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PCD 14-01; Carlsbad Seawater Desalination Plant; Planning Commission Determination (PCD)
The City of Carlsbad Planning Division A REPORT TO THE PLANNING COMMISSION Item No. Application complete date: April 24, 2014 P.C. AGENDA OF: June 18, 2014 Project Planner: Barbara Kennedy Project Engineer: N/A SUBJECT: PCD 14-01 - CARLSBAD SEAWATER DESALINATION PUNT - Request for approval of a Planning Commission Determination to modify a condition of approval for the Carisbad Seawater Desalination Plant located on the Encina Power Station Property at 4600 Carlsbad Boulevard. The City Planner has determined that the request is exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15061(b)(3). I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 7054 APPROVING Planning Commission Determination PCD 14-01 based on the findings and subject to the conditions contained therein. II. PROJEa DESCRIPTION AND BACKGROUND The City Council originally approved a Precise Development Plan for the Carlsbad Seawater Desalination Plant (CSDP) - PDP 00-02 on June 13, 2006. On September 15, 2009 the City Council approved an amendment to the PDP (PDP 00-02(B)) for a number of project changes to the CSDP including, among other things, reconfiguration ofthe approved CSDP site; modifications to the size and location of buildings and structures; consolidation of plant uses; and installation underground of related plant facilities. Construction of the CSDP is well underway and the plant is expected to be operational by early 2016. Poseidon Resources Channelside LP (Developer) recently requested a modification to Condition No. 19 of Planning Commission Resolution No. 6632 (adopted by Ordinance NS-CS-058) which requires the Developer to install (priorto final inspection) "a decorative screen wall or fence, and where feasible, install landscape and irrigation along the entire Carlsbad Boulevard frontage of the Encina Power Station" (EPS). The fencing and/or landscaping would begin at the southern boundary of the EPS (adjacent to the SDG&E property) and would extend north approximately 1,800 feet to the end of the aquaculture facilities adjacent to the EPS discharge pond. As an alternative to the required installation of fencing and landscaping, the Developer is requesting a modification to Condition No. 19 to allow payment of sufficient funds to the City to cover the cost of the improvements described in the condition. The proposed revision is shown below in strikethrough for deletions and bold/underline for additions: 19. Prior to final inspection ofthe desalination plant, Developer shall have constructed a decorative screen wall or fence and, where feasible, install landscaping and irrigation along the entire Carlsbad Boulevard frontage ofthe Encina Power Station beginning at the power station's south boundary adjacent to the SDGSiE property and extending approximately to the north end of the aquaculture facilities adjacent to the power station's discharge pond, provided that (i) prior to issuance of building or precise grading permits for the desalination plant, plans for the decorative screening wall or fence, landscaping and irrigation, as outlined in the conditions for a Final Landscape and Irrigation Plan contained herein, shall be submitted to the Planning Dtroctor City o PCD 14-01 - CARLSBAD SEAWATER DESALINATION PLANT June 18, 2014 Page 2 Planner and the Citv EnRlnoorPubllc Works Director for review and approval; and (11) such decorative screen wall or fence shall replace the existing fence and shall incorporate, if determined appropriate bv the PlanninR Director Citv Planner and the Citv EnginoorPublic Works Director, the bridge rail over the cooling water discharge culvert as required by and conditioned in Planning Commission Resolution No. 66346635 for Redevelopment Permit RP 05-12(A). Alternatively, prior to release of the grading bond, the Developer shall provide the Citv of Carlsbad with sufficient funds to pav for the cost of the improvements described in this condition. The amount of the payment shall be based on the citv-approved conceptual plans for the screening wall, fence, landscaping, and irrigation. A cost estimate (using the most current Citv of San Diego-Development Services Department Unit Price List) for this work shall be submitted to the Citv Planner for review and approval. Funds shall be deposited with the City of Carlsbad within 180 davs of the approved cost estimate. The City will use the funds for the construction of landscaping, irrigation, fencing and/or other Carlsbad Boulevard improvements associated with the Carlsbad Coastal Corridor proiect. III. ANALYSIS In the eight years since the CSDP was approved, circumstances related to Carlsbad Boulevard and the EPS site have changed. First, the City Council recently adopted a new goal to "reimagine" Carlsbad Boulevard - from the northern to southern city limits - as a scenic coastal corridor that invites people to enjoy the natural beauty of our coastline. The reimaglned corridor, or Carlsbad Coastal Corridor project, would Include physical connectivity through multi-modal mobility improvements including bikeways, pedestrian trails, and a traffic-calmed roadway; social connectivity through creation of memorable public spaces; and economic vitality through a combination of visitor and local-serving commercial, civic and recreational uses and services. Secondly, the City recently entered Into an Agreement with CMWD, NRG, and SDG&E to support the Amended Carlsbad Energy Center Project (CECP) which would be constructed away from the coastline and partially below grade so that It has a reduced visual profile. The terms ofthe Agreement require, among other things, the decommissioning, demolition and removal ofthe EPS by a specific date, removal of all NRG facilities located west of the railroad, and remediation of the current EPS site. Future redevelopment ofthe site, as envisioned In the draft General Plan (February 2014), will provide residents and visitors enhanced opportunities for coastal access and services. These new circumstances have provided an opportunity to reevaluate the need for fencing and landscaping required ofthe CSDP along Carlsbad Boulevard (within the EPS frontage) and to determine if that condition can be satisfied in other ways. Currently, there is about 1,800 lineal feet of 7 to 8 foot high slatted chainlink fence along Carlsbad Boulevard that screens parking areas, equipment, and activities related to the EPS. The condition for fencing and landscaping was required to improve the aesthetics of the EPS, as viewed from Carlsbad Boulevard, rather than to screen the CSDP. The new fencing along Carlsbad Boulevard Is designed as a combination 5 to 5.5 foot high split-block wall topped by a 1.5 to 2 foot high security fencing (ornamental Iron) for an overall height of 7 feet together with 7 foot high ornamental Iron fencing and pilasters placed