HomeMy WebLinkAbout1979-06-19; City Council; 5803-2A; Waste Land Treatment PlantII
CITY OF CARLSBAD .X
Initial
AGENDA BILL NO: 5803, Supplement #2-fr ] Dept. Hd.
DATE: June 19, 1979 Cty' Atty
. Cty. Mgr.
DEPARTMENT: Planning
5 r ^ fc(S3
SUBJECT:
ZONE CHANGE FROM PC TO PU AMD PRECISE DEVELOPMENT PLAN -FOR A 1.2 MOD
WASTEWATER TREATMENT PLANT (ZC-203 & PDP-2) LAKE CALAVERA HILLS ASSOCIATES.
Statement of the Matter
The Planning Commission first heard these two requests on April 11, 1979,
at which time they approved the Zone Change, but continued the precise plan -.
to April 25. (See attached staff report dated "revised" April 16, 1979).
However, prior to the continued April 25th meeting, the City Council, decided
to review the major policy issues contained in the project report and EIR
(Montgomery). The City Council thru several sessions established policy
guides for subsequent action. (See attached City Council minute excerpts and
summary letter dated June 1, '1979). •
From the City Council action staff redrafted the staff recommendation,
(see attached staff report dated June. 4, 1979). Through the hearing process
some changes were made by the Planning Commission, basically for clarity.
The Planning Commission final action on PDP-2 is contained in the Planning
Commission Resolution No. 1525.
EXHIBITS. •
Planning Commission Resolution No. 1510, (ZC-203).
Planning Commission Resolution No. 1525, PDP-2
Staff Report dated June 4, 1979
Letter from James Hagaman dated June 1, 1979
Excerpts of City Council Minutes
Staff Report dated April 16, 1979
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RECOMMENDATION
If the City Council concurs you should direct the City Attorney to prepare
documents APPROVING ZC-203 and PDP-2 as per Planning Commission Resolutions
1510 and 1525.
Council Action
6-19-79: Council directed the City Attorney.to prepare the necessary
documents to approve ZONE CODE-203, as per Planning Commission
Resolution No. 1510. •
Council continued the public hearing on the on the
.PRECISE DEVELOPMENT PLAN-2, with a report by'staff addressing
the issues raised with Regard to Conditions No. 9, No. 14, and
No. 17 of Planning Commission Resolution No. 1525.
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PLANNING COMMISSION RESOLUTION NO. 1510
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CARLSBAD, CALIFORNIA, APPROVING A ZONE
CHANGE FROM P-C (PLANNED COMMUNITY) TO P-U
(PUBLIC UTILITY) ON-PROPERTY GENERALLY LOCATED
NORTHEAST OF EL CAMINO REAL, SOUTH OF HIGHWAY
78.
CASE NO: ZC-203
APPLICANT; ROY WARD, LAKE.CALAVERA HILLS
WHEREAS, a verified application for certain property,
generally located northeast of El Camino Real, South of Highway 78,
and more^particularly described on Exhibit X, dated April 11,
1979, attached hereto which has been filed with the City of
Carlsbad and referred to the Planning Commission; and
WHEREAS, said verified application constitutes a request as
provided by Title 21 of the Carlsbad municipal Code; and
WHEREAS, the Planning Commission did on the llth day of
April, 1979, hold a public hearing as prescribed by law to
consider said request; and
WHEREAS, at said public hearing, upon hearing and considering
all testimony and arguments, if any, of all persons who desired
to be heard, said Commission considered all factors relating
to the Zone Change (ZC-203) and found the following facts and
reasons to exist:
•1. The proposed Zone Change is consistent with the General Plan
because:
A. The General Plan Land Use Element designates this area
for a public utility zone.
B. The Public Utility Zone implements the uses permitted
in the utility designation of the General Plan.
C. The Zone Change will have- no adverse impacts on any
other element of the General Plan.
2. It has been determined that the Zone Change will not result
in any significant adverse imp'acts to the environment because:
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A. EIR-528 has been certified by the City that includes
measures to mitigate significant environmental impacts.
B. The Public Utility Zone requires the approval of a
Precise Development Plan which will incorporate the
necessary mitigating measures as noted in EIR-528. .
3. The proposed Zone Change is consistent with applicable City
Public-Facility Policies and Ordinances because:
A.
B.
The Public Utility Zone pe/rmits the expansion and/or
construction of public facilities.
The eventual development of the site will be a waste
water treatment and water reclamation facility.
WHEREAS, the Planning Commission, by the following roll call
vote, recommended APPROVAL OF ZC-203 as indicated on Exhibit X,
dated April 11, 1979', attached hereto.
AYES: Rombotis, Schick, Marcus, Jose.
NOES: Larson, Wrench.
ABSTAIN: L' Heureux'.
NOW, THEREFORE, BE IT HEREBY RESOLVED, that the foregoing
recitations are true and correct.
EDWIN S. SCHICK, JR. Vice Chairman
ATTEST:
JAMES C. HAGAMAN, Secretary
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err/ OF
CARLSBAD
X
OTy'OF
CARLS6AD
ZC- 203
CALAVERA H1LL5
SEWAGE TRE^TMB
PLANT
.4/11/71
ZONE CHANGE FROH P-6 TO P-U
MAP COMPILED FROM DAf/\ eHOWN OH OFFICIAL.
MAP OF THE CITY OF CARLSBAD.
EXHIBIT X
o
1 PLANNING COMMISSION RESOLUTION NO. 1525
2 A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CARLSBAD, CALIFORNIA, APPROVING A PRECISE
3 DEVELOPMENT PLAN FOR A 1.2 MGD OXIDATION DITCH
WASTEWATER TREATMENT FACILITY, INCLUDING EFFLUENT
4 LINE AND PERCOLATION PONDS ON PROPERTY GENERALLY
LOCATED NORTHEAST OF EL CAMINO REAL, SOUTH OF
5 HIGHWAY 78.
CASE NO: PDP-2
6 APPLICANT; ROY WARD, LAKE CALAVERA HILLS ASSOCIATES
7 WHEREAS, a verified application for certain property,
8 generally located northeast of El Camino Real, South of Highway
9 78, and more particularly described on Exhibit Y, dated April
10 11, 1979, attached hereto which has been filed with the City
11 of Carlsbad and referred to the Planning Commission; and
12 WHEREAS, said verified application constitutes a request as
13 provided by Title 21 of the Carlsbad Municipal Code; and
14 WHEREAS, the Planning Commission did on the following dates:
15 April 11, 1979, April 25, 1979, May 23, 1979, June 4, 1979, hold
16 public hearings as prescribed by law to consider said request; and
17 WHEREAS, at said public hearings, upon hearing and considering
18 all testimony and arguments, if any, of all persons who desired
19 to be heard, said Commission considered all factors relating
20 to the Precise Development Plan (PDP-2), and found the following
21 facts and reasons to exist:
22 1. The proposed Precise Development Plan insures compatibility
of the development with the General Plan because:
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a) The General Plan Land Use Element designates a public
24 utility in this area.
25 b) Subsequent development in the area served by the
treatment plant will be consistent with the General
26 Plan because all zoning in the service area is
consistent with the General Plan.
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2. The proposed Precise Development Plan insures compatibility
28 of the project with surrounding development because:
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a)
b)
3. It 1PI af JLd
the
a)
b)
c)
d)
4. The
•Far-JL Clt*
in
a)
b)
c)
d)
e)
7/
o
Adequate measures are required as part of the approval
to mitigate any adverse impacts the property may have.
The location of the project in a valley will reduce
adverse impacts to surrounding property.
It has been determined that the proposed Precise Development
Plan will not result in any significant adverse impacts to
the environment due to the following reasons:
The conditions of approval, include mitigation measures
outlined in EIR-528, that mitigate potential adverse
environmental impacts.
Changes or alterations have been required which mitigate
the significant environmental effects as identified in
the project EIR.
The project will be subject to further review and
approval by affected State and Federal agencies. Said
review constitutes additional environmental impact
assessment, and ensures the project's compatibility
with the contiguous natural and manmade environment.
The Environmental Protection Agency has prepared a
study on the proposed oxidation ditch process. The
study found the process both reliable and highly
competitive with respect to other secondary and advanced
waste water treatment systems. ~
The proposed Precise Development Plan provides for public
facilities as necessitated by development and/or approvals
The proposed waste water treatment facility will serve
as a complimentary use to the existing Encina sewage
treatment plant by providing the City with additional
sewer capacity.
The proposed reclamation facility will reduce the
amount of potable water necessary to serve the service
area as delineated in EIR-528 in the future.
Said reclamation system could allow for the preservation
and continuation of agricultural production.
The proposed treatment facility will be financed by
those utilizing the facility.
All other public facilities will be available at time
of development.
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w O
WHEREAS, the Planning Commission, by the following vote,
recommended approval of Precise Development Plan (PDP-2) with
certain conditions:
General
1. Development of the site shall occur substantially as
indicated in Exhibit "G" dated April 4, 1979, attached
hereto, and as shown on Exhibits A-l, B, D and P-l
dated April 11, 1979, for the wastewater treatment plant
and Exhibit A-2, and E dated April 11, 1979, for the
percolation ponds; except for modifications and necessary
back-up systems not affecting the plant operational
efficiency that are approved by the Public Works Administrator
2. In addition to the approval of the development indicated in
the exhibits noted above, all other requirements and appur-
tenances as listed in this approval shall be indicated on
the final Precise Development Plan.
Treatment Plant
3. The proposed treatment plant shall be constructed in one
phase as a 1.2 mgd capacity plant with percolation ponds,
effluent lines to serve ponds, and all other necessary
appurtenances to operate the treatment plant.
4. A reversible force main connecting the treatment facilities
to the Encina line at El Camino Real shall be constructed
as part of this project.
Reclamation
5. All wells, pumps, check dams and other appurtenances
necessary to reclaim water from the recharge basin noted in
Exhibit "E" shall be constructed as part of this project.
Prior to any grading, construction or placing of equipment,
plans for this facility shall be submitted and approved by
the Planning Commission.
6. All effluent from the treatment plant shall be reclaimed
and utilized for replacement of existing or planned potable
water (Type I), The amount of sewer capacity allocated to
future developments shall be equaled by the amount of
reclaimed water that can be guaranteed for use by the
applicant for such development.
7. All users of the treatment plant shall provide a plan that
guarantees a method to utilize the reclaimed water prior
to any approval pursuant to their projects. The water
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may be applied to agricultural uses, and landscaped
portions of parks, schools, or private areas. Said
reclaimed water shall not be applied to native vegetation
or areas where there is no present or planned potable water
uses. As a guide to determine adequate land to utilize
the reclaimed water the ratio for gallons of water on acres
of land should be based on 1 acre of agricultural land for
each 3,000 gallons or 1 acre of landscaped land for each
800 gallons. Depending on location, soil type and plants,
the ratio may differ from this guide.
