HomeMy WebLinkAbout2011-02-02; Planning Commission; Resolution 67541 PLANNING COMMISSION RESOLUTION NO. 6754
2 A RESOLUTION OF THE PLANNING COMMISSION OF THE
3 CITY OF CARLSBAD, CALIFORNIA, RECOMMENDING
APPROVAL OF AN AMENDED PRECISE DEVELOPMENT
4 PLAN 00-02 WITH AMENDMENT 00-02(C) TO
INCORPORATE THE PROPOSED SEWER LIFT STATION
AND ASSOCIATED PIPING (SLS) AT THE EXISTING 95-
6 ACRE ENCINA POWER STATION (EPS), LOCATED AT 4600
CARLSBAD BOULEVARD IN LOCAL FACILITIES
7 MANAGEMENT ZONES 1 AND 3 AND GENERALLY
LOCATED NORTH OF CANNON ROAD, SOUTH OF AGUA
8 HEDIONDA LAGOON, EAST OF THE PACIFIC OCEAN, AND
9 WEST OF INTERSTATE 5. THE PRECISE DEVELOPMENT
PLAN SERVES AS (1) A LAND USE APPLICATION FOR THE
10 SLS AND (2) A DOCUMENT TO ESTABLISH EXISTING
LAND USES AT THE EPS AND DEVELOPMENT AND LAND
1 ] USE STANDARDS FOR THE EPS.
12 CASE NAME: AGUA HEDIONDA SEWER LIFT STATION,
FORCE MAIN, AND GRAVITY SEWER
13 REPLACEMENT
CASE NO.: POP 00-02(C)
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WHEREAS, City of Carlsbad, "Developer/Owner," has filed a verified
15 application with the City of Carlsbad regarding property described as
17 A portion of property identified by Assessor's Parcel Number
210-010-4118
19 ("the Property"); and
20 WHEREAS, the Precise Development Plan serves as a land use application for the
21 SLS and associated piping, which is proposed at the EPS; and
WHEREAS, the purpose of the Precise Development Plan is to also document
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existing land uses at the EPS, a facility that began operation in 1954, and provides land use and
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development standards for existing and potential future uses at the EPS as well as the proposed
Z^ 3
2£ SLS; and
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WHEREAS, said application constitutes a request for an amended Precise
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Development Plan as amended by PDF 00-02(C) and as set forth and attached in the draft City
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Council Ordinance, "Exhibit 1- PDF 00-02(C)" dated February 2, 2011, Agua Hedionda
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r Sewer Lift Station, Force Main and Gravity Sewer Replacement - PDF 00-02(C) and as
6 provided by Chapters 21.36 and 21.52 of the Carlsbad Municipal Code; and
7 WHEREAS, PDF 00-02(C) makes only minor changes to text and graphics of the
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Precise Development Plan document, and the text changes are shown in strikethrough to indicate
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words to be deleted and in underline to indicate words to be added; and
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WHEREAS, the Agua Hedionda Sewer Lift Station, Force Main and Gravity
j2 Sewer Replacement project does not involve any modification to existing EPS facilities with the
13 exception of demolishing an existing sewer lift station and concrete overflow basin; and
14 WHEREAS, the Planning Commission did on February 2, 2011, hold a duly
noticed public hearing as prescribed by law to consider said request; and
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WHEREAS, at said public hearing, upon hearing and considering all testimony
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and arguments, if any, of all persons desiring to be heard, said Commission considered all factors18
1 9 relating to the Precise Development Plan.
20 NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning
2 Commission of the City of Carlsbad as follows:
22 A) That the foregoing recitations are true and correct.
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B) That based on the evidence presented at the public hearing, the Commission
24 RECOMMENDS APPROVAL of the AGUA HEDIONDA SEWER LIFT
STATION, FORCE MAIN AND GRAVITY SEWER REPLACEMENT -
PDF 00-02(C), based on the following findings and subject to the following
26 conditions:
27 Findings;
oo 1. The Precise Development Plan PDF 00-02(C) is consistent with the intent and purpose
of the Public Utilities (P-U) Zone, Section 21.36.010 (1) of the Carlsbad Municipal Code,
PC RESO NO. 6754 -2-
to provide a Precise Development Plan that is compatible with the General Plan and
2 surrounding developments, in that (1) existing and permitted land uses of the
proposed Precise Development Plan are consistent with and/or implement the
3 objectives of the Public Utilities (U) General Plan designation; (2) the Precise
Development Plan, through development standards and review procedures, is
compatible with surrounding developments; (3) the Precise Development Plan
c planning area is adequately buffered from surrounding, more sensitive uses (e.g.,
residences and businesses) by open space, other utility uses, and transportation
6 corridors and through development standards, including setbacks, of the proposed
Precise Development Plan. Furthermore, the proposed pipe support bridge will be
7 constructed to allow for the future Coastal Rail Trail, a separate, future project in
this area, which will enhance the public's use of open space areas and facilitate
public access in the Agua Hedionda Lagoon area.
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2. The Precise Development Plan PDP 00-02(C) is consistent with the intent and purpose
10 of the Public Utilities (P-U) Zone, 21.36.010 (2) of the Carlsbad Municipal Code to
provide a Precise Development Plan that has given due regard to environmental factors,
in that the proposal has been reviewed concurrently with the processing of the
12 Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program
in compliance with the provisions of the California Environmental Quality Act
13 (CEQA). Furthermore, the existing sewer lift station, which was constructed in
1964, is under-sized, outdated and in some areas nearing the end of their useful life,
14 and could endanger the lagoon and nearby sensitive habitat if a sewer leak or pump
failures should occur.
16 3. Precise Development Plan PDP 00-02(C) is consistent with the intent and purpose of
the Public Utilities (P-U) Zone, 21.36.010 (3) of the Carlsbad Municipal Code to provide
17 a Precise Development Plan that provides for necessary public improvements, in that the
proposed project does not include residential, commercial or industrial land uses,
and does not include any components that would result in an increase in population
19 or any public facility or infrastructure demand. Project operations will not result in
any increased traffic and will thus not result in any substantial deterioration of the
20 public roadway system, nor generate a need for other governmental services, such
as libraries or emergency services. The existing sewer facilities do not have sufficient
21 capacity to convey future projected build-out wastewater flows of the urbanized
~~ service area. The proposed project is designed of a size adequate to convey the
future anticipated build-out demand of the service area. Furthermore, as part of the
23 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 and SP 144.
24 As noted above the SLS has negligible if any Growth Management impacts and does
not warrant improvements to public facilities.
£ *J
26 4. The Precise Development Plan PDP 00-02(C) permits the SLS that is identified as a
permitted use in the P-U Zone by Municipal Code Section 21.36.020 (4)(c) and that
27 incorporates design, location, and operation characteristics that ensure compliance
with the intent and purpose of the P-U Zone. Furthermore, PDP 00-02(C) sets forth
2° the standards of development for the SLS.
PC RESO NO. 6754 -3-
1 5. The Precise Development Plan PDF 00-02(C) is consistent with the General Plan in
2 that:
3 a. It provides regulations and standards for uses that are appropriate uses for the
General Plan Public Utilities ("U") land use designation, the designation applied to
4 the SPS.
c b. The General Plan Land Use Element notes that the U land use designation is applied
to existing areas, such as the EPS, that are being used for public or quasi-public
6 functions.
c. The proposed SLS is needed to ensure adequate provision of sewer service into the
7 future and will protect the quality of the lagoon and sensitive habitat in the area by
locating the SLS further to the east, installing modern equipment, and replacing the
fragile wood trestle that currently encroaches in the lagoon. These elements are
9 consistent with Land Use Element Growth Management and Public Facilities Goal
A.I, which states, "A City which ensures the timely provision of adequate public
10 facilities and services to preserve the quality of life of residents."
d. The proposed SLS will replace an existing sewer lift station that is old and not
adequately sized to accommodate planned growth per the existing Carlsbad and
12 Vista General Plans. In addition, the project would result in more efficient and
reliable wastewater transport to the EWPCF. The project is consistent with the
13 Land Use Element Growth Management and Public Facilities Goal A.2, which
states, "A City which maintains a system of public facilities adequate for the
14 projected population" and Goal A.3, which states, "A City that responsibly deals
with the disposal of solid and liquid waste."
e. The proposed SLS will be constructed within the existing hillside away from the
15 lagoon and will not be visible from the south and east, nor will it block lagoon or
ocean views. In addition, to its sensitive site design, both the SLS and the proposed
17 pipe support bridge use colors and materials that blend with their surroundings.
Furthermore, the proposed pipe support bridge will be constructed to allow for the
future Coastal Rail Trail. These elements are consistent with Land Use Element
in Environmental Implementing Policies and Action Programs C-5, which states,
"Limit future development adjacent to the lagoons and beach in such a manner so
20 as to provide to the greatest extent feasible the physical and visual accessibility to
these resources for public use and enjoyment."
21 f. General Plan Circulation Element Scenic Roadway Policy C.I requires
implementation of the Carlsbad Scenic Corridor Guidelines. This 1998 document
addresses the appearance of development along the railroad corridor and states
23 buildings adjacent to the railroad shall be "architecturally articulated" and present
a "pleasant facade." The SLS as well as the pipe support bridge achieve this desired
24 goal through site and structure design and colors and materials. The SLS, for
example, will be constructed mostly below the surrounding finish grade level to
preserve the natural contours of its hillside setting. Further, the different structures
26 of the SLS have flat roofs and vary in shape and height to provide articulation.
Finally, as with the proposed pipe support bridge, exterior materials and colors
27 appropriately blend with their surroundings.
