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Storm Water Management Facilities Maintenance Agreement 2018-0292649RECORDING REQUESTED BY: City of Poway AND WHEN RECORDED MAIL TO: City Clerk City of Poway PO Box 789 Poway, CA 92074-0789 DOC# 2018-0292649 111111 VIII VIII VIII IIII 111111 VIII VIII VIII VIII VIII IIIA IIII IIII Jul 18, 2018 02:46 PM OFFICIAL RECORDS Ernest J. Dronenburg, Jr., SAN DIEGO COUNTY RECORDER FEES: $0.00 (SB2 Atkins: $0.00) PCOR: N/A PAGES: 50 Storm Water Management Facilities Maintenance Agreement G16-0013 (Please fill in documenttitle(s) on this line) 1 ❑ Exempt from fee per GC27388.1 due to being recorded in connection with concurrent transfer that is subject to the imposition of documentary transfer tax, or, 2 ❑ Exempt from fee per GC27388.1 due to being recorded in connection with a transfer that was subject to documentary transfer tax which was paid on document recorded previously on (date) as document number of Official Records, or, 3 ❑ Exempt from fee per GC27388.1 due to the maximum fees being paid on documents in this transaction, or, 4 F] Exempt from fee per GC27388.1 due to the maximum fees having been paid on documents in the transaction(s) recorded previously on (date) as document number(s) of Official Records, or 5 D Exempt from fee per GC27388.1; document transfers real property that is a residential dwelling to an owner -occupier, or, 6 ❑ Exempt from fee per GC27388.1 due to being recorded in connection with concurrent transfer that is a residential dwelling to an owner -occupier, or, 7 ❑ Exempt from fee per GC27388.1 due to it being recorded in connection with a transfer of real property that is a residential dwelling to an owner -occupier. The recorded document transferring the dwelling to the owner -occupier was recorded on (date) as document number(s) , or, 8 ❑ Exempt from the fee per GC 27388.1 (a) (1); Not related to real property, or, 9 ❑✓ Exempt from fee under GC27388.1 for the following reasons: Grant of Easement to the Citv - See oaae 3. section 4 THIS PAGE ADDED TO PROVIDE SENATE BII12 EXEMPTION INFORMATION (Additional recording fee applies) RECORDING REQUESTED BY: CITY OF POWAY AND WHEN RECORDED MAIL TO: CITY CLERK CITY OF POWAY P 0 BOX 789 POWAY, CA 92074 (THIS SPACE FOR RECORDER'S USE) 323-500-24, 323-500-17, 323-500-16, & 323-091-10 STORM WATER MANAGEMENT FACILITIES MAINTENANCE AGREEMENT Ridgeview Industrial II (G16-0013) The undersigned grantor(s) declares: Documentary Transfer Tax is $ -0- pursuant to R & T Code 11922 (conveyance to a Government Agency) This AGREEMENT for the maintenance and repair of certain Storm Water Management Facilities is entered into between the Property Owner(s) HCP LS Poway I, LLC and HCP LS Poway II, LLC, (hereinafter referred to collectively as "OWNER") and the City of Poway (hereinafter referred to as "CITY") for the benefit of the CITY, the OWNER, the successors in interest to the CITY or the OWNER, and the public generally. WHEREAS, OWNER is the owner of certain real property located in the City of Poway, California, more particularly described as Lots 5, 6, and 7 of City of Poway Tract 98-05, in the City of Poway, County of San Diego, State of California, according to map thereof No. 13852, filed in the Office of the County Recorder of San Diego County, September 17, 1999, and Parcel 3 of City of Poway TPM 06-04, in the City of Poway, County of San Diego, State of California, according to parcel map No. 21053, filed in the Office of the County Recorder of San Diego County, June 25, 2013 (hereinafter referred to as the "PROPERTY"), which is being developed into three industrial buildings, in accordance with applications for a Development Review 16-011 and Grading Permit Number G16-0013, which are on file with the CITY. This Agreement is required as a condition of approval for such development. WHEREAS, in accordance with the City of Poway's Stormwater Management and Discharge Control Ordinance, Poway Municipal Code, Chapter 13 and 16 (the "Stormwater Ordinance"), the City of Poway Subdivision Ordinance, the City of Poway Zoning Ordinance, the City of Poway Grading Ordinance and/or other ordinances or regulations of CITY which regulate land development and urban runoff, OWNER has proposed that storm water runoff from the PROPERTY be managed by the use of the following Storm Water Management Facilities which are identified as "Best Management Practices" or "BMPs": Biofiltration basins located throughout the site as shown in Exhibit "A" on sheets 4 through 7 of Appendix A. The precise locations and extent of the BMPs are indicated in the approved Storm Water Quality Management Plan, dated April 26, 2017, and on the approved grading plans on file with CITY's Development Services Department as G16-0013. The manner and standards by which the BMPs must be repaired and maintained in order to retain their effectiveness and the approximate location of the BMPs are as set forth in the Operation and Maintenance Plan (hereinafter "O&M PLAN"), which is attached hereto and incorporated herein as Exhibit "A". Because additional impervious area may require the addition of or alteration of storm water management areas and strategies, no impervious area may be added to the project site without prior approval from the City Engineer. Additional imperious area includes, but is not limited to, patio covers, hardscape improvements, and building additions. WHEREAS, OWNER's representations that the BMPs will be maintained have been relied upon by CITY in approving OWNER's development applications. It is the purpose of this Agreement to assure that the BMPs are maintained, by creating obligations that are enforceable against the OWNER and the OWNER's successors in interest in the PROPERTY. It is intended that these obligations be enforceable notwithstanding other provisions related to BMP maintenance that are provided by law. NOW, THEREFORE, for consideration of (a) CITY's approval of the above development applications and (b) the mutual covenants set forth herein, IT IS HEREBY AGREED AS FOLLOWS: Maintenance of Storm Water Management Facilities. OWNER agrees, for itself and its successors in interest, to all or any portion of the PROPERTY, to comply in all respects with the requirements of the Stormwater Ordinance with regards to the maintenance of BMPs, and in particular agrees to perform, at its sole cost, expense and liability, the following "MAINTENANCE ACTIVITIES": all inspections, cleaning, repairs, servicing, maintenance and other actions specified in the O&M PLAN, with respect to all of the BMPs listed above, at the times and in the manner specified in the O&M PLAN. OWNER shall keep records of this maintenance and provide copies of such records and annual certification of maintenance as requested by CITY. OWNER shall initiate, perform and complete all MAINTENANCE ACTIVITIES at the required time, without request or demand from CITY or any other agency. OWNER further agrees that "MAINTENANCE ACTIVITIES" shall include replacement or modification of the BMPs in the event of failure. Replacement shall be with an identical type, size and model of BMP, except that: (a) The City Engineer may authorize substitution of an alternative BMP if he or she determines that it will be as effective as the failed BMP; and (b) If the failure of the BMP, in the judgment of the City Engineer, indicates that the BMP in use is inappropriate or inadequate to the circumstances, the BMP must be modified or replaced with a more effective BMP to prevent future failure in the same or similar circumstances. 2. Notices. OWNER further agrees that it shall, prior to transferring ownership of any land on which any of the above BMPs are located, or any lot or portion of the PROPERTY which is served by the above BMPs, and also prior to transferring ownership of any such BMP, provide clear written notice of the above described maintenance obligations to the transferee. 