HomeMy WebLinkAboutPRE 2025-0038; SDG&E NORTH COAST CONSTRUCTION; Admin Decision Letter
Community Development Department
Planning Division 1635 Faraday Avenue Carlsbad, CA 92008-7314 442-339-2600
VIA EMAIL AND MAIL
August 15, 2025
Carloa Ortuno
2550 Fifth AVE Unit 115
San Diego, CA 92103
SUBJECT: PRE 2025-0038 (DEV11047) – SDG&E NORTH COAST CONSTRUCTION
APN: 210-010-40-00
Thank you for submitting a preliminary review application to adjust property boundaries, relocate and
demolish buildings and construct a new 18,000-square-foot two-story administrative building for San
Diego Gas and Electric (SDG&E) proposed at 5016 Carlsbad Boulevard. This project is the first phase in a
settlement agreement (Seaside Transaction Agreement) between the City of Carlsbad, SDG&E and Cabrillo
Power I LLC (Cab I) approved by the Carlsbad City Council on April 15, 2025 City Council Resolution No.
225-082, Attachment A), which resulted in the reallocation of property between the three parties,
replacing the Original Seaside Transaction Agreement approved by the City of Carlsbad City Council on
January 14, 2014 (City Council Resolution No 2014-010).
The project involves adjusting boundaries between 4 parcels, a 60.48-acre parcel owned by Cab I (APN
210-010-49-00), a 5.7-acer parcel owned by Poseidon Resources (Channelside) LP (APN 210-010-48-00),
and a 16.37-acre parcel APN (210-010-40-00) and a 2.4-acre parcel (APN 210-010-44-00) both owned by
SDG&E. With exception to the proposed demolition of the 5,215-square-foot Hilda’s restaurant, the
project site improvements will be located on the resulting 19.7-acre SDG&E property located directly
north of Cannon Road.
Proposed site improvements include:
• Removal of a 1,368 square foot construction services field trailer
• Removal of a 1,368 square foot crew room trailer
• Construction of a 5,148 square foot addition to existing 25,452 square foot
office/garage/warehouse building (30,600 square feet total)
• Construction of a 17,970 square foot administrative office building
• Revisions to internal vehicle circulation and parking
• Restriping internal circulation
• Addition of perimeter fencing
• Security and site monitoring reconfiguration
• Reorganization and reallocation of the site for laydown, storage, and training uses.
• Installation of EV chargers at each fleet vehicle parking spot
• Grading as needed
• Changes to the underground utility service for the new building as needed
• Bioswale installation as needed
• Landscaping as needed
{city of
Carlsbad
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In response to your application, the Planning Division has prepared this comment letter. Please note that
the purpose of a preliminary review is to provide you with direction and comments on the overall concept
of your project. This preliminary review does not represent an in-depth analysis of your project. It is
intended to give you feedback on critical issues based upon the information provided in your submittal.
This review is based upon the plans, policies, and standards in effect as of the date of this review. Please
be aware that at the time of a formal application submittal, new plans, policies, and standards may be
in effect and additional issues of concern may be raised through a more specific and detailed review.
Planning:
1. General Plan and zoning designations for the property are as follows:
a. General Plan:
I. Cab I parcel (APN 210-010-49-00) – VC, Visitor Commercial, and OS, Open Space
II. SDG&E parcel (APN 210-010-40-00) – VC, Visitor Commercial, and OS, Open Space
III. Poseidon Resources (Channelside) LP parcel (APN 210-010-48-00) – P, Public
IV. SDG&E property/current location of Cannon Park (APN 210-010-44-00) – OS, Open
Space
b. Zoning:
I. Cab I parcel (APN 210-010-49-00) – Public Utility (P-U) Zone. Please note, a Zone
Change (ZC) was approved by the City Council in October 2021 (see Attachment B) to
revise the zoning to Commercial Tourist (C-T)/Open Space (OS) Zone. The ZC has not
yet been approved by the Coastal Commission and has therefore not been
established on the subject property. As the project proposes to adjust the lot lines to
include a portion of this parcel in the SDG&E lot, a ZC will be required to align the
zoning map with the proposed General Plan land use designation.
II. SDG&E parcel (APN 210-010-40-00) – Public Utility (P-U) Zone
III. Poseidon Resources (Channelside) LP parcel (APN 210-010-48-00) – Public Utility (P-
U) Zone
IV. SDG&E property/current location of Cannon Park (APN 210-010-44-00) – OS, Open
Space
c. Local Coastal Program Land Use:
I. Cab I parcel (APN 210-010-49-00) – U, Public Utilities. Please note, a Local Coastal
Program Amendment (LCPA) was approved by the City Council in October 2021 (see
Attachment B) to revise the LCP land use map to Visitor Commercial (VC)/OS. The
LCPA has not yet been approved by the Coastal Commission and has therefore not
been established on the subject property. As the project proposes to adjust the lot
lines to include a portion of this parcel in the SDG&E lot, an LCPA will be required to
align the LCP land use with the proposed zoning designation.
II. SDG&E parcel (APN 210-010-40-00) – U, Public Utilities. See above. The city is
currently processing an LCPA to amend the land use map to Public (P).
