PC 2021/06/07.pdf06-07-2021 Page 2 of 4
City of Anaheim
Planning Commission
Agenda
Monday, June 7, 2021
Council Chamber, City Hall 200 South Anaheim Boulevard
Anaheim, California
• Chairperson: Kimberly Keys
• Chairperson Pro-Tempore: Natalie Meeks
• Commissioners: Lucille Kring, Rosa Mulleady, LuisAndres Perez Dave Vadodaria, Steve White
• Call To Order - 5:00 p.m.
• Pledge Of Allegiance
• Public Comments
• Public Hearing Items
• Commission Updates
• Discussion
• Adjournment
SPECIAL NOTICE DURING COVID-19 PANDEMIC
On March 4, 2020, Governor Newsom proclaimed a State of Emergency in California as a result of the threat of COVID-
19. On March 17, 2020, Governor Newsom issued Executive Order N-29-20 (superseding the Brown Act-related provisions of Executive Order N-25-20 issued on March 12, 2020), which allows a local legislative body to hold public meetings via teleconferencing and to make public meetings accessible telephonically or otherwise electronically to all members of the public seeking to observe and to address the local legislative body. Pursuant to Executive Order N-29-20, please be advised that Planning Commission members may participate in this meeting remotely. PUBLIC PARTICIPATION: Pursuant to Executive Order N-29-20 and given the current health concerns, members of the public can access the meeting live on-line, with audio and limited video, at www.anaheim.net/planning. Public participation may occur in three ways: (1) members of the public can submit comments electronically for Planning Commission consideration by sending them to planningcommission@anaheim.net or directly to the project planner as indicated on each item below. To ensure distribution to the Planning Commission prior to consideration of the agenda, please submit comments prior to 1:30 p.m. the day of the meeting. Public comments submitted after 1:30 p.m. will be posted to the Planning Commission website the day after the meeting. Email addresses and phone numbers will be redacted; (2) members of the public can provide in-person comments during the Planning Commission meeting in
the City Council Chambers. Social distancing measures will be in place, and masks are required. The participant will be asked to exit the building once the Chamber has reached health and safety capacity; and (3) members of the public can contact the Planning and Building Department at 714-765-5139, the project planner as indicated on each item below, or planningcommission@anaheim.net with any questions. A copy of the staff report may be obtained on the City of Anaheim website www.anaheim.net/planning on Thursday before the meeting, after 5:00 p.m. Any writings or documents provided to a majority of the Planning Commission regarding any item on this agenda (other than writings legally exempt from public disclosure) will be made available for public inspection by contacting the Planning and Building Department at 714-765-5139 during regular business hours, or by contacting the project planner as indicated on each item below.
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ACCESSIBILITY: If requested, the agenda and backup materials will be made available in appropriate alternative formats to persons with a disability, as required by Section 202 of the Americans with Disabilities Act of 1990 (42 U.S.C. Sec. 12132), and the federal rules and regulations adopted in implementation thereof. Any person who requires a disability-related modification or accommodation, in order to observe and/or offer public comment may request such reasonable modification, accommodation, aid, or service by contacting the Planning and Building Department at 714-765-5139 or planningcommission@anaheim.net, no later than 8:00 a.m. on the day of the scheduled meeting.
APPEAL OF PLANNING COMMISSION ACTIONS Any action taken by the Planning Commission this date regarding Reclassifications, Conditional Use Permits, Variances, Public Convenience or Necessity Determinations,
Tentative Tract and Parcel Maps will be final 10 calendar days after Planning Commission
action unless a timely appeal is filed during that time. This appeal shall be made in written form to the City Clerk, accompanied by an appeal fee in an amount determined by the City Clerk.
The City Clerk, upon filing of said appeal in the Clerk's Office, shall set said petition for public hearing before the City Council at the earliest possible date. You will be notified by the City Clerk of said hearing. If you challenge any one of these City of Anaheim decisions in court, you may be limited to
raising only those issues you or someone else raised at the public hearing described in this notice, or in a written correspondence delivered to the Planning Commission or City Council at, or prior to, the public hearing.
Anaheim Planning Commission Agenda - 5:00 P.M.
Public Comments This is an opportunity for members of the public to speak on any item under the jurisdiction of the Anaheim City Planning Commission or provide public comments on agenda items with the exception of public hearing items.
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Public Hearing Items ITEM NO. 2
VARIANCE NO. 2017-05098 FINAL SITE PLAN NO. 2017-00002 (DEV2015-00075) Location: 1100 West Ball Road
Request: The applicant requests approval of a Final Site Plan to construct a five-story, 75-room hotel with two levels of subterranean parking, with the following
variances from the Code: reduced building and landscape setback along Ball Road; reduced landscape setback along West Place; reduced landscape setback along the south interior property line; reduced driveway separation and spacing; and minimum driveway widths.
Environmental Determination The Planning Commission will consider if the request is within the scope of and properly described by previously-certified Master Environmental Impact No. 313 and
Supplemental Environmental Impact Report No. 340 pursuant to Sections 15177 and 15168 of the State CEQA Guidelines and that none of the conditions set forth in Sections 15162 or 15163 of said Guidelines calling for the preparation of a subsequent
environmental impact report or a supplement to Supplemental Environmental Impact Report No. 340 have occurred.
Resolution No. ______
Project Planner:
Elaine Thienprasiddhi
ethien@anaheim.net
Adjourn to Monday, June 21, 2021 at 5:00 p.m.
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CERTIFICATION OF POSTING
I hereby certify that a complete copy of this agenda was posted at: 2:00 p.m. June 2, 2021 (TIME) (DATE) LOCATION: COUNCIL CHAMBER DISPLAY CASE AND COUNCIL DISPLAY KIOSK
SIGNED:
ANAHEIM CITY PLANNING COMMISSION
The City of Anaheim wishes to make all of its public meetings and hearings accessible to all members of the public. The City prohibits discrimination on the basis of race, color, or national origin
in any program or activity receiving Federal financial assistance. If requested, the agenda and backup materials will be made available in appropriate alternative formats to persons with a disability, as required by Section 202 of the Americans with Disabilities
Act of 1990 (42 U.S.C. Sec. 12132), and the federal rules and regulations adopted in implementation thereof. Any person who requires a disability-related modification or accommodation, including auxiliary aids or services, in order to participate in the public meeting may request such modification,
accommodation, aid or service by contacting the Planning and Building Department either in person at 200 South Anaheim Boulevard, Anaheim, California, or by telephone at (714) 765-5139, no later than 8:00 a.m. one business day preceding the scheduled meeting.
La ciudad de Anaheim desea hacer todas sus reuniones y audiencias públicas accesibles a todos los miembros del público. La Ciudad prohíbe la discriminación por motivos de raza , color u origen nacional en cualquier programa o actividad que reciba asistencia financiera federal.
Si se solicita, la agenda y los materiales de copia estarán disponible en formatos alternativos apropiados a las personas con una discapacidad, según lo requiere la Sección 202 del Acta de Americanos con Discapacidades de 1990 (42 U.S.C. Sec. 12132), las normas federales y reglamentos adoptados en aplicación del mismo.
Cualquier persona que requiera una modificación relativa a la discapacidad, incluyendo medios auxiliares o servicios, con el fin de participar en la reunión pública podrá solicitar dicha modificación, ayuda o servicio poniéndose en contacto con la Oficina de Secretaria de la Ciudad ya sea en persona en el 200 S Anaheim Boulevard, Anaheim, California, o por teléfono al (714) 765-5139,
antes de las 8:00 de la mañana un día hábil antes de la reunión programada.
200 S. Anaheim Blvd. Suite #162 Anaheim, CA 92805 Tel: (714) 765-5139 Fax: (714) 765-5280 www.anaheim.net
ITEM NO. 2
PLANNING COMMISSION REPORT
City of Anaheim PLANNING AND BUILDING DEPARTMENT
DATE: JUNE 7, 2021
SUBJECT: VARIANCE NO. 2017-05098 AND FINAL SITE PLAN NO. 2017-00002 LOCATION: 1100 West Ball Road
APPLICANT/PROPERTY OWNER: The property owner and applicant is Raj Patel, R3 Lodging LLC, represented by Ted Frattone, Hunsaker & Associates. REQUEST: The applicant is requesting approval of a Final Site Plan for a five-story,
75-room boutique hotel and a Variance from the Anaheim Municipal Code (Code) to allow the following: reduced building and landscape setbacks along Ball Road to allow a driveway to encroach into the setback area; reduced building and landscape setbacks along West Place to allow utility equipment and a driveway to encroach into the setback area; a reduced building and landscape setback along the south interior property line to
allow a driveway to encroach into the setback area; a reduced distance between driveways; and reduced minimum driveway widths. RECOMMENDATION: Staff recommends that the Planning Commission adopt the attached resolution (Attachment 1) determining that the request is within the scope of
and properly described by previously-certified Master Environmental Impact No. 313
and Supplemental Environmental Impact Report No. 340; and approving Variance No. 2017-05098 and Final Site Plan No. 2017-00002 under the conditions imposed. BACKGROUND: The project site is comprised of a 0.55-acre parcel at the southwest
corner of Ball Road and West Place. The parcel size reflects a seven-foot wide right-of-way dedication that the City is requiring along Ball Road for a future bike lane, which will reduce the parcel size by 0.02 acre, and the abandonment of remnant street right-of-way along West Place, which the property owner proposes to purchase to increase the parcel size by 0.06 acre. The parcel has been vacant for over 25 years, except for
perimeter landscaping, and was formerly occupied by a service station. In 1994, the Anaheim Public Utilities Department confirmed completion of a site investigation and all necessary remedial action related to the closure and demolition of the services station.
The General Plan designates the project site for Commercial Recreation land use which
is implemented by the Anaheim Resort Specific Plan (ARSP). The project site is located within the Low Density area of the Commercial Recreation (C-R) District of the Anaheim Resort Specific Plan (ARSP). The Low Density category allows development of up to 50 hotel rooms per acre, or 75 rooms per parcel, whichever is greater.
Surrounding land uses include single-family residences to the north, across Ball Road;
hotels to the east, across West Place; a hotel to the south and west; and, a Disneyland Resort employee parking lot to the west.
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PROPOSAL: The applicant proposes to construct a new five-story, 75-room hotel with various guest amenities including: a breakfast room and meeting room on the first floor; a pool deck and
fitness center on the second floor; and a roof deck with a bar and several seating areas. All
amenities would be for the exclusive use of guests. Attachment 2 (Development Summary), Attachment 3 (Letter of Request), Attachment 4 (Operations Letter) and Attachment 5 (Development Plans) provide additional details of the proposed project, which are summarized below.
Project rendering from the corner of Ball Road and West Place
Project rendering from above the southeast corner of site
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Site Plan
The five-story building would be a maximum height of 74 feet, including all architectural projections. The proposed building would be close to the street and oriented toward the corner. The architectural style would be contemporary and emphasize key areas of the building with color
panels and a unique mix of glass and grey cedar façade details.
The proposed project would provide a guest drop off area and 67 parking spaces within two levels of subterranean parking (63 spaces required by Code plus four short-term, loading/unloading spaces). Guest and employee vehicles would access the subterranean parking garage from a
driveway on West Place. The hotel drop off area would be located in the first subterranean parking
level, adjacent to elevators that would take guests up to the lobby and check-in counter.
Parking Summary
Type Hotel Rooms/
Employees
Parking Ratio Required Parking
Spaces
Guest Rooms 75 rooms 0.8 60
Employees Servicing Guest Rooms 10 employees 0.25 2.5 Total Required Parking Spaces - - 62.5 (63)
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A one-way service driveway is proposed (ingress from Ball Road and egress to West Place) for sanitation trucks and deliveries. The service driveway would have gates at either end and would
not be accessible to hotel guests. The entry gate near Ball Road would include a keypad and
intercom. This will allow hotel staff to provide service vehicle drivers with a unique code to open the gate. In addition, the gate’s electronic access system allows for the use of a public safety radio to open the gate. A security office is located on the first floor of the subterranean parking garage. The site will include lighting of the service drive aisle and security staff will monitor the parking
garage by video circuit.
The proposed landscaping includes several shade, flowering, and vertical tree species, as well as a variety of shrubs and groundcovers. Landscape berms are proposed on street setbacks along Ball Road and West Place to provide additional depth for planting over the subterranean parking
structure. Landscaping at the corner of Ball Road and West Place would include both of the tree
species within the public parkways on these streets. Proposed landscaping also includes trees and plants in the west and south interior setback areas, with potted trees on the roof and pool decks. All potted trees will include permanent irrigation.
The applicant proposes two wall signs, one on each of the west and south elevations. The applicant
has not provided a design, but has indicated that the signs will comply with the requirements of the ARSP. In the event that the signs do not comply with Code, the applicant would need to either revise the signs or request Planning Commission approval of a Sign Variance. A monument sign is not proposed.
As part of the proposed project, the applicant received approval by the City Engineer for a deviation from Standard Detail No. 402 for parking structure ramp grades and maximum driveway width. This deviation allows the initial ramp section to be 12-feet long where the Standard Detail typically requires 40 feet. The justification for this deviation is that there is limited developable
area to provide vehicular access to the subterranean parking. The applicant also received approval
by the City Engineer for a deviation from Standard Detail 115-B to allow a 43-foot wide driveway along West Place where the Standard Detail permits a maximum driveway width of 30 feet. The 43-foot wide driveway would provide access to the subterranean parking garage and egress from the project’s one-way service driveway to West Place. In order to reduce pedestrian and vehicular
conflicts, staff recommends the following condition of approval: “the one-way service driveway
shall be used only by vehicles servicing the hotel and solid waste collection to minimize potential conflicts with pedestrian traffic in the driveway sidewalk crossing.” Attachment 6 provides a letter from the Department of Public Works approving these deviations.
FINDINGS AND ANALYSIS: The proposed project requires approval of a Variance and Final
Site Plan. The Planning Commission is typically the review authority for Variance requests and the Planning Director is typically the approval authority for Final Site Plans. When an applicant makes any application that requires Planning Director approval in conjunction with a project that requires Planning Commission action, the Planning Commission reviews the entire application. Therefore, the requested entitlements require Planning Commission approval.
Attachment 7 (Variance Justification Letters) provides the applicant’s justification for the requested variances. The following is staff’s analysis and recommendation for each requested action.
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Variance: Before the Planning Commission can approve a Variance, it must make a finding of fact that the evidence presented shows that all of the following conditions exist:
1) That there are special circumstances applicable to the property, including size, shape,
topography, location or surroundings, which do not apply to other properties under identical zoning classification in the vicinity;
2) That, because of special circumstances, shown above, strict application of the Zoning Code deprives the property of privileges enjoyed by other property under identical
zoning classification in the vicinity.
Street Setbacks: The ARSP requires a 20-foot wide building and landscape setback along Ball Road between the building and the ultimate public right-of-way for buildings up to 75 feet tall. The proposed hotel would have a maximum height of 74 feet. The ARSP allows certain
encroachments within in this setback area, including entrance and exit driveways and walkways
into buildings or parking areas; and, balconies, awnings, trellises and architectural projections, as long as such projections do not encroach more than three feet into the setback area. The applicant proposes a 10-foot wide building and landscape setback along Ball Road with architectural features that would project three feet into the setback area. In addition, the proposed project includes a one-
way driveway that allows delivery and trash trucks to enter the project site from Ball Road and
exit the project site at West Street. Since this driveway does not lead to a building or parking area, it is not a permitted encroachment into the setback area. This driveway is necessary because these trucks would typically be too large to service the hotel by way of the driveway that leads to the parking structure from West Street. Due to the site constraints of the project site, the project has
proposed the driveway to enter the property within the setback area. The proposed setback will
include a landscaped berm, planted with trees, shrubs, and groundcover to meet the minimum tree density requirements established by the ARSP. This reduced setback would be similar to the adjacent existing hotel, which maintains an approximate 12-foot wide building and landscape setback along Ball Road.
The ARSP requires a 20-foot wide building and landscape setback along West Place between the building and the ultimate public right-of-way for buildings up to 75 feet tall. Consistent with the setback along Ball Road, the ARSP allows the same permitted encroachments within this setback area; however, the ARSP does not allow utility equipment to encroach into the setback area along
a public street. As described in the Final Site Plan Memo in Attachment 9, the ARSP Mitigation
Measure 5.15-5 also requires utility equipment to be located behind the building and be screened. The proposed hotel would have a maximum height of 74 feet and would be setback 20 feet from the ultimate right-of-way along West Place. However, though a 20-foot building setback is proposed, the applicant is requesting to allow utility equipment to encroach in the building and
landscape setback area with a reduced setback to reflect the distance between the utility equipment
and the ultimate right-of-way. Proposed water meters would be located within the 20-foot wide setback area; one water/irrigation meter would be setback 15 feet from the ultimate public right-of-way, and two other water/irrigation meters would be setback 17 feet. The applicant is proposing to screen the meters with a proposed landscape berm and Brisbane box trees. The applicant is
proposing to locate this equipment in this area because it needs to be located in proximity to West
Place in order to connect with the existing water main. In addition, a Fire Department double detector check assembly (DDCA) would be setback five feet from the ultimate public right-of-way and located in the median between the two driveways on West Place. Given the size of the median and the need for Fire Department access, the DDCA would not be screened. Approval of this
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Variance request would allow the meters and the DDCA to encroach into the 20-foot wide building and landscape setback area; therefore, MM 5.15-5 would not apply to this equipment. Finally,
although the proposed project would not meet the landscape setback requirements for West Place,
the Project would meet the minimum tree density requirements established by the ARSP. In addition, the same one-way driveway that that allows delivery and trash trucks to enter the project site from Ball Road and exit the project site at West Street, would encroach into the setback
area along West Street. Since this driveway does not lead to a building or parking area, it is not a
permitted encroachment into the setback area. As stated earlier, this driveway is necessary because these trucks would typically be too large to enter the project site by way of the driveway that leads to the parking structure. Due to the site constraints of the project site, the project has proposed the driveway to exit the property within the setback area.
Interior Setback: The ARSP requires a 10-foot wide building and landscape setback along interior property lines. The ARSP allows certain encroachments within in this setback area, including entrance and exit driveways and walkways into buildings or parking areas. The same one-way driveway that that allows delivery and trash trucks to enter the project site from Ball Road and exit
the project site at West Street, would encroach into the interior setback adjacent to the south
property line. Since this driveway does not lead to a building or parking area, it is not a permitted encroachment into the setback area. The driveway does not encroach into the west interior setback area. For the south interior setback area, the applicant is proposing a 3-foot wide landscape setback adjacent to the south interior property line. The proposed hotel structure itself would be setback
16’8” from the south property line and meet the required building setback. However, the
landscaped setback area would include the 3-foot wide landscaped area, a 12-foot wide segment of the one-way driveway, and a 1’8”-wide landscape planter adjacent to the building. As previously stated the project has proposed the driveway within this setback area due to the site constraints of the project site. The proposed 3-foot wide landscape area would include foxtail
agave shrubs and potted Australian willow trees to create a landscaped buffer with varied heights
along the edge of the property. This setback area would have dense planting that would meet the minimum tree density requirements established by the ARSP. Driveway Separation: The ARSP requires a 40-foot wide separation between driveways on
adjacent properties. The applicant proposes a 12-foot wide separation on Ball Road and an 11-foot
wide separation on West Place. The applicant has positioned the proposed driveways to provide the maximum spacing and distance from the signalized intersection of Ball Road and West Place. Due to the property’s significantly small size, this placement resulted in the project driveways being narrower and located closer to the adjacent existing hotel driveways than permitted by Code.
The adjacent existing hotel drive aisle to the south of the proposed project provides for one-way
vehicle access from West Place to Ball Road, whereas the proposed hotel would have one-way delivery and maintenance vehicle access from Ball Road to West Place. Therefore, potential conflicts of vehicles trying to exit the two properties’ driveways at the same time are eliminated by the opposite circulation patterns of the one-way drives.
Driveway Width: The ARSP requires a minimum driveway width of 24 feet. For the one-way drive aisle, the applicant proposes a 20-foot wide driveway on Ball Road and a 12-foot wide driveway on West Place. The proposed 12-foot width of the drive aisle is consistent with the Public Works Department Standard Detail for one-way drive aisles with no parking. Therefore, staff has
determined that the widths of the proposed driveways for the one-way drive aisle would be of
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adequate size to accommodate one-way vehicular traffic from Ball Road to West Place. For the subterranean parking garage, the applicant proposes a 23-foot wide driveway on West Place. This
dimension would provide for 11’6”-wide travel lanes each for vehicular entry and exit for the
ramped portion of the entry drive. No parking stalls are proposed on the ramped driveway portion that would require the additional driveway width typically needed for drivers to maneuver cars in and out of parking stalls. As such, staff has determined that the proposed driveway width would be adequate to accommodate vehicular access to and from the subterranean parking garage.
Staff believes that the project site has special circumstances that do not apply to other properties within the Low Density area of the Commercial Recreation (C-R) District of the ARSP. The property, after dedication of required right-of-way, will be 170 feet by 143 feet, which is significantly smaller than other parcels in the area. This presents unique challenges to this site not
experienced by others, making it infeasible to meet all Code requirements for the project site. Staff
believes that the proposed project would provide a well-designed hotel, which would be compatible with surrounding properties and consistent with the Commercial Recreation General Plan land use designation. The intent of Commercial Recreation land use designation is to provide for tourist and entertainment-related industries, such as theme parks, hotels, tourist-oriented retail,
movie theaters, and other visitor-serving facilities; the proposed project will provide such use on
this small lot. Therefore, staff recommends approval of the Variance request. Final Site Plan: The applicant requests approval of a Final Site Plan to construct the proposed hotel development. Before the Planning Commission approves a Final Site Plan, it must make a finding
of fact that the evidence presented shows that all of the following conditions exist:
1) The design and layout of the proposed development are consistent with the General Plan, any applicable specific plan, the development standards of the applicable zoning district, and any special area guidelines or policies;
2) The design and layout of the proposed development will not interfere with the use
and enjoyment of neighboring existing or future developments, and will not create traffic or pedestrian hazards;
3) The architectural design of the proposed development is compatible with the character of the surrounding neighborhood;
4) The design of the proposed development will provide a desirable environment for its
occupants, visiting public, and its neighbors, through the appropriate use of materials, texture and color, and will remain aesthetically appealing and be appropriately maintained; and
5) The proposed development will not be detrimental to the public health, safety or
welfare, or materially injurious to the properties or improvements in the vicinity.
The ARSP requires approval of a Final Site Plan for hotels to ensure that the proposed design is appropriate for the site, compatible with surrounding land uses, and in compliance with specific plan requirements. Staff has reviewed the proposal and has determined that, with the exception of the Variance Request, the project complies with all applicable standards of the ARSP. Please see
Attachment 2 (Development Summary) for an analysis of these standards. Staff recommends
approval of the Final Site Plan.
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Environmental Impact Analysis: Previously certified MEIR No. 313 and SEIR No. 340 were prepared to analyze the environmental impacts associated with implementation of the ARSP. An
environmental checklist (Attachment 8) has been prepared for the proposed project pursuant to the
California Environmental Quality Act (CEQA) to determine if said EIRs adequately analyzed the environmental impacts associated with the proposed project. The analysis in the checklist (Attachment 8) determined that because the project is consistent with the ARSP, these EIRs have already analyzed the project for purposes of CEQA. Mitigation Monitoring Plan (MMP) No. 357
includes all applicable mitigation measures from MEIR No. 313 and SEIR No. 340, which are
applicable to the proposed project. MMP No. 357 includes certain measures that the applicant must comply with prior to approval of the Final Site Plan. Staff has verified that the applicant has complied with all but one of the measures as part of the review process. The one exception is a mitigation measure that requires the applicant to install above ground utility equipment behind the
building setback line, which is the subject of the requested setback Variance. Attachment 9 (Final
Site Plan Memo), memorializes the completion of these measures. Traffic: SEIR No. 340, which the City Council certified in 2012, analyzed the transportation and traffic impacts related to the implementation of the ARSP, including vehicle delay and Level of
Service (LOS), which are typical measurements of traffic congestion. In 2018, the California
Natural Resources Agency adopted revised CEQA Guidelines. Among the changes to the guidelines was the removal of vehicle delay and LOS from consideration for transportation impacts under CEQA. The adopted guidelines, evaluate transportation impacts based on a project’s effect on vehicle miles traveled (VMT). On June 23, 2020, the City of Anaheim City Council adopted
the VMT Thresholds of Significance for purpose of analyzing transportation impacts and approved
the Traffic Impact Analysis (TIA) Guidelines for California Environmental Quality Act (CEQA) Analysis. The TIA Guidelines analyze VMT based on several screening criteria. Based on these criteria,
provided in detail in Attachment 8, staff has determined that the proposed project will not create a
significant impact related to VMT. This is due to the project’s location relative to bus service, the dense floor area ratio of the building, the amount of parking provided, and the project’s inclusion in a Sustainable Communities Strategy. The CEQA Guidelines prohibit a Lead Agency from using vehicle delay and LOS to evaluate a proposed Project’s transportation impact pursuant to CEQA.
However, the City does require a certain level of analysis to determine the proposed Project’s
consistency with Goal 2.1 (Maintain efficient traffic operations on City streets and maintain a peak hour level of service no worse than D at street intersections) of the General Plan Circulation Element, as well as the City of Anaheim Criteria for Preparation of Traffic Impact Studies for informational purposes. However, the proposed project did not meet the criteria for a traffic study
under these conditions as it does not meet the threshold of generating 100 or more peak hour trips.
Although CEQA no longer requires this type of analysis and the project did not qualify for a traffic study, the project will be required to implement several mitigation measures, to reduce Greenhouse Gas Emissions, which would also reduce congestion. These mitigation measures are included as conditions of approval for the proposed project. The measures include paying traffic signal and
impact fees, financially participating in the Anaheim Transportation Network program, paying for
any costs associated with the Police Department or the Anaheim Traffic Management Center managing construction traffic, and administering a comprehensive Transportation Demand Management Program to reduce employee and guest’s vehicle trips.
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Noise: Chapter 6.70 (Sound Pressure Levels) of the Anaheim Municipal Code regulates noise citywide. This chapter states that no person shall create any sound radiated for extended periods
from any premises, which produces a sound pressure level at any point on the property line in
excess of sixty decibels (dBA). Noise that is exempt from this requirement is noise from traffic created by emergency activities and sound created by governmental units or their contractors. Sound created by construction or building repair of any premises within the City is also exempt from this requirement 7:00 a.m. to 7:00 p.m. However, the Director of Public Works or Building
Official may permit additional work hours if deemed necessary.
In addition to the above Code requirement, the proposed project will be required to implement Mitigation Measures 5.10-1, 5.10-2, 5.10-5, 5.10-6, 5.10-7, 5.10-8, 5.10-9, 5.10-10, 5.10-12 from SEIR No. 340 to reduce impacts associated with noise. These measures include:
• Requiring construction equipment to have properly maintained mufflers (5.10-1);
• Installing construction barriers at the project perimeter areas to minimize construction noise (5.10-5);
• Limiting pressure washing operations for purposes of construction, building repair and
maintenance due to graffiti or other aesthetical considerations to between 7:00 AM and 8:00 PM (5.10-6);
• Limiting ongoing sweeping operations in the parking facilities and private on-site
roadways during construction and project operation to sweeping/scrubbing equipment
which operate at a level measured not greater than 60 dBA at the nearest adjacent property line (5.10-7); and,
• Monitoring outdoor construction-related sound levels four times a year and as requested by the City, at any point on the exterior project boundary property line, to verify that these sound levels
do not exceed 60 dBA between the hours of 7:00 PM and 7:00 AM of the following day (5.10-8). In compliance with Mitigation Measure 5.10-2, the applicant submitted a noise study prepared by a certified acoustical engineer to analyze interior noise levels of the hotel. The purpose of the study
is to identify whether noise attenuation is required and define the attenuation measures and specific
performance requirements, if warranted, to comply with the Uniform Building Code (UBS) and Sound Pressure Level Ordinance. Based on submitted noise study, the building plans will be required to demonstrate that wall construction and windows throughout the building meet the minimum requirements identified in the study, STC ratings of STC-41 and STC-35 respectively,
to mitigate the impacts of external noise sources such as traffic and fireworks to comply with the
UBC and the Code. Concerning outdoor noise, in compliance with Mitigation Measures 5.10-9 and 5.10-10 the property owner/developer will be required to present plans and calculations to the Planning
Department, Building Division to demonstrate that noise levels would be less than 65 dBA CNEL
for outdoor use areas (including dining patios, pools, playgrounds, or outdoor gathering areas). The property/owner developer must also demonstrate that noise levels from planned mechanical ventilation equipment, loading docks, trash compactors, and other proposed on-site noise sources are designed to meet the City’s 60 dBA Sound Pressure Levels standard at the property line. The
noise sources shall not create a noise increase greater than 5 dBA over existing ambient noise at
the nearest noise sensitive receptor, whichever is more restrictive.
VARIANCE NO. 2017-05098 AND FINAL SITE PLAN NO. 2017-00002
June 7, 2021 Page 10 of 10
Correspondence: Staff received one email in support of the project, submitted by Jerry Zomorodian, with All American Petroleum Corp (Attachment 10). In his e-mail, Mr. Zomordian
affirms that this project would be an asset for the area. Mr. Zomorodian owns the Arco service
station located at 1037 West Ball Road, approximately 400 feet east of the project site. In addition, staff received one e-mail in opposition of the project, submitted by Mark Sternisha, a nearby resident. Mr. Sternisha is concerned about the traffic and neighborhood impacts of adding another hotel to this area.
CONCLUSION: The proposed development is consistent with the goals and policies of the ARSP by providing an additional accommodation option for visitors to the resort area. The proposed hotel project would replace a vacant site with an attractive new hotel development and would represent a significant positive investment in the area. Therefore, staff recommends approval of the requested Final Site Plan and Variance.
Prepared by, Submitted by,
Elaine Thienprasiddhi Susan Kim
Senior Planner Principal Planner
Attachments: 1. Draft Resolution 2. Development Summary 3. Letter of Request
4. Operations Letter 5. Development Plans 6. Public Works Approval of Standard Detail Nos. 402 and 115B Deviation Request 7. Variance Justification Letters 8. Initial Study and Mitigation Monitoring Plan No. 357
9. Final Site Plan Memo 10. Correspondence
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SP 92-2DA 1DEV 2015-00075VACANT
SP 92-1DA3BDISNEY PARKINGSTRUCTURE
SP 92-1DA1PARKING LOT SP 92-1DA1PARKING LOT
SP 92-1DA1PARKING LOT
SP 92-1DA3BDISNEY PARKINGSTRUCTURE
SP 92-1DA3BDISNEY PARKINGSTRUCTURE
SP 92-2DA1HOLIDAY INN HOTEL& SUITES
SP 92-2DA1SPRINGHILLSUITES SP 92-2DA1STAYBRIDGE SUITES ANAHEIM AT THE PARK
SP 92-2DA1
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SP 92-2DA1BUDGET INN
SP 92-2DA1DAYS INNDISNEYLAND WEST
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TRAVELODGE ANAHEIM
SP 92-2DA1SERVICE STATION
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1100 West Ball Road
DEV No. 2015-00075
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DRAFT ATTACHMENT NO. XX
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RESOLUTION NO. PC2021-***
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ANAHEIM DETERMINING THAT THE PREVIOUSLY-CERTIFIED MASTER ENVIRONMENTAL IMPACT REPORT NO. 313 AND SUPPLEMENTAL ENVIRONMENTAL IMPACT REPORT NO. 340 SERVE AS THE APPROPRIATE
ENVIRONMENTAL DOCUMENTATION AND APPROVING
VARIANCE NO. 2017-05098 AND FINAL SITE PLAN NO. 2017-00002 AND MAKING CERTAIN FINDINGS IN CONNECTION THEREWITH (DEV2015-00075) (1100 WEST BALL ROAD)
WHEREAS, the Planning Commission of the City of Anaheim (the "Planning Commission") did receive a verified petition for Variance No. 2017-05098 and Final Site Plan No. 2017-00002 to permit a five-story, 75-room hotel with two levels of subterranean parking, with the following variances from the Anaheim Municipal Code (the "Code"): reduced building and
landscape setbacks along Ball Road to allow a driveway to encroach into the setback area; reduced building and landscape setbacks along West Place to allow utility equipment and a driveway to encroach into the setback area; a reduced building and landscape setback along the south interior property line to allow a driveway to encroach into the setback area; a reduced distance between driveways; and reduced minimum driveway widths (the "Proposed Project"), for that certain real
property located at 1100 West Ball Road in the City of Anaheim, County of Orange, State of California, as generally depicted on the map attached hereto as Exhibit A and incorporated herein by this reference (the "Property"); and
WHEREAS, the Property, consisting of approximately 0.55-acre, is vacant. The Anaheim
General Plan designates the Property for Commercial Recreation land uses. The Property is located within the boundaries of the Commercial Recreation (C-R) District (Development Area 1) of the Anaheim Resort Specific Plan area and is subject to the zoning and development standards set forth in Section 18.116.060 (Development Density Areas – Commercial Recreation (C-R)
District (Development Area 1)) and Section 18.116.070 (Uses – Commercial Recreation (C-R)
District (Development Area 1)) of Chapter 18.116 (Anaheim Resort Specific Plan No. 92-2 (SP 92-2) Zoning and Development Standards) of Title 18 (Zoning) of the Code; and
WHEREAS, on September 20, 1994, the City Council adopted the Anaheim Resort
Specific Plan to provide a long-range comprehensive plan for future development of
approximately 549.5 acres surrounding The Disneyland Resort and Hotel Circle. The Anaheim Resort Specific Plan includes zoning and development standards, design guidelines, a streetscape program, and a public facilities plan, intended to maximize the area’s potential, guide future development, and ensure a balance between growth and infrastructure. The Anaheim Resort
Specific Plan permits the development of hotel, convention, retail, and other visitor-serving uses
as well as the infrastructure improvements that are needed to support future development; and
WHEREAS, in support of the adoption of the Anaheim Resort Specific Plan, the City Council certified the Master Environmental Impact Report for the Anaheim Resort Specific Plan (“MEIR No. 313”) by the adoption on September 20, 1994 of its Resolution No. 94R-234; and
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WHEREAS, by Resolution No. 2012-158, the City Council certified Final Supplemental Environmental Impact Report No. 2008-00340 for Amendment No. 14 to the Anaheim Resort Specific Plan ("Final EIR No. 340") (which Final EIR No. 340 included mitigation measures, a
water supply assessment, a statement of overriding considerations and findings thereto), which
reevaluated all of the environmental changes that had occurred in and around the Anaheim Resort Specific Plan Area since its adoption in 1994 and contained an analysis of the potential environmental impacts of various entitlements and actions referenced therein, including, inter alia, entitlements permitting the maximum build-out of the Anaheim Resort Specific Plan, including an
increase of up to 406,359 square feet of convention center space, 180,000 square feet of
commercial development, 900 hotel rooms, and 40,000 square feet of hotel meeting/ballroom space; and WHEREAS, on March 4, 2020, Governor Newsom proclaimed a State of Emergency in
California as a result of the threat of COVID-19. On March 17, 2020, Governor Newsom issued
Executive Order N-29-20 (superseding the Brown Act-related provisions of Executive Order N-25-20 issued on March 12, 2020), which allows a local legislative body to hold public meetings via teleconferencing and to make public meetings accessible telephonically or otherwise electronically to all members of the public seeking to observe and to address the local legislative
body; and
WHEREAS, pursuant to Executive Order N-29-20 the Planning Commission did hold a teleconferencing and in-person public hearing at the Civic Center in the City of Anaheim on June 7, 2021 at 5:00 p.m., notice of said public hearing having been duly given as required by law and
in accordance with the provisions of Chapter 18.60 of the Code, to hear and consider evidence and
testimony for and against the Proposed Project and to investigate and make findings and recommendations in connection therewith; and WHEREAS, pursuant to and in accordance with the provisions of the California
Environmental Quality Act (Public Resources Code Section 21000 et seq.; herein referred to as
“CEQA”), the State of California Guidelines for Implementation of the California Environmental Quality Act (commencing with Section 15000 of Title 14 of the California Code of Regulations; herein referred to as the "CEQA Guidelines"), and the City's Local CEQA Procedures, the City is the "lead agency" for the preparation and consideration of environmental documents for the
Proposed Project; and
WHEREAS, pursuant to paragraph .0204 (Environmental Review) of subsection .020 (Final Site Plan Review and Approval) of Section 18.116.040 (Methods and Procedures for Specific Plan Implementation) of Chapter 18.116 (Anaheim Resort Specific Plan No. 92-2 (SP 92-
2) Zoning and Development Standards) of the Code, the Planning Commission hereby finds and
determines that, in accordance with CEQA, the CEQA Guidelines, and the City's Local CEQA Procedures, the approvals required under CEQA for the Proposed Project have been made pursuant to the prior certification of MEIR No. 313 and Final EIR No. 340, prior approvals of related resolutions and ordinances, and the prior filing of a notice of determination; and
WHEREAS, the Planning Commission further finds and determines that Final EIR No. 340 will serve as the appropriate environmental documentation in connection with the Proposed Project
and that none of the conditions set forth in Sections 15162 or 15163 of the CEQA Guidelines calling for the preparation of a subsequent environmental impact report or a supplement to Final EIR No. 340 have occurred; specifically:
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a. There have not been any substantial changes in the project analyzed in Final EIR No. 340 that require major revisions of Final EIR No. 340 because of new significant environmental effects or a substantial increase in the severity of previously identified significant
effects;
b. There have not been any substantial changes with respect to the circumstances under which the Proposed Project is undertaken that require major revisions of Final EIR No. 340 due to the involvement of new significant environmental effects or a substantial increase in the
severity of previously identified significant effects; and
c. There is no new information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time Final EIR No. 340 was certified as complete was adopted, that shows any of the following: (a) the Proposed
Project will have one or more significant effects not discussed in Final EIR No. 340; (b) significant
effects previously examined will be substantially more severe than shown in Final EIR No. 340; (c) mitigation measures or alternatives previously found not to be feasible would in fact be feasible and would substantially reduce one or more significant effects of the Proposed Project, but the project proponents decline to adopt the mitigation measures or alternatives; or (d) mitigation
measures or alternatives which are considerably different from those analyzed in Final EIR No.
340 would substantially reduce one or more significant effects on the environment, but the project proponents decline to adopt the mitigation measures or alternatives; and BE IT FURTHER RESOLVED that the Planning Commission has reviewed and
considered Mitigation Monitoring Plan No. 357 ("MMP No. 357"), which measures have been
incorporated into the Conditions of Approval attached hereto as Exhibit B, and incorporated herein by this reference, which was prepared for the Proposed Project and includes mitigation measures specific to the Proposed Project, with the exception of Mitigation Measure 15.5, which requires utility equipment to be located behind the building and be screened and will not be met due to the
approval of a Variance of a similar Anaheim Municipal Code Requirement; and, in accordance
with the requirements of CEQA, finds and determines that, with the imposition of the mitigation measures identified in MMP No. 357, the Proposed Project will not result in any new significant impacts to the environment and there is no substantial evidence that the Proposed Project will have a significant effect on the environment; and
WHEREAS, the Planning Commission finds and determines that the Proposed Project does not exceed the maximum hotel room density allowed in the Commercial Recreation (C-R) District (Development Area 1) under Section 18.116.060 (Development Density Areas – Commercial Recreation (C-R) District (Development Area 1)); and
WHEREAS, the Planning Commission, after due inspection, investigation and study made by itself and in its behalf, and after due consideration of all evidence and reports offered at said hearing with respect to the request to construct a five-story, 75-room hotel with the following variances from the Anaheim Municipal Code has determined that Variance No. 2017-05098 should
be approved for the following reasons:
SECTION NO. 18.116.090.020 Minimum Required Building and Landscape Setback (Ball Road). (20 feet for buildings up to 75 feet in height
required, driveways that do not lead to a building
or parking are prohibited from encroaching into
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the front setback area, architectural projections of up to 3 feet are permitted; 10 foot setback with 3 feet of architectural projections and a driveway
proposed)
SECTION NO. 18.116.090.020 Minimum Required Building and Landscape Setback (West Place). (20 feet for buildings up to 75 feet in height
required with utility elements, devices or
facilities and driveways that do not lead to a building or parking prohibited from encroaching into the front setback area; a driveway and utility equipment proposed to encroach into front
setback area with the following setbacks
proposed: 5 feet for Fire Department double detector check assembly and 15 to 17 feet for three water/irrigation meter backflow devices)
SECTION NO. 18.116.090.030 Minimum Required Interior Building and
Landscape Setbacks. (10 feet required and driveways that do not lead to a building or parking prohibited from encroaching into the front setback area; 3-foot
wide landscaped area, a 12-foot wide segment of
the one-way driveway, and a 1’8”-wide landscape planter adjacent to the building proposed)
SECTION NO. 18.116.140.110.1102 Minimum Driveway Separation and Spacing.
(40-foot separation between driveways serving adjacent parcels required; 12-foot separation on Ball Road and 11-foot separation on West Place proposed)
SECTION NO. 18.116.090.020 Minimum Required Driveway Width Dimensions. (24 feet wide required; 20-foot wide driveway on Ball Road, 12-foot wide driveway on West Place
and 23-foot wide driveway on West Place
proposed) 1. That there are special circumstances applicable to the Property, including size, shape, location and surroundings, which do not apply to other properties under the identical zoning
classification in the vicinity of the proposed Project. The Property, after dedication of required
right-of-way, will be 170 feet by 143 feet, which is significantly smaller than other parcels in the area. This presents unique challenges to this site not experienced by others, making it difficult to provide the required circulation, setback and minimum driveway spacing and width. In addition, the Project includes a one-way driveway that allows delivery and trash trucks to enter the project
site from Ball Road and exit the project site at West Street. Since this driveway does not lead to a
building or parking area, it is not a permitted encroachment into the required Building and
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Landscape Setback Areas for Ball Road, West Place and the southern interior setback area. This driveway is necessary because these trucks would typically be too large to service the hotel by way of the driveway that leads to the parking structure from West Street; therefore, the driveway has
been placed in its proposed location in the setback area, due to the multiple other site constraints
detailed in this section. The Property is also located at the southwest corner of Ball Road and West Place and the proposed driveways have been positioned to provide the maximum spacing and distance from the signalized intersection of Ball Road and West Place consistent with Public Works Department Standard Details. Due to the Property’s significantly small size, this resulted
in the project driveways being narrower and located closer to the adjacent existing hotel driveways
than required by Code. The adjacent hotel driveway provides for one-way vehicle access from West Place to Ball Road, whereas the proposed hotel would have one-way delivery and maintenance vehicle access from Ball Road to West Place (guest and employee access to the subterranean parking garage will be from a separate driveway). Therefore potential conflicts of
vehicles trying to exit the two properties’ driveways at the same time are eliminated by the opposite
circulation patterns of the one-way drives. The widths of the proposed driveways are also adequately sized for one-way vehicular traffic and for the entry driveway to the subterranean parking garage. The proposed building and landscape setback for Ball Road would be consistent with the adjacent existing hotel, which maintains an approximate 12-foot wide building setback
along Ball Road. The proposed utility equipment will encroach in the building and landscape
setback area along West Place. The proposed reduced building and landscape setback reflects the distance between the utility equipment and the ultimate right-of-way. Proposed water meters would be located within the 20-foot wide setback area; one water/irrigation meter would be setback 15 feet from the ultimate public right-of-way, and two other water/irrigation meters would be
setback 17 feet. The applicant is proposing to screen the meters with a proposed landscape berm
and Brisbane box trees. The applicant is proposing to locate this equipment in this area because it needs to be located in proximity to West Place in order to connect with the existing water main. In addition, a Fire Department double detector check assembly (DDCA) would be setback five feet from the ultimate public right-of-way and located in the median between the two driveways on
West Place. Given the size of the median and the need for Fire Department access, the DDCA
would not be screened. Approval of this Variance request would allow the meters and the DDCA to encroach into the 20-foot wide building and landscape setback area; therefore, MM 5.15-5 would not apply to this equipment. In addition, although the Project would not meet the landscape setback requirements for Ball Road, West Place and the southern interior setback, the Project
would meet the minimum tree density requirements established by the ARSP.
2. That, because of these special circumstances, strict application of the Zoning Code deprives the property of privileges enjoyed by other property under the identical zoning classification in the vicinity due to the significantly smaller size than other parcels in the area.
WHEREAS, the Planning Commission does find and determine that the request for Final Site Plan No. 2017-00002 should be approved for the following reasons: 1. Subject to compliance with the conditions of approval attached to this Resolution as
Exhibit B and incorporated herein by this reference, the Final Site Plan, including its design and
layout, complies with the Anaheim Resort Specific Plan No. 92-2 and is consistent with the zoning and development standards of said Specific Plan, as described in Chapter 18.116 of the Code. 2. The design and layout of the Proposed Project will not interfere with the use and
enjoyment of neighboring existing or future developments, and will not create traffic or pedestrian
hazards.
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3. The architectural design of the Proposed Project is compatible with the character of the surrounding hotels and development located within the land area of the Anaheim Resort Specific
Plan.
4. The design of the Proposed Project will provide a desirable environment for its occupants, the visiting public, and its neighbors, through the appropriate use of materials, texture and color, and will remain aesthetically appealing and be appropriately maintained.
5. The Proposed Project will not be detrimental to the public health, safety or welfare, or materially injurious to the properties or improvements in the vicinity of the Proposed Project and; WHEREAS, this Planning Commission determines that the evidence in the record
constitutes substantial evidence to support the actions taken and the findings made in this
Resolution, that the facts stated in this Resolution are supported by substantial evidence in the record, including testimony received at the public hearing, the staff presentations, the staff report and all materials in the project files. There is no substantial evidence, nor are there other facts, that negate the findings made in this Resolution. This Planning Commission expressly declares
that it considered all evidence presented and reached these findings after due consideration of all
evidence presented to it. NOW, THEREFORE, BE IT RESOLVED that the Planning Commission, pursuant to the above findings and based upon a thorough review of the evidence received to date, does hereby
approve Variance No. 2017-05098 and Final Site Plan No. 2017-00002, contingent upon and
subject to the conditions of approval, attached hereto as Exhibit B and incorporated herein by this reference. Extensions for further time to complete conditions of approval may be granted in accordance with Section 18.60.170 of the Code. Timing for compliance with conditions of approval may be amended by the Planning Director upon a showing of good cause provided (i)
equivalent timing is established that satisfies the original intent and purpose of the condition, (ii)
the modification complies with the Code, and (iii) the applicant has demonstrated significant progress toward establishment of the use or approved development. BE IT FURTHER RESOLVED that the Planning Commission has reviewed and
considered MMP No. 357, which is integrated with the aforementioned conditions of approval and
together are represented as Exhibit B hereto, and does hereby approve and adopt MMP No. 357 for the Proposed Project, with the exception of Mitigation Measure 15.5, which requires utility equipment to be located behind the building and be screened and will not be met due to the approval of a Variance of a similar Anaheim Municipal Code Requirement.
BE IT FURTHER RESOLVED that the Planning Commission does hereby find and determine that adoption of this Resolution is expressly predicated upon applicant's compliance with each and all of the conditions hereinabove set forth. Should any such condition, or any part thereof, be declared invalid or unenforceable by the final judgment of any court of competent
jurisdiction, then this Resolution, and any approvals herein contained, shall be deemed null and
void. BE IT FURTHER RESOLVED that approval of this application constitutes approval of the proposed request only to the extent that it complies with the Code and any other applicable
City, State and Federal regulations. Approval does not include any action or findings as to
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compliance or approval of the request regarding any other applicable ordinance, regulation or requirement.
BE IT FURTHER RESOLVED, that any amendment, modification or revocation of these
permits may be processed in accordance with Chapters 18.60.190 (Amendment to Permit Approval) and 18.60.200 (City-Initiated Revocation or Modification of Permits) of the Code. THE FOREGOING RESOLUTION was adopted at the Planning Commission meeting of
June 7, 2021. Said resolution is subject to the appeal provisions set forth in Chapter 18.60
(Procedures) of the Anaheim Municipal Code pertaining to appeal procedures and may be replaced by a City Council Resolution in the event of an appeal.
CHAIRPERSON, PLANNING COMMISSION OF THE CITY OF ANAHEIM
ATTEST:
SECRETARY, PLANNING COMMISSION
OF THE CITY OF ANAHEIM
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STATE OF CALIFORNIA ) COUNTY OF ORANGE ) ss. CITY OF ANAHEIM )
I, Simonne Fannin, Secretary of the Planning Commission of the City of Anaheim, do
hereby certify that the foregoing resolution was passed and adopted at a meeting of the Planning Commission of the City of Anaheim held on June 7, 2021, by the following vote of the members thereof:
AYES: COMMISSIONERS:
NOES: COMMISSIONERS:
ABSENT: COMMISSIONERS: IN WITNESS WHEREOF, I have hereunto set my hand this 7th day of June, 2021.
SECRETARY, PLANNING COMMISSION OF THE CITY OF ANAHEIM
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EXHIBIT “B”
Variance No. 2017-05098 and Final Site Plan No. 2017-00002 (DEV2015-00075)
NO. CONDITIONS OF APPROVAL RESPONSIBLE DEPARTMENT
PRIOR TO ISSUANCE OF DEMOLITION PERMITS
1 MM 5.2-4: Prior to issuance of each grading permit (for Import/Export Plan) and prior to issuance of demolition permit (for Demolition Plan), the property owner/developer shall submit Demolition and Import/Export plans. The plans shall include identification of offsite locations for materials export from the project and options for disposal of excess material. These
options may include recycling of materials onsite, sale to a soil broker or contractor, sale to a project in the vicinity or transport to an environmentally cleared landfill, with attempts made to move it within Orange County. The property owner/developer shall offer recyclable building materials, such as asphalt or concrete for sale or removal by private firms or public agencies
for use in construction of other projects, if not all can be reused on the project site.
Planning and Building Department, Planning Services Division
2 MM 5.3-1: Prior to the issuance of a demolition permit, grading permit, or building permit, whichever occurs first, a survey for active raptor nests shall be conducted by a qualified Biologist and submitted to the Planning and Building Department 30 days prior to commencement of any demolition or
construction activities during the raptor nesting season (February 1 to June
30) and within 500 feet of a fan palm, juniper, or canary island pine. Should an active nest be identified, restrictions defined by a qualified Biologist will be placed on construction activities in the vicinity of any active nest observed until the nest is no longer active, as determined by a qualified
Biologist. These restrictions may include a 300- to 500-foot buffer zone
designated around a nest to allow construction to proceed while minimizing disturbance to the active nest. Once the nest is no longer active, construction can proceed within the buffer zone.
Planning and Building Department, Planning Services
Division
3 MM 5.3-2: Prior to the issuance of a demolition permit, grading permit, or building permit, whichever occurs first, a letter detailing the proposed schedule for vegetation removal activities shall be submitted to the Planning
and Building Department, verifying that removal shall take place between
August 1 and February 28 to avoid the bird nesting season. This would ensure that no active nests would be disturbed. If this is not feasible, then a qualified Biologist shall inspect any trees which would be impacted prior to demolition, grading or construction activities to ensure no nesting birds are
present. If a nest is present, then appropriate minimization measures shall
be developed by the Biologist.)
Planning and Building Department,
Planning Services
Division
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NO. CONDITIONS OF APPROVAL RESPONSIBLE DEPARTMENT
PRIOR TO ISSUANCE OF GRADING PERMIT
4 MM 5.4-1: Prior to issuance of each grading permit, the property
owner/developer shall submit a letter identifying the certified archaeologist
that has been hired to ensure that the following actions are implemented:
a. The archaeologist must be present at the pre-grading conference in order to establish procedures for temporarily halting or redirecting work to permit the sampling, identification, and evaluation of artifacts
if potentially significant artifacts are uncovered. If artifacts are
uncovered and determined to be significant, the archaeological observer shall determine appropriate actions in cooperation with the property owner/developer for exploration and/or salvage.
b. Specimens that are collected prior to or during the grading process will
be donated to an appropriate educational or research institution.
c. Any archaeological work at the site shall be conducted under the direction of the certified archaeologist. If any artifacts are discovered during grading operations when the archaeological monitor is not present, grading shall be diverted around the area until the monitor can
survey the area.
d. A final report detailing the findings and disposition of the specimens shall be submitted to the City Engineer. Upon completion of the grading, the archaeologist shall notify the City as to when the final report will be submitted.
Public Works
Department,
Development Services Division Planning and
Building
Department, Planning Services Division
5 MM 5.4-2: Prior to issuance of each grading permit, the property owner/developer shall submit a letter identifying the certified paleontologist
that has been hired to ensure that the following actions are implemented:
a. The paleontologist must be present at the pre-grading conference in order to establish procedures to temporarily halt or redirect work to permit the sampling, identification, and evaluation of fossils if potentially significant paleontological resources are uncovered. If
artifacts are uncovered and found to be significant, the paleontological
observer shall determine appropriate actions in cooperation with the property owner/developer for exploration and/or salvage.
b. Specimens that are collected prior to or during the grading process will be donated to an appropriate educational or research institution.
Any paleontological work at the site shall be conducted under the direction
of the certified paleontologist. If any fossils are discovered during grading operations when the paleontological monitor is not present, grading shall be diverted around the area until the monitor can survey the area.
Public Works Department,
Development
Services Division Planning and Building
Department,
Planning Services Division
6 MM 5.19-5: Prior to issuance of each grading and building permit, the Property Owner/Developer shall submit to the Planning Director or Planning Services Manager for approval a Construction Waste Management
Plan that, at a minimum, specifies that at least 75 percent of non-hazardous
Planning and Building Department,
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NO. CONDITIONS OF APPROVAL RESPONSIBLE DEPARTMENT
construction and demolition debris shall be recycled or salvaged and identifies the materials to be diverted from disposal and whether the materials will be sorted on site or co-mingled.
Planning Services Division
7 MM 5.5-6: Prior to issuance of building or grading permits, the property owner/developer shall submit to the Planning and Building Department, Building Services Division geologic and geotechnical investigations in areas of potential seismic or geologic hazards and provide a note on plans
that all grading operations will be conducted in conformance with the
recommendations contained in the applicable geotechnical investigation.
Planning and Building Department, Building Division
8 MM 5.12-6: Prior to issuance of each grading permit, the property
owner/developer shall submit an emergency fire access plan to the Fire Department for review and approval to ensure that service to the site is in accordance with Fire Department service requirements.
Fire Department
9 MM 5.14-5: Prior to the issuance of grading permits, the property owner/developer shall provide to the City of Anaheim Public Works Department a plan to coordinate rideshare services for construction
employees with the Anaheim Transportation Network (ATN) for review and approval and shall implement ATN recommendations to the extent feasible.
Public Works Department, Traffic Engineering Division
10 MM 5.8-1: Prior to issuance of the first grading or building permit, whichever occurs first, the property owner/developer shall submit a Master Drainage and Runoff Management Plan (MDRMP) for review and approval by the Public Works Department, Development Services Division
and Orange County (OC) Public Works/OC Engineering. The Master Plan shall include, but not be limited to, the following items:
a. Backbone storm drain layout and pipe size, including supporting hydrology and hydraulic calculations for storms up to and including the 100-year storm; and, b. A delineation of the improvements to be implemented for control of project-generated drainage and runoff.
Public Works Department, Development Services Division
11 MM 5.16-1: Prior to approval of a final subdivision map or issuance of a grading or building permit, whichever occurs first, the property owner/developer shall participate in the City’s Master Plan of Sewers and
related Infrastructure Improvement (Fee) Program to assist in mitigating existing and future sanitary sewer system deficiencies as follows:
The property owner/developer shall submit a report for review and approval of the City Engineer to assist in determining the following:
a. If the development/redevelopment (1) does not discharge into a sewer
system that is currently deficient or will become deficient because of that
discharge and/or (2) does not increase flows or change points of
Public Works Department, Development
Services Division
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NO. CONDITIONS OF APPROVAL RESPONSIBLE DEPARTMENT
discharge, then the property owner’s/developer’s responsibility shall be limited to participation in the Infrastructure Improvement (Fee) Program.
b. If the development/redevelopment (1) discharges into a sewer system that is currently deficient or will become deficient because of that discharge and/or (2) increases flows or changes points of discharge, then the
property owner/developer shall be required to guarantee mitigation to the satisfaction of the City Engineer and the City Attorney of the impact prior to approval of a final subdivision map or issuance of a grading or building permit whichever occurs first, pursuant to the improvements identified in the South Central Area Sewer Deficiency Study. The property
owner/developer shall be required to install the sanitary sewer facilities, as recommended by the South Central Area Sewer Deficiency Study, prior to acceptance for maintenance of public improvements by the City or final building and zoning inspections for the building/structure, whichever comes first. Additionally, the property owner/developer shall
participate in the Infrastructure Improvement (Fee) Program, as
determined by the City Engineer, which may include fees, credits, reimbursements, or a combination thereof. As part of guaranteeing the mitigation of impacts for the sanitary sewer system, the property owner/developer shall submit a sanitary sewer system improvement
phasing plan for the project to the City Engineer for review and approval which shall contain, at a minimum, (1) a layout of the complete system, (2) all facility sizes, including support calculations, (3) construction phasing, and (4) construction estimates.
The study shall determine the impact of the project sewer flows for total
build out of the project and identify local deficiencies for each project
component (i.e., each hotel).
12 MM 5.18-1: Prior to approval of a final subdivision map, or issuance of a grading or building permit, whichever occurs first, the property owner/developer shall participate in the City’s Master Plan of Storm Drains and related Infrastructure Improvement (Fee) Program to assist in mitigating existing and future storm drainage system deficiencies as
follows:
The property owner/developer shall submit a report for review and approval by the City Engineer to assist with determining the following:
a. If the specific development/redevelopment does not increase or redirect current or historic storm water quantities/flows, then the property owner/developer’s responsibility shall be limited to participation in the Infrastructure Improvement (Fee) Program to provide storm drainage
facilities in 10- and 25-year storm frequencies and to protect
properties/structures for a 100-year storm frequency.
b. If the specific development/redevelopment increases or redirects the current or historic storm water quantity/flow, then the property owner/developer shall be required to guarantee mitigation to the
Public Works Department, Development Services Division
- 14 - PC2021-***
NO. CONDITIONS OF APPROVAL RESPONSIBLE DEPARTMENT
satisfaction of the City Engineer and City Attorney’s office of the impact prior to approval of a final subdivision map or issuance of a grading or building permit, whichever occurs first, pursuant to the improvements identified in the Master Plan of Drainage for the South Central Area. The property owner/developer shall be required to install
the storm drainage facilities as recommended by the Master Plan of Drainage for the South Central Area to provide storm drainage facilities for 10- and 25-year storm frequencies and to protect properties/structures for a 100-year storm frequency prior to acceptance for maintenance of public improvements by the City or final building
and zoning inspection for the building/structure, whichever occurs first.
Additionally, the property owner/developer shall participate in the Infrastructure Improvement (Fee) Program as determined by the City Engineer which could include fees, credits, reimbursements, or a combination thereof. As part of guaranteeing the mitigation of impacts
on the storm drainage system, a storm drainage system improvement
phasing plan for the project shall be submitted by the property owner/developer to the City Engineer for review and approval and shall contain, at a minimum, (1) a layout of the complete system; (2) all facility sizes, including support calculations; (3) construction phasing;
and, (4) construction estimates.
ONGOING DURING PROJECT DEMOLITION AND CONSTRUCTION
13 MM 5.5-5: Ongoing during grading activities, the property owner/developer shall implement standard practices for all applicable codes and ordinances
to prevent erosion to the satisfaction of the Planning and Building
Department, Building Services Division.
Planning and Building
Department,
Building Division
14 MM 5.10-8: Ongoing during construction, property owners/developers shall
pay for all reasonable costs associated with noise monitoring which shall include monitoring conducted by a certified acoustical engineer under the direction of the Planning and Building Department four times a year on a random basis to ensure that outdoor construction-related sound levels at any
point on the exterior project boundary property line do not exceed 60 dBA
between the hours of 7:00 PM and 7:00 AM of the following day where outside construction is occurring. If a complaint is received by the City, additional noise monitoring shall be conducted at the discretion of the City. If the monitoring finds that the 60 dBA threshold is being exceeded,
construction activities will be modified immediately to bring the sound level
below the 60 dBA requirement, with additional follow-up monitoring conducted to confirm compliance.
Planning & Building
Department, Planning Services Division
15 MM 5.7-6: Ongoing during project demolition and construction, in the event that hazardous waste, including asbestos, is discovered during site preparation or construction, the property owner/developer shall ensure that the identified hazardous waste and/or hazardous material are handled and
disposed of in the manner specified by the State of California Hazardous Substances Control Law (Health and Safety Code, Division 20, Chapter
Fire
- 15 - PC2021-***
NO. CONDITIONS OF APPROVAL RESPONSIBLE DEPARTMENT
6.5), and according to the requirements of the California Administrative Code, Title 30, Chapter 22.
PRIOR TO THE PLACEMENT OF BUILDING MATERIALS ON A BUILDING SITE
16 MM 5.12-13: Prior to the placement of building materials on a building site,
an all-weather road shall be provided from the roadway system to and on
the construction site and for fire hydrants at all times, as required by the Fire Department. Such routes shall be paved or, subject to the approval of the Fire Department, shall otherwise provide adequate emergency access. Every building constructed must be accessible to Fire Department
apparatus. The width and radius of the driving surface must meet the
requirements of Section 10.204 of the Uniform Fire Code, as adopted by the City of Anaheim.
Fire Department
17 MM 5.12-5: Prior to commencement of structural framing on each parcel or lot, onsite fire hydrants shall be installed and charged by the property owner/developer as required and approved by the Fire Department.
Fire Department
PRIOR TO ISSUANCE OF BUILDING PERMITS
18 MM 5.1-2: Prior to issuance of building permits, all plumbing or other similar pipes and fixtures located on the exterior of the building shall be shown on plans as fully screened from view of adjacent public rights-of-way and from adjacent properties by architectural devices and/or
appropriate building materials. A note indicating that these improvements
will be installed prior to final building and zoning inspections shall be specifically shown on the plans submitted for building permits.
Planning and Building Department, Planning Services
Division
19 MM 5.1-12: Prior to issuance of each building permit, all air conditioning facilities and other roof and ground-mounted equipment shall be shown on plans as shielded from public view and the sound buffered to comply with City of Anaheim noise ordinances from any adjacent residential or transient-
occupied properties. A note indicating that these improvements shall be installed prior to final building and zoning inspections shall be specifically shown on the plans submitted for building permits.
Planning and Building Department, Planning Services
Division
20 MM 5.2-2: Prior to the issuance of each building permit, the property owner/developer shall submit evidence that low emission paints and coatings are utilized in the design and construction of buildings, in compliance with SCAQMD regulations. The information shall be denoted
on the project plans and specifications. The property owner/developer shall submit an architectural coating schedule and calculations demonstrating that VOC emissions from architectural coating operations would not exceed 75 pounds per day averaged over biweekly periods. The calculations shall show, for each coating, the surface area to be coated, gallons (or liters) of
coating per unit surface area, and VOC content per gallon (or liter). The property owner/developer shall also implement the following to limit emissions from architectural coatings and asphalt usage: a. Use non-solvent-based coatings on buildings, wherever appropriate;
Planning and Building Department, Building Division
- 16 - PC2021-***
NO. CONDITIONS OF APPROVAL RESPONSIBLE DEPARTMENT
b. Use solvent-based coatings, where they are necessary.
21 MM 5.2-5: Prior to the issuance of each building permit, the property
owner/developer shall comply with all SCAQMD offset regulations and implementation of Best Available Control Technology (BACT) and Best Available Retrofit Control Technology (BARCT) for any new or modified stationary source. Copies of permits shall be given to the Planning and
Building Department.
Planning and
Building Department, Building Division
22 MM 5.2-6: Prior to the issuance of each building permit, the property
owner/developer shall implement, and demonstrate to the City, measures
that are being taken to reduce operation-related air quality impacts. These measures may include, but are not limited to the following: a. Improve thermal integrity of structures and reduced thermal load
through use of automated time clocks or occupant sensors.
b. Incorporate efficient heating and other appliances.
c. Incorporate energy conservation measures in site orientation and in building design, such as appropriate passive solar design.
d. Use drought-resistant landscaping wherever feasible to reduce energy
used in pumping and transporting water.
e. To the extent feasible, provide daycare opportunities for employees or participate in a joint development daycare center
f. Install facilities for electric vehicle recharging, unless it is demonstrated that the technology for these facilities or availability of the equipment
current at the time makes this installation infeasible.
Planning and
Building
Department, Building Division
23 MM 5.5-1: Prior to issuance of each building permit, the property
owner/developer shall submit to the Planning and Building Department, Building Services Division for review and approval, detailed foundation design information for the subject building(s), prepared by a civil engineer, based on recommendations by a geotechnical engineer.
Planning and
Building Department, Building Division
24 MM 5.5-2: Prior to issuance of each foundation permit, the property owner/developer shall submit a report prepared by a geotechnical engineer to the Planning and Building Department, Building Services Division for
review and approval, which shall investigate the subject foundation excavations to determine if soft layers are present immediately beneath the footing site and to ensure that compressibility does not underlie the footing.
Planning and Building Department,
Building Division
25 MM 5.5-3: Prior to issuance of each building permit, the property owner/developer shall submit plans to the Planning Department, Building Services Division for review and approval showing that the proposed structure has been analyzed for earthquake loading and designed according
to the most recent seismic standards in the California Building Code
adopted by the City of Anaheim.
Planning and Building Department, Building Division
- 17 - PC2021-***
NO. CONDITIONS OF APPROVAL RESPONSIBLE DEPARTMENT
26 MM 5.10-5: Prior to issuance of each building permit, a note shall be provided on building plans indicating that during construction, the property owner/developer shall install and maintain specially designed construction barriers at the project perimeter areas. The construction sound barriers shall be a minimum height of 8 feet with a minimum surface weight of 1.25
pounds per square foot or a minimum Sound Transmission Class (STC) rating of 25. The structure shall be a continuous barrier. Gates and other entry doors shall be constructed with suitable mullions, astragals, seals, or other design techniques to minimize sound leakage when in the closed position. Access doors should be self closing where feasible. Vision ports
are permissible providing they are filled with an acceptable solid vision product.
Planning and Building Department, Planning Services Division
27 MM 5.10-9: Prior to issuance of each building permit, the property
owner/developer shall present plans and calculations to the Planning Department, Building Division to demonstrate that noise levels would be less than 65 dBA CNEL for outdoor use areas (including dining patios, pools, playgrounds, or outdoor gathering areas). This requirement can be
accomplished through shielding areas behind buildings or the construction of a noise barrier.
Planning and
Building Department, Building Division
28 MM 5.10-10: Prior to issuance of each building permit, the property
owner/developer shall present plans and calculations to the Planning and Building Department, Building Division to demonstrate that noise levels from planned mechanical ventilation equipment, loading docks, trash compactors, and other proposed on-site noise sources are designed to meet
the City’s 60 dBA Sound Pressure Levels standard at the property line, and
not create a noise increase greater than 5 dBA over existing ambient noise at the nearest noise sensitive receptor, whichever is more restrictive.
Planning and
Building Department, Building Division
29 MM 5.10-12: Prior to issuance of each building permit if pile driving and blasting is anticipated during construction, a noise and vibration analysis must be prepared and submitted to the Planning and Building Department, Building Division, to assess and mitigate potential noise and vibration
impacts related to these activities.
Planning and Building Department, Building Division
30 MM 5.15-1: Prior to issuance of each building permit (to be implemented
prior to final building and zoning inspections, and continuing on an on-going basis during project operation), the property owner/ developer shall submit to the Public Utilities Department Planning and Building Department plans for review and approval which shall ensure that water conservation measures are incorporated. The water conservation measures to be shown on
Planning and
Building Department, Building Division
- 18 - PC2021-***
NO. CONDITIONS OF APPROVAL RESPONSIBLE DEPARTMENT
the plans and implemented by the property owner/developer, to the extent applicable include, but are not limited to, the following:
a. Use of low-flow sprinkler heads in irrigation systems.
b. Use of waterway recirculation systems.
c. Low-flow fittings, fixtures, and equipment, including low flush toilets
and urinals.
d. Use of self-closing valves on drinking valves.
e. Use of efficient irrigation systems such as drip irrigation and automatic systems which use moisture sensors.
f. Use of low-flow shower heads in hotels.
g. Water efficient ice-machines, dishwashers, clothes washers and other
water-using appliances.
h. Use of irrigation systems primarily at night when evaporation rates are lowest.
i. Provide information to the public in conspicuous places regarding
water conservation.
Use of water conserving landscape plant materials wherever feasible.
31 MM 5.12-17: Prior to issuance of each building permit, the property owner/developer shall provide proof of compliance with Government Code Section 53080 (Schools).
Planning and Building Department, Building Division
32 MM 5.12-19: Prior to the issuance of a building permit, the property owner/developer shall comply with the Anaheim Municipal Code, Section 17.08.385, Public Library Facilities Services Areas – Payment of Fees
Required.
Planning and Building Department,
Building Division
33 MM 5.17-3: Prior to issuance of each building permit, the property
owner/developer shall submit plans and calculations to the City of Anaheim Planning and Building Department, Building Division, to demonstrate that the energy efficiency of each building will exceed the Title 24 Energy Efficiency Standards for Residential and Nonresidential Buildings current at the time of application by at least 10 percent.
Planning and
Building Department, Building Division
34 MM 5.15-4: Prior to the issuance of each building permit, the property owner/developer shall submit a landscape and irrigation plan which shall be
prepared and certified by a licensed landscape architect. The irrigation plan shall specify methods for monitoring the irrigation system. The system shall ensure that irrigation rates do not exceed the infiltration of local soils, that the application of fertilizers and pesticides do not exceed appropriate levels of frequencies, and that surface runoff and overwatering is minimized. The
landscaping and irrigation plans shall include water-conserving features such as low flow irrigation heads, automatic irrigation scheduling equipment, flow sensing controls, rain sensors, soil moisture sensors, and
Planning and Building
Department, Planning Services Division
- 19 - PC2021-***
NO. CONDITIONS OF APPROVAL RESPONSIBLE DEPARTMENT
other water-conserving equipment. The landscaping and irrigation plans shall indicate that separate irrigation lines for recycled water shall be constructed and recycled water will be used when it becomes available. All irrigation systems shall be designed so that they will function properly with recycled water.
35 MM 5.12-1: Prior to the approval of each Final Site Plan and issuance of each building permit, the property owner/developer shall submit plans to
the Police Department for review and approval for safety, accessibility,
crime prevention, and security provisions during both the construction and operative phases for the purpose of incorporating safety measures in the project design including the concept of crime prevention through environmental design (e.g., building design, circulation, site planning, and
lighting of parking structures and parking areas).
Police Department
36 MM 5.12-2: Prior to the issuance of each building permit for a parking
structure, the property owner/developer shall submit plans to the Police
Department for review and approval indicating the provision of closed circuit television monitoring and recording or other substitute security measures as may be approved by the Police Department. Said measures shall be implemented prior to final building and zoning inspections.
Police Department
37 MM 5.12-4: Prior to issuance of each building permit, the project design shall include parking lots and parking structures with controlled access
points to limit ingress and egress if determined to be necessary by the Police
Department, and shall be subject to the review and approval of the Police Department.
Police Department
38 MM 5.12-7: Prior to issuance of each building permit; to be implemented prior to the final building and zoning inspection, plans shall indicate that all buildings, exclusive of parking structures, shall have sprinklers installed by the property owner/developer in accordance with the Anaheim Municipal
Code. Said sprinklers shall be installed prior to each final building and zoning inspection.
Fire Department
39 MM 5.12-8: Prior to issuance of each building permit, plans shall be
submitted to ensure that development is in accordance with the City of Anaheim Fire Department Standards, including: a. Overhead clearance shall not be less than 14 feet for the full width of
access roads.
b. Bridges and underground structures to be used for Fire Department access shall be designed to support Fire Department vehicles weighing 75,000 pounds.
c. All underground tunnels shall have sprinklers. Water supplies are
required at all entrances. Standpipes shall also be provided when
determined to be necessary by the Fire Department.
d. Adequate off-site public fire hydrants contiguous to the Specific Plan area and onsite private fire hydrants shall be provided by the property
Fire Department
- 20 - PC2021-***
NO. CONDITIONS OF APPROVAL RESPONSIBLE DEPARTMENT
owner/developer. The precise number, types, and locations of the hydrants shall be determined during building permit review. Hydrants are to be a maximum of 400 feet apart.
e. A minimum residual water pressure of 20 psi shall remain in the water system. Flow rates for public parking facilities shall be set at 1,000 to
1,500 gpm.