at approximately 100 feet on center. The wall/fence would generally be placed either behind the sidewalk or set back about one foot from the sidewalk. Cobble would be placed between the wall/fence and sidewalk areas. Landscape improvements would occur for a length of about 180 feet north and 200 feet south ofthe main entrance to EPS site. The approximately 10 foot wide strip of landscape would consist of California Fan Palms along with several types of shrubs and groundcover. Based on an Initial cost estimate prepared for the landscape, irrigation, wall, fence, cobble, demoiitlon and installation, the total price for these improvements is estimated to be about $250,000. PCD 14-01 - CARLSBAD SEAWATER DESALINATION PLANT June 18, 2014 Page 3 The CSDP site, which is located about 800 feet to the east of Carlsbad Boulevard, will be screened by new landscaping that will be installed closer to the buildings and structures. The EPS itself also screens the CSDP structures and buildings. The demolition of the EPS Is expected to begin no later than December 2017. If new fencing was Installed along Carlsbad Boulevard, it likely would be removed in conjunction with the future redevelopment of the site with visitor-serving and open space uses. However, If the developer elects to Install the Improvements as originally conditioned, the fencing and landscaping would provide an improvement to the EPS frontage along Carlsbad Boulevard until the site is redeveloped. The city Is actively developing a list of Capital Improvement Projects (CIP) related to the Carlsbad Coastal Corridor that could include trails, landscaping, beach access, pedestrian Improvements, parking and the like. These CIP projects could be realized In the short-term while a more comprehensive plan for the scenic coastal corridor is developed. As an alternative to installing fencing and landscaping along Carlsbad Boulevard, the developer's "buy out" payment would be earmarked for other permanent improvements along Carlsbad Boulevard. Given the changed circumstances along Carlsbad Boulevard and at the EPS site, staff recommends that the Planning Commission approve Resolution 7054 modifying Condition No. 19 of Planning Commission Resolution No. 6632. If the Planning Commission disapproves the request, the fencing and landscaping Improvements would be installed as originally conditioned. IV. ENVIRONMENTAL REVIEW The City Planner has determined that the proposed Specific Plan amendments are exempt from the provisions of CEQA, pursuant to CEQA Guidelines Section 15061(b)(3)(General Rule), where It can be seen with certainty that there Is no possibility that the activity in question may have a significant effect on the environment. A Notice of Exemption will be filed by the City Planner upon approval of the project. ATTACHMENTS: 1. Planning Commission Resolution No. 7054 (PDP) 2. Planning Commission Resolution No. 6632 3. Location Map 4. Landscape and Fencing Plans (along Carlsbad Boulevard) 1 2 3 4 5 6 7 8 9 10 U 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 PLANNING COMMISSION RESOLUTION NO. 6632 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL OF AN AMENDMENT TO PRECISE DEVELOPMENT PLAN PDP 00-02 FOR THE CARLSBAD SEAWATER DESALINATION PLANT, WHICH WOULD BE LOCATED AT THE ENCINA POWER STATION (EPS). THE AMENDMENT WOULD RECONFIGURE THE APPROVED DESALINATION PLANT SITE, MODIFY PLANT BUILDINGS AND STRUCTURE SIZES AND LOCATIONS, CONSOLIDATE PLANT USES, AND UNDERGROUND RELATED PLANT FACILITIES, ALL ON THE EPS PROPERTY LOCATED AT 4600 CARLSBAD BOULEVARD IN LOCAL FACILITIES MANAGEMENT ZONES I AND 3 AND GENERALLY LOCATED NORTH OF CANNON ROAD, SOUTH OF AGUA HEDIONDA LAGOON, EAST OF THE PACIFIC OCEAN, AND WEST OF INTERSTATE 5. CASE NAME: DESALINATION PROJECT CHANGES CASE NO.: PDP 00-02(61 WHEREAS, Poseidon Resources (Channelside) LLC, "Developer," has filed a verified application with the City of Carlsbad regarding property owned by Cabrillo Power I LLC, "Owner," and described as: That portion of Lot **H" of Rancho Agua Hedionda in the City of Carlsbad, County of San Diego, State of California, according to partition map thereof No. 823, filed in the Office of the County Recorder of San Diego County, November 16, 1896, as described in Certificate of Compliance recorded October 30, 2001, as Document No. 2001-0789068, Parcel 4 (Assessor's Parcel Numbers 210-010-41 and a portion of 210-010-43). WHEREAS, on June 13, 2006, the City Council of the City of Carlsbad, Califomia granted Poseidon Resources (Channelside) LLC ("Developer") and Cabrillo Power I LLC ("Owner") a Precise Development Plan and Desalination Facility ~ PDP 00-02, dated May 3. 2006; and WHEREAS, the Precise Development Plan serves as a land use application for the Carlsbad Seawater Desalination Plant, which is proposed at the Encina Power Station; and 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 WHEREAS, Developer has filed a verified application with the City of Carlsbad for an amendment to PDP 00-02 to reflect final design plans for the Carlsbad Seawater Desalination Plant (PDP 00-02(B)); and WHEREAS, PDP 00-02(B) makes only minor changes to text and graphics of the Precise Development Plan document, and the text changes are shown in strilcGthrough to indicate words lo be deleted and in underline to indicated words to be added; and WHEREAS, said application constitutes a request for an amended Precise Development Plan as amended by PDP 00-02(B) and as referenced in Exhibit 1 dated August 19, 2009, attached hereto and on file in the Planning Department DESALINATION PROJECT CHANGES ™ PDP 00-02(B) as provided by Chapters 21.36 and 21.52 of the Carlsbad Municipal Code; and WHEREAS, the amendment to Precise Development Plan and Desalination Plant project represents a reconfiguration of the onsite facilities of the Carlsbad Seawater Desalination Plant and does not involve any modification to the intake or output ofthe desalination plant or its operational characteristics; and WHEREAS, the Planning Commission did on August 19, 2009, hold a duly noticed public hearing as prescribed by law to consider PDP 00-02(B); and WHEREAS at said public hearing, upon hearing and considering all testimony and arguments, examining PDP 00-02(B), analyzing the information submitted by City staff, and considering any written and oral comments received, the Planning Commission considered all factors relating to PDP 00-02(B). NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning Commission ofthe City of Carlsbad as follows: A) That the foregoing recitals are true and correct; B) That the Planning Commission hereby RECOMMENDS APPROVAL of PC RESO NO. 6632 -2- 1 2 3 4 5 6 7 8 9 10 II 12 13 14 15 16 17 IS 19 20 21 22 23 24 25 26 27 28 Desalination Project Changes - PDP 00-02(B); based on the following findings that are supported by substantial evidence and subject to the following conditions. Findings: 1. 