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HomeMy WebLinkAbout01 ZA AGENDA REPORT CUP 2019-00024 SOIL REMEDIATION SYSTEM AGENDA REPORT ITEM #1 MEETING DATE: FEBRUARY 27, 2020 TO: ZONING ADMINISTRATOR FROM: COMMUNITY DEVELOPMENT DEPARTMENT SUBJECT: CONDITIONAL USE PERMIT 2019-00024 APPLICANT: PROPERTY OWNER: CAROL DEVIER-HEENEY LAFAYETTE PLAZA, INVESTORS LP DLA INSTALLATION MANAGEMENT FOR 24800 CHRISANTA DRIVE, #130 ENERGY, DM-FEE MISSION VIEJO, CA 92691 8725 JOHN J. KINGMAN ROAD, SUITE 2941 (DESC-FO) FORT BELVOIR, VA 22060-6222 CONSULTANT: IMELDA MORALES THE SOURCE GROUP INC./APEX CO., LLC 1962 FREEMAN AVENUE SIGNAL HILL, CA 90755 LOCATION: 13011-13051 NEWPORT AVENUE GENERAL PLAN: COMMUNITY COMMERCIAL (CC) ZONING: CENTRAL COMMERCIAL (C-2) ENVIRONMENTAL STATUS: THIS PROJECT IS CATEGORICALLY EXEMPT (CLASS 30) PURSUANT TO SECTION 15330 OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT. REQUEST: AUTHORIZATION TO INSTALL A SOIL REMEDIATION SYSTEM AND BELOW GROUND CONVEYANCE PIPING ASSOCIATED WITH THE CONTAMINATION OF THE EL TORO PIPELINE RELEASE PROJECT FOR UP TO FIVE (5) YEARS. Zoning Administrator February 27, 2020 CUP 2019-00024 Page 2 RECOMMENDATION That the Zoning Administrator adopt Zoning Administrator Action (ZAA) No. 20-002 approving Conditional Use Permit (CUP) 2019-00024 to install a soil remediation system and below ground conveyance piping associated with the contamination of the El Toro Pipeline Release clean-up project at 13011-13051 Newport Avenue. APPROVAL AUTHORITY The project site is located within the Central Commercial (C-2) zoning district and within the Community Commercial (CC) General Plan land use designation. Pursuant to TCC ` Section 9299(b)(4)(a), the Zoning Administrator is authorized to consider development applications for soil remediation activities subject to a CUP. BACKGROUND 3 Project Site and Surrounding Uses i The project site is located within the Lafayette Plaza, a retail shopping center located adjacent to Newport Avenue (Figure 1 —Area Map & Project Site). Properties to the north of the site are zoned residential and are situated within the unincorporated County of Orange area, and properties to the east and south are located within Tustin's city limits and have a zoning designation .of Retail Commercial (C-1). Properties to the west are zoned Professional (PR). The surrounding area is developed with commercial uses and includes restaurants, retail businesses, office buildings, along with some residential. El Toro Pipeline In 1956, the El Toro Pipeline (the Pipeline) was constructed by the U.S. Army Corps of Engineers. The Pipeline is buried 5.5 feet below the ground surface at the intersection of Newport Avenue and Old Irvine Boulevard, just east of Lafayette Plaza. The overall Pipeline is 29.5 miles in length and was designed to deliver jet fuel from the Defense Fuel Support Point Norwalk tank farm to the Marine Core Air Station (MCAS) El Toro. The Pipeline is owned by the U.S. Navy and was most recently operated by the Defense Logistics Agency for Energy (DLA). i i In 1988, a pipeline leak resulted in up to 750,000 gallons of JP-5 (jet fuel) released into the soil. Later that year, the pipeline was repaired and returned to service. In 1999, the Pipeline was permanently removed from service and both the MCAS El Toro and the DFSP Norwalk have since closed. Following the leak, 16 soil borings and 73 groundwater monitoring wells have been installed within the area for continuous monitoring of the contamination. Environmental evaluations conducted by the Santa Ana Regional Water Quality Control Board (SARWQCB) found jet fuel in the soil, soil vapor, and groundwater at the project site and in the vicinity of the adjacent Walgreens property, and in the roadway area of Newport Avenue and Old Irvine Boulevard. Additional contamination from three (3) former service stations nearby has contributed to the soil and groundwater contamination. Zoning Administrator February 27, 2020 CUP 2019-00024 Page 3 SIL a� r 1 ..s • � d M M Figure 1 — Area Map & Project Site Under supervision of the SARWQCB, the DLA has completed on-going environmental investigations and site clean-up activities on- and off- site areas with quarterly groundwater monitoring and sampling and regular product removal, Drinking water, provided by the City of Tustin Public Works Department, has not been affected and based upon a prepared health risk assessment, there is no significant risk to human health. Open House On January 16, 2020, the applicant held an open house at the Tustin Community Center for residents and business owners to learn more about the overall cleanup project and for the applicant to respond to any comments or questions about the project. The applicant notified residents and business owners within a '/ mile radius of the Lafayette Plaza site and approximately 25 individuals attended the event. One comment that resulted from the open house came from a North Tustin resident who expressed concern about human health risks associated with the proposed project. Based upon this comment, the applicant stated that they will be preparing an updated Health Risk Assessment (HRA) for the site, which should be completed within a four(4)to six (6) month timeframe. Once completed, the Orange County Health Care Agency (OCHCA) will be the responsible agency to review and accept the findings of the HRA. For more information regarding the HRA, Rose Scott, Engineering Geologist at the SARWQCB can be contacted directly at (951) 320-6375. Zoning Administrator February 27, 2020 CUP 2019-00024 Page 4 Project Description As a result of prior activities associated with the former Pipeline and former service station uses in the area, and to expedite the cleanup efforts in the area, the applicant is proposing a three (3) phase cleanup plan to remove remaining jet fuel and contaminated groundwater. The project cleanup at Lafayette Plaza is the first phase of the overall plan. Approval of subsequent cleanup phases will require separate CUPs. Two (2)groundwater treatment systems, known as dual-phase extraction, will be installed to remove the contaminants. The treatment system will include four (4) dual-phase ; extraction wells located within the Lafayette Plaza parking lot, a treatment compound (fenced enclosure)at the northeast corner of the Plaza behind the existing Tustin Brewing Company, and underground conveyance piping that runs from the dual-phase extraction wells to the proposed treatment compound (see Attachment C-Figure 2). The treatment compound will include a soil vapor extraction (SVE) system with a groundwater extraction treatment system (GWETS). Pumps will be installed at each of the four (4) extraction wells to pump fuel and contaminated groundwater from the wells to the GWETS