Storm Water Management Facilites Maintenance Agreement 2014-0566131RECORDING REQUESTED BY:
CITY OF POWAY
AND WHEN RECORDED MAIL TO:
CITY CLERK
CITY OF POWAY
P O BOX 789
POWAY, CA 92074
APN:320- 220 -03 -00
DOC# 2014 - 0566131
1 111111 VIII VIII VIII IIII 111111 VIII VIII VIII VIII VIII VIII IIII IIII
Dec 23, 2014 12:16 PM
Receivea OFFICIAL RECORDS
Ernest J. Drorenburg, Jr..
City Clerk's Office- SAN DIEGO COUNTY RECORDER
FEES. $2.00
JAN 2 3 2015 PCOR. N/A
CITY OF POWAY
(THIS SPACE FOR RECORDER'S USE)
STORM WATER MANAGEMENT FACILITIES
MAINTENANCE AGREEMENT
Ceneral Atomics 11906 Tech Center Court
(DR14 -1102)
The undersigned grantor(s) declares:
Documentary Transfer Tax is $ -0- pursuant to R & T Cade 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) Sorrento NN -est Propertieswe'r,cinafter referred to collectivetc 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 in Exhibit "A" hereto (hereinafter referred to as the "PROPERTY "), which
is being deseloped as an industrial budding addition , in accordance with applications for DR -141-002
Building Permit No. B14 -0911 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 Standard Urban Storm Water Mitigation Plan,
Poway Municipal Code, Chapter 16, Division VI (the "SUSMP 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 ":
ONE (1) BIORETENTION FACILITY LOCATED IN
LANDSCAPING BUFFER IN PARKING LOT
The precise location(s) and extent of the BMPs are indicated on the WQTR, Dated: 10/17/2014 on
file with CITY's Development Services Department as DR 14 -002 . The manner and
standards by which the BMPs must be repaired and maintained in order to retain their effectiveness
are as set forth in the Operation and Maintenance Plan (hereinafter "O &M PLAN "), which is attached
hereto and Incorporated herein as Exhibit "B ".
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 SUSMP 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 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
Page 2
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 that portion of PROPERTY shown in Exhibit C, 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
6. 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,
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
Page 3
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
OWNER:
P�U/ /ice' 6 k/ Date:
Joseph Maskalenko
Its: Vice President, Sorrento West Properties, Inc.
CITY OF POWAY:
Date: �� 3
o ert J. Manis
Director of Development Services
APPROVED AS TO FORM:
Office of the City Attorney
A
Morg L. o!p , Ci Attorney
APPROVED AS TO CONTENT:
Engineering Division
Steven Crosby, P.E.
City Engineer
Page 4
CALIFORNIA ALL - PURPOSE ACKNOWLEDGMENT
CIVIL CODE § 1189
State of California 1
County of 1�e2n 1 1PU Q 1} c 1�' II
OnSgn} 0 loll before me, 7�(c� Q JGhul}7 N e, �t bif
i Here Insert Name antldl of the Officer
personally appeared
who proved to me on the basis of satisfactory
evidence to be the person�A whose name(p) sure-
subscribed to the within instrument and acknowledged
X e that ({'iy%sheAw.7 executed the same in
;r/iheo� authorized capacity-(iss); and that by
erAh&r'signature(a)' on the instrument the
person,(s'or the entity upon behalf of which the
person(orcted, executed the instrument.
I certify under PENALTY OF PERJURY under the
laws of the State of California that the foregoing
paragraph is true and correct.
WITNESS my h nd nd official al.
Signature:
Place Notary Seal Above B nature of Notary Public
OPTIONAL
Though the information below is not required by law, it may prove valuable to persons relying on the document
and could prevent fraudulent removal and reattachment of this form to another document.
Description of Attached Document
Title or Type of Document:
Document Date:
Signer(s) Other Than Named Above:
Capacity(ies) Claimed by Signer(s)
Signer's Name:
❑ Corporate Officer — Title(s):
❑ Individual
❑ Partner — ❑ Limited ❑ General Top of thumb here
❑ Attorney in Fact
❑ Trustee
❑ Guardian or Conservator
❑ Other:
Signer Is Representing:
Number of Pages:
Signer's Name:
• Corporate Officer — Title(s):
• Individual
❑ Partner — ❑ Limited ❑ General
❑ Attorney in Fact
❑ Trustee
❑ Guardian or Conservator
❑ Other:
Signer Is Representing:
RIGHT THUMBPRINT
OF SIGNER
0 2010 National Notary Assoclabon • NallonalNotary org - 1- 800 -13S NOTARY (1- 800. 8788827) Item #5907
KAREN R.SCHULTZ
Commission • 1994363
i I; _.
Notary Public • California
.,'
San Oiapo coo"
Comm. E raa tI9111s.201e
who proved to me on the basis of satisfactory
evidence to be the person�A whose name(p) sure-
subscribed to the within instrument and acknowledged
X e that ({'iy%sheAw.7 executed the same in
;r/iheo� authorized capacity-(iss); and that by
erAh&r'signature(a)' on the instrument the
person,(s'or the entity upon behalf of which the
person(orcted, executed the instrument.
I certify under PENALTY OF PERJURY under the
laws of the State of California that the foregoing
paragraph is true and correct.
WITNESS my h nd nd official al.
Signature:
Place Notary Seal Above B nature of Notary Public
OPTIONAL
Though the information below is not required by law, it may prove valuable to persons relying on the document
and could prevent fraudulent removal and reattachment of this form to another document.
Description of Attached Document
Title or Type of Document:
Document Date:
Signer(s) Other Than Named Above:
Capacity(ies) Claimed by Signer(s)
Signer's Name:
❑ Corporate Officer — Title(s):
❑ Individual
❑ Partner — ❑ Limited ❑ General Top of thumb here
❑ Attorney in Fact
❑ Trustee
❑ Guardian or Conservator
❑ Other:
Signer Is Representing:
Number of Pages:
Signer's Name:
• Corporate Officer — Title(s):
• Individual
❑ Partner — ❑ Limited ❑ General
❑ Attorney in Fact
❑ Trustee
❑ Guardian or Conservator
❑ Other:
Signer Is Representing:
RIGHT THUMBPRINT
OF SIGNER
0 2010 National Notary Assoclabon • NallonalNotary org - 1- 800 -13S NOTARY (1- 800. 8788827) Item #5907
CALIFORNIA ALL-PURPOSE ACKNOWLEDGMENT
State of California
County f �JAy L /E4- e }
On IWII A44 l a / before me, /77l Z/f -yn�y�
Tare Here Insert ems an0 TNe or ttre Officer
personally appeared
T
❑ Corporate Officer—Title(s):
❑ Partner —❑ Limited ❑ General
• Attorney in Fact
• Trustee
• Guardian or Conservator
• Other:
Signer Is Representing:
WIN wil
RIGHT THWIBPRINT
OF SIGNER
❑ Corporate Officer — Title(s):
❑ Partner — ❑ Limited ❑ General
❑ Attorney in Fact
❑ Trustee
• Guardian or Conservator
• Other:
Signer Is Representing:
r ;I IT 1 HUr.iRPR I NT
OF SIGNER
who proved to me on the basis of satisfactory evidence to
be the persono�,whose name(o is/a(- subscribed to the
within instrument and acknowledged to me that
he /s'y(s/th)Oj executed the same in his/Pydr/t* authorized
capacity(W and that by his/t�6c/thbQt signature(X on the
instrument the person(, or the entity upon behalf of
which the person(O.acted, executed the instrument.
