PR-2023-001469 General Plan Amendment, Specific Plan Amendment, Rezone, Site Plan Review, Tentative Tract Map 38624,
Certificate of Appropriateness
Iron Lofts
Appendix F-1
Project Specific Water Quality Management Plan
KHR Associates
December 6, 2024
Project Specific Water Quality Management Plan
A Template for Projects located within the Santa Ana Watershed Region of Riverside County
Project Title: Iron Lofts – 3093 MISSION INN AVENUE
Public Works No: GP‐2023‐00581
Design Review/Case No: PR‐2023‐001469
Original Date Prepared
: December 9, 2022
Revision Date(s): June 20, 2023; November 27, 2023;
August 9, 2024; December 6, 2024
Prepared for Compliance with
Regional Board Order No. R8‐2010‐0033
Contact Information:
Prepared for:
Iron Lofts, LLC,
Darrin Olson, 1201 Dove Street, Suite 520,
Newport Beach, CA 92660,
(949) 975‐1122
Prepared by:
KHR Associates
James H. Kawamura, President
17530 Von Karman Avenue, Suite 200
Irvine, CA 92614
(949) 756‐6440
Preliminary
Final
OWNER’S CERTIFICATION
This Project‐Specific Water Qualit y Management Plan (WQMP) has been prepared for Iron Lofts, LLC by KHR Associates for the Iron Lofts ‐ South project.
This WQMP is intended to comply with the requirements of the Ci ty of Riverside for A 300 unit mixed‐use development, Planning Case No. PR‐2023‐001469 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 and funding of this WQMP and will ensure tha t this WQMP is amended as appropriate to reflect up‐to‐date conditions on the site. In addition, the pr operty owner accepts responsibility for interim operation and maintenance of Sto rmwater BMPs until such time as this responsibility is formally transferred to a subsequent owner. 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 the City of Riverside Water Quality Ordinance (Municipal Code Section 14.12.315).
"I, the undersigned, certify under penalty of law that the prov isions of this WQMP have been reviewed and accepted and that the WQMP will be transferred to future successors in interest."
O w n e r ’ s S i g n a t u r e D a t e
Darrin Olson / Iron Lofts, LLC President
O w n e r ’ s P r i n t e d N a m e O w n e r ’ s T i t l e / P o s i t i o n
PREPARER’S CERTIFICATION
“The selection, sizing and design of stormwater treatment and o ther stormwater quality and quantity control measures in this plan meet the requirements of Regional Water Q uality Control Board Order No. R8‐2010‐0033 and any subsequent amendments thereto.”
December 6, 2024
P r e p a r e r ’ s S i g n a t u r e D a t e
James H. Kawamura President
P r e p a r e r ’ s P r i n t e d N a m e P r e p a r e r ’ s T i t l e / P o s i t i o n
Preparer’s Licensure: Register ed Civil Engineer No. C30560 E x p . 3 / 3 1 / 2 6
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Table of Contents
Section A: Project and Site Information........................................................................................................ 1 A.1 Maps and Site Plans ............................................................................................................................ 1 A.2 Receiving Waters ................................................................................................................................ 2 A.3 Additional Permits/Approvals required for the Project: .................................................................... 2 Section B: Optimize Site Utilization (LID Principles) ..................................................................................... 3 Section C: Delineate Drainage Management Areas (DMAs) ......................................................................... 4 Section D: Implement LID BMPs ................................................................................................................... 6 D.1 Infiltration Applicability ...................................................................................................................... 6 D.2 Harvest and Use Assessment .............................................................................................................. 7 D.3 Bioretention and Biotreatment Assessment ...................................................................................... 8 D.4 Feasibility Assessment Summaries ..................................................................................................... 8 D.5 LID BMP Sizing .................................................................................................................................... 9 Section E: Alternative Compliance (LID Waiver Program) .......................................................................... 10 Section F: Hydromodification ..................................................................................................................... 11 F.1 Hydrologic Conditions of Concern (HCOC) Analysis .......................................................................... 11 F.2 HCOC Mitigation ................................................................................................................................ 12 Section G: Source Control BMPs ................................................................................................................. 13 Section H: Construction Plan Checklist ....................................................................................................... 17 Section I: Operation, Maintenance and Funding ........................................................................................ 18
List of Tables
Table A.1 Identification of Receiving Waters ................................................................................................ 2 Table A.2 Other Applicable Permits .............................................................................................................. 2 Table C.1 DMA Classifications ....................................................................................................................... 4 Table C.2 Type ‘A’, Self‐Treating Areas ......................................................................................................... 4 Table C.3 Type ‘B’, Self‐Retaining Areas ....................................................................................................... 4 Table C.4 Type ‘C’, Areas that Drain to Self‐Retaining Areas ........................................................................ 5 Table C.5 Type ‘D’, Areas Draining to BMPs ................................................................................................. 5 Table D.1 Infiltration Feasibility .................................................................................................................... 6 Table D.2 LID Prioritization Summary Matrix ............................................................................................... 8 Table D.3 DCV Calculations for LID BMPs ..................................................................................................... 9 Table F.1 Hydrologic Conditions of Concern Summary .............................................................................. 11 Table G.1 Permanent and Operational Source Control Measures ............................................................. 13 Table H.1 Construction Plan Cross‐reference ............................................................................................. 17
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List of Appendices
Appendix 1: Maps and Site Plans ................................................................................................................ 19 Appendix 2: Construction Plans .................................................................................................................. 23 Appendix 3: Soils Information ..................................................................................................................... 24 Appendix 4: Historical Site Conditions ........................................................................................................ 25 Appendix 5: LID Infeasibility ........................................................................................................................ 26 Appendix 6: BMP Design Details ................................................................................................................. 27 Appendix 7: Hydromodification .................................................................................................................. 34 Appendix 8: Source Control ........................................................................................................................ 37 Appendix 9: O&M ....................................................................................................................................... 49 Appendix 10: Educational Materials ........................................................................................................... 51
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Section A: Project and Site Information
The proposed development involves the construction of approximately 6.94 acres (302,137 sf.) for 300 residential dwelling units within a 4‐story, 295 unit apartment building (72,883 square feet) and a 2‐ story, 5 unit townhome building (5,525 square feet) with attached 2 car garages (totaling 10 parking spots) with a parking lot that contains 294 carport parking stalls and 84 open parking stalls, along with repurposing a 4,912 square foot historic building for amenity purposes. There will be approximately 83,320 square feet of building area, 45,289 square feet of landscaping, 89,339 square feet of surface parking area, 48,781 square feet of carports, 156 square feet of trash enclosure, 2,073 square feet for a dog park, 2,283 square feet of decomposed granite, 29,586 square feet of hardscape, and 1,310 square feet of pool/spa area. The DCV drains to an Aqua‐Swirl for pre‐treatment prior to detention by a solid walled CMP and infiltration by a means of drywells.
PROJECT INFORMATION
Type of Project: Mixed‐Use Residential
Planning Area: Ward 2
Community Name: Eastside
Development Name: Iron Lofts ‐ South
PROJECT LOCATION
Latitude & Longitude (DMS): 33D 58M 50S N, 117D 21M 53S W Project Watershed and Sub‐Watershed: Santa Ana; Santa Ana River, Reach 3 APN(s): 211‐071‐001, 002, 004, 005, 023, 024; 211‐072‐001, 002, 004, 020, 021, 022 Map Book and Page No.: Book 6, Page 48
PROJECT CHARACTERISTICS
Proposed or Potential Land Use(s) Mixed‐Use Residential Proposed or Potential SIC Code(s) 6513, 5399
Area of Impervious Project Footprint (SF) 256,848sf.
Total Area of proposed Impervious Surfaces within the Project Limits (SF)/or Replacement 251,936sf.
Does the project consist of offsite road improvements? Y N Does the project propose to construct unpaved roads? Y N Is the project part of a larger common plan of development (phased project)? Y N EXISTING SITE CHARACTERISTICS
Total area of existing Impervious Surfaces within the project limits(SF) 223,088sf.
Is the project located within any MSHCP Criteria Cell? Y N If so, identify the Cell number: N/A
Are there any natural hydrologic features on the project site? Y N Is a Geotechnical Report attached? Y N
If no Geotech Report, list the NRCS soils type(s) present on the site (A, B, Cand/or D) N/A What is the Water Quality Design Storm Depth for the project? 0. 60 A.1 Maps and Site Plans
Appendix 1 includes a map of the local vicinity and existing si te. In addition, WQMP Site Plan, located in Appendix 1, includes the following:
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Drainage Management Areas
Proposed Structural BMPs
Drainage Path
Drainage Infrastructure, Inlets, Overflows
Source Control BMPs
Buildings, Downspouts
Impervious Surfaces
Standard Labeling
A.2 Receiving Waters
In order of upstream to downstream, the receiving waters that t he project site is tributary to are as follows. A map of the receiving waters is included in Appendix 1.
Table A.1 Identification of Receiving Waters
Receiving Waters Hydrologic
Unit
EPA Approved 303(d)
List Impairments
Designated
Beneficial Uses
Proximity to RARE
Beneficial Use
Santa Ana River, Reach
3 801.21 Copper, Lead, Indicator
Bacteria
AGR, GWR, REC1, REC2, WARM,
WILD, RARE
Approximately 15
miles
A.3 Additional Permits/Approvals required for the Project:
Table A.2 Other Applicable Permits
Agency Permit Required
State Department of Fish and Game, 1602 Streambed Alteration Agreement Y N State Water Resources Control Board, Clean Water Act (CWA) Section 401 Water Quality Cert. Y N US Army Corps of Engineers, CWA Section 404 Permit Y N US Fish and Wildlife, Endangered Species Act Section 7 Biological Opinion Y N Statewide Construction General Permit Coverage Y N
Statewide Industrial General Permit Coverage Y N
Western Riverside MSHCP Consistency Approval (e.g., JPR, DBESP) Y N Other (please list in the space below as required)
City of Riverside Conditional Use Permit
City of Riverside Design Review
City of Riverside Building Permit
City of Riverside Grading Permit
City of Riverside Construction Permit
Y
Y
Y
Y
Y
N
N
N
N
N
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Section B: Optimize Site Utilization (LID Principles)
Site Optimization
Does the project identify and preserve existing drainage patterns? If so, how? If not, why? The proposed development will match as close to possible existing drainage paths and minimize usage of inlets. For the most part, drainage will occur over impervious surfaces.
Does the project identify and protect existing vegetation? If so, how? If not, why? Although vacant, the site does not have any existing vegetation or sensitive areas to protect.
