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Home My WebLink AboutPRE 2022-0058; CARLSBAD BESS; Admin Decision LetterJanuary 17, 2023 EnerSmart Carlsbad BESS LLC 400 South Sierra Ave, Suite 100 Solana Beach, CA 92075 8Fll£ COPY SUBJECT: PRE 2022-0058 (DEV2022-0204) -CARLSBAD BESS APN: 214-052-02-00 {'city of Carlsbad Thank you for submitting a preliminary review application for a battery energy storage system project proposed at the Encina Wastewater Authority property located generally along the east side of Avenida Encinas, south of Palomar Airport Road, north of Poinsettia Lane, and west of the lnterstate-5. The project proposes to utilize a portion of the property (approximately 41,000 square feet). The proposed project site is located within a northeast portion of the lot which is currently undeveloped. The project proposes the installation of 30 battery enclosures set in blocks of five. Each enclosure is approximately 9 feet wide by 12 feet long by 10 feet tall, installed on concrete pads. Each block is approximately 12.5 feet wide by 46.5 feet long. The project also proposes support equipment, such as transformers, control panels, and other operating equipment. The project area is proposed to be enclosed with a fence and accessed via a driveway at Avenida Encinas. In response to your application, the Planning Division has prepared this comment letter. Please note that the purpose of a preliminary review is to provide you with direction and comments on the overall concept of your project. This preliminary review does not represent an in-depth analysis of your project. It is intended to give you feedback on critical issues based upon the information provided in your submittal. This review is based upon the plans, policies, and standards in effect as of the date of this review. Please be aware that at the time of a formal application submittal, new plans, policies, and standards may be in effect and additional issues of concern may be raised through a more specific and detailed review. Planning: General 1. General Plan and zoning designations for the property are as follows: a. General Plan: Planned Industrial (Pl)/Office (O), b. Zoning: Planned Industrial (P-M) Zone/Office (O) Zone c. The property is in the Coastal Zone. The Coastal land use designation and zone are the same as the general plan and zoning above. d. Commercial/Visitor-Serving Overlay Zone. 2. The project requires the following permits: Community Development Department Planning Division I 1635 Faraday Avenue Carlsbad, CA 92008-7314 J 442-339-2600 www.carlsbadca.gov PRE 2022-0058 (DEV2022-0204) -CARLSBAD BESS January 17, 2023 Page 2 a. Minor Site Development Plan (SDP) per CMC Section 21.34.050 b. Conditional Use Permit (CUP) per CMC Section 21.34.020 for uses defined by CMC Section 21.04.297 as public/quasi-public buildings and facilities and accessory utility bu ildi ngs/faci I ities. c. Coastal Development Permit (CDP) d. Minor Subdivision (MS) Because the CUP and CDP requires action by the Planning Commission, the SDP and MS will be processed concurrently for consideration by the Planning Commission per CMC Section 21.54.040 (C)(2). 3. New requirements related to the city's goals to reduce greenhouse gas (GHG) emissions will likely impact development requirements of this project. A formal application submittal will need to include a completed Climate Action Plan Checklist (Form P-30) to determine what requirements will apply to the project. New GHG reduction requirements are related to energy efficiency, photovoltaic, electric vehicle charging, water heating and traffic demand management requirements, as set forth in the California Green Building Standards Code and in Carlsbad Municipal Code Chapters 18.21, 18.30 and 18.51 which is available on the city's website at the following address: http://www.gcode.us/codes/car1sbad/view.php?topic=18&frames=on To the extent that new GHG reduction requirements are in effect at the time of application for grading or building permits, the project will be required to comply with the effective requirements even if different than what is proposed in the project's planning approvals. GHG reduction requirements may impact, but are not limited to, site design and I.ocal building code requirements. If incorporating new GHG reduction requirements results in substantial modifications to the project after planning approvals are obtained, then prior to issuance of grading or building permits, the applicant may be required to submit and receive approval of a Consistency Determination or an Amendment application for the project through the Planning Division. 4. Current driveway design requires access to the project site through city-owned property. Please consider shifting the driveway to be entirely within the Encinas Wastewater Authority's property or request reciprocal access agreement with city-owned property. Staff recommends and supports the shifting of the driveway to avoid city-owned property. 5. With project application, please provide justification for qualifying the proposed use as "Public/quasi- public buildings and facilities and accessory utility buildings/facilities" use as defined in CMC Section 21.04.297. 6. Staff supports the construction of a decorative wall, such as split-face block, in lieu of a fence at the perimeter of the project site. The use of barbed wire or security-type of metal barriers are discouraged. 7. The proposed project shall comply with all applicable state laws that govern public lands. PRE 2022-0058 (DEV2022-0204} -CARLSBAD BESS January 17, 2023 Page 3 8. Setbacks will be calculated once the locations of new property lines are determined. Please refer to CMC Section 21.34.070B for setback requirements. 9. The project shall comply with all applicable performance standards in CMC Section 21.34.090. 