III. Poseidon Resources (Channelside) LP parcel (APN 210-010-48-00) – Public Utility (P-
U) Zone
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IV. SDG&E property/current location of Cannon Park (APN 210-010-44-00) – OS, Open
Space
d. The property is in the Area of Deferred Certification of the Coastal Zone. The California Coastal
Commission has permit authority for all coastal development permits at this location.
2. The project requires the following permits:
a. General Plan Amendment. The existing VC/OS land use designations on the proposed SDG&E
lot are inconsistent with the existing/future use of the property. A General Plan Amendment
(GPA) is required to revise the land use designations to Public (P), a designation consistent
with the existing public utility use, at the proposed lot lines. In addition, General Plan Policy
2-P.83 calls for the redevelopment of the project site with a mix of visitor-serving uses. This
policy will need to be revised for consistency with the proposed project. The City Council is
the decision-making authority for the GPA.
b. Zone Change. A Zone Change (ZC) is required to align the P-U zoning and CT/OS zoning with
the proposed lot lines. The City Council is the decision-making authority for the ZC. The City’s
Zoning Ordinance and Map are part of the Local Coastal Program Implementation Plan;
therefore this will also be part of the Local Coastal Program Amendment.
c. Local Coastal Program Amendment. A LCPA (LCPA 15-07) is currently under review by the
California Coastal Commission (CCC). This amendment would change the Local Coastal
Program (LCP) land use map of the north panhandle portion of the proposed SDG&E lot to
Visitor Commercial (VC)/Open Space (OS). If approved, the LCP land uses maps would be
inconsistent with the proposed use and proposed Public (P) General Plan land use
designation. The city intends to resubmit the LCPA to the CCC in October 2025 for additional
review, after which it will be scheduled for CCC action. An LCPA to revise the LCP land use
map of the north panhandle portion of the lot to Public (P) is required depending upon the
outcome and timing of the update, which is likely to take an additional 18 to 24 months from
resubmittal. See the attached exhibit of the proposed change to the Local Coastal Program
Land Use Map.
d. Precise Development Plan. A Precise Development Plan (PDP) is required for any building or
other entitlement in the P-U zone (CMC 21.36.030). The City Council is the decision-making
authority for the PDP. The PDP will establish building footprints, setbacks, and drive the
proposed project that is ultimately set up for CEQA review.
e. Precise Development Plan Amendment. A portion of the proposed reconfigured SDG&E lot is
within Planning Area 1 of the Encinas Power Station Precise Development Plan (PDP 00-02F).
An Amendment to PDP 00-02F is required to remove the proposed reconfigured SDG&E lot
from the PDP.
f. Map/Boundary Adjustment. A Boundary Adjustment or Tentative Map is required to realign
property lines to the proposed configuration. In the formal submittal please provide a map
showing all existing and proposed property lines. If a Boundary Adjustment is requested, the
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project will be conditioned to obtain approval from Land Development Engineering prior to
building permit. If a Tentative Map is requested, the City Council will be the decision-making
authority, and the project will be conditioned to obtain final map approval from Land
Development Engineering.
g. Coastal Development Permit. The property is in the Area of Deferred Certification of the
Coastal Zone. A Coastal Development Permit from the California Coastal Commission is
required for the project.
h. Permit(s) from California Public Utilities Commission.
i. Grading Permit.
j. Landscape Plan.
k. Building Permit.
3. New requirements related to the city’s goals to reduce greenhouse gas (GHG) emissions will likely
impact development requirements of this project. A formal application submittal will need to include
a completed Climate Action Plan Checklist (Form P-30) to determine what requirements will apply to
the project. New GHG reduction requirements are related to energy efficiency, photovoltaic, electric
vehicle charging, water heating and traffic demand management requirements, as set forth in the
California Green Building Standards Code and in Carlsbad Municipal Code Chapters 18.21, 18.30 and
18.51 which is available on the city’s website at the following address:
http://www.qcode.us/codes/carlsbad/view.php?topic=18&frames=on
To the extent that new GHG reduction requirements are in effect at the time of application for grading
or building permits, the project will be required to comply with the effective requirements even if
different than what is proposed in the project’s planning approvals. GHG reduction requirements may
impact, but are not limited to, site design and local building code requirements. If incorporating new
GHG reduction requirements results in substantial modifications to the project after planning
approvals are obtained, then prior to issuance of grading or building permits, the applicant may be
required to submit and receive approval of a Consistency Determination or an Amendment
application for the project through the Planning Division.
4. Plans.
a. The application indicates that the demolition of the on-site restaurant (Hilda’s Café) will be a
separate submittal. Please note, the demolition of the restaurant must be included in the
scope of work for the above mentioned discretionary applications.
b. All project phasing should be demonstrated on plans.
c. The minimum lot coverage in the P-U zone is 50%. Please provide the lot coverage calculation
for the proposed SDG&E lot.
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d. Development standards such as building height and setbacks shall be established through
review of the PDP.
5. California Environmental Quality Act (CEQA). As discussed at the August 13, 2025 meeting, there are
multiple potential CEQA pathways for the project. While staff is open to continued conversations
regarding these options, a determination of whether an Initial Study is required will be made once the
formal application has been deemed complete. Staff will determine if an Initial Study is necessary
within 30 days of deeming the application complete. Please note, the CEQA review should evaluate
the whole of the action, including amendments to the zoning, LCP land use, and General Plan.
