HomeMy WebLinkAboutGPA 14-01; CECP Amendment; General Plan Amendment (GPA)The City of Carlsbad Planning Division
A REPORT TO THE PLANNING COMMISSION
Item No.
Application complete date: N/A
P.C. AGENDA OF: April 16, 2014 Project Planner: Barbara Kennedy
Project Engineer: N/A
SUBJECT: GPA 14-01/ZCA 14-01/PDP 00-02(F)/SP 144(0) - CECP AMENDMENT - Request for
recommenidations of approval to adopt (1) a General Plan Amendment to modify the
description of the Public Utilities (U) land use designation to support the amended
Carlsbad Energy Center Project (CECP); (2) a Zone Code Amendment to the Public Utility
(P-U) Zone to repeal Ordinance CS-158 and revoke ZCA 11-05; (3) an amendment to the
Encina Power Station Precise Development Plan as necessary to be consistent with the
General Plan and Zoning Ordinance; and (4) a Specific Plan amendment to repeal the
Encina Specific Plan. The City Planner has determined the project is exempt from the
California Environmental Quality Act (CEQA) pursuant to State CEQA Guidelines Section
15061(b)(3) and Carlsbad Municipal Code Section 19.04.070 A.l.c.(l).
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolutions No. 7039, 7040, 7041 and 7042
RECOMMENDING APPROVAL of a General Plan Amendment (GPA 14-01), Zone Code Amendment
(ZCA 14-01), Precise Development Plan Amendment (PDP 00-02(F)), and Specific Plan Amendment
(SP 144(0)) subject to the findings contained therein.
II. PROJEa DESCRIPTION AND BACKGROUND
On January 14, 2014, the City Council approved Resolution 2014-010, which authorized the Mayor to
execute an agreement (Agreement) between the City of Carlsbad (City), the Carlsbad Municipal Water
District (CMWD), Cabrillo Power I LLC and Carlsbad Energy Center LLC (Collectively NRG), and San Diego
Gas & Electric (SDG&E) addressing City and CMWD support for a change in the proposed technology of
the approved Carlsbad Energy Center Project (CECP) Plant and the submittal of a Petition to Amend
(PTA) application to the California Energy Commission (CEC) for approval of this technology change,
conditioned upon the decommissioning, demolition and removal ofthe Encina Power Station (EPS) by a
specific date, removal of all NRG facilities located west of the railroad, and remediation of the current
EPS site, as well as other infrastructure and property considerations beneficial to the residents of
Carlsbad. Additionally, Resolution 2014-010 directed staff to review the City's prior legislative actions
concerning the CECP and recommend changes, if any, that would be needed to reflect the changed
circumstances, reduced environmental profile and significant community benefits associated with the
future Amended CECP.
As a result, the City Planner has identified a number of revisions that are necessary to demonstrate the
city's support ofthe Amended CECP and the following actions are recommended;
1. A General Plan Amendment is proposed to revise the description of the Public Utility (U)
designation of the Land Use Element which currently only allows the generation of electrical
energy outside of the coastal zone. The proposed text amendment specifies that a primary
function of the U designation may include the generation of electrical energy by fossil fuel
o
GPA 14-01/ZCA 14-01/PDP 00-02(F)/SP 144(0) - CECP AMENDMENT
April 16, 2014
Page 2
only if it is the subject of and consistent with the Agreement between and among the City of
Carlsbad (City) and the Carlsbad Municipal Water District (CMWD), Cabrillo Power I LLC and
Carlsbad Energy Center LLC, and San Diego Gas and Electric, and approved by the City and
CMWD on January 14, 2014.
2. A Zone Code Amendment is proposed to repeal the previous legislative action (Ordinance
CS-105 adopting ZCA 11-05) which amended Table "A" of Carlsbad Municipal Code (CMC)
Chapter 21.36 - Public Utility Zone (P-U), Section 21.36.020 that currently only permits the
generation of electrical energy "by a government entity or by a company authorized or
approved for such use by the California Public Utilities Commission outside the City's Coastal
Zone only." The amendment simply deletes the text added by Ordinance CS-158 and
restores the previous text that permits "Generation and transmission of electrical energy" in
the P-U Zone throughout the city.
3. A Precise Development Plan Amendment is proposed to delete the previous text addition
(PDP 00-02(E)) which demonstrated opposition to the CECP as originally proposed. The
proposed amendment is required to ensure that the PDP is consistent with the proposed
General Plan and Zone Code Amendments and that the Amended CECP is supported, subject
to and consistent with the terms ofthe Agreement.
4. Lastly, a Specific Plan Amendment is proposed to repeal the Encina Specific Plan - SP 144.
The City Planner had previously identified that SP 144 was outdated, and therefore, rather
than preparing an amendment to update the Specific Plan to support the Amended CECP,
the proposed amendment (SP 144(0)) would repeal SP 144. Instead, future development
would rely on other existing or future land use documents which provide land use
information, procedures, standards and regulations.
The proposed amendments do not approve any development for the CECP, but rather allow for NRG's
application to the CEC, amending the previously approved CECP, to be found consistent with the city's
General Plan and zoning regulations.
The future Amended CECP would be located on a smaller site located south of the Agua Hedionda
Lagoon between 1-5 and the railroad tracks. The four fuel oil tanks that are currently located in this area
would be demolished. According to the city's findings and the Agreement, the future energy plant
would have less impact on the environment by utilizing current "peaker-plant" technology that
eliminates the use of ocean water for cooling, and which would significantly reduce the hours of
operation, noise, air pollutant and greenhouse gas emissions. The future Amended CECP would be
constructed further away from the coastline than the existing EPS plant and partially below grade which
would result in a reduced visual profile. The terms of the Agreement require the decommissioning,
demolition and removal of the EPS by a specific date, removal of all NRG facilities located west of the
railroad, and remediation of the current EPS site. This would allow for future redevelopment of the EPS
site, and potentially the adjacent SDG&E North Coast Service Center (SDG&E maintenance yard) as well,
with visitor-serving commercial and open space uses. The Agreement also requires NRG and SDG&E to
dedicate lands along the coastline and lagoon to the city.
III. ANALYSIS
As discussed above, the proposed revisions are in response to City Council Resolution 2014-010 which
directs staff to review prior legislative actions concerning the CECP and to recommend changes to
GPA 14-01/ZCA 14-01/PDP 00-02(F)/SP 144(0) - CECP AMENDMENT
April 16, 2014
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support the Amended CECP. The proposed amendments consist entirely of text changes. No changes to
the General Plan land use or Zoning maps would occur. Further, the proposals would not approve any
development. The recommendation for approval ofthe amendments was developed by analyzing their
compliance/consistency with the Agreement dated January 14, 2014 and with the following:
A. Carlsbad General Plan;
B. Zoning Ordinance;
C. Encina Power Station Precise Development Plan;
D. Encina Specific Plan - SP 144;
E. South Carlsbad Coastal Redevelopment Project; and
F. Local Coastal Program -Agua Hedionda Land Use Plan.
A. General Plan
The proposed General Plan Amendment (GPA 14-01) affects only the description ofthe "Public Utilities"
land use designation found in the Land Use Element. The proposed text additions are shown in bold
underline and text deletions are shown as strikothrough. These revisions are also included as an exhibit
to Planning Commission Resolution No. 7039.
PUBLIC UTILITIES (U)
This category of land use designates areas, both existing and proposed, either being
used or which may be considered for use for primary public or quasi-public functions
designed to serve all or a substantial portion of the community.
Primary functions may include such uses as the treatment of waste water, public agency
maintenance, storage and operating facilities, generation of electrical energy or other
primary utility functions designed to serve all or a substantial portion of tho community.
A primary function dosignod to sorvo all or a substantial portion of tho community may
atee include the generation of electrical energy by fossil fuel onlv if it is the subiect of
and consistent with the Agreement between and among tlie City of Carlsbad (City) and
the Carlsbad Municipal Water District (CMWD). Cabrillo Power I LLC and Carlsbad
Energv Center LLC, and San Diego Gas and Electric and approved by the City and
CMWD on January 14. 2014. if it is located outsido tho Coastal Zone but only if it is
conducted by a government entity or by a company and such use is outhorizod or
opprovod by tho California Public Utilities Commission.
Sites identified with a "U" designation indicate that the City is studying or may in the
future evaluate the location of a utility facility which could be located within a one
kilometer radius of the designations on a site for such a facility. Specific siting for such
facilities shall be accomplished only by a change of zone, and an approved Precise
Development Plan adopted by ordinance and approved only after fully noticed public
hearings.
The amended Public Utilities description demonstrates the city's support of the CECP and implements
the Land Use Element goals for:
GPA 14-01/ZCA 14-01/PDP 00-02(F)/SP 144(0) - CECP AMENDMENT
April 16, 2014
Page. 4
"a City which preserves and enhances the environment, character and image of itself as
a desirable residential, beach and open space oriented community;" and
"a City which provides for an orderly balance of both public and private land uses within
convenient and compatible locations throughout the community and ensures that all
such uses, type, amount, design and arrangement serve to protect and enhance the
environment, character and image of the City."
Supporting the Amended CECP would ultimately result in an enhancement of the environment and
character of the city. The plant would be built and operated using current "peaker-plant" technology,
thereby significantly reducing or eliminating the use of ocean water for cooling, and significantly
reducing the hours of operation, noise, air pollutant and greenhouse gas emissions, which will reduce
overall environmental impacts. The plant would be constructed away from the coastline and partially
below grade so that it has a reduced visual profile, and together with the commitment and a schedule
for the demolition of the existing EPS, would significantly enhance the visual character of the city.
Remediation of the current EPS site will allow for future redevelopment of the site, which could include
the adjacent SDG&E maintenance yard, as envisioned in the draft General Plan (February 2014) with
visitor-serving commercial and open space uses to provide residents and visitors enhanced
opportunities for coastal access and services. Lands along the lagoon and coastline would be dedicated
to the city for new beach and recreational uses, reflecting the California Coastal Act's goal of
"maximizing public access to the coast." Lastly, the proposed amendment supports the Land Use
Element's Special Planning Considerations - Regional Issues goal, in that it recognizes the City's role as a
participant in regional planning by continuing to allow facilities that may generate electrical energy, for
the city's and the region's benefit, as a permitted primary use.
B. Zoning Ordinance
The proposed Zoning Ordinance amendment (ZCA 14-01) to CMC Chapter 21.36 - Public Utility Zone
(P-U) would restore the text in "Table A" of CMC Section 21.36.020 which permits the "generation and
transmission of electrical energy." This text was in effect prior to the adoption of Ordinance CS-158 for
ZCA 11-05. These revisions are included as an exhibit to Planning Commission Resolution No. 7040. The
Local Coastal Program Amendment (LCPA 11-06) that was associated with ZCA 11-05 is still
pending approval by the California Coastal Commission (CCC) and therefore, is not yet in effect.
The repeal of Ordinance CS-158 and approval of ZCA 14-01 would have no impact on the Local
Coastal Program and would not be subject to CCC approval as it simply restores the text that was
previously adopted by the city and the CCC. As a follow-up, the City Planner will submit a request
to the CCC to withdraw LCPA 11-06.
Additionally, the P-U Zone (CMC Section 21.36.030) requires approval of a Precise Development Plan
(PDP) prior to the issuance of any building permits or entitlements. Section C below describes and
analyzes the proposed amendment (PDP 00-02(F)) to the Encina Power Station Precise Development Plan.