8. The method of guranteeing utilization and schedule of use
of reclaimed water shall be submitted to the Planning
Director. The Planning Director in approving the land to
be used for reclaimed water shall give preference to lands
near the recharge basins or served by gravity flow from
the systems required per Condition No. 5, in order to
conserve energy required for pumping.
9. The applicant shall be responsible for the construction of
mains, wells, pumps, check dams, and all other appurtenances
necessary to reclaim water from alternative recharge basins
located in the Agua Hedionda drainage basin if it is
determined that these recharge basins are preferable in lieu
of an effluent fail safe line. Such determination shall be
made prior to the City accepting any portion of the
treatment facilities. Prior to any grading, construction
or placing of equipment, plans for this facility .shall be
approved by the Planning Commission by a Conditional Use
Permit.
10. Any appurtenances not part of this application or approval
necessary for reclamation, storage, or use of the plant
effluent shall be subject to Planning Commission review and
approval. At the time of review the Planning Commission
shall determine if such appurtenances will have a significant
adverse effect on surrounding property. If it is determined
that the appurtenances will have a significant adverse
effect, a Conditional Use Permit shall be required.
11. The applicant shall provide necessary easements on his
property and pay his fair share of the costs for a disposable
effluent fail safe system as such system is determined
to be necessary. Such determination shall be made prior to th
City accepting any portion of the treatment facilities.
Administration
12. Upon completion of construction and prior to operation of
the plant, the site and all structures and appurtenances
for the treatment facilities, and recharge basins as shown
on approved exhibits, a 30' wide access way from Tamarack
Boulevard to the treatment facility, and any other
appurtenances approved by this action shall be dedicated to
the City of Carlsbad free of liens and encumbrances.
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1 13. The applicant shall be responsible for the funds to construct
the facilities as approved. Any reimbursement agreements
2 must be approved by the City prior to submittal of any
application for project not already approved or in process
3 of acquiring discretionary approval. Any expenditures by
the applicant in advance of a final agreement with the City
4 is at the risk of the applicant.
5 14. The City shall adopt a method to allocate sewer permits or
growth management program for the area serviced by this
6 facility prior to submittal of any application for projects
not already approved or in process by the City. This
7 allocation system or growth program may include, but not
limited to; limitation on how many permits would be issued,
8 the phasing of issuance of permits, a program to determine
who shall receive such allocation, and the extent of the
9 service area.
10 15. Access easements if necessary for operation and maintenance
of the percolation ponds, effluent line and necessary
11 appurtenances shall be granted to the City of Carlsbad by
Lake Calavera Hills Associates, if the City agrees to accept
12 the facility.
13 16. The applicant shall provide all necessary easements over the
Lake Calavera Hills property to accommodate sewer service
14 and reclamation for all other properties in the drainage
basin.
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17. No application for sewer permits, building permits or any
16 discretionary action shall be issued by the City until a
construction contract for the plant has been formally agreed
17 upon and a completion date tentatively established, then such
approvals may be granted and construction commenced, however,
18 no dwelling units shall be granted a certificate of occupancy
or shall be allowed to be offered for sale until such time
19 as the satellite treatment plant is operational and accepted
by the City.
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Construction and Operation Details
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18. The applicant shall submit master CC&R'S for the Lake
22 Calavera Hills development holding the City harmless for
any adverse effects the treatment plant may cause and
23 such hold harmless agreement shall be recorded at the
San Diego County Recorder's Office.
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19. A condition shall be placed on all development permitted
25 to use this wastewater treatment facility that prohibits
the use of self-regenerating water softners. The Lake
26 Calavera Hills development shall contain such prohibition
in the CC&R'S.
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20. The applicant shall submit and process a parcel map creating
28 separate lots for the treatment plant and recharge basins.
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The Lake Calavera Hills Master Plan (MP-150(A) shall be
amended as required by the approval of the Zone Change and
Precise Development Plan.
The applicant shall secure easement rights for the City
prohibiting the location of any habitable building within
100 yards from the outside edge of the service road or
structure and equipment, whichever is nearer to habitable
buildings as indicated on Exhibit A-l. Tentative Map 76-12
and PUD-4 shall be amended if necessary showing such
easement prior to final map and final PUD.
A design study for the facility shall be submitted by Lake
Calavera Hills Associates to the Public Works Administrator
or his designee and shall include the following special
studies: foundation, seismic safety, expansive soil, soil
stability, and special engineering requirements, so that
the project will be designed with adequate safety margins.
Grading plans for all facilities shall be approved by the
Public Works Administrator or his designee, prior to
issuance of building permits. Such plan shall include
provisions to limit grading, cut and fill and excavation
to the minimum areas necessary to prepare construction
pads and excavate for treatment, transport and disposal
facilities.
Drainage facilities adjacent to the treatment plant and
percolation ponds shall be designed to accommodate a 100
year flood and protect the treatment plant and percolation
ponds. These facilities shall be constructed concurrently
with grading activity.
Surfaces shall be graded to direct runoff toward designed
drainage facilities and away from any cut and fill slopes.
Land shall not be cleared of vegetation except immediately
before grading, and grading should take place only during the
dry season (April 16 to October 31).
All graded slopes shall be stabilized for erosion control
immediately following grading by the developer.
Landscape and irrigation plans shall be submitted for the
approval of the Planning Director. The landscaping shall
be designed to screen the treatment facilities recharge
basins from surrounding properties. Plans shall include fast
growing tall trees as well as a combination of shrubs and
ground cover. Plants shall be drought tolerant, fire
retardant where necessary and easily maintained. The approved
landscaping and irrigation shall be fully installed prior to
the City accepting the facilities.
Natural vegetation and existing eucalyptus trees shall be
retained wherever possible.
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31. All pumps, generators and other noise producing mechanisms
shall be placed underground and/or shielded in such a manner
to reduce noise attributed to the facility to a maximum of
55 dba at property line of all facilities.
32. The applicant shall submit an archaeological investigation
for the approval of the Planning Director that indicates the
location of any archaeological resources that could be
affected by the construction of the treatment facility,
recharge basins, effluent line and any accessory pumps,
access roads, wells, etc. The final Precise Development Plans
shall include means to mitigate any potential impacts noted
in this investigation.
33. The access way from the plant to Tamarack shall be improved
with a minimum of 20' wide asphalt concrete driveway and
approved by the City Engineer and Fire Marshall.
34. A fire hydrant shall be placed on the site and approved by
the Fire Marshall.
35. An asphalt concrete driveway shall be provided to the
percolation ponds. The location, dimension and construction
of the driveway shall be to the satisfaction of the City
Engineer and the Planning Director.
36. The equestrian trail through the treatment plant site as shown
on Exhibit A-l dated April 11, 1979, shall be constructed by
the applicant and maintained by the Lake Calavera Hills
Homeowners's Association. The portion of the equestrian trail
located between the treatment plant and the recharge basins
shall be placed within the effluent line easement, and shall
be constructed by the applicant and maintained by the Lake
Calavera Hills Homeowner's Association. The CC&R'S for Lake
Calavera Hills shall contain this condition.
37. Final plans for treatment facilities and recharge basins
shall indicate appropriate lighting to provide adequate
night time operations. Such lighting shall be designed in
a manner so that nearby residences or public streets are not
adversely affected. The lighting plan shall be subject to
the approval of the planning Director.
38. The treatment facility, recharge basins and any other
mechanical appurtenances shall be totally enclosed by a fence
a minimum of 8' in height and designed for security purposes,
subject to the requirements of the State Water Quality
Control Board.
39. The applicant shall provide a method approved by the
Public Works Administrator for the disposal of sludge created
by the treatment plant.
40. All equipment proposed to be placed on any roof shall be
screened from public and subject to the approval of the
Planning Director.
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W"""^ y*S.; »
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41. After approval, the applicant shall submit a reproducible
copy of the Precise Development Plan which incorporates all
requirements of the approval to the City Manager for
signature. Prior to signing the final Precise Development
Plan, the City Manager shall determine that all applicable
requirements have been incorporated into the plan and that all
conditions of approval have been satisfactorily met or
otherwise guaranteed. The final signed Precise Development
Plan shall be the official site layout plan for the property
and shall be attached to any application for a building permit
on the subject property.
WHEREAS, the Planning Commission, by the following roll call
vote, recommended APPROVAL of PDP-2 , for the reasons set forth
above .
AYES: Rombotis, Marcus , Jose, Larson, Wrench, Schick.
NOES: None.
ABSTAIN: L'Heureux.
ABSENT : None .
NOW, THEREFORE, BE IT HEREBY RESOLVED , that the foregoing
recitations are true and correct.
K \k v\
'\Jjluh/u M 1 f\ri/j 1 \
EDWIN S. SCHICK, JR/ 'Vice Chairman
CARLSBAD PLANNING COMMISSION
ATTEST :
n / /y/iwjJLL I Ja^JL. /^
JAME6 C. HAGAMAN, Secretary
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STATE OF CALIFORNIA )
COUNTY OF SAN DIEGO )
CITY OF CARLSBAD )ss
I, JAMES C. HAGAMAN, Secretary to the Planning Commission
of the City of Carlsbad, California, do hereby certify that the
foregoing resolution was duly introduced, approved and adopted
by the Planning Commission of the City of Carlsbad at a regular
meeting of Said Commission held on the 13th day of June
1979, by the following roll call vote:
AYES: Schick, Rombotis, Larson, Marcus, Jose, Wrench.
NOES: None.
ABSTAIN: L'Heureux.
ABSENT: None.
r/LA^
!S C. HAGAMAN, Secretary
CARLSBAD PLANNING COMMISSION
PDF-2
crry OF
CARUS6A.D
COU^4T/PDP-Z
CALAVERA HlUf
SEWA6E
PUANT
EXHIBIT Y
LAl'Q
CALAVERA
•BILLS
Carlsbad, Ca. 92008
(714) 729-4912
C
TO: Planning Director
Public Works Director
DATE
4/4/79
SUBJECT:CLARIFICATION OF PROPOSAL OF LAKE CALAVERA HILLS ASSOCIATES
FOR CONSTRUCTIONOF WASTE WATER TREATMENT FACILITY AND ASSOCIAT1 D
FACILITIES.
Gentlemen: .
Lake Calavera Hills Associates defines its proposal to the City of
Carlsbad for the Construction of the Waste Water Treatment Facili-
ty as to the various parts of system as follows:
i •
1) Provide the land for the Plant Site, the non-specific ease-
ment for pipelines to the percolation field and the perco-
lation field.
2)Treatment Site Specifically.
All necessary integral parts to insure a waste water treat-
ment plant complete and turn-key to include but not-limited
to the following generally described facilities. The entire
facility to be approved by the Public Works Director of the
City of Carlsbad.
(a)
(b)
Cc)
CIfy cf
Planning
(e)
Carlsbad [f
(h
Headworks ..
2 - 600,000 gallon oxidation ditches with at least two
Brush type aerators, drive motors, wiers, control val-
ves.