6. Tribal Consultation. Senate Bill 13 (SB-13) SB 18 established specific responsibilities for local
governments to contact, notify, refer plans to, and consult with tribes when adopting or amending a
general plan.
a. Local jurisdictions are required to notify the appropriate tribes (on the contact list maintained
by the NARC) of the opportunity to engage in consultation for the purposes of preserving or
mitigating impacts to cultural places located on land within the local government's jurisdiction
that is affected by the proposed plan adoption or amendment. Tribes have 90 days from the
date on which they receive notification to request consultation, unless a shorter timeframe is
mutually agreed upon.
b. Local governments must also refer the proposed action to those tribes that are on the Native
American Heritage Commission (NAHC) contact list and have traditional lands located within
the city or county's jurisdiction. This referral must provide a 45-day comment period.
7. Agency Referral. Pursuant to Government Code Section 65352, local jurisdictions are required to refer
all proposed general plans and any substantial amendments to general plans to specified agencies.
An agency receiving such a referral has 45 days from the date the notice is mailed or delivered to
provide comments, unless a longer review period is specified by the planning agency. For the
complete list of agencies to be notified, refer to Government Code Section 65352.
8. The following technical studies are required:
a. Vehicle Miles Traveled (VMT) Analysis. See LDE Comment 4 below. A VMT analysis may be
required depending on the CEQA document prepared for the project. However, the applicant
may choose to submit one earlier in the review process.
b. Biological Technical Report. Please provide a biology report following the city’s guidelines.
See Guidelines for Biological Studies 2022, Section 6:
https://www.carlsbadca.gov/home/showpublisheddocument/1604/637819050500430000).
Include vegetation mapping within 100 feet of the site. Include all onsite and offsite as well
as permanent and temporary impacts in the analysis.
c. Noise Study. The project site is located within the 60-65 dB and 65-70 dB CNEL noise contours
shown on the Noise Contour Map and is adjacent to the 70+ dB CNEL contour. According to
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Table 5-1 of the General Plan Noise Element, noise levels from transportation sources
between 50-65 dB are normally acceptable for office uses in both exterior and interior
environments; 65-75 dB is conditionally acceptable; and 75-80 dB is unacceptable. Please
provide a noise study in compliance with the City of Carlsbad Noise Guidelines and General
Plan Noise Element. The study should evaluate both the impacts of existing transportation
noise levels on the proposed use to determine compliance with the General Plan as well as
the project’s potential noise impacts on surrounding properties and any neighboring sensitive
receptors.
The city’s Noise Guidelines Manual may be found on the city’s website at:
https://www.carlsbadca.gov/home/showpublisheddocument/238/637425974092370000
The City’s General Plan Noise Element (Chapter 5) may be found on the city’s website at:
https://www.carlsbadca.gov/home/showpublisheddocument/3426/637434861102600000
d. Cultural and Paleontological Resources Studies. The development of the proposed project will
require excavation in an area of the city known to have high sensitivity as it relates to (1)
archeological, and (2) paleontological resources. Please direct your consultant to the city’s
Tribal, Cultural and Paleontological Resources Guidelines. Please note that any archeological
pedestrian survey of the site for the cultural resources study shall also include a Native
American monitor during the survey. The city’s Tribal, Cultural and Paleontological Resources
Guidelines may be found on the city’s website at:
https://www.carlsbadca.gov/home/showpublisheddocument/254/637425976516870000
e. Air Quality/GHG Analysis. An Air Quality/GHG Analysis is required to determine the project
potential impacts on air quality and determine if GHG reduction measures are necessary.
f. Phase 1 Environmental Site Assessment (ESA). The property contains underground storage
tanks. Therefore, please provide a Phase 1 ESA.
Please note, additional technical studies may be requested upon a formal review of the
application.
9. Parking.
a. Provide a parking table on the site plan. The parking table should include the square footage
of each use, a calculation for the required number of parking spaces pursuant to CMC
21.44.020, and the total number of parking spaces provided on-site.
b. Provide a table for required EV and ADA parking spaces pursuant to the Carlsbad Climate
Action Plan and the California Building Code.
c. Parking for an administrative office shall be provided at a ratio of 1 space per 250 square feet.
d. Parking for a warehouse shall be provided at a ratio of 1 space per 1,000 square feet.
e. Parking spaces shall have a minimum width of 8.5 feet and shall have a minimum area of 170
square feet (8.5’ x 20’).
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f. Parking shall be screened from Cannon Road and Carlsbad Boulevard by a combination of
screening walls and landscaping.
g. See CMC Chapter 21.44 for a full list of parking requirements.
10. Landscape Plans.
a. Provide conceptual landscape plans consistent with the City of Carlsbad Landscape Manual.
b. Parking lot landscaping must be consistent with section 3.C.13 of the Landscape Manual.
c. Show all proposed permitter and screening landscaping.
d. Additional landscaping, including street trees, may be required if it is determined that street
improvements are required. See Land Development Engineering comment 13 below.
e. Pursuant to 21.36.090, setback areas must be permanently landscaped with one or a
combination of more than one of the following: lawn, shrubs, trees and flower.
f. Landscaping must be served by a water irrigation system and supplied with bubblers and
sprinklers.