3. CITY's Right to Perform Maintenance. It is agreed that CITY shall have the right, but not the obligation, to elect to perform any or all of the MAINTENANCE ACTIVITIES if, in the CITY's sole judgment, OWNER has failed to perform the same. Such maintenance by the CITY shall be conducted in accordance with the nuisance abatement procedures set forth in Poway Municipal Code Chapter 8.72. In the case of maintenance performed by the CITY, it may be performed by CITY forces, or a contractor hired by the CITY, at the CITY's sole election. It is recognized and understood that the CITY makes no representation that it intends to or will perform any of the MAINTENANCE ACTIVITIES, and any election by CITY to perform any of the SWMFMA Ridgeview 11 (G16-0013) Page 2 MAINTENANCE ACTIVITIES shall in no way relieve OWNER of its continuing maintenance obligations under this agreement. If CITY elects to perform any of the MAINTENANCE ACTIVITIES, it is understood that CITY shall be deemed to be acting as the agent of the OWNER and said work shall be without warranty or representation by CITY as to safety or effectiveness, shall be deemed to be accepted by OWNER "as is", and shall be covered by OWNER's indemnity provisions below. If CITY performs any of the MAINTENANCE ACTIVITIES, after CITY has demanded that OWNER perform the same and OWNER has failed to do so within a reasonable time stated in the CITY's demand, then OWNER shall pay all of CITY's costs incurred in performing the MAINTENANCE ACTIVITIES, plus an administrative fee. OWNER's obligation to pay CITY's costs of performing MAINTENANCE ACTIVITIES is a continuing obligation. If OWNER fails to pay CITY's costs for performing MAINTENANCE ACTIVITIES, CITY may assess a lien on the property or properties of the responsible parties pursuant to the procedures set forth in Poway Municipal Code Chapter 8.72. 4. Grant of Easement to CITY. OWNER hereby grants to CITY a perpetual easement over, under and across all of the PROPERTY, for purposes of accessing the BMPs, inspecting the BMPs, and performing any of the MAINTENANCE ACTIVITIES specified in Paragraph 1 above. CITY shall have the right, at any time and without prior notice to OWNER, to enter upon any part of said area as may be necessary or convenient for such purposes. OWNER shall at all times maintain the PROPERTY so as to make CITY's access clear and unobstructed. 5. Administration of Agreement for CITY. CITY hereby designates the City Engineer as the officer charged with responsibility and authority to administer this Agreement on behalf of CITY. Any notice or communication to the City related to the implementation of this Agreement shall be addressed to: City Engineer City of Poway 13325 Civic Center Drive Poway, CA 92064 Defense and Indemnity. CITY shall not be liable for, and OWNER and its successors in interest shall defend and indemnify CITY and the employees and agents of CITY (collectively "CITY PARTIES"), against any and all claims, demands, liability, judgments, awards, fines, mechanic's liens or other liens, labor disputes, losses, damages, expenses, charges or costs of any kind or character, including attorneys' fees and court costs (hereinafter collectively referred to as "CLAIMS"), related to this Agreement and arising either directly or indirectly from any act, error, omission or negligence of OWNER, OWNER's successors, or their contractors, licensees, agents, servants or employees, including, without limitation, claims caused by the concurrent negligent act, error or omission, whether active or passive, of CITY PARTIES. OWNER shall have no obligation, however, to defend or indemnify CITY PARTIES from a claim if it is determined by a court of competent jurisdiction that such claim was caused by the sole negligence or willful misconduct of CITY PARTIES. Nothing in this Agreement, CITY's approval of the development application or plans and specifications, or inspection of the work is intended to acknowledge responsibility for any such matter, and CITY PARTIES shall have absolutely no responsibility or liability therefore unless otherwise provided by applicable law. 7. Allocation of Costs. Following the sale or transfer of any of the individual residential lots by OWNER, the cost of the MAINTENANCE ACTIVITIES required by this Agreement shall be divided equally by all lot owners, and paid by each lot owner or his or her heirs, assigns and successors in interest. This requirement shall be binding on all lot owners in the subdivision, SWMFMA Ridgeview 11 (G16-0013) Page 3 and each shall be responsible for his or her equal share of the cost associated with the maintenance. 8. Agreement Binds Successors and Runs With the PROPERTY. It is understood and agreed that the terms, covenants and conditions herein contained shall constitute covenants running with the land and shall be binding upon the heirs, executors, administrators, successors and assigns of OWNER and CITY, shall be deemed to be for the benefit of all persons owning any interest in the PROPERTY (including the interest of CITY or its successors in the easement granted herein). It is the intent of the parties hereto that this Agreement shall be recorded and shall be binding upon all persons purchasing or otherwise acquiring all or any lot, unit or other portion of the PROPERTY, who shall be deemed to have consented to and become bound by all the provisions hereof. 9. OWNER's Continuing Responsibilities Where Work Commenced or Permit Obtained. Notwithstanding any other provision of this Agreement, no transfer or conveyance of the PROPERTY or any portion thereof shall in any way relieve OWNER of or otherwise affect OWNER's responsibilities for installation or maintenance of BMPs which may have arisen under the ordinances or regulations of CITY referred to in this Agreement, or other federal, state or CITY laws, on account of OWNER having obtained a permit which creates such obligations or having commenced grading, construction or other land disturbance work. 10. Amendment and Release. The terms of this Agreement may be modified only by a written amendment approved and signed by the Director of Development Services acting on behalf of CITY and by OWNER or OWNER's successor(s) in interest. This Agreement may be terminated and OWNER and the PROPERTY released from the covenants set forth herein, by a release, which CITY may execute if it determines that another mechanism will assure the ongoing maintenance of the BMPs or that it is no longer necessary to assure such maintenance. 11. Governing Law and Severability. This Agreement shall be governed by the laws of the State of California. Venue in any action related to this Agreement shall be in the Superior Court of the State of California, County of San Diego. OWNER hereby waives any right to remove any such action from San Diego County as is otherwise permitted by California Code of Civil Procedure Section 394. In the event that any of the provisions of this Agreement are held to be unenforceable or invalid by any court of competent jurisdiction, the validity, and enforceability of the remaining provisions shall not be affected thereby. IN WITNESS WHEREOF, the parties have executed this Agreement on the dates set forth hereinafter. APN: 323-091-10 OWNER: HCP LS Poway I, LLC. By: ri�,.�6 u Michael Dorris, Vice President APN: 323-500-24, 323-500-17, & 323-500-16 OWNER: HCP LS Poway II, LLC. Michael Dorris, Vice President Date: P Date: f �t SWMFMA Ridgeview 11 (G16-0013) Page 4 CALIFORNIA ALL-PURPOSE ACKNOWLEDGMENT CIVIL CODE § 1189 A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validity of that document. State of California ) County of CifcLQy\ o )Q[I d ) On o before me, Y' S I2 Nd�r� Date Here Insert Name and Title of th Officer personally appeared Micl�ae� Ido (1r1`, Name(6f of SignerW who proved to me on the basis of satisfactory evidence to be the person whose namew'is/� subscribed to the within instrument and acknowledged to me that he/st}k/ty executed the same in hio&/their authorized capacity(iy4 and that by hisf/tt jr signature(�on the instrument the person(e, or the entity.upon behalf of which the persongacte executed the instrument. THERESA SCARLETT COMM. #2185777 Oommission NOTARY PUBLIC• CALIFORNIA SAN DIEGO COUNTY Expires APR 4, 2021 VNN.W W.•h'A1'AV.WA41111V.M111'NYIYKW.•.•l. Place Notary Seal Above 1 certify under PENALTY OF PERJURY under the laws of the State of Califomia that the foregoing paragraph is true and correct. WITNESS my hand and official seal. Signature7k � (-fA ,)r Signature of Notary Public OPTIONAL Though this section is optional, completing this information can deter alteration of the document or fraudulent reattachment of this form to an unintended document. Description of Attached Document Title or Type of Document: Number of Pages: Document Date: Signer(s) Other Than Named Above: Capacity(ies) Claimed by Signer(s) Signer's Name: ❑ Corporate Officer — Title(s): ❑ Partner — ❑ Limited ❑ General ❑ Individual ❑ Attorney in Fact ❑ Trustee ❑ Guardian or Conservator ❑ Other: Signer Is Representing: Signer's Name: ❑ Corporate Officer — Title(s): ❑ Partner — ❑ Limited ❑ General ❑ Individual ❑ Attorney in Fact ❑ Trustee ❑ Guardian or Conservator ❑ Other: Signer Is Representing: (signatures must be notarized) CITY OF POWAY: 4wlld't4c Date: 7161/9 Rollie rt J. Manis Director of Development Services (signature must be notarized) APPROVED AS TO FORM: Office of the City Attorney & ! A- --� Alan Fenstermacher, City Attorney Attachment 1. Certificate of Acceptance 2. Exhibit "A" - O&M Plan APPROVED AS TO CONTENT: Engineering Division / "4e, teven Crosby, P.E. City Engineer Wengsery\Land Development Projects\2016\G16-0013 Ridgeview Industrial II\SWFMA.docx SWMFMA Ridgeview 11 (G16-0013) Page 