28 6. The Precise Development Plan POP 00-02(C) is consistent with Encina Specific Plan
144 in that:
PC RESO NO. 6754 -4-
a. It complies with and enhances applicable Specific Plan standards and
2 requirements adopted over the years to regulate development at the EPS.
b. It documents and maps power plant uses and features, and, since it proposes no
3 changes to the operation of the EPS, the Precise Development Plan does not
conflict with Specific Plan standards and requirements regarding power station
operations,
r c. The proposed amended Encina Specific Plan, SP 144(L), incorporates the land
use designations of the City of Carlsbad General Plan, with which the Precise
6 Development Plan is consistent. Additionally, SP 144(L) would incorporate by
reference PDF 00-02(C).
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7. The Precise Development Plan POP 00-02(C) is consistent with the goals of the South
Carlsbad Coastal Redevelopment Plan in that:
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a. Establishment of the Precise Development Plan and its development and
10 environmental standards assists in eliminating blight and environmental
deficiencies in the Redevelopment Plan area and ensuring quality site design. In
that the proposed project will allow for the dismantling and elimination of the
existing lift station structure, over flow basin, and trestle-style wood bridge(s),
including the removal of the pilings that are located in the lagoon channel, which
13 would be considered a beneficial impact to the lagoon and visual character of the
site.
b. Locating the SLS as proposed, on the northern edge of the EPS and between the
railroad and freeway, minimizes constraints on any future use of the EPS.
Furthermore, the proposed project will be constructed primarily underground
16 and will not be visible as viewed from the east and south by motorists,
passengers and pedestrians in the area.
17 c. As mentioned previously, the proposed pipe support bridge will be constructed
to allow for the future Coastal Rail Trail, a separate, future project in this area,
which will enhance recreational activities where none exist through this area.
d. The project also includes the installation of a 12-inch recycled water line, which
will run the length of the project. The recycled water line will improve the
20 reliability and water quality of the City's recycled water system and will provide
adjacent commercial, industrial and office sites a reliable water supply for
landscaping as an alternative to using potable water that is in short supply.
e. The existing sewer lift station and pipelines, which were constructed in 1964 and
rehabilitated in 1989, are under-sized, outdated, and in some areas nearing the
23 end of their useful life. These facilities also do not have sufficient capacity to
convey future projected buildout wastewater flows of the urbanized service
24 areas of the cities of Carlsbad and Vista. The proposed project is designed of a
size adequate to convey the future anticipated buildout demand for the two cities
and features modern components to improve reliability and functionality.
26 8. The Precise Development Plan PDF 00-02(C) is in conformance with the Coastal Act,
27 Agua Hedionda Land Use Plan, Mello II segment, and Coastal Resource Protection
Overlay Zone in that it has been reviewed for consistency with relevant coastal
policies including land use, habitat protection, grading and drainage, stormwater
management, recreation, shoreline access, and visual resources. In particular, the
PC RESO NO. 6754 -5-
Precise Development Plan achieves consistency with Land Use Plan policies as
2 follows:
3 a. The Precise Development Plan regulates uses that are consistent with those land
uses shown on the Plan's Land Use Map (Policy 1.1).
^ b. The Precise Development Plan is subject to, and incorporates as a regulating
r document, the MMRP for the project's MND, which provides mitigation to
ensure consistency with Land Use Plan policies regarding environmentally
6 sensitive habitats, geology, water quality, and other environmental resources.
c. The project avoids impacts to marine resources as the proposed bridge structure
7 will completely span the entire channel width. Furthermore, the existing trestle
bridge structure which supports the existing 42-inch sewer pipe will be removed
and the eight (8) narrow bridge support pilings which presently sequence across
9 and into the bottom of the Agua Hedionda Lagoon channel will also be removed.
In addition, the existing trestle bridge structure which supports the 12-inch high
10 pressure gas line may be relocated to the proposed pipe support bridge, allowing
the trestle bridge, including the four (4) bridge support pilings, to be removed.
1 * d. The project will avoid onsite erosion as a result of the use of silt fences, sandbags
, 2 and straw mulch rolls being placed around excavated trench spoils during the
construction period. Furthermore, all storm drains and natural drainages
13 situated downstream from the construction will be protected by linear sediment
barriers or similar erosion control devices. Following construction, the project
14 also will feature permanent source control and treatment control features in
order to protect any adjacent downstream waters, such as Agua Hedionda
Lagoon, from potential pollution.
15 e. Development permitted by Precise Development Plan PDP 00-02(C) is consistent
with the development standards, such as building height, of the Agua Hedionda
17 Land Use Plan.
f. The proposed bridge structure will be constructed to allow for the future
18 Coastal Rail Trail.
19 9. The approval of Precise Development Plan PDP 00-02(C) fulfills the requirement of
20 Municipal Code Section 21.36.030, which in part states that "no building permit or
other entitlement for any use in the P-U zone shall be issued until a precise
21 development plan has been approved for the property."
22 10. As conditioned, the project is consistent with the City's Landscape Manual (Carlsbad
23 Municipal Code Section 14.28.020 and Landscape Manual Section I B).
24 11, The Planning Commission has reviewed each of the exactions imposed on the Developer
contained in this resolution, and hereby finds, in this case, that the exactions are imposed
•* to mitigate impacts caused by or reasonably related to the project, and the extent and the
^ degree of the exaction is in rough proportionality to the impact caused by the project.
27 Conditions:
28 Note: Unless otherwise specified herein, all conditions shall be satisfied prior to the issuance of
a Notice to Proceed.
PC RESO NO. 6754 -6-
1. If any of the following conditions fail to occur, or if they are, by their terms, to be
2 implemented and maintained over time, if any of such conditions fail to be so
implemented and maintained according to their terms, the City shall have the right to
3 revoke or modify all approvals herein granted; deny or further condition issuance of all
future building permits; deny, revokej or further condition all certificates of occupancy
4 issued under the authority of approvals herein granted; record a notice of violation on the
r property title; institute and prosecute litigation to compel their compliance with said
conditions or seek damages for their violation. No vested rights are gained by Developer
6 or a successor in interest by the City's approval of this Precise Development Plan.
7 2. Staff is authorized and directed to make, or require the Developer to make, all corrections
and modifications to the Precise Development Plan PDF 00-02(C) documents, as
necessary to make them internally consistent and in conformity with the final action on
9 the project. Development shall occur substantially as shown on the approved Exhibits.
Any proposed development, different from this approval, shall require an amendment to
10 this approval.
3. Developer shall comply with all applicable provisions of federal, state, and local laws and
, 2 regulations in effect at the time of building permit issuance.
13 4. This approval is granted subject to the adoption and approval of the Mitigated Negative
Declaration and Mitigation Monitoring and Reporting Program, SP 144(L), RP 10-26,
14 CDP 10-17, HDP 10-05, SUP 10-02 and HMP 05-03 and is subject to all conditions
, _ contained in Planning Commission Resolutions No. 6753, 6755, 6756, 6757, 6758, 6759
and 6760 for those other approvals incorporated herein by reference.
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5. This approval shall become null and void if the Notice to Proceed is not issued or
17 commencement of construction does not occur for this project within two (2) years of
the final discretionary approval, including the discretionary approvals of the
California Coastal Commission or other agencies.
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6. Prior to approval of the Precise Development Plan, the Developer shall apply for and
20 obtain approval of a Coastal Development Permit issued by the California Coastal
Commission or its successor in interest, which substantially conforms to this approval. A
signed copy of the Coastal Development Permit must be submitted to the Planning
22 Director before commencement of construction or issuance of a notice to proceed. If
the approval is substantially different, an amendment to the Precise Development Plan
23 shall be required.
24 7. Developer shall implement, or cause the implementation of, the Mitigated Negative
Declaration Project Mitigation Monitoring and Reporting Program.
26 8. Developer shall submit to the Planning Director a reproducible 24" x 36" mylar copy of
the Precise Development Plan reflecting the conditions approved by the final decision-
27 making body.
2° 9. Developer shall include, as part of the plans submitted for any permit plan check, a
reduced legible version of all approving resolution(s) in a 24" x 36" blueline drawing
PC RESO NO. 6754 -7-
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format (including any applicable Coastal Commission approvals and the Mitigation
Monitoring and Reporting Program).
10. Developer shall comply with all applicable provisions of federal, state, and local laws and
regulations in effect at the time of building permit issuance.
PASSED, APPROVED, AND ADOPTED at a regular meeting of the planning
Commission of the City of Carlsbad, California, held on February 2, 2011, by the following
vote, to wit:
AYES:
NOES:
Chairperson L'Heureux, Commissioners Black, Dominguez,
Montgomery, Nygaard and Siekmann
ABSENT: Commissioner Schumacher
ABSTAIN:
STEPHW'HKP" L'HEUREUX, Chairperson
CARLSBAD PLANNING COMMISSION
ATTEST:
DON NEU
Planning Director
PC RESO NO. 6754 -8-
Exhibit 1
February 2, 2011
1 ORDINANCE NO.
2 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
CARLSBAD, CALIFORNIA, AMENDING THE ENCINA POWER
3 STATION PRECISE DEVELOPMENT PLAN PDP 00-02 TO
APPROVE THE SEWER LIFT STATION AND ASSOCIATED
4 PIPING (SLS) PROPOSED AT THE ENCINA POWER STATION
(EPS), 4600 CARLSBAD BOULEVARD, IN LOCAL FACILITIES
5 MANAGEMENT ZONES 1 AND 3 AND GENERALLY NORTH OF
CANNON ROAD, SOUTH OF AGUA HEDIONDA LAGOON,
6 EAST OF THE PACIFIC OCEAN, AND WEST OF INTERSTATE
5.