40 MM 5.12-9: Prior to issuance of the first building permit, the property
owner/developer shall enter into an agreement recorded against the property
with the City of Anaheim to pay or cause to be paid their fair share of the funding to accommodate the following, which will serve the Anaheim Resort Specific Plan area:
a. One additional fire truck company.
b. One additional paramedic company.
c. Modifications to existing fire stations to accommodate the additional fire units, additional manpower, equipment and facilities.
d. A vehicle equipped with specialty tools and equipment to enable the
Fire Department to provide heavy search and rescue response capability.
e. A medical triage vehicle/trailer, equipped with sufficient trauma dressings, medical supplies, stretchers, etc., to handle 1,000 injured persons, and an appropriate storage facility.
The determination of the allocable share of costs attributable to the property
owner/developer shall be based on an apportionment of the costs of such equipment/facilities among property owners/developers in the Hotel Circle Specific Plan Area, the Disneyland Resort Specific Plan Area and the Anaheim Resort Specific Plan Area or the otherwise defined service area, as applicable, depending on the area served.
Note: To implement this mitigation measure, the City has adopted the Fire Protection Facilities and Paramedic Services Impact Fee Program. Compliance with this Program by the property owner/developer (per Ordinance No. 5496 and Resolution No. 95R-73 dated May 16, 1995) shall
satisfy the requirements of this Mitigation Measure, or the City may enter into alternative financing arrangements.
Fire Department
41 MM 5.12-11: Prior to issuance of each building permit, the property
owner/developer shall submit a Construction Fire Protection Plan to the Fire Department for review and approval detailing accessibility of emergency fire equipment, fire hydrant location, and any other construction features required by the Fire Marshal. The property owner/developer shall be
responsible for securing facilities acceptable to the Fire Department and
hydrants shall be operational with required fire flow.
Fire Department
- 21 - PC2021-***
NO. CONDITIONS OF APPROVAL RESPONSIBLE DEPARTMENT
42 MM 5.12-12: Prior to the approval of each Final Site Plan and prior to the issuance of each building permit, plans shall be reviewed and approved by the Fire Department as being in conformance with the Uniform Fire Code.
Fire Department
43 MM 5.12-14: Prior to approval of building plans, the property owner/developer shall provide written evidence to the satisfaction of the Fire Department that all lockable pedestrian and/or vehicular access gates shall be equipped with “knox box” devices as required and approved by the
Fire Department.
Fire Department
44 MM 5.14-2: Prior to issuance of the first building permit for each building,
the property owner/developer shall pay the appropriate Traffic Signal
Assessment Fees and Transportation Impact and Improvement Fees to the City of Anaheim in amounts determined by the City Council Resolution in effect at the time of issuance of the building permit with credit given for City-authorized improvements provided by the property owner/developer.
The property owner shall also participate in all applicable reimbursement or
benefit districts, which have been established.
Public Works
Department, Traffic
Engineering Division
45 MM 5.14-4: Prior to the final building and zoning inspection Prior to issuance of the first building permit, the property owner shall join and financially participate in a clean fuel shuttle program such as the Anaheim Resort Transit Transportation (ART) system, and shall participate in the Anaheim Transportation Network (ATN) in conjunction with the on-going
operation of the project. Proof of compliance with this requirement shall
be submitted by the Anaheim Transportation Network to the City Traffic Engineer. The property owner shall also record a covenant on the property that requires participation in these programs ongoing during project operation. The form of the covenant shall be approved by the City
Attorney’s Office prior to recordation. Proof of compliance with this
requirement shall be the submittal of a copy of the recorded covenant to the City Traffic Engineer.
Public Works
Department, Traffic Engineering Division
46 MM 5.14-8: Prior to the final building and zoning inspection Prior to issuance of the first building permit, the property owner shall record a covenant on the property requiring that ongoing during project implementation, the property owner/developer shall implement and
administer a comprehensive Transportation Demand Management (TDM) program for all employees. The form of the covenant shall be approved by the City Attorney’s Office and proof of compliance with this requirement shall be the submittal of a copy of the recorded covenant to the City Traffic Engineer. Objectives of the TDM program shall be:
a. Increase ridesharing and use of alternative transportation modes by guests.
b. Provide a menu of commute alternatives for employees to reduce project-generated trips.
c. Conduct an annual commuter survey to ascertain trip generation, trip
origin, and Average Vehicle Ridership.
Public Works Department, Traffic Engineering Division
- 22 - PC2021-***
NO. CONDITIONS OF APPROVAL RESPONSIBLE DEPARTMENT
47 MM 5.14-9: Prior to the final building and zoning inspectionPrior to issuance of the first building permit, the property owner/developer shall provide to the City of Anaheim Public Works Department, City Traffic Engineer, for review and approval a menu of TDM program strategies and elements for both existing and future employees’ commute options, and
incentives for hotel patrons’ transportation options. These options may include, but are not limited to, the list below. The property owner shall also record a covenant on the property requiring that the approved TDM strategies and elements be implemented ongoing during project operation. The form of the covenant shall be approved by the City Attorney’s Office
prior to recordation and proof of compliance with this requirement shall
be the submittal of a copy of the recorded covenant to the City Traffic Engineer. a. On-site services. Provide, as feasible and permitted, on-site services
such as the food, retail, and other services.
b. Ridesharing. Develop a commuter listing of all employee members for the purpose of providing a “matching” of employees with other employees who live in the same geographic areas and who could rideshare.
c. Vanpooling. Develop a commuter listing of all employees for the purpose of matching numbers of employees who live in geographic proximity to one another and could comprise a vanpool or participate in the existing vanpool programs.
d. Transit Pass. Promote Orange County Transportation Authority
(including commuter rail) passes through financial assistance and on-site sales to encourage employees to use the various transit and bus services from throughout the region.
e. Shuttle Service. Generate a commuter listing of all employees living in proximity to the project, and offer a local shuttle program to encourage
employees to travel to work by means other than the automobile. When appropriate, event shuttle service shall also be made available for guests.
f. Bicycling. Develop a Bicycling Program to offer a bicycling alternative to employees. Secure bicycle racks, lockers, and showers should be provided as part of this program. Maps of bicycle routes throughout the
area should be provided to inform potential bicyclists of these options.
g. Guaranteed Ride Home Program. Develop a program to provide employees who rideshare, or use transit or other means of commuting to work, with a prearranged ride home in a taxi, rental car, shuttle, or other vehicle, in the event of emergencies during the work shift.
h. Target Reduction of Longest Commute Trip. Promote an incentive program for ridesharing and other alternative transportation modes to put highest priority on reduction of longest employee commute trips.
Public Works Department, Traffic Engineering Division
- 23 - PC2021-***
NO. CONDITIONS OF APPROVAL RESPONSIBLE DEPARTMENT
i. Work Shifts. Stagger work shifts.
j. Compressed Work Week. Develop a “compressed work week” program, which provides for fewer work days but longer daily shifts as an option for employees.
k. Telecommuting. Explore the possibility of a “telecommuting” program
that would link some employees via electronic means (e.g., computer
with modem).
l. Parking Management. Develop a parking management program that provides incentives to those who rideshare or use transit means other than single-occupant auto to travel to work.
m. Access. Provide preferential access to high occupancy vehicles and
shuttles.
n. Financial Incentive for Ridesharing and/or Public Transit. Offer employees financial incentives for ridesharing or using public transportation. Currently, federal law provides tax-free status for up to
$65 per month per employee contributions to employees who vanpool
or use public transit including commuter rail and/or express bus pools.
o. Financial Incentive for Bicycling. Offer employees financial incentives for bicycling to work.
p. Special “Premium” for the Participation and Promotion of Trip
Reduction. Offer ticket/passes to special events, vacations, etc. to employees who recruit other employees for vanpool, carpool, or other trip reduction programs.
q. Incentive Programs. Design incentive programs for carpooling and other alternative transportation modes so as to put highest priority on
reduction of longest commute trips.
48 MM 5.14-12: Prior to the issuance of the first building permit, the location
of any proposed gates across a driveway shall be subject to the review and approval of the City Engineer. Gates shall not be installed across any driveway or private street in a manner which may adversely affect vehicular traffic on the adjacent public streets. Installation of any gates shall conform to the current version of Engineering Standard Detail No. 475.
Public Works
Department, Traffic Engineering Division
49 MM 5.8-6: Prior to issuance of building permits, the property owner/developer shall provide written evidence that all storm drain, sewer,
and street improvement plans shall be designed and constructed to the
satisfaction of the City Engineer.
Public Works Department,
Development
Services Division
50 MM 5.14-3: Prior to approval of the first final subdivision map or issuance
of the first building permit, whichever occurs first, the property owner/developer shall irrevocably offer for dedication (with subordination of easements), including necessary construction easements, the ultimate arterial highway right(s)-of-way adjacent to their property as shown in the
Circulation Element of the Anaheim General Plan.
Public Works
Department, Development Services Division
- 24 - PC2021-***
NO. CONDITIONS OF APPROVAL RESPONSIBLE DEPARTMENT
The legal property owner shall irrevocably offer to dedicate to the City of Anaheim an additional 7-foot wide easement from the existing right-of-way along Ball Road for road, public utilities and other public purposes.
51 MM 5.14-13: Prior to the issuance of building permits, plans shall show that all driveways shall be constructed with a minimum fifteen (15) foot radius curb returns as required by the City Engineer, unless otherwise approved by
the City Engineer.
Public Works Department, Traffic Engineering Division
52 MM 5.14-14: Prior to the issuance of building permits or final map
approval, whichever occurs first, security in the form of a bond, certificate of deposit, letter of credit, completion guarantee, or cash, in an amount and form satisfactory to the City Engineer shall be posted with the City to guarantee the satisfactory completion of all engineering requirements of the
City of Anaheim, including preparation of improvement plans and
installation of all improvements, such as curbs and gutters, sidewalks, water facilities, street grading and pavement, sewer and drainage facilities and other appurtenant work, as required by the City Engineer and in accordance with the specifications on file in the office of the City Engineer, as may be
modified by the City Engineer. Installation of said improvements shall
occur prior to final building and zoning inspections.
Public Works
Department, Development Services Division
53 MM 5.18-3: Prior to the issuance of building permits, the City shall require
that building plans indicate that new developments will minimize stormwater and urban runoff into drainage facilities by incorporating design features such as detention basins, on-site water features, and other strategies.
Public Works
Department, Development Services Division
54 MM 5.19-1: Prior to issuance of each building permit; to be implemented prior to final building and zoning Inspection, the property owner/developer
shall submit project plans to the Public Works Department for review and approval to ensure that the plans comply with AB 939, the Solid Waste Reduction Act of 1989, as administered by the City of Anaheim and the County of Orange and City of Anaheim Integrated Waste Management Plans. Prior to final building and zoning inspection, implementation of said
plan shall commence and shall remain in full effect. Waste management mitigation measures that shall be taken to reduce solid waste generation include, but are not limited to: a. Detailing the location and design of on-site recycling facilities.
b. Providing on-site recycling receptacles to encourage recycling.
c. Complying with all Federal, State and City regulation for hazardous material disposal.
d. Participating in the City of Anaheim’s “Recycle Anaheim” program or other substitute program as may be developed by the City.
Public Works Department, Streets
and Sanitation Division
- 25 - PC2021-***
NO. CONDITIONS OF APPROVAL RESPONSIBLE DEPARTMENT
In order to meet the requirements of the Solid Waste Reduction Act of 1989 (AB 939), the property owner/developer shall implement numerous solid waste reduction programs, as required by the Public Works Department, including, but not limited to:
a. Facilitating recycling by providing chutes or convenient locations for
sorting and recycling bins.
b. Facilitating cardboard recycling (especially in retail areas) by providing adequate space and centralized locations for collection and storing.
c. Facilitating glass recycling (especially from restaurants) by providing
adequate space for sorting and storing.
d. Providing trash compactors for non-recyclable materials whenever feasible to reduce the total volume of solid waste and the number of trips required for collection.
Prohibiting curbside pick-up.
55 MM 5.19-3: Prior to issuance of building permits, plans shall show that trash storage areas shall be provided and maintained in a location acceptable to
the City of Anaheim Department of Public Works, Operations Division. On an ongoing basis, trash storage areas shall be provided and maintained in accordance with approved plans on file with said Department.
Public Works Department, Streets
and Sanitation Division
56 MM 5.19-4: Prior to issuance of each building permit, the Property Owner/Developer shall demonstrate that the plans include provisions for the installation of trash and recycle receptacles near all benches and near high traffic areas such as plazas, transit stops and retail and dining
establishments.
Public Works Department, Streets and Sanitation Division
57 MM 5.15-2: Prior to issuance of each building permit, all water supply
planning for the project will be closely coordinated with, and be subject to the review and final approval of, the Public Utilities Department, Water Engineering Division and Fire Department.
Public Utilities
Department, Water Engineering
58 MM 5.15-3: Prior to issuance of each building permit, water pressure greater than 80 pounds per square inch (psi) shall be reduced to 80 psi or less by means of pressure reducing valves installed at the property owner/developer’s service.
Public Utilities Department, Water Engineering
59 MM 5.15-5: Prior to approval of the Final Site Plan and building permits, plans shall specifically show that the water meter and backflow equipment
and any other large water system equipment will be installed to the
satisfaction of the Public Utilities Department, Water Engineering Division, aboveground and behind the building setback line in a manner fully screened from all public streets and alleys and in accordance with Ordinance No. 4156. Prior to the final building and zoning inspections, the water meter
and backflow equipment and any other large water system equipment shall
be installed to the satisfaction of the Public Utilities Department, Water Engineering Division, in accordance with the Final Site Plan and the building permit plans.
Public Utilities Department, Water
Engineering Division
- 26 - PC2021-***
NO. CONDITIONS OF APPROVAL RESPONSIBLE DEPARTMENT
60 MM 5.17-1: Prior to issuance of each building permit, the property owner/develop shall consult with the City of Anaheim Public Utilities Department, Business and Community Programs Division, in order to review energy efficient measures to incorporate into the project design. Prior to the final building and zoning inspection, the property owner
developer shall implement these energy efficient measures which may
include the following: a. High-efficiency air-conditioning systems with EMS (computer) control
b. Variable air volume (VAV) distribution
c. Outside air (100%) economizer cycle
d. Staged compressors or variable speed drives to flow varying thermal loads
e. Isolated HVAC zone control by floors/separable activity areas
f. Specification of premium-efficiency electric motors (i.e., compressor
motors, air-handling units, and fan-coil units)
g. Use of occupancy sensors in appropriate spaces
h. Use of compact fluorescent lamps
i. Use of cold cathode fluorescent lamps
j. Use of light emitting diode (LED) or equivalent energy-efficient
lighting for outdoor lighting
k. Use of Energy Star® exit lighting or exit signage.
l. Use of T-8 lamps and electronic ballasts where applications of standard fluorescent fixtures are identified
m. Use of lighting power controllers in association with metal-halide or
high-pressure sodium (high intensity discharge) lamps for outdoor
lighting and parking lots
n. Consideration of thermal energy storage air-conditioning for spaces or facilities that may require air-conditioning during summer, day-peak periods.
o. For swimming pools and spas, incorporate solar heating, automatic
covers, and efficient pumps and motors, as feasible.
p. Consideration for participation in Advantage Services Programs such as:
i. New construction design review, in which the City cost-shares
engineering for up to $10,000 for design of energy efficient
buildings and systems
ii. New Construction – cash incentives ($300 to $400 per kW reduction in load) for efficiency that exceeds Title 24 requirements
Public Utilities Department, Business and Community Programs Division
- 27 - PC2021-***
NO. CONDITIONS OF APPROVAL RESPONSIBLE DEPARTMENT
Green Building Program – offers accelerated plan approval, financial incentives, waived plan check fees and free technical assistance.
PRIOR TO APPROVAL OF WATER PLANS
61 MM 5.12-16: Prior to approval of water improvement plans, the water
supply system shall be designed by the property owner/developer to provide
sufficient fire flow pressure and storage for the proposed land use and fire protection services in accordance with Fire Department requirements.
Fire Department
ONGOING DURING CONSTRUCTION
62 MM 5.2-3: Ongoing during construction, the property owner/developer
shall implement measures to reduce construction-related air quality impacts. These measures shall include, but are not limited to: a. Normal wetting procedures (at least twice daily) or other dust palliative
measures shall be followed during earth-moving operations to
minimize fugitive dust emissions, in compliance with the City of Anaheim Municipal Code including application of chemical soil stabilizers to exposed soils after grading is completed and replacing ground cover in disturbed areas as quickly as practicable.
b. For projects where there is excavation for subterranean facilities (such as parking) on-site haul roads shall be watered at least every two hours or the on-site haul roads shall be paved.
c. Enclosing, covering, watering twice daily, or applying approved soil binders, according to manufacturer’s specification, to exposed piles.
d. Roadways adjacent to the project shall be swept and cleared of any spilled export materials at least twice a day to assist in minimizing fugitive dust; and, haul routes shall be cleared as needed if spills of materials exported from the project site occur.
e. Where practicable, heavy duty construction equipment shall be kept
onsite when not in operation to minimize exhaust emissions associated with vehicles repetitiously entering and exiting the project site.
f. Trucks importing or exporting soil material and/or debris shall be covered prior to entering public streets.
g. Taking preventive measures to ensure that trucks do not carry dirt on
tires onto public streets, including treating onsite roads and staging areas.
h. Preventing trucks from idling for longer than 2 minutes.
i. Manually irrigate or activate irrigation systems necessary to water and maintain the vegetation as soon as planting is completed.
j. Reduce Traffic speeds on all unpaved road surfaces to 15 miles per hour or less.
Planning and
Building Department, Building Division
- 28 - PC2021-***
NO. CONDITIONS OF APPROVAL RESPONSIBLE DEPARTMENT
k. Suspend all grading operations when wind speeds (as instantaneous gust) exceed 25 miles per hour and during first and second stage smog alerts.
l. Comply with SCAQMD Rule 402, which states that no dust impacts offsite are sufficient to be called a nuisance, and SCAQMD Rule 403,
which restricts visible emissions from construction.
m. Use low emission mobile construction equipment (e.g., tractors, scrapers, dozers, etc.) where practicable.
n. Utilize existing power sources (e.g., power poles) or clean-fuel generators rather than temporary power generators, where practicable.
o. Maintain construction equipment engines by keeping them properly
tuned.
p. Use low sulfur fuel for equipment, to the extent practicable.
63 MM 5.10-1: Ongoing during construction, the property owner/developer shall ensure that all internal combustion engines on construction equipment and trucks are fitted with properly maintained mufflers.
Planning and Building Department, Building Division
64 MM 5.10-6: Ongoing during construction and project operation, pressure washing operations for purposes of building repair and maintenance due to
graffiti or other aesthetical considerations shall be limited to daytime hours
of operation between 7:00 AM and 8:00 PM.
Planning and Building
Department,
Building Division
65 MM 5.10-7: Ongoing during construction and project operation, sweeping operations in the parking facilities and private on-site roadways shall be performed utilizing sweeping/scrubbing equipment which operate at a level measured not greater than 60 dBA at the nearest adjacent property line.
Planning and Building Department, Building Division
66 MM 5.14-7: Ongoing during construction, if the Anaheim Police
Department or the Anaheim Traffic Management Center (TMC) personnel are required to provide temporary traffic control services, the property owner/developer shall reimburse the City, on a fair-share basis, if applicable, for reasonable costs associated with such services.
Police Department
Public Works Department, Traffic Engineering Division
PRIOR TO FINAL BUILDING AND ZONING INSPECTION
67 MM 5.1-6: Prior to final building and zoning inspections, root and sidewalk barriers shall be provided for trees within seven feet of public sidewalks. Planning and Building Department, Planning Services
Division
68 MM 5.1-7 and 5.8-4: Prior to final building and zoning inspections, the
property owner/developer shall submit to the Planning and Building Department a letter from a licensed landscape architect certifying that all
Planning and
Building Department,
- 29 - PC2021-***
NO. CONDITIONS OF APPROVAL RESPONSIBLE DEPARTMENT
landscaping and irrigation systems have been installed in accordance with landscaping plans approved in connection with the Final Site Plan. Planning Services Division
69 MM 5.15-7: Prior to final building and zoning inspections, a separate water
meter shall be installed for landscape water on all projects where the landscape area exceeds 2,500 square feet in accordance with Ordinance No. 6160.
Planning and
Building Department, Planning Services Division
70 MM 5.5-4: Prior to the final building and zoning inspection for a hotel/motel, the property owner/developer shall submit an earthquake
emergency response plan for review and approval by the Fire Department.
The plan shall require posted notices in all hotel rooms on earthquake safety procedures and incorporate ongoing earthquake training for hotel staff to the satisfaction of the Fire Department.
Fire Department
71 MM 5.12-10: Prior to each final building and zoning inspection, the property owner/developer shall place emergency telephone service numbers in prominent locations as approved by the Fire Department.
Fire Department
72 MM 5.8-5: Prior to final building and zoning inspection, the property owner/developer shall install piping on-site with project water mains so that
reclaimed water may be used for landscape irrigation, if and when it becomes available.
Public Utilities Department, Water
Engineering Division
73 MM 5.14-21: Prior to the final building and zoning inspection every
property owner and/or lessee shall designate an on-site contact that will be responsible for coordinating with the ATN and implementing all trip mitigation measures. The on-site coordinator shall be the one point of contact representing the project with the ATN. The TDM requirements shall
be included in the lease or other agreement with all of the project
participants.
Public Works
Department, Traffic Engineering Division
74 MM 5.17-2: Prior to final building and zoning inspection, the property
owner/developer shall install an underground electrical service from the Public Utilities Distribution System. The Underground Service will be installed in accordance with the Electric Rules, Rates, Regulations and Electrical Specifications for Underground Systems. Electrical Service Fees
and other applicable fees will be assessed in accordance with the Electric
Rules, Rates, Regulations and Electrical Specifications for Underground Systems.
Public Utilities
Department, Electrical Utilities Division
ONGOING
75 MM 5.1-3: Ongoing, the property owner/developer shall be responsible for
the removal of any on-site graffiti within 24 hours of its application.
Planning and
Building Department, Planning Services Division
76 MM 5.1-8: Ongoing, all on-site non-Public Realm landscaping and irrigation systems, and Public Realm landscaping and irrigation systems,
within area in which dedication has not been accepted by the City, shall be
Planning and Building
Department,
- 30 - PC2021-***
NO. CONDITIONS OF APPROVAL RESPONSIBLE DEPARTMENT
maintained by the property owner/developer, in compliance with City standards. Planning Services Division
77 MM 5.1-9: Ongoing, any tree planted within the Setback Realm shall be
replaced in a timely manner in the event that it is removed, damaged, diseased and/or dead.
Planning and
Building Department, Planning Services Division
78 MM 5.1-10: Ongoing, a licensed arborist shall be hired by the property owner/developer to be responsible for all tree trimming. Planning and Building
Department,
Planning Services Division
79 MM 5.2-1: Ongoing during project operation, the property owner/developer shall implement measures to reduce emissions to the extent practical, schedule goods movements for off-peak traffic hours, and use clean fuel for vehicles and other equipment, as practicable.
Planning and Building Department, Planning Services
Division
80 Ongoing during project operation, the one-way service driveway shall be
used only by vehicles servicing the hotel and solid waste collection to minimize potential conflicts with pedestrian traffic in the driveway sidewalk crossing (condition from the May 4, 2021, City Engineer approval of Deviation from Standard Detail No. 115B for Maximum Driveway Width at West Place on file in the Public Works Department).
Public Works
Department, Traffic Engineering Division
81 MM 5.8-3: Ongoing during project operations, the property owner/developer shall provide for the following: cleaning of all paved areas
not maintained by the City of Anaheim on a monthly basis, including, but
not limited to, private streets and parking lots. The use of water to clean streets, paved areas, parking lots, and other areas and flushing the debris and sediment down the storm drains shall be prohibited.
[MM 5.8-3 requirements will be addressed as part of the project’s final
Water Quality Management Plan (WQMP).]
Public Works Department,
Development
Services Division
82 MM 5.12-3: Ongoing during project operation, the property owner/developer shall provide private security on the premises to maintain adequate security for the entire project subject to review and approval of the Police Department. The use of security patrols and electronic security devices (i.e., video monitors) should be considered to reduce the potential for criminal activity in
the area.
Police Department
83 MM 5.19-2: Ongoing during project operation, the following practices shall
be implemented, as feasible, by the property owner/developer: a. Usage of recycled paper products for stationary, letterhead, and packaging.
b. Recovery of materials such as aluminum and cardboard.
Public Works
Department, Street and Sanitation Division
- 31 - PC2021-***
NO. CONDITIONS OF APPROVAL RESPONSIBLE DEPARTMENT
c. Collection of office paper for recycling.
d. Collection of polystyrene (foam) cups for recycling.
e. Collection of glass, plastics, kitchen grease, laser printer toner cartridges, oil, batteries, and scrap metal for recycling or recovery.
84 MM 5.15-9: Ongoing, the City shall continue to collaborate with the Metropolitan Water District of Southern California (MWD), its member agencies, and the Orange County Water District (OCWD) to ensure that
available water supplies meet anticipated demand. If it is forecasted that
water demand exceeds available supplies, staff shall recommend to City Council to trigger application of the Water Conservation Ordinance (Anaheim Municipal Code, §10.18), as prescribed, to require mandatory conservation measures as authorized by Sections 10.18.070 through
10.18.090, as appropriate.
Public Utilities Department, Water Engineering Division
DEVELOPMENT SUMMARY
Development Standard ARSP Standards Proposed Project
Site Area None 0.55 acres
(after dedication along Ball Road and abandonment along West Place)
Density 75 rooms based on: 50 rooms/acre or 75 rooms/parcel,
whichever is greater
75 rooms
Building Height 105 feet (based on the Maximum
Permitted Structural Height Map)
60 feet, 6 inches at the building setback (based on a distance of 121 feet from a
single-family residential zone)
75 feet, 6 inches to the highest point (based on a distance of 151 feet from a
single-family residential zone)
73 feet, 4 inches to highest point (top of stair well)
58 feet high at the building setback
73 feet, 4 inches to highest point (top of stair well)
Ball Road Setback 20 feet for buildings up to 75 feet tall; 30 feet for buildings over 75 feet tall 10 feet, with architectural encroachments of 3 feet1
West Place Setback 10 feet for buildings up to 35 feet tall; 20 feet for buildings up to 75 feet tall; 20 feet for buildings over 75 feet tall
20-foot building setback with setbacks rangingfrom 5 to 17 feet for above ground equipment (5foot setback for fire equipment, 15-foot setback for one water/irrigation meter and 17-foot setback for two water/irrigation meters 1
Permitted Encroachments Into Required Yard and Setback Areas
Balconies, awnings, trellises and architectural projections allowed to encroach 3 feet.
Utility equipment not allowed to encroach into front setback areas along public rights-of-way.
Driveways that lead to a building or parking area is a permitted encroachment into the setback areas.
3-foot encroachment for architectural projectionsalong Ball Road and West Place
Utility equipment proposed to encroach into setbacks along West Place. 1
The one-way driveway that that allows delivery and trash trucks to enter the project site from Ball Road and exit the project site at West Street, would encroach into the setback area along Ball Road and West Street. Since this driveway does not lead to a building or parking area, it is not a permitted encroachment into the setback area.1
Ball Road Tree Density 1,020 points 1,250 points
West Place Tree Density 858 points 1,250 points
ATTACHMENT NO. 2
Interior Setback Tree Density (Western Setback) 715 points 1,200 points
Interior Setback Tree Density (Southern Setback)
850 points 850 points
Parking 63 spaces 67 spaces
Minimum Driveway Width 24 feet 20-foot wide driveway on Ball Road and 12-foot wide driveway on West Place serving a one-way drive aisle; and a 23-foot wide driveway on West Place serving a subterranean parking garage 2
Minimum Driveway Separation and Spacing 40 foot separation between driveways serving adjacent parcels 12-foot separation on Ball Road and 11-foot separation on West Place 2 1. The reduced minimum setbacks are the subject of Variance No. 2017-05098 2. The reduced minimum driveway spacing and width are the subject of Variance No. 2017-05098
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ATTACHMENT NO. 4
alajajian • marcoosi architects Inc.
GENERAL NOTES
I.THIS SITE i"IILL BE DESl0NED AND CONSTRUCTED IN ACCORDANCE i"IITH THE GALIFORNIA'RE0I0NAL QUALITY CONTROL BOARDSANTA ANA'RE0ION ORDER NO.i<e>-200'!-0030 DISCHAA0E'REQUIREMENTS (MS4 PERMIT)
2. TAKE CAREFUL NOTE OF ALL 'REQUIREMENTS UNDER DIVISION I -0ENERAL 'REQUIREMENTS THAT ARE MADE A PA'RT OF THEGONrRAGT, INGLUDIN0 PROJEGT'REQUIREMENTS, 0ENERAL 'REQUIREMENTS, PROJECTION AND SPECIAL PRECAUTIONS, AND THE 0ENERALCONDITIONS OF THE CONrRAGT FOR CONSTRUCTION.
3.IT SHALL BE THE CONrRAGTOR'S'RESPONSIBILITY TO VERIFY ALL DIMENSIONS AND CONDITIONS AT THE JOB SITE AND TOG'ROSS-GHEGK DETAILS AND DIMENSIONS ON THE CONSTRUCTION DOCUMENTS i"IITH'RELATED DISCIPLINESSUCH AS ARCHITECTURAL, MECHANICAL AND ELECTRICAL CONSULTANTS. FLOOR OPENIN05, SLEEVES AND OTHER ARCHITECTURAL,MECHANICAL AND ELECTRICAL 'REQUIREMENTS MUST BE COORDINATED BEFORE THE CONTRACTOR PROCEEDS i"IITH CONSTRUCTION.
4.ALL i"IORK AND MATERIALS ARE TO COMPLY IN EVERY'RESPEGT WITH THE LATEST'REQUIREMENTS OF ALL APPLICABLE CITY,COUNTY AND STATE CODES, LOCAL 'RE0ULATION5 AND THE DIREGTION OF THE BUILDIN0 INSPECTOR FOR SUCH BUILDIN0 LAWS.'RE0ULATION5 AND DIRECTIONS ARE TO BE CONSIDERED AS PART OF THESE SPECIFICATIONS AND PLANS, EXCEPT i"IHERE EXCEEDEDHEREIN.
5.ALL MATTERS OF COLOR, TEXTURE, DE5I0N AND INTERPRETATION OF PLANS SHALL BE'REFERRED BY THE CONTRACTOR TO THEA'RGHITEGT, IN THE EVENT SUCH MATTERS ARE NOT ADEQUATELY COVERED IN PLANS.
6.DRAY'IIN05 A'RE NOT TO BE SCALED. DIMENSIONAL DISG'REPANGIES A'RE TO BE GALLED TO THE ATTENTION OF THE Oi"INER.
1.NUMERICAL DIMENSIONS SHALL TAKE PRIORITY OVER SCALED.
B.THE GONTRAC TOR SHALL FURNISH i"IA TER, SEl"IER. 0A5 AND ELEG TRIG SERVICE TO MEET THE 'REQUIREMENTS OF THE GONrRAG TDOCUMENTS, OR AS NEC.ESSARY TO COMPLETE THE i"IORK.
Cf. THE CONTRACTOR SHALL VERIFY LOCATION OF AFFECTED EXl5TIN0 MECHANICAL DUCTS AND ELECTRICAL SYSTEMS.
10.ALL SUBSTITUTIONS OF PRODUCTS SPECIFIED OR DEVIATIONS TO THE DRAl"IIN05 OR SPECIFICATIONS MUST BE SUBMITTED TO THEOi"INER FOR APPROVAL.
II.VERIFY EXACT LOCATION OF GEILIN0 ACCESS PANELS WITH MECHANICAL GONrRAGTOR. PROVIDE ACCESS PANELS i"IHERE'REQUIRED.
12.PATGHIN0 AND'REPAIR SHALL BE PERFORMED TO G'REATE A CONTINUOUS AND UNIFORM Sl/RFAGE.
13.GEILIN0 HEl0HT5 SHOl"IN ON 'REFLECTED GEILIN0 PLANS ARE FROM FINISH FLOOR TO FINISH GEILIN0.
14.PROVIDE DRYl"IALL SG'REED OR PLASTER 0ROUND ON ALL END i"IALL CONDITIONS AND MAINTAIN SEPARATION FROMNON-COMPATIBLE MATERIAL. INFORM Oi"INER IMMEDIATELY OF ANY DISC'REPANGIES.
15.EXCEPT AS OTHERWISE NOTED ON THE DRAY'IIN0S, PARTITIONS SHALL BE2X4 STUDS AT 16" O.G. i"IITH SILL AND PLATES AS SHOl"IN IN THE APPLICABLE DETAILS, OR AS'REQUIRED BY LOCAL 00VERNIN0'RE0ULA TIONS.
16.ALL DRYl"IALL SHALL BE 5/8" THICK TYPE 'X' 0YP5UM BOA'RD, EXCEPT i"IHERE NOTED.
11.ALL CONSTRUCTION, WHERE APPLICABLE BY GODE, SHALL CONFORM TO THE MOST'RESTRIGTIVE'REGlUIREMENTS OF THE CITY OFSANTA ANA, BUILDIN0 AND SAFETY DISABLED'REQUIREMENTS, ALL STATE OF CALIFORNIA ACCESSIBILITY STANDARDS FOR THEPHYSICALLY HANDICAPPED, AND THE LATEST EDITION OF AMERICANS i"IITH DISABILITIES ACT.
18.FIRE EXTIN0UISHERS SHALL BE INSTALLED IN LOGATIONS'REQUIRED BY THE CITY OF SANTA ANA FIRE DEPARTMENT. THEGONrRAGTOR SHALL A'RRAN0E FOR THE INSPECTION BY THE FIRE DEPARTMENT AND INSTALLATION IN ACCORDANCE i"IITH THELOCATIONS AND SPECIFICATIONS, AS REQUIRED. ONLY APPROVED TYPE FIRE EXTIN0Ul5HER5 SHALL BE USED.
I'!. ALL INTERIOR FINISHES SHALL HAVE A FLAME 5PREAD'RATIN0 OF 15 OR BETTER AND SHALL CONFORM TO SECTION 004 4 TABLE B-A 4 B-B OF 2013 UBC
20.GONrRAGTOR i"IAARANTS THAT ALL i"IORK AND MATERIALS SHALL CONFORM TO THE GONrRAGT DOCUMENTS AND NO SUBSTITUTIONSHALL BE PERMITTED UNLESS SUBMITTED TO THE ARCHITECT IN i"IRITIN0 i"IITH THREE COPIES OF LITERATURE AND SPECIFICATIONS ANDFORMALLY APPROVED BY THE ARCHITECT AND Oi"INER.
21.IF THE GONrRAGTOR ENCOUNTERS ASBESTOS OR OTHER TOXIC MATERIALS, THE i"IORK SHALL IMMEDIATELY CEASE AND THE Oi"INERSHALL BE INFORMED OF THE PRESENCE OF THESE MATERIALS FOR IMMEDIATE ACTION.
22.LEVERS AND LOCK SETS (ALL HARDi"IARE) SHALL BE IN ACCORDANCE TO THE TITLE 24 OF THE STATE OF CALIFORNIA AND THELATEST EDITION OF AMERICANS i"IITH DISABILITIES ACT FOR ALL COMMON AREAS.
23. VERIFY TITLE 24'REQUIREMENT5 ENER0Y CALCULATIONS PRIOR TO ORDERIN0 Ll0HT FIXTURES. 'REFER TO ARCHITECTURAL'REFLECTED GEILIN0 PLAN FOR LOCATION OF FIXTURES ONLY.
24. CONTRACTOR IS'RESPONSIBLE FOR TITLE 24 ENER0Y CALCULATIONS IF A DEVIATION IN DESl0N IS'REQUESTED. SUBMIT ANY'REQUESTS FOR DEVIATION TO THE ARCHITECT FOR APPROVAL.
25.PROVIDE APPROVED FIRE DAMPERS FOR ALL DUCTS PENErRATIN0 FIRE'RATED i"IALLS AND FLOORS.
26. ANY DECORATIONS USED SHALL BE NON-COMBUSTIBLE OR FLAME PROOFED IN APPROVED MANNER.
21.DOOR OPENIN05 NOT LOCATED BY DIMENSION SHALL BE CENTERED IN i"IALL SHOl"IN OR LOCATED 5" FROM FINISH i"IALL TO FINISHJAMB.
2B. ALL LE0AL EXIT DOORS SHALL BE OPEN ABLE FROM INSIDE i"IITHOUT THE USE OF A KEY OR ANY SPECIAL KNOl"ILED0E OR EFFORT. SPECIAL LOCKIN0 DEVICES SHALL BE OF AN APPROVED TYPE.
2'!. ALL i"IALL MOUNTED TELEPHONE AND ELECTRICAL OUTLETS SHALL BE INSTALLED AT 15" A.F.F., UNLESS OTHERWISE NOTED.
30.ALL Ll0HT FIXTL/RES SHALL BE LOCATED EXACTLY AS INDICATED, GEILIN0 SHALL BE GUT AND'REl"IORKED AS'REQUIRED TOACCOMMODATE Ll0HT FIXTL/RES AND OTHER ITEMS NOTED WITH A SPECIFIC LOCATION.
31.'REFER TO THE aEGTRIGAL DRAWIN05 FOR LOCATION OF EXIT 5I0N5, UNLESS OTHERl"IISE NOTED.
32.FOR PLUMBIN0 ACCESS PANa LOCATIONS'REFER TO THE PLUMBIN0 DRAl"IIN05.
33.FOR MECHANICAL ACCESS PANEL LOGATIONS'REFER TO THE MECHANICAL DRAl"IIN05.
34.ONE HOUR FIRE->R.ESISTIVE PARTITIONS SHALL EXTEND FROM FLOOR SLAB TO UNDERSIDE OF FLOOR CONSTRUCTION ABOVE i"IITH 5/8"THICK TYPE 'X' 0YP5UM BOA'RD ON BOTH SIDES AS'REQUIRED FOR ONE HOUR FIRE-'RESISTIVE CONSTRUCTION.
35.ALL ACCESSIBLE ENrRANGES, IN COMMON AREAS, SHALL BE IDENTIFIED i"IITH AT LEAST ONE STANDARD 5I0N AND WITH ADDITIONALDIRECTIONAL 5I0N5, AS'REQUIRED, VISIBLE FROM APPROAGHIN0 PEDESTRIAN i"IAYS.
36.LATGHIN0 AND LOGKIN0 DOORS THAT ARE HAND ACTIVATED AND i"IHIGH ARE IN A PATH OF rRAVEL, SHALL BE OPERABLE WITH A5IN0LE EFFORT BY LEVER TYPE HA'RDl"IAAE, PANIC BAAS, PUSH-PULL AGTIVATIN0 BAAS, OR OTHER HA'RDl"IAAE DE5I0NED TO PROVIDEPASSA0E WITHOUT'REQUIRIN0 THE ABILITY TO 0RA5P THE OPENIN0 HA'RDl"IA'RE.
31.HAND ACTIVATED DOOR OPENIN0 HARDl"IA'RE SHALL BE CENTERED BETWEEN 33" AND 44" ABOVE THE FLOOR.
3B. THE FLOOR OR LANDIN0 ON EACH SIDE OF AN ENrRANGE OR PASSA0E DOOR IN COMMON AREAS SHALL BE LEVEL AND CLEAR. THE LEVEL AND CLEAR AREA SHALL HAVE A LEN0TH IN THE DIRECTION OF THE DOOR 5WIN0 OF AT LEAST 60" AND THE LEN0TH OPPOSITE THE DIREGTION OF THE DOOR 5WIN0 OF 44" AS MEASL/RED ArRl0HT AN0LE5 TO THE PLANE OF THE DOOR IN ITS CLOSED POSITION.
3'!. THE i"IIDTH OF THE LEVEL AND CLEAR AREA ON THE SIDE TO WHICH THE DOOR 5WIN05, IN COMMON AREAS, SHALL EXTEND 24" PAST THE STRIKE ED0E OF THE DOOR FOR EXTERIOR DOORS AND 18" PAST THE STRIKE ED0E FOR INTERIOR DOORS.
40.THE FLOOR OR LANDIN0 SHALL NOT BE MORE THAN 1/2" LOWER THAN THE THRESHOLD OF THE DOORWAY. GHAN0E IN LEVEL BETWEEN1/4" AND 1/2" SHALL BEVELED WITH A SLOPE NO 0REATER THAN 1,2.
41.THE BOTTOM 10" OF ALL DOORS EXCEPT AUTOMATIC AND 5LIDIN0 SHALL HAVE A SMOOTH UNINTERRUPTED SURFACE TO ALLOl"I THEDOOR TO BE OPENED BY A WHEELCHAIR FOOTREST WITHOUT G'REATIN0 A rRAP OR HAZA'RDOUS CONDITION. WHERE NARROW FRAMEDOORS ARE USED, A 10" HI0H SMOOTH PANEL SHALL BE INSTALLED ON THE PUSH SIDE OF THE DOOR, WHICH WILL ALLOW THE DOOR TO BEOPENED BY A WHEaGHAIR FOOTREST WITHOUT G'REATIN0 A rRAP OR HAZARDOUS CONDITION.
42.MAXIMUM EFFORT TO OPERATE DOORS SHALL NOT EXCEED 8-1/2 LBS FOR EXTERIOR DOORS AND 5 LB. FOR INTERIOR DOORS. SUCHPULL OR PUSH EFFORT BEIN0 APPLIED AT'Rl0HT AN0LES TO HIN0ED DOORS AND AT THE GENTER PLANE OF 5LIDIN0 OR FOLDIN0 DOORS.GOMPENSATIN0 DEVICES OR AUTOMATIC DOOR OPERATORS MAY BE UTILIZED TO MEET THE ABOVE STANDARDS. WHEN FIRE DOORS AREREQUIRED, THE MAXIMUM EFFORT TO OPERATE THE DOOR MAY BE ING'REASED NOT TO EXCEED 15 LB ..
43.STREET ADDRESS MUST BE PROVIDED ON FRONT OF OF THE BUILDIN0. NUMBERS MUST BE VISIBLE FROM THE STREET, MUST BE OF ACOLOR WHICH GONrRASTS WITH THE BACKeROUND AND MUST BE AT LEAST 4-INGHES IN HEl0HT AND 2-INGHES IN WIDTH. SEC. 502 ANDP.A.G. CHAPTER 1220.
44.PROVIDE EXIT 5I0N5 AND DIRECTIONAL EXIT 5I0N5 WITH MINIMUM 6" HEl0HT BY 3/4" STROKE BLOCK LETTERS ON A CONrRASTIN0BAGKeROUND AT ALL 'REQUIRED COMMON A'REAS PER PLAN.
45.EXIT 5I0N5 SHALL BE Ll0HTED 50 THAT THEY ARE CLEARLY VISIBLE.
46.THIS PROJECT IS'REQUIRES TO HAVE AUTOMATIC FIRE SPRINKLERS THROU0HOUT ALL AREAS OF THE STRUCTURE PER PMG 1425.050.
alajajian • marcoosi architects Inc.
LEGAL DESCRIPTION
THAT PORTION OF THE NORTHEAST QUARTER OF SECTION 21, TOWNSHIP 4 SOUTH, RANGE 10 WEST, IN THE RANCHO SAN JUAN CAJON DE SANTA ANA, IN THE Cl1Y OF ANAHEIM, COUN1Y OF ORANGE, STATE OF CALIFORNIA, AS SHOWN ON A MAP RECORDED IN BOOK 51, PAGE 10 OF MISCELLANEOUS MAPS IN THE OFFICE OF THE COUN1Y RECORDER OF SAID COUN1Y, DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHEAST CORNER OF SAID SECTION 21, SAID CORNER BEING THE POINT OF INTERSECTION OF THE CENTERLINE OF BALL ROAD WITH THE CENTERLINE OF WEST STREET AS SHOWN ON THAT CERTAIN MAP FILED IN BOOK 10, PAGE 44 OF PARCEL MAPS, IN THE OFFICE OF THE COUN1Y RECORDER OF SAID COUN1Y: THENCE SOUTH O" 15' 58" EAST ALONG SAID CENTERLINE OF WEST STREET, A DISTANCE OF 203.00 FEET; THENCE SOUTH 89" 30" 42" WEST PARALLEL WITH SAID CENTERLINE OF BALL ROAD A DISTANCE OF 210.00 FEET; THENCE NORTH D' 15' 58" WEST PARALLEL WITH SAID CENTERLINE OF WEST STREET A DISTANCE OF 203.00 FEET TO A POINT IN SAID CENTERLINE OF BALL ROAD; THENCE NORTH 89" 30' 42" EAST ALONG SAID CENTERLINE OF BALL ROAD A DISTANCE OF 210.00 FEET TO THE POINT OF BEGINNING.
APN: 129-291-06
VICINITY MAP
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PROJECT SUMMARY
SCOPE OF WORK,
VACANT LOT CONSTRUCTION OF 15'ROOM5, 5 STORY/ 6'!'-10" FT. Hl0H, WITH 2 LEVELS OF SUBTERRANEAN 0AAA0E.
CODE ANAL 1515,
use, HOTeL UNITS
ZONE, FROPOSl:I:> Hl:l(!;HT, (SP 412-2) ANAHEIM FIJ:SORT SPeCIFIC PLAN
5 ST01<.1es, �'-IO" Fl<.OM LOll'EST POINT OF N�. (!;l<.ADE
LOT AFIJ:A, .:25.Sh-l SG. FT. PAl<.KINeo L.eVEL I, Z! Sf'AC!:S l"l,:29:2 SG. FT.
- _,_,. - I --• 2;..d.C. ------L-� FT1ST FLOOI<., -'!poo SG. FT. ..:2ND FLOOI<., 10,145 SGl.FT. 51'<1:> FLOOI<., 10,bf,O SG.F'T. 4TH FLOOI<., 10,bf,O SG.FT. 5TH l"LOOl'i., IO� SG.l"T. TOTAL etJILPINeo AFIJ:A, 51,125 SG.FT. POOL DECI<:, ..:2,4e0 SG.FT . 1<.00F DECK, 5-4e0 SG.FT.
FROPOSeP LANDSCAPe, WALKWAY'S ANP Pfi.l�'I", -4,<!f,O + 1is = 5,155 SG.FT. = ..:25% i;eqo SG.l"T. = 55%
FAA, 51,125 / 25,364=2.0
LOT COVERA0E , 9,100 / 25,364=38%
NUMBER OF KEYS ON EACH FLOOR TYPE OF 5UITE5 SQ.FT.
TYPE A 6Cf8 S.F. CORNER SUITE
TYPE B 465 S.F. ONE BEDROOM SUITE
TYPE G 415 S.F. ONE BEDROOM
TYPE D 452 S.F. STANDARD SUITE
TYPE E 306 S.F. JUNIOR SUITE
TYPE 0 618 S.F. ONE BEDROOM SUITE
TOTAL
FARKING ANAL Y515,
TOTAL NUMBER OF'ROOMS,
PARKIN0 'REQUIRED 0UE5T'ROOM5,
2ND 3RD FLOOR FLOOR
2 2
12 15
16 20
10 EMPLOYEE 5ERVIGIN0 01JEST'ROOM5,
TOTAL PAAKIN0'REQUIRED,
TOTAL PARKIN0 PROVIDED, PAAKIN0 (ACCESSIBLE)
PAAKIN0 (STANDARD)
BICYCLE PARKIN&
4TH 5TH FLOOR FLOOR
2 2
15 14
20 ICf
TOTAL KEYS
15 UNITS
15 X Ob= 60 10 X 025 = 2.5=(3)
62.5 = (63)
63 3
60
e,
SHORT-TERM LOADIN0/UNLOADIN0 SPACES 4
TOTAL KEYS
4
4
e,
56
2
15
15
ST AN DARD ABBREVIATIONS
@ AT EXl'R. EXfRIJDED P.LAM. PLASTIC LAMINATEA.B. ANCHOR BOLT F.D.FLOOR DRAIN PB.L. PAPER BACKED LATH A.D.AREA DRAIN FDN.FOUNDATION P.T. PRESSURE TREATED ADDN'L. ADDITIONAL FIN.FINISH PA"RT'N. PARTITION
ADJ. ADJACENT FL.FLOOR PLAST. PLASTER
A.F.F. ABOVE FINISH FLOOR FLASH'&. FLASHIN& PLY. PLYJAIOOD
ALUM. ALUMINUM F.O.G. FACE OF CONCRETE PR. PAIR
APPROX. APPROXIMATELY F.O.F. FACE OF FINISH PRPT. PARAPET
A'RGH. A'RGHITEGT F.O.M. FACE OF MASONRY PTD. PAINTED
A.5.ASPHAL TIC GONG'RETE F.0.5 FACE OF STIJD R.O. ROU0H OPENIN0
ASSY.ASSEMBLY FRM'&. FRAMIN& R.RADIUS
B.O.BOTTOM OF FT. FOOT / FEET R.G.P. 'REFLECTED C.EILIN0 PLAN
BD.BOA'RD FT0. FOOTIN0 'RD. 'ROOF DRAIN
BIT.BITIJMEN(OUS) 0A. 0AU0E REF. REFERENCE BLD0.BUILDIN0 &ALV. &ALVANIZED REINF. REINFORCEMENT BLK0.BLOGKIN0 &YP. &YPSUM 'REQ'D. 'REQUfRED
BM.BEAM H.B. HOSE BIBB RF'0. ROOFIN0 GAB.CABINET H.G. HOLLOJAI GORE "RM. 'ROOM
G.B.GATCH BASIN H.M.HOLLOJAI MET AL 5.B. SANDBLASTED G.T.CERAMIC TILE HDR. HEADER 5.D. STORM DRAIN
GEM.CEMENT HORIZ. HORIZONTAL 5.C,.SOLID GORE CL.GENTER LINE HT. HEl&HT 5.5. STAINLESS STEEL
GL0. GEILIN0 I.D.INSIDE DIAMETER SGHED. SC.HEDULE
GLR. CLEAR INFO.INFORMATION SHT. SHEET COL. COLUMN INSUL.INSULATION SIM. SIMILAR
COMP. COMPOSITION INT.INTERIOR SPEC. SPECIFICATION GONG. C,ONC,'RETE I.5.F.JAI.INSIDE OF FINISH WALL SPEC'D. SPECIFIED
GONSTR. CONSTRUCTION JT. JOINT SQ. SQUARE CONT. CONTINUOUS M.O. MASONRY OPENIN& STD. STANDA'RD
GONTR. CONTRACTOR MAX. MAXIMUM STRUGT. STRUGTIJRAL GPT. GA"RPET MBR. MEMBER SUSP. SUSPENDED CTR. GENTER MECH. MECHANICAL T. TEMPERED
DBL. DOUBLE MEMB. MEMBRANE T.O. TOP OF D.F .DOU0LA5 FIR MFR. MANUFACTURER T.G.5. TERNE COATED STEEL
DIA. DIAMETER MIN. MINIMUM T.G.Z. TERNE COATED ZING DIM. DIMENSION MISC. MISCELLANEOUS TEMP. TEMPERED
DN. DOJAIN MTD. MOUNTED THK. THICK DR. DOOR MTL. METAL TYP. TYPICAL D.S.DOWNSPOUT N.I.G.NOT IN CONTRACT U.B.G. UNIFORM BUILDIN0 GODE
DTL. DETAIL N.T.5. NOT TO SCALE U.O.N. UNLESS OTHERWISE NOTED DJAl6. DRAJAIIN6 NAT .. NATIJRAL VERT. VERTICAL
EA. EACH NOM. NOMINAL V.6.D.F. YERTIC.AL eRAIN DOUGLAS FIRELEG. ELECTRICAL 0/ OVER W.G. WATER CLOSET
EL. ELEVATION O.C,. ON GENTER JAl/0 WITHOUT ENGL. ENCLOSURE O.D. OUTSIDE DIAMETER JAIi WITH EQ. EQUAL O.H. OVER HEAD JAi/i WITHIN
EXIST. EXISTIN0 OPEN'0. OPENIN0 JAI.P. WATER PROOF EXP. EXPANSION OPP. OPPOSITE JAI.R. JAIATER RESISTANT
EXT. EXlERIOR O.S.F.W. OUTSIDE FACE OF FINISH i'<ALL WD. WOOD P.L.PROPERTY LINE W.T. JAIALL THICKNESS
CODE COMPLIANCE:
THIS PROJECT SHALL COMPLY WITH THE LATEST ADOPTED EDITION OF THE
FOLLOWING CODES: A.2016 CALIFORNIA BUILDING CODE AND ITS APPENDICES AND STANDARDS.B.2016 CALIFORNIA PLUMBING CODE AND ITS APPENDICES AND STANDARDS.c.2016 CALIFORNIA MECHANICAL CODE AND ITS APPENDICES AND STANDARDS.D.2016 CALIFORNIA ELECTRICAL CODE.
E.2016 CALIFORNIA ENERGY CODEF.2016 CALIFORNIA GREEN STANDARDS CODE (CALGreen) & THE ANAHEIMMUNICIPAL CODE G.TITLE 24, CALIFORNIA CODE OF REGULATIONS.H.UNIFORM FIRE CODE AND ITS APPENDICES AND STANDARDS.
alajajion • morcoosi architects Inc.
BALL RD.
CONSULTANTS
ARCHITECT
ALAJAJIAN-MAACOOSI ARCHITECTS ING. 815 E. COLORADO ST. SUITE 120 0LENDALE, GA '!1205
TEL, (e,ie,) 244-5130 FAX, (818) 551-1613 E-MAIL, AAAMAA@i"IORLDNET.A TT.NET
LANDSCAPE ARCHITECT
COURTLAND STUDIO, LLG 505 E. COLORADO BLVD. #G PASADENA, GA '!1101
TEL, (BIB) 188-'!382 FAX, (818) 188-3211
CIVIL ENGINEER
HUNSAKER 4 ASSOCIATES
3 Hughes, Irvine, GA '!2618
Phone, ('14'!) 16B-254I Gell, ('14'!) 2B3-22'14 Fax, ('149) 583-015'!
SHEET INDEX
ARCl-llTECTURAL,
A-0.IA-I.IA-2.1A-2.2A-2.3A-2.4A-2.5A-2.6A-2.1A-2.8A-2.CfA-2.10A-3.IA-3.laA-3.2A-3.2aA-4.IA-4.2A-4.3A-4.4A-4.5A-6.1A-6.2A-8.1A-8.2A-<f.lA-'12
A-Cf.3
GOVER SHEET SITE PLAN PA-R.KIN0 LEVEL 2PARKIN0 LEVEL I 1ST FLOOR PLAN 2ND FLOOR PLAN 3RD AND 4TH FLOOR PLAN 5TH FLOOR PLAN ROOF DECK PLAN ROOF PLAN UNIT TYPES UNIT TYPES ELEVATION COLOR ELEVATION ELEVATION COLOR aEV A TION SECTIONS SECTIONS SECTIONS SECTIONS JAIINDOJAI DETAILS DETAILS DETAILS SHADOJAI STIJDY Ll6HTIN6 PLAN RENDERIN05 'RENDERIN0S
'RENDERIN0S
LANDSCAPE,
L-I.0 STREET LEVEL LANDSCAPE PLANTIN& PLAN
L-I.IA SEGOND FLOOR LANDSC.APE PLANTING, PLAN
L-I.IB ROOF PLANTIN6 PLAN+PHOTOS
L-I2 SITE PLAN SECTIONS
L-2.0 IRRl0ATION PLANL-2.IA IRRl&ATION PLANL-2.IB ROOF IRRl0ATION PLAN
L-22 IRRl0ATION DETAIL
CIVIL,
G-I EXISTIN0 CONDITIONS C,-2 GONGEPTIJAL eRADIN0 C,-3 CONCEPTUAL UTILITY PLAN C,-4 SOLID JAIASTE MANA0EMENT PLAN C,-5 CIRCULATION AND FfRE ACCESS PLAN
◄
olajojian • marcoosi architects Inc.
lHE ABOVE DRAWINGS AND SPECIF1CA110NS AND IDEAS, DESIGNS AND ARRANGE�ENTS REPRESEtilTED THERBY ARE AND SHALl REMAJN THE PROPERTY CF THE ARCHITECT: ,6j,!D NO PART THEREOF SHALL BE COPIED, DISCLOSED TO OTHERS OR USED IN CONNEC]ON \\1TH ANY l\<)RK OR PROJECT OTHER THAN THE SPECIFIC PRO.ECT FOR Wl:ilCH THEY HAVE � PREPARED AND DEVELOPED WITHOUT THE WRITTEN CONSENT CF THE ARCHITECT. VISUAL COt.lTACT ytllH THESE DRAV/INGS AND SPECIFICATIONS SHALL Cct\1-SlllUTE CONWJSl',IE EVIDENCE � THESE RESTRICTI�S. WRI� Dl�DISIONS ON THESE DRAWINGS SHALL HAVE PR�CE OVER ScALED DIMENSIONS: CONTRACTORS SHALL VERIFY, AND BE RESPDNSIBLE FOR ALL Dl�ENSIQNS AND C0NDIT1ot-lS ON THE JOB, AND THIS omcEMUST BE NOTIFIED OF ANY VARIAlloNSFR<JM THE DIMENSIONS AND CONDrnONS SHO� BY Tt£SE DRA\lilNGS. SHCf' DETALS �UST BE SU�ITTED TO THIS □FACE FOR REVIEW' BEFORE PROCEEDING W,TH THE FABRICATION.
Alajajian Marcoosi Architects Inc.
320 W. Arden Ave. Suite 120
Glendale, CA 91203
Phone: (818) 244-5130
Fax: (818) 551-6513 E-mail: aramar@worldnet.att.net
owner: R3R DEVELOPMENT
Project Adress: 1100 W. BALL RD. ANAHEIM, CA
COVER SHEET
Scale: NIA
FOR 'REFERENCE ONLY
e APPROVED
e APPROVED
e REVISION
e REVISION
e REVISION
e DRAWN BY
e PRINT DATE
e JOB NO
e DATE
e SHEET NO
03-25-21
A-0.1
ATTACHMENT NO. 5
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2021-05-13 BALL RD. ANAHEIM LANDSCAPE SET
2021-05-13 BALL RD. ANAHEIM LANDSCAPE SET
60'
60'
BALL ROAD
WE
S
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P
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A
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S
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C-1EXISTING CONDITIONS MAP
1100 W. BALL ROAD
City of Anaheim
HOTEL REDEVELOPMENT
SHEET
GRAPHIC SCALE
40'20'0'10'20'
FOR REFERENCE ONLY
W W W W W W W W W W
OIL OIL OIL OIL OIL OIL
SS SS SS SS SS SS SS SS SS SS SS SS SS
SS SS SS SS SS SS SS SS SS SS SS SS SS
W W
W
W
G
A
S
G
A
S
GA
S
GA
S
GA
S
GA
S
GA
S
GA
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GA
S
GA
S
GA
S
GA
S
GA
S
GA
S
GA
S
GA
S
GA
S
GA
S
GAS GAS GAS GAS GAS
W W W W W W W W W W
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
W
W
SS
W
W
W
W
W
SD
S
D
S
D
S
D
S
D
S
D
S
D
16
"
W
A
T
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R
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X
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T
RAMP UP
5% SLOPE
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A
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.
SW
I
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C
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A
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LO
C
A
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N
MW
S
MW
S
48
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R
C
P
48
"
R
C
P
60'
60'
GA
S
GA
S
GA
S
GA
S
W
W
S
D
S
D
E
X
I
T
C-2CONCEPTUAL GRADING PLAN
1100 W. BALL ROAD
City of Anaheim
HOTEL REDEVELOPMENT
SHEET
GRAPHIC SCALE
40'20'0'5'20'
FOR REFERENCE ONLY
EL
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C
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TR
A
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.
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48
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C
P
48
"
R
C
P
E
X
I
T
E
X
I
T
RAMP UP
5% SLOPE
C-3CONCEPTUAL UTILITY PLAN
1100 W. BALL ROAD
City of Anaheim
HOTEL REDEVELOPMENT
SHEET
FOR REFERENCE ONLY
·
·
·
·
·
·
GRAPHIC SCALE
40'20'0'5'20'
E
X
I
T
E
X
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A
M
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5
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ATTACHMENT NO. 6
A
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.
7
W W W W W W W W W W
OIL OIL OIL OIL OIL OIL
SS SS SS SS SS SS SS SS SS SS SS SS SS
SS SS SS SS SS SS SS SS SS SS SS SS SS
W W
W
W
G
A
S
G
A
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GA
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GA
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GA
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GA
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GA
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GA
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GA
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GA
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GA
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GA
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GA
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GA
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GA
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GA
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GA
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GAS GAS GAS GAS GAS
W W W W W W W W W W
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
W
W
SS
W
W
W
W
W
SD
S
D
S
D
S
D
S
D
S
D
S
D
16
"
W
A
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R
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X
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X
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T
RAMP UP
5% SLOPE
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C
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TR
A
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S
.
SW
I
T
C
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A
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LO
C
A
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I
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N
MW
S
MW
S
48
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R
C
P
48
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R
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P
60'
60'
GA
S
GA
S
GA
S
GA
S
W
W
S
D
S
D
E
X
I
T
C-2CONCEPTUAL GRADING PLAN
1100 W. BALL ROAD
City of Anaheim
HOTEL REDEVELOPMENT
SHEET
GRAPHIC SCALE
40'20'0'5'20'
FOR REFERENCE ONLY
EL
E
C
T
R
I
C
TR
A
N
S
.
SW
I
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C
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C
A
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MW
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48
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P
48
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R
C
P
E
X
I
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E
X
I
T
RAMP UP
5% SLOPE
C-3CONCEPTUAL UTILITY PLAN
1100 W. BALL ROAD
City of Anaheim
HOTEL REDEVELOPMENT
SHEET
FOR REFERENCE ONLY
·
·
·
·
·
·
GRAPHIC SCALE
40'20'0'5'20'
6
0
'
6
0
'
150'-0"150'-0"BA
L
L
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A
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BOX TREES ALONG TH
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EXISTINGTREE TO BEREMOVED
23'-0"
1
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17'-0"133'-0"
2
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2
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2
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C-2CONCEPTUAL GRADING PLAN
1100 W. BALL ROAD
City of Anaheim
HOTEL REDEVELOPMENT
SHEET
GRAPHIC SCALE
40'20'0'5'20'
FOR REFERENCE ONLY
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- 1-
CITY OF ANAHEIM
ENVIRONMENTAL CHECKLIST FORM
CASE NOS.: Development Project No. 2015-00075 (Variance No. 2017-05098 and Final Site Plan No. 2017-00002)
SITE ADDRESS: 1100 West Ball Road, Anaheim, CA 92802
APNs: 129-291-06
LOCATION: Southwest corner of Ball Road and West Place
ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED:
The environmental factors checked below would be potentially affected by this Project, involving at least one impact that is a "Potentially Significant Impact" as indicated by the checklist on the following pages.
Aesthetics Agriculture / Forestry Resources Air Quality
Biological Resources Cultural Resources Energy
Geology / Soils Greenhouse Gas Emissions Hazards & Hazardous Materials
Hydrology / Water Quality Land Use / Planning Mineral Resources
Noise Population / Housing Public Services
Recreation Transportation Tribal Cultural Resources
Utilities / Service Systems Wildfire Mandatory Findings of Significance
DETERMINATION: (To be completed by the City)
On the basis of this initial evaluation:
I find that the proposed Project COULD NOT have a significant effect on the environment, and a NEGATIVEDECLARATION will be prepared.
I find that although the proposed Project could have a significant effect on the environment, there will not bea significant effect in this case because revisions in the Project have been made by or agreed to by the Projectproponent. A MITIGATED NEGATIVE DECLARATION will be prepared.
I find that the proposed Project MAY have a significant effect on the environment, and anENVIRONMENTAL IMPACT REPORT is required.
I find that the proposed Project MAY have a “potentially significant impact” or “potentially significant unless
mitigated” impact on the environment, but at least one effect 1) has been adequately analyzed in an earlierdocument pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based onthe earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required,but it must analyze only the effects that remain to be addressed.
I find that although the proposed Project could have a significant effect on the environment, because all potentially significant effects 1) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and 2) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed
upon the proposed Project, nothing further is required.
5/24/2021
Signature of City of Anaheim Representative Date
Elaine Thienprasiddhi, Senior Planner (714) 765-4568Printed Name, Title Phone Number
ATTACHMENT NO. 8
- 2-
EVALUATION OF ENVIRONMENTAL IMPACTS:
1)All answers must take account of the whole action involved, including offsite as well as onsite, cumulative aswell as project-level, indirect as well as direct, and construction as well as operational impacts.
2)A list of “Supporting Information Sources” must be attached and other sources used or individuals contactedshould be cited in the Narrative Summary for each section.
3) Response column heading definitions:
a)Potentially Significant Impact is appropriate if there is substantial evidence that an effect may besignificant. If there are one or more “Potentially Significant Impact” entries when the determination ismade, an Environmental Impact Report (EIR) is required.
b)Potentially Significant Unless Mitigation Incorporated applies where the incorporation of mitigation
measures has reduced an effect from “Potentially Significant Impact” to a “Less Than Significant Impact”.The mitigation measures must be described, along with a brief explanation of how they reduce the effect toa less than significant level.
c)Less Than Significant Impact applies where the Project creates no significant impacts, only “Less ThanSignificant impacts”.
d)No Impact applies where a Project does not create an impact in that category. A “No Impact” answer isadequately supported if the referenced information sources show that the impact simply does not apply toprojects like the one proposed (e.g., the project falls outside of a fault rupture zone). A “No Impact” answershould be explained where it is based on project-specific factors as well as general standards (e.g., theproject will not expose sensitive receptors to pollutants, based on a project-specific screening analysis).
4)Earlier analyses may be used where, pursuant to a tiering, program EIR, Master EIR, or other CaliforniaEnvironmental Quality Act (CEQA) process, an effect has been adequately analyzed in an earlier EIR ornegative declaration (§ 15062(c)(3)(D)). In this case, a brief discussion should identify the following:
a)Earlier Analysis Used. Identify and state where they are available for review.
b)Impacts Adequately Addressed. Identify which effects from the checklist were within the scope of and
adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether sucheffects were addressed by mitigation measures based on the earlier analysis.
c)Mitigation Measures. For effects that are “Less than Significant with Mitigation Measures Incorporated”,describe the mitigation measures which were incorporated or refined from the earlier document and theextent to which they address site-specific conditions for the Project.
5)Incorporate into the checklist any references to information sources for potential impacts (e.g., the GeneralPlan, zoning ordinance). Reference to a previously prepared or outside document should, where appropriate,include a reference to the page or pages where the statement is substantiated.
6) The explanation of each issue should identify:
a)The significance criteria or threshold, if any, used to evaluate each question; and
b) The mitigation measure identified, if any, to reduce the impact to less than significant.
- 3-
Project Setting
The project site is located at 1100 West Ball Road in the City of Anaheim. The project site is comprised of one parcel (APN 129-291-06), which is currently vacant. The size of the parcel is currently 0.51 acre; the
project includes a right-of-way dedication along Ball Road of 0.02 acre and a right-of-way abandonment along West Place of 0.06 acre, for a proposed 0.55 acre project site size. The topography of the site is generally level with a gentle slope of approximately 3 feet maximum from the north to south.
The parcel is located within the General Plan designation for Commercial Recreation land use, and the Low
Density area of the Commercial Recreation (CR) District of the Anaheim Resort Specific Plan (ARSP) No. 92-2 (SP 92-2) Zone. Anaheim Municipal Code Chapter 18.116.060 allows up to 50 rooms per acre or 75 rooms per parcel, whichever is greater.
The site is surrounded by single-family residences to the north, across Ball Road; hotels to the east, across West Place; a hotel to the south and west; and a Disneyland Resort employee parking lot to the west. The
General Plan designates the properties to the north for Low-Density Residential uses, while the General Plan designates the other surrounding properties to the east, south and west for Commercial Recreation land uses.
Figure 1- Existing Conditions on Page 4, shows an aerial of the subject property.
- 4-
Figure 1 – Existing Conditions
- 5-
Project Description The applicant proposes to construct a new five-story, 75-room hotel with various guest amenities, including a
breakfast room and meeting room on the first floor; a pool deck and fitness center on the second floor; and a roof deck with a bar and several seating areas. All amenities will be for the exclusive use of guests. The proposed project would provide a guest drop off area and 67 parking spaces within two levels of subterranean parking.
Vehicles would access the site and the subterranean parking by way of a driveway on West Place. A one-way service driveway (ingress from Ball Road and egress to West Place) would provide access for sanitation trucks and deliveries. The service driveway would not be accessible by hotel guests and would be gate-controlled at either end. The hotel drop off area in the first subterranean parking level would be adjacent to elevators that
would take guests up to the lobby and check-in counter. Proposed landscaping includes several shade, flowering and vertical tree species, as well as a variety of shrubs and groundcovers. Landscaping at the corner of Ball Road and West Place would include both of the tree
species within the public parkways on both streets. A landscape berm would provide additional depth for planting over the subterranean structure within both street setbacks. The proposed project would include in-ground trees and plants in the west interior setback, while providing potted trees in the south interior setback, where in-ground planting is infeasible due to the proposed utilities that would be within the setback area and limit planting options. The project would also include potted trees to landscape the roof and pool decks.
In September 1994, the City Council reclassified the subject property to the CR District of the SP 92-2 Zone, concurrent with the adoption of the Anaheim Resort Specific Plan (ARSP) and the certification of Master Environmental Impact Report No. 313 (MEIR No. 313). This master environmental impact report has served
as the environmental documentation for projects that implement the ARSP. The City prepared Supplemental Environmental Impact Report No. 340 (SEIR No. 340), to supplement the analysis in MEIR No. 313. The City Council certified SEIR No. 340 in December 2012 and the Planning Commission validated the document in April 2019.
Mitigation Monitoring Plan No. 357, created for this project from Updated and Modified Mitigation Monitoring Program No. 85C (adopted in conjunction with the certification of SEIR No. 340), mitigates the impacts of the proposed projects. The City will require implementation of these mitigation measures as conditions of approval for project. With the implementation of these mitigation measures, the proposed
project’s impacts would be less than significant. Entitlements for this project include Final Site Plan No. 2017-00002 to determine compliance with the Anaheim Resort Specific Plan and Variance No. 2017-05098 for reduced landscape and building setbacks along Ball Road, reduced landscape setback along the south interior property line, reduced driveway separation
and minimum driveway width requirements.
- 6-
I. AESTHETICS -- Would the Project:
Potentially Significant Impact
Less Than Significant with Mitigation
Less Than Significant Impact
Impacts analyzed in SEIR No. 340
No New Impact
No Impact
a) Have a substantial adverse effect on a scenic vista?
b) Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway?
c) In non-urbanized areas, substantially degrade the existing visual character or quality of public views of the site and its surroundings? (Public views are those that are experienced from publicly accessible vantage point). If the project is in an urbanized area, would the project conflict with applicable zoning and other regulations governing scenic quality?
d) Create a new source of substantial light or glare which would adversely affect day or nighttime views in the area?
Narrative Summary: Impacts analyzed in SEIR No. 340/No new impacts. SEIR No. 340 analyzed the aesthetic impacts related to the implementation of the Anaheim Resort Specific Plan No. 92-2. Refer to SEIR No. 340, Section 4.3.1.
According to SEIR No. 340, the ARSP area does not contain any scenic resources, nor are any scenic vistas visible from the ARSP area; therefore, no impact would occur. Future development and redevelopment associated with buildout of the ARSP area would change the existing visual character of individual areas; however, buildout of the ARSP area would create a more visually cohesive and appealing environment and impacts would be less than significant with implementation of the recommended mitigation program.
The proposed project would not affect any scenic vistas or degrade the existing visual character of the surrounding area. The architecture would blend in with the existing adjacent buildings and enhance The Anaheim Resort with an aesthetically pleasing structure. The new structure would be taller than the adjacent hotel structure, but would be in compliance with the height limitations and structural setbacks required by the ARSP.
A shade/shadow analysis was prepared to evaluate any potential impacts that the taller hotel structure may have on neighboring properties. The project would not negatively affect the shade/shadows on the adjacent hotel structure or neighboring developments, in the summer or winter months.
The proposed project would not result in any impacts beyond those identified in the previously certified SEIR No. 340. Any
impacts are addressed by mitigation measures set forth in Mitigation Monitoring Plan No. 357, created for this project from Updated and Modified Mitigation Monitoring Program No. 85C (SEIR No. 340 for the Anaheim Resort Specific Plan No. 92-2). Mitigation measures 5.1-1, 5.1-2, 5.1-3, 5.1-4, 5.1-6, 5.1-7, 5.1-9, 5.1-10, 5.1-12, 5.1-13, 5.1-14 will be conditions of approval for this project and impacts would be less than significant.
