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Construction - New Development / Significant Redevelopment
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The City’s construction guidelines are designed to prevent pollutant discharges from construction sites and to ensure proper disposal of waste materials. Environmental considerations must be taken on all construction sites, small and large, to prevent the transport of pollutants to the storm drain system and ultimately to the coastal waters of San Clemente.
Construction sites disturbing one or more acres of soil, or less than one acre but part of a larger common plan of development that in total disturbs one or more acres, are required to obtain coverage under the California General Construction Stormwater Permit and have a Stormwater Pollution Prevention Plan (SWPPP) prepared prior to issuance of city permits.
New development and significant redevelopment standards in San Clemente are modeled after county and state guidance requiring that all new projects include specific post-construction environmental considerations to reduce or eliminate sources of pollutants. Projects defined by regulations to be “priority projects” are further required to prepare a Water Quality Management Plan (WQMP) prior to issuance of city permits. Although the city generally welcomes new development projects, care must be taken to preserve our natural resources for the lasting enjoyment of all San Clemente residents.
The brochure Best Management Practices for Construction Sites
has been developed as part of the educational component of the Clean Ocean Program. This brochure details BMPs and guidelines for contractors and field personnel.
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Stormwater Pollution Prevention Plan (SWPPP)
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A Stormwater Pollution Prevention Plan (SWPPP) is required by the San Diego Regional Water Board to detail the specific construction BMPs that will be implemented to reduce or eliminate the migration of pollutants from construction sites to natural water courses or the city’s storm drain system. A SWPPP is considered a “living document” that must be modified frequently through the life of a construction project depending on the progress of construction activities and the appropriateness of selected BMPs. The city does not review or approve the SWPPP.
The State Water Resources Control Board has information on SWPPP and NPDES Construction permit requirements on its website:
Click here!
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Water Quality Management Plans (WQMPs)
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What is a WQMP?
A Water Quality Management Plan (WQMP) describes the long term post-construction source control BMPs that will be implemented as part of a new development or significant redevelopment project. The property owner is responsible for the ongoing implementation and maintenance of the specifics set forth in the WQMP.
IMPORTANT NOTICE! As of December 16, 2010, all Priority Projects are subject to the Interim Hydromodification Criteria and must comply with those criteria which must be addressed in the Project WQMP. Refer to the following documents:
Interim Hydromodification Guidance Document
Interim Hydromodification Presentation
Interim Hydromodification BMP Sizing Tool
What does the WQMP process entail?
A WQMP application checklist is required as part of the formal application process.
A preliminary WQMP should be submitted with conceptual project plans.
A final WQMP must be approved prior to issuance of city permits.
The approved WQMP, including the O&M Plan, must be recorded with the County of Orange prior to issuance of the certificate of occupancy.
What is a preliminary WQMP?
A preliminary WQMP can be a letter to the City summarizing the site design and structural treatment BMPs that will be included in the project. It is not necessary to include details of the structural treatment system as part of the preliminary WQMP.
Why does the City require recordation of the project WQMP?
A project WQMP details the source control BMP requirements, including structural treatment system operations and maintenance, for the life of the facility regardless of property sale. The final WQMP must be located on the property at all times, and the property owner must verify BMP maintenance at least annually.
What are the long-term WQMP requirements?
Property owners are required to implement and maintain the entire WQMP for the life of the facility. The City recommends that the property owner actively participate in the development of the project WQMP. City inspectors will require annual verification of BMP implementation and maintenance by the current property owner.
Which watershed am I in?
In San Clemente, areas in northern San Clemente that roughly follow Camino de los Mares and Avenida Vaquero drain the Prima Deshecha Canada Channel (M01) which enters the Pacific Ocean at Poche Beach. This watershed is known as the Prima Deshecha or M01 Watershed. Areas that follow Avenida Pico drain to the Segunda Deshecha Canada Channel (M02), terminating at North Beach. This watershed is named the Segunda Deshecha or M02 Watershed. All other watersheds are referred to as San Clemente Coastal Canyons (SCC) which drain to the Pacific Ocean at various beach locations. M01 and M02 are included on the federal list of impaired waterbodies for phosphorous and turbidity. Additionally, it is known that these waterbodies have chronic problems with heavy metals, specifically Copper and Zinc. The shoreline of the Pacific Ocean is listed as being impaired for bacterial indicators.
What is an Environmentally Sensitive Area?
Generally, these are areas “in which plant or animal life or their habitats are either rare or especially valuable because of their special nature or role in an ecosystem and which would easily be disturbed or degraded by human activities and developments” (California Public Resources Code §30107.5). Examples are Areas of Special Biological Significance as designated by the State Water Resources Control Board, areas identified in Habitat Conservation Plans as supporting endangered or threatened species, and receiving waters that are designated as being impaired. These areas are shown on maps that are available upon request or can be found HERE.
Resources
WQMP Application Checklist (April 2006)
Every new development and significant redevelopment project is required to submit a signed WQMP Application Checklist as part of the initial project application packet.
WQMP Preparation Guidance (April 2006)
This guidance document contains step-by-step instructions for completing a Project WQMP and the Non-Priority Project Checklist.
San Clemente’s Model WQMP (August 13, 2003)
San Clemente has prepared a model WQMP to assist applicants with preparing a project WQMP.
Orange County’s Model WQMP (September 24, 2006)
The County of Orange has prepared a model WQMP to assist applicants with preparing a project WQMP.
Preliminary WQMP Template (April 2006)
A preliminary or conceptual WQMP is a necessary part of the applicant’s submittal package.
WQMP Template (April 2006) and O&M Plan Template (April 2006)
A WQMP template has been prepared to assist with preparation of the project WQMP. Please note that the WQMP must be site-specific and signed by a registered civil engineer. It is recommended that WQMP documents be thorough but brief to assist with long-term implementation and reduce fees associated with review and recordation. Rather than including lengthy appendices containing copies of all county public education brochures, applicants are encouraged to include references for these documents.
WQMP Review Checklist (April 2006)
The checklist is used by the city’s plan checkers to verify that a project WQMP is complete. Applicants are encouraged to review the project WQMP prior to submitting for plan check.
Non-Priority Project Checklist (April 2006)
The checklist is used by the City’s plan checkers to verify that a non-priority project complies with city and state standards. Applicants are encouraged to submit the completed checklist with plans for plan check to expedite the review process.
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