HomeMy WebLinkAbout2011-09-07; Planning Commission; Resolution 68061 PLANNING COMMISSION RESOLUTION NO. 6806
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A RESOLUTION OF THE PLANNING COMMISSION OF THE
3 CITY OF CARLSBAD, CALIFORNIA, RECOMMENDING
APPROVAL OF AN AMENDMENT TO THE ENCINA POWER
4 STATION PRECISE DEVELOPMENT PLAN, POP 00-02(E),
TO (1) CLARIFY THE ENCINA POWER STATION IS NOT
CONSISTENT WITH THE GENERAL PLAN OR ZONING
6 ORDINANCE DUE TO ITS LOCATION IN THE COASTAL
ZONE AND ITS GENERATING CAPACITY, AMONG OTHER
7 THINGS; (2) REVISE THE CONTENTS OF THE PRECISE
DEVELOPMENT PLAN AS NECESSARY TO REFLECT THIS
8 INCONSISTENCY AND TO NOTE GENERATION OF
ELECTRICAL ENERGY IS ACCEPTABLE ONLY IN THE
9 LIMITED CIRCUMSTANCES IDENTIFIED IN THE ZONING
ORDINANCE; AND (3) MAKE MINOR HOUSEKEEPING
10 CHANGES TO REFLECT, AMONG OTHER THINGS, THE
H APPROVED STATUS OF THE CARLSBAD SEA WATER
DESALINATION PLANT. THE ENCINA POWER STATION
12 PRECISE DEVELOPMENT PLAN ENCOMPASSES THE 95-
ACRE ENCINA POWER STATION AT 4600 CARLSBAD
13 BOULEVARD, LOCATED ALONG THE SOUTH SHORE OF
AGUA HEDIONDA LAGOON AND WEST OF INTERSTATE 5
14 AND WITHIN LOCAL FACILITIES MANAGEMENT ZONES 1
AND 3.
15 CASE NAME: CHANGES TO POWER PLANT
STANDARDS
CASE NO.: POP 00-02(E)
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WHEREAS, the City of Carlsbad has filed a verified application regarding
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property owned by Cabrillo Power I LLC, and described as:
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That portion of Lot "H" of Rancho Agua Hedionda in the City
^ of Carlsbad, County of San Diego, State of California,
j1 according to partition map thereof No. 823, filed in the Office
of the County Recorder of San Diego County, November 16,
22 1896, as described in Certificate of Compliance recorded
October 30, 2001, as Document No. 2001-0789068, Parcel 4
23 (Assessor's Parcel Numbers 210-010-41 and a portion of
210-010-43).
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WHEREAS, said verified application constitutes a request for an amendment to
Precise Development Plan POP 00-02 - CHANGES TO POWER PLANT STANDARDS -
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27 PDP 00-02(E); and
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1 WHEREAS, Precise Development Plan PDP 00-02, provides land use
sj information, procedures and standards for the Encina Power Station, consistent with the
Public Utility Zone as found in Municipal Code Chapter 21.36; and
4 WHEREAS, the City has filed PDP 00-02(E) to respond to City Council
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Ordinance CS-110, which extends Urgency Ordinance CS-067 and (1) prohibits, through
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October 20, 2011, the expansion or location of thermal electrical power generation facilities
within Carlsbad's Coastal Zone, (2) describes the City's concern about expansion of the
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c) Encina Power Station, and (3) states the City's objective to study existing land use
10 standards regarding electrical power generation, particularly at the Encina Power Station
11 and in the Coastal Zone, due to concerns regarding the appropriateness and sufficiency of
12 the standards to protect the health, safety, and welfare, of its citizens; and
13 WHEREAS, the City has also filed PDP 00-02(E) to respond to City Council
14 Resolution 2010-038, which (1) declares the City Council's intent to study and consider
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amendments to the General Plan Land Use Element, Zoning Ordinance, and other
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regulations pertaining to the location and operation of thermal electric power generation
facilities within the City and (2) directs city staff to prepare the necessary applications to18
I o implement land use recommendations; and
20 WHEREAS, the CHANGES TO POWER PLANT STANDARDS - PDP 00-
21 02(E) is set forth and attached in the draft City Council Ordinance and in the revised PDP 00-
22 Q2(E) document (excluding the appendix items), both marked "Exhibit X-PDP 00-02(E)" and
23 dated September 7,2011; and
74 WHEREAS, changes to the attached PDP 00-02(E) document are shown in
25 underline for added text and strikeout for deleted text; and
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PC RESO NO. 6806 -2-
1 WHEREAS, the Planning Commission did, on September 7, 2011, hold a duly
2 noticed public hearing as prescribed by law to consider said request; and
WHEREAS at said public hearing, upon hearing and considering all testimony
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and arguments, examining PDF 00-02(E), analyzing the information submitted by City staff, and
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considering any written and oral comments received, the Planning Commission considered all
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factors relating to PDF 00-02(E).
„ NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planningo
9 Commission of the City of Carlsbad as follows:
10 A) That the foregoing recitations are true and correct.
11 B) That based on the evidence presented at the public hearing, the Commission
RECOMMENDS APPROVAL of CHANGES TO POWER PLANT
12 STANDARDS - PDF 00-02(E) based on the following findings:
Findings:
14 1. The amendment to the Encina Power Station Precise Development Plan, PDF 00-02(E),
15 responds to and is consistent with the concerns and intent of City Council Ordinance CS-
110 and City Council Resolution 2010-238 in that PDF 00-02(E):
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a. Incorporates and/or reflects wording from the General Plan (as amended by
17 GPA 11-06) and Zoning Ordinance (as amended by ZCA 11-05) to:
i) Prohibit in the Coastal Zone the generation of 50 megawatts or more
of electrical energy.
in ii) Permit generation of electrical energy in the Coastal Zone only if
fewer than 50 megawatts, only by a government entity or by a utility
20 company authorized or approved for such use by the Public Utilities
Commission, and only if accessory to another use.
21 iii) Clarify that the existing Encina Power Station, because it is in the
Coastal Zone, generates 50 megawatts or more of electrical energy,
22 and is not an accessory use, is not consistent with the Public Utilities
land use designation or Public Utility Zone.
iv) Make clear the expansion of the current Encina Power Station or
~4 addition of a new power facility (unless consistent with Zoning
Ordinance limitations) would not be consistent with the General Plan.