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II. AGRICULTURE RESOURCES -- In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model (1997) prepared by the California Dept. of Conservation as an optional model to use in assessing impacts on agriculture and farmland. In determining whether impacts to forest resources, including timberland, are significant environmental effects, lead agencies may refer to information compiled by the California Department of Forestry and Fire Protection regarding the state’s inventory of forest land, including the Forest and Range Assessment Project and the Forest Legacy Assessment project; and forest carbon measurement methodology provided in Forest Protocols adopted by the California Air Resources Board. Would the project:
Environmental Issues
Potentially Significant Impact
Less Than Significant with Mitigation
Less Than Significant Impact
Impacts analyzed in SEIR No. 340
No New Impact
No Impact
a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as
shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California
Resources Agency, to non-agricultural use?
b) Conflict with existing zoning for agricultural use, or a Williamson Act contract?
c) Conflict with existing zoning for, or cause rezoning of, forest land (as defined in Public Resources Code § 12220(g)), timberland (as defined by Public Resources
Code § 4526), or timberland zoned Timberland Production (as defined by Government Code §
51104(g))?
d) Result in the loss of forest land or conversion of forest land to non-forest use?
e) Involve other changes in the existing environment which, due to their location or nature, could result in conversion of Farmland, to non-agricultural use or
conversion of forest land to non-forest use?
Narrative Summary: No Impact (a – e). The project area is not located in an area with agricultural or forest uses. There is no unique, prime or farmland of statewide importance located within the project area. There are no Williamson Act contracts
within the project area. No impacts would occur.
III. AIR QUALITY -- Where available, the significance criteria established by the applicable air quality management or air pollution control district may be relied upon to make the following determinations. Would the Project:
Environmental Issues
Potentially Significant Impact
Less Than Significant with Mitigation
Less Than Significant Impact
Impacts analyzed in SEIR No. 340
No New Impact
No Impact
a) Conflict with or obstruct implementation of the applicable air quality plan?
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b) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non-attainment under an applicable federal or state ambient air quality standard?
c) Expose sensitive receptors to substantial pollutant concentrations?
d) Result in other emissions (such as those leading to odors) adversely affecting a substantial number of people?
Narrative Summary: Impacts analyzed in SEIR No. 340/No new impacts. SEIR No. 340 addressed the air quality impacts associated with implementation of the Anaheim Resort Specific Plan No. 92-2. Refer to SEIR No. 340, Section 4.3.2.
SEIR No. 340 concluded that, with implementation of all identified mitigation measures, mass emissions resulting from construction-related activities would be less than significant. However, because of uncertainties in the timing and magnitude of emissions for possible projects, it was concluded that cumulative emissions from construction would be significant and unavoidable. It was also concluded that local concentrations of particulate matter with a diameter of 10 microns or less (PM10) and fine particulate matter with a diameter of 2.5 microns or less (PM2.5) would exceed the South Coast Air Quality Management District’s (SCAQMD’s) CEQA significance thresholds for short-term periods when excavation would occur near sensitive receptors; the impact would be significant and unavoidable. The Anaheim City Council adopted a Statement of Overriding Considerations with regard to this potential impact.
Emissions of criteria pollutants resulting from operation of the full buildout of the ARSP would exceed the SCAQMD applicable thresholds for volatile organic compounds (VOC), nitrogen oxides (NOx), carbon monoxide (CO), PM10, and PM2.5. Operation would result in direct and cumulative significant and unavoidable impacts. The Anaheim City Council adopted a Statement of Overriding Considerations with regard to these potential impacts. Because implementation of the ARSP could result in an increase in the frequency or severity of existing air quality violations, SEIR No. 340 concluded that the ARSP could conflict with or obstruct implementation of the 2007 AQMP, thereby resulting in a significant and unavoidable impact. The Anaheim City Council adopted a Statement of Overriding Considerations with regard to this potential impact.
Construction and operation of the ARSP would not expose sensitive receptors to substantial pollutant toxic air contaminants (TACs); would not expose sensitive receptors to substantial CO local concentrations; and would not create objectionable odors. These impacts would be less than significant.
The ARSP, Commercial-Recreation Low-Density Designation allows for up to 50 rooms per gross acre or 75 rooms per lot or parcel, whichever is greater. Therefore, the air quality analysis in SEIR No. 340 analyzed the operational impacts of the development of up to approximately 75 hotel rooms on the subject parcel. As a result, the proposed project falls under the maximum amount of development analyzed in SEIR No. 340.
The proposed project would not result in any construction or operational impacts beyond those identified in the previously certified SEIR No. 340. Any impacts are addressed by mitigation measures set forth in Mitigation Monitoring Plan No. 357, created for this project from Updated and Modified Mitigation Monitoring Program No. 85C (SEIR No. 340 for the Anaheim Resort Specific Plan No. 92-2). Mitigation measures 5.2-1, 5.2-2, 5.2-3, 5.2-4, 5.2-5, and 5.2-6 will be conditions of approval for this project and impacts would no greater than those previously analyzed by SEIR No. 340.
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IV. BIOLOGICAL RESOURCES -- Would the Project:
Environmental Issues
Potentially Significant Impact
Less Than Significant with Mitigation
Less Than Significant Impact
Impacts analyzed in SEIR No. 340
No New Impact
No Impact
a) Have a substantial adverse effect, either directly or
through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local
or regional plans, policies, or regulations, or by the California Department of Fish and Wildlife or United
States Fish and Wildlife Service?
b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in
local or regional plans, policies, and regulations or by the California Department of Fish and Game or US Fish and
Wildlife Service?
c) Have a substantial adverse effect on federally protected wetlands as defined by § 404 of the Clean Water Act (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling,
hydrological interruption, or other means?
d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or
with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery
sites?
e) Conflict with any local policies or ordinances protecting biological resources, such as a tree
preservation policy or ordinance?
f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation
Plan, or other approved local, regional, or State habitat conservation plan?
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Narrative Summary: Impacts analyzed in SEIR No. 340/No new impacts. SEIR No. 340 addressed the potential impacts to biological resources associated with implementation of the Anaheim Resort Specific Plan No. 92-2. Refer to SEIR No. 340, Section 4.3.3.
SEIR No. 340 identified that the ARSP area is located within an urbanized area of the City with no Candidate, Sensitive, or Special Status Species as listed in local regional plans, policies, or regulations, or as designated by the California Department of Fish and Wildlife1 (CDFW) or the U.S. Fish and Wildlife Service (USFWS). Further, SEIR No. 340 concluded that the ARSP area does not function as a migratory corridor or a native wildlife nursery site and no impact would occur.
The proposed project site and surrounding areas are urbanized and no significant plant or animal resources are located on, or within, the immediate vicinity. There are no wetlands or wildlife corridors or nurseries on or in the vicinity of the site. In addition, the site is not located within a designated HCP or NCCP area.
The proposed project would not result in any impacts beyond those identified in the previously certified SEIR No. 340. Any impacts are addressed by mitigation measures set forth in Mitigation Monitoring Plan No. 357, created for this project from Updated and Modified Mitigation Monitoring Program No. 85C (SEIR No. 340 for the Anaheim Resort Specific Plan No. 92-2). Mitigation measures 5.3-1 and 5.3-2 would be conditions of approval for this project and impacts would be less than significant.
V. CULTURAL RESOURCES -- Would the Project:
Environmental Issues
Potentially Significant
Impact
Less Than Significant with Mitigation
Less Than Significant Impact
Impacts analyzed in SEIR No. 340
No New Impact
No Impact
a) Cause a substantial adverse change in the significance
of a historical resource pursuant to §15064.5?
b) Cause a substantial adverse change in the significance of an archaeological resource pursuant to §15064.5?
c) Disturb any human remains, including those interred
dedicated cemeteries?
Narrative Summary: Impacts analyzed in SEIR No. 340/No new impacts. SEIR No. 340 addressed the potential impacts to cultural resources associated with implementation of the Anaheim Resort Specific Plan No. 92-2. Refer to SEIR No. 340,
Section 4.3.4.
According to SEIR No. 340, no designated historical resources exist within the ARSP area. Further, SEIR No. 340 does not
anticipate the discovery of any new historical resources in the ARSP area. SEIR No. 340 concluded that there is no evidence of human remains in the ARSP area and that adherence to Section 5097.98 of the California Public Resources Code and California Health and Section 7050.5 of the California Health and Safety Code would ensure that a significant impact would not occur.
The proposed project site is urbanized and no known cultural resources are located on or in the vicinity of the site. There are no historic structures on the site. In addition, there are no known archaeological or paleontological resources, and there are no
known burial sites on the proposed project site.
The proposed project would not result in any impacts beyond those identified in the previously certified SEIR No. 340. Any impacts are addressed by mitigation measures set forth in Mitigation Monitoring Plan No. 357, created for this project from Updated and Modified Mitigation Monitoring Program No. 85C (SEIR No. 340 for the Anaheim Resort Specific Plan No. 92-
2). Mitigation measures 5.4-1 and 5.4-2 will be conditions of approval for this project and impacts would be less than significant.
1 California Department of Fish and Wildlife is previously known, and referred to in SEIR No. 340, as the California Department of Fish and Game.
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VI. ENERGY
Environmental Issues
Potentially Significant Impact
Less Than Significant with Mitigation
Less Than Significant Impact
Impacts analyzed in SEIR No. 340
No New Impact
No Impact
a) Result in potentially significant environmental impact due to wasteful, inefficient, or unnecessary consumption of energy resources, during Project construction or operation?
b) Conflict with or obstruct a state or local plan for renewable energy or energy efficiency?
Narrative Summary: Less-than-significant Impact.
EIR No 340 did not analyze Energy as the City Council certified the document before the 2019 updated CEQA checklist became the new standard.
Regulatory Framework
California State Building Regulation
California Building Code: Building Energy Efficiency Standards. The State of California established the Energy Efficiency Standards for Residential and Nonresidential Buildings (Title 24, Part 6 of the CCR) in 1978 in response to a legislative mandate to reduce California’s energy consumption. The California Energy Commission projects that the current 2019 Standards, effective January 1, 2020, will result in a 30 percent improvement in energy efficiency for nonresidential buildings over the 2016 standards. The 2019 standards require photovoltaic solar systems on single-family residences and on multifamily residential structures of three stories or less. Single-family homes built to the 2019 standards would be about 7 percent more efficient than homes built to the 2016 standards without considering the required solar systems; and about 53 percent more efficient after factoring in the solar systems (CEC 2018).
The 2019 California Green Building Standards Code (24 CCR, Part 11), also known as the CALGreen code, contains mandatory requirements and voluntary measures for new residential and nonresidential buildings (including buildings for hotel, retail, office, public schools and hospitals) throughout California (CBSC 2019). The development of the CALGreen Code is intended to improve public health, safety, and general welfare by enhancing the design and construction of buildings through the following construction practices: (1) planning and design; (2) energy efficiency; (3) water efficiency and conservation; (4) material conservation and resource efficiency; and (5) environmental quality (CBSC 2019). In short, implementation of the CALGreen code will reduce construction waste; make buildings more efficient in the use of materials
and energy; and reduce environmental impact during and after construction. The Anaheim Municipal Code adopts the CALGreen Code by reference with specific amendments. The Proposed Project would promote building energy efficiency through compliance with energy efficiency standards (Title 24 and CALGreen).
California Building Code: CALGreen. On July 17, 2008, the California Building Standards Commission adopted the nation’s first green building standards. The State of California adopted the California Green Building Standards Code (24 CCR, Part 11, known as “CALGreen”) as part of the California Building Standards Code. CALGreen established planning
and design standards for sustainable site development, energy efficiency (in excess of the California Energy Code requirements), water conservation, material conservation, and internal air contaminants. The mandatory provisions of CALGreen became effective January 1, 2011. The last update to the mandatory provisions was in 2019. The 2019 CALGreen became effective on January 1, 2020.
Senate Bill 350. Senate Bill 350 (de Leon), was signed into law in September 2015. SB 350 establishes tiered increases to the RPS of 40 percent by 2024, 45 percent by 2027, and 50 percent by 2030. SB 350 also set a new goal to double the energy
efficiency savings in electricity and natural gas through energy efficiency and conservation measures.
SB 100. On September 10, 2018, Governor Brown signed SB 100, which replaces the SB 350 requirement of 45 percent
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renewable energy by 2027 with the requirement of 50 percent by 2026 and raises California’s RPS requirements for 2050 from 50 percent to 60 percent. SB 100 also establishes RPS requirements for publicly owned utilities that consist of 44 percent renewable energy by 2024, 52 percent by 2027, and 60 percent by 2030. Furthermore, the bill also establishes an overall state policy that eligible renewable energy resources and zero-carbon resources supply 100 percent of all retail sales of electricity to California end-use customers and 100 percent of electricity procured to serve all state agencies by December 31, 2045. Under the bill, the state cannot increase carbon emissions elsewhere in the western grid or allow resource shuffling to achieve the 100 percent carbon-free electricity target.
Local Regulation
The City’s Green Element outlines goals and policies to conserve energy during the construction and operation of buildings. Key goals and policies from the Green Element regarding new construction are:
• Goal 15.2: Continue to encourage site design practices that reduce and conserve energy.
Policy 15.2(1): Encourage increased use of passive and active solar design in existing and new development (e.g., orienting buildings to maximize exposure to cooling effects of prevailing winds and locating landscaping and landscape structures to shade buildings).
Policy 15.2(2): Encourage energy-efficient retrofitting of existing buildings throughout the City.
• Goal 17.1: Encourage building and site design standards that reduce energy costs.
Policy 17.1(1): Encourage designs that incorporate solar and wind exposure features such as daylighting design, natural ventilation, space planning and thermal massing.
During construction, the proposed project would utilize main forms of available energy supply; electricity, natural gas, and oil. Construction of the proposed project would result in energy consumed in the form of electricity associated with the conveyance of water used for dust control, powering lights, electronic equipment, or other construction activities that require electrical power. Construction activities typically do not involve the consumption of natural gas. However, construction activities would also consume energy in the form of petroleum-based fuels associated with the use of off- road construction vehicles and equipment, round-trip construction worker travel to the Project site, and delivery and haul truck trips. Construction activities would comply with CARB’s “In-Use Off- Road Diesel Fueled Fleets Regulation”, which limits engine idling times to reduce harmful emissions and reduce wasteful consumption of petroleum-based fuel. Compliance with local, state, and federal regulations would reduce short-term energy demand during the proposed project’s construction to the extent feasible, and proposed project construction would not result in a wasteful or inefficient use of energy. Therefore, during construction, no impact would occur and no mitigation measures are required.
The proposed project is a hotel project, where its intensities and uses were included in the analysis in EIR No. 340 and would be implemented pursuant the ARSP. The proposed project would comply with State and Local regulations, in compliance with building codes, as they pertain to energy efficiency, therefore during operation, a less-than-significant impact would occur and no mitigation measures are required.
VII. GEOLOGY AND SOILS -- Would the Project:
Environmental Issues
Potentially Significant
Impact
Less Than Significant with Mitigation
Less Than Significant Impact
Impacts analyzed in SEIR No. 340
No New Impact
No Impact
a) Directly or indirectly cause potential substantial
adverse effects, including the risk of loss, injury, or death involving:
i) Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault
Zoning Map, issued by the State Geologist for the area or based on other substantial evidence of a known
fault? Refer to Division of Mines and Geology Special Publication 42.
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ii) Strong seismic ground shaking?
iii) Seismic-related ground failure, including liquefaction?
iv) Landslides?
b) Result in substantial soil erosion or the loss of topsoil?
c) Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on- or off-site landslide, lateral spreading, subsidence, liquefaction or collapse?
d) Be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (1994), creating substantial risks to life or property?
e) Have soils incapable of adequately supporting the use of septic tanks or alternative wastewater disposal systems where sewers are not available for the disposal of wastewater?
f) Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature?
This section utilizes the following technical studies in its analysis:
• Preliminary Geotechnical Engineering Investigation, Creative Geotechnical, Inc, April 12, 2018 (Appendix A)
Narrative Summary: Impacts analyzed in SEIR No. 340/No new impacts. SEIR No. 340 analyzed the geotechnical and soils impacts related to the implementation of the Anaheim Resort Specific Plan No. 92-2. Refer to SEIR No. 340, Section
4.3.5.
SEIR No. 340 identified active and potentially active faults in the region that could result in seismic-related impacts to future
development projects associated with the buildout of the ARSP. Seismic events along these faults have the potential to result in strong ground motion. SEIR No. 340 concluded that potential impacts related to seismic ground shaking would be reduced
to less than significant levels with implementation of project specific mitigation measures (if required); conformance with the applicable requirements listed in the Anaheim Municipal Code; and with conformance to the California Building Code.
As noted in SEIR No. 340, the ARSP area is located in a relatively flat area, with minimal potential for erosion impacts due to the high amount of urban development and low amount of bare ground. However, during construction activities when areas
are exposed to erosion and loss of topsoil, adherence to the following would ensure that impacts would be less than significant: local and State codes and requirements for erosion control and grading; compliance with the National Pollutant Discharge
Elimination System (NPDES) permit and the subsequent development of a Storm Water Pollution Prevention Plan (SWPPP).
Earthquakes cause ground shaking. On a regional scale, ground motion values link to peak acceleration and repeatable acceleration. The repeatable acceleration is a response to earthquake magnitudes relative to fault distance from the subject
property. In Southern California, major earthquakes are generally the result of large-scale earth processes in which the Pacific plate slides northwestward relative to the North American plate at about 2 inches/year. The potential for lurching, surface
manifestations, landslides and topographic related features from ground/seismic shaking can occur almost anywhere in Southern California. As demonstrated in Appendix A, the structural designer would verify seismic design parameters to ensure
building code consistency to mitigate the effects of groundshaking. Impacts related to groundshaking is less-than-significant. The State of California has prepared Seismic Hazard Zone reports to regionally map areas of potential increased risk of permanent ground displacement based on historic occurrence of landslide movement, local topographic expression and
geological and geotechnical subsurface conditions. The project site is not located within an earthquake-induced landslide hazard as shown on the State of California Seismic Map. According to Appendix A, the project site is relatively flat with very
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little topography, which precludes the potential for landslides and/or other hazards typically associated with hillside properties. Impacts related to landslides is less-than-significant. Liquefaction is a process by which sediments below the water table temporarily lose strength and behaves as a viscous liquid rather than a solid. The State of California has prepared Seismic Hazard Zone reports to map regional areas of historic occurrence of liquefaction, or local geological, geotechnical and groundwater conditions indicate a potential for permanent ground displacement. Appendix A outlines that a detailed subsurface analysis would be performed to determine the liquefaction potential on the subject site and provide recommendations to mitigate the effects of liquefaction and impacts would be less-than-significant.
The proposed project would not result in any impacts beyond those identified in the previously certified SEIR No. 340. Any impacts are addressed by mitigation measures set forth in Mitigation Monitoring Plan No. 357, created for this project from Updated and Modified Mitigation Monitoring Program No. 85C (SEIR No. 340 for the Anaheim Resort Specific Plan No. 92-2). Mitigation measures 5.5-1, 5.5-2, 5.5-3, 5.5-4, 5.5-5 and 5.5-6 would be conditions of approval for this project and impacts would be less than significant.
VIII. GREENHOUSE GAS EMISSIONS -- Would the Project:
Environmental Issues
Potentially Significant Impact
Less Than Significant with Mitigation
Less Than Significant Impact
Impacts analyzed in SEIR No. 340
No New Impact
No Impact
a) Generate greenhouse gas emissions, either directly or
indirectly, that may have a significant impact on the environment?
b) Conflict with an applicable plan, policy or regulation
adopted for the purpose of reducing the emissions of greenhouse gases?
Narrative Summary: Less Than Significant Impact. Impacts analyzed in SEIR No. 340/No new impacts. SEIR No. 340 analyzed the potential impacts from greenhouse gas emissions related to the implementation of the Anaheim Resort Specific Plan No. 92-2. Refer to SEIR No. 340, Section 4.3.6.
SEIR No. 340 concluded that although the proposed project would not conflict with applicable regulations and policies adopted for the purpose of reducing greenhouse gas (GHG) emissions and although feasible mitigation measures would be incorporated
into the proposed project, the magnitude of the increase in GHG emissions would remain cumulatively considerable and the impact to GHG emissions would be significant and unavoidable. The Anaheim City Council adopted a Statement of Overriding
Considerations with regard to these potential impacts.
The ARSP, Commercial-Recreation Low-Density designation allows for up to 50 rooms per gross acre or 75 rooms per lot or
parcel, whichever is greater. Therefore, the air quality analysis in SEIR No. 340 analyzed the operational impacts of the development of up to approximately 75 hotel rooms. As a result, the proposed project falls under the maximum amount of
development analyzed in SEIR No. 340.
The proposed project would not result in any impacts beyond those identified in the previously certified SEIR No. 340. Any impacts are addressed by mitigation measures set forth in Mitigation Monitoring Plan No. 357, created for this project from Updated and Modified Mitigation Monitoring Program No. 85C (SEIR No. 340 for the Anaheim Resort Specific Plan No. 92-
2). Mitigation measures 5.2-1, 5.2-4, 5.2-5, and 5.2-6 related to Air Quality; 5.8-5 related to Hydrology and Water Quality; 5.14-4, 5.14-5, 5.14-8, 5-14-9, 5.14-21 related to Transportation and Traffic; 5.15-1 and 5.15-4 related to Water Supply and
Infrastructure; 5.17-1, 5.17-3, and 5.17-4 related to Electricity; and, 5.19-1, 5.19-2, 5.19-4 and 5.19-5 related to Solid Waste, also address impacts related to Greenhouse Gas Emission. These mitigation measures will be conditions of approval for the
proposed project. With these mitigation measures, the proposed project will not result in any impacts beyond those identified in the previously certified SEIR No. 340.
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IX. HAZARDS AND HAZARDOUS MATERIALS -- Would the Project:
Environmental Issues
Potentially Significant Impact
Less Than Significant with Mitigation
Less Than Significant Impact
Impacts analyzed in SEIR No. 340
No New Impact
No Impact
a) Create a significant hazard to the public or the
environment through the routine transport, use, or disposal of hazardous materials?
b) Create a significant hazard to the public or the
environment through reasonably foreseeable upset and accident conditions involving the release of hazardous
materials into the environment?
c) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within
one-quarter mile of an existing or proposed school?
d) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to
Government Code § 65962.5 and, as a result, would it create a significant hazard to the public or the
environment?
e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two
miles of a public airport or public use airport, would the project result in a safety hazard or excessive noise for
people residing or working in the project area?
f) Impair implementation of, or physically interfere with, an adopted emergency response plan or emergency
evacuation plan?
g) Expose people or structures, either directly or indirectly, to a significant risk of loss, injury or death
involving wildland fires?
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• Shallow Soil Vapor Investigation Report, The Reynolds Group, August 19, 2015 (Appendix B)
• Preliminary Water Quality Management Plan “Hotel Redevelopment”, Hunsaker & Associates, September 16, 2019, revised June 12, 2020. (Appendix C)
Narrative Summary: Impacts analyzed in SEIR No. 340/No new impacts. SEIR No. 340 analyzed the hazards and hazardous materials impacts related to the implementation of the Anaheim Resort Specific Plan No. 92-2. Refer to SEIR No. 340, Section 4.3.7.
According to SEIR No. 340, buildout of the ARSP would have the potential to disturb lead-based paints (LBP) and asbestos-containing materials (ACM) depending on the age of existing structures in the ARSP area. That said, the project site is vacant and would not disturb lead-based paints (LBP) and asbestos-containing materials (ACM).
According to Appendix C, infiltration of runoff is feasible for the project. Per Geotracker, the project site was previously a LUST (Leaking Underground Storage Tank) cleanup site. The previous use was an Exxon Service Station #3724. Per the City of Anaheim Public Utilities letter dated September 15, 1994; Site Closure for Petroleum Hydrocarbon Contamination From Former Exxon Station #7-3724 Located at 1100 W. Ball Road., Anaheim CA, the letter confirms the completion of a site investigation and remedial action for petroleum hydrocarbons at the above site and no further action is required. Additionally, a Shallow Soils Vapor Investigation Report was prepared by The Reynolds Group (Appendix B), to further investigate the land use change from “commercial” to “residential” and the residual levels of gasoline existing would be of concern. On August 11, 2015, the Reynolds Group set eight temporary dual-nested probes and on August 17, 2015, the Reynolds Group sampled the soil vapor probes, at depths of 5 and 15 feet below ground surface (bgs). All 16 soil vapor samples were “non-detect” for volatile organic compounds (VOCs) including all gasoline components, except tetrachloroethylene (PCE). The sampling detected PCE in 15 of the 16 samples at concentrations ranging from 0.054 to 0.173 micrograms per liter (μg/L, see Table 1 in Appendix C). All of the aforementioned PCE concentrations are below “Department of Toxic Substance Control (DTSC) Human and Ecological Risk Office (HERO) Note 3” future commercial and residential screening levels. Additionally, the propose project would not be involved in operations of transport of hazardous or storage or hazardous materials. Although, the proposed project would likely involve the use of cleaners, solvents and other chemical treatment supplies for the maintenance of the hotel, the Applicant would ensure the use of these products would comply with relevant Federal, State and local regulations. Therefore, the proposed project would not result in reasonable foreseeable upset and accident conditions involving releasing hazardous materials into the environment.
The proposed project would not result in any impacts beyond those identified in the previously certified SEIR No. 340. Any impacts are addressed by mitigation measures set forth in Mitigation Monitoring Plan No. 357, created for this project from Updated and Modified Mitigation Monitoring Program No. 85C (SEIR No. 340 for the Anaheim Resort Specific Plan No. 92-2). Mitigation measure 5.7-6 would be a condition of approval for this project and impacts would be less than significant.
X. HYDROLOGY AND WATER QUALITY -- Would the Project:
Environmental Issues
Potentially Significant Impact
Less Than Significant with Mitigation
Less Than Significant Impact
Impacts analyzed in SEIR No. 340
No New Impact
No Impact
a) Violate any water quality standards or waste discharge requirements or otherwise substantially degrade surface or ground water quality?
b) Substantially decrease groundwater supplies or interfere substantially with groundwater recharge such that the project may impede sustainable groundwater management of the basin?
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c) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river or through the addition of impervious surfaces, in a manner which would:
i.) result in a substantial erosion or siltation on- or off-site;
ii.) substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or offsite;
iii.) create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff; or
iv.) impede or redirect flood flows?
d) In flood hazard, tsunami, or seiche zones, risk release of pollutants due to project inundation?
e) Conflict with or obstruct implementation of a water quality control plan or sustainable groundwater management plan?
This section utilizes the following technical studies in its analysis:
• Preliminary Water Quality Management Plan “Hotel Redevelopment”, Hunsaker & Associates, September 16, 2019,
revised June 12, 2020. (Appendix C)
• Hydrology Analysis For Hotel Redevelopment 1100 W. Ball Road, Hunsaker & Associates, May 14, 2020 (Appendix D)
Narrative Summary: Impacts analyzed in SEIR No. 340/No new impacts. SEIR No. 340 analyzed the hydrology and water quality impacts related to the implementation of the Anaheim Resort Specific Plan No. 92-2. Refer to SEIR No. 340, Section 4.3.8.
According to SEIR No. 340, implementation of the ARSP project would result in short-term construction-related and long-term operational water quality impacts. However, implementation of mitigation measures and compliance with the standard requirements reduces these impacts. Although direct impacts to the underlying groundwater resources would not occur, indirect impacts associated with the anticipated increase in long-term demand for domestic water, landscape irrigation, and maintenance activities would be significant. Implementation of the proposed mitigation would reduce demand for groundwater resources.
As identified in SEIR No. 340, implementation of the ARSP project would result in site-specific changes to drainage patterns on development sites, but would not adversely affect regional hydrology or drainage flows in the surrounding area. SEIR No. 340 found that potential increases in impervious surfaces could increase runoff rates and volumes, while reducing potential for soil erosion. Additionally, the ARSP project has the potential to increase runoff volumes and rates to exacerbate existing deficiencies, potentially leading to localized street flooding.
According to Appendix C, under post development conditions, the proposed project would be consistent with the City’s Master Plan of Drainage for the East-Garden Grove-Wintersburg Channel. The proposed project will direct runoff from the rooftops of each structure to area drains and convey the runoff downward to the proposed storm drain system. Flows would sheet flow to the curb and gutter in West Ball Road and conveyed to the west to an existing catch basin located at the intersection of West Ball Road and Walnut Street. An existing local storm drain facility will pick up storm flows and convey the flows approximately 1,375 feet to the west, where they will connect to an existing O.C.F.C.D facility (C03). Flows will continue to flow to the south and connect to an existing O.C.F.D. facility (C02) at the intersection of Bolsa Chica Street and Rancho Road. Flows will continue southerly and ultimately discharge into the Pacific Ocean. Additionally, the proposed project would satisfy requirements for Low Impact Development (LID) addressing runoff pollutants of concern; the project proposes to retain water
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quality flows (non-storm water flows and the Design Capture Volume) from the proposed project’s onsite Drainage Management Area (DMA)1. The proposed project will convey DMA 1 runoff generated from the southeast portion of the site (roof areas, courtyards, drive aisles, walkways, etc.) to a grate inlet located at the southeast corner. The inlet will convey the runoff to Modular Wetland System (MWS) for pretreatment, then to a subsurface detention facility located along the northwest boundary near Ball Road, then to three Infiltration Drywells. Runoff generated from the northwest portion of the site will flow northerly to a proposed catch basin located at the Ball Road entrance, then to a MWS, and finally to three Infiltration Drywells. Given drainage flows and LID implementation measures of the proposed project, site drainage, flow redirection or impedance, drainage patterns and surface runoff impacts would be less-than-significant.
No impacts involving or arising from a seiche, tsunami, or mudflow would occur and no mitigation measures are required. While the proposed project could generate increased pollutants during construction, to minimize these potential impacts, the City would require the proposed project to comply with the NPDES CGP, as well as prepare a SWPPP.
The proposed project would not result in any impacts beyond those identified in the previously certified SEIR No. 340. Any impacts are addressed by mitigation measures set forth in Mitigation Monitoring Plan No. 357, created for this project from Updated and Modified Mitigation Monitoring Program No. 85C (SEIR No. 340 for the Anaheim Resort Specific Plan No. 92-2). Mitigation measures 5.8-1, 5.8-3, 5.8-4, 5.8-5, and 5.8-6 would be conditions of approval for this project and impacts would be less than significant.
XI. LAND USE AND PLANNING -- Would the Project:
Environmental Issues
Potentially Significant Impact
Less Than Significant with Mitigation
Less Than Significant Impact
Impacts analyzed in SEIR No. 340
No New Impact
No Impact
a) Physically divide an established community?
b) Cause a significant environmental impact due to a
conflict with any land use plan, policy, or regulation adopted for the purpose of avoiding or mitigating an environmental effect?
Narrative Summary: Impacts analyzed in SEIR No. 340/No new impacts. SEIR No. 340 analyzed the land use impacts related to the implementation of the Anaheim Resort Specific Plan No. 92-2. Refer to SEIR No. 340, Section 4.3.9.
SEIR No. 340 concluded that the build out of ARSP would be consistent with the respective goals and policies of local and regional regulatory and planning documents. Specifically, the ARSP build out was found to be
consistent with and supportive of the three key principles set forth in the 2012–2035 Regional Transportation Plan/Sustainable Communities Strategy: mobility, economy, and sustainability. Additionally, SEIR No. 340 provided a consistency analysis with all relevant goals and policies identified in the City of Anaheim General Plan.
The proposed project would not result in any impacts beyond those identified in the previously certified SEIR No. 340. No
impacts would occur.
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XII. MINERAL RESOURCES -- Would the Project:
Environmental Issues
Potentially Significant Impact
Less Than Significant with Mitigation
Less Than Significant Impact
Impacts analyzed in SEIR No. 340
No New Impact
No Impact
a) Result in the loss of availability of a known mineral
resource that would be of value to the region and the residents of the state?
b) Result in the loss of availability of a locally-important
mineral resource recovery site delineated on a local general plan, specific plan or other land use plan?
Narrative Summary: No Impact. The project area is not located in an area with active mining operations. According to the
California Department of Mines and Geology, there are no mineral resources or mining operations located within the project area. No impacts would occur.
XIII. NOISE -- Would the Project result in:
Environmental Issues
Potentially Significant Impact
Less Than Significant with Mitigation
Less Than Significant Impact
Impacts analyzed in SEIR No. 340
No New
Impact
No Impact
a) Generation of a substantial temporary or permanent increase in ambient noise levels in the vicinity of the project in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies?
b) Generation of excessive groundborne vibration or groundborne noise levels?
c) For a project located within the vicinity of a private airstrip or an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels?
Narrative Summary: Impacts analyzed in SEIR No. 340/No new impacts. SEIR No. 340 analyzed the noise impacts related to the implementation of the Anaheim Resort Specific Plan No. 92-2. Refer to SEIR No. 340, Section 4.3.10.
SEIR No. 340 determined that construction activities associated with the ARSP have the potential to affect noise-sensitive receptors significantly. In addition, construction in the ARSP area would have the potential to cause vibration levels that would be noticeable for short periods.
Development associated with the ARSP would create long-term land use compatibility issues related to noise and would expose receptors to noise levels in excess of established standards, thereby resulting in potentially significant impacts. However, it was determined that adherence to the standard requirements and implementation of the recommended mitigation measures would reduce long-term, operational impacts.
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The ARSP, Commercial-Recreation Low-Density designation allows for up to 50 rooms per gross acre or 75 rooms per lot or parcel, whichever is greater. Therefore, the noise analysis in SEIR No. 340 analyzed the operational impacts of the development of up to approximately 75 hotel rooms on the project site. As a result, the proposed 75-room hotel project falls under the maximum amount of development analyzed in SEIR No. 340.
The proposed project would not result in any impacts beyond those identified in the previously certified SEIR No. 340. Any impacts are addressed by mitigation measures set forth in Mitigation Monitoring Plan No. 357, created for this project from Updated and Modified Mitigation Monitoring Program No. 85C (SEIR No. 340 for the Anaheim Resort Specific Plan No. 92-2). Mitigation measures 5.10-1, 5.10-2, 5.10-5, 5.10-6, 5.10-7, 5.10-8, 5.10-9, 5.10-10 and5.10-12 would be conditions of approval for this project and impacts would be less than significant.
XIV.POPULATION AND HOUSING -- Would the Project:
Environmental Issues
Potentially Significant
Impact
Less Than Significant with Mitigation
Less Than Significant Impact
Impacts analyzed in SEIR No. 340
No New Impact
No Impact
a)Induce substantial population growth in an area, either
directly (for example, by proposing new homes andbusinesses) or indirectly (for example, through extension
of roads or other infrastructure)?
b) Displace substantial numbers of existing people orhousing, necessitating the construction of replacement
housing elsewhere?
Narrative Summary: Impacts analyzed in SEIR No. 340/No impact. SEIR No. 340 analyzed the population and housing
impacts related to the implementation of the Anaheim Resort Specific Plan No. 92-2. Refer to SEIR No. 340, Section 4.3.11.
There is no housing located on the proposed project site. In addition, project construction would not displace any housing or
people. The proposed project would not result in any impacts beyond those identified in the previously certified SEIR No.
340. No new impacts would occur.
XV.PUBLIC SERVICES -- Would the Project
Environmental Issues
Potentially
Significant Impact
Less Than Significant with Mitigation
Less Than Significant Impact
Impacts analyzed in SEIR No. 340
No New Impact
No Impact
a)Result in substantial adverse physical impactsassociated with the provision of new or physically
altered governmental facilities, need for new orphysically altered governmental facilities, the
construction of which could cause significantenvironmental impacts, in order to maintain acceptable
service ratios, response times, or other performanceobjectives for any of the public services:
Fire protection?
Police protection?
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Schools?
Parks?
Other public facilities?
Narrative Summary: Impacts analyzed in SEIR No. 340/No new impacts. SEIR No. 340 analyzed the impacts on public services related to the implementation of the Anaheim Resort Specific Plan No. 92-2. Refer to SEIR No. 340, Section 4.3.12.
SEIR No. 340 determined development of the project area would have a substantial demand for fire and police protection services and would indirectly result in the demand for school services, parks, and libraries.
The ARSP, Commercial-Recreation Low-Density designation allows for up to 50 rooms per gross acre or 75 rooms per lot or parcel, whichever is greater. Therefore, the public services analysis in SEIR No. 340 analyzed the operational impacts of the development of 75 hotel rooms on the subject parcel. As a result, the proposed 75-room hotel would be under the maximum amount of development that SEIR No. 340 analyzed for the project site, and, thus, would not exceed the maximum amount of public services analyzed.
The proposed project would not result in any impacts beyond those identified in the previously certified SEIR No. 340. Any impacts are addressed by mitigation measures set forth in Mitigation Monitoring Plan No. 357, created for this project from Updated and Modified Mitigation Monitoring Program No. 85C (SEIR No. 340 for the Anaheim Resort Specific Plan No. 92-2). Mitigation measures 5.12-1, 5.12-2, 5.12-3, 5.12-4, 5.12-5, 5.12-6, 5.12-7, 5.12-8, 5.12-95.12-10, 5.12-11, 5.12-12, 5.12-13, 5.12-14, 5.12-16, 5.12-17, and 5.12-19 would be conditions of approval for this project and impacts would be less than significant.
XVI. RECREATION
Environmental Issues
Potentially Significant
Impact
Less Than Significant with Mitigation
Less Than Significant Impact
Impacts analyzed in SEIR No. 340
No New Impact
No Impact
a) Would the project increase the use of existing
neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of
the facility would occur or be accelerated?
b) Does the project include recreational facilities or require the construction or expansion of recreational
facilities which might have an adverse physical effect on the environment?
Narrative Summary: Impacts analyzed in SEIR No. 340/No new impacts. SEIR No. 340 analyzed the impacts to recreation
and recreational facilities related to the implementation of the Anaheim Resort Specific Plan No. 92-2. Refer to SEIR No. 340, Section 4.3.13.
No new housing would be constructed that would increase the demand for recreational parks or facilities because of the proposed project. Therefore, the proposed project would not result in any impacts beyond those identified in the previously
certified SEIR No. 340. No new impacts would occur.
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XVII. TRANSPORTATION -- Would the Project:
Environmental Issues
Potentially Significant Impact
Less Than Significant with Mitigation
Less Than Significant Impact
Impacts analyzed in SEIR No. 340
No New Impact
No Impact
a) Conflict with a program, plan, ordinance or policy
addressing the circulation system, including transit, roadway, bicycle and pedestrian facilities?
b) Conflict or be inconsistent with CEQA Guidelines §
15064.3, subdivision (b)?
c) Substantially increase hazards due to a geometric design feature (e.g., sharp curves or dangerous
intersections) or incompatible uses (e.g., farm equipment)?
d) Result in inadequate emergency access?
This section utilizes the following technical studies in its analysis:
• Vehicle Miles Traveled Analysis, LSA, April 27, 2021. (Appendix E)
Narrative Summary: Impacts analyzed in SEIR No. 340/No new impacts. EIR No. 340 analyzed the transportation and traffic impacts related to the implementation of the Anaheim Resort Specific Plan No. 92-2. Refer to EIR No. 340, Section 5.14. The California Natural Resources Agency adopted revised CEQA Guidelines on December 28, 2018. Among the changes to the guidelines was the removal of vehicle delay and Level of Service (LOS) from consideration for transportation impacts under CEQA. The adopted guidelines, evaluates transportation impacts based on a project’s effect on vehicle miles traveled (VMT). The guidelines allowed lead agencies to continue using their current impact criteria until June 30, 2020, or to opt into the revised transportation guidelines. In late 2019, State courts stated that under section 21099, subdivision (b)(2), existing law is that “automobile delay, as described solely by level of service or similar measures of vehicular capacity or traffic congestion shall not be considered a significant impact on the environment” under CEQA, except for roadway capacity projects. While the proposed project does not create a significant impact through LOS or delay, for the purposes of this recent court decision, the City, as the lead agency, screened the proposed project for VMT analysis. On June 23, 2020, the City of Anaheim City Council adopted the VMT Thresholds of Significance for purpose of analyzing transportation impacts and approved the Traffic Impact Analysis (TIA) Guidelines for California Environmental Quality Act (CEQA) Analysis. Based on the City Guidelines, the proposed project type is one of the screening thresholds that the City could use for determining if a VMT analysis is required.
VMT
As noted previously, on June 23, 2020, the City adopted the Vehicle Miles Travelled Thresholds of Significance for purposes of analyzing transportation impacts and approved the TIA Guidelines. Per the City’s TIA Guidelines, the City presumes that certain projects that meet specific screening criteria have a less than significant impact with respect to CEQA Section 15064.3 absent substantial evidence to the contrary. The lead agency can apply three project-screening types t to screen projects from project-level assessment. A project only needs to fulfill one of the screening types below to qualify for screening. These screening types are summarized below:
Type 1: Transit Priority Area Screening. The TIA Guidelines define a Transit Priority Area as a half-mile area around an existing major transit stop or an existing stop along a high-quality transit corridor. The TIA Guidelines presume that projects that are located within a Transit Priority Area will have a less than significant VMT impact absent substantial evidence to the contrary. This presumption may not be appropriate if the project has a total floor area ratio of less than 0.75, includes more parking for use by residents, customers, or employees of the project than required by the jurisdiction, Is inconsistent with the applicable Sustainable Communities Strategy, or replaces affordable residential units with a smaller number of moderate- or
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high-income residential units.
Type 2: Low VMT Area Screening. A low VMT-generating area is an area that has a VMT per service population metric that is 15% below the County average. The TIA Guidelines presume that residential and office projects located within a low VMT-generating area have a less than significant impact absent substantial evidence to the contrary. Other employment-related and mixed-use projects within a low VMT-generating area may also be presumed to have a less than significant impact if the project can reasonably be expected to generate a VMT per service population metric similar to the existing land uses in the low VMT area.
Type 3: Project Type Screening. Some project types are presumed to have a less than significant transportation impact absent substantial evidence to the contrary as their uses are local serving in nature. The TIA Guidelines presume that projects that are local serving in nature have a less than significant impact. The projects include local-serving K-12 schools, neighborhood and community parks, day care centers, certain local-serving retail uses less than 50,000 square feet, student housing projects on or adjacent to college campuses, community and religious assembly uses, public services, local-serving community colleges, affordable or supportive housing, convalescent and rest homes, senior housing, and projects generating less than 110 daily vehicle trips.
The proposed Project qualifies for a Type 1 screening criteria.
According to the TIA Guidelines, projects located within TPAs would not require project-level analysis and would have a less than significant impact. However, the TIA Guidelines identify four scenarios where a presumption of less than significant impact may not be appropriate:
1. If a project has a floor area ratio of less than 0.75
2. If a project includes more parking for use by residents, customers, or employees of the project than that required by the City
3. If a project is inconsistent with the Sustainable Communities Strategy (SCS)
4. If a project replaces affordable residential units with a smaller number of moderate- or high income residential units
Transit Priority Area
The Orange County Transportation Authority (OCTA) operates fixed-route bus service in Orange County, including Anaheim. The Anaheim Transportation Network (ATN), which operates the Anaheim Resort Transportation (ART) buses, also serves certain areas of Anaheim. The project site is immediately adjacent to a bus stop served by OCTA Route 46, OCTA Route 83, and the ART Ball Road Line. LSA examined the typical operating schedule for both OCTA routes and the ART Ball Road Line. Appendix E provides the bus schedules for these routes during typical operations. Within the a.m. peak commute period (7:00 a.m. to 9:00 a.m.), eastbound OCTA Route 46 makes five stops and northbound OCTA Route 83 makes four stops at this bus stop. Within the p.m. peak commute period (4:00 p.m. to 6:00 p.m.), eastbound OCTA Route 46 makes four stops and northbound OCTA Route 83 makes four stops at this bus stop. The ART Ball Road Line typical operations include service every 20 minutes, which would add six stops at this bus stop within either peak commute period. Altogether, the bus stop that is immediately adjacent to the project site receives service from 23 buses in the a.m. peak commute period and 22 buses in the p.m. peak commute period. This is an average of one bus every 5.5 minutes. Because the service intervals of fixed-route bus service immediately adjacent to the project site are no longer than 15 minutes, during peak commute hours, the project is within a TPA. In addition to the bus stop immediately adjacent to the project site, the project site is approximately one-half mile from Harbor Boulevard. OCTA Route 43 along Harbor Boulevard also qualifies as a high-quality transit corridor. Therefore, the project meets the criteria for being in a Transit Priority Area and this City will not require further analysis based on this criteria.
Floor Area Ratio
If a project is within a Transit Priority Area but has a floor area ratio is less than 0.75, the City may require VMT analysis. The project would provide a floor area ratio of 2.0, which is greater than 0.75; therefore, the City will not require further analysis based on floor area ratio.
Parking
Anaheim Municipal Code (AMC) Section 18.42.040 establishes the parking requirements within Anaheim. The AMC requires that hotels provide 0.8 parking space per room plus 0.25 parking space for each employee servicing guest rooms. The site plan indicates that 10 employees are necessary to service guest rooms. According to Table A in Appendix E, the number of required parking spaces is 63. The proposed project includes 63 striped stalls within the parking garage, including three handicap-accessible spaces and four spaces reserved for electric vehicles. In addition, four short-term loading/unloading stalls are provided, allowing the temporary loading/unloading of vehicles while guests check in or check out of the hotel (including loading/unloading luggage), or for rideshare/taxi services. Because the loading/unloading stalls are short-term and not parking
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spaces for guests or employees of the hotel, only the 63 parking spaces in the parking garage we considered for this screening criteria. Since the project is not providing any more spaces than would be required by the AMC, the City will not require further analysis based on parking.
Sustainable Communities Strategy
Land use projections in the Anaheim General Plan and the Anaheim Transportation Analysis Model were incorporated into Connect SoCal—The 2020–2045 Regional Transportation Plan/Sustainable Communities Strategy (RTP/SCS) by the Southern California Association of Governments (SCAG). The project is consistent with the Anaheim Resort Specific Plan, Anaheim General Plan, and Anaheim Transportation Analysis Model. Therefore, the project is consistent with the SCS and the City will not require further analysis based on this criteria.
Affordable Housing
The project site currently has no affordable housing units. Therefore, the project would not replace affordable residential units with a smaller number of moderate- or high-income units and would not qualify for further analysis under this criteria.
Conclusion
Because the project site is within a TPA and meets the criteria for a less than significant VMT impact under the City Guidelines, the project would result in a less than significant impact.
Vehicle Delay and Level of Service (LOS)
The CEQA Guidelines prohibit a Lead Agency from using vehicle delay and LOS to evaluate a proposed Project’s transportation impact pursuant to CEQA. However, the following analysis provides the proposed Project’s consistency with Goal 2.1 (Maintain efficient traffic operations on City streets and maintain a peak hour level of service no worse than D at street intersections) of the General Plan Circulation Element, as well as, the City of Anaheim Criteria for Preparation of Traffic Impact Studies for informational purposes.
As evaluated in SEIR No. 340, traffic impacts related to vehicle delay and LOS associated with buildout of the ARSP would result in significant impacts at 21 area intersections, one arterial segment, and three freeway ramp termini intersections. However, after implementation of the identified mitigation measures, these impacts would be reduced to less than significant levels for all but nine intersections (Euclid Street/Katella Avenue, Disneyland Drive/Ball Road, Disneyland Drive/West Street/Katella Avenue, Harbor Boulevard/Ball Road, Anaheim Boulevard/Haster Street/Katella Avenue, State College Boulevard/Katella Avenue, State College Boulevard/Orangewood Avenue, State College Boulevard/The City Drive/Chapman Avenue, Orangewood Avenue/State Route [SR] 57 Southbound Ramps) and one ramp termini intersection (Orangewood Avenue/SR-57 Southbound Ramps). SEIR No. 340 identified that impacts to these intersections would remain significant and unavoidable because of the infeasibility of mitigation measures related to high project cost or the inability to undertake right-of-way acquisitions as a matter of policy to preserve existing businesses, environmental constraints, or jurisdictional considerations. The Anaheim City Council adopted a Statement of Overriding Considerations with regard to these potential deficiencies. Additionally, SEIR No. 340 indicated no impacts would occur on intersections identified in the Congestion Management Program (CMP) for Orange County.
The ARSP, Commercial-Recreation Low-Density designation allows for up to 50 rooms per gross acre or 75 rooms per lot or parcel, whichever is greater. Therefore, the traffic/transportation analysis in SEIR No. 340 analyzed the operational impacts of the development of up to approximately 75 hotel rooms on subject parcel. As a result, the proposed project falls under the maximum amount of development analyzed in SEIR No. 340. Therefore, the proposed project would not result in any impacts beyond those identified in the previously certified SEIR No. 340. Furthermore, a traffic study was not prepared for the proposed project to evaluate impacts to vehicle delay and LOS, as it does not meet the threshold of generating 100 or more peak hour trips, which would require preparation of such study. However, mitigation measures 5.14-4, 5.14-5, 5.14-8, 5-14-9, 5.14-20, 5.14-21, and 5.14-23, which are required to reduce Greenhouse Gas Emissions, would also serve to reduce congestion and are included as conditions of approval for the proposed project. In addition, the project would be subject to mitigation measures 5.14-2, 5.14-3, 5.14-7, 5.14-12, 5.14-13, and 5.14-14, which would also reduce traffic and transportation impacts.
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XVIII. TRIBAL CULTURAL RESOURCES -- Would the Project:
Environmental Issues
Potentially Significant Impact
Less Than Significant with Mitigation
Less Than Significant Impact
Impacts analyzed in SEIR No. 340
No New Impact
No Impact
Would the project cause a substantial adverse change in
the significance of a tribal cultural resource, defined in Public Resources Code § 21074 as either a site, feature,
place, cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred
place, or object with cultural value to a California Native American tribe, and that is:
a) Listed or eligible for listing in the California
Register of Historical Resources, or in a local register of historical resources as defined in Public Resources Code
section 5020.1(k), or
b) A resource determined by the lead agency, in its discretion and supported by substantial evidence, to be significant pursuant to criteria set forth in subdivision (c) of Public Resources Code § 5024.1. In applying the
criteria set forth in subdivision (c) of Public Resource Code § 5024.1, the lead agency shall consider the
significance of the resource to a California Native American tribe.
Narrative Summary: Impacts analyzed in SEIR No. 340/No new impacts. EIR No. 340 did not directly address impacts to tribal cultural resources, defined by Public Resources Code (PRC) Section 21074, as sites, features, places, cultural landscapes, sacred places, and objects with cultural value to a California Native American tribe in California that is on the
contact list maintained by the Native American Heritage Commission.
The project site is located within a highly urbanized area, developed with a variety of structures, and has historically been
subject to high degree of disturbance associated with development within the ARSP. According to Section 21074 of the Public Resources Code, tribal cultural resources include (1) sites, features, places, cultural landscapes, sacred places, and objects with cultural value to a tribe that are listed or determined to be eligible for listing, in the national or state register of historical resources, or listed in a local register of historic resources; or (2) a resource that the lead agency determines, in its discretion,
is a tribal cultural resource. As detailed in SEIR No. 340, the ARSP is urban in nature and developed with a variety of structures. SEIR No. 340 did not identify any archaeological, paleontological resources or tribal cultural resources on the
project site. Additionally, staff is not aware of any cemeteries or identified human remains known to be located on the project site. However, the modified project would comply with Section 7050.5 of the California Health and Safety Code and Section
5097.98 of the California Public Resources Code, which require the property owner/developer to notify the County Coroner immediately if any human remains are encountered. Consistent with the analysis provided in EIR No 340 adherence to MM
5.4-1 and MM 5.4-2 would ensure that any potential impacts related to archaeological resources, including tribal cultural resources, would be less than significant.
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XIX. UTILITIES AND SERVICE SYSTEMS -- Would the Project:
Environmental Issues
Potentially Significant Impact
Less Than Significant with Mitigation
Less Than Significant Impact
Impacts analyzed in SEIR No. 340
No New Impact
No Impact
a) Require or result in the relocation or construction of
new or expanded water, wastewater treatment or storm water drainage, electric power, natural gas, or
telecommunications facilities, the construction or relocation of which could cause significant
environmental effects?
b) Have sufficient water supplies available to serve the project and reasonably foreseeable future development
during normal, dry and multiple dry years?
c) Result in a determination by the waste water treatment provider, which serves or may serve the project that it
has adequate capacity to serve the project’s projected demand in addition to the provider’s existing
commitments?
d) Generate solid waste in excess of state or local standards, or in excess of the capacity of local
infrastructure, or otherwise impair the attainment of solid waste reduction goals?
e) Comply with federal, state, and local management and
reduction statutes and regulations related to solid waste?
Narrative Summary: Impacts analyzed in SEIR No. 340/No new impacts. SEIR No. 340 analyzed the impacts to utilities and service systems related to the implementation of the Anaheim Resort Specific Plan No. 92-2. Refer to SEIR No. 340,
Section 4.3.15.
SEIR No. 340 identified that buildout of the ARSP would exceed capacities of existing water facilities; however, the projected
water demand associated with buildout of the ARSP would be accommodated through existing and projected supplies.
According to SEIR No. 340, buildout of the ARSP would not exceed the wastewater treatment requirements of the Santa Ana
Regional Water Quality Control Board (RWQCB). SEIR No. 340 identified that buildout of the ARSP would increase sewage flows in existing sewer lines and trunks serving the area, resulting in several sewer lines becoming deficient; however, with implementation of mitigation measures, this impact would be less than significant level. Additionally, it was determined that build out of the ARSP evaluated in SEIR No. 340 would increase sewage flows by approximately 323,656 gallons per day
(gpd) in the PR District and 2.1 million gallons per day (mgd) in the C-R District. SEIR No. 340 determined that these increases in sewage flow would be accommodated by available capacity at Orange County Sanitation District (OCSD) Treatment Plant
No. 1.
According to SEIR No. 340, buildout of the ARSP area would result in an increased demand for electricity. Compliance with the standard requirements and implementation of the proposed mitigation measures would reduce anticipated demand through
conservation efforts. Anaheim Public Utilities expects that the existing electrical distribution system and future planned improvements would adequately accommodate the anticipated demand.
According to SEIR No. 340, buildout of the ARSP has the potential to worsen several existing deficiencies in the City’s storm drain system. However, participation in the City’s Master Plan of Storm Drains and related Infrastructure Improvement (Fee) Program would assist in mitigating deficiencies in existing and future storm drainage systems.
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According to SEIR No. 340, Southern California Gas Company (SCGC) indicated that SCGC would be able to provide natural gas service to the ARSP from an existing gas main that is accessible from various locations in the ARSP area. SCGC would provide the service in accordance with the SCGC’s policies and extension rules on file with the California Public Utilities Commission.
Buildout of the ARSP would generate an estimated 109,514 pounds of solid waste per day or approximately 19,986 tons of solid waste annually. Buildout of the ARSP would add approximately 19,986 tons of solid waste annually to existing solid waste facilities and capacity, which would affect the landfill system. However, the permitted capacity of the County’s landfills could accommodate buildout of the ARSP. In addition, once the Alpha Olinda Landfill closes in 2030, capacity would exist for buildout of the ARSP in the Frank R. Bowerman Landfill.
AT&T would serve the ARSP area. According to SEIR No. 340, it was determined that AT&T can provide telephone, digital cable, and high-speed internet services and that Time Warner Cable can serve the ARSP area with existing cable resources.
The ARSP, Commercial-Recreation Low-Density designation allows for up to 50 rooms per gross acre or 75 rooms per lot or parcel, whichever is greater. Therefore, the utilities and services systems analysis in SEIR No. 340 analyzed the operational impacts of the development of up to 75 hotel rooms on the subject parcel. As a result, the proposed 75-room hotel falls under the maximum amount of development analyzed in SEIR No. 340; and therefore, would not exceed the maximum demand for utilities and service systems previously analyzed.
The proposed project would not result in any impacts beyond those identified in the previously certified SEIR No. 340. Any impacts are addressed by mitigation measures set forth in Mitigation Monitoring Plan No. 357, created for this project from Updated and Modified Mitigation Monitoring Program No. 85C (SEIR No. 340 for the Anaheim Resort Specific Plan No. 92-2). Mitigation measures 5.17-1, 5.17-2, 5.17-3 and 5.17-4 related to electricity; 5.18-1 and 18.3 related to stormwater; 5.19-1, 5.19-2, 5.19-3, 5.19-4, and 5.19-5 related to other public utilities, will be conditions of approval of the project; and, therefore project impacts would be less than significant.
XX. WILDFIRE. If located in or near state responsibility areas or lands classified as very high fire hazard severity zones, would the project:
Environmental Issues
Potentially Significant Impact
Less Than Significant with Mitigation
Less Than Significant Impact
Impacts analyzed in SEIR No. 340
No New Impact
No Impact
a) Substantially impair an adopted emergency response
plan or emergency evacuation plan?
b) Due to slope, prevailing winds, and other factors, exacerbate wildfire risks, and thereby expose project
occupants to pollutant concentrations from a wildfire or the uncontrolled spread of a wildfire?
c) Require the installation or maintenance of associated
infrastructure (such as roads, fuel breaks, emergency water sources, power lines or other utilities) that may exacerbate fire risk or that may result in temporary or ongoing impacts to the environment?
d) Expose people or structures to significant risks,
including downslope or downstream flooding or landslides, as a result of runoff, post-fire slope
instability, or drainage changes?
Narrative Summary: Impacts analyzed in SEIR No. 340/No new impacts. SEIR No. 340 did not directly address impacts to wildfire. However, as discussed in Section 5.7.1 in SEIR No. 340, which analyzed wildfire impacts, SEIR No. 340 found that project development would not expose project occupants to wildfire, or uncontrolled spread of wildfire and that no impacts would occur. The proposed project would not propose substantial changes that would deviate from what SEIR No. 340
- 28-
previously identified.
The proposed project would not block roadways providing access to surrounding properties and would not impede emergency vehicle access to the project site or surrounding areas. The project area is not in or near a Fire Hazard Severity Zone; no wildland vegetation is near the project site and the proposed project would have no impact regarding wildfire risks. The proposed project would not add any wildland vegetation or form slopes that would add or alter any prevailing winds on site that could potentially expose project occupants to pollution concentrations from a wildfire or uncontrolled spread of wildfire. The proposed project would not involve installation or maintenance of infrastructure near or within areas that would exacerbate wildfire risk. The proposed project would not exacerbate wildfire risks and would not expose people to secondary hazards from wildfires, such as flooding or landslides. No impacts would occur.
XVIII. MANDATORY FINDINGS OF SIGNIFICANCE --
Environmental Issues
Potentially Significant
Impact
Less Than Significant with Mitigation
Less Than Significant Impact
Impacts analyzed in SEIR No. 340
No New Impact
No Impact
a) Does the project have the potential to degrade the
quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community,
reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important
examples of the major periods of California history or prehistory?
b) Does the project have Impacts that are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a
project are considerable when viewed in connection with the effects of past projects, the effects of other current
projects, and the effects of probable future projects)?
c) Does the project have environmental effects which will cause substantial adverse effects on human beings,
either directly or indirectly?
Narrative Summary: Impacts analyzed in SEIR No. 340/No new impacts. SEIR No. 340 analyzed the project’s impacts related to the implementation of the Anaheim Resort Specific Plan No. 92-2.
The proposed project would not result in any impacts beyond those identified in the previously certified SEIR No. 340. Any impacts are addressed by mitigation measures set forth in Mitigation Monitoring Plan No. 357, created for this project from
Updated and Modified Mitigation Monitoring Program No. 85C (SEIR No. 340 for the Anaheim Resort Specific Plan No. 92-2). Project impacts would be less than significant.
- 29-
References
Assembly Bill 32: Global Warming Solutions Act. 2006. Available at: http://www.arb.ca.gov/cc/ab32/ab32.htm. Accessed on March 11, 2015. California Air Pollution Control Officers Association (CAPCOA). CEQA & Climate Change. January 2008. California Department of Conservation (DOC). Agricultural Preserves 2010 Status Report, Williamson Act Parcels,
Orange County, California. Available at: http://www.conservation.ca.gov/dlrp/lca/stats_reports/Documents/2010%20Williamson%20Act%20Status%20Report.pdf DOC. Farmland Mapping and Monitoring Program Map for Orange County. 2010. DOC. Seismic Hazard Zones Map, Orange 7.5-Minute Quadrangle. April 15, 1998. California Department of Fish and Wildlife (CDFW). Natural Community Conservation Plan and Habitat Conservation Plan for the County of Orange Central and Coastal Subregion. 1996. Available at: https://www.wildlife.ca.gov/Conservation/Planning/NCCP/Plans/Orange-Coastal. Accessed on March 11, 2015. California Department of Toxic Substances Control. Cortese List. Available at:
https://www.envirostor.dtsc.ca.gov/public/search?cmd=search&reporttype=CORTESE&site_type=CSITES,FUDS&sta
tus=ACT,BKLG,COM&reporttitle=HAZARDOUS+WASTE+AND+SUBSTANCES+SITE+LIST+%28CORTESE%2
9. Accessed March 26, 2021. California Department of Transportation. Eligible (E) and Officially Designated (OD) [Scenic Highway] Routes. Available at: https://www.arcgis.com/home/item.html?id=f0259b1ad0fe4093a5604c9b838a486a. Accessed on March 26, 2021. California Geologic Survey. Special Publication 117A, Guidelines for Evaluating and Mitigating Seismic Hazards in California. September 11, 2008. City of Anaheim (Anaheim). 2015 Urban Water Management Plan. June 2016. Anaheim. Anaheim Outdoors Connectivity Plan. April 2013.
Anaheim. Citywide Historic Preservation Plan. May 2010. Available at: http://www.anaheim.net/planning/aRT/PlanCouncil-May2010.pdf. Accessed on March 11, 2015. Anaheim. General Plan Circulation Element Green Element: Mineral Resource Map Noise Element. Pg. N-9 Safety Element: Dam Inundation Map Anaheim. General Plan and Zoning Code Update Environmental Impact Report No. 330. May 25, 2004. Anaheim. Criteria for Preparation of Traffic Impact Studies.
Anaheim. Municipal Code. 1974; updated as recently as 2020. Anaheim. Sewer Capacity Map.
- 30-
Orange County Public Works. Drainage Area Management Plan. 2003. Orange County Transportation Authority. Orange County Congestion Management Plan. 2011.
Senate Bill 375: Sustainable Communities and Climate Protection Act of 2008. 2008. Available at: https://leginfo.legislature.ca.gov/faces/billTextClient.xhtml?bill_id=200720080SB375. Accessed on March 26, 2021.
Southern California Air Quality Management District (SCAQMD). 2007 Air Quality Management Plan. Available at: http://www.aqmd.gov/home/library/clean-air-plans/air-quality-mgt-plan/2007-air-quality-management-plan . Accessed on March 26, 2021. SCAQMD. Rule 403, Fugitive Dust. Amended June 3, 2005. Available at: http://www.aqmd.gov/docs/default-source/rule-book/rule-iv/rule-403.pdf?sfvrsn=4 . Accessed on March 26, 2021. State of California, Governor’s Office of Planning and Research. CEQA and Climate Change: Addressing Climate Change Through California Environmental Quality Act (CEQA) Review. June 19, 2008. Pg. 4. United States Environmental Protection Agency (US EPA). Federal Water Pollution Control Act (known as the Clean
Water Act). November 27, 2002.
Hunsaker and Associates. Preliminary Water Quality Management Plan (WQMP) Hotel Redevelopment. September 16, 2019, Revised November 11, 2019. Hunsaker and Associates. Hydrology Analysis For Hotel Redevelopment 1100 W. Ball Road. May 14, 2020. The Reynolds Group. Shallow Soil Vapor Investigation Report. The Reynolds Group. August 19, 2015
Creative Geotechnical, Inc. Preliminary Geotechnical Engineering Investigation. April 12, 2018 LSA. Vehicle Miles Traveled Analysis. April 27, 2021.
- 31-
Appendix A – Preliminary Geotechnical Report
- 32-
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- 33-
Appendix A.2 – Preliminary Geotechnical Report Approval Letter
- 34-
This page is intentionally blank
July 12, 2019 File No. CEM2019-122 Mr. Raj Patel R3 Real Estate Developers
15607 S. Normandie Avenue Gardena, CA 90247
Subject: APPROVAL OF REPORT- PROPOSED HOTEL PROJECT AT:
1100 West Ball Road, Anaheim, California Received/Stamped by the City of Anaheim Public Works Engineering dated June 20, 2019
OTH 2019-01157
References: FIRST REVIEW RESPONSE-Supplemental Report No. 1 By: Creative Geotechnical, Inc.
Dated May 30, 2019, Project No. 180113 FIRST REVIEW COMMENTS By CEM Laboratory Corporation
Dated May 5, 2019, File No. CEM2019-122 PRELIMINARY GEOTECHNICAL ENGINEERING INVESTIGATION By: Creative Geotechnical, Inc. Dated April 12, 2018
Project No. 180113
Dear Mr. Patel:
CEM Laboratory Corporation reviewed the referenced reports on behalf of the City of Anaheim Building & Safety Division, for compliance with applicable codes, guidelines, and standards of practice.
The referenced geotechnical engineering report and subsequent responses to our comments by the consultant were
reviewed. We believe the report is adequate for its intended use hence, approval of the report is recommended.
Should you have any questions, please do not hesitate to contact us at your earliest convenience.
Respectfully submitted, C.E.M. LAB Corp.
__________________________________
Prepared By: A. Wahab Noori, P.E. Limitations: Our review is intended to determine if the submitted report(s) comply with City of Anaheim Codes and generally accepted geotechnical practices within the local area. The scope of our services for this third party review has been limited to a brief review of the above referenced report and associated documents, as supplied by the City of Anaheim. Re-analysis of reported data and/ or calculations and preparation of amended construction or design recommendations are specifically not included within our scope of services. Our review should not be considered as a certification, approval or acceptance of the consultant’s work, nor is it meant as an acceptance of liability for final design or construction recommendations made by the geotechnical consultant of record or the project designers or engineers.
- 35-
Appendix B – Soils Vapor HRA
- 36-
This page is intentionally blank
Tel 714-730-5397 PO Box 1996, Tustin, California 92781-1996 Fax 714-730-6476
www.reynolds-group.com
August 19, 2015
(TRG 8153)
Mr. Richard Wilson
ANAHEIM PUBLIC UTILITIES DEPARTMENT
201 S. Anaheim Boulevard
Anaheim, California 92805
SITE: FORMER EXXON STATION #7-3724
1100 WEST BALL ROAD
ANAHEIM, CALIFORNIA
SUBJECT: SHALLOW SOIL VAPOR INVESTIGATION REPORT
Dear Mr. Wilson,
On behalf of our Client, The Reynolds Group (TRG) is pleased to provide this Shallow Soil Vapor
Investigation Report for the Former Exxon Station #7-3724 located at 1100 West Ball Road in
Anaheim, California (see Figure 1 – Site Location Map). In a letter dated September 15, 1994, the
City of Anaheim Public Utilities Department (APUD) confirmed completion of site investigation and
remedial action for petroleum hydrocarbon impacts at the Site for commercial land use. Land use
at the Site is changing from commercial to residential and, as such, the APUD required a Human
Health Risk Assessment (HHRA) at the Site to determine if residual levels of gasoline exists at
elevated concentrations.
The work was performed according to TRG’s Workplan for Human Health Risk Assessment, dated
July 10, 2015, submitted to the APUD and subsequently approved in a letter dated July 13, 2015
(see Attachment A).
EXECUTIVE SUMMARY
On August 11, 2015, TRG advanced and set eight temporary dual-nested soil vapor probes (see
Figure 2 - Site Plan with Soil Vapor Sampling Locations). The soil vapor probes were sampled on
THE
REYNOLDS GROUP
A California Corporation
Richard Wilson, ANAHEIM PUBLIC UTILITIES
Shallow Soil Vapor Investigation Report
1100 W. Ball Road, Anaheim, CA
August 19, 2015
Page 2 of 11
August 17, 2015, at the depths of 5 and 15 feet below ground surface (bgs). All 16 soil vapor
samples were “non-detect” for volatile organic compounds (VOCs) including all gasoline
components, except tetrachloroethylene (PCE). PCE was detected in 15 of the 16 samples at
concentrations ranging from 0.054 to 0.173 micrograms per liter (µg/L, see Table 1). All of the
aforementioned PCE concentrations are below “Department of Toxic Substance Control (DTSC)
Human and Ecological Risk Office (HERO) Note 3” future commercial and residential screening
levels.
FIELDWORK
Prior to conducting the fieldwork, probe locations were marked and Underground Services Alert
(USA) provided utility clearance. In addition, a Well/Boring Permit was obtained from APUD (see
Attachment B). Soil probes were set on August 11, 2015 and sampled on August 17, 2015.
Soil Vapor Probe Installation
Eight temporary dual-nested soil vapor probes (SV1 through SV8) were established at 5 and 15 ft
bgs using a direct push rig and sampled at locations shown on the attached Figure 2. The soil
vapor sampling followed the April 2012 DTSC Advisory - Active Soil Gas Investigations (the
Advisory).
Each soil vapor probe was constructed of a 6-inch long stainless steel screen attached to Teflon
tubing from the probe screen to the surface. The probe screens were centered vertically in a 1-
foot interval of a sand pack and separated by annular seals consisting of dry and hydrated granular
bentonite transition seals. Boring logs with soil probe details are provided in Attachment C.
Richard Wilson, ANAHEIM PUBLIC UTILITIES
Shallow Soil Vapor Investigation Report
1100 W. Ball Road, Anaheim, CA
August 19, 2015
Page 3 of 11
Soil Vapor Sampling
Soil gas samples were collected in gas tight glass syringes equipped with Teflon plungers. Tubing
placed in the ground for soil gas sampling was purged three different times as recommended by
DTSC guidance document. This purge volume test determined how many purges of the soil gas
tubing were needed throughout the project. One, three and ten purge volumes were analyzed to
make this determination. Three purge volumes were used.
Prior to purging and sampling, a leak test was conducted at each soil vapor probe location to
determine whether ambient air was infiltrating into the subsurface and sample collection system.
A tracer gas mixture of n-propanol and n-pentane was released at the ambient ground surface and
analyzed in each soil vapor sample. A detection of the tracer compound in the subsurface soil
vapor sample would have indicated that ambient air intrusion had occurred. No ambient air
intrusion was detected during this investigation.
Soil vapor samples were collected from 5 and 15 ft bgs, at a constant low flow rate measuring 200
milliliters per minute (ml/min) as shown by an in-line vacuum gauge. A vacuum reading was
recorded on field data sheets for each sample. Soil vapor samples were collected in glass gas-tight
syringes equipped with Teflon plungers by a mobile laboratory provided by Jones Environmental,
Inc., a California-certified laboratory in Fullerton, California, for analyses of VOCs by Method
8260B.
Once soil vapor samples were collected, each probe was removed and the borehole was backfilled
with hydrated granular bentonite.