4. The Precise Development Plan PDP 00-02(B) is consistent with the intent and purpose ofthe Public Utilities (P-U) Zone, Section 21.36.010 (1) ofthe Carlsbad Municipal Code, to provide a Precise Development Plan, including with the changes to the Carlsbad Seawater Desalination Plant proposed by PDP 00-02(B), that is compatible with the General Plan and surrounding developments, in that (1) existing and permitted land uses within the proposed Precise Development Plan arc consistent with and/or implement the objectives of the Public Utilities ("U") General Plan designation; (2) the Precise Development Plan, through developments standards and review procedures, is compatible with surrounding developments; and (3) the Precise Development Plan planning area is adequately buffered from surrounding, more sensitive uses (e.g., residences and businesses) by open space, other utility uses, and transportation corridors and through development standards, including setbacks, of the proposed Precise Development Plan, Furthermore, the Owner, through the Precise Development Plan, remains committed to providing certain public dedications that will enhance the public*s use of open space areas adjacent to the Precise Development Plan area and Precise Development Plan PDP 00-02(B) is conditioned to dedicate an easement for the Coastal Rail Trail. The Precise Development Plan PDP 00-02(B) is consistent with the intent and purpose ofthe Public Utilities (P-U) Zone, Chapter 21.36.010(2) ofthe Carlsbad Municipal Code to provide a Precise Development Plan that has given due regard to environmental factors, in that PDP 00-02(B) has been reviewed concurrently with the processing and approval of the Addendum to Final Environmental Impact Report (EIR) 03-05, compliant with the provisions of the California Environmental Quality Act. Furthermore, as detailed in the Addendum, the desalination plant changes proposed by PDP 00-02(B) arc consistent with the findings of the EIR 03-05 and do not warrant any changes to the Mitigation Monitoring and Reporting Program adopted in City Council Resolution 2006-156 for the Precise Development Plan and Desalination Plant project. The Precise Development Plan PDP 00-02(B) is consistent with the intent and purpose of the Public Utilities (P-U) Zone, Chapter 21.36.010(3) of the Carlsbad Municipal Code to provide a Precise Development Plan that provides for necessary public improvements, in that conditions of approval have been placed on the project, which, in addition to the terms and obligations of the Amended and Restated Development Agreement DA 05-01(A), combine to ensure that adequate public improvements and/or dedications, and/or funds necessary therefore, will be secured concurrent with project approval. The Precise Development Plan PDP 00-02(B) permits the Carlsbad Seawater Desalination Plant that is identified as a permitted use in the P-U Zone by Municipal Code Section 21.36.020(4)(c) and that incorporates design, location, and operation characteristics that ensure compliance with the intent and purpose of the P-U Zone. Furthermore, PDP 00-02(B) sets forth the standards of development for the desalination plant. PC RESO NO. 6632 -3- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 The Precise Development Plan PDP 00-02(B) is consistent with the General Plan in that: a. It provides regulations and standards for uses that are appropriate uses for the General Plan Public Utilities ("U") land use designation, the designation applied to the Encina Power Station. b. The General Plan Land Use Element notes that the U land use designation is applied to existing areas, such as the Encina Power Station, that are being used for public or quasi-public functions. c. It provides development standards for the Encina Power Station, including the Carlsbad Seawater Desalination Plant, which is consistent with the Overall Land Use Pattern goal A.2 that states, "A City which provides for an orderly balance of both public and private land uses within convenient and compatible locations throughout the community and ensures that all such uses, type, amount, design, and arrangement serve to protect and enhance the environment, character, and image of the City." d. The establishment of the Precise Development Plan PDP 00-02(B), its regulation of development and uses at the Encina Power Station, and the Owner's offers of public dedications as conditioned herein, achieve compliance with Land Use Element Environmental Policy C.6, which states, "Ensure the preservation and maintenance of the unique environmental resources of the Agua Hedionda Lagoon while providing for a balance of public and private land uses through implementation of the Agua Hedionda Land Use Plan." The Precise Development Plan PDP 00-02(5) is consistent with Encina Specific Plan 144(J) in that: a. It complies with and enhances applicable Specific Plan standards and requirements adopted over the years to regulate development at the Encina Power Station. b. It documents and maps power plant uses and features, and, since it proposes no changes to the operation of the Encina Power Station and only limited changes to its facilities (e.g., removal of a fuel oil storage tank, seawater discharge channel connections, rerouting and removal, as appropriate, of existing support infrastructure, such as piping, and potential demolition of the administration building), Precise Development Plan PDP 00-02(B) does not conflict with Specific Plan standards and requirements regarding power station operations. c. The proposed amended and restated Encina Specific Plan, SP 144(J), incorporates the land use designations of the City of Carlsbad General Plan, with which the Precise Development Plan PDP 00-02(B) is consistent. Additionally, SP 144(J) would incorporate by reference PDP 00-02(B). The Precise Development Plan PDP 00-02(B) is consistent with the goals of the South Carlsbad Coastal Redevelopment Plan in that: PC RESO NO. 6632 -4- 1 2 3 4 5 6 7 S 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 a. Establishment of the Precise Development Plan and its development and environmental standards assists in eliminating blight and environmental deficiencies in the Redevelopment Plan area and ensuring quality site design. b. Development of the Carlsbad Seawater Desalination Plant will assist in the stimulation of new commercial/industrial expansion, employment, and economic growth. The dedication to set aside vacant land next to the Hubbs- Sea World research facility for marine research or aquaculture also furthers this goal. c. The public dedications, including dedication of the Fishing Beach along the lagoon and Bluff area adjacent to the beach, enable development of new public beach and coastal recreation opportunities, parking, and open space amenities. d. Locating the Carlsbad Seawater Desalination Plant in a location that creates the least amount of constraints on any future conversion of the Encina Power Station facilitates the redevelopment of the