7 CASE NAME: AGUA HEDIONDA SEWER LIFT STATION,
FORCE MAIN, AND GRAVITY SEWER
8 REPLACEMENT
CASE NO.: PDP 00-02(C)
9
The City Council of the City of Carlsbad, California, does ordain as follows:
WHEREAS, the City Council of the City of Carlsbad, California has reviewed and
considered a request to approve an amendment to the Encina Power Station Precise
Development Plan, PDP 00-02, via application Precise Development Permit 00-02(C); and
WHEREAS, the amendment is proposed to approve the SLS; and
WHEREAS, changes proposed to the PDP 00-02 makes only minor text and
graphic changes to the Precise Development Plan document, which are shown in strikethrough16
to indicate words to be deleted and in underline to indicate words to be added; and
WHEREAS, after procedures in accordance with requirements of law, the City1 o
Council has determined that the public interest indicates that said PDP 00-02(C) be approved;
20
WHEREAS, the City Council did on the _ day of _ , 201 1 , hold a
dully noticed public hearing as prescribed by law to consider said request; and
WHEREAS, said application constitutes a request for a precise development plan
amendment consistent with Chapter 21 .36 of the Municipal Code as shown and described in the
"Encina Power Station Precise Development Plan PDP 00-02(C)" document and on Exhibits "A"
- "Y," both dated February 2, 2011, and incorporated herein by reference and on file in the
27 Planning Department; and
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1 WHEREAS, at said public hearing, upon hearing and considering all testimony
2 and arguments, if any, of all persons desiring to be heard, said Council considered all factors
3 relating to the Precise Development Plan Amendment.
4 NOW, THEREFORE, the City Council of the City of Carlsbad does ordain as
c follows:
SECTION I: That Precise Development Plan POP 00-02(C), dated February 2,
6
2011, on file in the Planning Department, and incorporated herein by reference, is approved.
7
POP 00-02(C) shall constitute the development plan for the property and all development within
8
the plan area shall conform to the plan.
9
SECTION II: That the findings and conditions of the Planning Commission in
10
Planning Commission Resolution No. 6754 shall constitute the findings and conditions of the
City Council.
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EFFECTIVE DATE: This ordinance shall be effective thirty days after its
13
adoption, and the City Clerk shall certify to the adoption of this ordinance and cause it to be
published at least once in a publication of general circulation in the City of Carlsbad within
1 sJ
fifteen days after its adoption.16
INTRODUCED AND FIRST READ at a regular meeting of the Carlsbad City
Council on the day of 2011, and thereafter.18
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APPROVED AS TO FORM AND LEGALITY
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RONALD R. BALL, City Attorney
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MATT HALL, Mayor12
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PASSED AND ADOPTED at a regular meeting of the City Council of the City of
Carlsbad on the day of 2011, by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
LORRAINE M. WOOD, City Clerk
,, (SEAL)lo
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PDF 00-02(BC)
Encina Power Station
Precise Development Plan
August 19,2009
December 28. 2010
PREPARED FORBY:
City of Carlsbad
Planning Department
1635 Faraday Avenue
Carlsbad, California 92008
PROPERTY OWNER:
Cabrillo Power I LLC
4600 Carlsbad Boulevard
Carlsbad, California 92008
APPLICANTS:
Cabrillo Power I LLC
4600 Carlsbad Boulevard
Carlsbad, California 920Q&
Encina Power Station Precise Development Plan - POP 00-02(BC)
August 19Dgcernbgr_28, 20992010
ttefetan Planning and Engineering
Page 1
City of Carlsbad
Utilities Department
1635 Faraday Avenue
Carlsbad, California 92008
ORIGINAL PDF 00-02 PREPARED BY:
Hofman Planning and Engineering
3152 Lionshead Avenue,
Carlsbad, California 92010
Encina Power Station Precise Development Plan - PDP 00-02(BC)
August 19Decgrnbgr_28, 30092010
Hofman-Planning and Engineering
Page 2
ENCINA POWER STATION - PRECISE DEVELOPMENT PLAN
TABLE OF CONTENTS
I. PURPOSE OF THE PRECISE DEVELOPMENT PLAN (PDF)
A. P-U ZONE AND PDF
REQUIREMENT .................................................. 812
B. ZONING ORDINANCE COMPLIANCE
C. RELATIONSHIP TO SPECIFIC PLAN
144 ............................................. 913
D. ESTABLISHMENT OF BASELINE
CONDITIONS .................................... 9J4
E. BUILDING PERMIT ISSUANCE FOR ALLOWED USES ........................... 44)
14
II. PHYSICAL SETTING
A. ESTABLISHMENT OF POP PLANNING AREAS
................................... 4015
B. EXISTING LAND USES AND CONDITIONS
....................................... 4415
C. PROPOSED APPROVED CARLSBAD SEAWATER DESALINATION
FACILITY
PROPOSED SEWER LIFT STATION (SLS) .................................. 19
SURROUNDING DEVELOPMENTS
4420
III. INCORPORATION OF APPLICABLE REGULATIONS AND DOCUMENTS
A. EIR / MITIGATION MONITORING & REPORTING PROGRAM ............... 21
ArB,
MNP / MITIGATION MONITORING & REPORTING PROGRAM E
MITIGATION MON1TORIN G PROGRAM ..................................... 4421
CITY OF CARLSBAD GENERAL PLAN
.............................................. 4422
GvLX _ ; _ _ _
SPECIFIC PLAN 144 (HL)
.................................................................. 4422
&£._ ____ ___ __ ____________ ___ _ _ _____ _
SOUTH CARLSBAD COASTAL REDEVELOPMENT PLAN (SCCRP)
......... 4423
Encina Power Station Precise Development Plan - POP 00-02(BC)
August 19Dgcgtnbgr_28, 30092010
Hitman Planning and Engineering
Page3
LOCAL COASTAL PROGRAM COMPLIANCE
W24
GROWTH MANAGEMENT PROGRAM COMPLIANCE
4-7-24
GrH.
COMMUNITY THEME CORRIDOR: CARLSBAD BOULEVARD.
4-826
Hrf.
COASTAL RAIL TRAIL
4926
1..LHABITAT MANAGEMENT PLAN
4927
JrK.
DEVELOPMENT AGREEMENT-DESALINATION FACILITY
................... 4-927
. REGIONAL, STATE, FEDERAL OR AGENCY
JURISDICTION .................. 2028
IV. DEVELOPMENT STANDARDS
2429
V. PUBLIC IMPROVEMENTS
A. PUBLIC IMPROVEMENTS OVERVIEW ......................
2237
B. OTHER DOCUMENTS-DEVELOPMENT AGREEMENT.
VI. PROCEDURES AND AMENDMENTS
A. CITY COUNCIL POP APPROVAL OF
P-9P ......................................... ........ 2837
B. BUILDING PERMIT ISSUANCE FOR ALLOWED
USES ............................ 2S38
C. FORMAL AMENDMENTS TO APPROVED
POP ................................................... 2838
D. CONSISTENCY DETERMINATION WITH APPROVED
POP ................. .....2939
Encina Power Station Precise Development Plan - PDP 00-02(BC)
Deceniber..28, 2Q992Q1Q
Hofrnan Planning and Engineering
Page 4
LIST OF EXHIBITS
EXHIBIT 1:
EXHIBIT 2:
EXHIBIT 3:
EXHIBIT 4:
EXHIBIT 5:
EXHIBIT 6:
EXHIBIT 7:
EXHIBIT 8:
EXHIBIT 9:
EXHIBIT 10:
EXHIBIT 11:
EXHIBIT 12:
EXHIBIT 13:
Regional Map
Vicinity Map
Cabrillo Power Properties - Zoning Map
Cabrillo Power Properties - General Plan Map / Local Coastal
Program Boundary
PDF and SP 144 Plan Boundaries/Public Dedications
Cabrillo Power/SDG&E Ownership Marj
POP Planning Areas
Site Plan with ProposedProposod and A pprevedCSDP and §€
Lift StaticmSLS Facilities
PA 1 - Existing Conditions
PA 2 - Existing Conditions
PA 3 - Existing Conditions
Before/After Desalination Plant: Aerial Photo Simulation
Conceptual Photo Simulation of the SLS
EXHIBIT 43-14:-SCCRP Boundary
Encina Power Station Precise Development Plan - POP 00-02(BC)
August i PEtecenibgrlg, 30092010
Hitman Planning and Engineering
PageS
APPENDIX ITEMS
A: -Encina Power Station/Specific Plan 144: Background History
_B: Desalination Plant: detailed exhibits and drawings (Revised per PDF 00-02(B))
C: Sewer Lift Station: detailed exhibits and drawings (Revised per POP 00-Q2(CV)
-D: Applicable Ordinances, Resolutions, and Regulations
-G—City Council Ordinance NS- 779
-ft—Carlsbad Boulevard and North County Transit District Railroad right of way:
Applicable Scenic Corridor Guideline Excerpts
-&—Housing and Redevelopment Commission Resolution XXX 477 approving RP
05 12 (A) with conditions
-ft—Mitigation Monitoring and Reporting Program as adopted by City Council
Resolution 2006 156
~Q.—Planning Department Policy No. 35
H: SP 111 (J). as adopted by City Council Ordinance CS XXX057
~k City Council Ordinance CS XXXX058. including Planning Commission
Resolution No. XXXX 6632 approving POP 00 02 (B) with conditions
J: Sewer Lift Station: detailed exhibits and drawings (Revised per POP 00 Q2(£ty
* City Council Ordinance Cg YYY
-L: Housing and Redevelopment Commission Resolution XXX approving RP-4Q-
26 with conditions
M: Mitigation Monitoring and Reporting Program as adopted by City Council
Resolution 2010 XXX
N: SP 111 (L) as adopted by City Council Ordinance CS XXX
Q: City Council Ordinance- CS XXX, including Planning Commission Resolution
No. XXXX approving POP 00 02 (C) with conditions
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GLOSSARY OF TERMS
AHL
Cabrillo
CCC
CEQA
City
CRT
CSDP
EIR
EPS
Lagoon
LCP
LFMP
MMRP
Agua Hedionda Lagoon
Cabrillo Power I LLC
California Coastal Commission
California Environmental Quality Act
City of Carlsbad
Coastal Rail Trail
Carlsbad Seawater Desalination Plant
Environmental Impact Report
Encina Power Station
EPSPDP Eneina Power Station Precise Development Plan
EWPCF Encina Wastewater Pollution Control Facility
Agua Hedionda Lagoon
Local Coastal Program
Local Facilities Management Plan
Mitigation Monitoring and Reporting Program
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MND Mitigated Negative Declaration
NCTD
PA
PDF
Poseidon
PRC
SCCRP
SDCWA
SDG&E
SP444
SLS
North County Transit District
Planning Area
Encina Power Station Precise Development Plan
Poseidon Resources Corporation
Poseidon Resources Corporation
South Carlsbad Coastal Redevelopment Plan
San Diego County Water Authority
San Diego Gas and Electric
-Specific Plan 144
Proposed Agua Hedionda Sewer Lift Station and Associated Improvements
SP144 Specific Plan 144
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INTRODUCTION
The 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 as the zone applies to the Encina Power Station (EPS). The EPS is
approximately 95 acres in size and extends from Carlsbad Boulevard to Interstate 5
along the south shore of Agua Hedionda Lagoon (AHL).