C. Encina Power Station Precise Development Plan
The Encina Power Station Precise Development Plan (PDP) encompasses approximately 95 acres of land
located south ofthe Agua Hedionda Lagoon, east ofCarlsbad Boulevard and west of 1-5. Existing uses on
the site includes the Encina Power Station and associated fuel oil tanks, the Carlsbad Seawater
Desalination Plant (CSDP), the Agua Hedionda Sewer Lift Station (SLS), and the SDG&E switch yard. The
GPA 14-01/ZCA 14-01/PDP 00-02(F)/SP 144(0) - CECP AMENDMENT
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purpose of the PDP is to identify existing and approved uses, and provide land use information,
procedures and standards for development, consistent with the requirements of the Public Utility zone.
The primary purpose of the proposed amendment (PDP 00-02(F)) is to ensure that the PDP is internally
consistent with the General Plan and Zoning Ordinance amendments, and the Agreement dated January
14, 2014, between and among the City and CMWD, NRG, and SDG&E. The proposed amendment
deletes most of the text previously added by PDP 00-02(E) that, among other things, prohibited the
generation of 50 megawatts or more of electrical energy in the Coastal Zone and did not allow for the
expansion ofthe current Encina Power Station or the addition of a new power facility. The amendment
specifically incorporates the future Amended CECP into the PDP and specifically allows the generation
of electrical energy by fossil fuel (such as natural gas) using "peaker configuration" technology
according to and consistent with the terms of the Agreement. It also explicitly identifies that
environmental review for future construction of the CECP, including demolition of the EPS, and
remediation of the site will be conducted by the California Energy Commission according to their
certified regulatory program under the California Environmental Quality Act (CEQA). Future projects
not subject to the CEC or CPUC will require CEQA review by the City of Carlsbad prior to issuance of
entitlements or permits.
The Encina Power Station Precise Development Plan, as amended by PDP 00-02(F), is included as an
exhibit to Planning Commission Resolution No. 7041, with text additions shown as underlined and text
deletions shown as strikethrough.
D. Encina Specific Plan - SP 144
In 1971, the City Council adopted the Encina Specific Plan - SP 144 to provide rules and regulations for
the orderly development of 680 acres of Public Utility (P-U) and Open Space (OS) zoned lands owned by
SDG&E. The Specific Plan was never adopted by the CCC and is not part of the Local Coastal Program.
The lands, which are entirely within the coastal zone, are generally located east of the Pacific Ocean,
primarily north of Cannon Road, and encompass the Agua Hedionda Lagoon, the EPS and associated fuel
oil tanks, the CSDP, and agricultural lands and properties located along the south shore of the Agua
Hedionda Lagoon. As originally approved, SP 144 placed 13 conditions of development on the property
and provided methods of enforcement for the existing EPS (constructed in the 1950s). Over the years,
and particularly in the 1970s, SP 144 was amended numerous times to address proposed changes at the
Encina Power Station.
In 1975, the P-U zone requirements were revised to require the adoption of a Precise Development Plan
rather than a Specific Plan. In 2006, SP 144 was revised to incorporate the Encina Power Station Precise
Development Plan (PDP 00-02) which established a plan and text for the 95 acre EPS site. The PDP
provided land use information, procedures and standards for the existing EPS and approved
development of the CSDP. Because the PDP serves as the primary approval document for the CSDP and
EPS, every amendment to PDP 00-02 also requires an amendment to SP 144.
The proposed Specific Plan Amendment (SP 144(0)) would repeal the Specific Plan. Instead,
development would be regulated by other existing land use documents (General Plan, PDP, zoning, etc.)
that provide land use information, procedures and standards. The Specific Plan contains no unique
development standards or approvals for the properties within its boundaries (see Attachment 6). These
properties are listed below, together with the associated existing or future regulatory document(s):
GPA 14-01/ZCA 14-01/PDP 00-02(F)/SP 144(0) - CECP AMENDMENT
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• The 95 acre Encina Power Station site (owned by Cabrillo Power I, LLC) - existing development,
including the EPS, SDG&E Switchyard, CSDP, and SLS is subject to Precise Development Plan
PDP 00-02. Future development proposals within this area would require approval of a PDP
amendment. Subsequent to the demolition of the EPS and remediation of the site, future
redevelopment with visitor-serving and open space use would require a comprehensive
planning effort in accordance with the Draft General Plan Land Use Element.
• The SDG&E maintenance yard - according to the terms of the Agreement, every effort will be
made to relocate this use. As with the EPS site described above, the property would be
redeveloped with other visitor-serving and open space uses. If SDG&E is unable to relocate the
use, compensation by NRG (according to the terms of the Agreement) would be made to the
city. Any future development proposal would require approval of a PDP in accordance with the
existing Public Utility land use and zone designations.
• The Encina Substation property - any future development proposal would require approval of a
PDP in accordance with the existing Public Utility land use and zone designations.
• The Agua Hedionda Lagoon, properties located east and west of Carlsbad Boulevard, Cannon
Park, and habitat preserve property located south of Cannon Road and east of Grand Pacific
Drive - designated open space.
• The Hubbs-Seaworid Research Institute - located on the north shore of the outer lagoon, and
west of the railroad tracks. This project was approved by a Conditional Use Permit and is
subject to the conditions of approval.
• The 5.8 acre parcel located on the north shore of the outer lagoon, and east of Carlsbad
Boulevard - the General Plan land use map designates this site as a Combination District for
High Density Residential/Open Space (RH/OS) land uses. The General Plan requires approval of
a Site Development Plan for Combination District properties containing less than 25 acres.
• The 50 acre parcel located east of 1-5 - the General Plan land use map designates this site as a
Combination District for future Travel-Recreation/Open Space (T-R/OS) land uses. The General
Plan requires approval of a Specific Plan for Combination District properties containing 25 acres
or more.
• Agricultural properties east of 1-5 and north of Cannon Road - this property is within the Cannon
Road Open Space, Farming and Public Use Corridor and is limited to agricultural and open space
uses consistent with Proposition D.
Additionally, all of the properties listed above, that are north of Cannon Road, are located within the
Agua Hedionda Land Use Plan (AHLUP) segment ofthe coastal zone. In October 1996, Carlsbad received
certification of both Land Use and Implementation Plans, and permit authority from the California
Coastal Commission (CCC) for most ofthe city's coastal zone. However, within the Agua Hedionda Local
Coastal Program (AHLCP) Segment, only the land use plan has been certified by the CCC, and thus, the
CCC has retained coastal development permit authority within the AHLCP Segment. Therefore, any
development within their jurisdiction requires approval of a coastal development permit bythe CCC and
compliance with related conditions of approval, prior to building permit issuance or effectiveness of any
entitlement.
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All of the previous conditions of approval for development within SP 144 have been met and SP 144
authorizes no new development in the Specific Plan area over and above that which will be allowed by
PDP 00-02(F). Furthermore, future development of land within the boundaries of the Specific Plan can
be regulated by other existing and future land use documents. Therefore, the repeal of SP 144 would
not result in an inability to regulate development of lands that are currently within its boundaries.
Lastly, because SP 144 was never adopted by the CCC, a Local Coastal Program Amendment is not
required for the proposed amendment to repeal the Specific Plan.
E. South Carlsbad Coastal Redevelopment Project
The South Carlsbad Coastal Redevelopment Project (SCCRP) encompasses coastal portions of Carlsbad
from the Encina Power Station south to the Carlsbad city limit. The uses permitted by the SCCRP are
consistent with those permitted by the General Plan and Zoning Ordinance. The SCCRP permits
generation and transmission of electrical energy conditioned upon a finding of extraordinary public
purpose and subject to a Precise Development Plan, unless the use is regulated by the California Public
Utilities Commission (CPUC). Further, the plan identifies goals including developing new parking areas,
adding opportunities for recreation, and redeveloping the Encina Power Station into a smaller, more
efficient plant. Redevelopment Agencies were officially dissolved by the state Legislature on February 1,
2012. However, the SCCRP plan has not expired and the goals of the Redevelopment Plan are still
effective.
The future Amended CECP is consistent with the SCCRP in that the future project will be a smaller, more
efficient plant that will be built and operated using "peaker configuration" technology, and which will be
located further away from the coastline, between the railroad tracks and 1-5. The terms of the
Agreement require the decommissioning, demolition and removal ofthe EPS by a specific date, removal
of all NRG facilities located west of the railroad, and remediation of the current EPS site in order to
provide an opportunity for future redevelopment of the site with visitor-serving commercial and open
space uses. Additionally, lands along the coastline and lagoon would be dedicated to the city and would
allow for new beach and recreational opportunities and open space amenities which will be beneficial to
both visitors and Carlsbad residents.
F. Local Coastal Program - Agua Hedionda Land Use Plan
The Agua Hedionda Land Use Plan specifically addresses generation of electricity and power plants.
However, other than descriptive statements about the existing Encina Power Station, the AHLUP has no
standards and only one policy regarding generation of electricity. Land Use Policy 2.3, which regards a
45-acre vacant property located east of and across Interstate 5, is unrelated to the Amended CECP.
The City's General Plan is not part of the Local Coastal Program and therefore, California Coastal
Commission (CCC) approval is not required.
The City's Zoning Ordinance is included in the City's Local Coastal Program and approval of a Local
Coastal Program Amendment (LCPA) by the CCC is normally required for any amendments to the Zoning
Ordinance in order to be effective in the Coastal Zone. However, the Zone Code Amendment (ZCA 14-
01) associated with this project simply restores text that was approved by the CCC prior to the text
amendment associated with ZCA 11-05 that prohibited generation of electrical energy in the coastal
zone (Ordinance CS-158). An LCPA is not required for ZCA 14-01 because the Local Coastal Program
Amendment (LCPA 11-06) that was associated with ZCA 11-05 is still pending approval by the CCC
and therefore, is not yet in effect. The repeal of Ordinance CS-158 and approval of ZCA 14-01
GPA 14-01/ZCA 14-01/PDP 00-02(F)/SP 144(0) - CECP AMENDMENT
April 16, 2014
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would have no impact on the Local Coastal Program and would not be subject to CCC approval as
it simply restores the text that was previously adopted by the city and the CCC. As a follow-up,
the City Planner will submit a request to the CCC to withdraw LCPA 11-06.
IV. ENVIRONMENTAL REVIEW
The City Planner has determined the project is exempt from the California Environmental Quality Act
(CEQA) pursuant to CEQA Guidelines Section 15061(b) (3) which states "when it can be seen with
certainty that there is no possibility that the activity in question may have a significant effect on the
environment, the activity is not subject to CEQA." Furthermore, Municipal Code Section 1919.04.070
A.l.c.(l) identifies minor zone or municipal code amendments that refine or clarify existing land use
standards as being exempt from CEQA. A Notice of Exemption shall be filed with the County Clerk upon
approval of this project.