via the conveyance piping. Once extracted, the fuel and/or groundwater will be treated before being either discharged and/or hauled to a licensed recycling facility. The overall size of the treatment compound will be approximately 550 square feet which includes a 13-foot vertical stack above the existing grade. The enclosure will be surrounded on the perimeter by an eight (8) foot high chain link fence with redwood privacy slats for screening from the public street and sound dampening blankets for noise attenuation. The proposed equipment will be located three (3)feet away from the existing Southern California Edison (SCE)transformer, also located in the immediate project area (see Attachment C -W Figure 4). I Equipment installation and associated construction work will take approximately two (2) months and once installed, the remediation system pilot test will run 24-hours-a-dayl7- days-a-week for approximately one(1)year. Based on the pilot test findings,the applicant anticipates that the system will continue to operate for up to five (5) years. Per Condition 2.4 of proposed ZAA 20002, upon completion of the remediation work, all above ground E equipment shall be removed and the site restored to its pre-existing condition which E includes replacement landscaping and screening of the existing SCE transformer. Noise The City's noise ordinance limits exterior noise at all commercial properties to 60 dB(A) at any time. Per Condition No. 2.7, the applicant shall obtain a decibel reading of the equipment (upon installation) to verify that it produces no more than 60 decibels of noise. If the reading exceeds the threshold, the Community Development Director may require the applicant to provide mitigation measures and install additional sound insulation materials. I i I Zoning Administrator February 27, 2020 CUP 2019-00024 Page 5 Environmental Analysis Pursuant to Section 15330 (Class 30) of the Guidelines to the California Environmental Quality Act (CEQA), minor actions to prevent, minimize, stabilize, mitigate, or eliminate the release or threat of release of hazardous waste or hazardous substances which are small actions costing $1 million dollars or less are categorically exempt from the provisions of CEQA. The exemption specifically includes small soil vapor extraction and treatment systems which have been permitted by the South Coast Air Quality Management District (SCAQMD). The proposed project falls within the categorical exemption for such cleanup actions. FINDINGS In determining whether to approve the CUP for the soil remediation activities, the Zoning Administrator must determine whether or not the proposed use will be detrimental to the health, safety, morals, comfort, or general welfare of the persons residing or working in the neighborhood, nor be injurious or detrimental to the property and improvements in the neighborhood of the subject property, or to the general welfare of the City of Tustin. A decision to approve this request may be supported by the following findings: 1) The proposed placement and operation of the soil vapor extraction system is necessary to facilitate soil remediation as required by the OCHCA and SARWQCB. 2) The installation and operation of extraction and treatment equipment would be temporary for a period up to five (5) years and will be removed and the site restored at that time or earlier upon completion of the process. i 3) Removing contaminates from the soil and groundwater would benefit the environment and protect the health, safety, morals, comfort, and general welfare of persons residing or working in the neighborhood and improve the condition of the property. i 4) The temporary equipment enclosure will be located in the northeast corner of the Lafayette Plaza shopping center (behind the existing Tustin Brewing Company) and will be screened from view at the public right-of-way. 5) The equipment is required to comply with the Tustin Noise Ordinance. Sound attenuation blankets will also be utilized for sound attenuation. As 1 conditioned, the noise levels may be verified prior to final inspection and the applicant required to install additional sound insulation materials as deemed necessary by the Community Development Director. Zoning Administrator February 27, 2020 CUP 2019-00024 Page 6 6) As conditioned, the use would require approval by the City of Tustin and monitored by OCHCA, SARWQB, and the SCAQMD and any other required agencies. 7) The proposed project is a cleanup action taken to mitigate the release of hazardous waste or substance through on-site treatment of contaminated soils and is therefore categorically exempt from the provisions of the CEQA pursuant to Section 15330 (Class 30) of the Guidelines of CEQA. Staff recommends that the Zoning Administrator adopt ZAA No. 20-002 approving CUP 2019-00024 to authorize soil remediation activities located at 13011-13051 Newport Avenue. Er ca 'De AICP Jus A Wilkom, Assistant Director Senior Planner CoCunity Development Department Attachments: A. Location Map B. Land Use Fact Sheet C. Submitted Plans D. Zoning Administrator Action No. 20-002 i , 3 ATTACHMENT A LOCATION MAP 3 i 300 ft, 500 ft, and 1,000 ft Radius Map 1,000 ft 4, 500 ft 300 ft I � . ♦♦ \ r/ ♦ r ♦ r/ ♦ r ♦ �fr \ " lkik lli In ku 1kh'�r'r r r/ 1 yyqq V — Location Map 13011-13051 Newport Avenue, Tustin Ca 92780 CUR 2019-00024 { f } E I ATTACHMENT B LAND USE FACT SHEET I i i l ! i i 3 LAND USE APPLICATION FACT SHEET 1. LAND USE APPLICATION NUMBER(S): CUP 2019-0024 2. LOCATION: 13011-13051 NEWPORT AVENUE 3. LEGAL DESCRIPTION: VANDELIP AND ROWAN TRUST PORTION OF LOT C TRACT 805 4. APN(S): 401-221-25 AND 401-221-16 AND 401-281-10 5. PREVIOUS OR CONCURRENT APPLICATIONS RELATING TO THIS PROPERTY: 1986-(RESO 2373) INSTALLATIONOF POLE SIGN WITHIN CENTER 1987-MASTER SIGN PROGRAM APPROVED FOR CENTER VAR 88-05: (RESO 2502)PARKING VARIANCE FOR MIXED USE PROJECT WITH 60 LESS PARKING SPACES THAN REQUIRED 1994 -MASTER SIGN PROGRAM AMENDED FOR CENTER CUP 95-019NAR 95-011; (RESO 3413) MICROBREWERY AND REDUCTION IN PARKING (327 TO 241 SPACES) 1997-PC APPROVED AREA FOR EMPLOYEE/VALET PARKING; LATER REVERSED IN SAME YEAR BY CITY COUNCIL CUP 98-0221DR 98-026. PARCEL MERGER OF ABANDONED RAILROAD ROW FOR ADDITIONAL PARKING CUP 00-016: ON-SITE BEER &WINE SALE/CONSUMPTION (TUSTIN BREWING CO.) CUP 03-005: (PC RESO 3867) CERAMICS RETAIL STORE WIACCESSORY PAINTING CLASSES/PARTIES • CUP 03014: PC RESO 3882 VETERINARY CLINIC • CUP 04-021: RESO 3930 AMENDMENT TO SIGN PROGRAM • CUP 05-040: (RESO 4012) BIRTHDAY PARTY BUSINESS • CUP 06021: (ZAA 06-009) PET STORE • CUP 08-016: (ZAA 08009) MASSAGE • CUP 10-010: ABC IN CONJUNCTION WIRESTAURANT THE LOST BEAN • DR 10-020:WIRELESS FACILITY--LIGHT POST REPLACEMENT • UD 2011-001: ART STUDIO ALLOWED IN THE C-2 ZONE • CUP 