10. Please provide a lighting plan with application submittal. Light sources shall be designed to avoid direct or indirect glare to any off-site properties or public rights-of-way. 11. Provide noise specification information for all of the proposed equipment. Additional information may be found in the city's noise guidelines manual found in: https ://www.carlsbadca.gov/home/showpu blisheddocu ment/238/637 42597 4092370000 12. A conceptual landscape plan will be required if proposing 500 square feet of new landscaping or landscaping modifications totaling 2,500 square feet or more. Please note that the Conceptual Landscape Plans shall be prepared in accordance with the General Requirements listed in Section 3 of the City of Carlsbad Landscape Manual (February 2016) and Section 2.8.2(G) of the VBMP. The City of Carlsbad's Landscape Manual document can be found on the Planning Division's web page at the following address: https://www.carlsbadca.gov/home/showpublisheddocument/234/637425974086270000 All necessary application forms, submittal requirements, and fee information are available at the Planning counter located in the Faraday Building at 1635 Faraday Avenue or online at https:ljwww.carlsbadca.gov/departments/commuriity-development/planning. You may also access the General Plan Land Use Element and the Zoning Ordinance online at the website address shown. Please review all information carefully before submitting. Land Development Engineering: 1. Complete a Stormwater Standards Questionnaire. This questionnaire will guide you and the City in determining what type of reports and storm water mitigation must be completed to satisfy state and City storm water quality requirements. The questionnaire can be printed from the following website link: https://www .ca rlsbadca .gov /home/showpu blisheddocument/604/637 4260470182 70000 Determining whether the project is a priority development project (PDP) or a standard development project will require that the amount of new and replaced impervious area be tabulated on the site plan. The plan does not clearly identify the proposed surface material of the driveway or the enclosure. If these are impervious surfaces, then the project will likely be designated a priority development project and subject to submittal for review and approval of a Storm Water Quality Management Plan (SWQMP). 2. The property this facility is proposed on is currently subdivided into a grid of several lots with multiple street right-of-way dedication (LA COSTA DOWNS UNIT NO. 1). Before any permits are issued, a parcel PRE 2022-0058 (DEV2022-0204) -CARLSBAD BESS January 17, 2023 Page 4 or final map will need to be processed to consolidate the lots into one lot. Through the map, the street easements can also be abandoned. Also, via the map, public street frontage improvements for the widening of Avenida Encinas will be required along the entire subdivision boundary. Improvements will include but not necessarily be limited to, pavement widening, striping, streetlights, curb, gutter and sidewalk. Existing right-of-way appears to be adequate for these frontage improvements, but additional dedication may be required depending on the final frontage improvement design. A Reversion to Acreage would not be a feasible option since the original subdivision, La Costa Downs Unit No. 1, includes a portion subdivided and developed with single-family homes on the west side of the railroad tracks. A Reversion to Acreage essentially unwinds or removes the entire recorded subdivision map which would require the consent of all property owners in this subdivision. Please refer to section 20.40 of the Carlsbad Municipal Code for various regulations and findings required for a Reversion to Acreage. 3. A back flow preventer will be required on the proposed fire service to establish a private fire hydrant. This proposed line will connect to a 10-inch PVC water main owned by the Carlsbad Municipal Water District. 4. Provide preliminary grading plan that plots existing and proposed grades and list grading quantities. Include any required grading for the driveway, including required excavation and re-compaction. Submit a soils report with recommendations for driveway surfaces per city engineering standards. A grading permit may be required depending on this information. 5. Add additional driveway space for a vehicle to turn around outside the gate. 6. Address redlined plans. Fire Department: 1. This project will require extensive technical review by the fire department prior to issuance of building permits. Project shall comply with CFC Chapter 12, NFPA 855 & UL9540A. Carlsbad Municipal Water District (CMWD): 1. Show the existing parcel boundaries and differentiate between Encina Water Authority and Carlsbad Municipal Water Authority owned parcels. 2. Proposed electrical conduit option 2 appears to encroach on CMWD owned property and is not preferred. Both electrical conduit options will also encroach on CMWD water utilities. CMWD prefers electrical conduits be routed from transformers on Avenida Encinas. 3. CMWD preference is to provide access to any existing public fire hydrants as required, rather than installing a new public hydrant service crossing under a fence line. If a proposed public fire hydrant service is required as shown· on the plans, CMWD will require a reduction of proposed hydrant service PRE 2022-0058 (DEV2022-0204) -CARLSBAD BESS January 17, 2023 Page 5 length as much as feasible. Locate the proposed public hydrant as close to the fence with as few horizontal bends as possible. If you would like to schedule a meeting to discuss this letter with the commenting departments, please contact Esteban Danna at the number below. You may also contact each department individually as follows: • Planning Division: Esteban Danna, Associate Planner, at (442) 339-2629 • Land Development Engineering: David Rick, Project Engineer, at (442) 339-2781 • Fire Department: Randy Metz, Fire Inspections, at (442) 339-2661 • CMWD: Neil Irani, Associate Engineer, at (442) 339-2305 Sincerely, ERIC LARDY, AICP City Planner EL:ED:JC c: Encina Wastewater Authority, 6200 Avenida Encinas, Carlsbad, CA 92011 David Rick, Project Engineer Fire Prevention Laserfiche/File Copy Data Entry