HomeMy WebLinkAboutAdopt Resolution No. 2016-27, supporting architectural impro Dept ID CD 16-004 Page 1 of 3
Meeting Date 5/2/2016
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CITY OF HUNTINGTON BEACH
REQUEST FOR CITY COUNCIL ACTION
MEETING DATE: 5/2/2016
SUBMITTED TO: Honorable Mayor and City Council Members
SUBMITTED BY: Fred A Wilson, City Manager
PREPARED BY: Scott Hess, AICP, Director of Community Development
SUBJECT: Adopt Resolution No 2016-27, supporting architectural improvements and
approximate 150 ft height limit request of the amended Huntington Beach
Energy Project (AES) and transmit the recommendation to the California Energy
Commission
Statement of Issue
Transmitted for your consideration is a request to confirm the City's recommendation regarding
architectural improvements and the proposal to exceed maximum height limitations for the
Amended Huntington Beach Energy Project Based on action by the City Council, the City's
recommendation will be transmitted to the California Energy Commission
Financial Impact
Not applicable
Recommended Action
Adopt Resolution No 2016-27, "A Resolution of the City Council of the City of Huntington Beach
Supporting Proposed Architectural Improvements as Modified and Approximate 150 Foot High
Structures Related to the Reconstruction of the Huntington Beach Energy Project "
Alternative Action(s)
The City Council may make the following alternative motion(s)
1 Approve Resolution No 2016-27 with revisions and direct the applicant to eliminate all
visual screening plans for the amended electrical generating facility
2 Continue Resolution No 2016-27 and direct the applicant to return with the previously
approved visual screening plan of surfboards, metal mesh wave forms, and trompe I'oeil
painting design
3 Deny Resolution No 2016-27
Analysis
A PROJECT PROPOSAL
Applicant/Property Owner AES Southland, Stephen O'Kane, Manager, Sustainability and
Regulatory Compliance, 690 N Studebaker Rd , Long Beach, CA 90803
Location 21730 Newland Street (Northeast corner of Newland Street and Pacific Coast Highway)
Item 16. - 1 HB -722-
Dept ID CD 16-004 Page 2 of 3
Meeting Date 5/2/2016
In June 2012, AES Southland submitted an application to the California Energy Commission (CEC)
to reconstruct the existing electrical power generating station Although the power generating
station is located in the City of Huntington Beach, the City has no permitting authority over the
proposed request The CEC does ask AES and the City to demonstrate that the proposal is in
compliance with all Local Ordinances, Rules, and Regulations (LORS) prior to CEC action on the
proposed request To that end, City staff reviewed and provided comments on each stage of the
proposed project and all aspects of the CEC review process
Previous City Councils, City staff and CEC staff have identified that the appearance and
architectural treatment of the proposed new plant are of primary concern to the citizens of
Huntington Beach
Along with identifying the importance of the architecture of the plant, City staff identified that the
maximum height limit with the Public Semi-Public zoning on the property is 50 ft In March 2014,
AES submitted a letter to the City requesting the City provide support of the proposal to exceed
maximum height limitations for both the power plant and the architectural screening of three
surfboards, two metal mesh wave forms, and trompe I'oeil painting on the air cooled condensers
The two existing stacks at the plant are approximately 214 ft high On April 7, 2014, the City
Council approved Resolution No 2014-18 confirming the City's support for the proposed
architectural treatment and describing typical findings that could be made for a height variance for
six stacks at 120 ft high, six HRSG platforms at 92 ft high, two air cooled condensers at 104 ft
high, and architectural screening at 125 ft high
In October 2014, the California Energy Commission (CEC) approved replacement of the existing
AES Huntington Beach Generating Station (HBGS) with a natural gas-fired, combined cycle, air-
cooled, 939 megawatt electrical generating facility on the 28 6 acre site The CEC's approval
action included the visual screening plan recommended by the City
After the CEC's certification of the new facility, Southern California Edison (SCE) awarded AES 20
year Power Purchase Agreements but selected a different power plant configuration than what CEC
approved The selected power plant configuration differs from the approved plan because it is
smaller (844 MW vs 939 MW), includes a different model of turbines, and results in a different
physical appearance AES has submitted a Petition to Amend the certified project to the CEC to
reflect the proposed changes
On February 29, 2016, AES submitted a letter to the City seeking Design Review Board and City
Council approval of a revised architectural screening plan and revised Resolution to exceed
maximum height limitations (Attachment No 2) The revised power plant design results in two
stacks at 150 ft high, two stacks at 80 ft high, two HRSG platforms at 95 ft high, an air cooled
condenser at 110 ft high, and a sound wall at 50 ft high Additionally, the proposed architectural
screening consists of a marine inspired sphere wall design treatment at 120 ft high Therefore, the
amended proposed power plant, associated structures, and architectural screening exceed the
maximum height limitations by approximately 30-100 ft The Design Review Board reviewed the
revised architectural screening plan and recommend approval to the City Council
In this case, because AES is asked to demonstrate compliance with local requirements, AES and
the CEC have asked the City to determine whether or not a variance to exceed height would be
