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'°- �f��:- AGENDA STATEMENT
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CHULAVISfA
OCTOBER 1�. 2013
Item � �'J
ITEnSTITLE• P�LIC I-IE.ARIl�'G — CONSIDERATION OF GPA ]0-04,
� AMEI�TDI�gNTS TO THE CITI"S GENERAL PLAI�': A\'D
PCM 10-12; AI�4EI�TDMEI�TTS TO CHULA VISTA
D4UNICIPAL CODE TITLE 19 (ZONII�'G ORDII�ANCE) AI�iD
NE�'�' COUI�TCIL POLICY. ESTABLISHING REGULATIONS
AI�'D REQUIREMEI�'TS FOR THE SITIivG OF ELECTRICAL
GEI�TERATII�TG FACILITIES ��%ITHII�' THE CITY OF CHULA
VISTA.
A) RESOLUTIOI�' OF THE CITY OF CHULA VISTA CITY
COLTirTCIl. .4DOPTING Pu�1EI�TDNIE\'TS I�O TI-� LA\'D USE
AI�TD TRA�\'SPORTATIOI�'. AI3D ENVIRO\r?�4ENTAL ELE�9ENTS
OF THE CIIIJI.,A VISTA GEI�TERAL PLA?�'. RELATED TO THE
SITTI�'G OF ELECTRICAL GEI�TERATING FACILITTES WITHIN
THE CITY OF CHiJLA VISTA;
B) AN ORDINANCE OF THE CITY OF CHULA VISTA
AMEI�TDL1'G CERTAIN SEC7�lOi�'S OF TITT.E 19 (ZO\'II�'G
ORDII�TAI�`CE) OF THE CI{LJLA VISTA MLTNICIPAL CODE
ESTABLISHII�G REQUIREA'fENTS A\'D REGULATIOt�'S FOR
77-IE SITL\G OF ELECTRICAL GENERATIl�'G FACILITIES
\\']THII�' TI� CITY OF CHLJLA VISTA: �\D
C) RESOLliTION OF THE CITI' OF CHULA \JISTA CITY
COUI�'CIL :1DOPTING A COUI�'CIL POLICY FOR THE S[TING
OF ELECTRICAL GEr'ERATII�'G FACII.ITIES �1'ITHIN THE
CITY OF CHLJLA VISTA �1'[THOUT'OFFSET PROVISIONS.
-OR-
D) RESOLUTION OF THE CITY OF CI-IUI,A VISTA CITY
COUI�'CIL ADOPTII�iG A COUNCIL POLICI' FOR THE SITII�'G
OF ELECTRICAL GEI�TERATING FACILITIES �1'ITHIN THE
CITY OF CHLZA VISTA �VITH OFFSET PROVISIONS.
SUBDIITTED B1': DIRECTOR. DEVELOPMENT SERVICES I 1�.��
1 v
REVIEVI'ED BY: ASSISTAI�TT CITY r4AIvAGER�
CITY A�IA\?AGER
4/STHS VOTE: YES � NO �X
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SUMAZARI'
Pursuant to Council direction, Development Services Department (DSD) staff and interested
members of the original 2005 Chula Vista General Plan Update (GPU) Environment, Open
Space, and Sustainable Development Subcommittee (the "Environmental Working Group '), and
members of the business community and industry (the "Industry Working Group") have worked
together to develop proposed regulations and siting criteria for Electrical Generating Facilities
(EGFs) within Chula Vista. The efforts by both groups resulted in proposed amendments to
certain portions of the Generai Plan Land Use and Transpor[aUon and Environmental Elements;
the Zoning Ordinance; and a drafr EGF Council Policy (collectively referred to as the "EGF
Provisions '), which are the subject of this report and are being presented to the City Council for
consideration.
BACKGROUND
Context
The City of Chula Vista s General Plan Land Use and Transportation and Environmental Elements
contain goals, objectives and policies that stipulate the importance of unproving air quality, and
minimizing dependency on fossil fuels and exposure of sensitive receptors to toxic air contaminants
from facilities such as EGFs.
The need for the requirements and regulations stems from discussions in 2008/09 surrounding
the MMC peaking po���er plant proposal in south Chula Vista. Through those discussions it
became evident that the City's current policies were not sufficiently clear, and that desired and
needed local siting regulations and requirements were lacking and should be updated. At that
time, the City's General Plan contained broad policy language regarding the avoidance of siting
sensitive receptors within 1;000 feet of toxic emiriers, and the Zoning Ordinance included
provisions from the 1960's that allowed Power Plants to operate by rigl�t.within the General
Industrial zone. More than just tbese "bookend" provisions are needed for sufficient �uidance
and regulation. Per Council direction in February 2010, staff in conjunction with the noted EGF
working groups has prepared comprehensive requirements and regulations for the siting of EGFs
within the City of Chula Vista, consisting of clarified General Plan policies, expanded Zoning
Ordinance provisions, and a new Council Policy on Electrical Generating Facilities siting.
Main Considerations and Issues beina Addressed
The focus of these comprehensive regulations is aimed at reducing the effects associated with
EGFs by: 1) establishing adequate sepazation between EGFs and sensitive receptors, 2) de5ning
5 t}�pes of contemporary EGFs, 3) identifying zones ti�here the various types of EGFs can locate
4) establishing siting criteria based on nuisance issues, and 5) requiring local mitigation/offsets
for associated fossil-fuel burning emissions. These regulations will provide cleaz guidance for
applicants and the Califomia Energy Commission (CEC) and the City Council when considering
locating EGFs within the City of Chula Vista.
Process and Timeline
Consiste�t with Council direction, staff e��gaged a thorough effort involving both of the noted
Working Groups, business organizations, city police, fire and public works departments, and
select boazds and commissions as ouflined below.
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From D4a}� throueh September of 2010, staff�vorked �;�ith the En�ironmental W'orl:ing Group to
evaluate policy and rewlatory approaches; reseazch of available technical data. and formulate the
scope of sitine criteria for EGFs that could result in the �eatest reduction of fossil-fuel buming
emissions. From September of 2010 throueh April of 2011, staff then crafred draft EGF
documents in conjunction ��rith Em•ironmental ��TOrl:ina Group re��ie«- and input. Staff and the
Environmental R'orking Group presented the drafr EGF documents to the Resowce
Consen�ation Commission (RCC) and the Council Enereti� Subcommittee (CES) in A4ay of 2011.
Through the review and comments from the RCC and CES. staff convened with the
Em=ironmental R'orkine Group on Jul�� 11, 2011 to dazifi� certain refinements; such as the point
of ineasurement for the 1;000 feet sepazation bet�veen sensitive receptors to the Baseload and
Peal:ins EGF's emission sowce; and other minor refinements. Subsequentl��; staffpresented the
EGF Provisions to the Planning Commission in August 2011. _ _
In accordance ���th input and direction from the Planning Commission, from September 2011
through Aueust 2012. staff formed and ���orked with an Industr�� A'orl:ing Group to provide
perspectives affectin� business and industr��.
Upon completion of input and proposed ediu b}� the Indusm� \�%orl:ins Group; staff com�ened a joint
meeting of both R%orkine Groups on October 2; 2012 to revie���comparative EGF documents.
On Januar}� 30, 20li; staff presented the proposed EGF documenu at the Council-led Environmental
���orkshop; chaired b�� Depuh- Mayor Bensoussan. Members of both �'�'orking Groups were in
attenda�ce. The outcomes of these meetines aze presented in the Boards/Commission
Recommendation section of this report. Further details regazding process and related inputs and
refinements are presented in the Discussion section of this report.
On June 4, 20li, staff���as scheduled to present the proposed EGF pro��isions to the Ciri� Council
for consideration. Ho��ever, SDGRE sent a letter to the I�4avor and Cit�� Council dated June 3;
2013 espressine concems ���ith the proposed Council Polic�� version 4; challeneing the viabilitv
and ��aliditi� of the proposed "Offser` pro��ision component of the Policv. The item was pulled
from the June 4'� Cin� Council meeting so staff could rev;e�� and respond to the SDG&E letter.
Staff in conjunction «�ith the City Attomey`s office has provided responses to SDG&E's
comment letter (see Attachment 7). The details of the SDG&E lerier and staffs response aze
further described on pages 11-12 of this report.
Summarv of Proposed EGF Provisions
The follo��ine is a brief suminarv of the three componenu of the proposed EGF Provisions:
a. General Plan: The General Plan Environmental and Land Use and Transportation Elements
each include an amended policy that darifies the importance of"not siting-' sensiti��e receptors
��Zthin 1,000 feet of baseload and peal;ing EGFs. Descriptions for the Lunited Industrial and
Public Quasi-Public land use classifications ���ere revised to include uses such as EGFs.
b. Zonine Ordinance: Defines the �-types of EGFs. the zones in �rhich the�� can locate; ���hether
they are considered Accessory Uses or requue a Conditional Use Permit; re��ises the "Uses-`
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section to establish siting criteria and performance standazds for EGFs such as the
measurement of 1,000 feet from speci5ed sensitive receptors, the need to utilize Best
Available Control Technoloey(BACT); and requiring periodic BACT review by the City.
c. New Council Policy: Provides guidance and specifications for the siting of all EGFs v��ithin
Chula Vista tied to the Zoning Ordinance requirements. Introduces an "OffseP' concept w�hich
requires applicants to provide fossil-fuel buming reductions commensurate with the
uncaptured GHG emissions from the EGF that aze not otherwise mitigated under CEQA or
other mandated federal and state requirements. Contains defuutions, purpose and siting tables
(1 for each of the � EGF t}�pes based on fuel source being utilized).
Outcome of Workina Group discussions
Both Workin� Groups are in agreement with the proposed General Plan revisions and Zoning
Ordinance provisions; and on the majority of the EGF Policy, with exception of the Offset
provision.
The Industry VJorking Group recommends the adoption of Council Policy Version 3 without the
Offset provision (Attachment 3), and the En��ironmental Group is in favor of Version 4
(Attachment 4) which requires Offsets but would apply them only to larger Baseload and Peaker
type EGFs.
The details of each of the 3-part EGF regulatory framework and the process that the City and Workin�
Groups have enga�ed in for the past three yeazs aze further elaborated in this report.
ENVIRONMENTAL REVIEW
The Development Services Director has reviewed the proposed Amendments for compliance with
CEQA and has detemuned that there is no possibiliry. that the activity, adopting a General Plan
amendment, Zoning Code amendment, and new Council Policy may have a significant effect on the
environment because the new General Plan policy, Zoning Code provisions, and new Council Policy
will result in more stringent requirements for locating an Energy Generating Facility thau currently
esist. Therefore, pursuant to Section 15061(b)(3) of the State CEQA Guidelines the activity is not
subject to CEQA. Thus, no environmental review is necessary. Although environmental review is not
necessary for the General Plan Amendment and Zoning Code chan�e, envuonmental re��iew ��ill be
required for any Energy Generating Facilities that aze proposed as part of the conditional use permit
evaluation for that specific project.
RECOMA�NDATION
That the Ciry Council:
1) Adopt the Resolution appro��ing proposed amendments to the City's General Plan;
2) Approve and place on first reading the ordinance making amendments to the Zoning
Ordinance: and
3) Adopt Resolution "C" approving a new Cou�cil Policy for Electrical Generating Facilities
�vithout Offset provisions.
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B0:1RDS/COn'I!VIISSIO\� REC0171�IENDATIO\`
On A4av 9, 2011, the proposed EGF Provisions ���ere presented for revie«� and feedback to the
Resource Consemation Commission (RCC); and also presented to the Council Enere}�
Subcommittee (CES) on Mav 31; 20ll. The RCC and the CES voted to recommend to the Cirv
Council appro��al of the EGF Pro�°isions with certain minor te�:t clarifications.
The RCC expressed concems regazdino potential impacts to the business communin�. ���hether
the proposed �-<<eaz periodic review time frames and implementation of Best A�ailable Control
Technoloey (BACT) ��ere practicable and feasible for applicants; considering amortization of
initial capital costs. The Council Enerey Subcommittee reco�ized the efforts of staff and the
�'�'orl:ing Group and the complexities in crafrine the proposed EGF siting reeulations and
requirements; and asked if input was provided from the business communin�. Staff responded
that while formal input from the business communiri� had not yet been solicited: it «�ould do so
post completion of initial input from the Planning Commission.
Edited documents incorporating the RCC and CES inputs ���ere considered by the Plannina
Commission on Aueust ]0; 2011. The Plannin� Commission unanimousl}� ��oted to recommend
Ciq� Council approval of the proposed amendments to the EGF Pro��isions ��ith minor
clarifications involvine the amount of rene„�ables for Baseload and Peaker h�pe EGFs
respectivelv; ���hich ha�e been incorporated into the proposed Council Polic�� (see Tables A and
B). The Plannine Commission also requested that staff solicit input from the business
communit�� and industry to ensure that equal perspecti��es aze represented in the proposed EGF
documents.
On Januan- 30, 20li, the Cirv com�ened a Council-led Environmental ��orkshop facilitated bv
Deputy D4a��or Bensoussan to present proposed final drafts of the EGF documents resultine from
the inputs of the Industry «'orl:ing Group process, and a joint meeting with both ��%orl:ine
Groups from October 2, 1012. Questions and input of those in attendance aze summarized in
Attachment �. alona «ith staffcomments.
DISCUSSION
As noted in the Background section, the proposed 3-part rewlatory frame�vork pro�ides
complete requirements and standards to regulate EGFs. The following provides an overvie�a of
each of the proposed 3 components of the EGF Pro��isions:
1. An7ENDAIENTS TO THE GEl�'ERAL PLAl�` (See Attachment 1)
The General Plan contains broad Definitions; Goals; Objectives and Policies that
encompass/address a �aide spectrum of land uses and related subjects/issues, includine air qualin�
and tosic emissions associated ���ith uses such as EGFs.
The proposed amendments to the General Plan in�roh�e the followRng:
• Revision to the seneral description for the Limited Industrial (LI) land use desienation in
Section 4.9.� of the Land Use and Transportation (LUT) Element, to clarif�� that certain
public utilirv uses; including EGFs are allo���able on LI desienated lands.
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• Revision to the general description for the Public and Quasi Public (PQP) land use
designation in Section 4.9.6 of the LUT Element to (1) conform the format to those of the
other descriptions; and (2) clarify that certain public utiliry uses are allowable on PQP
designated lands.
• Revision to Environmental Element (EE) Policy 6.4 regarding EGF sifing to clarify that a
minimum 1000ft sepazation is needed between baseload or peaking type EGFs and
sensitive receptors (e.g. residential areas, schools, hospitals, child caze centers).
• Revision to EE Policy 23.5 to clarify not siting industrial facilities and uses that pose
sienificant hazards to human health in proximity to schools or residential.
The proposed tezt amendments to the General Plan Land Use and Transportation and
Environmental Eleme�fs (as listed above) aze shown in a strikeouUunderline format in
Attachment 1, and reflect unanimous consensus by the both Working Groups.
2. AMEIVDMENTS TO THE ZOlVING ORDINANCE (See Attachment 2)
The Zoning Ordinance is an implementing tool of the General Plan. There are generally three
aspects of the Zoning Ordinance being amended to address EGFs: 1) addition of Definitions
regarding EGFs; 2) revision of individual zone's provisions for "Permitted;" "Not-Permitted",
"Accessory" and "Conditionally Permitted" uses to include the individual types of EGFs as
appropriate; and 3) expansion of the Uses section to establish special considerations, siting
criteria and regulations for EGFs.
Following is descriptive overview of the proposed amendments to Chula Vista Municipal Code
Title 19 (the "Zoning Ordinance'):
� • Chapter �19.04 (Definitions) adds Section 19.04.089 lisring "Electrical ge�erating
facilities" as a defined term, along with definitions for five distinct sub-types as noted in
the Discussion sectioa Today EGFs come in a range of forms tfiat vary from the
traditional notion of"power plants." Defining the five types allows for the establishment
of appropriate; tailored regulations.
• Adds the term "Public" to existing definition 19.04.190 to make it PubliclQuasi public
(PQ); and enhances the definition by providing a more descriptive list of PQ type land
uses, iucluding certain types of EGFs.
• Revises Sections 19.22.020 — 19.26.020 (Residential Estates (RE), Single Family
Residence (R1), and One- and Two-Family Residence (RZ)) zone(s) permitted uses, to
add Residential-Level EGFs subject to associated siting criteria.
• Revises Section 19.28.040 (Apartment Residential (R3)), Sections 19.030.040 —
19.40A30 (Administrative and Professional Office (CO), Neighborhood Commercial
(CN), Central Commercial (CC), Visitor Commercial (CV), and Thoroughfare
Commercial (CT)) zone(s) accessory uses, to allow only Private and Backup &
Emergency type EGFs subject to associated siting criteria, and as an Accessory Use.
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• Re�ises Section 19.44.030 and 19.46.020 (Limited Industrial (IL)) zone conditionai uses;
to allo��� Baseload and Peal:ing type EGFs; subject to associated siting criteria and a
Conditional Use Permit. Private and Back up & Emereencv t��pe EGFs aze allowed as an
Accessorv Use.
• Revises Chapter 19.46 (General Industrial (I)) zone Section ]9.�6.020 to remove
Electrical generating pianu as a use permitted by rieht; and revises Section 19.46.040 to
allow Baseload and Peakine type EGFs; subject to associated sitine criteria and a
Conditional Use Permit. Private and Back Up & Emereenc} t<<pe EGFs are alloH�ed as an
Accessorv Use.
• Revises Chapter 19.47 (Public/Quasi Public (PQ)) zone Section ]9.47.010 - Purpose, to
provide a more descriptive list of h�pical PQ npe facilities and uses, includine certain
npes of EGFs; and revises Section 19.47.040- Conditional uses. to allo«� Baseload and
Peal:ing EGFs: subject to associated sitine criteria and a Conditional lise Permit. Pm�ate
and Back up & Emergency type EGFs aze allowed as an Accessorv Use.
• Revises Chapter 19.48 (Planned Communin� (PC)) zone to add Section 19.48.1�1 to
allo�i certain types of EGFs ���ithin planned communin� areas dependant upon the type of
land use desi�nation (residentiaL commercial, industrial, public/quasi-public) similaz to
the above. They are also subject to the same criteria noted for other similaz zones above;
and �vould require a Conditional Use Permit for Baseload and Peakine h�pe EGFs onl��
��ith the e�ception of Residential-Level EGFs.
• Revises Chapter 19.�8 — Uses; to add Section 19.�8.142 — Electrical Generating
Facilities, pro��idine standazds for sitin� and establishment of each of the fi��e tti�pes of
EGFs, as specified in 19.�8.142 GG. The standards include the requirement that EGFs
must also be found to be in compliance ��ith the ne�i� Council Polic�� on EGF sitina: The
Uses section and the Policy comprise the core of the siting and performance requirements
de��eloped by staff and the EGF V�'orkine Groups. The standards include limitin�
Baseload and Peal:ins EGF types to Natural Gas or Non-Fossil Fueled facilities; ���ith
location distance at a minimum of 1;000 feet from specified sensiti��e receptors; utilizina
best a�ailable control technologies (BACT); and conformance ���ith applicable Zonina
Code requirements for fencing/screening, landscapine. noise, and architectural approvals.
All other EGF subh�pes aze subject to the applicable sitine criteria. The revie���period for
BACT shall be 10 ��ears (rather than original > >�eazs) based on the tune-frame for ne�v
technolog}� to de��elop, aod for equipment cost recover}; and will not begin until the EGF
has been commissioned to operate; rather than from the date of the CUP appro��al.
The follo��°ing table summarizes the EGF sub-types and in �vhich zones the�- aze "Permitted;"
"I�TOt-Permitted," "Accessoq�Uses ' or "Conditionally Permitted."