All necessary application forms, submittal requirements, and fee information are available at the Planning
counter located in the Faraday Building at 1635 Faraday Avenue or online at
https://www.carlsbadca.gov/departments/community-development/planning. You may also access the
General Plan Land Use Element and the Zoning Ordinance online at the website address shown. Please
review all information carefully before submitting.
Land Development Engineering:
1. Contact Nick Gorman in the Transportation Division at Nick.Gorman@carlsbadca.gov, a division of the
Public Works Department, to determine if a Scoping Agreement is required. Scoping Agreements are
used to determine if a Local Mobility Analysis (LMA) is required and the scope of analysis. If an LMA
is deemed necessary, first, work with Transportation Division staff to obtain an approved scoping
agreement. After the scoping agreement has been approved, submit the approved Scoping
Agreement as an appendix within the LMA that is to be prepared per the most recent Transportation
Impact Analysis Guidelines.
2. After the scoping agreement has been approved or deemed not necessary by the Transportation
Division, submit a completed Transportation Analysis Need Statement Form P-42 to Land
Development Engineering at LandDev@carlsbadca.gov prior to discretionary application submittal. If
an LMA has been deemed not necessary by the Transportation Division, please provide
correspondence from the Transportation Division indicating one is not required.
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3. A Transportation Demand Management (TDM) plan may be required depending on the number of
employee vehicle trips the project will generate. Calculate the gross employee ADT using the
generation rates from Table 2-2 of the TDM Handbook
at https://www.carlsbadca.gov/home/showpublisheddocument/310/637425981338370000 Show
calculations on the Climate Action Plan checklist, Form P-30. If applicable, submit a TDM plan with
your application for discretionary permits.
4. Depending on the CEQA determination, which is determined after the application for discretionary
permits is submitted, a Vehicle Miles Traveled (VMT) analysis may be required per the Vehicles Miles
Traveled Analysis Guidelines available
at https://www.carlsbadca.gov/home/showdocument?id=312.
5. Complete a Stormwater Standards Questionnaire Form E-34. This questionnaire will guide you and
the city in determining what type of reports and storm water mitigation must be completed to satisfy
state and City storm water quality requirements. The questionnaire is located on the City of Carlsbad
website.
6. Based on a preliminary analysis it appears that this project is a Priority Development Project (PDP). All
impervious surfaces being created or replaced (onsite and offsite) shall be included for treatment.
Submit a Storm Water Quality Management Plan. Review the Hydromodification Exemption Map and
Potential Critical Coarse Sediment Yield Area Map on the City website to see if this criterion applies
to your project. The post construction stormwater treatment BMPs shall be shown on a conceptual
grading plan and drainage plan with the discretionary application.
7. Based on this project’s general land use VC/P, this project is subject to the City of Carlsbad trash
capture requirements. Incorporate trash capture measures on the project plans. Incorporate trash
capture information into the required storm water quality management plan, form e-35.
8. Provide a Preliminary Title Report (current within the last six (6) months).
9. Annotate and delineate all existing easements and encumbrances listed in the Preliminary Title Report
on the site plan. If any vacations or quitclaims are planned with this development annotate on the
site plan.
10. A Preliminary Hydrology Study including map and calculations is required to demonstrate
capacity/sizing of proposed and existing storm drain infrastructure. Show 100-year storm hydrologic
calculations before and after development for each drainage basin.
11. A preliminary geotechnical report is required to evaluate the feasibility of the project. Guidelines for
preliminary geotechnical studies are available on the City of Carlsbad Engineering website.
12. Indicate the earthwork quantities (cut, fill, import, export, remedial) proposed for the project in cubic
yards. Per CMC15.16.060, this project will likely require a grading permit and grading plan.
13. A separate improvement plan will be required if any alterations to Cannon Road improvements is
proposed. Currently, no need for improvements on Cannon Road have been identified at this time.
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However, requirements may arise once a thorough review (i.e. Local Mobility Analysis) of the
discretionary application is completed. An improvement plan will be required for the proposed street
extending north from Los Robles Drive if the street is proposed as a public street or private street with
public improvements and proposed with this development.
Dedication will be required along the Cannon Road project frontage to establish a street centerline to
right-of-way boundary width of 51 ft, consistent with the full required right-of-way width of 102 feet
for an arterial street.
14. This project shall utilize City of Carlsbad Survey Control Network established on Record of Survey Map
17271, NAD83, Zone VI, 1991.35 Epoch for horizontal control and NGVD 29 datum for vertical control
per City of Carlsbad Engineering Standards.
15. Delineate and annotate the limits of grading.
16. Delineate and annotate approximate topographic contours for proposed conditions. Existing
conditions are shown. Provide 1-foot contours for slopes less than 5%; 2’ intervals for slopes between
5% and 10%, and 5’ intervals for slopes over 10%. Extend contours a minimum 25 feet beyond the
project boundary.
17. On the site plan, show and identify all existing surface improvements screened back (curb, gutter,
sidewalk, paving, manholes, inlets, street lights, adjacent driveways, vaults, transformers, etc.) at the
project site, project frontage and within 25 feet of the boundary.