25 v) Notes that transmission of electrical energy is a permitted use if
conducted by a government entity or by a utility company authorized
26 or approved for such use by the Public Utilities Commission.
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PC RESO NO. 6806 -3-
1 b. Deletes wording that describes new power plant construction and expansion,
major modification, and re-powering of the existing Encina Power Station as
types of projects requiring formal amendment to the PDP 00-02.
3 2. PDP 00-02(E) is consistent with the General Plan in that:
4 a. It provides regulations and standards for uses in the General Plan Public
5 Utilities ("U") land use designation, the designation applied to the
Encina Power Station, as amended by GPA 11-06.
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b. It provides development standards for the Encina Power Station,
7 including the Carlsbad Seawater Desalination Plant, which is consistent
with the Overall Land Use Pattern goal A.2 that states, "A City which
° provides for an orderly balance of both public and private land uses
within convenient and compatible locations throughout the community
and ensures that all such uses, type, amount, design, and arrangement
in serve to protect and enhance the environment, character, and image of
the City."
11 PDP 00-02(E) is consistent with the Zoning Ordinance in that it maintains Encina
12 Power Station Precise Development Plan provisions, including development
standards, permitting procedures, permitted utility and other uses, and
13 identification of applicable regulating land use documents so that PDP 00-02(E)
stays consistent with the intent and purpose of the Public Utility Zone as expressed
in Carlsbad Municipal Code Section 21.36.010.
15 4. PDP 00-02(E) implements Encina Specific Plan 144 in that:
a. It is consistent with SP 144(N) and reflects changes to specific plan provisions
17 regarding electrical power generation.
10 b. As PDP 00-02(E) is considered a formal amendment to the Encina Power
Station Precise Development Plan, it requires an amendment to the Encina
19 Specific Plan 144, which has been facilitated through SP 144(N).
20 5. PDP 00-02(E) would not be detrimental to the public interest, health, safety,
convenience, or welfare of the City in that the amendment:
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a. Reduces, by prohibiting generation of electrical energy of 50 megawatts or
22 more, the potential for significant environmental impacts, including but not
limited to visual, air quality, and land use impacts, associated with an
expansion of the existing Encina Power Station or the construction of a new
_ . power generating facility of 50 megawatts or more.
~r b. Enhances Encina Power Station redevelopment opportunities as it restricts
future power generation to only facilities of fewer than 50 megawatts that are
26 accessory to another use and are conducted by a government entity or by a
company authorized or approved for such use by the California Public
27 Utilities Commission.
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PC RESO NO. 6806 -4-
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c. Enables the City to regulate and determine the compatibility of any future
power generation at the Encina Power Station as such generation would be
limited to fewer than 50 megawatts, which is subject to city, not California
Energy Commission, jurisdiction.
6. The Planning Director has determined the project is exempt from the California
Environmental Quality Act (CEQA) because it will not have a significant effect on the
environment. This determination is pursuant to State CEQA Guidelines Section
15061(b) (3) and Municipal Code Section 19.04.070 A.l.c.(l). CEQA Guidelines
Section 15061(b) (3) states "when it can be seen with certainty that there is no
possibility that the activity in question may have a significant effect on the
environment, the activity is not subject to CEQA." Furthermore, Municipal Code
Section 1919.04.070 A.l.c.(l) identifies minor zone or municipal code amendments
that refine or clarify existing land use standards, which the project does, as being
exempt from CEQA because they also are not considered to have a significant
environmental effect.
PASSED, APPROVED, AND ADOPTED at a regular meeting of the Planning
Commission of the City of Carlsbad, California, held on September 7, 2011, by the following
vote, to wit:
AYES:
NOES:
Chairperson L'Heureux, Commissioners Arnold, Black, Scully and
Schumacher
ABSENT: Commissioner Nygaard and Siekmann
ABSTAIN:
STEPHEN^HXp'" L'HEUREttX, Chairperson
CARLSBAD PLANNING COMMISSION
ATTEST:
DON NEU
Planning Director
PCRESONO. 6806 -5-
Exhibit X - PDF 00-02(E)
September?, 2011
1 ORDINANCE NO.
2 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
, CARLSBAD, CALIFORNIA, APPROVING AN AMENDMENT TO
THE ENCINA POWER STATION PRECISE DEVELOPMENT
4 PLAN POP 00-02(E) TO (1) CLARIFY THE ENCINA POWER
STATION IS NOT CONSISTENT WITH THE GENERAL PLAN
5 OR ZONING ORDINANCE DUE TO ITS LOCATION IN THE
COASTAL ZONE AND ITS SIZE, AMONG OTHER THINGS; (2)
6 REVISE THE CONTENTS OF THE PRECISE DEVELOPMENT
PLAN AS NECESSARY TO REFLECT THIS INCONSISTENCY
7 AND (3) MAKE MINOR HOUSEKEEPING CHANGES TO
REFLECT, AMONG OTHER THINGS, THE APPROVED STATUS
8 OF THE CARLSBAD SEAWATER DESALINATION PLANT. THE
ENCINA POWER STATION PRECISE DEVELOPMENT PLAN
9 ENCOMPASSES THE 95-ACRE ENCINA POWER STATION AT
4600 CARLSBAD BOULEVARD, LOCATED ALONG THE SOUTH
10 SHORE OF AGUA HEDIONDA LAGOON AND WEST OF
INTERSTATE 5 AND WITHIN LOCAL FACILITIES
11 MANAGEMENT ZONES 1 AND 3.
CASE NAME: CHANGES TO POWER PLANT STANDARDS
12 CASE NO.: PDP 00-02(E)
13 WHEREAS, the City Council of the City of Carlsbad, California has reviewed and
14 considered a request, consistent with Chapter 21.36 of the Municipal Code, to approve
15 amendment "(E)" to the Encina Power Station Precise Development Plan, PDP 00-02; and
16 WHEREAS, after procedures in accordance with the requirements of law, the
17 City Council has determined that the public interest indicates that PDP 00-02(E) be approved.
18 NOW, THEREFORE, the City Council of the City of Carlsbad does ordain as
, 9 follows:
SECTION I: That PDP 00-02(E), dated September 7, 2011, on file in the
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Planning Department, and incorporated herein by reference, is approved. PDP 00-02(E) shall
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constitute the development plan for the property and all development within the plan area shall
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conform substantially to the plan.