Zones
EGF Sub- RE Rl RZ R-3 C-O C-N GC C-V GT I-L I P-Q PC
h� es
Baseload "'�� '�,_- "��" AI <'�t:. �-� �-���. .,�"'x��'� �:��= CUP I CUP CUP CUP
c�"�� .�k�� ��` �---,m :, .zK� ,__�� �-x
Peal:ine -�°'-�-}=���, "' ;'"� .-sr -���= �--n-=: CliP I CUP CUP CUP
� � '� �J" ��'s'�'� � r���'id
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October 24. 2013
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Private � �'G���''� �"�'� ACC ACC ACC ACC ACC ACC ACC ACC ACC ACC
� ��---�=
Backup and P* P* P* � ACC ACC ACC ACC ACC ACC ACC ACC ACC ACC
Emereencv
Residential- P* P* p* �����, � ,���,'r�� ''L'"�������'�� y '���;; p**
level ��'������ s����� ��� � .�� �'� ��.�°���
.�� x a�� :.� -�_ , - �-�
Permitted p* Not-Permitted ''"`°';� Conditionally Permitted CUp
Accessory Uses pCC
* Permiried subject to and regulated by tl�e Califomia Electrical and Mechanical Codes; and
Chula Vista Municipal Code Chapter 1�.
** Permitted similaz to RE, Rl and R2 Zones.
The proposed Zoning Ordinance amendments provide clear and comprehensive regulatory
requirements for the siting of EGFs within the City of Chula Vista, and aze designed to be utilized in
conjunction ��th the EGF Council Policy(described below).
3. EGF COUI��CIL POLICY Ai�� ASSOCIATED TABLES (Attachments 3 and 4)
A new Council Policy is proposed to provide guidance and specifications for the siting of all
types of EGFs within the City of Chula Vista. As noted above, the EGF Policy is tied to the
Zoning Ordinance requirements, and serves as a comprehensive set of guidelines and
performance standards for EGF siting. Consistent with typical Council policy format, the Policy
contains Background and Purpose sections, along with Policy provisions that include definitions,
EGF siting criteria, and emissions offset requirements. The Council EGF Policy and siting criteria
Tables are to be utilized in conjunction with the Zoning Ordinance as described in section 2 of this
report.
Following is an overview of the main aspects of each section:
Background—
• Acknowledges relationships to the siting authority of the California Energy
Commission (CEC) involving EGFs of 50 megawatts or larger, and the City's for
those less than 50 megawatts.
• Notes the Council directive from February 2010 to develop policies and regulations
for EGF siting within the City.
Purpose—
• Notes the relationship of the policy to protecting public health and safety while
ensuring that the City does its fair shaze to provide for energy needs and reliability
in an environmentally appropriate mannec
• Recognizes the City's commicment to transitioning to a less dependent fossil fuel
burning enerey future in an economically and environmentally sustainable
manner.
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• Indicates that the Policv`s requirements aze in addition to the requirements of anv
federal_ state or other permittin2 asency's requirements or mitigations:
• Emphasizes Cin�'s desue for local mitigation/offsets.
Policv -
• Clarifies that the General Plan policies, zoning code standazds and this EGF
Council Policy constimte the local La«�s; Ordinances, Regulations and Standazds
(LORS) that the City ��711 use for revie�a�ing EGFs, and that aze referenced in State
law nThen state authorities (e.g. the California Energy Commission (CEC) or
Califomia Public Utilities Commission (CPUC)) aze the permittins authorih�.
• Includes definitions for 27 terms that aze used in the Polic�- and accompanyine
siting criteria tables for the ��arious types of EGFs.
• Establishes Siting Criteria for each of the fi��e major types of EGFs, and ���ith
resard to the four types of fuels that could be used.
• Establishes provisions for pro��idine local "Offsets" of fossil fuel bumine
emissions effects usine GHG as a proxy commodity for calculatin� quantities for
Version 4. �
• Accompanying Tables A — E present the criteria for each of the five n�pes of
EGFs (A — Baseload; B — Peal:ing; C — Private; D — Backup; E — Residential-
level). The criteria for each t}�pe encompass:
o Operational Provisions- eeneral operating chazacteristics expected.
o Distances to Sensitive Receptors- minimum sepazation requirements
ben��een the EGF and land uses that aze most susceptible to health risks
from EGF air emissions.
' o Zones- the zonine districts in ��hich that tvpe of EGF ina}�be located.
o Performance Criteria- standazds that can be measured objectivel}� such
as requirina state of the art technoloeies; emission offsets, location of
emission output, and offsets/mitieation to be provided ���ithin Chula Vista.
o Cumulati��e Cousiderations- address modeling anal}�ses and public
notification requirements.
Emissions Offset Provisions—
There are 2 EGF Policv options pertaining to the "OffseY' pro��ision: Version 3. (identified as
Resolution item "C" in this staff report) does not contain the Offset pro��ision. Version 4.
(identified as Resolution item "D" in this staff report) contains the Offset provision for Baseload
and Peal:er types, and is further described belo���. Both Versions 3 and 4 contain provisions
emphasizino local CEQA mitieation.
Emissions effects b�� EGFs; especially lazger Baseload and Peal:er t��pes may or ma}� not be
mitieated locally. The local "Offser' concept is intended to establish a requuement that local
fossil-fuel burning emissions effects be lessened cia the proposed Offset pro��isions.
The Offset proposal seeks fossil-fuel buming reductions such that the associated amount of GHG
sa��ines from those fossil-fuel bumine reduction activities are commensurate ���ith the le�el of
othen��ise unmitieated GHG from the EGF. The unmitisated emissions aze those not alread��
captured by the EGF's equipment or mitisations required by CEQA and other federal, state or
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local regulatory standazds. The purpose of the Offset program is to ensure that at minimum,
some level of local reduction of fossil-fuel burning/particulate emissions is achieved. The Offset
is a one-time only requirement based on one year of projected GHG emissions from the EGF's
air quality permits.
GHG is used as a basis for determining the level of fossil-fuel buming "Offsets" because there
are readily available tools that eaist for making calculations and conversions, and GHG data for
the EGFs is already included in the project technical information. This approach is taken in order
to simplify and streamline the process for determining Offsets. It responds to the En��ironmenta]
Working Group inputs that the provisions should not overly complicate the process or add
requirements for studies or information not otherwise already required for EGF's.
The EGF's uncaptured GHG ]evels are only used as a "proxy" to establish the level of Offsets to
be implemented, and is not directly related to GHG reduction programs under the City's Climate
Action Plan or any other GHG mitigation regulations. Proposed Offsets are sepazate from
CEQA-related requirements or mitigations associated with the California Air Resources Boazd
(CARB) or San Diego Air Pollution Control District (APCD) permits.
Pronosed Policv Options reeardin� Offsets—
The offset calculation and options as originally developed with the Environmental Working
Group aze summarized below (Version 1):
• Requires reducing other fossil-fuel buming activities to the extent the GHG emissions
associated with the reductions are equivalent to the EGFs unmitigated GHG emissions.
These other fossil-fuel burni�g activity reductioris (the Offsets) must be achieved through
implementation of local projects.
• GHG emission calculations will be based on maximum number of annual operating hours
as established by the facility's regulatory permit using The Climate Registry/Califomia
Air Resources Board's (CARB) reporting methodologies.
• Two (2) methods ���ould be available to project proponents for providing Offsets. The
first option is contributing to the City's Energy Conservation Fund (Fund) which will
comprise a menu of offset projects (at municipal facilities and in the community), their
GHG reduction amounts, and their full implementation costs. The second option is that
the applicant provides their own Offset projects and calculations which N�ould be
reviewed by, and deemed acceptable to, the City.
As a result of initial discussions with the Industry Working Group, several minor edits were
proposed, including:
1) The dazification of the existing definitions, and the addition of several new definitions;
2) Expanded explanation of"OffseP' requirements; and
3) Expanded explanation of the use of GHG as a proxy commodity in determinin� the
amount of Offsets; and the addition of Best Available Control Technology (BACT)
review requirements so that the applicant can clearly understand what information to
submit to the Ciry for the review.
15-10
October 24. 20li
Item �S
Pase 11 of li
There ���as a lar�e amount of discussion on the polic� s "Offset-` proposals; and due to potential
compleaities in unplementine and administerine the "Offsef' requirements, three additional
versions of the EGF Polic� were prepazed. �
The versions aze summarized below with more detailed eaplanation presented in Attachment 6.
Each represents a refinement of the prerious �ersion based on residual issues.
a. Version 2: Removes the Fee component of the Offset provision due to complexities in
determinine and administering the fee; includine the oeed for a Fee Study and nexus
evaluation. Offsets are done by applicant independently or in conjunction with others.
b. Version 3: Eliminates the Offset requirement due to concems regazding economies of
scale; whereby the smaller pm ate EGFs ma�� not be able to provide Offsets on their o��r
which may necessitate cross-business subsidies in order to fulfill Offset provision.
Industry group had concerns «ith this. This rersion is recomme�ded by� the Industry
«'orl:ing Group.
c. Version 4: n4aintains the Offset pro��isions but onl�� for Baseload and Peal:ers. This
maintains the goal of the Environmental �4%orking Group and the intent of the Polic��,
���hich is to address the unmitieated fossil-fuel buminJparticulate emissions associated
with lazeer EGF types such as baseloads and peal:ers via an Offset provision. This
version is recommended b� the Environmental �i'orl:ing Group.
SDGRE Letter/Responses -
As mentioned previoush, SDG&E sent a letter on June 3, 2013 disputing the validity of the
proposed Offset provision. There were three primar�� issues that �;�ere presented in the letter:
1. The offset component of the proposed Council Polic�� (Version 4) .��iolates federal and
state constitutional requirements for asencies to place conditions on de�elopment;
2. The offset component lacks factual justification for usine GHG emissions as a pro�:y for
air pollutants; and
3. Eaisting federal and state air qualin� and GHG la��s raise preemption problems.
The follo���ne aze corresponding responses to each of the ttuee primarv issues raised b}�
SDG&E:
1. The offset component of the Polic�� does not violate federal state constitutional
requuements for agencies to place conditions on de��elopment. It is within the purview of
the City to exercise its police po���er authorih� to protect the health and safety of its
citizens, e�en �tihere the state alread}� acted ���ith a goal of protection. The proposed
offset component is a �°alid condition on development, as it is a reasonable and
proportional strategv to miti�ate the negative effects of fossil-fuel buming emissions
N�ithin the Cin�of Chula Vista.
2. Since measuring reductions in Air Tosic Pollutants (ATP) is comple�, Cit}� staff
proposed using GHG as a proa}° for ATP because GHG is easily quantified and related to
ATP. The offset pro��isions requires fossil-fuel bumine reduction activities to the eatent
that their associated GHG emissions equal the EGF's othen��ise unmitigated GHG
emissions. Although there is not a direct correlation bet�veen ATP.and GHG, per se; there
15-11
� October 24, 2013
Item 15
Page 12 of 13
is a complimentary relationship because tl�e amount of GHG associated with fossil-fuel
buming ATP's can be calculated from the body of data readily available from required air
quality studies. There is not a direct conelation between ATP and GHG, therefore
making a direct nexus beri��een ATP and GHG may potentially be problematic because
they are indirectly related.
3. Under federal and state laws, no laws expressly preempt local govemments from
instituting policies and legislation to reduce air emissions. A.B. 32, CEQA, and the
federal Clean Air Act all preserve the rights of local governments to adopt air pollution
control requirements that are more stringent than state and federal legislative authority.
While the response for item 2 above indicates the City could pursue Offset provision because of
the complimentary relationship betu�een GHG and ATP's, the City may be extending itself
beyond plausible neaus findings because of the non-direct relationship between ATP and GHG.
Thus; opting to require CEQA-related mitigation locally, and not the Offset provision would be
the more legally defensible rationale. Therefore, Version 3 without Offset provision is more
legally defensible than Version 4. Staff has provided a formal response the SDG&E issues letter
as presented in Attachment 7 of this report.
CONCLUSION
The proposed Amendments to tl�e General Plan, Zoning Ordinance, and new EGF Council
Policy provide clear guidance and regulatory requirements for the siting of EGFs within the City,
and are consistent with the adopted General Plan.
Both Working Groups aze in agreement with the proposed General Plan and Zoning Ordinance
amendments.
As discussed above, Council EGF Policy Versions 1 & 2 contained the "Fee and Offset" and
"OffseP' only component, respectively, which were problematic for the Industry Working Group.
Version 3 removes the "Fee and Offset" components, which is preferable by the Industry Group,
and the version that the Industry Group recommends for Council approval. Version 4 retains the
provision for "Offsets" for Baseload and Peaker type EGFs only and reflects the preference of
the Environmental Working Group, and the version that the Environmental Working Group
recommends for Council approval.
Versions 3 and 4 are attached for Council consideration and selection for approval of one or the
other; and staff recommends Version 3.
DECISION-MAKER CONFLICTS
Staff has reviewed the decision contemplated by this action and has determined that it is not site
specific and consequently the 500 foot rule found in California Code of Regulations Section
]8704.2(a)(1) is not applicable to this decision. Staff is not independenUy aware, nor has staff
been informed by any City Councilmember, of any other fact that may constitute a basis for a
decision maker conflict of interest in this matter.
15-12
October 2�. �013
Item /S
Paee 13 of 13
CURRENT 1'EAR FISCAL I�'IPACT
The proposed Amendments to the General Plan; CVA4C, and ne��� EGF Council Polic�• will not
create a fiscal impact for the Cih�. All future EGFs are subject to ttie Ciri�'s revie�= and
permitting requirements. including applicable De��elopment Sen�ices Department fees and
deposiu.
As sho��m on the table on page 11 of this report, if Council considered Council Policy Version 1
(not recommended), ��hich proposed an Offset and Fee option, a Fee nexus stud}� would be
required. The Council would need to authorize the fee smdv and budget prior to an�� inclusion in
the Policy. Additionallv, the Fee program N�ould incur costs for staff to administer the proaram.
Versions 2, 3 and 4 �i�ould not have a fiscal impact to the City as thev remo�e the "fee" option;
and require applicants to pro��ide the Offset activities. or in the case of Version 3. remove the
Offset requirement entireh�. -
ONGOING FISCAL I17PACT
The proposed Amendments to the General Pian, CVA4C, and ne��= EGF Council Polic�� N�ll not
create an ongoine fiscal impact for the Ciry. All future EGFs aze subject to the Cin�'s review and
permittiog requirements, including applicable Development Services Department fees and
deposiu.
If Version 1 (not recommended) �ti�as considered b�� Council; ti�hich proposed an Offset and Fee
option; a Fee nexus study �ti�ould be required. The Councii would need to authorize the fee study
and budget prior to any inclusion in the Policy. Additionally, the Fee program ��ould incur costs
for staff to administer the program.
If the CEC is involved in permittine (facilities of �OMA' .or greater); ���hich requues staff
coordination and review, the Cin� ma}� not be compensated for staff time.
Attachments �
l. Council Resolution—Amendmenu to General Plan
2. Council Ordinance for proposed amendments to CMVC Title 19
3. Council Resolution for neu• Cowcil Policy and associated Tables µ�ithout Offset provisioo— Electrical
Genentine Facili[ies
4. Council Resolution for new Counci] Policy and azsociated Tables H�ch Offset provision — Elecvical
Generating Facifities
. �. Staff Responses to January 30,2013 Council-led Envvonmental ��'orl:shop Inputs-
6. Offset provision issues details: Version 2-4
7. SDGRE June 3;2013 letter and staff response letter
Prepared by Stm�Donn, Senior Plm7ner, Development Serviees Departmem and
Ed Batchelder, .4ch�ance Plamiing h1a�m�er, Development Sen�ices Department
15-13
II_
RESOLUTION NO.
RESOLUTION OF TI-IE CTTY OF CHULA VISTA CITY i
COLTNCIL ADOPTING AMENDMENTS TO T�I$ LAND !
USE AND TI2ANSPORTATION, AND ENVIRONMENTAL '
ELEMENTS OF THE CHULA VISTA GENERAL PLAN, �
RELATED TO THE . SITING OF ELECTRICAL
GENERATNG FACILITIES WITHIlV THE CITY OF CHULA
VISTA �
WHEREAS, the City of Chula Vista promotes the use of conservation technologies and
sustainability practices that reduce or eliminate the use of non-renewable resources, including �
non-polluting and renewable energy as envisioned in the Chula Vista General Plan (GP), Land �
Use and Transportation Element Chapter 4, Theme 5 "Healthy and Sustainable EnvironruenP'; i
and
WHEREAS, it is an objec:ive of the GP Environmental Element - E 6 to "Improve local
air quality by minnnizing the production and emi'ssion of air pollutants and toxic air
contaminants and limit the exposure of people to such pollutants."; and
WHEREAS, policies E 6.3, 6.4, 6.5, 6.6, 6.12, and 6.15 stipulate the importance of
improving air quality, and minimizing dependency on fossil fuels and exposure of sensitive uses !
to toxic air contaminants from (generally fossil-fuel based) facilities such as Elechical I
Generating Facilities (EGFs); and i
WHEREAS, in February 2010, the CiTy Counci] dii�ectcd staff to prepare amendments to �
the GP and Zoning Ordinance related to the establishing of requirements and regulations for the !
siting of�GFs; and
WHEREAS, the Development Services Department initiated a review of the GP and II
Zoning Ordinance to detennine what sections needed to be amended; and
WHEREAS, The Development Sen�ices Department convened a team consisting of
interested members of the original 2005 Chula Vista General Plan Update (GPU) Environruent,
Open Space, and Sustainable Development Subcommittee(tl�e"�GF Working Group"); and I
WHEItEAS, the Development Services Department and the EGF \�✓orking Group hav.e ' i
worked together to develop regulations and siting criteria for EGFs within Chula Vista including I
drafling a new EGF Council Policy to address the siting of EGFs (the"ProjecY'); and �
WHEREAS; the Development Services Department also convened a team consisting I
members of the industry and business community ("Industry Wodcing Group") ta solicit input on
the draft regulations and EGF Council Policy to gain a balanced perspective;and
i
I
I:�Attmney\PMALRESOSANDORD[NANCES\201310G0413lCCReso-ReGPAmendsG-4-13-FINAL.dac . �i
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Attachment 1 �
Page 1 of 4 II
15-14
WHEREAS, the Development Services Depaztment convened a joint meeting with the
lndus Workin Grou and EGP ��'orkin Grou Joint Workin Grou to revie�v the draft �
tr'Y B P g P �" B P")
regulations and EGF Council Policy; and I
�
WHEREAS, the Project represents the collective ef£orts of the Development Services I
Department and the EGF 7oint Working Group, and provides necessary criteria and regulations
for the siting of EGFs writhin the City of Chula Vista; and
I
WI�REAS, the Project reIIects sound plwning principles and is internally consistent �
with the General Plan; and
V✓HEREAS, the General Plan amendment encompasses amendments to Sections 4.95 {
and 4.96 of the Land Use and Transportation Element updating descriptions of the Public and I
Quasi Public and Limited Industrial land use designations; amendments to �nvironmental ,
Element Policies 6.4 and 23.3 that would limit the location of certain EGFs to a minunum of
1,000 feet from sensitive receptors; and new Policy 7.8 to ensure a11 construction complies with
applicable Chula Vista energy efficiency measures ard green building standazds that a�e in
effect; and
FJEIEREAS, the Development Services Director has reyiewed the proposed Amendments
for cqmpliance H�ith CEQA and has deteimined that there is no possibility that the activity;
adop`.ing a General Plan amendment and Zoning Code amendmeni may have a significant effect
on the environinent because the new General Plan policy and Zoning Code provisions �j�ill result
in more stringent requirements for ]ocating an Energy Generating Faciliry than currenfly exist.
Therefore, pursuant to Section 15061(b)(3) of the State CEQA Guidelines the activity is not
subject to CEQA. Thus, no environmental re�zew is necessary. Although envu'onmental review
is not necessary for the General Plan Amendment and Zoning Code change, environmental
review wIll be required for any Energy Generating Faciliiies that are proposed as part of the
conditional use permit evaluation for that specific project;and
WHEREAS, the Resource Conservation Commission (RCC), upon review of the Project
recommended that the City Council adopt the Project; and
WHEREAS, the City Council Energy Subcommittee, upon review of the Project
recommended that the City Council adopt the Project; and
V✓HEREAS, the Planning Commission voted to recommend that the City Council
approve a resolution amending portions the Land Use and Transportation and Environmental
Elements of the Chula Vista General Plan which includes updated descriptions of certain land '
use designations and certain Policies as it relates to the siting of EGFs and reduction of
Greenhouse Gas witkiin the City of Chula Vista.