PHYLLIS SHINN
Commission M 1956215
Z
San y
M Comm. Expires Nov 9, 2015
true and correct.
WITNESS my hand 4 official seal.
Signature
Pleca Notary Seal Above
Si9ruaure of Notary Pudic
OPTIONAL
Though the information below is not required
by law, it may prove valuable to persons relying on the document
and could prevent fraudulent removal and reattachment of this form to another document.
Description of Attached Document
Title or Type of Document: SQrQIt1. Um//1�/C
/fV/��c
Document Date: SE1o721 ZI/ y Number of Pages: q "i
Signer(s) Other Than Named Above: J
/�D�
D�Lc p� XfILENK o
Capacity(ies) Claimed by Signer(s)
Signer's Name:
Signer's Name:
❑ Individual
❑ Individual
❑ Corporate Officer—Title(s):
❑ Partner —❑ Limited ❑ General
• Attorney in Fact
• Trustee
• Guardian or Conservator
• Other:
Signer Is Representing:
WIN wil
RIGHT THWIBPRINT
OF SIGNER
❑ Corporate Officer — Title(s):
❑ Partner — ❑ Limited ❑ General
❑ Attorney in Fact
❑ Trustee
• Guardian or Conservator
• Other:
Signer Is Representing:
r ;I IT 1 HUr.iRPR I NT
OF SIGNER
CERTIFICATE OF ACCEPTANCE
This is to ce t'ilfy that the interest in real property conveyed by the deed or
grant dated:�� /7 /T, Sorrento West Properties, Grantor, to the City of Poway,
Grantee, a political corporation and /or government agency is herby accepted by the
undersigned officer or agent on behalf of the City Council pursuant to authority
conferred by Resolution No. 34 adopted on January 20, 1981, and the grantee
consents to recordation thereof by its duly authorized officer.
Dated:C�ZCN H CITY OF POWAY
Seal: By:
Sheila R. Cobain, CMC
City Clerk
Page 6
EXHIBIT `A'
LEGAL DESCRIPTION
The land referring to herein is situated in the State of California, County of San Diego, City of
Poway, and described as follows:
PARCEL A:
LOT 3 OF CITY OF POWAY TRACT 86- 02R(2) POWAY CORPORATE CENTER UNITS 2 AND 3,
IN THE CITY OF POWAY, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO
MAP THEREOF NO. 1344, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO
COUNTY, MARCH 13, 2000.
PARCEL B:
AN EASEMENT AND RIGHT OF WAY FOR PRIVATE DRIVEWAY, ACCESS AND VEHICULAR
AND PEDESTRIAN INGRESS AND EGRESS AND UTILITIES OVER THAT PORTION OF LOT 4
OF CITY OF POWAY TRACT 86 -02R(2) POWAY CORPORATE CENTER UNITS 2 AND 3, IN THE
CITY OF POWAY, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO MAP
THEREOF NO. 1344, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO
COUNTY, MARCH 13, 2000, AS MORE FULLY DESCRIBED AND DEFINED IN THAT CERTAIN
GRANT OF RECIPROCAL ACCESS EASEMENT, RECORDED APRIL 12, 2000 AS INSTRUMENT
NO. 2000-0185572, OF OFFICIAL RECORDS OF SAN DIEGO COUNTY.
PARCEL C:
EASEMENTS FOR PUBLIC UTILITIES. DRAINAGE AND INCIDENTAL PURPOSES, AS
GRANTED AND DEDICATED ON SUBDIVISION MAP NO, 13944.
PARCEL D:
EASEMENT IN ARTICLE 7 OF THE DECLARATION OF COVENANTS, CONDITIONS AND
RESTRICTIONS FOR POWAY CORPORATE CENTER MARCH 24, 2000 AS INSTRUMENT NO.
2000 -0149044, OF OFFICIAL RECORDS.
APN: 320 - 220 -03 -00
EXHIBIT `B'
OPERATION & MAINTENANCE
(O &M PLAN)
For
General Atomics
Building #24
11960 Tech Center Ct
Poway, CA 92064
APN: 320- 220 -03 -00
October 17`'', 2014
Prepared for:
Lessee: General Atomics
Owner. Sorrento West Properties
3550 General atomics Ct
San Diego, CA 92121
Prepared by:
Sean M. Savage, P.E.
Omega Engineering Consultants, Inc.
4340 Viewadge Ave. Suite B
San Diego, CA, 92123
Ph. (858) 634 -8620
The selection, sizing, and preliminary design of storm -water treatment and other control measures in this plan have
been prepared under the direction of the following Registered Civil Engineer and meet the requirements of Regional
Water Quali Co trol Board Order R9- 2007 -0001 and subsequent amendmen QF,OF ESSIp�,�
��O F� M. Sgigc�F2\
Sean W Sa+4 R.C.F. 75677 m
No. C 75677 � p
M2
OPERATION & MAINTENANCE
(O &M PLAN)
For
General Atomics
Building #24
11960 Tech Center Ct
Poway, CA 92064
APN: 320- 220 -03 -00
October 17''', 2014
Prepared for.
Lessee: General Atomics
Owner. Sorrento West Properties
3550 General Atomics Ct
San Diego, CA 92121
Prepared by:
Sean Nt Savage, P.E.
Omega Engineering Consultants, Inc.
4340 Viewndge Ave. Suite B
San Diego, CA 92123
Ph. (858) 634-8620
The selection, sizing, and preliminary design of storm -water treatment and other control measures in this plan have
been prepared under the direction of the following Registered Civil Engineer and meet the requirements of Regional
Water Quah Co trot Board Order R9- 2007 -0001 and subsequent amT(o� Sean Sav g R.C.E. 75677 o. C 75677 ,
M
TABLE OF CONTENTS
Introduction.................................................... ...............................
1.0 Submittal Requirements and Procedures ............. ............................... 1
1.1 Final Grading and Drainage Plan ...................... ............................... 2
2.0 Project Description ....................................... ............................... 2
3.0 Other Documents Associated with the O &M Plan . ............................... 2
4.0 Summary of Proposed BMPs ........................... ............................... 3
5.0 Project O &M Description ............................... ............................... 4
Attachments
A. BMP Location Map
B. CASQA BMP Handouts & other BMP Fact Sheets
C. Log of Inspections and Maintenance
D. Log of Training
General Atomics Building #24 City of Poway Operations and Maintenance Plan
1.0 - Submittal Requirements and Procedures
The Water Quality Technical Report (WQTR) is required for projects meeting the criteria outlined in the
City's Standard Urban Runoff Mitigation Plan (SUSMP).