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SECTION II: That the findings of the Planning Commission in Planning
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Commission Resolution No. 6806 shall constitute the findings of the City Council.
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1 EFFECTIVE DATE: This ordinance shall be effective thirty days after its
2 adoption, and the City Clerk shall certify to the adoption of this ordinance and cause it to be
3 published at least once in a publication of general circulation in the City of Carlsbad within
4 fifteen days after its adoption.
5 INTRODUCED AND FIRST READ at a regular meeting of the Carlsbad City
6 Council on the day of 2011, and thereafter.
7 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:
10 NOES:
ABSENT:
ABSTAIN:
13
14 APPROVED AS TO FORM AND LEGALITY
15
16 RONALD R. BALL, City Attorney
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j MATT HALL, Mayor
20 ATTEST:
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22 LORRAINE M. WOOD, City Clerk
23 (SEAL)
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PDF 00-02(BE)
Exhibit X-PDP 00-02(E)
September?, 2011
Encina Power Station
Precise Development Plan
August 19, 2009September 7, 201
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
Garlsbad. California 92008
•P&seidon Rcsoiircos-{Gh€innclsidc LLC)
£0-1 West Broadway, Suite 2020
San Diego, CA 92101
ORIGINAL POP 00-02 PREPARED BY:
Hofman Planning and Engineering
3152 Lionshead Avenuer
Carlsbad, California 92010
ENCINA POWER STATION - PRECISE DEVELOPMENT PLAN
TABLE OF CONTENTS
I. PURPOSE OF THE PRECISE DEVELOPMENT PLAN (PDP)
A. P-U ZONE AND PDP REQUIREMENT 8
B. ZONING ORDINANCE COMPLIANCE 8
C. RELATIONSHIP TO SPECIFIC PLAN 144..... 9
D. ESTABLISHMENT OF BASELINE CONDITIONS 9
E. BUILDING PERMIT ISSUANCE FOR ALLOWED USES 10
II. PHYSICAL SETTING
A. ESTABLISHMENT OF PDP PLANNING AREAS 10
B. EXISTING LAND USES AND CONDITIONS 10
C. PROPOSED CARLSBAD SEAWATER DESALINATION FACILITY 13
D. SURROUNDING DEVELOPMENTS 14
III. INCORPORATION OF APPLICABLE REGULATIONS AND DOCUMENTS
A. EIR / MITIGATION MONITORING PROGRAM 15
B. CITY OF CARLSBAD GENERAL PLAN 16
C. SPECIFIC PLAN 144 (H) 16
D. SOUTH CARLSBAD COASTAL REDEVELOPMENT PLAN (SCCRP) 17
E. LOCAL COASTAL PROGRAM COMPLIANCE 17
F. GROWTH MANAGEMENT PROGRAM COMPLIANCE 18
G. COMMUNITY THEME CORRIDOR: CARLSBAD BOULEVARD 19
H. COASTAL RAIL TRAIL 19
I. HABITAT MANAGEMENT PLAN 20
J. DEVELOPMENT AGREEMENT-DESALINATION FACILITY 20
K. REGIONAL, STATE, FEDERAL OR AGENCY JURISDICTION 21
IV. DEVELOPMENT STANDARDS 22
V. PUBLIC IMPROVEMENTS
A. PUBLIC IMPROVEMENTS OVERVIEW 28
B. OTHER DOCUMENTS-DEVELOPMENT AGREEMENT 29
VI. PROCEDURES AND AMENDMENTS
A. CITY COUNCIL APPROVAL OF PDP 29
B. BUILDING PERMIT ISSUANCE FOR ALLOWED USES 29
C. AMENDMENTS TO APPROVED PDP 29
CONSISTENCY DETERMINATION WITH APPROVED PDP 30
Encina Power Station Precise Development Plan - PDP 00-02(SE)
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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
Zoning Map
General Plan Map / Local Coastal Program Boundary
Plan Boundaries
Ownership
Planning Areas
Site Plan with Proposed Facilities
PA 1 - Existing Conditions
PA 2 - Existing Conditions
PA 3 - Existing Conditions
Before/After Desalination Plant: Aerial Photo Simulation
SCCRP Boundary
Encina Power Station Precise Development Plan - PDF 00-02(BE)
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APPENDIX ITEMS
A: Encina Power Station/Specific Plan 144: Background History
B: Desalination Plant: detailed exhibits and drawings (Revised per PDP 00-02(B))
C: City Council Ordinance NS-779
D: Carlsbad Boulevard and North County Transit District Railroad right of way:
Applicable Scenic Corridor Guideline Excerpts
E: Housing and Redevelopment Commission Resolution 6635 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: SP 11d(J) as adopted by City Council Ordinance CS 057
_I: City Council Ordinance CS-058, including Planning Commission Resolution
No. 6632 approving PDP 00-02 (B) with conditions
J: City Council Ordinance CS-XXX, including Planning Commission
Resolution No. XXX approving PDP 00-02CE)
Encina Power Station Precise Development Plan - PDP 00-02(BE)
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GLOSSARY OF TERMS
AHL
Cabrillo
CEQA
City
CRT
CSDP
EPS
EPSPDP
Lagoon
LCP
LFMP
NCTD
PA
POP
Poseidon
PRC
SCCRP
SDCWA
SDG&E
SP144
Agua Hedionda Lagoon
Cabrillo Power I LLC
California Environmental Quality Act
City of Carlsbad
Coastal Rail Trail
Carlsbad Seawater Desalination Plant
Encina Power Station
Encina Power Station Precise Development Plan
Agua Hedionda Lagoon
Local Coastal Program
Local Facilities Management Plan
North County Transit District
Planning Area
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
Encina Power Station Precise Development Plan - POP 00-02(BE)
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Encina Power Station Precise Development Plan - POP 00-02(BE)
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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. Electrical power generation is the
primary function of the EPS.
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 Station is owned by Cabrillo Power I L.L.C.
The EPS has a Public Utilities ("ID General Plan land use designation. Primary
functions of the U designation may include generation of electrical energy.
including by thermal electric power generating facilities such as the Encina Power
Station, outside the Coastal Zone only.
The EPS has a Public Utility ("P-U") zoning. In the P-U Zone, generation of
electrical energy is not a permitted use in the Coastal Zone but is permitted as an
accessory use in. the Coastal Zone if it generates fewer than 50 megawatts. The P-U
Zone also clarifies that a generating capacity of 50 megawatts or more is prohibited
in the Coastal Zone.