Encina power generating facility to a smaller, more efficient power generating plant. Furthermore, the consolidation of appurtenant facilities onto the desalination plant site as well as undergrounding and relocating of the pipelines and Intake pump station enhances redevelopment opportunities at the EPS. The Precise Development Plan PDP 00-02(B) is consistent with the City's adopted Scenic Corridor Guidelines, which apply to Carlsbad Boulevard and the North County Transit District railroad corridor, in that it provides an updated quality building design and appropriate visual screening for the Carlsbad Seawater Desalination Plant, and recognition of the Guidelines and development standards for the Encina Power Station as a whole. The Precise Development Plan PDP 00-02(B), including the public dedications proposed by the Owner through the Precise Development Plan, is in conformance with the Agua Hedionda Land Use Plan and all applicable policies in that it has been reviewed for consistency with relevant coastal policies including land use, habitat protection, grading and drainage, storm water management, recreation, shoreline access, and visual resources. In particular, the Precise Development Plan PDP 00-02(B) achieves consistency with Land Use Plan policies as follows: a. The Precise Development Plan PDP 00-02(B) regulates uses that are consistent with those land uses shown on the Plan's Land Use Map (Policy 1.1). b. The Owner-offered dedication of a public access easement for the Fishing Beach Is consistent with policies 6.5 and 6.7, which encourage the Encina fishing area on the Outer Lagoon to be maintained and present recreational uses ofthe lagoon to be expanded where feasible. c. Other Owner-offered public dedications in the vicinity of Agua Hedionda Lagoon and the Pacific Ocean are consistent with Coastal Act Policies regarding public access to coastline and recreational features. PC RESO NO. 6632 -5- 4 d. The Precise Development Pian PDP 00-02(B) is subject to, and incorporates 2 as a regulating document, the Mitigation and Monitoring Program for EIR 03-05, adopted by City Council Resolution 2006-156, which provides 3 mitigation to ensure consistency with Land Use Plan policies regarding environmentally sensitive habitats, geology, and water quality. e. Development permitted by Precise Development Plan PDP 00-02(B) is 5 consistent with the development standards, such as building height, of the Agua Hedionda Land Use Plan. 6 f. In November 2007, the Developer received discretionary approval of a coastal development permit (E-06-013) from the California Coastal Commission. This g approval applies to the Carlsbad Seawater Desalination Plant as approved as part of Precise Development Plan PDP 00-02 by the City Council and Housing 9 and Redevelopment Commission on June 13,2006. II 0 10. The approval of Precise Development Plan PDP 00-02(B) fulfills the requirement of Municipal Code Section 21.36.030, which in part states that "no building permit or other entitlement for any use in the P-U zone shall be issued until a precise I9 development plan has been approved for the property.'' 13 H. As conditioned, Precise Development Plan PDP 00-02(B) is consistent with the City's Landscape Manual (Carlsbad Municipal Code Section 14.28.020 and 14 Landscape Manual Section 1 B). 16 ^5 12. That the City has adopted a Citywide Trails Program and a segment of the trail network, the Coastal Rail Trail, is associated with this project. To facilitate locating this trail, which cannot be accommodated in its originally intended \y location within the North County Transit District Railroad right of way due to various reasons including space limitations, security, and safety concems, the 18 Owner and the City have agreed to try and find a mutually agreeable trail location within the Precise Development Plan boundaries and a condition of Precise Development Plan PDP 00-02(B) requires the dedication of an casement for 2Q the Coastal Rail Trail. 21 Conditions: 22 Note: Unless otherwise specified herein, all conditions shall be satisfied prior to issuance of grading or building permits for the Carlsbad Seawater Desalination Plant, 23 whichever occurs first. 24 1. If any of the following conditions fail to occur; or if they are, by their terms, to be 25 implemented and maintained over time, if any of such conditions fail to be so implemented and maintained according to their terms, the City shall have the right to 26 revoke or modify all approvals herein granted; deny or further condition issuance of all future building permits; deny, revoke or further condition all certificates of occupancy 2^ issued under the authority of approvals herein granted; record a notice of violation on the 2g property title; institute and prosecute litigation to compel their compliance with said conditions or seek damages for their violation. No vested rights are gained by Developer or a successor in interest by the City's approval of this Precise Development Plan, other PC RESO NO. 6632 -6- ^ than those described in the Amended and Restated Development Agreement DA 05- 2 01(A). 3 2. Staff is authorized and directed to make, or require the Developer to make, all corrections and modifications to the Precise Development Plan PDP 00-02(B) documents, as ^ necessary to make them internally consistent and in conformity with the final action on the project. Development shall occur substantially as shown on the approved Exhibits. Any proposed development different from this approval shall require an amendment to 6 this approval. 5 7 3. Prior to issuance of any grading or building permits. Developer shall demonstrate compliance with the approved Coastal Development Permit issued by the Califomia Coastal Commission or its successor in interest that substantially conforms to this g approval. A signed copy of the Coastal Development Permit must be submitted to the Planning Director. If the approval is substantially different, an amendment to the Precise 10 Development Plan PDP 00-02(B) shall be required. 1 ^ 4. Developer shall implement, or cause the implementation of the Precise Development Plan and Desalination Plant Mitigation Monitoring and Reporting Program adopted by City Council Resolution 2006-156. 13 5. This approval is granted subject to the approval of EIR 03-05(A), SP 144(J), DA 05- 14 01(A), RP 05-12(A), HMPP 05-08(A), and approved permit CDP 04-41 and is subject to all conditions contained in Planning Commission Resolutions No. 6631, 6633, 6634, 6635,6636, and 6092 for those other approvals incorporated herein by reference. ^ ^ 6. Those portions of the Project's water conveyance pipelines located within the City of ] 7 Carlsbad but outside of the Precise Development Plan PDP 00-02(B) boundaries are not approved as part of this permit and are subject to future permits by the City of 15 Carlsbad, and will be subject to the requirements ofthe Carlsbad Municipal Code. 19 7. If the Encina Power Station administration building is demolished or removed, any 20 proposal to rebuild or relocate the building shall be subject to separate review and approval. 