affirmatively approved The attached Resolution No 2016-287 describes the typical findings
necessary to approve a height variance and provides some Justification for the proposed request
(Attachment No 1) The attached Resolution also confirms the City's support for the proposed
architectural treatment of the proposed power plant and transmits the City's recommendation to the
California Energy Commission
HB -723- Item 16. - 2
Dept ID CD 16-004 Page 3 of 3
Meeting Date 5/2l2016
Alternatively, the Council may determine that the previous architectural screening consisting of
surfboards, metal mesh wave forms, and trompe I'oeil painting is still the preferred visual screening
design The Council may also determine that the proposed new power plant does not require any
architectural screening at all and that the equipment and infrastructure is acceptable on its own In
this case, the Council may determine that no visual screening plan is preferable to any proposed
screening These two scenarios have been included under Alternative Actions #1 and #2 should
the Council decide to pursue a different proposal for the electrical generating facility
Environmental Status
Covered by HBEP Final Decision from the Energy Commission (12-AFC-02) and Petition to Amend
Strategic Plan Goal
Enhance and maintain infrastructure
Attachments)
1 Resolution No 2016-27
2 Letter from AES Southland received and dated February 29, 2016
Item 16. - 3 HB -724-
RESOLUTION NO 2016-27
A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF HUNTINGTON BEACH SUPPORTING PROPOSED ARCHITECTURAL
IMPROVEMENTS AS MODIFIED AND APPROXIMATE 150-FOOT-HIGH
STRUCTURES RELATED TO THE RECONSTRUCTION OF THE
HUNTINGTON BEACH ENERGY PROJECT
WHEREAS, AES Southland Development, LLC (AES) submitted an Application for
Certification (AFC) to the Califoinia Energy Commission (CEC) on June 27, 2012 for new
construction of the Huntington Beach Energy Pioject (HBEP) The City Council pieviously
adopted Resolution No 2014-18, "A Resolution of the City Council of the City of Iuntington
Beach Supporting Proposed Architectuial Impiovements as Modified and Appioximate 125-
Foot- High Structures Related to the Reconstiuction of the Huntington Beach Energy Piolect."
On Septennbei 9, 2015, AES submitted a petition to amend the H13EP Ptoject to the
CEC The Amended piolect will ieplace the existing AES Huntington Beach Generating
Station (HBGS) with a natural gas-hied, combined cycle and simple-cycle, au-cooled, 844-
megawatt electrical geneiating facility Al S' Amended piojcct consists of dennolishnlg the
existing 200-foot-high structures and teplacing the stluctuies with two power blocks, each
with three heat steam recovery geneiatois with a proposed height of 95 and 40 feet, and each
has one aii cool condenser with a proposed height of i 10 and 24 feet, as well as two,stacks
each at heights of 150 feet and 80 feet, respectively
the CEC has peimitting autholtty for the Annended 1113EI' and has requested (lie City
to identify how the piojecl complies with Local Oi dinances and RegulatloilS (LOBS)
On Februaiy 29, 2016 AES submitted a letter and application for design
i eview to the City of Huntington Beach requesting the City make ftndings in Support Of a
height vai ranee although the City has no lw isdiction over the issue I f the Cit) lead fur indiction
over this piolect, a proposal to exceed the City's 111ax1111L1111 height 111111tS would be SLIbJCC.t to
approval of a vaiiance by (lie Planning Conunission and would have to comply with the
General Plan and zoning code policies to enhance public visual iesOulces
By this resolution. the City Council is making hypotlleltcal findings for a variance
as requested In addition, City Council iecoininends CEC incotponate the architectural
treatments with modifications as set forth Below into then Iinal piolect approvals
NOW, THEREFORE, the City Council of the City of Huntington Beach does hereby
resolve as follows
SECTION 1. The existing HBGS is located on properly within the PS (Public
Semi- public) zoning dlstilct wllrch allows nlaloi and minor utilities I lie existilg structures
are approximately 214 feet high and have been opeialing on the sublect site since the
1950s The proposed piolect. will eliminate the less ellicient existing facility and ieplace it
with a modein state of the ait Combined cycle electrical generation facility The height of
16-5228/135252 1
RESOLUTION NO 2016-27
the Amended IIBFP's stacks (approximately 150 and 80 feet high) are a icsult of the
engineeimg and design iequuements to meet the aii quality pcimitting icquncmenls of the
South Coast Aii Quality Managenment District (AQMD) The CEC's Pieliminary Staff
Assessment for HBEP concludes that no feasible design alleinatives will eliminate the
need foi slacks in excess of' the Cily's height limitations Therefoie, without the stacks
at proposed height the propeily cannot continue to operate as an electrical generating facility
SECTION 2. Because of special cucunmstances applicable to the subject
piopeily, including sve, location a surroundings, the sliicl application of the zoning
of durance may depi ive the subject pi opei ly of pi ivikeges enjoyed by olhei properties in the
vicinity and undei identical zone classification The site is unique in that an electmal
geneiating station has been operating at the site since the 1950s and it is already serviced by
a high piessuie naluial gas pipeline to facilitate electrical generation and an electrical
tiansfei station to tiansfei the genem(ed powei umlo the overall electrical grid 1'he piesence
of these infiasliucluie components aie unique to a power plant and demonstrate the special
cucunmslances applicable to the location and the subject pioperty Additionally, the requnenment