Whether inside or outside of the Coastal Zone, generation of electrical energy.
including as an accessory use, is only acceptable if by a government entity or by a
company authorized or approved for such use by the California Public Utilities
Commission. Cabrillo Power 1 L.L.C. currently generates electricity at the Encina
Power Station as authorized by the California Public Utilities Commission.
The EPS is located inside the Coastal Zone. Because of its location, primary
function and generating capacity, the EPS is inconsistent with the General Plan and
not a permitted use in the P-U Zone or this PDP.
The PDP is-was also the primary approval process for the Carlsbad Seawater
Desalination Project (CSDP), a 50 million gallon per day 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:
a. Depicts the existing land uses and baseline conditions.
Encina Power Station Precise Development Plan - PDP 00-02(SE)
August 19, 2009SeEtgrnbCT7r2011
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b. Establishes development standards consistent with applicable
zoning requirements.
c. Includes provisions for administrative approvals for minor
accessory uses and facility modifications necessary for daily
power generation and desalination operations and to meet
security requirements, consistent with the limitations of the
Encina Power Station as a use inconsistent with the General
Plan and Zoning Ordinance.
d. Establishes PDF amendment procedures.
e. Facilitates building permit issuance for allowed land uses at
the EPS.
PDF Chapters:
I. Purpose of the Precise Development Plan
II. Physical Setting
III. Incorporation of Applicable Regulations and Documents
IV. Development Standards
V. Public Improvements
VI. Procedures and Amendments
Encina Power Station Precise Development Plan - PDF 00-02(BE)
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I. PURPOSE OF THE PRECISE DEVELOPMENT PLAN (PDF)
A. P-U ZONE AND PDF REQUIREMENT
The Encina Power Station (EPS) on the southern shore of Agua Hedionda Lagoon, 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
MGD (million gallons per day) seawater desalination facility proposed by Poseidon
Resources Corporation is provided in Section II. C. of this document.
The Public Utility Zone, Chapter 21.36 of the Carlsbad Municipal Code, implements the
corresponding General Plan designation of Public Utilitiesy (U). Exhibit 3 (Zoning) and
Exhibit 4 (General Plan) depict these land use designations, respectively. Section
21.36.020 of the Public Utility Zone Chapter lists permitted uses and structures. Per
Section 21.36.020, generation of electrical energy is a permitted, primary use outside the
City's Coastal Zone only but is permitted as an accessory use in or outside the City's
Coastal Zone only if it is limited to a generating capacity of fewer than 50 megawatts.
Further. Section 21.36.020 clarifies that generation of electrical energy, whether as a
permitted primary or accessory use, is only acceptable if by a government entity or by a
company authorized or approved for such use by the California Public Utilities
Commission.
Other permitted uses in the Public Utility Zone include , including the generation and
transmission of electrical energy if conducted by a government entity or by a company
authorized or approved for such use by the California Public Utilities Commission, use and
storage of fuel oils, and energy transmission and related 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 Carlsbad
Seawater Desalination Plant (CSDP) is a permitted use in the P-U Zone. 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. In the
future, the CSDP and other improvements contemplated for the EPS will require building
permits; other future improvements may also require entitlements. Since the EPS is within
the boundaries of the South Carlsbad Coastal Redevelopment Plan, it is subject to the
provisions of this plan as discussed further in Section III. D.
B. ZONING ORDINANCE COMPLIANCE
Section 21.36.010 states that the intent and purpose of the P-U zone is to provide for
certain public utility and related uses subject to a precise development plan procedure to:
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"Insure compatibility of the development with the General Plan and the surrounding
developments'"
The Precise Development Plan satisfies the above by providing:
• a baseline of existing conditions (August 2009)
• guidance for building permit and entitlement issuance for allowed uses
• establishment of planning areas, standards and provisions
• 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 II.D of this document.
"Insure that due regard is given to environmental factors "
The certification of an Environmental Impact Report (EIR) was processed concurrent with
the approvals for the desalination facility, as well as this Precise Development Plan. EIR
03-05 and implementation of the corresponding Mitigation Monitoring and Reporting
Program (MMRP), will satisfy the above regarding adequate environmental review.
"Provide for public improvements and other conditions of approval necessitated by the
development"
The above will be satisfied by compliance with conditions of approval for related permits
of uses allowed by the PDP, including the proposed desalination facility. Public
Improvements are addressed in Chapter V.
C. RELATIONSHIP TO SPECIFIC PLAN 144
Specific Plan 144 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 Agua Hedionda Lagoon 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 Plan.
The ownership of the powerplant property by Cabrillo Power I L.L.C. is combined with
their ownership of adjacent lagoon waters west and east of 1-5. Precise Development Plan
provisions apply only to the land area 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.
One of the related entitlements for the CSDP is-was an amendment to SP 144, which
formally included the PDP area into the Specific Plan. SP 144(H), therefore, is noted in
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Chapter III (Incorporation of Applicable Regulations and Documents). SP 144(J) is the
eeffefrt-amendment that corresponds with amendment to the PDF via PDF 00-02(B). SP
144(1), as well as PDP 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.
Pertinent provisions from SP 144 are incorporated into Chapter IV, Development
Standards. SP 144('N) has been filed to recognize the amendments put forth by PDP 00-
02(E)
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 Plan since it will
serve as the development baseline for any future project implementation at the EPS, such
as the CSDP. 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 Plan jurisdiction. Chapter IV provides development standards, outlines
allowed and conditional uses, and establishes other provisions. In addition, Chapter III of
the PDP incorporates by reference all other applicable regulations, permits and documents.
By providing a PDP for the property as required by the zoning ordinance, and as a guide to
assess implementation compliance, this document facilitates building permit and
entitlement issuance procedures.
II. PHYSICAL SETTING
A. ESTABLISHMENT OF PDP PLANNING AREAS
Exhibit 7 (Planning Areas) shows the Precise Development Plan 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 210-010-39 and
210-010-37. As determined by these APNs the area of the PDP is approximately 95 acres.
B. EXISTING LAND USES AND CONDITIONS
The Encina Power Station, and the Agua Hedionda Lagoon are well-established features of
coastal North County. Agua Hedionda Lagoon 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
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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 Facilities) as well as the exhibits contained in Appendix
B shows existing structures, paved and parking areas at the power station as well as the
proposed desalination facility location.