LABORATORY ANALYSES AND RESULTS
PCE was the only constituent detected in all 16 samples. PCE was detected in 15 of the 16 samples
Richard Wilson, ANAHEIM PUBLIC UTILITIES
Shallow Soil Vapor Investigation Report
1100 W. Ball Road, Anaheim, CA
August 19, 2015
Page 5 of 11
Attachments:
Table 1 – Summary of Soil Vapor Sample Results
Figure 1 – Site Location Map
Figure 2 – Site Plan with Soil Vapor Sampling Locations
Attachment A – APUD Workplan Approval Letter
Attachment B – APUD Well/Boring Permit
Attachment C – Boring Logs
Attachment D – Laboratory Analytical Results and Chain of Custody
cc: James Connor, DAUM COMMERCIAL REAL ESTATE SERVICES
Jill Ryer Powder, ENVIRONMENTAL HEALTH DECISIONS
TABLES
Sample ID Date Sample Depth
(feet bgs)PCE OTHER VOC'S
SV1-5 8/17/2015 5 0.173 All < RL
SV1-15 8/17/2015 15 0.134 All <RL
SV1-15-DUP 8/17/2015 15 0.135 All <RL
SV2-5 8/17/2015 5 0.106 All <RL
SV2-15 8/17/2015 15 0.159 All <RL
SV3-5 8/17/2015 5 0.170 All <RL
SV3-15 8/17/2015 15 0.151 All <RL
SV4-5 8/17/2015 5 0.114 All <RL
SV4-15 8/17/2015 15 0.133 All <RL
SV5-5 8/17/2015 5 0.144 All <RL
SV5-15 8/17/2015 15 0.139 All <RL
SV6-5 8/17/2015 5 <0.008 All <RL
SV6-15 8/17/2015 15 0.088 All <RL
SV7-5 8/17/2015 5 0.054 All <RL
SV7-15-1PV 8/17/2015 15 0.135 All <RL
SV7-15-3PV 8/17/2015 5 0.132 All <RL
SV7-15-10PV 8/17/2015 15 0.130 All <RL
SV8-5 8/17/2015 5 0.166 All <RL
SV8-15 8/17/2015 15 0.118 All <RL
Future Residential 0.41 Varies
Future Commercial 4.16 Varies
bgs = Below ground surface
DTSC HERO = Department of Toxic Substances Control (DTSC) Human and Ecological Risk Office (HERO)
Source by: http://www.dtsc.ca.gov/AssessingRisk/upload/HHRA-Note-3-2.pdf
Future Residential attenuation factor = 0.001
Future Commercial attenuation factor = 0.005
PCE = Tetrachloroethylene
1V, 3V, 10V = Puge Test 1, 3, and 10 Volumes
DUP = Duplicate Sample
TABLE 1
SUMMARY OF SOIL VAPOR SAMPLE RESULTS
Results in Micrograms per Liter (ug/L)
1100 WEST BALL ROAD
ANAHEIM, CALIFORNIA
DTSC HERO Note 3
Notes:
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ATTACHMENT A
APUD WORKPLAN APPROVAL LETTER
www.anaheim.net
City of Anaheim
PUBLIC UTILITIE S DEPART MEN T
Environmental Services
July 13, 2015
J ames Conner
Daum Commercial Real Estate
21820 Burbank Blvd. #201
Woodland Hills, CA 91367
and Patricia Dean
The Reynolds Group
P.O. Box 1996
Tustin, CA 92781
Subject: Human Health Risk Assessment Work Plan for 1100 W. Ball Rd. in
Anaheim, CA
Dear Ms. Dean,
This Department has reviewed the subject work plan for obtaining soil vapor samples in
order to determine if a health risk assessment is needed. The plan appears to follow the
DTSC 2012 Advisory for Soil Gas Investigations and the number and locations of samples
look to be appropriate for an initial investigation. Therefore, the plan is hereby approved
pending acceptance of the following conditions:
1. Obtain a well/boring permit from the City Anaheim prior to installing vapor probes.
The following webpage provides well permit information and the application form -
http://www.anaheim.netlarticle.asp?id= 1108.
2. Ensure that soil gas is allowed to equilibrate prior to sampling soil gas. Per the DTSC
guidelines, do not conduct the purge volume test, leak test and soil gas sampling for at
least two hours following vapor probe installation. Document the time of vapor probe
completion and vapor sampling.
If you have any questions, please call me at (714) 765-4277 or email at
dwilson@anaheim.net.
Richard Wilson
Environmental Services Manager
201 S. Anaheim Boulevard, Suite 601
Anaheim, California 92805
TEL (714) 765-5196 -FAX (714) 765-4135
ATTACHMENT B
WELL/BORING PERMIT
ATTACHMENT C
BORING LOGS
The Reynolds Group
Environmental Consulting & Contracting
FIELD BOREHOLE LOG
PROJECT INFORMATION DRILLING INFORMATION
520 West 1st StreetTustin, CA 92780 Ph: (714) 730-5397Fx: (714) 730-6476
RIG TYPE:
METHOD OF DRILLING:
PROJECT: DRILLING CO.:
ADDRESS:
LOGGED BY:
TOTAL DEPTH:
BOREHOLE NO.:
Water level in completed well
SA
M
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(feet)
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DIAGRAM
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DATE(S) DRILLED:
Water level during drilling
SOIL DESCRIPTION
REVIEWED BY: _____________
DESCRIPTION
SAMPLING METHODS:
APPROVED BY: _____________
Page 1 of 1NOTES:
0
5
10
15
15'
SV1
Daum Anaheim
08/11/2015
GEOPROBE 5400
MACROCORE
DIRECT PUSH METHOD
MOBI DOS
Charles Ly
1100 W. Ball Road, Anaheim, CA
Hand augered to 5' below ground surface
Bentonite Plug
Hydrated granular
Teflon Tubing
Dry granular
6" Stainless SteelSoil Probe
Dry granular
Teflon Tubing
Hydrated granular
Dry granular
#2/16 MonterreySand
6" Stainless SteelSoil Probe
0.0
0.1
0.1
0.0
Asphalt
SP: SAND (5, 90, 5, 0), very fine to finesand, subangular; trace small-mediumpebbles, subrounded; trace silt, wellsorted, loose, brown
SP: At 5' bgs, as above
SP: At 10' bgs, as above
SP: At 15' bgs, as above, fine to coarsesand, subangular, poorly sorted
The Reynolds Group
Environmental Consulting & Contracting
FIELD BOREHOLE LOG
PROJECT INFORMATION DRILLING INFORMATION
520 West 1st StreetTustin, CA 92780 Ph: (714) 730-5397Fx: (714) 730-6476
RIG TYPE:
METHOD OF DRILLING:
PROJECT: DRILLING CO.:
ADDRESS:
LOGGED BY:
TOTAL DEPTH:
BOREHOLE NO.:
Water level in completed well
SA
M
P
L
E
I
D
(feet)
PI
D
(
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p
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v
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DIAGRAM
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R
Y
DEPTH
DATE(S) DRILLED:
Water level during drilling
SOIL DESCRIPTION
REVIEWED BY: _____________
DESCRIPTION
SAMPLING METHODS:
APPROVED BY: _____________
Page 1 of 1NOTES:
0
5
10
15
15'
SV2
Daum Anaheim
08/11/2015
GEOPROBE 5400
MACROCORE
DIRECT PUSH METHOD
MOBI DOS
Charles Ly
1100 W. Ball Road, Anaheim, CA
Hand augered to 5' below ground surface
Bentonite Plug
Hydrated granular
Teflon Tubing
Dry granular
6" Stainless SteelSoil Probe
Dry granular
Teflon Tubing
Hydrated granular
Dry granular
#2/16 MonterreySand
6" Stainless SteelSoil Probe
0.0
0.1
0.1
0.0
Topsoil
SP: SAND (5, 90, 5, 0), very fine to finesand, subangular; trace small-mediumpebbles, subrounded; trace silt, wellsorted, loose, brown
SP: At 5', as above
SP: At 7' bgs, as above; fine to coarsesand, subangular; poorly sorted
SP: At 10' bgs, as above; very fine to finesand, subangular
SP: At 15' bgs, as above
The Reynolds Group
Environmental Consulting & Contracting
FIELD BOREHOLE LOG
PROJECT INFORMATION DRILLING INFORMATION
520 West 1st StreetTustin, CA 92780 Ph: (714) 730-5397Fx: (714) 730-6476
RIG TYPE:
METHOD OF DRILLING:
PROJECT: DRILLING CO.:
ADDRESS:
LOGGED BY:
TOTAL DEPTH:
BOREHOLE NO.:
Water level in completed well
SA
M
P
L
E
I
D
(feet)
PI
D
(
p
p
m
v
)
CO
U
N
T
SOIL
TYPE SA
M
P
L
E
BL
O
W
IN
T
E
R
V
A
L
BORING WELL
DIAGRAM
RE
C
O
V
E
R
Y
DEPTH
DATE(S) DRILLED:
Water level during drilling
SOIL DESCRIPTION
REVIEWED BY: _____________
DESCRIPTION
SAMPLING METHODS:
APPROVED BY: _____________
Page 1 of 1NOTES:
0
5
10
15
15'
SV3
Daum Anaheim
08/11/2015
GEOPROBE 5400
MACROCORE
DIRECT PUSH METHOD
MOBI DOS
Charles Ly
1100 W. Ball Road, Anaheim, CA
Hand augered to 5' below ground surface
Bentonite Plug
Hydrated granular
Teflon Tubing
Dry granular
6" Stainless SteelSoil Probe
Dry granular
Teflon Tubing
Hydrated granular
Dry granular
#2/16 MonterreySand
6" Stainless SteelSoil Probe
0.0
0.1
0.1
0.0
Topsoil
SP: SAND (5, 90, 5, 0), very fine to finesand, subangular; trace small-mediumpebbles, subrounded; trace silt, wellsorted, loose, brown
SP: At 5', as above
SP: At 7' bgs, as above; fine to coarsesand, subangular; poorly sorted
SP: At 10' bgs, as above; very fine to finesand, subangular
SP: At 15' bgs, as above
The Reynolds Group
Environmental Consulting & Contracting
FIELD BOREHOLE LOG
PROJECT INFORMATION DRILLING INFORMATION
520 West 1st StreetTustin, CA 92780 Ph: (714) 730-5397Fx: (714) 730-6476
RIG TYPE:
METHOD OF DRILLING:
PROJECT: DRILLING CO.:
ADDRESS:
LOGGED BY:
TOTAL DEPTH:
BOREHOLE NO.:
Water level in completed well
SA
M
P
L
E
I
D
(feet)
PI
D
(
p
p
m
v
)
CO
U
N
T
SOIL
TYPE SA
M
P
L
E
BL
O
W
IN
T
E
R
V
A
L
BORING WELL
DIAGRAM
RE
C
O
V
E
R
Y
DEPTH
DATE(S) DRILLED:
Water level during drilling
SOIL DESCRIPTION
REVIEWED BY: _____________
DESCRIPTION
SAMPLING METHODS:
APPROVED BY: _____________
Page 1 of 1NOTES:
0
5
10
15
15'
SV4
Daum Anaheim
08/11/2015
GEOPROBE 5400
MACROCORE
DIRECT PUSH METHOD
MOBI DOS
Charles Ly
1100 W. Ball Road, Anaheim, CA
Hand augered to 5' below ground surface
Bentonite Plug
Hydrated granular
Teflon Tubing
Dry granular
6" Stainless SteelSoil Probe
Dry granular
Teflon Tubing
Hydrated granular
Dry granular
#2/16 MonterreySand
6" Stainless SteelSoil Probe
0.0
0.0
0.0
0.0
Topsoil
SP: SAND (5, 90, 5, 0), very fine to finesand, subangular; trace small-mediumpebbles, subrounded; trace silt, wellsorted, loose, brown
SP: At 5' bgs, as above
SP: At 10; bgs,as above; fine to coarsesand, subangular, poorly sorted
SP: At 15' bgs, as above; very fine to finesand, subrounded, well sorted
The Reynolds Group
Environmental Consulting & Contracting
FIELD BOREHOLE LOG
PROJECT INFORMATION DRILLING INFORMATION
520 West 1st StreetTustin, CA 92780 Ph: (714) 730-5397Fx: (714) 730-6476
RIG TYPE:
METHOD OF DRILLING:
PROJECT: DRILLING CO.:
ADDRESS:
LOGGED BY:
TOTAL DEPTH:
BOREHOLE NO.:
Water level in completed well
SA
M
P
L
E
I
D
(feet)
PI
D
(
p
p
m
v
)
CO
U
N
T
SOIL
TYPE SA
M
P
L
E
BL
O
W
IN
T
E
R
V
A
L
BORING WELL
DIAGRAM
RE
C
O
V
E
R
Y
DEPTH
DATE(S) DRILLED:
Water level during drilling
SOIL DESCRIPTION
REVIEWED BY: _____________
DESCRIPTION
SAMPLING METHODS:
APPROVED BY: _____________
Page 1 of 1NOTES:
0
5
10
15
15'
SV5
Daum Anaheim
08/11/2015
GEOPROBE 5400
MACROCORE
DIRECT PUSH METHOD
MOBI DOS
Charles Ly
1100 W. Ball Road, Anaheim, CA
Hand augered to 5' below ground surface
Bentonite Plug
Hydrated granular
Teflon Tubing
Dry granular
6" Stainless SteelSoil Probe
Dry granular
Teflon Tubing
Hydrated granular
Dry granular
#2/16 MonterreySand
6" Stainless SteelSoil Probe
0.0
0.0
0.0
0.0
Topsoil
SP: SAND (5, 90, 5, 0), very fine to finesand, subangular; trace small-mediumpebbles, subrounded; trace silt, wellsorted, loose, brown
SP: At 7' bgs, as above; fine to coarsesand, subangular; poorly sorted
SP: At 10' bgs, as above
SP: At 15' bgs, as above
The Reynolds Group
Environmental Consulting & Contracting
FIELD BOREHOLE LOG
PROJECT INFORMATION DRILLING INFORMATION
520 West 1st StreetTustin, CA 92780 Ph: (714) 730-5397Fx: (714) 730-6476
RIG TYPE:
METHOD OF DRILLING:
PROJECT: DRILLING CO.:
ADDRESS:
LOGGED BY:
TOTAL DEPTH:
BOREHOLE NO.:
Water level in completed well
SA
M
P
L
E
I
D
(feet)
PI
D
(
p
p
m
v
)
CO
U
N
T
SOIL
TYPE SA
M
P
L
E
BL
O
W
IN
T
E
R
V
A
L
BORING WELL
DIAGRAM
RE
C
O
V
E
R
Y
DEPTH
DATE(S) DRILLED:
Water level during drilling
SOIL DESCRIPTION
REVIEWED BY: _____________
DESCRIPTION
SAMPLING METHODS:
APPROVED BY: _____________
Page 1 of 1NOTES:
0
5
10
15
15'
SV6
Daum Anaheim
08/11/2015
GEOPROBE 5400
MACROCORE
DIRECT PUSH METHOD
MOBI DOS
Charles Ly
1100 W. Ball Road, Anaheim, CA
Hand augered to 5' below ground surface (bgs)
Bentonite Plug
Hydrated granular
Teflon Tubing
Dry granular
6" Stainless SteelSoil Probe
Dry granular
Teflon Tubing
Hydrated granular
Dry granular
#2/16 MonterreySand
6" Stainless SteelSoil Probe
0.0
0.0
0.0
0.0
Topsoil
SP: SAND (5, 90, 5, 0), very fine to finesand, subangular; trace small-mediumpebbles, subrounded; trace silt, wellsorted, loose, brown
SP: At 5' bgs, as above
SP: At 8' bgs, as above
SP: At 10' bgs, as above
SP: At 15' bgs, as above
The Reynolds Group
Environmental Consulting & Contracting
FIELD BOREHOLE LOG
PROJECT INFORMATION DRILLING INFORMATION
520 West 1st StreetTustin, CA 92780 Ph: (714) 730-5397Fx: (714) 730-6476
RIG TYPE:
METHOD OF DRILLING:
PROJECT: DRILLING CO.:
ADDRESS:
LOGGED BY:
TOTAL DEPTH:
BOREHOLE NO.:
Water level in completed well
SA
M
P
L
E
I
D
(feet)
PI
D
(
p
p
m
v
)
CO
U
N
T
SOIL
TYPE SA
M
P
L
E
BL
O
W
IN
T
E
R
V
A
L
BORING WELL
DIAGRAM
RE
C
O
V
E
R
Y
DEPTH
DATE(S) DRILLED:
Water level during drilling
SOIL DESCRIPTION
REVIEWED BY: _____________
DESCRIPTION
SAMPLING METHODS:
APPROVED BY: _____________
Page 1 of 1NOTES:
0
5
10
15
15'
SV7
Daum Anaheim
08/11/2015
GEOPROBE 5400
MACROCORE
DIRECT PUSH METHOD
MOBI DOS
Charles Ly
1100 W. Ball Road, Anaheim, CA
Hand augered to 5' below ground surface
Bentonite Plug
Hydrated granular
Teflon Tubing
Dry granular
6" Stainless SteelSoil Probe
Dry granular
Teflon Tubing
Hydrated granular
Dry granular
#2/16 MonterreySand
6" Stainless SteelSoil Probe
0.0
0.0
0.0
0.0
Topsoil
SP: SAND (5, 90, 5, 0), very fine to finesand, subangular; trace small-mediumpebbles, subrounded; trace silt, wellsorted, loose, brown
SP: At 5' bgs, as above
SP: At 7' bgs, as above; fine to coarsesand, subangular; poorly sorted, loose,brown
SP: At 7.5 bgs, as above; very fine to finesand; trace small to medium pebbles,subrounded; well sorted
SP: At 15' bgs, as above; fine to coarsesand, subangular; poorly sorted
The Reynolds Group
Environmental Consulting & Contracting
FIELD BOREHOLE LOG
PROJECT INFORMATION DRILLING INFORMATION
520 West 1st StreetTustin, CA 92780 Ph: (714) 730-5397Fx: (714) 730-6476
RIG TYPE:
METHOD OF DRILLING:
PROJECT: DRILLING CO.:
ADDRESS:
LOGGED BY:
TOTAL DEPTH:
BOREHOLE NO.:
Water level in completed well
SA
M
P
L
E
I
D
(feet)
PI
D
(
p
p
m
v
)
CO
U
N
T
SOIL
TYPE SA
M
P
L
E
BL
O
W
IN
T
E
R
V
A
L
BORING WELL
DIAGRAM
RE
C
O
V
E
R
Y
DEPTH
DATE(S) DRILLED:
Water level during drilling
SOIL DESCRIPTION
REVIEWED BY: _____________
DESCRIPTION
SAMPLING METHODS:
APPROVED BY: _____________
Page 1 of 1NOTES:
0
5
10
15
15'
SV8
Daum Anaheim
08/11/2015
GEOPROBE 5400
MACROCORE
DIRECT PUSH METHOD
MOBI DOS
Charles Ly
1100 W. Ball Road, Anaheim, CA
Hand augered to 5' below ground surface
Bentonite Plug
Hydrated granular
Teflon Tubing
Dry granular
6" Stainless SteelSoil Probe
Dry granular
Teflon Tubing
Hydrated granular
Dry granular
#2/16 MonterreySand
6" Stainless SteelSoil Probe
0.0
0.1
0.1
0.0
Topsoil
SP: SAND (5, 90, 5, 0), very fine to finesand, subangular; trace small-mediumpebbles, subrounded; trace silt, wellsorted, loose, brown
SP: At 5' bgs, as above
SP: At 7' bgs, as above; fine to coarsesand, subangular; poorly sorted
SP: At 10' bgs, as above; very fine to finesand, subangular
SP: At 15' bgs, as above
ATTACHMENT D
LABORATORY ANALYTICAL REPORT
AND CHAIN OF CUSTODY
ANALYSES REQUESTED
1. EPA 8260B - Volatile Organics by GC/MS + Oxygenates
Sampling – Soil Gas samples were collected in glass gas-tight syringes equipped with Teflon plungers. Tubing placed in the ground for soil gas sampling was purged three different times as recommended by DTSC/RWQCB guidance documents. This purge test determined how many purges of the soil gas tubing were needed throughout the project. One, three and ten purge volumes were analyzed to make this determination.
A tracer gas mixture of n-propanol and n-pentane was placed at the tubing-surface interface before sampling. These compounds were analyzed during the 8260B analytical run to determine if there were surface leaks into the subsurface due to
improper installation of the probe. No n-propanol or n-pentane was found in any of the samples reported herein.
The sampling rate was approximately 200 cc/min except when noted differently on the chain of custody record using a gas tight syringe. 3 purge volumes were used. Prior to purging and sampling of soil gas at each point, a shut-in test was conducted to check for leaks in the above ground
fittings. The shut-in test was performed on the above ground apparatus by evacuating the line to a vacuum of 100 inches of water, sealing the entire system and watching the vacuum for at least one minute. A vacuum gauge attached in parallel to the apparatus
measured the vacuum. If there was any observable loss of vacuum, the fittings were adjusted as needed until the vacuum did not change noticeably. The soil gas sample was then taken.
No flow conditions occur when a sampling rate greater than 10 mL/min cannot be maintained without applying a vacuum greater than 100 inches of water to the sampling train. The sampling train is left at a vacuum for no less than three minutes. If the
vacuum does not subside appreciably after three minutes, the sample location is determined to be a no flow sample.
Analytical – Soil Gas samples were analyzed using EPA Method 8260 that includes extra compounds required by DTSC/RWQCB (such as Freon 113). Instrument Continuing Calibration Verification, QC Reference Standards, Instrument Blanks and Sampling
Blanks were analyzed every 12 hours as prescribed by the method. In addition, Matrix Spike (MS) and Matrix Spike Duplicates (MSD) were analyzed with each batch of Soil Gas samples. A duplicate/replicate sample was analyzed each day of the sampling
activity. All samples were injected into the GC/MS system within 30 minutes of sampling.
Approval: ________________________ Steve Jones, Ph.D. Laboratory Manager
JONES ENVIRONMENTAL
LABORATORY RESULTS
Client: Reynolds Group Report date: 8/17/2015
Client Address: P.O.Box 1996 JEL Ref. No.: D-0983
Tustin, CA 92781
Client Ref. No.: 8153
Attn: Patricia Dean Date Sampled: 8/17/2015
Date Received: 8/17/2015
Project Name: 8153PATEL Date Analyzed: 8/17/2015
Project Address: 1100 W. Ball Road Physical State: Soil Gas
Anaheim, CA
1
Client: Report date:8/17/2015
Client Address:JEL Ref. No.:D-0983
Client Ref. No.:8153
Attn:Date Sampled:8/17/2015
Date Received:8/17/2015
Project:Date Analyzed:8/17/2015
Project Address:Physical State:Soil Gas
Sample ID:SV7-15'
1PV
SV7-15'
3PV
SV7-15'
10PV SV7-5'SV8-15'
JEL ID:D-0983-01 D-0983-02 D-0983-03 D-0983-04 D-0983-05
Analytes:
Benzene ND ND ND ND ND 0.008 μg/L
Bromobenzene ND ND ND ND ND 0.008 μg/L
Bromodichloromethane ND ND ND ND ND 0.008 μg/L
Bromoform ND ND ND ND ND 0.008 μg/L
n-Butylbenzene ND ND ND ND ND 0.008 μg/L
sec-Butylbenzene ND ND ND ND ND 0.008 μg/L
tert-Butylbenzene ND ND ND ND ND 0.008 μg/L
Carbon tetrachloride ND ND ND ND ND 0.008 μg/L
Chlorobenzene ND ND ND ND ND 0.008 μg/L
Chloroform ND ND ND ND ND 0.008 μg/L
2-Chlorotoluene ND ND ND ND ND 0.008 μg/L
4-Chlorotoluene ND ND ND ND ND 0.008 μg/L
Dibromochloromethane ND ND ND ND ND 0.008 μg/L
1,2-Dibromo-3-chloropropane ND ND ND ND ND 0.008 μg/L
1,2-Dibromoethane (EDB) ND ND ND ND ND 0.008 μg/L
Dibromomethane ND ND ND ND ND 0.008 μg/L
1,2- Dichlorobenzene ND ND ND ND ND 0.008 μg/L
1,3-Dichlorobenzene ND ND ND ND ND 0.008 μg/L
1,4-Dichlorobenzene ND ND ND ND ND 0.008 μg/L
Dichlorodifluoromethane ND ND ND ND ND 0.008 μg/L
1,1-Dichloroethane ND ND ND ND ND 0.008 μg/L
1,2-Dichloroethane ND ND ND ND ND 0.008 μg/L
1,1-Dichloroethene ND ND ND ND ND 0.008 μg/L
cis-1,2-Dichloroethene ND ND ND ND ND 0.008 μg/L
trans-1,2-Dichloroethene ND ND ND ND ND 0.008 μg/L
1,2-Dichloropropane ND ND ND ND ND 0.008 μg/L
1,3-Dichloropropane ND ND ND ND ND 0.008 μg/L
2,2-Dichloropropane ND ND ND ND ND 0.008 μg/L
1,1-Dichloropropene ND ND ND ND ND 0.008 μg/L
Anaheim, CA
JONES ENVIRONMENTAL LABORATORY RESULTS
P.O.Box 1996
Patricia Dean
Reynolds Group
Tustin, CA 92781
8153PATEL
Practical
Quantitation
Limit
EPA 8260B-Volatile Organics by GC/MS + Oxygenates
Units
1100 W. Ball Road
2
Sample ID:SV7-15'
1PV
SV7-15'
3PV
SV7-15'
10PV SV7-5'SV8-15'
JEL ID:D-0983-01 D-0983-02 D-0983-03 D-0983-04 D-0983-05
Analytes:
cis-1,3-Dichloropropene ND ND ND ND ND 0.008 μg/L
trans-1,3-Dichloropropene ND ND ND ND ND 0.008 μg/L
Ethylbenzene ND ND ND ND ND 0.008 μg/L
Freon 113 ND ND ND ND ND 0.040 μg/L
Hexachlorobutadiene ND ND ND ND ND 0.008 μg/L
Isopropylbenzene ND ND ND ND ND 0.008 μg/L
4-Isopropyltoluene ND ND ND ND ND 0.008 μg/L
Methylene chloride ND ND ND ND ND 0.008 μg/L
Naphthalene ND ND ND ND ND 0.008 μg/L
n-Propylbenzene ND ND ND ND ND 0.008 μg/L
Styrene ND ND ND ND ND 0.008 μg/L
1,1,1,2-Tetrachloroethane ND ND ND ND ND 0.008 μg/L
1,1,2,2-Tetrachloroethane ND ND ND ND ND 0.008 μg/L
Tetrachloroethylene 0.135 0.132 0.130 0.054 0.118 0.008 μg/L
Toluene ND ND ND ND ND 0.008 μg/L
1,2,3-Trichlorobenzene ND ND ND ND ND 0.008 μg/L
1,2,4-Trichlorobenzene ND ND ND ND ND 0.008 μg/L
1,1,1-Trichloroethane ND ND ND ND ND 0.008 μg/L
1,1,2-Trichloroethane ND ND ND ND ND 0.008 μg/L
Trichloroethylene ND ND ND ND ND 0.008 μg/L
Trichlorofluoromethane ND ND ND ND ND 0.008 μg/L
1,2,3-Trichloropropane ND ND ND ND ND 0.008 μg/L
1,2,4-Trimethylbenzene ND ND ND ND ND 0.008 μg/L
1,3,5-Trimethylbenzene ND ND ND ND ND 0.008 μg/L
Vinyl chloride ND ND ND ND ND 0.008 μg/L
Xylenes ND ND ND ND ND 0.008 μg/L
MTBE ND ND ND ND ND 0.040 μg/L
Ethyl-tert-butylether ND ND ND ND ND 0.040 μg/L
Di-isopropylether ND ND ND ND ND 0.040 μg/L
tert-amylmethylether ND ND ND ND ND 0.040 μg/L
tert-Butylalcohol ND ND ND ND ND 0.400 μg/L
TIC:
n-propanol ND ND ND ND ND 0.080 μg/L
n-pentane ND ND ND ND ND 0.008 μg/L
Dilution Factor 1 1 1 1 1
Surrogate Recoveries:
Dibromofluoromethane 100%91%98%91%94%
Toluene-d₈99%98%102%106%102%
4-Bromofluorobenzene 99%98%99%94%97%
D1-081715-
D-0983
D1-081715-
D-0983
D1-081715-
D-0983
D2-081715-
D-0983
D1-081715-
D-0983
ND= Not Detected
75 - 125
75 - 125
Practical
Quantitation
Limit
Units
75 - 125
EPA 8260B-Volatile Organics by GC/MS + Oxygenates
JONES ENVIRONMENTAL LABORATORY RESULTS
QC Limits
3
Client: Report date:8/17/2015
Client Address:JEL Ref. No.:D-0983
Client Ref. No.:8153
Attn:Date Sampled:8/17/2015
Date Received:8/17/2015
Project:Date Analyzed:8/17/2015
Project Address:Physical State:Soil Gas
Sample ID:SV8-5'SV6-15'SV6-5'SV5-15'SV5-5'
JEL ID:D-0983-06 D-0983-07 D-0983-08 D-0983-09 D-0983-10
Analytes:
Benzene ND ND ND ND ND 0.008 μg/L
Bromobenzene ND ND ND ND ND 0.008 μg/L
Bromodichloromethane ND ND ND ND ND 0.008 μg/L
Bromoform ND ND ND ND ND 0.008 μg/L
n-Butylbenzene ND ND ND ND ND 0.008 μg/L
sec-Butylbenzene ND ND ND ND ND 0.008 μg/L
tert-Butylbenzene ND ND ND ND ND 0.008 μg/L
Carbon tetrachloride ND ND ND ND ND 0.008 μg/L
Chlorobenzene ND ND ND ND ND 0.008 μg/L
Chloroform ND ND ND ND ND 0.008 μg/L
2-Chlorotoluene ND ND ND ND ND 0.008 μg/L
4-Chlorotoluene ND ND ND ND ND 0.008 μg/L
Dibromochloromethane ND ND ND ND ND 0.008 μg/L
1,2-Dibromo-3-chloropropane ND ND ND ND ND 0.008 μg/L
1,2-Dibromoethane (EDB) ND ND ND ND ND 0.008 μg/L
Dibromomethane ND ND ND ND ND 0.008 μg/L
1,2- Dichlorobenzene ND ND ND ND ND 0.008 μg/L
1,3-Dichlorobenzene ND ND ND ND ND 0.008 μg/L
1,4-Dichlorobenzene ND ND ND ND ND 0.008 μg/L
Dichlorodifluoromethane ND ND ND ND ND 0.008 μg/L
1,1-Dichloroethane ND ND ND ND ND 0.008 μg/L
1,2-Dichloroethane ND ND ND ND ND 0.008 μg/L
1,1-Dichloroethene ND ND ND ND ND 0.008 μg/L
cis-1,2-Dichloroethene ND ND ND ND ND 0.008 μg/L
trans-1,2-Dichloroethene ND ND ND ND ND 0.008 μg/L
1,2-Dichloropropane ND ND ND ND ND 0.008 μg/L
1,3-Dichloropropane ND ND ND ND ND 0.008 μg/L
2,2-Dichloropropane ND ND ND ND ND 0.008 μg/L
1,1-Dichloropropene ND ND ND ND ND 0.008 μg/L
8153PATEL
1100 W. Ball Road
Anaheim, CA
EPA 8260B-Volatile Organics by GC/MS + Oxygenates
Practical
Quantitation
Limit
Units
JONES ENVIRONMENTAL LABORATORY RESULTS
Reynolds Group
P.O.Box 1996
Tustin, CA 92781
Patricia Dean
4
Sample ID:SV8-5'SV6-15'SV6-5'SV5-15'SV5-5'
JEL ID:D-0983-06 D-0983-07 D-0983-08 D-0983-09 D-0983-10
Analytes:
cis-1,3-Dichloropropene ND ND ND ND ND 0.008 μg/L
trans-1,3-Dichloropropene ND ND ND ND ND 0.008 μg/L
Ethylbenzene ND ND ND ND ND 0.008 μg/L
Freon 113 ND ND ND ND ND 0.040 μg/L
Hexachlorobutadiene ND ND ND ND ND 0.008 μg/L
Isopropylbenzene ND ND ND ND ND 0.008 μg/L
4-Isopropyltoluene ND ND ND ND ND 0.008 μg/L
Methylene chloride ND ND ND ND ND 0.008 μg/L
Naphthalene ND ND ND ND ND 0.008 μg/L
n-Propylbenzene ND ND ND ND ND 0.008 μg/L
Styrene ND ND ND ND ND 0.008 μg/L
1,1,1,2-Tetrachloroethane ND ND ND ND ND 0.008 μg/L
1,1,2,2-Tetrachloroethane ND ND ND ND ND 0.008 μg/L
Tetrachloroethylene 0.166 0.088 ND 0.139 0.144 0.008 μg/L
Toluene ND ND ND ND ND 0.008 μg/L
1,2,3-Trichlorobenzene ND ND ND ND ND 0.008 μg/L
1,2,4-Trichlorobenzene ND ND ND ND ND 0.008 μg/L
1,1,1-Trichloroethane ND ND ND ND ND 0.008 μg/L
1,1,2-Trichloroethane ND ND ND ND ND 0.008 μg/L
Trichloroethylene ND ND ND ND ND 0.008 μg/L
Trichlorofluoromethane ND ND ND ND ND 0.008 μg/L
1,2,3-Trichloropropane ND ND ND ND ND 0.008 μg/L
1,2,4-Trimethylbenzene ND ND ND ND ND 0.008 μg/L
1,3,5-Trimethylbenzene ND ND ND ND ND 0.008 μg/L
Vinyl chloride ND ND ND ND ND 0.008 μg/L
Xylenes ND ND ND ND ND 0.008 μg/L
MTBE ND ND ND ND ND 0.040 μg/L
Ethyl-tert-butylether ND ND ND ND ND 0.040 μg/L
Di-isopropylether ND ND ND ND ND 0.040 μg/L
tert-amylmethylether ND ND ND ND ND 0.040 μg/L
tert-Butylalcohol ND ND ND ND ND 0.400 μg/L
TIC:
n-propanol ND ND ND ND ND 0.080 μg/L
n-pentane ND ND ND ND ND 0.008 μg/L
Dilution Factor 1 1 1 1 1
Surrogate Recoveries:
Dibromofluoromethane 75%98%86%95%92%
Toluene-d₈78%99%89%97%73%
4-Bromofluorobenzene 89%95%118%96%126%
D2-081715-
D-0983
D1-081715-
D-0983
D2-081715-
D-0983
D1-081715-
D-0983
D2-081715-
D-0983
ND= Not Detected
75 - 125
75 - 125
75 - 125
JONES ENVIRONMENTAL LABORATORY RESULTS
EPA 8260B-Volatile Organics by GC/MS + Oxygenates
Practical
Quantitation
Limit
Units
QC Limits
5
Client: Report date:8/17/2015
Client Address:JEL Ref. No.:D-0983
Client Ref. No.:8153
Attn:Date Sampled:8/17/2015
Date Received:8/17/2015
Project:Date Analyzed:8/17/2015
Project Address:Physical State:Soil Gas
Sample ID:SV4-15'SV4-5'SV3-15'SV3-5'SV2-15'
JEL ID:D-0983-11 D-0983-12 D-0983-13 D-0983-14 D-0983-15
Analytes:
Benzene ND ND ND ND ND 0.008 μg/L
Bromobenzene ND ND ND ND ND 0.008 μg/L
Bromodichloromethane ND ND ND ND ND 0.008 μg/L
Bromoform ND ND ND ND ND 0.008 μg/L
n-Butylbenzene ND ND ND ND ND 0.008 μg/L
sec-Butylbenzene ND ND ND ND ND 0.008 μg/L
tert-Butylbenzene ND ND ND ND ND 0.008 μg/L
Carbon tetrachloride ND ND ND ND ND 0.008 μg/L
Chlorobenzene ND ND ND ND ND 0.008 μg/L
Chloroform ND ND ND ND ND 0.008 μg/L
2-Chlorotoluene ND ND ND ND ND 0.008 μg/L
4-Chlorotoluene ND ND ND ND ND 0.008 μg/L
Dibromochloromethane ND ND ND ND ND 0.008 μg/L
1,2-Dibromo-3-chloropropane ND ND ND ND ND 0.008 μg/L
1,2-Dibromoethane (EDB) ND ND ND ND ND 0.008 μg/L
Dibromomethane ND ND ND ND ND 0.008 μg/L
1,2- Dichlorobenzene ND ND ND ND ND 0.008 μg/L
1,3-Dichlorobenzene ND ND ND ND ND 0.008 μg/L
1,4-Dichlorobenzene ND ND ND ND ND 0.008 μg/L
Dichlorodifluoromethane ND ND ND ND ND 0.008 μg/L
1,1-Dichloroethane ND ND ND ND ND 0.008 μg/L
1,2-Dichloroethane ND ND ND ND ND 0.008 μg/L
1,1-Dichloroethene ND ND ND ND ND 0.008 μg/L
cis-1,2-Dichloroethene ND ND ND ND ND 0.008 μg/L
trans-1,2-Dichloroethene ND ND ND ND ND 0.008 μg/L
1,2-Dichloropropane ND ND ND ND ND 0.008 μg/L
1,3-Dichloropropane ND ND ND ND ND 0.008 μg/L
2,2-Dichloropropane ND ND ND ND ND 0.008 μg/L
1,1-Dichloropropene ND ND ND ND ND 0.008 μg/L
8153PATEL
1100 W. Ball Road
Anaheim, CA
EPA 8260B-Volatile Organics by GC/MS + Oxygenates
Practical
Quantitation
Limit
Units
JONES ENVIRONMENTAL LABORATORY RESULTS
Reynolds Group
P.O.Box 1996
Tustin, CA 92781
Patricia Dean
6
Sample ID:SV4-15'SV4-5'SV3-15'SV3-5'SV2-15'
JEL ID:D-0983-11 D-0983-12 D-0983-13 D-0983-14 D-0983-15
Analytes:
cis-1,3-Dichloropropene ND ND ND ND ND 0.008 μg/L
trans-1,3-Dichloropropene ND ND ND ND ND 0.008 μg/L
Ethylbenzene ND ND ND ND ND 0.008 μg/L
Freon 113 ND ND ND ND ND 0.040 μg/L
Hexachlorobutadiene ND ND ND ND ND 0.008 μg/L
Isopropylbenzene ND ND ND ND ND 0.008 μg/L
4-Isopropyltoluene ND ND ND ND ND 0.008 μg/L
Methylene chloride ND ND ND ND ND 0.008 μg/L
Naphthalene ND ND ND ND ND 0.008 μg/L
n-Propylbenzene ND ND ND ND ND 0.008 μg/L
Styrene ND ND ND ND ND 0.008 μg/L
1,1,1,2-Tetrachloroethane ND ND ND ND ND 0.008 μg/L
1,1,2,2-Tetrachloroethane ND ND ND ND ND 0.008 μg/L
Tetrachloroethylene 0.133 0.114 0.151 0.170 0.159 0.008 μg/L
Toluene ND ND ND ND ND 0.008 μg/L
1,2,3-Trichlorobenzene ND ND ND ND ND 0.008 μg/L
1,2,4-Trichlorobenzene ND ND ND ND ND 0.008 μg/L
1,1,1-Trichloroethane ND ND ND ND ND 0.008 μg/L
1,1,2-Trichloroethane ND ND ND ND ND 0.008 μg/L
Trichloroethylene ND ND ND ND ND 0.008 μg/L
Trichlorofluoromethane ND ND ND ND ND 0.008 μg/L
1,2,3-Trichloropropane ND ND ND ND ND 0.008 μg/L
1,2,4-Trimethylbenzene ND ND ND ND ND 0.008 μg/L
1,3,5-Trimethylbenzene ND ND ND ND ND 0.008 μg/L
Vinyl chloride ND ND ND ND ND 0.008 μg/L
Xylenes ND ND ND ND ND 0.008 μg/L
MTBE ND ND ND ND ND 0.040 μg/L
Ethyl-tert-butylether ND ND ND ND ND 0.040 μg/L
Di-isopropylether ND ND ND ND ND 0.040 μg/L
tert-amylmethylether ND ND ND ND ND 0.040 μg/L
tert-Butylalcohol ND ND ND ND ND 0.400 μg/L
TIC:
n-propanol ND ND ND ND ND 0.080 μg/L
n-pentane ND ND ND ND ND 0.008 μg/L
Dilution Factor 1 1 1 1 1
Surrogate Recoveries:
Dibromofluoromethane 98%96%90%104%101%
Toluene-d₈99%69%100%82%100%
4-Bromofluorobenzene 97%100%98%116%99%
D1-081715-
D-0983
D2-081715-
D-0983
D1-081715-
D-0983
D2-081715-
D-0983
D1-081715-
D-0983
ND= Not Detected
75 - 125
75 - 125
75 - 125
JONES ENVIRONMENTAL LABORATORY RESULTS
EPA 8260B-Volatile Organics by GC/MS + Oxygenates
Practical
Quantitation
Limit
Units
QC Limits
7
Client: Report date:8/17/2015
Client Address:JEL Ref. No.:D-0983
Client Ref. No.:8153
Attn:Date Sampled:8/17/2015
Date Received:8/17/2015
Project:Date Analyzed:8/17/2015
Project Address:Physical State:Soil Gas
Sample ID:SV2-5'SV1-15'SV1-15'
DUP SV1-5'
JEL ID:D-0983-16 D-0983-17 D-0983-18 D-0983-19
Analytes:
Benzene ND ND ND ND 0.008 μg/L
Bromobenzene ND ND ND ND 0.008 μg/L
Bromodichloromethane ND ND ND ND 0.008 μg/L
Bromoform ND ND ND ND 0.008 μg/L
n-Butylbenzene ND ND ND ND 0.008 μg/L
sec-Butylbenzene ND ND ND ND 0.008 μg/L
tert-Butylbenzene ND ND ND ND 0.008 μg/L
Carbon tetrachloride ND ND ND ND 0.008 μg/L
Chlorobenzene ND ND ND ND 0.008 μg/L
Chloroform ND ND ND ND 0.008 μg/L
2-Chlorotoluene ND ND ND ND 0.008 μg/L
4-Chlorotoluene ND ND ND ND 0.008 μg/L
Dibromochloromethane ND ND ND ND 0.008 μg/L
1,2-Dibromo-3-chloropropane ND ND ND ND 0.008 μg/L
1,2-Dibromoethane (EDB) ND ND ND ND 0.008 μg/L
Dibromomethane ND ND ND ND 0.008 μg/L
1,2- Dichlorobenzene ND ND ND ND 0.008 μg/L
1,3-Dichlorobenzene ND ND ND ND 0.008 μg/L
1,4-Dichlorobenzene ND ND ND ND 0.008 μg/L
Dichlorodifluoromethane ND ND ND ND 0.008 μg/L
1,1-Dichloroethane ND ND ND ND 0.008 μg/L
1,2-Dichloroethane ND ND ND ND 0.008 μg/L
1,1-Dichloroethene ND ND ND ND 0.008 μg/L
cis-1,2-Dichloroethene ND ND ND ND 0.008 μg/L
trans-1,2-Dichloroethene ND ND ND ND 0.008 μg/L
1,2-Dichloropropane ND ND ND ND 0.008 μg/L
1,3-Dichloropropane ND ND ND ND 0.008 μg/L
2,2-Dichloropropane ND ND ND ND 0.008 μg/L
1,1-Dichloropropene ND ND ND ND 0.008 μg/L
8153PATEL
1100 W. Ball Road
Anaheim, CA
EPA 8260B-Volatile Organics by GC/MS + Oxygenates
Practical
Quantitation
Limit
Units
JONES ENVIRONMENTAL LABORATORY RESULTS
Reynolds Group
P.O.Box 1996
Tustin, CA 92781
Patricia Dean
8
Sample ID:SV2-5'SV1-15'SV1-15'
DUP SV1-5'
JEL ID:D-0983-16 D-0983-17 D-0983-18 D-0983-19
Analytes:
cis-1,3-Dichloropropene ND ND ND ND 0.008 μg/L
trans-1,3-Dichloropropene ND ND ND ND 0.008 μg/L
Ethylbenzene ND ND ND ND 0.008 μg/L
Freon 113 ND ND ND ND 0.040 μg/L
Hexachlorobutadiene ND ND ND ND 0.008 μg/L
Isopropylbenzene ND ND ND ND 0.008 μg/L
4-Isopropyltoluene ND ND ND ND 0.008 μg/L
Methylene chloride ND ND ND ND 0.008 μg/L
Naphthalene ND ND ND ND 0.008 μg/L
n-Propylbenzene ND ND ND ND 0.008 μg/L
Styrene ND ND ND ND 0.008 μg/L
1,1,1,2-Tetrachloroethane ND ND ND ND 0.008 μg/L
1,1,2,2-Tetrachloroethane ND ND ND ND 0.008 μg/L
Tetrachloroethylene 0.106 0.134 0.135 0.173 0.008 μg/L
Toluene ND ND ND ND 0.008 μg/L
1,2,3-Trichlorobenzene ND ND ND ND 0.008 μg/L
1,2,4-Trichlorobenzene ND ND ND ND 0.008 μg/L
1,1,1-Trichloroethane ND ND ND ND 0.008 μg/L
1,1,2-Trichloroethane ND ND ND ND 0.008 μg/L
Trichloroethylene ND ND ND ND 0.008 μg/L
Trichlorofluoromethane ND ND ND ND 0.008 μg/L
1,2,3-Trichloropropane ND ND ND ND 0.008 μg/L
1,2,4-Trimethylbenzene ND ND ND ND 0.008 μg/L
1,3,5-Trimethylbenzene ND ND ND ND 0.008 μg/L
Vinyl chloride ND ND ND ND 0.008 μg/L
Xylenes ND ND ND ND 0.008 μg/L
MTBE ND ND ND ND 0.040 μg/L
Ethyl-tert-butylether ND ND ND ND 0.040 μg/L
Di-isopropylether ND ND ND ND 0.040 μg/L
tert-amylmethylether ND ND ND ND 0.040 μg/L
tert-Butylalcohol ND ND ND ND 0.400 μg/L
TIC:
n-propanol ND ND ND ND 0.080 μg/L
n-pentane ND ND ND ND 0.008 μg/L
Dilution Factor 1 1 1 1
Surrogate Recoveries:
Dibromofluoromethane 84%103%102%92%
Toluene-d₈122%98%99%74%
4-Bromofluorobenzene 112%94%95%135%
D2-081715-
D-0983
D1-081715-
D-0983
D1-081715-
D-0983
D2-081715-
D-0983
ND= Not Detected
75 - 125
75 - 125
75 - 125
JONES ENVIRONMENTAL LABORATORY RESULTS
EPA 8260B-Volatile Organics by GC/MS + Oxygenates
Practical
Quantitation
Limit
Units
QC Limits
9
Client: Report date:8/17/2015
Client Address:JEL Ref. No.:D-0983
Client Ref. No.:8153
Attn:Date Sampled:8/17/2015
Date Received:8/17/2015
Project:Date Analyzed:8/17/2015
Project Address:Physical State:Soil Gas
Sample ID:METHOD
BLANK
SAMPLING
BLANK
METHOD
BLANK
SAMPLING
BLANK
JEL ID:D-0983-20 D-0983-21 D-0983-25 D-0983-26
Analytes:
Benzene ND ND ND ND 0.008 μg/L
Bromobenzene ND ND ND ND 0.008 μg/L
Bromodichloromethane ND ND ND ND 0.008 μg/L
Bromoform ND ND ND ND 0.008 μg/L
n-Butylbenzene ND ND ND ND 0.008 μg/L
sec-Butylbenzene ND ND ND ND 0.008 μg/L
tert-Butylbenzene ND ND ND ND 0.008 μg/L
Carbon tetrachloride ND ND ND ND 0.008 μg/L
Chlorobenzene ND ND ND ND 0.008 μg/L
Chloroform ND ND ND ND 0.008 μg/L
2-Chlorotoluene ND ND ND ND 0.008 μg/L
4-Chlorotoluene ND ND ND ND 0.008 μg/L
Dibromochloromethane ND ND ND ND 0.008 μg/L
1,2-Dibromo-3-chloropropane ND ND ND ND 0.008 μg/L
1,2-Dibromoethane (EDB) ND ND ND ND 0.008 μg/L
Dibromomethane ND ND ND ND 0.008 μg/L
1,2- Dichlorobenzene ND ND ND ND 0.008 μg/L
1,3-Dichlorobenzene ND ND ND ND 0.008 μg/L
1,4-Dichlorobenzene ND ND ND ND 0.008 μg/L
Dichlorodifluoromethane ND ND ND ND 0.008 μg/L
1,1-Dichloroethane ND ND ND ND 0.008 μg/L
1,2-Dichloroethane ND ND ND ND 0.008 μg/L
1,1-Dichloroethene ND ND ND ND 0.008 μg/L
cis-1,2-Dichloroethene ND ND ND ND 0.008 μg/L
trans-1,2-Dichloroethene ND ND ND ND 0.008 μg/L
1,2-Dichloropropane ND ND ND ND 0.008 μg/L
1,3-Dichloropropane ND ND ND ND 0.008 μg/L
2,2-Dichloropropane ND ND ND ND 0.008 μg/L
1,1-Dichloropropene ND ND ND ND 0.008 μg/L
JONES ENVIRONMENTAL LABORATORY RESULTS
Reynolds Group
P.O.Box 1996
Tustin, CA 92781
Patricia Dean
8153PATEL
1100 W. Ball Road
Anaheim, CA
EPA 8260B-Volatile Organics by GC/MS + Oxygenates
Practical
Quantitation
Limit
Units
10
Sample ID:METHOD
BLANK
SAMPLING
BLANK
METHOD
BLANK
SAMPLING
BLANK
JEL ID:D-0983-20 D-0983-21 D-0983-25 D-0983-26
Analytes:
cis-1,3-Dichloropropene ND ND ND ND 0.008 μg/L
trans-1,3-Dichloropropene ND ND ND ND 0.008 μg/L
Ethylbenzene ND ND ND ND 0.008 μg/L
Freon 113 ND ND ND ND 0.040 μg/L
Hexachlorobutadiene ND ND ND ND 0.008 μg/L
Isopropylbenzene ND ND ND ND 0.008 μg/L
4-Isopropyltoluene ND ND ND ND 0.008 μg/L
Methylene chloride ND ND ND ND 0.008 μg/L
Naphthalene ND ND ND ND 0.008 μg/L
n-Propylbenzene ND ND ND ND 0.008 μg/L
Styrene ND ND ND ND 0.008 μg/L
1,1,1,2-Tetrachloroethane ND ND ND ND 0.008 μg/L
1,1,2,2-Tetrachloroethane ND ND ND ND 0.008 μg/L
Tetrachloroethylene ND ND ND ND 0.008 μg/L
Toluene ND ND ND ND 0.008 μg/L
1,2,3-Trichlorobenzene ND ND ND ND 0.008 μg/L
1,2,4-Trichlorobenzene ND ND ND ND 0.008 μg/L
1,1,1-Trichloroethane ND ND ND ND 0.008 μg/L
1,1,2-Trichloroethane ND ND ND ND 0.008 μg/L
Trichloroethylene ND ND ND ND 0.008 μg/L
Trichlorofluoromethane ND ND ND ND 0.008 μg/L
1,2,3-Trichloropropane ND ND ND ND 0.008 μg/L
1,2,4-Trimethylbenzene ND ND ND ND 0.008 μg/L
1,3,5-Trimethylbenzene ND ND ND ND 0.008 μg/L
Vinyl chloride ND ND ND ND 0.008 μg/L
Xylenes ND ND ND ND 0.008 μg/L
MTBE ND ND ND ND 0.040 μg/L
Ethyl-tert-butylether ND ND ND ND 0.040 μg/L
Di-isopropylether ND ND ND ND 0.040 μg/L
tert-amylmethylether ND ND ND ND 0.040 μg/L
tert-Butylalcohol ND ND ND ND 0.400 μg/L
TIC:
n-propanol ND ND ND ND 0.080 μg/L
n-pentane ND ND ND ND 0.008 μg/L
Dilution Factor 1 1 1 1
Surrogate Recoveries:
Dibromofluoromethane 95%98%102%112%
Toluene-d₈101%99%94%81%
4-Bromofluorobenzene 98%102%98%93%
D1-081715-
D-0983
D1-081715-
D-0983
D2-081715-
D-0983
D2-081715-
D-0983
ND= Not Detected
JONES ENVIRONMENTAL LABORATORY RESULTS
75 - 125
75 - 125
EPA 8260B-Volatile Organics by GC/MS + Oxygenates
Practical
Quantitation
Limit
Units
QC Limits
75 - 125
11
Client: 8/17/2015
Client Address:D-0983
8153
Attn:8/17/2015
8/17/2015
Project:8/17/2015
Project Address:Soil Gas
Sample Spiked:GC#:
JEL ID:D-0983-22
Parameter RPD
Acceptability
Range (%)LCS
Acceptability
Range (%)
Vinyl Chloride 5.8%60-140 157%70-130
1,1-Dichloroethylene 1.9%60-140 98%70-130
Cis-1,2-Dichloroethene 0.8%70-130 96%70-130
1,1,1-Trichloroethane 0.0%70-130 100%70-130
Benzene 0.4%70-130 106%70-130
Trichloroethylene 0.3%70-130 105%70-130
Toluene 0.9%70-130 101%70-130
Tetrachloroethene 1.6%70-130 103%70-130
Chlorobenzene 0.7%70-130 103%70-130
Ethylbenzene 0.0%70-130 105%70-130
1,2,4 Trimethylbenzene 4.0%70-130 113%70-130
Surrogate Recovery:
Dibromofluoromethane 75-125 99%75-125
Toluene-d₈75-125 105%75-125
4-Bromofluorobenzene 75-125 104%75-125
108%
93%93%
147%
99%
107%107%
98%
100%
102%
Date Sampled:
Anaheim, CA
Date Received:
8153PATEL Date Analyzed:
1100 W. Ball Road
109%
EPA 8260B-Volatile Organics by GC/MS + Oxygenates
D-0983-23 D-0983-24
101%
MSD = Matrix Spike Duplicate
RPD = Relative Percent Difference; Acceptability range for RPD is ≤ 15%
MS = Matrix Spike
104%
Reynolds Group Report date:
P.O.Box 1996
Patricia Dean
JONES ENVIRONMENTAL
QUALITY CONTROL INFORMATION
Client Ref. No.:
MS
Recovery (%)
MSD
Recovery (%)
101%
109%
97%102%
105%
102%
102%103%
JEL Ref. No.:
Tustin, CA 92781
Physical State:
Ambient Air
156%
100%
107%
103%
D1-081715-D-0983
102%
103%
110%
12
Client: 8/17/2015
Client Address:D-0983
8153
Attn:8/17/2015
8/17/2015
Project:8/17/2015
Project Address:Soil Gas
Sample Spiked:GC#:
JEL ID:D-0983-27
Parameter RPD
Acceptability
Range (%)LCS
Acceptability
Range (%)
Vinyl Chloride 2.1%60-140 92%70-130
1,1-Dichloroethylene 2.4%60-140 70%70-130
Cis-1,2-Dichloroethene 1.5%70-130 84%70-130
1,1,1-Trichloroethane 2.7%70-130 98%70-130
Benzene 1.4%70-130 93%70-130
Trichloroethylene 2.6%70-130 99%70-130
Toluene 5.9%70-130 97%70-130
Tetrachloroethene 1.8%70-130 92%70-130
Chlorobenzene 2.2%70-130 102%70-130
Ethylbenzene 1.3%70-130 103%70-130
1,2,4 Trimethylbenzene 3.0%70-130 106%70-130
Surrogate Recovery:
Dibromofluoromethane 75-125 101%75-125
Toluene-d₈75-125 94%75-125
4-Bromofluorobenzene 75-125 102%75-125
91%
103%
116%113%
106%105%
111%108%
101%102%
MS = Matrix Spike
94%94%
94%94%
MSD = Matrix Spike Duplicate
RPD = Relative Percent Difference; Acceptability range for RPD is ≤ 15%
113%
103%102%
115%114%
122%118%
70%68%
92%
106%
106%100%
116%
Ambient Air D2-081715-D-0983
D-0983-28 D-0983-29
MS
Recovery (%)
MSD
Recovery (%)
8153PATEL Date Analyzed:
1100 W. Ball Road Physical State:
Anaheim, CA
EPA 8260B-Volatile Organics by GC/MS + Oxygenates
Patricia Dean Date Sampled:
Date Received:
P.O.Box 1996 JEL Ref. No.:
Tustin, CA 92781
JONES ENVIRONMENTAL
QUALITY CONTROL INFORMATION
Reynolds Group Report date:
Client Ref. No.:
13
14
15
- 37-
Appendix C- Preliminary Water Management Quality Plan
- 38-
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W.O. 4344-1
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PRELIMINARY
WATER QUALITY
MANAGEMENT PLAN (WQMP)
“HOTEL REDEVELOPMENT”
OTH2017-01009
Project Address:
1100 W. Ball Road
Anaheim, CA 92802
Prepared for:
RRR333 RRREEEAAALLL EEESSSTTTAAATTTEEE DDDEEEVVVEEELLLOOOPPPEEERRRSSS
6789 Quail Hill Parkway, Suite 731
Irvine, CA 92603
Phone: (949) 287-2003
Prepared by:
Hunsaker & Associates, Irvine, Inc.
Engineer: Ed Mandich PE Registration No. 59089
3 Hughes
Irvine, CA 92618
(949) 583-1010
Prepared: September 16, 2019
Revised: November 11, 2019, February 18, 2020, June 12, 2020, June 24, 2020
Preliminary Water Quality Management Plan (WQMP) “Hotel Redevelopment” Permit No. OTH2017-01009
Certification
Preparer (Engineer): Ed Mandich
Title Project Manager PE Registration # 59089
Company Hunsaker and Associates Irvine, Inc.
Address 3 Hughes, Irvine, CA 92618
Email emandich@hunsaker.com
Telephone # (949) 583-1010
I hereby certify that this Water Quality Management Plan is in compliance with, and meets the requirements set forth in, Order No. R8-2009-0030/NPDES No. CAS618030, of the Santa Ana Regional Water Quality Control Board.
Preparer Signature
Date June 24, 2020
Place Stamp Here
Preliminary Water Quality Management Plan (WQMP) “Hotel Redevelopment” Permit No. OTH2017-01009
Table of Contents
Contents Page No.
Section I Discretionary Permit(s) and Water Quality Conditions .................................................... 1
Section II Project Description .................................................................................................................. 3
II.1 Project Description .......................................................................................................................... 3 II.2 Potential Stormwater Pollutants .................................................................................................6 II.3 Hydrologic Conditions of Concern ............................................................................................. 7 II.4 Post Development Drainage Characteristics ...........................................................................9 II.5 Property Ownership/Management ............................................................................................9
Section III Site Description ....................................................................................................................... 10
III.1 Physical Setting .............................................................................................................................. 10 III.2 Site Characteristics ....................................................................................................................... 11 III.3 Watershed Description ................................................................................................................ 13
Section IV Best Management Practices (BMPs) ................................................................................... 14
IV. 1 Project Performance Criteria...................................................................................................... 14 IV.2 Site Design and Drainage Plan ................................................................................................. 15 IV.3 LID BMP Selection and Project Conformance Analysis ...................................................... 16 IV.4 Alternative Compliance Plan (If Applicable) .......................................................................... 25
Section V Inspection/Maintenance Responsibility for BMPs .......................................................... 26
Section VI Site Plan and Drainage Plan ................................................................................................ 33
Section VII Educational Materials ............................................................................................................ 34
Attachments
Attachment A .... ......................................................................................................... Educational Materials
Attachment B .... ........................................................................................................................... O & M Plan
Attachment C .... ...........................................................................................BMP Calculations and Details
Attachment D ... ................................................................. WQMP Notice of Transfer of Responsibility
Attachment E .... ................................................................................................ Geotechnical Investigation
Preliminary Water Quality Management Plan (WQMP) “Hotel Redevelopment” Permit No. OTH2017-01009
Section I Page 1
Section I Discretionary Permit(s) and Water Quality Conditions
The project’s discretionary permit and water quality information are provided in the following:
Project Infomation
Permit/Application No. (If applicable) OTH2017-01009 Grading or Building Permit No. (If applicable) N/A
Address of Project Site (or Tract Map and Lot Number if no address and APN)
Address: 1100 West Ball Road, Anaheim, CA 92802 APN: 129-291-06
Water Quality Conditions of Approval or Issuance
Water Quality Conditions of Approval or Issuance applied to this project.
(Please list verbatim)
Per City of Anaheim Municipal Code Title 10, Chapter 09, Section 030.010, project is subject to the requirements of New Development and Significant Redevelopment projects to control urban runoff, in accordance County of Orange Drainage Area Management Plan.
Condition 1 for Final WQMP: As referenced throughout each plan check, it was highly recommended that the applicant perform site specific infiltration to confirm infiltration feasibility. However, after discussions between Fuscoe Engineering, the City, and the applicant, infiltration testing is allowed to be pushed to the Final WQMP. Therefore, infiltration testing must be performed during the Final WQMP to confirm feasibility. As mentioned via plan check documentation, and over the phone, infiltration may be found to be infeasible from less than favorable infiltration rate testing results or the fact that there is prior contamination at the site that may pose concerns with the local groundwater agency. Any changes to the proposed BMP design shown in the Final WQMP, may require additional time and effort in the review of the WQMP.
Conceptual WQMP
Was a Conceptual Water Quality Management Plan previously approved for this project?
No. A conceptual WQMP was not previously approved for this project.
Watershed-Based Plan Conditions
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Provide applicable conditions from watershed - based plans including WIHMPs and TMDLS.
The project is located within the Anaheim Bay – Huntington Harbour Watershed. Currently, there is no approved WIHMP for the watershed.
Although the project’s receiving waters are considered impaired under Section 303(d) of the Clean Water Act, there are currently no TMDL’s established for the project’s receiving waters.
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Section II Project Description
II.1 Project Description
Description of Proposed Project
Development Category (Verbatim from WQMP):
Priority Project, Category 1 – New development projects that create 10,000 square feet or more of impervious surface. This category includes commercial, industrial, residential housing subdivisions, mixed-use, and public projects on private or public property that falls under the planning and building authority or the Permittees.
Parking lots of 5,000 square feet or more including associated drive aisle, and potentially exposed to urban stormwater runoff. A parking lot is defined as a land area or facility for the temporary parking or storage of motor vehicles used personally, for business or for commerce.
Project Area (ft2): 42,688 ft2 (0.98 AC – Project Boundary; 0.55 – DMA Limits. The difference of 0.43 acres includes City ROW property, there will be no improvements within the City ROW property)
Number of Dwelling Units: N/A SIC Code: 5812, 7011
Project Area
Pervious Impervious
Area (acres or sq ft) Percentage Area (acres or sq ft) Percentage
Pre-Project Conditions 0.78 80% 0.2 20%
Post-Project Conditions 0.2 20% 0.78 80%
Drainage Patterns/Connections
In the pre-development condition, the site is vacant and relatively flat with an elevation of 138 at the southwest corner with very little relief towards the northwest corner with an elevation of 135 above mean sea level. Flows would sheet flow to the curb and gutter in West Ball Road and conveyed to the west to an existing catch basin located at the intersection of West Ball Road and Walnut Street. Storm flows will be picked up in an existing local storm drain facility and conveyed approximately 1,375 feet to the west and connect to an existing O.C.F.C.D facility (C03). Flows will continue to flow to the south and connect to an existing O.C.F.D. facility (C02) at the intersection of Bolsa
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Description of Proposed Project
Chica Street and Rancho Road. Flows will continued southerly and ultimately discharge into the Pacific Ocean.
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Narrative Project Description:
The proposed project, “Hotel Redevelopment” (The Project), consists of a 0.98-acre parcel of land located just southwest of the intersection of West Ball Road and S Flores Street, in the City Anaheim, California.
Specifically, the project site consists of 1100 West Ball Road and is bound to the north by West Ball Road and single-family beyond; to the east by the Best Western; to the south by the Anaheim Maingate Inn; and to the west by the Anaheim Maingate Inn.
Two entrances into the project site will be provided via West Ball Road and West Place.
The project proposes a 5-story, 75-room Boutique Hotel. Additional improvements include 2 levels of subterranean garage, pool located on the 2nd floor, fitness center, approximate 3,990 square foot roof deck with bar, landscaping, walkways, curb, gutter and storm drain improvements, and related backbone infrastructure improvements (wet and dry utilities).
Parking will primarily be provided via 2 levels of subterranean garage. Approximately 78 spaces are proposed for hotel guests, employees and retail patrons. Project parking is consistent with the City’s parking requirements.
Maximum height for the project’s proposed hotel tower is approximately 69’10” from lowest point of natural grade.
Proposed open space/landscaping will consist of parkways, courtyards and setback area landscaping and planters located throughout the project site.
Total landscaping is anticipated to consist of approximately 0.11acres, 20% of the project site.
Paved and other impervious areas of the site include the project’s walkways, drive aisles, and other building or paved structure areas.
Total impervious area is anticipated to consist of approximately 80% of the project site, or 0.78 acres.
Additional improvements include van loading zone, trash loading zone, and truck loading zone.
Typical wastes from the hotel are anticipated to be generated daily from the project. These include food wastes, paper products and recyclable materials. Designated trash enclosure areas will be provided in the western portion of the project site for project use. The enclosures shall
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be covered and precluded from wind, rain, storm water run-on and designed to prevent discharge of any leaks or spills from the enclosure area. Trash shall be removed on a weekly basis, or as needed, by the local waste management company.
All proposed improvements are shown in the WQMP Site Plan in Section VI of this WQMP. Areas currently not identified will be provided as project planning progresses.
II.2 Potential Stormwater Pollutants
Table 2.1, Anticipated and Potential Pollutants Generated by Land Use Type from the Technical Guidance Document (December 2013) lists the following Pollutants of Concern (POC’s) associated with the project:
Pollutants of Concern
Pollutant
E=Expected to be of concern
N=Not Expected to be of concern
Additional Information and Comments
Suspended-Solid/ Sediment E Potential sources of sediment include proposed planters and parkway landscaping areas.
Nutrients E Potential sources of nutrients include fertilizers, sediment and trash/debris.
Heavy Metals E Potential sources include vehicles and automotive fluids.
Pathogens (Bacteria/Virus) E Potential sources of pathogens include pets, food wastes and landscaping areas.
Pesticides E Potential sources of pesticides include landscaping areas.
Oil and Grease E Potential source of oil and grease is parked vehicles.
Toxic Organic Compounds E Potential sources include automobiles and other motor vehicles and streets.
Trash and Debris E Potential sources include common litter and trash cans from guests and facility users.
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II.3 Hydrologic Conditions of Concern
The purpose of this section is to identify any hydrologic conditions of concern (HCOC) with respect to downstream flooding, erosion potential of natural channels downstream, impacts of increased flows on natural habitat, etc. As specified in Section 2.3.3 of the 2013 Model WQMP, projects must identify and mitigate any HCOCs. A HCOC is a combination of upland hydrologic conditions and stream biological and physical conditions that presents a condition of concern for physical and/or biological degradation of streams.
In the North Orange County permit area, HCOCs are considered to exist if any streams located downstream from the project are determined to be potentially susceptible to hydromodification impacts and either of the following conditions exists:
• Post-development runoff volume for the 2-yr, 24-hr storm exceeds the pre-development runoff volume for the 2-yr, 24-hr storm by more than 5 percent.
or
• Time of concentration (Tc) of post-development runoff for the 2-yr, 24-hr storm event is less than the time of concentration of the pre-development condition for the 2-yr, 24-hr storm event by more than 5 percent.
If these conditions do not exist or streams are not potentially susceptible to hydromodification impacts, an HCOC does not exist and hydromodification does not need to be considered further. In the North Orange County permit area, downstream channels are considered not susceptible to hydromodification, and therefore do not have the potential for a HCOC, if all downstream conveyance channels that will receive runoff from the project are engineered, hardened, and regularly maintained to ensure design flow capacity, and no sensitive habitat areas will be affected.
Is the proposed project potentially susceptible to hydromodification impacts?
No – Show map
Yes - Describe applicable hydrology conditions of concern below.
Based on County’s current hydromodification susceptibility map (provided on the following page), the project is not subject to the specific 2-year criteria noted above, as the project discharges to fully improved storm drain systems that are not susceptible to hydromodification impacts.
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PROJECT SITE
HCOC AREA
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II.4 Post Development Drainage Characteristics
In general, post-development drainage area and flow direction will be consistent with the City’s Master Plan of Drainage for the East-Garden Grove-Wintersburg Channel. Runoff from the rooftops of each structure will be directed to area drains and conveyed downward to the proposed storm drain system. Flows would sheet flow to the curb and gutter in West Ball Road and conveyed to the west to an existing catch basin located at the intersection of West Ball Road and Walnut Street. Storm flows will be picked up in an existing local storm drain facility and conveyed approximately 1,375 feet to the west and connect to an existing O.C.F.C.D facility (C03). Flows will continue to flow to the south and connect to an existing O.C.F.D. facility (C02) at the intersection of Bolsa Chica Street and Rancho Road. Flows will continued southerly and ultimately discharge into the Pacific Ocean.
Low Impact Development
To satisfy the project requirements for Low Impact Development (LID) and addressing runoff pollutants of concern, the project proposes to retain water quality flows (non-storm water flows and the Design Capture Volume) from the project’s onsite Drainage Management Area (DMA), DMA 1. There is a high point which bifurcate half site draining to the northwest towards Ball Road and half the site draining to the southeast towards West Street.
DMA 1, runoff generated from the southeast portion of the site (roof areas, courtyards, drive aisles, walkways, etc.) will be conveyed to a grate inlet located at the southeast corner and conveyed to a Modular Wetland System for pretreatment then to a subsurface detention facility (48” RCP) located along the northwest boundary near Ball Road, then to 3 Infiltration Drywells
Runoff generated from the northwest portion of the site will flow northerly to a proposed catch basin located at the Ball Road entrance, then to a Modular Wetland System and to 3 Infiltration Drywells. High flows will be conveyed to a proposed inlet in the northwest corner, then connect to an existing 7’ x 7’ RCB in West Ball Road.
During Final Engineering, any modifications to the sidewalk, parkway or driveway will be addressed in the Final WQMP, and BMP’s will be updated accordingly.
II.5 Property Ownership/Management
The property owner, R3 REAL ESTATE DEVELOPERS shall assume all BMP maintenance and inspection responsibilities for the project site until all site responsibilities have been transferred to the Property Owners’ Association (POA).
Inspection and maintenance activities are provided in Section V of this WQMP.
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Section III Site Description
III.1 Physical Setting
General descriptions of the project area are provided below:
Name of Planned Community/Planning Area (if applicable)
Community Name: N/A Planning Area: N/A
Location/Address 1100 West Ball Road, City of Anaheim, California.
Project Area Description
The proposed project is located just southwest of the intersection of West Ball Road and West Place.
The pre-project site consists of a vacant lot. The site is bound to the north by West Ball Road and single-family beyond; to the east by the Best Western; to the south by the Anaheim Maingate Inn; and to the west by the Anaheim Maingate Inn.
General Plan Land Use Designation Specific Plan 92-2
Zoning Commercial Recreation (C-R)
Acreage of Project Site 0.98 acres; 0.55 acres (DMA boundary). The difference of 0.43 acres includes City right-of-way property that will not consist of any improvements.
Predominant Soil Type Based on the County’s most recent data, subsurface soils consists of HSG Type A and B soils.
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III.2 Site Characteristics
The following table summarizes general characteristics of the project site:
Precipitation Zone 0.85 in.
Topography In general, the subject site is relatively flat and gently slopes to the south. Onsite elevations range from 138 feet above mean sea level (MSL) in the south to approximately 125.0 feet above MSL to the north.
Drainage Patterns/Connections
In the pre-development condition, the site is vacant and relatively flat with an elevation of 138 at the southwest corner with very little relief towards the northwest corner with an elevation of 135 above mean sea level. Flows would sheet flow to the curb and gutter in West Ball Road and conveyed to the west to an existing catch basin located at the intersection of West Ball Road and Walnut Street. Storm flows will be picked up in an existing local storm drain facility and conveyed approximately 1,375 feet to the west and connect to an existing O.C.F.C.D facility (C03). Flows will continue to flow to the south and connect to an existing O.C.F.D. facility (C02) at the intersection of Bolsa Chica Street and Rancho Road. Flows will continued southerly and ultimately discharge into the Pacific Ocean.
Soil Type, Geology, and Infiltration Properties
The site is underlain by Quaternary (Q) earth materials and artificial fill. Fill was encountered in all of the borings with a thickness of 3 feet. Contact between the fill and the underlying alluvium was exposed within the exploratory borings. Fill generally consist of silty sand with abundant rock fragments that generally range between ¾ and 1 inches in diameter. Alluvium primarily consists of light brown to tan, dense and very dense, silty sand, fine to medium grained. These deposits were encountered within all of the exploratory borings to the depth of the exploration. 1
These soils are considered as HSG A and B soils, which are favorable for infiltration.
Hydrogeologic (Groundwater) Conditions
Based on Figure XVI-2d of the TGD and the project’s geotechnical investigation (Attachment E), groundwater is anticipated to be greater than 60’ below existing surface. Based on the soils report, subsurface exploration did not encounter groundwater to a depth of 51 feet.
Geotechnical Conditions (relevant to infiltration)
Based on information acquired from the TGD, infiltration of runoff is feasible for the project. Per Geotracker, the site was previously a LUST (Leaking Underground Storage Tank) cleanup site. The previous use was an Exxon Service Station #3724. Per the City of Anaheim Public Utilities
1 Creative Geotechnical, Inc. Preliminary Geotechnical Engineering Investigation, Proposed Hotel over Two-Level Subgrade Parking (~24’deep) 1100 West Ball Road, Anaheim, CA 92802, April 12, 2018.