2 - adequately sized clarifiers
1 - extended aeration sludge digestor dewatering unit
chlorinator contact chamber
1 - sludge compactor
1 - auxiliary, control, machine shop, laboratory
building
pumps and•transport lines for effluent to percolation
fields
percolation fields and check dams as required
all force mains and collector systems for Calavera Hills
and for access to the treatment plant across Calavera
Hills Property for the Basin Area (cost to be prorated
among the users placing the demand for—servicenand
access through Calavera Hills Property)"v^O"
V i 1979
CITY OB CARLSBAD;
CALAVERA
'HILLS
3088 Pio Pico Dr., Suite 20W
Carlsbad, Ca. 92008
(714) 7294912
TO: Planning Director
Public Works Director
Page 2
DATE
4/4/79
JOB*
SUBJECT: CLARIFICATION OF PROPOSAL FOR CONSTRUCTION
(k) Reversable force main and pumps from El Camino Real
up Tamarack Avenue to Plant Site as required by Public
Works Director.
No construction should be included .in this proposal that lies out-
side of the Calavera Hills property other than that which is'
specifically listed above.'
Calavera Hills will agree to pay its prorata share of any Fail
Safe line to the Encina Outfall if said system should be required
in the future. — _
Should the Public Works Director desire to add additional facili-
ties at the /treatment plant, they may also be included with Cala-
•vera Hills' concurrence. • • ;: •-
Roy
General Partner
RJW:paf
V
MEMORANDUM
DATE: June 4, 1979
TO: ' Planning Commission ,
FROM: Planning Department
CASE NO: Supplemental Report PDP-2
REQUEST: PRECISE DEVELOPMENT PLAN FOR A 1.2 MGD -OXIDATION
DITCH WASTEWATER TREATMENT FACILITY, INCLUDING
EFFLUENT LINE AND PERCOLATION PONDS.
APPLICANT; LAKE CALAVERA HILLS ASSOCIATES _
HISTORY
The Planning Commission heard this item on April 11, 1979, along
with ZC-203, a request to rezone the site to P-U. The Planning
Commission approved ZC-203, but continued PDP-2 until April 25,
1979. Prior to the April 25th meeting, the City Council decided
to review the major policy issues contained in the project report
and EIR of this case. The Planning Commission therefore continued
the item to May 23, 1979, with a provision that it would be
further continued if the City Council, did not conclude their
discussion by May 8. Since the City Council finished discussion
on May 15, the Planning Commission continued the PDP-2 action to
June 4, 1979.
ISSUES
To understand the issues involved staff prepared a list of issues
and staff response (dated April 27, 1979). From this the City
Council further defined areas they wished to discuss. From
these two lists the City Council explored the many issues involved
with the sewer plant as prepared and made policy decisions on
the major issues. Most of these decisions have a direct bearing
on how the Planning Commission will review the application and
establish conditions.
First the City Council determined that a treatment facility
in the northeast basin was* desirable, but only with water
reclamation. Therefore staff has recommended approval of the
application and suggests conditions to insure water reclamation
- see conditions 5 through 11. These conditions will require
the applicant to construct full facilities to commence water
reclamation upon activation of the plant. All users of the
treatment plant shall have to guarantee a method to utilize
the reclaimed water.
Council also directed staff to prepare a work program for potential
use of reclaimed water on agricultural land and other principle
uses for the entire city. Since the City Council only directed a
work program and did not set up a completion time for the study,
staff has not recommended a condition on the Precise Development
Plan to require such study prior to development in Lake Calavera
Hills. . '
Site 3b as requested by the applicant and approved by the Planning
Commission by previous action (ZC-203) was determined by the
City Council as the proper location for the plant. The site as
requested includes an effluent recharge into an aquifer in the
Buena Vista drainage basin. This is included in the approval of
the plans.
The Montgomery Report also indicates an aquifer in the Agua
Hedionda drainage basin that can be used as an alternative re-
charge basin. Since there is still unresolved issues concerning
fail safe and storage capacity, staff suggests a condition to
require such alternative recharge basin if it is later determined
that such recharge is preferable to a fail safe line. See
Conditions No. 9 and 11.
The City Council then determined that a decision on the effluent
fail line should be delayed until such time as the Master Plan
on satellite treatment plants is completed. This is to allow for
a comprehensively planned fail safe system that would combine
fail safes from other satellite plants. Also further study
especially on recharge basins and agriculture water needs may
modify the need for fail safe. (See Condition No. 11).
The approved plant is to have 1.2 mgd capacity and constructed
by the applicant. This will provide capacity for growth
anticipated through the year 2000 including existing development
in the drainage basin. Condition No." 4 requires a force main to
connect to the Encina line on El Camino Real. This will provide
both a method to hook up existing residences and also a raw
sewage fail safe in case of plant mal function, (even though
mal function necessitating fail safe is not anticipated).
To provide for proper allocation of this capacity in line with
the anticipated full capacity date and to provide for all other
public facilities at time of need, the City Council has directed
staff to prepare a work plan for a growth management program.
Staff has suggested a condition that will require the completion
of this growth management program prior to accepting application
for any project within thi.s service area not already approved
or in process. See Condition No. 14.. This condition allows
either the adoption of a sewer allocation system or a growth
management program that would include all public facilities.
The applicant shall fund the construction of all portions of the
facilities he is responsible for. However, the City and the
applicant shall enter into negotiations which will hopefully
require a minimum of reimbursement and -City involvement in the
financial aspects of the project. This agreement must be to
the satisfaction of the City Council. See Condition No. 13.
,2
The City Attorney pointed out that if the applicant funds the
construction he could claim that his investment in the plant-
gives him certain rights to impose limitations on "Council's"
ability to deal with discretionary approvals on the subject
development in the future.. Further, any expenditure by the
applicant in advance of a final agreement for construction
would be at the risk of the applicant.
Finally, the City Council determined that upon completion of the
plant and prior to operation, it be transfered to the City,
see Condition No. 12.
RECOMMENDATION
Staff recommends that the Planning Commission forward a rec-
ommendation of approval of Precise Development Plan No. .2 to
the City Council based on the following findings and subject
to the following conditions:
1. The proposed Precise Development Plan insures compatibility
of the development with the General Plan because:
a) The General Plan Land Use Element designates a public
utility in this area.
b) • Subsequent development in the area served by the
treatment plant will be consistent with the General
Plan because all zoning in the service area is consistent
with the General Plan.
2. The proposed Precise Development Plan insures compatibility
of the project with surrounding development because:
a) Adequate measures are required as part of the approval
to mitigate any adverse impacts the property may have.
b) The location of the project in a valley will reduce
adverse impacts to surrounding property.
3. It has been determined that the proposed' Precise Development
Plan will not result in any significant adverse impacts to
the environment due to the following reasons:
a) The conditions of approval, include mitigation measures
outlined in EIR-528, that mitigate potential adverse
environmental impacts.
.3
o
b) The project will be subject to further review and
approval by affected State and Federal agencies. Said
review constitutes additional environmental impact
assessment, and ensures the project's compatibility
' with the contiguous natural and manmade environment. *
c) The Environmental Protection Agency has prepared a
study on the proposed oxidation ditch process. The
study found the process both reliable and highly
competive with respect to other secondary and advanced
waste water treatment systems. • .
4. The proposed Precise Development Plan provides for public
facilities as necessitated by development and/or approvals
in the area:
a) The proposed waste water treatment facility will serve
as a complimentary use to the existing Encina sewage
treatment plant by providing the City with additional
sewer capacity.
b) The proposed reclamation facility will reduce the
amount of potable water necessary to serve this area
in the future.
c) Said reclamation system could.allow for the preservation
and continuation of agricultural production.
d) The proposed treatment facility will be financed by •
those utilizing the facility..
e) All other public facilities will be available at time
of development.
CONDITIONS , '
General
1. Development of the site shall occur substantially as indicated
in Exhibit "G" dated 4/4/79 and as shown on Exhibit A, dated
4/3/79, and A-l, B, D and F-l dated April 11, 1979, for the
wastewater treatment plant and Exhibit A-2, and E dated April
11, 1979, for the percolation ponds; except for modifications
affecting.plant operational efficiency that are approved by
the Public Works Administrator.
2. In addition to the approval of the development indicated in
the exhibits noted above, all other requirements and appur-
tenances as listed in this approval shall be indicated on the
final Precise Development Plan.
Treatment Plant
3. The proposed treatment plant shall be constructed in one
phase as a 1.2 mgd capacity plant with percolation ponds,
effluent lines to serve ponds, and all other necessary
appurtenances to operate the treatment plant.
4. A force main connecting the treatment facilities to the
Encina line at El Camino Real shall be constructed as part
of this project.
Reclamation
5. All wells, pumps and other appurtenances necessary to
reclaim water from the recharge basins shall be constructed
as part of. this project.
6. All effluent from the treatment plant shall be reclaimed and
utilized for replacement of existing or planned potable
water (Type I). The amount of sewer capacity allocated to
future developments shall be equaled by the amount of reclaimed
water that can be guaranteed for use by the applicant for
such development.
7. All users of the treatment plant shall provide a guaranteed
method to utilize the reclaimed water prior to any approval
pursuant to their projects. The water may be applied to
agricultural uses, and landscaped portions of parks,, schools,
or private areas. The land guaranteed by utilizing the
reclaimed water shall be in a ratio of not less than 1 acre
of agricultural land for each 3,000 gallons of reclaimed
water from the treatment plant or 1 acre of landscaped area
for each 800 gallons. Said reclaimed water shall not be
applied to native vegetation or areas where there is no
present or planned potable .water uses.
8. The method of guranteeing utilization and schedule'of use
. of reclaimed water shall be submitted to the Planning Director
The Planning Director In approving .the land to be used for
reclaimed water shall give preference to lands near the
percolation peds or served by gravity flow from the systems
required per Condition No. 5, in order to conserve energy
required for pumping.
9. The applicant shall be responsible for the construction of
mains, wells, pumps, check dams, and all other appurtenances
necessary to reclaim water from alternative percolation ponds
located in the Agua Hedionda drainage basin if it is
determined that these ponds are preferable in lieu of an
effluent fail safe line. Such determination shall be made
prior to the City accepting any portion of the treatment
facilities.
10. Any appurtenances not. part of this application necessary for
reclamation, storage, or use of the plant effluent shall be
subject to a Conditional Use Permit.
11. The applicant shall provide necessary easements on his property
and pay his fair share of the costs for a disposable effluent
fail safe line if such line is determined necessary. Such
determination shall be made prior to the City accepting any
portion of the treatment facilities.
.5
Administration
12. Upon completion of construction and prior to operation of
the plant, the site and all structures and appurtenances
for the treatment facilities, and percolatponds as
shown on approved exhibits, a 30' access way from
Tamarack Boulevard to the treatment facility, and any other
appurtenances approved by this action shall be dedicated to
the City of Carlsbad free of liens and encumbrances.