Most existing structures and uses described for each of the planning areas below are part of
the Enema Power Station. However, generation of electrical energy is not a permitted use in
the Coastal Zone unless it an accessory use and generates fewer than 50 megawatts. A
generating capacity of 50 megawatts or more is prohibited in the Coastal Zone.
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 Lagoon, 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'. 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
landscaping along Carlsbad Boulevard and the south shore of the outer lagoon 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 Lagoon. 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
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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.
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 Lagoon. 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.
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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, and EPS
materials and equipment storage. 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
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. These tanks are located south of the
outer basin of the Agua Hedionda Lagoon and adjacent to and west of the NCTD tracks.
PA 3 is the location of the proposed 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 Plant is proposed
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 facility and building elevations.
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When fully operational, the proposed approved CSDP will have the capacity to deliver up
to 50 MOD of Reverse Osmosis (RO) permeate (product water) to the City of Carlsbad,
neighboring agencies and/or other regional partners. The desalination facility 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 Plan as they are not proposed to be located on P-U zoned
properties and, therefore, not subject to PDP provisions.
Source water for the project will come from seawater in the existing cooling water system
at the EPS. 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 along the east boundary of PA1,
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
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as is customary and standard for such a facility or otherwise required by equipment
manufacturer specifications.
D. 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 PDF boundary are the waters of Agua Hedionda Lagoon; Interstate 5 is located
along the eastern edge of the PDF 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 POP 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 Plan Jurisdiction)
North: Agua Hedionda Lagoon
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 Plan Jurisdiction)
North:
South:
East:
West:
an*UTiv i in f»t»lv SO \retn
Open Space
Open Space, Planned Industrial, Public
Open Space, Transportation Corridor
Open Space
ire— AM* 1 !h minimal Ha v...l:^*»H a v i nt*»*?n r* ti r\n nr
Utilities/Utility
rlicti irl"»rtnoa HTlTPi
for
E.P.S
operations are self-contained and do not generally extend beyond the limits of the PDP. The
E-P& — and — implementation — of the — Precise Development — P4an — wiH — facilitate continued
compatibility with the EPS and surrounding developments in the a
III. APPLICABLE LAND USE REGULATIONS
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A. EIR 03-05, EIR 03-05(A) / MITIGATION MONITORING and REPORTING
PROGRAM
Certification of Final EIR 03-05 constitutes the environmental review necessary for this
Precise Development Plan and the proposed desalination facility. The EIR was prepared,
processed and certified in compliance with CEQA (California Environmental Quality Act).
EIR 03-05 also covers the environmental review of offsite pipeline alignments designed to
convey the desalinated water for regional distribution from the Encina Power Station
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. 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 Plan.
A copy of the MMRP is included in Appendix F.
B. CITY OF CARLSBAD GENERAL PLAN
The Land Use Element of the Carlsbad General Plan designates the existing power station
property as Public Utility Utilities (U). The Public Utility Utilities_designation is
implemented through the (P-U) Public Utility Zone, Chapter 21.36 of the Carlsbad zoning
ordinance. This Precise Development Plan, compliant with Chapter 21.36, ensures
compatibility with the City's General Plan.
The Carlsbad General Plan states that the Public Utility Utilities designation's "primary
functions may include such things uses as the generation of electrical energy (outside the
Coastal Zone only), 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 desalination use is considered consistent with these land
uses. However, since the Encina Power Station is within the boundaries of the Coastal
Zone, it is not considered a primary function of the U designation.
Therefore, implementation of the Precise Development Plan, including building permit
issuance for the desalination facility, would be consistent with the site's land use
designation of Public Utility Utilities and the City's General Plan. However, the existing
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Encina Power Station, an expansion of it. or the addition of a new power facility is or
would not be considered consistent with the U designation.
C. SPECIFIC PLAN 144 (H) AND (J)
The amendment to formally include the Precise Development Plan area into Specific Plan
144, processed as SP 144(H), was approved concurrently with the desalination facility, EIR
03-05, and other approvals.
SP 144(H) formalized the inclusion of the PDF area and will likewise provide specific plan
coverage compliant with State law guidelines per Government Code Section 65450.
Applicable conditions or regulations resulting from the integration of the Precise
Development Plan into Specific Plan 144 are outlined with other development standards,
planning area by planning area, in Chapter IV.
Specific Plan 144 (J) is the amendment to Specific Plan 144 that implements the site plan
reconfiguration covered by the amendment to this—PDP (PDF 00-02(B)), the
Redevelopment Permit Amendment (RP 05-12(A)) and EIR 03-05 Addendum (EIR 03-05
(A)). A copy of'SP 144 (J) is included in Appendix H
Specific Plan 144(N) amended Specific Plan 144 to delete and modify provisions of the
plan regarding generation of electrical energy and Encina Power Station consistency with
the General Plan. It corresponds to PDP 00-02(E).
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D. SOUTH CARLSBAD COASTAL REDEVELOPMENT PLAN (SCCRP)
The South Carlsbad Coastal Redevelopment Plan (SCCRP) is a 555-acre redevelopment
area. As shown on Exhibit 13, the Precise Development Plan area is a portion
(approximately 95 acres) of the larger Redevelopment jurisdiction. Identified goals of the
SCCRP relative to the EPS and PDF jurisdiction include:
• Facilitating the redevelopment of the Encina power generating facility to a
smaller, more efficient power generating plant.
• Strengthening the economic base of the Project Area and the community by the
installation of needed on- and off-site improvements to stimulate new
commercial/industrial expansion, employment and economic growth.
Developing new beach and coastal recreational opportunities.
• Increasing parking and open space amenities.
• Developing new beach and coastal recreational opportunities.
• Implementing performance criteria to assure quality site design and
environmental standards to provide unity and integrity to the entire Project Area
development.
In November 2005 the City Council, upon the recommendation of the Housing and
Redevelopment Commission, approved Ordinance NS-779, amending the SCCRP. This
action requires a PDP for a number of certain uses, including a desalination facility and the
generation and transmission of electrical energy; a finding of extraordinary public purpose
for those certain uses; and a Redevelopment Permit. In 2009. aAn amendment to the
desalination project's Redevelopment Permit (RP 05-12(A)) is-was processed along with
the amendment (PDP 00-02(B)) to this PDP.
