HomeMy WebLinkAbout2019-11-21; Historic Preservation Commission; ; PUBLIC HEARING - HISTORIC DESIGNATION OF THE ENCINA POWER STATION STACKMeeting Date:
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HISTORIC PRESERVATION COMMISSION
Nov. 21,2019
Historic Preservation Commission
Suzanne Smithson, Deputy Library Director
Dianna Galindo, Senior Office Specialist
Dianna.galindo@carlsbadca.gov, 760-434-287 4
ITEM 5
Public Hearing -historic designation of the Encina Power Station stack
Recommended Action
It is recommended that the Historic Preservation Commission hold a public hearing and
determine that the Encina Power Station (EPS) stack does not meet the criteria for designation
as a historic landmark as prescribed by Carlsbad Municipal Code Section 22.06.030.
Executive Summary
On Jan. 14, 2014, the City Council and Carlsbad Municipal Water District (CMWD) Board of
Directors approved a Settlement Agreement (Agreement) involving the City of Carlsbad, NRG
and SDG&E, supporting NRG's construction of a new power plant, known as the Carlsbad
Energy Center Project (CECP). In exchange, NRG agreed to shut down and demolish the existing
Encina Power Station, including the stack, once the new CECP became operational.
At the Jul. 8, 2019 Historic Preservation Commission (Commission) meeting, the commissioners
heard public testimony from community member Mr. Jim Strickland regarding his interest in
designating the EPS stack as a historic landmark.
By proper motion and vote, the Commission moved to hold a discussion of the EPS stack at its
Sept. 9, 2019 meeting, where following discussion, by proper motion and vote the Commission
moved to take no action (5/0/0/0).
On Oct. 7, 2019, Mr. Jim Strickland submitted a written request for historic landmark
designation of the EPS stack. Carlsbad Municipal Code (CMC) Section 22.06.030 requires that a
public hearing be held to review any application for designation of a site, landscape feature or
improvement as a historic landmark.
Discussion
The Encina Power Station commenced operation in Carlsbad in 1954. On Nov. 20, 1973, the
Carlsbad City Council approved SDG&E's plans to construct a single 400-foot stack to replace
four smaller one hundred ninety foot stacks. The 400-foot stack was added in 1976.
On Jan. 14, 2014, the City Council and Carlsbad Municipal Water District Board of Directors
approved a Settlement Agreement (Exhibit 1) involving the City of Carlsbad, NRG and SDG&E.
Per the Agreement, the city and CMWD agreed to support NRG's construction of a new 500
megawatt power plant intended to operate at peak demand times, known as the Carlsbad
Energy Center Project. In exchange, NRG agreed to shut down the existing EPS on the date the
new CECP became operational, which was Dec. 12, 2018. NRG also agreed to start the above-
ground demolition and remediation of the EPS within one year following its shutdown date and
to complete the demolition within two years.
At the Jul. 8, 2019 Commission meeting, the commissioners heard public testimony from
community member Mr. Jim Strickland regarding his interest in designating the EPS stack as a
historic landmark. By proper motion and vote, the Commission moved to hold a discussion of
the EPS stack at its Sept. 9, 2019 meeting.
At the Sept. 9, 2019 Commission meeting, the commissioners heard testimony from four
community members regarding the EPS stack. At that time, the Commission also considered a
Sept. 4, 2019 memo from Deputy City Manager Gary Barberio (Exhibit 2) stating, "NRG has
verbally indicated to city staff that they will not provide consent for a proposed historic
landmark designation in light of its commitments in the Agreement."
CMC Section 22.06 .030 (E) (Exhibit 3) states, "Without the property owner's consent to the
proposed designation, a site shall not be designated a historic site or landmark." Following
discussion, by proper motion and vote the commission moved to take no action (5/0/0/0).
On Oct. 7, 2019, pursuant to CMC Section 22 .06.030, Mr. Jim Strickland submitted a written
request for historic landmark designation of the EPS stack (Exhibit 4). Pursuant to CMC Section
22.06.030 (C), within 45 days of the date of the request, the Commission is required to hold a
public hearing to review the landmark application.
On Oct. 9, 2019, NRG sent a letter to City Manager Scott Chadwick expressing its opposition to
the designation of the EPS stack as an historic site or landmark (Exhibit 5).
On Nov. 12, 2019, the City Council received a presentation on the demolition schedule and
associated activities for the EPS. In that presentation, NRG affirmed its commitment to fulfill
the above ground demolition provisions of the Agreement, commencing work prior to Dec. 11,
2019. The City Council received the presentation and adopted two resolutions granting NRG a
not-to-exceed, nine-month extension to the demolition completion deadline.
Nov. 21, 2019 Public Hearing
CMC Section 22.06.030 (C) requires the Commission to hold a public hearing within 45 days to
review an application for designation of a site, landscape feature or improvement as a historic
landmark.
In order for the Commission to make a recommendation to the City Council in favor of a historic
designation, the Commission must determine that "the resource warrants historic site or
landmark designation and the property owner has consented to the same in writing .... Without
the property owner's consent to the proposed designation, a site shall not be designated a
historic site or landmark." (CMC Section 22.06.030 (E); emphasis added).
In this case, the property owner, NRG, has specifically objected to any historic site or landmark
designation by the city. (Exhibit 5).
Based on NRG's written objection to the designation of the EPS stack being designated historic
by the city, city staff is recommending that the Historic Preservation Commission deny the
written request for historic landmark designation for the EPS stack for the following reason:
As noted above, on Oct. 9, 2019, NRG sent a letter to City Manager Scott Chadwick
expressing its opposition to the designation of the Encina stack as an historic site or
landmark. As such, the written request for historic landmark designation of the EPS
stack does not meet the criteria for designation as specified in CMC Section 22.06.030.
Fiscal Analysis
No fiscal impact at this time.
Next Steps
Following this public hearing, as the Historic Preservation Commission cannot designate a site
as historic or landmark without the property owner's consent, the process shall terminate and
the commission shall notify the property owner and applicant of such termination in writing
within 10 days of the commission's determination. The minutes of the commission's public
hearing and determination will be provided to the City Council (CMC Section 22.06.030.E).
Environmental Evaluation (CEQA)
Pursuant to Public Resources Code Section 21065, this action does not constitute a "project"
within the meaning of CEQA in that it has no potential to cause either a direct physical change
in the environment, or a reasonably foreseeable indirect physical change in the environment,
and therefore does not require environmental review.
Public Notification
This item was noticed in the San Diego Union Tribune on Sunday, Nov. 10, 2019. Legal ad and
notification materials are available in the Office of the City Clerk. In addition, this staff report
was noticed in accordance with the Ralph M. Brown Act and was available for viewing at least
72 hours prior to the posting of the agenda.
Exhibits
1. Resolution 2014-010 Approving Agreement between City of Carlsbad and CMWD,
Cabrillo Power LLC, Carlsbad Energy Center NRG and SDGE, for approval of amended
Carlsbad Energy Center Project design and decommission and deconstruction of the
Encina Power Station ( on file at the Office of the City Clerk and at Georgina Cole Library)
2. Memo from Deputy City Manager Gary Barberio
3. Carlsbad Municipal Code 22 .06.020 and 22 .06.030
4. Public Hearing Request from Jim Strickland
a. Public Hearing Request
b. PDF presentation
5. Letter from NRG opposing designation
6. Email from community member
EXHIBIT 1
1 RESOLUTION NO. 2014-010
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2 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CARLSBAD,
CALIFORNIA APPROVING AN AGREEMENT BETWEEN AND
AMONG THE CITY OF CARLSBAD (CITY) AND THE CARLSBAD
4 MUNICIPAL WATER DISTRICT (CMWD), CABRILLO POWER I LLC
AND CARLSBAD ENERGY CENTER LLC (COLLECTIVELY, NRG), AND
5 SAN DIEGO GAS & ELECTRIC (SDG&E), ADDRESSING CITY AND
CMWD SUPPORT FOR A CHANGE IN THE PROPOSED TECHNOLOGY
OF THE APPROVED CARLSBAD ENERGY CENTER PROJECT (CECP)
7 PLANT AND THE SUBMITTAL OF A PETITION TO AMEND (PTA)
APPLICATION TO THE CALIFORNIA ENERGY COMMISSION (CEC)
8 FOR APPROVAL OF THIS TECHNOLOGY CHANGE, CONDITIONED
UPON THE DECOMMISSIONING, DEMOLITION, REMOVAL AND
^ REMEDIATION OF THE CURRENT ENCINA POWER STATION (EPS)
SITE, AS WELL AS OTHER CHANGES IN CECP PLANT DESIGN,
ENERGY INFRASTRUCTURE AND PROPERTY CONSIDERATIONS
11 BENEFICIAL TO THE RESIDENTS OF CARLSBAD
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WHEREAS, in May of 2012, the California Energy Commission approved NRG's
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14 application for certification ofthe Carlsbad Energy Center Project (CECP). That approval was for
15 a 558 Megawatt combined cycle power plant located east of the existing Encina Power Station
(EPS), between the railroad tracks and Interstate 5. As a part of that approval, 3 ofthe 5 boiler
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units at the existing EPS would be decommissioned, with the remaining 2 boiler units
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continuing to operate. Consequently, the decommissioning of the entire plant (all 5 units) and
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2Q the demolition and removal of the exisfing EPS structures would not occur until an unspecified
21 and uncertain future date. The CECP is now fully permitted and could proceed to construction
22 and operation; and
WHEREAS, the City participated as an intervener in the proceedings before the
California Energy Commission (CEC) concerning the application for certification ofthe CECP and
vigorously opposed the approval of said application; and
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1 WHEREAS, during the pendency of said proceedings, the City took certain legislative
actions concerning the construction of a new power plant in the Coastal Zone; and
WHEREAS, the CEC acknowledged that the CECP would be inconsistent with said
legislative actions, including the City's General Plan and related land use ordinances,
regulations and standards, but overrode said inconsistencies and approved the application for
7 certificafion on the grounds that the CECP was required for public convenience and necessity
8 and there were not more prudent and feasible means of achieving public convenience and
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necessity; and
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WHEREAS, since October of 2012, the energy supply environment in Southern California
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has dramatically changed. The San Onofre Nuclear Generation Station (SONGS) ceased
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operation in January 2012, In June 2013, SDG&E and Southern California Edison determined
14 they would not recommence power generation at SONGS, The closure of SONGS has caused an
15 increased and accelerated need for power generation facilities in Southern California, The
California Independent System Operator (CAISO) has determined that additional power
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generation capacity is currently needed in the San Diego Region by 2018; and
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WHEREAS given the CAISO determination, SDG&E is interested in entering into a Power
2Q Purchase Agreement (PPA) with NRG, but only if NRG is willing to change the proposed
21 technology of the approved CECP from a "combined-cycle configuration" plant to a "peaker
22 configuration" plant and submit a Petition to Amend (PTA) application to the CEC for approval