Does the project identify and preserve natural infiltration capacity? If so, how? If not, why? The geotechnical report has shown that the underlying soils are g o o d f o r i n f i l t r a t i o n a n d t h e r e f o r e , impervious surfaces will be collected by the onsite drainage system that directs the stormwater to an underground detention tank for infiltration by drywells.
Does the project identify and minimize impervious area? If so, how? If not, why? The nature of the developments limits the potential to minimize impervious areas. Landscaping will be utilized around the buildings and parking lots as well as used within the parking lots to the maximum extent practical. Drive aisles, parking stalls and sidewalks wi ll be designed to the minimum widths allowed.
Does the project identify and disperse runoff to adjacent pervious areas? If so, how? If not, why? Walkways within portions of the site will drain to adjacent lan dscaping. Due to anticipated soil conditions, including collapsible soils, runoff will not be dis persed to adjacent pervious areas. The geotechnical evaluation recommends landscaping not be planned w ithin 10 feet of the buildings unless impermeable liners underlie the landscaping, and that roof drainage be collected and conducted away from the buildings. The project will be using drywells to infiltrate the stormwater design volume.
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Section C: Delineate Drainage Management Areas
(DMAs)
Table C.1 DMA Classifications
DMA Name or ID Surface Type(s) Area (Sq. Ft.) DMA Type 1A Landscape 24,357 D
1B Roof (Building, Carport,
Trash Enclosure) 61,934 D
1C Walk/Turf 21,520 D
1D Asphalt 44,125 D
2A Landscape 20,932 D
2B Roof (Building, Carport) 70,323 D
2C Walk/Water Features 13,732 D
2D Asphalt 45,214 D
Table C.2 Type ‘A’, Self‐Treating Areas
DMA Name or ID Area (Sq. Ft.) Stabilization Type Irrigation Type (if any) N/A
Table C.3 Type ‘B’, Self‐Retaining Areas
Self‐Retaining Area
T y p e ‘ C ’ D M A s t h a t a r e d r a i n i n g t o t h e S e l f ‐ R e t a i n i n g Area
DMA
Name/ ID
Post‐project
surface type
Area
(square
feet)
Storm
Depth
(inches)
DMA Name /
ID
[C] from Table C.4
=
Required Retention Depth
(inches)
[A] [B] [C] [D]
N/A
ሾ𝐷ሿ ൌ ሾ𝐵ሿ
ሾ𝐵ሿ ∙ሾ 𝐶 ሿ
ሾ𝐴ሿ
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Table C.4 Type ‘C’, Areas that Drain to Self‐Retaining Areas DMA Receiving Self‐Retaining DMA
DMA Name/ ID
Area
(square feet)
Post‐project
surface type
Runoff
factor Product
DMA name /ID
Area (square
feet) Ratio
[A] [B] [C] = [A] x [B] [D] [C]/[D]
N/A
Table C.5 Type ‘D’, Areas Draining to BMPs
DMA Name or ID BMP Name or ID
1A DW1A
1B DW1B
1C DW1C
1D DW1D
2A DW2A
2B DW2B
2C DW2C
2D DW2D
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Section D: Implement LID BMPs
D.1 Infiltration Applicability
Is there an approved downstream ‘Highest and Best Use’ for stor mwater runoff (ref: Chapter 2.4.4 of the WQMP Guidance Document)? Y N
Geotechnical Report
A Geotechnical Report is required by the City of Riverside to confirm present and past site characteristics that may affect the use of Infiltration BMPs, see Appendix 3.
Is this project classified as a small project consistent with t he requirements of Chapter 2 of the WQMP Guidance Document? Y N
Infiltration Feasibility
Table D.1 Infiltration Feasibility
Does the project site… YES NO
…have any DMAs with a seasonal high groundwater mark shallower than 10 feet? X If Yes, list affected DMAs:
…have any DMAs located within 100 feet of a water supply well? X If Yes, list affected DMAs:
…have any areas identified by the geotechnical report as posing a public safety risk where infiltration of stormwater could have a negative impact? X
If Yes, list affected DMAs:
…have measured in‐situ infiltration rates of less than 1.6 inches / hour? X If Yes, list affected DMAs: DMAs 1 & 2 have rates less and more than 1.6 inches/hour. …have significant cut and/or fill conditions that would preclud e in‐situ testing of infiltration rates at the final infiltration surface? X
If Yes, list affected DMAs:
…geotechnical report identify other site‐specific factors that would preclude effective and safe infiltration? X Describe here: According to GPI’s Geotechnical Feasibility Evaluation, soils are anticipated to be moderately collapsible. The evaluation states an infiltration setback beyo nd the typical distance of 10‐feet from buildings should be anticipated. The report also states that the on‐site soils are severely corrosive to metal. The detention tank is surrounded by washed stone and then wrapped by geotextile to prevent the soil from contacting the pipe.
Infiltration rates at end of drywells will have infiltration rates that exceeds 1.6 inches per hour.
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D.2 Harvest and Use Assessment
The following conditions apply:
☐ Reclaimed water will be used for the non‐potable water demands for the project. ☐ Downstream water rights may be impacted by Harvest and Use as a pproved by the Regional Board (verified with the City of Riverside).
☒ The Design Capture Volume will be addressed using Infiltration Only BMPs. (Harvest and Use BMPs are still encouraged, but are not required as the Design C apture Volume will be infiltrated or evapotranspired).
☐ None of the above.
Harvest and Use BMPs need not be assessed for the site.
Irrigation Use Feasibility
Complete the following steps to determine the feasibility of ha rvesting stormwater runoff for Irrigation Use BMPs on your site:
Step 1: Identify the total area of irrigated landscape on the s ite, and the type of landscaping used.
Total Area of Irrigated Landscape : 1.04 AC
Type of Landscaping (Conservation Design or Active Turf) : Conservation Design Step 2: Identify the planned total of all impervious areas on t he proposed project from which runoff might be feasibly captured and stored for irrigation use. Depen ding on the configuration of buildings and other impervious areas on the site, you may consi der the site as a whole, or parts of the site, to evaluate reasonable scenarios for capturing and storing runoff and directing the stored runoff to the potential use(s) identified in Step 1 above.
Total Area of Impervious Surfaces: 5.90 AC
Step 3: Cross reference the Design Storm depth for the project site (see Exhibit A of the WQMP G u i d a n c e D o c u m e n t ) w i t h t h e l e f t c o l u m n o f T a b l e 2 ‐ 3 i n C h a p t e r 2 t o d e t e r m i n e t h e minimum area of Effective Irrigated Area per Tributary Impervious Area (EIATIA).
T h e p r o j e c t E I A T I A f a c t o r: 0.79 (Conservation); 0.47 (Active Turf) Step 4: Multiply the unit value obtained from Step 3 by the tot al of impervious areas from Step 2 to develop the minimum irrigated area that would be required.
Minimum required irrigated area : 4.66 AC (conservation); 2.77 AC (Active Turf) Step 5: Determine if harvesting stormwater runoff for irrigatio n use is feasible for the project by comparing the total area of irri gated landscape (Step 1) to the minimum required irrigated area (Step 4).
Minimum required irrigated area (Step 4) Available Irrigated La ndscape (Step 1)
2.77 AC 1.04 AC
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D.3 Bioretention and Biotreatment Assessment
Other LID Bioretention and Biotreatment BMPs as described in Ch apter 2.4.7 of the WQMP Guidance Document are feasible on nearly all development sites with sufficient advance planning.
For the project, the following applies:
☐ LID Bioretention/Biotreatment BMPs will be used for some or al l DMAs of the project as noted below in Section D.4
☐ A site‐specific analysis demonstrating the technical infeasibi lity of all LID BMPs has been performed and is included in Appendix 5.
☒ None of the above.
D.4 Feasibility Assessment Summaries
Table D.2 LID Prioritization Summary Matrix
DMA
Name/ID
LID BMP Hierarchy No LID
(Alternative
Compliance) 1. Infiltration 2. Harvest and use 3. Bioretention 4. Biotreatment 1A
1B
1C
1D
2A
2B
2C
2D
LID BMPs are feasible for all project DMAs.
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D.5 LID BMP Sizing
Table D.3 DCV Calculations for LID BMPs
DMA
Type/ID
DMA
Area
(square
feet)
Post‐
Project
Surface
Type
Effective
Impervious
Fraction, If
DMA
Runoff
Factor
DMA
Areas x
Runoff
Factor
Enter BMP Name / Identifier Here
DW 1A, DW 1B, DW 1C, DW 1D [A] [B] [C] [A] x [C]
1A 24,357 Landscaping 0.1 0.11 2,690.4
Design
Storm
Depth
(in)
[E]
Design
Capture
Volume, VBMP
(cubic feet)
[F]
Proposed
Volume
on Plans
(cubic
feet)
[G]
1B 61,934 Roof 1 0.89 55,245.1
1C 21,520 Walk 1 0.89 19,195.8
1D 44,125 Asphalt 1 0.89 39,359.5
151,936 116,490.8 0.6 5,824.5 5,875
[B], [C] are obtained from Section 2.3.1 of the WQMP Guidance Document [E] is obtained from Exhibit A of the WQMP Guidance Document [G] is obtained from LID BMP design procedure sheet, placed in Appendix 6
DMA
Type/ID
DMA
Area
(square
feet)
Post‐
Project
Surface
Type
Effective
Impervious
Fraction, If
DMA
Runoff
Factor
DMA
Areas x
Runoff
Factor
Enter BMP Name / Identifier Here
DW 2A, DW 2B, DW 2C, DW 2D [A] [B] [C] [A] x [C]
2A 20,932 Landscaping 0.1 0.11 2,312.1
Design
Storm
Depth
(in)
[E]
Design
Capture
Volume, VBMP
(cubic feet)
[F]
Proposed
Volume
on Plans
(cubic
feet)
[G]
2B 70,323 Roof 1 0.89 62,728.1
2C 13,732 Walk 1 0.89 12,248.9
2D 45,214 Asphalt 1 0.89 40,330.9
150,201 117,620 0.6 5,881 5,909
[B], [C] are obtained from Section 2.3.1 of the WQMP Guidance Document [E] is obtained from Exhibit A of the WQMP Guidance Document [G] is obtained from LID BMP design procedure sheet, placed in Appendix 6
Solid walled corrugated metal pipe will be used to detain the DCV (Design Capture Volume) and drywells will infiltrate the DCV within the required drawdown time of 48 h o u r s . S e e A p p e n d i x 6 f o r t h e calculations.
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Section E: Alternative Compliance (LID Waiver Program)
LID BMPs are expected to be feasible on virtually all projects. Where LID BMPs have been demonstrated to be infeasible as documented in Section D, other Treatment Co ntrol BMPs must be used (subject to confirmation of LID waiver approval by the Regional Board). For the project, the following applies:
☒ LID Principles and LID BMPs have been incorporated into the si te design to fully address all Drainage Management Areas. No alternative compliance measures are required for this project and thus this Section is not required to be completed.