):V�Itorncy�6'IVAL RESOS A\'D ORDMANCES12013�0G 04 13\CC Rew-ReGPAmends 6-4-13-FI1dAL.doc
5282013 328 PM � I
Attachment 1
Page 2 of 4
I
15-15 �
i
NOW THEREFORE BE IT RESOLVED that the City Couucil of tl�e City oPChula Vista �
does hereby find and determine as follows: �
I
Section I. �nvironmental Dctermination i
There is no possibility the proposed funendments activity, adopting a General Plan
amendment and Zoning Code amendment may have a significant effect on the em�ironment ;i
because the new General Plan policy and Zoning Code provisions will result in more sh�ingent i
requirements for locating an Energy Generating Facility than currently exist. Therefore, pursuant !
to SecUon 15061(b)(3) of the State CEQA Guidelines the activity is not subject to CEQA. Thus, �
no environmental review is necessary. Although environmental review is not necessary for the
General Plan Amendment and Zoning Code change, environmental review will be required for :I
any Energy Generating Facilities that are proposed as part of the conditional use permit
' evaluation for that specific project. The City Council further finds that no further environmental !
review is required.
Section II.Consistency with Gcneral Plan
That the approval of the proposed amendments to the Chula Vista General Plan are
consistent with and follow the goals, objectives, and policies of the Chula Vista General Plan i
because the proposed amendments, in accordance with the GPU, provide clear and i
comprehensive regulations for the siting of EGFs within the City, which will help to improve air
quality, and minimize dependency on fossil fuels and exposure of sensitive uses to toxic air
contaminants from (generally fossil-fuel based) EGF facilities.
BE IT FURTHER RE30LVED, that the City Council of the City of Chula Vista does �
hereby approve and adopt the amendments to sections 4.9.5 and 4.9.6 of the Land Use and !
Transportation Element with updated descriptions of the PuUlic and Quasi Public and Limited
Industria] land use designations; and amendments to Environmental Element Policy 6.4 and 233
regarding the siting of EGFs and reduction of Greenhouse Gas within the City of Chula Vista, as
follows:
Section III.
I
Land Use and Transportation �lement
�
1. Amend section 4.9.5 to clarify that certain public utility uses can and do occur on Limited I
Industrial designated lands.
4.9.5 lndustrial Category
Three industrial land use designations provide opportunities in the City to conduct research and
de��elopment: manufacturing; warehousing; and limited automotive-related endeavors.
�
1:Wttomey\FRJAL RESOS ANU ORDiIVANCSS\2013\O6 04 131CC Reso-ReGPAmends 6-0-13-FINAI..doc .i
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Attachment 1
Page 3 of4
15-16 I
Limited Industrial �
The Limited Industrial designation is intended for light manufactuiing; warehousing; certain i
oublic urilities; auto repair; auto salvage yards; and flexible-use projects that combine these uses �
with associated office space. The FAR for this category ranges from 0.25 to 0.5. f
2. Amend section 4.9.6 to clarify that certain public utility uses can and do occm�on Public �
and Quasi-Public designated lands. I
4.9.6 Public and Quasi-Public, Parks,and Open 5pace '
The follocving land use designations are provided to identify various lar�ds used for public,
quasipublic, recreation/parks, and open space uses.
Public and Quasi-Public
The Public and Quasi-Public designation is intended for schools; churches; hospitals; civic i
centers; &re stations; libraries; landfills: public utilities and other similar public uses. R%hen PQ
or other Public Facilities symbol is used alone, or within a floatina bubble on the Land Use
Diagram, it indicates the possible location of a future facility.
Section IV. !
_ Environmental Element (
1. Amend Policy 6.4 to clazify that a minimum 1,000 feet separaUon is needed betw�een
baseload or peaking type EGF and sensitive receptors(e.g. residential azeas; schools,
hospitals; child care centers, etc. that affect the eldedy and children, wfio are more
susceptible to particulate emissions). �
E 6.4 Do not site new or re-powered fossil-fueled baseload or peakina-tvpe Electrical i
Generatin�FaciliYies within 1,000 feet of sensitive recentors;or site sensitive recentors
within 1,000 feet of such facilities. ;
I
. ;
2. Amend Policy 23.3 to clarifi�not siting industrial facilities and uses that pose significant '
hazards to human health in proximiry to schools or residential uses. �
E 233 Do not site industrial facilities and uses that pose a significant hazard to human health ;
and safety in proximity to schools or residendal dwellings.
Presented by: Approved as to form b : ;
t
- I
Gary Halbert, PE, AICP /� 1 R. _ i
Director of Development Semices/ ��City Attorney
Assistant City Manager j
!
1;\Attomey\FNAL RESOS AND ORDIt�ANCES12013\06 04 131CC Reso-ReGPAmmds 6-0-13-�INAL.doc ;
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Attachment 1 j
Page 4 of 4 I
i
15-17 I
i
�
ORDINANCE N0. �
ORI�INANCE OF THE CITY OF CHU�.A VISTA AMENDING
CfiRTAIN SECTIONS OF TITLB 19 (ZONING ORDINANCE)
OF THE CHULA VISTA MUNICIPAL CODE ESTABLISHING
REQUIREMENTS AI�'D REGliLATIONS FOR THE SITING OF
ELECTRICAL GENERATING FACILITIES WITHIIJ THE
CITY OF CHULA VISTA
i
WHEREAS, the City of Chula Vista promotes the use of conservation technologies and
sustainability practices that reduce or el'uninate tlte use of non-renewable resources, including
non-polluting and rene���able energy as envisioned in the Chula Vista General Plan (GP), Land
Use and Transportatiou Element Chapter 4, Thente 5 "Healthy and Sustainable EnvironmenY';
and
WHEREAS, it is an objective of the GP �nvironmental Element--E 6 to "Improve local
air quaiity by minuuizing the production and emission of an� pollutants and toxic air
contaminants, and limit(he exposure of people to such pollutants."; and
WHEREAS, policies E 63, 6.4, 6.5, 6.6, 612, and 6.15 stipulate the importance of
improving au quality, and minimizing dependency on fossil fuels and exposure of sensitive uses
to toxic air contaminants from (generally_ fossil-fuel based) facilities such as Electrical
Generating Facilities (EGFs); and
WHEREAS, in February 2010, the City Council directed staff to prepare amendments to
the GP and Zoning Ordniance related to the establishing of rcquirements and regularions for the
siting of EGFs; and
WHEREAS, the Development Services Department initiated a review of the City's GP
and Zoning Ordinance to determine what sections needed to be amended; and
V✓HEREAS, the .Development Services Depat�tment convened a team wnsisting of
interested members of the original 2005 Chula Vista General Plan Update (GPU) Environment,
Open Space, and Sustainable Development Subcommittee (the"EGF Working Group"); and �
WHEREAS, the Development Setvices Department and die EGF Working Group have I
worlced together to develop regulations and sitiug criteria for EGFs within Chula Vista including i
drafting a new EGF Council Policy to address the siting of EGPs (the"ProjecY'); and ;
i
WHEREAS, the Development Services Department also convened a teani consisting
meinbers of the industry and business community ,("Industry Working Group") to solicit input on !
the draft regulations and EGF Council Policy to gain a balanced perspective; and
WHEREAS, the Development Services Deparhnent convened a joint meeting with the
Industry Working Group and EGF Working Group ("Joint Worlcing Group") to review the draft
regulations and EGF Council Policy; and
Attachment 2
Page I of 13
15-18
Ordinance
Page 2
R�I-IEREAS, the Project represents the coliective efforis of the Development Services
Depa�tment and the EGF Joint Worldng Group, and provides necessaiy criteria and regulations
for the siting of EGFs N�ithin the City of Chula Vis[a;and
WHEREAS, the proposed amendments to .certain secrions of Chula Vista Municipal
Code Title 19 provide clear and comprehensive guidance and regulations for the siting of EGFs
within the City of Chula Vista, and implements the Vision, Goals, Objectives and Policies of the
Chula Vista Land Use and Transporta6on and Enyironmental Elements; and
'
R'HEREAS, the Development Services Director has reviewed the proposed Atnendments I
for compGance with die Califomia Environmental Quality Act (CEQA) and has determined thai
there is no possibility that the activity, adopting a General Plan azneudment and Zoning Code
amendment may have a sigmficant effect on the enviromneni because the ne�e General Plan
policy and Zoning Code provisions will result in more stringent requirements for locating an
Energy Generating Facility than cuirently exist. Therefore, pursuant to SecUon 15061(b)(3) of
the State CEQA Guidelines the activity is not subject to CEQA. Thus, no environmental review
is required. Although environmental review is not Required for the General Plan Amendment i
and Zoning Code change, environmental review will be required for any Energy Generating
Facilities that are proposed as part of the conditional use permit evaluation for that specific
projeci; and
WHEREAS, the Resource Conservation Commission (RCC); upon review of the Project
recommended that the City Council adopt the Project; and
WHEREAS, the City Council Energy Subcommittee, upon revie«� of the Project
recommended that the Ciiy Council adopt the Project; and
' WHEREAS, the Plarui'u�g Commission voted to recommend that the City Council
approve an ordinance amending various sections of Chula Vista Municipal Code Title 19
(Zoning Ordinance) for the purpose of establishing regulations and requirzments for the siting of
EGFs within the City of Chula Vista.
NOW"I'HEREFORE BE IT ORDAINED that the City Council of the City of Chula Vista
does hereby find and determine as follows:
Section I. Environmeutal Determinarion
There is no possibility the proposed Amendments acti��ity, adopring a General Plan '
amendment and Zoning Code amendmenY may ha��e a significant effect on the environment
because the new General Plan policy and Zoning Code provisions kill result in more stringent
requirements for locating an Enerey Generating Facility than eurrently eacist. There*ore, pursuant
to Section 15061(b)(3) of the State CEQA Guidelines the activity is not subject to CEQA. Thus,
no em�ironmental review is necessary. Atthough environmental review is not necessary for the
General Plan Amendment and Zoning Code change, environmenta] review will be required for
any Energy Generating Facilities that are proposed as pait of the conditiona] use pe��it
evalua2ion for that specific project. The CiTy CouncIl fmther finds that no further environmental
review is required.
(
15-19 ,
i
Ordinance
Page 3
Section II.Consistency with General Plan
That the approval of the proposed amendments to Chula Vista Municipal Code Title 19
are consigtent with and follow the goals, objectives, and policies of the Chula Vista General Plan
because the proposed amendments, in accordance with the GPU, provide clear and
comprehensive regulations for the siting of EGFs within the City of Chula Vista, which will help
to improve air quality, and minimize dependency on fossil fuels and exposuce of sensitive uses to
toacic au contvninants from (generally fossil-fuel based) EGF facilities.
Section III. j
BE IT FURTHER ORDAINED, that the City Counci] of.the City of C(mla Vista does
hereby approve an ordinance of the City of Chula Vista amending Chula Vista Municipal Code:
Title 19 (Zoning Ordinance) Chapter 19.04 (Definitions), 19.22 — 19.28 (Residential Zones),
1930— 19.40 (Commercial Zo�es), 19.44— 19.46 (Industrial Zones), 19,47 (Public/Quasi Public
Zone), 19,48 (Planned Communiry Zone), and 19.58 (Uses) for the regulating and siting of EGFs
as follows: �
Chapter 19.04
l. Amend Chula Vista Municipal Code Chapter 19.04 Definitions section to add section
19.04.089-Electrical Generafing Facilities by sub-type and add descriptions of each of the
subtypesin 19.04.089. ,
19.04.089 Electrical eenerating facilities:
A. Base load facilitv
I
i
B. Peakin fg aci]itX I
i
C. Private facility i
D. Back up &Emer�ency facilitV
E. Residential-level facilitv
19.04.089 Electrical Qeneratine facilities.
"Electrical �eneratin�facilities" is a collective terrn of reference for each of the followine
individuallv defined sub-tvpes:
A. Base Load Facility
A"Base Load Facilitv" means an electrical en�eratinp facilitv that is intended to run
constantly at near capacity levels. This sub-tx�t e includes �eneratinQ facilities that
transmit electricitv over transmission or distribution power lines usina the public ri�ht of
way and investor-owned utilitv�'ansmission corridors rieht of wav. Base Load Facilities
serve multiple meters beyond tlte immediate conti�uous parcels on which the facilitv is
3ocated.
I
I
15-20 I
i
I
Ordinance I
Page 4
I
B. Pealcing Facilit}� I
A "Peakin�Facilitv" means an electrical �eneratine facilitv ihat is used to produce extra i
electricitv dminQ qeak load times and is oermitted to operate not more than 4,000 hours i
per year. This sub-tvoe includes generating faciliues that transmit electricitv ot�er
transmission or distribution power lines usio�ihe public iight of wav and im�estor-owned �
utili transmission corridors. PeakinR Facilities serve multiple meTers bevond the . i
unmediate contiQUOUS parcels on which the facilitv is located. �
i
C. Private Facility �
(
A"Private Facilitv" means an electrical �eneratin faciliri tnat,regardless of fuel or �
ener�y source, is operated bv a private propertv owner or lessee, and whose funcUon is the �
pro��ision of electricitv to the permitted use(s)on a sinale or adioinina parcel(sl on�afiich j
the facility is located or sen+es. The associated power load shall ¢enerallv be up to 25 I
meQa watts, or as determined by applicable State or other codes. A P�ivate Facilitv can
include Disuict Heat&Po�ver, and Combined Heat &Power tvpes as defined in the
Citv's Electrical Generating Facilities (EGFI Policv.
D. Backup and Emergency Facility
A "Backup and Emergenc Fy acility'means an electrical generaring facilitv tha2 is
operated onlv durin�the interruption of electrical service from the distribution svstem or
transmission �rid due to circumstances bevond the operators control.
E. Residential-Level Facility '
A"Residential-Level Facilitv"means an electrical geneiatine facilih�whose function is I
the provision of electriciri fo serve an individual private residential dwelline unit(sl.
2. Amend Chula Vista Municipal Code 19.04 Definitions section 19.04.190 to add "Public"
to "Quasi- public" and expand the descripUOn of 19.04.190 Public/Quasi Public uses
19.04.190 as iollows: -
19.04.190 PablidQuasi-public.
"Public/Quasi-public"means used as public or seemingly public. For the pu�poses of this title, i
electrical substations, electrical �eneratine facilities as defined in CVMC 19.04.089(A). B,,L I
and(D)onlv, water or wastewater treatrnent and stora�e facilities, educarion, civic,govetnment !
offices, ox other municipal. pubGc a¢encd or utilitv facilities, wd others as listed in CV?vfC 19.47
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shall be considered public/quasi-public uses, of a public seivice type. �
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Chapter 19.22 R-E—RESIDENTIAL ESTATES ZONE ;
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1. Amend section 19.22.030 to add Residenfial-Level "Electrical Generating Facilities" as
follows:
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19.22.020 Permitted uses.
Principal.peimitted uses in the R-E zone include: i
A, One single-fainily detached dwelling on each lot or parcel;
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B. Crop and tree farming.
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19.22.030 Accessory uses and buildings. �
I. Residential-level Electrical Generatin�Facilities, as defined in CVMC ]9.04.089(�1. The
sitine and establishment of a Residential-Leve] Facilitv shall be sublect to and governed
bv Chula Vista Municipal Code Chapter 15.
Chapter 19.24 R-1 —SINGLE-TAn1[L,Y RESIDGNCE ZONE
1. Amend section 19.24.030 to add Residential-Level"Electrical Generating Pacilities" as
follo���s: - �
19.24.020 Permitted uses.
Principal permitted uses in the R-1 zone include:
A. One single-fan�ily dwelling on any lot;
B.Factory-built home/mobilel�ome on a��y lot, subject to the provisions of CVMC 19.58.145 and �
19.58.330; j
C. All portions of the dwelling, factory-built home or mobilehome used for living oi•sleeping j
putposes shall be attached by conunon walls; j
D. Laz�ge family day care homes, subject to the provisions of CVMC 19.58.147. '
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19.24.030 Accessory uses and buildings.
L Residential-leve] Electrical Generatina FaciliYies, as defitied in CVMC 19.04.089(E). The !
sitinQ and establishment of a Residential-Level Facility shall be subject to and �overned
bv Chula Vista Mimicipal Code Ch�ter 15.
Chapter 19.26 -2— ON�-AND TWO-FAMILY R�SID�NC� ZONE
1. Amend section 19.26.030 to add Residential-Level`Blectrical Generating Facilities"as,
follows
19.26.020 Permitted uses.
The following are the principal permitted uses in an R-2 zone:
A. One single-family dwelling on any lot;
B. One duplex or two-family dwelling on any lot;
C. Attached single-family dwelling units;
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D. Dwelling groups,.subject to the provisions of CVMC 19.58.130; i
E. Other accessor}�uses and accessory buildings customarily appurtenant to a permitted use, I
subject to the reqwrements of CVMC 19.58.020; i
F. Agriculturai uses as provided in CVMC 19.16.030. i
19.26.030 Accessory uses and buildings.
D. Residential-level Electrical Generatin¢Facilities. as defined in CVMC 19.04.089(E). The
si[ing and establishment of a Residential-I,evel Facility shall be subject to and eovemed bv
Chula Vista Municinal Code Chapfer I5.
Chapter 19.28 R-3 —APARTNIENT RESIDENTIAL ZONE
1. Amend section 19.28.030 to add"Electrical Generating Facilities"as follows:
19.22.030 Accessory uses and buildings.
G. Private and Back U�and Emer�encv Electrical GeneraUn�Facilities, as defined in CVMC
19.04.089(C) and (D), and subiect to the followinR standards:
1. Private: The standards prescribed in CVMC 19.58.142(E). �
2. Back Up and Emergency: The standazds prescribed in CVMC 19.58.142 (F). j
Chapter 19.30 C-O —ADMINISTRATIVE AND PROF�SSIOiVAL OFFIC� ZONE
1. Amend section 1930.030 to add"Electrical Generation Facilities"as follows:
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19.30.030 Accessory uses and buildings.
D. Private and Back Uu and Emeraencv Electrical Generatine Pacilities, as defined in CVMC
19.04.089(C) and(D), and snb�ect to the followine standards:
1. Private: T'he standazds prescribed in CVMC 19.58.142(El
2. Back Up and Emergency: The siandards prescribed in CVV1C 19.58.142(F) �
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Cha�ter 19.34 C-N—NEIGHBOI2HOOD COASD7ERCIAL ZO\� I
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l. Amend section 19.34.022 to add "Elecirical Generation Facili[ies"as follows: I
19.34.022 Accessory uses and buildings. I
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M. Private and Bacic Un and Emer�encv Electrical Generating Facilities, as defined in CVMC
19 04 089(C) and (b) and subiect to the following standards:
1. Private: The standards prescribed in CVMC 19.58.142(E)
2. Back Up and Emer�encv: The standards prescribed in CVMC 19.58.142(F)
Chapter 19.36 C-C—CENTIiAI. COMMERCIAL ZON�
1. Amend section 19.36.022 to add"Electrical Generation Facilities"as follows:
19.36.022 Accessory uses and buildings.
A. Private and Back Up and EmerQencYElectrical Generating Facilities, as defined in CVMC
19.04.089(C) and (D), and subiect to the following standards:
I. Private� The standards prescribed in CVMC 19.58.142(�)
2. Back Up and Emergency: The standards prescribed in CVMC 19.58.142 (F)
Chapter 19.38 GV—VISITOR COMMERCIAL ZONE
1. Amend section 19.38.022 to add"Electrical Generation Facilities" as follows:
19.38.022 Accessory uses and buildings.
A, Private and Bacic Up and EmergencV Electrical Generatin�Facilities, as defined in CVMC j
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19.04�089(C) aud (D), and subiect to the followine standv�ds: �
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1. Private: The standards prescribed in CVMC 19.58.142(E)
2. Back Up and EmerQencv: The standards prescribed in CVMC 19.58.142 (Fl
Chapter 19.40 GT—TAOROUGHFARE COMMERCIAL ZONE
1. Amend section 19.40.022 to add "�lectrical Generation Facilities"as fol]ows:
19.40.022 Accessory uses and buildings.
A. Private andEmergency Electrical Generatine Facilities, as defined in CVMC
19.04.089{C) and (D , and subject to the followin�standards:
1. Private: The standards prescribed in CVMC 19.58142(E)
2. Bacic U�and Emergenev: The standards prescribed in CVMC 19.58.142 (F)
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Chapter 19.44 I-L—LIMIT�D INDUSTRIAL ZO\�E
1. Amend section 19.44.030 and 040 to add "Electrical Generatine Facilities'as foilows:
19.44.030 Accessory uses and buildings.
F. Private and Back Up and Emeraenc�lectrical Generatin�Facilities, as defined in CV�IC
19A4.089fC1 and (D), and subiect to the followin�standards:
1. Private: The standards nrescribed in CVNIC 19.58.142(El
2. Back Up and Emer e�ncv: The standards orescribed in CVMC 19.53142 (F)
19.44.040 Conditional uses.
The following uses shall be permitted in the I-L zone; provided, a condi[ional use permit is
issued in accordance with tlie provisions of CVMC 19.14.030(A) or 19.14.040, as may be
applicable, and CVMC 19.14.OSOthrough 19.14.090:
O. Unclassified uses, as set forth in Chapter 19.54 CVMC; I
P. Hazazdous waste facililies, subject to the provisions of CVMC 19.58.178. Condiuonal use
permit applications for the establishment of hazardous waste facilities shal] be considered by the
City Council subsequent to its receipt of recommendations thereon from the Planning
Commission, or Chula Vista Redevelopment Corporation if located within a desienated
redevelopment pcoject area, in accordance with CVVIC 19.14.070(B).