18. Delineate location of all existing and proposed buildings, walls, fences and permanent structures
onsite and within 25 feet of the site.
19. Provide spot elevations at the corners of each pad in the proposed condition. Include finish pad and
floor elevations.
20. Provide the method of draining each lot. Unless otherwise specified by a geotechnical engineer,
method of drainage shall comply with California Building Code (latest version) section 1804.4.
21. Delineate any and all retaining walls that will be utilized on the project site and show top of wall and
bottom of wall elevations, including at the highest and lowest points. Indicate maximum height of
retaining wall measured from bottom of footing to top of wall and maximum height measured from
finish surface to top of wall.
22. Show existing lot line bearing and distance.
23. Show location and dimensions of all accessways and pathways as required for compliance with Title
24- State Accessibility Requirements.
24. Provide typical street cross sections for existing frontage streets and proposed streets. Provide
existing right-of-way width and existing improvements and, if applicable, proposed improvements and
dedications.
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25. Driveways that exceed more than 150’ length shall have a turnaround designed for a 3-point turn of
a passenger vehicle. Additionally, the applicant shall coordinate with the fire department to ensure
that width and grade of the driveway meets fire department requirements.
26. Clearly plot the existing and proposed drive aisles and parking spaces and show truck turning radii.
Plot turning radii per Caltrans figure 404.5B and/or 404.5F.
27. Provide 5-foot minimum back-up clearance at the last stall of the row of parking spaces.
28. Show all existing and proposed utilities and callout size for: water, sewer, storm drain, underground
dry utilities, overhead lines, traffic signals, streetlights in Cannon Road and laterals affecting the
property.
29. All transformers and electrical facilities solely serving this project site shall be located on site and
outside of the public right-of-way.
30. Locate fire service, backflows, potable and recycled water services, meters, landscape irrigation
services, and sewer laterals for the new development in compliance with City of Carlsbad Engineering
Standards requirements.
31. Ensure any trash enclosure designs are consistent with the City of Carlsbad and Republic Services
standards. See building department form B-76.
32. Plot stopping sight distance at all driveways and corner sight distance at all street intersections.
33. Please be advised that a more in-depth review of the proposed development will occur with the
discretionary permit application when a more complete design of the project is provided.
Fire & Life Safety:
1. Fire Master Plan. To facilitate the review process, please include a Fire Master Plan for review. The
plan shall include, at a minimum, the following elements:
a. Square footage, height/stories, construction type, occupancy type.
b. Fire department access roads and dimensions, road surface material, weight capacity, and
access gates.
c. Show the circulation route for vehicles throughout the site.
d. Hose-pull dimensions to all structures
e. Hydrant locations 1. Hydrants shall be provided along the length of the fire access roadway
in quantities and up to the maximum distances prescribed in CFC Table C 105.1 2.
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2.Fire Access Road Requirements
a.Fire access roadways shall be provided for every facility or building when any portion of an
exterior wall of the first story is located more than 150 feet from a public roadway, as
measured along an approved route.
b.Dead-end roadways in excess of 150 feet shall be designed and constructed with approved
turnarounds or hammerheads.
c.The minimum width of a fire access roadway is 24 feet and shall have an unobstructed vertical
clearance of not less than 13 feet 6 inches.
d.Fire access roadways must be engineered to support emergency response apparatus.
Roadways must be designed to facilitate turning radius of apparatus and meet requirements
for gradient, height clearance, and width.
e.Fire access roadways shall be designed, constructed, and maintained to support the imposed
loads of Carlsbad fire apparatus with a total weight of 75,000 pounds. The surface shall be
designed, constructed, and maintained to provide all-weather driving capabilities.
f.Two points of fire department access will be required for this site
3.Water Availability. Submit P99F form to determine fire flow requirements, and to determine number
and location of required hydrants. Please note this must be completed prior to submittal of a formal
application for the city for the project. A completed, city-reviewed P99F shall accompany a formal
project application to the Planning Division.
Building:
The project description makes reference to the 2022 CBC. All projects submitted after Jan. 1 2026 for
building plan check are subject to the code standards and requirements applied by the new 2025 edition.
All projects currently in building plan check have one year to complete the plan review process and obtain
a building permit to be constructed under the 2022 code edition. After the 2025 maps are effective (Jan.
1), all building permit applications that expire by limitation shall be redesigned to comply with the new
requirements.
Public Works- Utilities:
Utilities comments will be provided under a separate cover.
Applicant Questions:
1.Confirm if there are any city council / planning commission / committee schedule milestones and
durations.
The general city discretionary processing schedule is as follows:
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1) Application Submitted
2) Staff and Agency Review: approximately 3 months per review cycle (1 month of city review
time per review cycle)
3) Staff Review of CEQA Initial Study: Once the application is deemed complete, staff has 30 days
to determine if the project qualifies for an exemption or request an initial study. If an initial
study is required, approximately 1 to 6 months of additional processing time will be needed.
4) CEQA Public Review (if applicable): 20, 30 or 45 days, depending on the type of CEQA
document prepared. Staff has 30 days to formally respond to comments.
