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EA 2014-1002 La Quinta Square - Preliminary Water Quality Management PlanWhitewater River Region Preliminary WQMP Project Specific Preliminary Water Quality Management Plan For: La Quinta Square Southwest corner of Highway 111 and Simon Drive La Quinta, CA 92253 DEVELOPMENT NO. Prepared for: SDP 14-1005 TENTATIVE PARCEL MAP NO. 36791 APN: 643-220-007 ACM La Quinta IV-B, LLC as Owner c/o The Magellan Group 1800 Avenue of the Stars, Suite 105 Los Angeles, CA 90067 Telephone: 310-277-8337 Prepared by: Kimley-Horn and Associates Michael Knapton, PE, PLS Q�pFESS/py R.C.E. 65627 Exp. Date 09/30/15 0 4" o a z rn Mc. 65627 1 ,f+ gYIL Q 401 B Street, Suite 600 �QfF OF C4\-\ San Diego, CA 92101 Telephone: 619-234-9411 WQMP Preparation/Revision Date: October 22, 2014 Whitewater River Region Preliminary WQMP La Quinta Square OWNER'S CERTIFICATION This preliminary project -specific Water Quality Management Plan (WQMP) has been prepared for: ACM La Quinta IV-B, LLC by Kimley-Horn and Associates for the project known as La Quinta Square at the southwest corner of Highway 111 and Simon Dr. This WQMP is intended to comply with the requirements of City of La Quinta for SDP 2014-1005, Tentative Parcel Map No. 36791, which includes the requirement for the preparation and implementation of a project -specific WQMP. The undersigned, while owning the property/project described in the preceding paragraph, shall be responsible for the implementation of this WQMP and will ensure that this WQMP is amended as appropriate to reflect up-to-date conditions on the site. This WQMP will be reviewed with the facility operator, facility supervisors, employees, tenants, maintenance and service contractors, or any other party (or parties) having responsibility for implementing portions of this WQMP. At least one copy of this WQMP will be maintained at the project site or project office in perpetuity. The undersigned is authorized to certify and to approve implementation of this WQMP. The undersigned is aware that implementation of this WQMP is enforceable under City of La Quinta Water Quality Ordinance (Municipal Code Section 8.70). If the undersigned transfers its interest in the subject property/project, the undersigned shall notify the successor in interest of its responsibility to implement this WQMP. "I, the undersigned, certify under penalty of law that I am the owner of the property that is the subject of this WQMP, and that the provisions of this WQMP have been reviewed and accepted and that the WQMP will be transferred to future successors in interest." Owner's Signature Owner's Printed Name Owner's Title/Position Date ATTEST Notary Signature Printed Name Title/Position Date THIS FORM SHALL BE NOTARIZED BEFORE ACCEPTANCE OF THE FINAL PROJECT SPECIFIC WQMP October 22, 2014 Whitewater River Region Preliminary WQMP La Quinta Square Contents SECTION PAGE 1. Project Description....................................................................................................................I H. Site Characterization.................................................................................................................4 III. Pollutants of Concern................................................................................................................5 IV. Hydrologic Conditions of Concern..........................................................................................6 V. Best Management Practices......................................................................................................7 V.1 SITE DESIGN AND TREATMENT CONTROL BMPS............................................................. 7 V. LA SITE DESIGN BMPS................................................................................................... 9 V.1.B TREATMENT CONTROL BMPS................................................................................ 15 V. LC MEASUREABLE GOAL SUMMARY........................................................................... 17 V.2 SOURCE CONTROL BMPS............................................................................................. 18 V.3 EQUIVALENT TREATMENT CONTROL ALTERNATIVES................................................... 20 VA REGIONALLY -BASED TREATMENT CONTROL BMPS..................................................... 20 VI. Operation and Maintenance Responsibility for BMPs........................................................21 VI1. Funding.....................................................................................................................................22 TABLES TABLE 1. POLLUTANT OF CONCERN SUMMARY 5 TABLE 2. BMP SELECTION MATRIX BASED UPON POLLUTANT REMOVAL EFFICIENCY 1�1 8 TABLE 3. IMPLEMENTATION OF SITE DESIGN CONCEPTS 10 TABLE 4. SITE DESIGN BMPS MEETING THE MEASUREABLE GOAL IN WQMP SECTION 3.5.1.1 14 TABLE 5: TREATMENT CONTROL BMP SUMMARY 16 TABLE 6: MEASUREABLE GOAL SUMMARY 17 TABLE 7. SOURCE CONTROL BMPS 18 APPENDICES A. CONDITIONS OF APPROVAL B. VICINITY MAP, WQMP SITE PLAN, AND RECEIVING WATERS MAP C. N/A- LEFT BLANK (SUPPORTING DETAIL RELATED TO HYDRAULIC CONDITIONS OF CONCERN) D. EDUCATIONAL MATERIALS E. SOILS REPORT F. SITE DESIGN AND TREATMENT CONTROL BMP SIZING CALCULATIONS AND DESIGN DETAILS G. AGREEMENTS - CC&RS, COVENANT AND AGREEMENTS AND/OR OTHER MECHANISMS FOR ENSURING ONGOING OPERATION, MAINTENANCE, FUNDING AND TRANSFER OF REQUIREMENTS FOR THIS PROJECT -SPECIFIC WQMP H. PHASE 1 ENVIRONMENTAL SITE ASSESSMENT - SUMMARY OF SITE REMEDIATION CONDUCTED AND USE RESTRICTIONS I. PROJECT -SPECIFIC WQMP SUMMARY DATA FORM October 22, 2014 14 Whitewater River Region Preliminary WQMP La Quinta Square I. Project Description Project Owner: ACM La Quinta IV-B, LLC c/o The Magellan Group 1800 Avenue of the Stars Los Angeles, CA 90067 Telephone: 310-277-8337 WQMP Preparer: Kimley-Horn and Associates Michael Knapton, PE 401 B Street, Suite 600 San Diego, Ca 92101 Telephone: 619-234-9411 Project Site Address: Southwest corner of Highway 111 and Simon Dr. La Quinta, CA 92253 Community Name: City of La Quinta Development Name: La Quinta Square APN Number(s): 643-220-007 Project Watershed: Whitewater River (HU 719) Sub -watershed: Whitewater River (HSU 719.47), Coachella Valley Storm Channel Project Site Size: 3.90 Acres Standard Industrial Classification (SIC) Code: 581203, 445110 Formation of Home Owners' Association (HOA) or Property Owners Association (POA): Y ® N ❑ October 22, 2014 Whitewater River Region Preliminary WQMP La Quints Square Additional Permits/Approvals required for the Project: AGENCY Permit required State Department of Fish and Game, 1601 Streambed Y ❑ N® Alteration Agreement State Water Resources Control Board, Clean Water Act Y ❑ N® (CWA) Section 401 Water Quality Certification US Army Corps of Engineers, CWA Section 404 permit Y ❑ N® US Fish and Wildlife, Endangered Species Act Section 7 Y ❑ N❑ biological opinion Other (please list in the space below as required) City of La Quinta Grading Permit YE N❑ City of La Quinta Building Permit Y ® N❑ SWRCB General Construction Permit Y ® N❑ October 22, 2014 1-2 Whitewater River Region Preliminary WQMP La Quinta Square The La Quinta Square project is a redevelopment of an existing developed, vacant site which is essentially 97% impervious. The project is located on approximately 3.9 acres in the City of La Quinta, at the southwest corner of Highway 1 I I and Simon Drive. The proposed site plan for the project consists of three commercial buildings with a surface parking lot separating the buildings and a landscaped area along the frontage of Highway I I I and Simon Drive. The stormwater runoff generated from the site will be directed into curb inlets which are fitted with trash and inlet filters and which conveys the drainage to a private, underground storm drain system. The storm drains in each of the three watersheds convey to underground 96" CMP pipes which are used for the detention/retention of the 10-year storm event. The flow stored in these barrels will enter a Maxwell Plus Drywell infiltration system. Initially upon entering the Maxwell Plus system, flows pass through a pre- treatment chamber further removing harmful pollutants before ultimately being infiltrated on site. Due to the use of BMP's and an increase in landscaped areas, together with the infiltration of the 10-year storm (being approximately 1.1 inches of precipitation), the new development will decrease the amount of flow that exits the project site compared to existing conditions in all storm events and durations. The larger storm events will overflow and spill into the public street, similar to present-day drainage patterns, where they enter the public storm drain system via curb inlets along Washington Street and Highway 111. These storm drains discharge directly into the Coachella Valley Storm Channel. Appendix B of this project -specific WQMP includes: a. A Vicinity Map identifying the project site and surrounding planning areas in sufficient detail to allow the project site to be plotted on Permittee base mapping. b. A Site Plan for the project. The Site Plan included as part of Appendix A depicts the following project features: ■ Location and identification of all structural BMPs, including Treatment Control BMPs. o Swales will be constructed in the landscaped parkway area between the proposed development and Simon Dr /Highway 111. o Maxwell Plus Drywell System o Bioclean Curb Inlet Filters ■ Landscaped areas. o Landscaping is provided around the perimeter of the buildings and within the parking medians throughout the site. There is also a landscaped parkway and pedestrian path along the property fronting Highway 111. ■ Paved areas and intended uses (i.e., parking, outdoor work area, outdoor material storage area, sidewalks, patios, tennis courts, etc.). o Approximately 85% of the site is paved with a combination of asphalt for vehicular movements and concrete for pedestrian walks/common areas. The remaining 15% of the site is landscaped with planters and City of La Quinta approved plants. ■ Number and type of structures and intended uses (i.e., buildings, tenant spaces, dwelling units, community facilities such as pools, recreation facilities, tot lots, etc.). o The project proposes three separate buildings with above ground parking. The structure located on the east of the property is intended to be a restaurant. The uses for the other two buildings are still under discussion. October 22, 2014 1-3 Whitewater River Region Preliminary WQMP La Quinta Square ■ Infrastructure (i.e., streets, storm drains, etc.) that will revert to public agency ownership and operation. o N/A ■ Location of existing and proposed public and private storm drainage facilities (i.e., storm drains, channels, basins, etc.), including catch basins and other inlets/outlet structures. Existing and proposed drainage facilities should be clearly differentiated. o There are no existing private storm drainage facilities within the project site boundary. Existing curb and gutter along the frontage roads (Highway 111 and Simon Drive) are used to convey street storm water along Highway I 11. The existing curb and gutter will remain in ultimate conditions. ■ Location(s) of Receiving Waters to which the project directly or indirectly discharges. o See attached map, Appendix B. ■ Location of points where onsite (or tributary offsite) flows exit the property/project site. o The stormwater system is designed to capture and infiltrate the storm water quality event on -site. The 100-year overflow will exit the site on to Highway 111 and Simon Drive. Locations are shown in Appendix B. ■ Proposed drainage area boundaries, including tributary offsite areas, for each location where flows exit the property/project site. Each tributary area should be clearly denoted. o See Appendix B. ■ Pre- and post -project topography. o See Appendix B. Appendix H to the SWMP is a one page form that summarizes pertinent information relative to this project -specific WQMP. II. Site Characterization Land Use Designation or Zoning: Current Property Use: Proposed Property Use: Availability of Soils Report Phase I Site Assessment: C-C (Community Commercial) Developed/Commercial Building Community Commercial M■ October 22, 2014 1-4 Whitewater River Region Preliminary WQMP La Quinta Square Receiving Waters for Urban Runoff from Site Receiving Waters 303(d) List Impairments Designated Beneficial Proximity to RARE Uses Beneficial Use Coachella Valley Pathogens, Toxaphene, FRSH, RARE, REC I, REC �z mile Stormwater Channel Dieldrin DDT and PCBs II WARM WILD III. Pollutants of Concern This development plans to contain all stormwater runoff on site. There should not be any off -site flow produced from this project. Table 1. Pollutant of Concern Summary Pollutant Category Potential for Project Causing Receiving Water Impairment Bacteria/Virus (Pathogens) Yes Yes Heavy Metals Yes No Nutrients Yes No Pesticides Yes No - Toxaphene, Dieldrin, DDT No Yes Organic Compounds Yes No - PCB's No Yes Sediments Yes No Trash & Debris Yes No Oxygen Demanding Substances Yes No Oil & Grease Yes No Other (specify pollutant): Other (specify pollutant): October 22, 2014 1-5 Whitewater River Region Preliminary WQMP La Quinta Square IV. Hydrologic Conditions of Concern Local Jurisdiction Requires On -Site Retention of Urban Runoff: Yes ❑ The project will be required to retain urban runoff onsite in conformance with local ordinance (See Table 6, Permittees Requiring Onsite Retention of Stormwater, of the Whitewater River Region WQMP). This section does not need to be completed. No ® This section must be completed. This Project meets the following condition: ❑ Condition A: Runoff from the Project is discharged directly to a publicly -owned, operated and maintained MS4; the discharge is in full compliance with Permittee requirements for connections and discharges to the MS4 (including both quality and quantity requirements); the discharge would not significantly impact stream habitat in proximate Receiving Waters; and the discharge is authorized by the Permittee. ❑ Condition B: The project disturbs less than 1 acre and is not part of a larger common plan of development that exceeds 1 acre of disturbance. The disturbed area calculation must include all disturbances associated with larger plans of development. ® Condition C: The project's runoff flow rate, volume, velocity and duration for the post - development condition do not exceed the pre -development condition for the 2-year, 24-hour and 10-year 24-hour rainfall events. This condition can be achieved by minimizing impervious area on a site and incorporating other site -design concepts that mimic pre - development conditions. This condition must be substantiated by hydrologic modeling methods acceptable to the Permittee. ❑ None Refer to Section 3.4 of the Whitewater River Region WQMP for additional requirements. 2 year — 24 hour 10 year — 24 hour Precondition Post -condition Precondition Post -condition Discharge (cfs) 4.3 0.2 11.5 9.5 before detention Velocity (fps) - - - - Volume (cubic feet) 15,700 822 30,632 12,326 Duration (minutes) 10 180 10 180 October 22, 2014 1-6 Whitewater River Region Preliminary WQMP La Quinta Square V. Best Management Practices This project implements Best Management Practices (BMPs) to address the Pollutants of Concern that may potentially be generated from the use of the project site. These BMPs have been selected and implemented to comply with the Section 3.5 of the Whitewater River Region (WRR) WQMP and consist of Site Design, Source Control and, if/where necessary, Treatment Control BMPs as described herein. Per a meeting with the City Engineer, it was determined that since there is existing infrastructure in place to capture storm runoff, 100% of the 100-year storm was not required to be retained on site. The onsite BMP's are sized to provide the necessary treatment for the storm water quality runoff event. The overflow from the 100-year storm event will be adequately treated prior to exiting the site. Additionally, due to the installation of drywells and the increase in pervious areas on site, the runoff leaving the site will be less than in its existing condition. V.1 SITE DESIGN AND TREATMENT CONTROL BMPs Local Jurisdiction Requires On -Site Retention of Urban Runoff: Yes ❑ The project will be required to retain urban runoff onsite in conformance with local ordinance (See Table 6, Permittees Requiring Onsite Retention of Stormwater, of the Whitewater River Region WQMP). Section V.1 does not need to be completed. No ® Section V.1 must be completed. This section of the Project -Specific WQMP documents the Site Design BMPs and, if/where necessary the Treatment Control BMPs that will be implemented on the Project to meet the requirements within Section 3.5.1 of the WRR WQMP. Section 3.5.1, includes requirements to implement Site Design Concepts and BMPs, and includes requirements to address the project's Pollutants of Concern with BMPs. Further sub- section 3.5.1.1 specifically requires that the projects Pollutants of Concern be addressed with Site Design BMPs to the extent feasible. This project incorporates Site Design BMPs to fully address the Pollutants of Concern where and to the extent feasible. If and where it has been acceptably demonstrated to the Permittee that it is infeasible to fully meet this requirement with Site Design BMPs, this section includes a description of the conventional Treatment Control BMPs that will be substituted to meet the same requirements. In addressing pollutants of concern, BMPs are selected using Table 2 below. October 22, 2014 1-7 Whitewater River Region Preliminary WQMP La Quinta Square Table 2. BMP Selection Matrix Based Upon Pollutant Removal Efficiency (Excerpted, with minor revision, from the Orange County Water Quality Management Plan dated September 26, 2003 and the San Bernardino Water Quality Management Plan dated April 14, 2004) Wet Water Hydrodynamic Manufactured Detention Infiltration Ponds Filtration Quality Separator or Proprietary Pollutant of Biofilters Basins (3) BMPs (4) or Systems (6) Inlets Systems (1) Devices (8) Concern (2) Wetlands (5) Sediment/Turbidity H/M M H/M H/M H/M L H/M U (L for Turbidity) Nutrients L M H/M H/M L/M L L U Organic U U U U H/M L L U Compounds Trash & Debris L M U U H/M M H/M U Oxygen L M H/M H/M H/M L L U Demanding Substances Bacteria & Viruses U U H/M U H/M L L U Oil & Grease H/M M U U H/M M L/M U Pesticides U U U U U L L U (non -soil bound) Metals H/M M H H H L L U Abbreviations: L: Low removal efficiency H/M: High or medium removal efficiency U: Unknown removal efficiency Notes: (1) Periodic performance assessment and updating of the guidance provided by this table may be necessary. (2) Includes grass swales, grass strips, wetland vegetation swales, and bioretention. (3) Includes extended/dry detention basins with grass lining and extended/dry detention basins with impervious lining. Effectiveness based upon minimum 36-48-hour drawdown time. (4) Includes infiltration basins, infiltration trenches, and porous pavements. (5) Includes permanent pool wet ponds and constructed wetlands. (6) Includes sand filters and media filters. (7) Also known as hydrodynamic devices, baffle boxes, swirl concentrators, or cyclone separators. (8) Includes proprietary stormwater treatment devices as listed in the CASQA Stormwater Best Management Practices Handbooks, other stormwater treatment BMPs not specifically listed in the WQMP, or newly developed/emerging stormwater treatment technologies. October 22, 2014 1-8 Whitewater River Region Preliminary WQMP La Quinta Square V.1.A SITE DESIGN BMPS This section documents the Site Design BMPS that will be implemented on this project to comply with the requirements in Section 3.5.1 of the WRR WQMP. Table 3 herein documents the implementation of the Site Design Concepts described in sub- sections 3.5.1.3 and 3.5.1.4. Table 4 herein documents the extent to which this project has implemented the goals described in sub -section 3.5.1.1. October 22, 2014 1-9 Whitewater River Region Preliminary WQMP La Quinta Square Table 3. Implementation of Site Design Concepts Included Brief Reason for BM Design Concept Technique--F Specific BMP Yes No N/A Indicated as No or N/A A Conserve natural areas by concentrating or cluster development on the lease environmentally sensitive portions El El ® No natural areas existing on the site. of a site while leaving the remaining land in a natural, undisturbed condition. Conserve natural areas by incorporating the goals of the Multi -Species Habitat Conservation Plan or other natural ❑ ❑ ® Not within conservation plan. resource plans. Preserve natural drainage features and natural depressional El ® ❑ Redirect site flow to promote infiltration storage areas on the site. and not overflow one specific area. .- Maximize canopy interception and water conservation by trees shrubs, and ❑ ❑ ® No native plants on site but native and 0 Minimize Urban preserving existing native and planting additional native or drought tolerant trees and large shrubs. drought resistant plants will be installed g p V C Runoff, Minimize Impervious Use natural drainage systems. El❑ ® No natural drainage systems on site. (� Footprint, and tConserve Natural Increase the building floor area ratio (i.e., number of stones El ® ❑ Three separate buildings proposed on y Areas above or below ground). the site. O (See WQMP Construct streets, sidewalks and parking lot aisles to that a ® ❑ ❑ Section 3.5. minimum widths necessary, provided public safety and environment for pedestrians is not compromised. CO) Reduce widths of streets where off-street parking is Reduce El ❑ ® No adjustments to adjacent streets are available. proposed Design driveways with shared access, flared (single lane at ® ❑ ❑ street), or wheel strips (paving only under the tires). Minimize the use of impervious surfaces, such as decorative ® ❑ ❑ concrete, in the landscape design. Other comparable and equally effective Site Design BMP (or BMPs) as approved by the Permittee (Note: Additional ® ❑ ❑ Landscape buffer minimizes impervious narrative required to describe BMP and how it addresses footprint and runoff. site design concept). October 22, 2014 1-10 Whitewater River Region Preliminary WQMP La Quinta Square Table 3. Site Design BMPs (continued) Included Brief Reason for Each BMP Design Concept Technique Specific BMP Yes No N/A Indicated as No or N/A Residential and commercial sites must be designed to contain and infiltrate roof runoff, or direct roof runoff to vegetative swales or buffer ® ❑ ❑ areas. Drain impervious sidewalks, walkways, trails, and patios into adjacent ® ❑ ❑ landscaping. Incorporate landscaped buffer areas between sidewalks and streets. ❑ ❑ ❑ Uncovered temporary or guest parking on residential lots paved with a ❑ ❑ ❑ No residential parking permeable surface, or designed to drain into landscaping. Rural swale system: street sheet flows to bioswale or gravel shoulder, curbs used at street corners, and culverts used under driveways and ❑ ❑ ® Site not in a rural area street crossings. N Urban curb/swale system: street slopes to curb; periodic swale inlets ❑ ❑ ❑ No street flow from site Q drain to bioswale or biofilter. a� Minimize Directly Dual drainage system: first flush captured in street catch basins and Impervious area from the site is P VConnected discharged to adjacent bioswale or gravel shoulder; high flows connect ❑ ❑ ® captured and conveyed through Impervious directly to MS4s. swales and drywells � Area Maximize the permeable area by constructing walkways, trails, patios, (See WQMP overflow parking, alleys, driveways, low -traffic streets, and other low - ❑ ® El onsite concrete to drain into Section 3.5.1.4) traffic areas with open -jointed paving materials or permeable surfaces vegetated swales and drywells. vegetated such as pervious concrete, porous asphalt, unit pavers, and granular y materials. Use vegetated drainage swales in lieu of underground piping or ® ❑ ❑ imperviously lined swales. Incorporate parking area landscaping into the drainage design. ® ❑ ❑ Where soil conditions are suitable, use perforated pipe or gravel ® ❑ ❑ filtration pits for low flow infiltration. Construct onsite infiltration BMPs such as underground retention, infiltration trenches, and infiltration basins consistent with vector control ❑ ❑ ❑ objectives. Construct onsite ponding areas or detention facilities to increase opportunities for infiltration consistent with vector control objectives. ® ❑ ❑ October 22, 2014 1-11 Whitewater River Region Preliminary WQMP La Quinta Square Table 3. Site Design BMPs (continued) Design Technique Concept Specific BMP Included Brief Reason for Each BMP Yes I No I N/A Indicated as No or N/A = Sn N -j. h a Minimize Directly Connected Impervious Direct roof runoff into cisterns or rain barrels for reuse. ❑ Incorporate tree well filters, flow -through planters, and/or bioretention pv 1Z Area areas into landscaping and drainage plans. Other comparable and equally effective Site Design BMP (or BMPs) as (See WQMP CO)(j Section 3.5.1.4) approved by the Permittee (Note: Additional narrative required ❑ describing BMP and how it addresses site design concept). ❑ ® Not enough rain to justify. ❑ ❑ ❑ I ® IDescribed in concept 1. October 22, 2014 1-12 Whitewater River Region Preliminary WQMP La Quinta Square Proiect Site Desizn BMPs: BMPs include perimeter landscaping, curb inlet filters, vegetated swales and infiltration drywells. The landscape areas and vegetated swales will perform as self -treating areas for the runoff which is attributable to those watersheds. The watersheds which contain significant amounts of impervious area will have a curb inlet filter with trash basket and absorbent media to capture hydrocarbons. The flow will then enter the underground private storm drain which will convey to an underground detention chamber in order to facilitate storage such that the 10-year storm volume can be infiltrated. Sediment which is suspended in the runoff will settle out within the ridges of the CMP pipe detention chamber. The flow will then enter a pre-treatment structure which will allow for additional sediment control before entering a dry well for infiltration. Alternative Proiect Site Design BMPs: N/A October 22, 2014 1-13 Whitewater River Region Preliminary WQMP La Quinta Square Table 4. Site Design BMPs Meeting the Measureable Goal in WQMP Section 3.5.1.1 (1) DRAINAGE SUBAREA ID OR NO. (2) SITE DESIGN BMP TYPE * (See Table 2) (3) POLLUTANTS WITHIN SUBAREA CAUSING RECEIVING WATER IMPAIRMENTS (refer to Table 1) (4) RELATIVE EFFECTIVENESS OF BMP (COLUMN 2) AT ADDRESSING IDENTIFIED POLLUTANTS (COLUMN 3) (U, L, M, H/M, H, see Table 2) (5) BMP MEETS WHICH DESIGN CRITERIA? (identify as VBMP OR QBMP) (6) BMP TRIBUTARY AREA (nearest 0.1 acre) Al BIOFILTERS NONE H/M QgMp 0.2 A2 INFILTRATION PATHOGENS H/M VgMp 1.0 A3 INFILTRATION PATHOGENS H/M VgMp 0.0 A4 INFILTRATION PATHOGENS H/M VgMp 0.1 A5 INFILTRATION PATHOGENS H/M VgMp 0.3 B1 BIOFILTERS NONE H/M QgMp 0.1 B2 BIOFILTERS NONE H/M QgMp 0.3 B3 BIOFILTERS NONE H/M QgMp 0.2 B4 INFILTRATION PATHOGENS H/M VgMp 0.7 C1 BIOFILTERS NONE H/M QgMp 0.2 C2 INFILTRATION PATHOGENS H/M VgMp 0.2 C3 INFILTRATION PATHOGENS H/M VgMp 0.0 C4 INFILTRATION PATHOGENS H/M VgMp 0.5 C5 BIOFILTERS NONE H/M QgMp 0.1 TOTAL AREA TREATED WITH SITE DESIGN BMPS NEAREST 0.1 ACRE)" 3.9 * Site Design BMPs included in this table are those that completely address the Treatment Requirements for their tributary area. October 22, 2014 1-14 Whitewater River Region Preliminary WQMP La Quinta Square Justification of infeasibility for sub -areas not addressed with effective Site Design BMPs in Table 4: N/A V.1.13 TREATMENT CONTROL BMPs Conventional Treatment Control BMPs shall be implemented to address the project's Pollutants of Concern as required in WRR WQMP Section 3.5.1 where, and to the extent that, Section V.1.A has demonstrated that it is infeasible to meet these requirements through implementation of Site Design BMPs. ® The Site Design BMPs described in Section V.l .A of this project -specific WQMP completely address the Pollutants of Concern for the entire project site as required in Section 3.5.1.1 of the WRR WQMP. Supporting documentation for the sizing of these Site Design BMPs is included in Appendix F. *Section V.1.B need not be completed. ❑ The Site Design BMPs described in Section V.l .A of this project -specific WQMP do NOT completely address the Pollutants of Concern for the entire project site as required in Section 3.5.1.1 of the WRR WQMP. *Section V.1.B must be completed. The Treatment Control BMPs identified in this section are selected, sized and implemented to address the Pollutants of Concern for all project sub -areas where these pollutants were not fully addressed with Site Design BMPs. Supporting documentation for the sizing of these Treatment Control BMPs is included in Appendix F. October 22, 2014 1-15 Whitewater River Region Preliminary WQMP La Quinta Square Table 5: Treatment Control BMP Summary (1) DRAINAGE SUBAREA ID OR NO. (2) TREATMENT CONTROL BMP TYPE (SEE TABLE 2) (3) POLLUTANTS POTENTIALLY GENERATED WITHIN SUBAREA CAUSING RECEIVING WATER IMPAIRMENTS* (REFER TO TABLE 1) (4) RELATIVE EFFECTIVENESS OF BMP (COLUMN 2) AT ADDRESSING IDENTIFIED POLLUTANTS (COLUMN 3) (U, L, M, H/M, H; SEE TABLE 2) (5) BMP MEETS WHICH DESIGN CRITERIA? (IDENTIFY AS VBMP OR QBMP) (6) BMP TRIBUTARY AREA (NEAREST 0.1 ACRE) TOTAL AREA TREATED WITH TREATMENT CONTROL BMPS NEAREST 0.1 ACRE ** October 22, 2014 1-16 Whitewater River Region Preliminary WQMP La Quinta Square V.1.0 MEASUREABLE GOAL SUMMARY This section documents the extent to which this project meets the measureable goal described in WRR WQMP Section 3.5.1.1 of addressing all of the projects Treatment Requirements with Site Design BMPs. Table 6: Measureable Goal Summary (2) (3) % of Treatment Total Area Treated with Total Area Treated with Requirement addressed Site Design BMPs Treatment Control BMPs with Site Design BMPs 3.9 0 100 October 22, 2014 1-17 Whitewater River Region Preliminary WQMP La Quinta Square V.2 SOURCE CONTROL BMPs This section identifies and describes the Source Control BMPs applicable and implemented on this proj ect. Table 7. Source Control BMPs Check One If not applicable, state BMP Name Included brief reason Applicable Non -Structural Source Control BMPs Education for Property Owners, Operators, Tenants, ® ❑ Occupants, or Employees Activity Restrictions ® ❑ Irrigation System and Landscape Maintenance ® ❑ Common Area Litter Control ® ❑ Street Sweeping Private Streets and Parking Lots ® ❑ Drainage Facility Inspection and Maintenance ® ❑ Structural Source Control BMPs MS4 Stenciling and Signage ® ❑ Landscape and Irrigation System Design ® ❑ The site is does not Protect Slopes and Channels ❑ ® contain existing slopes or channels. Provide Community Car Wash Racks ❑ ® Car washing is not proposed on site Properly Design*: Fueling Areas ❑ ® Fueling areas are not proposed on site Air/Water Supply Area Drainage ❑ ® Air/Water Supply area not proposed on site Trash Storage Areas ® ❑ Loading Docks ® ❑ Maintenance Bays ❑ ® No Maintenance Bays proposed on site. Vehicle and Equipment Vehicle and Equipment Wash Areas ❑ ® Wash Areas are not proposed on site. Outdoor Material Storage Areas ❑ ® Outdoor Material Storage is not proposed on site Outdoor Work Areas or Outdoor Work Areas or Processing Areas ❑ ® Processing Areas are not proposed October 22, 2014 1- 18 Whitewater River Region Preliminary WQMP La Quinta Square Provide Wash Water Controls for Food Preparation Areas I ® I ❑ *Details demonstrating proper design must be included in Appendix D. Education for Property Owners, Operators, Tenants, Occupants, or Employees Education materials will be provided to residents and employees on measures to prevent stormwater pollution. Guidance for proper handling of cleaning solutions and other common harmful chemicals will be included. Activity Restrictions Activities such as dumping of materials paint, oil, and other non-stormwater discharges to the storm drain will be restricted. Irrigation System and Landscape Maintenance Efficient irrigation systems maximize infiltration, provide retention, and slow runoff. Common Area Litter Control Good housekeeping practices such as not littering, regular sweeping, and maintenance of vehicles can reduce runoff pollution. Street Sweeping Parking Lots The property owners will be responsible for regular sweeping of sidewalks and driveway and maintenance of vegetated swales and drywell system. Drainage Facility Inspection and Maintenance The property owners will be responsible for regular maintenance of vegetated swales inlets and drywell systems. MS4 Stenciling and Signage Inlets onsite will include signage prohibiting dumping of improper materials in the storm drain. Landscape and Irrigation System Design Landscape for the project will be designed by a landscape architect and will include drought tolerant vegetation and efficient irrigation system. Trash Storage Areas Trash receptacles along with signs encouraging use of trash receptacles will be placed in common areas to reduce littering. Trash receptacle areas will be properly designed to limit trash contact with stormwater. Trash receptacles will not be located near drainage inlet or in any flow path. Larger trash receptacles, such as dumpsters, will be located on impervious pavement and screened or walled to contain spills and prevent trash to be carried away with runoff. Loading Docks The loading docks for the commercial property will be properly designed to reduce stormwater pollution. Design aspects can include covered docks or spill collection in bay. Runoff must not be directed to depressed docks and direct connection to a storm drain is prohibited. Provide Wash Water Controls for Food Preparation Areas Additionally, proper disposal of wash water, sweepings, and landscape clippings will also be incorporated. Onsite restaurants will have contained areas and sinks with sanitary sewer connection for disposal of wash water containing food wastes. October 22, 2014 1-19 Whitewater River Region Preliminary WQMP La Quinta Square Appendix D includes copies of the educational materials that will be used in implementing this project - specific WQMP. V.3 EQUIVALENT TREATMENT CONTROL ALTERNATIVES Not applicable V.4 REGIONALLY -BASED TREATMENT CONTROL BMPS Not applicable October 22, 2014 1-20 Whitewater River Region Preliminary WQMP La Quinta Square VI. Operation and Maintenance Responsibility for BMPs Appendix F of this project -specific WQMP includes copies of CC&Rs, Covenant and Agreements, and/or other mechanisms used to ensure the ongoing operation, maintenance, funding, transfer and implementation of the project -specific WQMP requirements. Ongoing maintenance is required for all BMPs and will be the responsibility of the property owner. All BMPs will be implemented prior to the operation of the site. Inspection for the BMPs shall be recorded and kept on site. Structural Source and Treatment Maintenance Control BMPs MS4 Stenciling and Signage Inspect annually for visibility and replace or repaint as necessary. Landscape and Irrigation System Design Irrigation system shall be inspected monthly to ensure landscape is not overwatered and ensure runoff is minimized. Trash Storage Areas Trash storage areas shall be swept weekly. Structural elements such as screens, covers, and signs must be replaced as needed. Loading docks shall be kept clean with weekly sweeping. Spills in loading docks must be Loading Docks cleaned and disposed of properly. Wash down with water should be avoided; however, if used, shall be disposed of properly. Provide Wash Water Controls for Food Inspect weekly for functionality. Preparation Areas Underground Retention Inspect semi-annually and monitor during storm events. Trash and debris should be removed at the start and end of the wet season. Bioswales Inspect semi-annually and provide weed control, watering during droughts, and clearing of debris as necessary. Bioclean curb inlet filters Inspect monthly for trash removal. Replace semi-annually at the start and end of the wet season. Maxwell Plus Drywells Inspect semi-annually and monitor during storm events. Trash and debris should be removed at the start and end of the wet season. October 22, 2014 1-21 Whitewater River Region Preliminary WQMP La Quinta Square VII. Funding The initial funding source for the operation and maintenance of all BMP's will be the responsibility of the property owner. October 22, 2014 1-22 Whitewater River Region Preliminary WQMP La Quinta Square Appendix A Conditions of Approval Whitewater River Region Preliminary WQMP La Quinta Square Appendix B Vicinity Map, WQMP Site Plan, and Receiving Waters Map Whitewater River Region Preliminary WQMP La Quinta Square INTERSECTION OF HWY I I I AND SIMON DR LA QUINTA, CA 92253 I F 5 A VE_ PROJECT ! o f " LOCATION HWY � Q U Ui v, w z z :D t� Iiy a Q 'H W Vicinity Map NTS SMITH Whitewater River Region Preliminary WQMP La Quinta Square • LITTLE MOROts�CANYON e / SAN GORGONIO RIVER \ ii PALM CANYON I West C~fal Chwnel East Ca w=jC1 MAGNESIASeRING EW MagnasI! Six Receiving Waters Receiving Waters Map NTS COACHELLA VY STORM WATER CHANNEL ;-t u QShrta Qhannel La Qulnta Evacuation Channel Whitewater River Region Preliminary WQMP La Quinta Square Appendix C LEFT INTENTIONALLY BLANK Whitewater River Region Preliminary WQMP La Quinta Square r Appendix D I Educational Materials I L i L i r Stormwater runoff occurs when precipitation from rain or snowmelt flows over the ground. Impervious surfaces like driveways, sidewalks, j - 4 _ •,, and streets prevent stormwater from ¢4; z naturally soaking into the ground. Stormwater can pick up debris, chemicals, dirt, and other pollutants and flow into a storm sewer system or directly to a lake, stream, river, wetland, or coastal water. Anything that enters a storm sewer system is discharged untreated into the waterbodies we use for swimming, fishing, and providing drinking water. eww ,uNa.r .0ea - noeeaem,.wrauH•han)esa��eu,e�ui �uJNVfIMI1N.+�1� AL 11 OMw MOMM N3.Ltl/A KVM 30 NV3A HRL sdu/Ao5•eda mNLPA aa;emtujo;s/sapdu/Ao2•eda AvAm JISIA JO :jJe;UO, UOIjeUUO jUI ajow 101 Polluted stormwater runoff can have many adverse effects on plants, fish, animals, and people. • Sediment can cloud the water and make it difficult or impossible for aquatic plants to grow. Sediment also can destroy aquatic habitats. • Excess nutrients can cause algae blooms. When algae die, they sink to the bottom and decompose in a process that removes oxygen from the water. Fish and other aquatic organisms can't exist in water with low dissolved oxygen levels. • Bacteria and other pathogens can wash into swimming areas and create health hazards, often making beach closures necessary. rIN ,,OU • Debris plastic bags, six-pack rings, bottles, and A� cigarette butts washed into waterbodies can choke, suffocate, or disable aquatic life like ducks, fish, turtles, and birds. * Household hazardous wastes like insecticides, pesticides, paint, solvents, used motor oil, and other auto fluids can poison aquatic life. Land animals and people can become sick or die from eating diseased fish and shellfish or ingesting polluted water. • Polluted stormwater often affects drinking water sources. This, in turn, can affect human health and increase drinking water treatment costs. RwgA o'r p rope ApNe, of l oueel o�Cl p7oWIA catt X 4ecW&4 w4 N Wectt&A, Pest , pai�tt 4&&4, ad coed wotot oil ad ova auto QA. i9m t powc &W oKtn W ywa d of at& Aw dcaict4. Lawn care Excess fertilizers and pesticides applied to lawns and gardens wash off and pollute ue streams. In addition, yard clippings and leaves can wash into storm drains and contribute nutrients and organic matter to streams ♦ Don't overwater your lawn. Consider using a soaker hose instead of a sprinkler. ♦ Use pesticides and fertilizers sparingly When use is necessary, use these chemicals in the recommended amounts. Use organic mulch or safer pest control methods whenever possible. ♦ Compost or mulch yard waste. Don't leave it in the street or sweep it into storm drains or streams. ♦ Cover piles of dirt or mulch being used in landscaping projects. Auto care Washing your car and degreasing auto parts at home " can send detergents and other contaminants through the storm sewer system. Dumping automotive fluids into storm drains has the same result as dumping the materials directly into a waterbody. ♦ Use a commercial car wash that treats or recycles its wastewater, or wash your car on your yard so the water infiltrates into the ground. ♦ Repair leaks and dispose of used auto fluids and batteries at designated drop-off or recycling locations. Septic systems ;;t Leaking and * - poorly , maintained *J - septic systems release nutrients and pathogens (bacteria and viruses) that can be picked up by stormwater and discharged into nearby waterbodies. Pathogens can cause public health problems and environmental concerns. ♦ Inspect your system every 3 years and pump your tank as necessary (every 3 to 5 years). ♦ Don't dispose of household hazardous waste in sinks or toilets. Dirt, oil, and debris that collect in parking lots and paved areas can be washed into the storm sewer system and eventually enter local waterbodies. ♦ Sweep up litter and debris from sidewalks, driveways and parking lots, especially around storm drains. ♦ Cover grease storage and dumpsters and keep them clean to avoid leaks. ♦ Report any chemical spill to the local hazardous waste cleanup team. They'll know the best way to keep spills from harming the environment. Pet waste 1. Educatow Wed,- to c�utgiKg peop&4 beluwroc. S jme acid watu m Kean Aw d" want wthA 1frat po&A4 a ZuiaZ4hdg. & dww wX be cam -a waeatd iff& a Pet waste can be +� a major source of _ bacteria and excess nutrients in local waters. ♦ When walking your pet, remember to pick up the waste and dispose of it properly. Flushing pet waste is the best disposal method. Leaving pet waste on the ground increases public health risks by allowing harmful bacteria and nutrients to wash into the storm drain and eventually into local waterbodies. Permeable Pavement —Traditional concrete and asphalt don't allow water to soak into the ground. Instead these surfaces rely on storm drains to divert unwanted water. Permeable pavement systems allow rain and snowmelt to soak through, decreasing stormwater runoff. Rain Barrels You can collect rainwater from rooftops in mosquito - proof containers. The water can be used later on lawn or garden areas. Rain Gardens and Grassy Swales—Specially designed areas planted with native plants can provide natural places for • rainwater to collect and soak into the - ground. Rain from rooftop areas or paved areas can be diverted '•� into these areas rather than into storm drains. Vegetated Filter Strips —Filter strips are areas of native grass or plants created along roadways or streams. They trap the pollutants stormwater picks up as it flows across driveways and streets. Erosion controls that aren't maintained can cause excessive amounts of sediment and debris to be carried into the stormwater system. Construction vehicles can leak fuel, oil, and other harmful fluids that can be picked up by stormwater and deposited into local waterbodies. ♦ Divert stormwater away from disturbed or exposed areas of the construction site. ♦ Install silt fences, vehicle mud removal areas, vegetative cover, and other sediment and erosion controls and properly maintain them, especially after rainstorms. ♦ Prevent soil erosion by minimizing disturbed areas during construction projects, and seed and mulch bare areas as soon as possible. v . Lack of vegetation on streambanks can lead to erosion. Overgrazed pastures can also contribute excessive amounts of sediment to local waterbodies. Excess fertilizers and pesticides can poison aquatic animals and lead to destructive algae blooms. Livestock in m streams can contaminate waterways with bacteria, making them unsafe for human contact. ♦ Keep livestock away from streambanks and provide them a water source away from waterbodies. ♦ Store and apply manure away from waterbodies and in accordance with a nutrient management plan. ♦ Vegetate riparian areas along waterways. ♦ Rotate animal grazing to prevent soil erosion in fields. ♦ Apply fertilizers and pesticides according to label instructions to save money and minimize pollution. Improperly managed logging operations can result in erosion and .a sedimentation. ♦ Conduct preharvest planning to prevent erosion and lower costs. ♦ Use logging methods and equipment that minimize soil disturbance. ♦ Plan and design skid trails, yard areas, and truck access roads to minimize stream crossings and avoid disturbing the forest floor. ♦ Construct stream crossings so that they minimize erosion and physical changes to streams. .