HomeMy WebLinkAboutTract Map 23624 Lot 3 WQMP O&M AgreementLongHorn Steakhouse - Temecula
29363 Rancho California Road, Temecula, CA 92592
GMRI Inc. // Christopher Zalapi
LongHorn Steakhouse - Temecula
944-330-011
29363 Rancho California Road, Temecula, CA 92592
1000 Darden Center Drive, Orlando, FL 32837
GMRI Inc. // Christopher Zalapi
22 December 2021
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LongHorn Steakhouse’s Temecula
Maintenance and Operations Manual
Page 1 of 12
LongHorn Steakhouse’s Temecula
Operation and Maintenance Plan
March 2022
I. Introduction
The project location is the site of a former Marie Callender’s location at 29363 Rancho California Road,
Temecula, CA. The site currently consists of a vacant lot that will be replaced with new pavement and
landscaped areas along the perimeter of the site, some of which will be replaced. The existing building
has been demolished and will be replaced with a new building for a new LongHorn Steakhouse restaurant,
but the footprint of the site will largely mirror that of the previous establishment.
An underground storm water detention system (BMP ID# V-1) will be constructed for the site to collect
and store stormwater. Two bioretention areas will be designed and constructed for the site: a boxed
system (BMP ID# B-1) will treat stormwater from the parking lot, while a hybrid system (BMP ID# B-2) will
treat stormwater from the building and the underground storm water detention system. A high
groundwater table at the site does not allow for infiltration BMPs, therefore, the BMPs will require an
underdrain to convey treated stormwater. Runoff of the existing lot drains southwest towards Rancho
Highland as well as northeast towards Ynez Road to onsite storm drain inlets. The proposed site grading
will closely follow the existing topography of the site.
The purpose of this manual is to provide maintenance instructions for the bioretention systems located
within the landscaped areas on the east side of and the underground storm water detention system
located within parking lot of the proposed LongHorn Steakhouse restaurant as shown on the WQMP
exhibits (Exhibit B).
This manual will serve as a reference guide and field manual to assist the property owner with:
An overview of the bioretention systems and underground storm water detention system and
how they function.
A description of the location of the permanent storm water BMPs i.e. bioretention systems and
underground storm water detention system.
An understanding of the procedures required to effectively maintain the BMPs on a regular basis.
Reproducible copies of the forms, logs, and guidance sheets necessary for recording maintenance
activities associated with the BMPs.
LongHorn Steakhouse’s Temecula
Maintenance and Operations Manual
Page 2 of 12
II. General Description and Function of the Bioretention Systems
The bioretention systems are shallow, vegetated basins underlain by an engineered soil media. Healthy
plant and biological activity in the root zone maintain and renew the macro-pore space in the soil and
maximize plant uptake of pollutants and runoff. This keeps the BMP from becoming clogged and allows
more of the soil column to function as both a sponge (retaining water) and a highly effective and self-
maintaining biofilter. From top to bottom of the facility, the porous materials consist of:
Varying depth layer of mulch (minimum of 3 inches)
18-inch layer of planting media, consisting of 85% mineral component and 15% organic
component (nitrogen stabilized compost).
12-inch layer of clean washed stone.
Impermeable liner on all sides of the basin.
For both bioretention systems, a 6-inch diameter perforated PVC underdrain will be installed at the top
of the stone layer. The underdrain pipe in each system connects to a storm drain box and serves to provide
a positive outlet for treated storm water that has collected at the bottom of the trench. This prevents
standing water from occurring in the basin, which could potentially create vector concerns.
III. General Description and Function of the Underground Storm Water Detention
System
The underground storm water detention system is a modular storage system designed to retain, detain,
harvest or infiltrate collected stormwater and will be installed within the parking lot in the configuration
shown on the BMP site plan in Exhibit B. The detention system temporarily stores runoff in underground
concrete precast units before releasing it at a controlled rate. This helps to mitigate many of the harmful
effects of high volumes of storm water runoff, such as erosion and flooding. A copy of the maintenance
manual is included as an attachment to this operations and maintenance manual.
LongHorn Steakhouse’s Temecula
Maintenance and Operations Manual
Page 3 of 12
IV. Responsibility of Maintenance
A. General
A copy of the operation and maintenance agreement (Exhibit A) has been included as an attachment to
the Operation and Maintenance (O&M) Plan:
The following party is responsible for the operation and maintenance of all LID BMPs and source control
BMPs within the private property at 29363 Rancho California Road, Temecula, CA 92592.
GMRI, Inc.
Attn: Christopher Zalapi
1000 Darden Center Drive
Orlando, FL 32837
(407) 245-5663
The responsible party shall serve or designate a corporate officer authorized to negotiate and execute any
contracts that might be necessary for future changes to operation and maintenance of the LID BMPs or
implement remedial measures if problems occur.
Employees or contractors who will report to the designated contact and are responsible for conducting
stormwater BMP operation and maintenance procedures within this document. All pertinent forms of
educational materials for those personnel that will be maintaining the proposed BMPs have been included
in Appendix 9.