2017-00022: (ZAA 18-002) CAT HOTEL- NULL AND VOID • CUP 2019-00010: (ZAA_19-006) ESCAPE ROOM 6. SURROUNDING LAND USES: NORTH: COUNTY OF ORANGE SOUTH: COMMERCIAL EAST: COMMERCIAL WEST! OFFICE 7. SURROUNDING ZONING DESIGNATION: NORTH: COUNTY OF ORANGE (MULTI-FAMILY RESIDENTIAL) SOUTH: RETAIL COMMERCIAL (C-1) EAST: RETAIL COMMERCIAL (C-1) WEST: PROFESSIONAL (PR) 8, SURROUNDING GENERAL PLAN DESIGNATION: i E NORTH: PLANNED COMMUNITY RESIDENTIAL (PCR-COUNTY OF ORANGE) f SOUTH: COMMUNITY COMMERCIAL 1 EAST: PROFESSIONAL OFFICE WEST: COMMUNITY COMMERCIAL 9. SITE LAND USE: I� EXISTING PROPOSED I Use: Commercial Shopping Center Installation of Remediation Equipment Zoning: Central Commercial (C-2) No Change General Plan: Community Commercial No Change DEVELOPMENT FACTS: 10. LOT AREA: 107,158SF or 2.5 ACRES BUILDING SQ,FT.: 51,785 SF 11. BUILDING LOT COVERAGE: 100% MAX. PERMITTED NIA PROPOSED 12. BUILDING HEIGHT: 50 feet MAX. PERMITTED NIA PROPOSED 13. BUILDING SETBACKS: REQUIRED PROPOSED FRONT: None—unless abutting"R" district NIA STREEPINTERIOR SIDE: None --unless abutting "R" district NIA j REAR: None NIA i i i i i I i I i i i l I I i f i ATTACHMENT C SUBMITTED PLANS i E E f k SCOPE OF WORK: INSTALLTION OF A DUAL-PHASE EXTRACTION(DPE)PILOT TEST SYSTEM AND ASSOCIATED PIPING AT LAFAYETTE PLAZA FOR REMEDIATION OF UNDERGROUND CONTAMINATION ASSOCIATED WITH THE EL TORO RELEASE PIPELINE.THE SYSTEM 15 PROPOSED TO INCREASE THE RECOVERY OF JP-5 LIGHT NON-AQUEOUS PHASE LIQUIDS(LNAPL)FROM THE SATURATED AND LOWER VADOSE ZONE OF THE PLUME.THE SYSTEM WILL REQUIRE POWER FROM SCE AND CONNECTION TO THE LOCAL SEWER FOR DISCHARGE OF THE TREATED GROUNDWATER. OPERATIONS SYSTEM INSTALLATION AND ASSOCIATED CONSTRUCTION WORK WILL HAVE A DURATION OF APPROXIMATELY TWO MONTHS, ONCE THE SYSTEM IS INSTALLED, THE REMEDIATION SYSTEM PILOT k TEST WILL OPERATE 2A FOR APPROXIMATELY ONE YEAR. BASED ON THE PILOT TEST FINDINGS, WE ANTICIPATE THE SYSTEM WILL CONTINUE TO OPERATE FOR AN ADDITIONAL 3 TO 5 YEARS. UPON q' COMPLETION OF THE REMEDIATION WORK,ALL ABOVEGROUND EQUIPMENT WILL BE REMOVED AND THE SITE RESTORED. PRIOR TO CONSTRUCTION, UNDERGROUND SERVICE ALERT(DIG ALERT),A5 - ' WELL AS A THRID-PARTY GEOPHYSICAL SURVEY WILL BE CONDUCTED TO LOCATE SUBSURFACE UTILITIES 1N THE AREAS TO BE DISTURBED. A TRAFFIC CONTROL PLAN FOR THE PROPOSED CONSTRUCTION WORK IN THE PUBLIC RIGHT-OF-WAY HAS ALSO BEEN PREPARED. �� Al 411 `y F SYSTEM INSTALLATION �13t}')1�13Q ) HL PROPOSED REMEDIAL ION EQUIPMENT WILL BE LOCATED AT THE NORTHEAST CORNER OF THE SITE( �BEHIND THE TUSTIN BREWING COMPANY BREWERY)) (.THE SOIL VAPOR EXTRACTION SVE) c o ) . �► �� SYSTEM WILL CONSIST OF A TRAILER-MOUNTED ELECTRIC CATALYTIC OXIDIZER WITH A LIQUID-RING (HIGH VACUUM) BLOWER.THE PROPOSED SYSTEM MEASURES APPROXIMATELY 8 FEET IN WIDTH BY 15 FEET IN LENGTH WITH A VERTICAL STACK OF APPROXIMATELY 13 FEET ABOVE THE EXISTING GRADE.THE SVE EQUIPMENT IS PERMITTED UNDER A VARIOUS LOCATIONS PERMIT ISSUED BY THE -, rml SOUTH COAST AIR QUALITY DISTRICT(SCAQMD).TREATED VAPORS WILL BE EMITTED TO THE ATMOSPHERE IN ACCORDANCE WITH THE CONDITIONS SPECIFIED IN THE PERMIT. 4� OTHER EQUIPMENT TO BE INSTALLED CONSISTS OF A WATER SURGE TANK TO TEMPORARILY STORE RECOVERED GROUNDWATER PRIOR TO TREATMENT. AN OIL WATER SEPARATOR(OWS)WILL BE )5 ;w INSTALLED TO SEPARATE THE FUEL PRODUCT FROM THE RECOVERED GROUNDWATER STREAM. TANKS WILL ALSO BE INSTALLED TO TEMPORARILY STORE FUEL PRODUCT SEPARATED BY THE OWS UNTIL THE WASTE CAN BE HAULED OFF-SITE TO A LICENSED RECYCLING FACILITY. LIQUID GRANULAR ACTIVATED CARBON(GAC)VESSELS CAPABLE OF TREATING THE GROUNDWATER RECOVERED BY THE SYSTEM. SEE FIGURES FOR EQUIPMENT SCHEDULE. THE REMEDIATION EQUIPMENT AND THE ANCILLARY PIPING MANIFOLD WILL BE STAGED WITHIN A FENCED ENCLOSURE. THE FENCE WILL ENCOMPASS THE PERIMETER OF THE TREATMENT AREA DESIGNATED. THE FENCE ENCLOSURE WILL BE LOCKED FOR SECURITY AND PRIVACY SLATS WILL BE INSTALLED ON THE FENCE. SOME EXISTING LANDSCAPE WITHIN THE PROPOSED TREATMENT AREA WILL BE DISTURBED AND REMOVED, PRECAUTIONS WILL BE TAKEN TO LIMIT THE AMOUNT OF LANDSCAPING REMOVED. THE AREA WILL BE LIGHTLY GRADED TO CREATE A LEVEL SURFACE FOR THE PROPOSED EQUIPMENT AND TO IMPROVE STORM WATER DRAINAGE WITHIN THE AREA.ALL EQUIPMENT WILL BE ANCHORED PER MANUFACTURER'S RECOMMENDATION. PIPING INSTALLATION UNDERGROUND PIPING FROM THE REMEDIATION SYSTEM TO THE INDIVIDUAL WELLS LOCATED WITHIN THE PARKING LOT MUST BE INSTALLED. THE PIPING LINES INCLUDE VAPOR EXTRACTION PIPING,AIR SUPPLY LINES(FOR DOWN WELL PNEUMATIC PUMPS),SECONDARILY-CONTAINED WATER RECOVERY PIPE,AND A WATER DISCHARGE LINE.ALL THE PIPE TO BE CONSTRUCTED OF PVC, EXCEPT FOR THE WATER EXTRACTION PIPING,WHICH WILL CONSIST OF 318-INCH POLYETHYLENE TUBING SECONDARILY CONTAINED IN A PVC CONDUIT.A 2-INCH PVC PIPE WILL ALSO SERVE AS THE WATER DISCHARGE LINE TO THE EXISTING SEWER LATER WITHIN THE LAFAYETTE PARKING AREA. ALL UNDERGROUND PIPING WILL BE INSTALLED UNDERNEATH THE SIDEWALK ADJACENT TO NEWPORT AVENUE(PER CITY OF TUSTIN PUBLIC RIGHT-OF-WAY ENCROACHMENT AND CONSTRUCTION �� TORO PIPELINE RELEASE , C . : PERMIT)AND THEN ONTO THE LAFAYETTE PLAZA PROPERTY. THE INSTALLATION INVOLVES DISRUPTING THE PEDESTRIAN TRAFFIC ON THE SIDEWALK AND BREAKING OUT THE CONCRETE SIDEWALK ALONG THE EAST SIDE OF THE BREWERY. HEAVY EQUIPMENT INCLUDING A CONCRETE BREAKER, MINI-EXCAVATOR,AND SKID-STEER LOADERS WILL BE USED TO ACCOMPLISH THIS TASK. OPEN DLA-ENERGY TRENCHES SHALL BE COVERED WITH TRENCH PLATES AS NEEDED FOR TRAFFIC FLOW AREAS,OR IF TRENCHES ARE NOT BACK FILLED PRIOR TO STOPPING WORK FOR THE DAY. EFFORTS SHALL BE MADE TO PREVENT OR MINIMIZE DISRUPTION TO NORMAL BUSINESS OPERATIONS. TRENCH PLATE COVERAGE SHALL BE MAINTAINED UNTIL THE TRENCH IS BACKFILLED TO THE EXISTING GRADE WITHIN THESE AREAS. SITE: LAFAYETTE PLAZA SOIL STOCKPILES GENERATED FROM TRENCHING ACTIVITIES WILL BE MONITORED PER SOUTH COAST AIR QUALITY MANAGEMENT DISTRICT(SCAQMD)RULE 1166.CONTAMINATED SOIL WILL BE 13011-13501 NEWPORT AVENUE STOCKPILED ON SITE IN DRUMS OR A COVERED ROLL-OFF BIN AND DISPOSED OF PROPERLY. TUSTIN, CALIFORNIA 92780 AFTER THE CONVEYANCE PIPING IS INSTALLED,THE CONCRETE SIDEWALK WILL BE RESTORED TO MATCH EXISTING SURFACES. PARCEL NO.401-221-25 ZONING:C-2 WALK WAYS AND OTHER HARDSCAPE FEATURES SURROUNDING THE BREWERY WILL BE PROTECTED IN-PLACE AND NOT BE DEMOLISHED, AT LOCATIONS WHERE CONVEYANCE LINES CROSS INTO THE LAFAYETTE PLAZA PROPERTY LINE,THE CONSTRUCTION CREW WILL UNDERMINE PLANTERS,CURBS AND OTHER FEATURES,AS NECESSARY,TO INSTALL THE UNDERGROUND PIPING WITHOUT HAVING TO REMOVE SUCH FEATURES, PROPERTY OWNER: LaFayette Plaza, Investors LP ALL UTILITIES WILL BE PROTECTED IN PLACE AND NOT DEMOLISHED. 