0. Baseload and Peakin¢Electrical Generating Facilities, as defined in CVMC ]9.04.089(Al
and Bl onlv, and subiect to the standards set forth in CVMC 19.58.142.
Chapcer 19.46 I—GENERAL INDUSTRIAL ZONE
1. Amend section 19.46.020 to delete"Electrical generating plants"as follows:
19.46.020 Permitted uses.
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Per.mitted uses in an I zone are as follows:
C. Brick or pottery manufac[uring and stone or monument works;
D. Trueking yards, terminals, and distributing operations;
E. �'°�'-:�°' rt°�°-^«:^^ �laa3ts-en�Liquefied natural gas plants;
F. Temporary tract signs, subject to the provisions of CVMC 19.58320 and 19.60.600(E)(2);*
G. Any other use which is determined by the Commission to be of the.same general character as
the above uses.
2. Amend section 19.046.030 to add "Electrical Generating Facilities" as follows:
19.46.030 Accesso�y uses and buildiugs.
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F. Private and Back U�and�mer¢encv Electrical Genei•atin�Facilities, as defined in CVMC
19.04.089(C) and (D), and subiect to the followinp standards:
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1. Private: The standards orescribed in CVMC 19.58.142(E) i
2. Back Up and Emereenc� The standards nrescribed in CVMC 19 58.142 (F)
3. Amend section 19.46.040 to add"Electrical Generating Facilities" as follows:
19.46.040 Conditional uses.
The following uses shtill be pemiitted in the I zone;provided, a conditional use perniit is issued '
by the Zoning Adniinisuator in accordance with the provisions of CVMC 19.14.030(A) or
19.14.040, as may be applicable, and CVMC 19.14.050 through 1914.090:
O. Unclassified uses, as set forth in Chapter 19:54 CVMC;
P. Hazardous waste facilities, subject to the provisions o£CVMC 19.58.178. Conditional use
permit applications for the establishment of hazardous waste facilities s6a11 be considered by the
City Council subsequent to its receipt of recommendations thereon from the Planning
Commission, or Chula Vista Redevelopment Corporation if located within a designated
redevelopment project azea, in accordance HRth CVMC 19.14.070(B). �
Q. Baseload and Peakin� Electrical Generating Faoilities, as defined in CVMC 19 04 089(A and
(B) onlY azid subiect to the standards set forth in CVMC 19.58.142.
Chapter79.47 P-Q—PUBLTC/QUASI-PUBLIC ZONE
1. Amend section 19.47.010 to expand the description of the purpose of the Public/Quasi- I
Pub]ic zone as fo]lows:
19.47.010 Purpose.
The purpose of ihe public/quasi-public zone is to provide a zone with uses in appropriate
locations which are maintained by public or publicly controlled. agencies such as municipal
and/or county agencies, civic, government offices,education, school districts, utility facilities,
and utilitv companies (e.g., water, gas, electricity, ete.), including, but not limited to, uses such ,
as the county landfill, electrical eeneration and transmission, telecommunications, water and I
wastewater treariuent and storaee faciliiies, and vaz•ious water reservoir sites, The regulations of
this district also provide for the appropriate closure of existing landfill sites.
2. Amend section 19.47.040 to add "Electrical Generating FacIlities as follows:
19.47.040 Accessory uses and buildings.
C. Private and Back Uo and Emergency Electrical Geueratine Faciliiies, as defined in CVMC (
19.04.089(C) and(DZ, and subject to the following standards:
1. Private: The standards nrescribed in CVMC 19 58 142(E)
2. Back Uu and Emereencv: The standaz•ds orescribed in CVMC ]9 58 142 (F)
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3. Amend section 19.47.040 to add "Elecirical Genera6ng Facilities"as follo��s:
19.47.040 Conditional uses.
The following uses shall be permitted in the P-Q zone; provided,a conditional use pertnit is
issued by the Zoning Adminisvator in accordance with the provisions of CVMC 19.14.030(A) or
19.14.040, as may be applicable, and C�'MC 19.14.050 Uv�ough 19.14.090:
J. Unclass�ed uses, as provided in Chapter 19.54 CVMC;
K. Haz2rdous waste facilities, subject to the provisions of CVMC 19.�8.178. Conditional use
permit applica6ons for the establishment of hazardous waste facilities shall be considered by the
City Council subsequent to its receipt of recommendations thereon from the Planning
Commission;or Chula Vista Redevelopment Corporation if focated within a designated
redevelopment project area,in accordance with CVViC 1914.070(B); and
L. Electrical Generatin¢Facilities, as defined in CVMC 19.04.089(A) Bl onlv, and subject to
the standards set forth in CVMC 19.58.142.
4. Amend section 19.47.060 to add siting standards for"All electrical generating facilities"
as follows:
19.47.060 Siting standards.
The following sTandards shall govem the siting of facilities in the public/quasi-oublic zone:
A. All solid wasie management operations within the P-Q zone shall comply with all applicable
federai, state, and local regulations, including regulations of the State Water Resources Conh•ol
Board, the California �'✓aste Management Board, and the Department of Health Services.
B: The distance &om the site to the nearest residen[ial shvcture shall be in compliance with all of
the state minimum standards for solid waste management. The distance of such sites to i
residences shail be sufficient to permit adequate control of noise levels, odor nuisances, d•affic
congestion, litter nuisances and vectors.
C. All electr•ical eeneratin�facilities wiihin the P-0 zone shall complv with the requirements of
CVMC 19.58.142, and all applicable federal, reeional, and local regulations.
Chapter 19.48 P-C—PLANNED COMMIJNITY ZO1VE
1. Amend to add section 19.43.151 "Electrical Generating Facilities" as follows:
19.48.151 Electrical Generating Facilities
Electrical �enerarina facilities within the P-C zone shall comnlv�+�th the requirements of CVMC
19 58:142 dependent uoon the tvpe of EGF and the tvpe of land use districdzone in which it is
located, and all applicable federal, regional, and local re¢ulations. Residential-Level E1ecu•ical
Generatinrg Facilities are permiried within Residential zones excent for"Hi�her-densitv".
Apaitment ResidenriaT zones, as defined in CVMC 19.04.089(E). Private and Back Up and
Emer¢encv Electrical GeneratinQ Facilities are Accessory Uses within Apartment Residential,
Commercial Publicl0uasi-Public, Limited Industrial, Industrial, and ivlixed-Use zones, as
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defined in CVMC 19.04.089(C) and(DLnly. Baseload and Peakiu�Electrical Generatine �
Facilities are nermitted within Public/Ouasi-Public, Limited Industrial and Industrial zones with
a conditional use permit; as defined in CVMC 19.04.089(A1 and (B) onlv.
Chapter 19.58 USGS
l. Amend to add section 19.58.142 "Electrical generating facilities"and provide siting
criteria and standards for each sub-type of EGF as follows:
19.58.142 Electrical �enerating facilities.
A. The puroose of this section is to orovide standards for the sitinq and establishment of the i
various sub-tvpes of electrical eg neratnig facililies in any zones in which the�permitted �
subiect to issuance of a conditional use permit ar as an accessorv use, except for Residential- I
Level Facilities. Anv of the electrical Qeneratin¢facilitv sub-tvpes to be permitted must be �
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found to be in compliance with the followin� standards vid the Citds "Electrical Generating i
Facilities Policv" and associated tables, as applicable to the par[icular sub-tvpe, as well as any I
other local regional state and federal standards that are otherwise applicable to the facilitv.
A. For the pmposes of this section, electrical g�eneratin fg acility includes the followinv sub-
tvpes of power facilities which aze fiuther defined in CVMC 19.04.OS9: Base Load
Facilitv: Peaking Facilitv; Private Facilitv;Back Up&Emergency Facility; and
Residential-Level Facilitv. '
B. The sitiriQ and establislunent of a Base Load Facilitv shall be subject to the followina
standards: I
1. The facilitv shall be limited to Natural Gas or Non-Fossil Fueled. I�'uclear olants
are prohibited as defined bv the Citv's "Electrical Generating Facilities Poli�."
2. The facility shall be a minimum of 1,000 feet from only the followine specificallv
identified sensitive recentors: residential communities, schools, hospitals,nursing
homes or elder care facilities, residential care facilities, and cl�ild care centers as
defined by the Ciiv's "Electrical Generating_Pacilities Policy." Measurement ofthe
1,000'foot minimmn shall be made from the neazest nropertv line of the parcel on
which the nearest sensitive receptor is located;to the ]ocation of the emission
source of the uronosed EGF. �
3. The facilitv shall have an executed contract with the local utili or Cit�or po�ver
use within the loca] Investor Owned Utilitv(e.Q. SDG&�) service territory or Citv .
as defined bv tlie Citv's `Blectrical Generatin�Facilities Policv."
4. Tl�e property shall be surrounded b�id fence or walls not less than six feet in
hei�ht consistent with the provisions of CVMC 19.58.]50 and 19.58 360
5. The facilitv shall utilize the best available control technoloev and state of-the-art i
emissions teclmolosy as defined bv the CitV's "Electrical Generatin�Facilities �
Policv.,> '
6. Tlie applicant must have obtained required certificalion fiom Yhe local, state or
federalreeulatorv aeencies.
7. All buildin�s and equipment shall be required to observe the same site develooment �
standards and requirements applicab]e to the specific zone in which the facilitv is !
located,unless othei��ise exceoted pursuanY to CVMC 19.16.040. I
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8. In combination with landscaqinQ. bermina and/or other treatments, the facilitv shall
be desiened to sufficiently screen the use and reduce to the maximum extent
practicable visual effects to nearby properties.
9. The appIicant sha11 demonstrate that anv noise, dust, vibrations, and odors
associated"with the proiect aze in comoliance with the i�equirements of CVMC
19.66.
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10. The sound oressure levels generated by all equipment and uses shall not exceed the
applicable decibel levels qursuant to CVMC Chanter 19.68.
11. The facilitv shall conform to the orovisions for fuel tti�pes, offseu, oerformance
criteria, and cumulalive considerations as stipulated in the Citds"Electrical
Generatina Facilities Policv."
12. Al] development sha►1 be subiect to site plan and architectural aooroval throu�h the
Direc[or of Development Services.
13. Conditional use permits shall be reviewed every ten vears to ensure that the facilih�
is oaeratinQ in comUfiance w2th the required standards, and to deteimine H�hether
unerades to the best available technoloev have been or need to be made aursuant to
the_process as outlined in section C.6 of the Council EGF Policv. In such instances
that upQrades need to be made,the e�ctent and timin�of said upQrades shall be
determined bv the Citv in consultation with the applicant or successor, and to the
satisfactiou of the Director of Develooment Services or his/her desienee. Said
upgrades shall be made no later than five years from the deternunation of need, The (
review c cy le shall beein from the date ihat ihe facilitv is commissioned for i
o�eration. The applicant or successor shall fund the conditional use permit and/or
standards review in accordauce with the Citv's latest Fee Schedule. .
C. The sitine and esiablishment of a Peaking Facility shall be subject to the followin¢
standards:
1. The standards prescribed in CVMC 19.58:142(C) 1-13 above.
D. The siting and establislunent of a Private Facilitv shall be subiect to the foliowine
, siandu•ds:
1. The standard's prescribed in CVMC 19.58.142(C) 5-12 above.
2. The periodic review for standards compliance and potential BACT uparades under
CVMC 19.53.142(Cll3.
3. Minimum distance from sensitive receptors shall be dete�Trtined pursuant to the Cirv`s
"Electrical Generatina Facilities Policv." � I
4. The facilitv shall be located within a fullv enclosed structure, exceot for wind, solar �
or other renewables where enclosure is impractical. I
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E. The sitin¢and establishment of a pe�manent Back Up&Emergencv Faciliri of 50 I
horseoower or ereater shall be subiect to the following standards: �
1. The standards prescribed in CVMC 19.SS.142(El 1-2 above.
G. The sitinQ and establishment of a Residential-Level Facititv shall be subiect to and
o�g �emed bv Chula Vista Municinal Code Chaoter 15.
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Section IV. Severability
If any portion of this Ordinance, or its application to any person or circumstance, is for '
any reason held to be invalid, unenforceable or uncoustitutional, by a court oF competent
jurisdiction, that ponion shall be deemed severable, and such invalidity, unenforceability or
unconstitutionality shall not affect the validity or enforceability of the remaining portions of the
Ordinance, or its application to any other person or circumsta�ce. The City Council of the City of
Chula Vista hereby declares that it would have adopted each section, sentence, clause or phrase
of this Ordinance, irrespective of the fact that any one or more other sections, sentences, clauses
or phrases of the Ordinance be declared invalid,unenforceable or unconstitutional.
Section V. ConstrucHon
The City Council of the City of Chula Vista intends this Ordinance to supplemen[, not to
duplicate or contradict, applicable state and federal law and this Ordinance shall be construed in
light of tl�at intent. _
Section VI. Effective Date
This Ordinance shall take effect and be in force ov tl�e thiriieth day afrer its fival passage.
Section VII. Publication i
The City Clerk shall cei•[ify to the passage and adoption of this Ordinance and shall cause
the same to be published or posted according to law,
Presented By: Approved as to fo�m by:
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Gary Halbert, PE, AICP / Glen R. Go '
Assistant City Manager/ �12 City Attorney
Director of Development Services
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RESOLUTION NO.
RESOLUTION OF THE CITY OF CHULA VISTA CITY
COUNCIL ADOPTII�TG A COUNCIL POLICY FOR THE
SITING OF ELECTRICAL GENERATING FACILITIES
��r'ITHII�T THE C1TY OF CHULA VISTA WITHOUT OFFSET .
' PROVISIONS
WHEREAS; the City of Chula Vista promotes the use of conservation technologies and �
sustainability practices that reduce or eliminate the use of non-renewable resources, including I
non-polluting and renewable energy as envisioned in the Chula Vista General Plan (GP), Land
lise and Transportation Element Chapter 4, Theme 5 "Healrhy and Sustainable EnvuonmenY';
and
WHEREAS,.if is an objecUve of the GP Eneironmental Elemen[ - E 6 [o `9mprove local
air quality by minimizing the production and emission of air pollutants and toxic air
contaminants and limit the exposure of people to such pollutants."; and
tiVHEREAS, policies E 6.3, 6.4, 6.5, 6.6, 6.12, and 6.15 stipulate the importance of
improving air quatity, and minimizing dependency on fossil fuels and exposure of sensitive uses
to toxic air contaminants from (generally fossil-fuel based) facilities such as Electrical
Genera6ng Facilities (EGFs); and
VJHEREAS, in February 201Q the City Council d'uected staff to prepare amendments to
the GP and Zoning Ordinaoce related to the establishing of requirements and regulations for the
siting of EGFs; and
WHEREAS, the Development Services Departrnent initiated a review of the City's GP
and Zoning Ordinance to determine what sections needed to be amended; and
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�VHEREAS, the Development Services Department convened a team consisfing of
interested members of the original 2005 Cl�ula Vista General Plan Update (GPL� Environment,
Open Space, and Sustainable Development Subcommittee(the"EGF`Vorking Group"); and
WHEREAS, the Development Services Department and the EGF Working Group bave
worked together to develop regulations and siting criteria for EGFs within Chula Vista including
drafring a new EGF Council Policy to address the siting of EGFs (ihe "ProjecY'); and
WHEREAS, the Development.Services.Department also wnvened a team consisting of
members of the industry and business community (the "Industry Working Group") to solicit
input on the draft regulations and EGF Council Policy to gain a balanced perspective; and
WHEREAS; the Development Setvices Department con��ened a joint meeting with the
Industry Working Group and EGF �T�'orking Group (the "Joint �Vorking Group") [o review [he
draft regulations and EGF Council Policy; and
Attachment 3
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WHEREAS, the Project represents the collective efforts of the Development Services
Depaitment and the EGF Joint Working Group, and provides necessary criteria and regulations
for the siting of EGFs within the City of Chula Vista;and
WHEREAS, the Development Services Director has reviewed the proposed Amendments j
for compliance with tlie California Environmental quality Act (CEQA) and has determined that i
there is no possibility that the activity, adopting a General Plan amendmeut and Zoning Code
amendment may have a significant effect on the environment because the new Geneial Plar� i
policy and Zoning Code provisions will result in more stringent requirements for locating an �
Ener�y Generating Facility than currently exist. 'I'herefore, pursuant to Section 15061(b)(3) of j
the State CEQA Guidelines the activity is not subject to C�QA. Tlius, no environmental review �
is required. Although environmental review is not required for the General.Plan Amendment and i
Zoning Code change, enviromnental review will be required for any Energy Generating
Facilities that are proposed as pa�t of the conditional use permit evaluation and/or discretionary
review for that specific project; and
WHEREAS, the Resource Conservation Cotnmission (RCC), upon review of the Project ;
recommended that the City Council adopt the Project; and I
WFIEREAS, the Planning Commission voted to recommend that the CiTy Council �
approve a resolution adopting a new Council Policy which provides guidance and specifications �
for the siting of EGFs and the reduction of associated Greenhouse Gas in accordance with offset �
requirements within the City of Chula Vista.
NOW THEREFORE BE IT RESOLVEp that the City Councit of the City of Chula Vista
does hereby find and determine as follows:
Section I. Environmental Detcrmination �I
There is no possibility the proposed Amendments activity, adopting a General Plan
amendment and Zoning Code vnendment may have a signiiicant effect on the environment
because the new General Plvi policy and Zoning Code p�rovisions will result in more stringent
requirements for locating an Energy Generating Facility than currently exist. Therefore,pursuant
to Section 150b1(b)(3) of the State CEQA Guidelines the activity is not subject to CEQA. Thus, i
no environmenta] review is necessary. Although environntental review is not necessary for the
General Plan Amendment and Zoning Code change, environmental review will be required for I
any Energy Generating Facilities that are proposed as part of the conditional. use permit i
evaluation for that speciFc project. The City Council fur[her finds d�at no further environmental
review is required.
Section II.Co�isistency with Geiieral Plan
That the approval of the proposed Council Policy — �lectrical Generating Facilities is
consistent with and follows the goals, objectives, and policies of the Chula Vista General Plan
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because the proposed Council Policy, in. accordance with the GPU; provides dear and
comprehensive requirements for the siring of EGFs within the CiTy of Chula Vista, which will
help to improve air quality, and minimize dependency on fossil fuels and exposure of sensitive i
uses to ioxic au•contaminants from (genexally fossil-fuel based) EGF facilities.