5 CALIFORNIA ALL-PURPOSE ACKNOWLEDGMENT CIVIL CODE A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validity of that document. State of California County of San Diego ) On -olP before me, Yvonne Mannion Notary Public Date_ Here Insert Name and Title of the Officer personally appeared ipherf" ,J PAAAi s Names) of Signer(s) who proved to me on the basis of satisfactory evidence to be the person(a) whose name(q) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/W/their authorized capacity(os), and that by his/her/tkrefr signature(gon the instrument the person(e), or the entity upon behalf of which the person($} acted, executed the instrument. ------------- YVONNE MANNION Notary Public - California San Diego County Commission M 2201766 My Comm. Expires Jun 18, 2021 I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct. WITNESS my hand and official seal. Signature Signature of Notary Public Place Notary Seal Above OPTIONAL Though this section is optional, completing this information can deter alteration of the document or fraudulent reattachment of this form to an unintended document. Description of Attached Document Title or Type of Document: Sturm laatr/ IYIAAapgMeAt FAtllitles MA nrQllaa�MeAt Document Date: J Number of Pages: Signer(s) Other Than Named Above: Capacity(ies) Claimed by Signer(s) Signer's Name: ❑ Corporate Officer — Title(s): ❑ Partner — ❑ Limited ❑ General ❑ Individual ❑ Attorney in Fact ❑ Trustee ❑ Guardian or Conservator ❑ Other: Signer Is Representing: Signer's Name: ❑ Corporate Officer — Title(s): ❑ Partner — ❑ Limited ❑ General ❑ Individual ❑ Attorney in Fact ❑ Trustee ❑ Guardian or Conservator ❑ Other: Signer Is Representing: o r tl.� I a..L g- WSIM u 101:rr tl•r CERTIFICATE OF ACCEPTANCE (Storm Water Management Facilities Maintenance Agreement) This is to certify that the interest in real property located in the City of Poway conveyed by the Grant of Easement described in Item 4 of the attached document dated HL141 q '?,Ofrom HCP LS Poway I, LLC and HCP LS Poway Il, LLC, to the City of Poway, a political corporation and/or governmental agency, is hereby accepted by the undersigned officer or agent on behalf of the City Council pursuant to authority conferred by Resolution No. 17-007 adopted on April 18, 2017. Dated: 7fi& CITY OF POWAY Seal: By: bert J. Mani epartment of Development ervices _ :�-Al % fA! i'tIF �0 SWMFMA Ridgeview 11 (G16-0013) Page 6 EXHIBIT "A" Storm Water Operations & Maintenance Plan for Ridgeview Phase II DR16-011 Kirkham WAY Poway, CA 92064 APN# 323-500-17, 323-500-16, 323-091-10 PREPARED FOR: HCP Inc. 420 Stevens Ave. Suite 170 Solana Beach, CA 92075 (858)847-9936 DATE: March , 2017 Revised: April, 2017 � ff"'� W - 04/26/2017 regory W. Lang, CE 68075 DATE TABLE OF CONTENTS 1.0 Operation and Maintenance Plan -Responsible Parry...................................3 2.0 Project summary ...............................................................................4 2.1 Project IocationNicinity Map.................................................................4 2.2 Project Description..............................................................................5 2.3 Storm Water Mitigation Site Plan............................................................5 2.4 Existing Drainage Pattern and Storm Drain System.......................................5-6 2.5 Identify Receiving Waters, Watershed and Hydrologic Unit Basin Number ........... 6 2.6 Project Type and Activity.....................................................................7 3.0 Summary of Standard Urban Storm Water Mitigation Plan (SUSWMP)...............7 4.0 Employee Training Program.........................................................8 5.0 Inspection Program....................................................................8 6.0 Maintenance Program.................................................................9 7.0 Record Keeping........................................................................9 8.0 Cost Estimate...........................................................................9 9.0 Engineer of Work Statement.........................................................9 Appendices Appendix A- Storm Water Mitigation Site Map Appendix B - Source Control BMP's Appendix C - Structural Control BMP's Appendix D - Employee Training Program Appendix E - Inspection Program Appendix F - Maintenance Program Appendix G - Cost Estimate 2 Ridgeview Phase II March, 2017 1.0 OPERATION AND MAINTENANCE PLAN — RESPONSIBLE PARTY This Operation and Maintenance Plan addresses the Water Quality issues associated with the proposed permanent BMPs and Water Quality Devices constructed for Ridgeview Phase 11 for the 3 Industrial Center Approved as City of Vista G 16-0013 with respect to everyday Maintenance and Operations. For specific discussion on the selection of BMP's see the City of Poway approved Storm Water Quality Management Plan (SWQMP). HCP LS Poway I, LLC, are the owners of the property, and are the responsible parties for the Operation and Maintenance of the on site BMPs. Contact Information: HCP Inc. Ann.: 462 Stevens Ave. Suite 107 Solana Beach, CA 92075 (858)847-9936 Following the sale or transfer of the property, the Responsible Party for BMP maintenance will be transfer to the Individual Owner. 2.0 Project Site Summary The project site is bordered on the north by Kirkham Way, to the east by a permanent storm water management basin, to the south by Beeler Canyon and to the west by an existing light industrial project on lot 8 of Map 13852. The immediate surrounding area is comprised primarily of industrial and commercial uses as planned for in the South Poway Business Park master plan. Interstate 15 is approximately 5.5 miles to the west of the project site along Scripps Poway Parkway. The project site is currently located in the zone designated as IP, industrial park. 2.1 Vicinity Map: VICINITY MAR NO SCALE Ridgeview Phase II March, 2017 2.2 Project Description: This project will ultimately consist of 3 Industrial buildings. In its development condition, the properties will be have lot line adjustments but will remain as 3 lots. Given that this project creates over 10,000 s.f. of new impervious, it is classified as a "Priority Development" project. As such it is required to comply with local water quality & hydromodification management rules. The improvement plans for this industrial center detail the construction of a bio- retention areas. The bio -retention areas are designed to remove pollutants from the development runoff and comply with hydromodification requirements for the new hardscape. It is the intent of the developer that at buildout, the stormwater bioretention facilities will be constructed on each lot providing a blanket easement for inspection access by the city of Poway and be maintained by the Owner. The project area consists of soil group D with a high runoff potential. The project will not have slopes steeper than 2:1. All slopes will include slope protection for construction and post - construction (San Diego County Soils Interpretation Study Map for Hydrologic Soil Groups). The Grading plan associated with this project is GP16-0013. 2.3 Storm Water Mitigation Site Plan See Appendix A for Storm Water Mitigation Site Plan 2.4 Existing Drainage Pattern and Storm Drain System The site currently does not have any storm drain infrastructure installed on-site, but public storm drain infrastructure is located in the adjacent public right-of-way along Kirkham Way. Storm drain laterals have been installed during the previous mass -grading operations to serve the temporary desilting basins located on the project site under drawing G1164-99 and G1580-07. These stone drain laterals will be used for the new private stone drain systems associated with the project's development where feasible. Presently, the site sheet flows to five (5) temporary desilting basins located within the 4 lots. The site generally drains to the south and to north, east to west toward the public storm drain infrastructure located in Kirkham Way. Runoff from the project site enters the public storm drain system through the existing storm drain laterals, and flows to storm drain outfalls that ultimately discharge into Beeler Canyon. The project site flows into two separate public storm drain systems in Kirkham Way, Lot 7 of Map 13852 enters the westerly public storm drain system and travels to the west. The public storm drain system continues west in Kirkham Way and turns to the south just past the property located at 13875 Kirkham Way and enters a regional storm water quality and detention facility. The storm water captured in this basin is treated for water quality through extended detention and also provides peak flow attenuation for its contributing drainage area. The basin outfalls into Beeler Canyon through a concrete energy dissipater and rip rap apron. The most easterly public storm drain system in Kirkham Way captures flows from the remaining 3 lots. Runoff from Parcel 3 of Map 21053 is collected and conveyed to the existing detention basin built under drawing G1580-07 located northwest of the General Atomics Way and Kirkham Way intersection. The detention basin discharges to the easterly public storm drain in Kirkham Way. Lot 5 and 6 of Map 13852 discharge directly to the easterly public storm drain in Kirkham Way which conveys the flows in a westerly direction before turning in a southerly direction within an easement parallel to the east property line of Lot 7, where the system discharges into Beeler Canyon through a concrete energy dissipater and rip rap apron. Beeler Canyon primarily drains from east to west. The runoff continues flowing to the west where it enters Los Penasquitos Creek west of the intersection of Pomerado Road and Poway Road. Los Penasquitos Creek then flows primarily to the west, under Interstate 15 in Los Penasquitos Canyon. The creek discharges into Los Penasquitos Lagoon, which is located to the northwest of the intersection of Interstate 5 and 805. Los Penasquitos Lagoon ultimately enters the Pacific Ocean at the northerly end of Torrey Pines State Reserve. 