•- Uncovered fueling stations allow spills to be washed into storm drains. Cars waiting to be repaired can leak fuel, oil, and other harmful fluids that can be picked up by stormwater. ♦ Clean up spills immediately and properly dispose of cleanup materials. ♦ Provide cover over fueling stations and design or retrofit facilities for spill containment. ♦ Properly maintain fleet vehicles to prevent oil, gas, and other discharges from being washed into local waterbodies. Outdoor Loading/Unloading SC-30 Objectives ■ Cover v ■ Contain ■ Educate ■ Reduce'Minimize ■ Product Substitution Description The loading/unloading of materials usually takes place outside Targeted Constituents on docks or terminals; therefore, materials spilled, leaked, or lost Sediment 0 during loading/unloading may collect in the soil or on other Nutrients 0 surfaces and have the potential to be carried away by stormwater Trash runoff or when the area is cleaned. Additionally, rainfall may Metals 0 wash pollutants from machinery used to unload or move materials. Loading and unloading of material may include Bacteria package products, barrels, and bulk products. Implementation Oil and Grease of the following protocols will prevent or reduce the discharge of Organics 0 pollutants to stormwater from outdoor loading/unloading of Oxygen Demanding 0 materials. Approach Pollution Prevention ■ Keep accurate maintenance logs to evaluate materials removed and improvements made. ■ Park tank trucks or delivery vehicles in designated areas so that spills or leaks can be contained. ■ Limit exposure of materials with the potential to contaminate stormwater. ■ Prevent stormwater runon. ■ Regularly check equipment for leaks. January 2003 California Stormwater BMP Handbook 1 of 4 Municipal www.cabmphandbooks.com SC-30 Outdoor Loading/Unloading Suggested Protocols Loading and Unloading — General Guidelines ■ Develop an operations plan that describes procedures for loading and/or unloading. ■ Do not conduct loading and unloading during wet weather, whenever possible. ■ Cover designated loading/unloading areas to reduce exposure of materials to rain. ■ A seal or door skirt between delivery vehicles and building can reduce or prevent exposure to rain. ■ Design loading/unloading area to prevent stormwater runon which would include grading or berming the area, and positioning roof downspouts so they direct stormwater away from the loading/unloading areas. ■ If feasible, load and unload all materials and equipment in covered areas such as building overhangs at loading docks. ■ Load/unload only at designated loading areas. ■ Use drip pans underneath hose and pipe connections and other leak -prone spots during liquid transfer operations, and when making and breaking connections. Several drip pans should be stored in a covered location near the liquid transfer area so that they are always available, yet protected from precipitation when not in use. Drip pans can be made specifically for railroad tracks. Drip pans must be cleaned periodically, and drip collected materials must be disposed of properly. ■ Pave loading areas with concrete instead of asphalt. ■ Avoid placing storm drains in the area. ■ Grade and/or berin he loading/ unloading area to a drain that is connected to a dead-end sump. Inspection ■ Check loading and unloading equipment regularly for leaks, including valves, pumps, flanges and connections. ■ Look for dust or fumes during loading or unloading operations. Training ■ Train employees (e.g. fork lift operators) and contractors on proper spill containment and cleanup. ■ Employees trained in spill containment and cleanup should be present during the loading/unloading_ ■ Train employees in proper handling techniques during liquid transfers to avoid spills. 2 of 4 California Stormwater BMP Handbook January 2003 Municipal www.cabmphandbooks.com Outdoor Loading/Unloading SC-30 ■ Make sure forklift operators are properly trained on loading and unloading procedures. Spill Response and Prevention ■ Refer to SC-ii, Spill Prevention, Control & Cleanup ■ Keep your spill prevention Control and countermeasure (SPCC) Plan up-to-date, and implement accordingly. ■ Have spill cleanup materials readily available and in a known location. ■ Cleanup spills immediately and use dry methods if possible. ■ Properly dispose of spill cleanup material. Other Considerations ■ Space, material characteristics and/or time limitations may preclude all transfers from being performed indoors or under cover. Requirements Costs ■ Should be low except when covering a large loading/unloading area. Maintenance ■ Conduct regular inspections and make repairs as necessary. The frequency of repairs will depend on the age of the facility. ■ Check loading and unloading equipment regularly for leaks. ■ Regular broom dry -sweeping of area. ■ Conduct major clean -out of loading and unloading area and sump prior to October 1 of each year. Supplemental Information Further Detail of the BMP Special Circumstances for Indoor Loading/Unloading of Materials As appropriate loading or unloading of liquids should occur indoors so that any spills that are not completely retained can be discharged to the sanitary sewer, treatment plant, or treated in a manner consistent with local sewer authorities and permit requirements. ■ For loading and unloading tank trucks to above and below ground storage tanks, the following procedures should be used: The area where the transfer takes place should be paved. If the liquid is reactive with the asphalt, Portland cement should be used to pave the area. - Transfer area should be designed to prevent runon of stormwater from adjacent areas. Sloping the pad and using a curb, like a speed bump, around the uphill side of the transfer area should reduce run-on. January 2003 California Stormwater BMP Handbook 3 of 4 Municipal www.cabmphandbooks.com SC-30 Outdoor Loading/Unloading Transfer area should be designed to prevent runoff of spilled liquids from the area. Sloping the area to a drain should prevent runoff_ The drain should be connected to a dead-end sump or to the sanitary sewer (if allowed). A positive control valve should be installed on the drain. ■ For transfer from rail cars to storage tanks that must occur outside, use the following procedures: Drip pans should be placed at locations where spillage may occur, such as hose connections, hose reels, and filler nozzles, Use drip pans when making and breaking connections. - Drip pan systems should be installed between the rails to collect spillage from tank cars. References and Resources littp://wN,vw.stoniiwatercenter.net/ King County - ftp://dnr.nietroke.gov/wlr/dss/spem/Chapter%203.PDF Orange County Stormwater Program littp://ivww.ocwaterslieds.com/StormWater/swp—introduction.asp San Diego Stormwater Co-perinittees Jurisdictional Urban Runoff Management Program (URMP) - http://Nvww.projectcleanwater.org/pdf/Model % 2oProgram / 2oMunicipal % 2 oFacilities.pdf 4 of 4 California Stormwater BMP Handbook January 2003 Municipal www. cabmphandbooks. corn Building & Grounds Maintenance SC-41 Description Stormwater runoff from building and grounds maintenance activities can be contaminated with toxic hydrocarbons in solvents, fertilizers and pesticides, suspended solids, heavy metals, and abnormal pH. Utilizing the following protocols will prevent or reduce the discharge of pollutants to stormwater from building and grounds maintenance activities by washing and cleaning up with as little water as possible, following good landscape management practices, preventing and cleaning up spills immediately, keeping debris from entering the storm drains, and maintaining the stormwater collection system. Approach Pollution Prevention ■ Switch to non -toxic chemicals for maintenance when possible. ■ Choose cleaning agents that can be recycled. ■ Encourage proper lawn management and landscaping, including use of native vegetation. ■ Encourage use of Integrated Pest Management techniques for pest control. ■ Encourage proper onsite recycling of yard trimmings. ■ Recycle residual paints, solvents, lumber, and other material as much as possible. Objectives ■ Cover ■ Contain ■ Educate ■ Reduce/Minimize ■ Product Substitution Targeted Constituents Sediment Nutrients 0 Trash U Metals 0 Bacteria 0 Oil and Grease 0 Organics Oxygen Demanding January 2003 California Stormwater BMP Handbook 1 of 5 Municipal www.cabmphandbooks.com SC-41 Building & Grounds Maintenance Suggested Protocols Pressure Washing of Buildings, Rooftops, and Other Large Objects ■ In situations where soaps or detergents are used and the surrounding area is paved, pressure washers must use a waste water collection device that enables collection of wash water and associated solids. A sump pump, wet vacuum or similarly effective device must be used to collect the runoff and loose materials. The collected runoff and solids must be disposed of properly. ■ If soaps or detergents are not used, and the surrounding area is paved, wash water runoff does not have to be collected but must be screened. Pressure washers must use filter fabric or some other type of screen on the ground and/or in he catch basin to trap the particles in wash water runoff. ■ If you are pressure washing on a grassed area (with or without soap), runoff must be dispersed as sheet flow as much as possible, rather than as a concentrated stream. The wash runoff must remain on the grass and not drain to pavement. Ensure that this practice does not kill grass. Landscaping Activities ■ Do not apply any chemicals (insecticide, herbicide, or fertilizer) directly to surface waters, unless the application is approved and permitted by the state. ■ Dispose of grass clippings, leaves, sticks, or other collected vegetation as garbage, or by composting. Do not dispose of collected vegetation into waterways or storm drainage systems. ■ Use mulch or other erosion control measures on exposed soils. ■ Check irrigation schedules so pesticides will not be washed away and to minimize non- stormwater discharge. Building Repair, Remodeling, and Construction ■ Do not dump any toxic substance or liquid waste on the pavement, the ground, or toward a storm drain. ■ Use ground or drop cloths underneath outdoor painting, scraping, and sandblasting work, and properly dispose of collected material daily. ■ Use a ground cloth or oversized tub for activities such as paint mixing and tool cleaning. ■ Clean paint brushes and tools covered with water -based paints in sinks connected to sanitary sewers or in portable containers that can be dumped into a sanitary sewer drain. Brushes and tools covered with non -water -based paints, finishes, or other materials must be cleaned in a manner that enables collection of used solvents (e.g., paint thinner, turpentine, etc.) for recycling or proper disposal. 2 of 5 California Stormwater BMP Handbook January 2003 Municipal www.cabmphandbooks.com Building & Grounds Maintenance SC-41 ■ Use a storm drain cover, filter fabric, or similarly effective runoff control mechanism if dust, grit, wash water, or other pollutants may escape the work area and enter a catch basin. The containment device(s) must be in place at the beginning of the work day, and accumulated dirty runoff and solids must be collected and disposed of before removing the containment device(s) at the end of the work day. ■ If you need to de -water an excavation site, you may need to filter the water before discharging to a catch basin or off -site. In which case you should direct the water through hay bales and filter fabric or use other sediment filters or traps. ■ Store toxic material under cover with secondary containment during precipitation events and when not in use. A cover would include tarps or other temporary cover material. Mowing, Trimming, and Planting ■ Dispose of leaves, sticks, or other collected vegetation as garbage, by composting or at a permitted landfill. Do not dispose of collected vegetation into waterways or storm drainage systems. ■ Use mulch or other erosion control measures when soils are exposed. ■ Place temporarily stockpiled material away from watercourses and drain inlets, and berm or cover stockpiles to prevent material releases to the storm drain system. ■ Consider an alternative approach when bailing out muddy water; do not put it in the storm drain, pour over landscaped areas. ■ Use hand or mechanical weeding where practical. Fertilizer and Pesticide Management ■ Follow all federal, state, and local laws and regulations governing the use, storage, and disposal of fertilizers and pesticides and training of applicators and pest control advisors. ■ Follow manufacturers' recommendations and label directions. Pesticides must never be applied if precipitation is occuring or predicted. Do not apply insecticides within ioo feet of surface waters such as lakes, ponds, wetlands, and streams. ■ Use less toxic pesticides that will do the job, whenever possible. Avoid use of copper -based pesticides if possible. ■ Do not use pesticides if rain is expected. ■ Do not mix or prepare pesticides for application near storm drains. ■ Use the minimum amount needed for the job. ■ Calibrate fertilizer distributors to avoid excessive application. ■ Employ techniques to minimize off -target application (e.g. spray drift) of pesticides, including consideration of alternative application techniques. January 2003 California Stormwater BMP Handbook 3 of 5 Municipal www.cabmphandbooks.com SC-41 Building & Grounds Maintenance ■ Apply pesticides only when wind speeds are low. ■ Work fertilizers into the soil rather than dumping or broadcasting them onto the surface. ■ Irrigate slowly to prevent runoff and then only as much as is needed. ■ Clean pavement and sidewalk if fertilizer is spilled on these surfaces before applying irrigation water. ■ Dispose of empty pesticide containers according to the instructions on the container label. ■ Use up the pesticides. Rinse containers, and use rinse water as product. Dispose of unused pesticide as hazardous waste. ■ Implement storage requirements for pesticide products with guidance from the local fire department and County Agricultural Commissioner. Provide secondary containment for pesticides. Inspection ■ Inspect irrigation system periodically to ensure that the right amount of water is being applied and that excessive runoff is not occurring. Minimize excess watering, and repair leaks in the irrigation system as soon as they are observed. Training ■ Educate and train employees on use of pesticides and in pesticide application techniques to prevent pollution. ■ Train employees and contractors in proper techniques for spill containment and cleanup. ■ Be sure the frequency of training takes into account the complexity of the operations and the nature of the staff. Spill Response and Prevention ■ Refer to SC-1i, Spill Prevention, Control & Cleanup ■ Keep your Spill Prevention Control and countermeasure (SPCC) plan up-to-date, and implement accordingly. ■ Have spill cleanup materials readily available and in a known location. ■ Cleanup spills immediately and use dry methods if possible. ■ Properly dispose of spill cleanup material. Other Considerations ■ Alternative pest/weed controls may not be available, suitable, or effective in many cases. 4 of 5 California Stormwater BMP Handbook January 2003 Municipal www. cabmphandbooks. corn Building & Grounds Maintenance SC-41 Requirements Costs ■ Overall costs should be low in comparison to other BMPs. Maintenance ■ Sweep paved areas regularly to collect loose particles, and wipe up spills with rags and other absorbent material immediately, do not hose down the area to a storm drain. Supplemental Information Further Detail of the BMP Fire Sprinkler Line Flushing Building fire sprinkler line flushing may be a source of non-stormwater runoff pollution. The water entering the system is usually potable water though in some areas it may be non -potable reclaimed wastewater. There are subsequent factors that may drastically reduce the quality of the water in such systems. Black iron pipe is usually used since it is cheaper than potable piping but it is subject to rusting and results in lower quality water. Initially the black iron pipe has an oil coating to protect it from rusting between manufacture and installation; this will contaminate the water from the first flush but not from subsequent flushes. Nitrates, poly- phosphates and other corrosion inhibitors, as well as fire suppressants and antifreeze inay be added to the sprinkler water system. Water generally remains in the sprinkler system a long time, typically a year, between flushes and may accumulate iron, manganese, lead, copper, nickel and zinc. The water generally becomes anoxic and contains living and dead bacteria and breakdown products from chlorination. This may result in a significant BOD problem and the water often smells. Consequently dispose fire sprinkler line flush water into the sanitary sewer. Do not allow discharge to storm drain or infiltration due to potential high levels of pollutants in fire sprinkler line water. References and Resources California's Nonpoint Source Program Plan httl2:1/www.swrcb.ca..gov/iips/index.litn-fl King County - ftp://dnr.metroke.gov/wlr/dss/spcm/Cliapter%203.PDF Orange County Stormwater Program littp: //w-tvw.ocwaterslieds.com/StormWater/swp_introduction. asp Mobile Cleaners Pilot Program: Final Report. 1997. Bay Area Stormwater Management Agencies Association (BASSMA) http://www.basmaa.org/ Pollution from Surface Cleaning Folder. 1996. Bay Area Stormwater Management Agencies Association (BASMAA) http://www.basmaa.org/ San Diego Stormwater Co-permittees Jurisdictional Urban Runoff Management Program (URMP) - http: //www.projecteleanwater.org/pdf/Model / 2oProgram%2oMunicipal % 2oFacilities.pdf January 2003 California Stormwater BMP Handbook 5 of 5 Municipal www.cabmphandbooks.com Parking/Storage Area Maintenance SC-43 Description Parking lots and storage areas can contribute a number of substances, such as trash, suspended solids, hydrocarbons, oil and grease, and heavy metals that can enter receiving waters through stormwater runoff or non-stormwater discharges. The following protocols are intended to prevent or reduce the discharge of pollutants from parking/storage areas and include using good housekeeping practices, following appropriate cleaning BMPs, and training employees. Approach Pollution Prevention ■ Encourage alternative designs and maintenance strategies for impervious parking lots. (See New Development and Redevelopment BMP Handbook). ■ Keep accurate maintenance logs to evaluate BMP implementation. Suggested Protocols General ■ Keep the parking and storage areas clean and orderly. Remove debris in a timely fashion. ■ Allow sheet runoff to flow into biofilters (vegetated strip and Swale) and/or infiltration devices. ■ Utilize sand filters or oleophilic collectors for oily waste in low concentrations. Objectives ■ Cover ■ Contain ■ Educate ■ Reduce;Minimize ■ Product Substitution Targeted Constituents Sediment Q Nutrients Q Trash Q Metals Q Bacteria Q Oil and Grease Q Organics Q Oxygen Demanding Q CAS � Q January 2003 California Stormwater BMP Handbook 1 of 4 Municipal www.cabmphandbooks.com SC-43 Parking/Storage Area Maintenance ■ Arrange rooftop drains to prevent drainage directly onto paved surfaces. ■ Design lot to include semi -permeable hardscape. Controlling Litter ■ Post "No Littering" signs and enforce anti -litter laws. ■ Provide an adequate number of litter receptacles. ■ Clean out and cover litter receptacles frequently to prevent spillage. ■ Provide trash receptacles in parking lots to discourage litter. ■ Routinely sweep, shovel and dispose of litter in the trash. Surface clearing ■ Use dry cleaning methods (e.g. sweeping or vacuuming) to prevent the discharge of pollutants into the stormwater conveyance system. ■ Establish frequency of public parking lot sweeping based on usage and field observations of waste accumulation. ■ Sweep all parking lots at least once before the onset of the wet season. ■ If water is used follow the procedures below: - Block the storm drain or contain runoff. - Wash water should be collected and pumped to the sanitary sewer or discharged to a pervious surface, do not allow wash water to enter storm drains. - Dispose of parking lot sweeping debris and dirt at a landfill. ■ When cleaning heavy oily deposits: - Use absorbent materials on oily spots prior to sweeping or washing. - Dispose of used absorbents appropriately. Surface Repair ■ Pre -heat, transfer or load hot bituminous material away from storm drain inlets. ■ Apply concrete, asphalt, and seal coat during dry weather to prevent contamination form contacting stormwater runoff. ■ Cover and seal nearby storm drain inlets (with waterproof material or mesh) and manholes before applying seal coat, slurry seal, etc., where applicable. Leave covers in place until job is complete and until all water from emulsified oil sealants has drained or evaporated. Clean any debris from these covered manholes and drains for proper disposal. 2 of 4 California Stormwater BMP Handbook January 2003 Municipal www.cabmphandbooks.com Parking/Storage Area Maintenance SC-43 ■ Use only as much water as necessary for dust control, to avoid runoff. ■ Catch drips from paving equipment that is not in use with pans or absorbent material placed under the machines. Dispose of collected material and absorbents properly. Inspection ■ Have designated personnel conduct inspections of the parking facilities and stormwater conveyance systems associated with them on a regular basis. ■ Inspect cleaning equipment/sweepers for leaks on a regular basis. wining ■ Provide regular training to field employees and/or contractors regarding cleaning of paved areas and proper operation of equipment. ■ Train employees and contractors in proper techniques for spill containment and cleanup. Spill Response and Prevention ■ Refer to SC-ii, Spill Prevention, Control & Cleanup. ■ Keep your Spill Prevention Control and countermeasure (SPCC) plan up-to-date, nad implement accordingly. ■ Have spill cleanup materials readily available and in a known location_ ■ Cleanup spills immediately and use dry methods if possible. ■ Properly dispose of spill cleanup material. Other Considerations ■ Limitations related to sweeping activities at large parking facilities may include high equipment costs, the need for sweeper operator training, and the inability of current sweeper technology to remove oil and grease. Requirements Costs Cleaning/sweeping costs can be quite large, construction and maintenance of stormwater structural controls can be quite expensive as well. Maintenance ■ Sweep parking lot to minimize cleaning with water. ■ Clean out oil/water/sand separators regularly, especially after heavy storms. ■ Clean parking facilities on a regular basis to prevent accumulated wastes and pollutants from being discharged into conveyance systems during rainy conditions. January 2003 California Stormwater BMP Handbook 3 of 4 Municipal www.cabmphandbooks.com SC-43 Parking/Storage Area Maintenance Supplemental Information Further Detail of the BMP Surface Repair Apply concrete, asphalt, and seal coat during dry weather to prevent contamination form contacting stormwater runoff. Where applicable, cover and seal nearby storm drain inlets (with waterproof material or mesh) and manholes before applying seal coat, slurry seal, etc. Leave covers in place until job is complete and until all water from emulsified oil sealants has drained or evaporated. Clean any debris from these covered manholes and drains for proper disposal. Use only as much water as necessary for dust control, to avoid runoff. References and Resources littp://ivww.storiiiwaterceiiter.net/ California's Nonpoint Source Program Plan http://www.swrcb.ca.gov/nps/index:html Model Urban Runoff Program: A How -To Guide for Developing Urban Runoff Programs for Small Municipalities. Prepared by City of Monterey, City of Santa Cruz, California Coastal Commission, Monterey Bay National Marine Sanctuary, Association of Monterey Bay Area Governments, Woodward -Clyde, Central Coast Regional Water Quality control Board. July i998 (ReNised February 2002 by the California Coastal Commission). Orange County Stormwater Program http://Nvww.ocwatersheds.com/StormWater/swp—iiitroductioii.asp Oregon Association of Clean Water Agencies. Oregon Municipal Stormwater Toolbox for Maintenance Practices. June 1998. Pollution from Surface Cleaning Folder. 1996. Bay Area Stormwater Management Agencies Association (BASMAA) http://www.basma.org San Diego Stormwater Co-permittees Jurisdictional Urban Runoff Management Program (URMP) http://www.proiecteleanwater.org/pdf/Model%2oProgram%2oMunicipal%2oFacilities.pdf 4 of 4 California Stormwater BMP Handbook January 2003 Municipal www.cabmphandbooks.com Drainage System Maintenance SC-44 Description As a consequence of its function, the stormwater conveyance system collects and transports urban runoff and stormwater that may contain certain pollutants. The protocols in this fact sheet are intended to reduce pollutants reaching receiving waters through proper conveyance system operation and maintenance. Approach Pollution Prevention Maintain catch basins, stormwater inlets, and other stormwater conveyance structures on a regular basis to remove pollutants, reduce high pollutant concentrations during the first flush of storms, prevent clogging of the downstream conveyance system, restore catch basins' sediment trapping capacity, and ensure the system functions properly hydraulically to avoid flooding. Suggested Protocols Catch Basins/Inlet Structures ■ Staff should regularly inspect facilities to ensure compliance with the following: - Immediate repair of any deterioration threatening structural integrity. Cleaning before the sump is 40% full. Catch basins should be cleaned as frequently as needed to meet this standard. - Stenciling of catch basins and inlets (see SC34 Waste Handling and Disposal). Objectives ■ Cover ■ Contain ■ Educate ■ Reduce/Minimize Targeted Constituents Sediment If Nutrients Trash If Metals Bacteria If Oil and Grease Organics C_A S QA Gallfornla 44 Stormwater Quallty Association January 2003 California Stormwater BMP Handbook 1 of 6 Industrial and Commercial www.cabmphandbooks.com SC-44 Drainage System Maintenance ■ Clean catch basins, storm drain inlets, and other conveyance structures before the wet season to remove sediments and debris accumulated during the summer. ■ Conduct inspections more frequently during the wet season for problem areas where sediment or trash accumulates more often. Clean and repair as needed. ■ Keep accurate logs of the number of catch basins cleaned. ■ Store wastes collected from cleaning activities of the drainage system in appropriate containers or temporary storage sites in a manner that prevents discharge to the storm drain. ■ Dewater the wastes if necessary with outflow into the sanitary sewer if permitted. Water should be treated with an appropriate filtering device prior to discharge to the sanitary sewer. If discharge to the sanitary sewer is not allowed, water should be pumped or vacuumed to a tank and properly disposed. Do not dewater near a storm drain or stream. Storm Drain Conveyance System ■ Locate reaches of storm drain with deposit problems and develop a flushing schedule that keeps the pipe clear of excessive buildup. ■ Collect and pump flushed effluent to the sanitary sewer for treatment whenever possible. Pump Stations ■ Clean all storm drain pump stations prior to the wet season to remove silt and trash. ■ Do not allow discharge to reach the storm drain system when cleaning a storm drain pump station or other facility. ■ Conduct routine maintenance at each pump station. ■ Inspect, clean, and repair as necessary all outlet structures prior to the wet season. Open Channel ■ Modify storm channel characteristics to improve channel hydraulics, increase pollutant removals, and enhance channel/creek aesthetic and habitat value. ■ Conduct channel modification/improvement in accordance with existing laws. Any person, government agency, or public utility proposing an activity that will change the natural (emphasis added) state of any river, stream, or lake in California, must enter into a Steam or Lake Alteration Agreement with the Department of Fish and Game. The developer -applicant should also contact local governments (city, county, special districts), other state agencies (SWRCB, RWQCB, Department of Forestry, Department of Water Resources), and Federal Corps of Engineers and USFWS. Illicit Connections and Discharges ■ Look for evidence of illegal discharges or illicit connections during routine maintenance of conveyance system and drainage structures: - Is there evidence of spills such as paints, discoloring, etc? 2 of 6 California Stormwater BMP Handbook January 2003 Industrial and Commercial www.cabmphandbooks.com Drainage System Maintenance SC-44 - Are there any odors associated with the drainage system? - Record locations of apparent illegal discharges/illicit connections? - Track flows back to potential dischargers and conduct aboveground inspections. This can be done through visual inspection of upgradient manholes or alternate techniques including zinc chloride smoke testing, fluorometric dye testing, physical inspection testing, or television camera inspection. - Eliminate the discharge once the origin of flow is established. ■ Stencil or demarcate storm drains, where applicable, to prevent illegal disposal of pollutants. Storm drain inlets should have messages such as "Dump No Waste Drains to Stream" stenciled next to them to warn against ignorant or intentional dumping of pollutants into the storm drainage system. ■ Refer to fact sheet SC-io Non-Stormwater Discharges. Illegal Dumping ■ Inspect and clean up hot spots and other storm drainage areas regularly where illegal dumping and disposal occurs. ■ Establish a system for tracking incidents. The system should be designed to identify the following: - Illegal dumping hot spots - Types and quantities (in some cases) of wastes - Patterns in time of occurrence (time of day/night, month, or year) - Mode of dumping (abandoned containers, "midnight dumping" from moving vehicles, direct dumping of materials, accidents/spills) - Responsible parties ■ Post "No Dumping" signs in problem areas with a phone number for reporting dumping and disposal. Signs should also indicate fines and penalties for illegal dumping. ■ Refer to fact sheet SC-10 Non-Stormwater Discharges. Training ■ Train crews in proper maintenance activities, including record keeping and disposal. ■ Allow only properly trained individuals to handle hazardous materials/wastes. ■ Have staff involved in detection and removal of illicit connections trained in the following: - OSHA -required Health and Safety Training (29 CFR 1910.120) plus annual refresher training (as needed). January 2003 California Stormwater BMP Handbook 3 of 6 Industrial and Commercial www.cabmphandbooks.com SC-44 Drainage System Maintenance - OSHA Confined Space Entry training (Cal -OSHA Confined Space, Title 8 and Federal OSHA 29 CFR 1910.146). - Procedural training (field screening, sampling, smoke/dye testing, TV inspection). Spill Response and Prevention ■ Investigate all reports of spills, leaks, and/or illegal dumping promptly. ■ Clean up all spills and leaks using "dry" methods (with absorbent materials and/or rags) or dig up, remove, and properly dispose of contaminated soil. ■ Refer to fact sheet SC-11 Spill Prevention, Control, and Cleanup. Other Considerations (Limitations and Regulations) ■ Clean-up activities may create a slight disturbance for local aquatic species. Access to items and material on private property may be limited. Trade-offs may exist between channel hydraulics and water quality/riparian habitat. If storm channels or basins are recognized as wetlands, many activities, including maintenance, may be subject to regulation and permitting. ■ Storm drain flushing is most effective in small diameter pipes (36-inch diameter pipe or less, depending on water supply and sediment collection capacity). Other considerations associated with storm drain flushing may include the availability of a water source, finding a downstream area to collect sediments, liquid/sediment disposal, and prohibition against disposal of flushed effluent to sanitary sewer in some areas. ■ Regulations may include adoption of substantial penalties for illegal dumping and disposal. ■ Local municipal codes may include sections prohibiting discharge of soil, debris, refuse, hazardous wastes, and other pollutants into the storm drain system. Requirements Costs ■ An aggressive catch basin cleaning program could require a significant capital and O&M budget. ■ The elimination of illegal dumping is dependent on the availability, convenience, and cost of alternative means of disposal. The primary cost is for staff time. Cost depends on how aggressively a program is implemented. Other cost considerations for an illegal dumping program include: - Purchase and installation of signs. - Rental of vehicle(s) to haul illegally -disposed items and material to landfills. - Rental of heavy equipment to remove larger items (e.g., car bodies) from channels. - Purchase of landfill space to dispose of illegally -dumped items and material. 4 of 6 California Stormwater BMP Handbook January 2003 Industrial and Commercial www.cabmphandbooks.com Drainage System Maintenance SC-44 ■ Methods used for illicit connection detection (smoke testing, dye testing, visual inspection, and flow monitoring) can be costly and time-consuming. Site -specific factors, such as the level of impervious area, the density and ages of buildings, and type of land use will determine the level of investigation necessary. Maintenance ■ Two -person teams may be required to clean catch basins with vactor trucks. ■ Teams of at least two people plus administrative personnel are required to identify illicit discharges, depending on the complexity of the storm sewer system. ■ Arrangements must be made for proper disposal of collected wastes. ■ Technical staff are required to detect and investigate illegal dumping violations. Supplemental Information Further Detail of the BMP Storm Drain Flushing Flushing is a common maintenance activity used to improve pipe hydraulics and to remove pollutants in storm drainage systems. Flushing may be designed to hydraulically convey accumulated material to strategic locations, such as an open channel, another point where flushing will be initiated, or the sanitary sewer and the treatment facilities, thus preventing resuspension and overflow of a portion of the solids during storm events. Flushing prevents "plug flow" discharges of concentrated pollutant loadings and sediments. Deposits can hinder the designed conveyance capacity of the storm drain system and potentially cause backwater conditions in severe cases of clogging. Storm drain flushing usually takes place along segments of pipe with grades that are too flat to maintain adequate velocity to keep particles in suspension. An upstream manhole is selected to place an inflatable device that temporarily plugs the pipe. Further upstream, water is pumped into the line to create a flushing wave. When the upstream reach of pipe is sufficiently full to cause a flushing wave, the inflated device is rapidly deflated with the assistance of a vacuum pump, thereby releasing the backed up water and resulting in the cleaning of the storm drain segment. To further reduce impacts of stormwater pollution, a second inflatable device placed well downstream may be used to recollect the water after the force of the flushing wave has dissipated. A pump may then be used to transfer the water and accumulated material to the sanitary sewer for treatment. In some cases, an interceptor structure may be more practical or required to recollect the flushed waters. It has been found that cleansing efficiency of periodic flush waves is dependent upon flush volume, flush discharge rate, sewer slope, sewer length, sewer flow rate, sewer diameter, and population density. As a rule of thumb, the length of line to be flushed should not exceed 700 feet. At this maximum recommended length, the percent removal efficiency ranges between 65- 75% for organics and 55-65% for dry weather grit/inorganic material. The percent removal efficiency drops rapidly beyond that. Water is commonly supplied by a water truck, but fire hydrants can also supply water. To make the best use of water, it is recommended that reclaimed water be used or that fire hydrant line flushing coincide with storm sewer flushing. January 2003 California Stormwater BMP Handbook 5 of 6 Industrial and Commercial www.cabmphandbooks.com SC-44 Drainage System Maintenance References and Resources California's Nonpoint Source Program Plan http://www.swrcb.ca.gov/nps/index.html Clark County Storm Water Pollution Control Manual http://www.co.clark.wa.us/pubworks/bmpman.pdf Ferguson, B.K. 1991. Urban Stream Reclamation, P. 324-322, Journal of Soil and Water Conservation. King County Storm Water Pollution Control Manual http://dnr.metrokc.gov/wlr/dss/spcm.htm Oregon Association of Clean Water Agencies. Oregon Municipal Stormwater Toolbox for Maintenance Practices. June 1998• Santa Clara Valley Urban Runoff Pollution Prevention Program http://www.scvurppnTorg The Storm Water Managers Resource Center http://www.stonnwatercenter.net United States Environmental Protection Agency (USEPA). 2002. Pollution Prevention/Good Housekeeping for Municipal Operations Storm Drain System Cleaning. On line: http: //www.epa.gov/npdes/menuofbmps/poll 16.htm 6 of 6 California Stormwater BMP Handbook January 2003 Industrial and Commercial www.cabmphandbooks.com Site Design & Landscape Planning SD-10 Design Objectives Maximize Infiltration Provide Retention 0 Slow Runoff Minimize Impervious Land Coverage Prohibit Dumping of Improper Materials Contain Pollutants Collect and Convey Description Each project site possesses unique topographic, hydrologic, and vegetative features, some of which are more suitable for development than others. Integrating and incorporating appropriate landscape planning methodologies into the project design is the most effective action that can be done to minimize surface and groundwater contamination from stormwater. Approach Landscape planning should couple consideration of land suitability for urban uses with consideration of community goals and projected growth. Project plan designs should conserve natural areas to the extent possible, maximize natural water storage and infiltration opportunities, and protect slopes and channels. Suitable Applications Appropriate applications include residential, commercial and industrial areas planned for development or redevelopment. Design Considerations Design requirements for site design and landscapes planning should conform to applicable standards and specifications of agencies with jurisdiction and be consistent with applicable General Plan and Local Area Plan policies. January 2003 California Stormwater BMP Handbook 1 of 4 New Development and Redevelopment www.cabmphandbooks.com SD-10 Site Design & Landscape Planning Designing New Installations Begin the development of a plan for the landscape unit with attention to the following general principles: ■ Formulate the plan on the basis of clearly articulated community goals. Carefully identify conflicts and choices between retaining and protecting desired resources and community growth. ■ Map and assess land suitability for urban uses. Include the following landscape features in the assessment: wooded land, open unwooded land, steep slopes, erosion -prone soils, foundation suitability, soil suitability for waste disposal, aquifers, aquifer recharge areas, wetlands, floodplains, surface waters, agricultural lands, and various categories of urban land use. When appropriate, the assessment can highlight outstanding local or regional resources that the community determines should be protected (e.g., a scenic area, recreational area, threatened species habitat, farmland, fish run). Mapping and assessment should recognize not only these resources but also additional areas needed for their sustenance. Project plan designs should conserve natural areas to the extent possible, maximize natural water storage and infiltration opportunities, and protect slopes and channels. Conserve Nahiral Areas during Landscape Planning If applicable, the following items are required and must be implemented in the site layout during the subdivision design and approval process, consistent with applicable General Plan and Local Area Plan policies: ■ Cluster development on least -sensitive portions of a site while leaving the remaining land in a natural undisturbed condition. ■ Limit clearing and grading of native vegetation at a site to the minimum amount needed to build lots, allow access, and provide fire protection. ■ Maximize trees and other vegetation at each site by planting additional vegetation, clustering tree areas, and promoting the use of native and/or drought tolerant plants. ■ Promote natural vegetation by using parking lot islands and other landscaped areas. ■ Preserve riparian areas and wetlands. Maximize Nahrral Water Storage and Infiltration Opportunities Within t)ne Landscape Unit ■ Promote the conservation of forest cover. Building on land that is already deforested affects basin hydrology to a lesser extent than converting forested land. Loss of forest cover reduces interception storage, detention in the organic forest floor layer, and water losses by evapotranspiration, resulting in large peak runoff increases and either their negative effects or the expense of countering them with structural solutions. ■ Maintain natural storage reservoirs and drainage corridors, including depressions, areas of permeable soils, swales, and intermittent streams. Develop and implement policies and 2 of 4 California Stormwater BMP Handbook January 2003 New Development and Redevelopment www.cabmphandbooks.com Site Design & Landscape Planning SD-10 regulations to discourage the clearing, filling, and channelization of these features. Utilize them in drainage networks in preference to pipes, culverts, and engineered ditches. ■ Evaluating infiltration opportunities by referring to the stormwater management manual for the jurisdiction and pay particular attention to the selection criteria for avoiding groundwater contamination, poor soils, and hydrogeological conditions that cause these facilities to fail. If necessary, locate developments with large amounts of impervious surfaces or a potential to produce relatively contaminated runoff away from groundwater recharge areas. Protection of Slopes and Channels during Landscape Design ■ Convey runoff safely from the tops of slopes. ■ Avoid disturbing steep or unstable slopes. ■ Avoid disturbing natural channels. ■ Stabilize disturbed slopes as quickly as possible. ■ Vegetate slopes with native or drought tolerant vegetation. ■ Control and treat flows in landscaping and/or other controls prior to reaching existing natural drainage systems. ■ Stabilize temporary and permanent channel crossings as quickly as possible, and ensure that increases in run-off velocity and frequency caused by the project do not erode the channel. ■ Install energy dissipaters, such as riprap, at the outlets of new storm drains, culverts, conduits, or channels that enter unlined channels in accordance with applicable specifications to minimize erosion. Energy dissipaters shall be installed in such a way as to minimize impacts to receiving waters. ■ Line on -site conveyance channels where appropriate, to reduce erosion caused by increased flow velocity due to increases in tributary impervious area. The first choice for linings should be grass or some other vegetative surface, since these materials not only reduce runoff velocities, but also provide water quality benefits from filtration and infiltration. If velocities in the channel are high enough to erode grass or other vegetative linings, riprap, concrete, soil cement, or geo-grid stabilization are other alternatives. ■ Consider other design principles that are comparable and equally effective. Redeveloping Existing Installations Various jurisdictional stormwater management and mitigation plans (SUSMP, WQMP, etc.) define "redevelopment" in terms of amounts of additional impervious area, increases in gross floor area and/or exterior construction, and land disturbing activities with structural or impervious surfaces. The definition of " redevelopment" must be consulted to determine whether or not the requirements for new development apply to areas intended for redevelopment. If the definition applies, the steps outlined under "designing new installations" above should be followed. January 2003 California Stormwater BMP Handbook 3 of 4 New Development and Redevelopment www.cabmphandbooks.com SD-10 Site Design & Landscape Planning Redevelopment may present significant opportunity to add features which had not previously been implemented. Examples include incorporation of depressions, areas of permeable soils, and swales in newly redeveloped areas. While some site constraints may exist due to the status of already existing infrastructure, opportunities should not be missed to maximize infiltration, slow runoff, reduce impervious areas, disconnect directly connected impervious areas. Other Resources A Manual for the Standard Urban Stormwater Mitigation Plan (SUSMP), Los Angeles County Department of Public Works, May 2002. Stormwater Management Manual for Western Washington, Washington State Department of Ecology, August 2001. Model Standard Urban Storm Water Mitigation Plan (SUSMP) for San Diego County, Port of San Diego, and Cities in San Diego County, February 14, 2002. Model Water Quality Management Plan (WQMP) for County of Orange, Orange County Flood Control District, and the Incorporated Cities of Orange County, Draft February 2003. Ventura Countywide Technical Guidance Manual for Stormwater Quality Control Measures, July 2002. 