Designated Respondent in case of off-hours maintenance problem:
Designated Respondent Printed Name/Title
Phone Number
Note: Updated contact information must be provided to the Permittee immediately whenever a
property is sold or transferred and whenever designated individuals or contractors change.
LongHorn Steakhouse’s Temecula
Maintenance and Operations Manual
Page 4 of 12
The goal in maintenance of the BMPs is to maximize storm water treatment. Regular inspection and
replacement of materials within the BMPs once they become ineffective in performing as designed are
the major components in the maintenance program. To achieve this, the following procedures shall be
followed:
1. Qualified maintenance personnel should periodically inspect the BMPs at least twice a year. The
first inspection should happen prior to August 1 and the subsequent inspection should happen
during the period between February 1 and March 31.
2. If a problem is identified, it should be rectified as soon as possible to ensure that the BMPs
function as designed.
3. Regular removal of trash and debris should occur as needed. Trash and debris, visible along the
surface of the bioretention facilities shall be promptly removed.
BMP ID
Surface
Area or
Volume
Capital
Annual
O&M
Costs
Start-Up
Dates
O&M
Frequency
Responsible
Funding Party for
Installation
Responsible
Funding for
Long-Term
O&M
Boxed Bioretention
(B-1)SF $53,000 $1,500
Hybrid Bioretention
(B-2)SF $21,000 $1,500
Twice
Monthly and
after storm
events.
Underground
Detention System
(V-1)
CF $24,000 $2,500
Prior to
occupancy
Quarterly and
after storm
events.
Developer Developer
LongHorn Steakhouse’s Temecula
Maintenance and Operations Manual
Page 5 of 12
V. Maintenance Schedule and Matrix
A. Maintenance Schedule for each Facility with Specific requirements
Pervious/Landscaped Areas: Open space areas shall be kept free of trash and debris. All trimming,
pruning, and removal of fallen organic material from plants, shrubs, and trees are to be collected per an
established landscape maintenance plan and disposed in the appropriate location or transported to a
green-waste collection facility. The planting materials are to remain as indicated on the approved set of
landscape planting plans. Additional actions should be taken to ensure that the surface flow paths, storm
drain outlet and inlet in the area are cleared of debris or vegetation obstructions.
Pavement: Impervious areas draining to the project BMPs shall be kept free of trash, debris, and other
environmentally hazardous material at all times. Remove and dispose of these materials immediately.
Irrigation Systems: Water conservation is to be maintained at all times per the approved irrigation plans.
Monitoring of the irrigation system should be provided at least twice monthly or as necessary to ensure
that appropriate watering levels are maintained as well as to verify that no piping or irrigation heads are
leaking. Any debris, sediment, mineral and grit deposits should be removed from the irrigation system at
regular intervals to provide consistent watering.
Storm Drain System: Inlets, outlets, cleanouts, manholes, and pipelines are to be inspected quarterly and
after each storm event or according to an existing maintenance program. All parts of the system are to be
periodically cleaned to ensure that the system works properly during any storm event. All hardscape,
landscape, parking, and driveway areas shall be kept clean, sanitary and free from any accumulation of
debris, sediments and waste materials that could enter the storm drain system.
Bioretention System: The Bioretention System area shall be inspected for erosion, dead vegetation, soggy
soils, or standing water. The use of fertilizers and pesticides on the plants inside the Infiltration Facility
should be minimized. Keep adjacent landscape areas maintained, remove clippings from landscape
maintenance activities, remove trash and debris, replace damaged grass and/or plants, and replace
surface mulch/cobble as needed to maintain a 2 to 3-inch soil cover. Facilities should be inspected for
ponding after storm events.
Underground Detention System: Maintenance and regular inspections are important for proper function
of underground detention systems and infiltration trenches. The following are general maintenance
requirements:
1. Conduct regular inspection and routine maintenance for pretreatment devices.
2. Inspect infiltration trench and its observation well frequently to ensure that water infiltrates into
the subsurface completely within the maximum detention time of 96 hours. If water is present in
the observation well more than 96 hours after a major storm, the infiltration trench may be
clogged. Maintenance activities triggered by a potentially clogged facility include:
a. Check for debris/sediment accumulation and remove sediment (if any) and evaluate
potential sources of sediment and vegetative or other debris (i.e., embankment erosion,
channel scour, overhanging trees). If suspected upstream sources are outside of the
LongHorn Steakhouse’s Temecula
Maintenance and Operations Manual
Page 6 of 12
County's jurisdiction, additional pretreatment (i.e., trash racks, vegetated swales) may be
necessary.
b. Assess the condition of the top aggregate layer for sediment buildup and crusting.
Remove the top layer of pea gravel and replace. If slow draining conditions persist, the
entire infiltration trench may need to be excavated and replaced.
3. Eliminate standing water to prevent vector breeding.
4. Inspect infiltration trenches annually. Remove and dispose of trash and debris as needed, but at
least prior to the beginning of the wet season.
5. Inspect overflow devices for obstructions or debris, which should be removed immediately.
Repair or replace damaged pipes upon discovery.