- Or ‐
☐ The following Drainage Management Areas are unable to be addre ssed using LID BMPs. A site‐specific analysis demonstrating technical infeasibility of LID BMPs has been approved by the Regional Board and included in Appendix 5. Additionally, no dow nstream regional and/or sub‐ regional LID BMPs exist or are available for use by the project . The alternative compliance measures on the following pages are being implemented to ensure that any pollutant loads expected to be discharged by not incorporating LID BMPs, are fully mitigated.
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Section F: Hydromodification
F.1 Hydrologic Conditions of Concern (HCOC) Analysis
The project does not create a Hydrologic Condition of Concern, meeting the criteria for HCOC Exemption as shown below:
HCOC EXEMPTION 1: The Priority Development Project disturbs less than one acre. The Copermittee has the discretion to require a Project‐Specific WQMP to addres s HCOCs on projects less than one acre on a case by case basis. The disturbed area calculation should include all disturbances associated with larger common plans of development.
Does the project qualify for this HCOC Exemption? Y N
HCOC EXEMPTION 2: The volume and time of concentration 1 of storm water runoff for the post‐ development condition is not significantly different from the pre‐development condition for a 2‐year return frequency storm (a difference of 5% or less is considere d insignificant) using one of the following methods to calculate:
Riverside County Hydrology Manual
Technical Release 55 (TR‐55): Urban Hydrology for Small Watersheds (NRCS 1986), or derivatives thereof, such as the Santa Barbara Urban Hydrograph Method Other methods acceptable to the Co‐Permittee
Does the project qualify for this HCOC Exemption? Y N Results included in Table F.1 below and hydrologic analysis included in Appendix 7.
Table F.1 Hydrologic Conditions of Concern Summary
2 year – 24 hour
Pre‐condition Post‐condition % Difference
Time of
Concentration
Flow (CFS)
Volume (Cubic Feet)
Volume Infiltrated
1 Time of concentration is defined as the time after the beginni ng of the rainfall when all portions of the drainage basin are contributing to flow at the outlet.
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HCOC EXEMPTION 3: All downstream conveyance channels to an adequate sump (Prado Dam, Santa Ana River) that will receive runoff from the project are engineered and regularly maintained to ensure design flow capacity; no sensitive stream habitat areas will be adversely affected; or are not identified on the Co‐Permittees Hydromodification Sensitivity Maps.
Does the project qualify for this HCOC Exemption? Y N
F.2 HCOC Mitigation
As an alternative to the HCOC Exemption Criteria above, HCOC cr iteria is considered mitigated if the project meets one of the following conditions, as indicated:
a. Additional LID BMPS are implemented onsite or offsite to mitigate potential erosion or habitat impacts as a result of HCOCs. This can be conducted by an evalu ation of site‐specific conditions utilizing accepted professional methodologies published by entit i e s s u c h a s t h e C a l i f o r n i a Stormwater Quality Association (CASQA), the Southern California Coastal Water Research Project (SCCRWP), or other Co‐Permittee approved methodologies for site‐specific HCOC analysis.
b. The project is developed consistent with an approved Waters hed Action Plan that addresses HCOC in Receiving Waters.
c. Mimicking the pre‐development hydrograph with the post‐deve lopment hydrograph, for a 2‐ year return frequency storm. Generally, the hydrologic conditions of concern are not significant, if the post‐development hydrograph is no more than 10% greater than pre‐development hydrograph. In cases where excess volume cannot be infiltrated or captured and reused, discharge from the site must be limited to a flow rate no greater than 110% of the pre‐ development 2‐year peak flow.
d. None of the above.
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Section G: Source Control BMPs
The following table identifies the potential sources of runoff pollutants for this project and specifies how they are addressed through permanent controls and operational BMPs:
Table G.1 Permanent and Operational Source Control Measures Potential Sources of Runoff
pollutants
Permanent Structural Source
Control BMPs
Operational Source Control BMPs
On‐site storm drain inlets Location of inlets shown on WQMP Exhibit.
M a r k a l l i n l e t s w i t h t h e w o r d s
“Only Rain Down the Storm
Drain” or similar.
Maintain and periodically repaint
or replace inlet markings.
Provide stormwater pollution
prevention information to new
site owners, lessees, or
operators.
See applicable operational BMPs
i n F a c t S h e e t S C ‐ 4 4 , “ D r a i n a g e Systems Maintenance,” in the
CASQA Stormwater Quality
Handbooks at
www.cabmphandbooks.com.
Include the following in lease
agreements: “Tenant shall not
allow anyone to discharge
anything to storm drains or to
store or deposit materials so as
to create a potential discharge to
storm drains.”
Interior floor drains and elevator
shaft sump pumps
Interior floor drains and elevator
shaft sump pumps will be
plumbed to sanitary sewer.
Inspect and maintain drains to
prevent blockages and overflow.
N e e d f o r f u t u r e i n d o o r &
structural pest control
Pests will be kept out of
buildings using barriers, screens
and caulking.
Provide Integrated Pest
Management information to
owners, lessees, and operators.
Landscape/Outdoor Pesticide
Use
L o c a t i o n o f n a t i v e t r e e s s h o w n on WQMP Exhibit.
Stormwater treatment facility
shown on WQMP Exhibit.
Preserve existing native trees,
shrubs, and ground cover to the
maximum extent possible.
Design landscaping to minimize
irrigation and runoff, to promote
surface infiltration where
appropriate, and to minimize the
use of fertilizers and pesticides
Maintain landscaping using
minimum or no pesticides.
Provide IPM information to new
owners, lessees and operators.
See applicable operational BMPs
i n “ W h a t y o u s h o u l d k n o w
for…..Landscape and Gardening”
at
http://rcflood.org/stormwater/.
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that can contribute to
stormwater pollution.
Where landscaped areas are
used to retain or detain
stormwater, specify plants that
are tolerant of saturated soil
conditions.
Consider using pest‐resistant
plants, especially adjacent to
hardscape.
To insure successful
establishment, select plants
appropriate to site soils, slopes,
climate, sun, wind, rain, land
use, air movement, ecological
consistency, and plant
interactions.
Pools, spas, ponds, decorative
fountains, and other water
features
Plumb to sewer in accordance
w i t h l o c a l r e q u i r e m e n t s . I f
draining to landscaped area,
remove any chemicals and debris
before slowly discharging to
landscaping.
See applicable operational BMPs
i n “ G u i d e l i n e s f o r M a i n t a i n i n g Your Swimming Pool, Jacuzzi and
Garden Fountain” at
http://rcflood.org/stormwater/.
Refuse areas Location of refuse areas shown
on WQMP Exhibit.
Signs will be posted on or near
dumpster stating “Do not dump
hazardous materials here” or
similar.
Any doors to trash area and bin
lids will be kept closed.
Bins will be emptied weekly.
Receptacles will be inspected
weekly and repaired/replaced
when leaking.
Bin lids are to remain closed and
refuse area will be maintained
daily.
See Fact Sheet SC‐34, “Waste
Handling and Disposal” in the
CASQA Stormwater Quality
Handbooks at
www.cabmphandbooks.com.
Vehicle and Equipment Cleaning Vehicle and equipment cleaning will not be allowed on‐site.
Lease agreement shall state that
vehicle and equipment cleaning
is prohibited on‐site.
See Fact Sheet SC‐21, “Vehicle
and Equipment Cleaning,” in the
CASQA Stormwater Quality
Handbooks at
www.cabmphandbooks.com.
Vehicle / Equipment Repair and
Maintenance
Vehicle and equipment repair
and maintenance will not be
allowed on‐site.
No person shall dispose of, nor
permit the disposal, directly or
indirectly of vehicle fluids,
‐ 15 ‐
hazardous materials, or rinse
water from parts cleaning into
stormwater.
No vehicle fluid removal shall be
performed outside a building,
nor on asphalt or ground
surfaces, whether inside or
outside a building. Leaking
vehicle fluids shall be contained
o r d r a i n e d f r o m v e h i c l e
immediately.
No person shall leave
unattended drip parts or other
open containers containing
vehicle fluids, unless such
containers are in use or in an
area of secondary containment.
Miscellaneous Drain or Wash
Water or Other Sources:
Boiler drain lines;
Condensate drain lines;
Rooftop equipment;
Drainage sumps;
Roofing, gutters, and trim;
Other sources
Boiler drain lines shall be directly
or indirectly connected to the
sanitary sewer system and may
not discharge to the storm drain
system.
Condensate drain lines may
discharge to landscaped areas if
the flow is small enough that
runoff will not occur.
Condensate drain lines may not
discharge to the storm drain
system.
Rooftop equipment with
potential to produce pollutants
shall be roofed and/or have
secondary containment.
Any drainage sumps on‐site shall
feature a sediment sump to
reduce the quantity of sediment
in pumped water.
Avoid roofing, gutters, and trim
made of copper or other
unprotected metals that may
leach into runoff.
Plazas, sidewalks, and parking
lots
Sweep plazas, sidewalks, and
parking lots regularly to prevent
accumulation of litter and debris.
Collect debris from pressure
washing to prevent entry into
‐ 16 ‐
the storm drain system. Collect
washwater containing any
cleaning agent or degreaser and
discharge to the sanitary sewer
not to a storm drain.
‐ 17 ‐
Section H: Construction Plan Checklist
Table H.1 Construction Plan Cross‐reference
BMP No.
or ID BMP Identifier and Description Corresponding Plan Sheet(s) Latitude / Longitude
DW 1A –
DW 1D Drywell, Aqua‐Swirl, CMP Preliminary Storm Drain Plan 33.979589,‐117.364986
DW 2A –
DW 2D Drywell, Aqua‐Swirl, CMP Preliminary Storm Drain Plan 33.980343, ‐117.364394
‐ 18 ‐
Section I: Operation, Maintenance and Funding
As required by the City of Riverside, the following Operation, Maintenance and Funding details are provided as summarized:
1. A means to finance and implement facility maintenance in perpet uity, including replacement cost.
2. Acceptance of responsibility for maintenance from the time the BMPs are constructed until responsibility for operation and maintenance is legally transferred.
3. An outline of general maintenance requirements for the Stormwater BMPs selected.
4. Figures delineating and designating pervious and impervious areas, location, and type of Stormwater BMP, and tables of pervious and impervious areas served by each facility.
5. A separate list and location of self‐retaining areas or areas a ddressed by LID Principles that do not require specialized O&M or inspections but will require typ ical landscape maintenance as noted in Chapter 5, pages 85‐86, in the WQMP Guidance.