4 of 4 California Stormwater BMP Handbook January 2003 New Development and Redevelopment www.cabmphandbooks.com Storm Drain Signage SD-13 Design Objectives Maximize Infiltration Provide Retention Slow Runoff Minimize Impervious Land Coverage Prohibit Dumping of Improper Materials Contain Pollutants Collect and Convey Description Waste materials dumped into storm drain inlets can have severe impacts on receiving and ground waters. Posting notices regarding discharge prohibitions at storm drain inlets can prevent waste dumping. Storm drain signs and stencils are highly visible source controls that are typically placed directly adjacent to storm drain inlets. Approach The stencil or affixed sign contains a brief statement that prohibits dumping of improper materials into the urban runoff conveyance system. Storm drain messages have become a popular method of alerting the public about the effects of and the prohibitions against waste disposal. Suitable Applications Stencils and signs alert the public to the destination of pollutants discharged to the storm drain. Signs are appropriate in residential, commercial, and industrial areas, as well as any other area where contributions or dumping to storm drains is likely. Design Considerations Storm drain message markers or placards are recommended at all storm drain inlets within the boundary of a development project. The marker should be placed in clear sight facing toward anyone approaching the inlet from either side. All storm drain inlet locations should be identified on the development site map. Designing New Installations The following methods should be considered for inclusion in the project design and show on project plans: ■ Provide stenciling or labeling of all storm drain inlets and catch basins, constructed or modified, within the project area with prohibitive language. Examples include "NO DUMPING A SQL January 2003 California Stormwater BMP Handbook 1 of 2 New Development and Redevelopment www.cabmphandbooks.com SD-13 Storm Drain Signage DRAINS TO OCEAN" and/or other graphical icons to discourage illegal dumping. ■ Post signs with prohibitive language and/or graphical icons, which prohibit illegal dumping at public access points along channels and creeks within the project area. Note - Some local agencies have approved specific signage and/or storm drain message placards for use. Consult local agency stormwater staff to determine specific requirements for placard types and methods of application. Redeveloping Existing Installations Various jurisdictional stormwater management and mitigation plans (SUSMP, WQMP, etc.) define "redevelopment" in terms of amounts of additional impervious area, increases in gross floor area and/or exterior construction, and land disturbing activities with structural or impervious surfaces. If the project meets the definition of "redevelopment", then the requirements stated under " designing new installations" above should be included in all project design plans. Additional Information Maintenance Considerations ■ Legibility of markers and signs should be maintained. If required by the agency with jurisdiction over the project, the owner/operator or homeowner's association should enter into a maintenance agreement with the agency or record a deed restriction upon the property title to maintain the legibility of placards or signs. Placement ■ Signage on top of curbs tends to weather and fade. ■ Signage on face of curbs tends to be worn by contact with vehicle tires and sweeper brooms. Supplemental Information Examples ■ Most MS4 programs have storm drain signage programs. Some MS4 programs will provide stencils, or arrange for volunteers to stencil storm drains as part of their outreach program. Other Resources A Manual for the Standard Urban Stormwater Mitigation Plan (SUSMP), Los Angeles County Department of Public Works, May 2002. Model Standard Urban Storm Water Mitigation Plan (SUSMP) for San Diego County, Port of San Diego, and Cities in San Diego County, February 14, 2002. Model Water Quality Management Plan (WQMP) for County of Orange, Orange County Flood Control District, and the Incorporated Cities of Orange County, Draft February 2003. Ventura Countywide Technical Guidance Manual for Stormwater Quality Control Measures, July 2002. 2 of 2 California Stormwater BMP Handbook January 2003 New Development and Redevelopment www.cabmphandbooks.com Trash Storage Areas SD-32 Description Trash storage areas are areas where a trash receptacle (s) are located for use as a repository for solid wastes. Stormwater runoff from areas where trash is stored or disposed of can be polluted. In addition, loose trash and debris can be easily transported by water or wind into nearby storm drain inlets, channels, and/or creeks. Waste handling operations that may be sources of stormwater pollution include dumpsters, litter control, and waste piles. Approach This fact sheet contains details on the specific measures required to prevent or reduce pollutants in stormwater runoff associated with trash storage and handling. Preventative measures including enclosures, containment structures, and impervious pavements to mitigate spills, should be used to reduce the likelihood of contamination. Suitable Applications Design Objectives Maximize Infiltration Provide Retention Slow Runoff Minimize Impervious Land Coverage Prohibit Dumping of Improper Materials Contain Pollutants Collect and Convey Appropriate applications include residential, commercial and industrial areas planned for development or redevelopment. (Detached residential single-family homes are typically excluded from this requirement.) Design Considerations Design requirements for waste handling areas are governed by Building and Fire Codes, and by current local agency ordinances and zoning requirements. The design criteria described in this fact sheet are meant to enhance and be consistent with these code and ordinance requirements. Hazardous waste should be handled in accordance with legal requirements established in Title 22, California Code of Regulation. Wastes from commercial and industrial sites are typically hauled by either public or commercial carriers that may have design or access requirements for waste storage areas. The design criteria in this fact sheet are recommendations and are not intended to be in conflict with requirements established by the waste hauler. The waste hauler should be contacted prior to the design of your site trash collection areas. Conflicts or issues should be discussed with the local agency. Designing New Installations Trash storage areas should be designed to consider the following structural or treatment control BMPs: ■ Design trash container areas so that drainage from adjoining roofs and pavement is diverted around the area(s) to avoid run-on. This might include berining or grading the waste handling area to prevent run-on of stormwater. ■ Make sure trash container areas are screened or walled to prevent off -site transport of trash. amA January 2003 California Stormwater BMP Handbook 1 of 2 New Development and Redevelopment www.cabmphandbooks.com SD-32 Trash Storage Areas ■ Use lined bins or dumpsters to reduce leaking of liquid waste. ■ Provide roofs, awnings, or attached lids on all trash containers to minimize direct precipitation and prevent rainfall from entering containers. ■ Pave trash storage areas with an impervious surface to mitigate spills. ■ Do not locate storm drains in immediate vicinity of the trash storage area. ■ Post signs on all dumpsters informing users that hazardous materials are not to be disposed of therein. Redeveloping Existing Installations Various jurisdictional stormwater management and mitigation plans (SUSMP, WQMP, etc.) define "redevelopment" in terms of amounts of additional impervious area, increases in gross floor area and/or exterior construction, and land disturbing activities with structural or impervious surfaces. The definition of " redevelopment" must be consulted to determine whether or not the requirements for new development apply to areas intended for redevelopment. If the definition applies, the steps outlined under "designing new installations" above should be followed. Additional Information Maintenance Considerations The integrity of structural elements that are subject to damage (i.e., screens, covers, and signs) must be maintained by the owner/operator. Maintenance agreements between the local agency and the owner/operator may be required. Some agencies will require maintenance deed restrictions to be recorded of the property title_ If required by the local agency, maintenance agreements or deed restrictions must be executed by the owner/operator before improvement plans are approved. Other Resources A Manual for the Standard Urban Stormwater Mitigation Plan (SUSMP), Los Angeles County Department of Public Works, May 2002. Model Standard Urban Storm Water Mitigation Plan (SUSMP) for San Diego County, Port of San Diego, and Cities in San Diego County, February 14, 2002. Model Water Quality Management Plan (WQMP) for County of Orange, Orange County Flood Control District, and the Incorporated Cities of Orange County, Draft February 2003. Ventura Countywide Technical Guidance Manual for Stormwater Quality Control Measures, July 2002. 2 of 2 California Stormwater BMP Handbook January 2003 New Development and Redevelopment www.cabmphandbooks.com Street Sweeping and Vacuuming SC-7 �sl�i r � 70_�� SSV Standard Symbol BMP Objectives • Soil Stabilization • Sediment Control • Tracking Control o Wind Erosion Control o Non -Storm Water Management o Materials and Waste Management Definition and Practices to remove tracked sediment to prevent the sediment from entering a Purpose storm drain or watercourse. Appropriate These practices are implemented anywhere sediment is tracked from the project Applications site onto public or private paved roads, typically at points of ingress/egress. Limitations Sweeping and vacuuming may not be effective when soil is wet or muddy. Standards and ■ Kick brooms or sweeper attachments shall not be used. Specifications ■ Inspect potential sediment tracking locations daily. ■ Visible sediment tracking shall be swept and/or vacuumed daily. ■ If not mixed with debris or trash, consider incorporating the removed sediment back into the project. Maintenance and ■ Inspect ingress/egress access points daily and sweep tracked sediment as Inspection needed, or as required by the Resident Engineer (RE). ■ Be careful not to sweep up any unknown substance or any object that may be potentially hazardous. ■ Adjust brooms frequently; maximize efficiency of sweeping operations. ■ After sweeping is finished, properly dispose of sweeper wastes at an approved dumpsite in conformance with the provisions in Standard Specifications Section 7-1.13 . L� Caltrans Storm Water Quality Handbooks Section 4 Construction Site Best Management Practices Manual Street Sweeping and Vacuuming SC-7 Iry March 1, 2003 1 of 1 Whitewater River Region Preliminary WQMP La Quinta Square Appendix E Soils Report ACM La Quinta IV-B LLC c/o The Magellan Group, Inc. 1800 Avenue of the Stars, Suite 105 Los Angeles, California 90067 Evaluation of Drywell Percolation Rates Proposed Retail Development SWC Highway 111 & Simon Drive La Quinta, California August 25, 2014 Submitted By: Earth Systems Southwest 79811B Country Club Drive Bermuda Dunes, California 92203 © 2014 Earth Systems Southwest Unauthorized use or copying of this document is strictly prohibited without the express written consent of Earth Systems Southwest. File No.: 12287-01 Doc. No.: 14-08-742 Earth Systems �►tii Southwest August 25, 2014 ACM La Quinta IV-B LLC c/o The Magellan Group, Inc. 1800 Avenue of the Stars, Suite 105 Los Angeles, California 90067 Attention: Mr. Billy Yeung Subject: Evaluation of Drywell Percolation Rates Project: Proposed Retail Development Southwest Corner of Highway 111 and Simon Drive La Quinta, California 79-811B Country Club Drive Bermuda Dunes, CA 92203 (760)345-1588 (800) 924-7015 FAX (760) 345-7315 File No.: 12287-01 Doc. No.: 14-08-742 Earth Systems Southwest [Earth Systems] is pleased to submit this report concerning our evaluation of drywell percolation rates at the site referenced above. This project was performed at the request of the client to evaluate the anticipated performance of drywells proposed to be installed at the site. Note that the limitations presented at the end of this document are vital to understanding the applicability of the results. We appreciated the opportunity to assist you with this matter. If we can be of further service, please contact us at your convenience at (760) 345-1588. Sincerely, EARTH SYSTEMS SOUTHWEST Scot A. Stormo, PG 4826, CHG 204 Associate Hydrogeologist sas/kp Distribution: 1/Client, via email 1/BD File t 11 CERTIFIED b'X HYDROGEOLOGIST c, 1, RG 482E iG 201 EARTH SYSTEMS SOUTHWEST August 25, 2014 TABLE OF CONTENTS File No.: 12287-01 Doc. No.: 14-08-742 1.0 Introduction................................................................................................................. 1 2.0 Purpose, Scope of Work and Methods......................................................................... 1 3.0 Findings........................................................................................................................4 3.1 Soil Types................................................................................................................ 4 3.2 Conductivity [K] Evaluation..................................................................................... 4 3.3 Drywell Evaluation.................................................................................................. 4 4.0 Sensitivity Evaluation................................................................................................... 6 5.0 Conclusions and Recommendations............................................................................. 7 5.1 Capacity...................................................................................................................8 5.2 Design......................................................................................................................8 5.3 Other Considerations.............................................................................................. 9 6.0 Limitations................................................................................................................. 10 References Appendix A - Figures and Tables Appendix B - Boring Logs, Photos, Lab Data and SizePerm Printouts EARTH SYSTEMS SOUTHWEST August 25, 2014 - 1 - File No.: 12287-01 Doc. No.: 14-08-742 1.0 Introduction Earth Systems Southwest [Earth Systems] is pleased to present this report concerning an evaluation of water percolation rates in drywells proposed to be installed at the site. The site consists of a proposed commercial development on the southwest corner of Highway 111 and Simon Way in La Quinta, California. We understand that the drywells will be used to assist in the percolation of storm water, with the goal of percolating a 10-year storm event in 2 days or less. Figures depicting the site location and proposed layout are presented in Appendix A. This evaluation was particularly interested in the presence of sandy soils classified as SP (sand), SP-SM (sand with silt) or GP (gravel) in the Unified Soil Classification System [USCS]. These soil types are defined as having less than 12 percent "fines" (silt and clay -size particles), which coincides with the amount of fines at which percolation rates become reasonably fast. For the purposes of this report, SP, SP-SM, and GP layers are referred to as "sandy." Soils with more than 12 percent fines (SM = silty sand; ML = silt; CL = clay; and GM = silty gravel on the USCS) are referred to as "fine grained" or "silty." 2.0 Purpose, Scope of Work and Methods The purpose of this project is to evaluate geologic conditions with respect to the subsurface disposal of "clean" water, specifically as it relates to the use of drywells. "Clean" water refers to water free of significant dissolved or suspended oil, chemicals, sediments or debris. This report is not applicable to sewage or "grey" water disposal. The scope of work and methods are summarized below. 1. Two exploratory borings (DW-1 and DW-2) were drilled to a depth of about 60 feet to identify the vertical distribution of soil types conducive to subsurface water disposal. The boring locations were selected to coincide with the anticipated locations of the drywells, though we understand that the proposed drywell locations have been moved. The borings were drilled on August 4, 2014, using a hollow -stem -auger drilling rig. Soil samples were collected at nominal 2-foot intervals using an SPT split -spoon sampler. The sampler was not equipped with rings to allow unobstructed observation of soil distributions. Samples of selected materials were retained in plastic baggies for potential laboratory analysis, with care being taken to avoid comingling soils from different layers. Each interval was photographed and logs of the borings were prepared to document the vertical distribution of soil types. The logs and selected photos are presented in Appendix B. 2. Thirteen soil samples were tested in the laboratory for grain size distribution in general accordance with ASTM C-136-06. The testing focused on sandy layers that appeared capable of percolating water, and included samples from each of the thicker sandy intervals. EARTH SYSTEMS SOUTHWEST August 25, 2014 -2- File No.: 12287-01 Doc. No.: 14-08-742 3. The sieve analyses were used to estimate the hydraulic conductivity [K] of the tested soils. The grain size distribution has empirically been found to be an indicator of the conductivity of a soil, as originally described by Hazen (Hazen, Allen, 1893). The Hazen formula is still the most widely recognized method of its type but other equations have also been published (see Kasenow 2010 for an in depth discussion of twelve methods, and Vukovich and Soro, 1992, for a comparison of these methods to K values derived with pumping tests). Most of the formulas are based on the grain -size diameter of the smallest 10 percent of the material (referred to as the D10) but some formulas use the D17 or D20, the D60 to evaluate uniformity, and the relative compaction. For this evaluation, K values were obtained with the aid of the computer program SizePerm developed by EasySolve Softwear LLC in 1998. The program calculates K values using equations from ten different authors along with the uniformity [n] of the soil (defined as the D6o/Dio)• For this project, the Beyer method appeared to be the most applicable (D10 ranging from 0.06 to 0.6 mm and n between 1 and 20) and was used consistently for all intervals. An advantage of the Beyer method is that relative compaction is not a variable, reducing the need for manual estimations. The program output for each sample is presented in Appendix B. 4. Observations of soil distributions and the results of the SizePerm analysis were used to develop hypothetical water percolation rates for each sandy interval identified in the borings. The water percolation evaluation considers the thickness of each sandy interval, the depth of each sandy interval below the water inlet (head = i), the drywell radius (R = 2 feet), and the radius of influence of the percolating water (Ro, which is a function of K and i). For this project, the most conservative flow regime was used, where each interval was assumed to be bound by upper and lower confining layers that were impervious, so that the flow rate is described by the equation for a confined aquifer around a point source/sink: Q = Kbi / 528 Log (Ro/R) (Driscoll, 1995) Where; Q = Flow in gallons per minute K = Hydraulic Conductivity in gallons per square foot per day i = Head in feet b = Thickness of interval in feet Ro = Radius of influence in feet R = Radius of drywell in feet The value for Ro is=3i*(k^0.5) (from NAVFAC P-418), with k in 10-4 cm/sec and i in feet. These formulae have been incorporated into a spreadsheet, presented as Table 1. 5. The cumulative percolation rate in a drywell installed to various depths was evaluated by importing the Q obtained for each sandy interval into tables that include consideration of impermeable interbeds (Tables 2 and 3). If distinct interbeds of clay or EARTH SYSTEMS SOUTHWEST August 25, 2014 -3- File No.: 12287-01 Doc. No.: 14-08-742 silt are present within a sandy interval, the Q is reduced by the percentage of each interval comprised of interbedded clay or silt layers (referred to as the Clay/Silt Modified). For this site, clay and silt interbeds were not present, so the Clay/Silt Modifier was 0% for all intervals. The cumulative rate assumes that water will percolate into each of the soil layers above that interval. This evaluation assumed a Maxwell -style drywell design would be installed, including the following: o Upper portion consists of concrete chamber with sediment filtration system. o Lower portion backfilled with gravel or sand that is much more permeable than surrounding soil. o Filter fabric between the soil and gravel/sand backfill. o No impermeable barrier between soil and drywell backfill. o Diameter of deep boring, 4 feet. o Depth of inlet to deep part of drywell (below current ground surface), 5 feet. o Head at bottom of each drywell interval is the depth to bottom of interval minus the inlet depth. o Head used for percolation rates is the head at bottom of interval minus % thickness of the interval. 6. The cumulative percolation rates were compared to the hypothetical storm events the drywells are intended to percolate to estimate the number of days it would take to percolate the target quantity of water using a drywell installed to the indicated depths. At the time of this evaluation, the site was divided into three hydrologic areas (A, B and C) for water control purposes, each with a proposed drywell. The borings drilled as part of this evaluation were not located in close proximity to the currently proposed drywell locations, so the comparison values in Tables 2 and 3 is the maximum volume of water in the three hydrologic areas for both the 10-year and 100-year storm events. 7. The sensitivity of this method to the inherent uncertainties was evaluated and is discussed in Section 4.0. The results of this evaluation are summarized in Tables 1, 2 and 3. The last two tables provide information on the observed layering in the left columns, information on the estimated K values and hypothetical percolation rates in the center columns, and the cumulative percolation capacity estimates in the right columns. EARTH SYSTEMS SOUTHWEST August 25, 2014 - 4 - File No.: 12287-01 Doc. No.: 14-08-742 3.0 Findings 3.1 Soil Types Soils encountered in the borings consisted of interbedded sand, silt and clay layers. In both borings, fine grained soils were predominant from the surface to a depth of about 22 feet. From 22 to 27 feet, sandy soils classified as SP-SM were present and interbedded with silty soils. Fine-grained soils were again dominant from the base of the upper sandy layer to about 36 (DW-1) to 40 feet (DW-2). Another layer of sandy soil with interbedded silts was present from 36 to 55 feet in boring DW-1, and from 40 to 44 feet in boring DW-2. Each layer of sandy material is considered individually in Tables 2 and 3, and therefore the Clay/Silt modifier is 0%. The sandy layers were predominantly fine-grained, well sorted sands that appear to be aeolian in origin. One cobble was encounter at a depth of 28 feet in DW-2, indicating a high-energy fluvial deposit, but the cobble plugged the sampler and prevented the remainder of the soil from that depth to be evaluated. A sieve analysis of the material from that interval was performed but was discarded as unreliable. A comparison to the other two deep borings drilled onsite as part of the geotechnical report (13- 1 and B-3) found sandy intervals in B-1 from 25 to 30 feet and from 35 to 50 feet, and in B-3 from 20 to 35 feet and from 40 to 50 feet (the maximum depth explored). Therefore, the sandy layers tested from DW-1 and DW-2 appear to be relatively continuous across the site. 3.2 Conductivity [K] Evaluation For the purposes of this evaluation, the sandy layers in DW-1 were divided into eight intervals and in DW-2 they were divided into four intervals, corresponding to the samples on which sieve analyses were performed (note that one interval in DW-2 had two samples analyzed). Interval 3 in DW-1 and interval 1 in DW-2 were actually silt (shown in the tables for comparison purposes), but the other layers were similar to each other with K values ranging from a low of 5.87 x 10-3 cm/sec to 9.10 x 10-3 cm/sec (average 7.0 x 10-3 cm/sec) in DW-1 and 1.86 x 10-3 cm/sec to 7.29 x 10-3 cm/sec (average 5.4 x 10-3 cm/sec) in DW-2. This is a fairly narrow range for K values, considering that natural materials can differ by 10 orders of magnitude. Print-outs of the sieve analyses and the SizePerm program are presented in Appendix B. 3.3 Drywell Evaluation The drywell evaluation focused on the hypothetical percolation capacity under ideal conditions of the sandy intervals discussed. The results of this evaluation, not including a factor of safety, are summarized by location in Tables 2 and 3 and discussed below. EARTH SYSTEMS SOUTHWEST August 25, 2014 -5- File No.: 12287-01 Doc. No.: 14-08-742 3.1.1 DW-1 In DW-1, the soil layers were divided into eight intervals for the purposes of this evaluation, coinciding with the number of grain -size analyses performed. Interbedded fine-grained soils were present to a depth of 22 feet, so the sandy intervals evaluated were as follows: Interval 1— 22 to 25.5 feet Interval 2 — 26.5 to 27.5 feet Interval 3 — 27.5 to 31.5 feet (SM soil, included here mostly for comparison purposes) Interval 4 — 36 to 40 feet Interval 5 — 40 to 44.5 feet Interval 6 — 46.5 to 49.5 feet Interval 7 — 51 to 53 feet Interval 8 — 54 to 55 feet These intervals, except interval 3, were SP-SM soil types with silt concentrations between 5 and 12 percent. For a drywell installed to less than 36 feet (intervals 1 through 3), the cumulative hypothetical percolation rate totals less than 15,000 gpd and would require 5 days to percolate a 10-year storm event. Intervals 4 and 5 are basically a continuous SP-SM layer from 36 to 44.5 feet, and the cumulative hypothetical percolation rate for a drywell installed to 45 feet exceeds 70,000 gpd and is estimated to percolate a 10-year event in about 1 day. Intervals 6 and 7 are also anticipated to be able to percolate a reasonable amount of water, while interval 8 is about one-third the rate of intervals 6 or 7. The hypothetical percolation rate for a drywell installed to 55 feet totals over 100,000 gpd and would percolate at 10-year storm event in less than a day. Note that these values do not contain a factor of safety. Soils from 55 to 60 feet (the total depth explored) did not appear to be able to percolate an appreciable amount of water. 3.1.2 DW-2 In DW-2, the sandy intervals were thinner and less frequent than in DW-1, so the soil layers were divided into four intervals for the purposes of this evaluation. The deepest interval had two grain -size analyses while the others each had one. Interval 1 was an SM soil with a very low percolation rate. Sandy soils started at a depth of 22.5 feet so the intervals anticipated to percolate a reasonable amount of water were as follows: Interval 2 — 22.5 to 23.5 feet Interval 3 — 27 to 30 feet Interval 4 — 40 to 44.5 feet The cumulative hypothetical percolation rate for intervals 2 and 3 totals about 7,500 gpd, which is fairly low. We estimate it would take almost 10 days to percolate a 10-year storm event with EARTH SYSTEMS SOUTHWEST August 25, 2014 - 6 - File No.: 12287-01 Doc. No.: 14-08-742 a drywell installed to only 30 feet. The hypothetical percolation rate of interval 4 is almost 30,000 gpd, and the cumulative hypothetical percolation rate for a drywell installed to 44.5 feet is over 35,000 gpd, which we estimate would percolate a 10-year storm event in 2 days. Note that these values do not contain a factor of safety. Soils below 44.5 feet did not appear to be conducive to storm water percolation. 4.0 Sensitivity Evaluation The potential for bias was evaluated by considering the obvious sources of potential error, as discussed below. 1. This evaluation is based on empirically derived relationships between grain -size distributions and hydraulic conductivity. Those relationships were derived using engineered soils of a known composition that had been mixed together for that purpose. The natural world is highly variable, and it is likely that the grain -size distribution will vary over short distances both vertically and laterally (particularly in fluvial sediments, but less so in aeolian deposits). The K value is based on the D10 of the soil, not the average grain size, and therefore the inclusion of thin silt interbeds into the grain size analyses will substantially lower the K value derived from that sieve analysis. For example, if a well sorted medium sand with a K of 1x10-1 cm/sec was combined with a silt layer 10% its' thickness, the calculated K for the entire interval would be 5x10-3, a reduction of 95%. Since some variability is undoubtedly present, the K values derived from a sample interval will be biased to underestimate the K values of any well sorted layers within the sample intervals. Since the K values are based on the square of the effective diameter, this bias can be significant if dissimilar soil types are combined in the sieve analyses. The net effect is for the K values of mixed soils to be too low, which will results in a Q that underestimates the actual percolation rate for the entire interval. The magnitude of this error could be significant if the soils are heterogeneous within the scale of the sampling interval. This results in a low bias that could be significant. 2. The hypothetical percolation rates assume the drywell would operate ideally with no plugging of the soil pores during or after drywell installation. Some plugging is likely, but the degree to which this will affect flow rates is unknown. This results in the Q value being too high by the degree to which plugging will occur. This results in a high bias that could be significant depending on how the drywell is constructed and maintained. 3. The silt and clay layers are assumed to have percolation capacities of 0. While low, the rate will be somewhat higher than 0 and may be appreciable if thin sandy layers are present in the silty intervals. This results in a low bias that is not likely to be significant. 4. At this site, samples were collected every 2 feet using an 18-inch sampler resulting in the observation of a maximum of only 75% of the soil horizons. Layers between the EARTH SYSTEMS SOUTHWEST August 25, 2014 - 7 - File No.: 12287-01 Doc. No.: 14-08-742 sampled intervals are assumed to be a continuation of the soil above or below the sampled interval, but could be either sandier or siltier than the layers that were observed. This results in an uncertainty of 25% regarding the actual soils present, but it is unlikely the error would be in only one direction. Given that the K value of the most conducive sandy layer is 500% of the least conducive sandy interval, 25% uncertainty in the layering is within the degree of error for other components of the evaluation. This may result in a high or low bias, but is not considered significant. 5. The sandy intervals are assumed to be laterally continuous and extensive enough to store the flow from a 10-year storm event. As observed from the two borings on the site, the layering is not uniform across the site but was similar to a reasonable degree. In other portions of the site, the sandy intervals may be more or less frequent than observed at DW-1 and DW-2. The significance of this will be related to whether the sandy intervals are large enough to store the flow from a design storm event. For this site, the design storm event is only 142,000 gallons per drywell, which is about 19,000 cubic feet of water. The porosity of sandy soils ranges from 26 to 45 percent, depending on the sorting (with better sorting resulting in higher porosity). Using a porosity of 33%, 19,000 cubic feet of water would occupy the pose space of 57,000 cubic feet of soil. The thickness of the sandy layers in DW-1 totaled 19 feet while in DW-2 they totaled 8.5 feet. For DW-1, 57,000 cubic feet of soil would extent to a radius of 30 feet while in DW-2, 57,000 cubic feet would extent to a radius of 46 feet. The continuity of the sandy intervals to these radii appears reasonable. This is not considered to be a bias for the evaluation. 6. The silt and clay intervals that surround the sandy intervals might prevent the water from draining between storm events. However, once the water is stored in the sandy intervals, the surface area available for further percolation is quite large. For example, if the saturated zone extends outward to a distance of 30 feet, the surface area for percolation totals over 2,800 square feet, which is 100 times the surface area (at the radii of the drywell) of a layer 2.2 feet thick. Therefore, as the water spreads out, the surface area for percolation increases dramatically, and the presence of the confining layers becomes less significant. This is not considered a significant bias for the evaluation. 7. Water from one storm event may still be in the soil surrounding the drywell when another storm even occurs. This is not considered an issue because the flow rates were based on saturated conditions. This would negatively affect the flow rate only if the sandy intervals are much less extensive than anticipated. 5.0 Conclusions and Recommendations Based on the results of this evaluation, our conclusions and recommendations are summarized below. EARTH SYSTEMS SOUTHWEST August 25, 2014 - 8 - File No.: 12287-01 Doc. No.: 14-08-742 5.1 Capacity Soil conditions at the site consist of interbedded silts and sands with minor amounts of clay. The sandy intervals appear to be wind -blow aeolian deposits that are very well sorted and contain 5 to 12 percent silt interbedded with silty sand and silt layers. • At DW-1, percolating a 10-year storm event in 2 days will require a drywell installed to a depth of at least 40 feet. If a drywell is installed to 55 feet, percolating a 10-year storm event may be possible in 2/3 of a day. Note that this rate does not include a factor of safety. If the factor of safety used as this location is 3 or less, one drywell appears to be capable of percolating the design storm event. As discussed below, the factor of safety is related to how comprehensively the water is filtered before reaching the drywell, so a comprehensive filtration system may pay for itself in reduced drywell costs. • At DW-2, percolating a 10-year storm event in 2 days will require a drywell installed to a depth of 44.5 feet. Installing a deeper drywell is not likely to increase the rate unless it extends beyond 60 feet and encounters sandy soils located beyond the maximum depth of this evaluation. Note that this rate does not include a factor of safety. With a factor of safety added, one drywell will not be adequate at this location. The capacities identified in this evaluation are hypothetical and apply to the locations evaluated. We understand that the drywells may actually be installed in other portions of the site. Sandy layers were found in both borings between 22 and 44 feet, and at similar depths in borings B-1 and B-3 from the geotechnical study, which suggest that similar layers may be present in other portions of the site. Given that the quantity of water to be infiltrated is not very large, drywells in other parts of the site may be able to meet the performance criteria. However, the hypothetical percolation capacities did not exceed the design targets by very much, so it may be prudent to confirm the presence of suitable sandy layers before installing a drywell at a particular location. 5.2 Design Drywells are typically constructed by drilling a large boring to the depth of the receiving layer, and backfilling most of that borehole with gravel. Due to the fine-grained nature of the soil at this site, the gravel backfill will likely be invaded by silt and sand from the surrounding soil, which will: (1) reduce the percolation rate of the drywell, and (2) result in settlement around the drywell. We recommend that filter -fabric or a fine-grained backfill material (such as well - sorted medium -grained sand) be used to keep the native soils out of the drywell backfill. If a fine-grained backfill is used, the specifications for the grain -size distribution should be based on an establish protocol, such as presented in Driscoll's Groundwater and Wells, pages 447 to 448 and 476 to 483 (Driscoll, 1995), or other guidelines as appropriate. EARTH SYSTEMS SOUTHWEST August 25, 2014 - 9 - File No.: 12287-01 Doc. No.: 14-08-742 Typical drywell designs do not allow the level of water in the lower portion of a drywell to be measured, which makes it difficult to evaluate the performance of the drywell over time. If the performance of a drywell needs to be evaluated in the future, or if the drywells are performance tested, it may be valuable to install a small perforated pipe into the gravel at the bottom of the drywell to allow measurement of the water level in the lower part of the drywell. 5.3 Factor of Safety As discussed in Section 4.0, high and low biases are inherent in this evaluation. The values presented in this report are estimates, and we believe the precision of the hypothetical percolation rates is on the order of ±50 percent. While a low bias may result in a slight over - design of the drywell system, a high bias may result in a water disposal system that does not meet the target criteria. Therefore, we recommend that the drywell be over -designed, such as installing the drywell to the deepest sandy interval, even if the target percolation capacity appears achievable with a shallower drywell. While we were careful not to intentionally overestimate the hypothetical percolation rates of the sandy intervals, we do not guarantee that those percolation rates can be achieved in practice. The presence of fine-grained soil particles is the controlling factor, and fine-grained particles can plug the available porosity either during construction or during use. Maintenance of drainage systems and infiltration structures can be the most critical element in determining the success of a design. They must be protected and maintained from sediment -laden water both during and after construction to prevent clogging. The potential for clogging can be reduced by pre -treating inflow in maintainable forebays, biofilters, oil traps, and sedimentation chambers. Sediment, leaves and other debris must be removed from inlets and traps on a regular basis. Since these and other factors will affect the rate of water percolation over the design life of the structure, it is imperative to apply an appropriate factor of safety to lower the hypothetical water percolation rates presented herein. The value of the FOS is a reflection of both (1) the uncertainty of the analysis, and (2) the potential for clogging after the drywell is installed, and should be selected by the project drainage engineer. 1. Testing the performance of the drywell after installation to quantify the uncertainty of the analysis can serve as the basis for selecting an appropriate FOS. This is particularly true if the drywell's ability to meet its performance target is a critical component of the water infiltration system. If performance testing is performed, we recommend a smaller perforated pipe (sounding tube) be added to the design to allow measurement of the water level in the lower part of the drywell. 2. A lower FOS can be justified if a comprehensiveness filtration system is used. With a comprehensive filtration system, including bio-swales and siltation basins, a FOS of 3 EARTH SYSTEMS SOUTHWEST August 25, 2014 - 10 - File No.: 12287-01 Doc. No.: 14-08-742 may be appropriate. Without a filtration system, a FOS of 12 may not be sufficient for long-term reliability. 5.4 Other Considerations The Riverside County Design Handbook for Low Impact Development Best Management Practices (2011) contains design recommendations for storm water infiltration. Dry wells are not included because they are technically classified as a Class V injection well regulated by the US EPA Region 9 (and allowable as a "permit by rule"), but they are similar in function to an Infiltration Trench. The Riverside County set -back requirements for an infiltration trench include having at least a 10 foot separation between the bottom of the trench and historic high groundwater. The presence of groundwater does not limit the hypothetical flow rates presented here because the direction of flow is horizontal, but the depth of the drywell may be limited by a regulatory agency to minimize the potential for groundwater contamination. If a 10-foot limit is used, the maximum drywell depth would be 65 feet because historic high groundwater was 75 feet below the current ground surface. (Note that the US EPA Region 9 does not appear to preclude drywells from being installed into groundwater, but a discussion of the regulatory status of drywells is beyond the scope of this study). Percolation of water into the subsurface may result in other deleterious effects, such as hydro - collapse of susceptible soils. This issues should be evaluated as part of the soil engineering report, but at a minimum we recommend that drywells not be installed so close to a building that the soil under the building will become saturated during a single design storm event (approximately 45 feet at this site). After application of the FOS, a single drywell may not be sufficient for one or more areas. Multiple drywells can be used in each area but should be spaced at least 50 feet apart to minimize interference across the radius of influence. 6.0 Limitations This report has been prepared for the exclusive use of ACM La Quinta IV-B LLC. The conclusions and recommendations rendered in this report are opinions based on readily available information obtained to date within the scope of the work authorized by the client. The scope of work for this project was developed to address the needs of the client and may not meet the needs of other users. Any other use of or reliance on the information and opinions contained in this report without the written authorization of Earth Systems is at the sole risk of the user. The results contained in this report are based upon the information acquired during the evaluation. It is possible that variations exist beyond or between points explored during the course of the evaluation, and that changes in conditions can occur in the future due to factors not apparent at the time of the field investigation. Note that the hydraulic conductivity of soil EARTH SYSTEMS SOUTHWEST August 25, 2014 - 11- File No.: 12287-01 Doc. No.: 14-08-742 is very sensitive to factors that are highly variable over short distances. Therefore, an appropriate factor of safety should be used in applying the results presented herein. This report does not address permitting requirements by the city, county, state or other jurisdiction. This evaluation considered subsurface soil and groundwater conditions present at the site at the time of the study. The influence(s) of post -construction changes to these conditions, such as the addition of other sources of subsurface water, may influence future performance of the proposed project. It should be recognized that definition and evaluation of subsurface conditions are difficult; conclusions and recommendations are based on incomplete knowledge of the subsurface due to the limited data obtained from field studies. The availability and broadening of knowledge and professional standards applicable to engineering services are continually evolving. As such, our services are intended to provide the client with a source of professional advice, opinions and recommendations based on the information obtained within the scope of work at the time the services were performed. If the proposed construction changes, the conclusions and recommendations in this report are not considered valid unless the changes are reviewed and are either modified or approved in writing by Earth Systems. The recommendations provided in this report are based on the assumption that Earth Systems will be retained to provide observation during construction to evaluate our recommendations in relation to the apparent site conditions at that time. If we are not provided with this opportunity, Earth Systems assumes no responsibility for the suitability of our recommendations. In addition, if there are any changes in the field to the plans and specification, the Client must obtain written approval from Earth System' engineer that such changes do not affect our recommendations. Earth Systems should be provided the opportunity for a general review of final design and specifications in order that earthwork and foundation recommendations may be properly interpreted and implement in the design and specifications. If Earth Systems is not accorded the privilege of making this recommended review, we can assume no responsibility for misinterpretation of our recommendations. The owner or the owner's representative has the responsibility to provide the final plans requiring review to Earth System's attention so that we may perform our review. The services performed by Earth Systems have been conducted in a manner consistent with the level of care and skill ordinarily exercised by members of our profession currently practicing under similar conditions in the site vicinity. No warranty, express or implied, is offered. •I• EARTH SYSTEMS SOUTHWEST August 25, 2014 - 12 - File No.: 12287-01 Doc. No.: 14-08-742 REFERENCES Bouwer, Herman, 2002, Artificial Recharge of Groundwater: Hydrogeology and Engineering, Hydrogeology Journal, Volume 10, pages 121-142. Driscoll, Fletcher, D, 1995, Groundwater and Wells, Second Edition, published by Johnson Screens, St. Paul, Minnesota, 55112 EasySolve Software LLC, 1998, SizePerm computer program. Hazen, Allen, 1893, Some Physical Properties of Sand and Gravels, Massachusetts State Board of Health, 241h Annual Report. Kasenow, Michael, 2010, Determination of Hydraulic Conductivity from Grain Size Analysis. Water Resources Publications, LLC, Highlands Ranch, Colorado. NAVFAC, DM 7.1 Soil Mechanics, 1986, Tables 14 and 15 (after Horslev, 1949). NAVFAC P-418, 1983, Dewatering and Groundwater Control, page 4-24. Riverside County Flood Control and Water Conservation District, 2011, Design Handbook for Low Impact Development Best Management Practices. Vokovic, Milan. and Soro, Andjelko., 1992, Determination of Hydraulic Conductivity of Porous Media from Grain Size Distribution. Water Resources Publications, LLC, Highlands Ranch, Colorado. Zanger, Carl, 1953, Theory and Problems of Water Percolation, Engineering Monographs No. 8, US Bureau of Reclamation. EARTH SYSTEMS SOUTHWEST APPENDIX A FIGURES AND TABLES EARTH SYSTEMS SOUTHWEST s ..2�...... c•� —'—goy=+ =i ... - .i _ • b' VVI ------------- 1 ApproximSite e Location = + ZO )vp y •, .. .t. � '• -4i !jl -f �S q c r ,,• fir• �q- l� H A ��; "�:° {{ � �, •• � ! I '' ' -v ` ..::•.;,;, :lt. 4i C'.i ... _ � - •• • , .. < I ..:.:.•.L ± per -..I.. C ° s , •.�. r.:r 1 1 O 1� �:fi :j ; � j °ram—F-+._•_.. ;' .m a �,..,. t' ' 111111 Ip •�` � ,. ' �. •� �� 4 —_ C7. J .. e+ .1J dui � .'(�.