13. The applicant shall be responsible for the funds to construct
the facilities as approved. Any financial agreements shall
be to the satisfaction of the -City,prior to submittal of any
application for project not already approved or in process by
the City. Any expenditures by the applicant in advance of
a final agreement with the City is at the risk of the
applicant.
14. The City shall adopt a method to allocate sewer permits or
growth management program for the area serviced by this
facility prior to submittal of any application for projects
not already approved or in process by the City. This
allocation system or growth program may include, but not
limited to; limitation on how many permits would be issued,
the phasing of issuance of permits, a program to determine
who shall receive such allocation, and the extent of the
service area.
15. Access easements if necessary for operation and maintenance
of the percolation ponds, effluent line and necessary
appurtenances shall be granted to the City of Carlsbad by
Lake Calavera Hills Associates.
16. The applicant shall provide all necessary easements over the
Lake Calavera Hills property to accommodate sewer service
and reclamation for all other properties .in the drainage
basin.
17. No application for sewer permits, building permits on any
discretionary action shall be issued by the City until a
construction contract for the plant has been formally agreed
upon and a completion date tentatively established, then such
approvals may be granted and construction commenced, however-,
no dwelling units would be cleared for sale or would be
allowed to be offered for sale until such time as the satellite
treatment plan is operational and accepted by the City.
Construction and Operation Details
18. The applicant shall submit master CC&R'S for the Lake
Calavera Hills development holding the City harmless for
any adverse effects the treatment plant may cause and
such hold harmless agreement shall be recorded at the
San Diego County Recorder's Office. .
19. The applicant shall submit and process a parcel map
creating separate lots for the treatment plant and
percolation pond sites.
20. The Lake Calavera Hills Master Plan (MP-150(A) shall be
amended as required by the approval of the Zone Change and
21. The applicant shall secure easement rights for the City
prohibiting the location of any habitable building within
100 yards from the outside edge of the service road of
the treatment plant as indicated on Exhibit A-l. Tentative
Map 76-12 and PUD-4 shall be amended if necessary showing
such easement prior to final map and final PUD.
22. A design study for the facility to be submitted by Lake
Calavera Hills Associates to the Public Works Administrator
or his designee and shall include the following special
studies: foundation, seismic safety, expansive soil, soil
stability, and special engineering requirements, so that
the project will be designed with adequate safety margins.
23. Grading plans for all facilities shall be approved by the
Public Works Administrator or his designee, prior to
issuance of building permits. Such plan shall include
provisions to limit grading, cut and fill and excavation
to the minimum areas necessary to prepare construction
pads and excavate for treatment, transport and disposal
facilities.
24. Drainage facilities adjacent to the treatment plant and
percolation ponds shall be designed to accommodate a 100
year flood and protect the treatment plant and percolation
ponds. These facilities shall be constructed concurrently
with grading activity.
•25. Surfaces shall be graded to direct runoff toward designed
drainage facilities and away from any cut and fill slopes.
26. Land shall not be cleared of vegetation except immediately
before grading, and grading should take place only during the
dry season (April 16 to Ocotber 31).
27. All graded slopes shall be stabilized for erosion control
immediately following grading by the developer.
28. Landscape and irrigation plans shall be submitted for the
approval of the Planning Director-. The landscaping shall
be designed to screen the treatment facilities and percolation
- ponds from surrounding properties. Plans shall include fast
growing tall trees as well as a combination of shrubs and
ground cover. Plants shall be drought tolerant, fire
retardent where necessary and easily maintained. The approved
landscaping and irrigation shall be fully installed prior to
the City accepting the facilities.
29. Natural vegetation and existing eucalyptus trees shall be
retained wherever possible.
30. All pumps, generators and other noise producing mechanisms
shall be placed underground and/or-shielded in such a manned
to reduce noise to a maximum of 55 dba at property line of
all facilities.
.7
31. The applicant shall submit an archaeological investigation
for the approval of the Planning Director that indicates the
location of any archaeological resources that could be
affected by the construction of the treatment facility,
percolation ponds, effluent line and any accessory pumps,
access roads, wells, etc. The final Precise Development Plans
shall include means to mitigate any potential impacts noted
in this investigation.
32. The access way from the plant to Tamarack shall be improved
with a minimum of 20' wide asphalt concrete driveway and
approved by the City Engineer and Fire Marshall.
33. A fire hydrant shall be placed on the site and approved by
the Fire Marshall.
t_.
34. An asphalt concrete driveway shall be provided to the
percolation ponds. The location, dimension and construction
of the driveway shall be to the satisfaction of the City
Engineer.
35. The equestrian trail through the treatment plant site as shown
on Exhibit A-l dated April 11, 1979, shall be constructed by
the applicant and maintained by the Lake Calavera Hills
Homeowners's Association. The portion of the equestrian trail
located between the treatment plant and the percolation ponds
shall be placed within the effluent line easement, and shall
be constructed by the applicant and maintained by the Lake
Calavera Hills Homeowner's Association. The CC&R'S for Lake
Calavera Hills shall contain this condition.
36. Final plans for treatment facilities and percolation ponds
shall indicate lighting to provide adequate night time
operations. Such lighting shall be designed in a manner so
that nearby residences or public streets are not adversely
affected. The lighting plan shall be subject to the approval
of the Planning Director.
37. The treatment facility, percolation ponds and any other
mechanical appurtenances shall be' totally enclosed by a fence
a minimum of 6" in height and designed for security purposes,
• subject to the requirements of the State Water Quality
Control Board.
38. The applicant shall provide a method approved by the
Public Works Administrator for the disposal of sludge created
by the treatment plant.
39. All equipment proposed to be placed on any roof shall be
screened from public and subject to the approval of the
Planning Director.
.8
40. After approval, the applicant shall submit a reproducible
copy of the Precise Development Plan.which incorporates all
requirements of the approval to the City Manager for
signature. Prior to signing the final Precise Development
Plan, the City Manager shall determine that all applicable
requirements have been incorporated into the plan and that all
conditions of approval have been satisfactorily met or
otherwise guaranteed. The final signed Precise Development
Plan shall be the official site layout plan for the property
and shall be attached to any application for a building permit
on the subject property.
Attachments
Memo from James Hagaman regarding City Council Policies dated 6/1/79
City Council Minutes
BM/ar
6/1/79
.9
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MEMORANDUM
DATE: May 30, 1979
REVISED: June 1, 1979
TO: ' Paul Bussey, City Manager
FROM: James C. Hagaman, Planning Director
RE: CITY COUNCIL POLICIES ON CALAVERA HILLS WASTEWATER
TREATMENT PLANT
The Carlsbad City Council has approved the following new City
policies in their consideration of the Calavera Hills treatment
plant. I have listed the policies in two groups, the first being
those policies applying to the City generally and the second
being those policies related directly to the proposed Calavera
Hills wastewater treatment plant.
A) City Wide Policies:
1. It is the City Council policy and determination that a
satellite treatment facility is acceptable in the north-
east drainage basin of the City.
2. The City Council has determined that no wastewater
facility will be considered by this Council unless it
is also designed to be used for water reclamation.
3. The City Council has determined that it is necessary to
develop a city wide reclamation policy including the
principle uses of reclaimed water and has requested City
staff to develop a work program for a reclamation policy.
4. City Council has requested City staff to prepare a work
program for agricultural land preservation for the City.
5. City Council requested staff to prepare a work program
providing for mitigation of growth inducing aspects
considered in the Montgomery report as follows:
a) Public facilities element and capital improvement
program.
b) Mandated General Plan review every three years.
c) Urban land reserve program.
d) Growth monitoring program.
e) Specific Plan for special treatment areas,
f) Work plan which includes a City growth management
program.
Memorandum - PaifWBussey
May 30, 1972 /Revised June 1, 1979
Page 2
B) Determinations directly related to Calavera Hills:
1. City Council indicated a preference for the alternate
site 3-B identified in the Montgomery Report.
2. City Council indicated desire to review pump station
sites along with the treatment facilities for environ-
mental considerations.
3. City Council accepted the percolation beds contained in
the Montgomery Report and indicated their desire to study
and analyze potential recharge areas near Rancho Carlsbad
Mobile Home Park.
4. City Council determined that additional failsafe lines
beyond the normal back-up systems to be built into the
plant not be included for raw sewage and further deter-
mined it would delay a decision on an effluent failsafe
system until an overall Master Plan of satellite treatment
plants has been adopted by the Council.
5. City Council determined that a 1.2 mgd plant will be.built
initially at the Lake Calavera Hills site.
6. City Council determined that the financing for the plant
will be provided by the developer and that the developer
and staff shall enter into negotiations which will,
hopefully, require a minimum of reimbursement and City
involvement in the financial aspects of the project.
When staff and developer complete their negotiations, they
shall return to the City Council for their approval.
7. City Council determined that the City will maintain and
operate the plant after completion.
JCH:jd
6/1/7.9
.. OF CARLSBAr,
. -7-
April 17,.]979
CITY COUNCIL ADDITIONAL BUSINESS:
Palomar Airport Citizens' Advisory Committee...-—"""'
Mayor Packard indicated he had received a letter
from Supervisor Paul Eckert requesting nomina-
tions of Carlsbad c'itizens to serve on his
committee to respond to complaints resulting from
noise,.and other problems at Pa'lomar Airport.
Manager's Memorandum Re Satellite Sewage Treat-
ment Faci1i ty.
Council unanimously' consented to bring up the
Memorandum from the City Manager noting that
many policy questions and decisions needed to
be discussed by Council before the Planning
Commission could go ahead with decisions at that
level. < . .
[921 A motion was made to request the Planning
Commission to postpone any further action with
regard to the application for approval of a
specific plan for Lake Calavera Hills until after
Council had reviewed and established certain
policies. •
Council recognized'ED HAYWORTH, 1207 Elm Avenue,
Carlsbad., California, who spoke to Council on
be.half of Lake Calavera Hills Associates. Mr.
Ha'yworth supported Council consideration of
policy issues, but requested that the process of
approval of the application be continued.
A motion was made to direct staff to prepare the
report addressing issues requiring Council
determination of policy to be ready for the May
1, 1979 Regular Meeting.
Disaster Council Meeting: •.
Councilman Skotnicki reported on his attendance
at-the recent Disaster Council Meeting and noted
their discussion of reorganization of county
staff to handle an emergency and indicated that
•changes would be reflected in the Joint Powers
Agreement which governs this. .
SLPJL'-
Councilman Skotnicki reported on the recentCPO meeting and noted that item regarding the
reorganization of the transit districts in the
County in accordance with Senator Kapiloff's bill
and Assemblyman Frazee's bill -- decisions on
which will be taken at the next meeting. "\
Parks & Recreation Commission
Councilman Lewis reported on the recent.Parks
& Recreation Commission. He indicated an
item, of concern was the study on the .Hosp Grove
park area.