ATTACHMENTS:
1. Planning Commission Resolution No. 7039 (GPA)
2. Planning Commission Resolution No. 7040 (ZCA)
3. Planning Commission Resolution No. 7041 (PDP)
4. Planning Commission Resolution No. 7042 (SP)
5. Location Map
6. Properties within the Boundaries of SP 144
7. SP 144(N) is on file in the Planning Division
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Legend
Specific Plan 144 Boundary
Precise Development Planning Area
SP 144 Boundary
V//A Encina Powder Station Precise Development Plan
Properties within the Boundaries of the Encina Specific Plan - SP 144
Exhibit X-PDP 00-02(F)
PDP 00-02(F)
Encina Power Station
Precise Development Plan
April 16,2014
PREPARED BY:
Cityof Carlsbad
Planning Division
1635 Faraday Avenue
Carlsbad, Califomia 92008
PROPERTY OWNER:
Cabrillo Power I LLC
4600 Carlsbad Boulevard
Carlsbad, Califomia 92008
ORIGINAL PDP 00-02 PREPARED BY:
Hofman Planning and Engineering
3152 Lionshead Avenue
Carlsbad, Califomia 92010
Encina Power Station Precise Development Plan
PDP 00-02
Plan and text to provide land use information, procedures and standards; to depict the existing Encina Power
Station; and to approve the Carlsbad Seawater Desalination Plant (CSDP)
APPROVED BY:
Planning Commission Resolution No.6088, May 3, 2006
City Council Ordinance No. NS-806, June 20, 2006
PDP 00-02(A) - WITHDRAWN
PDP 00-02(B)
(An amendment to reconfigure the approved CSDP)
APPROVED BY:
Planning Commission Resolution No.6632, August 19, 2009
City Council Ordinance No. NS-CS-058, September 22, 2009
PDP 00-02(C)
(An amendment to incorporate the Agua Hedionda Sewer Lift Station and Trunk Line into the PDP)
APPROVED BY:
Planning Commission Resolution No.6817, October 5, 2011
City Council Ordinance No. CS-167, December 13, 2011
PDP 00-02(D) - VOID
*****
PDP 00-02(E)
(Changes to power plant standards to clarify that the Encina Power Station is not consistent with the General
Plan or Zoning Ordinance due to its location in the coastal zone and its power generation capacity )
APPROVED BY:
Planning Commission Resolution No.6806, September 7, 2011
City Council Ordinance No. CS-159, October 11, 2011
PDP 00-02(F)
(Revisions necessary to support the amended Carlsbad Energy Center Project ( CECP )
APPROVED BY:
Planning Commission Resolution No. , April 16, 2014
City Council Ordinance No. , , 2014
ENCINA POWER STATION - PRECISE DEVELOPMENT PLAN
TABLE OF CONTENTS
PURPOSE OF THE PRECISE DEVELOPMENT PLAN (PDP)
A. P-U ZONE AND PDP REQUIREMENT 7
B. ZONING ORDINANCE COMPLIANCE 7
C. ESTABLISHMENT OF BASELINE CONDITIONS 8
D. BUILDING PERMIT ISSUANCE FOR ALLOWED USES 9
PHYSICAL SETTING
A. ESTABLISHMENT OF PDP PLANNING AREAS 9
B. EXISTING LAND USES AND CONDITIONS 9
C. CARLSBAD SEAWATER DESALINATION FACILITY 12
D. SEWER LIFT STATION 13
E. AMENDED CARLSBAD ENERGY CENTER PROJECT 13
F. SURROUNDING DEVELOPMENTS 14
III. INCORPORATION OF APPLICABLE REGULATIONS AND DOCUMENTS
A. EIR 03-05, ADDENDA, AND MITIGATION MONITORING & REPORTING
PROGRAM (MMRP) 15
B. PDP 00-02(C)- MITIGATED NEGATIVE DECLARATION AND MMRP 15
C. CITY OF CARLSBAD GENERAL PLAN 16
D. SOUTH CARLSBAD COASTAL REDEVELOPMENT PROJECT (SCCRP) 16
E. LOCAL COASTAL PROGRAM COMPLIANCE 17
F. GROWTH MANAGEMENT PROGRAM COMPLIANCE 18
G. COMMUNITY THEME CORRIDOR: CARLSBAD BOULEVARD 19
H. COASTAL RAIL TRAIL 19
I. HABITAT MANAGEMENT PLAN 20
J. DEVELOPMENT AGREEMENT-DESALINATION FACILITY 20
K. REGIONAL, STATE, FEDERAL OR AGENCY JURISDICTION 21
IV. DEVELOPMENT STANDARDS 22
V. PUBLIC IMPROVEMENTS
A. PUBLIC IMPROVEMENTS OVERVIEW 29
B. OTHER DOCUMENTS-DEVELOPMENT AGREEMENT 29
VI. PROCEDURES AND AMENDMENTS
A. PDP APPROVAL 29
B. BUILDING PERMIT ISSUANCE FOR ALLOWED USES 30
C. FORMAL AMENDMENTS TO APPROVED PDP 30
D. CONSISTENCY DETERMINATION WITH APPROVED PDP 31
Encina Power Station Precise Development Plan - PDP 00-02(F)
Page 1
LIST OF EXHIBITS
EXHIBIT 1: Regional Map
EXHIBIT 2: Vicinity Map
EXHIBIT 3: Cabrillo Power Properties - Zoning Map
EXHIBIT 4: Cabrillo Power Properties - General Plan Map /Local Coastal Program Boundary
EXHIBIT 5: PDP Planning Areas
EXHIBIT 6: Site Plan
EXHIBIT 7: South Carlsbad Coastal Redevelopment Plan Boundary/Public Dedications
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GLOSSARY OF TERMS
AHL Agua Hedionda Lagoon
Cabrillo Cabrillo Power I LLC
CEC Califomia Energy Commission
CCC Califomia Coastal Commission
CECP Amended Carlsbad Energy Center Project*
CEQA Califomia Environmental Quality Act
City City ofCarlsbad
CRT Coastal Rail Trail
CSDP Carlsbad Seawater Desalination Plant
EIR Environmental Impact Report
EPS Encina Power Station
EWPCF Encina Wastewater Pollution Control Facility
Lagoon Agua Hedionda Lagoon
LCP Local Coastal Program
LFMP Local Facilities Management Plan
MMRP Mitigation Monitoring and Reporting Program
MGD Million Gallons per Day
MND Mitigated Negative Declaration
NCTD North County Transit District
PA Planning Area
PDP Precise Development Plan
Poseidon Poseidon Resources Corporation
PRC Poseidon Resources Corporation
SCCRP South Carlsbad Coastal Redevelopment Plan
SDCWA San Diego County Water Authority
SDG&E San Diego Gas and Electric
SLS Proposed Agua Hedionda Sewer Lift Station and Associated Improvements
SP144 Specific Plan 144
*As described in the January 14, 2014, settlement agreement approved by and attached to City Council
Resolution 2014-010.
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INTRODUCTION
This Precise Development Plan (PDP) is intended to serve as an informational and regulatory
document to meet the City's zoning requirements for the Public Utility Zone. This PDP applies to
approximately 95 acres of property owned by Cabrillo Power I LLC. The property is located
between Cannon Road and the south shore of the Agua Hedionda Lagoon (AHL) and extends east
from Carlsbad Boulevard to Interstate 5.
Within the PDP are four existing, primary uses (Exhibit 6):
1. The Encina Power Station (EPS), which is ovmed and operated by Cabrillo Power I LLC
and Carlsbad Energy Center LLC (collectively, NRG.) The primary ftinction of the EPS is
electrical power generation. The EPS is currently capable of producing 965 Megawatts
(MW) of electricity and providing roughly 25% of San Diego County's total energy
requirements.
2. The Carlsbad Seawater Desalination Project (CSDP), a facility which when completed in
2016 will produce 50 MGD of desalinated water for distribution to the San Diego County
Water Authority's Second Aqueduct and the region's water supply. Poseidon Resources
Corporation, owner of the CSDP, has entered into a long-term lease with Cabrillo Power I
LLC.
3. The Agua Hedionda Sewer Lift Station (SLS) and associated improvements are part of a
regional sewage collection system (Vista/Carlsbad Sewer Interceptor System) which
receives sewage flow from the cities of Vista and Carlsbad. The SLS is maintained and
operated by Encina Wastewater Authority (EWA) by agreement with the cities. It has been
approved for expansion and upgrade with construction scheduled to begin in late 2014.
4. Upland aquaculture operations and processing areas.
Within the boundaries of the PDP, between the railroad tracks and Interstate 5, NRG has received
approval to constmct a 558 Megawatt power plant, the "Carlsbad Energy Center Project." The
Califomia Energy Commission licensed (approved) this project in 2012, but the project has not
been constmcted.
Since the licensing, dramatic changes in the Southem Califomia energy supply environment have
occurred due to the unexpected closure of the San Onofre Nuclear Generating Station. This has
resulted in an accelerated and increased need for power. Additionally, San Diego Gas and Electric
has indicated interest in purchasing power from the CECP, but only if NRG was willing to change
the proposed technology of the CECP and seek approval of the change from the CEC.
In response, NRG is proposing to amend its approval and build a power plant that is more
enviroimientally friendly, has a lower profile, and uses "peaker configuration" technology, among
other things. Furthermore, NRG is interested in submitting its amendment proposal to the Energy
Commission, but only if the City of Carlsbad would be supportive of such an application.
The purpose of Precise Development Plan Amendment PDP 00-02(F) is to support City Council
Resolution 2014-010, dated January 14, 2014, which authorized the Mayor to execute an agreement
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(Agreement) between the City of Carlsbad (City), the Carlsbad Municipal Water District (CMWD),
Cabrillo Power I LLC and Carlsbad Energy Center LLC (collectively NRG), and San Diego Gas &
Electric (SDG&E) addressing City and CMWD support for a change in the proposed technology of
the approved Carlsbad Energy Center Project (CECP) Plant and the submittal of a Petition to
Amend (PTA) application to the Califomia Energy Commission (CEC) for approval of this
technology change. This support is conditioned upon the decommissioning, demolition and
removal of the EPS by a specific date, removal of all NRG facilities located west of the railroad,
and remediation of the current Encina Power Station (EPS) site, as well as other infrastmcture and
property considerations beneficial to the residents of Carlsbad. Resolution 2014-010 also directed
staff to review the City's prior legislative actions conceming the CECP and recommend changes, if
£iny, as may be needed to reflect the changed circumstances, reduced environmental profile and
significant community benefits associated with the amendment.
The future Amended CECP electric generating plant and related facilities are under the Califomia
Energy Commission's licensing jurisdiction and carmot be constmcted or operated without the
Energy Commission's certification. It is the CEC, not the City of Carlsbad, which has review
approval and authority over the future Amended CECP.
The PDP:
a. Depicts the existing land uses and baseline conditions.
b. Establishes development standards consistent with applicable land use standards such as
the General Plan, Agua Hedionda Land Use Plan and Zoning Ordinance.
c. Includes provisions for administrative approvals for minor accessory uses and facility
modifications necessary for daily power generation, desalination, sewer treatment, and
other operations and to meet security requirements.
d. Facilitates building permit issuance for allowed land uses within the PDP area.
e. Recognizes that NRG has begun the process to completely shut down and demolish the
Encina Power Station stmctures and begin the process to remediate and redevelop the
site.
f. Identifies the location for the future development of the Amended CECP project which
proposes a plant that is more enviroimientally friendly, lower profile, utilizes "peaker
configuration" technology, and which caps the amount of power generation and hours
of operation.
g. Establishes PDP amendment procedures.