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letter dated September 15, 1994; Site Closure for Petroleum Hydrocarbon Contamination From Former Exxon Station #7-3724 Located at 1100 W. Ball Road., Anaheim CA, the letter confirms the completion of a site investigation and remedial action for petroleum hydrocarbons at the above site and no further action is required. Additionally, a Shallow Soil Vapor Investigation Report dated August 19, 2015 was prepared by The Reynolds Group. The results of the tests showed soil vapor samples were “non-detect” for volatile organic compounds (VOCs) including all gasoline components, except for tetrachlorethylene (PCE). PCE concentrations are below “Department of Toxic Substance Control (DTSC) Human and Ecological Risk Office (HERO) Note 3” future commercial and residential screening levels. Refer to Attachment E for the closure letter and Shallow Soil Vapor Investigation Report.
Off-Site Drainage Off-site run-on is not anticipated. Utility and Infrastructure Information Wet and dry utilities are proposed for the project and will connect to existing facilities located in West Ball road and West Place.
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III.3 Watershed Description
The following table includes descriptions of the project’s receiving waters:
Receiving Waters East Garden Grove-Wintersburg Channel, Bolsa Bay/Huntington Harbor, Anaheim Bay, Pacific Ocean
303(d) Listed Impairments
East Garden Grove-Wintersburg Channel – Ammonia Bolsa Bay/Huntington Harbor – Chlordane, Copper, Lead, Nickel, Pathogens, PCBs, Sediment Toxicity Anaheim Bay – Sediment Toxicity, PCBs, Nickel, Dieldrin
Applicable TMDLs TMDLs for the project’s receiving waters are currently under development. As such, there are currently no established TMDLs for the project’s 303(d) List pollutant.
Pollutants of Concern for the Project
Pollutants of Concern: Suspended Solids/Sediment, Nutrients, Heavy Metals, Pathogens, Pesticides, Oil and Grease, Toxic Organic Compounds, Trash and Debris.
Primary Pollutants of Concern: Pathogens, Heavy Metals, Pesticides, Toxic Organic Compounds Environmentally Sensitive and Special Biological Significant Areas
There are no Areas of Special Biological Significance (ASBS) or ESA’s within the project site.
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Section IV Best Management Practices (BMPs)
IV. 1 Project Performance Criteria
Project Performance Criteria (NOC Permit Area only) Is there an approved WIHMP or equivalent for the project area that includes more stringent LID feasibility criteria or if there are opportunities identified for implementing LID on regional or sub-regional basis?
YES NO
If yes, describe WIHMP feasibility criteria or regional/sub-regional LID opportunities.
A WIHMP has not been approved for the watershed.
If HCOC exists, list applicable hydromodification control performance criteria
Based on the County’s most recent HCOC Susceptibility Map, HCOC do not exist for the project (Refer to Section II.3).
List applicable LID performance criteria (Section 7.II-2.4.3 from MWQMP)
The applicable LID performance criteria are as follows (the project’s selected LID performance criteria is provided in bold below):
• Retain, onsite (infiltrate, harvest and use, or evapotranspire) stormwater runoff as feasible up to the Design Capture Volume, and
• Recover (i.e.) drawdown the storage volume as soon as possible after a storm event, and, if necessary
• Biotreat, onsite, additional runoff, as feasible, up to 80 percent average annual capture efficiency, and, if necessary
• Retain or biotreat, in a regional facility, the remaining runoff up to 80 percent average annual capture efficiency, and, if necessary
• Fulfill alternative compliance obligations for runoff volume not retained or biotreated up to 80 percent average annual capture efficiency using treatment controls or other alternative approaches. List applicable LID performance criteria (Section 7.II-2.4.3 from MWQMP)
N/A. Project proposes the use of LID BMPs to address the project’s design capture volume.
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Project Performance Criteria
List applicable treatment control BMP performance criteria (Section 7.II-3.2.2 from MWQMP)
Project’s LID DCV has been determined using the following equation: DCV = C x D x A x 43560 sf/ac x 1ft/12in, where: DCV = design storm capture volume, cu-ft = 2,267 cu-ft C = runoff coefficient = (0.75 x imp + 0.15) = 0.75 Imp = impervious fraction of drainage area (ranges from 0 to 1) = 0.80 D = storm depth (inches) = 0.85” A = tributary area (acres) = 0.98 acres* *Project limits is 0.98 acres. For DCV based on DMA limits, see Section IV. 2.2.
IV.2 Site Design and Drainage Plan
The primary goal of site design principles and techniques is to reduce land development impacts on water quality and downstream hydrologic conditions. Benefits of site design include reductions in the size of downstream BMPs, conveyance systems, pollutant loading and hydromodification impacts.
IV.2.1 Site Design BMPs
The following section describes the site design BMPs that have been incorporated into this project.
Minimize Impervious Area
The project will minimize impervious area by providing all multi-level structures and incorporating landscaping within the project’s exposed areas, thereby reducing runoff generated during rain events.
Maximize Natural Infiltration Capacity
The project will take advantage of the favorable native soils onsite and employ the use of Infiltration Wells to infiltrate the project’s DCV.
Preserve Existing Drainage Patterns and Time of Concentration
The proposed drainage pattern is consistent with existing drainage patterns.
Disconnect Impervious Areas
Landscaping will be provided adjacent to walkways and other onsite areas to break up the project’s impervious areas.
Protect Existing Vegetation and Sensitive Areas, and Revegetate Disturbed Areas
The pre-project site consists of a hotel resort and retail shops. There are no vegetation and sensitive areas to preserve. All disturbed areas will be paved or landscaped.
Xeriscape Landscaping
Native and/or tolerant landscaping will be incorporated into the site design consistent with City guidelines.
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IV.2.2 Drainage Management Areas
Per the TGD, the project site has been divided into Drainage Management Areas (DMAs) to be utilized for defining drainage areas tributary to the project’s BMPs. DMA limits have been delineated based on the tributary drainage area for each BMP.
The design capture volume (DCV) and design flow rate utilizing the “Simple Method” described in the TGD Section III.3.1 and III.3.3 are provided below. Locations of DMAs and associated treatment BMPs are provided on the exhibits in Section VI. Per City of Anaheim BMP Guidelines, Pre-treatment for Focused Infiltration, Design Standard #2 – Size Biotreatment BMP for 50% of Flow/Volume, the proposed proprietary BMPs (Modular Wetland System) have been sized for 50% of the design flow rate, as the entire LID design volume is routed a focused Infiltration BMP, 48” RCP Detention System. Additional calculations and TGD Worksheets are provided in Attachment C of this WQMP.
DMA Tributary Drainage Area (Ac.) Imp. C-value Design Storm Depth (in.)
Simple Method DCV (cu-ft)
Tc (min) Intensity (in/hr) QBMP (cfs)
1 0.55 0.80 0.75 0.85 1272 5 0.26 0.11
IV.3 LID BMP Selection and Project Conformance Analysis
Per the 4th Term MS4 Storm Water Permit (Order No. R8-2009-0030, as amended by Order No. R8-2010-0062), Low Impact Development (LID) BMPs must be incorporated into design features and source controls to reduce project related storm water pollutants. The incorporation of LID BMPs into project design requires evaluation of LID measures in the following BMP hierarchy: infiltration, evapotranspiration, harvest/reuse and biotreatment.
The project proposes the use of infiltration BMPs to address the projects runoff pollutants.
IV.3.1 Hydrologic Source Controls (HSCs)
Hydrologic source controls (HSCs) can be considered to be an integration of site design practices and LID BMPs. The goal of HSCs is to reduce runoff volume for a given drainage area without reducing the site’s true impervious area.
Name Included?
Localized on-lot infiltration
Impervious area dispersion (e.g. roof top disconnection)
Street trees (canopy interception)
Residential rain barrels (not actively managed)
Green roofs/Brown roofs
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Name Included?
Blue roofs
Impervious area reduction (e.g. permeable pavers, site design)
IV.3.2 Infiltration BMPs
Infiltration BMPs are LID BMPs that capture, store and infiltrate storm water runoff. These BMPs are engineered to store a specified volume of water and have no design surface discharge (underdrain or outlet structure) until this volume is exceeded. Examples of infiltration BMPs include infiltration trenches, bioretention without underdrains, Infiltration Wells, permeable pavement, and underground infiltration galleries.
Based to the project’s soil type (Type “A” and “B”), the project proposes the use of infiltration wells to address pollutants from project-related runoff. Supporting calculations are provided in Attachment C of this WQMP.
Name Included?
Bioretention without underdrains
Rain gardens
Porous landscaping
Infiltration planters
Retention swales
Infiltration trenches
Infiltration basins
Infiltration Wells
Subsurface infiltration galleries
French drains
Permeable asphalt
Permeable concrete
Permeable concrete pavers
Other:
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BMP Sizing
The proposed BMPs will be sized accordingly its tributary drainage area, as provided in the following table:
DMA BMP System DCVSIMPLE. (ft3) KDESIGN (in/hr)1 DD (hrs) 2 Capacity (ft3) Lat/Long
1
Proprietary Biofiltration (Pre-Treatment) to Subsurface Detention Facility (48” RCP) to Infiltration Well
1272 0.3 48 1272 33.817879°; -117.924742°
1. Assuming 0.3” inches per hour is included in this preliminary design and that actual infiltration testing shall be conducted during the Final WQMP stage. 2. Assuming maximum 48 hour drawdown time
The storage volume provided for the proposed Infiltration Well systems will consist of an underground storage system (Vault) capable of detaining the DMA’s DCV and used for infiltration, which will then receive pre-treatment via proprietary filtration (or biofiltration).
IV.3.3 Evapotranspiration, Rainwater Harvesting BMPs
Name Included?
EVAPOTRANSPIRATION
All HSCs; See Section IV.3.1
Surface-based infiltration BMPs
Biotreatment BMPs
HARVEST & REUSE/ RAINWATER HARVESTING
Above-ground cisterns and basins
Underground detention
Other:
Evapotranspiration
Evapotranspiration BMPs are a class of retention BMPs that discharges stored volume predominately to ET, through some infiltration may occur. ET includes both evaporation and transpiration, and ET BMPs may incorporate one or more of these processes. BMPs must be designed to achieve the maximum feasible ET, where required to demonstrate that the maximum amount of water has been retained on-site. Since ET is not the sole process in the proposed BMPs, specific design and sizing criteria have not been developed for ET-based BMPs.
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Harvest and Reuse
Harvest and Reuse (aka. Rainwater Harvesting) BMPs are LID BMPs that capture and store storm water runoff for later use. These BMPs are engineered to store a specified volume of water and have no design surface discharge until this volume is exceeded. Harvest and use BMPs include both above-ground and below-ground cisterns. Examples of uses for harvested water include irrigation, toilet and urinal flushing, vehicle washing, evaporative cooling, industrial processes and other non-potable uses.
The project does not propose the use of harvesting BMPs, as the project has selected the use of infiltration BMPs to meet the project’s onsite LID requirements.
IV.3.4 Biotreatment BMPs
Biotreatment BMPs are a class of structural LID BMPs that treat suspended solids and dissolved pollutants in storm water using mechanisms characteristic of biologically active systems. These BMPs are considered treat and release facilities and include treatment mechanisms that employ soil microbes and plants. Additional benefits of these BMPs may include aesthetic enjoyment, recreational use, wildlife habitat and reduction in storm water volume.
BIOTREATMENT
ID Name Included?
BIO-1
Bioretention with underdrains
Stormwater planter boxes with underdrains
Rain gardens with underdrains
BIO-5 Constructed wetlands
BIO-2 Vegetated swales
BIO-3 Vegetated filter strips
BIO-7 Proprietary vegetated biotreatment systems
BIO-4 Wet extended detention basin
BIO-6 Dry extended detention basins
In following the hierarchy of LID BMPs for biotreatment, employment of “natural” and non-proprietary BMPs were considered. However, due to the lack of landscaping area and usable parkway area, and the difficulty in conveying gutter flow to parkway landscaping areas (grade differential), the project proposes to employ proprietary biotreatment BMPs for pretreatment.
DMA 1, runoff generated from the southeast portion of the site (roof areas, courtyards, drive aisles, walkways, etc.) will be conveyed to a grate inlet located at the southeast corner and conveyed to a Modular Wetland System for pretreatment then to a subsurface detention facility (48” RCP) located along the northwest boundary near Ball Road, then to 3 Infiltration Drywells.
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Runoff generated from the northwest portion of the site will flow northerly to a proposed catch basin
located at the Ball Road entrance, then to a Modular Wetland System and to 3 Infiltration Drywells.
High flows will be conveyed to a proposed inlet in the northwest corner, then connect to an existing 7’
x 7’ RCB in West Ball Road.
BIOTREATMENT BMP SUMMARY
DMA BMP System
Tributary
Drainage
Area
Design
Intensity
(in/hr)
Qdesign
MWS- L-4-4
Capacity
1
2 - Modular
Wetland System
(MWS-L-4-4)
0.55
0.26
0.11 0.104
*See Attachment C for BMP Calculations for DMA 1 and Sub-DMA’s for each of the
Modular Wetland Systems. Per City of Anaheim BMP Guidelines, Pre-treatment for
Focused Infiltration, Design Standard #2 – Size Biotreatment BMP for 50% of
Flow/Volume, the proposed proprietary BMPs (Modular Wetland System) have been
sized for 50% of the design flow rate, as the entire LID design volume is routed to a
focused Infiltration BMP, 48” RCP Detention System.
IV.3.5 Hydromodification Control BMPs
Not applicable. Per discussion in Section II.3 of this WQMP, the project does not have hydrologic
conditions of concern.
IV.3.6 Regional/Sub-Regional LID BMPs
Not applicable. The project is able to meet LID requirements onsite.
IV.3.7 Treatment Control BMPs
Not applicable. The project is able to meet LID requirements onsite.
IV.3.8 Non-structural Source Control BMPs
The Table below indicates all Non-Structural Source Control BMPs to be utilized in the project.
Discussions of the selected BMPs are provided in the BMP Inspection and Maintenance Responsibility
Matrix provided in Section V of this WQMP.
Non-Structural Source Control BMPs
Identifier Name
Check One If not applicable, state
brief reason Included Not
Applicable
N1 Education for Property Owners,
Tenants and Occupants
Preliminary Water Quality Management Plan (WQMP) “Hotel Redevelopment” Permit No. OTH2017-01009
Section IV Page 21
Non-Structural Source Control BMPs
Identifier Name
Check One If not applicable, state brief reason Included Not Applicable
N2 Activity Restrictions
N3 Common Area Landscape Management
N4 BMP Maintenance
N5 Title 22 CCR Compliance (How development will comply) Proposed facility will not generate waste subject to Title 22 CCR Compliance.
N6 Local Industrial Permit Compliance Project is not industrial.
N7 Spill Contingency Plan
Proposed facilities will not generate waste or store materials subject to the requirements of Chapter 6.95 of the CA Health and Safety Code.
N8 Underground Storage Tank Compliance None proposed.
N9 Hazardous Materials Disclosure Compliance
Proposed project will not store or generate hazardous materials subject to agency requirements.
N10 Uniform Fire Code Implementation
Proposed facility does not propose to store toxic or highly toxic compressed gases.
N11 Common Area Litter Control
N12 Employee Training
N13 Housekeeping of Loading Docks
N14 Common Area Catch Basin Inspection
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Section IV Page 22
Non-Structural Source Control BMPs
Identifier Name
Check One If not applicable, state brief reason Included Not Applicable
N15 Street Sweeping Private Streets and Parking Lots
N16 Retail Gasoline Outlets Not in project scope.
A discussion of each selected Non-Structural Source Control BMP is provided in the following section. The implementation of each BMP is described in the Inspection and Maintenance Responsibility Matrix provided in Section V of this WQMP as well as the Operation and Maintenance Plan provided in Attachment B.
N1 Education for Property Owners, Tenants and Occupants – Educational materials will be provided to commercial tenants by owner and periodically thereafter by the POA to inform them of their potential impacts to downstream water quality. Materials include those described in Section VII of this WQMP and provided in the Final WQMP.
N2 Activity Restrictions – Activity restrictions to minimize potential impacts to water quality and with the purpose of protecting water quality will be prescribed lease agreements (retail tenants) or other equally effective measure.
N3 Common Area Landscape Management – Maintenance activities for landscape areas shall be consistent with City, County and manufacturer guidelines for fertilizer and pesticide use (OC DAMP Section 5.5). Maintenance includes trimming, weeding and debris removal and vegetation planting and replacement. Stockpiled materials during maintenance activities shall be placed away from drain inlets and runoff conveyance devices. Wastes shall be properly disposed of or recycled.
N4 BMP Maintenance – Responsibility for implementation, inspection and maintenance of all BMPs (structural and non-structural) shall be consistent with the BMP Inspection and Maintenance Responsibilities Matrix provided in Section V of this WQMP, with documented records of inspections and maintenance activities completed.
N11 Common Area Litter Control – Litter control onsite will include the use of litter patrols, violation reporting and clean up during landscaping maintenance activities and as needed to ensure good housekeeping of the project’s common areas.
N12 Employee Training – All employees, contractors and subcontractors of the resort and POA shall be trained on the proper use and staging of landscaping and other materials with the potential to impact runoff and proper clean up of spills and materials.
Preliminary Water Quality Management Plan (WQMP) “Hotel Redevelopment” Permit No. OTH2017-01009
Section IV Page 23
N13 Housekeeping of Loading Docks – The proposed loading docks and loading areas shall be inspected with use, with area kept in an orderly manner, following good housekeeping practices. Spills, debris and other waste materials shall be cleaned up and property disposed. Area shall be precluded from run-on and runoff as necessary.
N14 Common Area Catch Basin – As required by the TGD, at least 80% of the project’s private drainage facilities shall be inspected, cleaned/maintained annually, with 100% of facilities inspected and maintained within a two-year period. Cleaning should take place in the late summer/early fall, prior to the start of the wet season. Records shall be kept to document annual compliance.
N15 Street Sweeping Private Streets and Parking Lots – The project’s private drives and parking areas shall be swept, at minimum, on a weekly basis.
IV.3.9 Structural Source Control BMPs
The Table below indicates all Structural Source Control BMPs to be utilized in the project. Discussions of the selected BMPs are provided in text following the table below and in the BMP Inspection and Maintenance Responsibility Matrix provided in Section V of this WQMP.
Structural Source Control BMPs
Identifier Name
Check One If not applicable, state brief reason Included Not Applicable
S1 Provide storm drain system stenciling and signage
S2 Design and construct outdoor material storage areas to reduce pollution introduction No outdoor material storage areas proposed for project use.
S3 Design and construct trash and waste storage areas to reduce pollution introduction
S4
Use efficient irrigation systems & landscape design, water conservation, smart controllers, and source control
S5 Protect slopes and channels and provide energy dissipation Not applicable. No large slopes (hillside landscaping) proposed.
Preliminary Water Quality Management Plan (WQMP) “Hotel Redevelopment” Permit No. OTH2017-01009
Section IV Page 24
Structural Source Control BMPs
Identifier Name
Check One If not applicable, state brief reason Included Not Applicable
Incorporate requirements applicable to individual priority project categories (from SDRWQCB NPDES Permit)
Not applicable. Project resides in SARWQCB.
S6 Dock areas
S7 Maintenance bays None proposed.
S8 Vehicle wash areas None proposed.
S9 Outdoor processing areas None proposed.
S10 Equipment wash areas None proposed.
S11 Fueling areas None proposed.
S12 Hillside landscaping None proposed.
S13 Wash water control for food preparation areas
S14 Community car wash racks None proposed.
A discussion of each selected Structural Source Control BMP is provided in the following section. The implementation of each BMP and the responsible party are described in the Inspection and Maintenance Responsibility Matrix provided in Section V of this WQMP as well as the Operation and Maintenance Plan provided in Attachment B.
S1 Storm Drain Stenciling – Storm drain stencils or signage prohibiting dumping and discharge of materials (“No Dumping – Drains to Ocean”) shall be provided adjacent to each of the project’s proposed inlets. The stencils shall be inspected and restenciled as needed to maintain legibility.
S3 Designated Trash Enclosure – Designated trash enclosure areas shall be covered and designed to preclude trash and pad area from run-on, run-off and wind. Any drains within area shall be connected to the sanitary sewer system, with proper approval from the sewer company. Site shall be inspected with use to ensure all materials are disposed of properly.
S4 (SD-10, SD-12) Use Efficient Irrigation Systems and Landscape Design – In conjunction with routine landscaping maintenance activities, inspect irrigation for signs of leaks, overspray and repair or adjust accordingly. Adjust system cycle to accommodate seasonal fluctuations in water demand and temperatures. Ensure use of native or drought tolerant/non-invasive plant species to minimize water consumption.
Preliminary Water Quality Management Plan (WQMP) “Hotel Redevelopment” Permit No. OTH2017-01009
Section IV Page 25
S6 Dock Areas – Loading areas shall be kept in an orderly manner and designed to prevent the discharge of runoff. Area shall be inspected with use and cleaned up as soon as possible following any spills or waste accumulation. If wash-down of the area is employed, all wash water shall be prevented from entering the storm drain system.
S13 Wash Water Control for Food Preparation Areas – All proposed food service facilities will be equipped with indoor sinks and contained areas for disposal of wash waters containing food wastes. These facilities shall be connected to the sanitary sewer system.
IV.4 Alternative Compliance Plan (If Applicable)
IV.4.1 Water Quality Credits
The project does not propose the use of water quality credits as it is able to meet LID requirements onsite.
Description of Proposed Project
Project Types that Qualify for Water Quality Credits (Select all that apply):
Redevelopment projects that reduce the overall impervious footprint of the project site.
Brownfield redevelopment, meaning redevelopment, expansion, or reuse of real property which may be complicated by the presence or potential presence of hazardous substances, pollutants or contaminants, and which have the potential to contribute to adverse ground or surface WQ if not redeveloped.
Higher density development projects which include two distinct categories (credits can only be taken for one category): those with more than seven units per acre of development (lower credit allowance); vertical density developments, for example, those with a Floor to Area Ratio (FAR) of 2 or those having more than 18 units per acre (greater credit allowance).
Mixed use development, such as a combination of residential, commercial, industrial, office, institutional, or other land uses which incorporate design principles that can demonstrate environmental benefits that would not be realized through single use projects (e.g. reduced vehicle trip traffic with the potential to reduce sources of water or air pollution).
Transit-oriented developments, such as a mixed use residential or commercial area designed to maximize access to public transportation; similar to above criterion, but where the development center is within one half mile of a mass transit center (e.g. bus, rail, light rail or commuter train station). Such projects would not be able to take credit for both categories, but may have greater credit assigned
Redevelopment projects in an established historic district, historic preservation area, or similar significant city area including core City Center areas (to be defined through mapping).
Developments with Live-work developments, a In-fill projects, the
Preliminary Water Quality Management Plan (WQMP) “Hotel Redevelopment” Permit No. OTH2017-01009
Section IV Page 26
dedication of undeveloped portions to parks, preservation areas and other pervious uses.
Developments in a city center area.
Developments in historic districts or historic preservation areas.
variety of developments designed to support residential and vocational needs together – similar to criteria to mixed use development; would not be able to take credit for both categories.
conversion of empty lots and other underused spaces into more beneficially used spaces, such as residential or commercial areas.
Calculation of Water Quality Credits
(if applicable)
Not applicable to project.
IV.4.2 Alternative Compliance Plan Information
Not applicable. The project is able to meet LID BMP requirements onsite to address pollutants in project related storm water runoff.
Preliminary Water Quality Management Plan (WQMP) “Hotel Redevelopment” Permit No. OTH2017-01009
Section V Page 27
Section V Inspection/Maintenance Responsibility for BMPs
Refer to the BMP inspection and maintenance responsibility matrix below. Inspection and maintenance records must be kept for a minimum of five years for inspection by the regulatory agencies.
A Property Owner association (POA) shall be established for this project. The POA shall be responsible the long-term funding, inspection and maintenance of all BMPs prescribed in this WQMP.
Until the project’s POA has been established, all responsibilities pertaining to this WQMP shall be that of the project developer, R3 REAL ESTATE DEVELOPERS. Contact for the interim responsible party is as follows:
Responsible Party:
Contact Name:
Address:
Phone:
Email:
Inspection and maintenance activities, frequencies and responsibilities for the project’s selected BMPs are provided in the following BMP matrix. Inspection and maintenance records must be kept for a minimum of five years for inspection by the regulatory agencies.
BMP INSPECTION & MAINTENANCE RESPONSIBILITIES MATRIX
BMP Inspection/ Maintenance Activities Required Minimum Frequency Reponsible Party(s)
HYDROLOGIC SOURCE CONTROL BMPs
HSC-2 Impervious Area Dispersion
Inspect for standing water and that water infiltrates into underlying soil or evaporates completely.
After significant storm events and monthly with landscaping
Owner/POA
HSC-3 Street Trees Inspect for overall plant health. Trim vegetation as needed. Replace trees as needed.
Monthly with landscaping Owner/POA
Preliminary Water Quality Management Plan (WQMP) “Hotel Redevelopment” Permit No. OTH2017-01009
Section V Page 28
BMP INSPECTION & MAINTENANCE RESPONSIBILITIES MATRIX
BMP Inspection/ Maintenance Activities Required Minimum Frequency Reponsible Party(s)
INFILTRATION BMPs
INF-5 Infiltration Well
Inspect for standing water inside Infiltration Well shaft and that water infiltrates into underlying soil completely. Inspect and remove accumulated sediment and debris in pre-treatment chamber as needed.
After significant storm events, semi-annual and as needed.
Owner/POA
BIOTREATMENT BMPs
BIO-7
Proprietary Biotreatment (Modular Wetland System or approved equivalent)
Inspect unit for accumulated debris and sediment and plant health; remove trash from screening device and separation chamber; trim vegetation. Remove sediment from pre-chamber, replace pre-filter cartridge media and drain down filter media.
Replace wetland media.
Annually 20 years
Owner/POA
INF-7 Subsurface Detention Vault
Inspect for standing water and that water infiltrates into underlying soil completely. Inspect and remove accumulated sediment and debris in pre-treatment chamber as needed
After significant storm events, semi-annual and as needed.
Owner/POA
NON-STRUCTURAL SOURCE CONTROL BMPs
N1
Education for Property Owners, Tenants and Occupants
Educational materials will be provided to retail tenants commercial tenants by the owner and thereafter on an annual basis by the POA. Materials shall include those provided in Attachment A of this WQMP and any updated materials.
Close of escrow, lease and annually Owner/POA
Preliminary Water Quality Management Plan (WQMP) “Hotel Redevelopment” Permit No. OTH2017-01009
Section V Page 29
BMP INSPECTION & MAINTENANCE RESPONSIBILITIES MATRIX
BMP Inspection/ Maintenance Activities Required Minimum Frequency Reponsible Party(s)
N2 Activity Restrictions
The Owner will prescribe activity restrictions to protect surface water quality through lease agreements or other equally effective measure, for the property. Upon takeover of site responsibilities by the POA, the POA shall be responsible for ensuring residents and tenant compliance.
Ongoing Owner/POA
N3 Common Area Landscape Management
Maintenance shall be consistent with County requirements, plus fertilizer and/or pesticide usages shall be consistent with City, County and manufacturer guidelines for use of fertilizers and pesticides (OC DAMP Section 5.5). Maintenance includes mowing, weeding, and debris removal on a monthly basis. Trimming, replanting and replacement of mulch shall be performed on an as-needed basis. Trimmings, clippings, and other waste shall be properly disposed of off-site in accordance with local regulations. Materials temporarily stockpiled during maintenance activities shall be placed away from water courses and drain inlets.
Monthly Owner/POA
N4 BMP Maintenance
Maintenance of BMPs implemented at the project site shall be performed at the frequency prescribed in this WQMP. Records of inspections and BMP maintenance shall be maintained by the responsible party and documented with the WQMP, and shall be available for review upon request.
Ongoing Owner/POA
Preliminary Water Quality Management Plan (WQMP) “Hotel Redevelopment” Permit No. OTH2017-01009
Section V Page 30
BMP INSPECTION & MAINTENANCE RESPONSIBILITIES MATRIX
BMP Inspection/ Maintenance Activities Required Minimum Frequency Reponsible Party(s)
N11 Common Area Litter control
Litter patrol, violations investigation, reporting and other litter control activities shall be performed in conjunction with maintenance activities. Littler collection and removal shall be performed on a weekly basis.
Ongoing patrols. Weekly (minimum) pick up and removal
Owner/POA
N12 Employee Training
All employees, contractors and subcontractors of the POA shall receive training regarding the potential impacts of their actions on downstream water quality, proper material use and staging (for landscaping and other materials) and proper clean up material
Annually and as needed Owner/POA
N13 Housekeeping of Loading Docks
The proposed loading docks and loading areas shall be inspected with use, with area kept in an orderly manner, following good housekeeping practices. Pills, debris and other waste materials shall be cleaned up and property disposed. Area shall be precluded from run-on and runoff as necessary.
Daily with Use Owner/POA
N14 Common Area Catch Basin Inspection
Catch basin inlets, area drains, swales, curb-and-gutter systems and other drainage systems shall be inspected prior to October 1st of each year and after large storm events. If necessary, drains shall be cleaned prior to any succeeding rain events. 80% of facilities shall be inspected and cleaned annually, with 100% of facilities inspected and maintained
Annually Owner/POA
Preliminary Water Quality Management Plan (WQMP) “Hotel Redevelopment” Permit No. OTH2017-01009
Section V Page 31
BMP INSPECTION & MAINTENANCE RESPONSIBILITIES MATRIX
BMP Inspection/ Maintenance Activities Required Minimum Frequency Reponsible Party(s)
N15 Street Sweeping Private Streets Streets shall be swept on a weekly basis. Weekly Owner/POA
STRUCTURAL SOURCE CONTROL BMPs
S1 SD-13
Provide storm drain system stencilling and signage
Storm drain stencils shall be inspected for legibility, at minimum, once prior to the storm season, no later than October 1st each year. Those determined to be illegible will be re-stenciled as soon as possible.
Annually Owner/POA
S3 SD-32 Designated Trash Enclosure
Designated trash enclosure areas shall be covered and designed to preclude trash and pad area from run-on, run-off and wind. Any drains within area shall be connected to the sanitary sewer system, with proper approval from the sewer company. Site shall be inspected with use to ensure all materials are disposed of properly.
Daily with Use Owner/POA
S4 SD-12
Use efficient irrigation systems & landscape design, water conservation, smart controllers, and source control
In conjunction with routine maintenance activities, verify that landscape design continues to function properly by adjusting properly to eliminate overspray to hardscape areas, and to verify that irrigation timing and cycle lengths are adjusted in accordance with water demands, given time of year, weather, day or night time temperatures based on system specifications and local climate patterns.
Monthly Owner/POA
Preliminary Water Quality Management Plan (WQMP) “Hotel Redevelopment” Permit No. OTH2017-01009
Section V Page 32
BMP INSPECTION & MAINTENANCE RESPONSIBILITIES MATRIX
BMP Inspection/ Maintenance Activities Required Minimum Frequency Reponsible Party(s)
S6 Dock Areas
Loading areas shall be kept in an orderly manner and designed to prevent the discharge of runoff. Area shall be inspected with use and cleaned up as soon as possible following any spills or waste accumulation. If wash-down of the area is employed, all wash water shall be prevented from entering the storm drain system.
Daily with Use Owner/POA
S13 Wash Water Controls for Food Preparation Areas
All proposed food service facilities will be equipped with indoor sinks and contained areas for disposal of wash waters containing food wastes. These facilities shall be connected to the sanitary sewer system.
Daily with Use Owner/POA
Preliminary Water Quality Management Plan (WQMP) “Hotel Redevelopment” Permit No. OTH2017-01009
RSR Development Section VI Page 33
Section VI Site Plan and Drainage Plan
The exhibits provided in this section are to illustrate the post construction BMPs prescribed within this WQMP. Drainage flow information of the proposed project, such as general surface flow lines, concrete or other surface drainage conveyances, and storm drain facilities are also depicted. All structural source control and treatment control BMPs are shown as well.
Exhibits
• Vicinity Map
• Preliminary WQMP Site Plan
PREPARED BY:PREPARED FOR:DRAWN BY: TIH
DATE: 09/03/2019
W.O.: 4344-1
PROJECT SITE
"1100 WEST BALL ROAD HOTEL REDEVELOPMENT"
SOUTHWEST OF BALL ROAD AND WEST PLACE
CITY OF ANAHEIM, CA
PWQMP
VICINITY
MAP
R3 LODGING
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DMA
LEGEND
"1100 WEST BALL ROAD" - HOTEL REDEVELOPMENT
SOUTHWEST OF WEST BALL ROAD AND WEST STREET
CITY OF ANAHEIM, CA
PRELIMINARY WATER QUALITY
MANAGEMENT PLAN - SITE PLAN
0.55
DMA1
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C-2CONCEPTUAL GRADING PLAN
1100 W. BALL ROAD
City of Anaheim
HOTEL REDEVELOPMENT
SHEET
GRAPHIC SCALE
40'20'0'5'20'
FOR REFERENCE ONLY
Preliminary Water Quality Management Plan (WQMP) “Hotel Redevelopment” Permit No. OTH2017-01009
Section VII Page 34
Section VII Educational Materials
Education Materials
Residential Material
(http://www.ocwatersheds.com)
Check If
Applicable
Business Material
(http://www.ocwatersheds.com)
Check If
Applicable
The Ocean Begins at Your Front Door Tips for the Automotive Industry
Tips for Car Wash Fund-raisers Tips for Using Concrete and Mortar
Tips for the Home Mechanic Tips for the Food Service Industry
Homeowners Guide for Sustainable Water Use Proper Maintenance Practices for Your Business
Household Tips Other Material Check If Attached Proper Disposal of Household Hazardous Waste
Recycle at Your Local Used Oil Collection Center (North County)
Recycle at Your Local Used Oil Collection Center (Central County)
Recycle at Your Local Used Oil Collection Center (South County)
Tips for Maintaining a Septic Tank System
Responsible Pest Control
Sewer Spill Tips for the Home Improvement Projects
Tips for Horse Care
Tips for Landscaping and Gardening
Tips for Pet Care
Tips for Pool Maintenance
Tips for Residential Pool, Landscape and Hardscape Drains
Tips for Projects Using Paint
Preliminary Water Quality Management Plan (WQMP) “Hotel Redevelopment” Permit No. OTH2017-01009
Attachment
Attachment A
Educational Materials
(Educational materials to be provided in Final WQMP)
Preliminary Water Quality Management Plan (WQMP) “Hotel Redevelopment” Permit No. OTH2017-01009
Attachment
Attachment B
O & M Plan
Preliminary Water Quality Management Plan (WQMP) “Hotel Redevelopment” Permit No. OTH2017-01009
RSR Development Operation and Maintenance Plan
Operations and Maintenance (O&M) Plan
Water Quality Management Plan
Preliminary Water Quality Management Plan (WQMP) “Hotel Redevelopment” Permit No. OTH2017-01009
Operation and Maintenance Plan
BMP Applicable? Yes/No
BMP Name and BMP Implementation, Maintenance and Inspection Procedures Implementation, Maintenance, and Inspection Frequency and Schedule
Person or Entity with Operation & Maintenance Responsibility
Non-Structural Source Control BMPs
Yes
N1. Education for Property Owners, Tenants and Occupants
Educational materials will be provided to commercial tenants by the owner and thereafter on an annual basis by the POA. Materials shall include those provided in Attachment A of this WQMP and any updated materials.
At lease signing and annually thereafter. Owner/POA
Preliminary Water Quality Management Plan (WQMP) “Hotel Redevelopment” Permit No. OTH2017-01009
Operation and Maintenance Plan
BMP Applicable? Yes/No
BMP Name and BMP Implementation, Maintenance and Inspection Procedures Implementation, Maintenance, and Inspection Frequency and Schedule
Person or Entity with Operation & Maintenance Responsibility
Yes
N2. Activity Restrictions
The Owner will prescribe activity restrictions to protect surface water quality, through, lease agreements or other equally effective measure, for the property. Upon takeover of site responsibilities by the POA, the POA shall be responsible for ensuring residents and tenant compliance.
Ongoing Owner/POA
Preliminary Water Quality Management Plan (WQMP) “Hotel Redevelopment” Permit No. OTH2017-01009
Operation and Maintenance Plan
BMP Applicable? Yes/No
BMP Name and BMP Implementation, Maintenance and Inspection Procedures Implementation, Maintenance, and Inspection Frequency and Schedule
Person or Entity with Operation & Maintenance Responsibility
Yes
N3. Common Area Landscape Management
Maintenance shall be consistent with County requirements, plus fertilizer and/or pesticide usages shall be consistent with County guidelines for use of fertilizers and pesticides (OC DAMP Section 5.5). Maintenance includes mowing, weeding, and debris removal on a weekly basis. Trimming, replanting and replacement of mulch shall be performed on an as-needed basis. Trimmings, clippings, and other waste shall be properly disposed of off-site in accordance with local regulations. Materials temporarily stockpiled during maintenance activities shall be placed away from water courses and drain inlets.
Monthly Owner/POA
Yes
N4. BMP Maintenance
Maintenance of BMPs implemented at the project site shall be performed at the frequency prescribed in this WQMP. Records of inspections and BMP maintenance shall be maintained by the responsible party and documented with the WQMP, and shall be available for review upon request.
Ongoing, as prescribed per WQMP. Owner/POA
No N5. Title 22 CCR Compliance
Not applicable to residential projects.
Preliminary Water Quality Management Plan (WQMP) “Hotel Redevelopment” Permit No. OTH2017-01009
Operation and Maintenance Plan
BMP Applicable? Yes/No
BMP Name and BMP Implementation, Maintenance and Inspection Procedures Implementation, Maintenance, and Inspection Frequency and Schedule
Person or Entity with Operation & Maintenance Responsibility
No N6. Local Water Quality Permit Compliance
Not applicable. No local water quality permits are required for the operation of the project.
No N7. Spill Contingency Plan
Not applicable to residential projects.
No N8. Underground Storage Tank Compliance
Not applicable. None onsite.
No N9. Hazardous Materials Disclosure Compliance
Not applicable to residential projects.
No N10. Uniform Fire Code Implementation
Not applicable to residential projects.
Yes
N11. Common Area Litter Control
Litter patrol, violations investigation, reporting and other litter control activities shall be performed in conjunction with landscape maintenance activities.
Ongoing patrols. Weekly (minimum) pick up and removal. Monthly inspections with landscaping maintenance. Owner/POA
Yes
N12. Employee Training
All employees, contractors and subcontractors of the resort and POA shall receive training regarding the potential impacts of their actions on downstream water quality, proper material use and staging (for landscaping and other materials) and proper clean up material
Annually and as needed Owner/POA
Preliminary Water Quality Management Plan (WQMP) “Hotel Redevelopment” Permit No. OTH2017-01009
Operation and Maintenance Plan
BMP Applicable? Yes/No
BMP Name and BMP Implementation, Maintenance and Inspection Procedures Implementation, Maintenance, and Inspection Frequency and Schedule
Person or Entity with Operation & Maintenance Responsibility
Yes
N13. Housekeeping of Loading Docks
The proposed loading docks and loading areas shall be inspected with use, with area kept in an orderly manner, following good housekeeping practices. Pills, debris and other waste materials shall be cleaned up and property disposed. Area shall be precluded from run-on and runoff as necessary.
Daily with use Owner/POA and Tenants
Yes
N14. Common Area Catch Basin Inspection
Catch basin inlets, area drains, swales, curb-and-gutter systems and other drainage systems shall be inspected prior to October 1st of each year and after large storm events. If necessary, drains shall be cleaned prior to any succeeding rain events. 80% of facilities shall be inspected and cleaned annually, with 100% of facilities inspected and maintained
Annually Owner/POA
Yes
N15. Street Sweeping Private Streets and Parking Lots
Streets must be swept at minimum, on a weekly and as needed basis.
Weekly and as needed Owner/POA
Preliminary Water Quality Management Plan (WQMP) “Hotel Redevelopment” Permit No. OTH2017-01009
Operation and Maintenance Plan
BMP Applicable? Yes/No
BMP Name and BMP Implementation, Maintenance and Inspection Procedures Implementation, Maintenance, and Inspection Frequency and Schedule
Person or Entity with Operation & Maintenance Responsibility
Structural Source Control BMPs
Yes
S1. Provide Storm Drain System Stenciling and Signage
Storm drain stencils shall be inspected for legibility, at minimum, once prior to the storm season, no later than October 1st each year. Those determined to be illegible will be re-stenciled as soon as possible.
Annually Owner/POA
No
S2. Design Outdoor Hazardous Material Storage Areas to Reduce Pollutant Introduction
Not applicable. No outdoor storage of hazardous materials onsite.
Yes
S3. Design Trash Enclosures to Reduce Pollutant Introduction
Designated trash enclosure areas shall be covered and designed to preclude trash and pad area from run-on, run-off and wind. Any drains within area shall be connected to the sanitary sewer system, with proper approval from the sewer company. Site shall be inspected with use to ensure all materials are disposed of properly.
Daily with use Owner/POA and Tenants
Preliminary Water Quality Management Plan (WQMP) “Hotel Redevelopment” Permit No. OTH2017-01009
Operation and Maintenance Plan
BMP Applicable? Yes/No
BMP Name and BMP Implementation, Maintenance and Inspection Procedures Implementation, Maintenance, and Inspection Frequency and Schedule
Person or Entity with Operation & Maintenance Responsibility
Yes
S4. Use Efficient Irrigation Systems and Landscape Design
In conjunction with routine maintenance activities, verify that landscape design continues to function properly by adjusting properly to eliminate overspray to hardscape areas, and to verify that irrigation timing and cycle lengths are adjusted in accordance with water demands, given time of year, weather, day or night time temperatures based on system specifications and local climate patterns.
Monthly Owner/POA
No S5. Protect Slopes and Channels
Not applicable. Site is flat.
Yes
S6. Loading Dock Areas
Loading areas shall be kept in an orderly manner and designed to prevent the discharge of runoff. Area shall be inspected with use and cleaned up as soon as possible following any spills or waste accumulation. If wash-down of the area is employed, all wash water shall be prevented from entering the storm drain system.
Daily with Use Owner/POA and Tenants
No S7. Maintenance Bays and Docks
Not applicable. None proposed.
No S8. Vehicle Wash Areas
Not applicable. None proposed.
Preliminary Water Quality Management Plan (WQMP) “Hotel Redevelopment” Permit No. OTH2017-01009
Operation and Maintenance Plan
BMP Applicable? Yes/No
BMP Name and BMP Implementation, Maintenance and Inspection Procedures Implementation, Maintenance, and Inspection Frequency and Schedule
Person or Entity with Operation & Maintenance Responsibility
No S9. Outdoor Processing Areas
Not applicable. No outdoor processing onsite.
No S10. Equipment Wash Areas
Not applicable. No wash areas onsite.
No S11. Fueling Areas
Not applicable. No fueling areas onsite.
No
S12. Site Design and Landscape Planning (Hillside Landscaping)
Not applicable. Project is not hillside development.
Yes
S13. Wash Water Controls for Food Preparation Areas
All proposed food service facilities will be equipped with indoor sinks and contained areas for disposal of wash waters containing food wastes. These facilities shall be connected to the sanitary sewer system.
Daily with Use Owner/POA and Tenants
No
S14. Community Car Wash Racks
Not applicable. No community car wash areas onsite.
Preliminary Water Quality Management Plan (WQMP) “Hotel Redevelopment” Permit No. OTH2017-01009
Operation and Maintenance Plan
BMP Applicable? Yes/No
BMP Name and BMP Implementation, Maintenance and Inspection Procedures Implementation, Maintenance, and Inspection Frequency and Schedule
Person or Entity with Operation & Maintenance Responsibility
Low Impact Development BMPs
BIO-7 Proprietary Biotreatment (Modular Wetland System or approved equivalent) – Inspect unit for accumulated debris and sediment and plant health; remove trash from screening device and separation chamber; trim vegetation. Remove sediment from pre-chamber, replace pre-filter cartridge media and drain down filter media.
Replace soil media.
INF-5 Infiltration Wells (Maxwell System by Torrent Resources) – Inspect for standing water after storm events. Clean out pre-treatment area as needed for sediment and trash/debris.
Annually
5-10 years or as needed
After significant storm events, semi-annual and as needed.
Owner/POA
INF-7 Subsurface Detention System After significant storm events, semi-annual and as needed. Owner/POA
Preliminary Water Quality Management Plan (WQMP) “Hotel Redevelopment” Permit No. OTH2017-01009
Operation and Maintenance Plan
Required Permits
No additional permits are necessary for the operation and maintenane of the proposed BMPs.
Forms to Record BMP Implementation, Maintenance, and Inspection
The form that will be used to record implementation, maintenance, and inspection of BMPs is attached.
Recordkeeping
All records must be maintained for at least five (5) years and must be made available for review upon request.
Preliminary Water Quality Management Plan (WQMP) “Hotel Redevelopment” Permit No. OTH2017-01009
Operation and Maintenance Plan
Today’s Date:
Name of Person Performing Activity (Printed):
Signature:
BMP Name (As Shown in O&M Plan) Brief Description of Implementation, Maintenance, and Inspection Activity Performed
Preliminary Water Quality Management Plan (WQMP) “Hotel Redevelopment” Permit No. OTH2017-01009
Attachment
Attachment C
BMP Calculations and Details
Preliminary Water Quality Management Plan (WQMP) “Hotel Redevelopment” Permit No. OTH2017-01009
Attachment
BMP Calculations
Preliminary Water Quality Management Plan (WQMP) “Hotel Redevelopment” Permit No. OTH2017-01009
Attachment
Worksheet B: Simple Design Capture Volume Sizing Method (DMA 1)
Step 1: Determine the design capture storm depth used for calculating volume
1 Enter design capture storm depth from Figure III.1, d (inches) d= 0.85 inches
2 Enter the effect of provided HSCs, dHSC (inches) (Worksheet A) dHSC= 0 inches
3 Calculate the remainder of the design capture storm depth, dremainder (inches) (Line 1 – Line 2) dremainder= 0.85 inches
Step 2: Calculate the DCV
1 Enter Project area tributary to BMP (s), A (acres) A= 0.55 acres
2 Enter Project Imperviousness, imp (unitless) imp= 0.80
3 Calculate runoff coefficient, C= (0.75 x imp) + 0.15 C= 0.75
4 Calculate runoff volume, Vdesign= (C x dremainder x A x 43560 x (1/12)) Vdesign= 1272 cu-ft
Step 3: Design BMPs to ensure full retention of the DCV
Step 3a: Determine design infiltration rate
1 Enter measured infiltration rate, Kmeasured (in/hr) (Appendix VII) Kmeasured= 0.3 In/hr
2 Enter combined safety factor from Worksheet H, Sfinal (unitless) Sfinal= N/A
3 Calculate design infiltration rate, Kdesign = Kmeasured / Sfinal Kdesign= 0.3 In/hr Step 3b: Determine minimum BMP footprint
4 Enter drawdown time, T (max 48 hours) T= 48 Hours
5 Calculate max retention depth that can be drawn down within the drawdown time (feet), Dmax = Kdesign x T x (1/12) Dmax= 1.2 feet
6 Calculate minimum area required for BMP (sq-ft), Amin = Vdesign/ dmax Amin= 1,060 sq-ft
Calculations:
Preliminary Water Quality Management Plan (WQMP) “Hotel Redevelopment” Permit No. OTH2017-01009
Attachment
Kdesign assuming 0.3 inches per hour until site-specific infiltration rates are available in the Final WQMP. Describe system: Media-Based Filtration (MWS 4x4 unit) pre-treatment discharging to 102’ of 48” RCP (detention) to 4’ Infiltration Well with 30’ of infiltration shaft depth. Provide drawdown time calculations per applicable BMP Fact Sheet: DCVsimple = 1,272 cu-ft; Infiltration Well cfs = 0.0026 cfs (Total infiltration surface area / FPS; where Kdesign = 0.3in/hr; Convert to fps = 0.00032; Surface Area 4’ shaft =12.56 SF; Total SF area at 30’ shaft depth = 376.80). DD = (1,272 cu-ft) / (0.0026 cfs X 3600 hrs/s) = 135.99 hours Number of Drywells Required: 135.03/48 hours = 2.8 Drywells (4’ @ 30’ Depth); 3 4’ drywells will be provided The minimum BMP footprint required is 1,060 sq-ft and the BMP footprint provided is 1,130 sq-ft.
Preliminary Water Quality Management Plan (WQMP) “Hotel Redevelopment” Permit No. OTH2017-01009
Attachment
Worksheet D: Capture Efficiency Method for Flow-Based BMPs
Step 1: Determine the design capture storm depth used for calculating volume
1 Enter the time of concentration, Tc (min) (See Appendix IV.2) Tc= 5
2 Using Figure III.4, determine the design intensity at which the estimated time of concentration (Tc) achieves 80% capture efficiency, I1 I1= 0.27 in/hr
3 Enter the effect depth of provided HSCs upstream, dHSC (inches) (Worksheet A) dHSC= 0 inches
4 Enter capture efficiency corresponding to dHSC, Y2 (Worksheet A) Y2= 0 %
5 Using Figure III.4, determine the design intensity at which the time of concentration (Tc) achieves the upstream capture efficiency(Y2), I2 I2= 0
6 Determine the design intensity that must be provided by BMP Idesign= I1-I2 Idesign= 0.27
Step 2: Calculate the design flowrate
1 Enter Project area tributary to BMP (s), A (acres) A= 0.55 acres
2 Enter Project Imperviousness, imp (unitless) imp= 0.80
3 Calculate runoff coefficient, C= (0.75 x imp) + 0.15 C= 0.75
4 Calculate design flow rate, Qdesign= (C x idesign x A) Qdesign= 0.11 cfs
Supporting Calculations
Describe system: Proprietary Biotreatment BMPs will be employed to pre-treat project runoff. Runoff will be conveyed as sheet flow, gutter flow and pipe flow to project retention BMP system. Two (2) MWS 4x4 unit pre-treatment to subsurface RCP detention to three (3) infiltration wells.
Per City of Anaheim BMP Guidelines, Pre-treatment for Focused Infiltration, Design Standard #2 – Size Biotreatment BMP for 50% of Flow/Volume, the proposed Modular Wetland Systems have been sized for 50% of the design flow rate, as the entire LID design volume is routed a focused Infiltration BMP, 48” RCP Detention System.
Preliminary Water Quality Management Plan (WQMP) “Hotel Redevelopment” Permit No. OTH2017-01009
Attachment
Worksheet D: Capture Efficiency Method for Flow-Based BMPs
Sub-DMAs: Southeast Portion of Site: 0.275 acres 0.75 x 0.27 x 0.275 = 0.055 cfs (Pretreatment Rate = 0.055 cfs/50%= 0.0275 cfs) Northwest Portion of Site: 0.275 acres 0.75 x 0.27 x 0.275 = 0.055 cfs (Pretreatment Rate = 0.055 cfs/50% = 0.0275 cfs) A MWS-L-4-4 is proposed for each sub DMA, this unit has a 0.104 cfs capacity.
Provide time of concentration assumptions: Assuming 5 minute time of concentration.
Graphical Operations
Preliminary Water Quality Management Plan (WQMP) “Hotel Redevelopment” Permit No. OTH2017-01009
Attachment
Feasibility Worksheets
Preliminary Water Quality Management Plan (WQMP) “Hotel Redevelopment” Permit No. OTH2017-01009
Attachment
Table 2.7: Infiltration BMP Feasibility Worksheet
Infeasibility Criteria Yes No
1 Would Infiltration BMPs pose significant risk for groundwater related concerns? Refer to Appendix VII (Worksheet I) for guidance on groundwater-related infiltration feasibility criteria. x
Provide basis: Based on TGD and County of Orange GIS data, there are no restrictions for infiltration.
2
Would Infiltration BMPs pose significant risk of increasing risk of geotechnical hazards that cannot be mitigated to an acceptable level? (Yes if the answer to any of the following questions is yes, as established by a geotechnical expert):
The BMP can only be located less than 50 feet away from slopes steeper than 15 percent.
The BMP can only be located less than eight feet from building foundations or an alternative setback.
A study prepared by a geotechnical professional or an available watershed study substantiates that stormwater infiltration would potentially result in significantly increased risks of geotechnical hazards that cannot be mitigated to an acceptable level.
X
Provide basis:
Per TGD, site is not located in plume or contamination area.
3 Would infiltration of the DCV from drainage area violate downstream water rights? X
Provide basis: No restrictions on water rights for project site.
Partial Infeasibility Criteria Yes No
4 Is proposed infiltration facility located on HSG D soils or the site geotechnical investigation identifies presence of soil characteristics which support categorization as D soils? X
Provide basis: Per NRCS Web Soil Survey data, site resides on HSG Group A and B soils, Soil type also confirmed by geotechnical reports.
Preliminary Water Quality Management Plan (WQMP) “Hotel Redevelopment” Permit No. OTH2017-01009
Attachment
Table 2.7: Infiltration BMP Feasibility Worksheet
Infeasibility Criteria Yes No
5 Is measured infiltration rate below proposed facility less than 0.3 inches per hour? This calculation shall be based on the methods described in Appendix VII. X
Provide basis: Infiltration testing will be conducted during the Final WQMP stage. Assumed infiltration rate of 0.3 inches per hour will be applied to the BMP design for this Preliminary WQMP.
6
Would reduction of over pre-developed conditions cause impairments to downstream beneficial uses, such as change of seasonality of ephemeral washes or increased discharge of contaminated groundwater to surface waters?
X
Provide citation to applicable study and summarize findings relative to the amount of infiltration that is permissible:
Project discharges to storm drains and channels that are not ephemeral.
7
Would an increase in infiltration over pre-developed conditions cause impairments to downstream beneficial uses, such as change of seasonality of ephemeral washes or increased discharge of contaminated groundwater to surface waters?
X
Provide citation to applicable study and summarize findings relative to the amount of infiltration that is permissible:
Based on TGD and county GIS records, no restrictions on infiltration due to groundwater concerns.
Infiltration Screening Results (check box corresponding to result):
8
Is there substantial evidence that infiltration from the project would result in a significant increase in I&I to the sanitary sewer that cannot be sufficiently mitigated? (See Appendix XVII) Provide narrative discussion and supporting evidence:
Per TGD and County of Orange GIS data, project is not located in an area where increase in I&I to the sanitary sewer is of concern.
X
9
If any answer from row 1-3 is yes: infiltration of any volume is not feasible within the DMA or equivalent. Provide basis:
Yes, the site is a prior contamination site. But the site has been cleaned.
Preliminary Water Quality Management Plan (WQMP) “Hotel Redevelopment” Permit No. OTH2017-01009
Attachment
Table 2.7: Infiltration BMP Feasibility Worksheet
Infeasibility Criteria Yes No
10
If any answer from row 4-7 is yes, infiltration is permissible but is not presumed to be feasible for the entire DCV. Criteria for designing biotreatment BMPs to achieve the maximum feasible infiltration and ET shall apply. Provide basis:
Answer to items are “no”.
11
If all answers to rows 1 through 11 are no, infiltration of the full DCV is potentially feasible, BMPs must be designed to infiltrate the full DCV to the maximum extent practicable. Provide basis: Project will infiltrate DCV.
Summary of Groundwater-related Feasibility Criteria
1 Is project large or small? (as defined by Table C-2) circle one Large Small
2 What is the tributary area to the BMP? A 0.55 acres
3 What type of BMP is proposed? Subsurface Detention Pipe and Drywell
4 What is the infiltrating surface area of the proposed BMP? ABMP
3 - 4’ Drywell @
30’ (376.80 sq-ft)
sq-ft
5
What land use activities are present in the tributary area (list all)
The project site is currently a vacant lot.
6 What land use-based risk category is applicable? L M H
7
If M or H, what pretreatment and source isolation BMPs have been considered and are proposed (describe all):
8 What minimum separation to mounded seasonally high groundwater applies to the proposed BMP? See Appendix C.2 (circle one) 5 ft 10 ft
Preliminary Water Quality Management Plan (WQMP) “Hotel Redevelopment” Permit No. OTH2017-01009
Attachment
Summary of Groundwater-related Feasibility Criteria
9
Provide rationale for selection of applicable minimum separation to seasonally high mounded groundwater: Minimum separation from groundwater is more than 10 feet.
10 What is the separation from the infiltrating surface to seasonally high
groundwater? Unknown ft
11 What is the separation from the infiltrating surface to mounded seasonally
high groundwater? Unknown ft
12
Describe assumptions and methods used for mounding analysis: Based on site exploration,
groundwater was not encountered at a depth of 51 feet.
13 Is the site within a plume protection boundary? Y N N/A
14 Is the site within a selenium source area or other natural plume
area? Y N N/A
15 Is the site within 250 feet of a contaminated site? Y N N/A
16
If site-specific study has been prepared, provide citation and briefly summarize relevant findings: Refer
to City of Anaheim Letter dated September 15, 1994 “Site Closure For Petroleum Hydrocarbon Contamination From Former Exxon Station #7-3724 Located at 1100 W. Ball Road, Anaheim CA” Findings from this letter stated that there is no apparent threat to groundwater. The general risk appraisal indicates that contamination that is still on-site does not pose a threat to groundwater. There is no apparent threat to public health.
17 Is the site within 100 feet of a water supply well, spring, or septic
system? Y N N/A
18 Is infiltration feasible on the site relative to groundwater-related
criteria? Y N
Preliminary Water Quality Management Plan (WQMP) “Hotel Redevelopment” Permit No. OTH2017-01009
Attachment
Summary of Groundwater-related Feasibility Criteria
Provide rationale for feasibility determination: Based on site exploration, groundwater was not encountered at depths of 51 feet.
Note: if a single criterion or group of criteria would render infiltration infeasible, it is not necessary to
evaluate every question in this worksheet.
Preliminary Water Quality Management Plan (WQMP) “Hotel Redevelopment” Permit No. OTH2017-01009
Attachment
BMP Details
Preliminary Water Quality Management Plan (WQMP) “Hotel Redevelopment” Permit No. OTH2017-01009
Attachment
INF-5 Infiltration Well
TECHNICAL GUIDANCE DOCUMENT APPENDICES
XIV-36 December 20, 2013
INF-5: Drywell
Drywells are similar to infiltration trenches in their design
and function, but generally have a greater depth to footprint
area ratio and can be installed at relatively large depths. A
drywell is a subsurface storage facility designed to
temporarily store and infiltrate runoff, primarily from
rooftops or other impervious areas with low pollutant
loading. A drywell may be either a small excavated pit filled
with aggregate or a prefabricated storage chamber or pipe
segment. Drywells can be used to reduce the volume of
runoff from roofs and other relatively clean surfaces. While
roofs are generally not a significant source of stormwater
pollutants, they can be a major contributor of runoff volumes.
Therefore, drywells can indirectly enhance water quality by
reducing the water quality design volume that must be
treated by other, downstream stormwater management
facilities. Note: A drywell is considered a "Class V Injection
Wells" under the federal Underground Injection Control (UIC)
Program regulated in California by U.S. EPA Region 9. A UIC
permit may be required (for details see http://www.epa.gov/region9/water/groundwater/uic-classv.html).
Feasibility Screening Considerations
Drywells shall pass infiltration infeasibility screening criteria (TGD Section 2.4.2.4) to be considered for use.
Dry wells provide a more direct pathway for stormwater to groundwater, therefore pose a greater risk to groundwater quality than surface infiltration systems.
Opportunity Criteria
Drywells may be used to infiltrate roof runoff, either directly or from the overflow from a cistern.
Soils are adequate for infiltration or can be amended to provide an adequate infiltration rate.
Space available for pretreatment (biotreatment or treatment control BMP as described below).
The drywell must be located in native soil; over-excavated by at least one foot in depth and
replaced uniformly without compaction.
Potential for groundwater contamination can be mitigated through isolation of pollutant sources, pretreatment of inflow, and/or demonstration of adequate treatment capacity of underlying soils.
Infiltration is into native soil, or depth of engineered fill is ≤ 5 feet from the bottom of the facility to native material and infiltration into fill is approved by a geotechnical professional.
OC-Specific Design Criteria and Considerations
□ Must comply with local, state, and federal UIC regulations; a permit may be required.
□ Minimum set-backs from foundations and slopes should be observed
Also known as:
Soakaway Pits
Infiltration Sumps
Rock Sumps
Underground Injection
Controls
Drywell
Source: K&A Enterprises
TECHNICAL GUIDANCE DOCUMENT APPENDICES
XIV-37 December 20, 2013
□ Infiltration should not cause geotechnical concerns related to slope stability, liquefaction, or erosion.
□ Minimum separation to mounded seasonally high groundwater of 10 feet shall be observed.
□
Drywells should not receive untreated stormwater runoff, except rooftop runoff. Pretreatment of runoff from other surfaces is necessary to prevent premature failure that results from clogging with fine sediment, and to prevent potential groundwater contamination due to nutrients, salts, and hydrocarbons.
□ Design infiltration rate should be determined with an infiltration test at each drywell location.
□ Drywell should be encased by 1 foot of coarse (3/4” to 2 ½”), round river rock on sides and bottom of facility.
□ Maximum facility depth is 25 feet with the approval of a geotechnical professional; preferred depth less than 10 feet does not require geotechnical approval.
□ If inlet is an underground pipe, a fine mesh screen should be installed to prevent coarse solids from entering drywell.
□ An overflow route must be installed for flows that overtop facility.
Sizing Criteria for Drywells
Drywell sizing is highly site-specific. Sizing calculations shall demonstrate via the methods described in
Appendix III or via project-specific methods that the system captures and fully discharges the DCV
within 48 hours following the end of precipitation, or captures and infiltrates 80 percent of average annual runoff volume.
Configuration for Use in a Treatment Train
Drywells may be preceded in a treatment train by HSCs in the drainage area, which would reduce the required volume of the drywell.
Drywells treating any areas other than roof tops must be preceded by a robust biotreatment or conventional treatment capable of addressing all potentially generated pollutants.
Drywells may be used in conjunction with other infiltration BMPs to increase the infiltration capacity of the entire treatment train system.
Additional References for Design Guidance
Stormwater Management in Western Washington (Volume III: Hydrologic Analysis and Flow Control Design BMPs) http://www.ecy.wa.gov/pubs/0510031.pdf
Los Angeles Unified School District (LAUSD) Stormwater Technical Manual, Chapter 4:
http://www.laschools.org/employee/design/fs-studies-and-
reports/download/white_paper_report_material/Storm_Water_Technical_Manual_2009-opt-
red.pdf?version_id=76975850
City of Portland Stormwater Management Manual (Drywell, page 2-87)
http://www.portlandonline.com/bes/index.cfm?c=47954&a=202883
San Diego County LID Handbook Appendix 4 (Factsheet 25):
http://www.sdcounty.ca.gov/dplu/docs/LID-Appendices.pdf
City of Santa Barbara Storm Water BMP Guidance Manual, Chapter 6:
http://www.santabarbaraca.gov/NR/rdonlyres/91D1FA75-C185-491E-A882-
49EE17789DF8/0/Manual_071008_Final.pdf
ManufacturedandInstalledExclusivelybyTorrentResourcesIncorporated
Pleaseseereversesideforadditionalinformation
U.S.PatentNo.4,923,330
®
The MaxWell®IV,asmanufacturedandinstalledexclusivelyby
Torrent Resources Incorporated, is the industry standard for draining
landscaped developments and paved areas. This patented system
incorporates the latest refinements in pre-treatment technology.
PROVEN DESIGN
Since 1974, nearly 65,000 MaxWell
®Systems have proven their value as
a cost-effective solution in a wide variety of drainage applications. They are
accepted by state and municipal agencies and are a standard detail in
numerous drainage manuals.
ADVANCED PRE-TREATMENT
Industryresearch,togetherwithTorrentResources’ownexperience,haveshown
thatinitialstormdrainageflowshavethegreatestimpactonsystemperformance.
This“firstflush”occursduringthefirstfewminutesofrunoff,andcarriesthe
majorityofsedimentanddebris.Thisresultsintheneedforeffectiveprocessing
ofrunofffromlandscapedandpavedsurfaces.IntheMaxWell®IV,
preliminarytreatmentisprovidedthroughcollectionandseparationinadeep,
large-volume chamber wheresiltandotherheavyparticlessettletothebottom.
ThestandardMaxWellIV Systemhasover1,500gallonsofcapacitytocontain
sedimentanddebriscarriedbyincomingwater.Floatingtrash,paper,pavement
oil, etc. are effectively stopped by the PureFlo®Debris Shield on top of the
overflow pipe. Water is drained from the system by rising up to the top of the
overflowpipeandundertheDebrisShield.Thesolidmetalshieldsareequipped
with an internalscreentofiltersuspendedmatterandareventedtoprevent
siphoningoffloatingsurfacedebris.Thedrainageassemblyreturnsthecleaned
waterintothesurroundingsoilthroughthe FloFast®DrainageScreen.
ABSORBENT TECHNOLOGY
TheMaxWellIVsettlingchamberisequippedwithanabsorbentspongetoprovideprompt
removalofpavementoils.Thesefloatingpillow-likedevicesare100%water repellent
and literally wick petrochemical compounds from the water. Each sponge has a
capacity of up to 128 ounces to accommodate effective, long-termtreatment.The
absorbentiscompletelyinertandwillsafelyremoverunoffconstituentsdowntorainbow
sheensthataretypicallynomorethanonemoleculethick.
SECURITY FEATURES
MaxWellIV Systemsincludebolted,theft-deterrent,castirongratingsand
coversasstandardsecurityfeatures.Specialinsetcastingsthatareresistant
to loosening from accidental impact are available for use in landscaped
applications. Machined mating surfaces and “Storm Water Only” wording
are standard.
THEMAXWELLFIVE-YEARWARRANTY
Innovative engineering, quality materials and exacting construction
are standard with every MaxWell System designed, manufactured
and installed by Torrent Resources Incorporated. The MaxWell
Drainage System Warrantyisthebestintheindustry and guarantees
against failures due to workmanship or materials for a period of
five years from date of completion.
MaxWell®IV DRAINAGE SYSTEM
Product Information and Design Features
114188a:084318a1 1/10/12 8:17 AM Page 1
CALCULATINGMAXWELLIVREQUIREMENTS
Thetypeofproperty,soilpermeability,rainfallintensityandlocaldrainageordinancesdeterminethenumberanddesignofMaxWellSystems.Forgeneralapplicationsdrainingretained
stormwater, use one standard MaxWell IV per the instructions below for up to 3 acres of landscaped contributory area, and up to 1 acre of paved surface. For larger paved surfaces,
subdivisiondrainage,nuisancewaterdrainage,connectingpipeslargerthan4"Øfromcatchbasinsorundergroundstorage,orotherdemandingapplications,refertoour MaxWell®Plus
System.Forindustrialdrainage,includinggasolineservicestations,our Envibro®System mayberecommended.Foradditionalconsiderations,pleasereferto“DesignSuggestionsFor
RetentionAndDrainageSystems”orconsultourDesignStaff.
COMPLETINGTHEMAXWELLIVDRAWING
Toapplythe MaxWellIV drawingtoyourspecificproject,simplyfillintheblueboxesperinstructionsbelow.Forassistance,pleaseconsultourDesignStaff.
ESTIMATED TOTAL DEPTH
TheEstimatedTotalDepthistheapproximatedepthrequiredtoachieve10continuousfeet
ofpenetrationintopermeablesoils.Torrentutilizesspecialized “crowd”equipped drill rigs
to penetrate difficult, cemented soils and to reach permeable materials at depths up to
180 feet.Our extensive database of drilling logs and soils information is available for use
as areference.PleasecontactourDesignStaffforsite-specificinformationonyourproject.
SETTLING CHAMBER DEPTH
OnMaxWellIVSystemsofover30feetoveralldepthandupto0.25cfsdesignrate,the
standard SettlingChamberDepthis 18feet.Forsystemsexposedtogreatercontributory
areathannotedabove,extremeserviceconditions,orthatrequirehigherdesignrates,
chamberdepthsupto25feetarerecommended.
OVERFLOWHEIGHT
TheOverflowHeightandSettlingChamberDepthdeterminetheeffectivenessofthesettling
process. The higher the overflow pipe, the deeper the chamber, the greater the settling
capacity. For normal drainage applications, an overflow height of 13 feet is used with the
standard settling chamber depth of 18 feet. Sites with higher design rates than noted
above,heavydebrisloadingorunusualserviceconditionsrequiregreatersettlingcapacities
DRAINAGEPIPE
ThisdimensionalsoappliestothePureFlo®DebrisShield,the FloFast®DrainageScreen,
and fittings. The size selected is based upon system design rates, soil conditions, and
the need for adequate venting. Choices are 6", 8",or 12" diameter. Refer to “Design
Suggestions for Retention and Drainage Systems” for recommendations on which size
best matches your application.
BOLTEDRING&GRATE
Standard models are quality cast iron and available to fit 24" Ø or 30" Ø manhole
openings. All units are bolted in two locations with wording “Storm Water Only” in raised
letters. For other surface treatments, please refer to “Design Suggestions for Retention
and Drainage Systems.”
INLET PIPE INVERT
Pipesupto4"indiameterfromcatchbasins,undergroundstorage,etc.maybeconnected
into the settling chamber. Inverts deeper than 5 feet will require additional settling
chamber depth to maintain effective overflow height.
'"Ø
"Ø
"Ø
'
'
®
TORRENT RESOURCES (CA) INCORPORATED
phone 661~947~9836
CA Lic.886759 A, C-42
www.TorrentResources.com
An evolution of McGuckin Drilling
TORRENT RESOURCES INCORPORATED
1509 East Elwood Street, Phoenix Arizona 85040~1391
phone 602~268~0785 fax 602~268~0820
Nevada 702~366~1234
AZ Lic.ROC070465 A, ROC047067 B-4; ADWR 363
CA Lic.528080 A, C-42, HAZ ~NV Lic.0035350 A ~NM Lic.90504 GF04
The referenced drawing and specifications are available on CAD either through our office or web site. This detail
is copyrighted (2004)but may be used as is in construction plans without further release. For information on
product application, individual project specifications or site evaluation, contact our DesignStaffforno-charge
assistanceinanyphaseofyourplanning.
1. ManholeCone -ModifiedFlatBottom.
2. MoistureMembrane-6Mil.Plastic.Appliesonlywhen
nativematerialisusedforbackfill.Placemembrane
securelyagainsteccentricconeandholesidewall.
3.Bolted Ring & Grate - Diameter as shown. Clean cast iron
withwording“StormWaterOnly”inraisedletters.Bolted
in2locationsandsecuredtoconewithmortar.Rimelevation
±0.02'ofplans.
4. GradedBasinorPaving(byOthers).
5. CompactedBaseMaterial - 1-SackSlurryexceptin
landscapedinstalltionswithnopipeconnections.
6. PureFlo®DebrisShield-Rolled16ga.steelX24"length
withventedanti-siphonandInternal.265"Max.SWO
flattened expanded steel screen X 12" length.Fusion
bonded epoxycoated.
7. Pre-castLiner -4000PSIconcrete48"ID.X54"OD.Center
inholeandalignsectionstomaximizebearingsurface.
8. Min.6'Ø DrilledShaft.
9. SupportBracket-Formed12Ga.steel.Fusionbonded
epoxycoated.
10. OverflowPipe-Sch.40PVCmatedtodrainagepipeat
baseseal.
11. DrainagePipe -ADShighwaygradewithTRI-Acoupler.
Suspendpipeduringbackfilloperationstoprevent
bucklingorbreakage.Diameterasnoted.
12.Base Seal-Geotextileorconcreteslurry.
13. Rock -Washed,sizedbetween3/8"and1-1/2"to best
complementsoilconditions.
14. FloFast®DrainageScreen-Sch.40PVC0.120"slotted
wellscreenwith32slotsperrow/ft.Diametervaries120"
overalllengthwithTRI-Bcoupler.
15. Min.4'Ø Shaft-Drilledto maintainpermeabilityof
drainagesoils.
16. FabricSeal-U.V.resistantgeotextile-toberemoved
bycustomeratprojectcompletion.
17. Absorbent–Hydrophobic PetrochemicalSponge.
Min.to128oz.capacity.
18. FreeboardDepthVarieswithinletpipeelevation.Increase
settlingchamberdepthasneededtomaintainallinlet
pipeelevationsaboveoverflowpipeinlet.
19. Optional Inlet Pipe(Maximum 4", by Others). Extend
moisture membraneandcompactedbasematerialor
1sackslurrybackfillbelowpipeinvert.