Motion
Ayes
Motion
Ayes
•X
OF CARLSBA/.-10-o
May 1, "1979 108
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S
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,
[92] 29- AB #5803 - Supplement #1 - LAKE
CALAVERA HILLS WASTE WATER TREATMENT PLANTPOLICY ISSUES .
A staff report and background was presented
by the Planning Director.. »,
Council recognized Mr. Henry Schipke, 3225
Donna Drive, Carlsbad, CA. Mr. Schipke
indicated he was conversant with the subject
matter by reason of his profession as an
engineering consultant. Mr. Schipke spoke
in favor of a plan for waste water treatment
facilities.
Council acknowledged that they had determined
that a treatment facility was desirable.
Councilman Skotnicki indicated it was .his
feeling that the matter required (1) a
determination of numerous policy issues; and
(2) handling the adverse impacts .
Following discussion, Council concurred they
were discussing, only this particular plant
at this time.
Council discussed and concluded _that the
aspect of water reclamation was an integral
'" element in the concept of waste water
treatment facilities.
Council accepted as policy a satellite plant
in the northeast drainage basin of the City,
coupled with water reclamation facilities.
A motion was made to continue the matter to
the Adjourned Regular Meeting, to be held
May 8, 1979 at 7:00 P.M. Councilman Skotnicki
and Mayor Packard agreed to meet in advance
to formulate procedures to follow in dis-
"~~-~-^__ • cussions at that time.
City Manager;
[103] 30. AB #5825 - TRAFFIC SAFETY COMMISSION
APPOINTMENT - RESOLUTIONS NO. 5751, 5752 and
5753. ^_..,_
^ ~~~~- — ,Mayor Packard announced his intention to
reappoint Hubert B. Nelson, currently serving
a term on the Carlsbad Traffic Safety
Commission which expires in July, 1979, to
a subsequent term.
Mayor Packard announced his intention to
appoint John Lusignan as the replacement for
the unexpired position created by the
resignation of William Harkins.
* .
- .. • • .
.'
•• .=•
~-
Motion
Ayes ••
Motion
Ayes
X
X
X
X
X
X
X
X
X
X
}
j
C11Q' C OF .CARLSBAD ^ Q COUNCILMAN
Meeting of:
Time of Meeting:
Date of Meeting:
Place of Meeting:
CITY COUNCIL (Adjourned Regular Meeting)
7:00 P.M.
Hay 3, 1979 •
"Council Chambers 'I'll'
I
(
B
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*
ROLL CALL: ' ' ^^
Mayor Packard stated that Councilwoman Casler
had contacted Mr. Geoffrey Scarth re his applica-
.tion for appointment to the Advisory Committee
on the Housing Element..of the General Plan.
,<*"
Following Councilwoman 'Casler's report on her •
conversation with Mr. Scarth, the following
Resolution was adopted:
RESOLUTION NO. 5775, APPOINTING A MEMBER TO THE
.GENERAL PLAN HOUSING ELEMENT ADVISORY COMMITTEE,
. -/^ that member being Mr. Geoffrey' Scarth;
F921 1. AGENDA BILL S5803 - Supplement #1 - LAKE
CALAVERA HILLS UASTE WATER TREATMENT PLANT -
POLICY ISSUES.
Mayor Packard gave a brief introduction of the
matter stating that a basic. list of .policy
issues dated May 8, 1979, had been distributed
previously, and this list resulted from a
meeting between himself, Councilman Skotnicki
and the City Manager.
The Public Works Administrator stated .the .
Memorandum from the Planning Director to the
City Manager dated April 27, 1979, contained an
error on page 5, in Section 6. He stated the
year 1990 should be changed" to read 1987-88, and
the year 2000 should be changed to read 1990.
* The Public Works Administrator, Mr. Beckman,
also stated Dr. Frank Grant of James M. Montgomei
* Consulting Engineers, Inc. was present to
respond to Council questions. .
Councilman Skotnicki questioned whether any
• assurances- had been received from the Regional
.Mater Quality Control Board regarding permits
Which Would be required for such a plant.
In respo'nse, the Pub! ic- Works Administrator
stated no assurances had been given; however,
they had indicated what conditions would possibly
be imposed if an application were submitted.
Council recognized Mr. Roy Hard, 3088 Pio Pico,
Carlsbad, applicant. -Mr. Hard introduced Mr.
Dennis O'Leary to speak to the matter on his
behalf.
Hrl O'Leary stated he had contacted the Regional
Water Quality Control Board and questioned them
regarding the possibility of an application'
submission by the City. In this regard, he
. stated the staff had expressed willingness to
• recommend approval. .
Present
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[lotion
Ayes
*
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"
y
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X
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X
X
X
X
X
X
X
X
ClfTr OF CARLSBAD CQUNC5LMEN
May 8, 1979 112
Mayor Packard then referenced the list of policy
issues dated May 8, 1979, and suggested that
Council proceed with discussion of the issues.
jl - Is a satellite treatment facility desirable?
Mayor Packard s'tate'd Council had agreed as to the
desirability of such a facility at a previous
meeting.
12 '- V.'hat is the proper location for the treatment
fa.cil i tyj?
The Public Works Administrator reported on the
locations of the proposed Site f 1, Site #2,
Site #3", ISA, £38 and ISC as well as the methods
which would need to be employed to make the sites
viable. .V
In response to Council questions, Dr. Grant
indicated that it. was studied, evaluated, and
estimated as to the proposed opposition to the
Site £1 by people living in'nearby developments.
In addition, he stated there is always pumping
required for such plants, and all matters must
be considered including proximity to an historic
corridor. • ". . '
Council recognized Mr. Roy Vlard. Mr. Vlard stated
there are approximately 4,100 acres in the basin
and that approximately 5/6ths of the development
in that basin will be in l/6th of the area, which
-is Calavera. In addition, he stated that
approximately 80 percent (80%) of Calavera is to
be gravity fed with the remainder requiring
pumping and collection. In this regard, he ex-
pressed the opinion that location along El Camino
Real would create increased pumping problems. .
Council recognized Mr. R. X. Geiger, 4510 Trieste
Drive, Carlsbad. He stated that the people in
nearby areas arc concerned and that they prefer
not to have'a sewage treatment p-lant quite so
close. He concluded by requesting the opportunit
to meet vn" th the Council at a later .date on an
individual basis.
Council accepted alternate site SB as the site
most desirable for the ICcation of the plant.
S3 - Should reclamation be a requirement of the
plant and how and what kind of reclamation will
be guaranteed?
In response to Council questions, Mr. Ward stated
Calavers Hills would be able to reuse all the
reclaimed water produced by the plant for a
period of 19 years. Mr. Hard continued stating
the specific uses would include watering the
required 40 acres of public parks, school sites
and slopes. .
Motion
Ayes
', OF CARLSBAD COUNCILMAN
Hay 8, 1979 113
'Councilman Skotnicki expressed the desire that
Council consider adoption of a policy which
would establish that reclaimed water would be
used for the preservation of agricultural lands.
He continued stating the Overview Report prepared
by Lowrey & Associates had stressed the desir-
ability of utilizing reclaimed water to preserve
agricultural lands. He concluded by requesting
that action be taken immediately in an effort to
preserve the agricultural lands mentioned in the
report.
Council discussed the desirability of establishin
a City-wide policy for the use of reclaimed water
in the near future, and discussed the various
possible uses for same.
It was. moved that staff be directed to prepare
for Council consideration an agricultural land
preservation policy ;concurrently with a plan for
the use of Declaimed water on agricultural lands.
The motipri^dj^ed^'for lack of a second.
In response to questions, Councilman Skotnicki
stated that preparation of an agricultural land
preservation policy would also requir'e a determi-
nation of all practical courses of action.
The City Manager suggested that if Council desire
to pursue the matter, that it may be desirable
for staff to initially present to Council a work
program outlining time and costs involved in
preparation of such a policy. •
It was moved that staff be directed to prepare a
work program for the provision of an agricultural
land preservation policy and for the use of
reclaimed water on agricultural land.
The motion died for lack of a second.
Council directed staff to prepare a work program
for the provision of an agricultural land pre-
servation policy.
It was moved and seconded that staff prepare' a
work program for potential use .of reclaimed water
on agricultural land.
It was moved that the motion be amended to includ
that staff prepare the report to include the
principle uses of reclaimed water within the City
of Carlsbad.
Council directed staff to prepare a work program
for potential use of reclaimed water on
agricultural land, and said report to include the
other principle uses of reclaimed water within
the City of Carlsbad. •
RECESS: Mayor Packard call.ed a recess at 9:07
FTM. and Council reconvened at 9:20 P.M. with
all Council members present.
Motion
Motion
Motion
Ayes
Motion
Motion
Ayes
Motion
Ayes
QF CARLSBAD
- 4 -
Hay 8, 1979
;•
#4 .- What recharge facilities are required and
avai Table?
Councilman Skotnicki indicated he felt it would
be desirable to investigate the Agua Hedionda
basin as it relates, to recharge facilities.
Further Council di'scussion indicated the basics
of the matter were settled upon selection ofa
desirable site for the plant.
jf5 - Is a fail safe system needed for raw sewage
and for treated effluent? .- •
As a matter of clarification, staff indicated
their report had expressed the need for a fail,
safe line for the effluent, but not for the raw
sewage. • *• " •
Dr. Grant indicated the fail safe line would'act
as an insurance factor to deal with effluent in
times of ."wet" seasons.
Council agreed that the additional fail safe.
line, beyond the normal back-up systems to be
built into the pla.nt, not be included.for raw
sewage. .
Staff then informed Council,that the Regional
Board had indicated that an effluent fail safe
line would be a requirement. '
Council discussed whether a fail safe line for
effluent should be built initially, or at a later
date.' Also discussed was the effect on the
lagoon should effluent overflow, and costs of
the line if built at a later date.
Mr. Vlard stated he agreed to pay his fair share
for any effluent fail safe line that may be-
required in the future.
Council agreed that a final decision on the fail
safe line for effluent should be delayed until
such time as the Master Plan on Satellite Treat-
ment Plants is completed. . • .
remainder of the issues would be discussed at
the regular meeting to be held May 15, 1979.
CITY COUNCIL ADDITIONAL BUSINESS:
Councilman Anear requested, consideration of
lighting the third field at the Little League
Field, known as Chase Field, -
Councilman Lewis extended an .invitation to
Council from the Lancer Booster Club to attend
a dinner at La Costa.
Motion
Ayes
c
CITY OF CARLSBAD
-9-
COUNCILMEN
May]5, 1979M--m»:h*»«»n.M/j^i«iiHi»»»riai
Mayor Packard then announced his intention'
to app'oint Jeff Crissman a member of the City
of Carlsbad Housing Commission to replace
John W. Allen, who resigned effective June'-,
1979. • . . ' ,• •'"
30. AB #5760 - COMMITTEE AND BOARD APPOINT-
MENTS:;: : ; ~~~~- :~~
Councilwoman Casler reiterated her feeling
that since Lyle Richardson currently served
on the Parking Authority, someone else should
be appointed to fill current -vacancies.