The City highly recommends that applicants discuss the project's priority with City staff prior to preparation
and submittal of the WQTR and O&M Plan. The O&M Plan will detail inspection, operation, and
maintenance procedures specific to the BMPs in the approved WQTR for the project. The O&M Plan shall
be approved by the City prior to issuance of a grading or construction permit
The O&M Plan includes a mechanism by which the party responsible for the inspection, operation and
maintenance of treatment control BMPs will acknowledge long -term responsibility for BMPs identified in
the WQTR and O &M Plan.
Development projects qualifying as Priority Projects per the City SUSMP are required to execute
Stormwater Management Facilities Maintenance Agreement which includes Access Rights and covenants;
October 17th, 2014 Page I I
General Atomics Building #24 City of Poway Operations and Maintenance Plan
1.1- Final Grading /Drainage Plans
The final plans shall be prepared in accordance with the approved WQTR and permits can only be granted
once this O &M Plan is approved. This process is required to ensure that the original intent and extent of
BMPs is preserved and to ensure that accurate information is available when referencing the documents
during future verifications by the responsible party and City inspections.
2.0 — Project Drainage Description
This project involves the addition of a storage area and mechanical equipment area at the southerly end of
the existing building at 11960 Tech Center Ct Poway, CA 92064. The additions will be constructed in an area
that is currendy occupied by a loading dock. The runoff generated by the affected areas for the 85a'% storm
will be treated by a bioretention facility. Under high flow events, the bioretention area fills up and runoff
bypasses the inlet to the facility and flows directly into an existing curb inlet. From here, runoff drains to an
offsite extended detention basin.
By implementing a combination of LID (Low Impact Development) site design, source control and
treatment control BMPs, stormwater quality will not be negatively affected by the proposed building
addition.
This report shall assist and guide the owner or responsible party in operating and maintaining the Best
Management Practices (BMP's) as described in the Water Quality Technical report prepared for this project.
3.0 - Other Documents Associated with O &M Plan
The following documents are by reference made a part of this document:
a) Water Quality Technical Report prepared by Omega Engineering Consultants, Inc. dated 10/17/14
October 17". 2014 Page 12
General Atomics Building #24 City of Poway Operations and Maintenance Plan
4.0 — Summary of Proposed BMPs
The document listed in section 3.0 provides details and calculations of the storm water run -off, water
quality, pollutants of concern, and post - construction BMPs.
Descriptions of the treatment control BMPs are as follows:
Bioretention Facilities IMP -L•
The proposed bioretention facilities will consist of a landscaped area with approved planting soil (Sandy
Loam) in the upper 18" of the area capable of infiltrating water at a minimum of 5 in /hr. These areas shall
not be over compacted so that the plants present in the area can grow uninhibited. The upper 18 inches of
plant soils shall be underlain with class II perm material as described on the drainage plans. These facilities
will have a 4" perforated drain pipe placed at the bottom of the class II perm course. The proposed facilities
will be located in an existing landscape area in the parking lot south of the proposed building addition, as
shown on the BMP map in Appendix A.
October 17h, 2014 Page 13
General Atomics Building #24 City of Poway Operations and Maintenance Plan
5.0 — Project O &M Information
Summary
The site is located at 11960 Tech Center Ct. Poway, CA 92064 and has a total property acreage of 10.4
acres (454,463 sf). As this project is a building addition, the disturbed area of this site is considered to be
10,706 sf (0.25 ac) of this.
The project scope includes the construction of a storage area and truck dock area. The proposed
construction will take place in an area that is occupied by an AC pavement drive aisle. The project will
replace the removed pavement with impervious area, the impervious footprint will remain unchanged.
mary of WQTR:
The project will include the following BMPs:
1) Bioretention — A bioretention facility will be constructed in the landscaped area in the parking lot
near the proposed building addition. The facility will have a perforated drain that connects to an
existing 12" storm drain. The facility is designed to allow stormwater in during low flow events and
then overflow during high flow events to the nearby curb inlet.. The area was sized to have a
minimum of 18" of pervious planting material with an adequately sized bottom section of class II
perm material.
2) Education of Property owners and Employees —The property owner will review the educational
materials included in the appendices and also distribute these materials to employees when hired and
at regular intervals. Although the materials are not specific to the jurisdiction , the concepts are
appropriate for the project site and the owner will promote these BMPs where applicable.
3) Spill Contingency Plan - A Spill Contingency Plan is implemented to ensure that spills are managed
properly by requiring stockpiling of cleanup materials, notification of responsible agencies, disposal
of cleanup materials, documentation, etc.
4) Employee Training -Practical informational materials and /or training are provided to employees to
increase their understanding of stormwater quality, sources of pollutants, and their responsibility for
reducing pollutants in stormwater - actual content is included in the O&M Plan. Employee training
shall be conducted annually, at a minimum, and within one month of hire for new employees.
5) Housekeeping of Loading Docks - Cleaning and clean up procedures are specified and
implemented for loading dock areas to keep the area free for pollutants and reduce associated
pollutant discharges.
6) Street Sweeping Private Streets and Parking Lots - All private streets and parking lots shall include
regular street sweeping practices. Details of street sweeping frequency, responsible parties, and
regular sweeping scheduling are included as part of this O&M Plan.
7) Efficient Irrigation System - Project plans include application methods to minimize irrigation water
discharged into stormwater drainage systems.
October 17", 2014 Page 14
General Atomics Building #24 City of Poway Operations and Maintenance Plan
Party:
The property owner, Sorrento West Properties, is the responsible party to ensure that all BMPs
described above will be implemented and maintained at the project site.
Program:
The property owner shall be responsible for inspections or they shall appoint or hire another party
responsible for the performance and periodic inspections of the applicable BMPs. Periodic inspections
shall meet the frequencies listed below.
I) Bioretention Areas — Bioretention facilities shall be inspected at a minimum of once every three
months and shall include constant observation of the surface areas directly around the facility. The
facility must also be inspected after each rainfall event to verify that there is no standing water 48
hours after the event. Adjacent areas must be free from sediment or mulch migration and the facility
itself shall show no signs of rutting. During light rainfall, events (less than 0.60 in) the bioretention
areas shall be inspected to make sure that there is little or no ponding. Ponding is expected with
larger rainfall events, as the larger volume of stormwater takes more time to infiltrate. The 6" outlet
that drains to the bioretention area IMP -1 must also be inspected at the same interval as the
bioretention facility to make sure outlet has not become overgrown or blocked by vegetation and
soil.
2) Landscape Areas —Tbe landscaping area must be free and dear of debris. Soil or mulch must be
contained and not spreading out of the area. Atrium grates must be checked for blockage.
3) Efficient Irrigation System — The irrigation system shall be inspected at a minimum of once every
three months to ensure that the system is fully functionaL Sprinkler heads should not be over
spraying landscaping, and the system must be operating at proper intervals to prevent over -
irrigation. The irrigation system must be functioning in a manner that prevents runoff from
overflowing landscaped areas and site entering storm drains
An inspection log is provided as part of this O&M Plan and shall be filled out during each inspection.