-t �'1. t f m •I, '! � LEGEND Figure 1 Site Location Ma Proposed Retail Development Approximate Site Location Highway 111 & Simon Drive La Quinta, Riverside County, California Approximate Scale: 1" = 1 Mile Earth Systems 0 1 Mile 2 Miles I —' Southwest 8/25/2014 File No.: 12287-01 r-.J_r p -t _—_� _ `- LrrYt�+ � � _ � L•: \� law A; n FJ - - B-2 B-1 10• E7 At VA t- 00 ■"t -► ` .j 1 r rri►_ - --- ' :"""., 1"c's. - `'�F t AM - O �`_- __ ems _ _ j• __ .._ � .�� ; � I tf�4 %'� _. r B-4�a�■ B-3 i D�1` _ ■ 7 ILE— I r 60' F t �a . B-53 e�- ffi' c . ti MON DR. 11, eA WA J ,a Figure 2 LEGEND Test Location Map Approximate Drywell Boring Locations Proposed Retail Development DW-2 Highway 111 & Simon Drive 0 Approximate Percolation Test Locations La Quinta, Riverside County, California P-3 Approximate Scale: 1" = 75' Earth Systems MMM Southwest 0 75' 150' 8/25/2014 File No.: 12287-01 Table 1 - Hypothectical Water Percolation Rates Location ID Interval (feet) Thickness (b) (feet) Average Head (i) (ft) Conductivity (K) Radius of Influence (Ro) (feet) Percolation (Q) Top Bottom cm/sec in/hr gpd/ft^2 gpm gpd AF/day 22.0 25.5 3.5 22.25 5.99E-03 8.5 127 517 7.8 11,184 0.03 26.5 27.5 1.0 23 6.44E-03 9.1 137 554 2.4 3,508 0.01 27.5 31.5 4.0 28.5 5.63E-05 0.1 1 64 0.2 246 0.00 DW-1 36.0 40.0 4.0 37 9.10E-03 12.9 193 1059 19.9 28,597 0.09 40.0 44.5 4.5 41.75 7.26E-03 10.3 154 1067 20.1 28,925 0.09 46.5 49.5 3.0 46 6.05E-03 8.6 128 1073 12.3 17,689 0.05 51.0 53.0 2.0 49 8.16E-03 11.6 173 1328 11.4 16,388 0.05 54.0 55.0 1.0 50.5 5.87E-03 8.3 124 1161 4.3 6,203 0.02 9.0 15.5 6.5 13.75 1.10E-04 1 0.2 2 43 0.3 426 &00 DW-2 22.5 23.5 1.0 19 7.13E-03 10.1 151 481 2.3 3,290 0.01 27.0 30.0 3.0 26.5 1.86E-03 2.6 39 343 2.7 3,828 0.01 40.0 44.5 4.5 41.75 7.29E-03 10.3 155 1069 20.2 29,035 0.09 Drywell Radius 2 Depth of Inlet 5 11 Design (feet) (R) (feet) Notes: Conductivities are based on sieve analyses Radius of Influence (Ro) is = 3'i"(K^0.5) with K in 10-4 cm/sec and i in feet Capacity (gpm) = Kib / 528 Log (Ro/R) 12287-01 Drywell Tables.xlsx Earth Systmes Southwest Table 2 - Boring DW-1 Hypothetical Water Percolation Capacity Using a Drywell Z Q? Top 22 feet Soil Type SP-SM Cumulative Hypothetical Percolation Rate Comparison to Design Storm Events (Days to Infiltrate) Bottom 25.5 feet Thickness 3.5 feet K Value (From Beyer) 5.99E-03 cm/sec Clay/Silt Modifier 0% percent 127 gLgaL gpd gpm 10 year 100 year c Apparent Thickness 3.50 feet Hypothetical Water Percolation Rate* 11,184 gpd 11,184 7.8 6.55 12.70 Percolation Surface Area 44 sq. ft. 7.8 gpm N Z Top 26.5 feet Soil Type SP-SM Cumulative Hypothetical Percolation Rate Comparison to Design Storm Events (Days to Infiltrate) Bottom 27.5 feet Thickness 1 feet K Value (From Beyer) 6.44E-03 cm/sec Clay/Silt Modifier 0% percent 137 d/ft2 gpd gpm 10 year 100 year c Apparent Thickness 1.00 feet Hypothetical Water Percolation Rate* 3,508 gpd 14,692 10.2 4.99 9.67 Percolation Surface Area 13 sq. ft. 2.4 gpm Top 27.5 feet Soil Type SM Cumulative Hypothetical Percolation Rate Comparison to Design Storm Events (Days to Infiltrate) Bottom 31.5 feet Thickness 4 feet K Value (From Beyer) 5.63E-05 cm/sec Clay/Silt Modifier 0% percent 1 gpd/ft' gpd gpm 10 year 100 year c - Apparent Thickness 4.00 feet Hypothetical Water Percolation Rate* 246 gpd 14,938 10.4 4.91 9.51 Percolation Surface Area 50 sq. ft. 0.2 gpm v Z Top 36 feet Soil Type SP-SM Cumulative Hypothetical Percolation Rate Comparison to Design Storm Events (Days to Infiltrate) Bottom 40 feet Thickness 4 feet K Value (From Beyer) 9.10E-03 cm/sec Clay/Silt Modifier 0% percent 193 d/ft2 gpd gpm 10 year 100 year c - Apparent Thickness 4.00 feet Hypothetical Water Percolation Rate' 28,597 gpd 43,535 30.2 1.68 3.26 Percolation Surface Area 50 ft. 19.9 gpm ,O Z :; Top 40 feet Soil Type SP-SM Cumulative Hypothetical Percolation Rate Comparison to Design Storm Events (Days to Infiltrate) Bottom 44.5 feet Thickness 4.5 feet K Value (From Beyer) 7.26E-03 cm/sec Clay/Silt Modifier 0% percent 154 d/ft2 gpd gpm 10 year 100 year c Apparent Thickness 4.50 feet Hypothetical Water Percolation Rate* 28,925 gpd 72,460 1 50.3 1.01 1.96 Percolation Surface Area 57 sq. ft. 20.1 m m Z :? Top 46.5 feet Soil Type SP-SM Cumulative Hypothetical Percolation Rate Comparison to Design Storm Events (Days to Infiltrate) Bottom 49.5 feet Thickness 3 feet K Value (From Beyer) 6.05E-03 cm/sec Clay/Silt Modifier 0% percent 128 d/ft2 gpd gpm 10 year 100 year c Apparent Thickness 3.00 feet Hypothetical Water Percolation Rate* 17,689 gpd 90,149 1 62.6 0.81 1.58 Percolation Surface Area 38 sq. ft. 12.3 m 51 feet Soil Type SP-SM Cumulative Hypothetical Percolation Rate Comparison to Design Storm Events (Days to Infiltrate) ottom 53 feet 7Top ckness 2 feet K Value (From Beyer) 8.16E-03 cm/sec ilt Modifier 0% percent 173 d/ft2 gpd gpm 10 year 100 year t Thickness 2.00 feet Hypothetical Water Percolation Rate* 16,388 gpd 106,537 74.0 0.69 1.33 PercolationSurface Area 25 sq. ft. 11.4 m CO Z :? Top 54 feet Soil Type SP-SM Cumulative Hypothetical Percolation Rate Comparison to Design Storm Events (Days to Infiltrate) Bottom 55 feet Thickness 1 feet K Value (From Beyer) 5.87E-03 cm/sec Clay/Silt Modifier 0% percent 124 d/ft2 gpd gpm 10 year 100 year c .S Apparent Thickness 1.00 feet Hypothetical Water Percolation Rate* 6,203 gpd 112,740 78.3 0.65 1.26 Percolation Surface Area 13 sq. ft. 4.3 gpm Notes: K values obtained from SizePerm program * Hypothetical water percolation rate considers the K of the soil, diameter of the drywell, the head of water for that interval, the thickness of the interval, the presence of interbedded clay and silt layers, and the decrease in head as the water moves radially away from the drywell. The hypothetical percolation capacities do not include a "factor of safety" and assumes ideal "clean water" infiltration conditions. 10-year storm event, in Acre Feet = 0.225 10-year storm event, in gallons = 73,282 100-year storm event, in Acre Feet =F 0.436 100-year storm event, in gallons = 1 142,068 Abbreviations: gpd = gallons per day; gpm = gallons per minute; gpd/ft2 = gallons per day per square foot 12287-01 Drywell Tables.xlsx Earth Systems Southwest Table 3 - Boring DW-2 Hypothetical Water Percolation Capacity Using a Drywell Z :? c Top 9 feet Soil Type SM Cumulative Hypothetical Percolation Rate Comparison to Design Storm Events (Days to Infiltrate) Bottom 15.5 feet Thickness 6.5 feet K Value (From Beyer) 1.10E-04 cm/sec Clay/Silt Modifier 0% percent 2 d/ft2 gpd gpm 10 year 100 year — Apparent Thickness 6.50 feet Hypothetical Water Percolation Rate* 426 gpd 426 0.3 172.07 1 333.59 Percolation Surface Area 82 sq. ft. 0.3 gpm N Top 22.5 feet Soil Type SP-SM Cumulative Hypothetical Percolation Rate Comparison to Design Storm Events (Days to Infiltrate) Bottom 23.5 feet Thickness 1 feet K Value (From Beyer) 7.13E-03 cm/sec Clay/Silt Modifier 0% percent 151 d/ft2 gpd gpm 10 year 100 year c Apparent Thickness 1.00 feet Hypothetical Water Percolation Rate* 7290 gpd 3,716 1 2.6 19.72 38.23 Percolation Surface Area 13 sq. ft. 2.3 gpm Z Top 27 feet Soil Type SP-SM Cumulative Hypothetical Percolation Rate Comparison to Design Storm Events (Days to Infiltrate) Bottom 30 feet Thickness 3 feet K Value (From Beyer) 1.86E-03 cm/sec Clay/Silt Modifier 0% percent 39 d/ft2 gpd gpm 10 year 100 year c Apparent Thickness 3.00 feet Hypothetical Water Percolation Rate* 3,828 gpd 7,544 5.2 9.71 18.83 Percolation Surface Area 38 sq. ft. 2.7 gpm Z :; Top 40 feet Soil Type SP-SM Cumulative Hypothetical Percolation Rate Comparison to Design Storm Events (Days to Infiltrate) Bottom 44.5 feet Thickness 4.5 feet K Value (From Beyer) 7.29E-03 cm/sec Clay/Silt Modifier 0% percent 155 d/ft2 gpd gpm 10 year 100 year c Apparent Thickness 4.50 feet Hypothetical Water Percolation Rate* 29,035 gpd 36,579 1 25.4 2.00 1 3.88 Percolation Surface Area 57 s . ft. 20.2 m Notes: K values obtained from SizePerm program using Beyer formula * Hypothetical water percolation rate considers the K of the soil, diameter of the drywell, the head of water for that interval, the thickness of the interval, the presence of interbedded clay and silt layers, and the decrease in head as the water moves radially away from the drywell. The hypothetical percolation capacities do not include a "factor of safety" and assumes ideal "clean water" infiltration conditions. 10-year storm event, in Acre Feet = 0.225 10-year storm event, in gallons = 73,282 100-year storm event, in Acre Feet = 0.436 100-year storm event, in gallons = 1 142,068 Abbreviations: gpd = gallons per day; gpm = gallons per minute, gpd/ft= gallons per day per square foot 12287-01 Drywell Tables.xlsx Earth Systems Southwest BORING LOGS, PHOTOGRAPHS, LAB DATA AND SIZEPERM PRINTOUTS EARTH SYSTEMS SOUTHWEST rC'1 Garin bystems N Southwest 79-811B Country Club Drive, Bermuda Dunes, CA 92203 Phone (760) 345-1588, Fax (760) 345-7315 Boring No: DW-1 Drilling Date: August 4, 2014 Project Name Proposed Retail, Hwy 1 11 & Simon Dr., La Quinta Drilling Method: 6" HSA Project Number: 12287-01 Drill Type: Mobile Drill, Model B-61 Boring Location: See Figure 2 Logged By: Rich Howe Sample Type'. Penetration r �� Description of Units Page 1 of 1 oc' Resistance 0 E V) q •o Y Note: The stratification lines shown represent the approximate boundary between soil and/or rock types Graphic Trend Ca0 (Blows/6") q � j and the transition may be gradational. Blow Dry Count Density 10 15 20 25 30 35 40 45 50 55 60 65 70 75 80 A El LA LJ A A A JI I 2, 2, 2 3,3,5 3, 3, 4 3, 4, 4 3, 3, 5 4, 6, 6 5, 6, 7 7, 10, 13 9, 11, 11 7, 12, 12 10, ]2, 12 7, 9, 13 8, 9, 9 6, 8, 9 8, 11, 11 12, 15, 15 9, 12, 13 12, 14, 19 8, 12, 15 11, 19, 19 11, 19, 20 13, 22, 28 7, 10, 10 9, 11, 12 7,7,98,9,9 7, 8, 10 SM SILTY SAND: brown, loose, moist, fine grained sand, interbedded sandy silt, each layer was relatively uniform CL SILTY CLAY: gray, stiff, moist ML SANDY SILT: gray brown, medium dense, moist, fine grained sand CL SILTY CLAY: gray brown, stiff, moist, uniform SM SILTY SAND: brown, medium dense, moist, fine grained sand, uniform SP-SM POORLY GRADED SAND WITH SILT: brown, dense, moist, fine grained sand, uniform SM/ML SP-SM INTERBEDDED SILTY SAND/SANDY SILT: brown, dense, damp, fine grained sand SM POORLY GRADED SAND: brown, dense, damp, fine grained sand ML SP-SM SILTY SAND: as above SANDY SILT: brown to yellow brown, dense, damp, interbedded with thin SM layers POORLY GRADED SAND WITH SILT: as above SM SILTY SAND: as above SP-SM POORLY GRADED SAND WITH SILT: as above SM SILTY SAND: as above SM SPUSPLSM POORLY GRADED SAND WITH SILT: as above SANDY SILT: as above POORLY GRADED SAND WITH SILT: as above ML SANDY SILT: as above Boring completed at 61 1/2 feet Backtilled with native, Patched with AC cold patch No groundwater encountered Ci tartn bystems Southwest 79-811 B Country Club Drive, Bermuda Dunes, CA 92203 Phone (760) 345-1588, Fax (760) 345-7315 Boring No: DW-2 Drilling Date: August 4, 2014 Project Name Proposed Retail, Hwy I I I & Simon Dr., La Quinta Drilling Method: 6" HSA Project Number: 12287-01 Drill Type: Mobile Drill, Model B-61 Boring Location: See Figure 2 Logged By: Rich Howe Sample Typew Penetration Description of Units Page 1 of 1 Resistance U p a •� a�i Note: The stratification lines shown represent the a¢i x o E ° 2 approximate boundary between soil and/or rock types Graphic Trend q aF O (Blows/6") q � j and the transition may be gradational. Blow Dry m Count Density 5 10 15 20 25 30 35 40 45 50 55 60 65 70 75 80 ML SILT: brown, medium dense, moist, with interbeded fine grained sandy silt 2, 3, 4 SM SILTY SAND: light gray brown, medium dens,e moist, fine grained sand, uniform 4, 4, 6 JI 3, 4, 5 JI 4, 4, 5 ML/CL SILT AND CLAY: light gray, loose, damp JI 3, 3, 3 4,6,7 4, 5, 6 JI 7, 10, 11 SP-SM POORLY GRADED SAND WITH SILT: yellow brown, dense, 5, 4, 7 6, 10,13 damp, fine grained sand CL SILTY CLAY: brown, stiff, damp SP-SM 12, 12, 12 POORLY GRADED SAND WITH SILT: yellow brown, dense, SM 5, 8, 9 damp, fine grained sand 4, 5, 8 ML SILTY SAND: brown, stiff, damp 5,6,7 SANDY SILT: as above 4, 5, 6 5, 8, 10 SM SILY SAND: as above 7, 10, 13 SP-SM POORLY GRADED SAND WITH SILT: as above 8, 14, 16 8, 12, 14 SM SILTY SAND: as above 9, 11, 13 LML: - - J SILT: as above 8, 9, 10 6, 10,12 SM SILTY SAND: as above JI 6, 8, 8 ML SILT: brown, dense, damp 7, 11, 9 6, 7, 8 JI 8, 9, 10 6, 8, 12 JU Boring completed at 61 1/2 feet Backfilled with native, Patched with AC cold patch No groundwater encountered ll L.) - l a6�1 / fir.,•; , ; ,r.j,�.� T•,•r^*r7. 8 & t z X 4r 12 13 14 Is - _ 91 �YYor srt i Photo 1: Close-up of soil sample from 26 to 27.5 feet in DW-1. Bottom of sampler is on the left side of photo. Note sandy layer in middle and tighter silt layer at left. Photo 2: Close-up of soil sample from DW-1 at 42 feet. Note fine well -sorted sand on white -board. Bottom of sampler is on the left side of the photo. Earth Systems Photographs IMF Southwest Proposed Retail Development Highway 111 and Simon Drive 08/25/14 File No.: 12287-01 Page 1 of 2 La Quinta, riverside County, California I Photo 3: Close-up of soil sample from 22 feet from DW-2. Bottom of sampler is on left side of photo. Note uniform grain size. Photo 4: Close-up of soil sample from 28 feet in DW-2. Note large cobble that plugged sampler. Bottom of sampler is on the left. Earth Systems Southwest 08/25/14 File No.: 12287-01 Page 2 of 2 Site Photographs Proposed Retail Development Highway Ill and Simon Drive La Quinta, riverside County, California f r V L L File No.: 12287-01 August 13, 2014 PARTICLE SIZE ANALYSIS ASTM D-422-63 Reapproved 2007 Job Name: Proposed Retail Center Sample ID: DW-1 @ 22 feet Description: Sand w/Silt (SP-SM) 100 90 80 70 c 00 §0 a) IL 30 20 10 0 Sieve Percent Size Passing 1-1/2" 100 1" 100 3/4" 100 1 /2" 100 3/8" 100 #4 100 #8 100 #16 99 #30 94 #50 63 #100 28 #200 10 % Gravel: 0 % Sand: 90 % Silt: 6 % Clay (3 micron): 4 (Clay content by short hydrometer method) 100 10 1 0.1 Particle Size ( mm) 0.01 0.001 EARTH SYSTEMS SOUTHWEST L L L File No.: 12287-01 August 13, 2014 PARTICLE SIZE ANALYSIS ASTM D-422-63 Reapproved 2007 Job Name: Proposed Retail Center Sample ID: DW-1 @ 27 Description: Sand w/Silt (SP-SM) 100 90 80 70 90 c N ciao C 50 N 30 20 10 0 Sieve Percent Size Passing 1-1/2" 100 1" 100 3/4" 100 1 /2" 100 3/8" 100 #4 100 #8 100 #16 98 #30 86 #50 52 #100 22 #200 9 % Gravel: 0 % Sand: 91 % Silt: 4 % Clay (3 micron): 5 (Clay content by short hydrometer method) 100 10 1 0.1 Particle Size ( mm) 0.01 0.001 EARTH SYSTEMS SOUTHWEST r r f File No.: 12287-01 August 13, 2014 PARTICLE SIZE ANALYSIS ASTM D-422-63 Reapproved 2007 Job Name: Proposed Retail Center Sample ID: DW1 @ 30 feet Description: Silty Sand (SM) Sieve Percent Size Passing 1- 1/2 100 1" 100 3/4" 100 1 /2" 100 3/8" 100 #4 100 #8 100 # 16 100 % Gravel: 0 #30 99 % Sand: 82 #50 91 % Silt: 12 # 100 56 % Clay (3 micron): 6 #200 18 (Clay content by short hydrometer method) 100 90 80 70 90 c 0 c SO m a 30 20 10 0 100 10 1 0.1 Particle Size ( mm) 0.01 0.001 EARTH SYSTEMS SOUTHWEST F File No.: 12287-01 August 13, 2014 PARTICLE SIZE ANALYSIS ASTM D-422-63 Reapproved 2007 Job Name: Proposed Retail Center Sample ID: DW1 @ 38 Description: Poorly Graded Sand w/Silt (SP-SM) Sieve Percent Size Passing 1- 1/2 100 1" 100 3/4" 100 1 /2" 100 3/8" 100 #4 100 #8 100 # 16 100 % Gravel: 0 #30 100 % Sand: 94 #50 77 % Silt: 2 # 100 22 % Clay (3 micron): 4 #200 6 (Clay content by short hydrometer method) 100 90 80 70 90 c 040 c -S0 a) CL 30 20 10 0 100 10 1 0.1 Particle Size ( mm) 0.01 0.001 EARTH SYSTEMS SOUTHWEST File No.: 12287-01 August 13, 2014 PARTICLE SIZE ANALYSIS ASTM D-422-63 Reapproved 2007 Job Name: Proposed Retail Center Sample ID: DWI @ 42 feet Description: Poorly Graded Sand w/Silt (SP-SM) 100 90 80 70 90 .F- in 0 -10 a) a. 30 20 10 0 Sieve Percent Size Passing 1- 1/2 100 1" 100 3/4" 100 1/2" 100 3/8" 100 #4 100 #8 100 #16 100 #30 100 #50 82 #100 29 #200 8 % Gravel: 0 % Sand: 92 % Silt: 4 % Clay (3 micron): 4 (Clay content by short hydrometer method) 100 10 1 0.1 Particle Size ( mm) 0.01 0.001 EARTH SYSTEMS SOUTHWEST I L L File No.: 12287-01 August 13, 2014 PARTICLE SIZE ANALYSIS ASTM D-422-63 Reapproved 2007 Job Name: Proposed Retail Center Sample ID: DWl @ 48 feet Description: Poorly Graded Sand w/Silt (SP-SM) 100 90 80 70 &,0 c .N �0 c -10 a) d 30 20 10 0 Sieve Percent Size Passing 1- 1/2 100 1" 100 3/4" 100 1/2" 100 3/8" 100 #4 100 #8 100 #16 100 #30 97 #50 66 #100 28 #200 10 % Gravel: 0 % Sand: 90 % Silt: 7 % Clay (3 micron): 3 (Clay content by short hydrometer method) 100 10 1 0.1 Particle Size ( mm) 0.01 0.001 EARTH SYSTEMS SOUTHWEST L L File No.: 12287-01 August 13, 2014 PARTICLE SIZE ANALYSIS ASTM D-422-63 Reapproved 2007 Job Name: Proposed Retail Center Sample ID: DW1 @ 52 feet Description: Poorly Graded Sand w/Silt (SP-SN1) Sieve Percent Size Passing 1-1/2" 100 1" 100 3/4" 100 1 /2" 100 3/8" 99 #4 99 #8 99 # 16 99 % Gravel: 1 #30 95 % Sand: 93 #50 63 % Silt: 3 # 100 22 % Clay (3 micron): 4 #200 7 (Clay content by short hydrometer method) 100 90 80 70 90 c U)0 c §0 a) o_ 30 20 10 0 100 10 1 0.1 Particle Size ( mm) 0.01 0.001 EARTH SYSTEMS SOUTHWEST f L t L L File No.: 12287-01 August 13, 2014 PARTICLE SIZE ANALYSIS ASTM D-422-63 Reapproved 2007 Job Name: Proposed Retail Center Sample ID: DW1 @ 54 feet Description: Poorly Graded Sand w/Silt (SP-SM) Sieve Percent Size Passing 1-1 /2" 100 1" 100 3/4" 100 1 /2" 100 3/8" 100 #4 100 #8 100 # 16 100 % Gravel: 0 #30 96 % Sand: 90 #50 58 % Silt: 6 # 100 28 % Clay (3 micron): 4 #200 10 (Clay content by short hydrometer method) 100 90 80 70 90 C 0 C §0 (D d 30 20 10 0 100 10 1 0.1 Particle Size ( mm) 0.01 0.001 EARTH SYSTEMS SOUTHWEST File No.: 12287-01 August 13, 2014 PARTICLE SIZE ANALYSIS ASTM D-422-63 Reapproved 2007 Job Name: Proposed Retail Center Sample ID: DW2 @ 14 feet Description: Silty Sand (SM) Sieve Percent Size Passing 1- 1/2 100 1" 100 3/4" 100 1 /2" 100 3/8" 100 #4 100 #8 100 # 16 100 % Gravel: 0 #30 100 % Sand: 83 #50 98 % Silt: 12 # 100 70 % Clay (3 micron): 5 #200 17 (Clay content by short hydrometer method) 100 90 80 70 90 c 0 c SO a� d 30 20 10 0 100 10 1 0.1 Particle Size ( mm) 0.01 0.001 EARTH SYSTEMS SOUTHWEST File No.: 12287-01 August 13, 2014 PARTICLE SIZE ANALYSIS ASTM D-422-63 Reapproved 2007 Job Name: Proposed Retail Center Sample ID: DW2 @ 22 feet Description: Poorly Graded Sand w/Silt (SP-SM) 100 90 80 70 N 9 -S0 30 20 10 0 Sieve Percent Size Passing 1-1/2" 100 1" 100 3/4" 100 1 /2" 100 3/8" 100 #4 100 #8 100 #16 99 #30 93 #50 58 #100 24 #200 8 % Gravel: 0 % Sand: 92 % Silt: 3 % Clay (3 micron): 5 (Clay content by short hydrometer method) 100 10 1 0.1 Particle Size ( mm) 0.01 0.001 EARTH SYSTEMS SOUTHWEST I L File No.: 12287-01 August 13, 2014 PARTICLE SIZE ANALYSIS ASTM D-422-63 Reapproved 2007 Job Name: Proposed Retail Center Sample ID: DW2 @ 27 feet Description: Poorly Graded Sand w/Silt (SP-SM) 100 90 80 70 90 c .N Ciao c —S0 a) a 30 20 10 0 Sieve Percent Size Passing 1-1/2" 100 1" 100 3/4" 100 1 /2" 100 3/8" 100 #4 100 #8 100 #16 99 #30 94 #50 66 #100 31 #200 11 % Gravel: 0 % Sand: 89 % Silt: 6 % Clay (3 micron): 5 (Clay content by short hydrometer method) 100 10 1 0.1 Particle Size ( mm) 0.01 0.001 EARTH SYSTEMS SOUTHWEST File No.: 12287-01 August 13, 2014 PARTICLE SIZE ANALYSIS ASTM D-422-63 Reapproved 2007 Job Name: Proposed Retail Center Sample ID: DW2 @ 40 feet Description: Poorly Graded Sand w/Silt (SP-SM) 100 90 80 70 90 c In Clio Flo a� d 30 20 10 0 Sieve Percent Size Passing 1-1/2" 100 1" 100 3/4" 100 1 /2" 100 3/8" 100 #4 100 #8 100 #16 100 #30 100 #50 78 #100 28 #200 8 % Gravel: 0 % Sand: 92 % Silt: 4 % Clay (3 micron): 4 (Clay content by short hydrometer method) 100 10 1 0.1 Particle Size ( mm) 0.01 0.001 EARTH SYSTEMS SOUTHWEST File No.: 12287-01 August 13, 2014 PARTICLE SIZE ANALYSIS ASTM D-422-63 Reapproved 2007 Job Name: Proposed Retail Center Sample ID: DW2 @ 42 feet Description: Poorly Graded Sand w/Silt (SP-SM) Sieve Percent Size Passing 1-1 /2" 100 1" 100 3/4" 100 1 /2" 100 3/8" 100 #4 100 #8 100 # 16 100 % Gravel: 0 #30 100 % Sand: 92 #50 69 % Silt: 4 #100 25 % Clay (3 micron): 4 #200 8 (Clay content by short hydrometer method) 100 90 80 70 &0 c �0 c 210 (U a 30 20 10 0 100 10 1 0.1 Particle Size ( mm) 0.01 0.001 EARTH SYSTEMS SOUTHWEST r Earth Systems Southwest Bermuda Dunes, California Sample ID: DW-I @ 22' f Sample Date: August 4, 2014 I Interval: 22 HYDRAULIC CONDUCTIVITY CALCULATED FROM SIEVE ANALYSIS SIEVE ANALYSIS BEYER METHOD Percent Diameter K = g C • (p(n)• de where: g = 9.81 m/s' 0 0.001 v v =1.14 mm2/s 4 0.003 K = 5.99E-03 cm/sec 500 10 0.074 C = 0.06 • log 28 0.15 q 63 0.3 (p(n) = 1 94 0.6 n=0.255•(1+0.8371 99 1.18 I 100 2.36 �I = d60 �d�o de = d10 l SIZE DISTRIBUTION VARIABLES K - Hydraulic conductivity (cm/s) Percent Size g - Acceleration due to gravity (m/s 2 0 0 +311 Gravel v - Viscosity (mm 2/s) 90 Sand C - Coefficient — 6 Silt (p(n) - Function of porosity — 4 Clay n - Porosity * — 77 - Uniformity — de - Effective grain diameter (mm) d,o - Diameter at 10% (mm) d60 - Diameter at 60% (mm) * May substitute measured porosity EasySol ve Software LLC Fcn-- Wci P.O. Box 3247, Eagle, Colorado 81631 www.easysolve.com (970) 319-1591 8/14/2014 'J Earth Systems Southwest Bermuda Dunes, California Sample ID: DW-I @ 27' Sample Date: August 4, 2014 Interval: 27 HYDRAULIC CONDUCTIVITY CALCULATED FROM SIEVE ANALYSIS SIEVE ANALYSIS BEYER METHOD Percent Diameter K = g • C • (p(n)• de where: g = 9.81 m/sz 0 0.001 v v = 1.14 mmZ�s 5 0.003 K = 6.44E-03 cm/sec 500 9 0.074 C = 0.06 • log 22 0.15 t7 52 0.3 rp(n) = 1 86 0.6 n = 0.255 • (1 + 0.83" 98 1.18 100 2.36 �1= d60 /dlo de = dio SIZE DISTRIBUTION VARIABLES K - Hydraulic conductivity (cm/s) Percent Size g -Acceleration due to gravity m/s z 0 0 +3 �� Gravel v -Viscosity (mm 2/s� 91 Sand C - Coefficient — 4 Silt �9(n) - Function of porosity — 5 Clay n - Porosity * — 77 - Uniformity — de - Effective grain diameter (mm) d,o - Diameter at 10% (mm) d60 - Diameter at 60% (mm) * May substitute measured porosity EasySolve Software LLC WP.O. Box 3247, Eagle, Colorado 81631 L www.easysolve.com (970) 319-1591 . 8/14/2014 r Earth Systems Southwest Bermuda Dunes, California Sample ID: DW-1 @ 30' Sample Date: August 4, 2014 Interval: 30 HYDRAULIC CONDUCTIVITY CALCULATED FROM SIEVE ANALYSIS SIEVE ANALYSIS BEYER METHOD Percent Diameter K = g C • (p(n)• de where: g = 9.81 m/S2 v 0 0.001 v =1.14 mm2/s 6 0.003 K = 5.63E-05 cm/sec 500 18 0.074 C = 0.06 • log 56 0.15 77 91 0.3 (p(n) = 1 99 0.6 n=0.255•(1+0.837) 100 1.18 77 = d60 /dl0 de = d10 SIZE DISTRIBUTION Percent Size K - Hydraulic conductivity (cm/s) g - Acceleration due to gravity (m/s 2 0 83 Gravel Sand v -Viscosity (mm Z/s) 11 Silt C - Coefficient — 6 Clay (p(n) - Function of porosity — n - Porosity * — 77 - Uniformity — de - Effective grain diameter (mm) d10 - Diameter at 10% (mm) d60 - Diameter at 60% (mm) * May substitute measured porosity EasySol ve Software LLC W P.O. Box 3247, Eagle, Colorado 81631 www.easysolve.com (970) 319-1591 8/13/2014 I Earth Systems Southwest Bermuda Dunes, California Sample ID: DW-I @ 38' Sample Date: August 4, 2014 Interval: 38 HYDRAULIC CONDUCTIVITY CALCULATED FROM SIEVE ANALYSIS SIEVEANALYSIS BEYERMETIIOD Percent Diameter K = g • C • (p(n)• de where: g = 9.81 m/s' 0 0.001 v v =1.14 min 4 0.003 K = 9.10E-03 cm/sec 500 6 0.074 C = 0.06 • log 22 0.15 q 77 0.3 (p(n) = 1 100 0.6 n=0.255•0+0.837� 77 = d601dlo SIZE de = d,o DISTRIBUTION Percent Size VARIABLES 0 +3" K - Hydraulic conductivity (cm/s) Gravel g - Acceleration due to gravity (m/s2 94 2 Sand Silt v -Viscosity (in 4 Clay C - Coefficient - �9(n) - Function of porosity - n - Porosity * - 77 - Uniformity - de - Effective grain diameter (mm) d,o - Diameter at 10% (mm) d60 - Diameter at 60% (mm) * May substitute measured porosity. EasySol ve Software LLC W P.O. Box 3247, Eagle, Colorado 81631 www.easysolve.com (970) 319-1591 L 8/13/2014 Earth Systems Southwest Bermuda Dunes, California j Sample ID: DW-I @ 42' Sample Date: August 4, 2014 Interval: 42 HYDRAULIC CONDUCTIVITY CALCULATED FROM SIEVE ANALYSIS SIEVE ANALYSIS BEYER METHOD Percent Diameter K = g • C • rp(n)• de where: g = 9.81 m/sz 0 0.001 v v =1.14 mmZ�s 4 0.003 K = 7.26E-03 cm/sec 500 8 0.074 C = 0.06 • log 29 0.15 77 82 0.3 (p(n) = 1 100 0.6 n=0.255•(1+0.837) q = d60 /dlo SIZE de = dlo f DISTRIBUTION t Percent Size VARIABLES 0 +3" K - Hydraulic conductivity (cm/s) 0 Gravel g - Acceleration due to gravity @/s 2 92 4 Sand Silt v -Viscosity (mm2/s� L 4 Clay C - Coefficient — (p(n) - Function of porosity — ln - Porosity * — 77 - Uniformity — de - Effective grain diameter (mm) dlo - Diameter at 10% (mm) d60 - Diameter at 60% (mm) * May substitute measured porosity. EasySol ve Software LLC W P.O. Box 3247, Eagle, Colorado 81631 www.easysolve.com (970) 319-1591 8/13/2014 r Earth Systems Southwest Bermuda Dunes, California Sample ID: DW-I @ 48' Sample Date: August 4, 2014 I Interval: 48 HYDRAULIC CONDUCTIVITY CALCULATED FROM SIEVE ANALYSIS SIEVE ANALYSIS BEYER METHOD I Percent Diameter K = g • C • tp(n)• de where: g = 9.81 m/sz 0 i 0.001 v v =1.14 min 3 0.003 K = 6.05E-03 cm/sec 500 10 0.074 C = 0.06 • log J 28 0.15 r1 i 66 0.3 (p(n) =1 97 0.6 n=0.255•(1+0.83") 100 1.18 77 = d601Fd10 de = dlo SIZE DISTRIBUTION VARIABLES ( Percent Size K - Hydraulic conductivity (cm/s) l 11 g - Acceleration due to gravity (m/sZ 0 f 90 Gravel Sand v -Viscosity �mmZ/s� i. 7 Silt C - Coefficient — 3 Clay (p(n) - Function of porosity — n - Porosity * — 77 - Uniformity — de - Effective grain diameter (mm) dlo - Diameter at 10% (mm) 1 d60 - Diameter at 60% (mm) l G * May substitute measured porosity. EasySolve Software LLC P.O. Box 3247, Eagle, Colorado 81631 W www.easysolve.com (970) 319-1591 8/13/2014 8/13/2014 Earth Systems Southwest Bermuda Dunes, California Sample 1D: DW-I @ 52' Sample Date: August 4, 2014 1 Interval: 52 HYDRAULIC CONDUCTIVITY CALCULATED FROM SIEVE ANAL SIEVE ANALYSIS BEYER METHOD K = g • C • (n) • de where: g = rp 9.81 m/s' Percent Diameter v 2 0 0.001 v =1.14 mm /s 4 0.003 K = 8.16E-03 cm/sec C = �10770 0.06 log22 7 0.074 0.15 rp(n) =1 63 0.3 n = 0.255 • (1 + 0.831 95 0.6 99 1.18 77 = d60Idlo 100 12.7 de — d10 SIZE VARIABLES DISTRIBUTION K - Hydraulic conductivity (cm/s) Percent Size g - Acceleration due to gravity rm/s2 0 +3'v v -Viscosity (mm2/s 1 Gravel 92 Sand C - Coefficient — 3 Silt (p(n) - Function of porosity — 4 Clay n -Porosity = r/ - Uniformity de - Effective grain diameter (mm) d,o - Diameter at 10% (mm) d60 - Diameter at 60% (mm) * May substitute measured porosity I EasySol ve Software LLC W P.O. Box 3247, Eagle, Colorado 81631 www.easysolve.com (970) 319-1591 Earth Systems Southwest Bermuda Dunes, California Sample ID: DW-1 @ 54' ( Sample Date: August 4, 2014 I Interval: 54 HYDRAULIC CONDUCTIVITY CALCULATED FROM SIEVE ANALYSIS SIEVE ANALYSIS BEYER METHOD Percent Diameter K = g • C • (p(n)• de where: g = 9.81 m/s2 0 0.001 v =1.14 mm2/s 4 0.003 K = 5.87E-03 cm/sec 500 10 0.074 C = 0.06 • log 28 0.15 �o(n) 77 = 1 58 0.3 96 0.6 n=0.255•(1+0.837 100 1.18 q = d60/dlo de = dlo SIZE DISTRIBUTION VARIABLES Percent Size K - Hydraulic conductivity (cm/s) 0 +311 g - Acceleration due to gravity rm/s2 0 90 Gravel Sand v - Viscosity (Min 2/s) 6 Silt C - Coefficient — 4 Clay �+) - Function of porosity — n - Porosity * — 77 - Uniformity — de - Effective grain diameter (mm) d,o - Diameter at 10% (mm) d60 - Diameter at 60% (mm) * May substitute measured porosity. EasySol ve Software LLC P.O. Box 3247, Eagle, Colorado 81631 W J+ www.easysolve.com (970) 319-1591 8/13/2014 1 Earth Systems Southwest Bermuda Dunes, California Sample ID: DW-2 @ 22' Sample Date: August 4, 2014 Interval: 22 I HYDRAULIC CONDUCTIVITY CALCULATED FROM SIEVE ANALYSIS SIEVE ANALYSIS BEYER METHOD Percent Diameter K = g C • (p(n) • de where: g = 9.81 m/S2 0.001 v v = 1.14 mm2�s 50 0.003 K = 7.13E-03 cm/sec 500 8 0.074 C = 0.06 • log 24 0.15 q 58 0.3 (p(n) = 1 93 0.6 n=0.255•(1+0.837 99 1.18 '1= d6oIdlo 100 2.36 = d10 rde l SIZE DISTRIBUTION VARIABLES K - Hydraulic conductivity (cm/s) Percent Size g - Acceleration due to gravity (m/s2 0 0 +3" Gravel v - Viscosity (mm2/s) 92 Sand C - Coefficient — 3 Silt (o(n) - Function of porosity — 5 Clay n -Porosity — 77 - Uniformity — de - Effective grain diameter (mm) 11 d,o - Diameter at 10% (mm) d60 - Diameter at 60% (mm) * May substitute measured porosity. L Lcn EasySolve Software LLC W P.O. Box 3247, Eagle, Colorado 81631 www.easysolve.com (970) 319-1591 8/13/2014 Earth Systems Southwest Bermuda Dunes, California Sample ID: DW2 @ 27 feet Sample Date: August 4, 2014 Interval: 27 HYDRAULIC CONDUCTIVITY CALCULATED FROM SIEVE ANALYSIS SIEVE ANALYSIS BEYER METHOD Percent Diameter K = g C • rp(n)• de where: g = 9.81 m/s' 0 0.001 v v = 1.14 min 5 0.003 K =1.86E-03 cm/sec 500 11 0.074 C = 0.06 • log 31 0.15 q 66 0.3 (p(n) =1 94 0.6 n=0.255•(1+0.837) 100 1.18 77 = d60Id, o de = dlo SIZE DISTRIBUTION VARIABLES Percent Size K - Hydraulic conductivity (cm/s) g - Acceleration due to gravity m/s 2 0 89 Gravel Sand v - Viscosity (mm2/s) 6 Silt C - Coefficient — 5 Clay �o(n) - Function of porosity — n - Porosity * — 77 - Uniformity — de - Effective grain diameter (mm) d,o - Diameter at10% (mm) d60 - Diameter at 60% (mm) * May substitute measured porosity. EasySol ve Software LLC W P.O. Box 3247, Eagle, Colorado 81631 www.easysolve.com (970) 319-1591 8/13/2014 I Earth Systems Southwest Bermuda Dunes, California Sample ID: DW-2 @ 40' Sample Date: August 4, 2014 Interval: 40 HYDRAULIC CONDUCTIVITY CALCULATED FROM SIEVE ANALYSIS SIEVE ANALYSIS BEYER METHOD Percent Diameter K = g • C • (p(n)• de where: g = 9.81 m/s' 0 0.001 v v = 1.14 mm2/s 4 0.003 K = 7.26E-03 cm/sec 500 8 0.074 C = 0.06 • log 28 0.15 17 78 0.3 (p(n) = 1 100 0.6 02 (1 083''� n= . 55• + . q = d601dlo SIZE de = dlo I DISTRIBUTION t Percent Size VARIABLES 0 +3" K - Hydraulic conductivity (cm/s) 0 Gravel g - Acceleration due to gravity rm/s2 92 4 Sand Silt v -Viscosity �mm2/s� 4 Clay C - Coefficient — �o(n) - Function of porosity — n - Porosity * — r7 - Uniformity — de - Effective grain diameter (mm) d,o - Diameter at 10% (mm) d60 - Diameter at 60% (mm) * May substitute measured porosity. EasySol ve Software LLC P.O. Box 3247, Eagle, Colorado 81631 W www.easysolve.com (970) 319-1591 8/13/2014 r L Earth Systems Southwest Bermuda Dunes, California Sample ID: DW-2 @ 42' Sample Date: August 4, 2014 Interval: 42 HYDRAULIC CONDUCTIVITY CALCULATED FROM SIEVE ANALYSIS SIEVE ANALYSIS BEYER METHOD Percent Diameter K = g • C • (p(n)• de where: g = 9.81 m/s2 0 0.001 v v =1.14 mmZ/s 4 0.003 K = 7.31E-03 cm/sec 500 8 0.074 C = 0.06 • log 25 0.15 rI 69 0.3 (p(n) = 1 100 0.6 n=0.255•(1+0.837) 77 = d60 Id, 0 SIZE de = d10 DISTRIBUTION Percent Size VARIABLES 0 +3" K - Hydraulic conductivity (cm/s) g - Acceleration due to gravity (m/s2 92 4 Sand Silt v -Viscosity @m2/s� 4 Clay C - Coefficient - �9(n) - Function of porosity - n - Porosity * - q - Uniformity - de - Effective grain diameter (mm) d,o - Diameter at 10% (mm) d60 - Diameter at 60% (mm) * May substitute measured porosity. EasySol ve Software LLC W P.O. Box 3247, Eagle, Colorado 81631 www.easysolve.com (970) 319-1591 8/13/2014 Whitewater River Region Preliminary WQMP La Quinta Square Appendix F Site Design and Treatment Control BMP Sizing Calculations and Design Details r r r I Whitewater Watershed Legend: Required Entries BMP Design Volume, VBMP (Rev. 03-2012) Calculated Cells Company Name Kimley-Horn and Associates Date 10/22/2014 Designed by M. Knapton County/City Case No La Quinta # SDP 14-1005 Company Project Number/Name La Quints Square / 095943001 Drainage Area Number/Name A 1 Enter the Area Tributary to this Feature AT = 0.17 acres Determine the Effective Impervious Fraction Type of post -development surface cover Ornamental Landscaping (use pull down menu) Effective Impervious Fraction If = 0.10 Calculate the composite Runoff Coefficient, C for the BMP Tributary Area Use the following equation based on the WEF/ASCE Method C = 0.858If - 0.78If + 0.774If+ 0.04 C = 0.11 Determine Design Storage Volume, VBMP Calculate Vu, the 85% Unit Storage Volume VU 0.40 x C Calculate the design storage volume of the BMP, VBMP. VBMP (ft3)= Vu (in-ac/ac) x AT (ac) x 43,560 (ft2/ac) 12 (in/ft) V„ = 0.04 (in*ac)/ac VBMP— 25 ft3 r r r r L L Whitewater Watershed Legend: Required Entries BMP Design Volume, VBMP (Rev. 03-2012) Calculated Cells Company Name Kimley-Horn and Associates Date 10/22/2014 Designed by M. Knpton County/City Case No La Quinta # SDP 14-1005 Company Project Number/Name La Quinta Square / 095943001 Drainage Area Number/Name A2 Enter the Area Tributary to this Feature AT= 0.96 acres Determine the Effective Impervious Fraction Type of post -development surface cover Concrete or Asphalt (use pull down menu) Effective Impervious Fraction If = 1.00 Calculate the composite Runoff Coefficient, C for the BMP Tributary Area Use the following equation based on the WEF/ASCE Method C = 0.858If - 0.78If + 0.774If+ 0.04 C = 0.89 Determine Design Storage Volume, VBMP Calculate Vu, the 85% Unit Storage Volume Vu= 0.40 x C V„ = 0.36 Calculate the design storage volume of the BMP, VBMP. VBMP (ft)= Vu (in-ac/ac) x AT (ac) x 43,560 (ft2/ac) VBMP = 1,255 12 (in/ft) (in* ac)/ac ft3 Whitewater Watershed Legend: Required Entries BMP Design Flow Rate, QBMP (Rev. 03-2012) Calculated Cells Company Name Kimley-Horn and Associates Date 10/22/2014 Designed by M. Knapton County/City Case No La Quinta # SDP 14-1005 Company Project Number/Name La Quinta Square / 095943001 Drainage Area Number/Name BASIN A Enter the Area Tributary to this Feature AT= 0.17 acres Determine the Effective Impervious Fraction Type of post -development surface cover Ornamental Landscaping (use pull down menu) Effective Impervious Fraction If = 0.10 Calculate the composite Runoff Coefficient, C for the BMP Tributary Area Use the following equation based on the WEF/ASCE Method C = 0.858If - 0.78If + 0.774If+ 0.04 C = 0.11 BMP Design Flow Rate QBMP = C X I X AT QBMP — 0.0 ft3/s Notes: Whitewater Watershed Required Entries BMP Design Flow Rate, QBmp (Rev. 03-2012) Legend: Calculated Cells Company Name Kimley-Horn and Associates Date 10/22/2014 Designed by M. Knapton County/City Case No La Quinta # SDP 14-1005 Company Project Number/Name La Quinta Square / 095943001 Drainage Area Number/Name BASIN A Enter the Area Tributary to this Feature AT= 1.41 acres Determine the Effective Impervious Fraction Type of post -development surface cover Concrete or Asphalt (use pull down menu) Effective Impervious Fraction If = 1.00 Calculate the composite Runoff Coefficient, C for the BMP Tributary Area Use the following equation based on the WEF/ASCE Method C = 0.858If - 0.78If + 0.774If+ 0.04 C = 0.89 BMP Design Flow Rate QBMP=CXIXAT Notes: QBMP — 0.3 ft3/S r r r f f I Whitewater Watershed BMP Design Volume, VBMP (Rev. 03-2012) Legend: Required Entries Calculated Cells Company Name Kimley-Horn and Associates Date 10/22/2014 Designed by M. Knapton County/City Case No La Quinta # SDP 14-1005 Company Project Number/Name La Quinta Square ' 095943001 Drainage Area Number/Name B 1 Enter the Area Tributary to this Feature AT= 0.11 acres Determine the Effective Impervious Fraction Type of post -development surface cover Ornamental Landscaping (use pull down menu) Effective Impervious Fraction If = 0.10 Calculate the composite Runoff Coefficient, C for the BMP Tributary Area Use the following equation based on the WEF/ASCE Method C = 0.858If - 0.781E + 0.774If+ 0.04 C = 0.11 Determine Design Storage Volume, VBMP Calculate Vu, the 85% Unit Storage Volume Vu= 0.40 x C V„ = 0.04 (in*ac)/ac Calculate the design storage volume of the BMP, VBMP. VBMP (ft)= Vu (in-ac/ac) x AT (ac) x 43,560 (ft2/ac) VBMP= 16 ft3 12 (in/ft) r r r I r Whitewater Watershed Legend: Required Entries BMP Design Volume, VBMP (Rev. 03-2012) Calculated Cells Company Name Kimley-Horn and Associates Date 10/22/2014 Designed by M. Knapton County/City Case No La Quinta # SDP 14-1005 Company Project Number/Name La Quinta Square / 095943001 Drainage Area Number/Name B2 Enter the Area Tributary to this Feature AT= 0.27 acres Determine the Effective Impervious Fraction Type of post -development surface cover Ornamental Landscaping (use pull down menu) Effective Impervious Fraction If = 0.10 Calculate the composite Runoff Coefficient, C for the BMP Tributary Area Use the following equation based on the WEF/ASCE Method C = 0.858If - 0.78If + 0.774If+ 0.04 C = 0.11 Determine Design Storage Volume, VBMP Calculate VU, the 85% Unit Storage Volume Vu= 0.40 x C V„ _ Calculate the design storage volume of the BMP, VBMP. VBMP (ft3)= VU (in-ac/ac) x AT (ac) x 43,560 (ft2/ac) VBMP = 12 (in/ft) 0.04 (in*ac)/ac 39 ft3 r I r r Whitewater Watershed Legend: Required Entries BMP Design Volume, VBMP (Rev. 03-2012) Calculated Cells Company Name Kimley-Horn and Associates Date 10/22/2014 Designed by M. Knapton County/City Case No La Quinta # SDP 14-1005 Company Project Number/Name La Quinta Square / 095943001 Drainage Area Number/Name B3 Enter the Area Tributary to this Feature AT - 0.18 acres Determine the Effective Impervious Fraction Type of post -development surface cover (use pull down menu) Effective Impervious Fraction Concrete or Asphalt Calculate the composite Runoff Coefficient, C for the BMP Tributary Area Use the following equation based on the WEF/ASCE Method C = 0.858If - 0.78If + 0.774If+ 0.04 C = 0.89 Determine Design Storage Volume, VBMP Calculate VU, the 85% Unit Storage Volume Vu= 0.40 x C V = 0.36 (in*ac)/ac Calculate the design storage volume of the BMP, VBMP. VBMP (ft3)= VU (in-ac/ac) x AT (ac) x 43,560 (ft2/ac) VBMP = 235 ft3 12 (in/ft) Whitewater Watershed I Legend: BMP Design Volume, VBMP (Rev. 03-2012) Required hntries Calculated Cells Company Name Kimley-Horn and Associates Date 10/22/2014 Designed by M. Knapton County/City Case No La Quinta # SDP 14-1005 Company Project Number/Name La Quinta Square / 095943001 Drainage Area Number/Name B4 Enter the Area Tributary to this Feature AT= 0.71 acres Determine the Effective Impervious Fraction Type of post -development surface cover Concrete or Asphalt (use pull down menu) Effective Impervious Fraction If = 1.00 Calculate the composite Runoff Coefficient, C for the BMP Tributary Area Use the following equation based on the WEF/ASCE Method C = 0.858If - 0.78If + 0.774If+ 0.04 C = 0.89 Determine Design Storage Volume, VBMP Calculate Vu, the 85% Unit Storage Volume Vu= 0.40 x C V„ = 0.36 (in*ac)/ac Calculate the design storage volume of the BMP, `%BMP• VBMP (ft)= Vu (in-ac/ac) x AT (ac) x 43,560 (ftz/ac) VBMP= 928 ft3 12 (in/ft) Whitewater Watershed Required Entries BMP Design Flow Rate, QBMP (Rev. 03-2012) Legend: Calculated Cells Company Name Kimley-Horn and Associates Date 10/22/2014 Designed by M. Knapton County/City Case No La Quinta # SDP 14-1005 Company Project Number/Name La Quinta Square / 095943001 Drainage Area Number/Name B Enter the Area Tributary to this Feature AT = 0.38 acres Determine the Effective Impervious Fraction Type of post -development surface cover Ornamental Landscaping (use pull down menu) Effective Impervious Fraction If = 0.10 Calculate the composite Runoff Coefficient, C for the BMP Tributary Area Use the following equation based on the WEF/ASCE Method C = 0.858If - 0.78If + 0.7741f+ 0.04 C = 0.11 BMP Design Flow Rate QBMP = C X I X AT QBMP — 0.0 ft3/s Notes: r r r Whitewater Watershed Required Entries Legend: BMP Design Flow Rate, QBmp (Rev. 03-2012) Calculated Cells Company Name Kimley-Horn and Associates Date 10/22/2014 Designed by M. Knapton County/City Case No La Quinta # SDP 14-1005 Company Project Number/Name La Quinta Square / 095943001 Drainage Area Number/Name B Enter the Area Tributary to this Feature AT= 0.89 acres Determine the Effective Impervious Fraction Type of post -development surface cover Concrete or Asphalt (use pull down menu) Effective Impervious Fraction If = 1.00 Notes: Calculate the composite Runoff Coefficient, C for the BMP Tributary Area Use the following equation based on the WEF/ASCE Method C = 0.858If - 0.78If2 + 0.774If + 0.04 C = 0.89 BMP Design Flow Rate QBMP = C X I X AT QBMP — 0.2 $3/s r r I I Whitewater Watershed Legend: BMP Design Volume, VBMp (Rev. 03-2012) Required Entries Calculated Cells Company Name Kimley-Horn and Associates Date 10/22/2014 Designed by M. Knapton County/City Case No La Quinta # SDP 14-1005 Company Project Number/Name La Quinta Square / 095943001 Drainage Area Number/Name CI Enter the Area Tributary to this Feature AT= 0.22 acres Determine the Effective Impervious Fraction Type of post -development surface cover Ornamental Landscaping (use pull down menu) Effective Impervious Fraction If = 0.10 Calculate the composite Runoff Coefficient, C for the BMP Tributary Area Use the following equation based on the WEF/ASCE Method C = 0.858If - 0.781f2+ 0.7741f+ 0.04 C = 0.11 Determine Design Storage Volume, VBMP Calculate Vu, the 85% Unit Storage Volume Vu= 0.40 x C V„ = 0.04 (in*ac)/ac Calculate the design storage volume of the BMP, VBMP- VBMP (ft3)= Vu (in-ac/ac) x AT (ac) x 43,560 (ft2/ac) VBMP = 32 ft3 12 (in/ft) r r fA Whitewater Watershed Legend: Required Entries BMP Design Volume, VBMP (Rev. 03-2012) Calculated Cells Company Name Kimley-Horn and Associates Date 10/22/2014 Designed by M. Knapton County/City Case No La Quints # SDP 14-1005 Company Project Number/Name La Quints Square / 095943001 Drainage Area Number/Name A2 Enter the Area Tributary to this Feature AT= 0.19 acres Determine the Effective Impervious Fraction Type of post -development surface cover (use pull dowii menu) Effective Impervious Fraction Concrete or Asphalt If = 1.00 Calculate the composite Runoff Coefficient, C for the BMP Tributary Area Use the following equation based on the WEF/ASCE Method C = 0.858If 3 - 0.781E + 0.774If+ 0.04 C = 0.89 Determine Design Storage Volume, VBMP Calculate Vu, the 85% Unit Storage Volume Vu= 0.40 x C Calculate the design storage volume of the BMP, VBMP. VBMP (ft3)= Vu (in-ac/ac) x AT (ac) x 43,560 (ftz/ac) 12 (in/ft) V„ = 0.36 (in*ac)/ac VBMP = 248 ft3 r rWhitewater Watershed Legend: Required Entries BMP Design Volume, VBMP (Rev. 03-2012) Calculated Cells Company Name Kimley-Horn and Associates Date 10/22/2014 Designed by _M. Knapton County/City Case No La Quinta # SDP 14-1005 Company Project Number/Name La Quinta Square 095943001 1 Drainage Area Number/Name A3 1 Enter the Area Tributary to this Feature AT = 0.03 acres Determine the Effective Impervious Fraction f Type of post -development surface cover Concrete or Asphalt (use pull down menu) Effective Impervious Fraction If = 1.00 f Calculate the composite Runoff Coefficient, C for the BMP Tributary Area Use the following equation based on the WEF/ASCE Method C = 0.858If - 0.78If + 0.774If+ 0.04 C = 0.89 Determine Design Storage Volume, VBMP Calculate Vu, the 85% Unit Storage Volume VU 0.40 x C V„ = 0.36 (in*ac)/ac Calculate the design storage volume of the BMP, VBMP. VBMP (ft3)= Vu (in-ac/ac) x AT (ac) x 43,560 (ftZ/ac) VBMP = 39 ft3 12 (in/ft) Whitewater Watershed Legend: BMP Design Volume, VBMP (Rev. 03-2012) Required Entries Calculated Cells Company Name Kimley-Horn and Associates Date 10/22/2014 Designed by M. Knapton County/City Case No La Quints # SDP 14-1005 Company Project Number/Name La Quints Square 1095943001 Drainage Area Number/Name A3 Enter the Area Tributary to this Feature AT= 0.49 acres Determine the Effective Impervious Fraction Type of post -development surface cover Concrete or Asphalt (use pull do%Nn menu) Effective Impervious Fraction If = 1.00 Calculate the composite Runoff Coefficient, C for the BMP Tributary Area Use the following equation based on the WEF/ASCE Method C = 0.85 8If - 0.78If2 + 0.774If + 0.04 C = 0.89 Determine Design Storage Volume, VBMP Calculate Vu, the 85% Unit Storage Volume Vu= 0.40 x C V = 0.36 (in*ac)/ac Calculate the design storage volume of the BMP, VBMP- VBMP (ft3)= Vu (in-ac/ac) x AT (ac) x 43,560 (ftZ/ac) VBMP = 640 ft3 12 (in/ft) Notes: r r r r r r i Whitewater Watershed Legend: Required Entries BMP Design Volume, VBMP (Rev. 03-2012) Calculated Cells Company Name Kimley-Horn and Associates Date 10/22/2014 Designed by M. Knapton _ County/City Case No La Quinta # SDP 14-1005 Company Project Number/Name La Quinta Square / 095943001 Drainage Area Number/Name A3 Enter the Area Tributary to this Feature AT= 0.12 acres Determine the Effective Impervious Fraction Type of post -development surface cover Ornamental Landscaping (use pull down menu) Effective Impervious Fraction If= 0.10 Calculate the composite Runoff Coefficient, C for the BMP Tributary Area Use the following equation based on the WEF/ASCE Method C = 0.858If - 0.78If2+ 0.774If+ 0.04 Determine Design Storage Volume, VBMP Calculate Vu, the 85% Unit Storage Volume Vu= 0.40 x C Calculate the design storage volume of the BMP, VBMP. VBMP (ft3)= Vu (in-ac/ac) x AT (ac) x 43,560 (ft2/ac) 12 (in/ft) Notes: C = 0.11 V = 0.04 (in*ac)/ac VBMP = 17 ft3 Whitewater Watershed Required Entries BMP Design Flow Rate, QBMP (Rev. 03-2012) Legend: Calculated Cells Company Name Kimley-Horn and Associates Date 10/22/2014 Designed by M. Knapton County/City Case No La Quinta # SDP 14-1005 Company Project Number/Name La Quinta Square , 095943001 Drainage Area Number/Name BASIN C Enter the Area Tributary to this Feature AT= 0.34 acres Determine the Effective Impervious Fraction Type of post -development surface cover Ornamental Landscaping (use pull down menu) Effective Impervious Fraction If = 0.10 Calculate the composite Runoff Coefficient, C for the BMP Tributary Area Use the following equation based on the WEF/ASCE Method C = 0.858If3 - 0.78If2 + 0.774If + 0.04 C = 0.11 BMP Design Flow Rate QBMP=CXIXAT Notes: QBMP — 0.0 f33/s Whitewater Watershed Required Entries BMP Design Flow Rate, QBMP (Rev. 03-2012) Legend: Calculated Cells Company Name Kimley-Horn and Associates Date 10/22/2014 Designed by M. Knapton County/City Case No La Quinta # SDP 14-1005 Company Project Number/Name La Quinta Square 095943001 Drainage Area Number/Name BASIN C Enter the Area Tributary to this Feature AT = 0.71 acres Determine the Effective Impervious Fraction Type of post -development surface cover Concrete or Asphalt (use pull down menu) Effective Impervious Fraction If = 1.00 r Notes: I Calculate the composite Runoff Coefficient, C for the BMP Tributary Area Use the following equation based on the WEF/ASCE Method C = 0.8581f - 0.78If + 0.7741f+ 0.04 C = 0.89 BMP Design Flow Rate QBMP =CXIXAT QBMP = 0.1 ft3/S Li I I Ll CALIFORNIA CURB SHELF BASKET WATER CLEANSING SYSTEM SAN DIEGO REGIONAL STANDARD CURB INLET FIGURE I DETAIL OF PARTS REMOVABLE BASKET CATCHES EVERYTHING AND MAY BE REMOVED THROUGH MANHOLE WITHOUT ENTRY. MANHOLE I.. • �- I' � •I I. 12 •I 12�-- I� FIGURE 3 DETAIL OF PROCESS WIDTH OF INLET WILL VARY CATCH E4SIN WALL SHELF DRIVE PIN \ 47TO51 30 14� r 10 FIGURE 2 DETAIL OF INSTALLATION FLOW RATES per 3 FTT, Basket Q=SO•cd=A 2r9*h cd = `°'_ .67 SO A(ft) h (ft) Q (S) Coarse Screen .62 .84 0.146 1.06 Med Screen .56 1.36 0.75 3.53 Fine Screen .68 1.02 1.167 4.01 TOTAL I I I8.6 The above flow rates are based on unobstructed screens. NOTES 1.SHELF SYSTEM PROVIDES FOR ENTIRE COVERAGE OF INLET OPENING SO TO DIVERT ALL FLOW TO BASKET. 