See Appendix 9 for a detailed Stormwater BMP Operation and Main tenance Plan that sets forth a maintenance schedule for each of the Stormwater BMPs built on s ite, and an agreement assigning responsibility for maintenance and providing for inspections and certification.
Maintenance Mechanism: Covenant & Agreement, Funding for the on‐going operation and ma intenace of post‐construction BMPs is the responsibility of Iron Lofts, LLC (the property owner).
Will the proposed BMPs be maintained by a Home Owners’ Associat ion (HOA) or Property Owners Association (POA)?
Y N
Operation and Maintenance Plan and Maintenance Mechanism is inc luded in Appendix 9. Educational materials for those personnel that will be maintaining the prop osed BMPs within this Project‐Specific WQMP are included in Appendix 10.
‐ 19 ‐
Appendix 1: Maps and Site Plans
Location Map, WQMP Site Plan and Receiving Waters Map
‐ 20 ‐
Location Map
‐ 21 ‐
Receiving Waters Map
‐ 22 ‐
85th Percentile Isohyetal Map
‐ 23 ‐
Appendix 2: Construction Plans
Grading and Drainage Plans
‐ 24 ‐
Appendix 3: Soils Information
Geotechnical Study and Other Infiltration Testing Data
3044-1I-02LR.doc (6/23)
April 1 1, 2023
(Revised June 16 , 2023)
Iron Lofts, LLC
c/o REALM
1201 Dove Street
Newport Beach, CA 92660
Attention: Mr. Todd Cadwell
Subject: Infiltration Study
Proposed Residential Development – Iron Lofts
NEC Mission Inn Avenue and Commerce Street
Riverside , California
GPI Project No. 3 044.1I
Dear Mr. Cadwell :
This report presents the results of field exploration and infiltration testing performed by Geotechnical Professionals Inc. (GPI) for the design of stormwater infiltration systems at the subject site. This report supplements our Geotechnical Investigation (GPI, 2023) report dated February 1, 2023. The testing was performed in general accordance with the Riverside County – Low Impact Development BMP Design Handbook (Riverside, 2011) and our proposal dated March 16, 2023.
This report was revised to include additional field exploration and infiltration testing for the proposed dry well systems at the site.
PROJECT DESCRIPTION
We understand that you propose to construct a new apartment development that will include infrastructure to facilitate the infiltration of stormwater. Based on preliminary information provided by the Project Civil Engineer, KHR Associates , stormwater at the site will be infiltrated into the subsurface soils using a perforated CMP system on Site 2 (North Site), and either a perforated CMP system or dry well system on Site 1 ( South Site). The infiltration systems will be located in the parking areas on the south side of the apartment buildings. The CMP infiltration chambers are planned to be founded at depths approximately 12 feet, and the dry wells are planned to be founded at least 30 feet below existing grades. The locations of the proposed stormwater systems are shown on the attached Figure 1, Site Plan.
Iron Lofts, LLC April 11, 2023 (Revised June 16, 2023) Proposed Apartment Development, Riverside, California GPI Project No. 3044.1I
3044-1I-02LR.doc (6/23) 2
SCOPE OF SERVICES
Our scope of services consisted of subsurface explorations, field infiltration testing, laboratory testing, engineering analysis and the preparation of this report.
The subsurface conditions at the site near the proposed stormwater infiltration systems were investigated by drilling and sampling five hollow stem auger borings (B-8 to B-12) to depths of approximately 23½ to 61 feet below existing grades . The infiltration characteristics of the subsurface soils near the invert depth of the proposed systems were investigated by installing 6 infiltration test wells (W-1 to W-6) at depths of approximately 12 feet, and 4 test wells (W-7 to W-10) at depths of approximately 50 feet below existing grades. The approximate locations of the subsurface explorations and infiltration tests are shown in Figure 1. A description of the field procedures and logs of the explorations are presented in Appendix A.
Laboratory soil tests were performed on select representative samples as an aid in soil classification and to evaluate the engineering properties of the soils. The limited geotechnical laboratory testing program included determinations of moisture content and dry density, and grain size analyses. Laboratory testing procedures and results are summarized in Appendix B.
SUBSURFACE CONDITIONS
The soils encountered in our explorations near the invert depths of the proposed systems consisted of predominately layered silty sands and sandy silts with limited lenses of clayey sands and clayey silts at depths between approximately 30 and 61 feet below existing grades. In general, the soils were predominately slightly moist to moist within the upper 20 feet and moist to very moist between 30 feet and the depths explored. The soils were predominately loose to medium dense and stiff to very stiff to the depths explored.
Groundwater was not encountered in our explorations to depths of 61 feet below existing grades in our recent explorations at the site. Groundwater was reported by others (GSI 2020) to be greater than 100 feet below existing grade in 2009 at a nearby property.
INFILTRATION TESTING
We performed ten infiltration tests to evaluate the infiltration characteristics for the proposed systems. The infiltration testing and construction of the wells were performed in general accordance with the County of Riverside Department of Environmental Health Guidelines (Riverside, 2011).
The test wells were constructed with 2-inch diameter slotted pipe in boreholes excavated using an 8-inch diameter hollow stem auger. The annular space between the perforated casing and the borehole was loosely filled with ¾-inch diameter gravel.
Each test well was presoaked by placing at least 5 gallons of water into the test hole and waiting for the water to fully drain. Testing was performed the same day as the presoaking process. After pre-soaking, each test was evaluated by our field engineer to confirm the tests met the County’s sandy soil criteria (6 inches of water seeps away in less than 25 Iron Lofts, LLC April 11, 2023 (Revised June 16, 2023) Proposed Apartment Development, Riverside, California GPI Project No. 3044.1I
3044-1I-02LR.doc (6/23) 3
minutes). The test wells were then repeatedly filled to a predetermined target depth above the bottom and the water level drop and duration of each drop were recorded.
The measured infiltration rates were calculated using the drop in water level over the test increment time. The last reading for each well was used to determine the measured infiltration rate, expressed in inches per hour and is provided below:
Tests for CMP Units
Basin Test Well Approximate Depth of
Well Tested (feet)
Measured Infiltration Rate
(inches/hour)
Site 1
W-1 11.8 1.0
W-2 11.7 0.7
W-3 11.8 0.8
W-4 11.6 1.3
Site 2
W-5 11.4 2.4
W-6 11.6 6.8
Tests for Dry Wells
Basin Test Well Approximate Depth of
Well Tested (feet)
Measured Infiltration Rate
(inches/hour)
Site 1
W-7 45-50 1.3
W-8 40-50 1.5
W-9 45-50 1.6
W-10 40-50 1.6
CONCLUSIONS AND RECOMMENDATIONS
The soils encountered in our explorations generally appear to be layered and have moderately favorable stormwater infiltration characteristics.
The rates shown on the tables above may be applied to the soils from 10 feet to 20 feet below existing grades for the shallow CMP units and from 35 to 55 feet below existing grades for the dry wells and at the locations tested. If rates outside of these depths or at alternative locations are required, GPI should be contacted to provide additional testing and/or recommendations.
Our subsurface investigations disclosed loose to medium dense sandy soils at depths between 12 and 40 feet below the existing grades. When saturated, these loose sandy soils have the potential to settle if subject to significant seismic forces. Due to the loose soils described above, we recommend the stormwater infiltration be set back at least 30 feet from building foundations.
Iron Lofts, LLC April 11, 2023 (Revised June 16, 2023) Proposed Apartment Development, Riverside, California GPI Project No. 3044.1I
3044-1I-02LR.doc (6/23) 4
Standard of practice is to set back stormwater infiltration at least 10 feet horizontally beyond the edge of proposed foundations and property lines, and at least 10 feet vertically below floor slabs.
It should be noted that the volume of water applied d uring our testing was relatively low as compared to the planned stormwater system. The Civil Engineer should evaluate the feasibility of subsurface infiltration using the rates provided.
It should be noted that these infiltration rates are for clean, clear water and do not include effects of sediment, fines, dissolved solids or other debris, as these materials will significantly reduce the infiltration rates of the subsurface soils. Prior to infiltration, water should be cleaned of sediment or other deleterious materials to help reduce the potential for clogging and reduced infiltration rates. Maintenance of the stormwater system should be performed on a regular basis as recommended by the system designer or manufacturer. These issues should be considered w hen selecting the reduction factors in the design of the system.
Iron Lofts, LLC April 11, 2023 (Revised June 16, 2023)
Proposed Apartment Development, Riverside, California GPI Project No. 3044.1I 3044-1I-02LR.doc (6/23) 5
LIMITATIONS
T
he report, exploration logs, and other materials resulting from GPI's efforts were prepared exclusively for use by Iron Lofts, LLC and their consultants in designing the proposed development. The report is not suitable for a project other than the current ly proposed development.
S
oil deposits may vary in type, strength, and many other important properties between points of exploration due to non-uniformity of the geologic formations or to man-made cut and fill operations. While we cannot evaluate the consistency of the properties of materials in areas not explored, the conclusions drawn in this report are based on the assumption that the data obtained in the field and laboratory are reasonably representative of field conditions and are conducive to interpolation and extrapolation.
F
urthermore, our recommendations were developed with the assumption that a proper level of field observation and construction review will be provided during grading, excavation, and construction by GPI. If field conditions during construction appear to be different than is indicated in this report, we should be notified immediately so that we may assess the impact of such conditions on our recommendations. If construction phase services are performed by others, they must accept full responsibility for geotechnical aspects of the project, including this report.
O
ur investigation and evaluations were performed using generally accepted engineering approaches and principles available at this time and the degree of care and skill ordinarily exercised under similar circumstances by reputable Geotechnical Engineers practicing in this area. No other representation, either express or implied, is included or intended in our report.
R
espectfully submitted,
Geotechnical Professionals Inc.
P
atrick I.F. McGervey, P.E. Donald A. Cords, G.E.
Project Engineer Principal
E
nclosures: References
Figure 1 - Site Plan
Appendix A - Exploratory Borings
Appendix B - Laboratory Testing
Dis
tribution: Addressee (email)
Iron Lofts, LLC April 11, 2023 (Revised June 16, 2023) Proposed Apartment Development, Riverside, California GPI Project No. 3044.1I
3044-1I-02LR.doc (6/23) 6
REFERENCES
California Department of Water Resources, Water Data Library, http://www.water.ca.gov/waterdatalibrary/
Riverside County, Department of Public Works (2011), “Appendix VII – Infiltration Rate Evaluation Protocol and Factor of Safety Recommendations,” dated May 19, 2011.