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BE IT FURTHER RESOLVED that the City Council of the City of Chula Vista does
hereby adopt the new Council Policy–Electrical Generating Facilities (Exhibit A) as it relates to
the siting of EGFs within the City of Chula Vista. !
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PRESENTED BY: APPROVED AS TO FORM BY:
( —
Gary Halbert, P.E., AICP � Glen R. Go �
Director of Development Services/Assistant �City Actomey
City 3vlanager
Exhibit A: Council Policy and associated tables–Elechical Generating Facilities
. J:�Attomey\FII��AL RESOS12013\OS 28 13\CCResoReCCPolicy(Ver3NoOffset)-6 4 13-
FINAL.doc
5/20/2013 3:44 PM
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15-33
COUNCIL POLICY
CITY OF CHULA VISTA
SUBJECT: Electrical Generaring Facilities (EGFs) PNUMBER EF'FECTIVE
DATE PAGE
Version 3 — No Offset
1OF17
ADOPTEDBY: esolutionNo. ___________________________DATED: -
�----------�- --
AMENDED BY: Resolution No. (date of resolution)
BACKGROUND
The Legislature established the California Energy Commission (CEC) (formally called the
State Energy Resources Conservation and Development Commission) in 1975 and
mandated a comprehensive siting process for new power plants. The City understands that
the Legislature gave the CEC the statutory authority to license thermal power plants of 50 .
megawatts (Mw) or greater along with the transmission lines, fuel supply lines, and related
facilities to serve them. The City further understands that it has principal responsibility for
reviewing applications, carrying out or approving projects for power generation facilities that
are less than 50 Megawatts.
Pursuant to Council directive, in February 2010, the Development Services and the
Conservation and Environmental Services Departments formed a working group (consisting
of inembers of the public who were invoived with the Generai Plan Update, Environmental
and Open Space subcommittee) in order to develop policies and regulations for evaluatinc
the siting of future Electrical Generating Facilities (EGFs) within the City. Through the
coordinated efforts of the EGF working group, General Pian policies and Zoning Ordinance
provisions were updated and crafted in order to provide the Council, administrators and the
public with clear guidance and regulations for siting EGFs within the City.
PURPOSE
To protect the public health and safety while ensuring that the City does its fair share to
provide for the region's long term energy reliability through the siting of EGFs in an
expeditious, safe and environmentally appropriate manner. The EGF Policy ("Policy")
provides guidelines for making decisions regarding local EGF sitings that are consistent with
the intent and spirit of an open, transparent and inclusive public process. The Policy also
recognizes the City's commitment to transitioning to a less dependent fossii fuel burning
(carbon-based) future in an economically and environmentally sustainable manner, and its
desire that the air emissions affects on the community be reduced and mitigated locally. The
requirements of this Policy are in addition to the requirements of any federal, state, or other
permitting Agency's requirements or mitigations for future EGF sitings or the upgrade of
existing EGFs within the City.
POLICY
The General Plan, implementing codes and this Policy constitute the Local Ordinances,
Regulations and Standards (LORS) that the City will use for reviewing proposed EGFs
under 50 Mw and that the CEC, other state and federal agencies will look to wher
considerin EGFs of 50 Mw or larger within the Cit .
Exhibit A
15-34 Page 1 of 17
COUIVCIL POLICY
CITY OF CAUI.A VISTA
SUBJECT: Electrical Generaring Facilities (EGFs) POLICY EFFEC'I"IVE
NUNIBER DA� PAGE
Version 3 — No Offset
2 OF 17
ADOPTED BY: esolution I�'o. DATED: -
�---------�--------------- -- ----------
A11IEnTDED BY: Resolution No. (date of resolution)
The Policy is to be utilized in conjunction with Chapter 19 and Sections 19.04, 19.22, 19.24,
19.26, 1928, 19.30, 19.34, 19.36, 19.38, 19.40, 19.44, 19.46, 19.47, 19.48, and 19.58 of
the Chula Vista Municipal Code (CVMC) in evaluating future EGFs siting within the City.
The Policy presents requirements and standards for siting and operation of various types
and sizes of EGFs, with regard to fuel types, distances to serisitive receptors, emissions
offsets, performance criteria, and cumulative considerations.
A. Definitions: The following definitions are terms that are associated with EGFs, and used
in the Policy and/or reflected in Chapter 19 of the CVMC as listed above.
1. Best Available Control Technoloqv (BACT): A pollution control standard mandated by
the United States Clean Air Act. The U.S. Environmental Protection Agency (EPA)
determines what air pollution control technology will be used to control a specific
pollutant to a specified limit. (When a BACT is determined, facfors such as energy
consumption, total source emission, regional environmenfal impact, and economic
costs are taken into account. It is the current EPA standard for all polluting sources
that fall under the New Source Review guidelines and is determined on a case-6y-
case basis).
2. Best Available Technoloqv (State of the ait): The concept of updating and employing
BACT improvements when they are commercially practicable.
3. Bio-fuels: Any fuel that is obtained from a renewable biological resource.
4. Black out: An uncontrolled loss of electricity, generally associated with one or more
geographic areas connected to a transformer, generator or other part of the
distribution or transmission system.
5. Brown out: A planned or controlled loss of electricity for a geographic area.
6. Combined Cvcle Technoloqv: A type of generation that increase the efficiency of
fossil fuel consumption by capturing and reusing waste heat from one turbine to fuel
another generation source. The waste heat may also be used to provide heating or
cooling that would offset additional energy requirements.
7. Combined Heat and Power: The sequential use of a primary energy source to
produce two forms of energy, basically heat and electricity/power at the same time
(sometimes called Co-generation).
8. Criteria Pollutants: National Ambient Air Quality Standards for six common air
pollutants: Ozone, Particulate Matter, Carbon Monoxide, Nitrogen Oxides, Sulfur
Dioxide and Lead required by the EPA in accordance with the Clean Air Act
9. District Heatin and Coolin : A s stem for su lyin heating and/or cooling services
Eghibit A
15-35 PaQe 2 of 17
COUNCIL POLICY I
CITY OF CHULA VISTA
SUBJECT: Electrical Generating Facilities (EGFs) PNUMBER EFFECTIVE
Version 3 — No Offset DAT� PAGE
30F17
ADOPTEDBY: esolutionNo. _____________________________DATED: -
�--- --�- ----------- -- -
AMENDED BY: Resolution No. (date of resolution)
from a centralized location for commercial and residential purposes in more than one
parcel, usualiy from an efficient source such as an adjacent Combined Cycle facility.
10.Distributed Generation: The technology of using small-scale power generation
technologies located in close proximity to the load being served and typically
employed to improve power quality and reliability, reduce�dependence on large scale
generation, transmission and the associated impacts.
11.Electricitv Grid: An interconnected network for delivering electricity from suppliers to
consumers, which is made up of long range transmission lines, local distribution lines
and the substations that provide interconnection, voltage regulation and emergency
controls.
12. Emissions Modelinq (Air Dispersion Model): A method or protocol for estimating the
volume and location of air emissions impacts from a potential source.,_ � .
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�14. Fuei Cell: An electrochemical cell that produces electricity by oxidation of fuel
such as hydrogen and oxygen or zinc and air.
�15. Geo-Thermal: Power extracted from heat stored in the earth.
�16. Greenhouse Gas (GHG): A gas in the atmosphere that absorbs and emits
radiation within the thermal infrared range. GHG is a coliective term for those gases
which reduce the loss of heat from the earth's atmosphere, and thus contribute to
global warming and climate change. The greenhouse gases most commonly used in
calculations of global warming potential include carbon dioxide (COz), methane
(CH4), nitrous oxide (NZO), hydrofluorocarbons (HFCs), perfluorocarbons (PFCs) and
sulphur hexafluoride (SF6).
�17. Local Service Territory: The geographic area that San Diego Gas & Electric �
(SDG&E) provides electricity and natural gas services to residential, commercial and
industriai consumers.
a 9-18. Nuclear: The use of nuclear fusion or fission to generate electricity.
�9-19. Offsets: A project or activity which results in the direct or indirect reduction of
GHG emissions from fossil fuel burning sources. ii
2�20. Particulate Matter: Air pollution that is a complex mixture of very tiny solid or
li uid articles composed of chemicals, soot, and dust and which are enerall
Exhibit A
15-3 6 Page 3 of 17
COLIVCIL POLICI'
CITY OF CHUI.A VTSTA
SiTBJECT: Electrical Generating Facilities (EGFs) POLICl' EFFECTIVE
NU1I�BER DA� PAGE
Version 3 — No Offset
4 OF 17
ADOPTED BY: esolution No. DATED: -
.�----------�------------------- ----- -------------------------
AMENDED BY: Resolution No. (date of resolution)
categorized as 10 microns or less in size.
� 2z?21. Petroleum/Fossil Fuel: Gaseous, liquid, and solid hydrocarbons that are
burned to generate electricity, heat or other sources of power.
� 2�22. Renewable Resources: The generation of electricity, heat or cooling that does
not require the combustion of fossil fuels or nuclear materials such as solar, wind,
small hydro-electric facilities, geothermal and fuel cells.
� �4-23. Sensitive Receqtors: are those segments of the population most susceptible to
poor air qualiry including children, the elderly, and those with pre-existing serious
health problems affected by air quality. Land uses associated with sensitive receptors
are: residentially designated or zoned communities . with existing or planned
residential dwellings, schools, child care centers, hospitals� nursing homes, elder
care and residential care facilities that provide daily long-term care.
' �24. Small Hvdro-Electric: The development and use of up to 10Mw of hydro-
electric power to serve one industrial plant or small community.
� �25. Toxic Emissions: Toxic emissions are pollutants that cause or may cause
cancer or other serious health problems, such as reproductive effects or birth
defects, or adverse environmental and ecological effects. Under Section 112 (Title 1
Part A) of the federal Clean Air Act, the U.S. Environmental Protection Agency (EPA)
has identified 187 hazardous air pollutants which are outlined.in a federally published
list.
� �26 Uncaptured Greenhouse Gases: The percentage of greenhouse gases that
are not already offset by compiementary air quality mitigation standards and
requirements.
B. EGFs Siting Criteria:
Table(s) A through E in Exhibit 1 present requirements and standards for the siting and
operation of each of the five types of EGFs with regard to fuels, operational provisions,
distances to sensitive receptors, applicable zones, performance criteria, and cumulative
considerations. The Table(s) are to be utilized by staff in conjunction with Chapter 19
of the CVMC (as listed on page 1 of this Policy) in evaluating future EGF applications
for the CEC LORS process, or local Conditional Use Permits as applicable.
Users should first refer to the appropriate Table(s) for the type of EGF (A: Baseload; B:
Peaking; C: Private; D: Backup; and E: Residential-level). Within that table the user
should next find the column for which of the four fuel types are applicable to the
ro osed EGF. Each fuel e column for the res ective EGF lists the siting and
Exhibit A
15-37 PaQe 4 of 17
COUNCIL POLICY
CITY OF CIILTT.A VISTA
SUBJECT: Eleetrical Generating FaeiGties (EGFs) PNCMBER EFF'ECTIVE
Version 3 — No Offset DATE PAGE
5 OF 17
ADOPTEDBY: esolutionNo. ____________________________DATED:_ -
.�--------�- --------- --
AMENDED BY: Resolution I�TO. (date of resolution)
operational provisions which must be met. The following is a brief summary of the
criteria and provisions:
1. Operational provisions are general operational characteristics expected of the EGF
(however some operational characteristics are required); �
2. Distances to sensitive receptors consider minimum separation between the
respective EGF and constituents or land uses that are more susceptible to health risk
from the air pollutants generated by the EGF;
3. Zones indicate the appropriate zoning districts in which the EGF inay be located;
4. Performance Criteria primarily regard facility technology and equipment, and
emissions offsets requirements for local mitigation; and
5. Cumulative Considerations address modeling analyses and public notification
requirements.
In instances where the fuel type is not allowed or practicable for the particular EGF, the
respective fuel type column is designated as such or grayed out. The EGF Siting
Criteria Tabies are presented in Attachment 2.
C . . . . . .
• , _... . ,
Repuirements for local mitiqa4ion dependinq`upon tvpe scale and fuels:
Addressing the affects of EGF air emissions on the local community_through local air
_. ...:
quality improvement efforts is one of the purposes of this Policy TNe ope�ation of EGF s _
can �produce`siqndicant'effects on our Iocal communitV-'in':the form'of air'emissions°and �
,. ,�
toxics` The`riiitiqation?of these'effects are. rende�ed throuqh the=�equirements'.of:sfate
and local aqencies and as applicable'a proiecYs CEQA document , These mitiqations _
howeVer often'-occur th�ouqh efforts and activities' outside the`local:communify =4This
,... ., _ _. .
tencls to dis�eqard the'fact that the local'community lives with the effecfs`•for-the life:of
_ .
tlie=proiect Tvpical mitiqations such as purchasinq eir pollution c�edits;`do little to
benefit the local communitv' �°Chulal.Vista's position'-.is`that mitiqation of. the various _.
effects of an EGF on the local communitv should'first and foremost be accomplislied
witfiin and`-tienefit the local comrriunity: ln.doinq so'�the �anqe of°mitiqations siiould
. , .,.. .., .
take into consideration a broader and more:creative set of activities thafco��espondinqtv
benefi4 residents and'.�educe:locaP pollution. `:For�ezample `mitiqation:of airpollution
. .. .
...s..� .
effects could 6e accomplished bv �educinq other local fossd fuel`tiuminq activities<such
�. _ . . _.
that those`pollutant loads a�e r'educed=-Such mitiqation could include but a�e not limite
tn` enerqv and water'= efficiencv ret"rofits .= solar hof`: water "arid_ solai .phofovolCaic �
Exhibit A
15-38 Page 5 of 17
COUI�TCIL POLICY
CITY OF CI�ULA VISTA
SLTBJECT: Electrical Geuerating Faeilities"(EGFs) P�I'I� EFFECTIVE
i�'UNIBER DATE PAGE
Version 3 — No Offset
6 OF 17
IADOPTED BY: (Resolution I�io)_ ______________ DATED: -
A1��NDED BY: Resolution\TO. (date of resoludon)
_ _. :: .._>.._ . _
installations electric vehicle� home charqers=aiternative fuel vehicle•`�ebates and public
transpoitation [iasses.
,... .;, _..,..,. ._.�.._,,; ,. ,. _._,. . :. . . .......
Understandina that-iri the case of'larqer- EGF's such es Baseload:facilities'. the amount ,
of �'equired mitiqation'may exceed the capacitv`o� availabilitv of local mitiqation options _
a �adial epproach should tfien be used fo idenfifv'mitiqations within.a sub�eqional a�ea:
and then a larqer reqion Followinq is tlie local mitiqatiori �equi�ement uncler this Policv ,
,�
fo�:proiects subiect to CEQA:. -
...:. , .... _ .. .,.._._. . ..:_ .��_._. ,,.._.__ . . .. .
In alf practicable "and �feasitile circumstances' mitiqations must 6e .,
provided for within the•Citv'of Chula Vista for the life of:the proiect,
---------
and if insufficient opportunities:are available then an applicant mav,
with tlie CitV's concu�rence `provide`mitiqations within the South' Bay________
area and then the Sari Diecjo reqion:
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Eghibit A
15-39 PaQe 6 of 17
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COiJNCIL POLICY
CITY OF CHULA VISTA
SUBJECT: Electrical Generating Facilities (EGFs) POLICY EFFECTIVE
NUA4BER DA� PAGE
Version 3 — No Offset
80F17
I ADOPTEDBY: esolutionNo. ---------------------------- DATED: -
�---------�- --------------------
A11�ENDED BY: Resolution No. (date of resolution)
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� �1. Periodic Review of EGF Equipment and BACT
Pursuant to CVMC 19.58.142 C.13, periodic review of the EGF is necessary to ensure
that the latest technology is applied in order for the respective EGF to perform at a level
that is least polluting. The applicant is required to provide the following information for
the periodic review. The City shall conduct the review and work with the applicant to
render a decision regarding the feasibility and timing of equipment upgrades for the
EGF. A content outline for the BACT Periodic Review Report is presented in
Ai�achment 1.
a. Documentation of the equipment and control technology currently being used;
b. Factual information if current or newer BACT is commercially available and
Exhibit A
15-41 Page 8 of 17
COUNCIL POLICY I
CITY OF CHULA VISTA
EOLICY
SUBJECT: Electrical Generating Faciliries (EGFs) �TMBER EFFECTIVE
DATE PAGE
Version 3 — No Offset
9 OF 17
ADOPTED BY: (Resolution No)_ DATED: -
`---------- ---------------------- --------------------
AMENDED BY: Resolution No. (date of resolution)
appropriate for the EGF;
c. ApplicanYs own perspective if it is appropriate or practicable to implement equipment
or control technology currently or within five years, including a cost-benefit analysis
that demonstrates the feasibility or infeasibility of implementation;
d. The City shall review and discuss the information with the applicant and may consult
with APCD, CEC or other knowledgeable sources and parties;
e. Based on review and discussion, applicant shall determine what upgrades are
reasonable, practicable and cost effective to implement;
Attachments to Policy:
1. Periodic BACT Review Report Content
2. EGF Siting Criteria Tables A through E
Exhibit A
15-42 Page 9 of 17
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-ciTYOF Development Services Department
CHULAVISTA
ELECTRICAL GENERATING FACILITIES (EGF)
PERIODIC BACT REVIEW REPORT CONTENT
(EGF Policy)
A. INTRODUCTION
A Periodic Review Report shall be submitted pursuant to Chula Vista Municipal Code section
19.58.142 C.13 and section C.6 of the Council EGF Policy. The purpose of the report is to
provide relevant information on the EGF unit and latest best available control technology
(BACT) that is commercially available, including a cost-benefit analysis to determine whether
any BACT upgrades to the EGF unit are feasible and.warranted. As outlined below, the
content of the report should include description of the existing EGF unit and its control
technology, the latest BACT and its commercial availability, cost-benefit analysis, and
conclusion: It is important that the report be thorough and comprehensive as possible in
addressing each aspect, while remaining simple, succinct and cogent (should be no more
than 10 Pages including supporting graphics and tables). Please indicate and label all
information in the report that is considered "Proprietary and Non-Disclosure°. Please contact
the project planner for assistance, if needed.
A total of three (3) copies of the Periodic BACT Review Report shall be submitted to the
Development Services Department, Planning Division.
B. REQUIRED CONTENT OF REPORT
Below is a summary of the content to be included in the report.
I. Cover Paqe
o Name of applicant and contact information
❑ Project name and location
❑ Name and contact information of person/firm responsible for preparation of repoR
❑ Date of report submittal
II. Table of Contents
III. Introduction
o Purpose of the Periodic Report — Describe the collaborative effort between the City
and energy producer to pursue BACT that cost-effectively contribute to public health
and safety improvements in local air qualiry. Explain ihat ihe purpose of the repo�t is
to provide necessary factual information regarding the subject EGF and latest
applicable BACT equipment that is or is not commercially available, to determine the
cost-effectiveness and feasibility of providing BACT upgrades.
_�_ Exhibit A, Attachment 1
276 Fourth Avenue � Chula Visia ��5 C��iornia � 97910 I (619) 697-i107
IV. EGF unif and control technoloqv beinq used
❑ Location — Describe the location of the EGF unit(s) and its surrounding conte�
(address, entity utilizing the unit, area which the unit is located, and purpose of the unit,
(e.g. residential, commercial, industrial or mixed-use)).
❑ Type of unit(s) — Describe the unit type (name, model number) and features, fuel type,
APCD and/or other permitting agency permit number and date of permit issuance, and
control technology being used.
❑ Provide data on emissions control technology currently utilized, including the e�ciency
level of the unit(s).
❑ Provide 6aseline emissions for the unit, emissions average for the last five years, and
the latest full year emissions. This information should be already available from the
local, state or federal permitting agency.
o If there are multiple units (i.e. redundancy), provide the above data for each unit.
V. BACT commerciallv available — apqropriate for EGF
❑ Provide a listing of commercially available BACT that could potentially be used for the
particular EGF.
❑ Identify the associated costs, and level of efficiency for the available BACT.
❑ If there is availabie BACT that you did not list above, provide explanation why not.