21 8. If any condition for construction of any public improvements or facilities, or the payment 22 of any fees in-lieu thereof, imposed by this approval or imposed by law on this Project are challenged, this approval shall be suspended as provided in Govemment Code Section 66020. If any such condition is determined to be invalid, this approval shall be 24 invalid unless the City Council determines that tlie project without the condition complies with all requiremenls of law. 25 9. Developer shall comply with all applicable provisions of federal, state, and local laws and regulations in effect at the time of building permit issuance, except as othenvise 2y provided in the Amended and Restated Development Agreement DA 05-01(A). 28 10. Owner shall comply with all applicable provisions of federal, state, and local laws and regulations in effect at the time of building permit issuance as they relate to the existing Encina Power Station. PC RESO NO. 6632 -7- 23 5 ^ 11. indemnification: 2 a. Developer shall and does hereby agree to indemnify, protect, defend, and hold 3 harmless the City of Carlsbad, its Council members, officers, employees, agents, and representatives (collectively "Indemnified Parties"), from and against any and all 4 liabilities, losses, damages, demands, claims and costs, including court costs and attorney's fees incurred by the City arising, directly or indirectly, from (i) City's approval and issuance of this Precise Development Plan PDP 00-02(B), (ii) City's g approval or issuance of any permit or action, whether discretionary or nondiscretionary, in connection with the Carlsbad Seawater Desalination Plant use 7 contemplated herein, and (iii) Developer's installation and operation ofthe Carlsbad Seawater Desalination Plant, including without limitation, any and all liabilities 5 arising from the emission by the Carlsbad Seawater Desalination Plant of ^ electromagnetic fields or other energy waves or emissions. These obligations survive until all legal proceedings have been concluded and continue even if any City 10 approval giving rise to an indemnification obligation is not validated. 11 b. Owner shall and does hereby agree to indemnify, protect, defend, and hold harmless Indemnified Parties, from and against any and all liabilities, losses, damages, demands, claims and costs, including court costs and attomey's fees incurred by the 12 City arising, directly or indirectly, from (i) City's approval and issuance of this Precise Development Plan PDP 00-02(B), (ii) City's approval or issuance of any 14 permit or action, whether discretionary or nondiscretionary, in connection with the use of the existing 95-acre Encina Power Station, and (iii) Owner's installafion and 15 operation of the Encina Power Station, including without limitation, any and all liabilities arising fi*om the emission by the Encina Power Station of electromagnetic fields or otiier energy waves or emissions. Owner's duty to indemnify the 17 Indemnified Parties does not include any and all liabilities, losses, damages, demands, claims, costs, court costs and attomey's fees arising, directly or indirectly from the 18 Carlsbad Seawater Desalination Plant. These obligations survive until all legal proceedings have been concluded and continue even if any City approval giving rise to an indemnification obligation is not validated. 20 12. a. The Desalination plant project shall comply with all conditions and mifigation measures 21 which are required as part of the Zone 1 and Zone 3 Local Facilities Management Plans and any amendments made to that Plan prior to the issuance of building permits. 22 Should amendments occur to the LFMPs, the Developer shall comply subject to the limitations of the Amended and Restated Development Agreement DA 05- 01(A). 24 b. For the Encina Power Station, Owner shall comply with all conditions and mitigation 25 measures which are required as part of the Zone 1 and Zone 3 Local Facilities Management Plans and any amendments made to that Plan prior to the issuance of 26 building permits for any permits not contemplated in this PDP, as it may be amended from time to time. 27 2g 13. The approval of the PDP shall become null and void for the portions relating to the Desalination Plant, if the Desalination Plant does not become operational within 10 years of the final discretionary approval, including the discretionary approvals of PC RESO NO. 6632 -8- 16 28 b. As a condition of this approval. Developer must comply with the requirements of all regulatory agencies having jurisdiction over the Desalination Plant. ^ the California Coastal Commission or other agencies, as may be consistent with the 2 Amended and Restated Development Agreement DA 05-01(A). 3 14. a. As a condition of this approval. Owner must comply with the requirements of alt regulatory agencies having jurisdiction over the Encina Power Station. 4 5 6 15. Developer shall submit to the Planning Director a reproducible 24" x 36" mylar copy of 7 the Precise Development Plan PDP 0O-O2(B) reflecting the conditions approved by the final decision-making body. o g 16. Developer shall include, as part of the plans submitted for any permit plan check, a reduced legible version of all approving resolution(s) in a 24" x 36" blueline drawing 10 format (including any applicable Coastal Commission approvals and the Mitigation Monitoring and Reporting Program). 11 17. Prior to the issuance of any permits for the project, the applicant shall submit to the Planning Director a digital, editable copy and a camera-ready master copy of the 13 DESALINATION PROJECT CHANGES - PDP 00-02(B), in addition to the required number of bound copies determined by the Planning Director. 14 18. Prior to the issuance of any permits for the project, the applicant shall submit to the 15 Planning Director a digital copy of the biology report exhibits in AutoCAD DWG or ESRI-Shape-File Format registered to CCS zone 6 NAD 83. This requirement applies to exhibits prepared for biological impacts in both the Encina Power Station and 17 pipeline alignments throughout Carlsbad. The Planning Director has the discretion to waive this condition based on factors such as the scope of the study and the format in 18 which the exhibits were prepared. 