Geotechnical Professionals Inc (GPI, 2014) “Report of Geotechnical Investigation, Proposed Residential Development – Iron Lofts, SEC Mission Inn Avenue and Commerce Street, Riverside California” Project No. 3044.1I Dated February 1, 2023
FIGURE 1GPI PROJECT NO.: 3044.1I SCALE: 1" = 80'
SITE PLAN
GEOTECHNICAL
PROFESSIONALS, INC.
IRON LOFTS0 80 160 FEET
BASE MAP REPRODUCED FROM CONCEPT DESIGN PREPARED BY KTGY ARCHITECTURE AND PLANNING.: DATED 09/23/2021
EXPLANATION
APPROXIMATE LOCATION AND NUMBER
OF EXPLORATORY BORING
APPROXIMATE LOCATION OF
INFILTRATION WELL
APPROXIMATE LOCATION AND NUMBER
OF PREVIOUS EXPLORATORY BORING (GPI, 2023)
APPROXIMATE LOCATION AND NUMBER
OF CONE PENETRATION TEST (GPI, 2023)
NB-7
C-6
B-1
B-2
B-3
B-4
B-5
B-6
B-7
C-1
C-2
C-3
C-4
C-5
C-6
W-10
W-1 W-2
W-3 W-4
W-5 W-6
B-9
6TH STREET
5TH STREET
4TH STREET
EXISTING
BUILDING E
BUILDING
A
BUILDING
A
BUILDING
A
POOL
EXISTING
BUILDING D
BUILDING
B
BUILDING
C
B-8
B-9
B-10
W-7 W-8
W-9
W-10
B-11
B-9
B-12
APPENDIX A
Iron Lofts, LLC April 11, 2023 (Revised June 16, 2023) Proposed Apartment Development, Riverside, California GPI Project No. 3044.1I
3044-1I-02X.doc (6/23) A-1
APPENDIX A
EXPLORATORY BORINGS
The subsurface conditions at the site were investigated by drilling and sampling five exploratory borings. The b orings were advanced to depths of 23½ to 61 feet below the existing ground surface. The locations of the e xplorations are shown on the Site Plan, Figure 1.
The exploratory borings were drilled using truck -mounted hollow -stem auger drill equipment. Relatively undisturbed samples were obtained using a brass-ring lined sampler (ASTM D3550). The brass-rings have an inside diameter of 2.42 inches. The ring samples were driven into the soil by a 140- pound hammer dropping 30 inches. The number of blows needed to drive the sampler into the soil was recorded as the penetration resistance.
At selected locations, di sturbed samples were obtained using a split -spoon sampler by means of the Standard Penetration Test (SPT, ASTM D 6066). The spoon sampler was driven into the soil by a 140-pound hammer dropping 30 inches, employing the “free-fall” hammer described above. After an initial seating drive of 6 inches, the number of blows needed to drive the sampler into the soil a depth of 12 inches was recorded as the penetration resistance. These values are the raw uncorrected blow counts.
The field explorations for the investigation were performed under the continuous technical supervision of GPI's representative, who visually inspected the site, m aintained detailed logs of the borings, classified the soils encountered, and obtained relatively undisturbed samples for examination and laboratory testing. The soils encountered in the borings were classified in the field and through further examination in the laboratory in accordance with the Unified Soils Classification System. Detailed logs of the borings are presented in Figures A-1 to A-5 in this appendix.
Upon completion, the borings and infiltration wells were backfilled using bentonite slurry to the ground surface. The soil cuttings were separated and stockpiled on plastic sheets, and labeled.
The borings were laid out in the field by measuring from existing site f eatures. Ground surface elevations at the exploration locations were estimated from the preliminary grading plan by KHR Associates and should be considered approximate.
SILTY SAND (SM) brown, dry, with gravel
SANDY SILT (ML) brown, moist, very stiff
SILTY SAND (SM) brown, moist, loose
SAND (SP) light brown, dry, medium dense
SILTY SAND (SM) brown, moist, medium dense
@ 22.5 feet, loose
Total Depth 23.5 feet
Proposed Basin #1
101
S
S
S
S
S
D
17 11
8 14
16 10
14.3 11.2
9.7 1.7
8.0 12.4
SAMPLE TYPES
(PCF)
Standard Split Spoon
MOISTURE
DESCRIPTION OF SUBSURFACE MATERIALS
SAMPLE TYPE
Bulk Sample
Tube Sample
(%)
Bulk Sample
S
A-1
4-3-23
(%)
Drive Sample
DRY DENSITY
(BLOWS/FOOT)
ELEVATION
(FEET)This summary applies only at the location of this boring and at the time of drilling.
Subsurface conditions may differ at other locations and may change at this location with the passage of time. The data presented is a simplification of actual conditions encountered.
FIGURE
B
This summary applies only at the location of this boring and at the time of drilling.
Subsurface conditions may differ at other locations and may change at this location with the passage of time. The data presented is a simplification of actual conditions encountered.
Standard Split Spoon
Drive Sample
SAMPLE TYPE
FIGURE
DEPTH
S
ELEVATION
GROUNDWATER LEVEL (ft):
PROJECT NO.:
NOT ENCOUNTERED
0 5
10 15
20 875
870
865
860
855
D
DATE DRILLED:
EQUIPMENT USED:EQUIPMENT USED:
(FEET)
T
3044.1I
MOISTURE
8 " HOLLOW STEM AUGER
PENETRATION
RESISTANCE
DESCRIPTION OF SUBSURFACE MATERIALS
DEPTH
Rock Core
D
B
3044.1I
A-1
DATE DRILLED:
IRON LOFTS
Tube Sample
(FEET)
LOG OF BORING NO. B-8
Rock Core
SAMPLE TYPES
T
C
875
870
865
860
855
C
NOT ENCOUNTERED
(FEET)
0 5
10 15
20 SILTY SAND (SM) brown, dry, with gravel
SAND WITH SILT (SP-SM) light brown, slightly moist,
medium dense
SANDY SILT (ML) brown, very moist, very stiff
@ 15 feet, moist
SILTY SAND (SM) brown, moist, loose
SANDY SILT (ML) brown, moist, firm
@ 22.5 feet, very moist, stiff
Total Depth 23.5 feet
Proposed Basin #2
102
S
S
S
S
S
D
18 26
17 8
7 15
4.2 15.3
11.0 11.8
12.8 15.7
SAMPLE TYPES
(PCF)
Standard Split Spoon
MOISTURE
DESCRIPTION OF SUBSURFACE MATERIALS
SAMPLE TYPE
Bulk Sample
Tube Sample
(%)
Bulk Sample
S
A-2
4-3-23
(%)
Drive Sample
DRY DENSITY
(BLOWS/FOOT)
ELEVATION
(FEET)This summary applies only at the location of this boring and at the time of drilling.
Subsurface conditions may differ at other locations and may change at this location with the passage of time. The data presented is a simplification of actual conditions encountered.
FIGURE
B
This summary applies only at the location of this boring and at the time of drilling.
Subsurface conditions may differ at other locations and may change at this location with the passage of time. The data presented is a simplification of actual conditions encountered.
Standard Split Spoon
Drive Sample
SAMPLE TYPE
FIGURE
DEPTH
S
ELEVATION
GROUNDWATER LEVEL (ft):
PROJECT NO.:
NOT ENCOUNTERED
0 5
10 15
20 880
875
870
865
860
D
DATE DRILLED:
EQUIPMENT USED:EQUIPMENT USED:
(FEET)
T
3044.1I
MOISTURE
8 " HOLLOW STEM AUGER
PENETRATION
RESISTANCE
DESCRIPTION OF SUBSURFACE MATERIALS
DEPTH
Rock Core
D
B
3044.1I
A-2
DATE DRILLED:
IRON LOFTS
Tube Sample
(FEET)
LOG OF BORING NO. B-9
Rock Core
SAMPLE TYPES
T
C
880
875
870
865
860
C
NOT ENCOUNTERED
(FEET)
0 5
10 15
20 SILTY SAND (SM) reddish brown, slightly moist
SILTY SAND (SM) reddish brown, slightly moist, dense
@ 12.5 feet, dry
SANDY SILT (ML) brown, slightly moist, hard
SILTY SAND (SM) reddish brown, moist, dense
@ 22.5 feet, slightly moist, very dense
Total Depth 23.5 feet
Proposed Basin #3
108
S
S
S
S
S
D
27 22
50/5"
50/5"
41 50/6"
6.4 3.2
8.1 9.4
10.8 6.9
SAMPLE TYPES
(PCF)
Standard Split Spoon
MOISTURE
DESCRIPTION OF SUBSURFACE MATERIALS
SAMPLE TYPE
Bulk Sample
Tube Sample
(%)
Bulk Sample
S
A-3
4-3-23
(%)
Drive Sample
DRY DENSITY
(BLOWS/FOOT)
ELEVATION
(FEET)This summary applies only at the location of this boring and at the time of drilling.
Subsurface conditions may differ at other locations and may change at this location with the passage of time. The data presented is a simplification of actual conditions encountered.
FIGURE
B
This summary applies only at the location of this boring and at the time of drilling.
Subsurface conditions may differ at other locations and may change at this location with the passage of time. The data presented is a simplification of actual conditions encountered.
Standard Split Spoon
Drive Sample
SAMPLE TYPE
FIGURE
DEPTH
S
ELEVATION
GROUNDWATER LEVEL (ft):
PROJECT NO.:
NOT ENCOUNTERED
0 5
10 15
20 880
875
870
865
860
D
DATE DRILLED:
EQUIPMENT USED:EQUIPMENT USED:
(FEET)
T
3044.1I
MOISTURE
8 " HOLLOW STEM AUGER
PENETRATION
RESISTANCE
DESCRIPTION OF SUBSURFACE MATERIALS
DEPTH
Rock Core
D
B
3044.1I
A-3
DATE DRILLED:
IRON LOFTS
Tube Sample
(FEET)
LOG OF BORING NO. B-10
Rock Core
SAMPLE TYPES
T
C
880
875
870
865
860
C
NOT ENCOUNTERED
(FEET)
0 5
10 15
20 0 to 30 feet not sampled
CLAYEY SAND (SC) brown, very moist, stiff, trace clay
SANDY SILT (ML) brown, very moist, stiff
S
S
14 14
24.0 15.9
SAMPLE TYPES
(PCF)
Standard Split Spoon
MOISTURE
DESCRIPTION OF SUBSURFACE MATERIALS
SAMPLE TYPE
Bulk Sample
Tube Sample
(%)
Bulk Sample
S
5-31-23
(%)
Drive Sample
DRY DENSITY
(BLOWS/FOOT)
ELEVATION
(FEET)This summary applies only at the location of this boring and at the time of drilling.
Subsurface conditions may differ at other locations and may change at this location with the passage of time. The data presented is a simplification of actual conditions encountered.
FIGURE
B
This summary applies only at the location of this boring and at the time of drilling.