24800 CHRISANTA DRIVE,#130 ATTEMPTS WILL BE MADE TO AVOID CONDUCTING CONSTRUCTION WORK DURING RAINY DAYS. HOWEVER, IF IT RAINS DURING CONSTRUCTION WORK, BMPs WILL BE IMPLEMENTED TO MITIGATE MISSION VEIJO, CALIFORNIA 92691 EROSION CONTROL INCLUDING BUT NOT LIMITED TO COVERING SOIL STOCKPILES GENERATED FROM TRENCHING ACTIVITIES WITH PLASTIC SHEETING AND INSTALLING SAND BAGS TO PREVENT CONTACT: REMARC MANAGEMENT, INC. STORM WATER RUNOFF. CINDI SINCHAK (949)830-5730 WELL INSTALLATION csinchak@remarc.biz PROPOSED WELL CONSTRUCTION PERMITS OBTAINED FROM ORANGE COUNTY HEALTH CARE AGENCY, ENVIRONMENTAL HEALTH DIVISION. UTILITY CONTACT INFORMATION: � ' THE --- EOCWD OCSID ------ SCE _. ._- AT&T COMMUNICATIONS INC. ----- THE GAS COMPANY SOURCE GROUP, INC. ---®� LAURA LOEWEN/JEFF SMYTH KIRAN KAUR 1325 S. GRAND AVENUE PO BOX 537104 301 E, COLUMBINE AVENUE environmental 185 N. MCPHERSON ROAD 10844 ELLIS AVENUE SANTA ANA, CA 92705 ATLANTA,GA 30353 SANTA ANA, CA 92707 1962 Freeman Ave,Signal Hill ORANGE, CA 92869 FOUNTAIN VALLEY, CA 92708 714-973-5723 800-300-5099 800-427-2000 CA 90755; (562)597-1055 714-538-5815 714-593-7213 LEGEND - PROPERTY BOUNDARY (ALL ONSITE WORK WILL BE IN PARCEL NO.401-221-25) ,i s,q 4 PROPE TY OWNER: LaFayette Plaza,Investors LP 24800 CHRISANTA DRIVE,#130 MISSION VEIJO,CALIFORNIA 92691 7 CONTACT:REMARC MANAGEMENT,INC. LAFAYETTE PLAZA CINDI SINCHAK (949)830-5730 (13011-13051) csinchak@remarc.biz (PARCEL NO. 401-221-25) ZONING:C-2) NOTES 1. VERTICAL CONTROL-ORANGE COUNTY BENCH MARK 3E-95.76 ALUMINUM DISK STAMPED "3E-95-78"SET IN THE SE'LY CORNER OF A 4'X15'CONCRETE CATCH BASIN.51'NORTHERLY CL IRVINE BLVD AND 285'WESTERLY OF CL NEWPORT AVENUE. --------— NAVD88 HEIGHT(FT)=131.725 2. COORDINATE BASIS-NADB3 STATE PLANE COORDINATE SYSTEM ZONE 6,CORS 96, EPOCH 2002.00. ry^ 0 80 160 ZO APPROXIMATE SCALE IN FEET �v V DATE: PROJECT NO: DRAWBY: JAPPROVED BY: eP� 12/2019 04-NDLA-C16 W.MORALES N. IRISH SITE PLAN EL TORO PIPELINE RELEASE SITE DLA-ENERGY LAFAYETTE PLAZA, 13011-13501 NEWPORT AVENUE TUSTIN,CALIFORNIA 92780 e�n � THE FIGURE I SOURCE GROUP, INC. 1962 Freeman Ave,Signal Hill CA 90755;(562)597-1055 LEGEND DP-04 / 4 PROPOSED DUAL EXTRACTION WELL PROPOSED TREATMENT / I7 SYSTEM LOCATION / / DPM 1 PROPOSED MONITORING WELL PROPOSED ABOVEGROUND PIPING PROPOSED UNDERGROUND PIPING �t� / / ✓r —— — EXISTING EAST ORANGE COUNTY WATER / DISTRICT(EOCWD)UNDERGROUND `–BEGIN PROPOSED SEWER LINE SYSXEM CONVEYANCE / PIP NG UNDER CITY / ,SIDEWALK / EXISTING SEWER LINE MANHOLE / SIDEWALK PROPERTY OWNER: LaFayette Plaza,Investors LP 24800 CHRISANTA DRIVE,#130 MISSION VEIJO, CALIFORNIA 92691 EXISTING SEWER CLEANOUT /� / CONTACT: REMARC MANAGEMENT, INC. CI S NCHAK Q— — — — az (949)830-5730 1� \-TRANSIT19//PROPOSEn CsincFak@remarc. biz PROPOSED SEWER----- DP-(A UNDERGROUND SYSTEM DISCHARGE CONVOANCE PIPING CONNECTION POINT TO / FROM SIDEWALK TO EOCWD SEWER LATERAL Pfj E PROPERTY f (PLAN CHECK AND / ! / NOTES: INSPECTION BY OCShcEOCW SZWER LATERAL 1. VERTICAL CONTROL-ORANGE COUNTY BENCH \ FROM EOCWO / MARK 3E-95-78 ALUMINUM DISK STAMPED "3E-95-78"SET IN THE SE'LY CORNER OF LAFAYETTE PLAZA A 4'X15'CONCRETE CATCH BASIN.51'NORTHERLY 3011-13051 !/ e, \�sr6 / CL IRVINE BLVD AND 285'WESTERLY OF / �t CL NEWPORT AVENUE. (PARCEL NO: 401-221-25) / NAVD88 HEIGHT(FT)=131.725 ZONING:C-2) / / 2. COORDINATE BASIS-NAD83 STATE PLANE COORDINATE SYSTEM ZONE 6,CORS 96, / DP-03 EPOCH 2002.00.� / m 0 40 80 APPROXIMATE SCALE IN FEET �DP-02 511/ / \EI Qra DATE: PROJECT NO: DRAW BY: APPROVED BY: &/ / \R * 12/2019 04-NDLA-016 W. MORALES N. IR)SH /DPMI / +DPM2 / / 64 PROPOSED TREATMENT COMPOUND, / PIPING, AND WELL LOCATIONS / EL TORO PIPELINE RELEASE SITE DLA-ENERGY / / \ LAFAYETTE PLAZA, 13011-13051 NEWPORT AVENUE TUSTIN, CALIFORNIA 92780 DP-01 / / \ SG� THE FIGURE � SOURCE GROUP, INC. \ envimnmenSal / / \ 1962 Freeman Ave,Signal Hill 2 \ CA 90755;(562)597-1055 / f / LEGEND DP-04 / PROPOSED DUAL EXTRACTION WELL PROPOSED TREATMENT EXISTING SCE // / -27' SYSTEM LOCATION TRANSFORMER ,/ / / PROPOSED ABOVEGROUND PIPING B'EXISTING CONCRETE (7.5'X 6) MASONRY UNIT(CMU)WALL / PROPOSED UNDERGROUND PIPING — — — — — — — — — -- — — — — — — — — — -�_ Y O / // / / EXISTING EAST ORANGE COUNTY WATER DISTRICT(EOCWD)UNDERGROUND 1AS �TE�E:PHorrE SCE T rF[F / Fri / SEWER LINE waren y EXISITNG WATER LINE EASEMENT—,, EXISTING UNDERGROUND ELECTRICAL LINE ✓ / A yGr/r�OFSTl / m 5 / EXISTING TELECOMMUNICATION LINE BEGIN PRg(PO§ED / o SYSTEM CONVEYANC EXISTING SEWER LINE MANHOLE PIPINC�UWER CITY SID E7Vi LK J Q2 SIDEWALK DETAIL y4rF�/ FIGURE 0�0���`' PROPERTY OWNER: ? / LaFayette Plaza,Investors LP a — — — — — — — — — — — — — —� j�c \ \.�-;jb� � 24800 CHRISANTA DRIVE,#E130 EXISTING SEWER / -1-' MISSION VEIJO,CALIFORNIA 92691 `oCLEANDU T ITI NpROPOSED \��0� 1�,`O CONTACT:REMARC MANAGEMENT,INC- PROPOSED SEWER pP_04 UNDE OND SYSTEM v �� O CINDI SINCHAK a DISCHARGE CONVEY E PIPING / ,�� �J/ (949)630-5730 C3 ASPHALT PARKING LOT --j CONNECTION POINT TO \ FROpAS#I7E TO / i v s csinchak@remarc.biz EOCWD SEWER LATERAL � �\ �F PRIVATE PROP J p/ n (PLAN CHECK AND / >< ` �� G NOTES: N INSPECTION BY $, � f Q / OCSD/EOCWD) y / 1, VERTICAL CONTROL-ORANGE COUNTY BENCH \r / MARK 3E-95-78 ALUMINUM DISK STAMPED lAFAYETTE PLAZA Q3 / "3E-95-78"SET IN THE SE'LY CORNER OF (13011-13051) �fE{B e.� �' A 4'X1 TCONCRETE CATCH BASIN.51'NORTHERLY (PARCEL NO:401-221-25) CL IRVINE BLVD AND 285'WESTERLY OF ZONING:C-2) A`b% / Y CL NEWPORT AVENUE. lo / NAVD88 HEIGHT(FT)=131.725 2. COORDINATE BASIS-NAD83 STATE PLANE a E / DP-03 eb+ �` yam / EPOCH002 OO. COORDINATE SYSTEM ZONE 6,CORS 96, f IN, f 0 40 80 o '+ \ '- A, i -f APPROXIMATE SCALE IN FEET Ln /DP-02 / / �U\ `� 't DATE: PROJECT NO: DRAW BY: APPROVED BY: o "aE3- u-��i-n \ ua a r m 12!2019 04-NDLA-016 W.MORALES N.IRISH bG9-/ t DPMI 4C / EXP. * PROPOSED TREATMENT COMPOUND, / aPM2 � \ PIPING, AND WELL LOCATIONS lv / EL TORO PIPELINE RELEASE SITE W / / / / ` ` DLA-ENERGY LAFAYETTE PLAZA, 13011-13051 NEWPORT AVENUE o \ TUSTIN,CALIFORNIA 92780 / \ ��' TRE FIGURE F DP-01 / / / \ \ envimnme I SOURCE GROUP, INC. 4 / \ a � 1962 Freeman Ave,Signal Hill 3 o / \ CA 90755:(562)597-1055 LEGEND PROPERTY BOUNDARY 8' PROPOSED ABOVEGROUND PIPING EXISTING SCE TRANSFORMER (7.5'X 6') PROPOSED UNDERGROUND PIPING O SYSTEM FENCING ENCLOSURE WITH n REDWOOD PRIVACY SLATS .. Q5 2 b SIDEWALK E "3-FEH — } PROPOSED S'HIGH 3-FEET CHAIN LINK FENCING WI REDWOOD PROPERTY OWNER: PRIVACY SLATS AND LaFayette Plaza, lnvestors LP 21SOUND DAMPENING 24800 CH RI SANTA DRIVE,#130 BLANKETS MISSION VEIJO,CALCFORNIA 92691 CONTACT_ REMARC MANAGEMENT, INC, CINDI SINCHAK 17 (949)830-5730 91 cslnchak@remarc.hiz 91 6' NOTES: SWING GATE(6} \ 1. VERTICAL CONTROL-ORANGE COUNTY BENCH MARK 3E-95-78 ALUMINUM DISK STAMPED "3E-95-78"SET IN THE SE'LY CORNER OF A 4'X15'CONCRETE CATCH BASIN. 