ITEM NUMBERS
MAXWELL®IVDRAINAGESYSTEMDETAILANDSPECIFICATIONS
Thewatermarkfordrainagesolutions.®1/12
Manufactured and Installed byTORRENT RESOURCES
An evolution of McGuckin Drillingwww.torrentresources.com
ARIZONA 602/268-0785NEVADA 702/366-1234CALIFORNIA 661/947-9836
®Manufactured and Installed byTORRENT RESOURCESAn evolution of McGuckin Drilling
www.torrentresources.com
ARIZONA 602/268-0785NEVADA 702/366-1234CALIFORNIA 661/947-9836
AZ Lic. ROC070465 A, ROC047067 B-4, ADWR 363CA Lic. 528080, C-42, HAZ.NV Lic. 0035350 A - NM Lic. 90504 GF04
U.S. Patent No. 4,923,330 -
TMTrademark 1974, 1990, 2004
®
114188a:084318a1 1/10/12 8:17 AM Page 2
Preliminary Water Quality Management Plan (WQMP) “Hotel Redevelopment” Permit No. OTH2017-01009
Attachment
BIO-7 Proprietary Biotreatment
TECHNICAL GUIDANCE DOCUMENT APPENDICES
XIV-69 December 20, 2013
BIO-7: Proprietary Biotreatment
Proprietary biotreatment devices are devices that are
manufactured to mimic natural systems such as bioretention
areas by incorporating plants, soil, and microbes engineered
to provide treatment at higher flow rates or volumes and
with smaller footprints than their natural counterparts.
Incoming flows are typically filtered through a planting
media (mulch, compost, soil, plants, microbes, etc.) and either
infiltrated or collected by an underdrain and delivered to the
storm water conveyance system. Tree box filters are an
increasingly common type of proprietary biotreatment device
that are installed at curb level and filled with a bioretention
type soil. For low to moderate flows they operate similarly to
bioretention systems and are bypassed during high flows.
Tree box filters are highly adaptable solutions that can be
used in all types of development and in all types of soils but
are especially applicable to dense urban parking lots, street,
and roadways.
Feasibility Screening Considerations
Proprietary biotreatment devices that are unlined may cause incidental infiltration. Therefore, an evaluation of site conditions should be conducted to evaluate whether the BMP should include an
impermeable liner to avoid infiltration into the subsurface.
Opportunity Criteria
Drainage areas of 0.25 to 1.0 acres.
Land use may include commercial, residential, mixed use, institutional, and subdivisions. Proprietary biotreatment facilities may also be applied in parking lot islands, traffic circles, road shoulders, and road medians.
Must not adversely affect the level of flood protection provided by the drainage system.
OC-Specific Design Criteria and Considerations
□ Frequent maintenance and the use of screens and grates to keep trash out may decrease the likelihood of clogging and prevent obstruction and bypass of incoming flows.
□ Consult proprietors for specific criteria concerning the design and performance.
□
Proprietary biotreatment may include specific media to address pollutants of concern. However, for proprietary device to be considered a biotreatment device the media must be capable of supporting rigorous growth of vegetation.
□
Proprietary systems must be acceptable to the reviewing agency. Reviewing agencies shall have the discretion to request performance information. Reviewing agencies shall have the discretion to deny the use of a proprietary BMP on the grounds of performance, maintenance considerations, or other relevant factors.
Also known as:
Catch basin planter box
Bioretention vault
Tree box filter
Proprietary biotreatment
Source:
http://www.americastusa.com
/index.php/filterra/
TECHNICAL GUIDANCE DOCUMENT APPENDICES
XIV-70 December 20, 2013
□ In right of way areas, plant selection should not impair traffic lines of site. Local jurisdictions may also limit plant selection in keeping with landscaping themes.
Computing Sizing Criteria for Proprietary Biotreatment Device
Proprietary biotreatment devices can be volume based or flow-based BMPs.
Volume-based proprietary devices should be sized using the Simple Design Capture Volume Sizing Method described in Appendix III.3.1 or the Capture Efficiency Method for Volume-Based, Constant Drawdown BMPs described in Appendix III.3.2.
The required design flowrate for flow-based proprietary devices should be computed using the
Capture Efficiency Method for Flow-based BMPs described in Appendix III.3.3).
In South Orange County, the provided ponding plus pore volume must be checked to demonstrate that it
is greater than 0.75 of the remaining DCV that this BMP is designed to address. Many propretary biotreatment BMPs will not be able to meet the definition of “biofiltration” that applies in South Orange
County. See Section III.7 and Worksheet SOC-1.
Additional References for Design Guidance
Los Angeles Unified School District (LAUSD) Stormwater Technical Manual, Chapter 4:
http://www.laschools.org/employee/design/fs-studies-and-
reports/download/white_paper_report_material/Storm_Water_Technical_Manual_2009-opt-
red.pdf?version_id=76975850
Los Angeles County Stormwater BMP Design and Maintenance Manual, Chapter 9:
http://dpw.lacounty.gov/DES/design_manuals/StormwaterBMPDesignandMaintenance.pdf
Santa Barbara BMP Guidance Manual, Chapter 6:
http://www.santabarbaraca.gov/NR/rdonlyres/91D1FA75-C185-491E-A882-
49EE17789DF8/0/Manual_071008_Final.pdf
STANDARD DETAILSTORMWATER BIOFILTRATION SYSTEMMWS-L-4-4-VGENERAL NOTES
INSTALLATION NOTES
SITE SPECIFIC DATA
PLAN VIEW
ELEVATION VIEW RIGHT END VIEW
LEFT END VIEW
Modular Wetlands® System Linear
A Stormwater Biofiltration Solution
A Forterra Company
85%
64% REMOVAL
OF TOTAL
PHOSPHORUS
REMOVAL
OF TSS
45%67 %
REMOVAL
OF ORTHO
PHOSPHORUS
REMOVAL
OF
NITROGEN
66%
REMOVAL
OF
DISSOLVED
ZINC
38%
REMOVAL
OF
DISSOLVED
COPPER
69%
REMOVAL
OF TOTAL
ZINC
50%REMOVALOF TOTALCOPPER
95%
REMOVAL
OF MOTOR
OIL
OVERVIEW
The Bio Clean Modular Wetlands® System Linear represents a pioneering breakthrough in stormwater
technology as the only biofiltration system to utilize patented horizontal flow, allowing for a smaller footprint, higher treatment capacity, and a wide range of versatility. While most biofilters use little or no pretreatment, the Modular Wetlands® incorporates an advanced pretreatment chamber that includes separation and pre-filter cartridges. In this chamber, sediment and hydrocarbons are removed from runoff before entering the biofiltration chamber, reducing maintenance costs and improving performance.
Horizontal flow also gives the system the unique ability to adapt to the environment through a variety of configurations, bypass orientations, and diversion applications.
The Urban Impact
For hundreds of years, natural wetlands surrounding our shores have
played an integral role as nature’s stormwater treatment system.
But as cities grow and develop, our environment’s natural
filtration systems are blanketed with impervious roads,
rooftops, and parking lots.
Bio Clean understands this loss and has spent
years re-establishing nature’s presence in urban
areas, and rejuvenating waterways with the
Modular Wetlands® System Linear.
APPROVALS
The Modular Wetlands® System Linear has successfully met years of challenging technical reviews and
testing from some of the most prestigious and demanding agencies in the nation and perhaps the world. Here is a list of some of the most high-profile approvals, certifications, and verifications from around the country.
VA
Washington State Department of Ecology TAPE Approved
The MWS Linear is approved for General Use Level Designation (GULD) for Basic,
Enhanced, and Phosphorus treatment at 1 gpm/ft2 loading rate. The highest performing
BMP on the market for all main pollutant categories.
California Water Resources Control Board, Full Capture Certification
The Modular Wetlands® System is the first biofiltration system to receive certification as
a full capture trash treatment control device.
Virginia Department of Environmental Quality, Assignment
The Virginia Department of Environmental Quality assigned the MWS Linear the
highest phosphorus removal rating for manufactured treatment devices to meet the new
Virginia Stormwater Management Program (VSMP) regulation technical criteria.
Maryland Department of the Environment, Approved ESD
Granted Environmental Site Design (ESD) status for new construction, redevelopment,
and retrofitting when designed in accordance with the design manual.
MASTEP Evaluation
The University of Massachusetts at Amherst – Water Resources Research Center issued
a technical evaluation report noting removal rates up to 84% TSS, 70% total phosphorus,
68.5% total zinc, and more.
Rhode Island Department of Environmental Management, Approved BMP
Approved as an authorized BMP and noted to achieve the following minimum removal
efficiencies: 85% TSS, 60% pathogens, 30% total phosphorus, and 30% total nitrogen.
ADVANTAGES
• FLOW CONTROL
• NO DEPRESSED PLANTER AREA
• AUTO DRAINDOWN MEANS NO
MOSQUITO VECTOR
• HORIZONTAL FLOW BIOFILTRATION
• GREATER FILTER SURFACE AREA
• PRETREATMENT CHAMBER
• PATENTED PERIMETER VOID AREA
PERFORMANCE
The Modular Wetlands® continues to outperform other treatment methods with superior pollutant removal for TSS, heavy metals, nutrients, hydrocarbons, and bacteria. Since 2007 the Modular Wetlands® has been field tested on numerous sites across the country and is proven to effectively remove pollutants through a combination of physical, chemical, and biological filtration processes. In fact, the Modular Wetlands® harnesses some of the same biological processes found in natural wetlands in order to collect, transform, and remove even the most harmful pollutants.
CA
OPERATION
The Modular Wetlands® System Linear is the most efficient and versatile biofiltration system on the
market, and it is the only system with horizontal flow which:
• Improves performance
• Reduces footprint
• Minimizes maintenance
Figure 1 & Figure 2 illustrate the invaluable benefits of horizontal flow and the multiple treatment stages.
Cartridge Housing
Pre-filter Cartridge
Curb Inlet
Figure 1Individual Media Filters
HORIZONTAL FLOW
• Less clogging than downward flow biofilters
• Water flow is subsurface
• Improves biological filtration
PATENTED PERIMETER VOID AREA
• Vertically extends void area between the walls and
the WetlandMEDIA™ on all four sides
• Maximizes surface area of the media for higher
treatment capacity
WETLANDMEDIA
• Contains no organics and removes phosphorus
• Greater surface area and 48% void space
• Maximum evapotranspiration
• High ion exchange capacity and lightweight
FLOW CONTROL• Orifice plate controls flow of water
through WetlandMEDIA™ to a level lower
than the media’s capacity• Extends the life of the media and
improves performance
DRAINDOWN FILTER• The draindown is an optional feature that
completely drains the pretreatment
chamber• Water that drains from the pretreatment
chamber between storm events will be
treated
2x to 3x more surface area than traditional downward flow bioretention systems.Figure 2,
Top View
SEPARATION• Trash, sediment, and debris are separated before
entering the pre-filter cartridges• Designed for easy maintenance access
PRE-FILTER CARTRIDGES• Over 25 sq. ft. of surface area per cartridge• Utilizes BioMediaGREEN™ filter material• Removes over 80% of TSS and 90% of hydrocarbons• Prevents pollutants that cause clogging from migrating
to the biofiltration chamber
2
DISCHARGE3
BIOFILTRATION2PRETREATMENT1
PERIMETER V
O
I
D
A
R
E
A
Flow Control
RiserDraindown Line Outlet Pipe
Vertical Underdrain
Manifold
BioMediaGREEN™
WetlandMEDIA™
1
3
CONFIGURATIONS
The Modular Wetlands® System Linear is the preferred biofiltration system of civil engineers across the
country due to its versatile design. This highly versatile system has available “pipe-in” options on most
models, along with built-in curb or grated inlets for simple integration into your storm drain design.
CURB TYPE
The Curb Type configuration accepts sheet flow through a curb opening
and is commonly used along roadways and parking lots. It can be used in
sump or flow-by conditions. Length of curb opening varies based on model
and size.
GRATE TYPE
The Grate Type configuration offers the same features and benefits as the
Curb Type but with a grated/drop inlet above the systems pretreatment
chamber. It has the added benefit of allowing pedestrian access over the
inlet. ADA-compliant grates are available to assure easy and safe access.
The Grate Type can also be used in scenarios where runoff needs to be
intercepted on both sides of landscape islands.
DOWNSPOUT TYPE
The Downspout Type is a variation of the Vault Type and is designed to
accept a vertical downspout pipe from rooftop and podium areas. Some
models have the option of utilizing an internal bypass, simplifying the overall
design. The system can be installed as a raised planter, and the exterior can
be stuccoed or covered with other finishes to match the look of adjacent
buildings.
VAULT TYPEThe system’s patented horizontal flow biofilter is able to accept inflow pipes directly into the pretreatment chamber, meaning the Modular Wetlands® can be used in end-of-the-line installations. This greatly improves feasibility over typical decentralized designs that are required with other biofiltration/bioretention systems. Another benefit of the “pipe-in” design is the ability to install the system downstream of underground detention systems to meet water quality volume requirements.
ORIENTATIONS
INTERNAL BYPASS WEIR
(SIDE-BY-SIDE ONLY)The Side-By-Side orientation places the pretreatment and discharge chambers adjacent to one another allowing for integration of internal bypass. The wall between these chambers can act as a bypass weir when flows exceed the system’s treatment capacity, thus allowing bypass from the pretreatment chamber directly to the discharge chamber.
EXTERNAL DIVERSION WEIR STRUCTUREThis traditional offline diversion method can be used with the Modular Wetlands® in scenarios where runoff is being piped to the system. These simple and effective structures are generally configured with two outflow pipes. The first is a smaller pipe on the upstream side of the diversion weir - to divert low flows over to the Modular Wetlands® for treatment. The second is the main pipe that receives water once the system has exceeded treatment capacity and water flows over the weir.
FLOW-BY-DESIGN
This method is one in which the system is placed
just upstream of a standard curb or grate inlet to
intercept the first flush. Higher flows simply pass
by the Modular Wetlands® and into the standard
inlet downstream.
END-TO-END
The End-To-End orientation
places the pretreatment and
discharge chambers
on opposite ends of the
biofiltration chamber,
therefore minimizing the width
of the system to 5 ft. (outside
dimension). This orientation is perfect
for linear projects and street retrofits
where existing utilities and sidewalks limit the
amount of space available for installation. One
limitation of this orientation is that bypass must
be external.
SIDE-BY-SIDE
The Side-By-Side
orientation places the
pretreatment and
discharge chamber
adjacent to one
another with the
biofiltration chamber running
parallel on either side. This
minimizes the system length, providing a highly
compact footprint. It has been proven useful in
situations such as streets with directly adjacent
sidewalks, as half of the system can be placed
under that sidewalk. This orientation also offers
internal bypass options as discussed below.
DVERT LOW FLOW DIVERSION
This simple yet innovative diversion trough can be
installed in existing or new curb and grate inlets
to divert the first flush to the Modular Wetlands®
via pipe. It works similar to a rain gutter and is
installed just below the opening into the inlet. It
captures the low flows and channels them over
to a connecting pipe exiting out the wall of the
inlet and leading to the MWS Linear. The DVERT
is perfect for retrofit and green street applications
that allow the Modular Wetlands® to be installed
anywhere space is available.
DVERT Trough
BYPASS
MODEL #DIMENSIONS
WETLANDMEDIA
SURFACE AREA
(sq. ft.)
TREATMENT FLOW
RATE
(cfs)
MWS-L-4-4 4’ x 4’23 0.052
MWS-L-4-6 4’ x 6’32 0.073
MWS-L-4-8 4’ x 8’50 0.115
MWS-L-4-13 4’ x 13’63 0.144
MWS-L-4-15 4’ x 15’76 0.175
MWS-L-4-17 4’ x 17’90 0.206
MWS-L-4-19 4’ x 19’103 0.237
MWS-L-4-21 4’ x 21’117 0.268
MWS-L-6-8 7’ x 9’64 0.147
MWS-L-8-8 8’ x 8’100 0.230
MWS-L-8-12 8’ x 12’151 0.346
MWS-L-8-16 8’ x 16’201 0.462
MWS-L-8-20 9’ x 21’252 0.577
MWS-L-8-24 9’ x 25’302 0.693
MWS-L-10-20 10' x 20'302 0.693
VOLUME-BASED DESIGNS
HORIZONTAL FLOW BIOFILTRATION ADVANTAGE
The Modular Wetlands® System Linear offers a unique advantage in the world of biofiltration due to its exclusive
horizontal flow design: Volume-Based Design. No other biofilter has the ability to be placed downstream
of detention ponds, extended dry detention basins, underground storage systems and permeable paver
reservoirs. The systems horizontal flow configuration and built-in orifice control allows it to be installed with
just 6” of fall between inlet and outlet pipe for a simple connection to projects with shallow downstream tie-
in points. In the example above, the Modular Wetlands® is installed downstream of underground box culvert
storage. Designed for the water quality volume, the Modular Wetlands® will treat and discharge the required
volume within local draindown time requirements.
DESIGN SUPPORT
Bio Clean engineers are trained to provide you with superior support for all volume sizing configurations
throughout the country. Our vast knowledge of state and local regulations allow us to quickly and efficiently
size a system to maximize feasibility. Volume control and hydromodification regulations are expanding the
need to decrease the cost and size of your biofiltration system. Bio Clean will help you realize these cost
savings with the Modular Wetlands®, the only biofilter than can be used downstream of storage BMPs.
SPECIFICATIONS
FLOW-BASED DESIGNS
The Modular Wetlands® System Linear can be used in stand-alone applications to meet treatment flow
requirements. Since the Modular Wetlands® is the only biofiltration system that can accept inflow pipes several feet below the surface, it can be used not only in decentralized design applications but also as a large central end-of-the-line application for maximum feasibility.
ADVANTAGES
• BUILT-IN ORIFICE CONTROL STRUCTURE
• WORKS WITH DEEP INSTALLATIONS
• LOWER COST THAN FLOW-BASED DESIGN
• MEETS LID REQUIREMENTS
Modular Wetlands® with
Arch Plastic Chambers
Modular Wetlands® with
Box Culvert Prestorage
PLANT SELECTION
Abundant plants, trees, and grasses bring value and an aesthetic benefit
to any urban setting, but those in the Modular Wetlands® System Linear
do even more - they increase pollutant removal. What’s not seen, but
very important, is that below grade, the stormwater runoff/flow is being
subjected to nature’s secret weapon: a dynamic physical, chemical, and
biological process working to break down and remove non-point source pollutants. The flow rate is controlled in
the Modular Wetlands®, giving the plants more contact time so that pollutants are more successfully decomposed,
volatilized, and incorporated into the biomass of the Modular Wetlands’® micro/macro flora and fauna.
A wide range of plants are suitable for use in the Modular Wetlands®, but selections vary by location and climate.
View suitable plants by visiting biocleanenvironmental.com/plants.
INSTALLATION MAINTENANCE
The Modular Wetlands® is simple, easy to install,
and has a space-efficient design that offers lower
excavation and installation costs compared to
traditional tree-box type systems. The structure of
the system resembles precast catch basin or utility
vaults and is installed in a similar fashion.
The system is delivered fully assembled for quick
installation. Generally, the structure can be unloaded
and set in place in 15 minutes. Our experienced
team of field technicians is available to supervise
installations and provide technical support.
Reduce your maintenance costs, man hours, and
materials with the Modular Wetlands®. Unlike other
biofiltration systems that provide no pretreatment,
the Modular Wetlands® is a self-contained
treatment train which incorporates simple and
effective pretreatment.
Maintenance requirements for the biofilter itself are
almost completely eliminated, as the pretreatment
chamber removes and isolates trash, sediments, and
hydrocarbons. What’s left is the simple maintenance
of an easily accessible pretreatment chamber that
can be cleaned by hand or with a standard vac
truck. Only periodic replacement of low-cost media
in the pre-filter cartridges is required for long-term
operation, and there is absolutely no need to replace
expensive biofiltration media.
INDUSTRIALMany states enforce strict regulations for discharges from industrial sites. The Modular Wetlands® has helped various sites meet difficult EPA-mandated effluent limits for dissolved metals and other pollutants.
PARKING LOTS
Parking lots are designed to maximize space and the
Modular Wetlands’® 4 ft. standard planter width
allows for easy integration into parking lot islands
and other landscape medians.
MIXED USE
The Modular Wetlands® can be installed as a raised
planter to treat runoff from rooftops or patios,
making it perfect for sustainable “live-work” spaces.
RESIDENTIAL
Low to high density developments can benefit from
the versatile design of the Modular Wetlands®. The
system can be used in both decentralized LID design
and cost-effective end-of-the-line configurations.
STREETS
Street applications can be challenging due to limited
space. The Modular Wetlands® is very adaptable,
and it offers the smallest footprint to work around
the constraints of existing utilities on retrofit projects.
COMMERCIAL
Compared to bioretention systems, the Modular
Wetlands® can treat far more area in less space,
meeting treatment and volume control requirements.
APPLICATIONS
The Modular Wetlands® System Linear has been successfully used on numerous new construction and retrofit
projects. The system’s superior versatility makes it beneficial for a wide range of stormwater and waste water applications - treating rooftops, streetscapes, parking lots, and industrial sites.
More applications include:
• Agriculture • Reuse • Low Impact Development • Waste Water
A Forterra Company
010419R1A
5796 Armada Drive Suite 250
Carlsbad, CA 92008
855.566.3938
stormwater@forterrabp.com
biocleanenvironmental.com
www.modularwetlands.com
Installation Guidelines for
Modular Wetland System
Delivery & Unloading/Lifting 1. Modular Wetland Systems, Inc. shall deliver the unit(s) to the site in coordination with the Contractor.
2. The Contractor will require spreader bars and chains/cables to safely and securely lift the main structure, risers a set of suitable lifting hooks, knuckles, shackles and eye bolts. 3. The main structure and lid can be lifted together or separately.
Please see Modular Wetland Weights and Lifting Details. Contact Modular Wetlands
for additional lifting details.
Inspection
1. Inspection of the Modular Wetland unit and all parts contained in or shipped outside of
the unit shall be inspected at time of delivery by the site Engineer/Inspector and the
Contractor. Any non-conformance to approved drawings or damage to any part of the system shall be documented on the Modular Wetland shipping ticket. Damage to the unit during and after unloading shall be corrected at the expense of the Contractor. Any necessary repairs to the Modular Wetland unit shall be made to the acceptance of
the Engineer/Inspector.
Site Preparation
1. The Contractor is responsible for providing adequate and complete site/inlet protection
when the Modular Wetland unit is installed prior to final site stabilization (full landscaping, grass cover, final paving, and street sweeping completed). 2. The Contractor shall adhere to all jurisdictional and/or OSHA safety rules in providing
temporary shoring of the excavation.
3. The Contractor or Owner is responsible for appropriately barricading the Modular Wetland unit from traffic (in accordance with local codes).
www.modularwetlands.com
Installation Guidelines for
Modular Wetland System
Installation
1. Each unit shall be constructed at the locations and elevations according to the sizes shown on the approved drawings. Any modifications to the elevation or location shall be at the direction of and approved by the Engineer.
2. The unit shall be placed on the compacted sub-grade with a minimum 6-inch gravel base matching the final grade of the curb line in the area of the unit. The unit is to be placed such that the unit and top slab match the grade of the curb in the area of the unit. Compact undisturbed sub-grade materials to 95% of maximum density at +1% to
2% of the optimum moisture. Unsuitable material below sub-grade shall be replaced to
site engineer’s approval. Please see Modular Wetlands Weights and Lifting Details. Contact Modular Wetlands for guidance where slope exceeds 5%. 3. Once the unit is set, the internal wooden forms and protective silt fabric cover must be
left intact (if WetlandMedia pre-installed). The top lid(s) should be sealed onto the box
section before backfilling, using a non-shrink grout, butyl rubber or similar waterproof seal. The boards on the top of the lid and boards sealed in the unit’s throat must NOT be removed. The Supplier will remove these sections at the time of activation.
4. Outlet connections shall be aligned and sealed to meet the approved drawings with
modifications necessary to meet site conditions and local regulations. The correct outlet will be marked on the Modular Wetland unit. 5. Backfilling should be performed in a careful manner, bringing the appropriate fill
material up in 6-inch lifts on all sides. Precast sections shall be set in a manner that
will result in a watertight joint. In all instances, installation of the Modular Wetland unit shall conform to ASTM specification C891 “Standard Practice for Installation of Underground Precast Utility Structures” unless specified otherwise in contract documents.
6. It is the responsibility of the Contractor to provide curb and gutter and transition to the Modular Wetland unit for proper stormwater flow into the system through the throat, pipe or grate opening. A standard drawing of the throat and gutter detail is available in the following section; however the plans and contract documents supersede all
standard drawings. Several variations of the standard design are available. Effective
bypass for the Modular Wetland System is essential for correct operation (i.e. bypass to an overflow at lower elevation).
www.modularwetlands.com
Installation Procedure
The contractor MUST provide all rigging And lifting apparatus, such as all cables,
chains or straps and a set of lifting hooks,
shackles, knuckles and eye bolts.
It is the contractor’s responsibility to provide suitable lifting equipment to off-load the Modular Wetland unit.
Modular Wetland units are
designed to be off-loaded using the contractor’s spreader bar.
1. Apply Butyl Tape Seal
Apply butyl tape seal along the top of the box section. Butyl tape seal is provided with every unit.
Modular Wetland installed protective throat board and installed silt fabric must be left in place to protect the unit from construction sediment.
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2. Unload and Set Box
Unload the Modular Wetland unit and set into
the prepared hole with appropriate sub-grade.*
* Compacted sub-grade with a minimum of six inches of gravel base which must match the final grade of curb line the area of the unit.
3. Set Top On Box
Set the top slab on the box.
The Contractor is responsible for providing adequate and complete site/inlet protection when the Modular Wetland is installed prior to final site stabilization (full landscaping, grass cover, final paving, and street sweeping
completed).
4. Connect Outfall Pipe
The correct outlet will be marked on the
Modular Wetland. Invert of outlet pipe MUST be even with the floor of the system.
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5. Install Curb & Gutter
It is the responsibility of the Contractor to
provide curb and gutter and transition to
the Modular Wetland for proper flow into the system through a 5”- 7” throat opening. A standard drawing of the throat and gutter detail in the following section. CONTRACTOR
RESPONSIBLE FOR GROUTING IN ANY
VISIBLE LIFTING POINTS.
6. Activation
Activation is performed ONLY by Modular Wetland personnel.
Activation can occur once the project site is fully stabilized (full landscaping, grass cover, final paving and street sweeping completed) and there is a 5” - 7” throat opening.
Call 760-433-7640 to schedule your activation.
NOTE: WetlandMedia Installation For Larger models (MWS-L-4-13 and above) the system will be delivered without WetlandMedia pre-installed to minimize pick weight and prevent contamination of the media during construction. For these models the
WetlandMedia will be delivered in bulk or in super sacks. It will be responsibility
of the contractor to fill the system with the WetlandMedia during the installation
process. Installation of the WetlandMedia can be done after the unit is fully
installed to avoid contamination. See following pages for details.
www.modularwetlands.com
WetlandMedia Install (if applicable)
1. Fill WetlandMedia
Position super sack of WetlandMedia over wetland chamber. Bottom of sack should not be more than 2’ above top of system. Open sack and fill evenly*.
* One to several hundred cubic yards of WetlandMedia will be required based upon the model number and size of the system. For large scale jobs WetlandMedia will be delivered in
bulk and will require a bobcat of similar to fill
the system. All equipment is the responsibility of the contractor.
2. Install Plant Propagation Layer
Fill WetlandMedia up to 9” below the top
of the wetland chamber. Level out the WetlandMedia as shown. Ensure that the level does not vary more than one inch or plant growth will be affected.
3. Install Plant Propagation Layer
Utilize plant propagation blocks provided
by the manufacturer. Each block is approximately 40” by 6” by 3” thick. Blocks shall be placed side by side and end to end and cover the entire length and width of
the wetland chamber unless specified.
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4. Finish Filling WetlandMedia
After plant propagation blocks are installed
repeat step 1 and fill the system to the
top of the wetland chamber as shown. WetlandMedia must be filled within 2” of the top of the unit.
5. Planting
After system is filled with WetlandMedia planting of vegetation can begin. Utilizing 1 gallon plants dig down until
The plant propagation blocks are reached. Remove plant and it’s root ball from the container. Set the bottom of the root ball on the tops of the blocks. Fill hole back in with WetlandMedia. After planting
a thorough watering of the plants is necessary. The plant propagation blocks must be saturated to provide a water source for the plants during the establishment phase. It is recommended
that hand watering is done three times a week for the first two months. Hand water can be supplemented with drip or spray irrigation after the second week. Please call the manufacturer for more details on
plants, planting arrangement and irrigation options. NOTE: planting is required on all units, including units delivered with WetlandMedia pre-installed.
www.modularwetlands.com
Curb and Gutter Details
Modular Wetland System, Inc.
P. 760.433-7640
F. 760-433-3176
E. Info@modularwetlands.com
www.modularwetlands.com
Weights and Lifting Details
Modular Wetland System, Inc.
P. 760.433-7640
F. 760-433-3176
E. Info@modularwetlands.com
MWS-L-4-4 5' x 5'4' x 4'7500.0 1607.7 9107.7
MWS-L-4-6
MWS-L-4-6.5
5' x 7'
5 x 7.5'
4' x 6'
4' x 6.5'
11,000
11,500 1798.9 12,619.2
13,119.2
MWS-L-4-8 5' x 9'8' x 4'12500 3966 16466
MWS-L-4-13 5' x 14'13' x 4'21200 5895 27095
MWS-L-4-15 5' x 16'15' x 4'23700 8039 31739
MWS-L-4-17 5' x 18'17' x 4'26500 10182 36682
MWS-L-4-19 5' x 20'19' x 4'28300 12326 40626
MWS-L-4-21 5' x 22'21' x 4'30000 14470 44470
MWS-L-6-8 7' x 9'6' x 8'24000 6109 30109
MWS-L-8-8 9' x 9'8' x 8'32000 8253 40253
MWS-L-8-12 9' x 13'8' x 12'44000 12540 56540
MWS-L-8-16 9' x 17'8' x 16'47000 16828 63828
Max Pick Weight if Shipped
Without Media Installed
Max Pick Weight if Shipped
With Media Installed
MWS-L 2.0 Max Pick Weights
Unit Weight (lbs)
Note: All weights listed hereon are standard max pick weights, actual pick weights may vary based upon state and local regulations and
variation in concerte and rebar standards. For project specific pick weights contact the manufacturer prior to shipping of the unit(s). Is is the
contractors responsibility to off-load the unit with an adequate size crane. Units are shipped with WetlandMEDIA in superbags and
installed by contractor.
Media Weight (lbs) Total Weight (lbs)
For Questions or Comments Please Call 888-566-3938 or email: info@modularwetlands.com
Model #Size (I.D)
When Available see project contract terms, if lifting points are on the inside of the unit due to custom designs or installations requiring pionts to be on the inside the media will be shipped in bags and the contractor will be reponsibile to install after the unit is installed. For example, units places against a wall.
Size (O.D)
www.modularwetlands.com
Connection Details
Modular Wetland System, Inc.
P. 760.433-7640
F. 760-433-3176
E. Info@modularwetlands.com
www.modularwetlands.com
Maintenance Guidelines for
Modular Wetland System - Linear
Maintenance Summary
o Remove Trash from Screening Device – average maintenance interval is 6 to 12 months.
(5 minute average service time).
o Remove Sediment from Separation Chamber – average maintenance interval is 12 to 24 months.
(10 minute average service time).
o Replace Cartridge Filter Media – average maintenance interval 12 to 24 months.
(10-15 minute per cartridge average service time).
o Replace Drain Down Filter Media – average maintenance interval is 12 to 24 months.
(5 minute average service time).
o Trim Vegetation – average maintenance interval is 6 to 12 months.
(Service time varies).
System Diagram
Access to screening device, separation
chamber and cartridge filter
Access to drain
down filter
Pre-Treatment
Chamber
Biofiltration Chamber
Discharge
Chamber
Outflow
Pipe
Inflow Pipe
(optional)
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Maintenance Procedures
Screening Device 1. Remove grate or manhole cover to gain access to the screening device in the Pre-Treatment Chamber. Vault type units do not have screening device. Maintenance can be performed without entry.
2. Remove all pollutants collected by the screening device. Removal can be done
manually or with the use of a vacuum truck. The hose of the vacuum truck will not damage the screening device. 3. Screening device can easily be removed from the Pre-Treatment Chamber to gain access to separation chamber and media filters below. Replace grate or manhole
cover when completed.
Separation Chamber 1. Perform maintenance procedures of screening device listed above before
maintaining the separation chamber.
2. With a pressure washer spray down pollutants accumulated on walls and cartridge filters. 3. Vacuum out Separation Chamber and remove all accumulated pollutants. Replace screening device, grate or manhole cover when completed.
Cartridge Filters 1. Perform maintenance procedures on screening device and separation chamber before maintaining cartridge filters.
2. Enter separation chamber.
3. Unscrew the two bolts holding the lid on each cartridge filter and remove lid. 4. Remove each of 4 to 8 media cages holding the media in place. 5. Spray down the cartridge filter to remove any accumulated pollutants. 6. Vacuum out old media and accumulated pollutants.
7. Reinstall media cages and fill with new media from manufacturer or outside
supplier. Manufacturer will provide specification of media and sources to purchase. 8. Replace the lid and tighten down bolts. Replace screening device, grate or manhole cover when completed.
Drain Down Filter
1. Remove hatch or manhole cover over discharge chamber and enter chamber. 2. Unlock and lift drain down filter housing and remove old media block. Replace with new media block. Lower drain down filter housing and lock into place.
3. Exit chamber and replace hatch or manhole cover.
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Maintenance Notes
1. Following maintenance and/or inspection, it is recommended the maintenance operator prepare a maintenance/inspection record. The record should include any maintenance activities performed, amount and description of debris collected, and
condition of the system and its various filter mechanisms. 2. The owner should keep maintenance/inspection record(s) for a minimum of five years from the date of maintenance. These records should be made available to the governing municipality for inspection upon request at any time.
3. Transport all debris, trash, organics and sediments to approved facility for disposal in accordance with local and state requirements. 4. Entry into chambers may require confined space training based on state and local
regulations. 5. No fertilizer shall be used in the Biofiltration Chamber. 6. Irrigation should be provided as recommended by manufacturer and/or landscape
architect. Amount of irrigation required is dependent on plant species. Some plants may require irrigation.
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Maintenance Procedure Illustration
Screening Device The screening device is located directly under the manhole or grate over the Pre-Treatment Chamber. It’s mounted
directly underneath for easy access and cleaning. Device can be cleaned by hand or with a vacuum truck.
Separation Chamber
The separation chamber is located directly beneath the screening device. It can be quickly cleaned using a
vacuum truck or by hand. A pressure
washer is useful to assist in the cleaning process.
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Cartridge Filters
The cartridge filters are located in the Pre-Treatment chamber connected to the wall adjacent to the biofiltration chamber. The cartridges have
removable tops to access the individual media filters. Once the cartridge is open media can be easily removed and replaced by hand or a vacuum truck.
Drain Down Filter
The drain down filter is located in the Discharge Chamber. The drain filter unlocks from the wall mount and hinges up. Remove filter block and replace with
new block.
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Trim Vegetation
Vegetation should be maintained in the same manner as surrounding vegetation and trimmed as needed. No fertilizer shall
be used on the plants. Irrigation
per the recommendation of the manufacturer and or landscape architect. Different types of vegetation requires different amounts of
irrigation.
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Inspection Form
Modular Wetland System, Inc.
P. 760.433-7640
F. 760-433-3176
E. Info@modularwetlands.com
For Office Use Only
(city) (Zip Code)(Reviewed By)
Owner / Management Company
(Date)
Contact Phone ( )_
Inspector Name Date / /Time AM / PM
Weather Condition Additional Notes
Yes
Depth:
Yes No
Modular Wetland System Type (Curb, Grate or UG Vault):Size (22', 14' or etc.):
Other Inspection Items:
Storm Event in Last 72-hours? No Yes Type of Inspection Routine Follow Up Complaint Storm
Office personnel to complete section to the left.
2972 San Luis Rey Road, Oceanside, CA 92058 P (760) 433-7640 F (760) 433-3176
Inspection Report
Modular Wetlands System
Is the filter insert (if applicable) at capacity and/or is there an accumulation of debris/trash on the shelf system?
Does the cartridge filter media need replacement in pre-treatment chamber and/or discharge chamber?
Any signs of improper functioning in the discharge chamber? Note issues in comments section.
Chamber:
Is the inlet/outlet pipe or drain down pipe damaged or otherwise not functioning properly?
Structural Integrity:
Working Condition:
Is there evidence of illicit discharge or excessive oil, grease, or other automobile fluids entering and clogging theunit?
Is there standing water in inappropriate areas after a dry period?
Damage to pre-treatment access cover (manhole cover/grate) or cannot be opened using normal lifting
pressure?
Damage to discharge chamber access cover (manhole cover/grate) or cannot be opened using normal lifting pressure?
Does the MWS unit show signs of structural deterioration (cracks in the wall, damage to frame)?
Project Name
Project Address
Inspection Checklist
CommentsNo
Does the depth of sediment/trash/debris suggest a blockage of the inflow pipe, bypass or cartridge filter? If yes,
specify which one in the comments section. Note depth of accumulation in in pre-treatment chamber.
Is there a septic or foul odor coming from inside the system?
Is there an accumulation of sediment/trash/debris in the wetland media (if applicable)?
Is it evident that the plants are alive and healthy (if applicable)? Please note Plant Information below.
Sediment / Silt / Clay
Trash / Bags / Bottles
Green Waste / Leaves / Foliage
Waste:Plant Information
No Cleaning Needed
Recommended Maintenance
Additional Notes:
Damage to Plants
Plant Replacement
Plant Trimming
Schedule Maintenance as Planned
Needs Immediate Maintenance
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Maintenance Report
Modular Wetland System, Inc.
P. 760.433-7640
F. 760-433-3176
E. Info@modularwetlands.com
For Office Use Only
(city) (Zip Code)(Reviewed By)
Owner / Management Company (Date)
Contact Phone ( )_
Inspector Name Date / /Time AM / PM
Weather Condition Additional Notes
Site Map #
Comments:
2972 San Luis Rey Road, Oceanside, CA 92058 P. 760.433.7640 F. 760.433.3176
Inlet and Outlet Pipe Condition
Drain Down Pipe Condition
Discharge Chamber Condition
Drain Down Media Condition
Plant Condition
Media Filter Condition
Long:
MWS
Sedimentation
Basin
Total Debris
Accumulation
Condition of Media
25/50/75/100
(will be changed
@ 75%)
Operational Per
Manufactures'
Specifications
(If not, why?)
Lat:MWS Catch Basins
GPS Coordinates
of Insert
Manufacturer /
Description / Sizing
Trash
Accumulation
Foliage
Accumulation
Sediment
Accumulation
Type of Inspection Routine Follow Up Complaint Storm Storm Event in Last 72-hours? No Yes
Office personnel to complete section to
the left.
Project Address
Project Name
Cleaning and Maintenance Report
Modular Wetlands System
Modular
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02.01.00 02
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02.02.00
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2.01.01
2.01.02
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2.02.01
2.02.02
2.02.03
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stem Page
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04.01.00
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0 General
3.01.01
3.01.02
3.01.03
Treatment Camust be capabe controlled
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apabilities able of treatind by an orifice
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stem Page
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flow, unless ont chamber, ant device houa perforated e
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4 of 6
has no movin
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the water tranoff has been underdrain al orifice plate.
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national, stat
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he drawings a
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MSFWS is comd a discharge s, which consrunoff flows in
ering the systow. Then the
ntal toward thehall be a rouned PVC pipe stridge. The slo
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ansfer systemn filtered by thand conveyed. Finally the tr
ebris, sedimeluding nitrogeances, organorm events an
operates in-linment flow basee size of the syerformance a
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te, state highw
s required to in
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nd functions b
mposed of a chamber. Thist of filter mento the system
tem is forced e flow contact
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er cavity. Aftecharges the
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ents, TSS, en and phosp
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ne. The MSFWed on a minimystem must mnd hydraulic
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04
04
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04
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04.03.00
04
04
04.04.00 04
ubsurface Flow
4.02.01
4.02.02
4.02.03
4.02.04
4.02.05
4.02.06
0 Shipping
4.03.01
4.03.02
0 Maintena
4.04.01
w Wetland Sys
Grading anprofessionaAfter site is
companies shall be ap
excavation.agencies restored, andthe contrac
grading andCompaction
engineer’s Backfill sharecommendstructures.
Concrete Sand approv
per plans. Subsurfacedamage theshall be fillePlanting layminimum 3
survival raterecommenddrip irrigatechemical heand mainte
, Storage a
Shipping – is the resposite of insta
Storage anhandling ofrepair or reaccepted aMSFWS(s)inside the oThe MSFWand NIOSAprofessiona
ance and In
Inspection –has been pappropriateinstallation installation.been instal
stem Page
d Excavational surveyor, as marked it is
and/or DigAlproved by go
. Soil conditioequirements. d handled per ctor to install a
d excavation n – All soil sh
recommendaall be placed adations, and w
Structures – Aved the concre
e Flow Wetlane Wetland Lined to a level 9yer shall be in” grow enhan
e, and 6” of wded by manufed for at least erbicides, pesenance of the
and Handlin
MSFWS shaonsibility of thallation.
d Handling– Tf the MSFWS placement cond unloading and all comporiginal shippiWS shall alwayA lifting recomal recommend
nspection
– After installproperly instale componentsshall be subje. In addition, led per the m
5 of 6
site shall be nd clearly mathe responsib
ert to check fverning agen
ons shall be t All earth remgoverning agand maintain
operations. all be compa
ations prior to according to awith a minimu
After backfill hete structures
nd Media shaner or Water T9 inches belownstalled per mncement medi
wetland mediafacturer and/othe first 3 mosticides, or feplanted area
ng
ll be shipped e contractor t
The contractoand all composts associate has commenponents shall ng container ys be handledmmendations adations.
ation, the conled at the cors. All componect to inspectthe contractomanufacturer’s
properly survarked with excbility of the co
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Preliminary Water Quality Management Plan (WQMP) “Hotel Redevelopment” Permit No. OTH2017-01009
Attachment
INF-5 Subsurface Detention Vault
TECHNICAL GUIDANCE DOCUMENT APPENDICES
XIV-43 December 20, 2013
INF-7: Underground Infiltration
Underground infiltration is a vault or chamber with an open
bottom that used to store runoff and percolate into the
subsurface. A number of vendors offer proprietary
infiltration products that allow for similar or enhanced rates
of infiltration and subsurface storage while offering durable
prefrabricated structures. There are many varieties of
proprietary infiltration BMPs that can be used for roads and
parking lots, parks and open spaces, single and multi-family
residential, or mixed-use and commercial uses.
Feasibility Screening Considerations
Infiltration bains shall pass infeasible screening criteria to be considered for use.
Underground infiltration galleries pose a potential risk of groundwater contamination; pretreatment should be used.
Opportunity Criteria
Soils are adequate for infiltration or can be amended to provide an adequate infiltration rate.
Appropriate for sites with limited surface space.
Can be placed beneath roads, parking lots, parks, and athletic fields.
Potential for groundwater contamination can be mitigated through isolation of pollutant sources, pretreatment of inflow, and/or demonstration of adequate treatment capacity of underlying soils.
Infiltration is into native soil, or depth of engineered fill is ≤ 5 feet from the bottom of the facility to native material and infiltration into fill is approved by a geotechnical professional.
Tributary area land uses include mixed-use and commercial, sngle-family and multi-family, roads and parking lots, and parks and open spaces. High pollutant land uses should not be tributary to
infiltration BMPs.
OC-Specific Design Criteria and Considerations
□
Placement of BMPs should observe geotechnical recommendations with respect to geological hazards (e.g. landslides, liquefaction zones, erosion, etc.) and set-backs (e.g., foundations,
utilities, roadways, etc.)
□ Minimum separation to mounded seasonally high groundwater of 10 feet shall be observed.
□ Minimum pretreatment should be provided upstream of the infiltration facility, and water bypassing pretreatment should not be directed to the facility.
□ Underground infiltration should not be used for drainage areas with high sediment production potential unless preceded by full treatment control with a BMP effective for sediment removal.
□ Design infiltration rate should be determined as described in Appendix VII.
□ Inspection ports or similar design features shall be provided to verify continued system performance and identify need for major maintenance.
Also known as:
Infiltration vault
Recharge vault
Underground Infiltration
Source: http://www.contech-cpi.com
TECHNICAL GUIDANCE DOCUMENT APPENDICES
XIV-44 December 20, 2013
□ For infiltration facilities beneath roads and parking areas, structural requirements should meet H-20 load requirements.
Computing Underground Infiltration Device Size
Underground infiltration devices vary by design and by proprietary designs. The sizing method selected for use must be based on the BMP type it most strongly resembles.
For underground infiltration devices with open pore volume (e.g., vaults, crates, pipe sections, etc), sizing will be most similar to infiltration basins.
For underground infiltration devices with pore space (e.g., aggregate reservoirs), sizing will be most similar to permeable pavement.
Additional References for Design Guidance
Los Angeles Unified School District (LAUSD) Stormwater Technical Manual, Chapter 5:
http://www.laschools.org/employee/design/fs-studies-and-
reports/download/white_paper_report_material/Storm_Water_Technical_Manual_2009-opt-
red.pdf?version_id=76975850
Preliminary Water Quality Management Plan (WQMP) “Hotel Redevelopment” Permit No. OTH2017-01009
Attachment
Attachment D
WQMP Notice of Transfer of Responsibility
Preliminary Water Quality Management Plan (WQMP) “Hotel Redevelopment” Permit No. OTH2017-01009
Attachment
Water Quality Management Plan
Notice of Transfer of Responsibility
Tracking No. Assigned by the City of Anaheim: ___________________________
Submission of this Notice of Transfer of Responsibility constitutes notice to the City of Anaheim that responsibility for the Water Quality Management Plan (“WQMP”) for the subject property identified below, and implementation of that plan, is being transferred from the Previous Owner (and his/her agent) of the site (or a portion thereof) to the New Owner, as further discussed.
I. Previous Owner/Previous Responsible Party Information
Company/Individual Name: Contact Person: Title: Street Address: City: State: City: Phone:
II. Information about Site Transferred
Name of Project (if applicable): Contact Person: Title of WQMP applicable to Site: Planning Area (PA) and/or Tract Number(s) for Site Lot Numbers (if Site is a portion of a tract): TBD Date WQMP Prepared (and revised if applicable): Street Address of Site: City: Anaheim State: Zip: Phone:
III. New Owner/New Responsible Party Information
Company/Individual Name: Contact Person:
Title: Street Address: City: State: Zip: Phone:
IV. Ownership Transfer Information
General Description of Site Transferred to New Owner: General Description of Portion of Project/Parcel Subject to WQMP Retained by Owner (if any):
Lot/Tract Numbers of Site Transferred to New Owner: Remaining Lot/Tract Numbers Subject to WQMP Still Held by Owner (if any): Date of Ownership Transfer:
Preliminary Water Quality Management Plan (WQMP) “Hotel Redevelopment” Permit No. OTH2017-01009
Attachment
Note: When the Previous Owner is transferring a site that is a portion of a larger project/parcel addressed by the WQMP, as opposed to the entire project/parcel addressed by the WQMP, the General Description of the Site transferred and the remainder of the project/parcel not transferred shall be set forth as maps attached to this notice. These maps shall show those portions of a project/parcel addressed by the WQMP that are transferred to the New Owner (the Transferred Site), those portions retained by the Previous Owner, and those portions previously transferred by Previous Owner. Those portions retained by Previous Owner shall be labeled “Previous Owner,” and those portions previously transferred by Previous Owner shall be labeled as “Previously Transferred.”
V. Purpose of Transfer
The purpose of this Notice of Transfer of Responsibility are: 1) to track transfer of responsibility for implementation and amendment of the WQMP when property to which the WQMP is transferred from the Previous Owner to the New Owner, and 2) to facilitate notification to a transferee of property subject to a WQMP that such New Owner is now the Responsible Party of record for the WQMP for those portions of the site that it owns.
VI. Certifications
A. Previous Owner
I Certify under penalty of law that I am no longer the owner of the Transferred Site as described in Section II above. I have provided the New Owner with a copy of the WQMP applicable to the Transferred Site that the New Owner is acquiring from the Previous Owner.
Printed Name of Previous Owner Representative: Title:
Signature of Previous Owner Representative: Date:
B. New Owner
I Certify under penalty of law that I am the owner of the Transferred Site, as described in Section II above, that I have been provided a copy of the WQMP, and that I have informed myself and understand the New Owner’s responsibilities related to the WQMP, its implementation, and Best Management Practices associated with it. I understand that by signing this notice, the New Owner is accepting all ongoing responsibilities for implementation and amendment of the WQMP for the Transferred Site, which the New Owner has acquired from the Previous Owner.
Printed Name of New Owner Representative:
Title:
Signature of New Owner Representative:
Date:
Preliminary Water Quality Management Plan (WQMP) “Hotel Redevelopment” Permit No. OTH2017-01009
Attachment
Attachment E
Geotechnical Investigation
July 12, 2019 File No. CEM2019-122 Mr. Raj Patel R3 Real Estate Developers
15607 S. Normandie Avenue Gardena, CA 90247
Subject: APPROVAL OF REPORT- PROPOSED HOTEL PROJECT AT:
1100 West Ball Road, Anaheim, California Received/Stamped by the City of Anaheim Public Works Engineering dated June 20, 2019
OTH 2019-01157
References: FIRST REVIEW RESPONSE-Supplemental Report No. 1 By: Creative Geotechnical, Inc.
Dated May 30, 2019, Project No. 180113 FIRST REVIEW COMMENTS By CEM Laboratory Corporation
Dated May 5, 2019, File No. CEM2019-122 PRELIMINARY GEOTECHNICAL ENGINEERING INVESTIGATION By: Creative Geotechnical, Inc. Dated April 12, 2018
Project No. 180113
Dear Mr. Patel:
CEM Laboratory Corporation reviewed the referenced reports on behalf of the City of Anaheim Building & Safety Division, for compliance with applicable codes, guidelines, and standards of practice.
The referenced geotechnical engineering report and subsequent responses to our comments by the consultant were
reviewed. We believe the report is adequate for its intended use hence, approval of the report is recommended.
Should you have any questions, please do not hesitate to contact us at your earliest convenience.
Respectfully submitted, C.E.M. LAB Corp.
__________________________________
Prepared By: A. Wahab Noori, P.E. Limitations: Our review is intended to determine if the submitted report(s) comply with City of Anaheim Codes and generally accepted geotechnical practices within the local area. The scope of our services for this third party review has been limited to a brief review of the above referenced report and associated documents, as supplied by the City of Anaheim. Re-analysis of reported data and/ or calculations and preparation of amended construction or design recommendations are specifically not included within our scope of services. Our review should not be considered as a certification, approval or acceptance of the consultant’s work, nor is it meant as an acceptance of liability for final design or construction recommendations made by the geotechnical consultant of record or the project designers or engineers.
Tel 714-730-5397 PO Box 1996, Tustin, California 92781-1996 Fax 714-730-6476
www.reynolds-group.com
August 19, 2015
(TRG 8153)
Mr. Richard Wilson
ANAHEIM PUBLIC UTILITIES DEPARTMENT
201 S. Anaheim Boulevard
Anaheim, California 92805
SITE: FORMER EXXON STATION #7-3724
1100 WEST BALL ROAD
ANAHEIM, CALIFORNIA
SUBJECT: SHALLOW SOIL VAPOR INVESTIGATION REPORT
Dear Mr. Wilson,
On behalf of our Client, The Reynolds Group (TRG) is pleased to provide this Shallow Soil Vapor
Investigation Report for the Former Exxon Station #7-3724 located at 1100 West Ball Road in
Anaheim, California (see Figure 1 – Site Location Map). In a letter dated September 15, 1994, the
City of Anaheim Public Utilities Department (APUD) confirmed completion of site investigation and
remedial action for petroleum hydrocarbon impacts at the Site for commercial land use. Land use
at the Site is changing from commercial to residential and, as such, the APUD required a Human
Health Risk Assessment (HHRA) at the Site to determine if residual levels of gasoline exists at
elevated concentrations.
The work was performed according to TRG’s Workplan for Human Health Risk Assessment, dated
July 10, 2015, submitted to the APUD and subsequently approved in a letter dated July 13, 2015
(see Attachment A).
EXECUTIVE SUMMARY
On August 11, 2015, TRG advanced and set eight temporary dual-nested soil vapor probes (see
Figure 2 - Site Plan with Soil Vapor Sampling Locations). The soil vapor probes were sampled on
THE
REYNOLDS GROUP
A California Corporation
Richard Wilson, ANAHEIM PUBLIC UTILITIES
Shallow Soil Vapor Investigation Report
1100 W. Ball Road, Anaheim, CA
August 19, 2015
Page 2 of 11
August 17, 2015, at the depths of 5 and 15 feet below ground surface (bgs). All 16 soil vapor
samples were “non-detect” for volatile organic compounds (VOCs) including all gasoline
components, except tetrachloroethylene (PCE). PCE was detected in 15 of the 16 samples at
concentrations ranging from 0.054 to 0.173 micrograms per liter (µg/L, see Table 1). All of the
aforementioned PCE concentrations are below “Department of Toxic Substance Control (DTSC)
Human and Ecological Risk Office (HERO) Note 3” future commercial and residential screening
levels.
FIELDWORK
Prior to conducting the fieldwork, probe locations were marked and Underground Services Alert
(USA) provided utility clearance. In addition, a Well/Boring Permit was obtained from APUD (see
Attachment B). Soil probes were set on August 11, 2015 and sampled on August 17, 2015.
Soil Vapor Probe Installation
Eight temporary dual-nested soil vapor probes (SV1 through SV8) were established at 5 and 15 ft
bgs using a direct push rig and sampled at locations shown on the attached Figure 2. The soil
vapor sampling followed the April 2012 DTSC Advisory - Active Soil Gas Investigations (the
Advisory).
Each soil vapor probe was constructed of a 6-inch long stainless steel screen attached to Teflon
tubing from the probe screen to the surface. The probe screens were centered vertically in a 1-
foot interval of a sand pack and separated by annular seals consisting of dry and hydrated granular
bentonite transition seals. Boring logs with soil probe details are provided in Attachment C.
Richard Wilson, ANAHEIM PUBLIC UTILITIES
Shallow Soil Vapor Investigation Report
1100 W. Ball Road, Anaheim, CA
August 19, 2015
Page 3 of 11
Soil Vapor Sampling
Soil gas samples were collected in gas tight glass syringes equipped with Teflon plungers. Tubing
placed in the ground for soil gas sampling was purged three different times as recommended by
DTSC guidance document. This purge volume test determined how many purges of the soil gas
tubing were needed throughout the project. One, three and ten purge volumes were analyzed to
make this determination. Three purge volumes were used.
Prior to purging and sampling, a leak test was conducted at each soil vapor probe location to
determine whether ambient air was infiltrating into the subsurface and sample collection system.
A tracer gas mixture of n-propanol and n-pentane was released at the ambient ground surface and
analyzed in each soil vapor sample. A detection of the tracer compound in the subsurface soil
vapor sample would have indicated that ambient air intrusion had occurred. No ambient air
intrusion was detected during this investigation.
Soil vapor samples were collected from 5 and 15 ft bgs, at a constant low flow rate measuring 200
milliliters per minute (ml/min) as shown by an in-line vacuum gauge. A vacuum reading was
recorded on field data sheets for each sample. Soil vapor samples were collected in glass gas-tight
syringes equipped with Teflon plungers by a mobile laboratory provided by Jones Environmental,
Inc., a California-certified laboratory in Fullerton, California, for analyses of VOCs by Method
8260B.
Once soil vapor samples were collected, each probe was removed and the borehole was backfilled
with hydrated granular bentonite.
LABORATORY ANALYSES AND RESULTS
PCE was the only constituent detected in all 16 samples. PCE was detected in 15 of the 16 samples
Richard Wilson, ANAHEIM PUBLIC UTILITIES
Shallow Soil Vapor Investigation Report
1100 W. Ball Road, Anaheim, CA
August 19, 2015
Page 5 of 11
Attachments:
Table 1 – Summary of Soil Vapor Sample Results
Figure 1 – Site Location Map
Figure 2 – Site Plan with Soil Vapor Sampling Locations
Attachment A – APUD Workplan Approval Letter
Attachment B – APUD Well/Boring Permit
Attachment C – Boring Logs
Attachment D – Laboratory Analytical Results and Chain of Custody
cc: James Connor, DAUM COMMERCIAL REAL ESTATE SERVICES
Jill Ryer Powder, ENVIRONMENTAL HEALTH DECISIONS
TABLES
Sample ID Date Sample Depth
(feet bgs)PCE OTHER VOC'S
SV1-5 8/17/2015 5 0.173 All < RL
SV1-15 8/17/2015 15 0.134 All <RL
SV1-15-DUP 8/17/2015 15 0.135 All <RL
SV2-5 8/17/2015 5 0.106 All <RL
SV2-15 8/17/2015 15 0.159 All <RL
SV3-5 8/17/2015 5 0.170 All <RL
SV3-15 8/17/2015 15 0.151 All <RL
SV4-5 8/17/2015 5 0.114 All <RL
SV4-15 8/17/2015 15 0.133 All <RL
SV5-5 8/17/2015 5 0.144 All <RL
SV5-15 8/17/2015 15 0.139 All <RL
SV6-5 8/17/2015 5 <0.008 All <RL
SV6-15 8/17/2015 15 0.088 All <RL
SV7-5 8/17/2015 5 0.054 All <RL
SV7-15-1PV 8/17/2015 15 0.135 All <RL
SV7-15-3PV 8/17/2015 5 0.132 All <RL
SV7-15-10PV 8/17/2015 15 0.130 All <RL
SV8-5 8/17/2015 5 0.166 All <RL
SV8-15 8/17/2015 15 0.118 All <RL
Future Residential 0.41 Varies
Future Commercial 4.16 Varies
bgs = Below ground surface
DTSC HERO = Department of Toxic Substances Control (DTSC) Human and Ecological Risk Office (HERO)
Source by: http://www.dtsc.ca.gov/AssessingRisk/upload/HHRA-Note-3-2.pdf
Future Residential attenuation factor = 0.001
Future Commercial attenuation factor = 0.005
PCE = Tetrachloroethylene
1V, 3V, 10V = Puge Test 1, 3, and 10 Volumes
DUP = Duplicate Sample
TABLE 1
SUMMARY OF SOIL VAPOR SAMPLE RESULTS
Results in Micrograms per Liter (ug/L)
1100 WEST BALL ROAD
ANAHEIM, CALIFORNIA
DTSC HERO Note 3
Notes:
1 of 1
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ATTACHMENT A
APUD WORKPLAN APPROVAL LETTER
www.anaheim.net
City of Anaheim
PUBLIC UTILITIE S DEPART MEN T
Environmental Services
July 13, 2015
J ames Conner
Daum Commercial Real Estate
21820 Burbank Blvd. #201
Woodland Hills, CA 91367
and Patricia Dean
The Reynolds Group
P.O. Box 1996
Tustin, CA 92781
Subject: Human Health Risk Assessment Work Plan for 1100 W. Ball Rd. in
Anaheim, CA
Dear Ms. Dean,
This Department has reviewed the subject work plan for obtaining soil vapor samples in
order to determine if a health risk assessment is needed. The plan appears to follow the
DTSC 2012 Advisory for Soil Gas Investigations and the number and locations of samples
look to be appropriate for an initial investigation. Therefore, the plan is hereby approved
pending acceptance of the following conditions:
1. Obtain a well/boring permit from the City Anaheim prior to installing vapor probes.
The following webpage provides well permit information and the application form -
http://www.anaheim.netlarticle.asp?id= 1108.
2. Ensure that soil gas is allowed to equilibrate prior to sampling soil gas. Per the DTSC
guidelines, do not conduct the purge volume test, leak test and soil gas sampling for at
least two hours following vapor probe installation. Document the time of vapor probe
completion and vapor sampling.
If you have any questions, please call me at (714) 765-4277 or email at
dwilson@anaheim.net.
Richard Wilson
Environmental Services Manager
201 S. Anaheim Boulevard, Suite 601
Anaheim, California 92805
TEL (714) 765-5196 -FAX (714) 765-4135
ATTACHMENT B
WELL/BORING PERMIT
ATTACHMENT C
BORING LOGS
The Reynolds Group
Environmental Consulting & Contracting
FIELD BOREHOLE LOG
PROJECT INFORMATION DRILLING INFORMATION
520 West 1st StreetTustin, CA 92780 Ph: (714) 730-5397Fx: (714) 730-6476
RIG TYPE:
METHOD OF DRILLING:
PROJECT: DRILLING CO.:
ADDRESS:
LOGGED BY:
TOTAL DEPTH:
BOREHOLE NO.:
Water level in completed well
SA
M
P
L
E
I
D
(feet)
PI
D
(
p
p
m
v
)
CO
U
N
T
SOIL
TYPE SA
M
P
L
E
BL
O
W
IN
T
E
R
V
A
L
BORING WELL
DIAGRAM
RE
C
O
V
E
R
Y
DEPTH
DATE(S) DRILLED:
Water level during drilling
SOIL DESCRIPTION
REVIEWED BY: _____________
DESCRIPTION
SAMPLING METHODS:
APPROVED BY: _____________
Page 1 of 1NOTES:
0
5
10
15
15'
SV1
Daum Anaheim
08/11/2015
GEOPROBE 5400
MACROCORE
DIRECT PUSH METHOD
MOBI DOS
Charles Ly
1100 W. Ball Road, Anaheim, CA
Hand augered to 5' below ground surface
Bentonite Plug
Hydrated granular
Teflon Tubing
Dry granular
6" Stainless SteelSoil Probe
Dry granular
Teflon Tubing
Hydrated granular
Dry granular
#2/16 MonterreySand
6" Stainless SteelSoil Probe
0.0
0.1
0.1
0.0
Asphalt
SP: SAND (5, 90, 5, 0), very fine to finesand, subangular; trace small-mediumpebbles, subrounded; trace silt, wellsorted, loose, brown
SP: At 5' bgs, as above
SP: At 10' bgs, as above
SP: At 15' bgs, as above, fine to coarsesand, subangular, poorly sorted
The Reynolds Group
Environmental Consulting & Contracting
FIELD BOREHOLE LOG
PROJECT INFORMATION DRILLING INFORMATION
520 West 1st StreetTustin, CA 92780 Ph: (714) 730-5397Fx: (714) 730-6476
RIG TYPE:
METHOD OF DRILLING:
PROJECT: DRILLING CO.:
ADDRESS:
LOGGED BY:
TOTAL DEPTH:
BOREHOLE NO.:
Water level in completed well
SA
M
P
L
E
I
D
(feet)
PI
D
(
p
p
m
v
)
CO
U
N
T
SOIL
TYPE SA
M
P
L
E
BL
O
W
IN
T
E
R
V
A
L
BORING WELL
DIAGRAM
RE
C
O
V
E
R
Y
DEPTH
DATE(S) DRILLED:
Water level during drilling
SOIL DESCRIPTION
REVIEWED BY: _____________
DESCRIPTION
SAMPLING METHODS:
APPROVED BY: _____________
Page 1 of 1NOTES:
0
5
10
15
15'
SV2
Daum Anaheim
08/11/2015
GEOPROBE 5400
MACROCORE
DIRECT PUSH METHOD
MOBI DOS
Charles Ly
1100 W. Ball Road, Anaheim, CA
Hand augered to 5' below ground surface
Bentonite Plug
Hydrated granular
Teflon Tubing
Dry granular
6" Stainless SteelSoil Probe
Dry granular
Teflon Tubing
Hydrated granular
Dry granular
#2/16 MonterreySand
6" Stainless SteelSoil Probe
0.0
0.1
0.1
0.0
Topsoil
SP: SAND (5, 90, 5, 0), very fine to finesand, subangular; trace small-mediumpebbles, subrounded; trace silt, wellsorted, loose, brown
SP: At 5', as above
SP: At 7' bgs, as above; fine to coarsesand, subangular; poorly sorted
SP: At 10' bgs, as above; very fine to finesand, subangular
SP: At 15' bgs, as above
The Reynolds Group
Environmental Consulting & Contracting
FIELD BOREHOLE LOG
PROJECT INFORMATION DRILLING INFORMATION
520 West 1st StreetTustin, CA 92780 Ph: (714) 730-5397Fx: (714) 730-6476
RIG TYPE:
METHOD OF DRILLING:
PROJECT: DRILLING CO.:
ADDRESS:
LOGGED BY:
TOTAL DEPTH:
BOREHOLE NO.:
Water level in completed well
SA
M
P
L
E
I
D
(feet)
PI
D
(
p
p
m
v
)
CO
U
N
T
SOIL
TYPE SA
M
P
L
E
BL
O
W
IN
T
E
R
V
A
L
BORING WELL
DIAGRAM
RE
C
O
V
E
R
Y
DEPTH
DATE(S) DRILLED:
Water level during drilling
SOIL DESCRIPTION
REVIEWED BY: _____________
DESCRIPTION
SAMPLING METHODS:
APPROVED BY: _____________
Page 1 of 1NOTES:
0
5
10
15
15'
SV3
Daum Anaheim
08/11/2015
GEOPROBE 5400
MACROCORE
DIRECT PUSH METHOD
MOBI DOS
Charles Ly
1100 W. Ball Road, Anaheim, CA
Hand augered to 5' below ground surface
Bentonite Plug
Hydrated granular
Teflon Tubing
Dry granular
6" Stainless SteelSoil Probe
Dry granular
Teflon Tubing
Hydrated granular
Dry granular
#2/16 MonterreySand
6" Stainless SteelSoil Probe
0.0
0.1
0.1
0.0
Topsoil
SP: SAND (5, 90, 5, 0), very fine to finesand, subangular; trace small-mediumpebbles, subrounded; trace silt, wellsorted, loose, brown
SP: At 5', as above
SP: At 7' bgs, as above; fine to coarsesand, subangular; poorly sorted
SP: At 10' bgs, as above; very fine to finesand, subangular
SP: At 15' bgs, as above
The Reynolds Group
Environmental Consulting & Contracting
FIELD BOREHOLE LOG
PROJECT INFORMATION DRILLING INFORMATION
520 West 1st StreetTustin, CA 92780 Ph: (714) 730-5397Fx: (714) 730-6476
RIG TYPE:
METHOD OF DRILLING:
PROJECT: DRILLING CO.:
ADDRESS:
LOGGED BY:
TOTAL DEPTH:
BOREHOLE NO.:
Water level in completed well
SA
M
P
L
E
I
D
(feet)
PI
D
(
p
p
m
v
)
CO
U
N
T
SOIL
TYPE SA
M
P
L
E
BL
O
W
IN
T
E
R
V
A
L
BORING WELL
DIAGRAM
RE
C
O
V
E
R
Y
DEPTH
DATE(S) DRILLED:
Water level during drilling
SOIL DESCRIPTION
REVIEWED BY: _____________
DESCRIPTION
SAMPLING METHODS:
APPROVED BY: _____________
Page 1 of 1NOTES:
0
5
10
15
15'
SV4
Daum Anaheim
08/11/2015
GEOPROBE 5400
MACROCORE
DIRECT PUSH METHOD
MOBI DOS
Charles Ly
1100 W. Ball Road, Anaheim, CA
Hand augered to 5' below ground surface
Bentonite Plug
Hydrated granular
Teflon Tubing
Dry granular
6" Stainless SteelSoil Probe
Dry granular
Teflon Tubing
Hydrated granular
Dry granular
#2/16 MonterreySand
6" Stainless SteelSoil Probe
0.0
0.0
0.0
0.0
Topsoil
SP: SAND (5, 90, 5, 0), very fine to finesand, subangular; trace small-mediumpebbles, subrounded; trace silt, wellsorted, loose, brown
SP: At 5' bgs, as above
SP: At 10; bgs,as above; fine to coarsesand, subangular, poorly sorted
SP: At 15' bgs, as above; very fine to finesand, subrounded, well sorted
The Reynolds Group
Environmental Consulting & Contracting
FIELD BOREHOLE LOG
PROJECT INFORMATION DRILLING INFORMATION
520 West 1st StreetTustin, CA 92780 Ph: (714) 730-5397Fx: (714) 730-6476
RIG TYPE:
METHOD OF DRILLING:
PROJECT: DRILLING CO.:
ADDRESS:
LOGGED BY:
TOTAL DEPTH:
BOREHOLE NO.:
Water level in completed well
SA
M
P
L
E
I
D
(feet)
PI
D
(
p
p
m
v
)
CO
U
N
T
SOIL
TYPE SA
M
P
L
E
BL
O
W
IN
T
E
R
V
A
L
BORING WELL
DIAGRAM
RE
C
O
V
E
R
Y
DEPTH
DATE(S) DRILLED:
Water level during drilling
SOIL DESCRIPTION
REVIEWED BY: _____________
DESCRIPTION
SAMPLING METHODS:
APPROVED BY: _____________
Page 1 of 1NOTES:
0
5
10
15
15'
SV5
Daum Anaheim
08/11/2015
GEOPROBE 5400
MACROCORE
DIRECT PUSH METHOD
MOBI DOS
Charles Ly
1100 W. Ball Road, Anaheim, CA
Hand augered to 5' below ground surface
Bentonite Plug
Hydrated granular
Teflon Tubing
Dry granular
6" Stainless SteelSoil Probe
Dry granular
Teflon Tubing
Hydrated granular
Dry granular
#2/16 MonterreySand
6" Stainless SteelSoil Probe
0.0
0.0
0.0
0.0
Topsoil
SP: SAND (5, 90, 5, 0), very fine to finesand, subangular; trace small-mediumpebbles, subrounded; trace silt, wellsorted, loose, brown
SP: At 7' bgs, as above; fine to coarsesand, subangular; poorly sorted
SP: At 10' bgs, as above
SP: At 15' bgs, as above
The Reynolds Group
Environmental Consulting & Contracting
FIELD BOREHOLE LOG
PROJECT INFORMATION DRILLING INFORMATION
520 West 1st StreetTustin, CA 92780 Ph: (714) 730-5397Fx: (714) 730-6476
RIG TYPE:
METHOD OF DRILLING:
PROJECT: DRILLING CO.:
ADDRESS:
LOGGED BY:
TOTAL DEPTH:
BOREHOLE NO.:
Water level in completed well
SA
M
P
L
E
I
D
(feet)
PI
D
(
p
p
m
v
)
CO
U
N
T
SOIL
TYPE SA
M
P
L
E
BL
O
W
IN
T
E
R
V
A
L
BORING WELL
DIAGRAM
RE
C
O
V
E
R
Y
DEPTH
DATE(S) DRILLED:
Water level during drilling
SOIL DESCRIPTION
REVIEWED BY: _____________
DESCRIPTION
SAMPLING METHODS:
APPROVED BY: _____________
Page 1 of 1NOTES:
0
5
10
15
15'
SV6
Daum Anaheim
08/11/2015
GEOPROBE 5400
MACROCORE
DIRECT PUSH METHOD
MOBI DOS
Charles Ly
1100 W. Ball Road, Anaheim, CA
Hand augered to 5' below ground surface (bgs)
Bentonite Plug
Hydrated granular
Teflon Tubing
Dry granular
6" Stainless SteelSoil Probe
Dry granular
Teflon Tubing
Hydrated granular
Dry granular
#2/16 MonterreySand
6" Stainless SteelSoil Probe
0.0
0.0
0.0
0.0
Topsoil
SP: SAND (5, 90, 5, 0), very fine to finesand, subangular; trace small-mediumpebbles, subrounded; trace silt, wellsorted, loose, brown
SP: At 5' bgs, as above
SP: At 8' bgs, as above
SP: At 10' bgs, as above
SP: At 15' bgs, as above
The Reynolds Group
Environmental Consulting & Contracting
FIELD BOREHOLE LOG
PROJECT INFORMATION DRILLING INFORMATION
520 West 1st StreetTustin, CA 92780 Ph: (714) 730-5397Fx: (714) 730-6476
RIG TYPE:
METHOD OF DRILLING:
PROJECT: DRILLING CO.:
ADDRESS:
LOGGED BY:
TOTAL DEPTH:
BOREHOLE NO.:
Water level in completed well
SA
M
P
L
E
I
D
(feet)
PI
D
(
p
p
m
v
)
CO
U
N
T
SOIL
TYPE SA
M
P
L
E
BL
O
W
IN
T
E
R
V
A
L
BORING WELL
DIAGRAM
RE
C
O
V
E
R
Y
DEPTH
DATE(S) DRILLED:
Water level during drilling
SOIL DESCRIPTION
REVIEWED BY: _____________
DESCRIPTION
SAMPLING METHODS:
APPROVED BY: _____________
Page 1 of 1NOTES:
0
5
10
15
15'
SV7
Daum Anaheim
08/11/2015
GEOPROBE 5400
MACROCORE
DIRECT PUSH METHOD
MOBI DOS
Charles Ly
1100 W. Ball Road, Anaheim, CA
Hand augered to 5' below ground surface
Bentonite Plug
Hydrated granular
Teflon Tubing
Dry granular
6" Stainless SteelSoil Probe
Dry granular
Teflon Tubing
Hydrated granular
Dry granular
#2/16 MonterreySand
6" Stainless SteelSoil Probe
0.0
0.0
0.0
0.0
Topsoil
SP: SAND (5, 90, 5, 0), very fine to finesand, subangular; trace small-mediumpebbles, subrounded; trace silt, wellsorted, loose, brown
SP: At 5' bgs, as above
SP: At 7' bgs, as above; fine to coarsesand, subangular; poorly sorted, loose,brown
SP: At 7.5 bgs, as above; very fine to finesand; trace small to medium pebbles,subrounded; well sorted
SP: At 15' bgs, as above; fine to coarsesand, subangular; poorly sorted
The Reynolds Group
Environmental Consulting & Contracting
FIELD BOREHOLE LOG
PROJECT INFORMATION DRILLING INFORMATION
520 West 1st StreetTustin, CA 92780 Ph: (714) 730-5397Fx: (714) 730-6476
RIG TYPE:
METHOD OF DRILLING:
PROJECT: DRILLING CO.:
ADDRESS:
LOGGED BY:
TOTAL DEPTH:
BOREHOLE NO.:
Water level in completed well
SA
M
P
L
E
I
D
(feet)
PI
D
(
p
p
m
v
)
CO
U
N
T
SOIL
TYPE SA
M
P
L
E
BL
O
W
IN
T
E
R
V
A
L
BORING WELL
DIAGRAM
RE
C
O
V
E
R
Y
DEPTH
DATE(S) DRILLED:
Water level during drilling
SOIL DESCRIPTION
REVIEWED BY: _____________
DESCRIPTION
SAMPLING METHODS:
APPROVED BY: _____________
Page 1 of 1NOTES:
0
5
10
15
15'
SV8
Daum Anaheim
08/11/2015
GEOPROBE 5400
MACROCORE
DIRECT PUSH METHOD
MOBI DOS
Charles Ly
1100 W. Ball Road, Anaheim, CA
Hand augered to 5' below ground surface
Bentonite Plug
Hydrated granular
Teflon Tubing
Dry granular
6" Stainless SteelSoil Probe
Dry granular
Teflon Tubing
Hydrated granular
Dry granular
#2/16 MonterreySand
6" Stainless SteelSoil Probe
0.0
0.1
0.1
0.0
Topsoil
SP: SAND (5, 90, 5, 0), very fine to finesand, subangular; trace small-mediumpebbles, subrounded; trace silt, wellsorted, loose, brown
SP: At 5' bgs, as above
SP: At 7' bgs, as above; fine to coarsesand, subangular; poorly sorted
SP: At 10' bgs, as above; very fine to finesand, subangular
SP: At 15' bgs, as above
ATTACHMENT D
LABORATORY ANALYTICAL REPORT
AND CHAIN OF CUSTODY
ANALYSES REQUESTED
1. EPA 8260B - Volatile Organics by GC/MS + Oxygenates
Sampling – Soil Gas samples were collected in glass gas-tight syringes equipped with Teflon plungers. Tubing placed in the ground for soil gas sampling was purged three different times as recommended by DTSC/RWQCB guidance documents. This purge test determined how many purges of the soil gas tubing were needed throughout the project. One, three and ten purge volumes were analyzed to make this determination.