to elnminale ocean walei foi once- lhiough cooling combined with the site's lack. of access
to a feasible walei supply for wet-cooling, creates a unique cricunmstance lequu-nng diy cooling
to aLconlnmodale electrical energy generation Fcn-lhel mole, an quality legulalory lequitements
that apply due to the site location i equn e the use of stacks that exceed the maxmmunm height
limit The stint application of the zoning ordinance would dcpiivc JIBEP of the existing
privileges enjoyed by the 1950s eia HBGS, which opelales undei the same zoning
classification Additionally, there ale other existing approximately 70-loot- high electrical
tower structures that have been approved and constiucled exceeding maximum height
limitations in Low Density Residential zones, Residential AgilUdWie zones, and Public
Semi-Public zones. the strict application of the zoning ordinance would deprive HBEP of the
existing privileges enjoyed by the cuilent power generating station and olhei existing electrical
towel stiuclures opciating undci the same and othci zoning classifications
SECTION 3. Fxceeding maxnmunm height limitations may be necessary to picseive
the enjoyment of one of mole substantial pioperly lights beLausC the Public Scnmi-Public zoning
classification allows major and minor utilities and the height vaiian(,e would be necessai),
to allow AES to demolish and ieeonstiuct a mole efficient, lower piofike electrical power
geneiating station Exceeding the maximmum 50-foot height limit for the proposed approximately
150- and 80-fimol-high electrical generating plant along with appioxinmalely 120-(riot-high
aiehilectuial seieenmg will not constitute a giant of'special piivilege inconsistent with limitations
upon other piopeities in the vicinity and under an identical zone classification Theie lie other
existing approximately 70-foot-high electrical towel structures that have been approved and
constructed exceeding maximum height limitations in L,ow Density Residential zones.
Residential Agiiculluie zones, and Public Senmm-Public zones The stint application of the
zoning ordinance would deprive HBEP of the existing privileges enjoyed by the current power
generating station and other existing electrical towel structures opeiatnmg undei the same and
olhei zoning classifications
16-5228/135252 2
RESOLUTION NO 2016-27
SECTION 4 Lxcecdulg maximuni height limitations will not be materially
detlunental to the public welfare of 111jUilotig to plopelty nl the same zone classification and
will riot adversely affect the General Plan The ovetall site has favorable geology and soils
suitable for the power plant development No new offsite development WOUld be needed fol
1-1131;P, such as upgiadesor additions to the existing electric tiansnussion system of natural gas
pipeline system The Public land use designation is consistent with powei plant develol-inlent
CorlstrllCtlon of Amended HBEP may result in the reduction of certain environmental impacts
as compared to the existing HBGS Construction of the Amended HBEP also includes
archrtectuial enhancements to soften the view of the new structuics, using a maiine inspired
screen wall design treatment in varying shades of blue The aichiteetuial ullpiovenlents serve to
preserve and enhance public visual Iesoulces as Iequued in the Coastal Zone overlay
Although the proposed stiuctuies do not comply with nlaxinium height limitations,the portions
that exceed the nlaxiillunl 50-foot height limit aic a small percentage of the overall
nnprovenlents on the 28 6-acre site ^I lielefole, exceeding 111aXlnlulll height Imitations for
HBEP and associated atclrltectural impiovenlents will not be materially detiunental to the
public welfare or uljutious to ptupeity in the same zoning classification and is consistent with
theGcneial flan
SECTION 5. The Clty of Huntington Beach City Council ieconlrnends that CEC's
final action incorpoiate an aichiteetuial plan based on the visual simulations and architcctulal
enhancements as depicted in the Febivar_v 29, 2016 letter and attachments fillip AHS
Southland, with the following nwdificationg 1 No signs of other identifying features he
painted of attached to the stacks, ail cooled condensers. of heat iec,oveiy steam geneiatois, 2
The final architectural plan and color scheme shall be subject to review and approval by the
Conlnlluilty Development Depai talent
PASSED AND ADOPTED by the City Council of the City of Huntington Beach at a
regular meeting thereof held on the 2nd day of May , 2016
REVIE D APPROVED APPROVEDA157FO FORM
,,F
City Wna'd'ej rNITIA7
Attorney .w
ND PPROVED
Director o Conii a ity Deve opment
16-5228/135252 3
Res. No. 2016-27
STATE OF CALIFORNIA
COUNTY OF ORANGE ) ss:
CITY OF HUNTINGTON BEACH )
I, JOAN L FLYNN the duly elected, qualified City Clerk of the City of
Huntington Beach, and ex-officio Clerk of the City Council of said City, do hereby
certify that the whole number of members of the City Council of the City of
Huntington Beach is seven, that the foregoing resolution was passed and adopted
by the affirmative vote of at least a majority of all the members of said City Council
at a Regular meeting thereof held on May 2, 2016 by the following vote
AYES: Posey, O'Connell, Sullivan, Katapodis, Hardy, Delgleize, Peterson
NOES: None
ABSENT: None
ABSTAIN: None
City CUrk and ex-offic Clerk of the
City Council of the City of
Huntington Beach, California
RECEIVED
FEB 29 6 4AES
D i t of Planning cox Building ave are the energy
AES Huntington Beach LLC
21730 Newland Street
Huntington Beach CA 92646
tel 562 493 7891
fax 562 493 7320
February 29, 2016
Jane James
City of Huntington Beach
Planning Manager
2000 Main Street, 3ro Floor
Huntington Beach, CA 92648
Re: AES Huntington Beach Energy Project—Overall Architectural Treatment Design