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 as Appendix C, and integrated into the compliance elements outlined in
Development Standards, Chapter IV.
The General Plan states that a primary function of the Public Utilities land use designation
may include generation of electrical energy outside the Coastal Zone only. Since ail of the
SCCRP is within the boundaries of the Coastal Zone and the EPS is within the SCCRP, the
EPS is not a permitted use within the redevelopment plan.
E. LOCAL COASTAL PROGRAM COMPLIANCE
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The Agua Hedionda Lagoon Local Coastal Program (LCP) segment applies to the Precise
Development Plan. 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 for most of the city's coastal zone in October
1996. However, the California Coastal Commission retained permit authority within the
Agua Hedionda Lagoon LCP.
Therefore, any development within the Precise Development Plan jurisdiction requires
approval of a coastal development permit by the California Coastal Commission prior to
building permit issuance or effectiveness of any entitlement, such as this Precise
Development Plan. Compliance with related coastal permit conditions shall be addressed
prior to building permit issuance, as part of the Precise Development Plan implementation.
The Agua Hedionda LCP acknowledges the coastal dependent nature of the Encina Power
Station and existing land uses, which are considered to be consistent with supported coastal
policies and objectives. Likewise, the CSDP is consistent with the Agua Hedionda Lagoon
Local Coastal Program as reaffirmed by the environmental review and certification and
approval of Final EIR 03-05 and EIR 03-05(A).
F. GROWTH MANAGEMENT PROGRAM COMPLIANCE
The Growth Management Program, in accordance with Chapter 21.90 of the Carlsbad
Municipal Code, established 25 Local Facilities Management Zones throughout the city.
No development can occur in any of the Zones unless consistency of the development is
determined with the applicable Local Facilities Management Plan (LFMP) for each Zone.
Each LFMP determines existing and future needs for infrastructure so that future Zone
demands can be adequately assessed, planned, and provided. The Encina Power Station,
proposed desalination facility, and Precise Development Plan jurisdiction lie within Local
Facilities Management Zone 1 and Zone 3; Zone 1, however, applies only to the northwest
corner of the Encina Power Station and Precise Development Plan jurisdiction in the
vicinity of the aquaculture facilities and discharge pond.
Implementation of the Precise Development Plan, including the CSDP, is consistent with
the Zone 1 and Zone 3 LFMPs and their performance standards; amendment of the Zone 1
and Zone 3 LFMPs is not necessary to implement the Precise Development Plan. This was
reaffirmed by the environmental review and certification of Final EIR 03-05, and EIR 03-
05(A) and is summarized below.
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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
EIR and Mitigation Monitoring Reporting Program.
N/A. This standard does not apply to non-residential uses.
Negligible Effect. The EPS has a Storm Water Pollution Plan in
place. The desalination facility will also implement a SWPP.
Negligible effect. The desalination facility will only add 120
Average Daily Trips 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
and Mitigation Monitoring Reporting Program.
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.
G. COMMUNITY 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 from scenic corridor guidelines applicable to
Carlsbad Boulevard and the railroad right of way are attached 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 Program 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
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in the MMRP, Appendix F. 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).
H. COASTAL RAIL TRAIL
The City of Carlsbad in coordination with other cities in coastal San Diego County, is
implementing the Coastal Rail Trail (CRT), designed to provide a non-motorized trail
mostly along the railroad right of way. At completion, this regional trail is intended to
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 the CRT crosses the bridge over Agua Hedionda Lagoon and continues south
through the Encina Power Station property, on the east 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 edge of the Precise Development Plan
property west of 1-5, into the existing commercial development located on the north side of
Cannon Road. The commercial development accommodates the Coastal Rail Trail
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 Plan. It is specified as an allowed use within the POP in
Chapter IV, Development Standards.
I. HABITAT MANAGEMENT PLAN
The City of Carlsbad's Habitat Management Plan (HMP) protects the City's open space
resources. The Precise Development Plan area is south and adjacent to the Agua Hedionda
Lagoon. Implementation of the Precise Development Plan 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 Plan will not increase or decrease the amount of open space in
the city. Consistency with habitat planning efforts was reaffirmed with the environmental
review and certification of Final EIR 03-05, and approval of EIR 03-05(A).
J. 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,
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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 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 tile with the City of Carlsbad, in the
Planning Department under the filing reference of DA 05-01.
The-An amendment to the Development Agreement, DA 05-01 (A), i-s-was 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 POP. The amended agreement was approved in 2009.
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K. REGIONAL, STATE, FEDERAL OR OTHER AGENCY JURISDICTION
LOCAL
• City of Carlsbad/Carlsbad Redevelopment Authority
REGIONAL
• San Diego County Air Pollution District (APCD)
• Regional Water Quality Control Board (RWQCB)
• San Diego County Department of Environmental Health
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
EPS, which are not subject to the regulatory powers of the City of Carlsbad or the Precise
Development Plan.
The CSDP is also subject to the regulatory powers of certain agencies noted above.
However, the Precise Development Plan does not confer any additional regulatory
jurisdictional powers upon the City of Carlsbad than it already retains under applicable
state and federal laws.
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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 Plan. 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 Plan, such as requirements for setbacks and parking. Other sources of
standards originate from related regulations and documents as discussed in Chapter III.
The table below and subsequent discussion provides the necessary guidance to review and
approve future building permit and entitlement requests within the PDP area.
OVERVIEW OF STANDARDS AND REQUIREMENTS FOR PDP AREA
STANDARD or
REQUIREMENT
Permitted Uses
Conditional Uses
Minimum Lot Area
Lot Coverage
Parking, Loading
and Refuse
Collection Areas
Landscaping
Grading
Architecture and
DESCRIPTION
See Discussion Below
See Discussion Below
7,500 square feet
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
SOURCE of
REQUIREMENT
Chapter 2 1.36-
21.36.020
Chapter 2 1.36-
21.36.110;
and the PDP
Chapter 2 1.36-
21.36.060
Chapter 2 1.36-
21.36.070
Chapter 2 1.36-
21.36.080;
and the PDP
Chapter 2 1.36 -
21.36.090; PDP
Chapter 2 1.36 -
21.36.050(6);
and the PDP
Chapter 2 1.36-
Applies
toPAl
X
X
X
X
X
X
X
Applies
to PA 2
X
X
X
X
X
X
X
Applies
to PA 3
X
X
X
X
X
X
X
Encina Power Station Precise Development Plan - PDP 00-02(BE)
Attgu-fif4^Q09:^
H«i'ma-H-Rlarming and Engineering
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Building Materials
Setbacks
Parking
Building Height
Equipment and
Storage Tank
Screening
Lighting
STANDARD or
REQUIREMENT
Precise Development
Plan: PDP 00-02[E).