2.SHELF SYSTEM MANUFACTURED FROM MARINE GRADE FIBERGLASS,GEL COATED FOR UV PROTECTION. 3.SHELF SYSTEM ATTACHED TO THE CATCH BASIN WITH NON —CORROSIVE HARDWARE. 4.FILTRATION BASKET STRUCTURE MANUFACTURED OF MARINE GRADE FIBERGLASS,GEL COATED FOR UV PROTECTION. 5.FlL7RA7I0N BASKET FINE SCREEN AND COARSE CONTAINMENT SCREEN MANUFACTURED FROM STAINLESS STEEL. 6.FIL77?,47ION BASKET HOLDS BOOM OF ABSORBENT MEDIA TO CAPTURE HYDROCARBONS BOOM /S EASILY BOX MANUFACTURED FROM REPLACED WITHOUT REMOVING MOUNTING HARDWARE. MARINE GRADE FIBERGLASS & GEL ZFILTRATION BASKET LOCATION IS DIRECTLY UNDER MANHOLE FOR EASY MAINTENANCE. COATED FOR UV PROTECTION 5 YEAR MANUFACTURERS WARRANTY PATENTED EXCLUSIVE CALIFORNIA DISTRIBUTOR: SEUVICE BlO CLEAN ENVIRONMENTAL SERVICE TEL. 760-433-7640 FAX:760-433-3176 ALL FILTER SCREENS ARE STAINLESS STEEL Emo/l: info®bioclBonanvi�onmentol.nat SUNIREE OUNM PRODUCIS ARE BUILT FOR EASY CLEANING AND ARE DESIGNED TO BE PLRAGIND✓T INFRASTRUCTURE AND SHOULD LAST FOR DEGWES CURB INLET BASKET SYSTEM DATE: 04/12/04 SCALE:SF — 15 DRAFTER: N.R.B. UNITS —INCHES— fl I u PROVEN STORMWATER TREATMENT TECHNOLOGY Overview The Bio Clean Curb Inlet Filter (CIB) is best known for its patented'Shelf System: The shelf directs water flow into the filter which is positioned di- rectly under the manhole for easy access. Used exclusively by numerous cities and counties for its easy maintenance and 15 minute cleaning time, the'Shelf System' eliminates the need for confined space entry and allows it to be serviced with a standard vacuum truck or by lifting the basket through the manhole. The 'Shelf System' makes this filter the preferred choice of maintenance crews nationwide. This industry leading filter and shelf system are constructed of UV coated marine grade fiberglass and high grade stainless steel. Its multi -level screening and hydrocarbon media captures everything from oils & grease to sediments, to foliage and litter. Our manufacturing capabilities allow us to make these filters and shelf systems in any size. This filter is easily adaptable to any size and style of catch basin. www.BioCleanEnvironmentaI.com A Includes the patented'Shelf System' - Allows the Filter to Be Cleaned in 15 Minutes or Less - Cleaned Without \j Catch Basin Entry Cleaned Easily With VacTruck 15 Minute Service ��.. Time c �ollotion & Maintenance ............................................................................................. Company Service Time (hours) Total Scores (out of 25) Hydrocompliance 1.75 9 KriStar 1.0 15 AbTech 0.5 18 Bio Clean 0.25 22 Hawaii Report Maintenance Score Approvals ................................................................... = 1 �4TF HP � City and County of County of Honolulu San Diego Bypass Flow Path Treatment Flow Path hole Cover Debris Retention Screen BioSorb Hydrocarbon Boom Medium Screen ine Screen Application ................................................................................ • Parking Lots • Roadways 2972 San Luis Rey Rc Oceanside, CA 9205£ p 760.433.7640 f 760.433.317E www.BioCleanEnvironmental.corr BIA$CLEAN �.0000100 rj TORRENT OPERATION AND MAINTENANCE OF MaxWello DRYWELL The Operation and Maintenance Format will include the following key components: 1.) Inspection Guidelines: New installations New systems should receive a thorough visual examination following the first several significant rainfall events. This assessment will assure that there is no standing water, and that runoff or nuisance water flows are being eliminated within the allowable 72-hour draw -down timeframe. Ongoing Operations At a m;nimum, the drainage structures should be inspected once a year within 72 hours of a significant storm event to ensure that there is no standing water in the chambers. 2.) Maintenance Format: Within the first 12-months of entering service, it is recommended that an initial cleaning be undertaken. This will help to establish the amount of accumulated particulate matter and debris to be expected on an annual basis. Thereafter, the systems should receive inspection at least yearly, and cleaning should be undertaken when the evaluation reveals that a maximum of 15% of the original chamber volume is occupied by silt and sediment. During this operation, all screens and filters should be serviced and the floating absorbent blankets replaced, along with the geotextile fabric at the bottom of the chambers. Should repair be needed, descriptions of deficiencies and estimated costs for suggested corrections should be provided. The above information shall be submitted in writing to the Owner at the conclusion of the maintenance service. Drywells that cease to eliminate all ponded water with 72-hours shall be replaced. 3.) Maintenance Records: A written log shall be kept of all inspections and maintenance performed on the drainage systems. IThe watermark TORRENT rtt:P0URCE5 iMaXWell'PIUS DRAINAGES .r i Product Information_ The MaxWell'' Plus, as manufactured and installed exclusively by Torrent Resources Incorporated, is the industry standard for draining large paved surfaces, nuisance water and other demanding applications. This patented system incorporates state-of-the-art pre-treatment technology. THE ULTIMATE IN DESIGN Since 1974, over 40,000 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. Many municipalities have recognized the inherent benefits of the MaxWell Plus and now require it for drainage of all paved surfaces. SUPERIOR PRE-TREATMENT Industry research, together with Torrent Resource's own experience, has shown that initial storm drainage flows have the greatestimpact on system performance This "first flush" occurs during the first few minutes of runoff and carries the majority of sediment and debris. Larger paved surfaces or connecting pipes from catch basins, underground storage, etc. can also generate high peak flows which may strain system function. In addition, nuisance water flows require controlled processing separate from normal storm runoff demands. Manufactured and Installed Exclusively by Torrent Resources Incorporated Please see reverse side for additional information U.S. Patent No. 4,923,330 "Trademark 1974, 1987, 2004 11/04 In the MaxWell Plus, preliminary treatment is provided through collection a separation in deep large -volume settling chambers. The standard MaxWell Plu system has over 2,500 gallons of capacity to contain sediment and debris carri by incoming water. Floating trash, paper, pavement oil, etc. is effectively stopped by the PureFlo' Debris Shields in each chamber. These shielding devic are equipped with an effective screen to filter suspended material and are vented to prevent siphoning of floating surface debris as the system drain EFFECTIVE PROCESSING Incoming water from the surface grated inlets or connecting pipes is received in the Primary Settling Chamber where silt and other heavy particles settle to t bottom. A PureFlo` Debris Shield ensures containment by trapping floating debris and pavement oil. The pre-treated flow is then regulated to a design rat of up to 0.25cfs and directed to a secondary settling chamber. The settling and containment process is repeated, thereby effectively achieving controllE uniform treatment. The system is drained as water rises under the Pure Flo Debri Shield and spills into the top of the overflow pipe. The drainage assembly retul the cleaned water to the surrounding soil through the F1oFast' Drainage Screen ABSORBENT TECHNOLOGY To provide prompt removal of pavement oils, both MaxWell Plus settling chambE are equipped with absorbent sponges. These floating pillow -like devices are 100%water repellent and literally wick petrochemical compounds from the watE Each sponge has a capacity of over 128 ounces to accommodate effective, long-term treatment. The absorbent is completely inert and will safely remov, runoff constituents down to rainbow sheens which are typically no more than one molecule thick. SECURITY FEATURES MaxWell Plus Systems include bolted, theft -resistance, cast iron gratings and covers as standard security features. Special inset castings which are resista to loosening from accidental impact are available for use in landscaped applica tions. Machined mating surfaces and "Storm Water Only" wording are standai 1HE MAXWELL FIVE-YEAR WARRANTY Innovative engineering, quality materials and exacting construction are standard with every MaxWell s,,stem produced and installed by Torrent Resources Incorporated. The MaxWell Drainaae Systems Warranty is the best in the industry and guarantees aaoinst failures due to workmanship or materials for a period of five ;ears from date of completion. I I L L MAXWELL' PLUS DRAINAGE SYSTEM DETAIL AND SPECIFICATIONS CALCULATING MAXWELL PLUS REQUIREMENTS: The type of property, soil permeability, rainfall intensity and local drainage ordinances determine the number and design of MaxWell Systems. For general applications draining retained storm water, use one standard MaxWell Plus per the instructions below for up to 5 acres of landscaped contributory area, and up to 2 acres of paved surface. To drain nuisance water flows in storm runoff systems, add a remote inletto the System. For smaller drainage needs, refer to our Type IV MaxWell. For industrial drainage, our Envibro' System may be recommended. For additional considerations, please refer to "Design Suggestions For Retention And Drainage Systems" or consult our Design Staff. COMPLETING THE 'MAXWELL PLUS DRAWING To apply the MaxWell Plus drawing to your specific project, simply fill in the blue boxes per the following instructions. For assistance, please consult our Design Staff. PRIMARY SETTLING CHAMBER DEPTH The overall depth of the Primary Settling Chamber is determined by the amount of surface area being drained. Use a standard depth of 10 feet for the initial acre of contributory drainage area, plus 2 feet for each additional acre, up to the design limits of the property type noted in "Calculating MaxWell Plus Requirements" noted above. Other conditions that would require increased chamber depths are property usage, maintenance scheduling, and severe or unusual service conditions. Connecting Pipe Depth may dictate deeper chambers so as to maintain the effectiveness of the settling process. • ESTIMATED TOTAL DEPTH The Estimated Total Depth is the approximate total system depth required to achieve 10 continuous feet of penetration into permeable soils, based upon known soil information. Torrent's specialized "crowd" equipped rigs get through the difficult cemented soils to reach clean drainage soils at depths up to 180 feet and their extensive drilling log database is available to use as a reference. SETTLING CHAMBER DEPTH On MaxWell Plus Systems of over 30 feet overall depth and up to 0.25cfs design rate, the standard Settling Chamber Depth is 18 feet. OVERFLOW HEIGHT The Overflow Height and Settling Chamber Depth determine the effectiveness of the settling process. The higher the overflow pipe, the deeper the chamber, the greater the settling capacity. An overflow height of 13 feet is used with the standard settling chamber depth of 18 feet. '0 DRAINAGE PIPE This dimension also applies to the Pureflo' Debris Shields, the RoFast' Drainage Screen, and fittings. The size is based upon system design rates, multiple primary settling chambers, soil conditions, and need for adequate venting. Choices are 6", 8", or 12" diameter. Refer to our company's "Design Suggestions for Retention and Drainage Systems" for recommendations on which size best matches your application. .0 BOLTED RING 5 GRATE/COVER Standard models are quality cast iron and available to fit 24" 0 or 30" 0 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 Pipes up to 24" in diameter from catch basins, underground storage, etc. may be connected into the primary settling chamber. Inverts deeper than 4 feet will require additional depth in both system settling chambers to maintain respective effective settling capacities. I_ — INTAKE INLET HEIGHT The Intake Inlet Height determines the effectiveness of the settling process in the Primary Settling Chamber. A minimum inlet height of 6 feet is used with the standard primary settling chamber depth of 10 feet. Greater inlet heights would be required with increased system demands as noted in Primary Settling Chamber Depth. CHAMBER SEPARATION The standard separation between chambers is 1S feet from center to center for inlet pipe inverts up to 7 feet. For deep inlet pipes or underground storage systems that result in a deeper Connector Pipe, add 5 feet of separation for each 3 feet of additional Connector Pipe depth. Maximum Connector Pipe depths and Chamber separations are 13 feet and 25 feet, respectively. A pump and lift station is recommended for systems with deeper requirements. CHAMBER SEPARATION 17 C i "o 19 (5� �2� 18\I 1 fd 31 21) llj i :� lb) w W w 00 JdW v• y Z 23 ) s i • �. Q t 1 i Z / 'ry J E— ~ W t— U YLW _ Q J (D o zZFU Q M&Mell' Plus Manufactured and install-4 by t TORRENT RESOURCES a �• 4 , CC2)�_. l r• t ARI10NA602/268-078S NEVADA 702/366.1234 C.ALIFURNIA 661/947-9836 Al Lit. R C070405 A R00047067 -4 W fi 0 B AD R 3 3 (A Lk. 528080, C-42, HA2. NM LIE. 90504 GF04, NV Lit. 003S350 A -_ U.S. Patent Na0 4,923,3330 --"Trademark 197.1, 1990, 2001 The referenced drawing and specifications are available on CAD either through our office or web site. Ask for Drawing TRI 1104P. 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 Design Staff for no -charge assistance in any phase of your planning. 0 ITEM NUMBERS 1. Manhole Cone Modified flat bottom. 2. Stabilized Backfill - Compacted native in landscaped areas. 1 sack slurry in pavement. 3. Bolted Ring 6 Grate/Cover - Diameter as shown. Clean cast iron with wording "Storm Water Only" in raised letters. Bolted in 2locations and secured to cone with mortar Rim elevation ,0.02' of plans. 4. Graded Basin or Paving (by Other, ) S. Compacted Base Material (by Others). 6. PureFlo' Debris Shield - Rolled 16 Ga. steel X 24" length with vented anti siphon and internal .265" Max. S,bO flattened expanded steel screen X 12" length Fusion bonded epoxy coated. 7. Pre cast Liner 4000 PSI concrete 48' ID X 54" OD. Center in hole and align sections t maximize bearing surface. 8. Min. 60 Drilled Shall 9. Support Bracket - Formed 12 Ga. steel Fusion bonded epoxy coated 10. Overflow Pipe - Sch. 40 PVC mated to drainage pipe at base seal 11. Drainage Pipe - ADS highway grade with TRI A coupler. Suspend pipe duet g backfill operations to prevent buckling or breakage Diameter as noted. 12. Base Seal Geotexhle, poly liner or concrete slurry 13. Rock - Clean and washed, sized between 3 8" and 1-112" to best complement soil conditions. 14. FloFast" Drainage Screen Sch. 40 PVC 0.120" slotted well screed with 32 slot: per row/ft 96" oierall length with TRI-B couplet. i P. - 1.. �• CV - r --� y,? . r• ..y : i t i . 77t& s ,� 13 = I 1 _ l_ a w 0 Of w m 2 Q 2 U C7 z J H W W 15. Min. 4' 0 Shah Drilled to maintain permeability of drainage soils 16. Fabric Seal U V. Resistant Geotextde - To be removed by customer at project completim 17, Absorbent Hydrophobic Petrochemical Sponge Min 128 oz capacity. 18. Connector Pipe 4" 0 Sch. 40 PVC 19. Vented Anti -Siphon intake with flow regulator 20. Intake Screen Sch. 40 PVC 0 120" modified slotted well screen with 32 slots per row/ft 48" overall length with TRI-C end cap. 21. Freeboard Depth Varies with inlet pipe elevation Increase primary/secondary settling chamber depths as needed to maintain all inlet pipe elevations above connector pipe overflow. 22. Optional Inlet Pipe (by Others) 23. Moisture Membrane 6 mil. Plastic. Place secLuely against eccentric cone and hole sld" Used in lieu of slurry in landscaped areas. Whitewater River Region Preliminary WQMP La Quinta Square Appendix G AGREEMENTS - CC&RS, COVENANT AND AGREEMENTS AND/OR OTHER MECHANISMS FOR ENSURING ONGOING OPERATION, MAINTENANCE, FUNDING AND TRANSFER OF REQUIREMENTS FOR THIS PROJECT -SPECIFIC WQMP RECORDING REQUESTED BY AND WHEN RECORDED MAIL TO: (Space Above For Recorder's Use) DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS FOR LA QUINTA SQUARE 810987.06/SD 373605-00003/9-4-14//lab DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS FOR LA QUINTA SQUARE This DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS FOR LA QUINTA SQUARE ("Declaration") is made this day of by ACM La Quinta IV-B, LLC, a Delaware limited liability company ("Declarant"). RECITALS A. Declarant is the owner of that certain real property situated in the City of La Quinta, County of Riverside, State of California, consisting of three (3) Parcels, as more particularly described on Exhibit "A" attached hereto and depicted on the site plan attached hereto as Exhibit "B." Each Parcel contains one (1) building. Capitalized terms used in the Recitals are defined in Article 1. B. Declarant intends to sell the Parcels to third party purchasers and desires that (i) certain easements be reserved and granted on the Parcels, all as more particularly described herein and (ii) to impose on the Property mutually beneficial restrictions, limitations, conditions and covenants for the benefit of all of the Owners, the Parcels and the future Owners of said Parcels. DECLARATION NOW, THEREFORE, Declarant declares that the Property is, and shall be, held, conveyed, hypothecated, encumbered, leased, rented, used and occupied subject to the following limitations, restrictions, easements, covenants, conditions, liens and charges. All of the limitations, restrictions, easements, covenants, conditions, liens and charges set forth in this Declaration shall run with the land, shall be binding on and inure to the benefit of all parties having or acquiring any right, title or interest in the Property, shall be enforceable equitable servitudes and shall be binding on and inure to the benefit of the successors -in -interest of such parties. ARTICLE 1 DEFINITIONS Unless the context otherwise specifies or requires, the terms defined in this Article shall, for all purposes of this Declaration, have the meanings herein specified. 1.1 "Allocable Share" means each Owner's share of Maintenance Expenses which shall be as set forth below: Allocable Share for all Maintenance Expenses except BMP expenses:* Parcel 1: 46% Parcel 2: 34.83% Parcel 3: 19.17% 810987.06/SD 373605-00003/9-4-14//Ia b Allocable Share for BMP expenses:* Parcel 1: 70.58% Parcel 3: 29.42% * As used herein, "BMP expenses" means all funds expended by the Maintaining Owner reasonably necessary for the operation, maintenance, repair and replacement of the BMP Obligations. 1.2 "BMP Obligations" means all storm water pollution prevention best management practices described in the Water Quality Management Plan dated prepared by Kimley-Horn and Associates. 1.3 "Building" refers to each building located on a Parcel, as the same may be altered from time to time. 1.4 "City" refers to the City of La Quinta, California. 1.5 "Common Utility Facilities" refers to (i) the electrical equipment, lines and common house pedestal providing electrical service for the parking lot lighting, landscape lighting, monument signage and landscape irrigation, (ii) the landscape irrigation controller box serving all three Parcels, (iii) the common sewer line shown on Exhibit "G" and (iv) the common fire service line shown on Exhibit "G". 1.6 "Declarant" means ACM La Quinta IV-B, LLC, a Delaware limited liability company and its successors and assigns. On the date that Declarant no longer owns any interest in the Property, all Declarant's rights and obligations set forth in this Declaration shall automatically terminate and be of no further force and effect. 1.7 "Declaration" means and refers to this Declaration of Covenants, Conditions and Restrictions of La Quinta Square, as may be amended, modified or supplemented from time to time. 1.8 "Default Interest Rate" means the lesser of: (i) four percent (4%) per annum in excess of the "Prime Rate," or (ii) the highest lawful rate. The "Prime Rate" shall be the rate announced as such from time to time by Bank of America or its successor. If there shall be no such announced rate of such bank or its successor, then the "Prime Rate" shall be such equivalent rate as is charged from time to time by major money -center banks. 1.9 "Hazardous Materials" means and refers to any substance, material or waste which is or becomes (i) regulated by any governmental authority because of its toxicity, ignitability, corrosivity or reactivity; or (ii) defined as a "hazardous substance," "extremely hazardous substance," "hazardous waste," "extremely hazardous waste," "restricted hazardous waste," "Non-RCRA hazardous waste," "RCRA hazardous waste", "mixed waste," "medical waste" or similar material under any federal, state or local statute or regulation promulgated thereunder. 1.10 "Include(s)", "Including", whether capitalized or not, mean "include(s) without limitation" and "including without limitation," respectively. 810987.06/SD 373605-00003/9-4-14//lab -2- 1.11 "Invitee" means any person whose presence within the Project is approved by or is at the request of a particular Owner, including lessees, employees, licensees or invitees of Owners or Lessees. 1.12 "Land Area" means the gross square footage of the real property situated within a Parcel. For purposes of determining the gross square footage, the area of the Parcel designated on the parcel or subdivision map shall be the conclusive determination of the Land Area. If no designation is included in the parcel or subdivision map, the Land Area shall be the area designated by Declarant's engineer. 1.13 "Landscape Improvements" means all landscaped areas and irrigation improvements within the Project, including perimeter landscaping, islands and planters and plant materials contained therein. 1.14 "Lessee" means each Person who, at any given time, is leasing, or otherwise has a right to use, a Parcel or an entire Building from an Owner under a written lease or other agreement. An Owner may designate, by an executed, recorded instrument, a Lessee as primarily responsible for the burdens and obligations imposed herein during the term of the lease, and may further designate to such Lessee the right to exercise the powers granted to such Owner under this Declaration. Such designation, however, shall not result in a release of such Owner from any responsibility and liability hereunder. 1.15 "Maintaining Owner" means the Owner of Parcel 1. 1.16 "Maintenance Area" refers to (i) the Parking Maintenance Improvements, (ii) the Landscape Improvements, (iii) the Common Utility Facilities, (iv) the BMP Obligations relating to Parcel 1 and Parcel 3 only, (v) all monument signage, and (vi) all other areas to be maintained by the Maintaining Owner as set forth in Section 3.2 herein. 1.17 "Maintenance Expenses" means all funds expended by the Maintaining Owner reasonably necessary for the operation, maintenance, repair and replacement of the Maintenance Area including (i) all fees charged by a management company, accountants, attorneys and any other third party contractor engaged by the Maintaining Owner to perform any portion of the Maintaining Owner's obligations hereunder, (ii) the cost of any utilities and other services required for the maintenance and operation of the Maintenance Area, (iii) an administrative fee payable to the Maintaining Owner in consideration of its services equal to five percent (5%) of all other Maintenance Expenses (excluding costs attributable to utilities), (iv) liability insurance carried by the Maintaining Owner to the extent such insurance covers the Maintaining Owner's obligations hereunder and (v) other reasonable costs incurred by the Maintaining Owner in the proper performance of its rights and obligations hereunder. If any of the Maintaining Owner's personnel perform services, functions or tasks related to such operation and maintenance, then the cost of such personnel shall be equitably allocated according to the time spent performing such duties. Each Owner shall pay all real property taxes and assessments on its own Parcel(s) and no portion of same shall be included in Maintenance Expenses. 1.18 "Mortgage" means any first or second mortgage or first or second deed of trust of the interest, whether fee or leasehold, of an Owner in a Parcel. 1.19 "Morta� means a mortgagee, beneficiary or guarantor under a Mortgage. 810987.06/SD 373605-00003/9-4-14//lab -3- 1.20 "Owner" or "Owners" means one or more Persons who are alone or collectively the record owner of a fee simple title to a Parcel (including Declarant), or the vendee under an installment land sales contract, but excluding those having any such interest merely as security for the performance of an obligation. If a Parcel is owned by more than one Person, then such Persons must designate one of their number to act on behalf of all of such Persons in the exercise of the powers granted to the Owner of such Parcel under this Declaration. So long as such designation remains in effect, such designee shall be an Owner hereunder and shall have the power to bind such Parcel and such other Persons. Such designation shall not release such Persons from liability hereunder. Any such designation must be in writing and served upon all Owners. The term "Owner" shall also include any Lessee satisfying the requirements of Section 1.13 and designated in a recorded instrument by an Owner to act on behalf of said Owner in the exercise of some or all of the powers granted to said Owner under this Declaration. 1.21 "Parcel" or "Parcels" means each legal lot comprising the Property shown on any recorded parcel or subdivision map, and as identified in Exhibit "B". 1.22 "Parking Lot Easement Area" means those portions of the Parcels located outside of the Buildings which are intended for vehicular and pedestrian ingress and egress and parking, specifically excluding the Landscape Improvements, the drive -through lane in Parcel 2 and the loading area in Parcel 1. 1.23 "Parking Maintenance Area" means the area designated as the "Parking Maintenance Area" on Exhibit "B". 1.24 "Parking Maintenance Improvements" refers to all paving, striping, sidewalks, curbs, gutters, directional markers and related improvements contained within the Parking Maintenance Area. 1.25 "Person" or "Persons" means and includes individuals, partnerships, firms, associations, joint ventures, corporations, or any other form of business entity. 1.26 "Project" refers to the Property and all improvements situated thereon. 1.27 "Property" includes all of the real property described in Exhibit "A". 1.28 "Utility Facilities" means all utility facilities located outside of a Building including storm water systems (including all storm water pollution prevention devices), sanitary sewer systems, drainage systems, water systems, natural gas systems, electrical and lighting systems, fire protection water systems, telephone systems, cable television systems, telecommunications systems, and all other utility systems and facilities reasonably necessary to service any improvement situated in, on, over and under the Project. ARTICLE 2 OWNERSHIP AND EASEMENTS 2.1 Easements. The Parcels are subject to the easements reserved and granted in this Declaration. Each of the easements reserved or granted herein shall be deemed to be established upon the recordation of this Declaration and shall henceforth be deemed to be covenants running with the land superior to all other future encumbrances applied against or in 810987.06/SD 373605-00003/9-4-14//lab -4- favor of any portion of the Project. Individual grant deeds to Parcels may, but shall not be required to, set forth the easements specified in this Article. 2.1.1 Parking Lot Easement. Declarant, as owner of all the Parcels hereby reserves, and upon conveyance of each Parcel hereby grants and conveys to the Owner of each Parcel, its successors and assigns and its Invitees, for the benefit of each such Parcel, nonexclusive, reciprocal easements in, to, over and across the portion of the Parking Lot Easement Area located on the other Parcels for the purpose of vehicular and pedestrian ingress and egress and parking ("Parking Lot Easements"). The Parking Lot Easements are non- exclusive, as each Owner retains all uses and rights with regard to its Parcel which are not inconsistent with the Parking Lot Easements, including the right to grant other easements in the Parking Lot Easement Area which are not inconsistent with the Parking Lot Easements. The Parking Lot Easements are appurtenant to each Parcel and all future subdivisions thereof and shall inure to the benefit of the present and future Owners of the Parcels and their Invitees and shall burden the Parcels on which the Parking Lot Easements are located. 2.1.2 Drainage Easements. Declarant, as Owner of all the Parcels, hereby reserves, and upon conveyance of each Parcel hereby grants and conveys to the Owner of each Parcel, its successors and assigns, for the benefit of each such Parcel, a nonexclusive, reciprocal easement in, to, over, under and across the other Parcels for reasonable surface drainage of storm water runoff ("Drainage Easement"). Any alteration in the natural surface water drainage flow which may occur as a consequence of normal construction activities and the existence of an Owner's improvements substantially as shown on Exhibit "B" (including Buildings and Building expansion, curbs, drives and paving) shall be permitted. The establishment of any drainage patterns or facilities that may alter the surface drainage patterns over a Parcel, from the surface drainage patterns that are contemplated by the construction of improvements as shown on Exhibit "B", is prohibited unless and until adequate alternative provision is made for proper drainage and the Owner proposing the alteration obtains the prior consent of the Owner of any Parcel over which such altered drainage will flow, which consent shall not be unreasonably withheld or delayed. Upon establishment and completion of such drainage patterns and facilities, all of the Project shall be and remain subject thereto. Except as provided above, no Owner shall alter or prevent the alteration of the surface of such Owner's Parcel or the drainage systems constructed on the Parcel if such alteration would materially increase the flow of surface water onto an adjacent Parcel either in the aggregate or by directing the flow of surface water to a limited area. The Drainage Easement is appurtenant to each Parcel and all future subdivisions thereof and shall inure to the benefit of the present and future Owners of such Parcels and their Invitees, and shall burden the Parcels on which the Drainage Easement is located. 2.1.3 Utility Easements. Declarant hereby reserves and grants to each Owner for the benefit of the Project, reciprocal, non-exclusive, appurtenant easements to the extent necessary for the use, maintenance, repair, replacement, removal and enjoyment of the Utility Facilities serving each Building. If it is necessary for an Owner to repair, maintain, replace or remove any Utility Facilities ("Utility Work"), such Owner shall comply with the following requirements: (i) adequate provision shall be made for the safety and convenience of all persons using the affected areas; (ii) the Project and facilities shall be replaced or restored to the condition in which they were prior to the performance of such Utility Work; (iii) subject to Section 5.4 below, all costs, fees and expenses incurred as a result of such Utility Work shall be borne solely by the party who undertakes such Utility Work; (iv) any construction activities pursuant to such easement rights shall be performed so as to not unreasonably interfere with access to, use, occupancy, or enjoyment of the remainder of the Property, (v) the Owner 810987.06/SD 373605-00003/9-4-14//lab -rJ- exercising its rights under such easements shall indemnify, hold harmless and defend all other Owners from and against all claims, losses, liabilities and expenses (including attorneys' fees and court costs) arising from such exercise, and (vi) all governmental requirements applicable thereto are satisfied. If it is necessary for an Owner to gain access to a Parcel in order to perform any Utility Work, the maintaining party shall provide the Owner of such Parcel with reasonable advance written notice which specifies the type, duration of, and date upon which access is needed, and the parties shall cooperate such that maintaining party can gain access to such Parcel as necessary to complete the Utility Work. In addition, if it is necessary for an Owner to install or relocate any Utility Facilities necessary for the operation of that Owner's Parcel, and such installation or relocation requires access rights over another Owner's Parcel, the Owner of the burdened Parcel shall (a) grant reasonable easements or other rights necessary for such operation to the installing Owner and (b) execute such documents as may be reasonably appropriate, necessary or required by any governmental agencies and/or public utilities and companies for the purpose of granting such easements. The maintaining or installing party shall be responsible for any damage resulting from such entry. 2.2 Maintenance Easement. Declarant, as Owner of all the Parcels, hereby reserves, and upon conveyance of a Parcel, hereby grants and conveys to the Maintaining Owner, its successors and assigns and its contractors, employees and agents, for the benefit of the Parcels, a nonexclusive easement in, to, over, under and across Parcel 2 and Parcel 3 to the extent necessary to perform the Maintaining Owner's maintenance obligations hereunder ("Maintenance Easement"). The Maintenance Easement is appurtenant to Parcel 1 and all future subdivisions thereof and shall inure to the benefit of the present and future Owner of Parcel 1 and shall burden the other Parcels. The Maintaining Owner agrees that the use of the easement granted hereunder shall not unreasonably interfere with the business operations of the Owners of Parcel 2 and Parcel 3. 2.3 Duration of Easements. The easements created under this Article 2 shall be perpetual and shall not terminate or be extinguished upon the termination of this Declaration, provided, however, that if at any time a single Owner becomes the sole owner of all Parcels, such single Owner shall have the right, but not the obligation, to terminate the easements created under this Article 2 upon the recordation of a notice of such termination in the Official Records of Riverside County, California. 2.4 Emergency Access. In the event that an emergency situation arises at the Project which requires that certain utilities be shut off in order to prevent injury to persons or damage to property, any Owner shall have the right to access the applicable utility control box and turn off such utility service. ARTICLE 3 MAINTENANCE 3.1 Maintenance Obligations of Owners. Except for those improvements which are the responsibility of the Maintaining Owner to maintain as set forth in Section 3.2 below, each Owner and its Lessees shall at all times during the term of this Declaration, at its sole cost and expense, maintain, repair and replace all improvements located on its Parcel, including (i) the Building situated on its Parcel, including all signage thereon, and (ii) all Utility Facilities serving solely that Owner's Parcel, whether located within or outside such Parcel, except to the extent any such Utility Facilities are maintained by a utility provider. Building maintenance shall include without limitation, the periodic washing of exterior surfaces of the building and painting of any painted surfaces on the exterior of the building. The exterior of all buildings and 810987.06/SD 373605-00003/9-4-14//lab -6- structures shall be washed and repainted by the applicable Owner, at the Owner's sole cost and expense, as often as is reasonably necessary to insure the attractiveness and aesthetic quality of such buildings or structures. Each Owner shall periodically wash the exterior of the windows of its building to maintain the attractiveness and aesthetic quality thereof. 3.1.1 Enhanced Maintenance. Any Owner shall have the right to clean, sweep, remove trash and make minor repairs to the Maintenance Area within its Parcel, at such Owner's sole cost and expense, in addition to the maintenance obligations of the Maintaining Owner set forth herein. I I We need to address "Special" landscape maintenance on INO parcell 1 3.2 Maintenance Obligations of the Maintaininq Owner. The Maintaining Owner shall maintain, repair and replace, as necessary, the Maintenance Area as set forth below. 3.2.1 Parking Maintenance Improvements. The Maintaining Owner shall maintain, repair and replace all paved surfaces and curbs of the Parking Maintenance Improvements in a level, smooth and evenly covered condition with the type of material originally installed or of similar quality, use and durability. Such maintenance work shall also include, without limitation, (i) placing, keeping in repair, and replacing all striping lines, curbs and gutters, (ii) periodically sweeping and power washing the paved areas within the Parking Maintenance Area and removing debris therefrom, and (iii) repairing, maintaining and replacing of all site/parking signage and painting all red curbs within the Parking Maintenance Area in accordance with Fire Department requirements. 3.2.2 Maintenance of Landscape Improvements. The Maintaining Owner shall maintain, repair and replace the Landscape Improvements, including (i) maintaining and replacing the landscaping, including the trimming, watering, and fertilization of all grass, ground cover, shrubs, flowers and trees, (ii) maintaining and repairing the irrigation system on all three Parcels and (iii) maintaining, repairing and replacing all monument signs. 3.2.3 Maintenance of Common Utility Facilities. Except to the extent any Utility Facilities are maintained by a utility provider, the Maintaining Owner shall maintain, repair and replace all Common Utility Facilities. 3.2.4 Site Lighting. The Maintaining Owner shall provide electrical service for the parking lot lighting, landscape lighting, monument signage and landscape irrigation and shall maintain all such lighting and lamps. The Maintaining Owner shall keep the Project fully illuminated each day during hours which are customary in similar commercial shopping centers in the La Quinta area. 3.2.5 BMP Obligations. The Maintaining Owner is responsible for maintaining and complying with all BMP Obligations for Parcel 1 and Parcel 3. The Parcel 2 Owner is responsible for maintaining and complying with all BMP Obligations for Parcel 2. 3.2.6 Site Signage. The Maintaining Owner shall maintain, repair and replace all monument signs, as shown on Exhibit "B". 3.2.7 Failure to Maintain. If the Maintaining Owner fails to maintain the Maintenance Area as set forth herein, any other Owner may notify the Maintaining Owner of its failure to perform such maintenance obligations, such notice to specifically set forth the maintenance which was not performed. If, following such notice, the failure to maintain persists 810987.06/SD 373605-00003/9-4-141/lab -7- for thirty (30) days (or, if such failure cannot be cured within such period, the Maintaining Owner fails to commence to cure within such thirty (30) day period, or thereafter fails to diligently proceed to complete the cure), the notifying Owner shall have the right, but not the obligation, to assume responsibility for maintaining such improvements and to enter upon any of the Parcels to perform any obligation of the Maintaining Owner to be performed thereon. The Maintaining Owner shall, within thirty (30) days of written demand by the curing Owner, accompanied by appropriate supporting document, reimburse such Owner for all reasonable costs and expenses incurred by such Owner in undertaking any of the actions permitted in the preceding sentence, together with interest thereon at the rate equal to the Default Interest Rate, from the date such costs and expenses were advanced or incurred by such Owner. Notwithstanding the foregoing, the curing Owner shall not be entitled to exercise its self-help remedies during the pendency of any arbitration proceedings involving the dispute in question pursuant to the arbitration provisions in Section 8.2. If another Owner assumes the responsibility of the Maintaining Owner as provided herein, the curing Owner shall be not obligated to pay its share of Maintenance Expenses for such period unless and until the Maintaining Owner reimburses the curing Owner's costs and expenses as required by this Section. The remedies provided in this Section are in addition to other remedies pursuant to Article 8. 3.3 Maintenance Standard. Each Owner shall maintain everything the Owner is obligated to maintain hereunder (i) in a clean, neat, safe, sanitary and attractive condition consistent with first-class commercial developments in the City of La Quinta area, (ii) as necessary to preserve the attractive appearance of the Project and to protect the value of the Project and (iii) in compliance with all applicable laws, ordinances and regulations. 3.4 Mechanics Liens. No Owner shall cause or permit any mechanic's lien to be filed against any other Owner's Parcel for labor or materials alleged to have been furnished or delivered to the Project for such Owner ("Defaulting Owner"). Each Owner, and in particular the Maintaining Owner, agrees to defend, indemnify, protect, and hold the other Owners harmless from and against any mechanics, materialmens and/or laborers liens, and all costs, expenses and liabilities in connection therewith, including reasonable attorneys' applicable fees and court costs, arising out of the actions of such Owner. Any Defaulting Owner shall immediately cause the effect of any suit or lien to be removed from the applicable Parcel, either by paying the indebtedness which gave life to such lien or by posting a bond or other security as required by law to obtain release and discharge of such lien. In the event the Defaulting Owner fails to do so, the Owner of the liened Parcel ("Curing Owner") is authorized to use whatever means in its discretion it may deem appropriate to cause said lien or suit to be removed or dismissed and the cost thereof, together with reasonable attorneys' fees, shall be immediately due and payable to the Curing Owner by the Defaulting Owner. ARTICLE 4 USE RESTRICTIONS 4.1 Permitted Use. Parcels and Buildings in the Project may only be used for commercial and/or retail purposes which are permitted under the zoning and conditional use permits of the City as are applicable to the Project at a particular time and as permitted under this Declaration, so long as such other uses are not otherwise prohibited herein. 4.1.1 Prohibited Uses. No part of the Project may be used for an activity or purpose (i) which poses a nuisance, safety hazard or health risk within the Project, (ii) which would in any way interfere with the quiet enjoyment of another Owner, or (iii) which shall in any 810987.06/SD 373605-00003/9-4-14//lab -8- way increase the rate of insurance for the Project, or cause any insurance policy to be cancelled or to cause a refusal to renew the same, including the following: (a) Any use involving Hazardous Materials, noxious, hazardous, toxic, caustic, explosive or corrosive fuel, gas or other substance except as may be necessary for the operation of an Owner's business, and only then if such Hazardous Materials are used in compliance with all applicable law and with this Declaration; (b) Any use involving any fire, explosion or other damaging or dangerous hazard, including the storage or sale of explosives or fireworks; (c) Any distillation or refinery facility; (d) Any use that results in vibration, noise, sound or disturbance that is objectionable due to intermittence, beat, frequency, shrillness or loudness; (e) Any use that results in air or water pollution in violation of applicable laws, ordinances, rules, regulations or permits; (f) Any use that results in emission of odorous matter or gas, whether toxic or non -toxic and (g) Any use that results in unusual litter, dust, dirt or debris, except as generated during construction of improvements. 4.2 Parcel 2 Exclusive Use. No portion of the Project, except for Parcel 2, may be used for the purposes set forth in Exhibit "D" attached hereto. 4.3 Parcel 1 Exclusive Use. No portion of the Project, except for Parcel 1, may be used for the operation of a Retail Grocery Store. The term "Retail Grocery Store" shall mean, without limitation, a supermarket, meat market, grocery store, fruit and vegetable store or stand, frozen or otherwise processed food store and any store where the area devoted to the display and/or sale of grocery items exceeds 2,000 square feet of gross leasable area. "Retail Grocery Store" shall not include a delicatessen or any restaurant wherein prepared food is sold for on premises consumption or for "take-out" consumption. The 2,000 square foot limitations set forth above shall be inclusive of the area under the merchandise display racks/cases/coolers, etc. and the aisles immediately adjacent to such merchandise display/rack/cases/coolers, etc. 4.4 Specific Restricted Uses. No portion of the Project shall be used for any of the prohibited uses set forth on Exhibit "E" attached hereto. 4.5 Parcel Restrictions. Only one building may be constructed within Parcel 2, which building shall not exceed 4,000 square feet in size and 28' above grade in height. 