51'NORTHERLY CL IRVINE BLVD AND 285'WESTERLY OF \ CL NEWPORT AVENUE. NAVD88 HEIGHT(FT)= 131.725 2. COORDINATE BASES-NAD83 STATE PLANE COORDINATE SYSTEM ZONE 6, CORS 96, F EPOCH 2002.00. EQUIPMENT SCHEDULE a 6 12 ITEM TYPE QTY SIZE POWER READ ANCHORAGE FM APPROXIMATE SCALE IN FEET 1 SYSTEM MANIFOLD 3 NONE SEE FIGURE 6 DATE: PROJECT NO: DRAW BY: APPROVED BY: 2 380 ACFM ELECTRIC 1 6'X 8' 230-VOLT,3-PHASE, TRAILER MOUNTED 1212019 04-NDLA-016 W. MORALES N IRISH CATALYTIC OXIDIZER 200 AMP PER MANUFACTURE'S RECOMMENDATION GROUNDWATER TREATMENT SYSTEM SKID (8' X 15') PROPOSED TREATMENT COMPOUND 5-HP, 15 CFM 230-VOLT, 3-PHASE, LAYOUT 3 AIR COMPRESSOR 1 @ 70 pSIG 100 AMP PER MANUFACTURE'S RECOMMENDATION EL TORO PIPELINE RELEASE SITE 4 OILiWATER SEPARATOR 1 MAX 30 GPM NONE PER MANUFACTURE'S RECOMMENDATION DLA-ENERGY LAFAYETTE PLAZA, 13011-13051 NEWPORT AVENUE 5 BAG FILTERS 2 25 MICRON NONE PER MANUFACTURE'S RECOMMENDATION TUSTIN,CALIFORNIA 92780 Y 6 WATER SURGE TANK 1 500-GAL NONE PER MANUFACTURE'S RECOMMENDATION THE p pyo INC. FIGURE 7 LIQUID PHASE GAC VESSEL 3 500-LB NONE PER MANUFACTURE'S RECOMMENDATION environmensal SOURCE GROUP, NC B ,f 8 PRODUCT STORAGE DRUMS 4 55-GAL NONE PER MANUFACTURE'S RECOMMENDATION 1962 Freeman Ave, Signal Hill 4 �'1 L CA 90755; (562)597-1055 RESTORE CONCRETE WALKWAY TO MATCH EXISTING THICKNESS (MIN 4 INCHES) DETECTION TAPE NATIVE BACKFILL 6 INCHES BELOW GRADE COMPACT TO '. 90-PERCENT RELATIVE COMPACTION COMPACTION //. �/ \ TREATED WATER DISCHARGE LINE 42-IN HES / � (2-INCH SCH 40 PVC PIPE) AIR SUPPLY AND PRODUCT RETURN LINE /.� BEDDING SAND - (4-INCH SCH 40 PVC CONVEYANCE PIPE) VAPOR EXTRACTION MAIN HEADER PIPE �i 14-IN'HES (4-INCH SCH 40 PVC PIPE) 7 d ` 4-INCH MIN.BENNOING 0 -18-INCHES-- DETAIL 18-INCHE DETAIL.A-TRENCH DETAIL UNDER CONCRETE ii U e1 H c PROPERTY OWNER: C o LaFayette Plaza, Investors LP C BUILDING WALL MISSIONERIJOACCALIFORNIA 92591 a � RESTORE ASPHALT TO n MATCH EXISTING CONTACT:REMARC MANAGEMENT,INC. GROUND SURFACE THICKNESS(MIN 4 CINDI SINCHAK WITHIN PLANTER INCHES) (949)830-5730 DETECTION TAPE csinchak@remarc.biz iz DETECTION TAPE 6 INCHES BELOW ' 6 INCHES BELOW GRADE NATIVE BACKFILL GRADE NATIVE BACKFILL COMPACT TO COMPACTTO 90-PERCENT RELATIVE / TREATED WATER 90-PERCENT RELATIVE TREATED WATER DISCHARGE LINE COMPACTION �� �� COMPACTION �l/.� % (2-INCH SCH 40 PVC.PIPE) 18-IN HES �' DISCHARGE LINE 18-�N Hes // (2-INCH SCH 40 PVC PIPE) /��%��,i AIR SUPPLY AND fBEDDING SAND AIR SUPPLY AND /.��f BEDDING SAND PRODUCT RETURN - t PRODUCT RETURN -'v ?�� "_9 VAPOR EXTRACTION "•' `M` "i. VAPOR EXTRACTION MAIN HEADER LINES +INCH SCH 40 �: LINES (4-INCH SCH 40 ;;"_� , , , _- PVC CONVEYANCE 1a-IN HES MAIN HEADER PIPE W PVC CONVEYANCE 14-IN HEs - PIPE (4-INCH SCH 40 PVC PIPE) PIPE) `��� =-� � (4-INCH SCM,40 PVC) 4-INCH MIX PIPE) .� IN.a4-INCH MIN.BECCDING NOT TO SCALE r� a x-18-INCHES a —113-INCHESDATE: PROJECT NO: I DRAW BY: APPROVED BY: 12/2019 04-NDLA-016 W.MORALES N.IRISH a a DETAIL B-TRENCH DETAIL WITHIN PLANTER DETAIL C-TRENCH DETAIL UNDER ASPHALT PROPOSED TRENCH DETAILS i EL TORO PIPELINE RELEASE SITE DLA-ENERGY ;i LAFAYETTE PLAZA, 13011-13051 NEWPORT AVENUE 5 TUSTIN, CALIFORNIA 92780 z A&IhAw%l THE FIGURE anvlronmental SOURCE GROUP, INC. W 1962 Freeman Ave,Signal Hill 5 IL CA 90755;(562)597-1055 PIPING TO PASS THROUGH SKIRT IF NECESSARY 24" ROUND IRAFF1C RATED WELL BOX INSTALLED 2 ABOVE GRADE 30"x30" SQUARE SKIRT r 6" TYP. MINIMUM 2% SLOPE 1! -.,'—EXISTING CONCRETE AT GRADE FROM WELL BOX #4 REBAR DOWEL (TYP.) STEEL WELL BOX LID l ---- EXISTING CONCRETE AT GRADE MID.) 30"X30" SQUARE SKIRT ---- --- J _.._.__� ` L.- CONCRETE POURED AROUND WELL - 2" SCH 40 PVC PIPs, TO MAIN HEADER PIPE (4") j ----BOX(S) TO 18" BELOW GRADE f - 24" INSIDE DIA. x24" TRAFFIC ) 2" SCH 40 PVC PIPE TO MAIN HEADER PIPE (4- �� 4" SCH 40 PVC CONVEYANCE PIPE RATED WELL BOX (TYP.) r ........... lR.... 4" SCH 40 PVC CONVEYANCE PIPE 4" DIA. SCH 40 PVC� 3/8" AIR HOSE CONNECTED TO AIR COMPRESSOR SUP CAP (TYP.) . .. ... X13/8" AIR HOSE CONNECTED 3/4" FLEX GROUNDWATR HOSE (TYP.) ITO AIR COMPRESSOR 2" TRU—UNION BALL VALVE r r IE 3/4" FLEX GROUNDWATER HOSE (TYP.) SAMPLE PORT r c n 2"X2"X1" FLANGED TEEPEA GRAVEL OR SAND —PEA GRAVEL OR SAND SCH 40 PVC (TYP.) PLAN VIEW _� NATIVE SOIL/COMPACTED BACKFILL 31� 1" BRASS BALL VALVE DUAL EXTRACTION WELL-HEAD I: r, WELL PACKING MATERIAL (TYP., EXISTING) MANIFOLDING/CONSTRUCTION DETAIL + 4" WELL CASING SCH 40 PVC (TYP.) NOT TO SCALE t � ELEVATION VIEW S'� 4lN DUAL EXTRACTION WELL-HEAD \�` CONNECTION DETAIL - TYPICAL NOT TO SCALE H p -��1' GALV. ELBOW NOTES: H 1. TEFLON TAPE OR PIPE SEALER WILL BE USED ON REMOVABLE 0-100 PSI PRESSURE GAUGE THREADED CONNECTIONS.SOCKET FITTINGS WILL USE i DILUTION VALVE MOUNTED THROUGH 1" GALV. TEE CAP COMPATIBLE PRIMER AND GLUE. 3"x3"x2" SCH 80 PVC REDUCER TEE (TYP.) 2. BALL VALVES TO BE TRUE UNION SCH 40 DR SCH 80 / 3" SCH 80 PVC CONNECTED PVC OR METAL CARBON STEEL AND TO HAVE VITON TO AIR STRIPPER SEATSISEALS. E3. FLOW MEASURE PORT TO CONSIST OF Aj"NPT [' SAMPLE PORT {TYP.} SWAGELOCK BORE THROUGH FITTING(B-500-1-4BT) -- - 2" 'TRUE BALL VALVE (TYP.) AND PLUG(B-500-P). WITH VITON SEATS/SEALS 4. SAMPLE PORT TO CONSIST OF A BRASS "NPRT VALVE NEEDLE VALVE (TYP.) a r SAMPLE PORT (TYP.) WITH 3"BRASS HOSE BARB. L 5. PRESSURE REGULATOR, MC 4959K55,W15-50 PSI 2 FLOW METER PORT (TYP.) CHECK VALVE (TYP.) GAUGE,WITH MOUNTING BRAKETS. E o o 0 o 6. 1"GLOBEVALVE, MC 48891<15. o 12' } 2" SCH 40 PVC UNION (TYP.) 7. PRESSURE GAUGES TO BE, MC 32255K7,(0-60). _ 1' GALV. UNION 8. 1"BRAIDED STEEL TO BE.MC 5676T35. 3/4" NOSE X 1" NPT //� 9. OIL REMOVING(COALESCING)FILTER TO BE,MC w 4 —CONCRETE SURFACE ADAPTER (TYP. X4) 8282K25, 0 10. CHECK VALVE TO BE, MC 7746K73. Q 2" VACUUM RATED PVC CONVEYANCE 2"X3/4" REDUCING 1" GALV. PIPE a PIPING (TYP.) BOOT (TYP. X 4) Ln TO OIL/WATER SEPARATOR DATE: PROJECT NO: DRAW BY: APPROVED BY: ELEVATION_VICONCRETE TO GRADE 1.5" SCH 40 12/2019 04-NDLA-016 W.MORALES N. IRISH i EW LV�STEEL VAPOR EXTRACTION MANIFOLD DETAIL - TYPICAL x 3/4" FLEX GROUNDWATER HOSE (TYP.) PROOPOSED WELL AND TREATMENT a NOT TO SCALE SYSTEM MANIFOLD DETAILS `o MANIFOLDING NOTES, NATIVE SOIL/ ' 1, FLOW MEASURE PART TO CONSIST OF A 1/4' COMPACTED L EL TORO PIPELINE RELEASE SITE w NAT SWAGELOCK, HORETHROUGH FITTING BACKFILL � (11-500-1-413T)4(11-500-1-413T) AND PLUG CB-500-P). 2" FLEXIBLE PVC o SECONDARY CONTAINMENT DLA-ENERGY 2, SAMPLE PORT TO CONSIST OF A BRASS 1/4' ELEVATION VIEW 13011-13051 NEWPORT AVENUE,LAFAYETTE PLAZA A NPT VALVE WITH 1/4' HOSE BARB. GROUNDWATER EXTRACTION MANIFOLD DETAIL - TYPICAL TUSTIN, CALIFORNIA 92780 NOT TO SCALE THE FIGURE enrironmenkali SOURCE GROUP, INC. 1962 Freeman Ave,Sl9nal Hill 6 o CA 90755:(562)597-1055 STACK DISCHARGE VAPOR 3" SCH BO PVC TO ATMOSPHERE EXTRACTION MANIFOLD —Y .