VI. Cost-Benefit Analysis (CBA)
❑ In the context of your CBA, describe if any, the cost, type and impact of any state or
federally required air quality improvements that have been implemented over the past
five years.
❑ Based on information on the latest BACT commercially available and associated cost,
provide an assessment that demonstrates whether the.upgrade is feasible or not.
❑ Provide necessary graphics and narrative summary of the methodology for analyzing
the CBA, which documents cost per hour and/or cost per annum.
❑ Identify any proposed phasing plan and its relevance to positive cost-benefit.
❑ Factors to consider in the determination of costs may include: equipment, fuel type,
amortization table for the life of the equipment.
o Factors to consider in the determination of benefit may include: net operational
savings that may be generated by a BACT option including but not limited to fuel
efficiency.
o Did you look at any grants, incentives or other assistance to implement these public
health improvements? If not, do you need any help?
❑ Provide your recommendation, if any.
VII. Conclusion
❑ Based on the information provided in items V and VI listed above please explain why
or why not BACT upgrades are warranted and if they will be implemented.
o Provide any other alternatives that may be considered or utilized if the BACT upgrades
are deemed infeasible.
J:\Planning\Counterforms�EGF Periodic Report.doc
-z- Exhibit A, Attachment 1
276 Fourth Avenue I Chula Visia � 5f�}14fornia l 91970 I (619) 691-5107
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15-49
RESOLUTION NO.
RESOLUTION OF THE CITY OF CHiJLA VISTA CITY
COUNCIL ADOPTING A COUNCIL POLICY FOR THE
SITII�'G OF ELECTRICAL GENERATING FACILITIES
WITHIN THE CITY OF CHULA VISTA WITH OFFSET
PROVISIONS
WHEREAS, the City of Chula Vista promotes the use of conservation technologies and
sustainability practices that reduce or eliminate the use of non-renewable resources, including
non-polluting and renewable energy as envisioned in the Chula Vista General Plan (GP); Land
Use and Transportation Element Chapter 4, Theme 5 "Healthy and Sustainable Environmenf';
and
WHEREAS, it is an objective of the GP Environmental Element - E 6 to "Improve ]ocal
air quality by minimizing the production and emission of air pollutants and toxic air
contaminants and limit the exposure of people to such pollutants."; and
WHEREAS, policies E 6.3; 6.4, 6.5, 6.6, 6.12, and 6.15 stipulate the importance of
improving air quality, and minimizing dependency on fossil fuels and exposure of sensitive uses
to toxic air contaminauts from (generally fossil-fuel based) facilities such as Electrical
Generating Facilities (EGFs); and
WHEREAS; in February 2010, the City Council directed staff to prepare amendments to
the GP and Zoning Ordinance related to the establishing of requirements and regulations for the
siting of EGFs; and
WHEREAS, the Development Services Department initiated a review of the Cit}%s GP
and Zoning Ordinance to determine what sections needed to be amended; and
WHEREAS, the Development Services Department convened a team consisting of
interested members of the original 2005 Chula Vista General Plan Update (GPU) Em�ironment,
Open Space, and Sustainable Development Subcommittee (the "EGF Working Group"); and
WHEREAS, the Development Services Department and the EGF Working Group have
warked together to develop regulations and siting criteria for EGFs within Chula Vista including
drafting a new EGF Council Policy to address the sitin� of EGFs (the "Project"); and
WHEREAS, the Development Services Department also convened a team consisting of
members of the industry and business community (the "Industry Worki�g Group ') to solicit
input on the drafi regulations and EGF Council Policy to gain a balanced perspective; and
WHEREAS, the Development Services Department convened a joint meeting with the
Industry Working Group and EGF RJOrking Group (the "Joint Working Group") to review the
drafr regulations and EGF Council Policy; and
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Resolution 2013-
Pase 2
�l'HEREAS; the Project represents the collective efforts of the De��elopment Services
Department and the EGF Joint ��'orkine Group; and provides necessarv criteria and re�ulations
for the sitine of EGFs «ithin the Cit��of Chula Vista: and
A'IIEREAS; the Development Services Director has reviewed the proposed Amendments
for compliance �i�ith the Califomia Envirorunental Qualiri Act (CEQA) and has determined that
there is no possibilin that the acti��itv, adoptin2 a General Plan amendment and Zonine Code
amendment, ma�� have a si¢nificant effect on the environment because the ne«� General Plan
policy and Zonine Code provisions ���ill result in more stringent requirements for locatine an
Eneray Generating Facility than currently exist. Therefore, pursuant to Section 1�061(b)(3) of
the State CEQA Guidelines the activitv is not subject to CEQA. Thus, no em=ironmental revieti�
is required. Althou2h environmental revie�i� is not required for the General Plan Amendment and
Zonine Code chanee; environmental revie��� �;�ill be required for any Enerev Generatine
Facilities that aze proposed as part of the conditional use permit evaluation for that specific
project; and
\4'HEREAS, the Resource Consemation Commission (RCC), upon revie�v of the Project
recommended that the Cih� Council adopt the Projeci; and
A�IIEREAS. the Plannine Commission ��oted to recommend that the Citv Council
approve a resolution adoptina a new Council Policy �ihich provides euidance and specifications
for the siting of EGFs and the reduction of associated Greenhouse Gas in accordance ���ith offset
requirements within the City of Chula Vista.
I�OW THEREFORE BE IT RESOLVED that the City Council of the Citv of Chula Vista
does herebv find and determine as follows:
Section I. Environmental Determinatiou
There is no possibility the proposed Amendments activity, adoptine a General Plan
amendment and Zoning Code amendment may have a.sienificant effect on the envirorunent
because the neN� General Plan policy and Zonine Code pro��isions will result in more strineent
requirements for locating an Enere�� Generating Facility than currently exist. Therefore, pursuarit
to Section 1�061(b)(3) of the State CEQA Guidelines the acti��ity is not subject to CEQA. Thus,
no envuonmental review is necessary. Althoueh environmental revie�v is not necessary for the
General Plan Amendment and Zonine Code change. environmental revie��� ���ill be required for
anv Enerey Generatin2 Facilities that are proposed as part of the conditional use permit
evaluation for that specific project. The City Council further finds that no funher environmental
re��ie���is required.
Section II.Consistenc�� «�ith General Plan
That the approval of the proposed Council Policy — Electrical Generating Facilities is
consistent ���ith and follows the eoals, objectives, and policies of the Chula Vista General Plan
1:Waome��VFAALRESOSANDORDIN.ANCES�2013U0IS 13\CCResoReCCPolic}•(�'er40ffset)-10IS 13-REVFIN.V..doc
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15-51
Resolution 2013-
Paee 3
because the proposed Cow�cil Policy, in accordance witl� the GPU, provides clear and
comprehensive requirements for the siting of EGFs within the City of Chula Vista, which ��ill
help to improve air quality; and minimize dependency on fossil fuels and exposure of sensitive
uses to toxic air contaminants from (generally fossil-fuel based) EGF facilities.
Section III. Findinds
That the direct regulation of land use �vithin Califomia remains firmly within the grasp of
cities and in its current form, California Planning and Zoning Law, the source of state authority
over local land use regulation, is an inadequate tool to mandate broad statewide environmental
goals such as greenhouse gas reduction into local land use policy.
That the eoal of the subject offset provision is to reduce the remainder of unmitieated
ATP to prevent the harmful effects of ATP at the local level because GHG is markedly related to
ATP reduction and fossil fuel burning thereby having a complimentary relationship thereto.
That because there is a.complimentary relationship between ATP and GHG and therefore
a link can be established to the pollutant burdens placed on a the local community by baseload
and peaker EGFs, the subject offset provision is a policy reasonably re]ated to the City's goals of
reducing air born pollutants at the local ]evel.
That the.City has met its burden by demonstrating a reasonable relationship between the
subject offset component and projected EGF pollution. That the subject offset provision allows
EGFs to elect how to offset said pollutant burdens and that the subject offset provision is
reasonably related to the City`s goals to reduce air bom pollutants at the local level because it
uses a measurable, objective standard to calculate the burden placed on the community.
BE IT FURTHER RESOLVED that the City Council of the City of Chula Vista does
hereby adopt the new Council Policy—Electrical Generating Facilities (Exhibit A) as it relates to
the siting of EGFs and reduction of Greenhouse Gas in accordance with offset requirements for
Baseload and Peaker EGF tvpes, ���ithin the City of Chula Vista.
PRESENTED BY: APPROVED AS TO FORM BY:
Gary Halbert, P.E.; AICP ��Glen . ogms
Director of Development Sen�ices/Assistant � Ciq� Attorney
City Manager
Exhibit A: Council Policy and associated tables—Electrical Generating Facilities
J:Wttomey\FMAL RBSOS AND ORDINANCES�2013U 0 15 13\CCResoReCCPolicv(V er40ffset)-10 I S 13-REV FIT'AL.doc
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15-52
COUNCIL POLICY
CITY OF CHLZA VISTA
- SUBJECT: Electrical Generating Facilities (EGFs) POLICY EFFECTIVE
NUMBER DATE PAGE
Version 4 — Offset Provision
1 OF 1�
ADOPT'EDBY: esolutionNo. ___________________________ DATED: -
�----------�- -------------------------
AMENDED BY: Resolution I�'o. (date of resolution)
BACKGROUND
The Legislature established the California Energy Commission (CEC) (formally called the
State Energy Resources Conservation and Development Commission) in 1975 and
mandated a comprehensive siting process for new power plants. The City understands that
the Legislature gave the CEC the statutory authority to license thermal power plants of 50
megawatts (Mw) or greater along with the transmission lines, fuel supply lines, and related
facilities to serve them. The City further understands that it has principal responsibility for
reviewing applications, carrying out or approving projects for power generation facilities that
are less than 50 Megawatts.
Pursuant to Council directive, in February 2010, the Development Services and the
Conservation and Environmental Services Departments formed a working group (consisting
of inembers of the public who were involved with the General Plan Update, Environmental
and Open Space subcommittee) in order to develop policies and regulations for evaluating
the siting of future Electrical Generating Facilities (EGFs) within the City. Through the
coordinated efforts of the EGF wo�king group, General Plan policies and Zoning Ordinance
provisions were updated and crafted in order to provide the Council, administrators and the
public with clear guidance and regulations for siting EGFs within the City.
PURPOSE
To protect the public health and safety while ensuring that the City does its fair share to
provide for the region's long term energy reliability through the siting of EGFs in an
expeditious, safe and environmentally appropriate manner. The EGF Policy ("Policy")
provides guidelines for making decisions regarding local EGF sitings that are consistent with
the intent and spirit of an open, transparent and inclusive public process. The Policy also
recognizes the City's commitment to transitioning to a less dependent fossil. fuel burning
(carbon-based) future in an economically and environmentaily sustainable manner, and its
desire that the air emissions affects on the community be reduced and mitigated locally. The
requirements of this Policy are in addition to the requirements of any federal, state, or other
permitting Agency's requirements or mitigations for future EGF sitings or the upgrade of
existing EGFs within the City.
POLICY
The General Plan, implementing codes and this Policy constitute the Local Ordinances,
Regulations and Standards (LORS) that the City will use for reviewing proposed EGFs
under 50 Mw and that the CEC, other state and federal agencies will look to when
considering EGFs of 50 Mw or larger within the Cit .
Eahibit A
15-53 Pa�e 1 of 15
COUNCIL POLICY
CTTY OF CHULA VISTA
SUBJECT: Electrical Generating Facilitie§ (EGFs) PNDl IBER EFFECTIVE
DAT`E PAGE
Version 4 — Offset Provision
2 OF 15
I ADOPTED BY: , esolution No. _________ DATED: -
�----------�- --------------- ----------- -----
AMENDED BY: Resolution No. (date of resolution)
The Policy is to be utilized in conjunction with Chapter 19 and Sections 19.04, 19.22, 19.24,
19.26, 19.28, 19.30, 19.34, 19.36, 19.38, 19.40, 19.44, 19.46, 19.47, 19.48, and 19.58 of
the Chula Vista Municipal Code (CVMC) in evaluating future EGFs siting within the City.
The Policy presents requirements and standards for siting and operation of various types
and sizes of EGFs, with regard to fuel types, distances to sensitive receptors, emissions
offsets, performance criteria, and cumulative considerations.
A. Definitions: The foliowing definitions are terms that are associated with EGFs, and used
in the Policy and/or reflected in Chapter 19 of the CVMC as listed above.
1. Best Available Control Technoloqv (BACT): A pollution control standard mandated by
the United States Clean Air Act. The U.S..Environmental Protection Agency (EPA)
determines what air pollution control technology will be used to control a specific
pollutant to a specified limit. (When a BACT is determined, factors such as energy
consumption, tota/source emission, regional environmental impact, and economic
costs are taken into account. It is the current EPA standard for all polluting sources
that fall under the New Source Review guidelines and is determined on a case-by-
case basis).
2. Best Available Technoloqv (State of the art): The concept of updating and employing
BACT improvements when they are commercially practicable.
3. Bio-fuels: Any fuel that is obtained from a renewable biological resource.
4. Black out: An uncontrolled loss of electricity, generally associated with one or more
geographic areas connected to a transformer, generator or other part of the
distribution or transmission system.
5. Brown out: A planned or controlled loss of electricity for a geographic area.
6. Combined Cvcle Technoloqv: A type of generation that increase the efficiency of
fossil fuel consumption by capturing and reusing waste heat from one turbine to fuel
another generation source. The waste heat may also be used to provide heating or
cooling that would offset additional energy requirements.
7. Combined Heat and Power: The sequential use of a primary energy source to
produce two forms of energy, basically heat and electricity/power at the same time
(sometimes called Co-generation).
8. Criteria Poilutants: National Ambient Air Quality Standards for six common air
pollutants: Ozone, Particulate Matter, Carbon Monoxide, Nitrogen Oxides, Sulfur
Dioxide and Lead required by the EPA in accordance with the Clean Air Act
9. District Heatinq and Coolinq: A system for su pl ing heating and/or cooling services
Exhibit A
1 5-54 Page 2 of 1�
COi7\'CIL POLICY
CTTY OF CHULA VISTA
SUBJECT: Eleetrical Generating Facilities (EGFs) POLICI' E.����
NUl1'IBER DATE PAGE
Version 4 — Offset Provision
3oFis
ADOPTEDBY: esolutionNo. ________________________ DATED: -
�---------�- —
A117ENDED BY: Resolution I�jo. (date of resolution)
from a centralized location for commercial and residential purposes in more than one
parcel, usually from an efficient source such as an adjacent Combined Cycle facility.
10.Distributed Generation: The technology of using small-scale power generation
technologies located in close proximity to the load being served and typically
employed to improve power quality and reliability, reduce dependence on large scale
generation, transmission and the associated impacts.
11.Electricitv Grid: An interconnected network for delivering electricity from suppliers to
consumers, which is made up of long range transmission lines, local distribution lines
and the substations that provide interconnection, voltage regulation and emergency
controls.
12.Emissions Modelinq (Air Dispersion Model): A method or protocol for estimating the
volume and location of air emissions impacts from a potential source.
13.Emissions Offsets: A practice, structure, or funded program that reduces the pollution
generated by a source by a comparable amount
�.::; �--.�...�_ . _
._. . __ __.. .. _._ - -�- -. _ .. _ . .__..�.._ . :. - -- --- _.
�5-14. Fuel Cell: An electrochemical cell that produces electricity by�oxidation of fuel
such as hydrogen and oxygen or zinc and air.
#�-15. Geo-Thermal: Power extracted from heat stored in the eaRh.
�16 Greenhouse Gas (GHG): A gas in the atmosphere that absorbs and emits
radiation within the thermal infrared range. GHG is a collective term for those gases
which reduce the loss of heat from the earth's atmosphere, and thus contribute to
global warming and climate change. The greenhouse gases most commonly used in
calculations of global warming potential include carbon dioxide (COZ), methane
(CH4), nitrous oxide (N20), hydrofluorocarbons (HFCs), perfluorocarbons (PFCs) and
sulphur hexafluoride (SF6).
�17. Local Service Territorv: The geographic area that San Diego Gas & Electric �
(SDG&E) provides electricity and natural gas services to residential, commercial and
industrial consumers.
�18. Nuclear: The use of nuclear fusion or fission to generate electricity.
�&19. Offsets: A project or activity which results in the direct or indirect reduction of
GHG emissions from fossil fuel burning sources.
�1-20. PaRiculate Matter: Air pollution that is a complex mixture of very iiny solid or �
liquid particles composed of chemicals, soot, and dust and which are generally
categorized as 10 microns or less in size.
Eabibit A
15-55 Pa�e 3 of 1�
COUNCIL POLICY
CITY OF CH[TLA VISTA
SUBJECT: Electrical Generating Facilities (EGFs) P��ER EFFECTIVE
Version 4 — Offset Provision DATE PAGE
4 OF 15
I ADOPTED BY: esolution No. _DATED: -
�---- ----�---- -------- ------------
AMENDED BY: Resolution No. (date of resolution)
� �?21. Petroleum/Fossil Fuel: Gaseous, liquid, and solid hydrocarbons that are
burned to generate electricity, heat or other sources of power.
� �22. Renewable Resources: The generation of electricity, heat or cooling that does
not require the combustion of fossil fuels or nuclear materiais such as solar, wind,
small hydro-electric facilities, geothermal and fuel cells.
� �4-23 Sensitive Receptors: are those segments of the population most susceptible to
poor air quality including children, the elderly, and those with pre-existing serious
health problems affected by air quality. Land uses associated with sensitive receptors
are: residentially designated or zoned communities with existing or planned
residential dwellings, schoois, child care centers, hospitals, nursing homes, elder
care and residential care facilities that provide daily long-term care.
� �24. Small Hvdro-Electric: The development and use of up to 10Mw of hydro-
electric power to serve one industrial plant or small community.
� 2�25. Toxic Emissions: Toxic emissions are pollutants that cause or may cause
cancer or other serious health problems, such as reproductive effects or birth
defects, or adverse environmental and ecological effects. Under Section 112 (Title 1
Part A) of the federal Clean Air Act, the U.S. Environmental Protection Agency (EPA)
has identified 187 hazardous air pollutants which are outlined in a federaily published
list.
� �,?26 Uncaptured Greenhouse Gases: The percentage of greenhouse gases that
are not already offset by complementary air quality mitigation standards and
requirements.
B. EGFs Siting Criteria:
Table(s) A through E in Exhibit 1 present requirements and standards for the siting and
operation of each of the five types of EGFs with regard to fuels, operational provisions,
distances to sensitive receptors, applicable zones, performance criteria, and cumulative
considerations. The Table(s) are to be utilized by staff in conjunction with Chapter 19
of the CVMC (as listed on page 1 of this Policy) in evaluating future EGF applications
for the CEC LORS process, or local Conditional Use Permits as applicable.
Users should first refer to the appropriate Table(s) for the type of EGF (A: Baseload; B:
Peaking; C: Private; D: [3ackup; and E: ResicJential-level). Within that table the user
should next find the column for which of the four fuel types are applicable.to the
proposed EGF. Each fuel type column for the respective EGF lists the siting anc
operational rovisions which must be met. The following is a brief summa of the
Exhibit A
1 5-56 Page 4 of 15
COiTNCII,POLICI'
CITY OF CFIUI.A VISTA
SUBJECT: Electrical Generating Faciliries (EGFs) pOLICY EFFECTIVE--
NUi1'IBER DATE PAGE
Version 4 — Offset Provision
� OF15
ADOPTED BY: esolution No. _____ ______ ________ DATED: -
.�-------- - ----------- -----
AIVIENDED BY: Resolution No. (date of resolution)
criteria and provisions: '
i. Operational provisions are general operational characteristics expected of the EGF
(however some operational characteristics are required);
2. Distances to sensitive receptors consider minimum separation between the
respective EGF and constituents or land uses that are mo�e susceptible to health risk
from the air pollutants generated by the EGF;
3.Zones indicate the appropriate zoning districts in which the EGF inay be located;
4. Performance Criteria primarily regard facility technology and equipment, and
emissions offsets requirements for local mitigation; and
5. Cumulative Considerations address modeling analyses and public notification
requirements.