4.6 Signa e. Owners shall have the right to install or place identification and other signs on or in the Parcels and/or the Buildings thereon, provided such signs are in accordance with this Declaration, the Sign Program attached hereto as Exhibit 7" and all applicable federal, state and local laws and regulations. No other signs or other advertising device whatsoever shall be erected or maintained within the Project. The Maintaining Owner shall cause all monument signs to be illuminated from dusk to 2:00 a.m., seven (7) days a week, three hundred sixty-five (365) days a year. 810987.06/SD 373605-00003/9-4-14//lab -9- 4.7 Parking. Except as expressly provided herein, all parking spaces shall be used and shared in common with all Owners. An Owner's continued right to use the parking spaces is conditioned upon an Owner complying with all of the requirements of this Declaration. Each Owner agrees not to overburden the parking facilities and agrees to cooperate with the other Owners in the use of common parking areas. No more than one (1) vehicle may be parked within a parking space. Parking spaces are for parking of vehicles, bicycles and motorcycles only. No Owner may park a vehicle in a manner which either restricts the passage of pedestrians or vehicles over drive aisles, driveways, loading areas or sidewalks in the Project or extends beyond the limits of the space where the vehicle is parked. Tractor trailers, commercial vehicles and delivery vehicles may not be parked, stored or kept within the Project except for brief periods for loading, unloading, making deliveries, providing services or emergency repairs. No vehicle repair (except in emergencies) or other similar activities may be undertaken in the parking areas. 4.8 Loadinq Facilities. Except for armored vehicles delivering and picking up from a financial institution, no loading and unloading activities shall be conducted in any manner which may obstruct free traffic flow during normal business hours or otherwise constitute a nuisance or create a safety hazard. Notwithstanding the forgoing, in no event shall any armored vehicles block any fire lanes in the Project. 4.9 Changes to Parkinq Lot Improvements. Under no circumstances shall (i) any Owner construct or install any obstructions of any sort in the Parking Lot Easement Area without the express written approval of all the Owners, not to be unreasonably withheld, but subject to the Maintaining Owner's right to temporarily close any portion of the Parking Lot Easement Area for maintenance purposes, (ii) any Owner change or alter the improvements within the Parking Lot Easement Area in a manner which would decrease the number of parking spaces from that shown on Exhibit "B" or (iii) any changes be made to the Parking Lot Easement Area which would affect ingress to or egress from (including the truck dock/receiving area) Parcel 1, the visibility of the building on Parcel 1 (including its signage), or the "Critical Access Drive" shown on Exhibit "B" (other than on a temporary basis), without the prior consent of the Owner of Parcel 1, which consent shall not be unreasonably withheld. 4.10 Outside Storage. No Owner shall use any portion of the Parking Lot Easement Area for storage purposes. No Owner shall allow any personal property belonging to such Owner to remain within any portion of the Parking Lot Easement Area. Notwithstanding the foregoing, the Owner of Parcel 1 shall have the right to store shopping carts on the sidewalk under the front canopy of the building located on Parcel 1 in accordance with its customary manner of operating its business. Sidewalk sales conducted by other Owners are permitted provided the same are not held more than three (3) times per year for more than fourteen (14) days in the aggregate. 4.11 Hazardous Materials. Each Owner shall in all respects handle, treat, use, store, dispose and manage any and all Hazardous Materials in, on, under or about the Project in total conformity with all applicable Hazardous Materials laws and prudent industry practices regarding management of such Hazardous Materials, at such Owner's sole cost and expense. Owners shall neither cause nor permit any Hazardous Material to be used, generated, stored, transported, handled or disposed of on or about the Project except for Hazardous Materials necessary for the operation of an Owner's business and only then if such Hazardous Materials are used in compliance with all applicable law and with this Declaration. Each Owner covenants to investigate, clean up and otherwise remediate any spill, release or discharge of Hazardous Materials caused by the acts or omissions of such Owner, or its agents, representatives or 810987.06/SD 373605-00003/9-4-14//lab -1 0- Invitees at such Owner's sole cost and expense. Each Owner shall indemnify, defend and hold the Declarant, and all other Owners harmless from and against any and all claims, judgments, damages, penalties, fines, liabilities, losses, suits, administrative proceedings and costs, including attorneys' and consultants' fees (collectively, "Claims") arising from or related to the use, presence, transportation, storage, disposal, spill, release or discharge of Hazardous Materials present within such Owner's Parcel to the extent such Claims are caused in whole or in part by the acts or omissions of such Owner, its agents, representatives or Invitees. 4.12 Trash Disposal. No garbage, trash, rubbish, or other waste material shall be kept or permitted in the Project except in garbage cans, trash containers, dumpsters or other waste receptacles intended for such use. Until removal to the dumpsters located within the Project, all rubbish, trash, recycling, garbage and other waste shall be stored within the individual Buildings in a sanitary and neat manner. All equipment for the storage or disposal of such waste materials shall be kept in a clean and sanitary condition. No equipment, garbage cans, or storage piles shall be kept on the outside of any Building. Under no circumstances may explosives, fireworks, or highly flammable materials such as gasoline, kerosene, oil, oil -based paints, or solvents, be disposed of in the trash receptacles or anywhere else in the Project. Except as otherwise agreed by the Owners, each Owner is responsible for its own trash collection and disposal at such Owner's sole cost and expense. 4.13 Water Quality Protection. To protect the quality of our nation's waters, a number of federal, state and local laws, ordinances, rules, regulations and orders prohibit the discharge of anything other than natural rain water into storm drain systems, including gutters and streets that drain into storm drains. These governmental requirements include the Clean Water Act, the National Pollution Discharge Elimination System, orders and permits of the State Water Resources Control Board and the Regional Water Quality Control Board, the ordinances and regulations of the City, and any Storm Water Pollution Prevention Plan covering the Project. Most discharges of anything other than natural rain water into storm drain systems are unlawful and may result in significant penalties and fines. Each Owner (i) shall comply with, and cause its employees, agents and contractors to comply with, all such governmental requirements and the requirements of any other applicable governmental agency regarding the use, storage and disposal of pesticides, fungicides, herbicides, insecticides, fertilizers and other Hazardous Materials, and (ii) shall not discharge or permit any of the following to be disposed in the Project or discharged into any street, gutter, storm drain or storm water conveyance system: toxic or hazardous chemicals, hydrocarbon compounds such as gasoline, motor oil, antifreeze, solvents, paints, paint thinners, wood preservatives, fertilizers, plant clippings and waste, detergents, pet waste, or other Hazardous Materials. Owners shall consult with the City, other governmental authorities, and their refuse hauler regarding the proper disposal of any Hazardous Materials. Each Owner shall indemnify, protect, defend and hold Declarant and the other Owners harmless from any and all Claims arising from or attributable to the Owner's failure to comply with the requirements of this Section. 4.14 Compliance with Laws. An Owner shall not permit anything to be done or kept in its Parcel that violates any law, ordinance, statute, rule or regulation of any local, county, state or federal body, including any laws, ordinances or statutes pertaining to the use or storage of any Hazardous Materials. It shall be the responsibility of each Owner to ascertain and comply in all material respects with the zoning, use and other restrictions imposed by the City for the Project. 810987.06/SD 373605-00003/9-4-14//lab -� �- ARTICLE 5 MAINTENANCE EXPENSES 5.1 Allocation of Maintenance Expenses. Maintenance Expenses shall be allocated between the Parcels in accordance with each Parcel's Allocable Share. Each Owner, by acceptance of a deed to a Parcel, hereby agrees to pay its Allocable Share of Maintenance Expenses as set forth below. 5.2 Maintenance Budget. Within thirty (30) days after the close of escrow of the first Parcel from Declarant to a third party, the Maintaining Owner shall provide the Owners with a maintenance budget ("Maintenance Budget") for the balance of the current calendar year. The Maintaining Owner shall use reasonable efforts to deliver the Maintenance Budget for subsequent years to the other Owners no later than sixty (60) days prior to the commencement of each succeeding calendar year. The other Owners shall have twenty (20) days after receipt thereof to either reasonably approve or disapprove the Maintenance Budget. If any of the other Owners disapproves the Maintenance Budget, the Owners shall attempt to resolve any disagreement in good faith as soon as reasonably possible, and if they cannot reach a resolution on or before thirty (30) days prior to the beginning of the calendar year, any Owner may elect to resolve the disagreement by arbitration pursuant to Section 8.2 below. The Maintaining Owner shall use its good faith efforts to perform its operation and maintenance obligations hereunder in accordance with the Maintenance Budget. If before the commencement of any calendar year, the Owners fail to agree on the Maintenance Budget for the next calendar year, the Maintenance Budget established for the preceding year shall continue until a new Maintenance Budget is agreed upon. 5.3 Payment of Maintenance Expenses. Commencing on the first day of each calendar quarter (January, April, July, and October) following the close of escrow of the first Parcel from Declarant to a third party, the Owners shall pay to the Maintaining Owner, in advance, its Allocable Share of the Maintenance Expenses in equal quarterly installments, based upon the amount set forth in the Maintenance Budget, or based upon reasonable Maintenance Expenses if a Maintenance Budget is not in effect at the time. Within approximately sixty (60) days after the end of each calendar year, the Maintaining Owner shall provide the other Owners with a statement certified by the Maintaining Owner setting forth the actual Maintenance Expenses paid by it. If the amount paid by any other Owner for such calendar year exceeds its Allocable Share, the Maintaining Owner shall refund the excess to such Owner at the time such certified statement is delivered. If the amount paid by any other Owner for such calendar year is less than its Allocable Share, such Owner shall pay the balance of its Allocable Share to the Maintaining Owner within thirty (30) days after receipt of such certified statement. All Maintenance Expenses not paid for when due shall bear interest at the Default Interest Rate. Notwithstanding the foregoing, the Maintaining Owner shall have the right to charge the other Owners, based on their Allocable Share, (i) for the cost of defraying any construction or replacement (other than due to destruction or a taking) of a capital improvement to the Maintenance Area that was not foreseen at the time the Maintenance Budget was prepared, (ii) if the Maintaining Owner determines that the estimate of Maintenance Expenses for the current year is or will become inadequate to meet actual Maintenance Expenses for any reason, or (iii) for emergency repairs to the Maintenance Area as necessary to prevent injury to person or property. In the case of (i) and (ii) above (except with respect to utility charges), the Maintaining Owner shall obtain the consent of the other Owners, such consent not to be 810987.06/SD 373605-00003/9-4-14//lab -1 2- unreasonably withheld, conditioned or delayed, prior to incurring any such costs or expenses, following the procedures set forth in Section 5.2 above. 5.4 Utilities. Each Parcel shall be separately metered to measure each Owner's individual consumption of utilities, including domestic water, irrigation water, gas and electric, and each Owner shall timely pay all costs thereof. Notwithstanding the foregoing, the Maintaining Owner shall maintain a separate electrical meter for the purpose of measuring electrical consumption for the parking lot lighting, landscape lighting, monument signage and landscape irrigation, and charges therefor shall constitute Maintenance Expenses under this Declaration. 5.5 Audit Rights. Within six (6) months after receipt of any certified statement described in Section 5.3 above, the Owners shall have the right to audit the Maintaining Owner's books and records pertaining to the Maintenance Expenses for the calendar year covered by such certified statement. The auditing Owner shall notify the Maintaining Owner of its intent to audit at least fifteen (15) days prior to the designated audit date. In the event that such audit shall disclose any error in the determination of the Maintenance Expenses, an appropriate adjustment shall be made forthwith. The cost of any audit shall be assumed by the Owner conducting the audit. 5.6 Collection. If any Owner fails or refuses at any time to pay its share of any of the Maintenance Expenses when due, then the Maintaining Owner may enforce payment pursuant to Article 8 of this Declaration. ARTICLE 6 INSURANCE/INDEMNITY 6.1 Liability Insurance. The Maintaining Owner shall, at all times during the term of this Declaration, maintain or cause to be maintained in full force and effect a commercial general public liability insurance policy (on an occurrence basis) insuring against all claims for personal injury, death or property damage occurring upon, in or about the Maintenance Area as a result of the performance or nonperformance of the Maintaining Owner's maintenance rights and obligations hereunder, with combined single limits of at least Three Million Dollars ($3,000,000.00) per occurrence, and Five Million Dollars ($5,000,000.00) in the aggregate, with commercially reasonable deductions, which insurance shall include contractual liability coverage covering the Maintaining Owner's indemnity obligations hereunder. 6.2 Owner's Insurance. 6.2.1 Owner's Liabilitv Insurance. Each Owner shall obtain and maintain in full force and effect throughout the term of this Declaration commercial general liability insurance against claims for personal injury, death or property damage occurring upon, on or about its Parcel, with combined single limits of at least Two Million Dollars ($2,000,000) per occurrence, which insurance shall include broad form blanket contractual coverage covering the insured's obligations hereunder. 6.2.2 Property Insurance. Each Owner shall maintain at its sole expense a policy of casualty insurance insuring the improvements on its Parcel against loss or damage by fire and the risks covered by an ISO "special form" casualty policy in an amount equal to the maximum insurable replacement value thereof. Such policy shall be primary and non- contributing with any other insurance policy covering the same loss. Except as set forth in 810987.06/SD 373605-00003/9-4-14//lab -� 3- Article 7 below, and subject to any requirements of such Owner's mortgage lender, the proceeds of such insurance shall be used for the repair or replacement of such Owner's building. 6.3 General Requirements. All insurance policies required to be carried hereunder shall be issued by a financially responsible insurance company or companies authorized to issue insurance policies in the State of California. In no event shall the limits of any coverage maintained by any Owner or pursuant to this Declaration be considered as limiting such Owner's liability under this Declaration. Any insurance required to be carried pursuant to this Article may be carried under a policy or policies covering other liabilities and locations of an Owner; provided, however, that such policy or policies apply to the property required to be insured hereunder in an amount not less than the amount of insurance required hereunder. 6.4 Waiver of Subrogation. Each Owner on its own behalf and, to the extent legally possible for it to do so, on behalf of its insurer, releases the Declarant and the other Owners and their officers, employees, agents and representatives, and hereby waives any claims on account of loss or damage occasioned to such waiving party or its property or the property of others under its control, to the extent that such loss or damage is insured against under any fire and extended coverage insurance policy which either may have in force at the time of such loss or which is required by this Article, irrespective of any negligence on the part of any other Person which may have contributed to or caused such loss. If any Owner is by law, statute or governmental regulation or refusal of its insurance company is unable to obtain a waiver of the right of subrogation for the benefit of such other Persons, then, during any period of time when such waiver is unobtainable, said Owner shall be deemed not to have released any subrogated claim of its insurance carrier against such other Persons, and during the same period of time the other Persons shall be deemed not to have released the Owner who has been unable to obtain such waiver from any claims they or their insurance carriers may assert which otherwise would have been released pursuant to this Section. If any Owner is unable to obtain such waiver of the right of subrogation for the benefit of the other Owners, such Owner shall, within thirty (30) days of receiving notice of such inability, give the other Owners written notice of such inability. 6.5 Indemnification. Each Owner shall indemnify, defend, protect, and save the other Owners harmless from and against any and all demands, liabilities, damages, expenses, causes of action, suits, claims, and judgments, including reasonable attorneys' fees (collectively, "Claims"), arising out of or in any way connected with (i) the use by the indemnifying Owner or its Invitees of any easement hereby granted, (ii) the performance by the indemnifying Owner or its Invitees of the indemnifying Owner's maintenance obligations hereunder, or (iii) injury or death to person or damage to property that occurs on the indemnifying Owner's Parcel and is not caused by another Owner obligated to indemnify therefor pursuant to subsection (i) or (ii) above. An Owner shall not be entitled to such indemnification for (a) any damage caused to such Owner by reason of its own negligence, recklessness or willful misconduct, and (b) any and all Claims arising from any matter covered by the indemnitee's indemnity obligations under this Declaration. ARTICLE 7 DAMAGE 7.1 Restoration of Parcels. In the event of the destruction of and/or damage to any improvements on any portion of a Parcel, the Owner thereof may either (i) cause repair and/or reconstruction to commence within a commercially reasonable time after the damage occurs and shall diligently pursue such repair and/or reconstruction or (ii) elect not to restore its Parcel 810987.06/SD 373605-00003/9-4-14HIab -� 4- and the improvements thereon after damage occurs. If an Owner elects not to restore its improvements, such Owner shall promptly remove the damaged improvements (including foundations) as set forth above, clear the Parcel of debris, and appropriately landscape or otherwise improve the Parcel and maintain such improvements in a sightly manner. 7.2 Rights of Restoring Owner. Notwithstanding the provisions of Section 7.1 above, if an Owner is not restoring its improvements ("Non -Restoring Owner") and another Owner is continuing to operate ("Restoring Owner"), then the Restoring Owner shall have the right, upon prior notice to the Non -Restoring Owner, to install temporary or permanent access drives and parking areas (to the extent required by the City) on the Non -Restoring Owner's Parcel as may be required to ensure that the Restoring Owner has adequate parking and access to its Parcel from the public right-of-way, and the Non -Restoring Owner shall assign to the Restoring Owner any insurance proceeds received by the Non -Restoring Owner which are attributable to the Parking Maintenance Improvements on the Non -Restoring Owner's Parcel within thirty (30) days after request therefor by the Restoring Owner. ARTICLE 8 ENFORCEMENT/DISPUTES 8.1 Enforcement and Nonwaiver. Subject to Sector 8.4 below, each Owner shall have a right of action against any other Owner, to enforce by proceedings at law or in equity, all restrictions, conditions, covenants and reservations, now or hereafter imposed by the provisions of this Declaration or any amendment thereto, including the right to prevent the violation of such restrictions, conditions, covenants, or reservations and the right to recover damages or other dues for such violation. Failure of any Owner to enforce any covenants or restrictions herein contained shall in no event be deemed a waiver of the right to do so thereafter. 8.2 Injunctive & Declaratory Relief. In the event of any violation or threatened violation by any Owner of any of the terms and provisions contained herein, in addition to any other remedies provided for in this Declaration, any other Owner shall have the right to enjoin such violation or threatened violation and to bring an action for declaratory relief in a court of competent jurisdiction. 8.3 Personal Obligation. Each Owner, by acceptance of the deed or other conveyance instrument, of all or a portion of a Parcel or interest therein, shall be deemed to covenant and agree to be personally bound by this Declaration. Any sum not paid, or other obligation not performed when due, together with interest payable hereunder, and all costs and attorneys' fees incurred in connection with collection, shall be the personal obligation of the Person or Persons who were the Owners of the Parcel at the time the payment or obligation became due. The personal obligation shall not be released by any transfer of the Parcel subsequent to the date such payment or obligation became due. 8.4 Management Disputes. Notwithstanding anything to the contrary set forth herein, in the event of a dispute between the Owners resulting from the inability of the Owners to agree on a particular matter relating to the management and operation of the Project ("Management Dispute"), the Owners shall resolve such Management Dispute by binding arbitration in accordance with the provisions of California Code of Civil Procedure Sections 1280 et seq. (or any successor statute) and the procedures set forth below. Any Owner may commence an arbitration proceeding for a Management Dispute by giving written notice of its intention to arbitrate the Management Dispute ("Arbitration Notice") to the other Owners. 810987.06/S D 373605-00003/9-4-14//lab -15- 8.4.1 Arbitrator. Unless another procedure is agreed to by the Owners, there shall be a single arbitrator, who must be selected within thirty (30) days of delivery of the Arbitration Notice. The arbitrator shall have at least ten (10) years of direct experience in the operation and management of a first class retail project in the Riverside County area as a property or asset manager. Any arbitration proceeding hereunder shall be conducted in Riverside County, unless the Owners agree otherwise. 8.4.2 Submittal of Proposals. Each Owner who is a party to the Management Dispute shall submit a proposal as to the resolution of the Management Dispute to the Arbitrator and the other Owners. Each Owner shall make available to the Arbitrator all books, records and other information requested by the Arbitrator relating to the Management Dispute. Such matters are to be made available to the Arbitrator at such times as are deemed reasonably necessary by the Arbitrator to make its decision as herein provided. The Arbitrator shall, prior to rendering its determination as provided in Section 8.4.3 below, afford each Owner or its legal counsel an opportunity, orally or in writing, to express its point of view as to each Owner's proposed resolution; provided, however, that (i) any Owner submitting written materials shall be required to deliver a copy of such written materials to the other Owners and such other Owners shall have the opportunity to submit a written reply, and (ii) any Owner submitting oral statements shall afford the other Owners a reasonable opportunity to be present at the time of making such oral statements. The Owners may engage experts for the purpose of presenting evidence to the Arbitrator to support such Owner's proposed resolution. Each Owner shall have reasonable access during normal business hours to such books, records and other data as are reasonably necessary to analyze the Management Dispute under consideration with the right to copy any of the same at its expense. Each Owner may modify its proposed resolution to the Management Dispute until such time as the matter has been finally submitted to the Arbitrator as provided below. 8.4.3 Determination by the Arbitrator. The Arbitrator shall diligently pursue the determination of any Management Dispute and shall render its decision no later than thirty (30) days after appointment of the Arbitrator. The determination of the Arbitrator shall be made by selecting only one of the proposals submitted to the Arbitrator and, unless both Owners agree otherwise, the Arbitrator shall have no discretion to make a determination other than to select one of the proposals submitted by Owners. The decision of the Arbitrator shall be final and binding on all Owners and may be enforced in any court of competent jurisdiction. The Owners agree to indemnify and hold the Arbitrator harmless against any claim or demand arising out of any arbitration contemplated herein, unless resulting from the willful misconduct of the arbitrator. The cost of arbitration, attorneys fees' and costs of experts shall be borne in such proportion between the Owners as the Arbitrator may determine. 8.5 Remedies Cumulative. The remedies provided in this Article are in addition to any remedies available elsewhere in this Declaration or under applicable law. Exercise of one remedy shall not be deemed to preclude exercise of other remedies for the same default, and all remedies available to Owners may be exercised cumulatively. ARTICLE 9 GENERAL PROVISIONS 9.1 Covenants to Run with the Land; Term. The covenants, conditions and restrictions of this Declaration shall continue in full force and effect unless and until a declaration of termination signed by all the Owners is recorded in the records of the County Recorder's Office. 810987.06/SD 373605-00003/9-4-14//lab -� 6- 9.2 Headings. The headings used in this Declaration are for convenience only and are not to be used to interpret the meaning of any of the provisions of this Declaration. 9.3 Amendments. Prior to the sale of the first Parcel by Declarant, amendments to this Declaration shall be effective when executed by Declarant and when recorded in the Riverside County Recorder's Office. After the sale of the first Parcel by Declarant, this Declaration may be amended at any time by a document executed by two (2) out of three (3) of the Owners and recorded in the County Recorder's Office; provided, however, that if such amendment materially and adversely affects the operation, use or enjoyment of a Parcel or materially increases the economic burden of a Parcel, then the Owner so affected must also approve the amendment. Each Owner has the obligation to review and negotiate all amendments in good faith. If an Owner fails to respond to a request for approval of any amendment within fifteen (15) days after receipt of such request, such request shall be deemed approved. Any amendment which is made without the written consent, or deemed consent, of all the Owners, shall be null and void and of no effect. 9.4 Estoppel Certificate. The Maintaining Owner shall, within ten (10) days after written request of any other Owner, issue to such other party, or to any Mortgagee, or to any prospective purchasers or prospective Mortgagee specified by such requesting Owner, an estoppel certificate stating whether the Owner to whom the request has been directed, as applicable, knows of any default under this Declaration, (and if there are known defaults specifying the nature thereof). 9.5 Time of Essence. Time is of the essence with respect to the performance of each of the covenants and declarations contained in this Declaration. 9.6 Excuse for Non -Performance. Each Owner shall be excused from performing any obligation or undertaking provided in this Declaration, except any obligation to pay any sums of money under the applicable provisions hereof (unless such payment is conditioned upon performance of any obligation or undertaking excused by this Section), in the event and so long as the performance of any such obligation is prevented or delayed, retarded or hindered by act of God, fire, earthquake, floods, explosion, actions of the elements, war, invasion, insurrection, riot, mob violence, sabotage; inability to procure or general shortage of labor, equipment, facilities, materials or supplied in the ordinary course on the open market; failure of normal transportation; strikes, lockouts, action of labor unions; condemnation, requisition; laws or orders of governmental or civil or military authorities; breach or default of the other Owners of any of its obligations hereunder; failure to obtain necessary governmental approvals or permits despite the exercise of due diligence and good faith efforts by an Owner or any other cause, whether similar or dissimilar to the foregoing, not within the reasonable control of such Owner other than the lack of or inability to obtain funds or causes which were reasonably foreseeable. 9.7 Binding Effect. All of the limitations, covenants, conditions, easements, and restrictions contained herein shall attach to and run with the Parcels, and shall, except as otherwise set forth herein, benefit or be binding upon the successors and assigns of the respective Owners during their period of ownership (subject to Section 8.3 above). This Declaration and all the terms, covenants and conditions herein contained shall be enforceable as mutual, equitable servitudes in favor of said Parcels and any portion thereof, shall create rights and obligations as provided herein between the respective Owners and shall be covenants running with the land. Each Owner and Lessee, by acceptance of the deed to, lease of or other conveyance of all or a portion of a Parcel or interest therein, shall be conclusively deemed to have consented to and agreed to every covenant, restriction, provision, condition 810987.06/SD 373605-00003/9-4-14//lab -� 7- and right contained in this Declaration during their period of ownership (subject to Section 8.3 above), whether or not the instrument conveying such interest refers to this Declaration. 9.8 Waiver of Default. No waiver of any default by any Owner shall be implied from any omission by any other Owner to take any action in respect of such default if such default continues or is repeated. No express written waiver of any default shall affect any default or cover any period of time other than the default and period of time specified in such express waiver. One or more written waivers of any default in the performance of any term, provision or covenant contained in this Declaration shall not be deemed to be a waiver of any subsequent default in the performance of the same term, provision or covenant or any other term, provision or covenant contained in this Declaration. 9.9 Lessees. Any agreement for the leasing or granting of any right to use a Parcel or Building shall provide that the terms of such lease or other agreement shall be subject in all respects to the provisions of this Declaration, and any amendments thereto, and any applicable governmental requirements, including Sections 3.1, 3.4, 4.10, 4.12, 6.2, 6.4 and 6.5. Any Owner who leases or grants any rights to use such Owner's Parcel and/or Building shall be responsible for assuring compliance by such Owner's Lessee with this Declaration. In addition, any Owner shall upon being requested to do so by any other Owner, immediately take such action or actions in respect to such Owner's Lessee as may be necessary or required to cause such Lessee to fully comply with each and all of the terms and provisions of this Declaration. 9.10 Breach -Effect on Mortgagee And Right To Cure. Breach of any of the covenants or restrictions contained in this Declaration shall not defeat or render invalid the lien of any Mortgage made in good faith, but all of the foregoing provisions, restrictions, and covenants shall be binding and effective against any Owner of any portion of the Project, or any part thereof, who acquires title by foreclosure or trustee's sale or by deed in lieu of foreclosure or trustee's sale. If the Maintaining Owner gives any notice regarding an Owner default and such defaulting Owner has failed to cure or commence to cure such default as provided in this Declaration, then the Maintaining Owner shall give the defaulting Owner's Mortgagee (provided that said Mortgagee shall have, prior to the time of the default, notified the Maintaining Owner of the Mortgagee's mailing address), an additional notice given in the manner provided herein, that such defaulting Owner has failed to cure such default. In such case, such Mortgagee shall have thirty (30) days after said additional notice to cure any such default, or, if such default cannot be cured within thirty (30) days, to diligently to commence and pursue such cure to completion within a reasonable time thereafter. Giving of any notice of default or the failure to deliver a copy to any Mortgagee shall in no event create any liability on the part of the Maintaining Owner. 9.11 No Partnership. Neither this Declaration nor any acts of the Owners hereto shall be deemed or construed by the parties hereto, or any of them, or by any third person, to create the relationship of principal and agent, or of partnership, or of joint venture, or of any association between any of the Owners. 9.12 Breach Shall Not Permit Termination. It is expressly agreed that no breach of this Declaration shall entitle any Owner to cancel, rescind, or otherwise terminate this Declaration, and such limitations shall not affect in any manner any of the rights or remedies which the Owners may have by reason of any breach of this Declaration. 9.13 Attorneys' Fees. In the event of any action between the Owners for breach of or to enforce any provision or right hereunder, the non -prevailing party(s) in such action shall pay 810987.06/SD 373605-00003/9-4-14//lab -� 8- to the prevailing party(s) all costs and expenses expressly including reasonable attorneys' fees and costs incurred by the prevailing party(s) in connection with such action. 9.14 Notices. Any notice to be given under the provisions of this Declaration shall be in writing and may be delivered by email, facsimile, overnight courier, personal delivery or mail (sent registered or certified, return receipt requested). Notice shall be deemed received (i) forty- eight (48) hours after being sent by registered or certified mail return receipt requested, (ii) on the next business day after being sent by overnight courier, (iii) upon confirmation of receipt if sent by facsimile or email or (iv) upon receipt if personally delivered. Notices shall be addressed to the address of such Owner's Parcel, or an Owner may require notices to be delivered to another address by delivering a notice, in writing, notifying the then current Owners of such address in accordance herewith. 9.15 Severability. The provisions of this Declaration shall be deemed independent and severable, and the invalidity or partial invalidity or unenforceability of any provision or provisions of it shall not invalidate any other provisions. 9.16 Consent. In any instance in which any Owner is requested to consent to or approve of any matter where such Owner's consent or approval is required by the provisions of this Declaration, such consent or approval or disapproval shall be given in writing, and shall not be unreasonably withheld or delayed, unless the provisions of this Declaration with respect to a particular consent or approval shall expressly provide otherwise. 9.17 Governing Law. This Declaration and the obligations of the Owners hereunder shall be interpreted, construed, and enforced in accordance with the laws of the State of California. 9.18 Notification of Sale of Parcel. Concurrently with the consummation of the sale of any Parcel under circumstances whereby the transferee becomes an Owner thereof, or within five (5) business days thereafter, the transferee shall notify the other Owners in writing of such sale. Such notification shall set forth the name and address of the transferee and any Mortgagee. Prior to the receipt of such notification, any and all communications required or permitted to be given by the Owners shall be deemed to be duly made and given to the transferee if duly and timely made and given to said transferee's transferor. Mailing addresses may be changed at any time upon written notification to the Owners. 9.19 Exhibits. All exhibits attached to this Declaration and referred to herein are incorporated by reference. [signature on following page] 810987.06/SD 373605-00003/9-4-14//lab -� 9- IN WITNESS WHEREOF, Declarant has executed this instrument as of the date first above written. DECLARANT: ACM LA QUINTA IV-B LLC, a Delaware limited liability company By:_ Name: Title: By:_ Name: Title: 81098706/S D 373605-00003/9-4-14//I a b STATE OF CALIFORNIA COUNTY OF RIVERSIDE On before me, , (insert name and title of the officer) personally appeared who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument. I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct. WITNESS my hand and official seal. Signature. (Seal) 810987.06/SD 373605-00003/9-4-14//lab -2- EXHIBIT "A" Legal Description of the Property 810987.06/SD EXHIBIT "A" 373605-00003/9-4-14//lab -1 - ■ook r ; IIVA AI ` r. EXHIBIT "C" Maintenance Expenses Exclusions Maintenance Expenses shall not include: (a) amounts for which recovery is provided for or obtained pursuant to warranties or insurance policies; (b) expenses in connection with services or benefits which are not offered to all Owners; (c) electric power costs for which any Owner directly contracts with the local public service company; and (d) the cost of providing any service directly to any Owner or any other charges or costs billed to any Owner directly. 810967.06/so EXHIBIT "C" 373605-00003/9-4-14//lab -1 - EXHIBIT "D" Parcel 2 Exclusive No portion of the Project (other than Parcel 2) shall be used for the operation of (i) a hamburger oriented fast-food restaurant business, with or without a drive-thru, including, without limitation, Burger King, Wendy's, Jack in the Box, Five Guys Burgers & Fries, McDonald's, Sonic, Carl's Jr. or The Habit Grill; (ii) any other restaurant specializing in the sale of hamburgers, which shall mean a restaurant that derives more than thirty percent (30%) of its food sales from the sale of hamburgers, or (iii) any other restaurant with a take-out or a to -go service which derives more than twenty percent (20%) of its food sales from the take-out or to - go orders from the sale of hamburgers (the "Parcel 2 Exclusive"). The Parcel 2 Exclusive shall expressly not apply to any quick service restaurant that serves hamburgers or products containing hamburger meat, but which is not primarily engaged in the sale of hamburgers, such as, by way of example only, TGI Fridays, Taco Bell or Del Taco (unless such quick service restaurant satisfies the requirements in clauses (ii) and/or (iii) hereinabove, in which case the Parcel 2 Exclusive shall apply). The Parcel 2 Exclusive shall terminate and be of no further force or effect on the first to occur of the following: (a) The Owner of Parcel 2 ceases to operate Parcel 2 as a prototypical In-N-Out Burger quick service restaurant for a continuous period of one hundred eighty (180) days or more, provided that the following closures shall not constitute cessation of operations for purposes hereof: (i) closures due to repairs or rebuilding following a fire or other casualty or a condemnation so long as the repairs and/or restoration are commenced within a reasonable time after such casualty or condemnation and pursued to completion thereafter with reasonable diligence, (ii) closures due to remodel or rebuild so long as the remodel or rebuild is commenced within a reasonable time following the closure and pursued thereafter with reasonable diligence; and/or (iii) temporary closures due to any labor shortage or strike; and (b) The Owner of Parcel shall have sold, leased, conveyed, transferred or otherwise assigned its interests in Parcel 2 to any person or party other than to: (i) an In-N-Out licensed franchisee; (ii) any company that the Owner of Parcel 2 may merge with or be acquired by; (iii) any affiliate of the Owner of Parcel 2 , provided that the Owner of Parcel 2 is in control of the management of such affiliate, and (A) owns at least a fifty percent (50%) interest therein or (B) the affiliate is a partnership so long as the Owner of Parcel 2, or an affiliate of the Owner of Parcel 2 (which meets the above requirements), is the general partner of such partnership or a limited liability company so long as the Owner of Parcel 2, or an affiliate of the Owner of Parcel 2 (which meets the above requirements), is the managing member or manager of such limited liability company and the Owner of Parcel 2 owns at least a twenty-five percent (25%) interest in such limited liability company; (iii) a third party or ground lessor from whom the Owner of Parcel (or its successor or assign) or affiliate (meeting requirements specified above) leases Parcel 2 pursuant to a lease or sublease thereof; and (iv) any assignee, mortgagee or other entity that holds title to Parcel 2 or any improvements thereon pursuant to a mortgage or other security instrument recorded against Parcel created for purposes of securing a debt owned by the Owner of Parcel 2 or any successor, assign, or affiliate (meeting the requirements specified in above) thereof. (c) [TO BE DISCUSSED; OUTSIDE DATE] 810987.06/SD EXHIBIT "D" 373605-00003/9-4-14//lab -1 - EXHIBIT "E" Specific Restricted Uses (a) A business selling alcoholic beverages for on -premises consumption except for a restaurant with sit down table service as its primary operation in which the sale of alcoholic beverages does not exceed 50% of its gross sales; (b) Any establishment which stocks, displays, sells, rents, or offers for sale or rent any merchandise or material commonly used or intended for the use with or in consumption of any narcotic, dangerous drug, or other controlled substance (provided that the foregoing is not intended and shall not be construed to prohibit a drug store); (c) Adult book store, an establishment selling or exhibiting pornographic materials or any form of adult entertainment or an operation whose principal use is an exotic dancing and/or massage parlor (provided this restriction shall not prohibit massages in connection with a beauty salon, health club or athletic facility or a national massage chain such as Massage Envy); (d) A pool or billiard hall, arcade, night club, dance club, movie theater or cinema, gyms or health clubs greater than 5,000 square feet, schools or learning centers having more than thirty students at any one time, skating rink or bowling alley; (e) An abortion clinic; Planned Parenthood; (f) A lot for the sale of used automobiles; (g) A mobile home park, trailer court (except that this provision shall not prohibit the temporary use of construction trailers during any periods of construction, reconstruction or maintenance), mobile home sales lot, living quarters, hotel or apartment building; (h) Off-track betting establishment, bingo parlor or any gambling use; (i) An assembly, manufacturing, distilling, refining, smelting, industrial, agricultural, drilling or mining operation; 0) A junk yard, stock yard, animal raising operation, a dump or disposal or any operation for the incineration or reduction of garbage of refuse; (k) A pawn shop, a thrift store, consignment shop or "re -sell" shop, a "Good Will" or "Salvation Army" type store, flea market or a store dedicated to the sale of tobacco products; provided, however, a furniture consignment shop shall not be a restricted use under this clause (r); (1) A mortuary or funeral home; (m) A church or other place of worship, banquet hall, auditorium or meeting hall; (n) No flashing neon signs may be placed in the window or on any buildings greater than 24 inches x 24 inches or on any poles located in the Center; 810987.06/SD EXHIBIT "E" 373605-00003/9-4-14//lab -1 - (o) The outdoor display, sale or storage of seasonal merchandise (Christmas trees, pumpkins, produce, flowers, etc.) and/or the temporary or periodic (i.e., not permanent) outdoor display, sale or storage of merchandise (art work, novelties, clothing, etc.); and/or (p) Carnival, amusement park, or circus. 