The record of inspections shall be kept on site for a minimum of five (5) years. All BMPs shall be
inspected prior to the start of the rainy season (October 1 at of each year). Treatment control BMPs will
require more frequent inspections. All BMPs identified in the SWMP and O &M Plan shall be inspected
at frequencies considered acceptable in the industry.
California Stormwater Quality Association (CASQA) found at www.cabmphandbooks.com
(BMP Handbooks, New Development and Redevelopment Manual)
County of San Diego Low Impact Development Handbook (www.proiectceanwaLer oral.
October 17th, 2014 Page 15
General Atomics Building #24 City of Poway Operations and Maintenance Plan
ATTACHMENT A
BMP Location Map
Octoberl71h, 2014
GENERAL ATOMICS
BUILDING #24 DMA
AND BMP MAP
LEGEND
PROPOSED BUILDING AREA
PROPOSED IMPERNOUS
PROPOSED BIORETENTION
AREA DESCRIPTION
SQUARE FEET
DMA -1
PROPOSED BASIN AREA
x
XXX SF
LANDSCAPING AREA 0 SF
IMP£RNOUS AREA 10224
8I0RE7EN1101V FACILITY 482 Sr
TOTAL: 10, 706 SF
EXIS11NG BASIN AREA
LANDSCAPED AREA 482 ff IMPERNOUS AREA 10,224 TOTAL: 10, 706
ABBREIVIA TIONS
DMA = DRAINAGE MANAGEMENT AREA
IMP = INTEGRATED MANAGEMENT PRA C77CE
PROJECT IS WITHIN POWAY HYDROLOGIC
AREA (HA) 906.20, & DRAINS TO
POWAY CREEK & PENASOUITOS CREEK)
EGA
4340 VIEWRIDGE AVE SUITE 8
SAN DIEGO, CA 92123
PH: (858) 634 -8620
PAGE 1 OF J
e
�h
.^
11,
TYPICAL
BIORETENTION AREA
CROSS SECTION
IMP -1
PROP. X CPA VITY WALL
(SDRSD DW C -9, TYP£ B
FELT BOARD ALONG
EX CURBS
EX. CURB 70 REMAIN 2° MIN fREEBOAR 0
PROTECT IN PLACE
12 MIN Y'IV�t
16" MIXED ME01A
TREATMENT SOIL
4 °f
®D
PARAMETER CRITERION
SOIL MIX DEPTH 18" MIN /MUM DEPTH
px MM.,
CLASS 11 PERM MIN 12"
(SIZED PER PLAN)
SOIL MIX PERCOLATION RATE 5" PER HOUR MINIMUM SUSTAINED (10" INITIAL RATE RECOMMENDED)
SOIL MIX SURFACE AREA 0.04 TIMES THE TRIBUTARY AREA (OR EDUIVALENT)
UNDERORAIN PERFORATED CONDUIT EMBEDDED IN CLASS 2 PERMEABLE BASE (SIZED PER PLAN)
4340 VIEWRIDGE AVE. SUITE B
SAN DIEGO, CA 92123
PH.•(858) 634 -8620
PACE' JOF3
General Atomics Building #24 City of Poway Operations and Maintenance Plan
ATTACHMENT B
CASQA BMP Handouts and BMP Fact Sheets
October 17", 2014
Efficient Irrigation
Description
SD -12
Design Objectives
0 Maximize Infiltration
0 Provide Retention
0 Slow Runoff
Minimize Impervious Land
Coverage
Prohibit Dumping of Improper
Materials
Contain Pollutants
Collect and Convey
Yrrigation water provided to landscaped areas may result in excess irrigation water being
conveyed into stormwater drainage systems.
Approach
Project plan designs for development and redevelopment should include application methods of
irrigation water that minimi runoff of excess irrigation water into the stormwater conveyance
system
Suitable Applications
Appropriate applications include residential, commercial and industrial areas planned for
development or redevelopment. (Detached residential single - family homes are typically
excluded from this requirement.)
Design Considerations
Designing New Installations
The following methods to reduce excessive irrigation runoff should be considered, and
incorporated and implemented where determined applicable and feasible by the Permittee:
n Employ rain - triggered shutoff devices to prevent irrigation after precipitation.
■ Design irrigation systems to each landscape area's specific water requirements.
® Include design featuring flow reducers or shutoff valves
triggered by a pressure drop to control water loss in the event
of broken sprinkler heads or lines.
s Implement landscape plans consistent with County or City
water conservation resolutions, which may include provision
of water sensors, programmable irrigation times (for short
cycles), etc.
C UFDRMAS OX WATEQ
, , IUIt 1p144,101i 01
January 2003 California Stormwater BMP Handbook t of 2
New Development and Redevelopment
www.cabmphandbooks.com
SD -12 Efficient Irrigation
• Design timing and application methods of irrigation water to minimize the runoff of excess
irrigation water into the storm water drainage system.
• Group plants with similar water requirements in order to reduce excess irrigation runoff and
promote surface filtration. Choose plants with low irrigation requirements (for example,
native or drought tolerant species). Consider design features such as:
- Using mulches (such as wood chips or bar) in planter areas without ground cover to
minimize sediment in runoff
- Installing appropriate plant materials for the location, in accordance with amount of
sunlight and climate, and use native plant materials where possible and /or as
recommended by the landscape architect
- Leaving a vegetative barrier along the property boundary and interior watercourses, to
act as a pollutant filter, where appropriate and feasible
- Choosing plants that minimize or eliminate the use of fertilizer or pesticides to sustain
growth
■ Employ other comparable, equally effective methods to reduce irrigation water runoff.
Redeveloping Existing Installations
Various jurisdictional stormwater management and mitigation plans (SUSMP, WQMP, etc.)
define "redevelopment" in terms of amounts of additional impervious area, increases in gross
floor area and /or exterior construction, and land disturbing activities with structural or
impervious surfaces. The definition of " redevelopment" must be consulted to determine
whether or not the requirements for new development apply to areas intended for
redevelopment. If the definition applies, the steps outlined under "designing new installations"
above should be followed-
Other Resources
A Manual for the Standard Urban Stormwater Mitigation Plan (SUSMP), Los Angeles County
Department of Public Works, May 2002.
Model Standard Urban Storm Water Mitigation Plan (SUSMP) for San Diego County, Port of
San Diego, and Cities in San Diego County, February 14, 2002.
Model Water Quality Management Plan (WQMP) for County of Orange, Orange County Flood
Control District, and the Incorporated Cities of Orange County, Draft February 2003.
Ventura Countywide Technical Guidance Manual for Stormwater Quality Control Measures,
July 2002.