• PDP Chapters:
I. Purpose of the Precise Development Plan
II. Physical Setting
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III. Incorporation of Applicable Regulations and Documents
IV. Development Standards
V. Public Improvements
VI. Procedures and Amendments
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I. PURPOSE OF THE PRECISE DEVELOPMENT PLAN (PDP)
A. P-U ZONE AND PDP REQUIREMENT
The PDP project area, located on the southem shore of Agua Hedionda Lagoon (AHL),
west of Interstate 5 and east of Carlsbad Boulevard, has a Public Utility (P-U) zoning
designation per City of Carlsbad land use regulations. Exhibit 1 (Regional Map) and
Exhibit 2 (Vicinity Map) locate the site within the northem San Diego County coastline.
Standards for the EPS were originally approved by Specific Plan 144 (SP-144) in 1971.
Subsequently, in 1975, the P-U zone was revised to require approval of a PDP prior to
development.
The Public Utility Zone, Chapter 21.36 of the Carlsbad Municipal Code, implements the
corresponding General Plan designation of Public Utilities (U). Exhibit 3 (Zoning) and
Exhibit 4 (General Plan) depict these land use designations, respectively. The list of
permitted uses and stmctures (Section 21.36.020) in the PU Zone includes the generation
and transmission of electrical energy, energy transmission facilities, use and storage of fuel
oils, wastewater facilities, and related facilities. The processing, use, and storage of
domestic and agricultural water supplies are also identified as permitted uses in the P-U
Zone. Accordingly, the existing EPS and CSDP, approved SLS, and Amended CECP are
permitted uses.
Section 21.36.030 of the P-U Zone prevents the issuance of any building permits or
entitlements "until a precise development plan has been approved for the property". This
document is prepared consistent with the requirements of the P-U Zone, and serves as the
site's official PDP. The PDP serves as the primary entitlement for the CSDP and SLS.
The CSDP, SLS, and other potential improvements contemplated within the PDP area
require building permits as necessary. Other future improvements may also require
entitlements, including amendments to this PDP. Additionally, since the PDP project area
is within the boundaries of the SCCRP, it is subject to the provisions of this plan as
discussed further in Section III. D.
B. ZONING ORDINANCE COMPLIANCE
Section 21.36.010 states that the intent and purpose of the P-U zone is to provide for
certain public utility and related uses subject to a precise development plan procedure to:
^'Insure compatibility of the development with the General Plan and the surrounding
developments"
The PDP satisfies the above by providing:
1. a baseline of existing conditions (December 2010)
2. guidance for building permit and entitlement issuance for allowed uses
3. establishment of planning areas
4. development standards that require General Plan compliance
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5. amendment and implementation procedures
6. linkage to other related regulations, approvals, and documents
Consistency with the General Plan will allow for continued compatibility with the
surroimding developments in the adjacent area, further discussed in II.E of this document.
"Insure that due regard is given to environmental factors "
The certification of an Environmental Impact Report (EIR) was processed concurrent with
the approvals for the CSDP, as well as this PDP. EIR 03-05 and implementation of the
corresponding Mitigation Monitoring and Reporting Program (MMRP) satisfied the above
regarding adequate enviroimtental review.
The adoption of a Mitigated Negative Declaration (MND) for the SLS was processed
concurrent with the approvals for the SLS, as well as the associated PDP amendment (PDP
00-02(C). The MND, and implementation of the corresponding MMRP, is adequate
environmental review for the project.
Environmental review for the future development of the Amended CECP, including shut-
down and demolition of the EPS and remediation of the site, will be required in accordance
with CEQA and conducted by the Califomia Energy Commission. The Califomia Energy
Commission is the lead agency under the Califomia Environmental Quality Act (CEQA)
for the Amended CECP and has a certified regulatory program under CEQA. Under its
certified program, the Energy Commission is exempt from having to prepare an
environmental impact report. Its certified program, however, does require environmental
analysis of the project, including an analysis of altematives and mitigation measures to
minimize any significant adverse effect the project may have on the environment.
Future projects not subject to the CEC or CPUC will require CEQA review by the City of
Carlsbad prior to issuance of entitlements or permits.
"Provide for public improvements and other conditions of approval necessitated by the
development"
The above will be satisfied by compliance with conditions of approval for related permits
of uses allowed by the PDP, including the CSDP and SLS. Public Improvements are
addressed in Chapter V.
D. ESTABLISHMENT OF BASELINE CONDITIONS
The existing conditions and land uses within the P-U Zone as it relates to this site are
established. This is an important function of the PDP since it will serve as the development
baseline for any project implementation at this site, such as the CSDP and approved SLS
expansion and upgrade. Existing conditions and land uses are outlined in Chapter II,
Physical Setting.
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E. BUILDING PERMIT AND ENTITLEMENT ISSUANCE FOR PDP USES
This document is designed to ensure compliance with applicable regulations prior to the
issuance of any building permit or entitlement for development within the PDP jurisdiction.
Chapter IV provides development standards, outlines allowed and conditional uses, and
establishes other provisions. In addition. Chapter III of the PDP incorporates by reference
all other applicable regulations, permits and documents.
By providing a PDP for the property as required by the Zoning Ordinance, and as a guide to
assess implementation compliance, this document facilitates building permit and
entitlement issuance procedures.
II. PHYSICAL SETTING
A. ESTABLISHMENT OF PDP PLANNING AREAS
Exhibit 5 (PDP Plaiming Areas) shows the PDP area and corresponding Plarming Area
boimdaries.
The Assessor's Parcel Numbers (APN) for the land within the PDP is 210-010-46. As
determined by the APN the area of the PDP is approximately 95.5 acres.
B. EXISTING LAND USES AND CONDITIONS
The EPS and the AHL are well-established features of coastal North County. AHL is
coimected with the ocean at the mouth of the jetty west of Carlsbad Boulevard and just
south of Tamarack State Beach. The lagoon is bridged by Carlsbad Boulevard, the NCTD
railroad, and 1-5. The lagoon is an integral part of the EPS since it provides the source of
seawater that is vital to the cooling operations of the power plant's steam turbines in
service.
Exhibit 6 (Site Plan) shows existing stmctures, paved and parking areas at the EPS, and the
locations of the CSDP, SLS, aquaculture operations and future Amended CECP. Planning
Areas 1, 2, and 3 are also depicted on this exhibit.
Planning Area 1 (PA 1)
Planning Area 1 consists of approximately 46 acres and is generally located south of the
outer AHL, and adjacent to Carlsbad Boulevard. PA 1 contains the most recognizable
features of the EPS: the power generating facility and emissions stack are located on the
western portion of this Plarming Area.
The boiler/turbine building is the main building onsite and is approximately 200 feet in
height. The stack reaches a maximum height of 400 feet. Other facilities located in PA 1
include water, steam, and natural gas pipelines. An NCTD rail line forms the eastem
boundary.
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The primary land uses in PA 1 are the power generating facility and emissions stack,
support facilities, the electrical switching station and related facilities, the water intakes,
and the discharge pond. Two ammonia storage tanks that support the Selective Catalytic
Reduction SCR (pollution control technology) are located within this PA. The perimeter
landscaping along Carlsbad Boulevard and a portion of the south shore of the outer AHL
basin is also located within PA 1.
In addition to the major stmctures listed above, the main entrance to the EPS is located in
Planning Area 1, at 4600 Carlsbad Boulevard, south of AHL. The seawater desalination
demonstration facility is also located in PA 1 just east of the main guardhouse. A portion of
the CSDP, including the intake pump station and intake & discharge pipelines, are located
in PA 1.
A total of 174 spaces are available at various parking lots within Planning Area 1 to serve
existing uses and the CSDP (Parking discussed in IV).
Other Existing Onsite Uses in PA 1 include:
o Chemical and chemical waste storage tanks
o Water tank storage facilities
o Mobile Office Trailer (4,330 square feet)
o Communications facilities
o Constmction materials storage
o Fabrication/machine shops
o Vehicle storage areas
o Shipping/receiving areas
o Administrative support areas
o Fire brigade facilities
o Trash recycling facilities
o Processing, use and storage of natural gas, and liquid natural gas
o Processing, use and storage of water supplies
o Fuel oil pipelines and booster stations
o Maintenance, storage and operating facilities
o Railroad access and loading/unloading facilities
o Seawater desalination demonstration facility
o Discharge pond
o Seawater intake
o Upland aquaculture operations and processing areas
The Selective Catalytic Reduction (SCR) facility and related equipment are located to the
southeast of turbine Unit 5 of the power generating facility. Components related to
implementation of the SCR facility located onsite include: two aqueous ammonia storage
tanks, tmck unloading station, and piping from the storage tanks to the boilers.
The seawater desalination demonstration facility is located north of the main gate off
Carlsbad Boulevard. The seawater desalination demonstration facility supply pump is
capable of diverting up to 200 gallons per minute (GPM) of the EPS cooling water into the
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demonstration facility. The objective of the demonstration plant is to develop data for the
monitoring ofthe full-scale (50 MGD) CSDP facility.
This demonstration facility utilizes approximately 23 existing parking spaces, which will be
re-established when the seawater desalination demonstration facility is no longer needed
onsite. The area is surrounded by trees and shmbs, which serve to screen the facility from
views along Carlsbad Boulevard and from the north shore of the AHL. The maximtmi
height of this facility is less than 20 feet.
Planning Area 2 (PA 2)
Planning Area 2 is approximately 34 acres in size. PA 2 is the site for the future Amended
CECP. It currently contains four large fuel oil storage tanks, which are generally located
between 1-5 and the NCTD railway, and north of the overhead electrical transmission lines.
Fuel oil was formerly the primary fuel source used to fire the electricity generating boilers
at the EPS. However, beginning in the 1970s, the EPS switched to use natural gas as the
primary fuel consumed in the production of electricity because of its lower emissions and
costs. As late as 2001, natural gas curtailments to the EPS resulted in an increased, though
intermittent reliance on fuel oil.
The land use activities in this planning area are not readily visible to offsite viewers as the
storage tanks are set below grade and are ftarther visually screened by west-facing, east-
facing, and north-facing landscaped berms.
The primary existing land use activity in this planning area is the storage of fuel oil.
Similar to PA 1, other existing activities in this PA include:
o Processing, use and storage of natural gas and liquid natural gas
o Processing, use and storage of water supplies
o Use and storage of petroleum-based fuels and ftiel oils
o Fuel oil pipelines and booster stations
o Maintenance, storage and operating facilities
o Communications facilities
o Administrative and training support facilities
o Dredging operations facilities and storage
Existing ancillary land uses in PA 2 also include the Carlsbad sewer lift station, which will
be demolished once the SLS is constmcted. The SLS also includes new sewage and
recycled water pipelines that extend across PA 2 from north to south, just east of the NCTD
railway. An EPS materials and equipment storage is another ancillary use in PA 2. A
landscaped berm is partially sited within this planning area as a means of visually
separating the fuel oil storage tanks from southboimd travelers on 1-5 and Carlsbad
Boulevard. Fire training is intermittently conducted within this plaiming area.
Planning Area 3 (PA 3)
Planning Area 3 is approximately 14 acres in size and contains two small fuel oil tanks
known as Fuel Tanks 1 and 2. (Fuel Tank 3 was removed to accommodate the CSDP).
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These teinks are located south ofthe outer basin of the AHL and adjacent to and west ofthe
NCTD tracks.
PA 3 and an adjacent portion of PA I is the location of the CSDP.
