Loading...
HomeMy WebLinkAboutAgenda Statement 1987/09/15 Item 20• ITEM TITLE: COUNCIL AGENDA STATEMENT Item 20 Meeting Date 9/15/87 Public Hearing: Considering approval of Coastal Development Permit No. 027 for South Bay Power Plant Master Landscape Plan Resolution J~',,-c ~~ Authorizing the issuance of Coastal Development Permit No. 027 SUBMITTED BY : Community Development Di recto ~~~.~=~. '~ ~.J REVIEWED BY: City Manager ~ ~ ~ ~~/5ths Vote: Yes No X ) San Diego Gas & Electric Company has submitted a three-phase master landscape plan for the enhancement of their South Bay Power Plant. This facility is located within the coastal zone and will require a coastal development permit. The project is exempt from environmental review, but requires a grading permit. RECOMMENDATION: That Council conduct the public nearing and adopt the attached resolution: ~. Finding that the proposed South Bay Power Plant Master Landscape Plan is consistent with the policies of the Certified Chula Vista Local Coastal Program; and 2. Approving Coastal Development Permit No. 027 subject to conditions listed in Attachment A. BOARDS/COMMISSIONS RECOMMENDATION: Not applicable. DISCUSSION: The South Bay Power Plant consists of about 150 acres located south of "J" Street between Bay Boulevard and the San Diego Bay. The current proposal involves the installation of landscaping and irrigation at locations around the perimeter (with some interior treatment) of the power plant property. Approximately 387,000 sq. ft. of landscape improvements will be installed over a three year period. Phasing and timing of improvements are attached in Exhibit 1. Sections B, C, D, and F will be completed in Phase 1; Sections E, H, I, and K will be implemented in Phase 2; and Section H will be constructed in Phase 3. Sections J and L have yet to be scheduled. Section A is located within the Unified Port District's jurisdiction and is proposed for 1987, Phase 1. Improvements will total about $1.3 million worth of enhancement to the power plant faci 1 i ty. r~ ~ J Page 2, Item 20 • Meeting Date? On the most part, the project includes minor berm construction, new and/or replacement plant materials, ground cover, and tree planting for screening. Considerable grading and new planting will be incorporated into the containment dike located at the northwest section of the project area. A new paved maintenance road would be constructed along the top of the containment dike. The western slope of the dike will be reconstructed to create a more gradual slope toward the bay. Mid-slope, a planting bench will be cut with a crib wall constructed for support. The bench and top of slope will be treated with low lying plant material and trees to screen the three holding tanks located to the east. Due to the location of this work, immediately adjacent to the bay (mudflats and wetland), conditions have been recommended to ensure that no impact to the wetland resources will result. Some grading and a portion of access road construction will occur just east of the most northerly holding tank. This is a relatively minor improvement and not located adjacent to wetlands, therefore, no impact to wetland resources is anticipated if grading regulations are followed. The main entry to the South Bay facility located south of "L" Street will be landscaped with ground cover and accent shrubs and trees are planned along the Bay Boulevard frontage. Other additional improvements involve upgrading of existing landscaping along Bay Boulevard and the upgrading of landscape reening surrounding the interior evaporation ponds. The LCP designates a portion of the Power Plant land area as protected wetlands, however, remains silent regarding future disposition of these lands. In referring to the past LCP Certification Map, much of the property is designated as "potential public trust" lands. This area has been determined by the Coastal Commission to be filled, developed, and committed to urban uses. This is the case within the plant boundaries located under the City's jurisdiction. The site is and has been developed for many years. The current proposal involves those areas that are currently developed. Cnncii ti ons 1. The applicant shall adhere to all development regulations set forth in the Certified Chula Vista Local Coastal Program and associated procedures manual. Grading and drainage requirements within Section 19.87.03 and 19.87.07 of the Specific Plan are of particular importance. These requirements shall be included on the cover sheet of the construction plans and referred to in the project specifications. 2. Since a portion of the project area is located within the area designated as potential public trust, the applicant shall contact the State Lands Commission regarding on-site development activities. Prior to the • Page 3, Item 20 Meeting Date~j$T transmittal of the Coastal Development Permit or authorization to proceed with development, the applicant shall obtain a written statement from the Commission that: a. No State lands are involved in the development; or b. State lands are involved in the development and all permits required by the State Lands Commission have been obtained; or c. State lands may be involved in the development, but pending a final determination, an agreement has been made with the State Lands Commission for the project to proceed without prejudice to that determination. 3. Project review does not include any portion of development located within the jurisdiction of the Unified Port District. All approvals and/or permits required for development outside the jurisdiction of the City of Chula Vista LCP must be obtained by the applicant. 4. No grading of or around the containment dike shall extend outside that portion of the dike that is already graded. 5. No mechanized equipment shall be allowed west of the existing security • fence (as shown on grading sheet entitled "Phase 1 Site Improvement" signed and dated 8/20/87 by the RCE) located along the western edge of the containment dike. 6. A silt fence (and/or appropriate modifications to the existing security fence) shall be installed adjacent to all areas to be graded prior to any grading activities being undertaken. 7. The applicant shall construct drainage facilities to direct runoff containing chemical fertilizers away from the wetlands. Drainage facilities shall be reviewed and approved by the City Engineer prior to authorization to proceed with development. 8. In view of the fact that tall trees can provide perches for predatory types of birds, it is advised that the City Landscape Architect and applicant's architect review the location and growth pattern of the trees to be placed on the western slope of the containment dike adjacent to the wetlands for suitability. 9. All City and Redevelopment Agency approvals shall be obtained prior to the transmittal of the Coastal Development Permit or authorization to proceed with development. • • Findings Page 4, Item 20 Meeting Date g 15/8 1. The proposed project entails installation of landscaping adjacent and within the South Bay Power Plant facility which is an industrial complex. Landscaping as proposed will improve the visual quality of the shoreline from both bay and freeway views which is consistent with the physical form and appearance objectives of the LCP. 2. Subject to conditions, grading activities are planned to reduce run-off problems of silting and chemical intrusion into wetlands which is consistent with LCP's areawide grading policies. 3. The project site i s privately owned and i s developed with a major publ i c utility facility which has a need for restricted access, therefore, the opportunity for public access to the adjacent bayside from this site for recreational use is restricted and not inconsistent with the public access policies of the Coastal Act. Statewide and regional interpretive guidelines have been reviewed and the proposed project has been found to be %n conformance with the public access and public recreational policies of Chapter 3 of the Public Resources Code. 4. The project provides enhancement of existing industrial development and is • consistent with the industrial development and energy facilities policies of the certified LCP. FISCAL IMPACT: Phases I, II, and III will involve the expenditure of $1.3 million by SDG&E. Two future sections of the enhancement plan not included in the first three phases will involve a $50,000 improvement to the neighboring "J" Street Park to be shared by the City and SDG&E and a not-yet-funded Bay Boulevard right-of-way street planting to be funded by the City. WPC 3121H y the City Council of Chula Vista, California '~ _ ,,~ ~_ ~° ~ ~'~.~ ~~ ~ y ~