of this technology change, NRG is interested in submitting a PTA application, but only if the City
would be supportive ofsuch an application; and
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1 WHEREAS on December 3, 2013, the City Council adopted Resolution No. 2013-288
directing "staff to negotiate with SDG&E and NRG in an attempt to reach a mutually beneficial
agreement acceptable to all three parties, supporting a change in the proposed CECP
technology conditioned upon the decommissioning, demolition, and remediation ofthe current
Encina Power Stafion site, as well as other changes in energy infrastructure and property
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7 considerations beneficial to the residents of Carlsbad"; and
8 WHEREAS, staff negotiated based on NRG's intention to submit a PTA application to the
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CEC for an amendment to the existing approval of the CECP which would provide for a
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redesigned electrical generating facility that would have a smaller environmental footprint,
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lower profile and lower stack heights utilizing a "peaker configuration" and would facilitate
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retirement and removal ofthe existing Encina Power Station; and
14 WHEREAS, the three parties reached an agreement on certain non-binding terms and
15 entered into a Memorandum of Understanding (MOU), dated December 20, 2013, The MOU
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clarified the intentions and obligations ofthe three parties with respect to the negotiation of a
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formal, binding Agreement and set forth the terms that would be included in an Agreement;
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and
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2Q WHEREAS, City staff, CMWD staff, NRG and SDG&E have drafted an Agreement
21 incorporating the terms from the MOU; and
22 WHEREAS, the Agreement will provide significant benefits to the City of Carlsbad as well
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as increasing energy supplies to the region. Some of those benefits include:
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• NRG will amend its CECP project, proposing a plant that is more
25 environmentally friendly, lower profile, utilizing "peaker configuration"
technology, with the amount of power generation and hours of operafion
capped.
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1 • NRG will immediately begin the process to completely shut down and
demolish the Encina Power Station structures at no cost to taxpayers and begin
the process to remediate and redevelop the site,
3 • SDG&E will pursue the relocation its operations yard ("North Coast Service
Center") at NRG's expense and transfer ownership ofthe service center property
^ (along with the Cannon Park site) from SDG&E to the City, freeing up the service
^ center land for more appropriate uses. If it is not possible to relocate the service
center, NRG will pay the city $10 million.
^ NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Carlsbad,
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California, as follows that:
1, The above recitations are true and correct.
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10 2, That it is in the best interests of the City of Carlsbad to enter into the attached
11 agreement (Exhibit A) with the Carlsbad Municipal Water District, Cabrillo Power I LLC,
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Carlsbad Energy Center LLC, and San Diego Gas & Electric,
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3, That the Mayor is authorized to execute the attached agreement with the
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Carlsbad Municipal Water District, Cabrillo Power I LLC, Carlsbad Energy Center LLC, and
1^ San Diego Gas & Electric.
17 4, That City staff shall review the City's prior legislative actions concerning the CECP
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and shall recommend such changes, if any, as may be necessary to reflect the changed
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circumstances, reduced environmental profile and significant community benefits
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associated with the amendment,
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22 5, That the Administrative Services Director is authorized to appropriate $200,000
23 from the General Fund to be utilized in the city's efforts in regards to the CECP and the
implementation ofthe Agreement,
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1 PASSED, APPROVED AND ADOPTED at a Joint Special Meeting of the Carlsbad City
2 Council and Carlsbad Municipal Water District Board of Directors, held on the 14th day of
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Januarv 2014, by the following vote:
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7 NOES: None
8 ABSENT: Council Members Hall, Douglas
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AYES: Council Members Packard, Wood, Blackburn.
12 MARK PACKARD, Mayor Pro Tem
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ATTEST:
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B^BARAENGLESONfCity Clerk
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SETTLEMENT AGREEMENT
DATED AS OF JANUARY 14,2014
BETWEEN AND AMONG
THE CITY OF CARLSBAD,
CARLSBAD MUNICIPAL WATER DISTRICT,
CABRILLO POWER I LLC,
CARLSBAD ENERGY CENTER LLC
AND
SAN DIEGO GAS & ELECTRIC COMPANY
LIST OF EXHIBITS
Exhibit A Legal Descripfion of the Encina Site
Exhibit B Map of the Encina Site
Exhibit C Area Map of the Encina Site
Exhibit D Form of NRG Support Letter
Exhibit E Form of City Support Letter
Exhibit F Form of Assumption of Obligations Agreement
Exhibit G Form of Amendment
Exhibit H Form of Memorandum of Agreement
Exhibit I Form of Fossil Fuel Deed Restriction
Exhibit J Legal Description of North Coast Services Center Site
Exhibit K Map of North Coast Services Center Site
Exhibit L Legal Description of Parcel 11
Exhibit M Map of Parcel 11
Exhibit N Legal Description of Cannon Park
Exhibit 0 Map of Cannon Park
Exhibit P Legal Description of Agua Hedionda North Shore Bluff Parcel
Exhibit Q Map of Agua Hedionda North Shore Bluff Parcel
Exhibit R Form of Guaranty
Exhibit S Map of Encina Redevelopment Site
Exhibit T Map of CECP Site
SETTLEMENT AGREEMENT
THIS SETTLEMENT AGREEMENT (this '^Agreement") is entered into as of January 14, 2014,
by and among the City of Carisbad, a charter city, located in San Diego County (the "Citv"), and
Carlsbad Municipal Water District ("CMWD"), Cabrillo Power I LLC and Carisbad Energy
Center LLC (collectively, "NRG"), and San Diego Gas & Electric Company ("SDG&E"), The
City, NRG and SDG&E are sometimes referred to in this Agreement collectively as the "Parties"
and individually as a "Party", except that SDG&E is a Party solely for purposes of Article 5 and
Article 12. Unless otherwise defined in this Agreement, inifially capitalized terms used in this
Agreement shall have the meaning given them in Article 1 below.
The Parties are entering into this Agreement to resolve long-standing disputes between
the City and NRG regarding the Carisbad Energy Center Project ("CECP" or the "Project"), and
to provide for the redevelopment of the site of the Encina Power Station. This Agreement, if and
when it becomes effective according to its terms, provides for, among other things: (i) the
retirement, decommissioning, demolition and removal of the Encina Power Station, (ii) the
remediation and redevelopment of the Encina Redevelopment Site (as defined below), (iii) the
permitting, constmction and development of the CECP, (iv) the relocation and constmction of
the New Service Center (as defined below), and (v) other changes in energy infi-astmcture and
property considerations beneficial to the residents of Carlsbad.
RECITALS
THIS AGREEMENT is made with reference to the following facts and circumstances:
A. WHEREAS, NRG owns real property located in the City, in the County of San
Diego, Califomia, bounded generally by Cannon Road to the south. Interstate 5 to the east, the
Agua Hedionda Lagoon to the north, and Carlsbad Boulevard to the west (the "Encina Site"). A
legal description of the Encina Site is attached to this Agreement as Exhibit A, and a map ofthe
Encina Site is attached as Exhibit B. provided that in the event of any inconsistency between the
map and the legal description, the legal description shall control. Also attached, as Exhibit C, is a
map of the area in which the Encina Site is located;
B. WHEREAS, at the Encina Site, NRG operates facilifies known as Units 1-5
(individually a "Unit" and collecfively the "Units," the "Encina Power Station" or the "Stafion")
for the purpose of generating and selling electric power. The Encina Power Station is currently
subject to a Resource Adequacy Agreement ("RA Agreement") and a Participating Generator
Agreement ("Participafing Generator Agreement") with the Califomia Independent System
Operator ("ISO");
C. WHEREAS, NRG filed an application for the constmction and development ofthe
CECP with the Califomia Energy Commission (the "Commission") on or about September 2007
(Docket No. 07-AFC-06) (the "Application"):
D. WHEREAS, the City conditionally opposed this Application;
E. WHEREAS, from 2007 through 2012 the Commission processed this Application
and, in May of 2012, issued its Order (Order No, 12-0531 -06) and Decision approving the
constmction and development of the Project subject to the conditions stated therein;
F. WHEREAS, the San Onofre Nuclear Generation Station ("SONGS") ceased
operation January 2012 and in June 2013 Southem Califomia Edison determined that they would
not recommence power generation at SONGS;
G. WHEREAS, the early closure of SONGS has caused an increased and accelerated
need for power generation facilities in Southem Califomia, and the ISO has determined that
additional generating capacity is currently needed in the San Diego region;
H. WHEREAS, NRG and SDG&E have represented to the City that they are interested
in entering into a tolling or power purchase agreement ("Proposed PPA") for the Project but only
if (i) SDG&E and NRG are able to come to mutually acceptable terms on the Proposed PPA and
(ii) NRG amends its permits for the Project to allow a change in proposed technology
("Amendment), and NRG has represented that it would amend its permits only ifthe City would
be supportive of such an Amendment;
I. WHEREAS, the Amendment would request approval of a redesigned electrical
generating facility that would have a smaller environmental footprint, lower profile, and lower
stack heights, and would facilitate the retirement and removal of the Encina Power Station;
J. WHEREAS, on December 3, 2013, the City adopted a resolufion that provides:
"That the City Council does hereby direct staff to negotiate with SDG&E and
NRG in an attempt to reach a mutually beneficial agreement acceptable to all
three parties, supporting a change in the proposed CECP technology conditioned
upon the decommissioning, demolition, and remediation of the current Encina
Power Station site, as well as other changes in energy infi-astmcture and property
considerations beneficial to the residents of Carlsbad.";
K. WHEREAS, the City, NRG and SDG&E contemplate that SDG&E will relocate its
North Coast Service Center provided that the cost of the proposed relocation and constmction of
the New Service Center be done in a manner which is cost-neutral to SDG&E and its ratepayers;
and
L. WHEREAS, the Parties now wish to fully and finally resolve disputes involving
the CECP and the Encina Power Station, by providing for, among other things: (i) the retirement,
decommissioning, demolition, and removal of the Encina Power Stafion, (ii) the remediafion and
redevelopment ofthe Encina Redevelopment Site (as defined below), (iii) the provisions ofthe
Amendment and the constiucfion and development ofthe CECP, (iv) the relocafion and
constmcfion ofthe New Service Center, and (v) other changes in energy infrastmctiire and
property considerafions beneficial to the residents of Carisbad.