Power generation-related facilities located in this planning area include the two smaller fuel
oil tanks, above ground and imderground fuel tanks, and water treatment facilities. Other
existing onsite uses in this PA include:
o Use and storage of petroleum-based fuels and fuel oils
o Wastewater treatment facilities
o Wastewater and/or brackish water treatment, disposal, storage and
reclamafion facilities
C. CARLSBAD SEAWATER DESALINATION PROJECT (CSDP)
The 50 MGD CSPD is located in a portion of PA 1 and an adjacent portion of PA 3
formerly occupied by Fuel Tank 3. Engineering drawings depicting various components of
the CSDP and building elevations are on file in the Planning Division.
When fully operational, the CSDP will have the capacity to deliver up to 50 MGD of
Reverse Osmosis (RO) permeate (product water) to the City of Carlsbad, neighboring
agencies and/or other regional partners. The CSDP is described with detailed analysis in
certified EIR 03-05 and subsequent addendums. A summary is provided below.
The project includes a desalination plant, pipelines and other appurtenant facilities.
Appurtenant facilities include intake and discharge pipes, product water pipeline,
transformers, electrical connections and solids handling building. These appurtenant
facilities are approved primarily in PA 3 and PA 1.
Ground level and aerial photo simulations of the facility are provided in EIR 03-05. Offsite
infrastmcture and facilities to carry and store product water are not included as part of the
PDP as they are not proposed to be located on P-U zoned properties and, therefore, not
subject to PDP provisions.
Source water for the project will come from seawater in the existing cooling water system
at the EPS. Seawater would be diverted from the combined outlet of the power station
condensers and piped to the CSDP. The source water will be pre-treated and filtered
through RO membranes to produce high quality drinking water. The product water would
be stored temporarily in on-site facilities prior to transmission to an offsite conveyance
system. A large diameter pipeline along the east boundary of PA 1, would convey product
water from the desalination plant in a southerly direction to offsite infrastmcture and
facilities.
These product water pipelines, and the new offsite pipelines that would be constmcted for
conveyance of the product water to the San Diego County Water Authority, are described
in certified EIR 03-05 and subsequent addendums.
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Cooling water from the condensers of all five units of the power generating stmcture flows
into a common discharge tunnel. The concrete discharge tunnel conveys the cooling water
into an on-site discharge pond before traveling through box culverts under Carlsbad
Boulevard into a riprap-lined channel with a surface discharge into the Pacific Ocean.
The CSDP will operate up to 24 hours a day, 7 days a week. This facility will produce
water continuously and will be staffed at all times. Maintenance will be conducted onsite
as is customary and standard for such a facility or otherwise required by equipment
manufacturer specifications.
D. AGUA HEDIONDA SEWER LIFT STATION (SLS)
The entire project involves the installation of a sewer tmnk line (3,960-foot long force
main and a 8,420-foot long gravity sewer line) to be located between the San Diego
Northem Railroad (BNSF) right-of-way to the west and the 1-5 freeway to the east: a
sewer lift station (50 MGD capacity); a sewer support bridge (140-foot weathered steel
span): and associated improvements on the Vista/Carlsbad Sewer Interceptor System
(Segments VCll, VC12, VC13, VC 14 and VC15 as referenced in the City of Carlsbad's
2012 Sewer Master Plan). The project also includes the demolition of the wood trestle for
the existing sewer line and the option of relocating a section of an existing high pressure
gas transmission line from its existing trestle bridge (and removal of the bridge) to the new
sewer bridged. However, most of the bridge, except the southem abutment, and offsite
infrastmcture (proposed improvements to the north and south of PA 2) are not included as
part of the PDP amendment as it is not proposed to be located on P-U zoned properties
and, therefore, not subject to PDF provisions.
The SLS will involve a series of three stmctures (two of which will be primarily
underground). These stmctures will be constmcted in an area approximately 80- to 100-
feet southeast of the existing sewer lift station. These three stmctures are the main lift
station, a smaller grinder facility, and a still smaller bio-filter stmcture. The large main
stmcture will be fitted into the terrain of the site with exterior walls functioning as soil
retaining walls, resulting in the facility being situated mostly below grade, with only the
south and westem walls visible up to 25.5 feet in height. The lift station stmcture will be
stained earth-tone colors, with wall texturing for shadowing to fit into the surroimding
area. The existing station and adjacent overflow basin will be removed to accommodate
the SLS.
The project also proposes a number of associated improvements in the same work area,
including installation of a sewer gravity connector line, sewer force main, 12-inch recycled
water line, and replacement of a 3" potable water line with a 6" potable water line. Plans of
the SLS are on file in the Planning Division.
E. AMENDED CARLSBAD ENERGY CENTER PROJECT
The future Amended CECP would be located on a smaller site south of the middle section
of the Agua Hedionda Lagoon, between 1-5 and the railroad tracks. The four fuel oil tanks
that are currently located in this area would be demolished. The Amended CECP would
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Page 13
generate electrical energy using fossil fiiel (natural gas), and would be built and operated
using "peaker configuration" technology that is environmentally friendly and within
stmctures with a lower profile. According to the Agreement dated January 14, 2014, the
Amended CECP is subject to a cap limiting the amount of power generation facilities
allowed on site and the hours of operation. Additionally, the city's support of the project is
contingent upon the decommissioning, demolition and removal of the EPS by a specific
date, removal of all NRG facilities located west of the railroad, and remediation of the
current Encina Power Station site, as well as other infrastmcture and property
considerations.
F. SURROUNDING DEVELOPMENTS
As a major electrical generating facility in San Diego County, the EPS is a distinct regional
land use presence. Land uses surrounding the PDP area include residential neighborhoods,
and coastal shoreline areas providing active and passive recreational uses. These include
swimming, surfing, walking, bird watching, fishing and bicycling.
North of the PDP boundary are the waters of AHL; Interstate 5 is located along the eastem
edge of the PDP area; to the west is Carlsbad Boulevard and the Pacific Ocean; and, to the
south is a small community park (Cannon Park) and the operations center of SDG&E.
Single-family residential neighborhoods in the general area include Terramar and Tierra del
Oro, both on the west side of Carlsbad Boulevard and south of the PDP entrance. Another
portion of Terramar is located on the east side of Carlsbad Boulevard, further south of
Cannon Park, across Cannon Road. The railroad tracks bisect the PDP area. On the north
shore of the lagoon is a research institute and fish hatchery.
Existing Surrounding Land Uses (Adjacent to PDP Jurisdiction)
North: AHL
South: Industrial utility. Cannon Park
East: 1-5 Transportation Corridor
West: Carlsbad Boulevard, Beach Access
Existing Surrounding General Plan, Zoning and Local Coastal Plan Designations
(Adjacent to PDP Jurisdiction)
North: Open Space
South: Open Space, Planned Industrial, Public Ufilities/Utility
East: Open Space, Transportation Corridor
West: Open Space
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III. APPLICABLE LAND USE REGULATIONS
A. EIR 03-05, ADDENDA, AND MITIGATION MONITORING AND
REPORTING PROGRAM (MMRP)
Certification of Final EIR 03-05 constitutes the environmental review necessary for this
PDP and the CSDP. The EIR was prepared, processed and certified in compliance with
CEQA (Califomia Environmental Quality Act) in 2006. Subsequent addenda were
approved by the City ofCarlsbad (EIR 03-05(A) and (B) in 2009 and 2013) and by the San
Diego County Water Authority in 2012.
EIR 03-05 and subsequent addenda also cover the environmental review of offsite pipeline
alignments designed to convey the desalinated water for regional distribution from the EPS
location.
Certification of EIR 03-05 requires the implementation of the corresponding Mitigation
Monitoring and Reporting Program (MMRP). The MMRP outlines necessary mitigation
measures for various environmental impacts assessed in EIR 03-05 that otherwise would
create significant impacts. PDP 00-02(B) provides minor revisions to the site plan of the
approved CSDP as analyzed by certified EIR 03-05. An Addendum to EIR 03-05, EIR 03-
05(A), was processed and approved in 2009. Other addendums focused on changes to
offsite pipeline alignments. With the minor revisions and addenda, no new impacts were
identified and the project's mitigation measures have not increased nor are any new
mitigation measures required.
The mitigation measures mostly address environmental impacts from the offsite pipeline
alignments. However, some mitigation measures apply to the desalination facility and
therefore require incorporation into this PDP.
The MMRP is contained in City Council Resolufion 2006-156.
B. PDP 00-02(C) - MITIGATED NEGATIVE DECLARATION AND MMRP
Adoption of the Final MND constitutes the environmental review necessary for this PDP
amendment and the SLS. The MND was prepared, processed and certified in compliance
with CEQA. The MND also covers the environmental review of offsite pipeline alignments
and the support bridge alignment designed to convey the pipes (sewer, recycled water, and
potable water) from south of Chinquapin Avenue to the EWPCF.
Adoption of the MND requires the implementation of the corresponding MMRP. The
MMRP outlines necessary mitigation measures for various environmental impacts assessed
in the MND that otherwise would create significant impacts.
The mitigation measures mostly address environmental impacts from the constmction of the
bridge abutments, sewer lift station, and construction noise adjacent to the AHL during bird
breeding season. Therefore, the mitigation measures require incorporation into this PDP.
The MMRP is contained in City Council Resolution 2011-276.
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C. CITY OF CARLSBAD GENERAL PLAN
The Land Use Element of the Carlsbad General Plan designates the property as Public
Utility (U). The Public Utility designation is implemented through the (P-U) Public Utility
Zone, Chapter 21.36 of the Carlsbad Zoning Ordinance. The Public Utility category of land
use designates areas, both existing and proposed, either being used or which may be
considered for use for primary public or quasi-public functions designed to serve all or a
substantial portion of the community. The Carlsbad General Plan states that the Public
Utility designation's "primary functions may include such uses as the treatment of waste
water, public agency maintenance storage and operating facilities, generation of electrical
energy or other primary utility functions. A primary function may include the generation of
electrical energy by fossil fuel only if it is the subject of and consistent with the Agreement
between and among the City of Carlsbad (City) and the Carlsbad Municipal Water District
(CMWD), Cabrillo Power I LLC and Carlsbad Energy Center LLC, and San Diego Gas and
Electric and approved by the City and CMWD on January 14, 2014.
As a utility function serving the region, the General Plan also recognizes the CSDP as a
permitted primary use. The future Amended CECP, together with the EPS, CSDP and SLS
facilifies, would be consistent with the site's land use designation of Public Ufilities and the
City's General Plan.
D. SOUTH CARLSBAD COASTAL REDEVELOPMENT PROJECT (SCCRP)
The SCCRP is a 555-acre redevelopment area located along Carlsbad Boulevard from the
southem city limits to the northem boundary of the outer lagoon, and includes properties
owned by Cabrillo Power and SDG&E that are located east and west of the 1-5 freeway and
south of the Agua Hedionda Lagoon. The PDP area is a portion (approximately 95 acres) of
the larger Redevelopment Plan jurisdicfion. Idenfified goals of the SCCRP relative to the
EPS and PDP jurisdiction include:
• Facilitating the redevelopment of the Encina power generating facility to a
smaller, more efficient power generating plant.
• Strengthening the economic base of the Project Area and the community by the
installation of needed on- and off-site improvements to stimulate new
commercial/industrial expansion, employment and economic growth.
Developing new beach and coastal recreational opportunities.
• Increasing parking and open space amenities.
• Developing new beach and coastal recreational opportunities.
• Implementing performance criteria to assure quality site design and
environmental standards to provide unity and integrity to the entire Project Area
development.