2 of 2 California Stormwater BMP Handbook January 2003
New Development and Redevelopment
www.cabmphandbDoks.com
Bioretention TC -32
w
Description
The bioretention best management practice (BMP) functions as a
soil and plant -based filtration device that removes pollutants
through a variety of physical, biological, and chemical treatment
processes. These facilities normally consist of a grass buffer
strip, sand bed, ponding area, organic layer or mulch layer,
Planting soil, and plants. The ranoffs velocity is reduced by
passing over or through buffer strip and subsequently distributed
evenly along a ponding area. Exfiltration of the stored water in
the bioretention area planting soil into the underlying soils
occurs over a period of days.
California Experience
None documented. Bioretention has been used as a stormwater
BMP since 1992. In addition to Prince George's County, MD and
Alexandria, VA, bioretention has been used successfully at urban
and suburban areas in Montgomery County, MD; Baltimore
County, MD,- Chesterfield County, VA; Prince William County,
VA; Smith Mountain Lake State Park, VA; and Cary, NC_
Advantages
■ Bioretention provides stormwater treatment that enhances
the quality of downstream water bodies by temporarily
storing runoff in the BMP and releasing it over a period of
four days to the receiving water (EPA, 1999).
■ The vegetation provides shade and wind breaks, absorbs
noise, and improves an area's landscape.
Limitations
■ The bioretention BMP is not recommended for areas with
slopes greater than 20% or where mature tree removal would
Design Considerations
• Sol for Infiltration
• Tributary Area
• Slope
• Aesthetics
• Environmental Side - effects
Targeted Constituents
21
Sediment
■
0
Nutrients
0
Trash
■
®
Metals
■
El
Bacteria
■
El
01 and Grease
■
®
Organics
■
Legend Mammal Effectiveness)
• Low ■ High
Medium
GLIF ASM WAM
IL nt: n
January 2003 California Stormwater BMP Handbook 1 of 8
New Development and Redevelopment
www.cabmphandbooks.com
TC -32 Bioretention
be required since clogging may result, particularly if the BMP receives runoff with high
sediment loads (EPA, 1999)•
• Bioretention is not a suitable BMP at locations where the water table is within 6 feet of the
ground surface and where the surrounding soil stratum is unstable.
• By design, bioretention BMPs have the potential to create very attractive habitats for
mosquitoes and other vectors because of higlily organic, often heavily vegetated areas mixed
with shallow water.
• In cold climates the soil may freeze, preventing runoff from infiltrating into the planting soil.
Design and Sizing Guidelines
• The bioretention area should be sized to capture the design storm runoff.
• In areas where the native soil permeability is less than 0.5 in /hr an underdrain should be
provided.
• Recommended minimum dimensions are 15 feet by 40 feet, although the preferred width is
25 feet. Excavated depth should be 4 feet.
• Area should drain completely within 72 hours.
• Approximately 1 tree or shrub per 5o ft= of bioretention area should be included.
• Cover area with about 3 inches of mulch.
Construction /Inspection Considerations
Bioretention area should not be established until contributing watershed is stabilized.
Performance
Bioretention removes stormwater pollutants through physical and biological processes,
including adsorption, filtration, plant uptake, microbial activity, decomposition, sedimentation
and volatilization (EPA, 1999)• Adsorption is the process whereby particulate pollutants attach
to soil (e.g., clay) or vegetation surfaces. Adequate contact time between the surface and
pollutant must be provided for in the design of the system for this removal process to occur.
Thus, the infiltration rate of the soils must not exceed those specified in the design criteria or
pollutant removal may decrease. Pollutants removed by adsorption include metals, phosphorus,
and hydrocarbons. Filtration occurs as runoff passes through the bioretention area media, such
as the sand bed, ground cover, and planting soil.
Common particulates removed from stormwater include particulate organic matter,
phosphorus, and suspended solids. Biological processes that occur in wetlands result in
pollutant uptake by plants and microorganisms in the soil. Plant growth is sustained by the
uptake of nutrients from the soils, with woody plants locking up these nutrients through the
seasons. Microbial activity within the soil also contributes to the removal of nitrogen and
organic matter. Nitrogen is removed by nitrifying and denitrifying bacteria, while aerobic
bacteria are responsible for the decomposition of the organic matter. Microbial processes
require oxygen and can result in depleted oxygen levels if the bioretention area is not adequately
2 of 8 California Stormwater BMP Handbook January 2003
New Development and Redevelopment
www. cabnlphandbooks. corn
Bioretention TC -32
aerated. Sedimentation occurs in the swale or ponding area as the velocity slows and solids fall
out of suspension.
The removal effectiveness of bioretention has been studied during field and laboratory studies
conducted by the University of Maryland (Davis et a1, 1998). During these experiments,
synthetic stormwater runoff was pumped through several laboratory and field bioretention areas
to simulate typical storm events in Prince George's County, MD. Removal rates for heavy metals
and nutrients are shown in Table 1.
Table 1 Laboratory and Estimated
Bioretention Davis at al. (1998);
PGDER (1993)
Pollutant
Removal Rate
Total Phosphorus
70-83%
Metals (Cu, Zn, Pb)
93-9896
TICK
68 -80%
Total Suspended Solids
90%
Organics
90%
Bacteria
90%
Results for both the laboratory and field experiments were similar for each of the pollutants
analyzed. Doubling or halving the influent pollutant levels had little effect on the effluent
pollutants concentrations (Davis et a1, 1998).
The microbial activity and plant uptake occurring in the bioretention area will likely result in
higher removal rates than those determined for infiltration BMPs.
Siting Criteria
Bioretention BUN are generally used to treat stormwater from impervious surfaces at
commercial, residential, and industrial areas (EPA, 1999). Implementation of bioretention for
stormwater management is ideal for median strips, parking lot islands, and swales. Moreover,
the runoff in these areas can be designed to either divert directly into the bioretention area or
convey into the bioretention area by a curb and gutter collection system.
The best location for bioretention areas is upland from inlets that receive sheet flow from graded
areas and at areas that will be excavated (EPA, 1999). In order to maximize treatment
effectiveness, the site must be graded in such a way that minimizes erosive conditions as sheet
flow is conveyed to the treatment area. Locations where a bioretention area can be readily
incorporated into the site plan without further environmental damage are preferred.
Furthermore, to effectively minimize sediment loading in the treatment area, bioretention only
should be used in stabilized drainage areas.
January 2003 California Stormwater BMP Handbook 3 of 8
New Development and Redevelopment
www. cabmphandbDoks.com
TC -32 Bioretention
Additional Design Guidelines
The layout of the bioretention area is determined after site constraints such as location of
utilities, underlying soils, existing vegetation, and drainage are considered (EPA, 1999)- Sites
with loamy sand soils are especially appropriate for bioretention because the excavated soil can
be bacldlled and used as the planting soil, thus eliminating the cost of importing planting soil.
The use of bioretention may not be feasible given an unstable surrounding soil stratum, soils
with clay content greater than 25 percent, a site with slopes greater than 20 percent, and /or a
site with mature trees that would be removed during construction of the BMP.