In instances where the fuel type is not allowed or practicable for the particular EGF, the
respective fuel type column is designated as such or grayed out. The EGF Sitirig
Criteria Tables are presented in Attachment 2.
___ ..._ --- _ _.. .._....__.._..._.._,_.,,..-- ....__,_...
C. Emissions Offsets Calculation ^^`�''^�'^, ^;°+..,+ ,,.,
„F+r, c.;�.�:, r;,.:�e.:,.,��,,., r,��a•
_ "
`-----------———- --- ----------------- ' "
Addressing the affects of EGF air emissions on the local community through local air
quality improvement efforts is one of the purposes of this Policy. This section presents a
local "Offset" program intended to ensure that at minimum, some local reduction of fossil.
fuel burning/particulate emissions is achieved. This Offset program is separate from
any CEQA related requirements or mitigations, or requirements associated with any
California Air Resources Board (CARB) or San Diego. Air Pollution Control District
r_-_,M.,�- . .,_:�,,..., ��,. �„_ ;_�,.,-�-� -- �...___Y,;
(APCD) permits. and is�applicatile'onl�to Baseload and`Peaker,.EGF�s,______________ _
It is designed to provide options to EGF applicants to independently implement, or fund
local projects/activities that effectively reduce the burning of fossil fuels/particulate
emissions at a level that produces associated GHG reductions equivalent to the
otherwise Uncaptured GHG outputs from the EGF. The Offset is a one-time only
requirement based on one year of projected GHG emissions from air quality permits.
1. Use of GHG as an Offset Commoditv
In consideration of reducing the time and complexity associated with determining ihe
local Offset requirements, GHG is used as a proxy or commodity in calculating the
amount of required Offsets. Fossil fuel burnin emissions can be readil quantified
Exhibit A
15-57 Pa�e � of 15
COUNCIL POLICY
CITY OF CFIULA VISTA
SUBJECT: Electrical Generating Facilities (EGFs) PN[�NIBER EFFECTIVE
DATE PAGE
Version 4 — Offset Provision
60F15
I ADOPTEDBY: , esolutionNo. __________________________DATED: -
�---------�- ------------------
AMENDED BY: Resolution No. (date of resolution)
as to associated GHG emission tevels, and a variety of current sources, and readily
available tools exist for making the calculations and conversions. Considering that the
amount of otherwise Uncaptured GHG from the EGF will be known in conjunction
with project quantifications already required under other regulations, that GHG
amount can be readily used as the benchmark value to quantify the level of fossil-fuel
burning Offset projects/activities necessary to yield that amount of equivalent GHG
reduction.
Stated otherwise, the amount of required Offset projects/activities that reduce fossil
fuel burning must be su�cient to produce related GHG reductions equivalent to the
amount of EGFs Uncaptured GHG. As such, the EGF's Uncaptured GHG levels are
only used as a proxy to establish the �evel of local Offsets to be implemented, and
use of GHG in this Policy is not directly related to GHG reduction programs under the
City's Climate Action Plan or any other GHG mitigation regulations.
2. Uncaptured GHG Determination
Emissions from the respective EGF inay result in GHG emissions that are not already
captured by the EGF's equipment or emissions offset required by other federal, state or
local regulatory standards. Pursuant to the Performance Criteria contained within the
Tabie(s), the applicant must offset that increment of Uncaptured GHG emissions, as
described above.
The applicant must calculate the EGF's total GHG emissions, including Uncaptured
GHG output, using The Climate Registry's GHG Protocol or a CARB equivalent based
on the maximum number of annual operating hours established by the facility's
regulatory permit. Upon determination of the amount of Uncaptured GHG, the applicant
shail provide Offsets as listed below, and deemed acceptable by the City. The
determination of the adequacy of the Offset project(s) shall be made by the City and
shall be final.
� 3. Offsets�& GHG Values -
.,. .., _.: - :,
T,;��P„�.,.};:Applicants`must . � , _ _ -
. , . . ,
<:: -, , , .
_ •-- - --°--- =------
provide their own
Exhibit A
15-58 Page 6 of 1�
COUI�'CII,POLICI'
CITY OF CFIULA��ISTA
SUB.TECT: Electrical Generating Facilities (EGFs) pOLICY EFFECTIVE
iV U1'IBER DA� PAGE
Version 4 — Offset Provision
70F 1�
ADOPTED BY: (Resolution\TO.)_ DATED:____________________ _
AMENDED BY: Resolution I�'o. (date of resolution)
eligible project(s) which produce the necessary Offsets within the City of Chula Vista,
and provide documentation of the associated Offset calculations to the City for review
and acceptance. Those projects may be delivered by the applicant directly or by others
with whom the apphcant has contracted.=The associafed'cost of those proiects-would I
re`main`a`pri4ate matter and no fees would be paid to the Citv:
All Offsets must directly or indirectly reduce fossil fuel _burning/particulate emissions.
_ . <.: __-,
Examples of such reductions ��� �'s �' �' ^ �°^`�^^ ^ include?but'are not limited to
enerqy�and water efficienc�£retrofits�sola��hoCwater and solar photovoltaic`insfallafions; �
elect�ic' vehicle home charqe�s alternatiJe fuel vehicle �rebates public" tranSportation �
pas"ses: and�shade tree plantinqs.: The amount of said Offset activities must yield
associated GHG reductions equivalent to the EGFs' Uncaptured GHG emissions. All
Offset projects must be within the City of Chula Vista, however, if insufficient
opportunities are available, then offset project may, with the City's concurrence, be
provided within the South Bay and then the San Diego region if necessary.
^ ; � - . r, .- . +' . _c,.".a'iGi�G�:.�:a'r>�i �Li.;i�„
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j"__y . � �� � .. {, _ '_�h _ - I+ �+i f ���I�� DN rlo `r V�� {oc '>n� F�I r�P���a'm��'m�
S: + .- . . ,, _, _ . ._.
rl F�nfl +�oo�nl�r�f�rw� .
,.,. ......�. . ..._ .-.- . . „ .-. >7,.'� _'_ ____ ____ " ___ _'___ _________
_ ... -,_'_'.__
.,. ..
. -
�. ...u._. . �.. ....._ ;:�.,....:...�.• ,.,-�.. � _.. . . . �
............ ...:.. .....�.,.._,_F:�:..:..�..--. .,..�.,.. ..._.-...-��_:-"
S �`"A}I � ' + -�+' ' f Cn � !`nn i.+hirin'��C�S'n
v— _ �� _____ '"______"________'__"____ -
,..,.� . .._.. .. _ ...�._._ .... ,
..,,y {. :'.t.^_ s : :.a . _
" _' _____ _______ ______ ' __ ___ - -g[:s =___'
,- - . .. .. . ' . ... /. _ __.._. ._ " _' _
, ;r:; .. , _.:
.:t.- r -.. . .. : . .. ':' �:' .
Exhibit A
1 5-59 PaQe 7 oF 15
COUNCIL POLICY
CITY OF CI�CTLA VISTA
SUBJECT: Electrical Generating Facilities (EGFs) PN LMBER EFFECTIVE
Version 4 — Offset Provision DATE PAGE
8 OF 15
ADOPTED BY: (Resolution No.)_ ______________DATED: -
'---------- ------- ---
AMENDED BY: Resolution No. (date of resolution)
� 6-4. Periodic Review of EGF Equipment and BACT
Pursuant to CVMC 19.58.142 C.13, periodic review of the EGF is necessary to ensure
that the latest technology is applied in order for the respective EGF to perform at a level
that is least polluting. The applicant is required to provide the following information for
the periodic review. The City shall conduct the review and�work with the applicant to
render a decision regarding the feasibility and timing of equipment upgrades for the
EGF. A content outline for the BACT Periodic Review Report is presented in
Attachment 1.
a. Documentation of the equipment and control technology currently being used;
b. Factual information if current or newer BACT is commercially available and
appropriate for the EGF;
c. ApplicanYs own perspective if it is appropriate or practicable to implement equipmen`
or control technology currently or within five years, including a cost-benefit analysis
that demonstrates the feasibility or infeasibility of implementation;
d. The City shall review and discuss the information with the applicant and may consult
with APCD, CEC or other knowledgeable sources and parties;
e. Based on review and discussion, applicant shall determine what upgrades are
reasonable, practicable and cost effective to implement;
Attachments to Policy:
1. Periodic BACT Review Report Content
2. EGF Siting Criteria Tables A through E
Exhibit A
15-60 Paee 8 of 1�
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cm�oF Development Services Department
CHULAVISTA
ELECTRICAL GENERATING FACILITIES (EGF)
PERIODIC BACT REVIEW REPORT CONTENT
(EGF PoGcy)
A. INTRODUCTION
A Periodic Review Report shall be submitted pursuant to Chula Vista Municipal Code section
19.58.142 C.13 and section C.6 of the Council EGF Policy. The purpose of the report is to
provide relevant information on the EGF unit and latest best available control technology
(BACT) that is commercially available, including a cost-benefit analysis to determine whether
any BACT upgrades to the EGF unit are feasible and warranted. As outlined below, the
content of the report should include description of the existing EGF unit and its control
technology, the latest BACT and its commercial availability, cost-benefit analysis, and
conclusion. It is important that the report be thorough and comprehensive as possible in
addressing each aspect, while remaining simple, succinct and cogent (should be no more
than 10 pages including supporting graphics and tables). Please indicate and label all
information in the report that is considered "Proprietary and Non-Disclosure". Please contact
the project planner for assistance, if needed.
A total of three (3) copies of the Periodic BACT Review Report shall be submitted to the
Development Services Department, Planning Division.
B. REQUIRED CONTENT OF REPORT
Below is a summary of the content to be included in the report.
I. Cover Paqe
❑ Name of applicant and contact information
❑ Project name and location
❑ Name and contact information of person/firm responsible for preparation of report
❑ Date of report submittal
II. Table of Contents
III. Introduction
a Purpose of the Periodic Report — Describe the collaborative effort between the City
and energy producer to pursue BACT that cost-effectively contribute to public health
and safety improvements in locai air quality. Expiain that the purpose of the report is
to provide necessary factual information regarding the subject EGF and latest .
applicable BACT equipment that is or is not commercially available, to determine the
cost-effectiveness and feasibility of providing BACT upgrades.
-i- Exhibit A, Attachment 1
- 276 Pourth Avenue � Chula Vista� 5j 6C�alitomia � 97970 � (619) 691-5701
IV. EGF unit and control technoloqv beinq used
❑ Location — Describe the location of the EGF unit(s) and its surrounding context
(address, entity utilizing the unit, area which the unit is located, and purpose of the unit,
(e.g. residential, commercial, industrial or mixed-use)).
❑ Type of unit(s) — Describe the unit type (name, model number) and features, fuel type,
APCD and/or other permitting agency permit number and date of permit issuance, and
control technology being used.
❑ Provide data on emissions control technology currently utilized, including the efficiency
level of the unit(s).
❑ Provide baseline emissions for the unit, emissions average for the last five years, and
the latest fuli year emissions. This information should be already available from the
local, state or federal permitting agency.
❑ If there are multiple units (i.e. redundancy), provide the above data for each unit.
V. BACT commerciallv available — approqriate for EGF
❑ Provide a listing of commercially available BACT that could potentially be used for the
particular EGF.
❑ Identify the associated costs, and level of efficiency for the available BACT.
❑ If there is available BACT that you did not list above, provide explanation why not.
VI. Cost-Benefit Analysis (CBA)
❑ In the context of your CBA, describe if any, the cost, type and impact of any state or
federally required air quality improvements that have been implemented over the past
five years.
❑ Based on information on the latest BACT commercially available and associated cost,
provide an assessment that demonstrates whether the upgrade is feasible or not.
❑ Provide necessary graphics and narrative summary of the methodology for analyzing
the CBA, which documents cost per hour and/or cost per annum.
❑ Identify any proposed phasing plan and its relevance to positive cost-benefit.
❑ Factors to consider in the determination of costs may include: equipment, fuel type,
amortization table for the life of the equipment.
❑ Factors to consider in the determination of benefit may include: net operational
savings that may be generated by a BACT option including but not limited to fuel
efficiency.
❑ Did you look at any grants, incentives or other assistance to implement these public
health improvements? If not, do you need any help?
o Provide your recommendation, if any.
VII. Conclusion
❑ Based on the information provided in items V and VI listed above please explain why
or why not BACT upgrades are warranted and if they will be implemented.
❑ Provide any other alternatives that may be considered or utilized if the BACT upgrades
are deemed infeasible.
J:Wlanning\Counterfortns�EGF Periodic RepoR.doc
-z- Eahibit A, Attachment 1
276 Fourth Avenue � Chula Vista� Sr�Qalifornia l 91910 I (619) 697-5101
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15-67
Staff Responses to lanuarV 30 2013 Council-led Environmental Workshop Inputs-
• Can there be a"threshold' set that would trigger Offset provision for Private EGFs, such as ��hat
may be anticipated for the University?
Staff could propose%stablish a parlicula�� MW threshold above which Offset requirements N�ould
then be applicable to Private EGFs. Caution is warranted here as the MW levels for most individual
Private EGFs (typical businesses) N�ould likely be relatively small (perhaps around IMW+/-) in
comparison to Baseload and Peaking facilities that are most often in ezcess of IOOMW In the case
of universities,for example, UCSD (ia�hidz also inco�porutes clean energy generation in rts mix) has
a poN�er usage/demarad of approximately 5 MW Tlze ansount of Offsets associated with a SMW
Private facility may be relatively small depending upon the generation technology, amount of clean
energy in the mix, and the resulting amount of otherwise unmitigated GHG from the facility that the
Offsets would be based on.
Using this as an exanaple, and assuming a threshold level of 4 or SMI�T�tivas established for Offsets
for a Private EGF (so that sonietlaing like the universiry could be captured) there could still be
potential unintended consequences. For instance, the Goodrich unit is a 9 MW combined-cycle
Private facility, and while larger than the typical Private EGF, could then be subject to the Offset
provisions. If we thereby set the threshold at IOMT�i! that would likely be too high to ever capture a
Frivate facility in sonaething like the university context (SMYV or less range).
Considering that the intent of the Policy is to incentivize business and industry to invest in clean
energy rather than provide Offsets, and that the majoriry of Private EGFs are likely to be SMA�or
less, sfaff recommends that the Offset provisions be applied only to Baselaod and Peaking facilities,
if the Council elects to adopt an EGF Policy with Offset provisions.
• Cumulative considerations for Back Up & Emergency (BU&E) EGFs: What about the effect of
all the BU&E facilities, is there any way to determine their cumulative effect if they are under 50
hp�
This is not addressed in the Policy, and the short answer is "no" and not without a lot of research
for which data is not readily availab(e to the Ciry. The Policy only addresses those BU&E EGFs
that are 50 horsepower (hp) or higher, as tl�ose are regulated by APCD and emissions data is
readily available from the APCD permits. BU&E EGFs less than SOhp that may be of concern for
cumulative considerations are generally related to telecommunication facilities. A separate review
of the current Telecommunication regulations/policy could be undertaken if Council desires, and
any potential concerns can be addressed within dTat document. From a practical standpoint,
changes to the Ciry's teleconsmunicatior�s policy N�ould apply to new or r•epowered facilities goittg
fonam•d, rather than attempt to. retroactively a��ly equipment en�issions standards to existing
facilities.
• Can the City require that Offsets be provided on public facilities such as schools, parks, utilities,
govemment, etc.'?
The Policy could potentially include a slutenzent that encourages the applicant to pravide nzitigation
and/or Offsets on public/quasi public and governme�ital type facilities and uses as a matter offirst
orde�•.
Attachment 5
15-68 Page � 1 of 2
• SDG&E recommends Version 3 of the Council Policy Qi��en that the "Offsets' provision aze 1)
pioneering; 2) the GHG Prox}� aspect of Version 4 can be confusing and is unprecedented; and 3)
the Offset requirement goes beyond CEQA by effectively requirine "Net Zero � GHG mitieation
for GHG ���hereas CEQA onlv requires mitigation of project impacts to "Less than Significanr'.
• Environmental Health Coalition (EHC) could make compromise to accept Version 4 of the
Council Policy. The City should endeavor to adopt policy that H�ould reflect a "clean energv'
vision for the residents of Chula Vista.
• South�est Chula Vista Civic Association recommends adoption of Version 4.
. Attachment 5
1 5-69 Page � 2 of 2
Offset provision issues resultin� in Council Policv Versions 2-4
As outlined in the following table, Version 1 represents the base version, and Versions 2-4 respond to concerns
raised by the Working Groups with each preceding version.
EGF Policy Evaluation by Joint Working Group
Provision Discussion/Issue Response (Outcome)
Version 1. Applicant provides • Applicant provision of Offsets Staff drafted Version 2,
1 their own Offset generelly acceptable. removing the Fee component.
project,or . Issue with Fee, as would require fee
2. Pay Offset Fee nexus study, which can be time
3. Offsets done locally consuming and costly. Council
4. CEQA/APCD-related would need to authorize fee study
mitigation done & budget with completion prior to
locally any inclusion in Policy.
Version 1. (Same) • Avoids potentially complicated Staff drafted Version 3,
2 2. Offset Fee removed unfunded fee study; removing the Fee component
3. (Same) • Providing own Offset may be and Local Offset requirement.
4. (Same) difficult for small businesses who Focus placed on CEQA/APCD
don't have economies of scale or required mitigation be done
wherewithal to provide their own
project, and may prefer to pay fee locally.
rather than provide own project.
Version 1. Removed • Original Working Group noted Local Staff drafted Version 4 as a
3 2. Removed Offset is an important component hybrid, requiring Local Offset for
3. Removed of the EGF Policy, and should not be only Baseload and Peakers. This
4. (Same) removed. avoids the small business.
• Deletes potentially complicated
Offset program, and focuses �oncerns with Version 2.
specifically on CEQA/APCD-related
mitigation being done locally.
Version 1. Local Offset for • Offset only for Baseload/Peaker Similar to Version 2 with the
q Baseload & Peakers that can shoulder the cost. exception of Offset only for
only • Avoid fee study. Baseload & Peakers.
2. Removed . Avoid small business impacts.
3. (Same)
4. (Same)
All of the four versions were reviewed at the joint Working Group meeting, and presented at the Council-led
Environmental Workshop on January 30, Z013.
Attachment 6
15-70 Page 1 of 3
Following is an overview of the primary edits in each version noted above:
Version 1•Applicant Provide Offset or Pav into Offset Fund
Edits to Version 1 were primarily clarifying in nature.
1. Page 1: Purpose: Added emphasis that"...air emissions effects on the community be mitigated locally."
2. Page 2: Definition#7: Added definition for Combined Heat and Power.
3. Page 3: Definition#20: Added definition for Offsets.
4. Page 4: Definition#26: Clarification of Toxic Emissions.
5. Page 5: Clarification of Siting Criteria Table(s): For Peakers, the renewables component would be
required to include "Up t0 30%for fossil-fuel, and Up t0 20%for non-fossil fuel facilities."
6. Page7: Clarification of Option A where applicant provides their own project to provide the required
Offset, or Option B where the applicant may pay into a fund that the City would administer. The
requirement for diesel burning EGFs to provide Offset at 1203'o has been eliminated.
7. Page 8: All Offset project must be within Chula Vista. If this is not feasible then the applicant may
provide Offset within South Bay then the San Diego region. Calculation for Offset Fee is based on the
Cit�/s estimated cost to implement"on-the-ground Offset projecY'.
8. Page 9: Periodic Best Available Control Technology (BACT) review requirements are listed so the
applicant knows what to submit to the City for the periodic review.
Version 2:Applicant Offset, No Fee:
The applicant provides their own Offsets however they choose to.There is no longer an option to pay a fee into
the Cit�/s Energy Conservation Fund. The reason for this is because in order to have an "OffseY' fee, the City
would need to conduct a Fee Study to establish a specific fee amount and a nexus for that amount. This would
require the City Council approval for consultant services to accomplish the fee study, which can potentially be
costly and time consuming. Until such time as a fee study was completed and adopted, the Offset fee portion of
the policy could not be included. The only difference between this Version and Version 1 is (see highlighted text
on page 7 of the policy).