In November 2005 the City Council, upon the recommendation of the Housing and
Redevelopment Commission, approved Ordinance NS-779, amending the SCCRP. This
action requires a PDP for a number of certain uses, including a sewer lift station, a
desalination facility and the generation and transmission of electrical energy; a finding of
extraordinary public purpose for those certain uses; and a Redevelopment Permit. In 2009,
an amendment to the CSDP project's Redevelopment Permit (RP 05-12(A)) was processed
along with the amendment (PDP 00-02(B)). The SLS Redevelopment Permit (RP 10-26)
was processed along with the amendment to the PDP (PDP 00-02(C)). Ordinance NS-779
also states that these requirements shall not be required of, or applied to, uses regulated by
the Califomia Public Ufilifies Commission (CPUC). Ordinance NS-779 is integrated into
the compliance elements outlined in Development Standards, Chapter IV.
The SCCRP permits generation and transmission of electrical energy conditioned upon a
finding of extraordinary public purpose, and subject to a precise development plan unless
the use is regulated by the Califomia Public Utilities Commission (CPUC). Further, the
plan identifies goals including developing new recreational opportunities and parking, and
redeveloping the Encina Power Station into a smaller, more efficient plant. The Amended
CECP is consistent with the SCCRP in that the future Amended CECP would be a smaller,
more efficient plant that would be built and operated using "peaker configuration"
technology, and which would be located further away from the coastline, between the
railroad tracks and 1-5. The terms of the Agreement, dated January 14, 2014, require the
decommissioning, demolition and removal of the EPS by a specific date, removal of all
NRG facilities located west of the railroad, and remediation of the current EPS site, as well
as other infrastmcture and property considerations which will be beneficial to the residents
of Carlsbad and provide an opportunity for future redevelopment of the site. Additionally,
lands along the coastline and lagoon would be dedicated to the city and would allow for
new beach and recreational opportunities and open space amenities.
E. LOCAL COASTAL PROGRAM COMPLIANCE
The AHL Local Coastal Program (LCP) segment applies to the PDP. The LCP area is also
shown on Exhibit 4 (General Plan Designations/LCP Boundary). Carlsbad received LCP
certification and permit authority from the California Coastal Commission (CCC) for most
of the city's coastal zone in October 1996. However, the CCC retained permit authority
within the AHL LCP.
Therefore, any development within the PDP jurisdiction requires approval of a coastal
development permit by the CCC prior to building permit issuance or effectiveness of any
entitlement, such as this PDP. Compliance with related coastal permit conditions shall be
addressed prior to building permit issuance, as part of the PDP implementation.
The CSDP is consistent with the AHL LCP as reaffirmed by the environmental review and
certification and approval of Final EIR 03-05 and EIR 03-05(A). Likewise, the SLS is also
consistent with the AHL LCP as stated in the certification and approval ofthe Final MND.
The Agua Hedionda Land Use Plan specifically addresses generation of electricity and
power plants. However, other than descriptive statements about the existing Encina Power
Station, the AHLUP has no standards and only one policy regarding generation of
Encina Power Station Precise Development Plan - PDP 00-02(F)
Page 17
electricity. Land Use Policy 2.3, which regards a 45-acre vacant property located east of
and across Interstate 5, is unrelated to the Amended CECP.
F. GROWTH MANAGEMENT PROGRAM COMPLIANCE
The Growth Management Program, in accordance with Chapter 21.90 of the Carlsbad
Municipal Code, established 25 Local Facilities Management Zones throughout the city.
No development can occur in any of the Zones unless consistency of the development is
determined with the applicable Local Facilities Management Plan (LFMP) for each Zone.
Each LFMP determines existing and future needs for infrastmcture so that future Zone
demands can be adequately assessed, planned, and provided. The EPS, CSDP, and PDP
jurisdiction lie within Local Facilities Management Zone 1 and Zone 3; Zone 1, however,
applies only to the northwest comer of the EPS and PDP jurisdiction in the vicinity of the
aquaculture facilities and discharge pond.
Implementation of the PDP, including the CSDP, is consistent with the Zone 1 and Zone 3
LFMPs and their performance standards; amendment of the Zone 1 and Zone 3 LFMPs is
not necessary to implement the PDP. This was reaffirmed by the environmental review and
certification of Final EIR 03-05 and EIR 03-05(A) for the CSDP, and the MND for the
SLS, and is summarized below.
LFMP Zone 1 and Zone 3 - Performance Standards & Project Compliance
Performance Standard Project Compliance
Administrative Facilities N/A. This standard does not apply to non-residential uses
Library N/A. This standard does not apply to non-residential uses.
Wastewater Treatment The sewer lift station would improve the existing wastewater
facilities and will handle the projected build-out sewage anticipated
from the service area.
Parks N/A. This standard does not apply to non-residential uses.
Drainage Negligible Effect. The EPS, CSDP, and SLS all have a Stormwater
Pollution Prevention Plan (SWPPP) in place. In addition, the future
plans for the Amended CECP, including demolition of the existing
EPS and remediation of the site, will be required to implement a
SWPPP.
Circulation Negligible effect. The CSDP will add 120 Average Daily Trips
(ADT) to the traffic circulation of the area.
The sewer lift station will only add 1 additional ADT to the traffic
circulation of the area for a maintenance vehicle to monitor and
service the sewer lift station.
The future Amended CECP will replace the existing EPS. Impacts
associated with circulation will be analyzed as part of the CEC's
environmental analysis of the project.
Fire N/A. This standard does not apply to non-residential uses.
Open Space No effect on open space compliance.
Schools N/A. This standard does not apply to non-residential uses.
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LFMP Zone 1 and Zone 3 - Performance Standards & Project Compliance
Performance Standard Project Compliance
Sewer Effects of the CSDP on sewer capacity are discussed and mitigated
in the EIR and Mitigation Monitoring Reporting Program.
The SLS project will not increase in sewer flow.
The future Amended CECP will replace the existing EPS. Impacts
associated with sewer capacity will be analyzed as part of the
CEC's environmental analysis of the project.
Water The CSDP is anticipated to substantially improve the quantity and
quality of the water supply available to the City, neighboring water
agencies and the region. Desalinated water is required to meet all
federal, state, regional and local standards.
The SLS project includes the installation of a 12-inch diameter
recycled water line. This line will serve to distribute recycled water
in the northem portion of Carlsbad for landscape irrigation.
The future Amended CECP will replace the existing EPS. Impacts
associated with water demand will be analyzed as part of the CEC's
environmental analysis of the project..
G. COMMUNITY THEME CORRIDORS
The City of Carlsbad General Plan designates specific transportation corridors as scenic
roadways. Carlsbad Boulevard on the westem perimeter of the PDP is designated as a
"Community Theme Corridor". Carlsbad Boulevard, the local segment of the coast highway
located along southem California's coast, provides superior visual access with lagoon,
ocean, beach, horizon and sunset views.
The NCTD railroad right of way is noted as a "special condition" in the City's Scenic
Corridor Guidelines. Provisions require treatment of areas adjacent to the railroad right of
way to enhance the visual image of the city to railroad passengers.
The Circulation Element of the General Plan notes that Community Theme Corridors
"connect Carlsbad with adjacent municipalities and present the City of Carlsbad to persons
entering and passing through the community". The EPS has been in this location for nearly
50 years and, in part, defines part of the existing overall community character.
The review and certification of Final EIR 03-05 included visual assessment of the
desalination facility, recognizing that it proposes to replace an existing oil tank. The
MMRP implemented by the EIR 03-05 generated certain mitigation measures regarding
aesthetics and view impacts from Carlsbad Boulevard and the NCTD railroad right of way.
These mitigation measures are incorporated in the MMRP. Changes proposed to the CSDP
as part of PDP 00-02(B) do not trigger any new mitigation measures, as described in EIR
03-05(A).
H. COASTAL RAIL TRAIL
The City of Carlsbad in coordination with other cities in coastal San Diego County, is
implementing the Coastal Rail Trail (CRT), designed to provide a non-motorized trail
mostly along the railroad right of way. At completion, this regional trail is intended to
Encina Power Station Precise Development Plan
Page 19
PDP 00-02(F)
provide an altemative to freeway commuting along the Interstate 5 coastal corridor. Each
city is pursuing individual segments within their jurisdiction based on funding and other
factors that facilitate constmction.
The City of Carlsbad opened its first segment of the CRT along the east side of the railroad
tracks north of Tamarack Avenue to Oak Street in November 2005. Future trail alignment
southward of this portion of the CRT would cross the SLS's pipe support bridge over AHL
and continue south through the EPS property. The trail would then continue southward
along the NCTD right-of-way within the PDP property. The trail would continue south into
the existing commercial development located on the north side of Cannon Road. The
commercial development accommodates the CRT alignment through its property and
facilitates continued southward alignment to city limits.
As stated in the January 14, 2014 Agreement, the City and NRG shall work in good faith to
determine a mutually acceptable and appropriate alignment for the CRT (provided
however, that failure to reach an agreement on the CRT alignment shall not impact
performance of the obligations of the Agreement). Regardless of final alignment, the CRT
is considered an allowed and supported land use within the PDP. It is specified as an
allowed use within the PDP in Chapter IV, Development Standards.
I. HABITAT MANAGEMENT PLAN
The City of Carlsbad's Habitat Management Plan (HMP) protects the City's open space
resources. The PDP area is south and adjacent to the AHL. Implementation of the PDP will
not adversely affect the AHL, nor hinder HMP implementation. The PDP is designated as a
"Development Area", and lies outside of any existing or proposed habitat conservation
areas.
The PDP will not increase or decrease the amount of open space in the city. Consistency
with habitat planning efforts was reaffirmed with the environmental review and
certification of Final EIR 03-05, and approval of EIR 03-05(A) for the CSDP and the MND
for the SLS.
J. DEVELOPMENT AGREEMENT - DESALINATION FACILITY
A Development Agreement has been approved between Poseidon Resources Corporation
and the City of Carlsbad. The primary functions of the Development Agreement are to
eliminate uncertainty in planning and provide for the orderly development of the Project,
ensure progressive installation of necessary improvements, provide for public services
appropriate to the development of the Project, and generally serve the purposes for which
development agreements under Sections 65864, et seg. of the Califomia Govemment Code
and Zoning Ordinance Chapter 21.70 are intended. The Development Agreement is on file
with the City of Carlsbad, in the Planning Division under the filing reference of DA 05-01(A).
An amendment to the Development Agreement, DA 05-01(A), was part of the amendment
package to entitle the reconfigured site plan for the desalination plant covered by PDP 00-
02(B), and related agreement details regarding offsite pipeline distribution and operation
not in the PDP. The amended agreement was approved in 2009.
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Page 20
K. REGIONAL, STATE, FEDERAL OR OTHER AGENCY JURISDICTION
LOCAL
• City of Carlsbad/Carlsbad Municipal Water District
REGIONAL
• San Diego County Air Pollution District (APCD)
• Regional Water (Quality Confrol Board (RWQCB)
• San Diego County Department of Environmental Health (DEH)
STATE
• Califomia Coastal Commission (CCC)
• Califomia Public Utilities Commission (CPUC)
• Califomia State Lands Commission (SLC)
• Califomia Independent System Operator (ISO)
• Califomia Department of Fish and Game (CDFG)
• Califomia Energy Commission (CEC)
• Califomia Department of Health Services (DHS)
FEDERAL
• National Marine Fisheries Service (NMFS)
• Federal Energy Regulatory Commission (FERC)
• United States Fish & Wildlife Services (USFWS)
• United States Army Corps of Engineers (USCOE)
Some of these agencies have at their discretion the authority to exercise preemptive
jurisdictional regulatory powers over design, facility, and operational characteristics of the
EPS and Amended CECP, which are not subject to the regulatory powers of the City of
Carlsbad or the PDP.