-�. --"M_� I COMBUSTION AIR a FROM ATMOSPHERE 25 TO LOG SCFM MAX FP DP-04 SP I&- VAr V. —YAP V� yr II w P SCA.40 GALV. STEEL PIPE I "'' ' COMBUSTION AIR INTERMITTENT FLOW �FPDP�--03 FROM ATMOSPHEREvavrVAa YAP vm I SOIL VAPORLEOUID RING 1.5 TO 2' VACUUM RATED PVC A_OP-02 o SCH. 40 GALV, STEEL PIPE HIGH VACUUM BLOWER ETTICIRIC OXI 200 SCFM, 28' H VACUUM, ATALYTIC OXIDIZER SUCTION HOSE ( g• MAX)) (RATED AT 384 ACFId (TVP-) FT' J 0-30 IN HIE ,f,.P v,F " {RATED AT 380 ACF?A) kms. w: vA� uA� yAy II II c3 � VACUU � O 27' Hg VACUUM} •P�. 0-30 IN H9 GAUGE �.-�DP-Ot VACUUMGAUGEID w II �I „ vn- —_„ RET1CutATION LIEr,�jSOIL VAPOR AND WATER MIXTUSELF PRIMING3"SCH. 8D PVC CONVEYANCE PICENTRIFUGAL PUMP Kv � tZp Tr VACUUM RATED AUTOMATEDKNOCKOUT(WATER/VAPOR SEPARATOR) ` rETECIRICAL `SERVICE E----E E E E E E E EE E C } E E E E E �� �� _ 4, vu Ac ver SAMPLE PORT IVP. L�" - KNOCK-OUT WATER # T'OLY TANK OFF-GAS �,� I W SEPARATOR OFF-GAS ELECTRICAL I - } CONTROL 3 II m PANEL 50D GALLCN m SURGE TANK I BAG FILTER 0-60 1.5” _ g �i # PRESSURE SWRCH P I GALLED rr 1.5 TO 2"VACUUM RATED PVC w w P / SUCTION HOSE (IVP.) I SII I var- v1V° va Afr 1.5- HOSE/PIPIN w III 11.5" SCH 40 g (TYP.) GALVANIZED P 3 8- AIR HOSE AIR ; '^ ; Sfla 0_66 P 0-fi 3 / COMPRESSOR n PSI PSP 2-INCH SCH.60 PVC,- a G-10 p AUTOMATED 0-60 j PS DP-04 � Liquid Phase OIL/WATER OP-021 w w + M w w—w—L w II�'�4I AND SEDIMENT f I I GAC Treatment PSI(P19) OP-03 AND w w w �-w 0_10 SEPARATOR TWO BAG System p DP-04 P DP-03 FILTERS TO RE (3-500 tbs ����,, w w [0 1.5' SCH 40 MOUNTED IN Vesals) 5P 9 I a I GALVANI2E0 PARALLEL w DISCHARGED TO CrTY 0-1 DC STT�1 (25 MICRON) SEWER SYSTEM VIA PSP DP-02 � ONSTIE SEWER {OPTIONAL) i w w w w w w CLEANOUT (6' STTE I 4 I� LATERAL CONNECTS 0-10c p DP-01 TO B'TRUCKLINE PRODUCT L7_0 n w w I# STORAGE I I ON NEWPORT AVE.) WELL(TVP. SP 1' SCH 40 GALVANIZE DRUMS 0-30 0- 1.5" HOSE/PIPING GROUNDWATER PSI(P PSI P �') EXTRACTION MANIFOLD € P 4E E DDNfLLMEN1 J�IGI{lJI �C 1.5' -ONTAINMENT BERM GALVANVED STEEL 3/4.FLEX GW HOSE (fYP.) OP-01 (OROUNDWATER AND VAPOR EXTRACTION WELL W/ PNEUMATIC SUBMERSIBLE PUMP) 4 Locntfons DP-01 through DP-04 LEGEND NOTES: DATE: PROJECT NO: DRAW BY: APPROVED BY: ^r�P 1212019 04-NDLA-016 P.WU t A.0 N. IRISH ISSAMPLE PORT —TW— TREATED GROUNDWATER 1. AEOVE GROUND PVC PIPING TO BE PAINTED FOR UV PROTECTION. G) 1.5 TO 2" PVC SUCTION HOSE TO MEET SPECIFICATIONS OF MC NO.5293K41. ^1 2, DRAWING NOT TO SCALE. H) 11A- FLEXIBLE HOSE TO MEET SPECIFICATIONS OF MC NO. 5282K64 W BALL VALVE GROUNDWATER CONVEYANCE 3. VALVE SIZES TO MATCH PIPE SIZES. 1) FLOW MEASURING PORT TO CONSIST OF A 34" NPT SWAGE LOCK BORE PROCESS FLOWIPIPING AND HOSE/PIPING 4. PRESSURE GAUGES TO HAVE BRASS CASE AND X" NPT MALE BRASS CONNECTION. THROUGH FITTING NEEDLE VALVE ELECTRICAL CONDUIT PRESSURES GAUGES TO HAVE A MINIMUM f2% ACCURACY. B-500-1-4BT AND PLUG B-500—P INSTRUMENTATION DIAGRAM N CHECK VALVE 5. PRESSURE GAUGES, SWITCHES, PLUGS, AND SAMPLE PORTS TO BE INSTALLED J) 3" BALL VALVES TO MEET SPECIFICATIONS OF MC NO. 47865K72 - VAPOR CONVEYANCE HOSE/PIPING ONTO PROCESS PIPING BY MEANS OF PIPE FITTINGS (SUCH AS TEES OR K) AIR AND WATER HOSE TO MEET SPECIF7CARONS OF MC NO. 5331513184. EL TORO PIPELINE RELEASE SITE SOLENOID VALVE (TYP) CROSSES). PIPE TAPING WILL NOT BE ACCEPTABLE. COMPRESSED AIR 6. ALL GROUNDWATER/TREATED WATER PIPING/HOSE TO BE HYDROTESTED. DLA-ENERGY ISI UNION7.PROCESS FITTINGS AND INSTRUMENTATION TO MEET THE FOLLOWING 13011-13501 NEWPORT AVENUE,LAFAYETTE PLAZA PRESSURE INDICATOR SPECIFICATIONS: © TOTALIZER A)1" BALL VALVES TO MEET SPECIFICATIONS OF McMASTER CAR (MC) NO. 47865K25 TUSTIN,CALIFORNIA 92780 p EEa WELL SEAL � PRESSURE SWITCH B)135" BALL VALVES TO MEET SPECIFICATIONS OF MC NO. 47865K27 C)1" BUTTERFLY VALVES TO MEET SPECIFICATIONS OF MC NO. 979BK83 THE FIGURE UUP SGI PNEUMATIC PUMP LEVEL SENSOR 0)1" CHECK VALVES TO MEET SPECIFICATIONS OF MC NO. 7746K3 LS 3 � GROUP, INC, E- THREADED PLUG E 136" CHECK VALVES TO MEET SPECIFICATIONS OF MC NO. 7746K35 environments SOURCE R T HIGH LEVEL SWITCH F)3 " SAMPLING PORT TO CONSIST OF A V BALL VALVE MC NO. 49121<72 WITH )Q" 1962 Freeman Ave.Signal Hill r 7 ♦FP FLOW MEASURING PORT HOSE BARB MC NO. 53461<14 CA 90755;(562)597-1055 } t ATTACHMENT D ZONING ADMINISTRATOR ACTION NO. 20-002 i I I ZONING ADMINISTRATOR ACTION 20-002 CONDITIONAL USE PERMIT 2019-00024 13011 — 13051 NEWPORT AVENUE The Zoning Administrator of the City of Tustin does hereby resolve as follows: I. The Zoning Administrator finds and determines as follows: A. That a proper application for Conditional Use Permit (CUP) 2019- 00024 was filed by Carol Devier-Heeney of DLA Installation j Management for Energy, DM-FEE, on behalf of the property owners, Lafayette Plaza Investors LP, requesting authorization to install and operate a soil remediation system with below ground conveyance piping associated with the contamination of the EI Toro Pipeline Release clean-up project for up to five (5) years located at 13011- 13051 Newport Avenue (APN(s) 401221-25, 401-221-16 and 401- 281-10); B. In accordance with Tustin City Code Section 9299(b)(4)(a), the Zoning Administrator is authorized to consider specified development applications for soil remediation activities subject to a CUP; C. The project has been determined to be consistent with the Air Quality Sub-element of the City of Tustin General Plan in that Policy 1.6 of the Sub-element encourages cooperation and participation in regional air quality management plans, programs, and enforcement measures; and D. That the establishment, maintenance, and operation of the use applied for will not, under the circumstances of this case, be detrimental to the health, safety, morals, comfort, or general welfare of the persons residing or working in the neighborhood nor be injurious or detrimental to the property and improvements in the neighborhood of the subject property, nor to the general welfare of the City of Tustin as evidenced by the following findings: 1) The proposed placement and operation of the soil vapor extraction system is necessary to facilitate soil remediation as required by the Orange County Health Care Agency (OCHCA) and Santa Ana Regional Water Quality Board (SARWQCB). i 2) The installation and operation of extraction and treatment equipment would be temporary for a period up to five (5) years and will be removed and the site restored at that time or earlier upon completion of the process. : 3 Zoning Administrator Action 20-002 Conditional Use Permit 2019-00024 13011-13051 Newport Avenue Page 2 3) Removing contaminates from the soil and groundwater would benefit the environment and protect the health, safety, morals, comfort, and general welfare of persons residing or working in the neighborhood and improve the condition of the property. 