHP) Project: Pine Knot Motel
Owner: 6302 Investment, LLC Derral McGinnis, c/o South Coast Architects
Toal JN 23002
ATTACHMENT B
EDUCATION MATERIALS
Priority Project Water Quality & Hydrology Plan (WQHP) Project: Pine Knot Motel
Owner: 6302 Investment, LLC Derral McGinnis, c/o South Coast Architects
Toal JN 23002
ATTACHMENT C
OPERATION & MAINTENANCE PLAN
Attachments
Attachment A
Operations and Maintenance Plan
BMP Applicable? Yes/No
BMP Name and BMP Implementation, Maintenance and Inspection Procedures Implementation, Maintenance, and Inspection Frequency and Schedule Person or Entity with Operation & Maintenance Responsibility
Non-Structural Source Control BMPs
Yes N1. Education for Property Owners, Tenants and Occupants.
The property owner, managers, employees, and maintenance staff shall be familiar with this WQMP in its entirety. Practical information materials shall be provided to all employees and staff at time of hire. These materials shall be initially developed and provided by the developer.
Owner shall keep up to date with BMP requirements. Annual review (minimum). Owner
Yes N2. Activity Restrictions.
Owner, manager, employees, and maintenance staff shall avoid hosing down and air-blowing flatwork, and otherwise directing surface trash and debris toward on-site drainage inlets; these areas shall be swept and collected debris disposed of in the proper receptacle.
Activity restrictions shall be followed on an on-going basis. Owner, staff and/or maintenance contractors
Yes N3. Common Area Landscape Management.
Maintain landscape areas to minimize erosion and over-irrigation, control pesticide and fertilizer use, remove pet waste and debris, and ensure proper filtration. Procedures for BMPs N11 and N14, as listed in this table, shall be implemented as part of this BMP for this motel/hotel development.
Keep garden areas clean, planted, and weed free. Maintain irrigation system (valve run times, sprinkler heads, coverage, etc.) in proper working order. Keep inlet grates clean and clear of debris. Weekly inspection suggested; once per month (minimum)
Owner via maintenance contractors
Yes N4. BMP Maintenance. Inspect and maintain all BMPs as described herein.
All BMPs shall be inspected (1) prior to Oct. 1st each year; (2) during each month between October 1st and April 30th each year; and (3) at least twice during the dry season. More thorough inspection shall be performed if ponding water sits for more than 48 hours following any rain event. Individual BMPs may have more frequent inspection and maintenance requirements as described herein.
Owner via maintenance contractors
No N5. Title 22 CCR Compliance
No N6. Local Water Quality Permit Compliance
BMP Applicable? Yes/No
BMP Name and BMP Implementation, Maintenance and Inspection Procedures Implementation, Maintenance, and Inspection Frequency and Schedule Person or Entity with Operation & Maintenance Responsibility
No N7. Spill Contingency Plan
No N8. Underground Storage Tank Compliance
No N9. Hazardous Materials Disclosure Compliance
No N10. Uniform Fire Code Implementation
Yes N11. Common Area Litter Control. Pick up debris and trash to maintain a clean site, especially around trash receptacles and within the parking lot.
Daily. Owner, staff, and/or maintenance contractors
Yes N12. Employee Training
The managers, employees, and maintenance staff shall be familiar with this WQMP in its entirety. Practical information materials shall be provided to all employees and staff at time of hire. These materials shall be initially developed and provided by the developer.
Annual review (minimum). Owner
No N13. Housekeeping of Loading Docks
Yes N14. Common Area Catch Basin Inspection. Inspect drain inlets and catch basins. Clean prior to storm season and as necessary no later than Oct. 1st each year. Keep grates in landscape areas clear of debris.
Quarterly inspection recommended. Complete maintenance, as necessary.
Annual inspection (minimum)
Owner via maintenance contractors
No N15. Street Sweeping Private Streets and Parking Lots.
Structural Source Control BMPs
No S1. Provide Storm Drain System Stenciling and Signage
No S2. Design Outdoor Hazardous Material Storage Areas to Reduce Pollutant Introduction
Yes S3. Design Trash Enclosures to Reduce Pollutant Introduction
Trash areas shall be enclosed and covered, or otherwise protected from storm runoff and wind. Container lids shall be closed when not in use. The area around the trash enclosure shall be kept clear of trash and debris.
Keep trash storage areas clean and orderly. Weekly inspection (minimum) Owner via maintenance contractors
BMP Applicable? Yes/No
BMP Name and BMP Implementation, Maintenance and Inspection Procedures Implementation, Maintenance, and Inspection Frequency and Schedule Person or Entity with Operation & Maintenance Responsibility
Yes S4. Use Efficient Irrigation Systems and Landscape Design Maintain irrigation system (valve run times, sprinkler heads, coverage, etc.) in proper working order.
Weekly inspection is recommended.
Monthly (minimum)
Owner via maintenance contractors
No S5. Protect Slopes and Channels
No S6. Loading Dock Areas
No S7. Maintenance Bays and Docks
No S8. Vehicle Wash Areas
No S9. Outdoor Processing Areas
No S10. Equipment Wash Areas
No S11. Fueling Areas
No S12. Hillside Landscaping
No S13. Wash Water Controls for Food Preparation Areas
No S14. Community Car Wash Racks
BMP Name and BMP Implementation, Maintenance and Inspection Procedures Implementation, Maintenance, and Inspection Frequency and Schedule Person or Entity with Operation & Maintenance Responsibility
Low Impact Development BMPs
BIO-7: Proprietary Biotreatment
• Vegetation shall be maintained in a healthy condition.
• Remove trash and sediment from separation chamber.
• Replace media in filter cartridges.
• Replace media in drain down filter.
• Inspect monthly; trim every 6 to 12 months.
• Every 12 to 24 months; modify as needed.
• Every 12 to 24 months; modify as needed.
• Every 12 to 24 months; modify as needed.
Owner via maintenance contractors
Storm Water Lift Station (pump vault)
• Inspect tank to verify drawdown has occurred.
• Clean out tank to verify proper drainage and pump performance.
• 72 hours after rain events
• Quarterly, and as needed during inspections.
Owner via maintenance contractors
Required Permits
No permits are required for the implementation, operation, and maintenance of the BMPs listed in this WQMP.
Forms to Record BMP Implementation, Maintenance, and Inspection
A sample form for use in recording implementation, maintenance, and inspection of BMPs is included at the end of this Plan.
Recordkeeping
All records must be maintained for at least five (5) years and must be made available for review
upon request.
Today’s Date:
Name of Person Performing Activity (Printed):
Signature:
BMP Name (As Shown in O&M Plan) Brief Description of Implementation, Maintenance, and Inspection Activity Performed
Priority Project Water Quality & Hydrology Plan (WQHP) Project: Pine Knot Motel
Owner: 6302 Investment, LLC Derral McGinnis, c/o South Coast Architects
Toal JN 23002
ATTACHMENT D
GEOTECHNICAL REPORT