5) Planning Commission Hearing for a recommendation: Upon completion of CEQA review, the
project will be scheduled for hearing in approximately 6 weeks.
6) City Council Hearing for a decision: A City Council hearing will be scheduled approximately 4-
6 weeks upon a recommendation from the Planning Commission.
A project specific estimate of processing time will be generated during the first review of a formal
application. Generally, a minimum of three review cycles are required for projects, however more
complex projects may require additional rounds of review. Please see the city’s Permit and Delivery
Guide for additional processing information.
2. Will a noise study be required?
Yes. Please see above for a list of required technical studies.
3. What will be the requirements for the Public Involvement for the Development Permit submittal?
The project is subject to City Council Policy Statement No. 84, Development Project Public
Involvement. Please review City Council Policy No. 84, as early public notice and stakeholder
outreach requirements have recently been updated.
An early public notice is required to be prepared by the applicant and mailed to all owners and a
notice sign is required to be posted onsite by the applicant within 30 days of the application submittal
date. In addition, the applicant is required to complete enhanced stakeholder outreach to further
engage the community on their project. Project applicants shall conduct at least one in-person public
outreach meeting with the community. Additional meetings are encouraged and recommended but
not required.
4. Will the public involvement package be required to be completed prior to the submittal of the
Development Permit?
The Draft Development Project Public Involvement Package must be submitted at the time of the
application submittal. Applicants are encouraged to begin engaging and soliciting public input prior
to application submittal, however outreach conducted prior to submittal does not satisfy the
requirements of the policy.
5. Please confirm the Zoning for the new proposed property boundary will be P-U (Public Utility).
The property should be rezoned to P-U to align with the proposed use.
PRE 2025-0038 (DEV11047) – SDG&E NORTH COAST CONSTRUCTION
August 15, 2025
Page 13 ______________________________
6. Based on the Zoning, please confirm the F.A.R. to be applied to the property.
There is no floor area ratio associated with the P-U zoning or P land use designation. The maximum
lot coverage in the P-U zone is 50% of the lot.
7. Based on the Zoning, please confirm the building setbacks required for this project.
There are no setbacks established by the P-U zone; however, the zone includes specific provisions for
location of parking (see parking section above). The setbacks will be established by the PDP.
8. Please confirm the maximum height for structures within the new proposed property as applies to the
California Coastal Commission requirements (CHLOZ). The site is relatively flat.
There are no height limits established by the P-U zone. The heigh limits will be established by the PDP.
9. The current SDG&E property address is 5016 Carlsbad Boulevard. Please confirm a new address on
Cannon Road will be required and define the process.
An address will be assigned at building permit submittal.
10. Parking: As is currently the condition at SDG&E's existing site, there are personal vehicle parking lots
and larger fleet vehicle parking lots. Please confirm that City Municipal Code standards for parking lot
trees/landscape will not be required in the Fleet vehicle parking areas.
All parking areas, including fleet parking lots, will be required to provide parking lot landscaping in
compliance with the requirements of the City of Carlsbad Landscape Manual. This includes but is not
limited to a minimum of 3% landscaping of the parking area (including all spaces and drive aisles),
perimeter landscaping, parking lot trees, landscape islands, parking lot screening. Please see Section
3.C.12 for a list of requirements. Fleet parking is also subject to shade tree requirements pursuant to
CalGreen standard section 5.106.12.
11. Site Security: The existing site has a history of theft of high value materials and tools. As a part of the
redevelopment, SDG&E desires to implement an 8' high security fence around the perimeter with
barbed wire and/or barbed arms on top. For front facing portions along Cannon and the proposed Los
Robles, a masonry wall may be desired. For back-of-site facing portions, an 8' high non-climb mesh
fence is desired. Please confirm this is acceptable.
Pursuant to CMC section 21.46.130, fencing is limited to a height of 42-inches within the front yard
setback and 6-feet outside of the required front yard setback, however additional height can be
considered if an application for a Variance is submitted. Sturdy mesh fencing will also be considered.
Please provide an exhibit with fencing materials and colors as well as height and location. Include
manufacturing details, pictures, and rendering as needed. Staff does not support the use of barbed
wire or barbed arms, but may consider other design solutions that balance security with aesthetics.
PRE 2025-0038 (DEV11047) – SDG&E NORTH COAST CONSTRUCTION
August 15, 2025
Page 14 ______________________________
12. Please confirm the feasibility of the three Administration Building options provided in this application.
See comments from each division. A detailed plan showing conformance with each of the division’s
comments is required.
13. Are accessory structures, such as roof canopies over service areas to be included in the FAR
calculations?
The project site is not subject to FAR limitations, however the P-U zone limits lot coverage to 50% of
the area of the lot. Pursuant to CMC 21.04.061, lot coverage is defined as the total ground area of a
site occupied by any building or structure as measured from the outside of its surrounding external
walls or supporting member. Lot coverage also includes exterior structures such as stairs, arcades,
bridges, permanent structural elements protruding from buildings such as overhanging balconies,
oriel windows, stories which overhang a ground level story, garages and covered carports. Building
coverage also includes the perimeter area of a basement. Excluded from building coverage are roof
eaves extending less than thirty inches from the face of any building, awnings, open parking areas,
structures under thirty inches in height and masonry walls not greater than six feet in height such as
wing-walls, planter walls or grade-separation retaining walls. Therefore, roofed canopies count
towards lot coverage limitations.