Council adopted the following Resolution:
RESOLUTION NO.5686 APPOINTING A
CARLSBADMEMBER TO THE CITY OF
PERSONNEL BOARD (such member being
Lyle Richardson) • •
Council adopted the following Resolution:
.-•'RESOLUTION NO. 5687 APPOINTING AMEMBER TO 'THE CITY OF CARLSBAD .
-PERSONNEL BOARD (such member being
Jack Osuna)
.Mayor Packard then announced that pursuant
to earlier decision, .the following.matter
would be heard: • •
•DEPARTMENTAL AND CITY MANAGER REPORTS: . .
Planning
20• AB'f5S03 - Supplement #2 - MONTGOMERY
REPORT, LAKE CALAV'ERA MILLS VJASTEWATER TREAT-
MENT PLANT - POLICY ISSUES.
Mayor Packard indicated that Items.-No. 6 and
No. 7 of the List of Policy Issues, dated
May 8, 1979, remained to be addressed;
#6 - 'What: f_innvicinp, methods should be vised
to' consTruct the"plant?
Ron Bcckman, the Public Works Director,' out-
lined the proposal made by the applicant as
contained in the May l/i, 1979 Memorandum to
the City Council from Lake Calnvera Hills
adding that ownership and operation would be
transferred to the City.
Council recognised Roy Ward, 1207 Elm Avenue,
Carl;;bad, CA., applicant and gcnrral" partner
of Lake: CnJavera Hills. Mr. Ward indicated
that: co;;t figvircn had been obtained Fox-
construction oF the fall .safe r.y:;fcm only
right-of-way controlled by applicant.
Motion
Ayes
Noes
Motion
Ayes X
CQ~Y • OF. _ CARLSBAD COUNCILMAN
May 15, 1979
In response to query, Mr. Beckrnan indicated
that if the failsafe line were not included in
the original construction by the .applicant,
then the City would be responsible for con-
struction of this element since ownership and
operation would ba transferred to the City
after completion by the applicant.
. Mr. Ward assured Council that Lake Calavera
Hills Associates would contribute its fair
share of the cost of the failsafe system' when
future development in the northe'ast basin
necessitated same. - .
Council briefly discussed establishing desir-
able financing arrangements for construction '
of the satellite treatment plant, methods
of reimbursement and need for establishing a
growth management•plan to monitor the growth
anticipated as a result of sewer capacity
made available through construction of the
subject plant. • ' .
Council recognized Ed Kaworth, 1207 Elm
Avenue, Carlsbad, CA., who addressed' Council
on behalf of the applicant. In response to
the growth management concerns expressed by
Council, Mr. Haworth"outlined the procedures
required for approval of any further projects
in the area influenced by the subject
satellite plant. . ..;•'.
In further response, .staff indicated that
pursuant to the Master Plan, the applicant
would be subject to any growth management
plan established in the future and if
Council desired any limitations, conditions
could be imposed in addition to the phasing
requirements of the Master Plan by amendment
prior to accepting applicant's proposal.
Council accepted the recommendation of the
applicant as contained in his application to
build a 1.2 mgd satellite plant.
Council resumed their discussion relative
to reimbursement methods. The City Attorney
pointed out that shouLd Council accept the
applicant's proposal to fund construction
of the plant, it should recognize that the
developer will urge his investment in the
plant gives him certain rights to impose
certain'limitations on Council's ability to
deal with discretionary approvals on the
subject development in the future.
The City Attorney further stated that any'
expenditure by the applicant in advance of a
final .igrec'tnont for construction would-, be at
the risk of the applicant.
MotionAyes
1 i
•
X 5
OF CARLSBAD••-11-
O COUNCILMEN
May 15, 1979
£•'•»
Council accepted the proposal that the
developer, Lake Calavcra Hills, fund the
construction of a satellite plant.with the
. terms of financial reimbursement to be
negotiated between the developer and the staff
and presented to Council for approval. f
#7 - Arc adverse impacts listed in the E.I.R.
capable of being adequately mitigate??,
Council discussion reflected their'concern
that public facilities be available concurrent
with the growth anticipated by the sewer
capacity resulting from construction of a
satellite sewer treatment plant.,:
Council directed staff to develop a work
plan at the earliest, providing for a program
or programs which will mitigate the growth
inducing aspects of the satellite treatment
plan considered by the Montgomery Report,-
such program or programs relating to the
entire City.
Council recognized Roy Ward, 1207 Elm Avenue,
Carlsbad., CA, who requested that Council
authorize the Public Works Director to join
with Lake Calavera Hills Associates in its •
application to the Regional Water Quality
Control Board as sponsor/operator of the •
proposed plant in order to proceed'.
Council directed that upon completion of the
plant, it be transferred to the City and the
City assume the operation thereof.
Council authorized staff to cooperate with
the developer in the application to the
Regional Water Quality Control Board if,
'after investigation it is determined
that sponsorship is synonomous with a willing-
ness to operate and control the -plant if all
conditions of the City are met by .the
developer. •
CITY COUNCIL ADDITIONAL BUSINESS: ' ' ;
Palbraar Ai rport Citizens' Advisory Commit tee.
Mayor Packard announced his intention to
appoint Reg Wood a representative to the
Palcnnar Airport Citizens' Advisory Committee.
Mayor Packard'informed Councilpc.rsons of
Mr. Wood's telephone number and invited them
to contact him if they desired. "••••-..._
"• ».-
* *•
Spcci a 1 Muni.cipnI Klcction
Councilman Ancnr rc-porCcd on'liin activities
a« official coordinator for citizen informa-
tion relative to the upcoming election.
Motion
Ayes
Motion
Ayes
Motion
Ayes'
Motion
Ayes
X X
PC DATE:
REVISED:
TO:
FROM:
CASE NO:
•
APPLICANT;
REQUEST:
O
STAFF REPORT
April 25, 1979
April 16, 1979
(This revision includes modifications to
the report and conditions as suggested by
staff, the applicant and the Planning
Commission at their hearing of 4/11/79).
Planning Commission
j
Planning Department
ZC-203; PDP-2
Lake Calavera Hills Associates
Zone Change from P-C (Planned Community) to
P-U (Public Utility); and a Precise Development
Plan fpr a 1.2 mgd oxidation ditch wastewater
treatment facility, including effluent line
and percolation ponds, (see attached letter from
Lake Calavera Hills dated 4/4/79).
NOTE; Only the treatment facility site, and
not the effluent line or percolation ponds,
will be subject to the Zone Change; but all
will be subject to the Precise Development Plan.
BACKGROUND
LOCATION AND DESCRIPTION OF PROPERTY
The proposed project is located northwest of El Camino Real, south
of Highway 78, (within the Lake Calavera Hills Master Plan area,
near the western boundary). The treatment facility is proposed on
a 4.55 acre site connected by an approximately 3200 feet underground
effluent line easement to a 4.41 acre percolation site. All of
this area is designated as open space on the Lake Calavera Hills
Master Plan, (MP-150(A)).
The proposed facilities (sewage plant and percolation ponds) are
proposed in separate, relatively narrow, drainage channels, at
approximate elevations of 160 feet and 100 feet respectively. These
areas are currently vacant, and contain native vegetation. The
two sites are separated by higher ground which necessitates pumping
from the treatment plant to the percolation ponds.
EXISTING ZONING:Subject Property:
North:
South:
East:
West:
P-C
P-C; R-l-10
A-l-(8) County
P-C'
P-C; R-l-10; R-l; A-l(8) County
. - \W I )
Page 2
EXISTING LAND USE; Subject Property: Vacant
North: Vacant ...
South: Vacant and agriculture, mobile
home park approximately 5000'
from the proposed treatment plan
site.
East:, Vacant and agriculture
West: Agriculture, with new res-
idential development situated
approximately 2500' from the
proposed treatment plan site.
GENERAL PLAN INFORMATION
The General Plan Land Use Element designates the subject area for
a Public Utility (U) use. The treatment Plant site is within one
kilometer of the (U) designation, which is consistent with the
floating" U concept of the General Plan.n
ENVIRONMENTAL IMPACT INFORMATION
A final Environmental Impact Report (EIR-528, Montgomery .Report)
has been certified by the City Council on April 3, 1979. The
EIR recommends (Page 2-10 a 1,2 mgd facility built at the subject
site as the most desirable alternative in terms of environmental
impacts, monetary costs, institutional and financial considerations.
Also, EIR-403, was certified on September 19, 1978 for the Lake
Calavera Hills General Plan Amendment to accommodate a Master
Planned Community and a floating "public utility" designation
allowing a satellite sewage treatment facility.
.PUBLIC FACILITIES
The satellite treatment facility is being proposed as an acceptable
alternative to the Encina wastewater treatment facility.
The 1.2 mgd treatment plant will serve approximately 4,740 DU
(based on waste water volume of 253 gpd/unit). This would convert
to a population of approximately 12,300, which is slightly more
than the population estimated for this area in the year 2000
(12,200, see EIR-528, Page 7-7), but much greater than the CPO
Series IV projection of 7000 in the year 1995.
Secondary, growth-related impacts on other public facilities would
be addressed on a project by project basis.
HISTORY
The original Lake Calavera Hills Master Plan (MP-150) was adopted
by the City Council on May 7, 1974. On March 30, 1977, an amended
Master Plan for the Lake Calavera Hills area was submitted to the
.
Page 3
City (MP-150(A)). That plan was revised to include a request for
a 0.5 mgd waste water reclamation facility. The proposed treatment
facility was intended to service the Lake Calavera Hills Planned
Community, and was based on Alternative No. 9 of the Lowry and
Associates Feasibility Study (April 1977). That proposal was
rejected by Council since it did not include service to areas in
addition to Lake Calavera Hills. The present request does inlcude
sufficient capacity to serve the-major portion of the Agua Hedionda
drainage basin.
In-September 1977, the City Council authorized an additional study
performed by Lowry and Associates known as "Overview of Waste Water
Reclamation for the City of Carlsbad". Phase II of the report
included a specific proposal by Lake Calavera Hills Associates for
a 0.5 mgd plant, to be located on their property.
City Council recognized this report and authorized the .City Manager
to perform an independent study which considered the environmental
impacts of a satellite facility in the study area. This environ-
mental impact report and facility plan (known as the Montgomery
Report) has been prepared for the proposed project and certified
by the City Council on April 3, 1979.
On December 28, 1978, the City Council approved MP-150(A). The
Master Plan notes the applicant's previous satellite wastewater
treatment proposal, and requires a zone change from P-C to P-U in
the event a specific proposal is made.
RELATED CASES. •
MP150(A); Lake Calavera Hills Associates, Ordinance No. 9517.
The Master Plan for the 808 acre Lake Calavera Hills Planned
Community was approved by the City Council on December 12, 1978.