2.5 Identify Receiving Waters, Watershed and Hydrologic Unit Basin Number The proposed project is located within the Penasquitos watershed (HU 906) or hydrologic unit and the subwatershed or hydrologic area of Poway 906.20. The surface and groundwater receiving waters located in the area and downstream of this project include Los Penasquitos Creek and Poway Creek. The designated beneficial uses of these waters include AGR, COLD, IND, REC1, REC2, WARM, WILD. The Penasquitos Hydrologic Unit (HU) is approximately 170 square miles in area extending from the cities of San Diego, Poway, Del Mar and unincorporated regions of San Diego County. The major basins within the Los Penasquitos Lagoon watershed are Carroll (Soledad) Canyon, Los Penasquitos Canyon and Carmel Valley. These basins flow in a westerly direction toward the Pacific Ocean. These watersheds drain a highly urbanized region located almost entirely west of Interstate 15 in coastal San Diego County. Elevations within the watershed range from 2,900 feet above mean sea level in the upper watershed to seal level at the outlet. Based on 2010 California 303(d) list of final 2010 integrated report (USEPA Final Approval October 11, 2011) the area polluted at the receiving waterbodies are: Poway Creek and Los Penasquitos Creek (906.20). The Pollutants listed are: Enterococcus, Fecal Coliform, selenium, Total Dissolvent Solids, Total Nitrogen as N, and Toxicity. Please visit: bttr) /Hwww.waterboards.ca.gov/water issues/programs/tmd1/2010state it reports/ca ego.cvS ren ort.shtml Ridgeview Phase II March, 2017 2.6 Project Type and Activities This project consists of the construction of three (3) industrial buildings within 3 lots. The anticipated activities are consistent with normal industrial usages. The anticipated pollutants to be generated by this project during the development process as well as from the intended use of the site are: 1. Sediment 2. Nutrients 3. Heavy Metals 4. Organic Compounds 5. Trash and Debris 6. Oxygen demanding substances 7. Oil and Grease 8. Pesticides 3.0 Summary of Standard Urban Storm Water Mitigation Plan (SUSWMP) Given that this project is a new development that creates over 10,000 s.f of impervious area, it is classified as a "Priority" project. As such it is required to comply with local water quality & hydromodification management rules. The improvement plans for this subdivision detail the construction of buildings, parking lots, loading docks and a bio- retention areas which serves as the primary Treatment Control BMP. The bio -retention areas are designed to remove pollutants from the buildings, parking lots and loading docks runoff and comply with hydromodification requirements for the new hardscape. The sizing and placement of the bio retention facilities are also detailed in the approved Storm Water Quality Management Plan on file with the City of Poway. A summary of the BMP's proposed in the SWQMP is as follows: 1. Site Design BMP's Optimize the site layout; Use pervious surfaces; Disperse runoff; and Design Integrated Management Practices (IMPS) 2. Source Control BMP's Maintain On-site storm drain inlets limit Landscape/ Outdoor Pesticide Use Provide Efficient Irrigation Sweep parking lots 3. Treatment Control BMP's Bio Retention 7 4.0 Employee Training Program At this time, the Legally Responsible persons who will maintain and operate the proposed BMP's are HCP LS Poway I, LLC C/O HCP, Inc. Following the sale of property, the BMP maintenance responsibilities will be transfer to an Individual Owner. It will become the responsibility of the Owner to train personnel in the practices of maintenance and record keeping of the permanent BMP's. All employees designated to work on the BMP's for the project will be trained in a timely fashion, and at a minimum will be trained within one month of hiring. Training and refreshment courses will occur at least one time a year. Training shall include but not be limited to training for the inspection of all Source Control BMP's and Treatment Control BMP's. An example Training Log can be found in Appendix D. Example Inspection sheets can be found in Appendix E. 5.0 Inspection Program The BMP's are to be inspected annually or following significant rain events, at a minimum. Inspections shall be conducted by trained staff. An inspection form is to be completed with each inspection. Inspection logs will be kept for a minimum of five years. In Addition, the BMP's owner must verify annually that the O&M Plan is being implemented by submitting a self -certification statement to the City. The verification must include a record of inspection of the BMP's prior to the rainy season (October I st of each year). See Appendix E for Inspection Log Form. 6.0 Maintenance Program The cost and expense of maintaining the storm water pollution control facilities and permanent BMP's shall be the responsibility of and paid for by the Legally Responsible parties, owner or the heir, assigns and successors in interest of each such owner. These storm water pollution control facilities constructed by the owners, or their successors, include, but are not limited to bio retention facilities, drainage inlets, channel maintenance, etc., all as shown on City approved Water Quality Technical Report on file with the City of Poway. A Maintenance Log will be kept and filled out for each maintenance. The records will be kept for a minimum of five years. See Appendix F for Maintenance Logs. Ridgeview Phase II March, 2017 7.0 Record Keeping The legally responsible person designated in this document will be the source for record keeping. The contact information is contained in Section I of this document. Copies of Training, Inspection and maintenance Logs are contained in the Appendices. These shall be kept for a minimum of five years. 8.0 Cost Estimate See Appendix G for attached Cost Estimate 9.0 Engineer of Work Statement This Operation and Maintenance Plan was prepared by Pasco Laret Suiter & Associates under the supervision of Gregory W. Lang, P.E. '4, �') - �2a, 04/26/2017 regory W. 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Standard and Priority Development Project SWAMP templates are included Appendix A (SIV,QMP Submittal Terrrplates) and can be used to document conformance with the requirements. 4.1 General Requirements (GR) GR -1: Onsite Best Management Practices (BMPs) must be located to remove pollutants from runoff prior to its discharge to any receiving waters, and as close to the source as possible. The location of the BMP affects the ability of the BMP to retain, and/or treat, the pollutants from the contributing drainage area. BMPs must remove pollutants from runoff and should be placed as close to the pollutant source as possible. How to comply Projects shall comply with this requirement by implementing source control (Section 4.2) and site design BMPs (Section 4.3) that are applicable to their project and site conditions GR -2: Structural BMPs must not be constructed within the Waters of the U.S. Construction, operation, and maintenance of a structural BMP in a water body can negatively impact the physical, chemical, and biological integrity, as well as the beneficial uses, of the water body. However, alternative compliance opportunities involving restoration of areas within Waters of the U.S. may be identified by the City. How to comply Projects shall demonstrate compliance with this requirement by showing the location of BMPs on project plans and describe or depict the location of receiving waters GR -3: Onsite BMPs must be designed and implemented with measures to avoid the creation of nuisances or pollution associated with vectors (e.g., mosquitos, rodents, or flies). According to the California Department of Health, structural BMPs that retain standing water for over 96 hours are likely to support mosquito -breeding. Certain site design features that hold standing 4-1 June 2016 Chapter 4: Source Control and Site Design Requirements for All Development Projects water may similarly produce mosquitoes. surface level and accessible to mosquitos. For water retained in biofiltration facilities that are not accessible to mosquitoes, this criteria is not applicable (_e.g., water ponding in the gravel layer, water retained in the amended soil. etc.). 