The EPS is currently capable of producing 965 Megawatts (MW) of electricity and
providing 25% of San Diego County's total energy requirements.
The Encina Power StationEPS is owned by Cabrillo Power I L.L.C.'
_The PDP ts-was atee-the primary approval process for the Carlsbad Seawater
Desalination Project (CSDP), a 50 million gallon per day (MOD) facility at the
EPS. The CSDP is proposed owned by Poseidon Resources Corporation, which has
entered into a long-term lease with Cabrillo Power I L.L.C.
The PDP is also the primary approval process for the SLS, a 50 million MGD
capacity facility, and associated improvements at the EPS.
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, Specific Plan
144. Agua Hedionda ILand Use Plan, and Zoning
Ordinancezoning requirements.
c. Includes provisions for administrative approvals for minor
accessory uses and facility modifications necessary for daily
power generation and—desalination, sewer treatment, and
other operations and to meet security requirements.
d. Establishes PDP amendment procedures.
e. Facilitates building permit issuance for allowed land uses at
the EPS.
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PDF Chapters:
I. Purpose of the Precise Development PianPDP
II. Physical Setting
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 Encina Power Station (EPS) on the southern shore of Agua Hedionda I agoonAHL,
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 northern San Diego County coastline.
The history and operations of the powerplant are summarized in Appendix A. A summary
of the 50 MOD (million gallons per day)MGD approved seawater desalination
facilityCSDP proposed owned by Poseidon Resources Corporation is provided in Section
II. C. of this document. In addition, a summary of the 50 MGD.SLS owned by the City of
Carlsbad is provided in Section II'.D. of this document.
The Public Utility Zone, Chapter 21.36 of the Carlsbad Municipal Code, implements the
corresponding General Plan designation of Public Utility (U). Exhibit 3 (Zoning) and
Exhibit 4 (General Plan) depict these land use designations, respectively. Section
21.36.020 of the Public UtilityP-U Zone lists permitted uses and structures, including the
generation and transmission of electrical energy, use and storage of fuel oils, aftd-energy
transmission facilities, and wastewater facilities, all of which are existing uses at the EPS.
The processing, use, and storage of domestic and agricultural water supplies are also
identified as permitted uses in the P-U Zone. Accordingly, since it entails processing, use
and storage of domestic water supplies, the proposed approved Carlsbad Seawater
Desalination Plant (CSDP) and the proposed sewer lift station are-is a permitted use in the
P-U Zone. The P-U Zone additionally permits facilities that dispose, treat, and reclaim
wastewater; accordingly the Sewer Lift StatkfflSLS is also a permitted use.
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 Precise Development Plan (PDP). The PDP serves as the primary entitlement
for the CSDP and SLS.
In the future, the CSDP, SLS, and other improvements contemplated for the EPS will
require building permits; other future improvements may also require entitlements,,
including amendments to this PDP. Since the EPS is within the boundaries of the South
Carlsbad Coastal Redevelopment Plan (SCCRP), it is subject to the provisions of this plan
as discussed further in Section III.IE.
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:
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"Insure compatibility of the development with the General Plan and the surrounding
developments'"
The Precise Development PlanPDP satisfies the above by providing:
• a baseline of existing conditions (August December 30092010)
• guidance for building permit and entitlement issuance for allowed uses
• establishment of planning areas, standards and provisions
• development standards that require General Plan compliance
• amendment and implementation procedures
• linkage to other related regulations, approvals, and documents
Consistency with the General Plan will allow for continued compatibility with the
surrounding developments in the adjacent area, further discussed in Section II. ED. of this
document. A list of related regulations, approvals, and documents is provided in Appendix
D,
"Insure that due regard is given to environmental factors"
The certification of an Environmental Impact Report (EIR) for the CSDP was processed
concurrent with the approvals for the desalination facilityCSDP, as well as this Precise
Development PlanPDP. EIR 03-05 and implementation of the corresponding Mitigation
Monitoring and Reporting Program (MMRP), will satisfy satisfied the above regarding
adequate environmental review.
The certificationadoption of a Mitigated Negative Declaration (MNP) for the SLS was
processed concurrent with the approvals for the SLS. as well as this POP amendment (POP
00-02(0)). The MNP, and implementation of the corresponding MMRP, is adequate
environmental review for the project.
"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 PDF, including the proposed approved desalination facilityCSDP
and the desalination facility SLS. Public Improvements are addressed in Chapter V.
C. RELATIONSHIP TO SPECIFIC PLAN 144
Specific Plan 144 (SP144) was approved by the City of Carlsbad in 1971 covering the
powerplant and all related property owned at that time by San Diego Gas & Electric
(SDG&E). That included water and southern shoreline areas of Agtsa—Hedionda
fcageonAHL east of Interstate 5; in addition to areas west of 1-5. Exhibit 5 (Plan
Boundaries) depicts the overlapping boundaries of SP 144 and the Precise Development
PteftPDP.
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The ownership of the powerplant property by Cabrillo Power I L.L.C. (Cabrillo) is
combined with their ownership of adjacent lagoon waters west and east of 1-5. Precise
Development PlanPDP provisions apply only to the land area owned by Cabrillo Power 1
LfeG-CCabrillo) and zoned P-U since the lagoon water is zoned Open Space (OS). Exhibit 6
(Ownership) depicts the corresponding property ownerships of SDG&E and Cabrillo Power
as well as the boundaries of the POP.
One of the related entitlements for the CSDP SJLSJs an amendment to SP 144. In 2006, SP
144(H), which was formally adopted to included the PDF area into the Specific Plan. SP
144(H), therefore, is noted in Chapter III (Incorporation of Applicable Regulations and
Documents). SP 144(J) is the ewFetrt-amendment that corresponds with amendment to the
PDP via PDF 00-02(6) for the CSDP approved in 2009. SP 144(1), as well as POP 00-
02(A), are the file numbers that were assigned to an application by the powerplant for a re-
powering proposal, that instead is regulated by the California Energy Commission and
therefore may not be subject to PDP or SP 144 provisions.
SP 144(K) is the amendment that revises e£-SP 144 to identify lands included in
"Proposition D - Preserve the Flower and Strawberry Fields and Save Taxpayer's Money"
as being included in the Cannon Road Agricultural/Open Space (CR-A/OS) Zone. The
Proposition D lands are located outside the PDP area; therefore, there is no need to amend
PDP 00-02.
SP 144(L), as well as PDP 00-02(0. are the amendments that incorporates the SLS into the
two documents. Pertinent provisions from SP 144 are incorporated into Chapter IV,
Development Standards.
D. ESTABLISHMENT OF BASELINE CONDITIONS
The existing conditions and land uses within the P-U Zone as it relates to the EPS are
established. This is an important function of the Precise Development PlanPDP since it
will serve as the development baseline for any future project implementation at the EPS,
such as the approved CSDP and SLS. Existing conditions and land uses are outlined in
Chapter II, Physical Setting.
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 Precise
Development •PlanPDP 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.
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By providing a PDF for the property as required by the zoning Zoning ordinanceOrdinance,
and as a guide to assess implementation compliance, this document facilitates building
permit and entitlement issuance procedures.
II. PHYSICAL SETTING
A. ESTABLISHMENT OF PDF PLANNING AREAS
Exhibit 7 (PDF Planning Areas) shows the Preci se Bevel opment PI an P DP area and
corresponding Planning Area boundaries. The three Planning Areas shown are consistent
with the planning areas shown and described in EIR 03 05 and SP 144(H).
The Assessor's Parcel Numbers (APN) for the land within the PDP are 210-010-59-4J_and
210-010-3-743. As determined by these APNs the area of the PDP is approximately 95
acres.
B. EXISTING LAND USES AND CONDITIONS
The Encina Power StationEPS, and the Agua Hedionda LagoonAHL are well-established
features of coastal North County. Agua Hedionda LagoonAHL is connected 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 8 (Site Plan with Proposed and Approved FacilitiesCSDP and Sewer Lift
StationSLS) as well as the exhibits contained in Appendix B & JC shows existing
structures, paved and parking areas at the power StationEPS as well as the proposed
approved desalination facilityCSDP and the SLS locations.
PLANNING AREA 1
Planning Area 1 depicted on Exhibit 9 consists of approximately 46 acres and is generally
located south of the outer Agua Hedionda LagoonAHL, and adjacent to Carlsbad
Boulevard. PA 1 contains the most recognizable features of the plant: the power generating
facility and emissions stack are located on the western portion of this Planning 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 eastern
boundary.
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
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landscaping along Carlsbad Boulevard and a portion of the south shore of the outer lagoon
AHL basin is also located within PA 1.