AGREEMENT
ACCORDINGLY, to settle long-standing disputes and in considerafion of the mutual
covenants and agreements in this Agreement and for other good and valuable consideration, the
receipt and adequacy of which are acknowledged, the Parties agree to the following terms and
conditions:
ARTICLE 1
DEFINITIONS
1.1 Definitions
(a) "Affiliate" means, with respect to a Person, any Person that directly or indirectly
Controls, is Controlled by or is under Common Control with that Person.
(b) "Agreement shall have the meaning set forth in the opening paragraph of this
Agreement.
(c) "Amendment" shall have the meaning set forth in Recital H and set forth in
Exhibit G.
(d) "Application" shall have the meaning set forth in Recital C.
(e) "Assumption of Obligations" shall mean the agreement in recordable form
attached as Exhibit F.
(f) "Attorneys' Fees and Costs" means any and all reasonable attorneys' fees, costs,
expenses and disbursements, including, but not limited to, expert witness fees and costs, travel
time and associated costs, transcript preparation fees and costs, document copying, exhibit
preparation, courier, postage, facsimile, long-distance and communications expenses, court costs
and the costs and fees associated with any other legal, administrative or altemative dispute
resolution proceeding, fees and costs associated with execution upon any judgment or order, and
costs on appeal.
(g) "CEQA" means the Califomia Environmental Quality Act,
(h) "CECP" shall have the meaning set forth in the second opening paragraph of this
Agreement.
(i) "CECP Site" shall mean the approximately 30 acre site on which the newly
constmcted CECP will be situated and which is identified in the map attached as Exhibit T.
(j) "Qty" shall have the meaning set forth in the opening paragraph of this
Agreement.
(k) "City Support Letter" shall have the meaning set forth in Section 3.4(b)(i).
(1) "CMWD" shall have the meaning set forth in the opening paragraph of this
Agreement,
(m) "Commission" shall have the meaning set forth Recital C.
(n) "Control" means the power to direct the affairs or management of another Person,
whether by contract, operation of law or otherwise, "Controlled bv" and "Controlling" have
correlative meanings. "Common Control" means that two Persons are both Controlled by the
same other Person.
(o) "DOE" mean the United States Department of Energy.
(p) "Effective Date" shall have the meaning set forth in Section 2.3(b),
(q) "Electric Reliability Removal Conditions" means, for one or more Units of the
Station, that:
(i) NRG has not received an order or determination fi-om a federal, state or
local govemmental agency or authority, including, but not limited to, the ISO, with
jurisdiction requiring NRG to continue operating a Unit or Units at the Station or finding
that a Unit or Units are necessary for reliability, thereby preventing the shutdown of one
or more Units; and
(ii) NRG has obtained any necessary approvals for the Shutdown, including
fi-om the ISO, the Califomia State Water Resources Control Board, and the San Diego
County Air Pollution Control District.
(r) "Encina Power Stafion" shall have the meaning set forth in Recital B.
(s) "Encina Redevelopment Site" shall mean the area comprising the Encina Site,
excluding, however, the CECP Site, The Encina Redevelopment Site will be subject to future
redevelopment and a map of the area is identified on Exhibit S,
(t) "Encina Site" shall mean the entire approximately 95 acre site currently occupied
by the Encina Power Station, exclusive of the SDG&E switchyard, and which is identified on
Exhibits A, B, and C,
(u) "EPC Contract Nofice to Proceed" shall have the meaning set forth in Section
M(b}.
(v) "Event of Defauh" shall have the meaning set forth in Article 7.
(w) "Excluded Transfer" shall mean:
(i) any Transfer to an Affiliate of NRG, provided that NRG Energy, Inc.
confinues to guarantee performance of NRG's obligations under the Guaranty;
(ii) any Transfer of an easement or license over a portion of the Site, that
would not allow the Transferee to use that portion of the Site to generate electricity with
equipment or machinery that is powered by the combustion of fossil fuels and which
would not otherwise interfere with NRG's ability to perform its obligations under this
Agreement;
(iii) After demolition and removal of above-ground stmctures in satisfaction of
Section 6.1, any Transfer of an interest, in addition to an easement or license, over a
portion ofthe Site, provided that such Transfer would not allow the Transferee to use that
portion ofthe Site to generate electricity with equipment or machinery that is powered by
the combustion of fossil fiiels and which would not otherwise interfere with NRG's
ability to perform its obligations under this Agreement; and
(iv) any condemnation or exercise of eminent domain authority, whether
whole or partial, by a govemmental authority or other entity with statutory authority
under state law to exercise eminent domain authority.
(x) "Existing Deed of Tmst" means any deed of tmst securing the Existing Secured
Loan and encumbering the site.
(y) "Existing Secured Loan" means the term loan and revolving credit facility under
the credit agreement, dated as of July 1, 2011 as amended or modified from time to fime, among
NRG Energy, Inc., as borrower, the several banks and other financial institufions or entities fi-om
time to time parties to the credit agreement, Morgan Stanley Senior Funding, Inc. as syndication
agents, and CitiCorp North America, as administrative agent and collateral agent, which loan is
secured by the Exisfing Deed of Tmst.
(z) "Exisfing Secured Loan Parties" means the several banks and other financial
institufions or entities that are fi-om time to time parties to the existing secured loan, Morgan
Stanley Senior Funding, Inc., as syndication agents, and Morgan Stanley Senior Funding, Inc., as
administrative agent and collateral agent, and any of their successors and assigns, including any
person receiving an interest in the site or the member interests of NRG fi-om any ofthe foregoing
as a result of their exercise of any of their rights or remedies under the Existing Secured Loan.
(aa) "Feasibilitv Studies" shall have the meaning set forth in Section 5.3(a).
(bb) "FERC" means the Federal Energy Regulatory Commission or any successor.
(cc) "Final Shutdown Date" means the eariier of (a) midnight of December 31,2017
or (b) the commercial operation date of CECP (as such term is defined under the facility's PPA),
(dd) "Fossil Fuel Restricfion" shall have the meaning set forth in Section 3,5.
(ee) "Guaranty" shall have the meaning set forth in Section 2.5.
(ff) "Indemnified Parties" means the City (including, but not limited to, all of its
respecfive boards, commissions, departments, agencies and other subdivisions), all Agents ofthe
City, and their respecfive heirs, legal representafives, successors and assigns, and each of them.
(gg) "Indemnify" means indemnify, protect, defend and hold harmless,
(hh) "Independent Guaranty Amount" shall have the meaning set forth in Section
2.5(a).
(ii) "lODs" shall have the meaning set forth in Secfion 2.4(b).
(jj) "ISO" shall have the meaning set forth in Recital B.
(kk) "ISO Tariff shall mean the tariff of the ISO, as it may be amended, supplemented,
or replaced (in whole or in part) from time to time.
(11) "Laws" shall mean all present and future applicable laws, ordinances, mles,
regulations, permits, authorizations, orders and requirements, whether or not in the
contemplation of the Parties, that may affect or be applicable to the Encina Site or any part ofthe
Encina Site (including, without limitation, any subsurface area), or the use of the Encina Site and
the buildings and improvements on or affixed to the Encina Site, including, without limitation,
all consents or approvals required to be obtained fi-om, and all mles and regulations of, and all
building and zoning laws of, all federal, state, county and municipal governments, and their
departments, bureaus, agencies or commissions, authorities, board of officers, or any other body
or bodies exercising similar funcfions, having or acquiring jurisdicfion ofthe Encina Site, and
similarly the term "Law" shall be constmed to mean the same as the above in the singular as well
as the plural.
(mm) "Loss" or "Losses" when used with reference to any indemnity means any and all
claims, demands, losses, liabilifies, damages (including foreseeable and unforeseeable
consequenfial damages to the extent arising fi-om third party claims), liens, obligations, interest,
injuries, penalties, fines, lawsuits and other proceedings, judgments and awards and costs and
expenses (including, without limitation, reasonable Attomeys' Fees and Costs, and consultants'
fees and costs) of whatever kind or nature, known or unknown, contingent or otherwise.