810967.06/sD EXHIBIT "E" 373605-00003/9-4-14//lab -2- EXHIBIT "F" Sign Program 810987.06/SD EXHIBIT "F" 373605-00003/9-4-14//lab -1 - EXHIBIT "G" Common Sewer and Fire Service Lines 810987.06/SD EXHIBIT "G" 373605-00003/9-4-14//lab -1 - TABLE OF CONTENTS Page ARTICLE 1 DEFINITIONS...................................................................................................1 1.1 "Allocable Share".............................................................................................. 1 1.2 "BMP Obligations"............................................................................................ 2 1.3 "Building............................................................................................................2 1.4 "City...................................................................................................................2 1.5 "Common Utility Facilities"...............................................................................2 1.6 "Declarant"........................................................................................................2 1.7 "Declaration"..................................................................................................... 2 1.8 "Default Interest Rate".......................................................................................2 1.9 "Hazardous Materials"....................................................................................... 2 1.10 "Include(s)„ "Including.......................................................................................2 1.11 "Invitee"............................................................................................................ 3 1.12 "Land Area"....................................................................................................... 3 1.13 "Landscape Improvements".............................................................................. 3 1.14 "Lessee"........................................................................................................... 3 1.15 "Maintaining Owner" means the Owner of Parcel 1........................................... 3 1.18 "Mortgage"........................................................................................................ 3 1.19 "Mortgagee"...................................................................................................... 3 1.20 "Owner" or "Owners".........................................................................................4 1.21 "Parcel" or "Parcels".......................................................................................... 4 1.22 "Parking Lot Easement Area"............................................................................4 1.23 "Parking Maintenance Area"............................................................................. 4 1.24 "Parking Maintenance Improvements".............................................................. 4 1.25 "Person" or "Persons"....................................................................................... 4 1.26 "Project"............................................................................................................ 4 1.27 "Property............................................................................................................4 1.28 "Utility Facilities"................................................................................................4 ARTICLE 2 OWNERSHIP AND EASEMENTS....................................................................4 2.1 Easements........................................................................................................4 2.2 Maintenance Easement.................................................................................... 6 2.3 Duration of Easements...................................................................................... 6 2.4 Emergency Access........................................................................................... 6 ARTICLE 3 MAINTENANCE................................................................................................ 6 3.1 Maintenance Obligations of Owners.................................................................. 6 3.2 Maintenance Obligations of the Maintaining Owner .......................................... 7 3.3 Maintenance Standard...................................................................................... 8 3.4 Mechanics Liens............................................................................................... 8 ARTICLE 4 USE RESTRICTIONS....................................................................................... 8 4.1 Permitted Use...................................................................................................8 4.2 Parcel 2 Exclusive Use..................................................................................... 9 4.3 Parcel 1 Exclusive Use..................................................................................... 9 4.4 Specific Restricted Uses................................................................................... 9 4.5 Parcel 2 Restrictions......................................................................................... 9 4.6 Signage............................................................................................................ 9 810987.06/SD 373605-00003/9-4-14//Ia b Page 4.7 Parking........................................................................................................... 10 4.8 Loading Facilities............................................................................................ 10 4.9 Changes to Parking Lot Improvements........................................................... 10 4.10 Outside Storage.............................................................................................. 10 4.11 Hazardous Materials....................................................................................... 10 4.12 Trash Disposal................................................................................................ 11 4.13 Water Quality Protection................................................................................. 11 4.14 Compliance with Laws.................................................................................... 11 ARTICLE 5 MAINTENANCE EXPENSES.......................................................................... 12 5.1 Allocation of Maintenance Expenses............................................................... 12 5.2 Maintenance Budget....................................................................................... 12 5.3 Payment of Maintenance Expenses................................................................ 12 5.4 Utilities............................................................................................................13 5.5 Audit Rights....................................................................................................13 5.6 Collection........................................................................................................ 13 ARTICLE 6 INSURANCE/INDEMNITY.............................................................................. 13 6.1 Liability Insurance........................................................................................... 13 6.2 Owner's Insurance.......................................................................................... 13 6.3 General Requirements.................................................................................... 14 6.4 Waiver of Subrogation.................................................................................... 14 6.5 Indemnification................................................................................................ 14 ARTICLE7 DAMAGE........................................................................................................ 14 ARTICLE 8 ENFORCEMENT/DISPUTES.......................................................................... 15 8.1 Enforcement and Nonwaiver........................................................................... 15 8.2 Injunctive & Declaratory Relief........................................................................ 15 8.3 Personal Obligation.........................................................................................15 8.5 Remedies Cumulative..................................................................................... 16 ARTICLE 9 GENERAL PROVISIONS................................................................................16 9.1 Covenants to Run with the Land; Term........................................................... 16 9.2 Headings........................................................................................................ 17 9.3 Amendments...................................................................................................17 9.4 Estoppel Certificate......................................................................................... 17 9.5 Time of Essence............................................................................................. 17 9.6 Excuse for Non-Performance.......................................................................... 17 9.7 Binding Effect.................................................................................................. 17 9.8 Waiver of Default............................................................................................ 18 9.9 Lessees.......................................................................................................... 18 9.10 Breach -Effect on Mortgagee And Right To Cure............................................18 9.11 No Partnership................................................................................................ 18 9.12 Breach Shall Not Permit Termination.............................................................. 18 9.13 Attorneys' Fees............................................................................................... 18 9.14 Notices............................................................................................................19 9.15 Severability..................................................................................................... 19 9.16 Consent.......................................................................................................... 19 9.17 Governing Law................................................................................................ 19 810987.06/SD 373605-00003/9-4-14//Ia b Page 9.18 Notification of Sale of Parcel........................................................................... 19 9.19 Exhibits...........................................................................................................19 Exhibits Exhibit "A" - Legal Description of the Property Exhibit "B" — Site Plan Exhibit "C" — Common Expenses Exclusions Exhibit "D" — Parcel 2 Exclusive Uses Exhibit "E" — Specific Restricted Uses Exhibit "F" — Sign Program Exhibit "G" — Common Sewer and Fire Service Lines 810987.06/SD 373605-00003/94-14//Ia b Whitewater River Region Preliminary WQMP La Quinta Square Appendix H PHASE 1 ENVIRONMENTAL SITE ASSESSMENT - SUMMARY OF SITE REMEDIATION CONDUCTED AND USE RESTRICTIONS PHASE II ENVIRONMENTAL SITE ASSESSMENT Subject Property Address 78611 Highway 111 La Quinta, CA 92253 Odic Project Number 6351788ESAII Report Date 3/29/2012 Prepared for Pacific Western Bank 900 Canterbury Place, #101 Escondido, CA 92025 Odic Environmental Environmental Consulting and Real Estate Due Diligence 3255 Wilshire Blvd. Suite 1510, Los Angeles, CA 90010 888.634.2368, 888.ODICENV, Fax 213-380-0505 Odic Environmental Environmental Consulting and Real Estate Due Diligence 3255 Wilshire Blvd. Suite 1510, Los Angeles, CA 90010 888.634.2368, 888.ODICENV, Fax 213-380-0505 3/29/2012 Ms. Denise Silkwood Pacific Western Bank 900 Canterbury Place, #101 Escondido, CA 92025 Phone: 760-432-1252 Fax:760-432-1259 Attached please find our PHASE II ENVIRONMENTAL SITE ASSESSMENT, ("the Report") for the above -mentioned Subject Property. This report has been prepared by Odic for the Client under the professional supervision of the principal and/or senior staff whose seal(s) and signatures appear hereon. Neither Odic, nor any staff member assigned to this investigation has any interest or contemplated interest, financial or otherwise, in the subject or surrounding properties, or in any entity which owns, leases, or occupies the subject or surrounding properties , and has no personal bias with respect to the parties involved. The assessment was conducted in a manner consistent with the level of care and skill ordinarily exercised by members of the profession, and in accordance with generally accepted practices of other consultants currently practicing in the same locality under similar conditions. No other representation, expressed or implied, and no warranty or guarantee is included or intended. The Report speaks only as of its date, in the absence of a specific written update of the Report, signed and delivered by Odic. There are no intended or unintended third party beneficiaries to this Report, unless specifically named. Odic is an independent contractor, not an employee of either the issuer or the borrower, and its compensation was not based on the findings or recommendations made in the Report or on the closing of any business transaction. Thank you for the opportunity to prepare this Report, and assist you with this project. Please call us if you have any questions or if we may be of further assistance. Respectfully Submitted, John Winkler, P.G. CA REA, Professional Geologist No. 7456 Gel "N P. WINKLE9-IM) No..7456 OP ID: MT ��oRo CERTIFICATE OF LIABILITY INSURANCE DATE(MM/10/11/11 Y) /11 THIS CERTIFICATE IS ISSUED AS A MATTER OF INFORMATION ONLY AND CONFERS NO RIGHTS UPON THE CERTIFICATE HOLDER. THIS CERTIFICATE DOES NOT AFFIRMATIVELY OR NEGATIVELY AMEND, EXTEND OR ALTER THE COVERAGE AFFORDED BY THE POLICIES BELOW. THIS CERTIFICATE OF INSURANCE DOES NOT CONSTITUTE A CONTRACT BETWEEN THE ISSUING INSURER(S), AUTHORIZED REPRESENTATIVE OR PRODUCER, AND THE CERTIFICATE HOLDER. IMPORTANT: If the certificate holder is an ADDITIONAL INSURED, the policy(ies) must be endorsed. If SUBROGATION IS WAIVED, subject to the terms and conditions of the policy, certain policies may require an endorsement. A statement on this certificate does not confer rights to the certificate holder in lieu of such endorsement(s). 20DUCER CONTACT 1n CER Co. 2 800-746-0048 NAME Marlyse Taylor O. Box 793 303-232-6738 A/CCNNo.E:t 800-746-0048 FAX No 303-232-6738 Eton Village, WY 83025 EMAIL__ corvir_P0)wnnnnnpnr-n9 rnm SURED ODIC Environmental 3255 Wilshire Blvd., #1510 Los Angeles, CA 90010 VVVTOMER VCR ID # ODICE-1 CUS INSURER(S) AFFORDING COVERAGE NAIC # INSURER Starr Indemnity 8r Liability 38318 INSURER Hartford Fire Insurance Co. 19682 INSURER C INSURER D INSURER E OVERAGES CERTIFICATE NUMRFR- RFVISIAN NIIMRFR- THIS IS TO CERTIFY THAT THE POLICIES OF INSURANCE LISTED BELOW HAVE BEEN ISSUED TO THE INSURED NAMED ABOVE FOR THE POLICY PERIOD INDICATED. NOTWITHSTANDING ANY REQUIREMENT, TERM OR CONDITION OF ANY CONTRACT OR OTHER DOCUMENT WITH RESPECT TO WHICH THIS CERTIFICATE MAY BE ISSUED OR MAY PERTAIN, THE INSURANCE AFFORDED BY THE POLICIES DESCRIBED HEREIN IS SUBJECT TO ALL THE TERMS, EXCLUSIONS AND CONDITIONS OF SUCH POLICIES. LIMITS SHOWN MAY HAVE BEEN REDUCED BY PAID CLAIMS. ,R R TYPE OF INSURANCE DDL UBR POLICY NUMBER POLICY EFF MM/DD POLICY EXP MM/DD/YYYY LIMITS ` GENERAL LIABILITY X COMMERCIAL GENERAL LIAB LITY CLAIMS -MADE FXI OCCUR X CPL SISIEIL70063711 10/21/11 10/21 /12 EACH OCCURRENCE $ 1,000,000 MAGE TO PREMISES Ea occurrence $ 300,00 MED EXP (Any one person) $ 10,000 PERSONAL & ADV INJURY $ 1,000,000 GENERAL AGGREGATE $ 2,000,000 GEN'L AGGREGATE L MIT APPL ES PER: X POLICY PRO LOC JECT PRODUCTS - COMP/OP AGG $ 2,000,000 $ AUTOMOBILE LIABILITY ANY AUTO ALL OWNED AUTOS SCHEDULED AUTOS HIRED AUTOS NON -OWNED AUTOS SISIPCA08215911 09/14/11 09/14/12 COMBINED SINGLE LIMIT accident) $ 1,000,000 X BODILY INJURY BODILY NJURY (Per person) $ BODILY INJURY (Per accident) $ PROPERTY DAMAGE (Per accident) $ X X $ X UMBRELLA LIAB EXCESS LIAB X OCCUR CLAIMS -MADE SISIXNV71026111 10/21/11 10/21/12 EACH OCCURRENCE $ 4,000,00 AGGREGATE $ 4,000,00 DEDUCTIBLE RETENTION $ 0 $ X $ i WORKERS COMPENSATION AND EMPLOYERS' LIABILITY ANY PROPR ETOR/PARTNER/EXECUTIVE Y / N OFFICERIMEMBER EXCLUDED? ❑ (Mandatory in NH) If yes, describe under DESCR PTION OF OPERATIONS below N / A 57 WEC VV8104 04/01 /11 04/01 /12 X I WC STATU- OTH- TORY LIMITS ER E.L. EACH ACC DENT $ 1,000,00 E.L. DISEASE - EA EMPLOYEE $ 1,000,00 E.L. DISEASE - POLICY LIMIT $ 1,000,00 Professional Liab "Claims Made" I I SISIEIL70063711 ISUBJECT TO GL AGGREGATE 10/21/11 10/21/12 Ea Claim 1,000,000 Aggregate 2,000,00 ESCRIPTION OF OPERATIONS / LOCATIONS / VEHICLES (Attach ACORD 101, Additional Remarks Schedule, if more space is required) nbrella policy provides additional limits/coverage over primary General ability, Contractors Pollution Liability, Professional Liability, Auto ability and Employer's Liability ERTIFICATE HOLDER CANCELLATION General Info CORD 25 (2009/09) SHOULD ANY OF THE ABOVE DESCRIBED POLICIES BE CANCELLED BEFORE THE EXPIRATION DATE THEREOF, NOTICE WILL BE DELIVERED IN ACCORDANCE WITH THE POLICY PROVISIONS. AUTHORIZED REPRESENTATIVE f�/rfA © 1988-2009 ACORD CORPORATION. All rights reserved. The ACORD name and logo are registered marks of ACORD TABLE OF CONTENTS 1.0 LIMITATIONS.......................................................................................................................................... 2 2.0 INTRODUCTION ....................................................................................................................................... 3 2.1 Project Information......................................................................................................................... 3 2.2 Objective.........................................................................................................................................3 2.3 Scope of Work................................................................................................................................4 3.0 SUBJECT PROPERTY CHARACTERISTICS.............................................................................................. 5 3.1 Site Description.............................................................................................................................. 5 3.2 Previous Investigations................................................................................................................... 5 3.3 Topography.....................................................................................................................................6 4.0 FIELD INVESTIGATION........................................................................................................................... 7 4.1 Preliminary Work............................................................................................................................. 7 4.2 Field Investigation............................................................................................................................ 7 4.3 Methodology.....................................................................................................................................8 4.4 Laboratory Analysis....................................................................................................................... 9 5.0 FINDINGS AND RESULTS....................................................................................................................... 10 5.1 Geophysical Survey...................................................................................................................... 10 5.2 Subsurface Conditions.................................................................................................................. 10 5.3 Analytical Results of Soil Samples.............................................................................................. 10 6.0 CONCLUSIONS AND RECOMMENDATIONS.......................................................................................... 11 7.0 REFERENCES........................................................................................................................................ 12 FIGURE 1 -SITE VICINITY MAP FIGURE 2 - SITE PLAN SHOWING BORING LOCATIONS APPENDIX A - SITE PHOTOGRAPHS APPENDIX B - FIELD BORING LOGS APPENDIX C - LABORATORY REPORTS AND CHAIN OF CUSTODY RECORDS ODIC Environmental, Inc. Environmental Site Assessment Report 6351459-ESAII-Hwy I11-La Quinta-PII_report ftnal.doc -2- 1.0 LIMITATIONS The opinion expressed herein is based on the information collected during our study, our present understanding of the site conditions and our professional judgment in light of such information at the time of preparation of this report. No warranty is either expressed, implied or made as to the conclusions, advice and recommendations offered in this report. Our investigation was performed using the degree of care and skill ordinarily exercised, under similar circumstances, by reputable Engineers and Geologists practicing in this or similar localities. The samples taken and used for testing and the observations made are believed representative of the study area; however, soil and/or groundwater samples can vary significantly between borings, test pits, and/or test sample locations. The interpretations and conclusions contained in this report are based on the results of laboratory tests and analysis intended to detect the presence and concentration of certain chemical constituents in samples taken from the subject property. Such testing and analysis have been conducted by an independent laboratory which is certified by the State of California to conduct such test analyses and which used methodologies mandated by the Environmental Protection Agency or the State Department of Health Services in the performance of such test and analyses. The consultant has no involvement in, or control over, such testing and analysis, and has no non -laboratory means of confirming the accuracy of such laboratory results. The consultant, therefore, disclaims any responsibility for any inaccuracy in such laboratory results. The findings, conclusions and recommendations in this report are considered valid as of the present date. However, changes in the conditions of the property can occur with the passage of time, due to natural process or the works of man on this or adjacent properties. In addition, changes in applicable or appropriate standards may occur. Accordingly, portions of this report may be invalidated wholly or partially by the changes beyond our control. ODIC Environmental, Inc. 2.0 INTRODUCTION 2.1 PROJECT INFORMATION Environmental Site Assessment Report 6351459-ESAII-Hwy III -La Quinta-PII_report f:nal.doe -3- Project Information ITEM ODIC Project Number 6351788-ESAII Client Project Number N/A Subject Property Address 78611 Highway 111, La Quinta, California 92253 Subject Property Name Former Simon Motors Pre -Drilling Activity Pre -mark boring locations on 2/29/12; Geophysical Survey on 3/11/12 Drilling & Sampling Date 03/12/12 Report Date 03/28/12 ODIC's Field Technician Parviz Moba en ODIC's Project Consultant Thomas Lindros, PG, CHG, REA QAQC Reviewer Thomas Lindros, PG, CHG, REA The property is located on the western corner of the intersection of Highway III and Simon Drive and is bordered to the southeast and southwest by Simon Drive. The subject property consists of a 3.9-acre square -shaped parcel of land, and is currently improved with a single -story approximate 30,000-square-foot vacant commercial building constructed in 1982. The building is an L-shaped structure and is situated along the Property Location/Description northeast and southeast portion of the parcel. The property was most recently occupied by a car dealership and full service auto repair facility (Simon Motors). A concrete -paved parking area is on the northwest portion of the site. Additional concrete -paved areas are present along the parcel perimeter. Three canopies are adjacent to the southwest of the building, formerly utilized as an auto service area. Vehicular access is achieved from Simon Drive, adjacent to the southeast. General Setting Commercial setting Denise Silkwood, Pacific Western Bank Engaging Party Ph. 760-432-1252 Email: lkwood(o)pwbonline. com 2.2 OBJECTIVE The objectives of subsurface environmental assessment were to determine whether or not the subsurface environment has been impacted by petroleum hydrocarbons, solvents, or other potential contaminants from the former onsite auto dealership and/or vehicle servicing facility. ODIC Environmental, Inc. Environmental Site Assessment Report 6351459-ESAII-Hwy ]II -La Quinta-PII_report final.doc -4- 2.3 SCOPE OF WORK To satisfy the objectives stated above, ODIC completed the following scope of work: • Pre -marked boring locations and notified Underground Service Alert (USA of the intent to excavate; • Completed additional records review at City of La Quinta; • Completed a limited geophysical survey for borehole clearance and to identify the location of former seepage pit(s); • Advanced fifteen (15) soil borings to investigate six (6) identified areas of concern. • Collected thirty-six (36) soil samples, submitted twenty-seven (27) selected soil samples for laboratory analysis of fuel hydrocarbons and volatile organic compounds (VOCs); and • Prepared this report to document the methods employed, results, and findings. ODIC Environmental, Inc. Environmental Site Assessment Report 6351459-ESAII-Hwylll-LaQuinta-PII reportfinal.doc -5- 3.0 SUBJECT PROPERTY CHARACTERISTICS 3.1 SITE DESCRIPTION The subject property consists of a 3.9-acre square -shaped parcel of land, and is currently improved with a single - story approximate 30,000-square-foot vacant commercial building constructed in 1982. The building is an L-shaped structure and is situated along the northeast and southeast portion of the parcel. The property was most recently occupied by a car dealership and full service auto repair facility (Simon Motors) and is currently vacant. A concrete -paved parking area is on the northwest portion of the site. Additional concrete -paved areas are present along the parcel perimeter. Three canopies are adjacent to the southwest of the building, formerly utilized as an auto service area. Vehicular access is achieved from Simon Drive, adjacent to the southeast. The building interior features offices, restrooms, and a showroom in the southeast portion. The northeast portion of the building is a former vehicle service area with in -ground hydraulic hoists. The northernmost portion of the building was formerly used for parts storage. The southwest portion of the building is a drive -through warehouse with service -intake booths. Roll -up doors are present along the northwest, southwest and southeast sides of the building. Exterior features include three canopies adjacent to the southwest of the building that were formerly used as an additional service area. A free-standing car wash is located near the center of the interior parking area. Three bermed areas presumably used for hazardous waste storage are located along the southwest exterior wall of the service building and along the northwest parcel perimeter within the interior parking area. The Site location is shown on Figure 1 - Site Vicinity Map. Site features and boring locations are shown on Figure 2 - Site Plan. 3.2 PREVIOUS INVESTIGATIONS Phase I Environmental Site Assessment - December 2011: ODIC conducted a Phase I ESA in December 2011. The subject property is a 3.9-acre parcel of land occupied by an approximately 30,000-square-foot single -story commercial building. The building is currently vacant and was formerly occupied by a car dealership and full service auto repair facility (Simon Motors). Site reconnaissance revealed the following: • Eight "in -ground" hydraulic vehicle lifts. • Concrete patched areas that may represent former hydraulic lifts. • Three grease interceptors/clarifiers. • Former Septic System, including a septic tank and 20-foot deep seepage pits, abandoned in 1998. • Three bermed areas with surface staining that represent possible hazardous waste storage areas. • A 240-gallon waste anti -freeze double -walled aboveground storage tank (AST) in the bermed area. • Area Drains The above issues represent Recognized Environmental Conditions (RECs) pursuant to ASTM Practice E1527-05. ODIC recommended that a subsurface investigation (this report) be conducted to determine whether or not the subsurface environment has been impacted by petroleum hydrocarbons, solvents, or other potential contaminants from the former onsite vehicle servicing facility. ODIC Environmental, Inc. Environmental Site Assessment Report 6351459-ESAII-Hwy III -La Quinta-PH_report final.doc -6— Phase I Environmental Site Assessment - 1998: Targhee, Inc. performed a Phase I ESA in 1998, while the Site was occupied by Simon motors and noted the following: • One gasoline aboveground storage tank (AST) was observed. The AST reportedly replaced two former gasoline underground storage tanks (USTs) in 1994. The USTs had capacities of 2,500 and 5,000 gallons. Secondary containment for the AST was observed. • Three USTs (motor oil, automatic transmission fluid, and coolant) were removed and replaced with ASTs in 1994. • An exterior battery storage area. • A self contained spray paint booth was observed and was permitted by the Air Quality Management District (AQMD). • A 3,500 septic tank, distribution box and 20-foot deep seepage pits were abandoned in 1998 according to building permits. Any impact from the historical use of the septic system, seepage pits and interceptors is unknown. According to the State of California GeoTracker database, a total of 75 cubic yards of petroleum -impacted soil was excavated from the UST area in 1997, and case closure was granted by the Regional Water Quality Control Board on May 9, 2001. 3.3 TOPOGRAPHY The Site lies at an elevation of approximately 60 feet above mean sea level. The surface in the vicinity is generally flat or inclined slightly to the north towards the channelized eastward flowing Whitewater River. The Whitewater River is located approximately 0.3 miles north of the Site. A storm water channel is located approximately 0.5 miles west of the Site, on the far side of Eisenhower Mountain. Three (3) wells are located within 1.5 miles of the Site, a distances of approximately 1.0 miles to the south, 1.5 miles east, and 1.5 miles west. 3.4 GEOLOGY AND HYDROGEOLOGY The Subject Property is located within the Coachella Valley Groundwater Basin. The basin is part of the Salton Trough, a tectonically active basin that is bounded by the San Jacinto and Santa Rosa Mountains to the southwest, the San Bernardino Mountains to the northwest, the Little San Bernardino Mountains to the northeast and the Orocopia Mountains to the east. According to a previous site assessment, groundwater in the subject vicinity ranges from 130 to 150 feet bgs and generally flows to the east. ODIC Environmental, Inc. Environmental Site Assessment Report 6351459-ESAII-Hwy III -La Quinta-PII report final.doc -7_ 4.0 FIELD INVESTIGATION To accomplish the stated objective, ODIC completed the following scope of work: 4.1 PRELIMINARY WORK On February 29, 2012, ODIC performed a Site Visit to verify existing conditions and pre -mark boring locations and notified Underground Service Alert (USA) of the intent to excavate. ODIC prepared a Site -specific Health and Safety Plan (Level D) conforming to OSHA CFR 1910.120 for use during the subsurface investigation. On March 11, 2012, ODIC completed additional records review at the City of La Quinta Department of Public Works in order to identify the location of abandoned septic system components (septic tank and seepage pits). 4.2 FIELD INVESTIGATION On March 11, 2012, ODIC completed a geophysical survey for the purposes of identifying the location of former septic tank/seepage pits that could not be located by surface expression at the time the borings were pre -marked. Geophysical services were provided by Pacific Coast Locators (PCL) of La Crescenta, California. A Ground Penetrating Radar (GPR) survey was performed in the entire parking lot area west of the Service Building and north of the Outdoor Service area. The GPR survey was based on a 3-foot grid in two perpendicular directions (northwest -southeast; and northeast to southwest). On March 12, 2012, a total of fifteen (15) soil borings were advanced at the following areas of concern: Surface Staining/Bermed Areas: Three (3) 5-foot borings (SB-1 through SB-3) were advanced at or near surface staining observed near bermed areas that may represent former hazardous materials storage. Relatively undisturbed soil samples were collected at I and 5 feet below ground surface (bgs). Two (2) relatively undisturbed soil samples per boring were analyzed for Total Petroleum Hydrocarbons - Full Scan (TPHscan) by EPA Test Method 8015M; and benzene, toluene, ethylbenzene, and total xylenes (BTEX) and fuel oxygenates by EPA Test Method 8260B. Area Drains: Two (2) 5-foot borings (SB-4 and SB-5) were advanced at or near identified area drains in the Car Wash and Exterior Service areas. Relatively undisturbed soil samples were collected at depths of I and 5 feet bgs. The 1-foot sample from each boring was analyzed for TPHscan, and full list volatile organic compounds (VOCs) by EPA Test Method 8260B. Grease Interceptors/Clarifiers: Three (3) 15-foot deep borings (SB-6 through SB-8) were advanced at the outfall side of each of the three (3) identified grease interceptors/clarifiers. Relatively undisturbed soil samples were collected at 5, 10, and 15-feet bgs. Two (2) selected samples per boring were analyzed for TPHscan, and VOCs. Septic Tank/Seepage Pits: One (1) 25-foot deep boring (SB-15) was advanced in the approximate location of the former 20-foot deep abandoned seepage pits. Because there was no surface expression to identify the location of the seepage pit(s) at the time the borings were marked on 2/29/12, ODIC completed additional records review at the City of La Quinta and completed a geophysical survey using ground penetrating radar (GPR) to identify the location. The City had no further information regarding the location of the abandoned seepage pit(s). The GPR survey identified a depressed area with subsurface materials having a different signature than native soils. Because this feature was located in an area likely to be suitable for a private septic system, ODIC considered it likely that this was the location of the former seepage pit(s). Relatively undisturbed soil samples will be collected at approximate 5-foot intervals. Soil samples at 15-, 20-, and 25-feet bgs were analyzed for TPHscan, and VOCs. ODIC Environmental, Inc. Environmental Site Assessment Report 6351459-ESAII-Hwy 111-La Quinta-PII report final.doc -8— Hydraulic hoists/Concrete Patched areas: Five (5) 10-foot borings (SB-9 through SB-13) were advanced at selected hydraulic hoists and/or patched areas considered to be former hydraulic hoists. Two (2) borings (SB-9 and SB-10) were located immediately adjacent to the Service Building Hoists; two (2) borings (SB-12 and SB-13) were located near the exterior service area hoists; and one (1) boring (SB-14) was located adjacent to an area of patched concrete in the Service Building. Relatively undisturbed soil samples were collected at 5 and 10 feet. All samples will be analyzed for TPH oil range organics (TPHoro) by EPA Test Method 8015M. Spray Paint Booth: The former paint booth was self contained. The probable location of the spray paint booth was identified to be in the northwest bays of the Exterior Service Building. One (1) 5-foot deep boring (SB-14) was advanced immediately north of the paint booth. Relatively undisturbed soil samples were collected at 1 and 5-feet bgs. The one -foot sample was analyzed for VOCs. Former USTs: Because the USTs have been removed, 75 cubic yards of impacted soil was removed, and the RWQCB has issued regulatory closure with regard to the former USTs, no further investigation of the former USTs was included in the current scope of work as described herein. On March 14, 2012, soil samples were submitted to American Scientific Laboratories, LLC (ASL), Los Angeles, California for laboratory analysis. ASL is a State of California certified laboratory. Following review of the field boring logs and field evidence of contamination, laboratory testing assignments were provided to the laboratory on March 15, 2012. Selected photographs of the field investigation are presented in Appendix A. 4.3 METHODOLOGY All soil borings were advanced using a GeoProbe Model 6600 direct push rig operated by Interphase Environmental, Inc. of Los Angeles, California. Concrete coring was required to penetrate concrete surface materials at three (3) of the marked borings. Concrete coring services were provided by Spartan Concrete & Asphalt Cutting, Inc. of Palm Springs, California. For all other locations, the GeoProbe rig was able to penetrate the surface cover materials. Relatively undisturbed soil samples were collected by advancing a closed sampler to the desired sampling interval, retracting the drive tip into the sampling barrel, and pushing the open sampler a distance of 2 feet. The sampling string was then removed to recover the driven sample. Soil samples were collected in 1.0-inch diameter by 6-inch long lexan sleeves or stainless steel tubes. Immediately following retrieval of the push probe sampler, the lowermost or least disturbed interval or sample tube was removed from the sampler. The lowermost or least disturbed six-inch long interval was immediately capped with teflon-lined plastic end caps, labeled, placed into a ziploc bag, and stored in the ice -chilled cooler. All samples were transported to American Scientific Laboratories, LLC, a State of California Certified Laboratory on the day following collection. Sample identification and handling were documented using a chain -of -custody form. The remaining soil sample from each interval was checked for hydrocarbon staining and monitored for volatile organic vapors using a photoionization detector (PID). The PID was equipped with a 10.2 electron -volt lamp and was calibrated to a 100 ppm hexane standard immediately prior to use. Soils were logged in accordance with the Unified Soil Classification System (USCS) visual -manual procedures (ASTM D 2488). Boring Logs are presented in Appendix B. Upon completion of each boring, the drive pipe and sampler were removed, and the boring was backfilled with hydrated granular bentonite. The surface of each boring was patched using like materials (i.e. concrete or asphalt). ODIC Environmental, Inc. Environmental Site Assessment Report 6351459-ESAII-Hwy III -La Quinta-Pll report f:nal.doc 9- 4.4 LABORATORYANALYSIS All soil samples were delivered to American Scientific Laboratories, LLC (ASL), Los Angeles, California for laboratory chemical analysis. ASL is a State of California Certified laboratory. The person collecting the soil and groundwater samples initiated Chain -of -Custody documentation. Selected soil samples were analyzed for: • Total Petroleum Hydrocarbons - Full Scan (TPHfs) by EPA Test Method 8015M; • Total Petroleum Hydrocarbons - Oil Range Organics (TPHoro) by EPA Test Method 80I5M; • Volatile Organic Compounds - Full List (VOCs) by EPA Test Method 8260B; • Benzene, Toluene, Ethylbenzene, and Total Xylenes (BTEX) by EPA Test Method 8260B; • Fuel Oxygenates including methyl -tertiary -butyl -ether (MTBE), diisopropyl-ether (DIPE), ethyl -tertiary - butyl -ether (ETBE), tertiary -amyl -methyl -ether (TAME), and tertiary -butyl -alcohol (TBA) by EPA Test Method 8260B. Laboratory Data Sheets and Chain -of -Custody documentation are presented in Appendix C. ODIC Environmental, Inc. Environmental Site Assessment Report 6351459-ESAII-Hwy III -La Quinta-Pll_report f:nal.doc - 10- 5.0 FINDINGS AND RESULTS 5.1 GEOPHYSICAL SURVEY Ground Penetrating Radar identified a 14 foot by 20 foot patched area located south of the northernmost Service area building in the southern parking lot. This area had a different signature than the remaining southern parking lot area indicating the presence of fill materials. Because 1) there was no surface expression of the former Septic Tank and Seepage Pits (abandoned in 1998) at the time the borings were marked, 2) there was no documentation describing or showing the location of the former Septic Tank and/or Seepage Pits, and 3) there was no other area with a GPR signature indicative of backfill materials, ODIC concluded that this area is the probable location of the former Septic Tank and/or Seepage Pits. As such, the proposed soil boring (SB-15) was advanced immediately adjacent to the identified area. 5.2 SUBSURFACE CONDITIONS Boring locations are shown on Figure 2. Boring Logs are presented in Appendix B. • Olive to Olive Brown Silty Sand (SM) fine-grained sand, loose, dry was encountered below the concrete or asphalt surface cover to a depth of 25 feet, the maximum depth explored. Thin lenses or layers of Olive Sandy or Clayey Silt (ML) and slightly plastic Olive Brown Silty Clay (CL) were encountered between depths of 5 to 15 feet, occurring within the dominant Silty Sand (SM) soils. • Groundwater was not encountered during drilling at or above 25 feet bgs, the maximum depth explored. • VOCs were measured in the headspace of Sample SB-6-15 using a P1D at 4.2 parts per million. No other field evidence of contamination was observed. 5.3 ANALYTICAL RESULTS OF SOIL SAMPLES Laboratory Reports and Chain -of Custody Records are presented in Appendix C. The results of ODIC's subsurface investigation are summarized as follows: • Total Petroleum Hydrocarbons in oil range organics (TPHo) were detected in the sample analyzed from Boring SB-9-5.0 at a concentration of 71.6 milligrams per kilogram (mg/kg). No other TPHo was detected in any sample analyzed. • No other TPH in the gasoline (TPHg), or diesel (TPHd) range were detected in any soil sample analyzed. • No benzene, toluene, ethylbenzene, total xylenes (BTEX); or fuel oxygenates - DIPE, ETBE, MTBE, TAME, or TBA were detected in any soil sample analyzed. • No other volatile organic compounds (VOCs), including BTEX and chlorinated solvents were detected in any soil sample analyzed. ODIC Environmental, Inc. Environmental Site Assessment Report 6351459-ESAII-Hwy III -La Quinta-PII_report f:nal.doc -H- 6.0 CONCLUSIONS AND RECOMMENDATIONS Identified Recognized Environmental Conditions (RECs) identified in ODIC's Phase 1 Environmental Site Assessment Report were investigated to determine whether or not the subsurface environment has been impacted by petroleum hydrocarbons, solvents, or other potential contaminants from the former onsite auto dealership and/or vehicle servicing facility. Because the former Leaking Underground Storage Tank (LUST) has been removed, 75 cubic yards of impacted soil was removed, and the RWQCB has issued regulatory closure with regard to the former USTs, no further investigation of the former USTs, no further investigation of the USTs was performed. TPH as oil range organics (TPHo) was detected at 71.6 milligrams per kilogram (mg/kg) in one (1) soil sample collected from Boring SB-9 at a depth of 5 feet bgs. This boring was advanced adjacent to one of the existing hydraulic hoists in the Service Building area. TPHo was not detected above a laboratory detection limit of 50 mg/kg in the sample collected from a depth of 10 feet bgs in Boring SB-9 or in any soil sample collected from adjacent borings, SB-6, SB-10, or SB 11. As such, the vertical and horizontal extent of TPHo at SB-9 has been defined. The detected TPHo is present at a distance of at least 125 feet above anticipated depth to groundwater. Releases of hydraulic oil are generally not regulated. The California Regional Water Quality Control Board Los Angeles Region (CRWQCB-LA) has issued guidance for Maximum Soil Screening Levels for TPH and BTEX above drinking water aquifers in Interim Site Assessment and Cleanup Guidebook - Table 4-1, May 1996. According to Table 4-1, for TPH in the C23 to C32 range (i.e. oil range) and occurring at distances of 20 to 150 feet above groundwater, the maximum allowable soil screening level is 10,000 mg/kg. As such, TPHo at 71.6 mg/kg is not considered a regulatory level of concern. Based on the data presented in this report, ODIC concludes that there has been no environmental impact of regulatory concern in the areas investigated resulting from the former auto dealership and/or auto servicing facility, and minimal risk of contamination at the subject property, and no further investigation or other actions are required. ODIC Environmental, Inc. Environmental Site Assessment Report 6351459-ESAII-Hwy III -La Quinta-Pll_report f:nal.doc -11- 7.0 REFERENCES Reference sources for site -specific information, hydro -geologic setting, technical data, historical research data, environmental reports and other records used are identified throughout this Report in corresponding sections. Any additional reference sources not cited in the preceding sections in this report are disclosed in this section. • California Ground Water, State of Califomia, Department of Water Resources, Bulletin No. 118 • City of La Quinta Public Works Department- Records Review, March 11, 2012 • Norris and Webb, 1976. Norris, Robert M., and Webb, Robert W. The Geology of California • Odic Environmental, Phase I Environmental Site Assessment Report, December 2011, by ODIC, Inc. • Targhee, Inc., Phase I Environmental Site Assessment Report, 1998 • USGS 7.5 Minute Topographical Map ODIC Environmental, Inc. FIGURES Phase II Environmental Site Assessment O d i c E n v i r o n m e n t a l FIGURE 1 Proposed Borings 5 lax a r� `4 A - r •' f11 % f f r f r r • � Source: 2011 USGS ■ f Approximate Scale; V = 70' OdIC EYi *11`011111cilkiii 26-111 Highway 611 Environmental Consulting & Real Estate Due Diligence La Quinta, CA 3255 Wilshire Blvd., Suite 1508 Los Angeles, CA 90010 (213) 675.6716, Fax (213) 380-0505 M Q n O CL m ��., > >, 0 A. CO 3 U b U c� 0 xcn00 co �a Zo a �J IN t-. i IN Q L �w 3 y cd � won U714 k con 0 �c 00 Cd a� 01 N ¢ U 0o ro a APPENDIX B FIELD BORING LOGS Phase H Environmental Site Assessment Odic Environmental Odic Environmental Field Boring Log Sheet Iof Location of Boring: / Project: '"46(t i /f ( LA a `� � `' JBoring No. � Total Depth: Job No. 4 3 f Logged by: Drilling Contractor: Drill Rig Type. Drillers Name: Sampling Methods: csj Hammer WT. Drop Start Time Date Completed Time Date 3 %(3 / 1 Z Boring Depth: w Q a 3 o m N v > 0 o L °; a) cc o o U o E H Q a- 1 a 0 1 Casing Depth: Water Depth: Time: Date: Backfilled Time: Date: B: Surface Elev: Datum: Surface Conditions: pq° I e 1.0 3.0 5.0 7.0 9.0 10.0 1/ ' - 47 law 5' R ,t e,, ba✓e Odic Environmental Field Boring Log Sheet of Location of Boring: S'p� 6a, Project: Lae Boring No. 56 2— Total Depth: Job No. 3 ' I Logged by: J�j W Drilling Contractor: �(�s` k Drill Rig Type: <, Drillers Name: Sampling Methods: 4�,� Hammer WT. Drop Start Time Date L Completed Time Date t Boring Depth: ai v a a� (D 3 > I � (, 4) a) 1 g o E H E a 4 a�W a o Casing Depth: Water Depth: Time: Date: Backfilled Time: Date: B Surface Elev: Datum: Surface Conditions: h 1.0IV 3.0 5.0 7.0 9.0 10.0 %, ✓ .r , -J Odic Environmental Field Boring Log Sheet _� of Location of Boring: Project: '' W but VI ��G Borin No. Total Depth: Job No. `3�-) T � ILogged b : Drilling Contractor: Drill Rig Type: a Drillers Name: Sampling Methods: _ c- . (� Hammer WT. Drop Start Time Date 3 /3// L Completed Time Date Boring Depth - w = O a) C. H 03 coOf �. y c > aD L 0 > U o c U H a a a : -. � L 'a o Casing Depth: Water Depth: Time: Date: Backfilled Time: Date: B Surface Elev: Datum: Surface Conditions: 1.0 30 5.0 7.0 9.0 10.0 ao ✓ - � !o • k t! 3 Q.1 Q��✓4 Odic Environmental Field Boring Log Sheet j of Location of Boring: Project: 71411 Lo— a%A % �'S No. 7 Boring�� Total Depth: j5' Job No. 43 �-r7 9� L ed b . 