Review for the Amended Huntington Beach Energy Project including Specific Findings in
Support of a Height Variance
Dear Ms James
This letter provides information to support the Design Review Planning Application AES
Southland Development, LLC (AES-SLD) (Project Owner) provides herewith regarding the
architectural treatment, site plan and elevation, and structures for architectural compatibility with
existing structures for the Amended Huntington Beach Energy Project(Amended HBEP) This
letter also provides information in support of a Height Variance for the Amended HBEP pursuant
to sections 241 02 and 241 10 of the City of Huntington Beach Zoning Code
Design Review Planning Application Item 16• A written narrative of the proposed use or
project. The narrative shall contain the following minimum information
(a) Description of project and services including proposed use, square footage hours and days
of operation number of employees and other information as appropriate
The Amended HBEP is a nominal 844=megawatt(MW) (net) electrical generating facility that will
replace, and be constructed on the site of the existing AES Huntington Beach Generating
Station (HBGS), an operating power plant in Huntington Beach, California The Amended HBEP
will use natural-gas-fired, combined-cycle, and simple-cycle turbine technologies to provide
high-efficiency, fast-start, and responsive generation to a critical location for local area electrical
reliability The Amended HBEP will consist of a 644-MW(net)two-on-one combined-cycle gas
turbine (CCGT) with General Electric (GE) Frame 7FA 05 gas turbines, two unfired heat
recovery steam generators (HRSG), a steam turbine generator(STG), an air-cooled condenser,
and related ancillary equipment, and two GE LMS-100 PB simple-cycle gas turbine (SCGT)
generators, each with a nominal capacity of 100 MWs
As part of the fast start, flexible design of the CCGT power block, the Amended HBEP will use a
natural-gas-fired auxiliary boiler to provide startup steam Each power block will have a set of
electrically powered natural gas compressors Other equipment and facilities to be constructed
Item 16. - 7 HB -728-
Ms Jane James
February 29, 2016
Page 2
and shared by both power blocks include water treatment facilities, emergency services, and
administration and maintenance buildings Amended HBEP will be constructed on 30 acres,
which includes the 28 6 acres of the Licensed HBEP' within the existing HBGS plus an
additional 1 4 acres the Project Owner has acquired from Southern California Edison (SCE) that
is contiguous to the Licensed HBEP site and immediately adjacent to the footprint of the existing
HBGS as shown on the attached Figure 1 This 1 4-acre area was previously evaluated for the
Licensed HBEP AFC as a construction worker parking area, though it is now included in the
Amended HBEP site boundary In addition, construction of the Amended HBEP will use an
additional 20 acres beyond the 1 9 acres identified in the Final Decision at the former Plains All
American Tank Farm site located adjacent to the HBEP site for construction laydown and
construction worker parking
The expected commercial operation date (COD) for the Amended HBEP CCGT power block is
May 2020, with the SCGT power block COD in the third quarter of 2023 Construction of the
Amended HBEP CCGT power block will require the demolition of the HBGS retired Unit 5
(former gas turbine generator) and two former fuel oil tanks and associated fuel oil pipelines and
containment berms Construction of the Amended HBEP SCGT units will require the retirement
and demolition of existing HBGS Units 3 and 4 (see below for overview of demolition of exiting
Units 3 and 4) Existing HBGS Unit 1 will be retired in the fourth quarter of 2019 to provide
interconnection capacity for the HBEP CCGT units, and HBGS Unit 2 will be retired either after
commercial operation of the Amended HBEP SCGT or at the final compliance deadline for
once-through-cooling intake structures as determined by the State Water Resources Control
Board, after which demolition of HBGS Units 1 and 2 will commence
Existing HBGS Units 3 and 4 are licensed through the California Energy Commission (CEC, 00-
AFC-13C) Demolition of these units is authorized under that license and will proceed
irrespective of the Amended HBEP Therefore, demolition of existing HBGS Units 3 and 4 is not
part of the Amended HBEP project definition Removal/demolition of existing HBGS Units 3 and
4 will occur in advance of the construction of the Amended HBEP SCGT power block
The Amended HBEP will reuse existing onsite potable water, natural gas, stormwater, process
wastewater, and sanitary pipelines, fire protection systems, and electrical transmission facilities
No offsite linear developments are proposed as part of the project Amended HBEP will
continue to use potable water, provided by the City of Huntington Beach, for construction,
operational process, and sanitary uses, but at substantially lower volumes than historically used
by the existing generating units at the Huntington Beach Generating Station The Amended
HBEP will also use less water than the Licensed HBEP As with the Licensed HBEP, for the
Amended HBEP's operations, stormwater and process wastewater will be discharged to a
retention basin and then ultimately to the Pacific Ocean via an existing outfall Sanitary
wastewater will be conveyed to the Orange County Sanitation District via the existing City of
Huntington Beach sewer connection Two 230-kilovolt (kV)transmission interconnections will
connect both Amended HBEP power blocks to the existing SCE 230-kV substation located on a
separate parcel within the existing HBGS site
Facility operations at Amended HBEP CCGT will employ a staff of 23, including plant operators,