The CSDP is also subject to the regulatory powers of certain agencies noted above.
However, the PDP does not confer any additional regulatory jurisdictional powers upon the
City of Carlsbad than it already retains under applicable state and federal laws.
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Page 21
VII. DEVELOPMENT STANDARDS
Since much of the EPS was built over 30 years ago, the development standards apply only
to new onsite development and/or redevelopment. The proposed development standards
will apply as appropriate to ftiture activity requiring entitlements and/or building permits.
This chapter reviews and integrates various sources of regulations, requirements, conditions
and other provisions. The P-U zoning district. Chapter 21.36, is the primary source of
standards and conditions established within the PDP. In many cases. Chapter 21.36 does
not establish development standards for the P-U zone; instead. Section 21.36.050 identifies
a number of conditions that the City Council may impose on the PDP, such as requirements
for setbacks and parking. Other sources of standards originate from related regulations and
documents as discussed in Chapter III.
The table below and subsequent discussion provides the necessary guidance to review and
approve future building permit and entitlement requests within the PDP area.
OVERVIEW OF STANDARDS AND REQUIREMENTS FOR PDP AREA
STANDARD or
REQUIREMENT DESCRIPTION
SOURCE of
REQUIREMENT
Applies
to PAI
Applies
to PA 2
Applies
to PA 3
Permitted Uses See Discussion Below
Chapter 21.36 -
21.36.020 X X X
Conditional Uses See Discussion Below
Chapter 21.36-
21.36.110;
and the PDP
X X X
Minimum Lot Area 7,500 square feet Chapter 21.36-
21.36.060 X X X
Lot Coverage 50% maximum
See Discussion Below
Chapter 21.36-
21.36.070
X X X
Parking, Loading
and Refttse
Collection Areas
None in front, side or
rear setback adjoining
street; or 10' within
side/rear property line.
See Discussion Below
Chapter 21.36 -
21.36.080;
and the PDP X X X
Landscaping See Discussion Below
Chapter 21.36-
21.36.090; and the
PDP
X X X
Grading See Discussion Below
Chapter 21.36-
21.36.050(6);
and the PDP
X X X
Architecture and
Building Materials See Discussion Below
Chapter 21.36-
21.36.050;
and the PDP
X X X
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PDP 00-02(F)
STANDARD or
REQUIREMENT DESCRIPTION
SOURCE of
REQUIREMENT
Applies
to PAI
Applies
to PA 2
Applies
to PA 3
Setbacks See Discussion Below
Chapter 21.36 -
21.36.050(1);
and the PDP
X X X
Parking See Discussion Below
Chapter 21.36-
21.36.050(11);
and the PDP
X X X
Building Height Not to exceed 35 ft
Chapter 21.36 -
21.36.050(2);
and the AHL LCP
X X X
Equipment and
Storage Tank
Screening
To remain reasonable
screened by healthy
landscaping/planting Chapter 21.36-
21.36.050;
X X X
Lighting
Lighting Plan
approval prior to
building permit
issuance
Project mitigation
measures below X X X
Precise Development
Plan: PDP 00-02.
Issuance of building
permit or entitlement
in P-U zone first
requires approved
PDP for property.
Zoning Ordinance,
Chapter 21.36;
SCCRP Section
600 (Ordinance
NS-799);
Ordinance NS-806
and subsequent
amendments
approved by
ordinance.
X X X
Redevelopment
Permit:
Rehabilitation,
redevelopment, and
development activities
within SCCRP require
redevelopment permit.
SCCRP Sections
200 and 600
(Ordinance NS-
799)
X X X
Required Finding of
Extraordinary Public
Purpose-RP required
Many utility uses and
govemment facilities
within SCCRP require
making of this
finding.
SCCRP Section
600 (Ordinance
NS-799)
X X X
Encina Power Station Precise Development Plan -
Page 23
PDP 00-02(F)
STANDARD or
REQUIREMENT DESCRIPTION
SOURCE of
REQUIREMENT
Applies
to PAI
Applies
to PA 2
Applies
to PA 3
Coastal Development
Permit
May be required if
new development in
AHL LCP segment
LCP Permit and
Appeal Jurisdiction
map (on file in the
Planning Division)
Califomia Coastal
Commission -
San Diego Coast
District Office.
X X X
Mitigation Measures Measures to reduce
environmental
impacts to less than
significant as required
by EIR's and MND's.
MMRPs per Final
EIR 03-05 for
CSDP and other
project approvals
as applicable.
X X X
Final Precise
Development Plan
Required for Building
Permit Issuance
Zoning Ordinance
Chapter 21.36-
21.36.100
X X X
PERMITTED USES
Permitted uses within the PDP shall be based on the following allowances and/or criteria:
• Consistency with the PDP, including the existing uses for the subject
Planning Area as established by the PDP including Chapter II. B.
• Consistency with the Carlsbad General Plan and Zoning Ordinance,
including the permitted uses and stmctures as outlined by the Public Utility
Zone, Section 21.36.020.
• Consistency with the SCCRP, including Section VI. (600), Uses Permitted in
the Project Area.
• Consistency with the LFMPs for Zones 1 and 3.
• Consistency with the AHL Land Use Plan.
• Consistency with the Scenic Corridor Guidelines.
• Compliance with all applicable local, state, and federal permits, including
any Coastal Development Permit.
• Consistency with applicable environmental documents including MMRPs.
In addition to the permitted uses listed in the Public Utility Zone, CRT alignments, when
associated with future entitlement efforts by the City of Carlsbad and implementation of
trail planning programs, shall also be considered permitted uses.
Encina Power Station Precise Development Plan - PDP 00-02(F)
Page 24
CONDITIONAL USES
Conditional uses within the PDP shall be based on the same allowances and/or criteria as
permitted uses, except as modified below:
• Consistency with the Carlsbad Zoning Ordinance, including procedures and
required findings outlined in Chapter 21.42 (Conditional Uses) and Section
21.36.020 (Permitted Uses) ofthe P-U Zone.
• Conditional Use Permits approved in accordance with these provisions shall
make the required finding that the proposed conditional use is consistent
with this PDP.
LOT COVERAGE
The table below refiects compliance with the maximum allowance of 50% lot coverage.
The difference between the existing and proposed data reflects the CSDP and SLS.
EXISTING LOT COVERAGE - EPS
Acres Percentage
Buildings 11.96 12.58 %
Paved Area 24.42 25.68 %
Landscaped Area 20.64 21.71 %
Unimproved Area 38.06 40.03 %
Total 95.08 100%
LOT COVERAGE - EPS with < :sDP
Acres Percentage
Buildings 14.57 15.3%
Paved Area 25.50 26.8%
Landscaped Area 22.14 23.31%
Unimproved Area 32.87 34.6%
Total 95.08 100%
LOT COVERAGE - Sewer Lift Station Project*
Acres Percentage
Buildings 14.82 15.58%
Paved Area 26.20 27.25%
Landscaped Area 22.65 23.67%
Unimproved Area 33.87 33.50%
Total 97.54 100%
*Based on LOT COVERAGE - EPS with CSDP
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Page 25
PARKING, LOADING, AND REFUSE COLLECTION AREAS
These areas should continue to be visually screened from public view
through the use of existing fencing and landscaping.
• Loading, storage and refuse collection should be placed to the rear or sides
of the building they serve.
• Outdoor refiise collection and permanent loading areas visible from public
areas should be visually screened, as necessary, to a height up to 10 feet.
Based on a 2001 parking study of the EPS, there are 174 existing parking spaces within
Planning Area 1 of the PDP. The 174 existing spaces constitute the PDP's baseline parking
supply. The desalination demonstration facility utilizes 23 of the existing spaces onsite, and
maximum parking demands of the existing EPS uses require 112 parking spaces. Therefore,
the current baseline demand for parking spaces is 135 when combining all existing uses
(including the demonstration facility).
At ftall operation, the CSDP will require 13 parking spaces, a number sufficient for plant
employees, visitors and vendors. Accordingly, a 23-space parking lot has been approved on
the CSDP site, which exceeds the minimum parking requirement.
Once the CSDP is operational, the seawater desalination demonstration facility will be
removed and the 23 parking spaces it now occupies will again be available with one more
space added. The 112 spaces required by current EPS uses, combined with the future 13
space parking need required by the CSDP produces a total demand for 125 spaces, which
are accommodated by the current baseline of 174 parking spaces plus the 11 extra spaces
provided at the CSDP (for a total of 185 available parking spaces).
The SLS will not require any existing parking spaces. There will be sufficient asphalt
pavement surrounding the SLS to accommodate the maintenance vehicle that will monitor
and service the SLS.
Parking needs for power generation and transmission, desalination and other facilities
within the PDP may require case-by-case basis analysis based on employee numbers, hours
of operations, and other factors. In addition, when applicable, the parking standards of
Zoning Ordinance Chapter 21.44 shall be followed.
LANDSCAPING
A landscape plan may be required prior to building permit issuance. The following criteria
and objectives shall guide landscape review and implementation:
• Landscaping shall be provided per the requirements of Section 21.36.090 of
the Carlsbad Municipal Code, which requires landscaping with irrigation
systems within setbacks, where feasible.
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Page 26
Consistent with the City of Carlsbad Landscape Manual, minimum plant sizes
for onsite plantings, where visible to the public, shall be as follows: 15 gallon
for trees, 5 gallon for woody and massing shrubs and 1 gallon plants for color
and accent shmbs/flowers.
Landscaping adjacent to Carlsbad Boulevard and the NCTD railroad right of
way shall enhance the visual character of area.
When parking is visible from Carlsbad Boulevard, landscaping shall screen
views of parking from passing motorists and pedestrians.
Perimeter landscaping, trees or shmbs that are diseased, dying or removed
shall be replaced with similar plants of equal or better screening ability in a
timely manner to the satisfaction of the City Planner.
GRADING
• Grading in the visible areas surrounding the lagoon and plant should utilize
natural contour as opposed to hard, angular or extreme grading concepts,
whenever feasible. Any grading should preserve and enhance natural
appearances of areas visible to the public to minimize visual impacts.
• Grading shall comply with all City and CCC requirements.
ARCHITECTURE & BUILDING MATERIALS
The form and design of any new stmctures, including the CSDP and SLS, would largely be
determined based as a result of the visibility from offsite locations and applicable
govemment requirements. The following architectural guidelines apply only to the EPS's
perimeter, and other publicly visible components of the PDP area.
• Future buildings and structures, and additions and alterations to them or to
existing buildings and stmctures, should be sited and designed in a
compatible manner with the EPS's surroundings, which include the overall
lagoon and ocean environment, views from scenic corridors, public
recreation and open space areas, and established residential neighborhoods.
• Building materials and finishes should also reflect compatibility with
surroundings.
• Any mechanical and/or electrical equipment located on the roof of any
stmcture shall be screened in a manner acceptable to the City Planner.