1 c p L,.W Drillin Contractor: I Drill Rig Type: G 4 0 12 Drillers Name: Sampling Methods: JI'L4 L, Hammer WT. Dro Start Time Date Completed Time Date Boring Depth: w a�i o ,� , �- o m N L v c N 0 m C .v > 0 m rr o .0 o v E i= a a. ,� �. o Casing Depth: Water Depth: Time: Date: Backfilled Time: Date: B Surface Elev: Datum: Surface Conditions: i 3 oV or I f L�, 1.0 3.0 5.0 70 9.0 i o.0 4� Ito, Odic Environmental Field Boring Log Sheet / of Location of Boring: J� / -,(-�f 3 Q� Project: 7�� '"'� �f LAQ�N Borin N0. $�� Total Depth: Job No.6,30 TO 11-ogged by: n %� Drilling Contractor: -7 A4.44 IF Drill Rig Type: e , Drillers Name: Sampling Methods: nincJ Hammer WT. Drop Start Time Date 3 /i 3 //Z Completed Time Date 3 11 31 Iz Boring Depth: w t 44) a �, v, o ` c ' > a)o o E a n CL o1 Casing Depth: Water Depth: Time: Date: Backfilled Time: Date: 8 Surface Elev: Datum: ISurface Conditions: 3.0 5.0 7.0 9.0 10.0 / SGi,GN�( CJi� st Odic Environmental Field Boring Log Sheet I of Z Location of Boring: U Project: It%u La Qu / N (�( Boris NO. (O Total Depth: Job No. ed by: Drilling Contractor: A t - N Drill Rig Type: a ,'r u Drillers Name: Sampling Methods: / r Hammer WT. Dro Start Time Date -T /3 L Completed Time Date 3 S / L Boring Depth: o o n 3> m a C C s- o N m -v > N of O c O U °' E i- E CL a 0 a v o O 0 Casing Depth: Water Depth: Time: Date: Backfilled Time: Date: By: Surface Elev: Datum: Surface Conditions: S— 1.0 3.0 5.0 7.0 9.0 u = Odic Environmental Field Borina Lnn lcnntinucril chaof Odic Environmental Field Boring Log Sheet — - I of 7- Location of Boring: r / "P Project: 7$61�d``tf / Boring No. ela Total Depth: Job No. 63, / 7- 8 Lo ed b : C Drilling Contractor: k "'r Drill Rig Type: ,,, Drillers Name: Sampling Methods: Hammer WT. Drop Start Time Date Completed Time Date Boring Depth: a o s F- 3 m y c > o N a� C c 4) >_ 0 w o «= c ci °' F= E a 0 a o Casing De the Water Depth: Time: Date: Backfilled Time: Date: By: Surface Elev: Datum: Surface Conditions: 1.o 30 5.0 7.o 9.0 10.0 /1 7 �VII 9L S i Iti t. /o cy,d u<t,: d- l 34 Odic Environmental Field Borinn l nn frnntinuarn cr,--+ NONE Odic Environmental Field Boring Log Sheet I of Z-- Location of Boring: Project: vu f f 111 ul ti Boring,S No. 6 Total Depth: l S Job No. 63 S 1'} L ed by: Drilling Contractor: Drill Rig Type: (0A Drillers Name: C Il / Sampling Methods: Hammer WT. Drop Start Time Date 3 3 / t Completed Time Date 3 L Boring Depth: w o coU c o >_ o w- o E i=I n o. o a ,� L aai o CasingDe the Water Depth: Time: Date: Backfilled Time: Date: By: Surface Elev: IDatum: ISurface Conditions: 1.0 3.0 70 9.0 10.0 -,c a .a+ u 54p/r SCG tile 6-:), a c7l/P Odic Environmental Field Borinq Loq (continued) Sheet 7 _ of 2- 23.4 Odic Environmental Field Boring Log Sheet / of I Location of Boring: Project: %16l f `A7 /r/ Q U I vi �� Boring No. Cf Total Depth: a Job No. i j/ 7-X Lo ed b u xm Drilling Contractor: �- Aavyc Drill Rig Type: Geja n w 4,c Drillers Name: Gr G / Sampling Methods: 1:5/%Q% _ &u✓ Hammer WT. Drop Start Time Date Completed Time Date 3 r 3 I L Boring Depth: a o fl o in a� c o N a� C ? 0r o = o 0 i- E CL a o a ,� o Casing Depth: Water Depth: Time: Date: Backfilled Time: Date: By: Surface Elev: Datum: Surface Conditions: 4 1.0 3.0 5.0 70 9.0 10.0 Fca, of V,- a,,, C57, k \0 lv \� t Odic Environmental Field Boring Log Sheet of Location of Boring: r Project: i%!/ #wr //I Z-A vi N ( Boring No. oVk I Total Depth: 9 r Job No. 6 3 i 1 JJ J I Logged b: P P, // t q Drilling Contractor: Drill Rig Type: a 4,4 Drillers Name:`i Sampling Methods: f3ro%ZQ /lam e — Hammer WT. Drop Start Time Date Completed Time Date '3 1 / ti Boring Depth: w a D a� t, 3 00 N c > 0 N .mac v 0 IY o U a� H E CL a a a o Casing Depth: Water Depth: Time: Date: ackfilled Time: Date: By: Surface Elev: Datum: Surface Conditions: Y 1.0 3.0 5.0 7.0 s.o 10.0 +� [� W' S du+ Odic Environmental Field Boring Log Sheet of Location of Boring: S&t � Project: "i'�6t f d`Ay t�� LA �alv � A � � BoringNo. X6 1!' Total Depth: 10 � Job No. 11-o ed by: lV Drilling Contractor: qk Drill Rig Type: b� Drillers Name: Sampling Methods: Hammer WT. Drop Start Time Date 3 /3/ 1'L Completed Time Date '3 /i 31, L Boring Depth: w o F- o m L c O N s U v ro >_ 4i tr o :_ o U a� E i= n n 0 a ,� r CL 0 o Casing Depth: Water Depth: Time: Date: Backfilled Time: Date: B: Surface Elev: Datum: Surface Conditions: 4 1.0 3.0 5.0 7.0 9.0 10.0 0 W �� limit OL Odic Environmental Field Boring Log Sheet I— of Location of Boring: / ( q•� Project: I -SW I /I4✓y //I l.-9- QUl h (F Boring No. X13/ 2 Total Depth: ".3 / Job No. G3 { ILogged b (7 Drilling Contractor: Drill Rig Type: (S Drillers Name: Sampling Methods: /3, < _ Hammer WT. Drop Start Time Date 3 / 1 Completed Time Date '3 If 1 / L Boring Depth: N v Y a o~ a) CL 3 o m N (D m > o a� C " 'a m 0 V X c o a c U a) H E 0 a _ �. w Q o Casing Depth: Water Depth: Time: Date: Backfilled Time: Date: B: Surface Elev: Datum: Surface Conditions: Y �( 1.0 3.0 5.0 7.0 9.0 10.0 B I !' lei( `b •Q � . 1v �-�u�f - s� - v cps Li (A a cam( d Odic Environmental Field Boring Log Sheet I_ of Location of Boring: D 0 ` N I"�✓``/ Project: /0 LA Q �� -+ �a Boring No. S 13 Total Depth: Job No. Logged by: f7o Drilling Contractor: Drill Ri T e: 6,k y ro Jr.. Drillers Name: < t / G Sampling Methods: %�si1 �t er Hammer WT. Drop Start Time Date 13 ( L Completed Time Date Boring Depth: m a o a 3 in > o` s 0 a� o a U a) E a g 0 a ,� a o Casing Depth: Water Depth: Time: Date: Backfilled Time: Date: B: Surface Elev: Datum: Surface Conditions: 9 1.0, 3.0 5.0 7.0 9.0 10.0 ' / � t V � I ✓'tom � ''O W � � S � � .� �D 9. �r Odic Environmental Field Boring Log Sheet I of 2- Location of Boring: Cj (a,L Project: t( t�f' %. 6�K%,Kk< IJobNo.W'I'/J% Boring No. I'S-86- Total Depth: L ed b : Drilling Contractor: �t Drill Rig Type: Drillers Name: (� f Sampling Methods: r�c7' c.�.r� — (,t4•-� Hammer WT. Drop Start Time Date Completed Time Date 3 I Boring Depth: a a o Q 3 coo > N a� s vDate: °; w OCL c v Q a v o Casing Depth: Water Depth: Time: Backfilled Time: Date: By: Surface Elev: Datum: Surface Conditions: _ 1.0 3.0 5.0 7.0 9.0 10.0 Ot) 1,I/!pq �.9e a✓i �\ SG #01 0-4 Ct Odic Environmental Field Boring Loci (continued) Sheet 2-- of Z/ EbMLA APPENDIX C LABORATORY REPORTS AND CHAIN OF CUSTODY RECORDS Phase 11 Environmental Site Assessment Odic Environmental c� ° A ° C . •/ r s Y i r i I Ordered By AMI--Rlc':-\N Sc ItNTIFIc LABc�tzATTRIES. LLC .z << x a'... t., ., ,..r.. Pi,t � 1^ t 1 .,ai,.,: ;; t • y"(tl� 1.at ; i?4 „ t.a: ,t Odic Environmental 3255 Wilshire Blvd. #1508 Los Angeles, CA 90010- Telephone (888)634-2368 Attn Tom Lindros Project ID: 6351788 ESA II Project Name: Site- 78611 Hwy 111 La Quinta, CA Number of Pages 23 Date Received 03/14/2012 Date Reported 03/22/2012 Job Number Ordered Client 52893 03/15/2012 ODIENV Enclosed are the results of analyses on 28 samples analyzed as specified on attached chain of custody. Wendy Lu Organics Supervisor American Scientific Laboratories, LLC (ASL) accepts sample materials from clients for analysis with the assumption that all of the information provided to ASL verbally or in writing by our clients (and/or their agents), regarding samples being submitted to ASL, is complete and accurate ASL accepts all samples subject to the following conditions: 1) ASL is not responsible for verifying any client -provided information regarding any samples submitted to the laboratory 2) ASL is not responsible for any consequences resulting from any inaccuracies, omissions, or misrepresentations contained in client -provided information regarding samples submitted to the laboratory O LL u> 0 F— 0 o >- w w U O w o LL 0 M Li �- CLu h o :3 X x b LU F= Ili Co i J y" >11 110 d _ 0 C N � O y ` ICO Q Q C Cr LLCL U o U Ei E _ L� 4 M Id 0 Moco Z O � OL •� O O U Q w U U �otrN z w th n 0 LU o _ t� ` to — 1 • � �t l'L"A 9 0, s a t d I t t co r• Q � V Q r 2 W w a M N w co c"Oi a � C°3 Q ti cn W U — �- w c-t V = Q — Z Q LL Q z w H Q 0;1- m W Q Q IM 0 W is Uj N � b Q ` � }Q O urMlHdtl. 51M a m i W � o � L � y � @ i/z �J U Q a Cc O�u- U y r U l Ei r �► N -19 o Q m � � a a� W a O w ` Y d. �' • r �9 t� i� too 00 s U) } J 3 N O C Vj C m J Go N y N E a�i U O J c C V -I-Wm A v `t U � � V= Q— Z 0 u. 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LLC r s- \' grin 1 t 1 'Q? � i " J 97M N'li I f2 40 -'• Y ti'ilolI ANALYTICAL RESULTS Ordered By Site Odic Environmental 78611 Hwy 111 3255 Wilshire Blvd. #1508 La Quinta, CA Los Angeles, CA 90010- Telephone:(888)634-2368 Attn: Tom Lindros Page: 2 Project ID: 6351788 ESA II ASL Job Number Submitted Client 52893 03/14/2012 ODIENV Method: 801513, TPH DROs and OROs (Diesel and Oil Range Organics) QC Batch No: S1D-031612 Our Lab I.D. 280567 SB7-10 280568 SB8-5 280569 SB8-10 280572 SB10-5 280573 SB10-10 Client Sample I.D. Date Sampled 03/13/2012 03/13/2012 03/13/2012 03/13/2012 03/13/2012 Date Prepared 03/15/2012 03/15/2012 03/15/2012 03/15/2012 03/15/2012 Preparation Method Date Analyzed 03/16/2012 03/16/2012 03/16/2012 03/16/2012 03/16/2012 Matrix Soil Soil Soil Soil Soil Units mg/Kg mg/Kg mg/Kg mg/Kg mg/Kg Dilution Factor 1 1 1 1 1 Analytes PQL Results Results Results Results Results TPH DROs (C10 to C28) 10.0 ND ND ND ND ND TPH OROs (C28+) 50.0 ND ND ND ND ND Our Lab I.D. 280567 280568 280569 280572 280573 Surrogates % Rec.Limit % Rec. % Rec. % Rec. % Rec. % Rec. Surrogate Percent Recovery Chlorobenzene 70-120 104 101 101 102 101 QUALITY CONTROL REPORT QC Batch No: S113-031612 Analytes MS % REC MS DUP % REC RPD % MS/MSD % Limit MS RPD % Limit Diesel 106 104 1.9 75-120 <20 AC AMERICAN SC IE T11;1C LABORATORIES, LLC C' : ? !! r ; J �1Jlftlt•(rtr,1� , . , ,,,, .1�.�n•!, , , Y •✓I� YY �11 � ;:1 V �an fi+%t'J t, it,lnl:lY'. i I -it Aof) (,! 1 ,1?;1„�0•V700 I-•ut I ?9500 ANALYTICAL RESULTS Ordered By Site Odic Environmental 178611 Hwy 111 3255 Wilshire Blvd. #1508 1 La Quinta, CA Los Angeles, CA 90010- Telephone: (888)634-2368 Attn: Tom Lindros Page: 3 Project ID: 6351788 ESA 11 ASL Job Number Submitted Client 52893 03/14/2012 ODIENV Method: 801513, TPH DROs and OROs (Diesel and Oil Range Organics) QC Batch No: S113-031612 Our Lab I.D. 280574 280575 280576 Client Sample I.D. SB11-5 SB11-10 SB12-5 Date Sampled 03/13/2012 03/13/2012 03/13/2012 Date Prepared 03/15/2012 03/15/2012 03/15/2012 Preparation Method Date Analyzed 03/16/2012 03/16/2012 03/16/2012 Matrix Soil Soil Soil Units mg/Kg mg/Kg mg/Kg Dilution Factor 1 1 1 Analytes PQL Results Results Results TPH DROs (C10 to C28) 10.0 ND ND ND TPH OROs (C28+) 50.0 ND ND ND Our Lab I.D. 280574 280575 280576 Surrogates % Rec.Limit % Rec. % Rec. % Rec. Surrogate Percent Recovery Chlorobenzene 70-120 102 103 100 ALITY CONTROL REPORT QC Batch No: SID-031612 Analytes MS % REC MS DUP % REC RPD % MS/MSD % Limit MS RPD % Limit Diesel 106 104 1.9 75-120 <20 �C ANIERWAN SCMNFI�ic L BOlt:'1TORIES. LLCM" ',w,1 )U11 f:'., PI"1."n rtryi rh% F-1 CiP1fX)", - ,Q{1 if, 74i t,ir Ii 4P,"d.,V f.fb ANALYTICAL RESULTS Ordered By Site Odic Environmental 78611 Hwy 111 3255 Wilshire Blvd. #1508 La Quinta, CA Los Angeles, CA 90010- Telephone: (888)634-2368 Attn: Tom Lindros Page: 4 Project ID: 6351788 ESA II ASL Job Number Submitted Client 52893 03/14/2012 ODIENV Method: 801513, TPH DROs and OROs (Diesel and Oil Range Organics) QC Batch No: S1P-031512 Our Lab I.D. 280556 280557 280558 280559 280560 Client Sample I.D. S131-1 SB1-5 SB2-1 SB2-5 SB3-1 Date Sampled 03/13/2012 03/13/2012 03/13/2012 03/13/2012 03/13/2012 Date Prepared 03/15/2012 03/15/2012 03/15/2012 03/15/2012 03/15/2012 Preparation Method Date Analyzed 03/15/2012 03/15/2012 03/15/2012 03/15/2012 03/15/2012 Matrix Soil Soil Soil Soil Soil Units mg/Kg mg/Kg mg/Kg mg/Kg mg/Kg Dilution Factor 1 1 1 1 1 Analytes PQL Results Results Results Results Results TPH DROs (C 10 to C28) 10.0 ND ND ND ND ND TPH OROs (C28+) 50.0 ND ND ND ND ND Our Lab I.D. 1 280556 280557 280558 280559 280560 Surrogates % Rec.Limit % Rec. % Rec. % Rec. % Rec. % Rec. Surrogate Percent Recovery Chlorobenzene 70-120 104 105 115 115 103 QUALITY CONTROL REPORT QC Batch No: SIP-031512 MS MS DUP RPD MS/MSD MS RPD Analytes % REC % REC % % Limit %Limit Diesel 107 107 1 <i 1 75-1201 <20 ANILRICAN SCIENTIFIC LABORATORIES. LLCM 2".1�0110 Fut r74i?:J-SI5IAI ANALYTICAL RESULTS Ordered By Site Odic Environmental 786 Hwy 111 3255 Wilshire Blvd. #1508 La Quinta, CA Los Angeles, CA 90010- Telephone: (888)634-2368 Attn: Tom Lindros Page: 5 Project ID: 6351788 ESA II r ASL Job Number Submitted Client 52893 03/14/2012 ODIENV Method: 8015B, TPH DROs and OROs (Diesel and Oil Range Organics) QC Batch No: SIP-031612 Our Lab I.D. 280570 SB9-5 03/13/2012 03/15/2012 280571 S139-10 03/13/2012 03/15/2012 280577 SB12-10 03/13/2012 03/15/2012 280578 SB13-5 03/13/2012 03/15/2012 280579 SB13-10 03/13/2012 03/15/2012 Client Sample I.D. Date Sampled Date Prepared Preparation Method Date Analyzed 03/16/2012 03/16/2012 03/16/2012 03/16/2012 03/16/2012 Matrix Soil Soil Soil Soil Soil Units mg/Kg mg/Kg mg/Kg mg/Kg mg/Kg Dilution Factor 1 1 1 1 1 Analytes PQL Results Results Results Results Results TPH DROs (CIO to C28) 10.0 ND ND ND ND ND TPH OROs(C28+) 50.0 71.6 ND ND ND ND Our Lab I.D. 280570 280571 280577 280578 280579 Surrogates % Rec.Limit % Rec. % Rec. % Rec. % Rec. % Rec. Surrogate Percent Recovery Chlorobenzene 70-120 105 102 99 98 100 QUALITY CONTROL REPORT QC Batch No: SIP-031612 Analytes MS % REC MS DUP % REC RPD % MS/MSD % Limit MS RPD % Limit Diesel 103 101 2.0 75-120 <20 r AMERICAN SCIENTIFIC LABORATORIES. LLC 1 . s= • _ i' 1ariFwra,ar,Jl+r11rl I•rt Ar7,rlr5 i' 1-nA'Ki• t,! t.t?io.:,A 9700 tin ti?1r-`/=!"aii ANALYTICAL RESULTS Ordered By Site Odic Environmental 78611 Hwy 111 3255 Wilshire Blvd. #1508 La Quinta, CA Los Angeles, CA 90010- Telephone: (888)634-2368 Attn: Tom Lindros Page: 6 Project ID: 6351788 ESA II ASL Job Number Submitted Client 52893 03/14/2012 1 ODIENV Method: 8015B, TPH DROs and OROs (Diesel and Oil Range Organics) QC Batch No: S1P-031612 Our Lab I.D. 280581 280582 280583 Client Sample I.D. SB15-15 SB15-20 SB15-25 Date Sampled 03/13/2012 03/13/2012 03/13/2012 Date Prepared 03/15/2012 03/15/2012 03/15/2012 Preparation Method Date Analyzed 63/16/2012 03/16/2012 03/16/2012 Matrix Soil Soil Soil Units mg/Kg mg/Kg mg/Kg Dilution Factor 1 1 1 Analytes PQL Results Results Results TPH DROs (C10 to C28) 10.0 ND ND ND TPH OROs (C28+) 50.0 ND ND ND Our Lab I.D. 280581 280582 280583 Surrogates % Rec.Limit % Rec. % Rec. % Rec. Surrogate Percent Recovery Chlorobenzene 70-120 101 104 103 QUALITY CONTROL REPORT QC Batch No: SIP-031612 Analytes MS % REC MS DUP % REC RPD % MS/MSD % Limit MS RPD % Limit Diesel 103 101 2.0 75-120 <20 q� AmEiZ CAN SciE.vrn-[C LABORAVrORIES. LLC Icy ,, ,•,::_).;,. .Jl_ �r, ln, .. i 1 AMo' L J- i t .....9; DO l 41t 1 1'2 4 s? q.si ) ANALYTICAL RESULTS Ordered By Site Odic Environmental 78611 Hwy 111 3255 Wilshire Blvd. #1508 La Quinta, CA Los Angeles, CA 90010- 1 Telephone: (888)634-2368 Attn: Tom Lindros Page: 7 Project ID: 6351788 ESA II ASL Job Number ISubmi tted Client 52893 1 03/14/2012 1 ODIENV Method: 8015B, TPH DROs and OROs (Diesel and Oil Range Organics) QC Batch No: S2P-031512 Our Lab I.D. 280561 S133-5 03/13/2012 280562 S134-1 03/13/2012 280563 S135-1 03/13/2012 280564 9136-5 03/13/2012 280565 S136-15 03/13/2012 Client Sample I.D. Date Sampled Date Prepared 03/15/2012 03/15/2012 03/15/2012 03/15/2012 03/15/2012 Preparation Method Date Analyzed 03/15/2012 03/15/2012 03/15/2012 03/15/2012 03/15/2012 Matrix Soil Soil Soil Soil Soil Units mg/Kg mg/Kg mg/Kg mg/Kg mg/Kg Dilution Factor 1 1 1 1 1 Analytes PQL Results Results Results Results Results TPH DROs (C10 to C28) 10.0 ND ND ND ND ND TPH OROs (C28+) 50.0 ND ND ND ND ND Our Lab I.D. 280561 280562 280563 280564 280565 Surrogates % Rec.Limit % Rec. % Rec. % Rec. % Rec. % Rec. Surrogate Percent Recovery Chlorobenzene 70-120 115 103 103 104 104 QUALITY CONTROL REPORT QC Batch No: S2P-031512 Analytes MS % REC MS DUP % REC RPD % MS/MSD % Limit MS RPD % Limit Diesel 100 104 3.9 75-120 <20 AMERICAN SCILN'CII is LAE3C}RATORILti. LLC I 1 -Ader' 1, 4/ (rr, Fat ... 1 95fifi ANALYTICAL RESULTS Ordered By Site Odic Environmental 78611 Hwy 111 3255 Wilshire Blvd. #1508 La Quinta, CA Los Angeles, CA 90010- Telephone: (888)634-2368 Attn: Tom Lindros Page: 8 Project ID: 6351788 ESA II ASL Job Number Submitted Client 52P3 03/14/2012 ODIENV Method: 8015B, TPH DROs and OROs (Diesel and Oil Range Organics) QC Batch No: S2P-031512 Our Lab I.D. 280566 Client Sample I.D. SB7-5 Date Sampled 03/13/2012 Date Prepared 03/15/2012 Preparation Method 03/16/2012 Date Analyzed Matrix Soil Units mg/Kg Dilution Factor 1 Analytes PQL Results TPH DROs (C10 to C28) 10.0 ND TPH OROs(C28+) 50.0 ND Dur Lab I.D. 280566 Surrogates % Rec.Limit % Rec. Surrogate Percent Recovery Mlorobenzene 70-120 104 QUALITY CONTROL REPORT QC Batch No: S2P-031512 Analytes MS % REC MS DUP % REC RPD % MS/MSD I % Limit MS RPD % Limit Diesel 12 104 3.9 1 75-120 <20 AC 's AMERIC'AN SCIENTIFIC LABORATORIES. L LCT ;r!I)III] CI1tcl1 1 CA I;JIt' S0-1-11�'L'A yosri M !/%' 'Yrl/l J'1V mlN4,44) JJ(1 JJJk � tIl i'rh1 1 1 •JIA J(i° jrt !.d?il yIIH) J-edC I i,l. V$tA1 ANALYTICAL RESULTS Ordered By Site Odic Environmental 78611 Hwy 111 3255 Wilshire Blvd. #1508 La Quinta, CA Los Angeles, CA 90010- Telephone: (888)634-2368 Attn: Tom Lindros Page: 9 Project ID: 6351788 ESA II ASL Job Number Submitted Client 52893 03/14/2012 ODIENV Method: 8015B, TPH GROs (Gasoline Range Organics) QC Batch No: S1-031512 Our Lab I.D. 280556 280557 280558 280559 280560 Client Sample I.D. SB1-1 SB1-5 SB2-1 SB2-5 SB3-1 Date Sampled 03/13/2012 03/13/2012 03/13/2012 03/13/2012 03/13/2012 Date Prepared 03/15/2012 03/15/2012 03/15/2012 03/15/2012 03/15/2012 Preparation Method Date Analyzed 03/15/2012 03/15/2012 03/15/2012 03/15/2012 03/15/2012 Matrix Soil Soil Soil Soil Soil Units mg/Kg mg/Kg mg/Kg mg/Kg mg/Kg Dilution Factor 1 1 1 1 1 Analytes PQL Results Results Results Results Results TPH GROs (C6 to C10) 0.500 ND ND nm rm ND Our Lab I.D. 280556 280557 280558 280559 280560 Surrogates % Rec.Limit % Rec. % Rec. % Rec. % Rec. % Rec. Surrogate Percent Recovery Bromofluorobenzene 70-120 107 101 102 106 107 QUALITY CONTROL REPORT QC Batch No: S1-031512 RPD MS/MSD MS RPD Analytes % % Limit % Limit 1.9 75-120 <20 <1 75-120 <20 MS % REC MS DUP % REC Benzene 102 104 Toluene 106 107 AC AMERICAN JC ILN-I-I IC LABORATORIES, LLC C`; `r. � ,�_Idt/►:5111.11�l1t�1� .It'1f;.�1� trT'li`�.'.'� s � � a ° ._ .�.:ll ti' �PIIt T,•l1.Ntfkf�ti kfl ram! S tOJi'r'/i t i :l ;JiA.KI � r•i ' .�.� 1 1 �„ ' Y'I n! d rt 4 (!" � r �,: t'.4�IX1 ANALYTICAL RESULTS Ordered By Site Odic Environmental 78611 Hwy 111 3255 Wilshire Blvd. #1508 La Quinta, CA Los Angeles, CA 90010- Telephone: (888)634-2368 Attn: Tom Lindros Page: 10 Project ID: 6351788 ESA II ASL Job Number Submitted Client 52893 03/14/2012 ODIENV Method: 801513, TPH GROs (Gasoline Range Organics) QC Batch No: S1-031512 Our Lab I.D. 280561 SB3-5 280562 SB4-1 280564 SB6-5 280565 SB6-15 280567 SB7-10 Client Sample I.D. Date Sampled 03/13/2012 03/13/2012 03/13/2012 03/13/2012 03/13/2012 Date Prepared 03/15/2012 03/15/2012 03/15/2012 03/15/2012 03/15/2012 Preparation Method Date Analyzed 03/15/2012 03/15/2012 03/15/2012 03/15/2012 03/15/2012 Matrix Soil Soil Soil Soil Soil Units mg/Kg mg/Kg mg/Kg mg/Kg mg/Kg Dilution Factor 1 1 1 1 1 Analytes PQL Results Results Results Results Results TPH GROs (C6 to C10) 0.500 ND ND ND ND ND Our Lab I.D. 280561 280562 280564 280565 280567 Surrogates % Rec.Limit % Rec. % Rec. % Rec. % Rec. % Rec. Surrogate Percent Recovery Bromofluorobenzene 70-120 109 103 85 105 116 ALITY CONTROL REPORT QC Batch No: S1-031512 Analytes MS % REC MS DUP % REC RPD % MS/MSD % Limit MS RPD % Limit Benzene 102 104 1.9 75-120 <20 Toluene 106 107 <1 75-120 <20 AMERICAN SCIENTIFIC LABORATORIES. LLC �: '•, � Inittrrlr/tll!£.ttpElr 74'�/llla� ��,-i•i��A' rssr/ - ?:i c 1 .r?.it-y$d/."' 0 Iak rr3+l :1-4141 r..—,._——/ 1l.t .1'rauTrtaulrttltakd i..ac.in�.-l��., ("1 viiilfi fi•. ANALYTICAL RESULTS Ordered By Site Odic Environmental 78611 Hwy 111 3255 Wilshire Blvd. #1508 La Quinta, CA Los Angeles, CA 90010- Telephone: (888)634-2368 Attn: Tom Lindros Page: 11 Project ID: 6351788 ESA II ASL Job Number Submitted Client 52893 03/14/2012 ODIENV Method: 801513, TPH GROs (Gasoline Range Organics) QC Batch No: 51-031512 Our Lab I.D. 280568 280569 280581 280582 280583 Client Sample I.D. SB8-5 SB8-10 SB15-15 SB15-20 SB15-25 Date Sampled 03/13/2012 03/13/2012 03/13/2012 03/13/2012 03/13/2012 Date Prepared 03/15/2012 03/15/2012 03/15/2012 03/15/2012 03/15/2012 Preparation Method _ Date Analyzed 03/15/2012 03/15/2012 03/15/2012 03/15/2012 03/15/2012 Matrix Soil Soil Soil Soil Soil Units mg/Kg mg/Kg mg/Kg mg/Kg mg/Kg Dilution Factor 1 1 1 1 1 Analytes PQL Results Results Results Results Results TPH GROs (C6 to C10) 0.500 ND rm rm ND rm Our Lab I.D. 280568 280569 280581 280582 280583 Surrogates % Rec.Limit % Rec. % Rec. % Rec. % Rec. % Rec. Surrogate Percent Recovery Bromofluorobenzene 70-120 106 113 100 98 95 QUALITY CONTROL REPORT QC Batch No: S1-031512 Analytes MS % REC MS DUP % REC RPD % MS/MSD % Limit MS RPD % Limit Benzene 102 104 1.9 75-120 <20 Toluene 106 107 <1 75-120 <20 Alc AMERICAN SCIENTIFIC L:1BORATORIES. LLC C: ?.!11 rI'll rul,-a;,71 .,— — _�� .,! \' ti.1-rrruum/„R.9 /.oi lr{rlri 1 7 •neK�� 9�! a,t: ii.,,. v�-in! !,. If:, aj.':7.9-IV5rK9 ANALYTICAL RESULTS Ordered By Site Odic Environmental 78611 Hwy 111 3255 Wilshire Blvd. #1508 La Quinta, CA Los Angeles, CA 90010- Telephone: (888)634-2368 Attn: Tom Lindros Page: 12 Project ID: 6351788 ESA II ASL Job Number Submitted Client 52893 03/14/2012 ODIENV Method: 8015B, TPH GROs (Gasoline Range Organics) QC Batch No: S1-031912 Our Lab I.D. 280563 280566 Client Sample I.D. SB5-1 SB7-5 Date Sampled 03/13/2012 03/13/2012 Date Prepared 03/16/2012 03/16/2012 Preparation Method Date Analyzed 03/16/2012 03/16/2012 Matrix Soil Soil Units mg/Kg mg/Kg Dilution Factor 1 1 Analytes PQL Results Results TPH GROs (C6 to C10) 0.500 ND ND Our Lab I.D. 280563 280566 Surrogates % Rec.Limit % Rec. % Rec. Surrogate Percent Recovery Bromofluorobenzene 70-120 92 100 QUALITY CONTROL REPORT QC Batch No: S1-031912 Analytes MS % REC MS DUP % REC RPD % MS/MSD % Limit MS RPD % Limit Benzene 101 101 <1 75-120 <20 Toluene 105 102 2.9 75-120 <20 r AC s AmERICAN SCIENTIFIC LABORATORIES. LLC C� '; : � '!1 11 ,r11/Jlr_ �li�lf � i'11i'Ii� ?l•111,. r -'� •.lam.. • li i - J :r! �' Kiri (rrrs,rrut+, flr7 i.,r ;lrr,.°ir . i i vrAM,' f. l .r?i I : ''.' Sl'(Nl T�i. 117 �r „4 I.95 6 ANALYTICAL RESULTS Ordered By Site Odic Environmental 78611 Hwy 111 3255 Wilshire Blvd. #1508 La Quinta, CA Los Angeles, CA 90010- Telephone: (888)634-2368 Attn: Tom Lindros Page: 13 Project ID: 6351788 ESA II ASL Job Number Submitted Client 52893 03/14/2012 ODIENV Method: 826013, Volatile Organic Compounds QC Batch No: SIC-031612 Our Lab I.D. 280582 280583 Client Sample I.D. SB15-20 SB15-25 Date Sampled 03/13/2012 03/13/2012 Date Prepared 03/16/2012 03/16/2012 Preparation Method Date Analyzed 03/16/2012 03/16/2012 Matrix Soil Soil Units ug/kg ug/kg Dilution Factor 1 1 Analytes PQL Results Results Acetone 50.0 ND ND Benzene 2.00 ND ND Bromobenzene (Phenyl bromide) 10.0 ND ND Bromochloromethane (Chlorobromomethane) 10.0 ND ND Bromodichloromethane (Dichlorobromomethane) 10.0 ND ND Bromoform (Tribromomethane) 50.0 ND ND Bromomethane (Methyl bromide) 30.0 ND ND 2-Butanone (MEK, Methyl ethyl ketone) 50.0 ND ND n-Butylbenzene 10.0 ND ND sec-Butylbenzene 10.0 ND ND tert-Butylbenzene 10.0 ND ND Carbon disulfide 10.0 ND ND Carbon tetrachloride (Tetrachloromethane) 10.0 ND ND Chlorobenzene 10.0 ND ND Chloroethane 30.0 ND ND 2-Chloroethyl vinyl ether 50.0 ND ND Chloroform (Trichloromethane) 10.0 ND ND Chloromethane (Methyl chloride) 30.0 ND ND 4-Chlorotoluene (p-Chlorotoluene) 10.0 ND ND 2-Chlorotoluene (o-Chlorotoluene) 10.0 ND ND 1,2-Dibromo-3-chloropropane (DBCP) 50.0 ND ND Dibromochloromethane 10.0 ND ND 1,2-Dibromoethane (EDB, Ethylene dibromide) 10.0 ND ND Dibromomethane 10.0 ND ND 1,2-Dichlorobenzene(o-Dichlorobenzene) 10.0 ND ND 1,3-Dichlorobenzene (m-Dichlorobenzene) 10.0 ND ND 1,4-Dichlorobenzene(p-Dichlorobenzene) 10.0 ND ND Dichlorodifluoromethane 30.0 ND ND 1,1-Dichloroethane 10.0 ND rm Page: Project ID c• A • c� • • 14 AMERICAN SCIENTIFic LABORAI-ORIEs. LLC 25ZPIJ.V tirt+l1--i'lNW-074i)Rd, Lntitfix, 1rt F 4 41,01!f.11 10 "'i rt:.'. Wbi) t.tt I `'7it,'.- f-95fill 6351788 ESA II ANALYTICAL RESULTS ASL Job Number Submitted Client 52893 03/14/2012 ODIENV Method: 8260B, Volatile Organic Compounds QC Batch No: S1C-031612 Our Lab I.D. 280582 280583 Client Sample I.D. SB15-20 SB15-25 Date Sampled 03/13/2012 03/13/2012 Date Prepared 03/16/2012 03/16/2012 Preparation Method Date Analyzed 03/16/2012 03/16/2012 Matrix Soil Soil Units ug/kg ug/kg Dilution Factor 1 1 Analytes PQL Results Results 1,2-Dichloroethane 10.0 ND ND 1, 1 -Dichloroethene (1, 1 -Dichloroethylene) 10.0 ND ND cis-1,2-Dichloroethene 10.0 ND ND trans-1,2-Dichloroethene 10.0 ND ND 1,2-Dichloropropane 10.0 ND ND 1,3-Dichloropropane 10.0 ND ND 2,2-Dichloropropane 10.0 ND ND 1,1-Dichloropropene 10.0 ND ND cis-1,3-Dichloropropene 10.0 ND ND trans-1,3-Dichloropropene 10.0 ND ND Ethylbenzene 2.00 ND ND Hexachlorobutadiene (1,3-Hexachlorobutadiene) 30.0 ND ND 2-Hexanone 50.0 ND ND Isopropylbenzene 10.0 ND ND p-Isopropyltoluene (4-Isopropyltoluene) 10.0 ND ND MTBE 5.00 ND ND 4-Methyl-2-pentanone (MIBK, Methyl isobutyl ketone) 50.0 ND ND Methylene chloride (Dichloromethane, DCM) 50.0 ND ND Naphthalene 10.0 ND ND n-Propylbenzene 10.0 ND ND Styrene 10.0 ND ND 1, 1, 1,2-Tetrachloroethane 10.0 ND ND 1,1,2,2-Tetrachloroethane 10.0 ND ND Tetrachloroethene (Tetrachloroethylene) 10.0 ND ND Toluene (Methyl benzene) 2.00 ND ND 1,2,3-Trichlorobenzene 10.0 ND ND 1,2,4-Trichlorobenzene 10.0 ND ND 1, 1, 1 -Trichloroethane 10.0 ND ND 1,1,2-Trichloroethane 10.0 ND ND Trichloroethene (TCE) 10.0 ND ND Trichlorofluoromethane 10.0 ND ND 1,2,3-Trichloropropane 10.0 ND ND 1,2,4-Trimethylbenzene 10.0 ND ND 1,3,5-Trimethylbenzene 10.0 ND ND Vinyl acetate 50.0 ND ND Page: Project ID AMERICAN SCIENTIFIC LABORATORIES. LLC f_r;t,i,rrtrucrtf.?l /�'.ti1r1r� \1.'rz�r, ��., ti,:+t F,ir,ar:r,+NJ 1,,t•lneeirN 1 1 vvA'e,I 1,! -J:ii!'.! 97TWr IU.L 1 f240'tP-95W 15 6351788 ESA II ANALYTICAL RESULTS ASL Job Number Submitted Client 52893 03/14/2012 ODIENV Method: 8260B, Volatile Organic Compounds QC Batch No: SIC-031612 Our Lab I.D. 280582 280583 Client Sample I.D. SB15-20 SB15-25 Date Sampled 03/13/2012 03/13/2012 Date Prepared 03/16/2012 03/16/2012 Preparation Method Date Analyzed 03/16/2012 03/16/2012 Matrix Soil Soil Units ug/kg ug/kg Dilution Factor 1 1 Analytes PQL Results Results Vinyl chloride (Chloroethene) 30.0 ND ND o-Xylene 2.00 ND ND m- & p-Xylenes 4.00 ND ND Our Lab I.D. 280582 280583 Surrogates % Rec.Limit % Rec. % Rec. Surrogate Percent Recovery Bromofluorobenzene 70-120 100 102 Dibromofluoromethane 70-120 100 96 Toluene-d8 70-120 99 98 ALITY CONTROL REPORT QC Batch No: SIC-031612 Analytes MS % REC MS DUP % REC RPD % MS/MSD % Limit MS RPD % Limit Benzene 94 89 5.5 75-120 15 Chlorobenzene 91 84 8.0 75-120 15 1,1-Dichloroethene (1,1-Dichloroethylene) 89 85 4.6 75-120 15 MTBE 103 102 <1 75-120 15 Toluene (Methyl benzene) 88 84 4.7 75-120 15 Trichloroethene (TCE) 84 79 6.1 75-120 15 AC `s AN—IERICAN SCIENTIFIC LAB0 RA-TORH-,s. LLC C: ' ;;I tf,,lrnt��tt�� !,'�l:lt,� �t•n r, t. X C.to, I n,ltt.14)A! 1.11 111".J.ti t l•nAWI' f. ti2.', 9-1710 F.tc. r4Tll?7t..Si{/1! ANALYTICAL RESULTS Ordered By Site Odic Environmental 78611 Hwy 111 3255 Wilshire Blvd. #1508 La Quinta, CA Los Angeles, CA 90010- Telephone: (888)634-2368 Attn: Tom Lindros Page: 16 Project ID: 6351788 ESA II ASL Job Number Submitted Client 52893 03/14/2012 ODIENV Method: 8260B, Volatile Organic Compounds QC Batch No: S2C-031512 Our Lab I.D. 280562 280563 280564 280565 280566 Client Sample I.D. SB4-1 SB5-1 SB6-5 SB6-15 SB7-5 Date Sampled 03/13/2012 03/13/2012 03/13/2012 03/13/2012 03/13/2012 Date Prepared 03/16/2012 03/16/2012 03/16/2012 03/16/2012 03/16/2012 Preparation Method Date Analyzed 03/16/2012 03/16/2012 03/16/2012 03/16/2012 03/16/2012 Matrix Soil Soil Soil Soil Soil Units ug/kg ug/kg ug/kg ug/kg ug/kg Dilution Factor 1 1 1 1 1 Analytes PQL Results Results Results Results Results Acetone 50.0 ND ND ND ND ND Benzene 2.00 ND ND ND ND ND Bromobenzene (Phenyl bromide) 10.0 ND ND ND ND ND Bromochloromethane (Chlorobromomethane) 10.0 ND ND ND ND ND Bromodichloromethane (Dichlorobromomethane) 10.0 ND ND ND ND ND Bromoform (Tribromomethane) 50.0 ND ND ND ND ND Bromomethane (Methyl bromide) 30.0 ND ND ND ND ND 2-Butanone (MEK, Methyl ethyl ketone) 50.0 ND ND ND ND ND n-Butylbenzene 10.0 ND ND ND ND ND sec-Butylbenzene 10.0 ND ND ND ND ND tert-Butylbenzene 10.0 ND ND ND ND ND Carbon disulfide 10.0 ND ND ND ND ND Carbon tetrachloride (Tetrachloromethane) 10.0 ND ND ND ND ND Chlorobenzene 10.0 ND ND ND ND ND Chloroethane 30.0 ND ND ND ND ND 2-Chloroethyl vinyl ether 50.0 ND ND ND ND ND Chloroform (Trichloromethane) 10.0 ND ND ND ND ND Chloromethane (Methyl chloride) 30.0 ND ND ND ND ND 4-Chlorotoluene (p-Chlorotoluene) 10.0 ND ND ND ND ND 2-Chlorotoluene (o-Chlorotoluene) 10.0 ND ND ND ND ND 1,2-Dibromo-3-chloropropane (DBCP) 50.0 ND ND ND ND ND Dibromochloromethane 10.0 ND ND ND ND ND 1,2-Dibromoethane (EDB, Ethylene dibromide) 10.0 ND ND ND ND ND Dibromomethane 10.0 ND ND ND ND ND 1,2-Dichlorobenzene(o-Dichlorobenzene) 10.0 ND ND ND ND ND 1,3-Dichlorobenzene(m-Dichlorobenzene) 10.0 ND ND ND ND ND 1,4-Dichlorobenzene(p-Dichlorobenzene) 10.0 ND ND ND ND ND Dichlorodifluoromethane 30.0 ND ND ND ND ND 1,1-Dichloroethane 10.0 ND ND ND ND ND Page: Project ID A =f'-----..._1 17 AMERICAN StILNTIFIC LABORATORIES. LLC 1'1�trr,a�lrlrc rr1�1� 1 >:�.�dr�1P �'ir-t•;f.•r ., 5-A N \4141 F - r4 aruh) A(l. i )i ,lrl. , Fmti i 1 41A'1(i� let I Q? i1 217,i-97(d) fat 1 i? 4, • - ! %PgIAr 6351788 ESA II ANALYTICAL RESULTS ASL Job Number Submitted 1Client 52893 03/14/2012 1 ODIENV Method: 8260B, Volatile Organic Compounds QC Batch No: S2C-031512 Our Lab I.D. 280562 280563 280564 280565 280566 Client Sample I.D. S134-1 SB5-1 SB6-5 SB6-15 SB7-5 Date Sampled 03/13/2012 03/13/2012 03/13/2012 03/13/2012 03/13/2012 Date Prepared 03/16/2012 03/16/2012 03/16/2012 03/16/2012 03/16/2012 Preparation Method Date Analyzed 03/16/2012 03/16/2012 03/16/2012 03/16/2012 03/16/2012 Matrix Soil Soil Soil Soil Soil Units ug/kg ug/kg ug/kg ug/kg ug/kg Dilution Factor 1 1 1 1 1 Analytes PQL Results Results Results Results Results 1,2-Dichloroethane 10.0 ND ND ND ND ND 1, 1 -Dichloroethene (1, 1 -Dichloroethylene) 10.0 ND ND ND ND ND cis-1,2-Dichloroethene 10.0 ND ND ND ND ND trans-1,2-Dichloroethene 10.0 ND ND ND ND ND 1,2-Dichloropropane 10.0 ND ND ND ND ND 1,3-Dichloropropane 10.0 ND ND ND ND ND 2,2-Dichloropropane 10.0 ND ND ND ND ND 1, 1 -Dichloropropene 10.0 ND ND ND ND ND cis-1,3-Dichloropropene 10.0 ND ND ND ND ND trans-1,3-Dichloropropene 10.0 ND ND ND ND ND Hexachlorobutadiene (1,3-Hexachlorobutadiene) 30.0 ND ND ND ND ND 2-Hexanone 50.0 ND ND ND ND ND Isopropylbenzene 10.0 ND ND ND ND ND p-Isopropyltoluene (4-Isopropyltoluene) 10.0 ND ND ND ND ND MTBE 5.00 ND ND ND ND ND 4-Methyl-2-pentanone (MIBK, Methyl isobutyl ketone) 50.0 ND ND ND ND ND Methylene chloride (Dichloromethane, DCM) 50.0 ND ND ND ND ND Naphthalene 10.0 ND ND ND ND ND n-Propylbenzene 10.0 ND ND ND ND ND Styrene 10.0 ND ND ND ND ND 1, 1, 1,2-Tetrachloroethane 10.0 ND ND ND ND ND 1,1,2,2-Tetrachloroethane 10.0 ND ND ND ND ND Tetrachloroethene (Tetrachloroethylene) 10.0 ND ND ND ND ND Toluene (Methyl benzene) 2.00 ND ND ND ND ND 1,2,3-Trichlorobenzene 10.0 ND ND ND ND ND 1,2,4-Trichlorobenzene 10.0 ND ND ND ND ND 1, 1, 1 -Trichloroethane 10.0 ND ND ND ND ND 1,1,2-Trichloroethane 10.0 ND ND ND ND ND Trichloroethene (TCE) 10.0 ND ND ND ND ND Trichlorofluoromethane 10.0 ND ND ND ND ND 1,2,3-Trichloropropane 10.0 ND ND ND ND ND 1,2,4-Trimethylbenzene 10.0 ND ND ND ND ND 1,3,5-Trimethylbenzene 10.0 ND ND ND ND ND Vinyl acetate 50.0 ND ND ND ND ND AMERICAN SCILNTII;IC LABORATORIES. LLC °-W V Iof /'4'fruir'.414)Rd (an,tNe.-if% i I -it JfW) 1. ! i!?1 :" %07(10 t4it ►.i'it,'.'J•fJ"vkf! ANALYTICAL RESULTS Page: 18 Project ID: 6351788 ESA II ASL Job Number Submitted Client 52893 03/14/2012 ODIENV Method: 826013, Volatile Organic Compounds QC Batch No: S2C-031512 Our Lab I.D. 280562 280563 280564 280565 280566 Client Sample I.D. SB4-1 SB5-1 SB6-5 SB6-15 SB7-5 Date Sampled 03/13/2012 03/13/2012 03/13/2012 03/13/2012 03/13/2012 Date Prepared 03/16/2012 03/16/2012 03/16/2012 03/16/2012 03/16/2012 Preparation Method Date Analyzed 03/16/2012 03/16/2012 03/16/2012 03/16/2012 03/16/2012 Matrix Soil Soil Soil Soil Soil Units ug/kg ug/kg ug/kg ug/kg ug/kg Dilution Factor 1 1 1 1 1 Analytes PQL Results Results Results Results Results Vinyl chloride (Chloroethene) 30.0 ND ND ND ND ND o-Xylene 2.00 ND ND ND ND ND m- & p-Xylenes 4.00 ND ND ND ND ND Our Lab I.D. 280562 280563 280564 280565 280566 Surrogates % Rec.Limit % Rec. % Rec. % Rec. % Rec. % Rec. Surrogate Percent Recovery Bromofluorobenzene 70-120 100 99 99 100 99 Dibromofluoromethane 70-120 88 97 105 83 99 Toluene-d8 70-120 98 99 99 99 98 QUALITY CONTROL REPORT QC Batch No: S2C-031512 Analytes MS % REC MS DUP % REC RPD % MS/MSD % Limit MS RPD % Limit Benzene 101 103 2.0 75-120 15 Chlorobenzene 92 94 2.2 75-120 15 1, 1 -Dichloroethene (1,1-Dichloroethylene) 99 99 <1 75-120 15 MTBE 116 111 4.4 75-120 15 Toluene (Methyl benzene) 95 95 <1 75-120 15 Trichloroethene (TCE) 89 89 <1 75-120 15 AC AtMERICAN SCIENTIFIC L:1f3(. R rORIES. LLC — — — — — .°:)\.ln(rirwn.brR.! r I1 1•nArM1° 1., I.i?(i1.',,.Y70f) /•ut 1i-''r-,7.i•441.'fi ANALYTICAL RESULTS Ordered By Site Odic Environmental 78611 Hwy 111 3255 Wilshire Blvd. #1508 La Quinta, CA Los Angeles, CA 90010- Telephone: (888)634-2368 Attn: Tom Lindros Page: 19 Project ID: 6351788 ESA 1I ASL Job Number Submitted Client 52893 03/14/2012 ODIENV Method: 826013, Volatile Organic Compounds QC Batch No: S2C-031512 Our Lab I.D. 280567 280568 280569 280580 280581 Client Sample I.D. SB7-10 SB8-5 SB8-10 SB14-1 SB15-15 Date Sampled 03/13/2012 03/13/2012 03/13/2012 03/13/2012 03/13/2012 Date Prepared 03/16/2012 03/16/2012 03/16/2012 03/16/2012 03/16/2012 Preparation Method Date Analyzed 03/16/2012 03/16/2012 03/16/2012 03/16/2012 03/16/2012 Matrix Soil Soil Soil Soil Soil Units ug/kg ug/kg ug/kg ug/kg ug/kg Dilution Factor 1 1 1 1 1 Analytes PQL Results Results Results Results Results Acetone 50.0 ND ND ND ND ND Benzene 2.00 ND ND ND ND ND Bromobenzene (Phenyl bromide) 10.0 ND ND ND ND ND Bromochloromethane (Chlorobromomethane) 10.0 ND ND ND ND ND Bromodichloromethane (Dichlorobromomethane) 10.0 ND ND ND ND ND Bromoform (Tribromomethane) 50.0 ND ND ND ND ND Bromomethane (Methyl bromide) 30.0 ND ND ND ND ND 2-Butanone (MEK, Methyl ethyl ketone) 50.0 ND ND ND ND ND n-Butylbenzene 10.0 ND ND ND ND ND sec-Butylbenzene 10.0 ND ND ND ND ND tert-Butylbenzene 10.0 ND ND ND ND ND Carbon disulfide 10.0 ND ND ND ND ND Carbon tetrachloride (Tetrachloromethane) 10.0 ND ND ND ND ND Chlorobenzene 10.0 ND ND ND ND ND Chloroethane 30.0 ND ND ND ND ND 2-Chloroethyl vinyl ether 50.0 ND ND ND ND ND Chloroform (Trichloromethane) 10.0 ND ND ND ND ND Chloromethane (Methyl chloride) 30.0 ND ND ND ND ND 4-Chlorotoluene (p-Chlorotoluene) 10.0 ND ND ND ND ND 2-Chlorotoluene (o-Chlorotoluene) 10.0 ND ND ND ND ND 1,2-Dibromo-3-chloropropane (DBCP) 50.0 ND ND ND ND ND Dibromochloromethane 10.0 ND ND ND ND ND 1,2-Dibromoethane (EDB, Ethylene dibromide) 10.0 ND ND ND ND ND Dibromomethane 10.0 ND ND ND ND ND 1,2-Dichlorobenzene(o-Dichlorobenzene) 10.0 ND ND ND ND ND 1,3-Dichlorobenzene(m-Dichlorobenzene) 10.0 ND ND ND ND ND 1,4-Dichlorobenzene(p-Dichlorobenzene) 10.0 ND ND ND ND ND Dichlorodifluoromethane 30.0 ND ND ND ND ND 1,1-Dichloroethane 10.0 ND ND ND ND ND ANIERICAN SCIENTIvic LABORATORIES. LLC :1 J,:.;I,X,1 I.n lr.;rlri 1 i•nAM4' 1.' 'J-'i1.'' -Yi(N1 Fat l.4141-;k-YS41 ANALYTICAL RESULTS Page: 20 Project ID: 6351788 ESA II ASL Job Number Submitted Client 52893 03/14/2012 ODIENV Method: 8260B, Volatile Organic Compounds OC Batch Nn• S9C_n31517 Our Lab I.D. 280567 280568 280569 280580 280581 Client Sample I.D. S137-10 S138-5 S138-10 SB14-1 SB15-15 Date Sampled 03/13/2012 03/13/2012 03/13/2012 03/13/2012 03/13/2012 Date Prepared 03/16/2012 03/16/2012 03/16/2012 03/16/2012 03/16/2012 Preparation Method Date Analyzed 03/16/2012 03/16/2012 03/16/2012 03/16/2012 03/16/2012 Matrix Soil Soil Soil Soil Soil Units ug/kg ug/kg ug/kg ug/kg ug/kg Dilution Factor 1 1 1 1 1 Analytes PQL Results Results Results Results Results 1,2-Dichloroethane 10.0 ND ND ND ND ND 1,1-Dichloroethene (1,1-Dichloroethylene) 10.0 ND ND ND ND ND cis-1,2-Dichloroethene 10.0 ND ND ND ND ND trans-1,2-Dichloroethene 10.0 ND ND ND ND ND 1,2-Dichloropropane 10.0 ND ND ND ND ND 1,3-Dichloropropane 10.0 ND ND ND ND ND 2,2-Dichloropropane 10.0 ND ND ND ND ND 1,1-Dichloropropene 10.0 ND ND ND ND ND cis-1,3-Dichloropropene 10.0 ND ND ND ND ND trans-1,3-Dichloropropene 10.0 ND ND ND ND ND Ethylbenzene 2.00 ND ND ND ND ND Hexachlorobutadiene(1,3-Hexachlorobutadiene) 30.0 ND ND ND ND ND 2-Hexanone 50.0 ND ND ND ND ND Isopropylbenzene 10.0 ND ND ND ND ND p-Isopropyltoluene(4-Isopropyltoluene) 10.0 ND ND ND ND ND MTBE 5.00 ND ND ND ND ND 4-Methyl-2-pentanone (MIBK, Methyl isobutyl ketone) 50.0 ND ND ND ND ND Methylene chloride (Dichloromethane, DCM) 50.0 ND ND ND ND ND Naphthalene 10.0 ND ND ND ND ND n-Propylbenzene 10.0 ND ND ND ND ND Styrene 10.0 ND ND ND ND ND 1, 1, 1,2-Tetrachloroethane 10.0 ND ND ND ND ND 1,1,2,2-Tetrachloroethane 10.0 ND ND ND ND ND Tetrachloroethene (Tetrachloroethylene) 10.0 ND ND ND ND ND Toluene (Methyl benzene) 2.00 ND ND ND ND ND 1,2,3-Trichlorobenzene 10.0 ND ND ND ND ND 1,2,4-Trichlorobenzene 10.0 ND ND ND ND ND 1, 1, 1 -Trichloroethane 10.0 ND ND ND ND ND 1,1,2-Trichloroethane 10.0 ND ND ND ND ND Trichloroethene (TCE) 10.0 ND ND ND ND ND Trichlorofluoromethane 10.0 ND ND ND ND ND 1,2,3-Trichloropropane 10.0 ND ND ND ND ND 1,2,4-Trimethylbenzene 10.0 ND ND ND ND ND 1,3,5-Trimethylbenzene 10.0 ND ND ND ND ND Vinyl acetate 50.0 ND ND ND ND ND AC 1' MERICAN SCIENTIFIc LABORATORIES. LLB' C�,";� � ; , tr �:,tttl�rt1�� 1 �•.� lutL� \�•r-�-r, -_----- 1)N 111/I-ln"afhoRd 1.I%-its w.J' f I jrAN,` t,! ,lr�i'*.±.4-,M F'rrt r(2it„?fs�$iJ ANALYTICAL RESULTS Page: 21 Project ID: 6351788 ESA II ASL Job Number Submitted I Client 52893 03/14/2012 1 ODIENV Method: 826013, Volatile Organic Compounds QC Batch No: S2C-031512 Our Lab I.D. 280567 280568 280569 280580 280581 Client Sample I.D. SB7-10 SB8-5 SB8-10 SB14-1 SB15-15 Date Sampled 03/13/2012 03/13/2012 03/13/2012 03/13/2012 03/13/2012 Date Prepared 03/16/2012 03/16/2012 03/16/2012 03/16/2012 03/16/2012 Preparation Method Date Analyzed 03/16/2012 03/16/2012 03/16/2012 03/16/2012 03/16/2012 Matrix Soil Soil Soil Soil Soil Units ug/kg ug/kg ug/kg ug/kg ug/kg Dilution Factor 1 1 1 1 1 Analytes PQL Results Results Results Results Results Vinyl chloride (Chloroethene) 30.0 ND ND ND ND ND o-Xylene 2.00 ND ND ND ND ND m- & p-Xylenes 4.00 ND ND ND ND ND Our Lab I.D. 280567 280568 280569 280580 280581 Surrogates % Rec.Limit % Rec. % Rec. % Rec. % Rec. % Rec. Surrogate Percent Recovery Bromofluorobenzene 70-120 101 98 98 98 98 Dibromofluoromethane 70-120 87 96 102 73 90 Toluene-d8 70-120 99 98 100 96 101 ALITY CONTROL REPORT QC Batch No: S2C-031512 Analytes MS % REC MS DUP % REC RPD % MS/MSD % Limit MS RPD % Limit Benzene 101 103 2.0 75-120 15 Chlorobenzene 92 94 2.2 75-120 15 1,1-Dichloroethene (1,1-Dichloroethylene) 99 99 <1 75-120 15 MTBE 116 111 4.4 75-120 15 Toluene (Methyl benzene) 95 95 <1 75-120 15 Trichloroethene (TCE) 89 89 <1 75-120 15 At ANIERIC'AN SCIENTIFIC LABORATORIES. LL (' .risE/ ------ - .eve- Rd 1,!t.lr,.iet i tvrnih' 1.! r,iPiI-',,JiKMO k'at f-4StAJ ANALYTICAL RESULTS Ordered By Site Odic Environmental 78611 Hwy 111 3255 Wilshire Blvd. #1508 La Quinta, CA Los Angeles, CA 90010- Telephone: (888)634-2368 Attn: Tom Lindros Page: 22 Project ID: 6351788 ESA II ASL Job Number Submitted Client 52893 03/14/2012 ODIENV Method: 826013, BTEX and Oxygenates QC Batch No: S2C-031512 Our Lab I.D. 280556 280557 280558 280559 280560 Client Sample I.D. SB1-1 SB1-5 SB2-1 SB2-5 SB3-1 Date Sampled 03/13/2012 03/13/2012 03/13/2012 03/13/2012 03/13/2012 Date Prepared 03/16/2012 03/16/2012 03/16/2012 03/16/2012 03/16/2012 Preparation Method Date Analyzed 03/16/2012 03/16/2012 03/16/2012 03/16/2012 03/16/2012 Matrix Soil Soil Soil Soil Soil Units ug/kg ug/kg ug/kg ug/kg ug/kg Dilution Factor 1 1 1 1 1 Analytes PQL Results Results Results Results Results Benzene 2.00 ND ND ND ND ND DIPE 5.00 ND ND ND ND ND ETBE 5.00 ND ND ND ND ND Ethylbenzene 2.00 ND ND ND ND ND MTBE 5.00 ND ND ND ND ND TAME 5.00 ND ND ND ND ND TBA 20.0 ND ND ND ND ND Toluene (Methyl benzene) 2.00 ND ND ND ND ND o-Xylene 2.00 ND ND ND ND ND m- & p-Xylenes 4.00 ND ND ND ND ND Our Lab I.D. 280556 280557 280558 280559 280560 Surrogates % Rec.Limit % Rec. % Rec. % Rec. % Rec. % Rec. Surrogate Percent Recovery Bromofluorobenzene 70-120 102 98 100 100 100 Dibromofluoromethane 70-120 98 100 94 102 96 Toluene-d8 70-120 98 300 98 98 99 UALITY CONTROL REPORT QC Batch No: S2C-031512 Analytes MS % REC MS DUP % REC RPD % MS/MSD % Limit MS RPD % Limit Benzene 101 103 2.0 75-120 15 MTBE 116 111 4.4 75-120 15 Toluene (Methyl benzene) 95 95 <1 75-120 15 r AC A�,IhRICAN SCIEN-rIFIC LABORXFORIES. LLC ::: : /.:ll lie:Ji111z /tlt:� lt'.1-f111g ��1''l .- •J r -- ..�. � _ � _ � ' °:!! 4' }'s{�i F, irulnil„ Rd, ii'�a ilr:g•rirti I�a aliA!fi` ri•J".1-V: fnJ t pie i {? 1 r :', a y`ih1 ANALYTICAL RESULTS Ordered By Site Odic Environmental 78611 Hwy 111 3255 Wilshire Blvd. #1508 La Quinta, CA Los Angeles, CA 90010- Telephone: (888)634-2368 Attn: Tom Lindros Page: 23 Project ID: 6351788 ESA II ASL Job Number Submitted Client 52893 03/14/2012 ODIENV Method: 826013, BTEX and Oxygenates QC Batch No: S2C-031512 Our Lab I.D. 280561 Client Sample I.D. SB3-5 Date Sampled 03/13/2012 Date Prepared 03/16/2012 Preparation Method Date Analyzed 03/16/2012 Matrix Soil Units ug/kg Dilution Factor 1 Analytes PQL Results Benzene 2.00 ND DIPE 5.00 ND ETBE 5.00 ND Ethylbenzene 2.00 ND MTBE 5.00 ND TAME 5.00 ND TBA 20.0 ND Toluene (Methyl benzene) 2.00 rm o-Xylene 2.00 ND m- & p-Xylenes 4.00 ND Our Lab I.D. 280561 Surrogates % Rec.Limit % Rec. Surrogate Percent Recovery Bromofluorobenzene 70-120 100 Dibromofluoromethane 70-120 96 Toluene-d8 70-120 100 QUALITY CONTROL REPORT QC Batch No: S2C-031512 Analytes MS % REC MS DUP % REC RPD % MS/MSD % Limit MS RPD % Limit Benzene 101 103 2.0 75-120 15 MTBE 116 111 4.4 75-120 15 Toluene (Methyl benzene) 95 95 <1 75-120 15 Whitewater River Region Preliminary WQMP La Quinta Square Appendix I PROJECT -SPECIFIC WQMP SUMMARY DATA FORM Project -Specific WQMP Summary Data Form Applicant Information Name and Title Billy Yeung Company ACM La Quinta IV, LLC Phone 310-277-8337 Email byeung@magellangrp.com Project Information Project Name (as shown on project application/project-specific WQMP) La Quinta Square Street Address Southwest corner Nearest Cross Streets Highway 111 & Simon Dr Municipality (City or Unincorporated County) City of La Quinta Zip Code 92253 Tract Number(s) and/or Assessor Parcel Number(s) 643-220-007 Other (other information to help identify location of project) Watershed Whitewater Indicate type of project. Priority Development Projects (Use an "X" in cell preceding project type): SF hillside residence; impervious area >_ 10,000 sq. ft.; Slope >_ 25% SF hillside residence; impervious area >_ 10,000 sq. ft.; Slope >_ 10% & erosive soils x Commercial or Industrial >_ 100,000 sq. ft. Automotive repair shop Retail Gasoline Outlet disturbing > 5,000 sq. ft. Restaurant disturbing > 5,000 sq. ft. Home subdivision >_ 10 housing units x Parking lot >_ 5,000 sq. ft. or >_ 25 parking spaces Date Project -Specific WQMP Submitted 10/22/2014 Size of Project Area (nearest 0.1 acre) 3.9 acres Project Area managed with Site Design or Low Impact Development (LID) BMPs (nearest 0.1 acre) 3.9 acres Is the project subject to onsite retention by ordinance or policy? yes Are Treatment Control BMPs required? no Name of the entity will implement, operate, and maintain the post -construction BMPs ACM La Quinta IV, LLC Contact Name Billy Yeung Street or Mailing Address 1800 Avenue of the Stars, Suite 105 City Los Angeles, CA Zip Code 90067 Phone 1 310-277-8337 Space Below for Use by City/County Staff Only Preceding Information Verified by (consistent with information in project -specific WQMP) Name: Date: Date Project -Specific WQMP Approved: Data Entered by Name: Date: Other Comments