Redevelopment
Permit: RP05-12(A)
Required Finding of
Extraordinary Public
Purpose-RP required
PDP Requirement
Coastal Development
Permit
Mitigation Measures
Final Precise
Development Plan
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 CS-&S&
XXX with Conditions
in Appendix I
Resolution 6635 with
Conditions in
Appendix E
Ordinance NS-779 in
Appendix C
Official PDP required
May be required if
new development in
AHL LCP segment
Appendix F lists EIR
mitigation measures
Required for Building
Permit Issuance
21.36.050;
and the PDP
Chapter 2 1.36-
21.36.050(1);
and the PDP
Chapter 2 1.36-
21.36.050(11);
and the PDP
Chapter 2 1.36-
21.36.050(2);
SP 144; AHL LCP
SP144
SP 144; also see
Mitigation
Measures below
SOURCE of
REQUIREMENT
Zoning Ordinance,
Chapter 2 1.3 6
Carlsbad
Redevelopment
Authority/SCCRP
Carlsbad
Redevelopment
Authority/SCCRP
SCCRP
California Coastal
Commission -
San Diego Coast
MMRP per Final
EIR 03-05
Chapter 2 1.36-
21.36.100
X
X
X
X
X
X
Applies
toPAl
X
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
X
Applies
to PA 3
X
X
X
X
X
X
X
Encina Power Station Precise Development Plan - PDP 00-02(BE)
August 19, 2009SerjtejrjbCTLjL20JLl
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PERMITTED USES
Permitted uses within the PDF shall be based on the following allowances and/or criteria:
• Consistency with the PDP, including the existing uses for the subject
Planning Area as established by the Precise Development Plan 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 South Carlsbad Coastal Redevelopment Plan, including
Section VI. (600), Uses Permitted in the Project Area.
• Consistency with the Local Facilities Management Plan for Zones 1 and 3.
• Consistency with the Agua Hedionda Land Use Plan.
• Consistency with the Scenic Corridor Guidelines.
• Coastal Development Permit compliance, if applicable, shall be maintained.
It should be noted that the EPS is not considered a permitted use within the PDP. It is not
consistent with the General Plan or the Zoning Ordinance. Further information about the
EPS in relation to land use standards may be found in the Introduction and in chapters I and
III of this PDP.
In addition to the permitted uses listed in the Public Utility Zone, Coastal Rail Trail
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.
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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 Plan.
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.
EXISTING LOT COVERAGE
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 LOT COVERAGE
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%
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.
Based on a 2001 parking study of the EPS, there are 174 existing parking spaces within
Planning Area 1 of the Precise Development Plan. 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).
Encina Power Station Precise Development Plan - POP 00-02(&E)
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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 proposed on the
CSDP site, which exceeds the minimum parking requirement.
Once the CSDP is operational, the 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).
Because of the unique uses at the EPS, determination of parking needs for facilities within
the POP 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.
• 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
Encina Power Station Precise Development Plan - PDF 00-02(BE)
August 19, 2009SeEtenibgxl,..201I
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• 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 Commission requirements.
ARCHITECTURE & BUILDING MATERIALS
The form and design of any new structures, including the CSDP, 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 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
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
Encina Power Station Precise Development Plan - POP 00-02(BE)
August 19, 2009September 7. 2011
Hofman Planning and Engineering
Page 30
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.
Encina Power Station Precise Development Plan - POP 00-02(BE)
August 19, 2009SeBtenibgL7^,2011
Heftnan Planning and Engineering
Page 31
• Setback requirements do not apply to:
• Future potential Coastal Rail Trail alignments.
• Desalination facility pipeline alignments.
• 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 and 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 Permit per Section 21.36.010 (3), this overview provides a summary
of compliance.
Public improvements will be secured through compliance with conditions of approval
consistent with permits issued for activities within the POP 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 pages 3-28 and 3-29; they are referenced
herein to indicate their required implementation for consistency with this PDP.
These improvements (using EIR 03-05 references, and also depicted on Exhibit 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 PDP boundary, and installing a screen wall and landscaping for the EPS
frontage along Carlsbad Boulevard.
Encina Power Station Precise Development Plan - PDP 00-02(BE)
August 19, 20Q9SeBlgmJ2er.7,,2011
Hetimft-Rlanning and Engineering
Page 32
B. OTHER DOCUMENTS - DEVELOPMENT AGREEMENT
Another mechanism that may generate public improvement enhancements would be the
approval of a Development Agreement that involves the City of Carlsbad; the Development
Agreement is also discussed in Section III. J. within this document.
VI. PROCEDURES AND AMENDMENTS
A. CITY COUNCIL APPROVAL OF PRECISE DEVELOPMENT PLAN
In accordance with Section 21.36.040 of the Public Utility Zone, the Precise Development
Plan requires public hearing approval by the City Council, after recommendation action by
the Planning Commission.
The City Council approval of the Precise Development Plan on June 13, 2006, validates this
document as the official POP for the subject P-U zoned properties. The Precise
Development Plan 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
Plan area requires review for consistency with the Precise Development Plan.
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, the Precise Development
Plan and the various other permits and regulations affecting the POP 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 Plan Amendment subject to City Council approval are listed below. The list
is not all-inclusive; the intent is to provide examples of the scale and magnitude of
development that would mandate formal amendment to the PDP.
• Construction of a new power generating station and demolition Demolition of
the existing station and stackEncina Power Station.
Encina Power Station Precise Development Plan - PDP 00-02(SE)
August 19. 2Q09September 7, 2011
Hetinan Planning and.Engineering
Page 33
• A proposal by a government entity or by a company authorized or approved by
the Public Utilities Commission to construct an electrical generating facility that
is an accessory use and has a generating capacity of fewer than 50 megawatts..
• Any expansion of the desalination facility to accommodate more than 50 MOD
(million gallons per day).
• Any proposal for re powering, or other technological restructuring of the Encina
Power Station or desalination facility.