14. Confirm the City of Carlsbad Discretionary approvals that will be needed for the construction and
operation of the project and the associated application form numbers.
See Planning comment 2 above.
PRE 2025-0038 (DEV11047) – SDG&E NORTH COAST CONSTRUCTION
August 15, 2025
Page 15 ______________________________
15. Will the Coastal Development Permit Supplemental Application be required on this project?
No. The Coastal Development Permit will be processed with the California Coastal Commission.
Therefore, applications for a Coastal Development Permit should not be submitted to the city for this
project. We will want to coordinate the timing of the Coastal Development Permit with you, typically
Coastal Commission will want to see local approvals and rely on the local CEQA document prior to
submission.
16. Will the Hillside Development Permit Supplemental Application be required on the existing slope if
there are not currently plans submitted to the City of Carlsbad for the new road that is expected to be
constructed by Cab I (as per Settlement Agreement)?
A Hillside Development Permit is not required for this project.
17. Provide confirmation whether a land use amendment or any zoning ordinance changes are required
for the City of Carlsbad to authorize the construction and operation of the Project ahead of the
discretionary permit application submittal. If so, confirm that a land use plan amendment request
should be submitted concurrently with the discretionary permit application.
A General Plan Amendment and Zone Change is required. All required discretionary permits, and
legislative actions must be submitted and processed concurrently.
18. Confirm whether an amendment to the Local Coastal Program (LCP) is required for the City of Carlsbad
Development Permit action or not, given that the California Coastal Commission (CCC) will be issuing
the Coastal Development Permit for the Project.
A LCPA (LCPA 15-07) is currently under review by the California Coastal Commission (CCC). This
amendment would change the Local Coastal Program (LCP) land use map of the north panhandle
portion of the proposed SDG&E lot to Visitor Commercial (VC)/Open Space (OS). If approved, the LCP
land uses maps would be inconsistent with the proposed us and proposed Public (P) General Plan land
use designation. The city intends to resubmit the LCPA to the CCC in October 2025 for further review,
after which it will be scheduled for CCC action. An LCPA to revise the LCP land use map of the north
panhandle portion of the lot to Public (P) is required depending upon the outcome and timing of the
update, which is likely to take an additional 18 to 24 months from resubmittal. See the attached
exhibit of the proposed change to the Local Coastal Program Land Use Map..
19. Confirm whether the City of Carlsbad plans to submit an LCP amendment, if required, concurrently
with the SDG&E CCC Coastal Development Permit application or beforehand.
See above.
20. Provide confirmation that the Environmental Initial Study (IS) should be submitted with full
Development Permit application to the City of Carlsbad, and not beforehand.
An initial study (IS) is not required at the time of application submittal. Once a project is deemed
complete, the city has 30 days to determine whether an IS is necessary. Building upon the meeting
PRE 2025-0038 (DEV11047) – SDG&E NORTH COAST CONSTRUCTION
August 15, 2025
Page 16 ______________________________
on August 13, 2025; there are a couple of different CEQA pathways the project could take. We
recommend getting though one formal plan review check and we can in more detail discuss if we
should begin an initial study, or if one of the CEQA processes established by the Guidelines would be
more appropriate.
21. Provide confirmation that the IS will only cover the NCCO site and will not cover any other property
transfers (i.e., Bluff Land and the Agua Hedionda Lagoon) or components of the Settlement Agreement
or work planned by entities other than SDG&E.
The IS must evaluate the environmental impacts of all components of the current proposal, including,
but not limited to, site improvements, legislative actions, and modifications to lot configurations.
22. Provide confirmation of the technical studies required to support the IS.
See Planning comment 5 above.
23. Does the City of Carlsbad prefer to prepare the IS/MND, or would they like SDG&E to prepare the
IS/MND, NOI, and/or assist with responding to comments?
The applicant must hire a CEQA consultant to prepare the initial study. Depending upon the
complexity, the City may need to hire additional reviewers to support their review of the documents.
Additionally, staff may request assistance with response to public comments. If an EIR is prepared,
the City will comply with the process set up in Title 19 of the Carlsbad Municipal Code.