LongHorn Steakhouse’s Temecula
Maintenance and Operations Manual
Page 7 of 12
BMP Maintenance Matrix
BMP Requiring
Maintenance Responsible Party Visual Inspection
Frequency Inspection Location Maintenance
Frequency
Maintenance
Requirements
Pervious/Landscaped
Areas Owner
Twice Monthly or
according to an
established
maintenance
schedule.
Throughout the
pervious cover
areas.
At least twice
monthly or
according to the
established
maintenance
schedule
(See above)
Irrigation Systems Owner
Twice Monthly or
according to an
established
maintenance
schedule.
Throughout the
landscaped areas
within site.
As necessary based
on observations
made during
inspection or per
maintenance
schedule.
(See above)
Storm Drain System Owner Quarterly and after
storms.
Locations are
identified in the
WQMP Attachment
1a.
As necessary based
on observations
made during
inspection.
(See above)
Pavement Owner
Weekly or according
to an established
maintenance
schedule.
Parking Lot.
At least twice
monthly or
immediately
following the visual
observation of any
adverse conditions.
(See above)
Bioretention System Owner Twice Monthly and
after storm events.
Location shown on
the WQMP site plan
in Attachment 1a
Twice Monthly and
after storm events.(See above)
Underground Storm
Water Detention
System
Owner Quarterly and after
storms.
Locations are
identified in the
WQMP Attachment
1a
As necessary based
on observations
made during
inspection.
(See above)
LongHorn Steakhouse’s Temecula
Maintenance and Operations Manual
Page 8 of 12
BMP INSPECTION & MAINTENANCE LOG
LONGHORN STEAKHOUSE’S TEMECULA
Today’s Date:
Name of Person Performing Activity
(Printed):
Signature:
BMP Name
(As Shown in O&M Plan)
Brief Description of
Implementation, Maintenance,
and Inspection Activity
Performed
Date
B-1 (Boxed Bioretention
System)
B-2 (Hybrid Bioretention
System)
V-1 (Underground Storm Water
Detention System)
LongHorn Steakhouse’s Temecula
Maintenance and Operations Manual
Page 9 of 12
Bioretention System Inspection and Maintenance Checklist
Date of Inspection: _______________
Type of Inspections:
☐ Monthly ☐ Pre-Wet Season
☐ After Heavy Runoff (1” or greater)
☐ End of Wet Season
☐ Other________________________
Defect
Conditions when
Maintenance is
Required
Maintenance
Needed (Y/N)
Comments
(Describe maintenance completed and if needed maintenance not
conducted, note when it will be completed)
Results Expected when
Maintenance is Performed
Standing water
When standing water
remains in bioretention
facilities longer than 72
hours
There should be no standing water in
excess of 72 hours
Trash and Debris
Accumulation
Visible confirmation of
accumulated trash and
debris
Trash and debris removed and
disposed of properly
Sediment
Evidence of
sedimentation in
bioretention facility
Material removed and disposed of
properly so that there is no standing
water
Bedding Layers/Side
Slopes
Visual inspection
reveals material is not
uniform or has been
dug up
Uniform graded surfaces
Miscellaneous Owner Meet the design specification
LongHorn Steakhouse’s Temecula
Maintenance and Operations Manual
Page 10 of 12
Underground Detention System Inspection and Maintenance Checklist
Date of Inspection: _______________
Type of Inspections:
☐ Monthly ☐ Pre-Wet Season
☐ After Heavy Runoff (1” or greater)
☐ End of Wet Season
☐ Other________________________
Defect Conditions when
Maintenance is
Required
Maintenance Needed
(Y/N)
Comments (Describe maintenance completed and if needed
maintenance not conducted, note when it will be completed)
Results Expected when
maintenance is performed
Trash and Debris Trash and debris > 5
ft3/1,000 ft2
Trash and debris removed and disposed
of properly
Contaminants and
Pollution
Any evidence of oil,
gasoline, contaminants, or
other pollutants
Material removed and disposed of
properly so that there is no standing
water
Undercut or eroded areas
at inlet structures Meet the design specification
Accumulation of sediment,
debris, and oil/grease in
pretreatment devices
Material removed and disposed of
properly so that there is no standing
waterErosion/Sediment
Accumulation Accumulation of sediment,
debris, and oil/grease on
surface, inlet or overflow
structures
Material removed and disposed of
properly so that there is no standing
water
Water Drainage Rate
Standing water, or by
inspection of observation
wells
Meet the design specification
LongHorn Steakhouse’s Temecula
Maintenance and Operations Manual
Page 11 of 12
Staff Training Program
All staff will undergo training to learn about the stormwater treatment mechanism and proper
maintenance of the LID BMPs. Training will be required for all persons responsible for maintenance of the
roadside BMPs. Due to the location of the BMPs along the roadway, safety training for maintenance
personnel will be required. Documentation and records of each staff (contractor or personal) member
who has received training shall be recorded in the log below.
BMP STAFF TRAINING
LONGHORN STEAKHOUSE’S TEMECULA
Today’s Date:
Name of Person Performing Activity
(Printed):
Signature:
Staff Name Date Brief Description of Training
Received