19. Prior to final inspection of the desalination plant, Developer shall have constructed 20 a decorative screen wal! or fence and, where feasible, install landscaping and irrigation along the entire Carlsbad Boulevard frontage ofthe Encina Power Station 21 beginning at the power station's south boundary adjacent to the SDG&E property and extending approximately to the north end of the aquaculture facilities adjacent 22 to the power station's discharge pond, provided that (i) prior to issuance of building or precise grading permits for tbe desalination plant, plans for the decorative screening wall or fence, landscaping and irrigation, as outlined in the conditions for 24 a Final Landscape and Irrigation Plan contained herein, shall be submitted to the Planning Director and the City Engineer for review and approval; and (ii) such 25 decorative screen wall or fence shall replace the existing fence and shall incorporate, if determined appropriate by the Plannmg Director and the City Engineer, the 2^ bridge rail over the cooling water discharge culvert as required by and conditioned in Planning Commission Resolution No. 6634 for Redevelopment Permit RP 05- 12(A). 20. Prior to the issuance of a precise grading plan, Developer shall submit and obtain Planning Director approval of a Final Landscape and Irrigation Plan showing PC RESO NO. 6632 -9- conformance with the conditions herein and the City's Landscape Manual. Developer 2 shall constmct and install all landscaping as shown on the approved Final Plans, and maintain all landscaping in a healthy and thriving condition, free fi-om weeds, trash, and 3 debris. ^ 21. The first submittal of Final Landscape and Irrigation Plans shall be pursucmt to the landscape plan check process on file in the Planning Department and accompanied by the project's precise grading plans. 22 Engineering: g 22. Prior to approval of precise grading or building permits for the desalination plant, Developer shall cause Owner to give written consent to the City Engineer to the 9 annexation of the area shown within the boundaries of the Precise Development Plan into the existing City of Carlsbad Street Lighting and Landscaping District No. 1 and/or to 10 the formation or annexation into an additional Street Lighting and Landscaping ^ ^ District. Said written consent shall be on a form provided by the City Engineer. 12 23. Prior to issuance of precise grading or building permits (unless otherwise stated herein) for the desalination plant. Developer shall cause Owner or its successor in interest to 13 make an irrevocable offer of dedicafion to the City and/or other appropriate entities for all public streets, lands, and easements shown on the Precise Development Plan listed below, except as otherwise provided in the Precise Development Plan PDP 00-02(B). ^ ^ The offer shall be made by a separate document. All land so offered shall be offered fi"ee and clear of all liens and encumbrances and without cost. Streets that are already public 16 are not required to be rededicated. 17 a. Public dedications: The locations of the following dedications are shown on exhibit "Poseidon Desalination Plant Proposed Parcel Exhibit" attached hereto for reference. Prior to issuance of precise grading or building permits for the 19 desalination plant, precise legal descriptions and documentation shall be submitted to the satisfaction of the City Attorney, the City Engineer, and the 20 Planning Director. 21 i. Hubbs Site Parcel: A deed restriction shall be recorded on the property known as the Hubbs Site Parcel. The Hubbs Site Parcel is the vacant, approximately two-acre eastern portion of the property identified by 23 Assessor's Parcel Number (APN) 206-07-017 and currently occupied by the Hubbs-Sea World Research facility. The deed restriction shall limit 24 allowable land uses on the Hubbs Site Parcel to those that are directly related to fish hatchery, fish ecology research, aquaculture uses, and trails to the 25 satisfaction of the Planning Director. 2g ii. Bluff Area Parcel: Fee title to property known as the Bluff Area Parcel shall be granted to the City of Carlsbad for public access and recreational uses. 27 The Bluff Area Parcel is on the west side of Carlsbad Boulevard, bet>vecn the Encina Power Station discharge jetty and the Terramar residential area. 28 Fee title shall include only the bluff area and not the beach. Cabrillo Power I LLC shall pay all costs associated with the property dedication. iii. South Power Plant Parcel: A public parking and public access easement PC RESO NO. 6632 -10- 5 shall be granted to the City of Carlsbad for the property described as the 2 South Power Plant Parcel for the development of public vehicle parking by the City of Carlsbad. The South Power Plant Parcel is located at the 3 southwest corner of the Precise Development Plan, adjacent to the east side of Carlsbad Boulevard and Encina Power Station south entrance gate, an ^ area approximately 0.27 acre in size. If necessary, Developer shall be responsible for costs associated with removal and relocation of any gates or fences necessary to accommodate the parking and access to it. Furthermore, 6 prior to issuance of grading or building permits for the desalination plant, one (or more) plan(s) shall be provided to the City to show feasible parking 7 layouts as determined by the Planning Director and the City Engineer. Parking lot plans shall be designed to complement and allow installation of the Carlsbad Boulevard frontage landscape and wall conditioned herein. g The operational parameters ofthe public parking and public access shall be ones that are mutually agreeable to both the Owner and the Planning 10 Director, iv. Fishing Beach Parcel: A public access and public parking easement shall be 11 granted to the City of Carlsbad for the property known as the Fishing Beach Parcel for access and on-shore recreational uses, including public parking. The operational parameters of the on-shore recreational facilities, public 13 parking, and public access shall be ones that are mutually agreeable to both the Owner and the Planning Director. This property, approximately 2.4 14 acres, is located on the east side of Carlsbad Boulevard along the Outer Agua Hedionda Lagoon and stretches from the lagoon inlet jetty to a point at an ^5 existing fence about 1,500 feet south. Cabrillo Power I LLC or their assignee lg shall retain the right to close the Fishing Beach property to public use and access from time to time during periodic dredging cycles as approved for 17 lagoon maintenance. 12 19 18 b. Carlsbad Boulevard: From the southerly boundary ofthe Precise Development Plan to the northerly boundary of Specific Plan 144, dedicate additional right-of- way for public street and utility purposes along the easterly side of Carlsbad 20 Boulevard. Width of additional right-of-way shall be one (1) foot to the satisfaction ofthe City Engineer. 21 c. The Owner of the Precise Development Plan property shall enter into an 22 agreement with the City whereby the Owner: 2-^ i. Acknowledges that the existing storm drain facilities across Precise 24 Development Plan property may be of inadequate size to contain the 100- year storm flows. 