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Docusign Envelope ID: 29B6AA39-0C83-45AB-B8B3-513D76E1DCDB
RESOLUTION NO. 2025-082
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CARLSBAD,
CALIFORNIA, APPROVING THE NEW SEASIDE TRANSACTION AGREEMENT
AND SETTLEMENT AGREEMENT BETWEEN THE CITY OF CARLSBAD, SAN
DIEGO GAS & ELECTRIC COMPANY, AND CABRILLO POWER I LLC,
TERMINATING THE PRIOR SETTLEMENT AGREEMENT DATED AS OF JAN. 14,
2014, BETWEEN AND AMONG THE CITY OF CARLSBAD, CARLSBAD
MUNICIPAL WATER DISTRICT, CABRILLO POWER I LLC, CARLSBAD ENERGY
CENTER LLC, AND SAN DIEGO GAS AND ELECTRIC COMPANY, AND
AUTHORIZING THE CITY MANAGER TO EXECUTE ALL DOCUMENTS AND TAKE
ALL ACTIONS NECESSARY TO IMPLEMENT THE NEW AGREEMENT AND
TERMINATE THE PRIOR AGREEMENT
Exhibit 1
WHEREAS, on Jan. 14, 2014, the City Council of the City of Carlsbad adopted Resolution 2014-
010 approving a settlement agreement, or the Original Settlement Agreement, between and among
the City of Carlsbad, the Carlsbad Municipal Water District, Cabrillo Power I LLC (Cab I), Carlsbad Energy
Center LLC, and San Diego Gas & Electric Company {SDG&E); and
WHEREAS, among its provisions, the Original Settlement Agreement anticipated the relocation
of SDG&E's North Coast Service Center, currently located near the northeast corner of Carlsbad
Boulevard and Cannon Road; and
WHEREAS, despite the parties' good-faith efforts, a suitable relocation site was not found; and
WHEREAS, on Aug. 31, 2023, SDG&E and Cab I proposed an option, referred to as the Seaside
option, for reconfiguring the service center site on the eastern portion of the parcel and conveying
approximately six acres of the western portion of the site, including Cannon Park, to the city; and
WHEREAS, the six acres of property to be conveyed to the city will be subject to an
approximately one-acre easement allowing for a road from Cannon Road at Los Robles Drive through
the service center site to Carlsbad Boulevard; and
WHEREAS, the city, Cab I, and SDG&E have negotiated a new settlement agreement, the Seaside
Transaction Agreement and Settlement Agreement, or Agreement (Attachment A), based on the
Seaside option; and
WHEREAS, in addition to the transfer of approximately six acres on the western portion of the
service center site to the city, the Agreement provides additional community benefits, including (1) an
irrevocable offer of dedication, or IOD, from SDG&E of fee title to an approximately 5.76-acre property
on the north shore of the Agua Hedionda Lagoon; (2) an IOD from Cab I for fee title to an approximately
April 15, 2025 Item #8 Page 10 of 321
Docusign Envelope ID: 29B6AA39-0C83-45AB-B8B3-513D76E1DCDB
7.3-acre property on the beach bluff on the west side of Carlsbad Boulevard to complement a prior IOD
for approximately 2.9 acres of upper beach bluff property, for 10.2 acres of beach bluff property (3) an
IOD from Cab I for fee title to the approximately 21-acre middle Agua Hedionda Lagoon basin between
the railroad tracks and Interstate 5, (4) an IOD from Cab I for fee title to the approximately 181.23-acre
inner Agua Hedionda Lagoon basin east of Interstate 5, (5) transfer from SDG&E of fee title to the
portions of Carlsbad Boulevard and Cannon Road fronting the service center site, (6) and if Cab I has
fee title, transfer from Cab I of fee title to the portion of Carlsbad Boulevard fronting Cab l's property;
and
WHEREAS, as a further community benefit, SDG&E will cooperate with city to develop the Hub
Park trail system on the south shore of the Agua Hedionda Lagoon, including making a $1 million
contribution toward the trail system's development and allowing parking and access to the trail
system via the SDG&E-owned Lot 11 on the north side of Cannon Road near Armada Drive and two
pedestrian tunnels underneath Cannon Road; and
WHEREAS, the Agreement provides for property and financial transfers between SDG&E and
Cab I as described in the Agreement; and
WHEREAS, the Agreement provides for the parties to record a memorandum of the Agreement
(Attachment B) with the San Diego County Recorder; and
WHEREAS, the Agreement provides for the parties to the Original Settlement Agreement to
execute an agreement terminating the Original Settlement Agreement (Attachment C), to record a
memorandum of the termination agreement (Attachment D) with the San Diego County Recorder, and
to execute a release of any claims arising under Original Settlement Agreement (Attachment E).
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Carlsbad, California, as
follows:
1.
2.
That the above recitations are true and correct.
That the proposed action is not a "project" as defined by CEQA Section 21065 and CEQA
Guidelines Section 15378(a) and does not require environmental review under CEQA
Guidelines Section 15060(c)(2) because the action is limited to the execution of a
settlement agreement and ancillary documents. The action has no potential to cause
either a direct physical change in the environment or a reasonably foreseeable indirect
physical change in the environment. Future projects for the development of property
April 15, 2025 Item #8 Page 11 of 321
EXISTING Local Coastal Program Land Use
U – Utility; TS – Tourist Services
PROPOSED Local Coastal Program Land Use
VC – Visitor Commercial; OS – Open Space; P - Public
OCT. 12, 2021
CITY COUNCIL RESOLUTION EXHIBIT B
CHANGES TO LOCAL COASTAL PROGRAM LAND USE MAP
LOCAL COASTAL PROGRAM UPDATE – LCPA 15-07
G)
EXISTING Local Coastal Program Zoning
PU – Public Utility
PROPOSED Local Coastal Program Zoning
CT – Commercial Tourist; OS – Open Space
OCT. 12, 2021
CITY COUNCIL ORDINANCE EXHIBIT A
CHANGES TO ZONING MAP
LOCAL COASTAL PROGRAM UPDATE – LCPA 15-07/ZC 2020-0002