(nn) "Memorandum of Agreement" shall have the meaning set forth in Section 2.2(a)
of this Agreement.
(oo) "New Service Center" shall refer to the new service center to be constmcted in
connection with the North Coast Service Center as set forth in Section 5.1(b).
(pp) "New Service Center Location" shall have the meaning as set forth in Section
5^.
(qq) ''North Coast Service Center" shall refer to the existing facility that is owned by
SDG&E and that is located at the current North Coast Service Center Site.
(rr) "North Coast Service Center Site" shall refer to the current location ofthe North
Coast Service Center located at the comer of Cannon Road and Carlsbad Boulevard. A legal
description ofthe current property is attached hereto as Exhibit J, a map ofthe current property is
attached hereto as Exhibit K.
(ss) "North Coast Service Center Redevelopment Site" shall mean the area comprised
of the North Coast Service Center Site, Cannon Park, and the Agua Hedionda North Shore Bluff
Parcel.
(tt) "NRG" shall have the meaning set forth in the opening paragraph of Agreement.
(uu) "NRG Support Letter" shall have the meaning set forth in Section 3.4(a)(ii).
(w) "NSC Cost Cap" shall have the meaning set forth in Section 5,4(a),
(ww) "NSC Costs" shall have the meaning set forth in Section 5,4(a),
(xx) "Official Records" means the official records of the City and of the County of San
Diego, Califomia.
(yy) "Party" or "Parties" shall have the meanings set forth in the opening paragraph of
this Agreement.
(zz) "Person" means any individual, partnership, corporation (including, but not
limited to, any business tmst), limited liability company, joint stock company, tmst,
unincorporated association, joint venture or any other entity or association, the United States, or
other federal, state or local govemmental entity.
(aaa) "Petition to Amend" shall have the meaning set forth in Section 6,1,
(bbb) "Project" shall have the meaning set forth in the opening paragraph of this
Agreement,
(ecc) "Proposed PPA" shall have the meaning set forth in Recital H.
(ddd) "Pmdent Utility Practices" means the practices, methods, standards and acts
engaged in or approved by a significant portion of the applicable segment ofthe electric power
generation industry pertaining to facilifies of the type, similar size and locafion to Encina Power
Station that, in light of the facts that are known, or reasonably should have been known, at the
time a decision was made, would have been expected to accomplish the desired result in a
manner consistent with Laws, permits, codes, standards, equipment manufacturer's
recommendations, reliability, safety, environmental protection, economy, and expedition.
Pmdent Utility Practices are not limited to the optimum practice, method, standard or act to the
exclusion of all others, but rather to those practices, methods, standards and acts generally
acceptable or approved by a significant portion ofthe applicable segment ofthe electric power
generation industry in the United States,
(eee) "RA Agreement" shall have the meaning set forth in Recital B.
(fff) "Relocation Guaranty Amount" shall have the meaning set forth in Section 2.5(c).
(ggg) "SDG&E" shall have the meaning set forth in the opening paragraph of this
Agreement.
(hhh) "Shut Down" or "Shutdown" means the permanent and irrevocable cessation of
electricity generation operations at the Encina Power Station in accordance with all applicable
laws and regulations, such that the Encina Power Station may no longer be used to generate
electricity or reactive power on any basis (including, but not limited to, any reliability-must-mn
or other intermittent or emergency basis) or emit any hazardous materials in conjunction with the
operation of any electrical generation facilities comprising the Encina Power Station. For
purposes of this Agreement, "Shutdown" does not include any significant hazardous materials
remediation activities on the Site.
(iii) "Shut Down Guaranty Amount" shall have the meaning set forth in Section 2.5(b).
(jjj) "Shutdown Obligafion" means the obligafion of NRG to Shut Down the Encina
Power Station set forth in Section 3.1(a)(ii).
(kkk) "SONGS" shall have the meaning set forth in Recital F.
(Ill) "Stafion" shall have the meaning set forth in Recital B.
(mmm) "Term" shall have the meaning set forth in Section 2.1.
(nun) "Terminafion Nofice" shall have the meaning set forth in Secfion 5.6(a).
(ooo) "Transfer" means sell, convey, assign, transfer, alienate or otherwise dispose of
(directly or indirecfiy, by one or more transacfions, and by operafion of law or otherwise) (i) all
or any material part of the ownership interest or rights in any portion ofthe Encina Site and/or
this Agreement, or (ii) all or a Controlling portion of the member interests in NRG.
Notwithstanding the generality of the foregoing, however, "Transfer" shall exclude (i) an
Excluded Transfer and (ii) any encumbrance executed in connection with a financing undertaken
by NRG for CECP.
(ppp) "Transferee" means a Person to whom a Transfer is made.
(qqq) "Unit" or "Units" shall have the meaning set forth in Recital B.
ARTICLE 2
GENERAL TERMS
2.1 Term of Agreement
The term of this Agreement (the "Term") shall commence on the Effective Date (as
defined in Secfion 2.3(b)) and shall remain in effect unfil the Parties have fiilfilled all of their
obligations under this Agreement, unless terminated earlier in writing in accordance with the
terms and conditions of this Agreement.
2.2 Covenants Running with the Land
(a) Recordation of Memorandum of Agreement. The City and NRG agree to
execute, acknowledge, and cause a memorandum of this Agreement substantially in the form
attached to this Agreement as Exhibit H (the "Memorandum of Agreement") to be recorded in
the Official Records as soon as possible following the Effecfive Date in accordance with
Califomia Civil Code Secfion 1468.
(b) Binding on Successors. Upon recordafion of the Memorandum of Agreement as
provided in Secfion 2.2(a) above, this Agreement shall consfitute covenants mnning with the
Encina Site binding on all successors and assigns of NRG; provided, however, this Agreement,
including the covenants on the part of NRG, shall not be binding on the Exisfing Secured Loan
Parties or any of their successors or assigns.
(c) Termination of Agreement. Upon any termination of this Agreement, the City
shall, at NRG's written request, execute a notice of termination of the Agreement to be recorded
in the Official Records, and this obligation of the City shall survive any such termination of this
Agreement.
2.3 Agreement Approvals and Effective Date
(a) NRG Approval. NRG has obtained all required approvals for it to enter into this
Agreement.
(b) City Approval. Once NRG has signed and delivered this Agreement to the City,
the City shall timely submit this Agreement to the City Council for approval. Notwithstanding
anything in this Agreement to the contrary, NRG understands and agrees that no officer or
employee ofthe City has authority to bind the City to this Agreement unless and until the City
Council shall have duly adopted a resolution in its sole and absolute discretion approving this
Agreement. Therefore, any obligations of the Parties under this Agreement are contingent upon
such approval, and this Agreement shall not be effective unless and until such approvals are
obtained in accordance with the City's applicable ordinances and codes. If a City Council
resolution approving this Agreement becomes effective, then the effective date of this
Agreement (the "Effecfive Date") shall be the same date that such resolution becomes effective.
Notwithstanding the foregoing, if a resolution approving this Agreement does not become
effective by January 31, 2014, then this Agreement shall terminate and shall be of no force and
effect unless the City acting through the City Attomey, and NRG, in their respective sole
discretion, agree in writing to extend such date and such a resolution is duly enacted and
becomes effective on or before such extended date.
(c) SDG&E Approval. SDG&E may be required to obtain certain regulatory
approvals in connection with its obligations under Article 5 of this Agreement, including from
the Califomia Public Utilities Commission. To the extent such approvals are required, SDG&E
will use reasonable efforts to obtain all such required approvals as soon as commercially
practicable. The Parties agree that SDG&E's obligations under this Agreement are contingent on
such approvals, if any.
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2.4 Improvements
(a) Easements. The City will provide a project description to NRG regarding
easements for the Agua Hedionda Lift Station and the Vista-Carlsbad Interceptor Sewer Pipeline
that coordinates with the Poseidon easement, NRG shall submit an application to the
Commission within 60 days after receipt of project description and NRG will execute easements
within 10 days of Commission approval,
(b) PDP Land Transfers. Within 90 days of the Effective Date, NRG agrees to grant
Irrevocable Offers of Dedications ("lODs") for the Hubbs Site Parcel, Bluff Area Parcel, South
Power Plant Parcel, and Fishing Beach Parcel, as described in Planning Commission Resolution
6632, subject to reasonable restrictions and reservations necessary to ensure public safety and the
continuity of power plant operations,
2.5 Guaranty
(a) Independent Guaranty. NRG agrees to deliver to the City a Guaranty from
NRG Energy, Inc. in the form of Exhibit R and in the amount of five million dollars ($5,000,000)
(the "Independent Guaranty Amount") within ten (10) business days from the Effecfive Date.
The City shall release this amount once all obligations under this Agreement have been satisfied
to the City's safisfacfion; provided, however, that if the Commission does not issue a final
decision approving the Amendment and NRG notifies the City in writing that it is ending further
development of the CECP, and provided further that NRG does not have any outstanding
liabilifies or obligafions to the City under this Agreement, the City's consent to such request to
reduce this amount will not be unreasonably withheld.
(b) Shut Down Obligation. Within ten (10) business days after the Final Shut Down
Date, NRG will increase the amount of the Guaranty by twenty million dollars ($20,000,000)
(the "Shut Down Guaranty Amount"), bringing the total amount of the Guaranty to twenty five
million dollars ($25,000,000). Upon NRG's request, the City shall release the Shut Down
Guaranty Amount following NRG's safisfacfion of all obligations under Section 6.1. Following
NRG's commencement of demolition and removal of above ground stmctures, and provided that
NRG does not have any outstanding liabilities or obligafions to the City under this Agreement at
such time, NRG may request, and the City will reasonably consider, a proportionate reduction in
the Shut Down Guaranty Amount upon the completion of certain key milestones, with such
milestones and reductions to be established by NRG and the City at such time.