4) The temporary equipment enclosure will be located at the northeast corner of the Lafayette Plaza shopping center (behind the existing Tustin Brewing Company) and will be screened from view at the public right-of-way. 5) The equipment is required to comply with the Tustin Noise Ordinance. Sound attenuation blankets will also be utilized for sound attenuation. As conditioned, the noise levels may be verified prior to final inspection and the applicant required to install additional sound insulation materials as deemed necessary by the Community Development Director. 6) As conditioned, the use would be approved by the City of Tustin and monitored by the OCHCA, SARWQCB, and the SCAQMD and any other required agencies. E. That this project is categorically exempt pursuant to Section 15330, Article 19, Class 30 of Title 14, Chapter 3 of the California. Code of Regulations (Guidelines for the California Environmental Quality Act). F. That a public hearing was duly called, noticed, and held on said application on February 27, 2020, by the Zoning Administrator. II. The Zoning Administrator hereby approves CUP 2019-00024 authorizing the installation and operation of a soil remediation system with below ground conveyance piping at 13011-13051 Newport Avenue, subject to the conditions contained within Exhibit A attached hereto. PASSED AND ADOPTED by the Zoning Administrator of the City of Tustin at a regular meeting held on the 27th day of February, 2020. i ELIZABETH A. BINSACK ZONING ADMINISTRATOR I VERA TISCARENO RECORDING SECRETARY Zoning Administrator Action 20-002 Conditional Use Permit 2019-00024 13011-13051 Newport Avenue Page 3 STATE OF CALIFORNIA } COUNTY OF ORANGE } r CITY OF TUSTIN } 3 I, VERA TISCARENO, the undersigned, hereby certify that I am the Recording Secretary of the Zoning Administrator of the City of Tustin, California; that Zoning Administrator Action No. 2019-00024 passed and adopted at a regular meeting of { the Tustin Zoning Administrator, held on the 27th day of February, 2020, VERA TISCARENO RECORDING SECRETARY I i I 1 I' i i i i EXHIBIT A CONDITIONS OF APPROVAL CONDITIONAL USE PERMIT 2019-00024 13011-13051 NEWPORT AVENUE GENERAL (1) 1.1 The proposed project shall substantially conform with the submitted plans for the project date stamped February 27, 2020, on file with the Community Development Department, as herein modified, or as modified by the Director of Community Development in accordance with this Exhibit. The Director of Community Development may also approve subsequent minor modifications to plans during plan check if such modifications are I consistent with provisions of the Tustin City Code (TCC). (1) 1.2 This approval shall become null and void unless the use is established within twelve (12) months of the date of this Exhibit. Time extensions may be granted if a written request is received by the Community Development Department within thirty (30) days prior to expiration. (1) 1.3 Unless otherwise specified, the conditions contained in this Exhibit shall be i complied with as specified, subject to review and approval by the Community Development Department. (1) 1.4 Approval of Conditional Use Permit (CUP) 2019-00024 is contingent upon the applicant and property owner signing and returning to the Community Development Department a notarized "Agreement to Conditions Imposed" form and the property owner signing and recording with the County Clerk- Recorder a notarized "Notice of Discretionary Permit Approval and Conditions of Approval" form. The forms shall be established by the Director of Community Development, and evidence of recordation shall be provided to the Community Development Department. (1) 1.5 Any violation of any of the conditions imposed is subject to issuance of an administrative citation pursuant to TCC 1162(a). (1) 1.6 The applicant shall be responsible for costs associated with any necessary code enforcement action, including attorney's fees, subject to the applicable notice, hearing, and appeal process as established by the City Council by ordinance. (1) 1.7 As a condition of approval of CUP 2019-00024, the applicant shall agree, at its sole cost and expense, to defend, indemnify, and hold harmless the 4 City, its officers, employees, agents, and consultants, from any claim, action, or proceeding brought by a third party against the City, its officers, agents, and employees, which seeks to attack, set aside, challenge, void, or annul an approval of the City Council, the Planning Commission, or any 1 other decision-making body, including staff, concerning this project. The City agrees to promptly notify the applicant of any such claim or action filed against the City and to fully cooperate in the defense of any such action. The City may, at its sole cost and expense, elect to participate in defense CUP 2019-00024 February 27, 2020 Page 2 of any such action under this condition. USE RESTRICTIONS (1) 2.1 This CUP 2019-00024 shall be valid for a period of five (5) years. (1) 2.2 The soil vapor extraction (SVE) well and all associated equipment shall be removed upon completion of the remediation process pursuant to clearance from the Orange County Health Care Agency (OCHCA), or no later than 30 days from the expiration of this permit, whichever comes first. l The property owner shall provide the Community Development Director with the most current soil remediation status report prepared for OCHCA. The Community Development Director may grant time extensions if a written request is received by the Community Development Department within thirty (30) days prior to expiration. (1) 2.3 A demolition landscape plan shall be provided at the time of initial installation of the SVE well and related equipment illustrating all landscaping to be removed and the location of the eight (8) foot high fencing. (1) 2.4 Upon completion of the remediation and removal of all associated equipment, the site shall be restored to its pre-existing condition, including the replacement of all trees and shrubs. A landscape plan shall be provided to the City demonstrating the replacement of trees and shrubs to the site along with new permanent screening for the existing Southern California Edison transformer and/or other enhancements to the site. Said landscape plan shall be subject to the review and approval of the Community Development Department. (1) 2.5 The entire remediation system, including soil vapor well and equipment, shall not be visible from the public right-of-way. Screening of said equipment shall consist of an eight (8) foot high chain-link fence with redwood privacy slats and sound dampening blankets. On-going maintenance of the fence and screening shall be the responsibility of the applicant. (1) 2.6 The applicant shall obtain approval from affected easement holders of ' temporary construction activities in any easement area at least ten (10) days prior to commencement of construction in the easement area. 3 1 I I SOURCE CODES (1) STANDARD