• An amendment initiated by City Council action in order to promote public health
safety and welfare relative to operations or uses within the PDF jurisdiction.
• Any addition, expansion, major modification or change of use to the Encina
Power Station—or desalination—facility, 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 an 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.
Pursuant to SP 144, a formal amendment to the PDF also requires an amendment or
comprehensive update to SP 144, as determined by the City Council.
D. CONSISTENCY DETERMINATION WITH APPROVED PDF
Certain improvements, modifications, maintenance activities or other future proposals may
be considered minor in nature and found to be consistent with the Precise Development
Plan.
In these circumstances, building permits may be issued without formal amendment to the
Precise Development Plan.
The process to determine consistency with the PDF shall be according to Planning
Department Policy No. 35, Discretionary Permit Consistency Determination (attached as
Appendix G), as amended from time to time.
Encina Power Station Precise Development Plan - POP 00-02(BE)
August 19, 20()9SepJgniber 7,2011
Hofrnan Planning and Engineering
Page 34
VII. APPENDIX ITEMS
• A: Encina Power Station/Specific Plan 144: Background History
• B: 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
• E: 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: SP 144(JN)
• I: City Council Ordinance CS-058 including Planning Commission Resolution No.
6632 approving POP 00-02(6) with conditions.
• J: City Council Ordinance CS-XXX, including Planning Commission Resolution
No. XXXX approving PDP 00-02(E).
Encina Power Station Precise Development Plan - PDP 00-02(BE).
August \9, 2009Sej7tejnbgxI3_2Qll
Hotinan P-kmning and Engineering
Page 35
Oceanside
Encina
Power
Station
Carlsbad
^
oo
Valley Center
Ramona
Santee
El Cajon
North
Note: All locations are approximate.
Imperial
Beach
REGIONAL MAP
Encina Power Station Precise Development Plan
Exhibit 1
City of Oceanside
Carlsbad City Limits
Encina
Power
Station
City of
Vista
City of San
Marcos
Note: All locations are approximate.
VICINITY MAP
Encina Power Station Precise Development Plan
Exhibit 2
LEGEND
0-S
P-U Public Utility
R-A 10,000 Residential Agricultural Zone
Precise Development
Planning Area
CABRILLO POWER PROPERTIES
ZONING MAP
Enema Power Station Precise Development Plan
Exhibit 3
H of man Planning Associates
OS
LEGEND
Open Space
Public Utility
Precise Development
Planning Area
0 ZOO 400 BOD
CABRILLO POWER PROPERTIES
GENERAL PLAN MAP / AGUA
HEDIONDA LOCAL COASTAL PLAN
Enema Power Station Precise Development Plan
Exhibit 4
H of man Planning Associates
LEGEND
Specific Plan Boundary
Precise Development
Planning Area
1 - North Beach
2 - Middle Beach
3 - South Beach
Potential Future Dedications/Enhancements
4 - Rstsifsg Beach
5-The Bluff
6 - Land Adjacent to Hubbs
7 - Additional Public Parking
D zoo 4M wns;*'fti»*»i
PRECISE DEVELOPMENT PLAN
BOUNDARY MAP
Encina Power Station Precise Development Plan
Exhibit 5
Hofman Planning & Engineering
LEGEND
Property Ownership Boundaries
Precise Development
Planning Area
0 200 400
Scale in feet
Hot man Planning Associates
CABRILLO POWER/ SDG&E
OWNERSHIP MAP
Encina Power Station Precise Development Plan
Exhibit 6
|^ii«i^'l!!i*^»rw^F^*^TiF;^* ^^"™' • '•"•'". *-•-'*—
LEGEND
Planning Area Boundary
Precise Development
Planning Area
Proposed Location of
Desalination Plant
Hofman Planning Associates PLANNING AREA MAP
Encina Power Station Development Plan
Exhibit?
PROPOSED
DESALINATION
FACILITY
(CSDP)
LEGEND
EXISTING PAVING
PROPOSED SETBACK
PLANNING AREA BOUNDARY
PROPOSED
DESALINATION, FACILITY PACIFIC OCEAN
KEY MAP
f "~\(3
PLANNINGAREA BOUNDARY
-.3
Hofman Planning & Engineering
SITE PLAN WITH PROPOSED FACILITY
Encina Power Station Precise Development Plan
Exhibit 8
/ - ^/
* ". / "** — *"" EXISTING FWWING AREA/ \ aOOFT.XieOFT./ ^ 90 PARKING SPACES '. }
PROPOSED
DESALINATION
FACILITY
(CSDP)
ELARBOLDRIVE
OWNED BY
OTHERS
AGUAHEDIONDA
LAGOON
LEGEND
SOUTH ENTRANCE
PROPOSED DESALINATION PLANT
EXISTING PAVING
PROPOSED SETBACK
PLANNING AREA BOUNDARY
50 100
Scate /n feet KEY MAP
NOSCU£
H of man Planning & Engineering
PROPOSEDDESALINATIONFACILITY
' , ^ PLANNING1 kC AREA BOUNDARYI x TYPICAL PLANNING AREA 1
Enema Power Station Precise Development Plan
Exhibit 9
/
•
KEY MAP
II DESALINATIONFACILITY
. PLANNtNS
"" AREABOUNDARV
LEGEND
m**mm Planning Area Boundary
Hofman Planning & Engineering
PLANNING AREA 2
Encina Power Station Precise Development Plan
Exhibit 10
AGUA HEDIONDA
LAGOON PROPOSED
DESALINATION
FACILITY
(CSDP)
J
PROPOSEDDESALINATIONFACILITY
KEY MAPNO9CALE
PLANNINGAREA BOUNDARYTYPICAL
LEGEND
|| Existing Paving
| Proposed Desalination Facility
Proposed Setback
mmmmm Planning Area Boundary
I) 50 100 300
H of man Planning & Engineering
PLANNING ARE A 3
Encina Power Station Precise Development Plan
Exhibit 11
Simulations created by Posekton Resources
CONCEPTUAL AERIAL PHOTO SIMULATION
BEFORE AND AFTER
Encina Power Station Precise Development Plan
Exhibit 12
LEGEND
Redevelopment Area Boundary
Precise Development
Planning Area
SOUTH CARLSBAD COASTAL
REDEVELOPMENT AREABOUNDARY
Encina Power Station Precise Development Plan
Exhibit 13
H of man Planning Associates