1. Page 7: Item 3: Offset Options is changed to "Offsets" because the applicant may choose to provide
Offset project themselves or by others with whom they have contracted.
Concerns were expressed regarding the difficulty for small businesses to provide their own Offsets depending on
economies of scale, and that working with another business to accomplish Offsets effectively amounts to cross-
business subsidies. The notion of cross-business subsides was an item of concern.
Version 3� No Offset (Recommended bV Industrv Workin�Group)
Due to complexities of the Offset and fee components in Versions 1 and 2, Version 3 removes the Offset
provision. The applicant is only required to do CEQA or other mandated mitigation, and whenever feasible and
practicable, the mitigation must be done first in Chula Vista then radiate out to the South Bay and San Diego
region.The difference between this Version and Version 1 is highlighted on pages 5-8.
Attachment 6
1 5-71 Page z of 3
1. Page 5: Delete "Emissions offsets' reference and replace with "requirements for local mitigation".
Delete reference to City's Energy Conservation Fund.
2. Page 6: Remove reference of GHG and Offset requirements, clarify that only applicable mitigation is
CEQA related.
3. Page 7-8: Emphasize that CEQA mitigation should be provided locally and a radial approach should be
considered if mitigation cannot be provided locally.
Version 3 contains strikeout of the "Offset and Fee" component (Attachment 3)
Version 4� Offsets limited to Baselood & Peakinq Focilities onlv lRecommended bv Environmental WorkinR
Grou
The Environmental Working Group expressed concerns regarding removal of the "Offset" provision. Staff
recognized the merit of Offset provision, which would be more applicable to Baseload & Peaking EGFs than
Private due to likely emissions levels and economies of scale. Baseload and Peaking EGFs are also independent
uses for the purpose of energy generation only, and whose product is distributed onto the larger energy grid
often for use by others outside of Chula Vista. As such, these are the facilities that most often have effects on
the local community without the local benefits; the original premise for requiring proposed Offsets. Conversely,
Version 4 would not require Offsets for Private EGFs which would occur in support of a particular, primary land
use/business, where the intent is to promote energy independence and conservation.
Version 4 is similar to Version 2,with the exception that Offsets are limited to Baseload & PeakingEGFS only.This
retains the intent of the original Policy. As highlighted in Attachment 4, Version 4 contains strikeout of the "Fee'
and retains the "OffseY' component for Baseload and Peaker EGFs only, as described above.
Attachment 6
� 5_�2 Page 3 of 3
SD�E o Adrianna B.Kripke
SeniorCou�se!
�
SOS 0.sh SVeet,HQ-12
n�Sempra Energ}r�t�rry San Diego,ca szioi
� Tel: 619-696-2476
Fax: 619-69&4488
a kripkeC�sem preuti I ities.com
June 3, 2013
BY EMAIL &PERSONAL DELIVERY
Mayor Cox and Council Members Aguilaz, Bensoussan, Ramirez,and Salas
Chula Vista Mayor and Council Office
276 Fourth Avenue �
Chula Vista, CA 91910
Re: Proposed Council Policy on Siting Electrical Generaring Facilities
Dear Mayor Cox and Council Members Aguilaz, Bensoussan, Ramirez, and Salas:
San Diego Gas &Electric Company (SDG&E) appreciates the many opportuniries that
the City of Chula Vista has provided to comment on its proposed Council Policy on siting
elec�ical generating facilities (EGF) and associated revisions to the Chula Vista General Plan
and Zoning Code (collecti��ely,proposed Council Policy). SDG&E also appreciates Chula Vista
staff's si�ificant effort in drafting and revising the proposed Council Policy and their high level
of responsiveness to comments by SDG&E and other Industry User Group members. This letter
follows up on some of the comments that SDG&E made during Industry User Group meetings
and during the Council-led environmental workshop on January 30,2013.
SDG&E shares Chula Vista's commitment to protecting the environment, public health,
and safety with an effective Council Policy for siting EGFs. The offset component in Version 4
of the proposed Council Policy, however, has several legal deficiencies. SDG&E therefore
continues to recommend Version 3 of the proposed Council Policy,which does not include an
offset componen�
The environmental protecrions already in place under the Califomia Environmental
Quality Act(CEQA) and under federal and state air quality and greenhouse gas (GHG) laN�s w�ill
ensure that siting EGFs protects the environment, public health, and safety. The offset
component of the proposed Council Policy is therefore unnecessazy.
In addition to being unnecessary, the offset component of the proposed Council Polic}�
has three legal deficiencies. Fust,the offset component violates federal and state constimtional
requirements for agencies to place conditions on development. Second,the offset component
lacks factual justificarion for using GHG emissions as a proxy for air pollutants. Third, existing
federal and state air quality and GHG laws raise preemption problems.
Attachment 7
15-73
Mayor Cox and Council Members Aguilar, Bensoussan, Ramirez,and Salas
June 3. 2013
Pa�e 2
1. Proposed Offset Component
The proposed Councii Policy states: "Addressing the effects of EGF air emissions on t6e
local community through local air quality improvement efforts is one of the purposes of tivs .
Policy." Proposed Council Policy,Version 4—Offset Provision at 5. The proposed Council
Policy includes:
a local "OffseY'program intended to ensure that at minimum, some local
reduction of fossil fuel bunvng/particulate emissions is achieved. This offset
component is separate from any CEQA related requirements or mitigations, or
requirements associated with any California Air Resources Boazd (CARB) or
San Diego Air Pollution Control Dish-ict (APCD)pemvts,and is applicable only
to Baseload and Peal:er EGF's.
Id
The offset component is:
desigied to provide options to EGF applicants to independendy implement, or
fund local projeculactiviries that effectively reduce the burnivg of fossil
fuels/particulate emissions at a level that produced associated GHG reductions
eqwvalent to the otherwise Uncaptured GHG outputs from the EGF. The Offset
is a one-time only requirement based on one yeaz of projected GHG emissions
from air quality permits.
Id The offset component therefore requires a one-time reducrion of GHG emissions to net zero
for lazger baseload and peakei EGFs.
2. The Offset Component Violates Federal and State Constitutional
Requirements for Condirious on Development
The offset component would require that EGFs"effectively reduce the burning of fossi►
fuelslparticulate emissions at a]evel that produces associated GHG reductions equivalent to the
othenti�se Uncaptured GHG outputs from the EGF." Id. The offset component would therefore
be a condilion on developmeut imposed by Chula Vista Uuough exercise of its police po���er.
The offset component,however, fails to meet the federa! and state constitutional requirements
for conditions on development.
The federai consutution and the California constitution require conditions on
development to be reasonable and have a sufficient nexus to d�e public burden imposed by the
development project See Dolmi v. City of Tigard, 512 U.S. 374, 387 (1994);Nollan v. Cal.
Coastal Com�n'n, 483 U.S. 825, 834-35 (198�);ilssociated Home Builders, Inc. v. City of
f�alnut Creek,4 Cal. 3d 633, 644 (1971).
Attachment 7
15-74
Mayor Cox and Council Members A2uilaz, Bensoussan; Ramirez and Salas
June 3.�013
Page 3
Courts determine on a case-by-case basis«�hether a city has established that a condition
on development is reasonable and has the required nexus to the impact of the de��elopment
project. The U.S. Supreme Court has e�plained that"no precise mathematical calculation is
requued,but the city must make some sort of individualized determinalion that the requued
dedication is related both in nature and eztent to the impact of the proposed development"
Dola�i, 512 U.S. at 391.
A city must present adequate evidence to establish a suflicient nexus betHeen a condition
on development and the impact of the development project. See, e.g.,Dolon, �12 U.S. at 378;
SurJside Colony, L�d v. Cal. Coosta7 Comm'n,226 Cal. App. 3d 126Q 1268-69(1991); Rohn v.
City of Visalia, 214 Cal. App. 3d 1463, 1475 (1989). For example, the Califomia Court of
Appeal ruled that the Califomia Coastal Commission could not require a landow�er to dedicate
an easement to prevent erosion near the lando�iner's property�vhen the Commission could not
cite to a specific report or study to jusrify the need for erosion prevention in the azea. Surfside
Colony;226 Cal.App. 3d at 1268-69. Similazly, the Califomia Court of Appeal struck do��m a
city's requirement that a lando�aner widen a streei in the absence of e��idence that a��1der street
was necessary to compensate for increased traffic due to the landowners' development project.
Rohn, 214 Cal. App. 3d at 1475.
Chula Vista has failed to establish a sufficient nexus behveen the offset component and
any poteutial air quality impacts from EGFs. Fint, Chula Vis[a has not explained why existing
federal and state la���s do not adequately address any potential air quality impacts from EGFs.
Seco�d,Chula Vista has not explained�vhy reducing GHG emissions to net zero is necessary to
address any potential air quality impacts from EGFs. The offset component iherefore violates
constitutional requirements for conditions on de�elopment.
3. The Offset Component Lacl:s Factual Justification for Using GHG Emissions
as a Prozy for rlir Pollutants
Version 4 of the proposed Council Policy states: "ln consideration of reducing the time
and complexity associated with deteanining the local Offset requirements,GHG is used as a
proxy or commodity in calculating the amount of required Offsets.° Proposed Council Policq,
Version 4—Offset Provision at �. Version 4 of the proposed Councii Policy also notes: "Fossil
fuel bwnin�emissions can be readily quantified as to associated GHG emission levels, and a
variety of current sources, and readily available tools e�ist for mal:ing the calculations and .
com�ersions: Id
Althoubh Chula Vista has espressed a goai of reducing the time and comple.�ity o£
detemiining offset requirements, Chula Vista has failed to provide factual evidence of why
substituting GHG emissions for air pollutants is scientifically sound. Chula Vista]ias therefore
failed to provide factual e��idence to establish a sufficient nexus beh��een the offset component's
requirements and any potential air quality impacu from EGFs. See, e.g., Dolan, �12 U.S. at 373;
Swfside Colony, 226 Cal. App. 3d at 1268-69; Roh�i, 214 Cal. App. 3d at 147. \��ithout this
Attachment 7
15-75
Mayor Cox and Council D9embers A�uilaz, Bensoussan, Ramirez, arid Salas
June 3, 2013
Page 4
sufficient nexus,the offset component violates federal and state constitutional requircments for
conditions on developmeut.
4. Existing Federal and State Air Quality and GHG La�vs Preempt the Offset
Component
The proposed Council Policy states that the offset component is separate from any
requirements under CEQA or in perniits issued by CARB or APCD. But e�sting federal and
state air quality and GHG laws raise preemption problems H2th tl�e offset component.
a. Preemption Derives from the Fcdcral and State Coastitutions
Preemption is the legal authority of a higher level of goveinment to supersede a
subordinate govemmenYs laws. Federal preemption of state and local la�*rs derives from the
federal constiturion. See U.S. Const. art. VI, § 2. State preemption of local laws derives from
the state constitution. See Cal. Const. art.XI, § 5(a).
Federal preemption of state and local laws may occur under three circmnstances. First,
express preemption occurs when the federal law contains an explicit preemption provision.
Ogden Em�IL Servs. v. Ciry ofSon Diego, 687 F. Supp. 1436, 1442(S.D.Cal. 1988). Second,
implied preemption occurs when the"federa] legislation may be sufficiendy comprehensive to
create the inference that Congress intended to occupy an enfire field of regulation." !d. Third,
conflict preemption occurs�vhen a state or local law conflicts with the federal law. Id
State preemption of local laws may also occur under ihree circumstances.. The first
circumstance is when il�e local law duplicates state law. Abbolt v. City ofL.A., 53 Cal. 2d 674,
682-83 (1960). The second circumstance is when the local law contradicts a siate law that
expressly occupies Aie field. Bishop v. Crty ofSan Jose, 1 Cal. 3d 56, 62-63 (1969). The third
cucumstance is when the state occupies a legislative area by implication. Id
b. The Offset ComponenYs Net Zero Requirement Is Preempted
The offset component of the proposed Council Policy includes a one-tune requirement to
bring an EGF projecYs GHG emissions to net zero. The oftset component would therefore
reduce GHG emissions beyond any mitigation required by CEQA,the Clean Air Act,the
Califomia Global ��✓arming Solutions Act (Assembly Bill [AB] 32),or otl�er federal or state air
quality and GHG laws. Preemption is a problem witl� all these laws, particularly because GHG
emissions are a global rather tl�an localized issue.
CEQA requires a project to implement feasible mitigation measures to address significant
enviromnental impacts. Cal. Pub. Res. Code § 21002. CLQA does not require feasible
mitigation measures for environmental impacts that are less than significant. Id. § 21]00(b)(3);
Cal. Code Regs. tit. 14, § 15126.4(a)(3); accord San Fra�ciscmzs for ReasonuGle Groirdz v. City
Attachment 7
15-76
T4a�-or Cox and Council i�2embers Awilar; Bensoussan, Ramirez, and Salas
June 3, 2013
Page 5
& Com�ty ofSR, 209 Cal. App. 3d 1502, 1517 (1989). CEQA also does not require reducin2 air
quality or GHG emissions from a project to net zero. See Cal. Code Regs. tit .14, § 1�064.4.
CARB and APCD require projects to implement certain measures to comply�v�th federal,
state, and local air quality and GHG laws, including the federal Clean Air Act and AB 32. See,
e.g., 42 U.S.C. §§ 7401-7671q; Cal. Health & Safery Code §§ 38500-35599. None of these lati�s
require reducing air quality or GHG emissions from a project to net zero.
The preeroption problem is especially cleaz for AB 32, «�hich the Califomia le�slature
adopted as a comprehensive proeram to regulate GHG emissions. The legislative findings and
declarations for AB 32 state: "It is the intent of the Legislature that the State Air Resources
Board design emissions reduction measures to meet the state�vide emissions limits for
greenhouse gasses established pursuant to this di�zsion . . . .' Cal. Health & Safery Code
§ 38501(h). The legislative findings and declazations also state: "Alational and intemationaf
actions aze necessary to fully address the issue of global �i=arming." Id. § 38501(c). The
legislative findings and declazations do not menUOn any need for actions by municipalities. See
id. � 38�01.
The legislative findings and declazations, alon��i�th CAIZB's significant set of
implementing regulations, demonstrate that the state has occupied the field of GHG regulation b}�
implication, if not expressly. See id.; Cai. Code Regs. tit. 17, §§ 95100-96022 (CARB's AB 32
regulations include but aze not limited to GHG emissions reporting, cap-and-trade, low-carbon
fuel siandazd, refi-igerant emissions, and sulfur hexafluoride emissions). AB 32 thus preempts
the proposed Council Policy from requiring reductions in GHG emissions beyond the
requirements in AB 32.
Tlie preempuon problem remains unless Chula Vista can make: (I) factual findings on
�r�hy a separate offset component is necessary in light of CEQA's mitigation requirements and
CARB's and APCD's pemtit requirements under Clean Air Act, AB 32, or other federal or state
air quality and GHG la�vs, and (2) legal findings on why the separate offset component is not
preempted by existin� federal and state air quality and GHG la�vs. Without these findings; the
offset component risks invalidation based on preemption.
Thaiil:you for considering diese couwients on the legal deficiencies in the offset
component of the proposed Council Policy. SDG&E continues to recommend Version 3 of the
proposed Council Policy, �;�hich does not include an offset component. Version 3 of the
proposed Council Policy �i�ll ensure that Chula Vista protects the environment,public health,
and safety when siting EGFs, especiaily given the esisting em�ironmental protections under
CEQA and federal and state air quality and GHG la�vs.
Attachment 7
15-77
Mayor Cox and Council Members Aguilar; Bensoussan;Ramirez,and Salas
June 3, 2013
Page 6
Please contact me at 619-G96-2476 or<akripke@semprautilities.com> if you have
questions.
Sincerely,
��-c�.�._.vw.- 1�. 1��-p�
Adrianna B. Kripke - "
Senior Counsel
San Diego Gas&Electric Company
ce: Gd Batchelder, City of Chula Vista, Advance Plazuilng Manager
Stan Donn,City of Chula Vista, Senior Plaru�er
Glen Googins, City of Cl�ula Vista, City Attorney
Donna I�'oms, City of Chula Vista, City Clerk
Claudia Valenzuela,SDG&E, Public Affairs Manager
Attachment 7
15-78
���// ,
��
��.�.
CHU�LAVISTA Development Services Department
October 11. 2013
Adrianna B. Kripke, Senior Counsel
San Diego Gas & Electric
101 Ash Street, HQ-12
San Diego, CA 92101
RE: Proposed Council Policy on Siting Electrical Generatiog Facilities _
Response to San Diego Gas & Electric Letter
Deaz Ms. Kripke;
This letter is in response to San Diego Gas & Electric's (SDGE s) letter dated June 3; 2013 addressed to Mayor
Cox and the Cit}° Councilmembers indicating alleged legal deficiencies of the proposed Council Policy (Version
4) on Sitine of Electrical Generating Facilities (EGFs). The City appreciates SDG&E s involvement as part of
the Industry �Vorking Group and contribution to the draftine of the EGF Policy (Council Policy).
The subject SDGE letter contends that the proposed Offset component of Version 4 has three legal deficiencies,
as follows:
1. That Version 4 violafes federal and state constitutional reguirecnents for agencies to place conditions on
development;
2. That Version 4lacks factualjustification for usina Green House Gas (GHG) emissions as a proxy for au
pollutants; and
3. That existing federal and state air quality and GHG la�vs raise preemption issues.
The followine are responses to each of SDGE's issues on Version 4:
1. Io regards to Version 4 allegedly violating federal and state constitutioual requirements for
agencies to place conditions on development.
It is w-ithin the purvie���of the City to exercise its police po�ver authorit}�to protect the health and safeh�
of its citizens, even where the state already acted with a goal of protection. The proposed offset
component is a valid condition on development; as it is a reasonable and proportional strategy to
mitigate the negative effects of fossil-fuel burning emissions ��2thin tbe City of Chula Vista. The offset
component of the Policy; therefore, does not violate federal state constitutional requirements for
aeencies to place conditions on development.
276 Fourth Avenue, Chula Vista, CA 91910 � wy���c�vistaca.gov � (619) 691-5101 I fax (619) 409-5859
2. In regards to Version 4 allegedly lacking factual justification for using GHG emissions as a proxy
for air pollutants.
Since measuring reductions in Air Toxic Pollutants (ATP) is complex, City staff proposed using GHG as
a proxy for ATP because GHG is easily quantified and related to ATP. The Offset provisions requires
fossil-fuel burning reduction activities to the extent that their associated GHG emissions equal the
EGF's otherwise unmitigated GHG emissions. Altl�ough there is not a direct correlation between ATP
and GHG, per se, there is a complimentary relationship because the amount of GHG can be calculated
from the body of data readily available from ATP.
3. In regards to Version 4 allegedly being preempted by existing federal and state air quality and
GHG laws.
Under federal and state laws, no la���s expressly preempt local governments from instituting policies and
legislation to reduce air emissions. A.B. 32, CEQA, and the federal Clean Air Act all preserve the rights
of local.governments to adopt air pollution control requirements that are more stringent than state and
federallegislative authority.
As stated above, the City has the authority to utilize its police power to prescribe regulations it deems necessazy
to protect the health, safety and welfare of its residents. Version 4 is therefore within the purview of the City,
and is a rationally related and reasonable condition on the development of baseload and peaker EGFs and their
potential urunitigated fossil-fuel buming emissions. Further, there is a complimentary relationship beh��een
ATP and GHG and therefore a link can be established to the pollutant burdens placed on a the local community
Uy baseload and peaker EGFs, resulting in Version 4 being a policy reasonably related to the City's goals of
reducing air born pollutants that could be adopted by the City Council. That being said, and in light of the City
wanting to explore further issues related to Version 4, staff is proposing that Council Policy Version 3 without
an Offset provision be adopted by the City Council.
Sincerely,
Stan Donn, Senior Planner
cc: Jim Sandoval, City Manager
Glen Googins, City Attomey
Kelly Broughton, Development Services Director
Ed Baichelder,Advanced Plannin�Manager
Michael J. Shirey,Depury Ciry Attomey III
276 Fourth Avenue, Chula Vista, CA 91910 ( www.chulavistaca.gov I (679) 691-5101 I fax (619) 409-5859
15-80