A tracer gas mixture of n-propanol and n-pentane was placed at the tubing-surface interface before sampling. These compounds were analyzed during the 8260B analytical run to determine if there were surface leaks into the subsurface due to
improper installation of the probe. No n-propanol or n-pentane was found in any of the samples reported herein.
The sampling rate was approximately 200 cc/min except when noted differently on the chain of custody record using a gas tight syringe. 3 purge volumes were used. Prior to purging and sampling of soil gas at each point, a shut-in test was conducted to check for leaks in the above ground
fittings. The shut-in test was performed on the above ground apparatus by evacuating the line to a vacuum of 100 inches of water, sealing the entire system and watching the vacuum for at least one minute. A vacuum gauge attached in parallel to the apparatus
measured the vacuum. If there was any observable loss of vacuum, the fittings were adjusted as needed until the vacuum did not change noticeably. The soil gas sample was then taken.
No flow conditions occur when a sampling rate greater than 10 mL/min cannot be maintained without applying a vacuum greater than 100 inches of water to the sampling train. The sampling train is left at a vacuum for no less than three minutes. If the
vacuum does not subside appreciably after three minutes, the sample location is determined to be a no flow sample.
Analytical – Soil Gas samples were analyzed using EPA Method 8260 that includes extra compounds required by DTSC/RWQCB (such as Freon 113). Instrument Continuing Calibration Verification, QC Reference Standards, Instrument Blanks and Sampling
Blanks were analyzed every 12 hours as prescribed by the method. In addition, Matrix Spike (MS) and Matrix Spike Duplicates (MSD) were analyzed with each batch of Soil Gas samples. A duplicate/replicate sample was analyzed each day of the sampling
activity. All samples were injected into the GC/MS system within 30 minutes of sampling.
Approval: ________________________ Steve Jones, Ph.D. Laboratory Manager
JONES ENVIRONMENTAL
LABORATORY RESULTS
Client: Reynolds Group Report date: 8/17/2015
Client Address: P.O.Box 1996 JEL Ref. No.: D-0983
Tustin, CA 92781
Client Ref. No.: 8153
Attn: Patricia Dean Date Sampled: 8/17/2015
Date Received: 8/17/2015
Project Name: 8153PATEL Date Analyzed: 8/17/2015
Project Address: 1100 W. Ball Road Physical State: Soil Gas
Anaheim, CA
1
Client: Report date:8/17/2015
Client Address:JEL Ref. No.:D-0983
Client Ref. No.:8153
Attn:Date Sampled:8/17/2015
Date Received:8/17/2015
Project:Date Analyzed:8/17/2015
Project Address:Physical State:Soil Gas
Sample ID:SV7-15'
1PV
SV7-15'
3PV
SV7-15'
10PV SV7-5'SV8-15'
JEL ID:D-0983-01 D-0983-02 D-0983-03 D-0983-04 D-0983-05
Analytes:
Benzene ND ND ND ND ND 0.008 μg/L
Bromobenzene ND ND ND ND ND 0.008 μg/L
Bromodichloromethane ND ND ND ND ND 0.008 μg/L
Bromoform ND ND ND ND ND 0.008 μg/L
n-Butylbenzene ND ND ND ND ND 0.008 μg/L
sec-Butylbenzene ND ND ND ND ND 0.008 μg/L
tert-Butylbenzene ND ND ND ND ND 0.008 μg/L
Carbon tetrachloride ND ND ND ND ND 0.008 μg/L
Chlorobenzene ND ND ND ND ND 0.008 μg/L
Chloroform ND ND ND ND ND 0.008 μg/L
2-Chlorotoluene ND ND ND ND ND 0.008 μg/L
4-Chlorotoluene ND ND ND ND ND 0.008 μg/L
Dibromochloromethane ND ND ND ND ND 0.008 μg/L
1,2-Dibromo-3-chloropropane ND ND ND ND ND 0.008 μg/L
1,2-Dibromoethane (EDB) ND ND ND ND ND 0.008 μg/L
Dibromomethane ND ND ND ND ND 0.008 μg/L
1,2- Dichlorobenzene ND ND ND ND ND 0.008 μg/L
1,3-Dichlorobenzene ND ND ND ND ND 0.008 μg/L
1,4-Dichlorobenzene ND ND ND ND ND 0.008 μg/L
Dichlorodifluoromethane ND ND ND ND ND 0.008 μg/L
1,1-Dichloroethane ND ND ND ND ND 0.008 μg/L
1,2-Dichloroethane ND ND ND ND ND 0.008 μg/L
1,1-Dichloroethene ND ND ND ND ND 0.008 μg/L
cis-1,2-Dichloroethene ND ND ND ND ND 0.008 μg/L
trans-1,2-Dichloroethene ND ND ND ND ND 0.008 μg/L
1,2-Dichloropropane ND ND ND ND ND 0.008 μg/L
1,3-Dichloropropane ND ND ND ND ND 0.008 μg/L
2,2-Dichloropropane ND ND ND ND ND 0.008 μg/L
1,1-Dichloropropene ND ND ND ND ND 0.008 μg/L
Anaheim, CA
JONES ENVIRONMENTAL LABORATORY RESULTS
P.O.Box 1996
Patricia Dean
Reynolds Group
Tustin, CA 92781
8153PATEL
Practical
Quantitation
Limit
EPA 8260B-Volatile Organics by GC/MS + Oxygenates
Units
1100 W. Ball Road
2
Sample ID:SV7-15'
1PV
SV7-15'
3PV
SV7-15'
10PV SV7-5'SV8-15'
JEL ID:D-0983-01 D-0983-02 D-0983-03 D-0983-04 D-0983-05
Analytes:
cis-1,3-Dichloropropene ND ND ND ND ND 0.008 μg/L
trans-1,3-Dichloropropene ND ND ND ND ND 0.008 μg/L
Ethylbenzene ND ND ND ND ND 0.008 μg/L
Freon 113 ND ND ND ND ND 0.040 μg/L
Hexachlorobutadiene ND ND ND ND ND 0.008 μg/L
Isopropylbenzene ND ND ND ND ND 0.008 μg/L
4-Isopropyltoluene ND ND ND ND ND 0.008 μg/L
Methylene chloride ND ND ND ND ND 0.008 μg/L
Naphthalene ND ND ND ND ND 0.008 μg/L
n-Propylbenzene ND ND ND ND ND 0.008 μg/L
Styrene ND ND ND ND ND 0.008 μg/L
1,1,1,2-Tetrachloroethane ND ND ND ND ND 0.008 μg/L
1,1,2,2-Tetrachloroethane ND ND ND ND ND 0.008 μg/L
Tetrachloroethylene 0.135 0.132 0.130 0.054 0.118 0.008 μg/L
Toluene ND ND ND ND ND 0.008 μg/L
1,2,3-Trichlorobenzene ND ND ND ND ND 0.008 μg/L
1,2,4-Trichlorobenzene ND ND ND ND ND 0.008 μg/L
1,1,1-Trichloroethane ND ND ND ND ND 0.008 μg/L
1,1,2-Trichloroethane ND ND ND ND ND 0.008 μg/L
Trichloroethylene ND ND ND ND ND 0.008 μg/L
Trichlorofluoromethane ND ND ND ND ND 0.008 μg/L
1,2,3-Trichloropropane ND ND ND ND ND 0.008 μg/L
1,2,4-Trimethylbenzene ND ND ND ND ND 0.008 μg/L
1,3,5-Trimethylbenzene ND ND ND ND ND 0.008 μg/L
Vinyl chloride ND ND ND ND ND 0.008 μg/L
Xylenes ND ND ND ND ND 0.008 μg/L
MTBE ND ND ND ND ND 0.040 μg/L
Ethyl-tert-butylether ND ND ND ND ND 0.040 μg/L
Di-isopropylether ND ND ND ND ND 0.040 μg/L
tert-amylmethylether ND ND ND ND ND 0.040 μg/L
tert-Butylalcohol ND ND ND ND ND 0.400 μg/L
TIC:
n-propanol ND ND ND ND ND 0.080 μg/L
n-pentane ND ND ND ND ND 0.008 μg/L
Dilution Factor 1 1 1 1 1
Surrogate Recoveries:
Dibromofluoromethane 100%91%98%91%94%
Toluene-d₈99%98%102%106%102%
4-Bromofluorobenzene 99%98%99%94%97%
D1-081715-
D-0983
D1-081715-
D-0983
D1-081715-
D-0983
D2-081715-
D-0983
D1-081715-
D-0983
ND= Not Detected
75 - 125
75 - 125
Practical
Quantitation
Limit
Units
75 - 125
EPA 8260B-Volatile Organics by GC/MS + Oxygenates
JONES ENVIRONMENTAL LABORATORY RESULTS
QC Limits
3
Client: Report date:8/17/2015
Client Address:JEL Ref. No.:D-0983
Client Ref. No.:8153
Attn:Date Sampled:8/17/2015
Date Received:8/17/2015
Project:Date Analyzed:8/17/2015
Project Address:Physical State:Soil Gas
Sample ID:SV8-5'SV6-15'SV6-5'SV5-15'SV5-5'
JEL ID:D-0983-06 D-0983-07 D-0983-08 D-0983-09 D-0983-10
Analytes:
Benzene ND ND ND ND ND 0.008 μg/L
Bromobenzene ND ND ND ND ND 0.008 μg/L
Bromodichloromethane ND ND ND ND ND 0.008 μg/L
Bromoform ND ND ND ND ND 0.008 μg/L
n-Butylbenzene ND ND ND ND ND 0.008 μg/L
sec-Butylbenzene ND ND ND ND ND 0.008 μg/L
tert-Butylbenzene ND ND ND ND ND 0.008 μg/L
Carbon tetrachloride ND ND ND ND ND 0.008 μg/L
Chlorobenzene ND ND ND ND ND 0.008 μg/L
Chloroform ND ND ND ND ND 0.008 μg/L
2-Chlorotoluene ND ND ND ND ND 0.008 μg/L
4-Chlorotoluene ND ND ND ND ND 0.008 μg/L
Dibromochloromethane ND ND ND ND ND 0.008 μg/L
1,2-Dibromo-3-chloropropane ND ND ND ND ND 0.008 μg/L
1,2-Dibromoethane (EDB) ND ND ND ND ND 0.008 μg/L
Dibromomethane ND ND ND ND ND 0.008 μg/L
1,2- Dichlorobenzene ND ND ND ND ND 0.008 μg/L
1,3-Dichlorobenzene ND ND ND ND ND 0.008 μg/L
1,4-Dichlorobenzene ND ND ND ND ND 0.008 μg/L
Dichlorodifluoromethane ND ND ND ND ND 0.008 μg/L
1,1-Dichloroethane ND ND ND ND ND 0.008 μg/L
1,2-Dichloroethane ND ND ND ND ND 0.008 μg/L
1,1-Dichloroethene ND ND ND ND ND 0.008 μg/L
cis-1,2-Dichloroethene ND ND ND ND ND 0.008 μg/L
trans-1,2-Dichloroethene ND ND ND ND ND 0.008 μg/L
1,2-Dichloropropane ND ND ND ND ND 0.008 μg/L
1,3-Dichloropropane ND ND ND ND ND 0.008 μg/L
2,2-Dichloropropane ND ND ND ND ND 0.008 μg/L
1,1-Dichloropropene ND ND ND ND ND 0.008 μg/L
8153PATEL
1100 W. Ball Road
Anaheim, CA
EPA 8260B-Volatile Organics by GC/MS + Oxygenates
Practical
Quantitation
Limit
Units
JONES ENVIRONMENTAL LABORATORY RESULTS
Reynolds Group
P.O.Box 1996
Tustin, CA 92781
Patricia Dean
4
Sample ID:SV8-5'SV6-15'SV6-5'SV5-15'SV5-5'
JEL ID:D-0983-06 D-0983-07 D-0983-08 D-0983-09 D-0983-10
Analytes:
cis-1,3-Dichloropropene ND ND ND ND ND 0.008 μg/L
trans-1,3-Dichloropropene ND ND ND ND ND 0.008 μg/L
Ethylbenzene ND ND ND ND ND 0.008 μg/L
Freon 113 ND ND ND ND ND 0.040 μg/L
Hexachlorobutadiene ND ND ND ND ND 0.008 μg/L
Isopropylbenzene ND ND ND ND ND 0.008 μg/L
4-Isopropyltoluene ND ND ND ND ND 0.008 μg/L
Methylene chloride ND ND ND ND ND 0.008 μg/L
Naphthalene ND ND ND ND ND 0.008 μg/L
n-Propylbenzene ND ND ND ND ND 0.008 μg/L
Styrene ND ND ND ND ND 0.008 μg/L
1,1,1,2-Tetrachloroethane ND ND ND ND ND 0.008 μg/L
1,1,2,2-Tetrachloroethane ND ND ND ND ND 0.008 μg/L
Tetrachloroethylene 0.166 0.088 ND 0.139 0.144 0.008 μg/L
Toluene ND ND ND ND ND 0.008 μg/L
1,2,3-Trichlorobenzene ND ND ND ND ND 0.008 μg/L
1,2,4-Trichlorobenzene ND ND ND ND ND 0.008 μg/L
1,1,1-Trichloroethane ND ND ND ND ND 0.008 μg/L
1,1,2-Trichloroethane ND ND ND ND ND 0.008 μg/L
Trichloroethylene ND ND ND ND ND 0.008 μg/L
Trichlorofluoromethane ND ND ND ND ND 0.008 μg/L
1,2,3-Trichloropropane ND ND ND ND ND 0.008 μg/L
1,2,4-Trimethylbenzene ND ND ND ND ND 0.008 μg/L
1,3,5-Trimethylbenzene ND ND ND ND ND 0.008 μg/L
Vinyl chloride ND ND ND ND ND 0.008 μg/L
Xylenes ND ND ND ND ND 0.008 μg/L
MTBE ND ND ND ND ND 0.040 μg/L
Ethyl-tert-butylether ND ND ND ND ND 0.040 μg/L
Di-isopropylether ND ND ND ND ND 0.040 μg/L
tert-amylmethylether ND ND ND ND ND 0.040 μg/L
tert-Butylalcohol ND ND ND ND ND 0.400 μg/L
TIC:
n-propanol ND ND ND ND ND 0.080 μg/L
n-pentane ND ND ND ND ND 0.008 μg/L
Dilution Factor 1 1 1 1 1
Surrogate Recoveries:
Dibromofluoromethane 75%98%86%95%92%
Toluene-d₈78%99%89%97%73%
4-Bromofluorobenzene 89%95%118%96%126%
D2-081715-
D-0983
D1-081715-
D-0983
D2-081715-
D-0983
D1-081715-
D-0983
D2-081715-
D-0983
ND= Not Detected
75 - 125
75 - 125
75 - 125
JONES ENVIRONMENTAL LABORATORY RESULTS
EPA 8260B-Volatile Organics by GC/MS + Oxygenates
Practical
Quantitation
Limit
Units
QC Limits
5
Client: Report date:8/17/2015
Client Address:JEL Ref. No.:D-0983
Client Ref. No.:8153
Attn:Date Sampled:8/17/2015
Date Received:8/17/2015
Project:Date Analyzed:8/17/2015
Project Address:Physical State:Soil Gas
Sample ID:SV4-15'SV4-5'SV3-15'SV3-5'SV2-15'
JEL ID:D-0983-11 D-0983-12 D-0983-13 D-0983-14 D-0983-15
Analytes:
Benzene ND ND ND ND ND 0.008 μg/L
Bromobenzene ND ND ND ND ND 0.008 μg/L
Bromodichloromethane ND ND ND ND ND 0.008 μg/L
Bromoform ND ND ND ND ND 0.008 μg/L
n-Butylbenzene ND ND ND ND ND 0.008 μg/L
sec-Butylbenzene ND ND ND ND ND 0.008 μg/L
tert-Butylbenzene ND ND ND ND ND 0.008 μg/L
Carbon tetrachloride ND ND ND ND ND 0.008 μg/L
Chlorobenzene ND ND ND ND ND 0.008 μg/L
Chloroform ND ND ND ND ND 0.008 μg/L
2-Chlorotoluene ND ND ND ND ND 0.008 μg/L
4-Chlorotoluene ND ND ND ND ND 0.008 μg/L
Dibromochloromethane ND ND ND ND ND 0.008 μg/L
1,2-Dibromo-3-chloropropane ND ND ND ND ND 0.008 μg/L
1,2-Dibromoethane (EDB) ND ND ND ND ND 0.008 μg/L
Dibromomethane ND ND ND ND ND 0.008 μg/L
1,2- Dichlorobenzene ND ND ND ND ND 0.008 μg/L
1,3-Dichlorobenzene ND ND ND ND ND 0.008 μg/L
1,4-Dichlorobenzene ND ND ND ND ND 0.008 μg/L
Dichlorodifluoromethane ND ND ND ND ND 0.008 μg/L
1,1-Dichloroethane ND ND ND ND ND 0.008 μg/L
1,2-Dichloroethane ND ND ND ND ND 0.008 μg/L
1,1-Dichloroethene ND ND ND ND ND 0.008 μg/L
cis-1,2-Dichloroethene ND ND ND ND ND 0.008 μg/L
trans-1,2-Dichloroethene ND ND ND ND ND 0.008 μg/L
1,2-Dichloropropane ND ND ND ND ND 0.008 μg/L
1,3-Dichloropropane ND ND ND ND ND 0.008 μg/L
2,2-Dichloropropane ND ND ND ND ND 0.008 μg/L
1,1-Dichloropropene ND ND ND ND ND 0.008 μg/L
8153PATEL
1100 W. Ball Road
Anaheim, CA
EPA 8260B-Volatile Organics by GC/MS + Oxygenates
Practical
Quantitation
Limit
Units
JONES ENVIRONMENTAL LABORATORY RESULTS
Reynolds Group
P.O.Box 1996
Tustin, CA 92781
Patricia Dean
6
Sample ID:SV4-15'SV4-5'SV3-15'SV3-5'SV2-15'
JEL ID:D-0983-11 D-0983-12 D-0983-13 D-0983-14 D-0983-15
Analytes:
cis-1,3-Dichloropropene ND ND ND ND ND 0.008 μg/L
trans-1,3-Dichloropropene ND ND ND ND ND 0.008 μg/L
Ethylbenzene ND ND ND ND ND 0.008 μg/L
Freon 113 ND ND ND ND ND 0.040 μg/L
Hexachlorobutadiene ND ND ND ND ND 0.008 μg/L
Isopropylbenzene ND ND ND ND ND 0.008 μg/L
4-Isopropyltoluene ND ND ND ND ND 0.008 μg/L
Methylene chloride ND ND ND ND ND 0.008 μg/L
Naphthalene ND ND ND ND ND 0.008 μg/L
n-Propylbenzene ND ND ND ND ND 0.008 μg/L
Styrene ND ND ND ND ND 0.008 μg/L
1,1,1,2-Tetrachloroethane ND ND ND ND ND 0.008 μg/L
1,1,2,2-Tetrachloroethane ND ND ND ND ND 0.008 μg/L
Tetrachloroethylene 0.133 0.114 0.151 0.170 0.159 0.008 μg/L
Toluene ND ND ND ND ND 0.008 μg/L
1,2,3-Trichlorobenzene ND ND ND ND ND 0.008 μg/L
1,2,4-Trichlorobenzene ND ND ND ND ND 0.008 μg/L
1,1,1-Trichloroethane ND ND ND ND ND 0.008 μg/L
1,1,2-Trichloroethane ND ND ND ND ND 0.008 μg/L
Trichloroethylene ND ND ND ND ND 0.008 μg/L
Trichlorofluoromethane ND ND ND ND ND 0.008 μg/L
1,2,3-Trichloropropane ND ND ND ND ND 0.008 μg/L
1,2,4-Trimethylbenzene ND ND ND ND ND 0.008 μg/L
1,3,5-Trimethylbenzene ND ND ND ND ND 0.008 μg/L
Vinyl chloride ND ND ND ND ND 0.008 μg/L
Xylenes ND ND ND ND ND 0.008 μg/L
MTBE ND ND ND ND ND 0.040 μg/L
Ethyl-tert-butylether ND ND ND ND ND 0.040 μg/L
Di-isopropylether ND ND ND ND ND 0.040 μg/L
tert-amylmethylether ND ND ND ND ND 0.040 μg/L
tert-Butylalcohol ND ND ND ND ND 0.400 μg/L
TIC:
n-propanol ND ND ND ND ND 0.080 μg/L
n-pentane ND ND ND ND ND 0.008 μg/L
Dilution Factor 1 1 1 1 1
Surrogate Recoveries:
Dibromofluoromethane 98%96%90%104%101%
Toluene-d₈99%69%100%82%100%
4-Bromofluorobenzene 97%100%98%116%99%
D1-081715-
D-0983
D2-081715-
D-0983
D1-081715-
D-0983
D2-081715-
D-0983
D1-081715-
D-0983
ND= Not Detected
75 - 125
75 - 125
75 - 125
JONES ENVIRONMENTAL LABORATORY RESULTS
EPA 8260B-Volatile Organics by GC/MS + Oxygenates
Practical
Quantitation
Limit
Units
QC Limits
7
Client: Report date:8/17/2015
Client Address:JEL Ref. No.:D-0983
Client Ref. No.:8153
Attn:Date Sampled:8/17/2015
Date Received:8/17/2015
Project:Date Analyzed:8/17/2015
Project Address:Physical State:Soil Gas
Sample ID:SV2-5'SV1-15'SV1-15'
DUP SV1-5'
JEL ID:D-0983-16 D-0983-17 D-0983-18 D-0983-19
Analytes:
Benzene ND ND ND ND 0.008 μg/L
Bromobenzene ND ND ND ND 0.008 μg/L
Bromodichloromethane ND ND ND ND 0.008 μg/L
Bromoform ND ND ND ND 0.008 μg/L
n-Butylbenzene ND ND ND ND 0.008 μg/L
sec-Butylbenzene ND ND ND ND 0.008 μg/L
tert-Butylbenzene ND ND ND ND 0.008 μg/L
Carbon tetrachloride ND ND ND ND 0.008 μg/L
Chlorobenzene ND ND ND ND 0.008 μg/L
Chloroform ND ND ND ND 0.008 μg/L
2-Chlorotoluene ND ND ND ND 0.008 μg/L
4-Chlorotoluene ND ND ND ND 0.008 μg/L
Dibromochloromethane ND ND ND ND 0.008 μg/L
1,2-Dibromo-3-chloropropane ND ND ND ND 0.008 μg/L
1,2-Dibromoethane (EDB) ND ND ND ND 0.008 μg/L
Dibromomethane ND ND ND ND 0.008 μg/L
1,2- Dichlorobenzene ND ND ND ND 0.008 μg/L
1,3-Dichlorobenzene ND ND ND ND 0.008 μg/L
1,4-Dichlorobenzene ND ND ND ND 0.008 μg/L
Dichlorodifluoromethane ND ND ND ND 0.008 μg/L
1,1-Dichloroethane ND ND ND ND 0.008 μg/L
1,2-Dichloroethane ND ND ND ND 0.008 μg/L
1,1-Dichloroethene ND ND ND ND 0.008 μg/L
cis-1,2-Dichloroethene ND ND ND ND 0.008 μg/L
trans-1,2-Dichloroethene ND ND ND ND 0.008 μg/L
1,2-Dichloropropane ND ND ND ND 0.008 μg/L
1,3-Dichloropropane ND ND ND ND 0.008 μg/L
2,2-Dichloropropane ND ND ND ND 0.008 μg/L
1,1-Dichloropropene ND ND ND ND 0.008 μg/L
8153PATEL
1100 W. Ball Road
Anaheim, CA
EPA 8260B-Volatile Organics by GC/MS + Oxygenates
Practical
Quantitation
Limit
Units
JONES ENVIRONMENTAL LABORATORY RESULTS
Reynolds Group
P.O.Box 1996
Tustin, CA 92781
Patricia Dean
8
Sample ID:SV2-5'SV1-15'SV1-15'
DUP SV1-5'
JEL ID:D-0983-16 D-0983-17 D-0983-18 D-0983-19
Analytes:
cis-1,3-Dichloropropene ND ND ND ND 0.008 μg/L
trans-1,3-Dichloropropene ND ND ND ND 0.008 μg/L
Ethylbenzene ND ND ND ND 0.008 μg/L
Freon 113 ND ND ND ND 0.040 μg/L
Hexachlorobutadiene ND ND ND ND 0.008 μg/L
Isopropylbenzene ND ND ND ND 0.008 μg/L
4-Isopropyltoluene ND ND ND ND 0.008 μg/L
Methylene chloride ND ND ND ND 0.008 μg/L
Naphthalene ND ND ND ND 0.008 μg/L
n-Propylbenzene ND ND ND ND 0.008 μg/L
Styrene ND ND ND ND 0.008 μg/L
1,1,1,2-Tetrachloroethane ND ND ND ND 0.008 μg/L
1,1,2,2-Tetrachloroethane ND ND ND ND 0.008 μg/L
Tetrachloroethylene 0.106 0.134 0.135 0.173 0.008 μg/L
Toluene ND ND ND ND 0.008 μg/L
1,2,3-Trichlorobenzene ND ND ND ND 0.008 μg/L
1,2,4-Trichlorobenzene ND ND ND ND 0.008 μg/L
1,1,1-Trichloroethane ND ND ND ND 0.008 μg/L
1,1,2-Trichloroethane ND ND ND ND 0.008 μg/L
Trichloroethylene ND ND ND ND 0.008 μg/L
Trichlorofluoromethane ND ND ND ND 0.008 μg/L
1,2,3-Trichloropropane ND ND ND ND 0.008 μg/L
1,2,4-Trimethylbenzene ND ND ND ND 0.008 μg/L
1,3,5-Trimethylbenzene ND ND ND ND 0.008 μg/L
Vinyl chloride ND ND ND ND 0.008 μg/L
Xylenes ND ND ND ND 0.008 μg/L
MTBE ND ND ND ND 0.040 μg/L
Ethyl-tert-butylether ND ND ND ND 0.040 μg/L
Di-isopropylether ND ND ND ND 0.040 μg/L
tert-amylmethylether ND ND ND ND 0.040 μg/L
tert-Butylalcohol ND ND ND ND 0.400 μg/L
TIC:
n-propanol ND ND ND ND 0.080 μg/L
n-pentane ND ND ND ND 0.008 μg/L
Dilution Factor 1 1 1 1
Surrogate Recoveries:
Dibromofluoromethane 84%103%102%92%
Toluene-d₈122%98%99%74%
4-Bromofluorobenzene 112%94%95%135%
D2-081715-
D-0983
D1-081715-
D-0983
D1-081715-
D-0983
D2-081715-
D-0983
ND= Not Detected
75 - 125
75 - 125
75 - 125
JONES ENVIRONMENTAL LABORATORY RESULTS
EPA 8260B-Volatile Organics by GC/MS + Oxygenates
Practical
Quantitation
Limit
Units
QC Limits
9
Client: Report date:8/17/2015
Client Address:JEL Ref. No.:D-0983
Client Ref. No.:8153
Attn:Date Sampled:8/17/2015
Date Received:8/17/2015
Project:Date Analyzed:8/17/2015
Project Address:Physical State:Soil Gas
Sample ID:METHOD
BLANK
SAMPLING
BLANK
METHOD
BLANK
SAMPLING
BLANK
JEL ID:D-0983-20 D-0983-21 D-0983-25 D-0983-26
Analytes:
Benzene ND ND ND ND 0.008 μg/L
Bromobenzene ND ND ND ND 0.008 μg/L
Bromodichloromethane ND ND ND ND 0.008 μg/L
Bromoform ND ND ND ND 0.008 μg/L
n-Butylbenzene ND ND ND ND 0.008 μg/L
sec-Butylbenzene ND ND ND ND 0.008 μg/L
tert-Butylbenzene ND ND ND ND 0.008 μg/L
Carbon tetrachloride ND ND ND ND 0.008 μg/L
Chlorobenzene ND ND ND ND 0.008 μg/L
Chloroform ND ND ND ND 0.008 μg/L
2-Chlorotoluene ND ND ND ND 0.008 μg/L
4-Chlorotoluene ND ND ND ND 0.008 μg/L
Dibromochloromethane ND ND ND ND 0.008 μg/L
1,2-Dibromo-3-chloropropane ND ND ND ND 0.008 μg/L
1,2-Dibromoethane (EDB) ND ND ND ND 0.008 μg/L
Dibromomethane ND ND ND ND 0.008 μg/L
1,2- Dichlorobenzene ND ND ND ND 0.008 μg/L
1,3-Dichlorobenzene ND ND ND ND 0.008 μg/L
1,4-Dichlorobenzene ND ND ND ND 0.008 μg/L
Dichlorodifluoromethane ND ND ND ND 0.008 μg/L
1,1-Dichloroethane ND ND ND ND 0.008 μg/L
1,2-Dichloroethane ND ND ND ND 0.008 μg/L
1,1-Dichloroethene ND ND ND ND 0.008 μg/L
cis-1,2-Dichloroethene ND ND ND ND 0.008 μg/L
trans-1,2-Dichloroethene ND ND ND ND 0.008 μg/L
1,2-Dichloropropane ND ND ND ND 0.008 μg/L
1,3-Dichloropropane ND ND ND ND 0.008 μg/L
2,2-Dichloropropane ND ND ND ND 0.008 μg/L
1,1-Dichloropropene ND ND ND ND 0.008 μg/L
JONES ENVIRONMENTAL LABORATORY RESULTS
Reynolds Group
P.O.Box 1996
Tustin, CA 92781
Patricia Dean
8153PATEL
1100 W. Ball Road
Anaheim, CA
EPA 8260B-Volatile Organics by GC/MS + Oxygenates
Practical
Quantitation
Limit
Units
10
Sample ID:METHOD
BLANK
SAMPLING
BLANK
METHOD
BLANK
SAMPLING
BLANK
JEL ID:D-0983-20 D-0983-21 D-0983-25 D-0983-26
Analytes:
cis-1,3-Dichloropropene ND ND ND ND 0.008 μg/L
trans-1,3-Dichloropropene ND ND ND ND 0.008 μg/L
Ethylbenzene ND ND ND ND 0.008 μg/L
Freon 113 ND ND ND ND 0.040 μg/L
Hexachlorobutadiene ND ND ND ND 0.008 μg/L
Isopropylbenzene ND ND ND ND 0.008 μg/L
4-Isopropyltoluene ND ND ND ND 0.008 μg/L
Methylene chloride ND ND ND ND 0.008 μg/L
Naphthalene ND ND ND ND 0.008 μg/L
n-Propylbenzene ND ND ND ND 0.008 μg/L
Styrene ND ND ND ND 0.008 μg/L
1,1,1,2-Tetrachloroethane ND ND ND ND 0.008 μg/L
1,1,2,2-Tetrachloroethane ND ND ND ND 0.008 μg/L
Tetrachloroethylene ND ND ND ND 0.008 μg/L
Toluene ND ND ND ND 0.008 μg/L
1,2,3-Trichlorobenzene ND ND ND ND 0.008 μg/L
1,2,4-Trichlorobenzene ND ND ND ND 0.008 μg/L
1,1,1-Trichloroethane ND ND ND ND 0.008 μg/L
1,1,2-Trichloroethane ND ND ND ND 0.008 μg/L
Trichloroethylene ND ND ND ND 0.008 μg/L
Trichlorofluoromethane ND ND ND ND 0.008 μg/L
1,2,3-Trichloropropane ND ND ND ND 0.008 μg/L
1,2,4-Trimethylbenzene ND ND ND ND 0.008 μg/L
1,3,5-Trimethylbenzene ND ND ND ND 0.008 μg/L
Vinyl chloride ND ND ND ND 0.008 μg/L
Xylenes ND ND ND ND 0.008 μg/L
MTBE ND ND ND ND 0.040 μg/L
Ethyl-tert-butylether ND ND ND ND 0.040 μg/L
Di-isopropylether ND ND ND ND 0.040 μg/L
tert-amylmethylether ND ND ND ND 0.040 μg/L
tert-Butylalcohol ND ND ND ND 0.400 μg/L
TIC:
n-propanol ND ND ND ND 0.080 μg/L
n-pentane ND ND ND ND 0.008 μg/L
Dilution Factor 1 1 1 1
Surrogate Recoveries:
Dibromofluoromethane 95%98%102%112%
Toluene-d₈101%99%94%81%
4-Bromofluorobenzene 98%102%98%93%
D1-081715-
D-0983
D1-081715-
D-0983
D2-081715-
D-0983
D2-081715-
D-0983
ND= Not Detected
JONES ENVIRONMENTAL LABORATORY RESULTS
75 - 125
75 - 125
EPA 8260B-Volatile Organics by GC/MS + Oxygenates
Practical
Quantitation
Limit
Units
QC Limits
75 - 125
11
Client: 8/17/2015
Client Address:D-0983
8153
Attn:8/17/2015
8/17/2015
Project:8/17/2015
Project Address:Soil Gas
Sample Spiked:GC#:
JEL ID:D-0983-22
Parameter RPD
Acceptability
Range (%)LCS
Acceptability
Range (%)
Vinyl Chloride 5.8%60-140 157%70-130
1,1-Dichloroethylene 1.9%60-140 98%70-130
Cis-1,2-Dichloroethene 0.8%70-130 96%70-130
1,1,1-Trichloroethane 0.0%70-130 100%70-130
Benzene 0.4%70-130 106%70-130
Trichloroethylene 0.3%70-130 105%70-130
Toluene 0.9%70-130 101%70-130
Tetrachloroethene 1.6%70-130 103%70-130
Chlorobenzene 0.7%70-130 103%70-130
Ethylbenzene 0.0%70-130 105%70-130
1,2,4 Trimethylbenzene 4.0%70-130 113%70-130
Surrogate Recovery:
Dibromofluoromethane 75-125 99%75-125
Toluene-d₈75-125 105%75-125
4-Bromofluorobenzene 75-125 104%75-125
108%
93%93%
147%
99%
107%107%
98%
100%
102%
Date Sampled:
Anaheim, CA
Date Received:
8153PATEL Date Analyzed:
1100 W. Ball Road
109%
EPA 8260B-Volatile Organics by GC/MS + Oxygenates
D-0983-23 D-0983-24
101%
MSD = Matrix Spike Duplicate
RPD = Relative Percent Difference; Acceptability range for RPD is ≤ 15%
MS = Matrix Spike
104%
Reynolds Group Report date:
P.O.Box 1996
Patricia Dean
JONES ENVIRONMENTAL
QUALITY CONTROL INFORMATION
Client Ref. No.:
MS
Recovery (%)
MSD
Recovery (%)
101%
109%
97%102%
105%
102%
102%103%
JEL Ref. No.:
Tustin, CA 92781
Physical State:
Ambient Air
156%
100%
107%
103%
D1-081715-D-0983
102%
103%
110%
12
Client: 8/17/2015
Client Address:D-0983
8153
Attn:8/17/2015
8/17/2015
Project:8/17/2015
Project Address:Soil Gas
Sample Spiked:GC#:
JEL ID:D-0983-27
Parameter RPD
Acceptability
Range (%)LCS
Acceptability
Range (%)
Vinyl Chloride 2.1%60-140 92%70-130
1,1-Dichloroethylene 2.4%60-140 70%70-130
Cis-1,2-Dichloroethene 1.5%70-130 84%70-130
1,1,1-Trichloroethane 2.7%70-130 98%70-130
Benzene 1.4%70-130 93%70-130
Trichloroethylene 2.6%70-130 99%70-130
Toluene 5.9%70-130 97%70-130
Tetrachloroethene 1.8%70-130 92%70-130
Chlorobenzene 2.2%70-130 102%70-130
Ethylbenzene 1.3%70-130 103%70-130
1,2,4 Trimethylbenzene 3.0%70-130 106%70-130
Surrogate Recovery:
Dibromofluoromethane 75-125 101%75-125
Toluene-d₈75-125 94%75-125
4-Bromofluorobenzene 75-125 102%75-125
91%
103%
116%113%
106%105%
111%108%
101%102%
MS = Matrix Spike
94%94%
94%94%
MSD = Matrix Spike Duplicate
RPD = Relative Percent Difference; Acceptability range for RPD is ≤ 15%
113%
103%102%
115%114%
122%118%
70%68%
92%
106%
106%100%
116%
Ambient Air D2-081715-D-0983
D-0983-28 D-0983-29
MS
Recovery (%)
MSD
Recovery (%)
8153PATEL Date Analyzed:
1100 W. Ball Road Physical State:
Anaheim, CA
EPA 8260B-Volatile Organics by GC/MS + Oxygenates
Patricia Dean Date Sampled:
Date Received:
P.O.Box 1996 JEL Ref. No.:
Tustin, CA 92781
JONES ENVIRONMENTAL
QUALITY CONTROL INFORMATION
Reynolds Group Report date:
Client Ref. No.:
13
14
15
From:Stephanie Castle Zinn
To:Ted Frattone; Martin Parker
Cc:Esperanza Rios; Keith Linker; Mostafa Komaee; Howard Wen; April McMillian
Subject:WQMP for the Hotel Redevelopment Project OTH2017-01009 is "Approvable". Final Approval Pendingcorrections/resubmittal
Date:Wednesday, June 24, 2020 4:04:52 PM
Attachments:image001.pngimage006.pngimage007.pngimage008.pngimage009.pngimage010.jpgimage011.pngOTH2017-01009 Approved Cover Page.pdf
Hello Ted and Martin,
Regarding the Preliminary WQMP for Hotel Redevelopment Project (OTH2017-0100), the WQMP is
“approvable” pending the inclusion of the items listed below, addressing two minor comments, and
incorporating documentation for one condition for the Final WQMP in the next Preliminary WQMP
submittal. Please note that this most recent submittal in EPC will be marked as “CORRECTIONS”;
however, the next submittal will be “APPROVED WITH CONDITIONS” as long as it addresses the
items below:
Please include signed cover sheet (attached) in place of the current cover sheet
Please include updated signed Owner’s and Engineer’s Certification Pages reflecting the most
recent revision date
As noted in EPC, Please provide water quality flow rate in DMA DCV/Q summary table instead
of pretreatment BMP design flow rate
As noted on EPC, Provide rough estimate of sub-DMAs for MWS pretreatment sizing. It
appears DMA 1 is split into two sub-DMAs that will be flowing to two separate MWS units
prior to detention and infiltration; please provide these calculations to confirm MWS sizing is
appropriate for pretreatment purposes.
Include this email as a new attachment to the Preliminary WQMP in the next submittal to
memorialize the condition that must be addressed in the Final WQMP which is provided
below.
Condition 1 for Final WQMP: As referenced throughout each plan check, it was highly
recommended that the applicant perform site specific infiltration to confirm infiltration
feasibility. However, after discussions between Fuscoe Engineering, the City, and the
applicant, infiltration testing is allowed to be pushed to the Final WQMP. Therefore,
infiltration testing must be performed during the Final WQMP to confirm feasibility. As
mentioned via plan check documentation, and over the phone, infiltration may be
found to be infeasible from less than favorable infiltration rate testing results or the
fact that there is prior contamination at the site that may pose concerns with the local
groundwater agency. Any changes to the proposed BMP design shown in the Final
WQMP, may require additional time and effort in the review of the WQMP.
Once these items are included in the WQMP, the applicant should follow the City’s standard E-Plan
Check submittal process (for any questions, please contact PWEPC@anaheim.net). Electronic PDF
versions of the Final Approved WQMP should be compiled directly from the original electronic source
files (.docx, .dwg, etc.) to preserve integrity and quality, minimize file size and allow search
functionality. Scanned versions of the final report will not be accepted with the exception of the
signed Owner’s Certification page, the signed Engineer’s Certification page and the approved Cover
Page. Please submit via web-based file transfer or via email (only if file is smaller than 10 MB) to
Fuscoe Engineering Plan Checker. The Plan Checker will confirm receipt of WQMP via email.
In addition, in order to expedite the review, please also email an electronic copy of the WQMP to the
Fuscoe Engineering Plan Checker.
Note that any changes that are made to the grading plans that affect the WQMP or WQMP site plan
will require a revised WQMP to be resubmitted for an additional review to ensure consistency. These
edits can be a result of grading plan checks, client requests, or internal design changes.
Once the resubmittal is received and accepted by the City, Fuscoe Engineering will review and
ensure it satisfies all the requirements above, it will be approved in final and you will receive an
email confirmation the City. Only after the Final WQMP is approved, will the City Case Engineer
consider allowing Mylar Grading Plan submittal.
Please let me know if you have any questions.
Stephanie
STEPHANIE CASTLE ZINN | Project Manager – Water Resources
scastlezinn@fuscoe.com
SUMMERTIME HOURS MAY 26 - SEP 4: M-TH 7:30 AM – 5:30 PM | F 8:00 AM – NOON
FUSCOE ENGINEERING, INC.
an employee owned company
16795 Von Karman, Suite 100, Irvine, CA 92606
949.474.1960 | fuscoe.com
IRVINE . SAN DIEGO . ONTARIO . LOS ANGELES
2019 TWP
full circle thinking®
WARNING: This e-mail and any files transmitted with it are confidential and intended solely for the use of the individual or entity to whom they areaddressed. This information is not to be reproduced or forwarded without permission from the sender. If you have received this e-mail in error, pleasenotify the sender or system manager. From time to time, our spam filters eliminate or block legitimate email. If your email contains important attachments
W.O. 4344-1
- 39-
Appendix D – Hydrology Analysis
- 40-
This page is intentionally blank
HYDROLOGY ANALYSIS
FOR HOTEL REDEVELOPMENT
1100 W. BALL ROAD
City of Anaheim
County of Orange
PREPARED FOR:
R3 LODGING
6789 QUAIL HILL PARKWAY, SUITE 731
IRVINE, CA 92603
(949) 287-2003
PREPARED BY:
HUNSAKER & ASSOCIATES IRVINE, INC.
3 HUGHES
IRVINE, CA 92618
(949) 583-1010
MAY 14, 2020
W.O. #4344-1
07/06/2020 16:41:31 PM
#[ OTH2019-01202 ]
HYDROLOGY ANALYSIS
FOR
HOTEL REDEVELOPMENT
1100 W. BALL ROAD
City of Anaheim
County of Orange
PREPARED UNDER THE SUPERVISION OF:
TU TRINH, R.C.E. 71555 DATE:
6/3/2020
A. PROJECT LOCATION
The approximate 1.0 acre project site “Hotel Redevelopment 1100 W. Ball Road” is located on the
southwest corner of West Ball Road and South Flore Street in the City of Anaheim (City).
B. STUDY PURPOSE
The purpose of this hydrology study is to determine the flow rates produced from the project site in
the existing and proposed conditions. It also serves as the basis for analyzing and designing the on-
site storm drainage system to accommodate site runoff in the proposed condition and mitigate any
potential impacts to adjacent property owners and upstream/downstream drainages and storm drain
facilities.
C. METHODOLOGY
The hydrology calculations were prepared using the Orange County Hydrology Manual as
incorporated in the Advanced Engineering Software (AES) “RATSC” program. The Hydrologic
Classification of Soils map contained in the Orange County Hydrology Manual was used to
determine the hydrologic soil type.
D. DISCUSSION
This hydrology study is preliminary and limited within the property boundary for both the existing
and proposed conditions.
Existing Condition
The existing site is currently vacant, the gas station was demolished. Runoff produced from sub-area
A1 will sheet flow toward West Ball Road and continue flowing west to an existing catch basin
located at the intersection of West Ball Road and Walnut Street. The 10-yr, 25-yr, and 100-yr storm
runoff produced from sub-area A1 is 2.0cfs, 2.4cfs, and 3.1cfs, respectively. Runoff produced from
sub-area A2 will sheet flow toward West Street and continue flowing north to an existing catch basin
located near the intersection of West Ball Road and West Street. The 10-yr, 25-yr, and 100-yr storm
runoff produced from sub-area A2 is 1.5cfs, 1.8cfs, and 2.3cfs, respectively.
Proposed Condition
The project site will consist of the development of a 5-story hotel and 2 levels garage. Runoff
produced from the proposed site will drain in the same patterns as in the existing condition to a
proposed storm drain system, water quality structure, and storage structure, as shown on the
hydrology map.
Peak runoff produced from new development area, sub-area A1a, will be collected at a proposed
inlet, upper left corner, and then drain into the existing 7’x7’ Reinforced Concrete Box in West Ball
Road. By proration, the 10-yr, 25-yr, and 100-yr storm runoff produced from sub-area A1a is 1.0cfs,
1.2cfs, and 1.5cfs, respectively. Low flow produced from this sub-area A1a will be treated and
detained in structures as shown on the hydrology map. Peak runoff produced from sub-area A1b will
flow on West Ball Road and continue travel west to an existing catch basin located at the intersection
of West Ball Road and Walnut Street. By proration, the 10-yr, 25-yr, and 100-yr storm runoff
produced from sub-area A1b is 1.1cfs, 1.3cfs, and 1.7cfs, respectively.
Peak runoff produced from new development area, sub-area A2a, will drain into the existing catch
basin in West Place. By proration, the 10-yr, 25-yr, and 100-yr storm runoff produced from sub-area
A2a is 1.0cfs, 1.2cfs, and 1.6cfs, respectively. Low flow produced from this sub-area A2a will be
treated with a MWS and then detained in structures as shown on the hydrology map. Peak runoff
produced from sub-area A2b will flow on West Street gutter and is picked up at the existing catch
basin. By proration, the 10-yr, 25-yr, and 100-yr storm runoff produced from sub-area A2b is 0.4cfs,
0.5cfs, and 0.6cfs, respectively.
Total flow rate produced from the site (cfs) Q10 Q25 Q100 Existing condition – Dirt and A.C. 3.5 4.2 5.4 Proposed condition - Hotel 3.5 4.2 5.4
Per the City of Anaheim Master Plan of Storm Drainage for Anaheim Barber City Channel Tributary
Area, dated June 2009, the Hotel Redevelopment project is within Drainage Area 20. The
recommended Alternative 3 proposed to install new parallel 12.5’ x 7’ RCB in Ball Road, from Ox
Road to ABC Channel. Storm runoff produced from the Hotel Redevelopment is the same and
discharged into the same existing storm drain system as in the existing condition.
____________________________________________________________________________
****************************************************************************
RATIONAL METHOD HYDROLOGY COMPUTER PROGRAM PACKAGE
(Reference: 1986 ORANGE COUNTY HYDROLOGY CRITERION)
(c) Copyright 1983-2016 Advanced Engineering Software (aes)
Ver. 23.0 Release Date: 07/01/2016 License ID 1239
Analysis prepared by:
HUNSAKER & ASSOCIATES
Irvine,Inc
Planning * Engineering * Surveying
Three Hughes * Irvine, California 92618 * (949)583-1010
************************** DESCRIPTION OF STUDY **************************
* W.O. #4344-1, HOTEL, 1100 W. BALL RD *
* EXISTING CONDITION - DIRT & A.C PAVEMENT *
* 10-YR STUDY *
**************************************************************************
FILE NAME: BALL-V.DAT
TIME/DATE OF STUDY: 18:05 05/05/2020
============================================================================
USER SPECIFIED HYDROLOGY AND HYDRAULIC MODEL INFORMATION:
============================================================================
--*TIME-OF-CONCENTRATION MODEL*--
USER SPECIFIED STORM EVENT(YEAR) = 10.00
SPECIFIED MINIMUM PIPE SIZE(INCH) = 18.00
SPECIFIED PERCENT OF GRADIENTS(DECIMAL) TO USE FOR FRICTION SLOPE = 0.90
*DATA BANK RAINFALL USED*
*ANTECEDENT MOISTURE CONDITION (AMC) II ASSUMED FOR RATIONAL METHOD*
*USER-DEFINED STREET-SECTIONS FOR COUPLED PIPEFLOW AND STREETFLOW MODEL*
HALF- CROWN TO STREET-CROSSFALL: CURB GUTTER-GEOMETRIES: MANNING
WIDTH CROSSFALL IN- / OUT-/PARK- HEIGHT WIDTH LIP HIKE FACTOR
NO. (FT) (FT) SIDE / SIDE/ WAY (FT) (FT) (FT) (FT) (n)
=== ===== ========= ================= ====== ===== ====== ===== =======
1 30.0 20.0 0.018/0.018/0.020 0.67 2.00 0.0313 0.167 0.0150
GLOBAL STREET FLOW-DEPTH CONSTRAINTS:
1. Relative Flow-Depth = 0.00 FEET
as (Maximum Allowable Street Flow Depth) - (Top-of-Curb)
2. (Depth)*(Velocity) Constraint = 6.0 (FT*FT/S)
*SIZE PIPE WITH A FLOW CAPACITY GREATER THAN
OR EQUAL TO THE UPSTREAM TRIBUTARY PIPE.*
*USER-SPECIFIED MINIMUM TOPOGRAPHIC SLOPE ADJUSTMENT NOT SELECTED
****************************************************************************
FLOW PROCESS FROM NODE 1.00 TO NODE 2.00 IS CODE = 22
----------------------------------------------------------------------------
>>>>>RATIONAL METHOD INITIAL SUBAREA ANALYSIS<<<<<
>>>>>USE SPECIFIED Tc VALUE FOR INITIAL SUBAREA<<<
============================================================================
USER SPECIFIED Tc(MIN.) = 5.000
* 10 YEAR RAINFALL INTENSITY(INCH/HR) = 4.060
SUBAREA LOSS RATE DATA(AMC II):
DEVELOPMENT TYPE/ SCS SOIL AREA Fp Ap SCS
LAND USE GROUP (ACRES) (INCH/HR) (DECIMAL) CN
CONDOMINIUMS B 0.56 0.30 0.350 56
SUBAREA AVERAGE PERVIOUS LOSS RATE, Fp(INCH/HR) = 0.30
SUBAREA AVERAGE PERVIOUS AREA FRACTION, Ap = 0.350
SUBAREA RUNOFF(CFS) = 1.99
TOTAL AREA(ACRES) = 0.56 PEAK FLOW RATE(CFS) = 1.99
****************************************************************************
FLOW PROCESS FROM NODE 3.00 TO NODE 4.00 IS CODE = 22
----------------------------------------------------------------------------
>>>>>RATIONAL METHOD INITIAL SUBAREA ANALYSIS<<<<<
>>>>>USE SPECIFIED Tc VALUE FOR INITIAL SUBAREA<<<
============================================================================
USER SPECIFIED Tc(MIN.) = 5.000
* 10 YEAR RAINFALL INTENSITY(INCH/HR) = 4.060
SUBAREA LOSS RATE DATA(AMC II):
DEVELOPMENT TYPE/ SCS SOIL AREA Fp Ap SCS
LAND USE GROUP (ACRES) (INCH/HR) (DECIMAL) CN
CONDOMINIUMS B 0.42 0.30 0.350 56
SUBAREA AVERAGE PERVIOUS LOSS RATE, Fp(INCH/HR) = 0.30
SUBAREA AVERAGE PERVIOUS AREA FRACTION, Ap = 0.350
SUBAREA RUNOFF(CFS) = 1.49
TOTAL AREA(ACRES) = 0.42 PEAK FLOW RATE(CFS) = 1.49
============================================================================
END OF STUDY SUMMARY:
TOTAL AREA(ACRES) = 0.4 TC(MIN.) = 5.00
EFFECTIVE AREA(ACRES) = 0.42 AREA-AVERAGED Fm(INCH/HR)= 0.11
AREA-AVERAGED Fp(INCH/HR) = 0.30 AREA-AVERAGED Ap = 0.350
PEAK FLOW RATE(CFS) = 1.49
============================================================================
============================================================================
END OF RATIONAL METHOD ANALYSIS
____________________________________________________________________________
****************************************************************************
RATIONAL METHOD HYDROLOGY COMPUTER PROGRAM PACKAGE
(Reference: 1986 ORANGE COUNTY HYDROLOGY CRITERION)
(c) Copyright 1983-2016 Advanced Engineering Software (aes)
Ver. 23.0 Release Date: 07/01/2016 License ID 1239
Analysis prepared by:
HUNSAKER & ASSOCIATES
Irvine,Inc
Planning * Engineering * Surveying
Three Hughes * Irvine, California 92618 * (949)583-1010
************************** DESCRIPTION OF STUDY **************************
* W.O. #4344-1, HOTEL, 1100 W. BALL RD *
* EXISTING CONDITION - DIRT & A.C PAVEMENT *
* 25-YR STUDY *
**************************************************************************
FILE NAME: BALL-V.DAT
TIME/DATE OF STUDY: 09:32 05/06/2020
============================================================================
USER SPECIFIED HYDROLOGY AND HYDRAULIC MODEL INFORMATION:
============================================================================
--*TIME-OF-CONCENTRATION MODEL*--
USER SPECIFIED STORM EVENT(YEAR) = 25.00
SPECIFIED MINIMUM PIPE SIZE(INCH) = 18.00
SPECIFIED PERCENT OF GRADIENTS(DECIMAL) TO USE FOR FRICTION SLOPE = 0.90
*DATA BANK RAINFALL USED*
*ANTECEDENT MOISTURE CONDITION (AMC) II ASSUMED FOR RATIONAL METHOD*
*USER-DEFINED STREET-SECTIONS FOR COUPLED PIPEFLOW AND STREETFLOW MODEL*
HALF- CROWN TO STREET-CROSSFALL: CURB GUTTER-GEOMETRIES: MANNING
WIDTH CROSSFALL IN- / OUT-/PARK- HEIGHT WIDTH LIP HIKE FACTOR
NO. (FT) (FT) SIDE / SIDE/ WAY (FT) (FT) (FT) (FT) (n)
=== ===== ========= ================= ====== ===== ====== ===== =======
1 30.0 20.0 0.018/0.018/0.020 0.67 2.00 0.0313 0.167 0.0150
GLOBAL STREET FLOW-DEPTH CONSTRAINTS:
1. Relative Flow-Depth = 0.00 FEET
as (Maximum Allowable Street Flow Depth) - (Top-of-Curb)
2. (Depth)*(Velocity) Constraint = 6.0 (FT*FT/S)
*SIZE PIPE WITH A FLOW CAPACITY GREATER THAN
OR EQUAL TO THE UPSTREAM TRIBUTARY PIPE.*
*USER-SPECIFIED MINIMUM TOPOGRAPHIC SLOPE ADJUSTMENT NOT SELECTED
****************************************************************************
FLOW PROCESS FROM NODE 1.00 TO NODE 2.00 IS CODE = 22
----------------------------------------------------------------------------
>>>>>RATIONAL METHOD INITIAL SUBAREA ANALYSIS<<<<<
>>>>>USE SPECIFIED Tc VALUE FOR INITIAL SUBAREA<<<
============================================================================
USER SPECIFIED Tc(MIN.) = 5.000
* 25 YEAR RAINFALL INTENSITY(INCH/HR) = 4.824
SUBAREA LOSS RATE DATA(AMC II):
DEVELOPMENT TYPE/ SCS SOIL AREA Fp Ap SCS
LAND USE GROUP (ACRES) (INCH/HR) (DECIMAL) CN
CONDOMINIUMS B 0.56 0.30 0.350 56
SUBAREA AVERAGE PERVIOUS LOSS RATE, Fp(INCH/HR) = 0.30
SUBAREA AVERAGE PERVIOUS AREA FRACTION, Ap = 0.350
SUBAREA RUNOFF(CFS) = 2.38
TOTAL AREA(ACRES) = 0.56 PEAK FLOW RATE(CFS) = 2.38
****************************************************************************
FLOW PROCESS FROM NODE 3.00 TO NODE 4.00 IS CODE = 22
----------------------------------------------------------------------------
>>>>>RATIONAL METHOD INITIAL SUBAREA ANALYSIS<<<<<
>>>>>USE SPECIFIED Tc VALUE FOR INITIAL SUBAREA<<<
============================================================================
USER SPECIFIED Tc(MIN.) = 5.000
* 25 YEAR RAINFALL INTENSITY(INCH/HR) = 4.824
SUBAREA LOSS RATE DATA(AMC II):
DEVELOPMENT TYPE/ SCS SOIL AREA Fp Ap SCS
LAND USE GROUP (ACRES) (INCH/HR) (DECIMAL) CN
CONDOMINIUMS B 0.42 0.30 0.350 56
SUBAREA AVERAGE PERVIOUS LOSS RATE, Fp(INCH/HR) = 0.30
SUBAREA AVERAGE PERVIOUS AREA FRACTION, Ap = 0.350
SUBAREA RUNOFF(CFS) = 1.78
TOTAL AREA(ACRES) = 0.42 PEAK FLOW RATE(CFS) = 1.78
============================================================================
END OF STUDY SUMMARY:
TOTAL AREA(ACRES) = 0.4 TC(MIN.) = 5.00
EFFECTIVE AREA(ACRES) = 0.42 AREA-AVERAGED Fm(INCH/HR)= 0.11
AREA-AVERAGED Fp(INCH/HR) = 0.30 AREA-AVERAGED Ap = 0.350
PEAK FLOW RATE(CFS) = 1.78
============================================================================
============================================================================
END OF RATIONAL METHOD ANALYSIS
____________________________________________________________________________
****************************************************************************
RATIONAL METHOD HYDROLOGY COMPUTER PROGRAM PACKAGE
(Reference: 1986 ORANGE COUNTY HYDROLOGY CRITERION)
(c) Copyright 1983-2016 Advanced Engineering Software (aes)
Ver. 23.0 Release Date: 07/01/2016 License ID 1239
Analysis prepared by:
HUNSAKER & ASSOCIATES
Irvine,Inc
Planning * Engineering * Surveying
Three Hughes * Irvine, California 92618 * (949)583-1010
************************** DESCRIPTION OF STUDY **************************
* W.O. #4344-1, HOTEL, 1100 W. BALL RD *
* EXISTING CONDITION - DIRT & A.C PAVEMENT *
* 100-YR STUDY *
**************************************************************************
FILE NAME: BALL-V.DAT
TIME/DATE OF STUDY: 09:35 05/06/2020
============================================================================
USER SPECIFIED HYDROLOGY AND HYDRAULIC MODEL INFORMATION:
============================================================================
--*TIME-OF-CONCENTRATION MODEL*--
USER SPECIFIED STORM EVENT(YEAR) = 100.00
SPECIFIED MINIMUM PIPE SIZE(INCH) = 18.00
SPECIFIED PERCENT OF GRADIENTS(DECIMAL) TO USE FOR FRICTION SLOPE = 0.90
*DATA BANK RAINFALL USED*
*ANTECEDENT MOISTURE CONDITION (AMC) III ASSUMED FOR RATIONAL METHOD*
*USER-DEFINED STREET-SECTIONS FOR COUPLED PIPEFLOW AND STREETFLOW MODEL*
HALF- CROWN TO STREET-CROSSFALL: CURB GUTTER-GEOMETRIES: MANNING
WIDTH CROSSFALL IN- / OUT-/PARK- HEIGHT WIDTH LIP HIKE FACTOR
NO. (FT) (FT) SIDE / SIDE/ WAY (FT) (FT) (FT) (FT) (n)
=== ===== ========= ================= ====== ===== ====== ===== =======
1 30.0 20.0 0.018/0.018/0.020 0.67 2.00 0.0313 0.167 0.0150
GLOBAL STREET FLOW-DEPTH CONSTRAINTS:
1. Relative Flow-Depth = 0.00 FEET
as (Maximum Allowable Street Flow Depth) - (Top-of-Curb)
2. (Depth)*(Velocity) Constraint = 6.0 (FT*FT/S)
*SIZE PIPE WITH A FLOW CAPACITY GREATER THAN
OR EQUAL TO THE UPSTREAM TRIBUTARY PIPE.*
*USER-SPECIFIED MINIMUM TOPOGRAPHIC SLOPE ADJUSTMENT NOT SELECTED
****************************************************************************
FLOW PROCESS FROM NODE 1.00 TO NODE 2.00 IS CODE = 22
----------------------------------------------------------------------------
>>>>>RATIONAL METHOD INITIAL SUBAREA ANALYSIS<<<<<
>>>>>USE SPECIFIED Tc VALUE FOR INITIAL SUBAREA<<<
============================================================================
USER SPECIFIED Tc(MIN.) = 5.000
* 100 YEAR RAINFALL INTENSITY(INCH/HR) = 6.187
SUBAREA LOSS RATE DATA(AMC III):
DEVELOPMENT TYPE/ SCS SOIL AREA Fp Ap SCS
LAND USE GROUP (ACRES) (INCH/HR) (DECIMAL) CN
CONDOMINIUMS B 0.56 0.30 0.350 76
SUBAREA AVERAGE PERVIOUS LOSS RATE, Fp(INCH/HR) = 0.30
SUBAREA AVERAGE PERVIOUS AREA FRACTION, Ap = 0.350
SUBAREA RUNOFF(CFS) = 3.07
TOTAL AREA(ACRES) = 0.56 PEAK FLOW RATE(CFS) = 3.07
****************************************************************************
FLOW PROCESS FROM NODE 3.00 TO NODE 4.00 IS CODE = 22
----------------------------------------------------------------------------
>>>>>RATIONAL METHOD INITIAL SUBAREA ANALYSIS<<<<<
>>>>>USE SPECIFIED Tc VALUE FOR INITIAL SUBAREA<<<
============================================================================
USER SPECIFIED Tc(MIN.) = 5.000
* 100 YEAR RAINFALL INTENSITY(INCH/HR) = 6.187
SUBAREA LOSS RATE DATA(AMC III):
DEVELOPMENT TYPE/ SCS SOIL AREA Fp Ap SCS
LAND USE GROUP (ACRES) (INCH/HR) (DECIMAL) CN
CONDOMINIUMS B 0.42 0.30 0.350 76
SUBAREA AVERAGE PERVIOUS LOSS RATE, Fp(INCH/HR) = 0.30
SUBAREA AVERAGE PERVIOUS AREA FRACTION, Ap = 0.350
SUBAREA RUNOFF(CFS) = 2.30
TOTAL AREA(ACRES) = 0.42 PEAK FLOW RATE(CFS) = 2.30
============================================================================
END OF STUDY SUMMARY:
TOTAL AREA(ACRES) = 0.4 TC(MIN.) = 5.00
EFFECTIVE AREA(ACRES) = 0.42 AREA-AVERAGED Fm(INCH/HR)= 0.11
AREA-AVERAGED Fp(INCH/HR) = 0.30 AREA-AVERAGED Ap = 0.350
PEAK FLOW RATE(CFS) = 2.30
============================================================================
============================================================================
END OF RATIONAL METHOD ANALYSIS
SD
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HYDROLOGY MAP1100 W. BALL ROADHOTEL REDEVELOPMENT
EXISTING CONDITION(DIRT & A.C.)
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HYDROLOGY MAP1100 W. BALL ROADHOTEL REDEVELOPMENT
PROPOSED CONDITION
- 41-
Appendix E – VMT Memo
- 42-
This page is intentionally blank
CARLSBAD
FRESNO
IRVINE
LOS ANGELES
PALM SPRINGS
POINT RICHMOND
RIVERSIDE
ROSEVILLE
SAN LUIS OBISPO
20 Executive Park, Suite 200, Irvine, California 92614 949.553.0666 www.lsa.net
MEMORANDUM
DATE: April 27, 2021
TO: Raj Patel, R3 Lodging LLC
FROM: Arthur Black, LSA
SUBJECT: Vehicle Miles Traveled Analysis
The Boutique Hotel Project (project) proposes to construct a 75-room hotel at 1100 Ball Road within
the Anaheim Resort Specific Plan area in Anaheim, California. The City of Anaheim (City) has
adopted traffic impact analysis guidelines consistent with Senate Bill (SB) 743, which resulted in
revisions to the California Environmental Quality Act (CEQA). These revisions require that the
assessment of a project’s traffic impacts consider the vehicle miles traveled (VMT) associated with a
project. This memorandum presents a VMT assessment according to the City of Anaheim Traffic
Impact Analysis Guidelines for California Environmental Quality Act Analysis1 (City Guidelines).
VEHICLE MILES TRAVELED
The State revised its State CEQA Guidelines in January 2019. The current State CEQA Guidelines
prescribe the evaluation of transportation impacts on a project’s effect on VMT and allow for
screening criteria to be considered. Simultaneous with clearance of the revised State CEQA
Guidelines, the Governor’s Office of Planning and Research (OPR) released the Technical Advisory on
Evaluating Transportation Impacts in CEQA2 (Technical Advisory).
On June 23, 2020, the City adopted the City Guidelines, which are consistent with the State’s
Technical Advisory. These adopted guidelines include screening criteria for various project types that
can be screened from project-level assessment because they are presumed to have a less than
significant impact. The examples of projects that could be screened include projects located in
Transit Priority Areas (TPAs). A TPA is a 0.5-mile area around a major transit stop (or the intersection
of two or more major bus routes) or a high-quality transit corridor (with fixed-route bus service
intervals no longer than 15 minutes during peak commute hours). According to the City Guidelines,
projects located within TPAs would be screened to not require project-level analysis and would be
presumed to have a less than significant impact. However, the City Guidelines identify four scenarios
where a presumption of less than significant impact may not be appropriate:
1 City of Anaheim. 2020. City of Anaheim Traffic Impact Analysis Guidelines for California Environmental
Quality Act Analysis. June.
2 Office of Planning and Research. 2018. Technical Advisory on Evaluating Transportation Impacts in CEQA.
4/27/21 (\\vcorp12\projects\RLL2001\VMT Memo2.docx) 2
1. If a project has a floor area ratio of less than 0.75
2. If a project includes more parking for use by residents, customers, or employees of the project
than that required by the City
3. If a project is inconsistent with the Sustainable Communities Strategy (SCS)
4. If a project replaces affordable residential units with a smaller number of moderate- or high-
income residential units
Transit Priority Area
The City Guidelines provide an illustration of TPAs in Anaheim (attached). However, the illustration
of TPAs in Anaheim does not clearly indicate whether the project location falls within or outside a
TPA. The Orange County Transportation Authority (OCTA) operates fixed-route bus service in Orange
County, including Anaheim. Certain areas of Anaheim are also served by the Anaheim
Transportation Network (ATN), which operates the Anaheim Resort Transit (ART) buses.
The project site is immediately adjacent to a bus stop served by OCTA Route 46, OCTA Route 83, and
the ART Ball Road Line. LSA examined the typical operating schedule for both OCTA routes and the
ART Ball Road Line. Bus schedules during typical operations are attached. Within the a.m. peak
commute period (7:00 a.m. to 9:00 a.m.), eastbound OCTA Route 46 makes five stops and
northbound OCTA Route 83 makes four stops at this bus stop. Within the p.m. peak commute
period (4:00 p.m. to 6:00 p.m.), eastbound OCTA Route 46 makes four stops and northbound OCTA
Route 83 makes four stops at this bus stop. The ART Ball Road Line typical operations include service
every 20 minutes, which would add six stops at this bus stop within either peak commute period.
Altogether, the bus stop immediately adjacent to the project site is served by 23 buses in the a.m.
peak commute period and 22 buses in the p.m. peak commute period. This is an average of one bus
every 5.5 minutes.
Because the service intervals of fixed-route bus service immediately adjacent to the project site are
no longer than 15 minutes during peak commute hours, the project is within a TPA.
In addition to the bus stop immediately adjacent to the project site, it should be noted that the
project site is approximately one-half mile from Harbor Boulevard. OCTA Route 43 along Harbor
Boulevard also qualifies as a high-quality transit corridor, and this route appears in the City
Guidelines’ illustration of TPAs in Anaheim.
Floor Area Ratio
Projects located within TPAs might not be screened from detailed analysis if the floor area ratio is
less than 0.75. The project would provide a floor area ratio of 2.0, which is greater than 0.75.
4/27/21 (\\vcorp12\projects\RLL2001\VMT Memo2.docx) 3
Parking
Anaheim Municipal Code (AMC) Section 18.42.040 establishes the parking requirements within
Anaheim. The AMC requires that hotels provide 0.8 parking space per room plus 0.25 parking space
for each employee servicing guest rooms. The site plan indicates that 10 employees are necessary to
service guest rooms. Table A displays the parking calculation for the project. As Table A shows, the
City requires the project to provide 63 parking spaces.
Table A: Municipal Code Parking Requirement
Land Use
Parking Space Rates per
Anaheim Municipal Code
Section 18.42.040
Project Parking Requirements
Size Unit Required
Parking Spaces
Hotel—Room 0.80 space/guest room 75 Room 60
Hotel—Employee 0.25 space/employee 10 Employee 2.5
TOTAL 63
Within the parking garage, 63 striped stalls are identified, including 3 handicap-accessible spaces
and 4 spaces reserved for electric vehicles. A total of 4 short-term loading/unloading stalls are
provided, allowing the temporary loading/unloading of vehicles while guests check in or check out
of the hotel (including loading/unloading luggage) or for rideshare/taxi services. Because the
loading/unloading stalls are short-term and not parking spaces, a total of 63 parking spaces are
available for use by customers or employees of the project, which is no more than would be
required by the AMC.
Sustainable Communities Strategy
Land use projections in the Anaheim General Plan and the Anaheim Transportation Analysis Model
were incorporated into Connect SoCal—The 2020–2045 Regional Transportation Plan/Sustainable
Communities Strategy (RTP/SCS) by the Southern California Association of Governments (SCAG). The
project is consistent with the Anaheim Resort Specific Plan, Anaheim General Plan, and Anaheim
Transportation Analysis Model. Therefore, the project is consistent with the SCS.
Affordable Housing
The project site currently has no affordable housing units. Therefore, the project would not replace
affordable residential units with a smaller number of moderate- or high-income units.