(c) Relocation of North Coast Service Center. Within ten (10) business days after
the EPC Contract Notice to Proceed is issued, NRG will increase the amount of the Guaranty by
an additional amount of twenty two million five hundred thousand ($22,500,000) (the
"Relocafion Guaranty Amount") for a total Guaranty amount of forty seven million and five
hundred thousand dollars ($47,500,000). If the credit rating for Carisbad Energy Center is equal
to or exceeds NRG Energy, Inc.'s credit rafing as of the Effecfive Date, with the consent of the
City, which shall not be unreasonably withheld, NRG may elect to subsfitute a Guaranty from
Carlsbad Energy Center LLC for the Relocation Guaranty Amount. Upon NRG's request, the
City shall release the Relocation Guaranty Amount following NRG's satisfaction of all
obligations under Article 5. At NRG's request, the City will reduce the Relocation Guaranty
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Amount in proportion to NRG's payments made in accordance with Article 5; provided, that if
NRG makes the ten million dollar ($10,000,000) payment under Section 5,6(b) following
issuance ofthe Termination Notice, the City shall release the entire Relocation Guaranty Amount.
ARTICLE 3
POWER STATION SHUTDOWN PROCESS
3.1 Agreement to Permanently Shut Down the Encina Power Station
(a) Shutdown Obligation.
(i) Within thirty (30) days of the Effective Date, NRG shall initiate measures
to Shut Down Units 1-5 of the Encina Power Station. Such measures shall include, but
not be limited to, amending the compliance plan for the Encina Power Station in
connection with the State Water Resource Control Board's regulation addressing the use
of once-through cooling by coastal power plants.
(ii) Subject to the Electric Reliability Removal Conditions and provided that
(x) the Califomia Public Utilities Commission has issued a final decision approving a
power purchase agreement for CECP and (y) the Commission has issued a final decision
approving the Amendment, NRG agrees to Shut Down the Encina Power Stafion no later
than the Final Shutdown Date (the "Shutdown Obligation"). Notwithstanding the
foregoing, if NRG issues a final nofice to proceed with constmcfion of CECP without
having received Califomia Public Ufilifies Commission approval, such condifion shall be
deemed satisfied.
(iii) Subject to the provisions of Section 3.3, NRG will diligenfiy apply for and
exercise its best efforts to obtain any regulatory approvals and permits needed to Shut
Down Units 1-5 and to ensure that the Electric Reliability Removal Conditions are
satisfied as soon as reasonably possible. NRG will not, direcfiy or indirecfiy, request that
any regulatory agency with jurisdiction over the Shut Down of the Encina Power Station
deny or delay the approvals needed for the Shut Down. Further, NRG will take no action
which is cause for the regulatory agency to deny or delay any approvals or other matters
needed to satisfy the Electric Reliability Removal Conditions.
(iv) The Electric Reliability Removal Conditions are solely for the benefit of
NRG. If some, but not all, of the Electric Reliability Removal Condifions are not
safisfied for reasons other than an Event of Default by NRG or NRG's failure to timely
obtain a needed approval for the Shut Down, then NRG, in its sole and absolute
discrefion, may upon not less than ten (10) days' written nofice to the City describing in
reasonable detail the unsatisfied condition(s) either: (x) suspend performance of its
obligafion to Shut Down the applicable Unit or the Encina Power Station only until such
condition is satisfied, or (y) waive the satisfaction of such conditions as NRG may set
forth in its sole and absolute discretion in a written notice to the City.
(v) Notwithstanding anything in this Agreement to the contrary, if the United
States Department of Energy ("DOE"), ISO or other entity having jurisdiction over NRG
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or the Encina Power Station orders or decrees it necessary for any Unit or Units to
continue to operate past the Final Shutdown Date, then NRG shall be permitted to operate
the applicable Unit or Units in accordance with such order or decree. Nothing in this
subsection (v) shall relieve either Party from its support obligations under Section 3.4 or
prevent either Party from challenging the effectiveness or legality of such order, provided,
however, each Party shall provide the other Party copies of any such order and any legal
challenges to such order. In the event NRG receives an order under this Section 3.1(a)(v),
NRG and City shall comply with Section 3.4 until such time as the Unit or Units is/are
released from such order.
(vi) Notwithstanding any provision in this Agreement to the contrary, in the
event that CECP becomes commercially operable and the Encina Power Station
continues to operate, NRG will pay the City (on a monthly basis), a liquidated damages
payment equal to $l/kW-mo. multiplied by the greater of (a) the generating capacity of
the Unit or Units (in MW) remaining online past the Final Shutdown Date or (b) 300 MW.
Ifthe Shutdown occurs during a portion of a calendar month, then the monthly payment
shall be pro-rated based on the number of days during which the Unit or Units were
operational and the number of days in that calendar month. Such liquidated damages
shall continue until the Shutdown of the Encina Power Station.
(b) Accelerated Shutdown. Nothing in this Agreement shall prohibit NRG from an
accelerated Shutdown of a Unit or Units, whereby the Shutdown would occur in advance ofthe
Final Shutdown Date.
(c) Post-Shutdown Activities. Within ninety (90) days of the Shutdown ofthe
Encina Power Station, NRG (i) shall ensure that the Encina Power Station facilities and
improvements are in a secure, inoperable condition and do not pose a physical or environmental
safety hazard to members of the public or visitors of the Encina Site, consistent with Pmdent
Utility Practices and all applicable regulatory requirements and approvals; (ii) shall seek to
terminate applicable permits and registrations that are no longer needed after the Shutdown of
the Encina Power Station, (iii) shall request termination of the ISO Participating Generator
Agreement and FERC market-based rate tariff as applicable to the Encina Power Station, and (iv)
shall take appropriate actions in support of those requests, consistent with all applicable legal
requirements.
3.2 Notices Regarding Electric Reliability Removal Conditions
NRG shall promptly provide the City with copies of any and all notices, correspondence
or other documents to or from the ISO, FERC or other agency relating to the Electric Reliability
Removal Conditions; provided, however, that failure to provide copies ofsuch notices shall not
constitute an event of default under Section 7.1,
3.3 Limitation on Future Contracts; No Actions to Prolong Need for Encina Power
Station
With the exception of any contractual arrangements required to be entered into in
connection with Electric Reliability Removal Conditions, NRG represents, warrants and
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covenants that its obligation to Shut Down the Encina Power Station under this Agreement shall
not be limited by any existing contracts it has or may in the future have to operate any or all of
the Units on the Encina Site, NRG further agrees not to take any actions that may prolong the
need for the Encina Power Station to continue operating for electric reliability or any other
purposes inconsistent with the terms and conditions of this Agreement; the City nonetheless
acknowledges that NRG has the right, in its sole and absolute discretion so long as consistent
with the terms and conditions of this Agreement, to continue to operate, maintain, repair, replace
and improve the Encina Power Station, in accordance with all applicable laws, regulations, and
permits, until the Final Shutdown Date; provided, however, that NRG may be required to operate,
maintain and repair the Encina Power Station beyond the Final Shutdown Date if the Electric
Reliability Removal Conditions have not been met.
3.4 Mutual Support for Shutdown Efforts and NRG's Regulatory Compliance Pending
Shutdown
(a) NRG's Support for Shutdown Efforts.
(i) No later than fifteen (15) business days after approval of the Amendment
by the Commission, NRG shall submit to the ISO a written notice of intent to retire the
Encina Power Station as of Final Shutdown Date.
(ii) Within five (5) business days of the City's request, NRG shall deliver a
letter (the "NRG Support Letter"), in the fonn attached as Exhibit D, to other
govemmental agencies or third parties.
(b) City's Support of NRG's Regulatory Compliance Pending Shutdown. As long
as there is not an Event of Default by NRG under this Agreement, for period beginning with the
Effecfive Date and ending on the Final Shutdown Date, the City agrees to support any and all
regulatory approvals required for the continued operafion of any of the Units before Shutdown,
such support to consist of
(i) within five (5) business days of NRG's request the City shall submit a
letter from the City Attomey ("City Support Letter"), to the relevant governmental
agency, in the form attached to this Agreement as Exhibit E, and
(ii) upon reasonable prior nofice provided by NRG, the City shall participate
in a reasonable number of meetings with the relevant govemmental agencies, provided
that the City's participation under this subsection 3.4(b)(u) shall consist of verbally
affirming City's support for the renewal or issuance of the relevant regulatory approval
for the Encina Power Station, as stated in the City Support Letter,
In the event of a dispute between the Parties regarding the City's compliance with its
obligations under subsections 3.4(b)(i)-(ii), and before NRG delivers any Notice of Default under
Article 7 for noncompliance with these obligations, both Parties shall, upon request of either
Party, meet and confer in good faith to attempt to resolve such dispute over a period of ten (10)
business days. Further, NRG shall not deliver a Notice of Default under Article 7 for City's
alleged non-compliance with its obligations under Sections 3.4(b)(i)-(ii) before the expiration of
the ten (10) business day period following delivery to the City of written notice of such dispute.
