HomeMy WebLinkAboutPA2023-0056_20230608_Revised WQMP1
NON-PRIORITY PROJECT WATER QUALITY PLAN
(NPP)
For:
303 Fernleaf Avenue
303 Fernleaf Avenue Corona Del Mar, CA 92625 Lot Number 3/232
Prepared for: 303 Fernleaf Partners, LLC
601 4th Street #129
San Francisco, CA 94107 Blair Porteous (415) 319-5566
Prepared by:
Commercial Development Resources (CDR) 695 Town Center Drive Suite 110 Costa Mesa, CA 92626
Aaron Albertson
(949) 610-8997 aalbertson@cdrwest.com 02/28/2023
Reviewed for compliance with the Local Implementation Plan:
_____________________________ Chief Building Official Date
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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.
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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.
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Non-Priority Project Water Quality Plan Contents Section I: General Information……………………….……………………………….. 5 Section II: Project Description……………………………………………………….... 7 Section III: Site Description……………………………………………………….……8
Section IV: Best Management Practices (BMPs)…………………...............................9 Section V: Inspection and Maintenance Responsibilities…………………………... 16 Section VI: Plot Plan…………………………………………………………….……. 18 References:
Model WQMP
Technical Guidance Document
California BMP Handbooks
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Non-Priority Project Water Quality Plan
Section 1 – General Information
See Technical Guidance Document Section 2.2.1 for additional information.
Project Name 303 Fernleaf Avenue
Tract
Lot 3/232 APN 052-021-08
Planning Area Corona del Mar Village
Prepared For:
Owner/Developer 303 Fernleaf Partners, LLC
Address 301 4th Street #129
San Francisco, CA 94107
Phone (415) 319-5566 Fax
Prepared by:
Name Commercial Development Resources (CDR)
Address 695 Town Center Drive Suite 110 Costa Mesa, CA 92626
Phone (949) 610-8997
Email aalbertson@cdrwest.com Fax N/A
Dates: Date Prepared 02/28/2023
Date(s) Revised
Date Finalized
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Owner’s Certification
This Non-Priority Project Water Quality Plan has been prepared for:
Owner/Developer Name 303 Fernleaf Partners, LLC
By:
Preparer’s Name Commercial Development Resources (CDR)
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 Porteous
Title Owner
Company 303 Fernleaf Partners, LLC
Address 601 4th Street #129
San Francisco, CA 94107
Phone (415) 610-8997
Date
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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 owned by 303 Fernlead Partners, LLC.
Project Description
Proposed redevelopment includes residential units with sidewalks, driveways, parking spaces, and landscape.
Existing site consist of residential units with sidewalks, driveways, parking spaces, and landscape. The site’s Expected pollutants generated by the proposed redevelopment include suspended solid/sediments, nutrients,
pathogens (bacteria/virus), pesticides, oil & grease, and trash & debris. Proposed development includes 3,684
SF impervious area and 68 SF pervious area.
Paved Areas
Paved areas include the home’s driveway on the northwest side of the lot and the patio on the southeast side
of the lot.
Landscaped Areas
Proposed development includes landscape area along the southeast property line.
Potential Stormwater Pollutants (see Technical Guidance Document Section 2.2.2)
Suspended solid/sediments, nutrients, pathogens (bacteria/virus), pesticides, oil & grease, and trash & debris
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Section III: Site Description
See Technical Guidance Document Section 2.3 for additional information. Address 303 Fernleaf Avenue
Planning Area Corona del Mar Village
Land Use Multiple Unit Residential (RM-D, 20.0 - 29.9 DU/AC) Zoning Multi-Unit Residential (RM)
Acreage 0.086
Predominant Soil Type Hydrologic Soils Group C
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.
Existing site drainage is split into two directions. Approximately half of the property drains to the existing alley along the northwest property line. The other half of the property drains southeast towards Fernleaf
Avenue.