In addition to the major structures listed above, the main entrance to the EPS is located in
Planning Area 1, at 4600 Carlsbad Boulevard, south of Agua Hedionda LagoonAHL. 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, shown
on Exhibit 9, 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 Construction 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, truck 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
demonstration facility. The objective of the demonstration plant is to develop data for the
monitoring of the future full-scale (50 MOD) CSDP facility.
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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 shrubs, which serve to screen the facility from
views along Carlsbad Boulevard and from the north shore of the LagoonAHL. The
maximum height of this facility is less than 20 feet.
PLANNING AREA 2
Planning Area 2, shown on Exhibit 10, is approximately 34 acres in size. It 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. In recent years, natural
gas curtailments to the EPS resulted in an increased, though intermittent reliance on fuel
oil. This situation could occur again in future years if energy supply and demand reach peak
levels and natural gas availability is scarce.
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 further 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 fuel 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, to be located adjacent and east of the existing sewer lift
station within PA 2, is constructed (Exhibit 10 depicts the location of the.. SLS).? The SLS
also includes new sewage pipelines that extend across PA 2 from north to south, just east of
the NCTD railway. An-aa4 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 southbound travelers on 1-5 and Carlsbad
Boulevard. Fire training is intermittently conducted within this planning area.
PLANNING AREA 3
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Planning Area 3, shown by Exhibit 11, is approximately 14 acres in size and contains three
small fuel oil tanks known as Fuel Tanks 1, 2 and 3 (Fuel Tank 3 will be removed to
accommodate the approved CSDPj. These tanks are located south of the outer basin of the
Agua Hedionda LagoonAHL and adjacent to and west of the NCTD tracks.
PA 3 is the location of the proposed approved CSDP.
Power generation-related facilities located in this planning area include the three smaller
fuel oil tanks, above ground and underground 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
reclamation facilities
C. PROPOSED APPROVED DESALINATION FACILITY
The 50 million gallons per day (MGD) Carlsbad Seawater Desalination PlantCSDP ts
proposedwas approved for a portion of PA 1 and the portion of PA 3 currently occupied by
Fuel Tank 3, the southernmost tank. Appendix B contains engineering drawings depicting
various components of the desalination facilityCSDP and building elevations.
When fully operational, the proposed approved 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 desalination facilityCSDP is
described with detailed analysis in certified EIR 03-05, and EIR 03-05(A), an Addendum to
the certified EIR. A summary is provided below.
The project includes a desalination plant, pipelines and other appurtenant facilities. Fuel
Tank 3 and surrounding earthen containment dikes and adjacent paved areas will be
removed to accommodate the proposed approved desalination plant. Detailed exhibits and a
preliminary grading plan of the proposed approved facility are included in Appendix B.
Appurtenant facilities are associated with the desalination facility, consistent with the
project description in certified EIR 03-05 and EIR 03-05(A), such as: intake and discharge
pipes, product water pipeline, transformers, electrical connections and solids handling
building. These appurtenant facilities are proposed approved primarily in PA 3 and PA 1.
Ground level and aerial photo simulations of the facility are provided in EIR 03-05. Exhibit
12 of this document shows a before/after conceptual aerial photo simulation of the CSDP.
Offsite infrastructure and facilities to carry and store product water are not included as part
of the Precise Development PlanPDP as they are not proposed to be located on P-U zoned
properties and, therefore, not subject to PDP provisions.
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Source water for the project will come from seawater in the existing cooling water system
at the EPS. Appendix B, Exhibit F provides a process flow diagram for the CSDP.
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 local and/or regional storage and
distribution systems. A large diameter pipeline, proposed—approved along the east
boundary of PA_1, would convey product water from the desalination plant in a southerly
direction to offsite infrastructure and facilities.
-These product water pipelines, and the new offsite pipelines that would be constructed for
conveyance of the product water to the City of Carlsbad, neighboring water agencies and/or
the San Diego County Water Authority, are described in certified EIR 03-05 and EIR 03-
05(A).
Cooling water from the condensers of all five units of the power generating structure 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- PROPOSED SEWER LIFT STATION
The entire project involves the installation of a sewer trunk line (3,960-foot long force main
and a 8,420-foot long gravity sewer line) to be located between the San Diego Northern
Railroad (BNSFj railroad 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-fbot weathered steel span): and
associated improvements on the Vista/Carlsbad Sewer Interceptor System (Segments
VC11, VC12. VC13, VCR and VC15 as referenced in the City's 2003 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 bridge.
However, most of the bridge, except the southern abutment, and offsite infrastructure
(proposed improvements to the north and south of.PA 2) are not included as part of the
POP amendment as it is not proposed to be located on P-U zoned properties and, therefore,
not subject to POP provisions.
The SLS will involve a series of three structures (two, of which will be primarily
underground). These structures will be constructed in an area approximately 80- to 100-feet
southeast of the existing sewer lift station. These three structures are the main lift station, a
smaller grinder facility, and a still smaller bio-filter structure. The large, main structure will
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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 western
wails visible up to 25.5 feet in height. The lift station structure will be stained earth-tone
colors, with wall texturing for shadowing to fit into the surrounding 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 provided in Appendix C and a photo simulation is provided in Exhibit 13-ef-
this document.
ML 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 PDF 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 Agua Hedionda LageonAHL; Interstate 5 is
located along the eastern 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 Precise Development PlanPDP
Jurisdiction)
North: Agua Hedionda LagoonAHL
South: Industrial utility, Cannon Park
East: 1-5 and NCTD Railway Transportation Corridor
West: Carlsbad Boulevard, Beach Access
Existing Surrounding General Plan, Zoning and Local Coastal Plan Designations
(Adjacent to Precise Development PlaaPDP Jurisdiction)
North: Open Space
South: Open Space, Planned Industrial, Utility
East: Open Space, Transportation Corridor
West: Open Space
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The Eneina Power StationEPS and surrounding neighborhoods have co-existed for
approximately 50 years with minimal day-to-day interaction or disturbance. The EPS
operations are self-contained and do not generally extend beyond the limits of the PDP. The
EPS and implementation of the Precise Development PlanPDP will facilitate continued
compatibility with the EPS and surrounding developments in the area.
III. APPLICABLE LAND USE REGULATIONS
A. EIR 03-05, EIR 03-05(A) / MITIGATION MONITORING amlAND
REPORTING PROGRAM
Certification of Final EIR 03-05 constitutes the environmental review necessary for this
Precise Development PlanPDP and the proposed desalination facilityCSDP. The EIR was
prepared, processed and certified in compliance with CEQA (California Environmental
Quality Act) in 2006.
EIR 03-05 also covers the environmental review of offsite pipeline alignments designed to
convey the desalinated water for regional distribution from the Eneina Power StationEPS
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 amendment 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. 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 Precise Development PianPDP.
A copy of tThe MMRP is contained in City Council Resolution 2006-156, which is
identified in included in Appendix DF.
B. SLS MNP - PDP 00-02(C) / SP 144(L) / RP 10-26 / CDP 10-17 / HDP 10-05 /
SUP 10-02 / HMP 10-03 - / MITIGATION MONITORING AND REPORTING
PROGRAM
CertificatieftAdoption of the Final MNP constitutes the environmental review necessary for
this PDP amendment and the SLS. The MNP was prepared, processed and certified in
compliance with CEQA.
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The MNP also covers the environmental review of off site 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.
AdoptionCertification 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. P-BP
amendment 00 02(C) provides minor revisions to the site plan of the approved CSDP as
analyzed by the MNDr
The mitigation measures mostly address environmental impacts from the construction 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
PDF.
A copy ef-theThe MMRP is contained in City Council Resolution 2010-XXX, which is
identified in included in Appendix DM.
B;C_CITY OF CARLSBAD GENERAL PLAN
The Land Use Element of the Carlsbad General Plan designates the existing power station
propertyEPS 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. This Precise
Deve 1 opment P 1 an POP , compliant with Chapter 21.36, ensures compatibility with the
City's General Plan.
The Carlsbad General Plan states that the Public Utility designation's "primary functions
include such things as the generation of electrical energy, treatment of wastewater, public
agency maintenance storage and operating facilities, or other primary utility functions
designed to serve all or a substantial portion of the community". The desalmation-CSDP
and SLS uses are is-considered consistent with these land uses.
Therefore, implementation of the Precise Development PlanPDP, including building permit
issuance for the desalination CSDP and SLS facilities, would be consistent with the site's
land use designation of Public Utility and the City's General Plan.
I &D. SPECIFIC PLAN 144 (H^^yVJ) (J), (K) AND (L)
The amendment to formally include the Precise Development PlanPDP area into Specific
WaftSP 144, processed as SP 144(H), was approved concurrently with the desalination
MtyCSDP, EIR 03-05, and other approvals.
SP 144(H) formalized the inclusion of the POP area and will likewise provide specific plan
coverage compliant with State law guidelines per Government Code Section 65450.
Encina Power Station Precise Development Plan - POP 00-02(BC)
August i 9Dgceroberl8, 20092010 '
•Hofman Planning and Engineemg
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Applicable conditions or regulations resulting from the integration of the Precise
Development PlanPDP into Specific PlanSP 144 are outlined with other development
standards, planning area by planning area, in Chapter IV. Changes proposed to the POP that
are considered ''formal amendments" also require an amendment or comprehensive update
of SP 144. See Section VI C. for details.
Specific PlanSP 144 (J) is the amendment to Specific PlanSP 144 that implements the site
plan reconfiguration for the CSDP covered by the amendment to th+s-PDP (PDP 00-02(8)),
the Redevelopment Permit Amendment (RP 05-12(A)) and EIR 03-05 Addendum (EIR 03-
05 (A)). A copy of SP I'll (J) is included in Appendix H.