CONDITION (5) RESPONSIBLE AGENCY (2) CEQA MITIGATION REQUIREMENTS (3) CALIFORNIA BUILDING CODE(S) (6) LANDSCAPING GUIDELINES (4) DESIGN REVIEW (7) PC/CC POLICY '** EXCEPTIONS CUP 2019-00024 February 27, 2020 Page 3 (1) 2.7 Prior to final inspection of the equipment, the applicant shall obtain a decibel reading of the soil remediation equipment to evaluate that the equipment produces no more than 60 decibels of noise in compliance with TCC Section 4614. If the reading determines that noise thresholds are exceeded, the Community Development Director may require the applicant provide mitigation measures and install additional sound insulation materials. The applicant shall bear all associated costs. (1) 2.8 Contaminated material may not leave the site except as described in Condition No, 4.4. All necessary precautions and preventative measures shall be in place to prevent material from being washed away by surface waters or blown by wind. These controls shall be in accordance with SCAQMD Rule 1166. (1) 2.9 All necessary precautions and preventive measures such as Best Management Practices shall be implemented to . prevent the flow of contaminated water off-site. Contaminated water includes any water from leaking wells or soil laden water from on-site construction activity. PLAN SUBMITTAL (1) 3.1 All construction shall comply with 2019 California Building Code, California (5) Mechanical Code, California Electrical Code, California Plumbing Code, California Green Code and California Energy Code. (1) 3.2 The applicant shall obtain any necessary permits including, but not limited to, electrical permits. (3) 3.3 Prior to any work in the work in the public right-of-way, an Encroachment Permit shall be obtained from and applicable fees paid to the Public Works Department. 3 3.4 Prior to issuance of an Encroachment Permit the applicant shall submit to ( ) � the Public Works Department 24" x 36" reproducible street improvement plans, as prepared by a California Registered Civil Engineer, for approval. 1 (3) 3.5 Prior to issuance of an Encroachment Permit, the applicant shall submit to the Public Works Department, a 24" x 36" construction area traffic control SOURCE CODES (1) STANDARD CONDITION (5) RESPONSIBLE AGENCY (2) CEQA MITIGATION REQUIREMENTS (3) CALIFORNIA BUILDING CODE(S) (6) LANDSCAPING GUIDELINES i (4) DESIGN REVIEW (7) PC/CC POLICY *"* EXCEPTIONS CUP 2019-00024 February 27, 2020 Page 4 plan, as prepared by a California Registered Traffic Engineer, or Civil Engineer experienced in this type of plan preparation, shall be prepared and submitted to the Public Works Department for approval. (1) 3.6 Construction and Demolition Waste Recycling and Reduction Plan (WRRP). The applicant/contractor is required to submit a WRRP to the Public Works Department. The WRRP must indicate how the applicant will comply with the City's requirement (TCC Section 4351, et al) to recycle at least 65 percent of the project waste material or the amount required by the California Green Building Standards Code. a. The applicant will be required to submit a fifty-dollars ($50.00) application fee and a cash security deposit. Based on the review of the submitted Waste Management Plan, the cash security deposit in the amount of five (5) percent of the project's valuation as determined by the Building Official, rounded to the nearest thousand. The deposit amount will be collected in accordance with the TCC. b. Prior to issuance of any permit, the applicant shall submit the required security deposit in the form of cash, cashier's check, personal check, or money order made payable to the "City of Tustin". (1) 3.7 Prior to issuance of any permit, the applicant shall provide written East Orange County Water District approval of sanitary sewer connection. (1) 3.8 Prior to any work within the designated sewer easement area along Newport Avenue, the applicant shall notify the Orange County Sanitation District and obtain the necessary authorization to work within the area. (1) 3.9 Any damage done to existing public street improvements and/or utilities shall be repaired to the satisfaction of the City Engineer, OUTSIDE AGENCIES (1) 4.1 The applicant shall obtain all necessary permits from the SCAQMD, related to the operation, installation, and monitoring of the subject site and equipment. 1 I SOURCE CODES (1) STANDARD CONDITION (5) RESPONSIBLE AGENCY (2) CEQA MITIGATION REQUIREMENTS (3) CALIFORNIA BUILDING CODE(S) (6) LANDSCAPING GUIDELINES (4) DESIGN REVIEW (7) PC/CC POLICY * * EXCEPTIONS CUP 2019-00024 February 27, 2020 Page 5 (1) 4.2 The applicant shall obtain all necessary permits and approvals from the Orange County Fire Authority, the OCHCA or the Santa Ana Regional Water Quality Control Board related to operation, installation, and monitoring of the subject site and equipment, if applicable. i (1) 4.3 The applicant shall obtain all necessary clearances from the State Department of Occupational Safety and Health Administration and the Department of 3 Toxic Substances Control, if applicable. (1) 4.4 All contaminated material being transported must be manifested and may only be carried by a waste hauler licensed to transport the material being hauled. 3 A copy of the appropriate waste hauler permit shall be provided to the City prior to transportation of hazardous material off-site. Transportation of contaminated material and hazardous materials shall be in accordance with the regulations of the following agencies: • United States Department of Transportation; • United States Environmental Protection Agency; • California Environmental Protection Agency; and, • California Division of Occupational Safety and Health Administration FEES (1) 5.1 Within forty-eight (48) hours of approval of the subject project, the applicant shall deliver to the Community Development Department, a cashier's check payable to the COUNTY CLERK in the amount of fifty dollars ($50.00) to enable the City to file the appropriate environmental documentation for the project. if within such forty-eight (48) hour period the applicant has not delivered to the Community Development Department the above-noted check, the statute of limitations for any interested party to challenge the environmental determination under the provisions of the California Environmental Quality Act could be significantly lengthened. (1) 5.2 Prior to issuance of any permits, payment shall be made of all applicable fees, including but not limited to, the following: a. Building, Planning and Public Works plan check and permit fees b. Orange County Health Care agency (Environmental Health) I i f I SOURCE CODES (t) STANDARD CONDITION (5) RESPONSIBLE AGENCY (2) CEQA MITIGATION REQUIREMENTS i (3) CALIFORNIA BUILDING CODE(S) (6) LANDSCAPING GUIDELINES (4) DESIGN REVIEW (7) PC/CC POLICY EXCEPTIONS f