supervisors, administrative personnel, mechanics, engineers, chemists, and electricians in three
rotating shifts Eleven operators, mechanics, and controls specialists will be added to the staff
With the addition of the SCGT power block, the facility will be capable of operating 24 hours per
' The California Energy Commission licensed the HBEP on October 29,2014 The Amended HBEP is an
amendment to the existing CEC license and falls under the exclusive jurisdiction of the Energy Commission
HB -729- Item 16. - 8
Ms Jane James
February 29, 2016
Page 3
day, 7 days per week
Architectural treatment will consist of a marine inspired sphere wall design treatment along the
southern perimeter of Block 1 which extends toward the central portion of the HBEP site as
shown on the Site Plan within Attachment 1 Construction of the screens will be assembled as
three separate structures to visually screen HBEP Blocks 1 and 2 The architectural screens are
comprised of 24-inch plastic colored spheres of varying shades of blue attached to high tensile
wires in a wave like structure up to a height of 120 feet at the tallest point Features of the
Amended HBEP site will be partially obscured from adjoining properties as seen in the views
presented in the Sphere Wall Beach View and PCH View simulations (see Attachment 1)
(b) Reasons for initiating application
As stated above, this Design Review Planning Application is being submitted for the review of
proposed architectural treatment, site plan and elevation, and proposed structures for
architectural compatibility with existing structures for the Amended HBEP as well as providing
information in support of a height variance for the Amended HBEP
(c) Surrounding Uses to the north, south east, and west
As with the Licensed HBEP, primary access to the Amended HBEP will be provided via the
existing HBGS entrance off Newland Street,just north of the intersection of the Pacific Coast
Highway(Highway 1) Secondary and emergency access to the site is provided via an entrance
off Edison Drive on the north side of the existing HBGS site As presented in the Amended
HBEP Petition to Amend, attached Figure 10 shows the facility site plan and general
arrangement, and attached Figures 11, 12, and 13 show typical elevation views of the project
The Amended HBEP site is bounded to the west by a manufactured home/recreational vehicle
park, to the north by an out-of-service tank farm that will become the site of the proposed
Poseidon desalination plant(the tank farm is the Project Owner's property which will be leased
to Poseidon) and the Huntington Beach Channel (a facility operated by the Orange County
Flood Control District), to the southeast by Huntington Beach Wetland Preserve/Magnolia Marsh
wetlands and the Plains All American Tank Farm, and to the south and southwest by the Pacific
Coast Highway, Huntington State Beach, and the Pacific Ocean
(d) Description of population served by the proposed use or project
The Amended HBEP site is located in Orange County in the densely populated Southern
California region and serves the Western Los Angeles Basin local electrical reliability sub-
region The facility will support the electrical system of southern Orange County and can provide
enough energy to supply over 900,000 southern California households
Item 19 In order to support findings for approval for a Variance respond to the following on a
separate page
The following demonstrates Amended HBEP's compliance with the requirements for a variance
in accordance with the City's Zoning Code Specifically, the information and findings below
relate to the height of certain components of Amended HBEP that will exceed the City's
maximum height of 50 feet for a commercial structure in the City's Coastal Zone Overlay District
(Zoning Code Section 214 08) While the Amended HBEP is under the exclusive jurisdiction of
the California Energy Commission (CEC), the information and findings below demonstrate that
absent the CEC's sole permitting/licensing authority, Amended HBEP meets the variance
requirements of the City's Zoning Code
Item 16. - 9 xB -730-
' Ms Jane James
February 29, 2016
Page 4
BACKGROUND AND VARIANCE SUPPORTING INFORMATION
On April 1, 2014, the City approved Resolution 2014-18, Supporting Proposed Architectural
Improvements as Modified and Approximate 125 Foot High Structures Related to the
Reconstruction of the Huntington Beach Energy Project As noted above, the Project Owner has
submitted a Petition to Amend the HBEP license to the California Energy Commission The
Project as contemplated in Resolution 2014-18 has changed and, therefore, the Project Owner
is requesting the City revisit Resolution 2014-18 and update the variance findings The Licensed
HBEP and Resolution 2014-18 contemplated three heat steam recovery generators (HSRGs)
with a height of 92 feet, and one air cooled condenser for each with a height of 104 feet, and
120 foot high stacks The Amended HBEP proposes two power generation blocks Blocks 1
and 2, with two stacks each at heights of approximately 150 ft tall (Block 1) and 80 ft tall (Block
2) In addition to the four stacks, the Amended HBEP Blocks 1 and 2 each have two HRSGs
which have a maximum height of 94 ft(Block 1) and 40 ft(Block 2), and Amended HBEP Blocks
1 and 2 each have 1 air cool condensers (ACC)that are 110 ft tall (Block 1) and 24 ft (Block 2)
To support the finding that the Amended HBEP will meet the variance requirements of the City's
Zoning Code, the Project Owner reiterates the following information that is also set forth in the
Final Petition to Amend submitted to the CEC in September 2015
- The existing Huntington Beach Generating Station (HBGS) site on which the Amended