14
Any other actions by the City in support of NRG's regulatory compliance pending Shutdown in
addition to the actions specified under this Secfion 3.4(b) shall be at the sole discretion ofthe
City, Ifthe City decides to rescind its support on or after the Final Shutdown Date, then the City
may, in its sole discretion, take such action as it deems appropriate to oppose or condition the
continued operation of the Encina Power Station or any portion of the Encina Power Station,
including, but not limited to, opposing the extension or renewal of any operating permits and/or
the imposition by govemmental regulatory authorities of air and water quality mitigation
measures or other operating requirements or limitations,
3.5 Fossil Fuel Deed Restriction
NRG agrees to limit fossil fuel generation on the Encina Site to the generating capacity
proposed in the current project description (e,g., six LMS 100s) to be proposed in the Petition to
Amend and any black start equipment potentially required by the ISO. NRG agrees that no
future modifications to the CECP shall be undertaken that exceed the environmental envelope,
profile or footprint of CECP as presented in the Amendment. Within ten (10) business days after
the Shut Down, NRG shall record a restrictive covenant for the benefit ofthe City in the Official
Records, in the form attached to this Agreement as Exhibit I, which provides that no portion of
the Encina Site, with the exception of the CECP Site, may be used to generate electricity with
equipment or machinery that is powered by the combustion of fossil fuels (except the following
used on the Encina Site: ancillary equipment or machinery; back-up generators; or distributed
energy sources approved by the City in a redevelopment plan), all as more particulariy set forth
in such exhibit (the "Fossil Fuel Restriction"). Except with respect to the Existing Secured Loan
Parties as provided in Section 2.2 of this Agreement, the Fossil Fuel Restriction shall constitute
covenants mnning with the land, binding on successors and assigns of NRG, In the event that an
Existing Secured Loan Party, or its successor or assignee, takes ownership or possession of the
Site and fails to assume NRG's obligations and rights under this Agreement under Section 2,2 of
this Agreement, and the Agreement terminates after the Fossil Fuel Restriction has been recorded,
then following any such termination the City shall, at the written request of NRG or the Existing
Secured Loan Party (or its successor or assignee), execute and cause a quitclaim deed to be
recorded in the Official Records evidencing the termination of the Fossil Fuel Restricfion; this
obligation ofthe City shall survive any such termination of this Agreement. Notwithstanding the
foregoing, and also as provided in Secfion 2.2 of this Agreement, the Parties understand and
agree that, in the event of a refinancing of the Existing Secured Loan that provides for full
repayment, NRG shall ensure - supported by written evidence reasonably safisfactory to the City
- that this Agreement, including the Fossil Fuel Restriction, has priority over the deed of tmst
securing the refinanced loan and, accordingly, that the Fossil Fuel Restricfion shall thereafter be
binding on all successors and assigns of NRG without excepfion.
ARTICLE 4
AMENDMENTS TO THE CECP PERMITS
4.1 City Support of CECP Permits Amendment Applications
(a) Provided that NRG is not in default under any obligations to the City under the
Agreement and in substantial compliance with the provisions of the Amendment agreed to by the
15
City, the City agrees not to oppose permits or authorities accommodafing the confinued operation
of the Encina Power Station through the Final Shutdown Date.
(b) The City shall support the Amendment; provided that the City has a reasonable
and meaningful opportunity to review and comment on the Amendment prior to filing with the
Commission to confirm that the Amendment is consistent with Exhibit G and the Amendment is
filed with the Commission consistent with the provisions of Exhibit G. The City will issue the
City Support letter, a form of which is set forth in Exhibit E, in connection with the Amendment
and to govemment agencies as requested by NRG. Upon reasonable prior notice provided by
NRG, the City shall also participate in a reasonable number of meetings with the relevant
govemmental agencies, provided that the City's participation under this subsection shall consist
of verbally affirming City's support for the Amendment.
(c) As per the request of the City, NRG will incorporate a provision in the Pefition to
Amend to be filed with the Commission in connection with the Amendment and in any power
purchase agreement for CECP that CECP will not operate between the hours of midnight and 6
am, except to the extent reasonably required for reliability-related purposes or as otherwise
required by the ISO Tariff A decision by the Commission declining to apply this limitation to
the CECP shall not absolve the City of its support obligation set forth in Section 4.1(b),
4.2 Services for CECP
(a) NRG agrees to work with the Carlsbad Fire Department in good faith to address
those fire safety concems that were previously raised in connection with the Application in the
Amendment and any other reasonable fire safety concems during the Amendment process.
(b) NRG agrees to reimburse the City for costs incurred in accordance with actual
services performed by the City as contemplated by currently adopted fee and permit schedules,
including applicable and appropriate impact fees, which are not expected to exceed $1 MM.
(c) The City, CMWD and NRG will work together to establish related services to
CECP, including recycled water supply, potable water supply, sanitary sewer service and fire
response.
(d) The City will work with NRG to accommodate gas line service to CECP on the
east side of the railroad tracks.
ARTICLE 5
SDG&E PROVISIONS
5.1 Relocation of the North Coast Service Center
(a) SDG&E has advised the City that with the early refirement of SONGS and future
closures of plants that use once-through cooling technology, the SDG&E area will be deficient of
electricity generafing capacity by 2018. SDG&E has requested that the City support the
Amendment for the development of CECP as set forth in this Agreement
16
(b) In addition and subject to regulatory approvals and other conditions and
agreements specified here, SDG&E has agreed to the relocafion of SDG&E's North Coast
Service Center, currently located at the comer of Cannon Road and Carlsbad Boulevard ("North
Coast Service Center Site"), with the North Coast Service Center Site and certain other
properties to be transferred to the City upon completion and occupancy of the newly relocated
North Coast Service Center ("New Service Center").
(c) The New Service Center is to be built at NRG's sole cost, subject to the NSC Cost
Cap (defined below), and to SDG&E's specificafions and condifions. NRG will build the New
Service Center, or will cause it to be built, in accordance with such specifications; provided,
however, that the City, in its sole discretion, may elect to build the New Service Center, or to
cause it to be built. The Parties acknowledge and agree that the cost of the relocation and the
constmction ofthe New Service Center, and the stmcture of the transaction, will be at no cost to
the City or to SDG&E, and in a manner that is cost-neutral to SDG&E and its ratepayers.
(d) Ifthe City and SDG&E do not proceed with the proposed relocation of the New
Service Center, then NRG shall make the payment to the City in accordance with Section 5.6(b)
below.
5.2 Identification of Property for the New Service Center Location
(a) The City and SDG&E will work together to identify a mutually acceptable
altemative location for the New Service Center to be located ("New Service Center Location").
Currently SDG&E and the City may review: (i) the land currently owned by SDG&E north of
Cannon Road known as Parcel 11 (a legal description of Parcel 11 is attached hereto as Exhibit L,
a map of Parcel 11 is attached hereto as Exhibit M) or (ii) another site mutually acceptable to
both the City and SDG&E, as determined by each in its respective and sole discretion, provided
that such site shall be made available at no cost to SDG&E. The City shall cooperate on
community outreach and education on the New Service Center Location.
(b) In the event that SDG&E and the City cannot agree on a mutually acceptable New
Service Center Location by March 1, 2016, then either the City or SDG&E may provide the
Termination Notice as set forth in Section 5,6 below,
5.3 Feasibility Studies and Ongoing Coordination Regarding SDG&E Specifications
and Conditions for the New Service Center
(a) Within sixty (60) days after the Effective Date, SDG&E will meet with the City to
identify and cause the environmental, land use, traffic and nodal analysis studies associated with
studying the feasibility of the New Service Center ("Feasibility Studies") to be prepared,
SDG&E shall pay for the Feasibility Studies subject to reimbursement for such studies as
provided for below.
(b) As soon as reasonably possible, but by no later than March 31 '\ 2015, SDG&E
will provide all required specifications and conditions for the New Service Center to NRG and
the City. In connection with this SDG&E will provide a budget and cost statement represenfing
its budget for the NSC Costs (defined below), including, to the extent available, (i) any available
budget or cost estimates for the constmction of the New Service Center; and (ii) a statement or
17
budget of all other costs for the relocation (including the Feasibility Studies) of the North Coast
Service Center. Such budget will not exceed the NSC Cost Cap as provided in Section 5.4 and
will be prepared such that the New Service Center can be reasonably and pmdently constmcted
for an amount that will not exceed the NSC Cost Cap.
5.4 New Service Center Relocation and Construction Cost Cap: NRG Funding and
Conditions
(a) NRG agrees to fiind up to $22.5 million ($22,500,000) (the "NSC Cost Cap")
toward the "all-in" cost of the relocation of the North Coast Service Center according to
SDG&E's specificafions and condifions, including the cost of constmcfion, furniture, fixtures,
equipment, IT infrastmcture, architectural, engineering and consulting costs, all relocation costs,
reasonable confingencies and the reimbursements for the Feasibility Studies under Section 5.3(a)
(collecfively, the "NSC Costs").
(b) NRG's obligafion to fiand the NSC Costs is condifioned upon NRG's issuance of
a final notice to proceed under its engineering, procurement and constmction contract for CECP
(the "EPC Contract Notice to Proceed").
(c) Upon NRG's issuance of the EPC Contract Notice to Proceed, NRG, SDG&E and
the City shall meet within thirty (30) days of such final nofice to review the projected NSC Costs
in relafion to the NSC Cost Cap and constmcfion of the New Service Center.
(i) If the projected NSC Costs are less than or equal to the NSC Cost Cap,
and a Termination Notice has not been issued under Section 5.6, NRG will build the New
Service Center, or will cause it to be built, in accordance with SDG&E's specificafions
and conditions; provided, however, that the City, in its sole discretion, may elect to build
the New Service Center, or to cause it to be built. Subject to the NSC Cost Cap and the
condifions and provisions stated herein, NRG agrees to fund the NSC Costs. Subject to
the NSC Cost Cap, SDG&E will be reimbursed by NRG for costs associated with the
Feasibility Studies and such reimbursement shall be made as agreed by NRG and
SDG&E; provided, however, that any amounts reimbursed for Feasibility Studies will
reduce the NSC Cost Cap on a doUar-for-dollar basis.