Bioretention can be designed to be off -line or on -line of the existing drainage system (EPA,
1999). The drainage area for a bioretention area should be between o.i and 0.4 hectares (0.25
and 1.o acres). larger drainage areas may require multiple bioretention areas. Furthermore,
the maximum drainage area for a bioretention area is determined by the expected rainfall
intensity and runoff rate. Stabilized areas may erode when velocities are greater than 5 feet per
second (1.5 meter per second). The designer should determine the potential for erosive
conditions at the site.
The size of the bioretention area, which is a function of the drainage area and the runoff
generated from the area is sized to capture the water quality volume.
The recommended minimum dimensions of the bioretention area are 15 feet (4.6 meters) wide
by 40 feet (12.2 meters) long, where the minimum width allows enough space for a dense,
randomly- distributed area of trees and shrubs to become established. Thus replicating a natural
forest and creating a microclimate, thereby enabling the bioretention area to tolerate the effects
of heat stress, acid rain, runoff pollutants, and insect and disease infestations which landscaped
areas in urban settings typically are unable to tolerate. The preferred width is 25 feet (7.6
meters), with a length of twice the width. Essentially, any facilities wider than 20 feet (6.1
meters) should be twice as long as they are wide, which promotes the distribution of flow and
decreases the chances of concentrated flow.
In order to provide adequate storage and prevent water from standing for excessive periods of
time the ponding depth of the bioretention area should not exceed 6 inches (15 centimeters).
Water should not be left to stand for more than 72 hours. A restriction on the type of plants that
can be used may be necessary due to some plants' water intolerance. Furthermore, if water is
left standing for longer than 72 hours mosquitoes and other insects may start to breed.
The appropriate planting soil should be backfilled into the excavated bioretention area. Planting
soils should be sandy loam, loamy sand, or loam texture with a clay content ranging from to to
25 percent.
Generally the soil should have infiltration rates greater than 0.5 inches (1.25 centimeters) per
hour, which is typical of sandy loans, loamy sands, or loamy. The pH of the soil should range
between 5.5 and 6.5, where pollutants such as organic nitrogen and phosphorus can be adsorbed
by the soil and microbial activity can flourish. Additional requirements for the planting soil
include a 1.5 to 3 percent organic content and a maximum 500 ppm concentration of soluble
salts.
4 of 8 California Stormwater BMP Handbook January 2003
New Development and Redevelopment
www.cabmphandbooks.com
Bioretention TC -32
Soil tests should be performed for every 5oo cubic yards (382 cubic meters) of planting soil,
with the exception of pH and organic content tests, which are required only once per
bioretention area (EPA, 1999). Planting soil should be 4 inches (io.i centimeters) deeper than
the bottom of the largest root ball and 4 feet (1.2 meters) altogether. This depth will provide
adequate soil for the plants' root systems to become established, prevent plant damage due to
severe wind, and provide adequate moisture capacity. Most sites will require excavation in
order to obtain the recommended depth.
Planting soil depths of greater than 4 feet (1.2 meters) may require additional construction
practices such as shoring measures (EPA, 1999). Planting soil should be placed in 18 inches or
greater lifts and lightly compacted until the desired depth is reached. Since high canopy trees
may be destroyed during maintenance the bioretention area should be vegetated to resemble a
terrestrial forest community ecosystem that is dominated by understory trees. Three species
each of both trees and shrubs are recommended to be planted at a rate of 25oo trees and shrubs
per hectare (l000 per acre). For instance, a 15 foot (4.6 meter) by 40 foot (12.2 meter)
bioretention area (600 square feet or 55.75 square meters) would require 14 trees and shrubs.
The shrub -to -tree ratio should be 2:1 to 3:1.
Trees and shrubs should be planted when conditions are favorable. Vegetation should be
watered at the end of each day for fourteen days following its planting. Plant species tolerant of
pollutant loads and varying wet and dry conditions should be used in the bioretention area.
The designer should assess aesthetics, site layout, and maintenance requirements when
selecting plant species. Adjacent non -native invasive species should be identified and the
designer should take measures, such as providing a soil breach to eliminate the threat of these
species invading the bioretention area. Regional landscaping manuals should be consulted to
ensure that the planting of the bioretention area meets the landscaping requirements
established by the local authorities. The designers should evaluate the best placement of
vegetation within the bioretention area. Plants should be placed at irregular intervals to
replicate a natural forest Trees should be placed on the perimeter of the area to provide shade
and shelter from the wind_ Trees and shrubs can be sheltered from damaging flows if they are
placed away from the path of the incoming runoff_ In cold climates, species that are more
tolerant to cold winds, such as evergreens, should be placed in windier areas of the site.
Following placement of the trees and shrubs, the ground cover and /or mulch should be
established. Ground cover such as grasses or legumes can be planted at the beginning of the
growing season. Mulch should be placed immediately after trees and shrubs are planted. Two
to 3 inches (5 to 7.6 cm) of commercially- available fine shredded hardwood mulch or shredded
hardwood chips should be applied to the bioretention area to protect from erosion.
Maintenance
The primary maintenance requirement for bioretention areas is that of inspection and repair or
replacement of the treatment area's components. Generally, this involves nothing more than the
routine periodic maintenance that is required of any landscaped area Plants that are
appropriate for the site, climatic, and watering conditions should be selected for use in the
bioretention cell. Appropriately selected plants will aide in reducing fertilizer, pesticide, water,
and overall maintenance requirements. Bioretention system components should blend over
time through plant and root growth, organic decomposition, and the development of a natural
January 2003 California Stormwater BMp Handbook 5 of 8
New Development and Redevelopment
www. cabmphand books.corn
TC -32 Bioretention
soil horizon. These biologic and physical processes over time will lengthen the facility's life span
and reduce the need for extensive maintenance.
Routine maintenance should include a biannual health evaluation of the trees and shrubs and
subsequent removal of any dead or diseased vegetation (EPA, 1999). Diseased vegetation
should be treated as needed using preventative and low -toxic measures to the extent possible.
BMPs have the potential to create very attractive habitats for mosquitoes and other vectors
because of highly organic, often heavily vegetated areas mixed with shallow water. Routine
inspections for areas of standing water within the BMP and corrective measures to restore
proper infiltration rates are necessary to prevent creating mosquito and other vector habitat. In
addition, bioretention BMPs are susceptible to invasion by aggressive plant species such as
cattails, which increase the chances of water standing and subsequent vector production if not
routinely maintained_
In order to maintain the treatment area's appearance it may be necessary to prune and weed.
Furthermore, mulch replacement is suggested when erosion is evident or when the site begins to
look unattractive. Specifically, the entire area may require mulch replacement every two to
three years, although spot mulching may be sufficient when there are random void areas. Mulch
replacement should be done prior to the start of the wet season.
New Jersey's Department of Environmental Protection states in their bioretention systems
standards that accumulated sediment and debris removal (especially at the inflow point) will
normally be the primary maintenance function. Other potential tasks include replacement of
dead vegetation, soil pH regulation, erosion repair at inflow points, mulch replenishment,
unclogging the underdrain, and repairing overflow structures. There is also the possibility that
the cation exchange capacity of the soils in the cell will be significantly reduced over time.
Depending on pollutant loads, soils may need to be replaced within 5 -10 years of construction
(LID, 2000).