Subsurface conditions may differ at other locations and may change at this location with the passage of time. The data presented is a simplification of actual conditions encountered.
Standard Split Spoon
Drive Sample
SAMPLE TYPE
FIGURE
DEPTH
S
ELEVATION
GROUNDWATER LEVEL (ft):
PROJECT NO.:
NOT ENCOUNTERED
0 5
10 15
20 25
30 35
875
870
865
860
855
850
845
840
D
DATE DRILLED:
EQUIPMENT USED:EQUIPMENT USED:
(FEET)
T
3044.1I
MOISTURE
8 " HOLLOW STEM AUGER
PENETRATION
RESISTANCE
DESCRIPTION OF SUBSURFACE MATERIALS
DEPTH
Rock Core
D
B
3044.1I
A- A-4
DATE DRILLED:
IRON LOFTS
Tube Sample
(FEET)
LOG OF BORING NO. B-11
Rock Core
SAMPLE TYPES
T
C
875
870
865
860
855
850
845
840
C
NOT ENCOUNTERED
(FEET)
0 5
10 15
20 25
30 35
SILTY SAND (SM) brown, moist, dense
SAND WITH SILT (SP-SM) brown, dry, medium dense
SANDY SILT (ML) brown, very moist, stiff
@ 45 feet, very stiff
SAND WITH SILT (SP-SM) brown, slightly moist,
medium dense
SILTY SAND (SM) brown, slightly moist, medium
dense, coarse grained
@ 50 feet, dense
@ 52.5 feet, moist, medium dense
CLAYEY SILT (ML) brown, very moist, very stiff
SILTY SAND (SM) brown, moist, medium dense
CLAYEY SILT (ML) orange brown, moist, very stiff
Total Depth 61 feet
Proposed Basin 1
109
120
112
D
S
S
S
D
S
S
S
D
48 14
20 23
50 25
16 21
23 10.1
2.6 17.6
19.3 3.5
5.5 6.1
11.3 21.9
12.6 16.0
SAMPLE TYPES
(PCF)
Standard Split Spoon
MOISTURE
DESCRIPTION OF SUBSURFACE MATERIALS
SAMPLE TYPE
Bulk Sample
Tube Sample
(%)
Bulk Sample
S
5-31-23
(%)
Drive Sample
DRY DENSITY
(BLOWS/FOOT)
ELEVATION
(FEET)This summary applies only at the location of this boring and at the time of drilling.
Subsurface conditions may differ at other locations and may change at this location with the passage of time. The data presented is a simplification of actual conditions encountered.
FIGURE
B
This summary applies only at the location of this boring and at the time of drilling.
Subsurface conditions may differ at other locations and may change at this location with the passage of time. The data presented is a simplification of actual conditions encountered.
Standard Split Spoon
Drive Sample
SAMPLE TYPE
FIGURE
DEPTH
S
ELEVATION
GROUNDWATER LEVEL (ft):
PROJECT NO.:
NOT ENCOUNTERED
40 45
50 55
60 835
830
825
820
D
DATE DRILLED:
EQUIPMENT USED:EQUIPMENT USED:
(FEET)
T
3044.1I
MOISTURE
8 " HOLLOW STEM AUGER
PENETRATION
RESISTANCE
DESCRIPTION OF SUBSURFACE MATERIALS
DEPTH
Rock Core
D
B
3044.1I
A- A-4
DATE DRILLED:
IRON LOFTS
Tube Sample
(FEET)
LOG OF BORING NO. B-11
Rock Core
SAMPLE TYPES
T
C
835
830
825
820
C
NOT ENCOUNTERED
(FEET)
40 45
50 55
60 0 to 30 feet not sampled
SILTY SAND (SM) brown, moist, medium dense
@ 35 feet, white and orange brown, slightly moist, very dense, coarse grained
S
S
14 50/6"
9.4 7.0
SAMPLE TYPES
(PCF)
Standard Split Spoon
MOISTURE
DESCRIPTION OF SUBSURFACE MATERIALS
SAMPLE TYPE
Bulk Sample
Tube Sample
(%)
Bulk Sample
S
5-31-23
(%)
Drive Sample
DRY DENSITY
(BLOWS/FOOT)
ELEVATION
(FEET)This summary applies only at the location of this boring and at the time of drilling.
Subsurface conditions may differ at other locations and may change at this location with the passage of time. The data presented is a simplification of actual conditions encountered.
FIGURE
B
This summary applies only at the location of this boring and at the time of drilling.
Subsurface conditions may differ at other locations and may change at this location with the passage of time. The data presented is a simplification of actual conditions encountered.
Standard Split Spoon
Drive Sample
SAMPLE TYPE
FIGURE
DEPTH
S
ELEVATION
GROUNDWATER LEVEL (ft):
PROJECT NO.:
NOT ENCOUNTERED
0 5
10 15
20 25
30 35
880
875
870
865
860
855
850
845
D
DATE DRILLED:
EQUIPMENT USED:EQUIPMENT USED:
(FEET)
T
3044.1I
MOISTURE
8 " HOLLOW STEM AUGER
PENETRATION
RESISTANCE
DESCRIPTION OF SUBSURFACE MATERIALS
DEPTH
Rock Core
D
B
3044.1I
A- A-5
DATE DRILLED:
IRON LOFTS
Tube Sample
(FEET)
LOG OF BORING NO. B-12
Rock Core
SAMPLE TYPES
T
C
880
875
870
865
860
855
850
845
C
NOT ENCOUNTERED
(FEET)
0 5
10 15
20 25
30 35
SILTY SAND (SM) orange brown, slightly moist, dense
@ 45 feet, very moist
CLAYEY SILT (ML) yellow brown, wet, hard
SANDY SILT (ML) orange brown, wet, hard
@ 50 feet, very moist
SILTY SAND (SM) brown, slightly moist, very dense
SILT (ML) yellow brown, wet, hard
CLAYEY SILT (ML) brown, very moist, hard
SILTY SAND (SM) orange brown, moist, very dense
Total Depth 61 feet
Proposed Basin 2
116
107
96 105
D
S
S
S
D
S
S
S
D
58 48
38 42
72/11"
58 50/6"
46 50/6"
5.6 10.2
14.3 32.9
18.5 17.5
6.7 6.1
27.6 23.0
19.2 8.6
SAMPLE TYPES
(PCF)
Standard Split Spoon
MOISTURE
DESCRIPTION OF SUBSURFACE MATERIALS
SAMPLE TYPE
Bulk Sample
Tube Sample
(%)
Bulk Sample
S
5-31-23
(%)
Drive Sample
DRY DENSITY
(BLOWS/FOOT)
ELEVATION
(FEET)This summary applies only at the location of this boring and at the time of drilling.
Subsurface conditions may differ at other locations and may change at this location with the passage of time. The data presented is a simplification of actual conditions encountered.
FIGURE
B
This summary applies only at the location of this boring and at the time of drilling.
Subsurface conditions may differ at other locations and may change at this location with the passage of time. The data presented is a simplification of actual conditions encountered.
Standard Split Spoon
Drive Sample
SAMPLE TYPE
FIGURE
DEPTH
S
ELEVATION
GROUNDWATER LEVEL (ft):
PROJECT NO.:
NOT ENCOUNTERED
40 45
50 55
60 840
835
830
825
D
DATE DRILLED:
EQUIPMENT USED:EQUIPMENT USED:
(FEET)
T
3044.1I
MOISTURE
8 " HOLLOW STEM AUGER
PENETRATION
RESISTANCE
DESCRIPTION OF SUBSURFACE MATERIALS
DEPTH
Rock Core
D
B
3044.1I
A- A-5
DATE DRILLED:
IRON LOFTS
Tube Sample
(FEET)
LOG OF BORING NO. B-12
Rock Core
SAMPLE TYPES
T
C
840
835
830
825
C
NOT ENCOUNTERED
(FEET)
40 45
50 55
60 APPENDIX B
Iron Lofts, LLC April 11, 2023 (Revised June 16, 2023) Proposed Apartment Development, Riverside, California GPI Project No. 3044.1I
3044-1I-02X.doc (6/23) B-1
APPENDIX B
LABORATORY TESTS
INTRODUCTION
Representative undisturbed soil samples and bulk samples were carefully packaged in the field and sealed to prevent moisture loss. The samples were then transported to our Cypress office for examination and testing assignments. Laboratory tests were performed on selected representative samples as an aid in classifyin g the soils and to evaluate the physical properties of the soils affecting foundation design and construction procedures.
Detailed descriptions of the laboratory tests are presented below under the appropriate test headings. Test results are presented in the figures that follow.
MOISTURE CONTENT AND DRY DENSITY
Moisture content and dry density were determined fro m the soil samples. The samples were first trimmed to obtain vol ume and wet weight and then dried in accordance with ASTM D 2216. After drying, the weight of each sample was meas ured, and moisture content and dry density were calculated. Moisture content and dry density values are presented on the boring logs in Appendix A.
GRAIN SIZE DISTRIBUTION
Selected soil samples were dried, weighed, soaked in water until individual soil particles were separated, and then washed on the No. 200 sieve. That portion of the material retained on the No. 200 sieve was oven-dried and weighed to determine the percentage of the material passing the No. 200 sieve. The percentages passing the No. 200 sieve are tabulated below.
BORING
NO.
DEPTH
(ft) SOIL DESCRIPTION PERCENT PASSING
No. 200 SIEVE
B-8 15 Silty Sand (SM) 41
B-9 15 Sandy Silt (ML) 52
B-10 17.5 Silty Sand (SM) 34
B-10 20 Silty Sand (SM) 34
B-11 35 Sandy Silt (ML) 60
B-11 43 Sandy Silt (ML) 67
B-11 58 Silty Sand (SM) 46
B-12 40 Silty Sand (SM) 18
B-12 50 Sandy Silt (ML) 51
‐ 25 ‐
Appendix 4: Historical Site Conditions
Phase I Environmental Site Assessment or Other Information on Past Site Use
A Phase 1 Environmental Site Assessment was performed for the subject property. A portion of the 2,488 page document is located within this Appendix.