(ii) If the projected NSC Costs exceed the NSC Cost Cap, SDG&E, NRG and
the City shall meet in good faith to consider potential modifications to this Article 5,
including, without reservation, changes to the New Service Center specifications and
conditions, the NSC Cost Cap, or agreements to fund the costs in excess ofthe NSC Cost
Cap; provided, however, that any subsequent modifications will be strictly subject to
execution of future binding definitive agreements and obtaining any required regulatory
approvals.
5.5 Conditions to SDG&E's Obligation to Relocate the North Coast Service Center
SDG&E's Relocation of the North Coast Service Center is subject to the following
conditions:
(a) Identification of the New Service Center Location in accordance with Section 5.2.
(b) SDG&E obtaining any required regulatory approvals with the understanding that
SDG&E will diligently and in good faith seek all regulatory approvals needed for the relocation
ofthe North Coast Service Center as contemplated in this Agreement.
(c) A Private Letter Ruling, if necessary, satisfactory to SDG&E, issued by the
Intemal Revenue Service confirming the tax treatment of the transactions oufiined herein.
(d) Constmction of the New Service Center and tumover of the completed and
operafional New Service Center to SDG&E.
5.6 Termination of Proposed Relocation of the North Coast Service Center; NRG
Payment
(a) Either the City or SDG&E may issue a notice terminating the obligations and
agreement to relocate the North Coast Service Center (the "Termination Notice") under the
following circumstances:
(i) ifthe City and SDG&E cannot agree upon a mutually acceptable New
Service Center Location;
(ii) if constmction of the New Service Center does not commence before the
third (3rd) anniversary of the commercial operation date for CECP;
(iii) ifthe projected cost of relocation of the North Coast Service Center cannot
be accomplished within the NSC Cost Cap, and SDG&E, NRG and the City are unable to
agree upon subsequent modifications pursuant to Section 5.4(c)(u); or
(iv) if SDG&E and the City joinfiy elect not to proceed with the relocation of
the North Coast Service Center.
(b) Within 30 days of receipt of the Termination Notice, NRG shall pay the City of
Carisbad the sum of $10 million ($10,000,000); provided, however, that NRG will owe this
amount only if CECP achieves commercial operation, in which case NRG shall make the
payment within 30 days of commercial operation or the Termination Notice, whichever is later.
Thus, ifthe New Service Center does not proceed and NRG does not fund the costs ofthe New
Service Center, NRG shall be responsible for the payment as provided in this Section 5.6(b).
(c) Notwithstanding any other provision in this Agreement, the City's issuance of a
Termination Notice will not affect NRG's remaining obligations under this Agreement, except to
the extent expressly set forth in this Article 5.
5.7 Transfer of SDG&E Property upon the Relocation of the North Coast Service
Center
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Upon the completion and occupancy of the New Service Center, SDG&E shall transfer (i)
the existing North Coast Services Center Site and buildings, (ii) Cannon Park (a legal description
of Cannon Park is attached hereto as Exhibit N, a map of Cannon Park is attached hereto as
Exhibit O). and (iii) the Agua Hedionda North Shore Bluff Parcel (APN 206-070-16) (a legal
description of the Agua Hedionda North Shore Bluff Parcel is attached hereto as Exhibit P, a
map of the Agua Hedionda North Shore Bluff Parcel is attached hereto as Exhibit Q), to the City
in fee simple, free and clear of all financial liabilities and financial liens, simultaneously with
SDG&E receiving tifie to the New Service Center. SDG&E will be responsible for remediating
preexisting environmental conditions to applicable industrial standards pursuant to applicable
law. The City and SDG&E will determine if such remediation shall be conducted before or after
the transfer of title. If the site is to be remediated prior to the transfer, SDG&E shall commence
the remediation within sixty (60) days after occupancy of the New Service Center, shall proceed
in a diligent and timely manner to remediate the site and shall then transfer the properties under
this Section 5.7 upon completion of the remediation. If the remediation is to occur following the
transfer, the City will provide at least one-hundred twenty (120) days notice that SDG&E is to
commence remediation of the site and the remediation shall proceed in a diligent and timely
manner to completion.
5.8 Long-Term Plan for Substation Improvements and Expansions
The Parties acknowledge that SDG&E has recently undertaken certain improvements and
upgrades of the Encina Power Station substation. The City has asked SDG&E to consider
relocating the Encina Power Station substation away from the Encina Site. SDG&E has agreed
that as part of a long-term plan, and contingent upon execution and regulatory approval of the
Proposed PPA, and subject to any other required regulatory approvals, it will work in good faith
with the City to identify and ultimately permit a site, such that any future material improvements
or expansions to the transmission system, beyond those needed for the CECP, be made at the
altemate site in lieu of the existing Encina Power Station. SDG&E will update the City at least
annually on the status of the long-term plan as it relates to the identification and permitting of
such a site. The City acknowledges and agrees that the substation design at the altemate site and
any associated transmission design will be based on SDG&E design standards and specificafions.
The altemate site will be subject to a feasibility review by SDG&E to ensure a constmctible site.
Any design enhancements requested by the City that are not part of SDG&E's customary design
standard and specificafions will be paid for by the City unless SDG&E and City otherwise agree,
ARTICLE 6
REDEVELOPMENT PROCESS
6.1 Demolition and Removal of Above-Ground Structures
(a) Provided that (i) the Califomia Public Ufilifies Commission has issued a final
decision approving a power purchase agreement for CECP and (ii) the Commission has issued a
final decision approving the Amendment, NRG agrees to fund at its sole cost the physical
demolition and removal of the above-ground stmctures of the Encina Power Station in
accordance with Laws and the milestones set forth below. Notwithstanding the foregoing, if
NRG issues a final notice to proceed with constmction of CECP without having received
20
Califomia Public Utilities Commission approval, such condition shall be deemed satisfied.
Details regarding the demolition and removal of the Encina Power Station will be incorporated
into the petition to amend ("Petition to Amend") the Commission-issued license for CECP in
which NRG seeks authority to constmct CECP as reflected in Exhibit G, and following the
issuance of a decision by the Commission approving such Pefition to Amend, NRG will obtain
all additional permits, if any, consistent with the schedule outlined below.
(b) Provided that (i) the Califomia Public Utilities Commission has issued a final
decision approving a power purchase agreement for CECP and (ii) the Commission has issued a
final decision approving the Amendment, NRG shall commence physical demolition and
removal ofthe above-ground stmctures of the Encina Power Station within one (1) year after
Shut Down. NRG will also use good faith efforts to identify opportunities to begin and
implement decommissioning prior to such date, including the removal of unused tanks.
Notwithstanding the foregoing, if NRG issues a final notice to proceed with constmction of
CECP without having received Califomia Public Utilities Commission approval, such condition
shall be deemed satisfied.
(c) Provided that (i) the Califomia Public Utilities Commission has issued a final
decision approving a power purchase agreement for CECP and (ii) the Commission has issued a
final decision approving the Amendment, NRG agrees to complete physical demolition and
removal of the above-ground stmctures of the Encina Power Stafion within two (2) years of the
commencement of demolition activities. Notwithstanding the foregoing, if NRG issues a final
nofice to proceed with constmcfion of CECP without having received Califomia Public Utilifies
Commission approval, such condition shall be deemed satisfied.
6.2 Redevelopment and Remediation
(a) The City and NRG acknowledge that they have a mutual interest in the producfive
reuse of the Encina Redevelopment Site. The City staff and NRG will work in good faith to
address the redevelopment of the Encina Redevelopment Site in the pending General Plan update,
(b) If the City takes fee title to the North Coast Service Center Site, as contemplated
by Article 5 of this Agreement, the City and NRG work in good faith to consider a joint
development strategy for the Encina Redevelopment Site and the North Coast Service Center
Redevelopment Site, comprising basic principles to be identified in a subsequent binding
agreement.
(c) NRG shall present an initial proposed strategy for redevelopment of the Encina
Redevelopment Site to City of Carlsbad staff within one-hundred eighty (180) days of the
Effective Date of this Agreement.
(d) With the exception of any remediation required under a Commission decision
approving the Amendment or applicable law, remediation of the Encina Redevelopment Site
shall be undertaken in conjunction with redevelopment of the Encina Redevelopment Site.
(e) The City and NRG shall work in good faith to determine a mutually acceptable
and appropriate alignment for the Coastal Rail Trail; provided, however, that failure to reach
21
agreement on the alignment for the Coastal Rail Trail shall not impact performance ofthe
obligations established in this Agreement.
ARTICLE 7
EVENTS OF DEFAULT
7.1 Defaults by NRG
Each of the following shall constitute an "Event of Defauh" by NRG under this
Agreement:
(a) NRG fails to perform any of its obligations set forth in this Agreement, which
failure is not a separate Event of Default, and which continues without cure for a period of thirty
(30) days following the date the City provides written notice specifying the nature of such failure;
provided, however, if a longer period of time than thirty (30) days is reasonably necessary to
effect such cure, then no Event of Default shall exist as long as NRG commences such cure
within such thirty (30) day period and then proceeds diligenfiy in the prosecution of such cure to
completion.
(b) NRG fails to perform its obligation to permanently Shut Down the Encina Power
Station by the Final Shutdown Date (except solely as expressly provided in Section 3.1(a)).
(c) NRG fails to (i) timely perform its obligations under Section 6.1, or (ii) fails to
make payment under Section 5.6(b), provided such failure to pay is not cured within five
business days.