Cost
Construction Cost
Construction cost estimates for a bioretention area are slightly greater than those for the
required landscaping for a new development (EPA, 1999) A general rule of thumb (Coffman,
1999) is that residential bioretention areas average about $3 to $4 per square foot, depending on
soil conditions and the density and types of plants used. Commercial, industrial and
institutional site costs can range between $10 to $40 per square foot, based on the need for
control structures, curbing, storm drains and underdrains.
Retrofitting a site typically costs more, averaging $6,500 per bioretention area. The higher costs
are attributed to the demolition of existing concrete, asphalt, and existing structures and the
replacement of fill material with planting soil. The costs of retrofitting a commercial site in
Maryland, Kettering Development, with 15 bioretention areas were estimated at $111,600.
In any bioretention area design, the cost of plants varies substantially and can account for a
significant portion of the expenditures. While these cost estimates are slightly greater than
those of typical landscaping treatment (due to the increased number of plantings, additional soil
excavation, backfill material, use of underdrains etc.), those landscaping expenses that would be
required regardless of the bioretention installation should be subtracted when determining the
net cost.
6 of 8 Callfomia Stormwater BMP Handbook January 2003
New Development and Redevelopment
www.cabmpliandbooks.com
Bioretention TC -32
Perhaps of most importance, however, the cost savings compared to the use of traditional
structural stormwater conveyance systems makes bioretention areas quite attractive financially.
For example, the use of bioretention can decrease the cost required for constructing stormwater
conveyance systems at a site. A medical office building in Maryland was able to reduce the
amount of storm drain pipe that was needed from 800 to 230 feet - a cost savings of $24,000
(PGDER, 1993). And a new residential development spent a total of approximately $loo,000
using bioretention cells on each lot instead of nearly $400,000 for the traditional stormwater
ponds that were originally planned (Rappahanock, ). Also, in residential areas, stormwater
management controls become a part of each property owners landscape, reducing the public
burden to maintain large centralized facilities.
Maintenance Cost
The operation and maintenance costs for a bioretention facility will be comparable to those of
typical landscaping required for a site. Costs beyond the normal landscaping fees will include
the cost for testing the soils and may include costs for a sand bed and planting soil.
References and Sources of Additional Information
Coffman, L.S., R. Goo and R. Frederick, 1999: Low impact development: an innovative
alternative approach to stormwater management. Proceedings of the 26th Annual Water
Resources Planning and Management Conference ASCE, June 6-9, Tempe, Arizona
Davis, A.P., Shokouhian, M., Sharma, H. and Minami, C., "Laboratory Study of Biological
Retention (Bioretention) for Urban Stormwater Management," Water Enuiron. Res., 73(1), 5 -14
(2001).
Davis, A.P., Shokouhian, M., Sharma, H., Minami, C., and Winogradoff, D. "Water Quality
Improvement through Bioretention: Lead, Copper, and Zinc," Water Enuiron. Res., accepted for
publication, August 2002.
](im, H., Seagren, EA, and Davis, A.P., "Engineered Bioretention for Removal of Nitrate from
Stormwater Runoff," WEPTEC2000 Conference Proceedings on CDROMResearch
Symposium, Nitrogen Removal, Session 19, Anaheim CA, October 2000.
Hsieh, C. -h. and Davis, A.T. "Engineering Bioretention for Treatment of Urban Stormwater
Runoff," Watersheds 2002, Proceedings on CDROM Research Symposium, Session 1S, Ft.
Lauderdale, FL, Feb. 2002.
Prince George's County Department of Environmental Resources (PGDER), 1993. Design
Manual for Use of Bioretention in Stormwater Management. Division of Environmental
Management, Watershed Protection Branch. Landover, MD.
U.S. EPA Office of Water, 1999• Stormwater Technology Fact Sheet: Bioretention. EPA 832 -F-
99 -012.
Weinstein, N. Davis, AP. and Veeramachaneni, R "Low Impact Development (LID) Stormwater
Management Approach for the Control of Diffuse Pollution from Urban Roadways," 5th
International Conference Diffuse /Nonpoint Pollution and Watershed Management
Proceedings, C.S. Melching and En1re Alp, Ed& 2001 International Water Association
January 2003 California Stormwater 8MP Handbook 7 of 8
New Development and Redevelopment
www.cabmphandbooks.com
iC -32
Bioretention
Schematic Of a Bit/retention Facnity (MDE, ZUDIDJ
8 of 8 California Stormwater BMP Handbook January 2003
New Development and Redevelopment
www. cdbmphand books -com
c�.sv cs sv as sv cssv cssz cssz
was.war war: ara.r -iv'. JirJiar�ir`JaCiiv��y._
,I
II I
`—
Mwal
•�- 7 7n.i�� t
: \rlr vnliti
aas�vasa�au:vosacaac.r+—
-
arr� `t:�
AIL .
\i � • r(�r
III 1117u�ll1 W =.
m_ml m —un m a•: IIII�IIIam� •.� I�..�
- - III \\ Ill= � m.. �. ' �I�laaa►a
.� ••-T�il`—�on
"ili
a 11
ar ml
Ilt?= =1 �— I ��• nl' mi =1 rt—I till_
i n
n Inl I n IIh�I_
I �I�,IIjI�
I —1111
I�I
1 �nl.lan m I � nl 11�
=1YI I�
II Ilk ��II11 I n I I I
III -911 III I I IL' I III
IOu
I
–,IP_ 1
(I
Ed
W
Schematic Of a Bit/retention Facnity (MDE, ZUDIDJ
8 of 8 California Stormwater BMP Handbook January 2003
New Development and Redevelopment
www. cdbmphand books -com
General Atomics Building #24 City of Poway Operations and Maintenance Plan
ATTACHMENT C
Inspection and Maintenance Log
October 17", 2014
A
a
■
2
�
a
|
CL
IL
s
�
§
E
k
\\g )
�
: a .
\\ \\
) \�
to
\\ \ \/
40, }v / §}
7
OD 0
\/ \ /)}
/{ $± \u
\\ §
@] /)
/
_$
*$ 0X
u
flza
}
\))) \m
}
\ ƒ� /!
)
)\ \� \ \(
k § § ƒ2j=
7()....
\
3
c
§
2
z
/
,
ƒ�
E�
�
9
A
\\g )
�
: a .
\\ \\
) \�
to
\\ \ \/
40, }v / §}
7
OD 0
\/ \ /)}
/{ $± \u
\\ §
@] /)
/
_$
*$ 0X
u
flza
}
\))) \m
}
\ ƒ� /!
)
)\ \� \ \(
k § § ƒ2j=
7()....
c
E�
0
z
E
■
2 CL
ILA
IL
CL
2
■
$
�
!
\\g )
�
: a .
\\ \\
) \�
to
\\ \ \/
40, }v / §}
7
OD 0
\/ \ /)}
/{ $± \u
\\ §
@] /)
/
_$
*$ 0X
u
flza
}
\))) \m
}
\ ƒ� /!