SP 144 (K) amends SP 144 to identify lands included in ''Proposition D - Preserve the
Flower and Strawberry Fields and Save Taxpayer's Money" and the Cannon Road
Agricultural/Open Space (CR-A/OS) Zone. The Proposition D lands are located outside the
PDP area: therefore, there is no need to amended PDP 00-02.
SP 144 (L) is the amendment to SP 144 that implements the SLS covered by the
amendment to this PDP (PDP 00-02 (C)), the Redevelopment Permit (RP 10-26). and the
MNP. A copy of SP H4 (L) is included in Appendk-Hv
ML SOUTH CARLSBAD COASTAL REDEVELOPMENT PLAN (SCCRP)
The South Carlsbad Coastal Redevelopment Plan (SCCRP) is a 555-acre redevelopment
area. As shown on Exhibit 43Jj4, the Precise Development PlaHPDP area is a portion
(approximately 95 acres) of the larger Redevelopment jurisdiction. Identified 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. This action requires a PDP for
_ a number of certain uses, including a sewer lift station._a desalination facility and the
Encina Power Station Precise Development Plan - PDP 00-02(BC)
8, 36092010
Hofman Planning and Engineerin
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generation and transmission of electrical energy; a finding of extraordinary public purpose
for those certain uses; and a Redevelopment Permit. An amendment to the CSDP's
project's Redevelopment Permit (RP 05-12(A)) is- was processed along with the— an
amendment to the PDP (POP 00-02(B)) to'thia POP. The SLS's Redevelopment Permit (RP
10-26) is being processed along with the amendment to the PDP (PDF 00-02 (CV).
Ordinance NS-779 also states that these requirements shall not be required of, or applied to,
uses regulated by the California Public Utilities Commission (CPUC). Ordinance NS-779 is
attached asreferenced in_Appendix DG, and integrated into the compliance elements
outlined in Development Standards, Chapter IV.
COASTAL PROGRAM COMPLIANCE
The Agua Hedionda LagoonAHL Local Coastal Program (LCP) segment applies to the
Precise Development PlemPDP. 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 California Coastal CommissionCCC retained permit authority
within the Agua Hedionda LagoonAHL LCP.
Therefore, any development within the Precise Development PlanPDP jurisdiction requires
approval of a coastal development permit by the California Coastal GemmissienCCC prior
to building permit issuance or effectiveness of any entitlement, such as this Precise
Development PlanPDP. Compliance with related coastal permit conditions shall be
addressed prior to building permit issuance, as part of the Precise Development PlanPDP
implementation.
The Agua HediondaAHL LCP acknowledges the coastal dependent nature of the Enema
Power S-tationEPS and existing land uses, which are considered to be consistent with
supported coastal policies and objectives. Likewise. tThe CSDP is-_consistent with the
Agua — Hedionda — LagoenAHL Local — Coastal — Program — 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 of the Final MNP.
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 infrastructure so that future Zone
demands can be adequately assessed, planned, and provided. The Enema Power
StationEPS, proposed - desalination facility, SLS,
and Precise Development PlanPDP jurisdiction lie within Local Facilities Management
Zone 1 and Zone 3; Zone 1, however, applies only to the northwest corner of the E&ei&a
Encina Power Station Precise Development Plan - PDP 00-02(BC)
Hoftnan Planning and Engineerin
Page 24
Power Station.EPS and Precise Development PlanPDP jurisdiction in the vicinity of the
aquaculture facilities and discharge pond.
Implementation of the Precise Development PlanPDP, including the CSDP andSLS, is-are
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 Precise
Development PlanPDP. This was reaffirmed by the environmental review and certification
of the_Final EIR 03-05, and-EIR 03-05(A) for the CSDP. and the MNP for the SLS. and is
summarized below.
CSDP
LFMP Zone 1 and Zone 3 - Performance Standards & Project Compliance
Performance Standard
Administrative Facilities
Library
Wastewater Treatment
Parks
Drainage
Circulation
Fire
Open Space
Schools
Sewer
Water
Project Compliance
N/A. This standard does not apply to non-residential uses
N/A. This standard does not apply to non-residential uses.
Effects on wastewater treatment are discussed and mitigated in the
N/A. This standard does not apply to non-residential uses.
Negligible Effect. The EPS has a Storm Water Pollution Prevention
Plan (SWPPP) in place. The desalination facility will also
implement a SWPPP.
Negligible effect. The desalination facility will only add 120
Average Daily Trips (A DT) to the traffic circulation of the area.
N/A. This standard does not apply to non-residential uses.
No effect on open space compliance.
N/A. This standard does not apply to non-residential uses.
Effects on sewer capacity are discussed and mitigated in the EIR
Beneficial effect anticipated. The desalination facility 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.
SLS
LFMP Zone 1 and Zone 3 - Performance Standards & Project Compliance
Performance Standard
Administrative Facilities
Library
Wastewater Treatment
Parks
Drainage
Circulation
Project Compliance
N/A. This standard does not apply to non-residential uses
N/A. This standard does not apply to non-residential uses.
The sewer lift station would improve the existing wastewater
facilities and will handle the projected build-out sewage anticipated
from the service area.
N/A. This standard does not applv to non-residential uses.
Negligible Effect. The EPS has a SWPPP in place. In addition, the
sewer lift station will also implement a SWPPP.
Negligible effect. The sewer lift station will onlv add one additional
ADT to the traffic circulation of the area for a maintenance vehicle
to monitor and service the sewer lift station.
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August 19Dgcgmbgrl8, 3W920JO
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Fire
Open Space
Schools
Sewer
Water
N/A. This standard does not apply to non-residential uses.
No effect on open space compliance.
N/A. This standard does not apply to non-residential uses.
The project will not result in an increase in sewer flow.
The project includes the installation of a 12-inch diameter recvcled
water line. This line will serve to distribute recycled water in the
northern portion of Carlsbad for landscape irrigation.
G.JJLCOMMUNITY THEME CORRIDORS
The City of Carlsbad General Plan designates specific transportation corridors as scenic
roadways. Carlsbad Boulevard on the western perimeter of the PDF is designated as a
"Community Theme Corridor". Excerpts fromThe Scenic Corridor Guidelines applicable to
Carlsbad Boulevard and the railroad right of way are attached referenced in Appendix D.
Carlsbad Boulevard, the local segment of the coast highway located along southern
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
Mitigation Monitoring and Reporting ProgramMMRP 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- as referenced in Appendix DjF. Changes proposed to the CSDP as part of
PDF 00-02(B) do not trigger any new mitigation measures, as described in EIR 03-05(A).
In addition, the sewer lift station was designed to reduce the visual impacts as viewed by
motorists, passengers, and pedestrians in the area. The facility is designed to be built into
the existing bluff and is primarily underground as viewed from the east and south
elevations, as discussed in the MNP. No mitigation measures are required because the
project will not have an adverse effect on the transportation corridors or scenic vistas.
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 - PDP 00-02(BC)
August •19Decernbgr_28, 2W920H)
tiofman Planning-and Engineering
Page 26
provide an alternative 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 construction.
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 existing portin of the CRT would crosses the SLS's pipe support bridge
over Agua Hedionda LagoenAHL and continues south through the Encina Power
StationEPS property, on the east or west side of the railroad tracks within NCTD right of
way. An alternative to the railroad right-of-way alignment may be evaluated: after crossing
the lagoon bridge southbound, the trail would align eastward toward to the 1-5 freeway
along the southern shore of Agua Hedionda Lagoon. The trail would then continue
southward along the eastern- edgeNCTD right-of-way within-ef- the Precise Development
P4afiPDP property. The trail would continue south-west of i-5. into the existing commercial
development located on the north side of Cannon Road. The commercial development
accommodates the Coastal Rail TratJCRT alignment through its property and facilitates
continued southward alignment to city limits.
Regardless of final alignment, the CRT is considered an allowed and supported land use
within the Precise Development PlanPDP. It is specified as an allowed use within the PDP
in Chapter IV, Development Standards.
IT-L. _ HABITAT MANAGEMENT PLAN
The City of Carlsbad's Habitat Management Plan (HMP) protects the City's open space
resources. The Precise Development PlanPDP area is south and adjacent to the Agua
Hedionda LagoenAHL. Implementation of the P-recise Development •PlanPDP will not
adversely affect the Lagoon, nor hinder HMP implementation. The PDP is designated as a
"Development Area", and lies outside of any existing or proposed habitat conservation
areas.
The Precise Development PlanPDP 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 and approval o f-EIR 03-05(A) for the
CSDP. and the MNP for the SLS.7
•^^DEVELOPMENT AGREEMENT - DESALINATION FACILITY
A Development Agreement may behas 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 seq. of the
California Government Code and Zoning Ordinance Chapter 21.70 are intended. The
Development Agreement is on file with the City of Carlsbad, in the Planning Department
under the filing reference of DA 05-01 (A).
Encina Power Station Precise Development Plan - PDP 00-02(BC)
August-19December 28. 30092010
Hofman Planning and Engineering
Page 27
The final terms of the Development Agreement may need assessment prior to building
permit issuance for the desalination facility.
If approved, the Development Agreement will be on file with the City of Carlsbad, in the
Pfenning Department under theill ing reference ofDA 05-01.•
The amendment to the Development Agreement, DA 05 01 (A), is part of the amendment
package to entitle the reconfigured site plan for the desalination plant covered by PDF 00
02(B), and related agreement details regarding offsite pipeline distribution and operation
not in the PDF.
feSL_REGIONAL, STATE, FEDERAL OR OTHER AGENCY JURISDICTION
LOCAL
• City of Carlsbad/Carlsbad Housing & Redevelopment AuthorityCornmission
REGIONAL
• San Diego County Air Pollution District (APCD)
• Regional Water Quality Control Board (RWQCB)
• San Diego County Department of Environmental Health (DEH)
STATE
• California Coastal Commission (CCC)
• California Public Utilities Commission (CPUC)
• California State Lands Commission (SLC)
• California Independent System Operator (ISO)
• California Department of Fish and Game (CDFG)
• California Energy Commission (CEC)
• California 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
Encina Power Station Precise Development Plan - POP 00-02(BC)
August 19Dgcenibgr28, 2W92Q1Q
llofman Planning and Engineering
Page 28
EPS, which are not subject to the regulatory powers of the City of Carlsbad or the P-feeise
Development PlanPDP.