It is recognized that in some cases requirements of other govemmental agencies or the
function, nature, or location of the stmcture or building may limit or make impractical the
ability or need to follow these guidelines. Accordingly, based on evidence provided by the
Encina Power Station Precise Development Plan - PDP 00-02(F)
Page 27
applicant to support such a decision, the City Planner may determine compliance with one
or more of these guidelines is unnecessary.
SETBACKS
Exhibit 6 of this document depict minimum required setbacks for the PDP area. However,
similar to the architectural criteria outlined above, it is recognized that in some cases
requirements of other govemmental agencies or the ftinction, nature, or location of the
stmcture or building may limit or make impractical the ability or need to follow setback
requirements. Accordingly, based on evidence provided by the applicant to support such a
decision, the City Planner may determine compliance with setback requirements is
unnecessary. All setbacks noted below are required minimums.
• Carlsbad Boulevard: 50' setback from the Carlsbad Boulevard right of way.
• Agua Hedionda Lagoon: 50'setback from the property line along the
shoreline of the Lagoon. In cases where the top of the bluff is greater than 50
feet from the property line, the top of bluff shall mark the minimum setback
from the Lagoon.
• Interstate 5: 25' setback from Interstate 5 right of way.
• Setback requirements do not apply to:
• Future potential CRT alignments.
• Desalination facility pipeline alignments.
• SLS pipeline alignments and support bridge
• Reasonable modifications or expansion of existing minor stmctures
and improvements, including fencing and screen walls, utility poles
and towers; support stmctures (i.e., guard stations and aquaculture
buildings); detention basins, piping, and underground stmctures (i.e.
oil pumping stations); mandated pieces of equipment (i.e., pollution
control facilities) or other minor structures dictated by regional, state
or federal agencies; equipment required to support existing
operations (i.e. discharge basin, intake system and dredge support
equipment); and security measures.
• At the discretion of the City Planner, setbacks for the above facilities
may be required for public health, safety, and welfare purposes, such
as to allow adequate vehicle stacking or safe site distances.
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Page 28
VIII. PUBLIC IMPROVEMENTS
A. OVERVIEW
Since the provision of necessary public improvements is one of the primary purposes of a
PDP per Zoning Ordinance Section 21.36.010 (3), this overview provides a summary of
compliance.
Public improvements for development will be secured through compliance with conditions
of approval consistent with permits issued for activities within the PDP area.
EIR 03-05 analyzed certain improvements associated with the CSDP for environmental
impacts and found no significant impacts will result from their implementation. These
improvements are described in detail in the EIR document, including pages 3-28 and 3-29;
they are referenced herein to indicate their required implementation for consistency with
this PDP.
These improvements (using EIR 03-05 references, and also depicted on Exhibit 7 of this
document) include: Fishing Beach, Bluff Area, Hubbs Site and South Power Plant public
parking area which are generally located along Carlsbad Boulevard and the outer Agua
Hedionda Lagoon.
The EIR also addressed improvements regarding Carlsbad Boulevard widening generally
south of the PDP boundary, and installing a screen wall and landscaping for the EPS
frontage along Carlsbad Boulevard.
As part of the approval of PDP 00-02(B) and RP 05-12(A) for the EPS and CSDP,
appropriate public improvement conditions were imposed along and within the PDP. The
SLS has negligible if any Growth Management impacts and does not warrant improvements
to public facilities.
B. OTHER DOCUMENTS - DEVELOPMENT AGREEMENT
Another mechanism that will generate public improvement enhancements is the approval of
Development Agreement (DA 05-01 (A)) that involves the City of Carlsbad and Poseidon.
The Development Agreement is also discussed in Section III. J. within this document.
IX. PROCEDURES AND AMENDMENTS
A. PDP APPROVAL
In accordance with Section 21.36.040 of the Public Utility Zone, the PDP requires public
hearing approval by the City Council, after recommendation action by the Planning
Commission.
The City Council's approval of PDP 00-02(F) validates this document as the official PDP
for the subject P-U zoned properties.
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Page 29
B. BUILDING PERMIT ISSUANCE AND ENTITLEMENTS FOR ALLOWED
USES
Any request for building permit issuance or an entitlement within the PDP area requires
review for consistency with the PDP.
Based on the location of the specific request, the Development Standards pertinent to the
subject site outlined herein require assessment for compliance. Implementation of this
document during building permit and entitlement review will assist the compliance with
applicable mitigation measures from EIR 03-05 and the MMRP for the CSDP, and the
MND and MMRP for the SLS, the PDP and the various other permits and regulations
affecting the PDP jurisdiction.
Coordination with other agencies may be necessary in certain cases.
C. FORMAL AMENDMENTS TO APPROVED PRECISE DEVELOPMENT
PLAN
Examples of the types of projects or land uses that would require a formal PDP
Amendment subject to City Council approval are listed below. The list is not all-inclusive;
the intent is to provide examples of the scale and magnitude of development that would
mandate formal amendment to the PDP.
• Any expansion of the CSDP to accommodate more than 50 MGD.
• Any proposal for technological restmcturing of the CSDP.
• An amendment initiated by City Council action in order to promote public health
safety and welfare relative to operations or uses within the PDP jurisdiction.
• Any addition, expansion, major modification or change of use that would exceed
the amount of change permitted by administrative approval consistent with
Carlsbad's Planning Division Policy No. 35 regarding Consistency
determinations (see VI. D. below).
• Any revision to the boundaries of the PDP area.
Formal amendments to the PDP shall be processed in accordance with the requirements of
Chapter 21.52; and Section 21.36.040 of the Carlsbad Municipal Code, which requires City
Council approval.
Requests for a formal amendment to the PDP shall be submitted to the Planning Division
accompanied by necessary graphics, statements and other information including proposed
PDP text and exhibits to support the proposal.
Encina Power Station Precise Development Plan - PDP 00-02(F)
Page 30
D. CONSISTENCY DETERMINATION WITH APPROVED PDP
Certain improvements, modifications, maintenance activities or other future proposals may
be considered minor in nature and found to be consistent with the PDP.
In these circumstances, building permits may be issued without formal amendment to the
PDP.
The process to determine consistency with the PDP shall be according to Plarming Division
Policy No. 35, Discretionary Permit Consistency Determination, as amended from time to
time.
Encina Power Station Precise Development Plan - PDP 00-02(F)
Page 31
Oceanside
Encina
Power
Station
Carlsbad
Valley Center
Ramona
Santee
El Cajon
North
Note: Ali locations are approximate.
Imperial
Beach
REGIONAL MAP
Encina Power Station Precise Development Plan
Exhibit 1
City of Oceanside
Carisbad City Limits
Encina
Power
Station
City of
Vista
I City of San
Marcos
Note: All locations are approximate.
VICINITY MAP
Encina Power Station Precise Development Plan
Exiiibit 2
LEGEND
0-S 0\ier\ Space
P-U Public Utility
R-A 10,000 Residential AgricuHuralZane
Precise Development
Planning Area
CABRILLO POWER PROPERTIES
ZONING MAP
EiK-'ma Power .Sicilian Precise Development Plan
E.xhibit 3
Path: J:\Requests2010PlLts\ComEconDev\PlanningV5261857_14\Exhibit3_Final.mxd
OS
u
LEGEND
open Space
Public msty
Precise De^^elopment
Planning Area
Agua Hedionda LCP Area of Deferred Certification
li 209 toy aoo
CABRILLO POWER PROPERTIES
GENERAL PLAN MAP/AGUA
HEDIONDA LOCAL COASTAL PLAN
Encina Power Station Prcci.ie Devehpmem Plan
Exhibit 4
J:\Requests2010Plus\ComEconDev\Planning\4410006_10
LEGEND
Planning Area Boundary
Precise Development
Planning Area
Desalination Plant
Sewer Lift Station
"•••^ Amended Carlsbad Energy Center Project
(CECP)
£f toe im <oo
PLANNING AREA MAP
Encina Power Station Precise Development Plan
Exhibit 5
Path: J:\Requests2010Plus\ComEconDev\Planning\5261857_14\Exhibit5_Final.mxd
SEWER LIFT
STATION
SEWER LIFT
STATION \ ^
SITE PLAN
Encina Power Station Precise Development Plan
Exhibit 6
Path; J:\Requests2010Plus\ComEconDev\Planning\5261857_14\ExhitHt6_Final.mxd
LEGEND
SCCRP Boundary
[V/j Precise Development
\//] Planning Area
Public Dedications:
1 - Fishing Beach
2 - The Bluff
3 - Land Adjacent to Hubbs
4-Additional Public Parking
0 280 aoc
SOUTH CARLSBAD COASTAL
REDEVELOPMENT PLAN (SCCRP)
BOUNDARIES / PUBLIC DEDICATIONS
Encina Power Slalion I'recise tX-velopmem Plan
Exhibit 7
Path: J;\Requests2010Plus\ComEconDev\Planning\5261857_14\Exhit>tt7_Final.mxd
Oceanside
Power
Station
Carlsbad
Valley Center
Ramona
Santee
El Cajon
North
Note: All locations are approximate.
Imperial
Beach
REGIONAL MAP
Encina Power Station Precise Development Plan
Exhibit 1
City of Oceanside
Carisbad City Limits
Encina
Power
Station
City of
Vista
City of San
Marcos
Note: All locations are approximate.
VICINITY MAP
Encina Power Station Precise Development Plan
Exhibit 2
LEGEND
Q-S Open Sfwce
P-U Public Utility
R-A 10,000 Residetitial Ajricultunil Zone
Precise Development
\//'\ Planning Area
CABRILLO POWER PROPERTIES
ZONING MAP
Encina Pcm er Station Precise Deyelopment Plan
Exhibit 3
Path: J:\Requests2010Plus\ComEconDev\Pl3nnmg\5261857_14\Exhibit3_Final.mxd
OS
u
LEGEND
Open Space
Public Utility
Precise Developmen
Plannii^ Ates
Agua Hedionda LCP Area of Deferred Certification
CABRILLO POWER PROPERTIES
GENERAL PLAN MAP / AGUA
HEDIONDA LOCAL COASTAL PLAN
Encina Power Station Precise Devehpmem Plan
Exhibit 4
J:\Requests2010Plus\ComEconDev\Planning\4410006_10
LEGEND
Planning Area Boundary
Precise Development Planning Area
Desalination Plant
Sewer Lift Station
• \ Amended Carlsbad Energy Center Project
..• (CECP)
' • 11.111
PLANNING AREA MAP
Encina Power Station Precise Development Plan
Exhibit 5
Path: J:\ReqLiests2010Plus\ComEconDev\Planning\5261857_14\Exhibit5_Fmal.mxd
SEWER LIFT
STATION
SEWER LIFT
STATION \ /
SITE PLAN
Encina Power Station Precise Development Plan
Exhibit 6
Palti: J:\Requests2010Plus\CofnEconDev\Planning\5261857_14\Exllib(t6_Final.mxd
LEGEND
SCCRP Boundary
Precise Devetopment
Planning Area
Public Dedications:
1 - Fishing Beach
2 - The Bluff
3 - Land Adjacent to Hubbs
4 - Additional Public Parking
•) ZOO J^>9 WX
SOUTH CARLSBAD COASTAL
REDEVELOPMENT PLAN (SCCRP)
BOUNDARIES / PUBLIC DEDICATIONS
Enctmi Power Skition PiL'ci.sc Devcloimicni Plan
Exhibit 7
Path: J:\RequesIs2010Plus\ComEconDev\Plannmg\5261857_14\Exhit)it7_Final.mxd