The Master Plan recognizes the.potential for a satellite facility,
and requires a zone change from P-C tc P-U, a dual water system
(if the City Manager determines that such system are acceptable- to
all responsible public agencies), and possible conditions added to
the Master Plan (e.g., odor easements, CC&R amendments, hold
harmless agreement for plant operation, etc).
CT 76-12;PUD-4: Robert Ladwig (Agent), Resolution No. 5145 & 5146.
The City Council approved a Tentative Map and a Planned Unit
Development for a 142 lot subdivision within the Lake Calavera Hills
planned area on August 4, 1977.
The Tentative Map and Planned Unit Development were approved with
conditions that the final map will not be approved or any building
permits issued until it is determined 'that sewer service is available,
GPA-51(B}i; GPA-53; Lake Calavera Hills Associates, Resolution No.
5550. City Council approve.d both General Plan Amendments on
October 3, 1978.
O
Page 4
GPA-51(B): Amends the land use plan by placing a public utility
designation within the Lake Calavera Hills area, allowing the
siting of a satellite sewage treatment facility-. The "U" designation
is designed to "float" within one kilometer of a fixed point in
order to provide flexibility in siting of a facility.
GPA-53: Revises the text of the public utility description in the
land use element to provide for the sating of both existing and
future facilities. This revision states that the location of a
satellite wastewater treatment facility could be located within a
one kilometer radius of the public utility designation.
•
2CA-97; Ordinance No. 9507, adopted by City Council on September
5, 1978. This ordinance amended Title 21, Chapter 21.32, Section
21.36.020 to clear ambiguities-and allow waste water treatment,
disposal, on reclamation facilities in the P-U Zone.
EIR-528/Montgomery Report; As noted earlier, EIR-528 was part of
a larger report that also included a feasibility study and financial
report for a satellite sewage treatment facility. The City Council
reviewed-this report (including EIR) on April 3, 1979, but indicated
that the policy issues raised by the report would best be resolved
at time that the subject applications (PDP-2 and ZC-203) were
reviewed. The Planning pirector and Public Works Administrator
prepared a report to the City Manager, which is attached for your
information. .
MAJOR PLANNING CONSIDERATIONS
1. Should the City permit satellite treatment plants to serve
specific areas or should all treatment be processed at one
centralized plant (Encina)?
2. Are the benefits derived from a satellite treatment plant equal
to or greater than one centralized plant (Encina)?
3. Should a water reclamation system be developed as part of this
project? If so how will its continued use be guaranteed?
4. Is the site selected for this application appropriate and
preferable to other possible sites?
5. What impacts will the construction and operation of the plant
have on the area, and have they been sufficiently mitigated?
6. What are the potential growth inducing impacts caused by the
project and will the project set a precedent for similar
proposals? What would these precedents mean to the planning
process and a public facilities management program?
7. Should the plant be built as a complete unit or should it
be phased?
Page 5
Note: There are other major considerations that have been
determined to be more appropriate for City Council
consideration such as, how the plant is to be financed/
who shall be responsible for its operation, are existing
areas to be connected and if so how will costs be
handled, should areas outside the City be connected, etc.
DISCUSSION
This agenda item contains two separate applications requiring
two individual actions by the Planning Commission. The
Commission should consider the Zone Change first, and should not
recommend approval of the Precise Development Plan unless
first recommending approval of the Zone Change.
The applicant has requested a Zone Change from P-C to P-U in
order to permit the construction of the proposed sewage treatment
plant. The property for the percolation ponds and effluent
disposal line are not part of this zone change application.
These areas will remain as open space on the master plan.
The applicant has also proposed to build a 1.2 mgd waste water
treatment plant. The percolation ponds will contain check dams
to stop underground water movement and flood control devices to
re-route storm waters. As proposed, these percolation ponds
can accommodate 769,700 gpd effluent without the need for
'reclamation, according to the Regional Control Board.
Additional effluent into these ponds will require a pump out.
The applicant has requested financial arrangements be made
for reimbursement of costs.
The application does not include wells, pumps, or other
appurtenances necessary to reclaim water. If water reclamation
is desirable it would be the responsibility of the City or
future users of the treatment plant to provide the means to
reclaim and use the water.
Also, the application does not include a fail safe system to
shunt effluent that cannot be accommodated by the percolation
ponds. The EIR indicates that a fail safe should be constructed
when the plant capacity reaches 0.5 mgd. In response to the
draft EIR the State Department of Health Services states that
a fail safe be part of the initial construction. If a fail
safe line is required, either now or at a future date, an
additional environmental impact assessment would be necessary.
The applicant is proposing a reversible force main and pumps
from El Camino Real in order to connect the proposed treatment
plant with existing sewer lines to Encina. This force main is
) 3
Page 6
primarily to allow the hookup of existing units to the proposed
plant, but it can also be used as a fail safe system in the
event of a plant malfunction, (raw sewage). However, the
capacity is limited by the size of the lines in El Camino
Real and the amount of effluent already being transported.
At this point, the attached memorandum from the Planning
Director and Public Works Administrator to the City Manager
should be discussed. Specifically, this memorandum discusses
three major policy issues, related to. the proposed satellite
facility, which should be addressed by the Planning Commission
prior to any action on the Zone Change or Precise Development
Plan. They are:
A) Water Reclamation
B) - Growth Management
C) Administration (financial aspects and
operation of satellite facility).
These issues have not been resolved at this date. Growth
management and water reclamation will be addressed in the staff
recommendation, however administration 'issues will require
City Council review and policy.
In order to develop the staff recommendation and conditions,
it was necessary for staff to make several assumptions. These
assumptions are:
1) The site recommended by the EIR is appropriate.
2) That water reclamation is desirable for the City, and
a system utilizing this water can be developed.
3) Growth management is desirable and should be
implemented by this allocation of sewer permits.
4) Financial and construction responsibilities will be
determined at a later date by the City Council prior
to final approval of the plans.
Since the recommendation and conditions have been developed
according to these assumptions, any decision contrary to the
assumptions may necessitate a change in the conditions, and
possibly in the recommendation as presented by staff. In order
to develop these conditions, staff reviewd the EIR'S for both
the treatment plant (EIR-528) and General Plan Amendment
(EIR-403), and also the Lake Calavera Hills Master Plan
(MP-150(A))
C •)
Page 7
Water Reclamation
Staff is suffesting that the applicant construct all
facilities to completely operate the plant and percolation
ponds for the 1.2 mgd capacity. Furthermore, the utilization
of the plant is based on the ability to utilize reclaimed
water. This requirement must be guaranteed by applicants for
sewer capacity prior to any approvals for their projects.
EIR-528 indicates that it is desirable to utilize reclaimed
water for agricultural use. Staff is recommending that the
applicant construct all necessary wells, pumps and appurtenances
necessary to reclaim water at time of construction of the
treatment plant. It is also recommended that users of the
treatment facility shall guarantee the utilization of the
reclaimed water and construct the systems to transport and
use the water. Specifically the EIR states that implementation
of their recommended alternative requires' that the City define
400 acres of agricultural land for agricultural use. However,
staff suggests this as an alternative condition since there
are other acceptable means of using the water. Agriculture
irrigation is just one form of Type I reclamation. Also
acceptable is the use of water to irrigate public parks and
school grounds and other open space areas that normally would
use potable water. Not acceptable is the use of water on
landscaping designed specifically to use reclaimed water and
would not exist if only potable water were available (Type II).
.Growth Management
It is probable that the City will need some control on the rate
of future development to qualify for Federal and State grants.
Therefore staff recommends that a growth management program
be adopted prior to operation of the plant that will allow the
City to allocate the number of sewer permits issued and who
shall receive them.
t
Administrative Issues
Although administrative issues such as financial arrangements,
size of service area, etc., are important to the City and the
applicant, these issues are not planning matters and must be
referred to the City Council. Therefore staff recommended
conditions which only indicate that such issues shall be
resolved prior to submittal of plan design.
Fail Safe Line
There are two fail lines that could be part of the project.
.One would shunt raw sewage to Encina in case of a plant mal-
function. This line is not thought critical because of the
c
Page 8
backup systems planned for the plant and the fact that the
aerobic processing is self-regenerating if it does die. The»
other fail safe is to shunt treated water to ocean outfall if
the percolation peds become saturated. Since this could
happen in low demand periods, the effluent.fail safe line
is considered necessary.
•
The EIR indicates that it will be necessary when the plant
reaches the 0.5 mgd capacity. As a response to the draft EIR,
the State Department of Health Services has requested that the
fail safe be part of the initial construction. Since the
later suggestion is from a State agency and construction and
financial arrangements will be more simple, staff is rec-
ommending that the fail safe line be part of the initial
construction. This single fail safe line will extend from the
treatment plant to the intake of the Encina treatment plant,
and will serve as a fail safe for both plant mal-function and
excess effluent.
Other Conditions of Approval
Staff has also suggested many other conditions to provide proper
development and operation of the plant to reduce adverse impacts
as noted in the EIR and Lake Calaversr Hills Master Plan.
Specifically, staff suggests that all machinery be placed under-
ground and/or screened where practical, in order to minimize
noise impacts. Also, staff recommends that the applicant secure
a 100 yard odor easement completely around the plant that would
prohibit residential development within this area. The easement
would include land on Lake Calavera Hills site as well as
adjacent property to the south. And finally, staff suggests
conditions that will require minimal grading with sufficient
erosion control and landscaping plans that will require fast.
growing trees and shrubs for screening of the treatment
facilities and ponds from public view.
Staff suggested several changes to the original staff conditions
at the 4/11/79 Planning Commission hearing. However, during
the subsequent discussion other issues were addressed. Based
on these discussions staff^ has redrafted the recommended
conditions. Some of these new conditions drastically change
the operations and the involvement of the applicant and the
City. However, staff now believes that based on your desires
and the EIR, these conditions are necessary. Many of these
conditions reflect basic policy decisions that the City Council
will be responsible for. Staff recommends these conditions
knowing the City Council may wish modifications upon policy
and administrative decisions.
"J •
Page 9
STAFF RECOMMENDATION
Two separate motions and actions are required. One for the Zone
Change and one for the Precise Development Plan.
A. Staff recommends that the Planning Commission forward a
recommendation of approval'of Zone Change 203, changing the
zone from P-C to P-U, to the City Council based on the following
findings:
1. The proposed Zone Change is consistent with the General
Plan because:
a) The General Plan Land Use Element designates this
area for a public utility use.
b) The Public Utility Zone implements the uses permitted
in the utility designation of the General Plan.
c) The Zone Change will have no adverse impacts on any
other element of the General Plan.
2. It has been determined that the Zone Change will not
result in any significant adverse impacts to the environment
because: • .,
a) EIR-528 has been certified by the City that includes
measures to mitigate significant environmental impacts.
b) The Public Utility Zone requires the approval of a
Precise Development Plan which will incorporate the
necessary mitigating measures as noted in EIR-528.