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Hillmann Consulting LLC
Phase I Environmental Site Assessment -i- Hillmann Project No. C3-8655 2992, 3008 5th Street, 2993 6th Street, 3596 Commerce, & 2993 Mission Inn Avenue, Riverside, California
TABLE OF CONTENTS
1.0 FINDINGS, OPINIONS, AND CONCLUSIONS ........................................................................ 1 6XPPDU\RI3URMHFW'HWDLOV )LQGLQJV6XPPDU\7DEOH )LQGLQJVDQG&RQFOXVLRQV %XVLQHVV(QYLURQPHQWDO5LVNV1RQ$6706FRSH
2.0 INTRODUCTION .......................................................................................................................... 5 3XUSRVHDQG6FRSH 3URSHUW\/RFDWLRQ/HJDO'HVFULSWLRQ 'DWD*DSV 8VHU5HOLDQFH 6LJQLILFDQW$VVXPSWLRQV *HQHUDO/LPLWDWLRQVDQG([FHSWLRQV
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4.0 RECORDS REVIEW ................................................................................................................... 15 3K\VLFDO6HWWLQJ6RXUFHV +LVWRULFDO8VH±3URSHUW\DQG$GMRLQLQJ3URSHUWLHV 6WDQGDUG(QYLURQPHQWDO5HFRUG6RXUFHV
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8.0 REFERENCES ............................................................................................................................. 35
9.0 APPENDICES .............................................................................................................................. 36 $SSHQGL[$ 6LWH'LDJUDP9LFLQLW\0DS
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Hillmann Consulting LLC
Phase I Environmental Site Assessment -1- Hillmann Project No. C3-8655 2992, 3008 5th Street, 2993 6th Street, 3596 Commerce, & 2993 Mission Inn Avenue, Riverside, California
1.0 FINDINGS, OPINIONS, AND CONCLUSIONS
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1.1 Summary of Project Details
Primary Street Address:
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Zoning Designation: 0±,QGXVWULDO&RPPHUFLDO5HVLGHQWLDO Approx. Property Area:
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Buildings/# of Floors 7ZRWZRVWRU\ZDUHKRXVHEXUQWGRZQRIILFH Approx. Building Area:
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Commercial Occupants: 1RQHYDFDQW
Current Use: 9DFDQW
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Inspected By: 0V6KLOSD6XQLO
Site Contact/Company: 0U7RGG&DGZHOO
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Weather Conditions: 6XQQ\GHJUHHV)
Hillmann Consulting LLC
Phase I Environmental Site Assessment -2- Hillmann Project No. C3-8655 2992, 3008 5th Street, 2993 6th Street, 3596 Commerce, & 2993 Mission Inn Avenue, Riverside, California
1.2 Findings Summary Table
Assessment Subject No
REC REC CREC HREC Rpt.
Ref.
Property Regulatory Records Review: ; ;
Property Historical Records Review: ;
Bulk Petroleum Storage: ;
On-Site Operations: ;
On-Site Haz-Mat Storage/Use/Spills: ;
Transformers/Hydraulic Systems: ;
Waste Discharges: ;
Interviews: ;
Adjoining & Nearby Properties: ;
Prior Env. Reports/User Provided Info: ;
Data Gaps: ;
1.3 Findings, Opinions and Conclusions
1.3.1 Recognized Environmental Conditions
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HISTORICAL RECOGNIZED ENVIRONMENTAL CONDITIONS
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1.3.2 REC Response Action Recommendations
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1.4 Business Environmental Risks / Non-ASTM Scope
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Phase I Environmental Site Assessment -5- Hillmann Project No. C3-8655 2992, 3008 5th Street, 2993 6th Street, 3596 Commerce, & 2993 Mission Inn Avenue, Riverside, California
2.0 INTRODUCTION
2.1 Purpose and Scope
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2.2 Property Location/Legal Description
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2.6 General Limitations and Exceptions
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Hillmann Consulting LLC
Phase I Environmental Site Assessment -11- Hillmann Project No. C3-8655 2992, 3008 5th Street, 2993 6th Street, 3596 Commerce, & 2993 Mission Inn Avenue, Riverside, California
3.0 USER PROVIDED INFORMATION
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3.1 Prior Environmental Reports/Documentation
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“Recognized Environmental Conditions (RECs):
• The kno wn soil contamination, due to the former metal recycling operations, including PAHs, SVOCs, TPHs, PCBs, heavy metals, and VOCs, as set forth in multiple Phase II Subsurface Investigation Reports and Supplemental Phase II Subsurface Investigation Reports, is considered to be a REC in connection with the Property.
• The known contamination left in place after three (3) UST closures at 2993 6th Street, is considered to be a REC in connection with the Property.
• The history of industrial usage at the Property is considered to be a REC in connection with the Property.
• Hillmann observed two (2) 55 -gallon drums with what appeared to be waste oil and three (3) additional drums which were full and unlabeled within th e former equipment maintenance area of the warehouse building. Both sets of drums were stored in secondary containment. Hillmann observed thirteen (13) empty 55-gallon drums and one storing copper chips within the warehouse building. No leaking or staining was observed in the vicinity of any of the drums. Three (3) 5-gallon gas cans, five (5) 5 -gallon diesel cans, and three (3) 5 -gallon buckets of oil were observed in secondary containment within the warehouse. Additionally, Hillmann observed several oil pa ns which appeared to contain some amount of used oil, chemicals stored within a flammable safety cabinet and miscellaneous chemicals stored in the manufactured containers throughout the warehouse.
• Significant pavement staining was observed in the vicinit y of the concrete posts where the balers were formerly mounted. In at least one area, the staining from the concrete baler pad continued onto bare soil. One large stain was observed on the concrete pad at the southern end of the former conveyor belt at the southwestern portion of the Property, just behind the former storage building.
De minimis staining was observed on the pavement and soils throughout the Property.
• Regulatory database listings identify current and historic adjoining properties as a fertilizer facility, automobile and truck service stations, Standard Oil Co., and brownfields properties, are considered to be a REC in connection with the Property.
Hillmann Consulting LLC
Phase I Environmental Site Assessment -12- Hillmann Project No. C3-8655 2992, 3008 5th Street, 2993 6th Street, 3596 Commerce, & 2993 Mission Inn Avenue, Riverside, California • Inaccessible areas including the bottoms of former scale pits, conveyor pit, and abandoned structure at 2993 Mission Inn Avenue are considered to be RECs in connection with the Property.
• Hillmann observed several rails and wood beams within the former railroad right -of-way supporting the possibility that railroad ties may be present just below the surface soil. Railroad ties are known to be treated with oil -based and tar -based chemicals such as creosote, and are considered to be a REC in connection with the Property.
Controlled Recognized Environmental Conditions (CRECs):
• No evidence of any CRECs in connection with the Property was identified.
Historical Recognized Environmental Conditions (HRECs):
• Closure of a 10,000-gallon diesel UST at 3033 5th Street, including analysis of soils beneath the tank at 62 mg/kg TPHd kept in place, is below residential cleanup levels and is considered to be a HREC in connection with the Property.
• The closure of a reported 1,000 -gallon UST at the southeast corner of the warehouse at 3596 Commerce Street with a known release, reported cleanup with regulatory closu re is considered to be a HREC in connection with the Property.”
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Question: Yes/No: Detail:
Environmental liens that are filed or recorded against the property:
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Activity and use limitations that are in place on the property or that have been filed or recorded against the property: 15 Hillmann Consulting LLC
Phase I Environmental Site Assessment -13- Hillmann Project No. C3-8655 2992, 3008 5th Street, 2993 6th Street, 3596 Commerce, & 2993 Mission Inn Avenue, Riverside, California Question: Yes/No: Detail:
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The degree of obviousness of the presence or likely presence of contamination at the property, and the ability to detect the contamination by appropriate investigation:
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Hillmann Consulting LLC
Phase I Environmental Site Assessment -14- Hillmann Project No. C3-8655 2992, 3008 5th Street, 2993 6th Street, 3596 Commerce, & 2993 Mission Inn Avenue, Riverside, California
3.3 Reason for Performing Phase I ESA
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Hillmann Consulting LLC
Phase I Environmental Site Assessment -15- Hillmann Project No. C3-8655 2992, 3008 5th Street, 2993 6th Street, 3596 Commerce, & 2993 Mission Inn Avenue, Riverside, California
4.0 RECORDS REVIEW
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Phase I Environmental Site Assessment -18- Hillmann Project No. C3-8655 2992, 3008 5th Street, 2993 6th Street, 3596 Commerce, & 2993 Mission Inn Avenue, Riverside, California
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4.3.4 Adjoining Property Listings
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Phase I Environmental Site Assessment -23- Hillmann Project No. C3-8655 2992, 3008 5th Street, 2993 6th Street, 3596 Commerce, & 2993 Mission Inn Avenue, Riverside, California DQGDIDFLOLW\VWDWXVRIFORVHGDFWLRQFRPSOHWHG7KH+LVWRULF867OLVWLQJLGHQWLILHGWZRIRUPHU WDQNVDWWKHVLWHDJDOORQGLHVHOWDQNDQGDJDOORQXQOHDGHGWDQN REC Discussion: %DVHGRQWKHGHWDLOVSURYLGHGDERYHD5(&LVQRWVXVSHFWHGLQFRQQHFWLRQZLWKWKH3URSHUW\ VEC Discussion: %DVHGRQWKHDYDLODEOHGDWDD9(&LVQRWVXVSHFWHG
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4.3.5 ASTM Search Distance Findings
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Phase I Environmental Site Assessment -24- Hillmann Project No. C3-8655 2992, 3008 5th Street, 2993 6th Street, 3596 Commerce, & 2993 Mission Inn Avenue, Riverside, California ZLWKLQ WKHDSSOLFDEOH VHDUFK GLVWDQFHVQRW VSHFLILFDOO\ GLVFXVVHGEHORZ ZHUH UHYLHZHG DQG FRQFOXGHGQRWWR EH5(&VLQFRQQHFWLRQZLWKWKH3URSHUW\ RU9(&VEDVHGRQYDULRXVIDFWRUV LQFOXGLQJ GLVWDQFH DUHD WRSRJUDSK\ NQRZQ RU LQIHUUHG JURXQGZDWHU IORZ GLUHFWLRQ DQGRU UHJXODWRU\VWDWXV/LVWLQJVIRUWKHIROORZLQJGDWDEDVHVLILGHQWLILHGKDYHEHHQGLVFXVVHGDERYHLQ 6HFWLRQVDQG
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Federal NPL # of sites: Search Distance: PLOH
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Direction: 11: Gradient: 'RZQ
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Federal SEMS # of sites: Search Distance: òPLOH
Notable Listing: 1RQH
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Federal RCRA-TSD # of sites: Search Distance: òPLOH Notable Listing: 1RQH