Proposed development will be graded to direct runoff to onsite catch basins. All catch basins will discharge
to the proposed storm drain lines where runoff will be conveyed to the bottomless infiltration trench along the northwest property line.
Pre-Project Pervious Conditions
Area (acres or sq ft) Percentage
Pervious 1,327 SF (0.03 AC) 35%
Impervious 2,425 SF (0.06 AC) 65%
Completed Project Pervious Conditions
Area (acres or sq ft) Percentage
Pervious 68 SF (0.00 AC) 2% Impervious 3,684 SF (0.08 AC) 98%
Watershed Information
Your local municipality stormwater program management staff may assist you with this information.
Watershed Newport Bay
Receiving Waters Newport Bay-Lower, Pacific Ocean
303(d) Impairments Chlordane, Copper, DDT, Indicator Bacteria, Nutrients, PCBs, Sediment Toxicity TMDLs Nutrients, Pathogens, Pesticides
Known ESAs N/A
Known ASBSs N/A
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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 N/A
Downspout Dispersion N/A
Downspout Infiltration N/A
Amended Soils Over Tight
Underlying Soils N/A
Street Trees, Canopy
Interception N/A
Residential Rain Barrels Not
Actively Managed N/A
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Site Design BMPs (continued)
Name Check If Included Brief Description
Infiltration
Bioretention without Underdrains N/A
Rain Gardens N/A
Porous Landscaping N/A
Infiltration Planters N/A
Retention Swales N/A
Infiltration Trenches X Onsite runoff is directed to an infiltration trench along the northwest property line. Infiltration trencn overflow will spill over to the existing alley and continue existing offsite drainage pattern.
Infiltration Basins N/A
Drywells N/A
Subsurface Infiltration Galleries N/A
French Drains N/A
Permeable Asphalt N/A
Permeable Concrete N/A
Permeable Concrete Pavers N/A
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Site Design BMPs (continued)
Name Check If Included Brief Description
Evapotranspiration
Green Roofs, Brown Roofs, Blue Roofs
N/A
Rainwater Harvesting
Above-ground Rain Barrels
N/A
Above-ground Cisterns
N/A
Underground Tanks
N/A
Biotreatment
Bioretention with Underdrains
N/A
Stormwater Planter Boxes with Underdrains
N/A
Rain Gardens with Underdrains
N/A
Constructed Wetlands
N/A
Vegetated Swales
N/A
Vegetated Filter Strips
N/A
Compost-Amended Road Shoulders
N/A
Proprietary (Ready-To-Install) Vegetated Biotreatment Systems
N/A
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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
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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
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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 this sheet 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.
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(SD-12) Efficient Irrigation Systems (CASQA SD-12): Implementation Frequency: Proposed area to be inspected monthly. Responsible Party: Owner Verify that landscape design continues to function properly by adjusting properly to eliminate overspray to hardscape areas, and to verify that irrigation timing and cycle lengths are adjusted in accordance with water
demands, given time of year, weather, day or night-time temperatures based on system specifications and local climate patterns.
(SD-32) 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.
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. N/A
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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.
Common Area Catch Basin Inspection Owner
Common area catch basins to
be inspected for defects and possible illegal dumping. Collected materials are to be removed and medium pouches
shall be inspected for defects
and continued serviceability.
At least three times per year. Inspect prior to start of rainy season (10/1) and after significant storm
events.
Trash and Waste Storage Area Controls 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.
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Efficient Irrigation Systems Owner
Verify that landscape design continues to function properly
by adjusting properly to eliminate overspray to hardscape areas, and to verify that irrigation timing and cycle lengths are adjusted in
accordance with water demands, given time of year, weather, day or night-time temperatures based on system specifications and local climate
patterns.
Monthly
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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.