The CSDP is also subject to the regulatory powers of certain agencies noted above.
However, the P-recise Development PlanPDP does not confer any additional regulatory
jurisdictional powers upon the City of Carlsbad than it already retains under applicable
state and federal laws.
IV. 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 future 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 Precise Development PlanPDP. 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 Precise Development PlanPDP, 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. Furthermore,
Appendix D lists many applicable ordinances, resolutions and regulations. While not
comprehensive, Appendix D is helpful in identifying those documents and standards
particular to the PDP area.
OVERVIEW OF STANDARDS AND REQUIREMENTS FOR PDP AREA
STANDARD or
REQUIREMENT
Permitted Uses
Conditional Uses
Minimum Lot Area
Encina Power Station Preci
AntiH"! IQDerpmhpr ">8 ~>ft
llofman Planning and Engii
Page 29
DESCRIPTION
See Discussion Below
See Discussion Below
7.500 square feet
SOURCE of
REQUIREMENT
Chapter 2 1.36-
21.36.020
Chapter 2 1.36-
21.36.110;
and the PDP
Chapter 2 1.36-
Applies
toPAl
X
X
Applies
to PA 2
X
X
Applies
to PA 3
X
X
se Development Plan - PDP 00-02(8(3)
992010
neering
Lot Coverage
Parking, Loading
and Refuse
Collection Areas
Landscaping
Grading
Architecture and
Building Materials
Setbacks
Parking
Building Height
Equipment and
Storage Tank
Screening
Lighting
STANDARD or
REQUIREMENT
Precise Development
Plan: POP 00-02.
Encina Power Station Preci
HoFman Planning and Engii
Page 30
50% maximum
See Discussion Below
None in front, side or
rear setback adjoining
street; or 10' within
side/rear property line.
See Discussion Below
See Discussion Below
See Discussion Below
See Discussion Below
See Discussion Below
See Discussion Below
Not to exceed 35 ft
To remain reasonable
screened by healthy
landscaping/planting
Lighting Plan
approval prior to
building permit
issuance
DESCRIPTION
Ordinance CSNS
XXX806 with
Conditions in
building permit or
entitlement in P-U
Zone first requires
approved POP for
property.
21.36.060
Chapter 2 1.36-
21.36.070
Chapter 21.36 -
21.36.080;
and the POP
Chapter 2 1.36-
21.36.090; and the
PDF
Chapter 2 1.36-
21.36.050(6);
and the PDF
Chapter 2 1.36-
21.36.050;
and the POP
Chapter 2 1.36-
21.36.050(1);
and the PDF
Chapter 2 1.36-
21.36.050(11);
and the POP
Chapter 2 1.36 -
21.36.050(2);
SP 144; and the
AHL LCP
SP144
SP 144; also see
any project
Mmitigation
Mmeasures-belew
SOURCE of
REQUIREMENT
Zoning Ordinance,
Chapter 21.36;
SCCRP Section
600 (Ordinance
NS-779);
Ordinance NS-806
and subsequent
amendments
approved by
ordinance
X
X
X
X
X
X
X
X
X
X
X
Applies
toPAl
X
X
X
X
X
X
X
X
X
X
X
X
Applies
to PA 2
X
X
X
X
X
X
X
X
X
X
X
X
Applies
to PA 3
X
se Development Plan - PDF 00-02(BC)
092010
leering
Redevelopment
Permit- RP OS TYM
Required Finding of
Extraordinary Public
Purpose-RP required
Coastal Development
Permit
Mitigation Measures
Final Precise
Development Plan
Rehabilitation,
redevelopment, and
development activities
within SCCRP require
redevelopment permit.
Resolution XXX No.
in Appendix E
Many utility uses and
governmental
facilities within the
SCCRP require the
making of this
finding. Ordinance
€
May be required if
new development in
AHL LCP segment
Measures to reduce
environmental
impacts to less than
significant as required
by EIRs and
lists EIR mitigation
measures for the
pcryp r,nfl AnnpnrliY
M livt" MNT)
mitigation measures
for the sewer lift
f tfl+T <"\yjnicriiuii
Required for Building
Permit Issuance
Carlsbad
Redevelopment
\ i ithnri tv 'S PPR P
Sections 200 and
600 (Ordinance
NS-779)
Carlsbad
Redevelopment
'\ntVinri tv/cKTRP
Section 600
(Ordinance NS-
779)
LCP Permit and
Appeal Jurisdiction
map (on file in
Planning Division);
California Coastal
Commission -
San Diego Coast
District Office
MMRPs per Final
EIR 03-05 for
CSDP and aad
MNDother project
approvals as
applicable
Zoning Ordinance
Chapter 2 1.36-
21.36.100
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
PERMITTED USES
Permitted uses within the PDP shall be based on the following allowances and/or criteria:
Encina Power Station Precise Development Plan - PDP 00-02(6C)
Hofman Planning and Engineerin
Page 3 1
• Consistency with the PDF, including the existing uses for the subject
Planning Area as established by the Precise Development PlanPDP including
Chapter II. B.
• Consistency with the Carlsbad General Plan, Encina Specific Plan, and
Zoning Ordinance, including the permitted uses and structures as outlined by
the Public Utility Zone, Section 21.36.020.
• Consistency with the SCCRPouth Carlsbad Coastal Redevelopment Plan,
including Section VI. (600), Uses Permitted in the Project Area.
• Consistency with the Local Facilities Management PlanLFMPs for Zones 1
and 3.
• Consistency with the Agua HediondaAHL Land Use Plan.
• Consistency with the Scenic Corridor Guidelines.
• Compliance with all applicable local, state, and federal permits, including
any Coastal Development Permits compliance, if applicable, shall be
maintained.
• Consistency with applicable environmental documents, including MMRPs.
In addition to the permitted uses listed in the Public Utilities Zone, Coastal Rail Trail-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.
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
21.36.110 (Uses and structures permitted by conditional use permit) of the 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 Precise Development PlanPDP.
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A«gttst-WDecember28,200920.10
Hofnian Planning and Engineering
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LOT COVERAGE
The table below reflects compliance with the maximum allowance of 50% lot coverage.
The difference between the existing and proposed data reflects the CSDP and Sewer Lift
Station.SLS
EXISTING LOT COVERAGE - EPS
Buildings
Paved Area
Landscaped Area
Unimproved Area
Total
Acres
11.96
24.42
20.64
38.06
95.08
Percentage
12.58 %
25.68 %
21.71 %
40.03 %
100%
PROPOSED APPROVED LOT COVERAGE EPS with Approved CSDP
Buildings
Paved Area
Landscaped Area
Unimproved Area
Total
Acres
14.57
25.50
22.14
32.87
95.08
Percentage
15.3%
26.8%
23.31%
34.6%
100%
LOT COVERAGE - Sewer Lift Station Prefect
Buildings
Paved Area
Landscaped Area
Unimproved Area
Total
Acres
14.82
26.20
22.65
33.87
97.54
Percentage
1.5.58%
27.25%
23.67%
33.50%
100%
* Based on LOT COVERAGE EPS with Approved CSDP
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 refuse collection and permanent loading areas visible from public
areas should be visually screened, as necessary, to a height up to 10 feet.
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Based on a 2001 parking study of the EPS, there are 174 existing parking spaces within
Planning Area 1 of the Precise Development PlanPDP. The 174 existing spaces constitute
the PDP's baseline parking supply as depicted on Exhibits 8 and 9. 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 full operation, the CSDP will require 13 parking spaces, a number sufficient for plant
employees, visitors and vendors. Accordingly, a 22-space parking lot is proposedhas 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. 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 9 extra spaces provided at the CSDP (for a total of
183 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,
Because of the unique uses at the EPS, determination of parking needs for facilities within
the PDF 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,
• 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 shrubs/flowers.
• Landscaping adjacent to Carlsbad Boulevard and the NCTD railroad right of
way shall be consistent with the scenic corridor and railroad corridor themes
per the Carlsbad Landscape Manual to enhance the visual character of area.
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When parking is visible from Carlsbad Boulevard, landscaping shall screen
views of parking from passing motorists and pedestrians.
Perimeter landscaping, trees or shrubs 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 Planning Director.
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 Coastal—CommissionCCC
requirements.
ARCHITECTURE & BUILDING MATERIALS
The form and design of any new structures, including the approved CSDP and SLS, would
largely be determined based as a result of the visibility from offsite locations and applicable
government requirements. The following architectural guidelines apply only to the EPS's
perimeter, and other publicly visible components of the Precise Development Plan PDF
area.
• Future buildings and structures, and additions and alterations to them or to
existing buildings and structures, 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.
It is recognized that in some cases requirements of other governmental agencies or the
function, nature, or location of the structure or building may limit or make impractical the
ability or need to follow these guidelines. Accordingly, based on evidence provided by the
applicant to support such a decision, the Planning Director may determine compliance with
one or both of these guidelines is unnecessary.
SETBACKS
Exhibits 8 and 9 of this document depict minimum required setbacks for the PDF area.
However, similar to the architectural criteria outlined above, it is recognized that in some
cases requirements of other governmental agencies or the function, nature, or location of
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the structure 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 Planning Director 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
is depicted on Exhibits 8 and 9.
• 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 Coastal Rail Tra41CRT alignments.
• Desalination facility pipeline alignments.