Conclusion
Because the project site is within a TPA and meets the criteria for a less than significant VMT impact
under the City Guidelines, the project would result in a less than significant impact, and a project-
level VMT quantified analysis is not required under the City Guidelines.
Attachments: Transit Priority Areas (TPAs) in Anaheim
Typical Operation Bus Schedules
IrvineRanch OS
ChinoHills SP
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Transit Priority Areas (TPAs) in AnaheimAttachment A
Anaheim
Metrolink Stations
HQT Bus Stops Buffer(0.5 mile)
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Source: OCTA, March, 2020, http://www.octa.net/Bus/Routes-and-Schedules/Overview/
Effective February 9, 2020 | Orange County Transportation AuthorityPage 50
46 Long Beach to Orangevia Ball Rd / Taft Ave
LEGENDLEYENDA
MAP NOT TO SCALE
N
LBT = Long Beach Transit | RTA = Riverside Transit Agency
Numbers on streets indicate transfers. Números en la calle indican transbordos.
Scheduled Departure Regular Routing
Route 046/111519
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42, 46, 50, 71, 167, 213;RTA 200, 205
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LOS ALAMITOS
LONG BEACH
CYPRESS
BUENA PARK
ANAHEIM
ORANGE
Western
Valley View 123
Knott 25
Beach 29, 529
Magnolia 33
Dale
Brookhurst 35
Euclid 37
Harbor 43, 83, 543
Anaheim 47
State College 57
Main 153
Glassell 59
Batavia 153
Tustin 71, 50, 213
Disneyland
Walnut 83
LincolnPark-and-Ride
OCTA ADA Certication Center
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6:30 6:40 6:50 7:02 7:20 7:42
6:54 7:04 7:14 7:26 7:44 8:06
7:24 7:35 7:48 8:02 8:21 8:41
7:54 8:05 8:18 8:32 8:51 9:11
8:21 8:31 8:42 8:56 9:14 9:35
8:51 9:01 9:12 9:26 9:44 10:05
9:21 9:31 9:42 9:56 10:14 10:35
9:53 10:03 10:14 10:26 10:43 11:05
10:26 10:36 10:47 10:59 11:16 11:38
10:59 11:09 11:20 11:32 11:49 12:11
11:32 11:42 11:53 12:05 12:22 12:44
12:02 12:12 12:23 12:35 12:52 1:14
12:35 12:45 12:56 1:08 1:25 1:47
1:08 1:18 1:29 1:41 1:58 2:20
1:41 1:51 2:02 2:16 2:36 2:58
2:17 2:27 2:38 2:52 3:12 3:34
2:54 3:04 3:15 3:29 3:49 4:11
3:25 3:35 3:46 3:59 4:16 4:38
3:58 4:08 4:19 4:32 4:49 5:11
4:32 4:42 4:53 5:06 5:23 5:45
4:55 5:05 5:16 5:29 5:46 6:08
5:18 5:28 5:39 5:52 6:09 6:31
5:48 6:00 6:10 6:22 6:38 6:57
6:22 6:31 6:41 6:52 7:06 7:25
6:52 7:01 7:11 7:22 7:36 7:55
7:35 7:44 7:54 8:05 8:19 8:38
8:50 8:59 9:09 9:20 9:34 9:53
10:00 10:08 10:16 10:25 10:38 10:56
Monday - Friday
EASTBOUND To: Orange
SERVICE TO / SERVICIO A
Orange
- The Village at Orange- Lincoln Park-and-Ride
- Orange LibraryAnaheim
- OCTA ADA Certification Center- Disneyland
- Ball Junior High School- Trident Continuation High School
- Loara High School- Magnolia High School
- Anaheim General Hospital- Western Medical Center-Anaheim
- Dale Junior High School- Western High School
Cypress
- Cypress High School- Cypress Plaza East
- Oxford Academy- Lexington Junior High SchoolLos Alamitos- Continuation High School
- Los Alamitos High School- McAuliffe Middle School
- Oak Middle SchoolLong Beach
Build an ebusbook at ocbus.com/ebusbook | Effective February 9, 2020
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11:48 12:07 12:24 12:36 12:47 12:58
12:21 12:40 12:57 1:09 1:20 1:31
12:54 1:13 1:30 1:42 1:53 2:04
1:24 1:46 2:03 2:18 2:30 2:44
2:00 2:18 2:36 2:49 3:01 3:14
2:33 2:51 3:09 3:22 3:34 3:47
3:08 3:26 3:44 3:57 4:09 4:22
3:30 3:51 4:08 4:20 4:32 4:45
3:51 4:12 4:31 4:43 4:55 5:08
4:21 4:42 5:01 5:13 5:25 5:38
4:51 5:12 5:31 5:43 5:55 6:08
5:21 5:42 6:01 6:13 6:25 6:38
5:57 6:14 6:30 6:41 6:51 7:01
6:21 6:38 6:54 7:05 7:15 7:25
7:07 7:24 7:40 7:51 8:01 8:11
7:41 7:56 8:11 8:21 8:30 8:40
8:51 9:06 9:21 9:31 9:40 9:50
10:03 10:17 10:31 10:39 10:47 10:56
11:08 11:22 11:36 11:44 11:52 12:01
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7:25 7:33 7:43 7:55 8:11 8:29
8:17 8:26 8:37 8:50 9:07 9:29
9:12 9:21 9:32 9:45 10:02 10:24
10:07 10:16 10:27 10:40 10:57 11:19
11:02 11:11 11:22 11:35 11:52 12:14
11:57 12:06 12:17 12:30 12:47 1:09
12:52 1:01 1:12 1:25 1:42 2:04
1:47 1:56 2:07 2:20 2:37 2:59
2:40 2:50 3:01 3:14 3:32 3:54
3:36 3:46 3:57 4:10 4:28 4:50
4:33 4:43 4:54 5:06 5:23 5:42
5:27 5:37 5:48 6:00 6:17 6:36
6:22 6:32 6:43 6:55 7:12 7:31
7:19 7:29 7:38 7:50 8:04 8:20
8:14 8:24 8:33 8:45 8:59 9:15
9:09 9:19 9:28 9:40 9:54 10:10
10:04 10:14 10:23 10:35 10:49 11:05
Monday - Friday
WESTBOUND To: Long Beach
Saturday, Sunday & Holiday
WESTBOUND To: Long Beach
Saturday, Sunday & Holiday
EASTBOUND To: Orange
Page 51
46Long Beach to Orangevia Ball Rd / Taft Ave
Effective February 9, 2020 | Orange County Transportation Authority
83 Anaheim to Laguna Hillsvia 5 Fwy / Main St
Numbers on streets indicate transfers. Números en la calle indican transbordos.
METRO = Los Angeles Metro
LEGENDLEYENDA
MAP NOT TO SCALE
N
Route 083/120619
St
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LAGUNA WOODS
17th 60, 560
La Veta 56, 453
La Veta 56, 453
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ANAHEIM
Civic Center
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Laguna Hills Mall
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Katella 50
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LAGUNA HILLSTRANSPORTATIONCENTER /PARK-AND-RIDE
83, 87, 89, 91, 177
59, 83, 206, 463, 560, 862METROLINK / AMTRAK /GREYHOUND
Mainplace Mall
SB
SB
NB
NB
NB
NB
SB
NB
East Shuttle Area
METRO 460;RTA 200; ART
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AnaheimConventionCenter
OCTA Oces & OCTA Store
5
Scheduled Departure Regular Routing No Service On Some Trips
Page 112
Build an ebusbook at ocbus.com/ebusbook | Effective February 9, 2020
S = Operates Monday, Tuesday, Wednesday, Thursday when OC School of the Arts is in session/Hay servicio lunes, martes,
miércoles, y jueves cuando la escuela OC High School of the Arts está en sesión.
* = Trips terminating at Flower & 6th may pass this location earlier than shown.
= Viajes que terminan en Flower y 6th pueden pasar en esta ubicación antes de lo que se muestra.
S
Monday - Friday
NORTHBOUND To: Anaheim
Monday - Friday
SOUTHBOUND To: Laguna Hills
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5:42 5:50 6:04 6:21
6:21 6:42 6:50 7:04 7:21
6:51 7:12 7:21 7:35 7:56
7:21 7:42 7:51 8:05 8:26
7:51 8:12 8:21 8:35 8:56
8:21 8:42 8:51 9:05 9:26
8:51 9:12 9:21 9:35 9:56
9:20 9:42 9:54 10:07 10:27
9:50 10:12 10:24 10:37 10:57
10:20 10:42 10:54 11:07 11:27
10:50 11:12 11:24 11:37 11:57
11:16 11:42 11:54 12:07 12:26
11:46 12:12 12:24 12:37 12:56
12:16 12:42 12:54 1:07 1:26
12:46 1:12 1:24 1:37 1:56
1:15 1:42 1:54 2:08 2:30
1:45 2:12 2:24 2:38 3:00
2:15 2:42 2:54 3:08 3:30
2:45 3:12 3:24 3:38 4:00
3:15 3:42 3:54 4:08 4:30
3:45 4:12 4:24 4:38 5:00
4:15 4:42 4:54 5:08 5:30
4:45 5:12 5:24 5:38 6:00
5:16 5:42 5:52 6:06 6:28
5:46 6:12 6:22 6:36 6:58
6:16 6:42 6:52 7:06 7:28
6:46 7:12 7:22 7:36 7:58
7:22 7:43 7:52 8:06 8:27
7:52 8:13 8:22 8:36 8:57
8:22 8:43 8:52 9:06 9:27
9:07 9:28 9:37 9:51 10:12
9:53 10:14 10:22 10:34 10:54
10:53 11:14 11:22 11:34 11:54
Saturday
NORTHBOUND To: Anaheim
83Anaheim to Laguna Hillsvia 5 Fwy / Main St
Page 113
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6:04 6:09 6:19 6:31 6:52
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6:33 6:38 6:48 7:00 7:21
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6:52 6:58 7:12 7:29 7:54
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7:24 7:30 7:44 8:01 8:26
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8:00 8:06 8:18 8:31 8:52
8:32 8:38 8:50 9:03 9:24
9:03 9:09 9:21 9:34 9:55
9:33 9:39 9:51 10:04 10:25
10:03 10:09 10:21 10:34 10:55
10:33 10:39 10:51 11:04 11:25
11:03 11:09 11:21 11:34 11:55
11:33 11:39 11:51 12:04 12:25
11:58 12:05 12:18 12:34 12:55
12:28 12:35 12:48 1:04 1:25
12:58 1:05 1:18 1:34 1:55
1:31 1:37 1:49 2:04 2:27
2:01 2:07 2:19 2:34 2:57
2:31 2:37 2:49 3:04 3:27
2:47 2:53 3:05 3:20 3:43
3:35 3:58
3:17 3:23 3:35 3:50 4:13
4:05 4:28
3:44 3:50 4:03 4:20 4:48
4:35 5:03
4:14 4:20 4:33 4:50 5:18
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4:57 5:14 5:42
4:46 4:52 5:05 5:22 5:50
5:37 6:05
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5:42 5:49 6:02 6:18 6:44
6:13 6:20 6:33 6:49 7:15
6:51 6:58 7:08 7:19 7:39
7:22 7:29 7:39 7:50 8:10
8:25 8:32 8:42 8:53 9:13
9:32 9:39 9:49 10:00 10:20
10:38 10:45 10:55 11:06 11:26
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4:47 5:08 5:16 5:28 5:45
5:22 5:43 5:51 6:03 6:20
5:51 6:13 6:25 6:39 6:59
6:09 6:31
6:24 6:46 6:58 7:12 7:32
6:39 7:01
6:54 7:16 7:28 7:42 8:02
7:04 7:31
7:19 7:46 7:59 8:14 8:34
7:34 8:01
7:49 8:16 8:29 8:44 9:04
8:04 8:31
8:22 8:46 8:59 9:13 9:30
8:37 9:01 9:14 9:28 9:45
8:52 9:16
9:07 9:31 9:44 9:58 10:15
9:37 10:01 10:14 10:28 10:45
10:07 10:31 10:44 10:58 11:15
10:37 11:01 11:14 11:28 11:45
11:07 11:31 11:44 11:58 12:15
11:37 12:01 12:16 12:31 12:48
12:07 12:31 12:46 1:01 1:18
12:37 1:01 1:16 1:31 1:48
1:07 1:31 1:46 2:01 2:18
1:35 2:02 2:18 2:35 2:56
2:05 2:32 2:48 3:05 3:26
2:26 3:02 3:17 3:34 3:55
2:41 3:17
2:56 3:32 3:47 4:04 4:25
3:12 3:48
3:27 4:03 4:18 4:35 4:56
3:37 4:19
3:53 4:35 4:53 5:11 5:32
4:09 4:51
4:24 5:06 5:24 5:42 6:03
4:40 5:22
4:58 5:40 5:53 6:07 6:26
5:13 5:55
5:44 6:26 6:39 6:53 7:12
6:21 6:57 7:09 7:23 7:42
6:54 7:30 7:42 7:56 8:15
7:25 8:01 8:13 8:27 8:46
8:20 8:41 8:51 9:03 9:22
9:23 9:44 9:54 10:06 10:25
10:36 10:57 11:06 11:18 11:35
11:51 12:12 12:21 12:33 12:50
3.83 miles
2 vehicles
29.93 hours / day
10,926 hours / year
265 miles / day
96,870 miles / year
$1805 / avg daily cost
$1,932 / avg daily revenue
$659,056 / annual operating cost
$705,235 / annual revenue
9 stops, 2,530 ft apart
Within 0.02 mi of stops:
39 avg. hourly passengers
495 avg daily ridership
180,675 annual ridership
813 hotel rooms served
Frequency: Every 20 minutes
Ball Road Line
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Terms and Definitions
1. Property Owner/Developer − R3 Lodging, LLC
2. Environmental Equivalent/Timing − Any mitigation measure and timing thereof, subject to the approval of the City, which will have the same or superior result and will have the same or superior effect on the environment. The Planning and Building Department, in conjunction with any appropriate agencies or City departments, shall determine the adequacy of any proposed “environmental equivalent timing” and, if determined necessary, may refer said determination to the Planning Commission. Any costs associated with information required in order to make a
determination of environmental equivalency/timing shall be borne by the property owner/developer. Staff time for reviews will be charged on a
time and materials basis at the rate in the City’s adopted Fee Schedule.
3. Timing − This is the point where a mitigation measure must be monitored for compliance. In the case where multiple action items are indicated, it is the first point where compliance associated with the mitigation measure must be monitored. Once the initial action item has been complied with, no additional monitoring pursuant to the Mitigation Monitoring Plan will occur, as routine City practices and procedures will ensure that the
intent of the measure has been complied with. For example, if the timing is “to be shown on approved building plans” subsequent to issuance of the building permit consistent with the approved plans will be final building and zoning inspections pursuant to the building permit to ensure compliance.
4. Responsibility for Monitoring − Shall mean that compliance with the subject mitigation measure(s) shall be reviewed and determined adequate
by all departments listed for each mitigation measure. Outside public agency review is limited to those public agencies specified in the Mitigation
Monitoring Plan which have permit authority in conjunction with the mitigation measure.
5. Ongoing Mitigation Measures − The mitigation measures that are designated to occur on an ongoing basis as part of this Mitigation Monitoring Plan will be monitored in the form of an annual letter from the property owner/developer in January of each year demonstrating how compliance with the subject measure(s) has been achieved. When compliance with a measure has been demonstrated for a period of one year, monitoring of
the measure will be deemed to be satisfied and no further monitoring will occur. For measures that are to be monitored “Ongoing During Construction,” the annual letter will review those measures only while construction is occurring; monitoring will be discontinued after construction is complete. A final annual letter will be provided at the close of construction.
6. Building Permit − For purposes of this Mitigation Monitoring Plan, a building permit shall be defined as any permit issued for construction of a
new building or structural expansion or modification of any existing building, but shall not include any permits required for interior tenant improvements or minor additions to an existing structure or building.
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AESTHETICS
MM 5.1-1 Prior to final site plan approval Prior to final site plan approval, the property owner/developer shall submit a shade and shadow analysis to the Planning and Building Department for
review and approval demonstrating that the proposed structure(s) would avoid creating significant shade and shadow impacts on adjacent land uses to the maximum extent feasible. A significant shade and shadow impact would occur
when outdoor active areas (e.g., outdoor eating areas, hotel/motel swimming pools, and residential front and back yards) or structures that include sensitive uses (e.g., residences) have windows that normally receive sunlight are covered by shadows for more than 50 percent of the sunlight hours.
Planning and Building Department
MM 5.1-2 Prior to issuance of building permits Prior to issuance of building permits, all plumbing or other similar pipes and fixtures located on the exterior of the building shall be shown on plans as fully screened from view of adjacent public rights-of-way and from adjacent properties by architectural devices and/or appropriate building materials. A note indicating that these improvements will be installed prior to final building and zoning inspections shall be specifically shown on the plans submitted for building permits.
Planning and Building Department
MM 5.1-3 Ongoing Ongoing, the property owner/developer shall be responsible for the removal of any on-site graffiti within 24 hours of its application. Planning and Building Department
MM 5.1-4 Prior to Final Site Plan approval Prior to Final Site Plan approval, the location and configuration of all lighting fixtures including ground-mounted lighting fixtures utilized to accent buildings, landscape elements, or to illuminate pedestrian areas shall be shown on all Final Site Plans. All proposed surface parking area lighting fixtures shall be down-lighted with a maximum height of 12 feet adjacent to any residential properties. All lighting fixtures shall be shielded to direct lighting toward the area to be illuminated and away from adjacent residential property lines.
Planning and Building Department
MM 5.1-6 Prior to final building and zoning inspections Prior to final building and zoning inspections, root and sidewalk barriers shall be provided for trees within seven feet of public sidewalks. Planning and Building Department
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MM 5.1-7 Prior to final building and zoning inspections Prior to final building and zoning inspections, the property owner/developer shall submit to the Planning and Building Department a letter from a licensed
landscape architect certifying that all landscaping and irrigation systems have been installed in accordance with landscaping plans approved in connection with the Final Site Plan.
Planning and Building Department
MM 5.1-8 Ongoing Ongoing, all on-site non-Public Realm landscaping and irrigation systems, and
Public Realm landscaping and irrigation systems, within area in which dedication has not been accepted by the City, shall be maintained by the property owner/developer, in compliance with City standards.
Planning and
Building Department
MM 5.1-9 Ongoing Ongoing, any tree planted within the Setback Realm shall be replaced in a
timely manner in the event that it is removed, damaged, diseased and/or dead.
Planning and
Building Department
MM 5.1-10 Ongoing Ongoing, a licensed arborist shall be hired by the property owner/developer to be responsible for all tree trimming. Planning and Building Department
MM 5.1-12 Prior to issuance of each building permit Prior to issuance of each building permit, all air conditioning facilities and other roof and ground-mounted equipment shall be shown on plans as shielded from public view and the sound buffered to comply with City of Anaheim noise ordinances from any adjacent residential or transient-occupied properties. A note indicating that these improvements shall be installed prior to
final building and zoning inspections shall be specifically shown on the plans submitted for building permits.
Planning and Building Department
MM 5.1-13 Prior to Final Site Plan approval Prior to Final Site Plan approval, plans shall show that the rear elevations of buildings visible from off-site areas shall be architecturally accented to portray
a finished look.
Planning and Building Department
MM 5.1-14 Prior to Final Site Plan
approval
Prior to Final Site Plan approval, plans shall show that no shuttle/bus/vehicular
drop-off areas shall be permitted in hotel/motel or vacation resort front setback area.
Planning and
Building Department
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AIR QUALITY
MM 5.2-1 Ongoing during project operation Ongoing during project operation, the property owner/developer shall implement measures to reduce emissions to the extent practical, schedule goods
movements for off-peak traffic hours, and use clean fuel for vehicles and other equipment, as practicable.
Planning and Building Department
MM 5.2-2 Prior to the issuance of each building permit Prior to the issuance of each building permit, the property owner/developer shall submit evidence that low emission paints and coatings are utilized in the
design and construction of buildings, in compliance with SCAQMD regulations. The information shall be denoted on the project plans and specifications. The property owner/developer shall submit an architectural
coating schedule and calculations demonstrating that VOC emissions from architectural coating operations would not exceed 75 pounds per day averaged over biweekly periods. The calculations shall show, for each coating, the surface area to be coated, gallons (or liters) of coating per unit surface area, and VOC content per gallon (or liter). The property owner/developer shall also implement the following to limit emissions from architectural coatings and asphalt usage:
a. Use non-solvent-based coatings on buildings, wherever appropriate;
b. Use solvent-based coatings, where they are necessary.
Planning and Building Department
MM 5.2-3 Ongoing during construction Ongoing during construction, the property owner/developer shall implement measures to reduce construction-related air quality impacts. These measures shall include, but are not limited to:
a. Normal wetting procedures (at least twice daily) or other dust palliative measures shall be followed during earth-moving operations to minimize fugitive dust emissions, in compliance with the City of Anaheim
Municipal Code including application of chemical soil stabilizers to exposed soils after grading is completed and replacing ground cover in disturbed areas as quickly as practicable.
Planning and Building Department
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b. For projects where there is excavation for subterranean facilities (such as parking) on-site haul roads shall be watered at least every two hours
or the on-site haul roads shall be paved.
c. Enclosing, covering, watering twice daily, or applying approved soil binders, according to manufacturer’s specification, to exposed piles.
d. Roadways adjacent to the project shall be swept and cleared of any spilled export materials at least twice a day to assist in minimizing fugitive dust; and, haul routes shall be cleared as needed if spills of materials exported from the project site occur.
e. Where practicable, heavy duty construction equipment shall be kept onsite when not in operation to minimize exhaust emissions associated with vehicles repetitiously entering and exiting the project site.
f. Trucks importing or exporting soil material and/or debris shall be
covered prior to entering public streets.
g. Taking preventive measures to ensure that trucks do not carry dirt on tires onto public streets, including treating onsite roads and staging
areas.
h. Preventing trucks from idling for longer than 2 minutes.
i. Manually irrigate or activate irrigation systems necessary to water and
maintain the vegetation as soon as planting is completed.
j. Reduce Traffic speeds on all unpaved road surfaces to 15 miles per hour or less.
k. Suspend all grading operations when wind speeds (as instantaneous gust) exceed 25 miles per hour and during first and second stage smog alerts.
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l. Comply with SCAQMD Rule 402, which states that no dust impacts offsite are sufficient to be called a nuisance, and SCAQMD Rule 403,
which restricts visible emissions from construction.
m. Use low emission mobile construction equipment (e.g., tractors, scrapers, dozers, etc.) where practicable.
n. Utilize existing power sources (e.g., power poles) or clean-fuel generators rather than temporary power generators, where practicable.
o. Maintain construction equipment engines by keeping them properly tuned.
p. Use low sulfur fuel for equipment, to the extent practicable.
MM 5.2-4 Prior to issuance of each grading permit (for Import/Export Plan) and prior to issuance of demolition permit (for Demolition Plan)
Prior to issuance of each grading permit (for Import/Export Plan) and prior to issuance of demolition permit (for Demolition Plan), the property owner/developer shall submit Demolition and Import/Export plans. The plans shall include identification of offsite locations for materials export from the project and options for disposal of excess material. These options may include recycling of materials onsite, sale to a soil broker or contractor, sale to a project in the vicinity or transport to an environmentally cleared landfill, with attempts
made to move it within Orange County. The property owner/developer shall offer recyclable building materials, such as asphalt or concrete for sale or removal by private firms or public agencies for use in construction of other
projects, if not all can be reused on the project site.
Planning and Building Department
MM 5.2-5 Prior to the issuance of each building permit Prior to the issuance of each building permit, the property owner/developer shall comply with all SCAQMD offset regulations and implementation of Best Available Control Technology (BACT) and Best Available Retrofit Control
Technology (BARCT) for any new or modified stationary source. Copies of permits shall be given to the Planning and Building Department.
Planning and Building Department
MM 5.2-6 Prior to the issuance of each building permit Prior to the issuance of each building permit, the property owner/developer shall implement, and demonstrate to the City, measures that are being taken to Planning and Building Department
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reduce operation-related air quality impacts. These measures may include, but are not limited to the following:
a. Improve thermal integrity of structures and reduced thermal load through use of automated time clocks or occupant sensors.
b. Incorporate efficient heating and other appliances.
c. Incorporate energy conservation measures in site orientation and in building design, such as appropriate passive solar design.
d. Use drought-resistant landscaping wherever feasible to reduce energy used in pumping and transporting water.
e. To the extent feasible, provide daycare opportunities for employees or participate in a joint development daycare center
f. Install facilities for electric vehicle recharging, unless it is demonstrated that the technology for these facilities or availability of the equipment
current at the time makes this installation infeasible.
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BIOLOGICAL RESOURCES
MM 5.3-1 Prior to the issuance of a demolition permit, grading
permit, or building permit, whichever occurs first
Prior to the issuance of a demolition permit, grading permit, or building permit, whichever occurs first, a survey for active raptor nests shall be conducted by a
qualified Biologist and submitted to the Planning and Building Department 30 days prior to commencement of any demolition or construction activities during the raptor nesting season (February 1 to June 30) and within 500 feet of
a fan palm, juniper, or canary island pine. Should an active nest be identified, restrictions defined by a qualified Biologist will be placed on construction activities in the vicinity of any active nest observed until the nest is no longer active, as determined by a qualified Biologist. These restrictions may include a 300- to 500-foot buffer zone designated around a nest to allow construction to proceed while minimizing disturbance to the active nest. Once the nest is no longer active, construction can proceed within the buffer zone.
Planning and Building Department
MM 5.3-2 Prior to the issuance of a demolition permit, grading permit, or building permit, whichever occurs first
Prior to the issuance of a demolition permit, grading permit, or building permit, whichever occurs first, a letter detailing the proposed schedule for vegetation removal activities shall be submitted to the Planning and Building Department, verifying that removal shall take place between August 1 and February 28 to avoid the bird nesting season. This would ensure that no active nests would be disturbed. If this is not feasible, then a qualified Biologist shall inspect any trees which would be impacted prior to demolition, grading or construction activities to ensure no nesting birds are present. If a nest is present, then
appropriate minimization measures shall be developed by the Biologist.
Planning and Building Department
CULTURAL RESOURCES
MM 5.4-1 Prior to issuance of each grading permit Prior to issuance of each grading permit, the property owner/developer shall submit a letter identifying the certified archaeologist that has been hired to ensure that the following actions are implemented:
a. The archaeologist must be present at the pre-grading conference in order to establish procedures for temporarily halting or redirecting work to permit the sampling, identification, and evaluation of artifacts if
Planning and Building Department
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potentially significant artifacts are uncovered. If artifacts are uncovered and determined to be significant, the archaeological observer shall
determine appropriate actions in cooperation with the property owner/developer for exploration and/or salvage.
b. Specimens that are collected prior to or during the grading process will be donated to an appropriate educational or research institution.
c. Any archaeological work at the site shall be conducted under the direction of the certified archaeologist. If any artifacts are discovered during grading operations when the archaeological monitor is not present, grading shall be diverted around the area until the monitor can survey the area.
d. A final report detailing the findings and disposition of the specimens shall be submitted to the City Engineer. Upon completion of the grading,
the archaeologist shall notify the City as to when the final report will be submitted.
MM 5.4-2 Prior to issuance of each grading permit Prior to issuance of each grading permit, the property owner/developer shall submit a letter identifying the certified paleontologist that has been hired to
ensure that the following actions are implemented:
a. The paleontologist must be present at the pre-grading conference in order to establish procedures to temporarily halt or redirect work to
permit the sampling, identification, and evaluation of fossils if potentially significant paleontological resources are uncovered. If artifacts are uncovered and found to be significant, the paleontological
observer shall determine appropriate actions in cooperation with the property owner/developer for exploration and/or salvage.
b. Specimens that are collected prior to or during the grading process will be donated to an appropriate educational or research institution.
Planning and Building Department
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c. Any paleontological work at the site shall be conducted under the direction of the certified paleontologist. If any fossils are discovered
during grading operations when the paleontological monitor is not present, grading shall be diverted around the area until the monitor can survey the area.
GEOLOGY AND SOILS
MM 5.5-1 Prior to issuance of each
building permit
Prior to issuance of each building permit, the property owner/developer shall
submit to the Planning and Building Department, Building Services Division for review and approval, detailed foundation design information for the subject building(s), prepared by a civil engineer, based on recommendations by a
geotechnical engineer.
Planning and
Building Department
MM 5.5-2 Prior to issuance of each foundation permit Prior to issuance of each foundation permit, the property owner/developer shall submit a report prepared by a geotechnical engineer to the Planning and Building Department, Building Services Division for review and approval,
which shall investigate the subject foundation excavations to determine if soft layers are present immediately beneath the footing site and to ensure that compressibility does not underlie the footing.
Planning and Building Department
MM 5.5-3 Prior to issuance of each
building permit
Prior to issuance of each building permit, the property owner/developer shall
submit plans to the Planning Department, Building Services Division for review and approval showing that the proposed structure has been analyzed for earthquake loading and designed according to the most recent seismic standards in the California Building Code adopted by the City of Anaheim.
Planning and
Building Department
MM 5.5-4 Prior to the final building and zoning inspection for a hotel/motel
Prior to the final building and zoning inspection for a hotel/motel, the property owner/developer shall submit an earthquake emergency response plan for review and approval by the Fire Department. The plan shall require posted notices in all hotel rooms on earthquake safety procedures and incorporate ongoing earthquake training for hotel staff to the satisfaction of the Fire Department.
Fire Department
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MM 5.5-5 Ongoing during grading activities Ongoing during grading activities, the property owner/developer shall implement standard practices for all applicable codes and ordinances to prevent
erosion to the satisfaction of the Planning and Building Department, Building Services Division.
Planning and Building Department
MM 5.5-6 Prior to issuance of building or grading permits Prior to issuance of building or grading permits, the property owner/developer shall submit to the Planning and Building Department, Building Services
Division geologic and geotechnical investigations in areas of potential seismic or geologic hazards and provide a note on plans that all grading operations will be conducted in conformance with the recommendations contained in the applicable geotechnical investigation.
Planning and Building Department
HAZARDS AND HAZARDOUS MATERIALS
MM 5.7-6 Ongoing during project demolition and construction
Ongoing during project demolition and construction, in the event that hazardous waste, including asbestos, is discovered during site preparation or construction, the property owner/developer shall ensure that the identified
hazardous waste and/or hazardous material are handled and disposed of in the manner specified by the State of California Hazardous Substances Control Law (Health and Safety Code, Division 20, Chapter 6.5), and according to the requirements of the California Administrative Code, Title 30, Chapter 22.
Fire Department
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HYDROLOGY AND WATER QUALITY
MM 5.8-1 Prior to issuance of the first grading or building permit,
whichever occurs first.
Prior to issuance of the first grading or building permit, whichever occurs first, the property owner/developer shall submit a Master Drainage and
Runoff Management Plan (MDRMP) for review and approval by the Public Works Department, Development Services Division and Orange County (OC) Public Works/OC Engineering. The Master Plan shall include, but not be
limited to, the following items: a. Backbone storm drain layout and pipe size, including supporting hydrology and hydraulic calculations for storms up to and including the 100-year storm; and,
b. A delineation of the improvements to be implemented for control of project-generated drainage and runoff.
Public Works Department
MM 5.8-3 Ongoing during project operations Ongoing during project operations, the property owner/developer shall provide for the following: cleaning of all paved areas not maintained by the City of Anaheim on a monthly basis, including, but not limited to, private streets and parking lots. The use of water to clean streets, paved areas, parking lots, and other areas and flushing the debris and sediment down the storm drains shall be prohibited.
[MM 5.8-3 requirements will be addressed as a part of the project’s final Water Quality Management Plan (WQMP).]
Planning and Building Department
MM 5.8-4 Prior to each final building and zoning inspection Prior to each final building and zoning inspection, the property owner/developer shall submit a letter from a licensed landscape architect to the
City certifying that the landscape installation and irrigation systems have been installed as specified in the approved landscaping and irrigation plans.
Planning and Building Department
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MM 5.8-5 Prior to final building and zoning inspection Prior to final building and zoning inspection, the property owner/developer shall install piping on-site with project water mains so that reclaimed water
may be used for landscape irrigation, if and when it becomes available.
Public Utilities Department
MM 5.8-6 Prior to issuance of building permits Prior to issuance of building permits, the property owner/developer shall provide written evidence that all storm drain, sewer, and street improvement plans shall be designed and constructed to the satisfaction of the City Engineer.
Public Works Department
NOISE
5.10-1 Ongoing during
construction,
Ongoing during construction, the property owner/developer shall ensure that
all internal combustion engines on construction equipment and trucks are fitted with properly maintained mufflers.
Planning and
Building Department
5.10-2 Prior to approval of each final site plan Prior to approval of each final site plan, the property owner/developer shall submit a noise study prepared by a certified acoustical engineer to the
satisfaction of the Building Division Manager identifying whether noise attenuation is required and defining the attenuation measures and specific performance requirements, if warranted, to comply with the Uniform Building Code and Sound Pressure Level Ordinance. Ultimate noise attenuation requirements, if any, shall depend on the final location of such buildings and noise-sensitive uses inside and surrounding the buildings. Attenuation
measures shall be implemented by the property owner/developer prior to final building and zoning inspections.
Planning and Building Department
5.10-5 Prior to issuance of each building permit Prior to issuance of each building permit, a note shall be provided on building plans indicating that during construction, the property owner/developer shall
install and maintain specially designed construction barriers at the project perimeter areas. The construction sound barriers shall be a minimum height of 8 feet with a minimum surface weight of 1.25 pounds per square foot or a minimum Sound Transmission Class (STC) rating of 25. The structure shall be a continuous barrier. Gates and other entry doors shall be constructed with suitable mullions, astragals, seals, or other design techniques to minimize sound leakage when in the closed position. Access doors should be self closing
Planning and Building Department
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where feasible. Vision ports are permissible providing they are filled with an acceptable solid vision product.
5.10-6 Ongoing during
construction and project operation
Ongoing during construction and project operation, pressure washing
operations for purposes of building repair and maintenance due to graffiti or other aesthetical considerations shall be limited to daytime hours of operation between 7:00 AM and 8:00 PM.
Planning and
Building Department
5.10-7 Ongoing during
construction and project operation
Ongoing during construction and project operation, sweeping operations in the
parking facilities and private on-site roadways shall be performed utilizing sweeping/scrubbing equipment which operate at a level measured not greater than 60 dBA at the nearest adjacent property line.
Planning and
Building Department
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5.10-8 Ongoing during construction Ongoing during construction, property owners/developers shall pay for all reasonable costs associated with noise monitoring which shall include
monitoring conducted by a certified acoustical engineer under the direction of the Planning and Building Department four times a year on a random basis to ensure that outdoor construction-related sound levels at any point on the exterior project boundary property line do not exceed 60 dBA between the hours of 7:00 PM and 7:00 AM of the following day where outside construction is occurring. If a complaint is received by the City, additional noise monitoring shall be conducted at the discretion of the City. If the monitoring finds that the 60 dBA threshold is being exceeded, construction activities will be modified immediately to bring the sound level below the 60 dBA requirement, with additional follow-up monitoring conducted to confirm compliance.
Planning and Building Department
5.10-9 Prior to issuance of each building permit Prior to issuance of each building permit, the property owner/developer shall present plans and calculations to the Planning Department, Building Division to demonstrate that noise levels would be less than 65 dBA CNEL for outdoor use areas (including dining patios, pools, playgrounds, or outdoor gathering areas). This requirement can be accomplished through shielding areas behind
buildings or the construction of a noise barrier.
Planning and Building Department
5.10-10 Prior to issuance of each building permit Prior to issuance of each building permit, the property owner/developer shall present plans and calculations to the Planning and Building Department, Building Division to demonstrate that noise levels from planned mechanical
ventilation equipment, loading docks, trash compactors, and other proposed on-site noise sources are designed to meet the City’s 60 dBA Sound Pressure Levels standard at the property line, and not create a noise increase greater than
5 dBA over existing ambient noise at the nearest noise sensitive receptor, whichever is more restrictive.
Planning and Building Department
5.10-12 Prior to issuance of each building permit if pile
driving and blasting is
Prior to issuance of each building permit if pile driving and blasting is anticipated during construction, a noise and vibration analysis must be prepared
and submitted to the Planning and Building Department, Building Division, to
Planning and Building Department
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anticipated during construction assess and mitigate potential noise and vibration impacts related to these activities.
PUBLIC SERVICES
5.12-1 Prior to the approval of
each Final Site Plan and issuance of each building permit
Prior to the approval of each Final Site Plan and issuance of each building
permit, the property owner/developer shall submit plans to the Police Department for review and approval for safety, accessibility, crime prevention, and security provisions during both the construction and operative phases for
the purpose of incorporating safety measures in the project design including the concept of crime prevention through environmental design (e.g., building design, circulation, site planning, and lighting of parking structures and parking
areas).
Police Department
5.12-2 Prior to the issuance of each building permit for a parking structure
Prior to the issuance of each building permit for a parking structure, the property owner/developer shall submit plans to the Police Department for review and approval indicating the provision of closed circuit television
monitoring and recording or other substitute security measures as may be approved by the Police Department. Said measures shall be implemented prior to final building and zoning inspections.
Police Department
5.12-3 Ongoing during project
operation
Ongoing during project operation, the property owner/developer shall provide
private security on the premises to maintain adequate security for the entire project subject to review and approval of the Police Department. The use of security patrols and electronic security devices (i.e., video monitors) should be considered to reduce the potential for criminal activity in the area.
Police Department
5.12-4 Prior to issuance of each building permit Prior to issuance of each building permit, the project design shall include parking lots and parking structures with controlled access points to limit ingress and egress if determined to be necessary by the Police Department, and shall be subject to the review and approval of the Police Department.
Police Department
5.12-5 Prior to commencement of structural framing on each parcel or lot
Prior to commencement of structural framing on each parcel or lot, onsite fire hydrants shall be installed and charged by the property owner/developer as required and approved by the Fire Department.
Fire Department
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5.12-6 Prior to issuance of each grading permit Prior to issuance of each grading permit, the property owner/developer shall submit an emergency fire access plan to the Fire Department for review and
approval to ensure that service to the site is in accordance with Fire Department service requirements.
Fire Department
5.12-7 Prior to issuance of each building permit; to be
implemented prior to the final building and zoning inspection
Prior to issuance of each building permit; to be implemented prior to the final building and zoning inspection, plans shall indicate that all buildings, exclusive
of parking structures, shall have sprinklers installed by the property owner/developer in accordance with the Anaheim Municipal Code. Said sprinklers shall be installed prior to each final building and zoning inspection.
Fire Department
5.12-8 Prior to issuance of each
building permit
Prior to issuance of each building permit, plans shall be submitted to ensure
that development is in accordance with the City of Anaheim Fire Department Standards, including:
a. Overhead clearance shall not be less than 14 feet for the full width of access roads.
b. Bridges and underground structures to be used for Fire Department access shall be designed to support Fire Department vehicles weighing 75,000 pounds.
c. All underground tunnels shall have sprinklers. Water supplies are required at all entrances. Standpipes shall also be provided when determined to be necessary by the Fire Department.
d. Adequate off-site public fire hydrants contiguous to the Specific Plan
area and onsite private fire hydrants shall be provided by the property owner/developer. The precise number, types, and locations of the hydrants shall be determined during building permit review. Hydrants
are to be a maximum of 400 feet apart.
Fire Department
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e. A minimum residual water pressure of 20 psi shall remain in the water system. Flow rates for public parking facilities shall be set at 1,000 to
1,500 gpm.
5.12-9 Prior to issuance of the first building permit Prior to issuance of the first building permit, the property owner/developer shall enter into an agreement recorded against the property with the City of Anaheim to pay or cause to be paid their fair share of the funding to accommodate the
following, which will serve the Anaheim Resort Specific Plan area:
a. One additional fire truck company.
b. One additional paramedic company.
c. Modifications to existing fire stations to accommodate the additional fire units, additional manpower, equipment and facilities.
d. A vehicle equipped with specialty tools and equipment to enable the Fire Department to provide heavy search and rescue response capability.
e. A medical triage vehicle/trailer, equipped with sufficient trauma dressings, medical supplies, stretchers, etc., to handle 1,000 injured persons, and an appropriate storage facility.
The determination of the allocable share of costs attributable to the property
owner/developer shall be based on an apportionment of the costs of such equipment/facilities among property owners/developers in the Hotel Circle Specific Plan Area, the Disneyland Resort Specific Plan Area and the Anaheim
Resort Specific Plan Area or the otherwise defined service area, as applicable, depending on the area served.
Note: To implement this mitigation measure, the City has adopted the Fire Protection Facilities and Paramedic Services Impact Fee Program. Compliance with this Program by the property owner/developer (per Ordinance No. 5496 and Resolution No. 95R-73 dated May 16, 1995) shall satisfy the requirements of this
Fire Department
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Mitigation Measure, or the City may enter into alternative financing arrangements.
5.12-10 Prior to each final building
and zoning inspection
Prior to each final building and zoning inspection, the property
owner/developer shall place emergency telephone service numbers in prominent locations as approved by the Fire Department.
Fire Department
5.12-11 Prior to issuance of each building permit Prior to issuance of each building permit, the property owner/developer shall submit a Construction Fire Protection Plan to the Fire Department for review
and approval detailing accessibility of emergency fire equipment, fire hydrant location, and any other construction features required by the Fire Marshal. The property owner/developer shall be responsible for securing facilities acceptable
to the Fire Department and hydrants shall be operational with required fire flow.
Fire Department
5.12-12 Prior to the approval of each Final Site Plan and
prior to the issuance of each building permit
Prior to the approval of each Final Site Plan and prior to the issuance of each building permit, plans shall be reviewed and approved by the Fire Department
as being in conformance with the Uniform Fire Code.
Fire Department
5.12-13 Prior to the placement of building materials on a
building site
Prior to the placement of building materials on a building site, an all-weather road shall be provided from the roadway system to and on the construction site
and for fire hydrants at all times, as required by the Fire Department. Such routes shall be paved or, subject to the approval of the Fire Department, shall otherwise provide adequate emergency access. Every building constructed must be accessible to Fire Department apparatus. The width and radius of the driving surface must meet the requirements of Section 10.204 of the Uniform Fire Code, as adopted by the City of Anaheim.
Fire Department
5.12-14 Prior to approval of building plans Prior to approval of building plans, the property owner/developer shall provide written evidence to the satisfaction of the Fire Department that all lockable pedestrian and/or vehicular access gates shall be equipped with “knox box” devices as required and approved by the Fire Department.
Fire Department
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5.12-16 Prior to approval of water improvement plans Prior to approval of water improvement plans, the water supply system shall be designed by the property owner/developer to provide sufficient fire flow
pressure and storage for the proposed land use and fire protection services in accordance with Fire Department requirements.
Fire Department
5.12-17 Prior to issuance of each building permit Prior to issuance of each building permit, the property owner/developer shall provide proof of compliance with Government Code Section 53080 (Schools). Planning and Building Department
5.12-19 Prior to the issuance of a
building permit
Prior to the issuance of a building permit, the property owner/developer shall
comply with the Anaheim Municipal Code, Section 17.08.385, Public Library Facilities Services Areas – Payment of Fees Required.
Planning and
Building Department
TRANSPORTATION AND TRAFFIC
5.14-2 Prior to issuance of the first building permit for each
building
Prior to issuance of the first building permit for each building, the property owner/developer shall pay the appropriate Traffic Signal Assessment Fees and
Transportation Impact and Improvement Fees to the City of Anaheim in amounts determined by the City Council Resolution in effect at the time of issuance of the building permit with credit given for City-authorized improvements provided by the property owner/developer. The property owner shall also participate in all applicable reimbursement or benefit districts, which have been established.
Public Works Department
5.14-3 Prior to approval of the first final subdivision map or issuance of the first building permit, whichever
occurs first
Prior to approval of the first final subdivision map or issuance of the first building permit, whichever occurs first, the property owner/developer shall irrevocably offer for dedication (with subordination of easements), including necessary construction easements, the ultimate arterial highway right(s)-of-
way adjacent to their property as shown in the Circulation Element of the Anaheim General Plan. The legal property owner shall irrevocably offer to dedicate to the City of Anaheim an additional 7-foot wide easement from the existing right-of-way along Ball Road for road, public utilities and other public purposes.
Public Works Department
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5.14-4 Prior to the final building and zoning inspection
Prior to issuance of the first building permit
Prior to the final building and zoning inspection Prior to issuance of the first building permit, the property owner shall join and financially participate in a
clean fuel shuttle program such as the Anaheim Resort Transit Transportation (ART) system, and shall participate in the Anaheim Transportation Network (ATN) in conjunction with the on-going operation of the project. Proof of
compliance with this requirement shall be submitted by the Anaheim Transportation Network to the City Traffic Engineer. The property owner shall also record a covenant on the property that requires participation in these programs ongoing during project operation. The form of the covenant shall be approved by the City Attorney’s Office prior to recordation. Proof of compliance with this requirement shall be the submittal of a copy of the recorded covenant to the City Traffic Engineer.
Public Works Department
5.14-5 Prior to the issuance of grading permits Prior to the issuance of grading permits, the property owner/developer shall provide to the City of Anaheim Public Works Department a plan to coordinate rideshare services for construction employees with the Anaheim Transportation Network (ATN) for review and approval and shall implement ATN recommendations to the extent feasible.
Public Works Department
5.14-7 Ongoing during construction Ongoing during construction, if the Anaheim Police Department or the Anaheim Traffic Management Center (TMC) personnel are required to provide temporary traffic control services, the property owner/developer shall reimburse the City, on a fair-share basis, if applicable, for reasonable costs
associated with such services.
Police Department Public Works Department
5.14-8 Prior to the final building and zoning inspection Prior to issuance of the first
building permit
Prior to the final building and zoning inspection Prior to issuance of the first building permit, the property owner shall record a covenant on the property requiring that ongoing during project implementation, the property
owner/developer shall implement and administer a comprehensive Transportation Demand Management (TDM) program for all employees. The form of the covenant shall be approved by the City Attorney’s Office and
proof of compliance with this requirement shall be the submittal of a copy
Public Works Department
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of the recorded covenant to the City Traffic Engineer. Objectives of the TDM program shall be:
a. Increase ridesharing and use of alternative transportation modes by guests.
b. Provide a menu of commute alternatives for employees to reduce project-generated trips.
Conduct an annual commuter survey to ascertain trip generation, trip origin, and Average Vehicle Ridership.
5.14-9 Prior to the final building and zoning inspection Prior to issuance of the first building permit
Prior to the final building and zoning inspection Prior to issuance of the first building permit, the property owner/developer shall provide to the City of Anaheim Public Works Department, City Traffic Engineer, for review and approval a menu of TDM program strategies and elements for both existing and future employees’ commute options, and incentives for hotel patrons’ transportation options. These options may include, but are not limited to, the list below. The property owner shall also record a covenant on the property requiring that the approved TDM strategies and elements be implemented ongoing during project operation. The form of the covenant shall be approved
by the City Attorney’s Office prior to recordation and proof of compliance with this requirement shall be the submittal of a copy of the recorded covenant to the City Traffic Engineer.
a. On-site services. Provide, as feasible and permitted, on-site services such as the food, retail, and other services.
b. Ridesharing. Develop a commuter listing of all employee members for the
purpose of providing a “matching” of employees with other employees who live in the same geographic areas and who could rideshare.
c. Vanpooling. Develop a commuter listing of all employees for the purpose of matching numbers of employees who live in geographic proximity to
Public Works Department
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one another and could comprise a vanpool or participate in the existing vanpool programs.
d. Transit Pass. Promote Orange County Transportation Authority (including commuter rail) passes through financial assistance and on-site sales to encourage employees to use the various transit and bus services from throughout the region.
e. Shuttle Service. Generate a commuter listing of all employees living in proximity to the project, and offer a local shuttle program to encourage employees to travel to work by means other than the automobile. When appropriate, event shuttle service shall also be made available for guests.
f. Bicycling. Develop a Bicycling Program to offer a bicycling alternative to employees. Secure bicycle racks, lockers, and showers should be provided as part of this program. Maps of bicycle routes throughout the area should
be provided to inform potential bicyclists of these options.
g. Guaranteed Ride Home Program. Develop a program to provide employees who rideshare, or use transit or other means of commuting to work, with a
prearranged ride home in a taxi, rental car, shuttle, or other vehicle, in the event of emergencies during the work shift.
h. Target Reduction of Longest Commute Trip. Promote an incentive
program for ridesharing and other alternative transportation modes to put highest priority on reduction of longest employee commute trips.
i. Work Shifts. Stagger work shifts.
j. Compressed Work Week. Develop a “compressed work week” program, which provides for fewer work days but longer daily shifts as an option for employees.
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k. Telecommuting. Explore the possibility of a “telecommuting” program that would link some employees via electronic means (e.g., computer with
modem).
l. Parking Management. Develop a parking management program that provides incentives to those who rideshare or use transit means other than single-occupant auto to travel to work.
m. Access. Provide preferential access to high occupancy vehicles and shuttles.
n. Financial Incentive for Ridesharing and/or Public Transit. Offer employees financial incentives for ridesharing or using public transportation. Currently, federal law provides tax-free status for up to $65 per month per employee contributions to employees who vanpool or use public transit including commuter rail and/or express bus pools.
o. Financial Incentive for Bicycling. Offer employees financial incentives for bicycling to work.
p. Special “Premium” for the Participation and Promotion of Trip Reduction.
Offer ticket/passes to special events, vacations, etc. to employees who recruit other employees for vanpool, carpool, or other trip reduction programs.
q. Incentive Programs. Design incentive programs for carpooling and other alternative transportation modes so as to put highest priority on reduction of longest commute trips.
5.14-12 Prior to the issuance of the
first building permit
Prior to the issuance of the first building permit, the location of any proposed
gates across a driveway shall be subject to the review and approval of the City Engineer. Gates shall not be installed across any driveway or private street in a manner which may adversely affect vehicular traffic on the adjacent public
Public Works
Department
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streets. Installation of any gates shall conform to the current version of Engineering Standard Detail No. 475.
5.14-13 Prior to the issuance of
building permits
Prior to the issuance of building permits, plans shall show that all driveways
shall be constructed with a minimum fifteen (15) foot radius curb returns as required by the City Engineer, unless otherwise approved by the City Engineer.
Public Works
Department
5.14-14 Prior to the issuance of
building permits or final map approval, whichever occurs first
Prior to the issuance of building permits or final map approval, whichever
occurs first, security in the form of a bond, certificate of deposit, letter of credit, completion guarantee, or cash, in an amount and form satisfactory to the City Engineer shall be posted with the City to guarantee the satisfactory completion
of all engineering requirements of the City of Anaheim, including preparation of improvement plans and installation of all improvements, such as curbs and gutters, sidewalks, water facilities, street grading and pavement, sewer and drainage facilities and other appurtenant work, as required by the City Engineer and in accordance with the specifications on file in the office of the City Engineer, as may be modified by the City Engineer. Installation of said improvements shall occur prior to final building and zoning inspections.
Public Works
Department
5.14-21 Prior to the first final building and zoning Inspection
Prior to the first final building and zoning Inspection every property owner and/or lessee shall designate an on-site contact that will be responsible for coordinating with the ATN and implementing all trip mitigation measures. The on-site coordinator shall be the one point of contact representing the project with the ATN. The TDM requirements shall be included in the lease or other agreement with all of the project participants.
Public Works Department
WATER SUPPLY AND INFRASTRUCTURE
5.15-1 Prior to issuance of each building permit (to be implemented prior to final building and zoning inspections, and continuing
Prior to issuance of each building permit (to be implemented prior to final building and zoning inspections, and continuing on an on-going basis during project operation), the property owner/ developer shall submit to the Public Utilities Department Planning and Building Department plans for review and approval which shall ensure that water conservation measures are
Public Utilities Department Planning and Building Department
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on an on-going basis during project operation) incorporated. The water conservation measures to be shown on the plans and implemented by the property owner/developer, to the extent applicable
include, but are not limited to, the following:
a. Use of low-flow sprinkler heads in irrigation systems.
b. Use of waterway recirculation systems.
c. Low-flow fittings, fixtures, and equipment, including low flush toilets and urinals.
d. Use of self-closing valves on drinking valves.
e. Use of efficient irrigation systems such as drip irrigation and automatic systems which use moisture sensors.
f. Use of low-flow shower heads in hotels.
g. Water efficient ice-machines, dishwashers, clothes washers and other water-using appliances.
h. Use of irrigation systems primarily at night when evaporation rates are lowest.
i. Provide information to the public in conspicuous places regarding water
conservation.
Use of water conserving landscape plant materials wherever feasible.
5.15-2 Prior to issuance of each building permit Prior to issuance of each building permit, all water supply planning for the project will be closely coordinated with, and be subject to the review and final
approval of, the Public Utilities Department, Water Engineering Division and Fire Department.
Public Utilities Department
Fire Department
5.15-3 Prior to issuance of each building permit Prior to issuance of each building permit, water pressure greater than 80 pounds per square inch (psi) shall be reduced to 80 psi or less by means of pressure
reducing valves installed at the property owner/developer’s service.
Planning and Building Department
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5.15-4 Prior to the issuance of each building permit Prior to the issuance of each building permit, the property owner/developer shall submit a landscape and irrigation plan which shall be prepared and
certified by a licensed landscape architect. The irrigation plan shall specify methods for monitoring the irrigation system. The system shall ensure that irrigation rates do not exceed the infiltration of local soils, that the application of fertilizers and pesticides do not exceed appropriate levels of frequencies, and that surface runoff and overwatering is minimized. The landscaping and irrigation plans shall include water-conserving features such as low flow irrigation heads, automatic irrigation scheduling equipment, flow sensing controls, rain sensors, soil moisture sensors, and other water-conserving equipment. The landscaping and irrigation plans shall indicate that separate irrigation lines for recycled water shall be constructed and recycled water will be used when it becomes available. All irrigation systems shall be designed so
that they will function properly with recycled water.
Planning and Building Department
5.15-5 Prior to approval of the Final Site Plan and building permits
Prior to approval of the Final Site Plan and building permits, plans shall specifically show that the water meter and backflow equipment and any other large water system equipment will be installed to the satisfaction of the Public
Utilities Department, Water Engineering Division, aboveground and behind the building setback line in a manner fully screened from all public streets and alleys and in accordance with Ordinance No. 4156. Prior to the final building
and zoning inspections, the water meter and backflow equipment and any other large water system equipment shall be installed to the satisfaction of the Public Utilities Department, Water Engineering Division, in accordance with the Final
Site Plan and the building permit plans. [Reduced minimum landscape setbacks along West Place to allow above-
ground utility equipment to encroach are the subject of Variance No. 2017-05098. The applicant proposes to screen the three water irrigation/meters with landscape. A Fire Department double detector check assembly would be
Public Utilities Department
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located in a median island between two on-site driveways and would not be screened.]
5.15-7 Prior to final building and
zoning inspections
Prior to final building and zoning inspections, a separate water meter shall be
installed for landscape water on all projects where the landscape area exceeds 2,500 square feet in accordance with Ordinance No. 6160.
Planning and
Building Department
5.15-9 Ongoing Ongoing, the City shall continue to collaborate with the Metropolitan Water District of Southern California (MWD), its member agencies, and the Orange
County Water District (OCWD) to ensure that available water supplies meet anticipated demand. If it is forecasted that water demand exceeds available supplies, staff shall recommend to City Council to trigger application of the
Water Conservation Ordinance (Anaheim Municipal Code, §10.18), as prescribed, to require mandatory conservation measures as authorized by Sections 10.18.070 through 10.18.090, as appropriate.
Public Utilities Department
SEWER
5.16-1 Prior to approval of a final subdivision map or issuance of a grading or building permit, whichever
occurs first
Prior to approval of a final subdivision map or issuance of a grading or building permit, whichever occurs first, the property owner/developer shall participate in the City’s Master Plan of Sewers and related Infrastructure Improvement (Fee) Program to assist in mitigating existing and future sanitary sewer system
deficiencies as follows:
The property owner/developer shall submit a report for review and approval of the City Engineer to assist in determining the following:
a. If the development/redevelopment (1) does not discharge into a sewer system that is currently deficient or will become deficient because of that discharge and/or (2) does not increase flows or change points of discharge, then the property owner’s/developer’s responsibility shall be limited to participation in the Infrastructure Improvement (Fee) Program.
Public Works Department
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b. If the development/redevelopment (1) discharges into a sewer system that is currently deficient or will become deficient because of that
discharge and/or (2) increases flows or changes points of discharge, then the property owner/developer shall be required to guarantee mitigation to the satisfaction of the City Engineer and the City Attorney of the impact prior to approval of a final subdivision map or issuance of a grading or building permit whichever occurs first, pursuant to the improvements identified in the South Central Area Sewer Deficiency Study. The property owner/developer shall be required to install the sanitary sewer facilities, as recommended by the South Central Area Sewer Deficiency Study, prior to acceptance for maintenance of public improvements by the City or final building and zoning inspections for the building/structure, whichever comes first. Additionally, the property
owner/developer shall participate in the Infrastructure Improvement (Fee) Program, as determined by the City Engineer, which may include fees, credits, reimbursements, or a combination thereof. As part of
guaranteeing the mitigation of impacts for the sanitary sewer system, the property owner/developer shall submit a sanitary sewer system improvement phasing plan for the project to the City Engineer for review
and approval which shall contain, at a minimum, (1) a layout of the complete system, (2) all facility sizes, including support calculations, (3) construction phasing, and (4) construction estimates.
The study shall determine the impact of the project sewer flows for total build out of the project and identify local deficiencies for each project component (i.e., each hotel).
ELECTRICITY
5.17-1 Prior to issuance of each
building permit
Prior to issuance of each building permit, the property owner/develop shall
consult with the City of Anaheim Public Utilities Department, Business and Community Programs Division, in order to review energy efficient measures
Public Utilities
Department
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to incorporate into the project design. Prior to the final building and zoning inspection, the property owner developer shall implement these energy
efficient measures which may include the following:
a. High-efficiency air-conditioning systems with EMS (computer) control
b. Variable air volume (VAV) distribution
c. Outside air (100%) economizer cycle
d. Staged compressors or variable speed drives to flow varying thermal loads
e. Isolated HVAC zone control by floors/separable activity areas
f. Specification of premium-efficiency electric motors (i.e., compressor motors, air-handling units, and fan-coil units)
g. Use of occupancy sensors in appropriate spaces
h. Use of compact fluorescent lamps
i. Use of cold cathode fluorescent lamps
j. Use of light emitting diode (LED) or equivalent energy-efficient lighting for outdoor lighting
k. Use of Energy Star® exit lighting or exit signage.
l. Use of T-8 lamps and electronic ballasts where applications of standard fluorescent fixtures are identified
m. Use of lighting power controllers in association with metal-halide or high-pressure sodium (high intensity discharge) lamps for outdoor lighting and parking lots
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n. Consideration of thermal energy storage air-conditioning for spaces or facilities that may require air-conditioning during summer, day-peak
periods.
o. For swimming pools and spas, incorporate solar heating, automatic covers, and efficient pumps and motors, as feasible.
p. Consideration for participation in Advantage Services Programs such as:
a. New construction design review, in which the City cost-shares engineering for up to $10,000 for design of energy efficient buildings and systems
b. New Construction – cash incentives ($300 to $400 per kW reduction in load) for efficiency that exceeds Title 24 requirements
c. Green Building Program – offers accelerated plan approval,
financial incentives, waived plan check fees and free technical assistance.
5.17-2 Prior to final building and zoning inspection Prior to final building and zoning inspection, the property owner/developer shall install an underground electrical service from the Public Utilities
Distribution System. The Underground Service will be installed in accordance with the Electric Rules, Rates, Regulations and Electrical Specifications for Underground Systems. Electrical Service Fees and other applicable fees will
be assessed in accordance with the Electric Rules, Rates, Regulations and Electrical Specifications for Underground Systems.
Public Utilities Department
5.17-3 Prior to issuance of each building permit Prior to issuance of each building permit, the property owner/developer shall submit plans and calculations to the City of Anaheim Planning and Building
Department, Building Division, to demonstrate that the energy efficiency of each building will exceed the Title 24 Energy Efficiency Standards for
Planning and Building Department
ALOFT HOTEL DEV2015-00075, FSP2017-00002
UPDATED AND MODIFIED MITIGATION MONITORING PROGRAM NO. 85C MITIGATION MONITORING PLAN NO. 357
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Mitigation Measure Number Timing Measure Department Responsible for Monitoring Completion
Residential and Nonresidential Buildings current at the time of application by at least 10 percent.
5.17-4 Prior to approval of a Final
Site Plan
Prior to approval of a Final Site Plan, the property owner/developer shall
coordinate with the Public Utilities Department to incorporate feasible renewable energy generation measures into the project. These measures may include, but not be limited to, use of solar and small wind turbine sources on
new and existing facilities and the use of solar powered lighting in parking areas.
Public Utilities
Department
STORM WATER
5.18-1 Prior to approval of a final subdivision map, or issuance of a grading or building permit, whichever occurs first
Prior to approval of a final subdivision map, or issuance of a grading or building permit, whichever occurs first, the property owner/developer shall participate in the City’s Master Plan of Storm Drains and related Infrastructure Improvement (Fee) Program to assist in mitigating existing and future storm drainage system deficiencies as follows:
The property owner/developer shall submit a report for review and approval by the City Engineer to assist with determining the following:
a. If the specific development/redevelopment does not increase or redirect current or historic storm water quantities/flows, then the property owner/developer’s responsibility shall be limited to participation in the Infrastructure Improvement (Fee) Program to provide storm drainage facilities in 10- and 25-year storm frequencies and to protect properties/structures for a 100-year storm frequency.
b. If the specific development/redevelopment increases or redirects the current or historic storm water quantity/flow, then the property owner/developer shall be required to guarantee mitigation to the
satisfaction of the City Engineer and City Attorney’s office of the impact prior to approval of a final subdivision map or issuance of a grading or building permit, whichever occurs first, pursuant to the improvements
Public Works Department
ALOFT HOTEL DEV2015-00075, FSP2017-00002
UPDATED AND MODIFIED MITIGATION MONITORING PROGRAM NO. 85C MITIGATION MONITORING PLAN NO. 357
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Mitigation Measure Number Timing Measure Department Responsible for Monitoring Completion
identified in the Master Plan of Drainage for the South Central Area. The property owner/developer shall be required to install the storm
drainage facilities as recommended by the Master Plan of Drainage for the South Central Area to provide storm drainage facilities for 10- and 25-year storm frequencies and to protect properties/structures for a 100-year storm frequency prior to acceptance for maintenance of public improvements by the City or final building and zoning inspection for the building/structure, whichever occurs first. Additionally, the property owner/developer shall participate in the Infrastructure Improvement (Fee) Program as determined by the City Engineer which could include fees, credits, reimbursements, or a combination thereof. As part of guaranteeing the mitigation of impacts on the storm drainage system, a storm drainage system improvement phasing plan for the project shall
be submitted by the property owner/developer to the City Engineer for review and approval and shall contain, at a minimum, (1) a layout of the complete system; (2) all facility sizes, including support calculations;
(3) construction phasing; and, (4) construction estimates.
5.18-3 Prior to issuance of building permits Prior to the issuance of building permits, the City shall require that building plans indicate that new developments will minimize stormwater and urban runoff into drainage facilities by incorporating design features such as
detention basins, on-site water features, and other strategies.
Planning and Building Department
OTHER PUBLIC UTILITIES
ALOFT HOTEL DEV2015-00075, FSP2017-00002
UPDATED AND MODIFIED MITIGATION MONITORING PROGRAM NO. 85C MITIGATION MONITORING PLAN NO. 357
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Mitigation Measure Number Timing Measure Department Responsible for Monitoring Completion
5.19-1 Prior to issuance of each building permit; to be
implemented prior to final building and zoning Inspection
Prior to issuance of each building permit; to be implemented prior to final building and zoning Inspection, the property owner/developer shall submit
project plans to the Public Works Department for review and approval to ensure that the plans comply with AB 939, the Solid Waste Reduction Act of 1989, as administered by the City of Anaheim and the County of Orange and City of Anaheim Integrated Waste Management Plans. Prior to final building and zoning inspection, implementation of said plan shall commence and shall remain in full effect. Waste management mitigation measures that shall be taken to reduce solid waste generation include, but are not limited to:
a. Detailing the location and design of on-site recycling facilities.
b. Providing on-site recycling receptacles to encourage recycling.
c. Complying with all Federal, State and City regulation for hazardous material disposal.
d. Participating in the City of Anaheim’s “Recycle Anaheim” program or other substitute program as may be developed by the City.
Public Works Department
ALOFT HOTEL DEV2015-00075, FSP2017-00002
UPDATED AND MODIFIED MITIGATION MONITORING PROGRAM NO. 85C MITIGATION MONITORING PLAN NO. 357
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Mitigation Measure Number Timing Measure Department Responsible for Monitoring Completion
In order to meet the requirements of the Solid Waste Reduction Act of 1989 (AB 939), the property owner/developer shall implement numerous solid waste
reduction programs, as required by the Public Works Department, including, but not limited to:
a. Facilitating recycling by providing chutes or convenient locations for sorting and recycling bins.
b. Facilitating cardboard recycling (especially in retail areas) by providing adequate space and centralized locations for collection and storing.
c. Facilitating glass recycling (especially from restaurants) by providing adequate space for sorting and storing.
d. Providing trash compactors for non-recyclable materials whenever feasible to reduce the total volume of solid waste and the number of trips required for collection.
e. Prohibiting curbside pick-up.
5.19-2 Ongoing during project operation Ongoing during project operation, the following practices shall be implemented, as feasible, by the property owner/developer:
a. Usage of recycled paper products for stationary, letterhead, and
packaging.
b. Recovery of materials such as aluminum and cardboard.
c. Collection of office paper for recycling.
d. Collection of polystyrene (foam) cups for recycling.
e. Collection of glass, plastics, kitchen grease, laser printer toner cartridges, oil, batteries, and scrap metal for recycling or recovery.
Public Works Department
ALOFT HOTEL DEV2015-00075, FSP2017-00002
UPDATED AND MODIFIED MITIGATION MONITORING PROGRAM NO. 85C MITIGATION MONITORING PLAN NO. 357
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Mitigation Measure Number Timing Measure Department Responsible for Monitoring Completion
5.19-3 Prior to issuance of building permits Prior to issuance of building permits, plans shall show that trash storage areas shall be provided and maintained in a location acceptable to the City of
Anaheim Department of Public Works, Operations Division. On an ongoing basis, trash storage areas shall be provided and maintained in accordance with approved plans on file with said Department.
Public Works Department
5.19-4 Prior to issuance of each
building permit,
Prior to issuance of each building permit, the Property Owner/Developer shall
demonstrate that the plans include provisions for the installation of trash and recycle receptacles near all benches and near high traffic areas such as plazas, transit stops and retail and dining establishments.
Public Works
Department
5.19-5 Prior to issuance of each
grading and building permit
Prior to issuance of each grading and building permit, the Property
Owner/Developer shall submit to the Planning Director or Planning Services Manager for approval a Construction Waste Management Plan that, at a minimum, specifies that at least 75 percent of non-hazardous construction and demolition debris shall be recycled or salvaged and identifies the materials to be diverted from disposal and whether the materials will be sorted on site or co-mingled.
Planning and
Building Department
City of Anaheim
PLANNING AND BUILDING DEPARTMENT
Planning Services Division
200 S. Anaheim Blvd. Anaheim, California 92805 TEL: 714.765.5139 FAX: 714.765.5280
To: File DEV2017-00075
From: Elaine Thienprasiddhi, Senior Planner
Date: May 18, 2021
RE: Mitigation Monitoring Plan No. 357, Compliance with Measures Required Prior to Final Site Plan Approval
Staff has verified that the applicant has complied with all mitigation measures that are required to be fulfilled prior to approval of the Final Site Plan, as follows:
MM 5.1-1: Prior to final site plan approval, the property owner/developer shall submit a shade and shadow analysis to the Planning and Building Department for review and approval demonstrating that the proposed structure(s) would avoid creating significant shade and shadow impacts on adjacent land uses to the
maximum extent feasible. A significant shade and shadow impact would occur
when outdoor active areas (e.g., outdoor eating areas, hotel/motel swimming pools, and residential front and back yards) or structures that include sensitive uses (e.g., residences) have windows that normally receive sunlight are covered by shadows for more than 50 percent of the sunlight hours.
MM 5.1-4: Prior to Final Site Plan approval, the location and configuration of all lighting fixtures including ground-mounted lighting fixtures utilized to accent buildings, landscape elements, or to illuminate pedestrian areas shall be shown on all Final Site Plans. All proposed surface parking area lighting fixtures shall be
down-lighted with a maximum height of 12 feet adjacent to any residential
properties. All lighting fixtures shall be shielded to direct lighting toward the area to be illuminated and away from adjacent residential property lines.
MM 5.1-13: Prior to Final Site Plan approval, plans shall show that the rear elevations of buildings visible from off-site areas shall be architecturally accented
to portray a finished look.
MM 5.1-14: Prior to Final Site Plan approval, plans shall show that no shuttle/bus/vehicular drop-off areas shall be permitted in hotel/motel or vacation
resort front setback area.
ATTACHMENT NO. 9
File DEV2015-00075 May 18, 2021 Page 2 of 2
MM 5.10-2: Prior to approval of each final site plan, the property owner/developer shall submit
a noise study prepared by a certified acoustical engineer to the satisfaction of the Building Division Manager identifying whether noise attenuation is required and defining the attenuation measures and specific performance requirements, if warranted, to comply with the Uniform Building Code and Sound Pressure Level Ordinance. Ultimate noise attenuation requirements, if
any, shall depend on the final location of such buildings and noise-sensitive uses inside and surrounding the buildings. Attenuation measures shall be implemented by the property owner/developer prior to final building and zoning inspections. MM 5.12-1: Prior to the approval of each Final Site Plan and issuance of each building permit,
the property owner/developer shall submit plans to the Police Department for review and
approval for safety, accessibility, crime prevention, and security provisions during both the construction and operative phases for the purpose of incorporating safety measures in the project design including the concept of crime prevention through environmental design (e.g., building design, circulation, site planning, and lighting of parking structures and parking areas).
MM 5.12-12: Prior to the approval of each Final Site Plan and prior to the issuance of each building permit, plans shall be reviewed and approved by the Fire Department as being in conformance with the Uniform Fire Code.
MM 5.15-5: Prior to approval of the Final Site Plan and building permits, plans shall specifically
show that the water meter and backflow equipment and any other large water system equipment will be installed to the satisfaction of the Public Utilities Department, Water Engineering Division, aboveground and behind the building setback line in a manner fully screened from all public streets and alleys and in accordance with Ordinance No. 4156. Prior to the final building
and zoning inspections, the water meter and backflow equipment and any other large water system equipment shall be installed to the satisfaction of the Public Utilities Department, Water Engineering Division, in accordance with the Final Site Plan and the building permit plans. [Reduced minimum landscape setbacks along West Place to allow above-ground utility equipment to encroach are the subject of proposed Variance No. 2017-05098. The
applicant proposes to screen three water irrigation/meters with landscape. A Fire
Department double detector check assembly would be located in a median island
between two on-site driveways and would not be screened.]
MM 5.17-4: Prior to approval of a Final Site Plan, the property owner/developer shall coordinate with the Public Utilities Department to incorporate feasible renewable energy generation measures into the project. These measures may include, but not be limited to, use of solar and small wind turbine sources on new and existing facilities and the use of solar powered lighting in parking areas.
From:mark sternisha
To:Planning Commission
Subject:Comments about proposal for hotel at 1100 w ball road
Date:Tuesday, June 1, 2021 12:47:45 PM
Hello I'm Mark and I live on Flore street and Ball road and I just wanted to state that I am
completely against this proposal to build another hotel in this neighborhood. The hotels bring
around lots of shady people around all hours of the night and creates an already traffic
nightmare. We have I think 6 hotels already just on the corner and I don't want the crowds,
traffic, noise, and trouble that it would bring. I ask you to please consider the residents in the
area when making a decision.
Sent from Outlook
ATTACHMENT NO. 10
From:Jerry Zomorodian
To:Elaine Thienprasiddhi
Subject:1100 West Ball Rd.
Date:Friday, May 28, 2021 11:07:13 AM
Hello, commissioners. My name is Jerry Zomorodian and I am the owner of the Arco
gas station at 1037 west
Ball Rd.
I would like to let you know that I am absolutely for this Hotel project, it will be an
asset for our area.
Please approve this excellent Project.
Respectfully
Jerry Zomorodian
President
All American Petroleum Corp Phone:(714)781-2999