HBEP will be located is designated as Public(P) in the City of Huntington Beach
General Plan, which, among other uses allows public utilities The HBGS site and the
portion of the site that will be used by the Amended HBEP is zoned Public/Semi-public
(PS) with an Oil Overlay (0), which allows for minor utilities, This zoning district also
allows large public or semipublic uses including major utilities, for which approval of a
Conditional Use Permit from the City would be required except for the CEC licensing
process Notwithstanding the CEC's jurisdiction over the licensing of HBEP, electrical
generation facilities are a permitted/allowable use within the City of Huntington Beach's
PS zoning district
- The existing HBGS consists of two existing power blocks Units 1 and 2 comprise one
power block, and Units 3 and 4 comprise the second power block The two existing
HBGS power blocks are each supported by one 200-foot tall stack, so the existing
HBGS has two 200 foot(ft) tall stacks The existing HBGS pre-dates the City of
Huntington Beach Zoning Ordinance that was adopted after construction of HBGS Units
1 through 4 and their supporting facilities Therefore, the existing HBGS is a recognized
pre-existing use and complies with the City's General Plan and Zoning Code due to the
nature of the existing and allowable land uses at the HBGS for electrical generation
since the 1950s
- The Amended HBEP will be developed on a portion of the previously disturbed HBGS
site that, as noted above, is zoned PS which includes electrical generation facilities as
an allowable land use As a modern, state of the art combined-cycle electrical generation
system, Amended HBEP will replace the less efficient existing generating equipment at
HBGS The California Independent System Operators (CAISO) and the CEC specifically
recognize the importance of continued electrical generation at the HBGS site with the
replacement of the existing 1950s generation units with modern combined cycle
electrical generation units In addition, Amended HBEP will use air-cooled condensers
that will allow the Amended HBEP to use less than 20 percent of fresh water used by the
HB -731- Item 16. - 10
Ms Jane James
February 29, 2016
Page 5
existing HBGS generating units, and will eliminate the use of ocean water for once-
through cooling that is required for the existing electrical generating units at HBGS State
law requires HBGS to significantly change ocean water intake structures to minimize
marine impacts or to discontinue once-through cooling
The four stacks for the Amended HBEP (the Amended HBEP consists of two power
generation blocks Blocks 1 and 2, each of which have two stacks for a total of four
stacks) are approximately 150 ft tall (Block 1) and 80 ft tall (Block 2) as compared to the
two existing HBGS stacks which are 200 ft tall I n addition to the four stacks, the
Amended HBEP Blocks 1 and 2 each have two heat steam recovery generators
(HRSGs) which have a maximum height of 94 ft (Block 1) and 40 ft(Block 2), and
Amended HBEP Blocks 1 and 2 each have one air cool condensers(ACC) that are 110
ft tall (Block 1) and 24 ft (Block 2)
Amended HBEP Stack Height
The height of the two stacks of Amended HBEP Block 1 (150 ft tali) and two stacks of
the Amended HBEP Block 2 (80 ft tall) are a direct result of the Project's engineering
and design requirements to meet the air quality permitting requirements of the South
Coastal Air Quality Management District (AQMD) The height of the stacks are a direct
requirement for Amended HBEP to meet the AQMD's permitting requirements for
sufficient dispersion of operational air emissions from Amended HBEP As noted above,
the 150 ft and 80 ft tall Amended HBEP stacks are significantly shorter than the existing
200 ft tall stacks at HBGS The CEC's Preliminary Staff Assessment, Part B ("PSA Part
B") discusses alternatives to HBEP and concludes there is no alternative that would
eliminate the need for stacks that exceed the height limit Thus, the site cannot take
advantage of electrical generating use within the prescribed height limits
Height of Amended HBEP's HRSGs
The Amended HBEP Blocks 1 and 2 each have two heat steam recovery generators
(HRSGs)which have a maximum height of 94 ft(Block 1) and 40 ft (Block 2)which is
based on the manufacturers design specifications to meet the Amended HBEP's
operational parameters of the 844-megawatt (MW) of modern, high efficiency combined
cycle generating units that will replace the existing 1950s-era HBGS generation
equipment
Height of Amended HBEP's ACCs
The height of the air cool condensers (ACC) associated with the Amended HBEP Block
1 (110 ft) and Block 2 (24 ft) are based on the manufacturer's design specifications to
meeting the Amended HBEP's operational parameters of the 844-megawatt (MW) of
modern, high efficiency combined cycle capacity that will replace the existing 1950s-era
HBGS generation equipment As discussed above, the use of air-cooled condensers will
allow Amended HBEP to use less than 20 percent of fresh water used by the existing
HBGS generating units, and will eliminate the use of ocean water for once-through
cooling that is required for the existing electrical generating units at HBGS Moreover,
any air-cooled alternative to the proposed project will include ACCs that exceed the
prescribed height limit A wet cooling alternative is not feasible because once-through
cooling with ocean water is prohibited and there is not a reasonably available or suitable
water source located at the site for wet cooling Thus, the site cannot enjoy the electrical
generating use within the prescribed height limit
Item 16. - 11 xB -732-
Ms Jane James
February 29, 2016
t Page 6
- The Amended'HBEP is located within a portion of the existing HBGS that is served by