)
)\ \� \ \(
k § § ƒ2j=
7()....
General Atomics Building #24 City of Poway Operations and Maintenance Plan
ATTACHMENT D
Training Log
October Ir, 2014
TRAINING LOG SHEET
Date:
Location:
Topic of
Discussion:
Attendees:
Omega Engineering Consultants
EXHIBIT `C'
STORM WATER FACILITY
MAINTENANCE EASEMENT
PARCEL 1
THAT PORTION OF LOT 3 OF CITY OF POWAY TRACT 86- 02R(2), POWAY CORPORATE
CENTER UNITS 2 AND 3, IN THE CITY OF POWAY, COUNTY OF SAN DIEGO, STATE OF
CALIFORNIA, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY
MARCH 13, 2000, MORE PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING AT AN ANGLE POINT IN THE EASTERLY BOUNDARY LINE OF SAID LOT 3,
BEING THE BEGINNING OF A NON - TANGENT 55.50 FOOT RADIUS CURVE CONCAVE
NORTHEASTERLY, A RADIAL BEARING TO SAID POINT BEARS SOUTH 02 °41'45" WEST;
THENCE WESTERLY ALONG SAID BOUNDARY LINE OF LOT 3 AND ARC OF SAID CURVE
12.05 FEET THROUGH A CENTRAL ANGLE OF 12 026'33" TO THE TRUE POINT OF
BEGINNING; THENCE LEAVING SAID BOUNDARY LINE
SOUTH 26 °14'21" WEST 32.73 FEET THENCE ALONG A LINE PARALLEL
WITH AND DISTANT 25.0 FEET
WESTERLY MEASURED AT RIGHT
ANGLES TO SAID EASTERLY LINE OF
LOT 3
2. SOUTH 02 041 '45" WEST
3. SOUTHERLY,
SOUTHWESTERLY AND
WESTERLY ALONG THE
ARC OF SAID CURVE
4. NORTH 87 028'19" WEST
5. NORTH 83 003'34" WEST
6. NORTH 06 03544" EAST
7. SOUTH 83 003'34" EAST
8. NORTH 06 05626" EAST
9. SOUTH 87 022'29" EAST
10. SOUTH 06 045'01" WEST
2650 Covenant of Easement EXHIBIT A A.
334.70 FEET TO THE BEGINNING OF A TANGENT
40.00 RADIUS CURVE CONCAVB
NORTHWESTERLY; THENCE
62.71 FEET THROUGH A CENTRAL ANGLE OF
89 °49'56 "; THENCE
105.62 FEET THENCE
241.64 FEET THENCE
42.00 FEET THENCE
50.90 FEET THENCE
11.99 FEET THENCE
170.57 FEET THENCE
42.83 FEET THENCE
1OF2
11. SOUTH 83 003'34" EAST 19.85 FEET THENCE
12. SOUTH 87028'19" EAST 96.70 FEET TO THE BEGINNING OF A TANGENT
20.00
RADIUS CURVE CONCAVE
NORTHW ESTERLY;THENCE
13. EASTERLY, 31.36 FEET THROUGH A CENTRAL ANGLE OF
NORTHEASTERLY AND 89 °49'56'; THENCE
NORTHERLY ALONG THE
ARC OF SAID CURVE
14. NORTH 02041'45" EAST 336.56 FEET THENCE
15. NORTH 26 °1421" EAST 40.29 FEET TO THE BEGINNING OF A NON -
TANGENT
55.50 FOOT RADIUS CURVE CONCAVE
NORTHEASTERLY, A RADIAL LINE TO
SAID CURVE BEARS SOUTH 44 °25'01"
WEST; THENCE
16. SOUTHEASTERLY ALONG 28.36 FEET THROUGH A CENTRAL ANGLE OF
THE ARC OF SAID CURVE 29 016'43" TO THE TRUE POINT OF
BEGINNING.
CONTAINS 27,014.93 SQUARE FEET (0.6202 ACRES) MORE OR LESS.
PREPARED BY:
OMEGA ENGINEERING CONSULTANTS y
° L.S. 9109
*
Exp. 09130/(0
�4c sl4TF OF CA
SfA KJO& AGE QATE
L.S. 910
LIC. EXP. 09/30/16
2 OF
2650 Wvenant of Easement EXHIBIT A.da
CL.
VICINITY MAP
SCALE
O
tii
3
N
p
m
09/30/1(0
EXHIBIT 'C'
opo BASIS OF BEARINGS:
THE BEARING OF N877819"W ALONG THE CENTERLINE OF
KIRKHAM WAY PER CITY OF POWAY TRACT 86- 02R(2) IN THE
METATE LN = CITY OF POWAY, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA,
WAS USED AS THE BASIS OF BEARINGS FOR THIS SURREY.
)WE LEGEND:
DANIELSON S. — — — — PROPERTY LINE
)WAY PARKWA Y EXIS77NG BLDG
KIRKHAM WAY EXIS77NG CURB
\TECH CENJ CT. EXISRNG PARKING STALL
Project site. r — — — — STORM WATER FACILITIES MAINTENANCE
1 L _ _ _ J EASEMENT AREA =17 014 93 SF (0.6101 AC)
TB MAP PAGE 1190 -E7 T. P. 0 B. INDICA7ES 7RUE POINT OF BEGINNING
4 #q N P. 0. C. 110CA7ES POINT OF COMMENCEMENT
�® 222 p2 N6639'00E 56.19'
o SCALE: 1" =100'
A N2�.2100 i N024129 7r 481.65
r
205.04
w_ �I C SQL , I P� 11 n -_u I I l l
SI TE APN:
71 320- 220 -03 -00
... 9 -y "d
.:....tiY ?A.i. fii n
- g
6 70
'_r" .` . � o W
'rte. :�: i v
3 ..m.
- O
12
Q-
5
ANNOTATION
NO
DELTA OR BRG.
RADIUS
LENGTH
1
127633"
55.50'
11.05'
2
5267411 "W
--
31.73'
3
S02'41'45 -W
--
33470'
4
8949'56"
40.00'
62.71'
5
N8728'19 4W
--
105.61'
6
WV334 W
--
241.64'
7
N063544 'E
--
42.00'
8
S83V3'34 E
--
50.90'
9
N065616 E
--
11.99'
10
58726267-
--
170.57'
11
50645'01 W
--
4283'
12
5830334 of
--
19.85'
13
S8728'197-
--
96.70'
14
894956"
20.00'
3136'
15
N024145 E
--
336.56'
16
N267411 E
--
40.19'
17
2976 43"
1 55.00'
28.36'
v
- - --
N790452 7W �......3 --- r. ___— ---
24.99' 15' T.P.0..B.-
T' S024145'W 432 43' P. 0. C.
PROJECT REFERENCE NO.
CITY OF ROWAY NO DRII -007 PAW .J OF 3
S02VI45 "W 35177'
TECH CENTER CT.
Q- 9000'00,R =5550'
L -8718'
X4475 01 "W (R
� 1
5151J8"181 U
�5 024145"W U