The requirements of this section apply to public utility facilities where designated as S-13 uses by Coastal Table O, Part I of the land use element. Public utility facilities for other than electric and communications transmission and natural gas regulation and distribution, require development plan approval pursuant to Section 23.02.034.
(a) Permit Requirements. In addition to the emergency repair and the general permit requirements of Section 23.08.286 (a) and (b), development plan approval is required for any new facility or modification of any existing facility in the agriculture, rural lands, residential, office and professional, and commercial land use categories. Development plan approval is required for any new facility or modification to any existing facility which would increase the structure heights above those specified in Section 23.04.124 or modify any operational standards causing an increase in any of the categories specified in Chapter 23.06 of this title.
(b) Application Contents. In addition to the application materials required by Chapter 23.02, permit applications shall also include descriptions of:
(1) The proposed design capacity of the facility; the operating schedule; and how the proposed facility interacts with incoming and outgoing utility services.
(2) Plans for any overhead or underground transmission lines, transformers, inverters, switchyards or any required new or upgraded off-site transmission facilities.
(3) Proposed erosion control measures, revegetation, screening and landscaping during construction and operation.
(4) An oil and hazardous material spill contingency plan, including a demonstration that all materials can be contained on-site.
(5) For electric and telephone centers, estimates of the non-ionizing radiation generated and/or received by the facility. These will include estimates of the maximum electric and magnetic field strengths at the edge of the facility site, the extent that measurable fields extend in all directions from the facility.
(6) The number and identification by trades of estimated construction and operation forces. If construction is estimated to take over six months, the construction workforce shall be estimated for each six-month period. The estimates shall include numbers of locally hired employees and employees who will move into the area, and a discussion of the estimated impact that employees moving into the area will have on housing, schools and traffic.
(c) Development Standards. The following standards apply in addition to any that may be established as conditions of approval:
(1) Environmental Quality Assurance. An environmental quality assurance program covering all aspects of construction and operation shall be submitted prior to construction of any project component. This program will include a schedule and plan for monitoring and demonstrating compliance with all conditions required by the development plan. Specific requirements of this environmental quality assurance program will be determined during the environmental review process and development plan review and approval process.
(2) Clearing and Revegetation. The land area exposed and the vegetation removed during construction shall be the minimum necessary to install and operate the facility. Topsoil will be stripped and stored separately. Disturbed areas no longer required for operation will be regraded, covered with topsoil and replanted during the next appropriate season.
(3) Fencing and Screening. Public utility facilities shall be screened on all sides. An effective visual barrier will be established through the use of a solid wall, fencing and/or landscaping. The adequacy of the proposed screening will be determined during the land use permitting process.
(d) Limitation on Use, Sensitive Environmental Areas. Uses shall not be allowed in sensitive areas such as on prime agricultural soils, sensitive resource areas, environmentally sensitive habitats, or hazard areas, unless a finding is made by the applicable approval body that there is no other feasible location on or off-site the property. Applications for public utility facilities in the above sensitive areas shall include a feasibility study, prepared by a qualified professional approved by the environmental coordinator. The feasibility study shall include a constraints analysis, and analyze alternative locations. (Ord. 2592 § 9 (part), 1992)