4.2 Source Control (SC) BMP Requirements Source control BMPs avoid and reduce pollutants in storm water runoff Everyday activities, such as recycling, trash disposal and irrigation, generate pollutants that have the potential to drain to the storm water conveyance system. Source control BMPs are defined as an activity that reduces the potential for storm water runoff to come into contact with pollutants. An activity could include an administrative action, design of a structural facility, usage of alternative materials, and operation, maintenance and inspection of an area. Where applicable and feasible, all development projects are required to implement source control BMPs. Source control BMPs (SC -1 through SC -6) are discussed below. PDP Pro ct Form 3, shall be used to document compliance with source control BMP requirements SC -1: Prevent illicit discharges into the storm drain system An illicit discharge is any discharge to the storm drain system that is not composed entirely of storm water except discharges pursuant to a National Pollutant Discharge Elimination System permit and discharges resulting from firefighting activities. Projects must effectively eliminate discharges of non - storm water into the storm drain system. This may involve a suite of housekeeping BMPs which could include effective irrigation, dispersion of non -storm water discharges into landscaping for infiltration, and controlling wash water from vehicle washing. SC -2: Identify the storm drain system using stenciling or signage Storm drain signs and stencils are visible source controls typically placed adjacent to the inlets. Posting notices regarding discharge prohibitions at storm drain inlets can prevent waste -dumping. Stenciling shall be provided for all storm water conveyance system inlets and catch basins within the project area. Inlet stenciling may include concrete stamping, concrete painting, placards, or other methods approved by the City. In addition to storm drain stenciling, projects are encouraged to post signs and prohibitive language (with graphical icons) which prohibit illegal dumping at trailheads, parks, building entrances and public access points along channels and creeks within the project area. SC -3: Protect outdoormatetial storage areas from rainfall, run-on, runoff, and wind dispersal Materials with the potential to pollute storm water runoff shall be stored in a manner that prevents contact with rainfall and storm water runoff. Contarninated runoff shall be managed for treatment and disposal (e.g., secondary containment directed to sanitary sewer). All development projects shall 4-2 June 2016 Chapter 4: Source Control and Site Design Requirements for All Development Projects incorporate the following structural or pollutant control BMPs for outdoor material storage areas, as applicable and feasible: • Materials with the potential to contaminate storm water shall be: o Placed in an enclosure such as, but not limited to, a cabinet, or similar structure, or under a roof or awning that prevents contact with rainfall runoff or spillage to the storm water conveyance system; or o Protected by secondary containment structures such as berms, dikes, or curbs; or o Covered and elevated (e.g. on pallets) to avoid storm water contact • The storage areas shall be paved and sufficiently impervious to contain leaks and spills, where necessary. • The storage area shall be sloped towards a sump or another equivalent measure that is effective to contain spills. • Runoff from downspouts/roofs shall be directed away from storage areas. • The storage area shall have a roof or awning that extends beyond the storage area to minimize collection of storm water within the secondary containment area. A manufactured storage shed may be used for small containers. SC -4: Protect materials stored in outdoor work areas from rainfall, run-on, runoff, and wind dispersal Outdoor work areas have an elevated potential for pollutant loading and spills. All development projects shall include the following structural or pollutant control BMPs for any outdoor work areas with potential for pollutant generation, as applicable and feasible: • Create an impermeable surface such as concrete or asphalt, or a prefabricated metal drip pan, depending on the size needed to protect the materials. • Cover the area with a roof or other acceptable cover. • Berm the perimeter of the area to prevent water from adjacent areas from flowing on to the surface of the work area. • Directly connect runoff to sanitary sewer or other specialized containment system(s), as needed and where feasible. This allows the more highly concentrated pollutants from these areas to receive special treatment that removes particular constituents. Approval for this connection must be obtained from the appropriate sanitary sewer agency. • Locate the work area away from storm drains or catch basins. SC -5: Protect trash storage areas from rainfall, run-on, runoff, and wind dispersal Storm water runoff from areas where trash is stored or disposed of can be polluted. In addition, loose trash and debris can be easily transported by water or wind into nearby storm drain inlets, channels, and/or creeks. All development projects shall include the following structural or pollutant control BMPs, as applicable: • Design trash container areas so that drainage from adjoining roofs and pavement is diverted 4-3 June 2016 Chapter 4: Source Control and Site Design Requirements for All Development Projects around the area(s) to avoid run-on. This can include berming or grading the waste handling area to prevent run-on of storm water. • Ensure trash container areas are screened or walled to prevent offsite transport of trash. • Provide roofs or awnings on all trash enclosures, to minimize exposure. • Locate storm drains away from the immediate vicinity of the trash storage area and vice versa. • Post signs on all dumpsters informing users that hazardous material are not to be disposed. SC -6: Use any additional BMPs determined to be necessary by the City to minimize pollutant generation at each project site Appendix E (BMP design Fact Sheets) provides guidance on permanent controls and operational BMPs that are applicable at a project site based on potential sources of runoff pollutants at the project site. The applicant shall implement all applicable and feasible source control BMPs listed in Appendix E. 4.3 Site Design (SD) BMP Requirements Site design BMPs (also referred to as Low Impact Development (LID) BMPs) are intended to reduce the rate and volume of storm water runoff and associated pollutant loads. Site design BMPs include practices that reduce the rate and/or volume of storm water runoff by minimizing surface soil compaction, reducing impervious surfaces, and/or providing flow pathways that are "disconnected" from the storm drain system, such as by routing flow over pervious surfaces. Site design BMPs may incorporate interception, storage, evaporation, evapotranspiration, infiltration, and/or filtration processes to retain and/or treat pollutants in storm water before it is discharged from a site. Site design BMPs shall be applied to all development projects as appropriate and practicable for the project site and project conditions. Site design BMPs are described in the following subsections. for All Development Projects," or Standard Project Form 4 and PDP Project Form 4 shall be used to document compliance with site design BMP requirements SD -1: Maintain natural drainage pathways and hydrologic features ❑ Maintain or restore natural storage reservoirs and drainage corridors (including topographic depressions, areas of permeable soils, natural swales, and ephemeral and intermittent streams) ❑ Buffer zones for natural water bodies (where buffer zones are technically infeasible, require project applicant to include other buffers such as trees, access restrictions, etc.) 4-4 June 2016 Chapter 4: Source Control and Site Design Requirements for All Development Projects During the site assessment, natural drainages must be identified along with their