3. The proposed Zone Change is consistent with applicable
City Public Facility Policies and Ordinances because:
a) The Public Utility Zone permits the expansion and/or
construction of public facilities.
b) The eventual development of the site will be a waste
water treatment and water reclamation facility.
c.) All other public facilities will be available at
time of development.
B. Staff recommends that the Planning Commission forward a rec-
ommendation of approval of Precise Development Plan No. 2 to
the City Council based on the following findings and subject
to the following conditions:
Page 10
1. The proposed Precise Development Plan insures compatibility
of the development with the General Plan because:
a) The General Plan Land Use Element designates a public
utility in this area.
b) Subsequent development in the area served by the
treatment plant will.be consistent with the General
Plan because all zoning in the service area is consistent
• with the General. Plan.
2. The proposed Precise Development Plan insures compatibility
of the project with surrounding development because:
a) Adequate measures are required as part of the approval
to mitigate any adverse impacts the property may have.
b) The location of the project in a valley will reduce
adverse impacts to surrounding property.
3. It has been determined that the proposed Precise Development
Plan will not result in any significant adverse impacts to
the environment due to the following reasons:
a) The conditions of approval, include mitigation measures
outlined in EIR-528, that mitigate potential adverse
environmental impacts. '
. b) The project will be subject to further review and
approval by affected State and Federal agencies. Said
review constitutes additional environmental impact
assessment, and ensures the project's compatibility
with the contiguous natural and manmade environment.
c) The Environmental Protection Agency has prepared a
study on the proposed oxidation ditch process. The
study found the process both reliable and highly
competive with respect to other secondary and advanced
waste water treatment systems.
4. The proposed Precise Development Plan provides for public
facilities as necessitated by development and/or approvals
in the area:
a) The proposed waste water treatment facility will serve
as a complimentary use to the existing Encina sewage
treatment plant by providing the City with additional
sewer capacity.
Page 11
b) The proposed reclamation facility, will reduce the
amount of potable water necessary to serve this area
in the future.
c) Said reclamation system could allow for the preservation
and continuation of agricultural production.
d) The proposed treatment facility will be financed by
those utilizing the facility.
e) All other public facilities will be available at
time of development. »
CONDITIONS"
General
1. Development of the site shall occur substantially as indicated
in Exhibit "G" dated 4/4/79 and as shown on Exhibit A, dated
4/3/79, and A-l, B, D and F-l dated.Apr.il 11, 1979, for the
wastewater treatment plant and Exhibit A-2, and E dated April
11, 1979, for the percolation ponds; except for modifications
that may be contained herein and minor modifications not
affecting plant operational efficiency that are approved by
the Public Works Administrator.
2. In addition to the approval of the development indicated in
the exhibits noted above, all other requirements and appur-
tenances as listed in this approval shall be indicated on the
final Precise Development Plan.
Treatment Plant
3. The proposed treatment plant shall be constructed
in one phase as a 1.2 mgd capacity plant with percolation
ponds, effluent lines to serve ponds, and all other necessary
appurtenances to operate the treatment plant.
4. A force main connecting the treatment facilities to the
Encina line at El Camino Real shall be constructed as part
of this project.
Reclamation
5. All wells, pumps and other necessary appurtenances necessary
to reclaim water from the percolation ponds shall be
constructed as part of this project.
6. All effluent from the treatment plant shall be reclaimed and
utilized for replacement bf existing or planned potable
water (Type I). The amount of sewer capacity given to future
developments will be related directly to the utilization of
reclaimed water.
Page 12
7. All users of the treatment plant shall provide a guaranteed
method to utilize the reclaimed water prior to any approval
pursuant to their projects. The water may be applied to
agricultural uses, and landscaped portions of parks, schools,
or private areas. The land guaranteed by utilizing the
reclaimed water shall be in a ratio of not less than 1 acre
of agricultural land for each 3,000 gallons of reclaimed
water from the treatment plant or 1 acre of landscaped area
for each 800 gallons. Said reclaimed water shall not be
applied to native vegetation or areas where there is no
present or planned potable water uses.
*
8. The method of guaranteeing utilization and schedule of use
of reclaimed water shall be submitted to the Planning Director
The Planning Director in approving the land to be used for
reclaimed water shall give preference to lands near the
percolation beds or served by gravity flow in order to conserve
energy required for pumping.
9. Any appurtenances not part of this application necessary for
reclamation, storage, or use of-the plant effluent shall be
. subject to a Conditional Use Permit.
10. A fail safe line from the treatment plant capable of
shunting 1.2 mgd of either raw sewage or disposable effluent
shall be constructed to the Encina treatment plant as part
of the initial construction of the plant.
•Administration
11. Upon completion of construction, the site and all structures
and appurtenances for the treatment facilities, and percolation
ponds as shown on approved exhibits, and a 30' access way
from Tamarack Boulevard to the treatment facility shall be
dedicated to the City of Carlsbad free of liens and
encumbrances.
12. Responsibility for the financing and construction of the
project shall be determined by the City prior to submittal
of design plans.
13. The City shall adopt a method to allocate sewer permits
for the use of the facilities prior to submittal of
design plans. This allocation system may include, but
not limited to; limitation on how many permits would be
issued, the phasing of issuance of permits, a program
to determine who shall receive such allocation, and the
extent of the service area.
14. Access easements if necessary for operation and maintenance
of the percolation ponds, effluent line and necessary
appurtenances shall be granted to the City of Carlsbad by
Lake Calavera Hills Associates.
Page 13
15. The applicant shall agree to provide air necessary
easements over the Lake Calavera Hills property to
accommodate sewer service and reclamation for all other
properties in the drainage basin.
16. No application for sewer permits, building permits, or any
discretionary action shall be issued .by the City until
the plant is operational and accepted by the City.
Construction and Operation Details 4
17. The applicant shall submit master CC&R'S for the Lake
Calavera Hills development holding the City harmless for
any adverse effects the treatment plant may cause and
such hold harmless agreement shall be recorded at the
San Diego County Recorder's Office.
18. The applicant shall submit and process a parcel map
creating separate lots for the trea-tment plant and
percolation pond sites.
19. The Lake Calavera Hills Master Plan (MP-150(A) shall be
amended as required by the approval of the Zone Change and
Precise Development Plan.
20. The applicant shall secure easement rights for the City
prohibiting the location of any habitable building within
100 yards from the outside edge o.f the service road of
the treatment plant as indicated on Exhibit A-l. Tentative
Map 76-12 and PUD-4 shall be amended if necessary showing
such easement prior to final map and final PUD.
21. A design study for the facility to be submitted by Lake
Calavera Hills Associates to the Public Works Administrator
or his designee and shall include the following special
studies: foundation, seismic safety, expansive soil, soil
stability, and special engineering requirements, so that
the project will be designed with, adequate safety margins.
22. Grading plans for all facilities shall be approved by the
Public Works Administrator or his designee, prior to
issuance of building permits. Such plan shall include
provisions to limit grading, cut and fill and excavation
to the minimum areas necessary to prepare construction
pads and excavate for treatment, transport and disposal
facilities.
23. Drainage facilities adjacent to the treatment plant and
percolation ponds shall be designed to accommodate a 100
year flood and protect the treatment plant and percolation
ponds. These facilities shall be constructed concurrently
with grading activity.
Page 14
24. Surfaces shall.be graded to direct runoff toward designed
drainage facilities and away from any cut and fill slopes.
25. Land shall not be cleared of vegetation except immediately
before grading, and grading should take place only during the
dry season (April 16 to October 31).
*
26. All graded slopes shall be stabilized for erosion control
immediately following grading by the developer.
27. Landscape and irrigation plans shall be submitted for the
approval of the Planning Director. The landscaping shall
be designed to screen the treatment facilities and percolation
ponds from surrounding properties.' Plans shall include fast
growing tall trees as well as a combination of shrubs and
ground cover. Plants shall be drought tolerant, fire retardent
where necessary and easily maintained. The approved land-
scaping and irrigation shall be fully installed prior to the
City accepting the facilities.
28. Natural vegetation and existing eucalyptus trees shall be
retained wherever possible.
29. All pumps, generators and other-noise producing mechanisms
shall be placed underground and/or shielded in such a manner
to reduce noise to a maximum of 55 dba at property line of
all facilities.>
30. The applicant shall submit an archaeological investigation
for the approval of the Planning Director that indicates the
location of any archaeological resources that could be
affected by the construction of the treatment facility,
percolation ponds, effluent line and any accessory pumps,
access roads, wells, etc. The final Precise Development Plans
shall include means to mitigate any potential impacts noted in
this investigation.
31. The access way from the plant to Tamarack shall be improved
with a minimum of 20' wide asphalt concrete driveway and
approved by the City Engineer and Fire Marshall.«
32. A fire hydrant shall be placed on the site and approved by
the Fire Marshall.
33. An asphalt concrete driveway shall be provided to the
percolation ponds. The locaton, dimension and construction
of the driveway shall be to the satisfaction of the City
Engineer. . •
v . l Q
Page 15
34. The equestrian.trail through the treatment plant site as shown
on Exhibit A-l dated April 11, 1979, shall be constructed by
the applicant and maintained by the Lake Calavera Hills
Homeowner's Association. The portion of the equestrian trail
located between the treatment plant and the percolation ponds
shall be placed within the effluent line easement, and shall
be constructed by the applicant and maintained by the Lake
Calavera Hills Homeowner's Association. The CC&R'S for Lake
Calavera Hills shall contain this condition.
35. Final plans for treatment facilities and percolation ponds
shall indicate lighting to provide adequate night time
operations. Such lighting shall be designed in a manner so
that nearby residences or public streets are not adversely
affected. The lighting plan shall be subject to the approval
of the Planning Director. .
36. The treatment facility, percolation ponds and any other
mechanical appurtenances shall be totally enclosed by a fence
a minimum of 6' in height and designed for security purposes,
subject to the requirements of the State Water Quality
Control Board.
37. The applicant shall provide a method approved by the
Public Works Administrator for the disposal of sludge
created by the treatment plant. •
38. All equipment proposed.to be placed on any roof shall be
screened from public and subject to the approval of the
Planning Director.
39. After approval, the applicant shall submit a reproducible copy
of the Precise Development Plan which incorporates all
requirements of the approval to the City Manager for signature.
Prior to signing the final Precise Development Plan, the
City Manager shall determine that all applicable requirements
have been incorporated into the plan and that all conditions,
of approval have been satisfactorily met or otherwise
guaranteed. The final signed Precise Development Plan shall
be the official site layout plan for the property and shall
be attached to any ap'plication for a building permit on the
subject- property.
Attachments
Location Map
Letter from Roy Ward dated 4/4/79
Memorandum from James Hagaman and Ron Beckman to the City Manager
dated 3/22/79
Memorandum regarding population projections.
Matrix on EIR requirements.
BP/BM/ar
4/17/79
r lake calavera hills
percolation pond
cor bin • yamaf uji and partners, inc.
architecture - planning
futures public park site (Sac.)future / elementary school site (K)
SITE PLAN