infrastructure and services adequate to support additional development The existing
HBGS has various ancillary facilities that will support the Amended HBEP, such as the
• , Southern California Gas Company (SoCalGas) natural gas pipeline serving the site, the
existing onsite Southern California Edison (SCE) 230-kV switchyard, and the existing
connections to the City of Huntington Beach potable water system and sanitary sewer
system These unique site characteristics further support locating the Amended HBEP at
the proposed site
The existing HBGS is defined as a coastal-dependent energy facility within the City of
Huntington Beach Local Coastal Plan (LCP) Based on the priority of the City of -
Huntington Beach's LCP to redevelop existing industrial parcels in the coastal zone
rather than establishing new industrial parcels in the coastal zone, the repowering of the
existing HBGS through the implementation of the Amended HBEP is consistent with the
City's LCP as it will reuse and connect to existing industrial infrastructure, including the
existing SCE switchyard, existing Southern California Gas Company high pressure
natural gas pipeline, existing City of Huntington Beach potable water and sanitary sewer
pipelines, and the existing Huntington Beach Generating Station's ocean outfall for
discharge of stormwater and process water
- The overall HBGS site and, more specifically the Amended HBEP site, has favorable
geology and sods suitable for power plant development and has no significant
engineering constraints No new offsite development would be needed for the Amended
HBEP, such as upgrades or additions to the existing electric transmission system or
natural gas pipeline system The land use designation of the site is consistent with
power plant development Development of Amended HBEP and the retirement of the
existing HBGS generating units will not result in any new significant impacts to public
health or the environment Rather, as documented in the Final Petition to Amend, the
Amended HBEP will result in the reduction of certain environmental impacts as
compared to the existing HBGS
As documented in Section 6 0 Alternatives of the Petition to Amend submitted to the
CEC for Amended HBEP, the region in which the existing HBGS is located and in which
the Amended HBEP will be located does not include suitable alternative sites Rather the
region consists of densely developed residential neighborhoods, commercial facilities,
and public facilities, with little suitable open land As noted above, the Amended HBEP
site has a strong relationship to the existing HBGS electrical generation/industrial site
and the existing regional SCE electrical transmission and distribution system As
detailed in Section 6 0-Alternatives of the Petition to Amend, the Amended HBEP will
provide critical electric reliability service in a densely populated load pocket of Southern
California If a suitable brownfield alternative site were identified, it is unlikely that such a
site would provide the necessary infrastructure already available at the Amended HBEP
site Therefore, an alternative site will likely not reduce or avoid any impacts associated
with the Amended HBEP site, which, as the analysis in the Petition to Amend shows, are
already below significant levels Further, development on alternative sites could result in
greater impacts than present with the redevelopment of a portion of the existing HBGS
for the Amended HBEP
HB -733- Item 16. - 12
Ms Jane James
February 29, 2016
Page 7
By replacing the existing HBGS, the Amended HBEP will ensure reliable generation is
maintained at a location critical to Southern California, and will provide fast response,
modern, clean, and efficient electrical power that fully supports and assists the region
and California in achieving much greater reliance on intermittent renewable electricity
generation sources, such as wind and solar
REQUIRED FINDINGS IN SUPPORT OF A VARIANCE FOR AMENDED HBEP (CITY
ZONING CODE SECTION 241.10)
Based on the discussion and supporting information set forth above, the Project Owner provides
the following findings in support of a variance for the Amended HBEP
® (a) What exceptional circumstances apply to the subject property (including size, shape
topography location or surroundings) that deprive it of privileges normally enjoyed`
Finding The existing HBGS site on which the Amended HBEP will be located is
designated as Public (P) in the City of Huntington Beach General Plan, which among
other uses allows public utilities The HBGS site and the portion of the site that will be
used by the Amended HBEP is zoned Public/Semi-public(PS)with an Oil Overlay (0),
which allows for minor utilities This zoning district also provides areas for large public or
semipublic uses including major utilities, for which approval of a Conditional Use Permit
from the City would be required except for the CEC licensing process Specifically,
electrical generation facilities, such as the existing HBGS and the proposed Amended
HBEP, are a permitted use within the PS zoning district The site is unique in that it is
already serviced by a natural gas pipeline to facilitate electrical generation The
requirement to eliminate once-through cooling combined with the site's lack of access to
a feasible water supply for wet cooling creates a unique circumstance requiring dry
cooling to accommodate electrical energy generation In addition, air quality regulatory
requirements that apply due to the site location require the use of stacks that exceed the
height limit Therefore, the strict application of the zoning ordinance would deprive the
Amended HBEP of the existing privileges enjoyed by the existing HBGS, which operates
under the identical PS zoning district classification In addition, the granting of a variance