connection to creeks and/or streams, if any. Natural drainages offer a benefit to storm water management, because the soils and habitat already function as a natural filtering/infiltrating Swale. When determining the development footprint of the site, altering natural drainages should be avoided. By providing a development envelope setback from natural drainages, the drainage can retain some water quality benefits to the watershed. In some situations, site constraints, regulations, economics, or other factors may not allow avoidance of drainages and sensitive areas. Projects proposing to dredge or fill materials in Waters of the U.S. must obtain Clean Water Act Section 401 Water Quality Certification. Projects proposing to dredge or fill waters of the State must obtain waste discharge requirements. Both the 401 Certification and the Waste Discharge Requirements are administered by the San Diego Water Board. The project applicant shall consult the City for other specific requirements. &ef Zk acai Source: County of San Diego LID Handbook Projects can incorporate SD -1 into a project by implementing the following planning and design phase techniques as applicable and practicable: • Evaluate surface drainage and topography in considering selection of Site Design BMPs that will be most beneficial for a given project site. Where feasible, maintain topographic depressions for infiltration. • Optimize the site layout and reduce the need for grading. Where possible, conform the site layout along natural landforms, avoid grading and disturbance of vegetation and soils, and replicate the site's natural drainage patterns. Integrating existing drainage patterns into the site plan will help maintain the site's predevelopment hydrologic function. • Preserve existing drainage paths and depressions, where feasible and applicable, to help maintain the time of concentration and infiltration rates of runoff, and decrease peak flow. • Structural BMPs cannot be located in buffer zones if a State and/or Federal resource agency (e.g. San Diego Regional Water Quality Control Board (SDRWQCB), California Department of Fish and Wildlife; U.S. Army Corps of Engineers, etc.) prohibits maintenance or activity in the area. SD -2: Conserve natural areas, soils, and vegetation ❑ Conserve natural areas within the project footprint including existing trees, other vegetation, and soils To enhance a site's ability to support source control and reduce runoff, the conservation and restoration of natural areas must be considered in the site design process. By conserving or restoring the natural drainage features, natural processes are able to intercept storm water, thereby reducing the amount of runoff. 4-5 June 2016 Chapter 4: Source Control and Site Design Requirements for All Development Projects dele%mwr _ et, ve,,Aopv Creek Px., LA i9 � cant ,1 r, s The upper soil layers of a natural area contain organic material, soil biota, vegetation, and a configuration favorable for storing and slowly conveying storm water and establishing or restoring vegetation to stabilize the site after construction. The canopy of existing native trees and shrubs also provide a water conservation benefit by intercepting rain water before it hits the ground. By minimizing disturbances in these areas, natural processes are able to intercept storm water, providing a water quality benefit. By keeping the development concentrated to the least environmentally sensitive areas of the site and set back from natural areas, storm water runoff is reduced, water quality can be improved, environmental impacts can be decreased, and many of the site's most attractive native landscape features can be retained. In some situations, site constraints, regulations, economics, and/or other factors may not allow avoidance of all sensitive areas on a project site. Project applicant shall consult the City for specific requirements for mitigation of removal of sensitive areas. Projects can incorporate SD -2 by implementing the following planning and design phase techniques as applicable and practicable: Identify areas most suitable for development and areas that should be left undisturbed. Additionally, reduced disturbance can be accomplished by increasing building density and increasing height, if possible. • Cluster development on least -sensitive portions of a site while leaving the remaining land in a natural undisturbed condition. 4-6 June 2016 Chapter 4: Source Control and Site Design Requirements for All Development Projects • Avoid areas with thick, undisturbed vegetation. Soils in these areas have a much higher capacity to store and infiltrate runoff than disturbed soils, and reestablishment of a mature vegetative community can take decades. Vegetative cover can also provide additional volume storage of rainfall by retaining water on the surfaces of leaves, branches, and trunks of trees during and after storm events. Preserve trees, especially native trees and shrubs, and identify locations for planting additional native or drought -tolerant trees and large shrubs. LEAST SENSITIVE 1. AREAS DEVOIDOF VEGETATION, INCLUDING PREVIOUSLY GRADED AREAS AND AGRICULTURAL FIELDS 2. AREAS OF NON-NATIVE VEGETATION, DISTURBED HABITATS AND EUCALYPTUS WOODLANDS WHERE RECEIVING WATERS ARE NOT PRESENT 3. AREAS OF CHAMISE OR MIXED CHAPARRAL, AND NON-NATIVE GRASSLANDS. 4. AREAS CONTAINING COASTAL SCRUB COMMUNITIES 5. ALL OTHER UPLAND COMMUNITIES 6. OCCUPIED HABITAT OF SENSITIVE SPECIES AND ALL WETLANDS (AS BOTH ARE DEFINED BY THE LOCALIURISDICFION) MOST SENSITIVE • In areas of disturbance, topsoil should be removed before construction and replaced after the project is completed. When handled carefully, such an approach limits the disturbance to native soils and reduces the need for additional (purchased) topsoil during later phases. • Avoid sensitive areas, such as wetlands, biological open space areas, biological mitigation sites, streams, floodplains, or particular vegetation communities, such as coastal sage scrub and intact forest. Also, avoid areas that are habitat for sensitive plants and animals, particularly those State or federally listed as endangered, threatened or rare. Development in these areas is often restricted by federal, state and local laws. SD -3: Minimize impervious area ❑ Construct streets, sidewalks or parking lots aisles to the minimum widths necessary, provided public safety is not compromised ❑ Minimize the impervious footprint of the project One of the principal causes of environmental impacts by development is the creation of impervious surfaces. Imperviousness links urban land development to degradation of aquatic ecosystems in two ways: • First, the combination of paved surfaces and piped runoff efficiently collects urban pollutants and transports them, in suspended or dissolved form, to surface waters. These pollutants may originate as airborne dust, be washed from the atmosphere during rains, or may be generated by automobiles and outdoor work activities. • Second, increased peak flows and runoff durations typically cause erosion of stream banks and beds, transport of fine sediments, and disruption of aquatic habitat. Measures taken to control stream erosion, such as hardening banks with riprap or concrete, may permanently eliminate habitat. Impervious cover can be minimized through the identification of the smallest possible land area that can be practically impacted or disturbed during site development. Reducing impervious surfaces retains the permeability of the project site, allowing natural processes to filter and reduce sources of pollution. 4-7 June 2016 Chapter 4: Source Control and Site Design Requirements for All Development Projects Projects can incorporate SD -3 by implementing the following planning and design phase techniques as applicable and practicable: • Decrease building footprint through (the design of compact and taller structures when allowed by local zoning and design standards and provided public safety is not compromised. • Construct walkways, trails, patios, overflow parking lots, alleys and other low -traffic areas with permeable surfaces. • Construct streets, sidewalks and parking lot aisles to the minimum widths necessary, provided that public safety and alternative transportation (e.g. pedestrians, bikes) are not compromised. Lhure, do �u>ay •/ ,b�rrrA rlr trnriY� ert "JS b u l /d l" •GUS rharrrd Jur(,IrnYi • Consider the implementation of shared parking lots and driveways "rannd Prwhere ✓d • Landscaped area in the center of a Source: County of San Diego LID Handbook cul-de-sac can reduce impervious area, depending on configuration. Design of a landscaped cul-de-sac must be coordinated with fire department personnel to accommodate turning radii and other operational needs. • Design smaller parking lots with fewer stalls, smaller stalls, more efficient lanes. • Design indoor or underground parking. • Minimize the use of impervious surfaces in the landscape design. SD -4: Minimize soil compaction ❑ Minimize soil compaction in landscaped areas The upper soil layers contain organic material, soil biota, and a configuration favorable for storing and slowly conveying storm water down gradient. By protecting native soils and vegetation in appropriate areas during the clearing and grading phase of development the site can retain some of its existing beneficial hydrologic function. Soil compaction resulting from the movement of heavy construction equipment can reduce soil infiltration rates. It is important to recognize that areas adjacent to and under building foundations, roads and manufactured slopes must be compacted with minimum soil density requirements in compliance with local building and grading ordinances. Projects can incorporate SD -4 by implementing the following planning and design phase techniques as applicable and practicable: • Avoid disturbance in planned green space and proposed landscaped areas where feasible. 