N4
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SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD
SD SD
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SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD
SD
SD
SD
SD
SD
SD SD
DMA A10.086 AC
PROPOSED BUILDING
PROP. STORM
DRAIN LINE
PROP. STORM
DRAIN LINE
PROP. STORMDRAIN LINE
PROJECT SITEBOUNDARY
PROJECT SITEBOUNDARY
PROJECT SITEBOUNDARY
PROJECT SITEBOUNDARY
BMP-1: BOTTOMLESS
TRENCH DRAIN
EX BUILDING
(N.A.P)
EX BUILDING
(N.A.P)
PROPOSED PARKING
ROOF
EX-1
NPP PWQMP
0101
VICINITY MAP
CIVIL ENGINEER:
COSTA MESA, CA 92626
695 TOWN CENTER DRIVE, SUITE 110
COMMERCIAL DEVELOPMENT RESOURCES
OWNER
303 FERNLEAF PARTNERS, LLC
SITE ADDRESS
CORONA DEL MAR, CA 92626
303 FERNLEAF AVENUE
SOILS ENGINEER
COSTA MESA, CA 92627
375-C MONTE VISTA AVENUE
EGA CONSULTANTS, INC.
ARCHITECT:
SAN FRANCISCO, CA 94107
601 4TH STREET #129
SAGEMODERN
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SAN FRANCISCO, CA 94107
601 4TH STREET #129
of
TEL: (415) 319-5566
CONTACT: AARON ALBERTSON, P.E.
TEL:(949) 610-8997
CONTACT: BLAIR PORTEOUS
TEL: (949) 642-9309
EXHIBIT A: BMP PLOT PLAN
A
NOT TO SCALE
BOTTOMLESS TRENCH DRAIN
SITE-WIDE BMP'S:
N-1
N-2
N-4
N-11
EDUCATION FOR PROPERTY OWNERS, TENANTS AND OCCUPANTS
ACTIVITY RESTRICTIONS
BMP MAINTENANCE
COMMON AREA LITTER CONTROL
OWNER
OWNER
OWNER
OWNER
BMP DESCRIPTION RESPONSIBLE
PARTY
BMP KEY NOTES:
N-4
N-10
N-11
N-15
S-12
BMP MAINTENANCE
UNIFORM FIRE CODE IMPLEMENTATION
COMMON AREA LITTER CONTROL
COMMON AREA CATCH BASIN INSPECTION
STREET SWEEPING PRIVATE STREETS AND PARKING LOTS
EFFICIENT IRRIGATION SYSTEMS
TRASH AND WATER STORAGE AREA CONTROLS
OWNER
OWNER
OWNER
OWNER
OWNER
OWNER
BMP
SYMBOL DESCRIPTION RESPONSIBLE
PARTY
PROJECT SITE AREAS:
ELEMENT EXISTING PROPOSED
TOTALPROJECT SITE
IMPERVIOUSAREA
PERVIOUSAREA
3,753 SF(0.086 AC)
2,425 SF(65%)
1,327 SF(35%)
3,753 SF(0.086 AC)
3,684 SF(98%)
68 SF(2%)
LEGEND:
LANDSCAPE AREA (PERVIOUS)
BUILDING/ROOF AREA (IMPERVIOUS)
PROPERTY LINE
CENTERLINE
DIRECTION OF SURFACE FLOW (OFFSITE)
DIRECTION OF SURFACE FLOW (ONSITE)
PRIVATE STORM DRAIN LINE
DMA BOUNDARY
N-14
NUMBER DATE
REVISIONS
APP'V'D BENCHMARK:
SD
AJCHECKED BY:
DRAWN BY:
DATE:
PLANS PREPARED BY:
AARON M. ALBERTSON DATE
R.C.E. 65513, EXP. 9/30/23
12/05/2022
02/20/2023
303 FERNLEAF AVENUE
CORONA DEL MAR, CA 92625
APN: 052-021-08
SHEETDEVELOPER:
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TEL: (415) 319-5566
SD
S-32 OWNER