25 ii- Acknowledges that under existing NPDES requirements applicable to the Owner's property that Owner has legal obligations to prevent illegal or 26 unpermitted discharges into the Agua Hedionda Lagoon or Pacific Ocean under expected drainage water flows, and no releases of hazardous materials or pollutants as the result of drainage flows from the Precise Development 27 2g Plan property. d. Coastal Rail Trail - Prior to occupancy, dedicate an casement for the Coastal PC RESO NO. 6632 -11- 8 ^ Rail Trail in a location within the boundaries of the Precise Development Plan 2 that is mutually acceptable to the City and Owner or its successor in interest. 3 e. Agua Hedionda Lift Station Site and Vista-Carlsbad Interceptor Sewer Pipeline - Prior to occupancy, dedicate an casement for the Agua Hedionda Lift Station ^ Site and Vista-Carlsbad Interceptor Sewer Pipeline in a location within the ^ boundaries of the Precise Development Plan that is mutually acceptable to the City and the Owner or its successors in interest. 6 25. Subject to any Owner-initiated development which requires a formal amendment to 7 the Precise Development Plan, other than the desalination plant. Owner shall prepare and submit, for City Engineer review and approval, a hydrology/hydraulic study regarding the 100-year storm flows conveyed to and through the subject CJ propert}'. The Study shall consider the post-developed (ultimate) storm flows generated by the Precise Development Plan Area and shall provide the t>'pe and size 10 of proposed storm drain facility and appurtenances (Private Storm Drain Improvements) necessary to collect and convey the proposed 100-year storm across 11 the property all to the satisfaction of the City Engineer. 12 26. Subject to any Owner-initiated development which requires a formal amendment to 13 the Precise Development Plan, other than the desalination plant. Oivner shall submit grading plans to the City Engineer for review and approval for the 14 construction of Private Storm Drain Improvements identified in the city-approved hydrology/hydraulic study all to the satisfaction of the City Engineer. Owner shall ^5 pay review and inspection fees based on the latest schedule of fees. 27. Owner shall not challenge any aspect of EIR 03-05(A) before the Califomia Coastal 17 Commission or in any court of law for any reason or purpose. NOTICE 19 Please take NOTICE that approval of your project includes the "imposition" of fees, 20 dedications, reservations, or other exactions hereafter collectively referred to for convenience as "fees/exactions." 21 2-., You have 90 days from date of final approval to protest imposition of these fees/exactions. If you protest them, you must follow the protest procedure set forth in Govemment Code Section 23 66020(a), and file the protest and any other required information with the City Manager for processing in accordance with Carlsbad Municipal Code Section 3.32.030. Failure to timely 24 follow that procedure will bar any subsequent legal action to attack, review, set aside, void, or annul their imposition. 25 You are hereby FURTHER NOTIFIED that your right to protest the specified fees/exactions DOES NOT APPLY to water and sewer connection fees and capacity charges, nor planning, 27 zoning, grading or other similar application processing or service fees in connection with this project; NOR DOES IT APPLY to any fees/exactions of which you have previously been given a 28 NOTICE similar to this, or as to which the statute of limitations has previously otherwise expired. PC RESO NO. 6632 -12- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 PASSED, APPROVED AND ADOPTED at a regular meeting of the Planning Commission of the City of Carlsbad, Califomia, held on August 19,2009, by the following vote, to wit; AYES: Commissioners Baker, Dominguez, L'Heureux, Nygaard, Schumacher, and Vice Chairperson Douglas NOES: ABSENT: Chairperson Montgomery ABSTAIN: FARRAH DOUGLAS. Vice Chairperson CARLSBAD PLANNING COMMISSION ATTEST: DON NEU Planning Director PC RESO NO. 6632 -13- EXHIBIT 1 August 19, 2009 27 28 ORDINANCE NO. AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF CARLSBAD, CALIFORNIA. AMENDING THE ENCINA POWER STATION PRECISE DEVELOPMENT PLAN PDP 00-02 TO 4 APPROVE CHANGES TO THE CARLSBAD SEAWATER DESALIATION PLANT PROPOSED AT THE ENCINA POWER 5 STATION (EPS), 4600 CARLSBAD BOULEVARD, IN LOCAL FACILITIES MANAGEMENT ZONES 1 AND 3 AND GENERALLY 6 NORTH OF CANNON ROAD, SOUTH OF AGUA HEDIONDA LAGOON, EAST OF THE PACIFIC OCEAN, AND WEST OF 7 INTERSTATE 5. CASE NAME: DESALINATION PROJECT CHANGES CASE NO.: PDP 00-02fB^ ^ WHEREAS, the City Council of the City of Carlsbad, Califomia has reviewed and considered a request to approve an amendment to the Encina Power Station Precise Development Plan, PDP 00-02, via application Precise Development Pemnit 00-02A(B). WHEREAS, the amendment is proposed to approve changes to the Carlsbad Seawater Desalination Plant; and WHEREAS, changes proposed to the PDP 00-02 revise document graphics and text, with text changes shovm In etfikeo«t for words to be deleted and underline for words to be added; dnd WHEREAS, after procedures in accordance with the requirements of law, the 11 12 13 14 15 16 17 18 19 City of Carlsbad has determined that the public interest indicates that said Precise Development 20 Plan be approved; and 21 WHEREAS, the City Council did on the day of 22 2009, hold a duly noticed public hearing as prescribed by law to consider said request; and 23 WHEREAS, said application constitutes a request for a Precise Development 24 Plan Amendment consistent with Chapter 21.36 of the Municipal Code as shown and described 25 in the "Encina Power Station Precise Development Plan PDP 00-02(B)" document and on 2^ Exhibits "A" - "P," both dated August 19, 2009, and incorporated herein by reference and on file in the Planning Department. NOW, THEREFORE, the City Council of the City of Carlsbad, California, does ordain as follows: 1 2 3 4 5 6 7 8 9 10 SECTION I: That Precise Development Plan PDP 00-02{B). dated August 19, 2009, on file in the Planning Department and Incorporated by reference herein, is adopted. The Encina Power Station Precise Development Plan (PDP 00-02(B)) shall constitute the development plan for the property and ali development within the plan area shall conform to the plan. SECTION II: That the findings and conditions of the Planning Commission in Planning Commission Resolution No. 6632 shall also constitute the findings and conditions of the City Council. EFFECTIVE DATE; This ordinance shall be effective thirty days after its J J adoption, and the City Cierk shall certify to the adoption of this ordinance and cause it to be 12 published at least once in a publication of general circulation in the City of Carlsbad within 13 fifteen days after its adoption. 14 INTRODUCED AND FIRST READ at a regular meeting of the Carlsbad City 15 Council on the day of 2009, and thereafter. 