4-8 June 2016 Chapter 4: Source Control and Site Design Requirements for All Development Projects These areas that are planned for retaining their beneficial hydrological function should be protected during the grading/construction phase so that vehicles and construction equipment do not intrude and inadvertently compact the area. • In areas planned for landscaping where compaction could not be avoided, re -till the soil surface to allow for better infiltration capacity. Soil amendments are recommended and may be necessary to increase permeability and organic content. Soil stability, density requirements, and other geotechnical considerations associated with soil compaction must be reviewed by a qualified landscape architect or licensed geotechnical, civil or other professional engineer. SD -5: Disperse impervious areas ❑ Disconnect impervious surfaces through disturbed pervious areas ❑ Design and construct landscaped or other pervious areas to effectively receive and infiltrate, retain and/or treat runoff from impervious areas prior to discharging to the storm drain system Impervious area dispersion (dispersion) refers to the practice of essentially disconnecting impervious areas from directly draining to the storm drain system by routing runoff from impervious areas such as rooftops, walkways, and driveways onto the surface of adjacent pervious areas. The intent is to slow runoff discharges, and reduce volumes while achieving incidental treatment. Volume reduction from dispersion is dependent on the infiltration characteristics of the pervious area and the amount of impervious area draining to the pervious area. Treatment is achieved through filtration, shallow sedimentation, sorption, infiltration, evapotranspiration, biochemical processes and plant uptake. The effects of imperviousness can be mitigated by disconnecting impervious areas from the drainage system and by encouraging detention and retention of runoff near the point where it is generated. Detention and retention of runoff reduces peak flows and volumes and allows pollutants to settle out or adhere to soils before they can be transported downstream. Disconnection practices may be applied in almost any location, but impervious surfaces must discharge into a suitable receiving area for the practices to be effective. Information gathered during the site assessment will help determine appropriate receiving areas. Project designs should direct runoff from impervious areas to adjacent landscaping areas that have higher potential for infiltration and surface water storage. This will limit the amount of runoff generated, and therefore the size of the mitigation BMPs downstream. The design, including consideration of slopes and soils, must reflect a reasonable expectation that runoff will soak into the soil and produce no runoff of the Design Capture Volume (DCV). On hillside sites, drainage from upper areas may be collected in conventional catch basins and piped to landscaped areas that have higher potential for infiltration. Low retaining walls can be used to create terraces that can accommodate BMPs. 4-9 June 2016 Chapter 4: Source Control and Site Design Requirements for All Development Projects over A)" hrvwl, s� flow -fv S -'Yeo lrlllM4ll fA e'rxxe6 lrf l@rauua Mllfll! eo,06&erad �nI1N�an�S Caa-W lv di#(all 3bXMWa)Vr �'v,bItMl'.e6 lb / Seil arnnlMiNer mflnrNra irtmrm! ,,0, pem,rnldsq nNNf/ Curb I JAer VU o ff co C - s Source: County of San Diego LID Handbook lrcey7err &,fto U) and rgrmuxknrn DY gyUUn(lGoVel� Projects can incorporate SD -5 by implementing the following planning and design phase techniques as applicable and practicable: • Implement design criteria and considerations listed in impervious area dispersion fact sheet (SD -5) presented in Appendix E. • Drain rooftops into adjacent landscape areas. • Drain impervious parking lots, sidewalks, walkways, trails, and patios into adjacent landscape areas. • Reduce or eliminate curb and gutters from roadway sections, thus allowing roadway runoff to drain to adjacent pervious areas. • Replace curbs and gutters with roadside vegetated swales and direct runoff from the paved street or parking areas to adjacent LID facilities. Such an approach for alternative design can reduce the overall capital cost of the site development while improving the storm water quantity and quality issues and the site's aesthetics. • Plan site layout and grading to allow for runoff from impervious surfaces to be directed into distributed permeable areas such as turf, landscaped or permeable recreational areas, medians, parking islands, planter boxes, etc. • Detain and retain runoff throughout the site. On flatter sites, landscaped areas can be interspersed among the buildings and pavement areas. On hillside sites, drainage from upper areas may be collected in conventional catch basins and conveyed to landscaped areas in lower areas of the site. • Pervious area that receives run on from impervious surfaces shall have a minimum width of 10 feet and a maximum slope of 5 percent. SD -6: Collect runoff ❑ Use small collection strategies located at, or as close to as possible to the sources (i.e., the point where storm water initially meets the ground) to minimize the transport of runoff and pollutants to the storm drain system and receiving waters 4-10 June 2016 Chapter 4: Source Control and Site Design Requirements for All Development Projects ❑ Use permeable material for projects with low traffic areas and appropriate soil conditions Control of storm water runoff from the site on a micro scale can be accomplished by applying small collection techniques (e.g. green roofs), or integrated management practices, on small sub -catchments or on residential lots. Small collection techniques foster opportunities to maintain the natural hydrology and provide a much greater range of control practices. This allows a project applicant to integrate storm water management into landscape design and natural features of the site, reduce site development and long-term maintenance costs, and provide redundancy if one technique fails. On flatter sites, it typically works best to intersperse landscaped areas and integrate small scale retention practices among the buildings and paving. Permeable pavements contain small voids that allow water to pass through to a gravel base. They come in a variety of forms; they may be a modular paving system (concrete pavers, grass -pave, or gravel -pave) or poured -in-place pavement (porous concrete, permeable asphalt). Project applicants should identify locations where permeable pavements could be substituted for impervious concrete or asphalt paving. The O&M of the site must ensure that permeable pavements will not be sealed in the future. In areas where infiltration is not appropriate, permeable paving systems can be fitted with an under -drain to allow filtration, storage, and evaporation, prior to drainage into the storm drain system. Projects can incorporate SD -6 by implementing the following planning and design -phase techniques, as applicable and practicable: • Implementing distributed small collection techniques to collect and retain runoff • Installing permeable pavements (see SD -613 in Appendix E) SD -7: Landscape with native or drought tolerant species All development projects are required to select a landscape design and plant palettes that minimize required resources (irrigation, fertilizers and pesticides) and pollutants generated from landscape areas. Native plants require fewer fertilizers and pesticides, because they are already adapted to the rainfall patterns and soils conditions. Plants should be selected to be drought -tolerant and not require watering after establishment (2 to 3 years). Watering should