Hillmann Consulting LLC
Phase I Environmental Site Assessment -25- Hillmann Project No. C3-8655 2992, 3008 5th Street, 2993 6th Street, 3596 Commerce, & 2993 Mission Inn Avenue, Riverside, California Distance in feet: Direction: Gradient:
Data Discussion:
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State HAZARDOUS WASTE SITE # of sites: Search Distance: PLOH Notable Listing: :HLODQGDQG&RPSDQ\DW
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State LEAKING STORAGE TANKS # of sites: Search Distance: òPLOH Notable Listing: .HQ¶V$UFRDW8QLYHUVLW\$YHQXH
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Hillmann Consulting LLC
Phase I Environmental Site Assessment -26- Hillmann Project No. C3-8655 2992, 3008 5th Street, 2993 6th Street, 3596 Commerce, & 2993 Mission Inn Avenue, Riverside, California UNMAPPED/ORPHAN LIST SITES
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Phase I Environmental Site Assessment -27- Hillmann Project No. C3-8655 2992, 3008 5th Street, 2993 6th Street, 3596 Commerce, & 2993 Mission Inn Avenue, Riverside, California
5.0 SITE RECONNAISSANCE
5.1 Methodology and Limiting Conditions
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Hillmann Consulting LLC
Phase I Environmental Site Assessment -28- Hillmann Project No. C3-8655 2992, 3008 5th Street, 2993 6th Street, 3596 Commerce, & 2993 Mission Inn Avenue, Riverside, California
5.2.2 Current Adjoining Property Uses
Dir Street Address Description
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5.3 Interior & Exterior Observations
5.3.1 Storage/Usage of Hazardous Substances and Petroleum Products
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Hillmann Consulting LLC
Phase I Environmental Site Assessment -29- Hillmann Project No. C3-8655 2992, 3008 5th Street, 2993 6th Street, 3596 Commerce, & 2993 Mission Inn Avenue, Riverside, California
5.3.2 Drums
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5.3.9 Interior Stains or Corrosion
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Hillmann Consulting LLC
Phase I Environmental Site Assessment -30- Hillmann Project No. C3-8655 2992, 3008 5th Street, 2993 6th Street, 3596 Commerce, & 2993 Mission Inn Avenue, Riverside, California
5.3.10 Interior Drains/Sumps
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5.3.11 Exterior Pits/Ponds/Lagoons
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5.3.12 Stained Soil, Pavement/Stressed Vegetation
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5.3.13 On-Site Solid Waste Disposal/Fill Material
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5.3.14 Waste Water
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5.3.15 Septic Systems
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5.3.16 Wells
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5.3.17 Railroad Spurs
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Phase I Environmental Site Assessment -32- Hillmann Project No. C3-8655 2992, 3008 5th Street, 2993 6th Street, 3596 Commerce, & 2993 Mission Inn Avenue, Riverside, California
6.0 INTERVIEWS
6.1 Interviews with Past and Present Owners and Occupants
Subject Name/Affiliation Summary
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Hillmann Consulting LLC
Phase I Environmental Site Assessment -33- Hillmann Project No. C3-8655 2992, 3008 5th Street, 2993 6th Street, 3596 Commerce, & 2993 Mission Inn Avenue, Riverside, California
7.0 BUSINESS ENVIRONMENTAL RISKS
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7.1 Asbestos-Containing Material (ACM)
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7.2 Lead-Based Paint
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Phase I Environmental Site Assessment -34- Hillmann Project No. C3-8655 2992, 3008 5th Street, 2993 6th Street, 3596 Commerce, & 2993 Mission Inn Avenue, Riverside, California
7.5 NWI Mapped Wetlands
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7.6 Lead in Drinking Water
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Phase I Environmental Site Assessment -35- Hillmann Project No. C3-8655 2992, 3008 5th Street, 2993 6th Street, 3596 Commerce, & 2993 Mission Inn Avenue, Riverside, California
8.0 REFERENCES
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Phase I Environmental Site Assessment -36- Hillmann Project No. C3-8655 2992, 3008 5th Street, 2993 6th Street, 3596 Commerce, & 2993 Mission Inn Avenue, Riverside, California
9.0 APPENDICES
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Hillmann Consulting LLC
Phase I Environmental Site Assessment Hillmann Project No. C3-8655 2992, 3008 5th Street, 2993 6th Street, 3596 Commerce, & 2993 Mission Inn Avenue, Riverside, California
APPENDIX A
MAPS / DIAGRAMS
Figure 1: Site Vicinity Map N
2992, 3008 5th Street, 2993 6th Street, 3596 Commerce, & 2993 Mission Inn Avenue
Riverside, California
SCALE: (NOT TO SCALE) PROJECT No.: C3-8655
Property
Figure 2: Site Diagram N
2992, 3008 5th Street, 2993 6th Street, 3596 Commerce, & 2993 Mission Inn Avenue
Riverside, California
SCALE: (NOT TO SCALE) PROJECT No.: C3-8655
Former
storage
building
Railroad spurs
Former
scale -
concrete pit
Former
packaging
warehouse
Former
building
demolished
Former
pads
columns
baler
Soil stockpiles
Hillmann Consulting LLC
Phase I Environmental Site Assessment Hillmann Project No.: C3-8655 2992, 3008 5th Street, 2993 6th Street, 3596 Commerce, & 2993 Mission Inn Avenue , Riverside, California
APPENDIX B
SITE PHOTOGRAPHS
Site Photographs - Page 1
SITE PHOTOGRAPHS
View of 2993 Mission Inn Avenue looking south View of former building pads
View of the Property looking west View of concrete pits - former scale with metal plates
View of the Property looking northwest View of the building on the southeast portion of the Property
PHASE I ESA - SITE PHOTOGRAPHS
2992, 3008 5th Street, 2993 6th Street, 3596 Commerce,
& 2993 Mission Inn Avenue,
Riverside, California
Project No.: C3-8655
Site Photographs - Page 2
SITE PHOTOGRAPHS
Interior view of the building on southeast portion of
the Property
View of the portion of the building collapsed due to
recent fire
View of former elevator shaft View of 3596 Commerce Street and 2993 6th Street
View of building material debris, scrap metal, and
former concrete pit scale
View of canopy area to the east – 2993 6th Street
parcel
PHASE I ESA - SITE PHOTOGRAPHS
2992, 3008 5th Street, 2993 6th Street, 3596 Commerce,
& 2993 Mission Inn Avenue,
Riverside, California
Project No.: C3-8655
Site Photographs - Page 3
SITE PHOTOGRAPHS
View of former concrete pads for former bailer and
cranes on the 2993 6th Street parcel
View of remains of the former structure on the 2993
6th Street parcel
View of the northern portion of the Property Railroad spurs to the north west side of the Property observed along parcel 211071023
View of trash dumpster View of former packaging warehouse – 3596 Commerce Street- sealed
PHASE I ESA - SITE PHOTOGRAPHS
2992, 3008 5th Street, 2993 6th Street, 3596 Commerce,
& 2993 Mission Inn Avenue,
Riverside, California
Project No.: C3-8655
Site Photographs - Page 4
SITE PHOTOGRAPHS
View of the Property from the southwest corner View of the Property from the southern corner
View of adjoining property across 4th Street View of adjoining properties to the north west along 5th Street
View of adjoining property to the east along 6th Street View of pole mount transformer
PHASE I ESA - SITE PHOTOGRAPHS
2992, 3008 5th Street, 2993 6th Street, 3596 Commerce,
& 2993 Mission Inn Avenue,
Riverside, California
Project No.: C3-8655
Site Photographs - Page 5
SITE PHOTOGRAPHS
View of former rail road spurs along Commerce
Street
View of property looking north -211-022-027 parcel
PHASE I ESA - SITE PHOTOGRAPHS
2992, 3008 5th Street, 2993 6th Street, 3596 Commerce,
& 2993 Mission Inn Avenue,
Riverside, California
Project No.: C3-8655
‐ 26 ‐
Appendix 5: LID Infeasibility
LID Technical Infeasibility Analysis
Not Applicable.
‐ 27 ‐
Appendix 6: BMP Design Details
BMP Sizing, Design Details and other Supporting Documentation
‐ 28 ‐
‐ 29 ‐
‐ 30 ‐
‐ 31 ‐
‐ 32 ‐
‐ 33 ‐
Manufactured and Installed ExclusivelybyTorrentResourcesIncorporated Please seereverse side for additional information
U.S. Patent No. 4,923,330
®
The MaxW ell®IV , as manufactured and installed exclusivelyby TorrentResourcesIncorporated, is the industrystandard for draining landscaped developments and paved areas. This patented sy stem incorporatesthe latest refinementsin pre-treatmenttechnology .
PROVENDESIGN
Since 1974, nearly65,000 MaxWell ® Sy stemshave proven their value as a cost-effectivesolution in a wide varietyof drainage applications. Theyare accepted bystate and municipal agencies and are a standard detail in numerous drainage manuals.
ADVAN CED PRE-TREATMEN T
Industryresearch, together with Torrent Resourcesown experience, have shown that initial storm drainage flows have the greatest impact on sy stem performance.
This first flush occurs duringthe firstfew minutes of runoff, and carriesthe majorityof sediment and debris. This results in the need for effective processing of runoff from landscapedand paved surfaces.In the MaxW ell® IV , preliminarytreatment isprovidedthroughcollection andseparationin a deep, large-volumechamber wheresilt and other heavyparticles settleto the bottom.
The standardMaxWell IV Sy stem hasover1,500 gallons of capacityto contain sediment anddebris carried byincoming water.Floating trash, paper, pavement oil, etc. are effectivelystopped bythe PureFlo® Debris Shield on top of the overflowpipe. Wateris drained from the sy stembyrising up to the top of the overflowpipe and under the Debris Shield.The solidmetal shields areequipped with an internal screen tofiltersuspended matter and arevented to prevent siphoning of floatingsurfacedebris.The drainage assemblyreturnsthe cleaned water into the surrounding soil throughtheFloFast® DrainageScreen.
ABSORBEN TTECHN OLOGY
TheMaxWellIVsettlingchamberisequippedwithanabsorbentspongetoprovideprompt removalofpavementoils.Thesefloatingpillow-likedevicesare100%waterrepellent and literallywick petrochemical compounds from the water. Each sponge has a capacityof up to 128 ounces to accommodate effective, long-termtreatment.The absorbentiscompletelyinertandwillsafelyremoverunoffconstituentsdowntorainbow sheensthatarety picallynomorethanonemoleculethick.
SECURITYFEATURES
MaxWell IV Sy stemsinclude bolted, theft-deterrent, castiron gratingsand coversas standardsecurityfeatures. Special insetcastings that are resistant to loosening from accidental impact are available for use in landscaped applications. Machined mating surfaces and Storm Water Only wording are standard.
THEMAXWELLFIVE-YEARWARRAN TY
Innovative engineering, quality materials and exactingconstruction are standard withevery MaxW ell System designed, manufactured and installedby T orrentResourcesIncorporated. T h eMaxW ell DrainageSystem W arrantyis th ebest inth eindustryand guarantees against failures due to workmansh ip or materials for a period of fiveyearsfromdateofcompletion.
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