16 /// 17 /// /// /// /// /// /// /// /// /// /// /// /// -2- 18 19 20 21 22 23 24 25 26 27 28 20 21 22 23 24 25 26 27 28 PASSED AND ADOPTED at a regular meeting of the City Councii of the City of Carlsbad on the day of 2009, by the following vote, to wit: AYES: NOES; ABSENT: ABSTAIN; APPROVED AS TO FORM AND LEGALITY 1 2 3 4 5 6 7 8 9 10 11 12 13 14 CLAUDE A. LEWIS, Mayor 15 ATTEST: 16 17 LORRAINE M. WOOD, City Clerk 19 RONALD R. BALL, CityAttorney (SEAL) -3- PACIFIC OCEAN A/ wor ro SCALE SITEMAP Carlsbad Seawater Desalination Project PCD 14-01 FINAL LANDSCAPE AND IRRIGATION PLANS FOR: CARLSBAD DESALINATION PROJECT CARLSBAD BLVD SITE CARLSBAD, CALIFORNIA VICINITY MAP LOCATION MAP DECmOLTlON QF RESPONSlBUi CHAHCE: THE UCEVSEO OtaOIC Of HO CMMtt 01*9 THZ 0£MW OF J BsgfESSOKS CODE «1D WATER EFFICIENT LANDSCAPE DECLflKATION: BACKFLOW PREVENTER TESTING: DRAWING INDEX^ INSPECTION PROCEDURES: niPECvoi pffoauuffES rtstcfw "* ^*n*cr jiciMSO Harris roionKS najtii FOR A emu. uueacff •ircnnii.iw nrmjariMH-fBwi m- utot W-MU. SHEET TFTir SHEET NUMBER DRAWNG NUMBER nn£ 5H££r 1 LO.O IRRICAnON PLANS 2 [I.D IHRIC. LEGEND & IVOrES 2 [I.O IHDICATIOH DEMILS 3 ta * il.l fo LI.2 IRKIGtHOH WATER USE CALCS 5 il.l PLAnnna PLANS 1 LKO PLANJINC LEGEND * W07E5 1 LI.O PtJNTIfJG DETAILS 6 Lt.4 rENCE PLAN 7 lo 8 EENCE ULEVAHON 9 FEHCE DETAIL 10 ® POSEmON WATER l@ ARCADIS "WIDE" t«chnc4og« Hcj. "AS 8UILT" BENSON DESCBIPTIOH I -1300-0.0 I LANnSCftPF TITI F RHFFT APPROVED FOR PUNTING AND IRRIGATION ONLY, INCLUDING PRECISE LOCATION OF PLANTING AREAS, ™|| ClTY^QF^CARL5BADj[*«^ LANDSCAPE IMPROVEMEIVT PLANS FOR CARLSBAD DESALINATION PROJECT CARLSBAD BLVD, SITE ^"ij-Sf-lf RP05-12A II 4S4-3L CDflul mgiTiaii pkn.ding IRRIGATION SCHEDULE s SYMBOI El UANUFACTURER/MOOEL/DESCBIPllON Boio Bird RWS-B-C-SOCK Boot Wolerlng Syslsm .itn 4.0' Oiomeler K 36.0" long with locking grate, semi—rlgio mesh tuDe. Check Valve ono Sond Sock. Roin Bird bubbler option as indicated: 1401 0.25 gpm. 1402 0.5 gpm. 1404 1.0 gpm, 1408 2.0 gpm. Roin Bird 1800-1400 Flooa Fixed (lo. rate (0.25-2.0GPM). (ull circle bubbler, 1/2" FIPT. Insloll 6" pop-up within 10' o( povtng or curb. UANUFACTURFR/MQPFt /DESCRIPTION Rain Bird XCZ-PRB-IOO-COM Medium Plus Flow Drip Control Kit (or Commerciol Applieotions. 1" Soil Volve wilh 1" PESB Votve and 1" Pressure Regulating 40psi Quick-Check Basket Filter. 3gpm to 20gpm Flush Votve KBI SCH. 80 Manual (lush valve installed in box per detoil. Areo to Receive Dripline Netolim TLCV-06-12 (12) Techline Pressure Compensating Landscape Dripline wilh Check Volve. 0.6GPH emitters ot 12.0" O.C. Dripline ioterols spaced ot 12.0" opart, with emitters odsel (or triongular patlern. 17mm. Areo to Receive Dripline Netolim TICV-06-1B (18) Techline Pressure Compensating Landscape Dripline with Check Volv«. 0.5GPH emitters ot 18.0" O.C. Dripline Ioterols spoced at 18.0' oport. o((s ingulor pott MANurACTUR Rain Biro PESB-PHS-0 1", 1-1/2", 2" Plostlc Induslriol Valves- Low Flow Operoling Copobility, Globe Contigurotion. Wilh Pressure Regulating Module, and Scrubber Technology (o* Relioble Pertormonce in Dirty Water Irrigation Applieotions. Roin Bird 44-LRC 1" Brass Quick-Coupling Volve, wilh Corrosion-Resistant Stainless Steel Spring, Locking Thermoplastic Rubber Cover, and 2-Piece Body. Hunter IC-1800-M Modular Controller. 18 stotions, Outdoo Model. Wall Mount Metal Cobinel. With ICM-600 modules included. Hunter IC-0600-M Modular Controller, 6 stations. Outdoor Model, Wall Mount Metol Cobinet. No Module Reguired. Hunter WSS Wireless Solor S)nc wilh solar roin (re sensor with outdoor inter(oce, install o noted. Includes 10 yeor lilhium battery end rubber module cover, ond gutter mount bracket. 15/8 5/7 7/7 Ip 3/7 Point of Connection 1" Tie into existing water ser Others). Pressure inlormot City of Corlsbod Woler Ao Point of Connection l" Tie into existing woler service. (By Others). City of Corlsbod Wotcr Authority Line; PVC Schedule 40 P'lpe Sleeve: PVC Schedul Typlcoi pipe pipe sleeve 40 pipe. 40 pipe. >hall allow f> eir reloted couplings to rough sleeving moteriol. s 18 inches Deyono edges ol struct siueo. size ou«nnv JKIS - e ® osn/s *wzr - CONSTRUCTION LEGEND - IHIS PlAN HAS BFfU PIWPABFD tl f^OMPIItMJ WllH 1. Cirr OF CARLSBAO lANOSCAPE M4MJAL (^LICIES ANt 2. POP 0O-O2a/SP144 (J) OATEO JUNE 2012. CARISBAD SCENIC IRRIGATION PLAN / LEGEND " SCALE: 1 = 20-0 POSEIDON WATER ARCADIS KSD WIDE" technologies Hd. "AS BUILT" REVISION DESCRIPTION L-1300-1.0 I PLANTING PLAN/LEGEND APPROVED FOR PLANTING AND IRRIGATION ONLY, INCLLIDING PRECISE LOCATION OF PLANTING AREAS. CITY^OF^C^ARLSBAD ll"™ LANDSCAPE IMPROVEMENT PLANS FOR CARLSBAD DESAUNATION PROJECT CARLSBAD BLVD. SITE CDesal Irrigation plan.dvg END 5'-0- UASONBY WAIL UTH 2 -0' StCuHITv TOP BCCIN 5'-«' HASOMPT WAlt •TH r-«- StCUPirr TOP SEE ELEVAIOX 2 ON S»€£l ! EMO 5'-»- 1««S0HIIT •II" f-O' SICUBIIY W BCCn 7- EU8ASSV ItNC! A >— PEMOVf EXISIWO FENCE K»'pp*^ Z]~ GPCUtED COBBIES EXISTING NRC IRRIGATION UNES TO BE USED/REFURBlSHEO 1*HEREVER POSSIBLE EXISTING VEGHATION TO BE REMOVED OR TRIMMED. SEE SHEET 2 FOR PLANTING PLAN UASONRV BLOCKS TO BE SPLIT f*C£D. MASONRY PILASTERS TO BE 12" SOUARE WITH 2 Ji" CAP COIOR Of MASONRY PILASTERS ANO MASONRY BLOCKS TO BE DETERMINED BY CITY. COBBLES AND FUTER aOTM TO B£ PLACED IN THE NEW 1-FOOI CIIY ROW. EMBASSY FENCE VARCS FROM 7' TO 4" (WHEN MOUNTED ON BRIDGE RAIL) AS PER PLANNING COMMISSION RESOLUTION NO. 6635 RP 05-12(A) #28 BRIDGE RAIL PER CALTRANS 2010 REVISED STANDARD PLAN RSP B11-54 WALL PILASTERS AND FENCE POST NOT SHOWN TO SCALE FOR CLARITY. © POSEIDON WATER ARCADIS "STIDE lechnologws ltd. "AS BUILT" mm REVISION DESCRIPTION APPROVED FOR PLANTING AND IRRIGATION ONLY, INCLUDING PRECISE LOCATION OF PLANTING AREAS. LANDSCAPE IMPROVEMENT PLANS FOR CARLSBAD DESAUNATION PROJECT CARLSBAD BLVD. SITE w. >.:. 1.1 .'•.1)1 tl IrrigclKin pUn.divg EXISTING NRG IRRIGATION LINES TO BE USED/REFURBISMED WHEREVER POSSIBLE COBBLES ANO FILTER CLOTH TO Bt PLACED IN THE NEW 1-FOOT CITY ROW. KSD TO RE-C«AOE TO PROVDE PIWiDt LEVEL GROUND ANO COMPETENT FOUNDATION FOR NEW FENCE WALL AND MAINTAIN EXISTMC OIMNACE MASONRY BLOCKS TO Bt SPLIT FACED MASONRY PILASTERS TO Bt 12" SQUARf WITH 2 K" CAP COLOR OF MASONRY PILASTERS AND MASONRY BLOCKS TO BE DnERMlNEO BY CITY. Qitam. NQTLS, WALL PILASTERS AND FENCE POST NOT SHOWN TO SCALE FOR CLARITY. O POSEIDON WATER |@ ARCADIS KSD ^IDE techr>ologies ltd. "AS BUILT" REVISION DESCRIPTION APPROVED FOR PLANTING AND IRRIGATION ONLY, INCLUDING PRECISE LOCATION OF PLANTING AREAS. CITY OF CARLSBAD LANDSCAPE IMPROVEMENT PLANS FOR CARLSBAD DESAUNATION PROJECT CARLSBAD BLVD SITE RP05-12A II 464-3L COMI intoat^n pUn.dwg - PLATED POST ON 5'-0" HASOHRT WALL. CUT AT r-11 i/< |TYP) r EMBASSY FENCE T EMBASSY FENCE PAMEL BRACKH (TYP) -PLATED POST ON BRIDGE HAILING. CUT AT J'-1 I i/^' |TTP) BRIDGE RAIUNG PER CALTRANS 2010 REVISED STWJDARD PLAN RSP B11-51 LAGOON VIEW AREA -12" SQUARE MASONRY PILASTER ITYP) DETAIL ® POSEIDON WATER kg| ARCADIS KSB ^IDE iKhnolf^s IW- AS BUILT DEVI SION DESCRIPTION APPROVED FOR PLANTING AND IRRIGATION ONLY, INCLUDING PRECISE LOCATION OF PLANTING AREAS, CITY OF CARISBAD I PLANNIHC DimSICH LANDSCAPE IMPROVEMENT PLANS FOR CARLSBAD DESAUNATION PROJECT CARLSBAD BLVD. SITE CDwu] qngalian ptarvdv^