only be required during prolonged dry periods after plants are established. Final selection of plant material needs to be made by a landscape architect experienced with LID techniques. Microclimates vary significantly throughout the region, and consulting local municipal resources will help to select plant material suitable for a specific geographic location. Projects can incorporate SD -7 by landscaping with native and drought -tolerant species. A recommended plant list is included in Appendix E (Fact Sheet PL, Page E.20). SD -8: Harvest -and -use precipitation Harvest -and -use BMPs capture and store storm water runoff for later use. Harvest -and -use can be applied at smaller scales (Standard Projects) using rain barrels or at larger scales (PDPs) using cisterns. This harvest -and -use technique has been successful in reducing runoff discharged to the storm drain 4-11 June 2016 Chapter 4: Source Control and Site Design Requirements for All Development Projects system conserving potable water and recharging groundwater. Rain barrels are above -ground storage vessels that capture runoff from roof downspouts during rain events and detain that runoff for later reuse for irrigating landscaped areas. The temporary storage of roof runoff reduces the runoff volume from a property and may reduce the peak runoff velocity for small, frequently occurring storms. In addition, by reducing the amount of storm water runoff that flows overland into a storm water conveyance system (storm drain inlets and drain pipes), fewer pollutants are transported through the conveyance system into local creeks and the ocean. The reuse of the detained water for irrigation purposes leads to the conservation of potable water and the recharge of groundwater. SD -8 fact sheet in Appendix E provides additional detail for designing harvest -and -use BMPs. Projects can incorporate SD -8 by installing rain barrels or cisterns, as applicable. 4-12 June 2016 Appendix C — Structural Control BMP's 12 Ridgeview Phase II March, 2017 BMP Maintenance Information Long-term performance of storm water BMPs requires routine maintenance of BMPs including structural and source control BMPs. A maintenance plan consists of determining BMP ownership, funding source, maintenance indicators, actions and frequencies. The following discusses the maintenance plan for the proposed project. Structural BMPs The structural treatment control BMPs for the proposed project consists of eight (8) biofiltration basins. The proposed biofiltration basins are vegetated BMPs. Table 1 below from the City of Poway BMP Design Manual, has been modified to summarize the applicable maintenance indicators and actions for the biofiltration basins. Table 1: Maintenance Indicators and Actions for Vegetated BMPs Typical Maintenance Inclicator(s) for Vegetated BMPs Maintenance Actions Accumulation of sediment, litter, or Remove and properly dispose of accumulated materials, without debris damage to the vegetation. Poor vegetation establishment Re -seed, re -plant, or re-establish vegetation per original plans. Overgrown vegetation Mow or trim as appropriate, but not less than the design height of the vegetation per original plans when applicable Erosion due to concentrated irrigation Repair/re-seed/re-plant eroded areas and adjust the irrigation flow system. Erosion due to concentrated storm Repair/re-seed/re-plant eroded areas, and make appropriate water runoff flow corrective measures such as adding erosion control blankets, adding stone at flow entry points, or minor re -grading to restore proper drainage according to the original plan. If the issue is not corrected by restoring the BMP to the original plan and grade, the City Engineer shall be contacted prior to any additional repairs or reconstruction. Standing water in or biofiltration basin Make appropriate corrective measures such as adjusting irrigation for longer than 96 hours following a system, removing obstructions of debris or invasive vegetation, storm event* clearing underdrains (where applicable), or repairing/replacing clogged or compacted soils. Obstructed inlet or outlet structure Clear obstructions. Damage to structural components Repair or replace as applicable. such as weirs, inlet or outlet structures *These BMPs typically include a surface ponding layer as part of their function which may take 96 hours to drain following a storm event. Structural BMP Inspection and Maintenance Frequency The frequency of BMP inspection and maintenance is BMP and site specific. Minimally, BMPs should be inspected annually. Biannual evaluation of vegetation is recommended. Inspection of BMPs during and after major storm events is recommended. Table 2 below summarizes recommended inspection and maintenance frequency of storm water BMPs. Table 2: Inspection and Maintenance Frequency • Minimally once per year. • Minimally once per year prior to August 31. • Biofiltration During and after major • Periodically as required based on maintenance indicators. storm events. Basins • Biannual evaluation of vegetation. Source Control BMPs Source control BMPs are intended to prevent impacts to storm water quality by controlling the pollutant at the source. Table 3 below summarizes the potential pollutant source and associated source control practice applicable to the proposed project. Table 3: Summary of Source Control BMPs Potential Pollutant Source Source Control Onsite storm drain inlets Mark all inlets with the words "No Dumping! Flows to Bay" or similar. Maintain and periodically repaint or replace inlet markings. Final landscape plans shall: Preserve existing drought tolerant trees, shrubs, and ground cover to the maximum extent possible. Be designed to minimize irrigation and runoff, promote surface infiltration where Landscape/outdoor appropriate, and minimize the use of fertilizers and pesticides. pesticide use Specify plants that are tolerant of periodic saturated soil conditions for areas used to retain or detain stormwater. Consider the use of pest -resistant plants, especially adjacent to hardscape. Select plants appropriate to site soils, slopes, climate, sun, wind, rain, land use, air movement, ecological consistency, and plant interactions. Maintain landscaping using minimum or no pesticides. Loading docks shall be covered and/or graded to minimize run-on to and runoff from Loading docks the loading area. Roof downspouts shall be positioned to direct storm water away from loading area. Loading dock areas shall drain to sanitary sewer where feasible. Direct connections to storm drains is prohibited. Fire sprinkler test water Provide a means to drain fire sprinkler test water to the sanitary sewer. Plazas, sidewalks, and parking lots shall be swept regularly to prevent the Plazas, sidewalks, and accumulation of litter and debris. Debris from pressure washing shall be collected to parking lots prevent entry into the storm drain system. Washwater containing any cleaning agent or degreaser shall be collected and discharged to the sanitary sewer and not discharged to a storm drain. Appendix D — Employee Training Program 13 TRAINED PERSONNEL LOG Name of Person Attending Training Date of Training Title of Training Location of Training Signature of Person Attending Training Appendix E — Inspection Program 14 Ridgeview Phase II March, 2017 BMP INSPECTION LOG Name of Person Inspecting Date of Inspection BMP Inspected Condition of BMP Signature of Person Inspecting Efficient Irrigation and Landscaping Storm Drain Inlet Stenciling and Signage Basin I Appendix F — Maintenance Program 15 BMP MAINTENANCE LOG Name of Person or Company doing Maintenance Date of Maintenance BMP Maintained Type of Maintenance performed Signature of Person doing Maintenance Efficient Irrigation and Landscaping Storm Drain Inlet Stenciling and Signage Basin Appendix G — Cost Estimate 16 Ridgeview Phase II March, 2017 Total Annual Inspection Cost = $4100; Total 10 Year Inspection Cost = $41,000 Total Annual O&M Cost = $14,500; Total 10 Year O&M Cost = $145,000 O&M Responsibe Responsibe SourceAnnual Inspection Start -Up Frequency Funding Funding Control uantit Q y $ O&M (weekly/ for Party for BMPs Costs S Dates monthly/ Party Long -Term quarterly) Installation O&M Efficient Irrigation 3 $100 $300 Prior to Quarterly HCP LS HCP LS and Occupancy Poway I, LLC Poway I, LLC Landscaping Inlet Stenciling 19 $100 $300 Prior to Quarterly HCP LS HCP LS and Signage ccu Oanc p y Poway I, LLC Poway I, LLC Prior to HCP LS HCP LS Basin 8 $200 $800 Occupancy Monthly Powayl,LLC Powayl,LLC After rain event or Street Prior to after visual insPectiOr HCP LS HCP LS Sweeping 3 $100 $500 Occupancy shows sediment Powayl,LLC LLC Powa y I, LLC accumulation Total Annual Inspection Cost = $4100; Total 10 Year Inspection Cost = $41,000 Total Annual O&M Cost = $14,500; Total 10 Year O&M Cost = $145,000