• SLS pipeline alignments and support bridge.
• Reasonable modifications or expansion of existing minor structures
and improvements, including fencing and screen walls, utility poles
and towers; support structures (i.e., guard stations—andafl^
aquaculture buildings); detention basins, piping, and underground
structures (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 Planning Director, 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.
V. PUBLIC IMPROVEMENTS
A. OVERVIEW
Since the provision of necessary public improvements is one of the primary purposes of a
Precise Development PermitPDP per Zoning Ordinance Section 21.36.010 (3), this
overview provides a summary of compliance.
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Public improvements for the approved CSDP will be secured through compliance with
conditions of approval consistent with permits issued for activities within the PDF area.
In addition, EIR 03-05 analyzed certain improvements for environmental impacts and found
no significant impacts will result from their implementation. These improvements are
described in detail in the EIR document, including on_pages 3 28 and 3-29; they are
referenced herein to indicate their required implementation for consistency with this PDF.
These improvements (using EIR 03-05 references, and also depicted on Exhibit 5 of this
document) include: Fishing Beach, Bluff Area, Hubbs Site and South Power Plant public
parking area.
The EIR also addressed improvements regarding Carlsbad Boulevard widening generally
south of the PDF boundary, and installing a screen wall and landscaping for the EPS
frontage along Carlsbad Boulevard.
The proposed SLS will not require any public improvements. As part of the approval of
POP 00-02 (B) and RP 05-12CA) for the EPS and CSDP, appropriate public improvement
conditions were imposed along and within the PDP and SP 144. As noted in Section III G.
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 may-will generate public improvement enhancements would beis
the approvaedl ef-a-Development Agreement (DA 05-01 (A)) that involves the City of
Carlsbad and Poseidon; the Development Agreement is also discussed in Section III.-4K.
within this document.
VI. PROCEDURES AND AMENDMENTS
A. CITY COUNCILPDP APPROVAL OF PRECISE DEVELOPMENT PLAN
In accordance with Section 21.36.040 of the Public Utility Zone, the Precise Development
requires public hearing approval by the City Council, after recommendation action
by the Planning Commission.
The City Council approval of the Precise Development PlanPDP on June 13, 2006,
validates this document as the official PDP for the subject P-U zoned properties. The
Precise Development PlanPDP was approved via City Council Ordinance NS-806.
B. BUILDING PERMIT ISSUANCE AND ENTITLEMENTS FOR ALLOWED
USES
Any request for building permit issuance or an entitlement within the Precise Development
P4aftPDP area requires review for consistency with the Precise Development PlanPDP. _
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August i9DecernbsL28? 3W9201Q
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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
MNP and MMRP for the SLS, the Precise Development PlanPDP and the various other
permits and regulations affecting the PDF 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 Precise
Development PlanPDP 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 POP.
• Construction of a new power generating station and demolition of the existing
station and stack.
•—Any expansion of the desalination facilityCSDP to accommodate more than 50
MGD (million gallons per day).
• Any proposal for re-powering, or other technological restructuring of the Encina
Power StationEPS or desalination facilityCSDP.
• An amendment initiated by City Council action in order to promote public health
safety and welfare relative to operations or uses within the POP jurisdiction.
• Any addition, expansion, major modification or change of use to the Encina
Power StationEPS or desalination facilityCSDP, existing power generating
station components, or oil storage tanks, that would exceed the amount of
change permitted by administrative approval consistent with Carlsbad's
Planning Department Policy No. 35 regarding substantial conformance review
(see VI. D. below).
Formal amendments to the PDF 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 aa-a formal amendment to the PDF shall be submitted to the Planning
Department accompanied by necessary graphics, statements and other information
including proposed PDF text and exhibits to support the proposal.
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Pursuant to SP 144, a formal amendment to the PDF also requires an amendment or
comprehensive update to SP 144, or determined by the City ..Council.
D. CONSISTENCY DETERMINATION WITH APPROVED POP
Certain improvements, modifications, maintenance activities or other future proposals may
be considered minor in nature and found to be consistent with the Precise Development
In these circumstances, building permits may be issued without formal amendment to the
Precise Development PlanPDP.
The process to determine consistency with the PDP shall be according to Planning
Department Policy No. 35, Discretionary Permit Consistency Determination (attached
referenced as-ijl Appendix GD), as amended from time to time.
Approval of a consistency determination may warrant text and/or graphic changes to the
PDP.
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August 19-DecgmbgL28, 200920,10
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APPENDIX ITEMS
A^—Encina Power Station/Specific Plan 144: Background History
BT—Desalination Plant: detailed exhibits and drawings
C: City Council Ordinance NS 779
D: Carlsbad Boulevard and North County Transit District Railroad right of way:
Applicable Scenic Corridor Guideline Excerpts
Er.—Housing and Redevelopment Commission Resolution approving RP 05 12(A) with
conditions
F: Mitigation Monitoring and Reporting Program as adopted by City Council Resolution
2006 156
G: Planning Department Policy No. 35
H: SPH1(J)
£—Gity Council Ordinance CS XXXX. including Planning Commission Resolution No.
XXXX approving PDF 00 02(B) with conditions.
Encina Power Station Precise Development Plan - POP 00-02(BC)
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Hofman Planning and Engineering
Page 40
Oceanside
Encina
Power
Station
Carlsbad
o
\
Valley Center
Ramona
Santee
El Cajon
North
Note: AJ) locations are approximate.
Imperial
Beach
REGIONAL MAP
Encina Power Station Precise Development Plan
Exhibit 1
City of Oceamide
Carlsbad City Limits
Enema
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
0-S OpenSpae*
p.y Pubiic Utility
R-A 10,000 Residential Agricultural Zone
Y//\ Precise Development
l/Xl Planning Area
CABRILLO POWER PROPERTIES
ZONING MAP
Enema Power Station Precise Development Plan
Exhibit 3
J:\Requests2010Plus\ComEconDev\Planning\4410006_10
LEGEND
OS Open Space
y Public Utitty
Precise Development
Planning Aiea
Agua Hedionda LCP Area of Deferred Certification
CABRILLO POWER PROPERTIES
GENERAL PLAN MAP / AGUA
HEDIONDA LOCAL COASTAL PLAN
Enema Power Station Precise Development Plan
Exhibit 4
LEGEND
»««<•• Specific Plan Boundary
K//J Precise Development
\//\ Planning Area
Public Dedications:
1 - Fishing Beach
2 - The Bluff
3 - Land Adjacent to Hubbs
4 -Additional Public Parking
SP144 and PDF PLAN BOUNDARIES /
PUBLIC DEDICATIONS
Encina Power Station Precise Development Flan
Exhibdt5
J:\Requests2010Plus\CamB:onDev\Planning^410006_10
LEGEND
Property Ownership Boundaries
Precise Development
Planning Area
CABRILLO POWER/ SDG&E
OWNERSHIP MAP
Enema Power Station Precise Development Plan
Exhibit 6
J:\RequestsZ010Plus\ComEconDev\Planning\4410006_10
LEGEND
Planning Area Boundary
Precise DevelopmentPlanning Area
Approved Location of
Desalination Plant
Proposed Sewer Lift Station
PLANNING AREA MAP
Encina Power Station Precise Development Plan
Exhibit 7
J:\Requests2010Plus\ComEconDev\Planning\4410006_10
PROPOSED
SEWER LIFT
STATION
I . ; {All,
APPROVED
DESALINATION
FACILITY
(CSDP)
EXISTIKIC FMMN6
APPROVED SETBACK
—»•*• PLANNING AREA BOUNtWRV
F I PROPOSED SEWER LIFT STATION
SITE PLAN WITH CSDP & SEWER LIFT STATION
Encina Paver Station Precise Development Plan
Exhibit 8
J:\Requests2010Hus\ComEconDev\PlanningW410006_10
Mk^r-Hft
^r'-^rmmf-—7
APPROVED
DESALINATION
FACILITY
(CSDP)
AGUAHEDIONDA
LAGOON
APPROVED DESALINATION PLANT
•j EXISTING PAVING
APPROVED SETBACK
••«• PLANNING AREA BOUNDARY
PLANNING AREA^ j ,
Encina Power Station Precise Development Plan
Exhibit 9
J:\RequestsZ010Plus\ComEcanDev\Planning\4410006_10
PROPOSED
SEWER LIFT
STATION
PROPOSED
SEWER LIFT
STATION
KEY MAP
—"7•
Approved Setback•••i
Proposed Sevnr Lift Station
PLANNING AREA 2
< Power Station Precise Development Plan
Exhibit 10
AGUAHEDIONDA
LAGOON
PROPOSEDSEWER LIFT
STATION
APPROVED
DESALINATION
FACILITY
(CSDP)
LEGEND
Existing Paving
Approved Desalination Facility
Approved Setback
Planning Area Boundary
PLANNING AREA 3
Encina Power Station Precise Development Plan
Exhibit 11
J:\Roquests2010Plus(ComEconDm\P/armingM410006_10
Simulations OMttd by Poseidon Resources
CONCEPTUAL AERIAL PHOTO SIMULATION
BEFORE AND AFTER
Enema Power Station Precise Development Plan
Exhibit 12
J:\Requests201OPIusiComEconDevPlaimingMI 0006,10
>i~ ' -i^" ' ^»t-
CONCEPTUAL PHOTO SIMULATION OF THE
PROPOSED SEWER LIFT STATION
Encina Power Station Precise Development Plan
Exhibit 13
J:\F!i!quests2010Plu&ComEconDev\Planmng\4410006_10
LEGEND
Redevelopment Area Boundary
Precise Development
Planning Area
SOUTH CARLSBAD COASTALREDEVELOPMENT AREABOUNDARY
Eaciaa Power Station Precise Development Plan
Exhibit 14
J:\Requests2010Plus'iComEconDm\Planning\4410006_10