for the Amended HBEP on the existing HBGS site is consistent with the PS zoning
district for the site
O (b) Explain why the request will not constitute a grant of special privilege
Finding The existing HBGS site on which the Amended HBEP will be located is
designated as Public(P) in the City of Huntington Beach General Plan, which, among
other uses, allows public utilities The HBGS site and the portion of the site that will be
used by the Amended HBEP is zoned Public/Semi-public(PS) with an Oil Overlay (0),
which allows for minor utilities This zoning district also provides areas for large public or
semipublic uses including major utilities, for which approval of a Conditional Use Permit
from the City would be required except for the CEC licensing process Specifically,
electrical generation facilities, such as the existing HBGS, are a permitted use within the
PS zoning district Therefore, the granting of a variance for the Amended HBEP on the
existing HBGS is consistent with the PS zoning district for the site, and does not grant
the Amended HBEP a special privilege inconsistent with limitations upon other
properties in the vicinity and under an identical zone classification
Item 16. - 13 HB -734-
t Ms Jane James
February 29, 2016
Page 8
• (c) Why is this request necessary for the preservation and enjoyment of one or more
substantial property rights when compared with other properties in the same zoning
designation's
Finding The existing HBGS site on which the Amended HBEP will be located is
designated as Public(P) in the City of Huntington Beach General Plan, which among
other uses allows public utilities The HBGS site and the portion of the site that will be
used by the Amended HBEP is zoned Public/Semi-public (PS) with an Oil Overlay (0),
which allows for minor utilities This zoning district also provides areas for large public or
semipublic uses including major utilities, for which approval of a Conditional Use Permit
from the City would be required except for the CEC licensing process Specifically,
electrical generation facilities, such as the existing HBGS and the proposed Amended
HBEP, are permitted uses within the PS zoning district The granting of a variance is
necessary to preserve the Project Owner's ability to use the site for electrical generation
as permitted by the City's General Plan Thus, granting of a variance is necessary to
preserve the Project Owner's enjoyment of one or more substantial property rights
• (d) State reasons why the granting of the request will not be materially detrimental to the
public welfare
Findinq The overall HBGS site and specifically the Amended HBEP site has favorable
geology and soils suitable for power plant development and has no significant
engineering constraints No new offsite development would be needed for Amended
HBEP, such as upgrades or additions to the existing electric transmission system or
natural gas pipeline system The land use designation of the existing HBGS is consistent
with power plant development The General Plan also recognizes the existing use of the
HBGS site and includes references to potential proposals to expand or alter the facility
Moreover, development of the Amended HBEP and the retirement of the existing HBGS
generating units will not result in any new significant impacts to public health or the
environment Rather, the Amended HBEP will result in the reduction of certain
environmental impacts as compared to the existing HBGS Therefore, the granting of a
variance for the Amended HBEP will not be materially detrimental to the public welfare
or injurious to property in the same zone classification and is consistent with the General
Plan
If you have any additional questions, please contact either me or Robert Mason of CH2M HILL
(714 435-6113)
Sincerely,
Xe
Stephen O'Kane
HB -735- Item 16. - 14
' Ms Jane James
February 29, 2016
Page 9
Vice-President
AES Southland Development, LLC
Attachment 1 Architectural Enhancements (to address Items 0 & 11)
Aerial
Site Plan
Sphere Wail Detail
Sphere Wall Beach View Simulation
Sphere Wall PCH View Simulation
Site Plan
Sphere Wall Beach View Simulation
Sphere Wall PCH View Simulation
Attachment 2 Figures (to address Items 14 & 16)
Figure 1 Amended HBEP Project Location Figure
Figure 2 Project Site and Locations of KOPs
Figures 3- 9 Existing Views from KOPs 1-7
Figure 10 General arrangement/Site Plan
Figures 11-13 Typical Elevation Views
cc Robert Mason/CH2M
Jerry Salamy/CH2M
Melissa Foster/Stoel Rives LLP
Item 16. - 15 HB -7;6-
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Attachment 1
Architectural Enhancements
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Architectural Screening and Height Resolution .---------------- --- ----
City Council
May 2, 2016
Site Plan with Screening — Phase I
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Project Attributes
Proposed Amendment
Stack Height 2 at 214 ft each 6 at 120 ft each 2 at 150 ft
2at8oft
Boiler and HRSG Units 1&2 HRSG—92 ft HRSG—95 ft
Platform Boiler - 152 ft
Units 3&4
Boiler -138 ft
Air Cooled Condensers 2 Air Cooled Condensers 1 Air Cooled Condenser—iio ft
—104 ft
Sound Wall 25 ft high x 450 ft long 50 ft high x 750 ft long
Architectural Surfboards—125 ft Sphere Wall—120 ft
Enhancement
4
5/3/2016
Council Resolution
• DRB reviewed and recommended approval 3-10-16
• Building Height
• Maximum 50 ft height in Public Semi-Public zone
• Approximately 150 ft for two stacks; 8o ft for two
stacks; 110 ft. for air cooled condenser
• Approximately 12o ft for sphere wall
• Architectural Improvements: Recommendations
• Incorporate uplighting
• No signs or other identifying features on stacks,ACCs,
HRSGs, or architectural screening
• Transmit Council Action to CEC
5