(d) Any representation made by NRG to the City contained in this Agreement proves
to be false or misleading in any material respect at the time that such representation was made.
(e) NRG files a petifion for relief, or an order for relief is entered against NRG in any
case under applicable bankmptcy or insolvency law that is now or later in effect, whether for
liquidation or reorganization, and this Agreement has been rejected or deemed rejected by the
debtor in such case,
(f) NRG attempts to Transfer this Agreement, any portion of the Encina Site, or both,
to a Transferee without the prior written consent of the City.
(g) A Transferee, not including an Existing Secured Loan Party, fails to execute an
Assumption of Obligations and does not comply with the Shutdown Obligation.
7.2 Defaults by the City
The following shall constitute an Event of Default by the City under this Agreement:
(a) The City fails to perform any of its obligations set forth in this Agreement, which
failure continues without cure for a period of thirty (30) days following the date NRG provides
written notice specifying the nature of such failure; provided, however, if a longer period of time
22
than thirty (30) days is reasonably necessary to effect such cure, then no Event of Default shall
exist as long as the City commences such cure within such thirty (30) day period and then
proceeds diligently in the prosecution of such cure to completion.
(b) Any representation made by the City to NRG contained in this Agreement proves
to be false or misleading in any material respect at the time that such representation was made.
ARTICLE 8
REMEDIES
8.1 Remedies of the City
(a) Specific Performance.
(i) If an Event of Default by NRG occurs, then the City shall have the right to
bring an action for specific performance or other equitable relief, or any other remedy
authorized by applicable law.
(ii) In the event that a Transferee, with the exception of an Existing Secured
Loan Party, fails to execute an Assumption of Obligations and does not comply with the
Shutdown Obligation, the City shall have the right of specific performance against the
Transferee to require it to comply with the Shutdown Obligation.
(b) Suspension of Performance. Notwithstanding anything to the contrary in this
Agreement, if at any time an Event of Default by NRG occurs before the Shutdown, then the
City shall, in addition to its other remedies under this Section 8.1, have the right to suspend
performance of its obligations under this Agreement until such Event of Default is cured by
NRG.
(c) NRG's Consent to Specific Performance and Waiver of Rights.
(i) In any action by the City for specific performance or injuncfive relief
under Article 3, Article 4, and Section 6.1 and Secfion 6.2 of this Agreement, NRG
hereby consents to the City's right to seek specific performance of the Agreement.
Further, NRG agrees that the City is fully entitled to seek a preliminary or permanent
injunction to prevent further breach of the Agreement; to compel performance in aid of a
decree of specific performance; or where the further breach may render specific
performance meaningless or otherwise impair the City's ability to obtain performance of
the Agreement. In connection with such requests for specific performance or injunctive
relief, NRG acknowledges and agrees that:
a. Specific performance may be compelled to compel performance of
the following provisions of this Agreement: Article 3, Article 4, and Article 6;
b. Monetary damages are not an adequate remedy at law for the
breach of these provisions. Further and notwithstanding the liquidated damages
provided for under Section 3.1 (a)(vi) and the fact that this liquidated damage provision is
23
damages do not constitutes an adequate remedy at law such as to deny entry of a decree
of specific performance ofthe Agreement or either a preliminary or permanent
injunction;
c. The Agreement is fair and reasonable to NRG and the failure to
specifically enforce the Agreement would effectively deny the City tiie rights bargained
for under this Agreement;
d. NRG's breach of the Agreement, as well as the continued or
threatened breach of tiie Agreement, will cause great and irreparable injury to the City
tiiat can only be remedied by specific performance of the Agreement and issuance of a
preliminary and/or permanent injunction;
e. Specific performance and issuance of a preliminary and/or
permanent injunction cannot be denied based on tiie argument that there is a need for
continuous supervision by the court or lack of mutuality or any other equitable defense or
objection;
f In connection with the request for a preliminary and/or permanent
injunction which constitutes a mandatory injunction compelling NRG's performance
under the Agreement, NRG acknowledges tiiat this extraordinary form of relief is
appropriate and proper under the unique circumstances of this Agreement and that a
mandatory injunction should issue if the City demonstrates that it will incur irreparable
injury if performance is not compelled. NRG fiirther agrees that in the event of a
mandatory injunction compelling performance tiiat such injunction shall not by stayed by
any appeal of the injunctive order;
g. NRG waives any other equitable defense to the entry ofthe
injunction;
h. NRG waives any requirement that the city post a bond or any other
security in connection with such injunctive relief; and
i. The remedies here shall be in addition to any and all other legal or
equitable remedies that maybe available to the City under this agreement.
Initials of NRG
8.2 Remedies of NRG
(a) Specific Performance. If an Event of Defauh by the City occurs, then NRG shall
have the right to bring an action for specific performance or other equitable relief, or any other
remedy authorized by applicable law, subject to the limitation set fortii in Section 8.3.
(b) Suspension of Performance. Notwithstanding anything to the contrary in this
Agreement, if at any time an Event of Default by the City occurs before tiie Shutdown, then
NRG shall, in addition to its other remedies under this Section 8.2. have the right to suspend
24
(a) Specific Performance. If an Event of Default by the City occurs, then NRG shall
have the right to bring an action for specific performance or other equitable relief, or any other
remedy authorized by applicable law, subject to the limitation set forth in Section 8.3.
(b) Suspension of Performance. Notwithstanding anything to the contrary in this
Agreement, if at any time an Event of Default by the City occurs before the Shutdown, then
NRG shall, in addifion to its other remedies under this Secfion 8.2, have the right to suspend
performance of its obligafions under this Agreement unfil such Event of Default is cured by the
City.
(c) Consent to Specific Performance and Waiver of Rights by the City. In any
action by NRG for specific performance or injunctive relief under this Agreement, City hereby
consents to NRG's right to seek specific performance of the Agreement. Further, City agrees that
NRG is fully entitled to seek a preliminary or permanent injunction to prevent further breach of
the Agreement; to compel perfonnance in aid of a decree of specific performance; or where the
further breach may render specific performance meaningless or otherwise impair NRG's ability
to obtain performance of the Agreement. In connection with such requests for specific
performance or injuncfive relief. City acknowledges and agrees that:
(i) Specific performance may be compelled to compel performance of the
provisions of this Agreement;
(ii) Monetary damages are not an adequate remedy at law for the breach of
these provisions;
(iii) The Agreement is fair and reasonable to City and the failure to specifically
enforce the Agreement would effectively deny NRG the rights bargained for under this
Agreement;
(iv) City's breach of the Agreement, as well as the continued or threatened
breach ofthe Agreement, will cause great and irreparable injury to NRG that can only be
remedied by specific performance of the Agreement and issuance of a preliminary and/or
permanent injunction;
(v) Specific perfonnance and issuance of a preliminary and/or permanent
injuncfion cannot be denied based on the argument that there is a need for continuous
supervision by the court or lack of mutuality or any other equitable defense or objection;
(vi) In connection with the request for a preliminary and/or pennanent
injunction which constitutes a mandatory injunction compelling City's performance
under the Agreement, City acknowledges that this extraordinary form of relief is
appropriate and proper under the unique circumstances of this Agreement and that a
mandatory injunction should issue if NRG demonstrates that it will incur irreparable
injury if performance is not compelled. City further agrees that in the event of a
mandatory injunction compelling performance that such injunction shall not by stayed by
any appeal of the injunctive order;
(vii) City waives any other equitable defense to the entry of the injunction;
25
(viii) City waives any requirement that NRG post a bond or any other security
in connection with such injunctive relief; and
(ix) The remedies here shall be in addition to any and all other legal or
equitable remedies that maybe available to NRG under this agreement.
Initials of City
8.3 Limitations of Liability
(a) Direct Monetary Damages: No Consequential or Incidental Damages. The
City and NRG agree that they may be held liable for any monetary or liquidated damages arising
directly out of a breach of the obligations of this Agreement or any Event of Default.
Notwithstanding this, neither the City nor NRG shall be liable for, and the City and NRG each
waive any claim for, any incidental or consequential damages, arising out of any Event of
Defauh on the part of NRG or the City.
(b) No Individual Liability. NRG agrees that no member, commissioner, official,
advisor, agent or employee of the City will be personally liable to NRG, or any successor in
interest, due to an Event of Default by the City. The City agrees that no directors, officers,
shareholders, members, employees, advisers or agents of NRG or of its Affiliates will be
personally liable to the City, due to an Event of Default by NRG.
8.4 LIQUIDATED DAMAGES
(a) m THE EVENT THAT CECP BECOMES COMMERCIALLY OPERABLE
AND THE ENCINA POWER STATION CONTINUES TO OPERATE, NRG HAS AGREED
TO MAKE THE LIQUIDATED DAMAGE PAYMENT AS PROVIDED BY SECTION 3.1(A)
(VI).
(b) NRG AND THE CITY HAVE AGREED TO THE DAMAGE PROVISION SET
FORTH IN SECTION 3.1(A) (VI). NRG AND THE CITY ACKNOWLEDGE AND AGREE
THAT THIS PROVISION APPLIES SOLELY TO CONTINUED OPERATION OF THE
ENCINA POWER PLANT AS SET FORTH IN SECTION 3.1(A) (VI) AND FURTHER
ACKNOWLEDGE THAT THIS PROVISION IS REASONABLE AT THE TIME OF THE
AGREEMENT AS THAT TERM IS USED IN CALIFORNIA CIVIL CODE SECTION 1671.
TO THE EXTENT NECESSARY TO SUPPORT THE STATEMENT THAT THIS
PROVISION IS REASONABLE AT THE TIME OF THE AGREEMENT: (I) NRG
ACKNOWLEDGES, AGREES AND UNDERSTANDS THAT THE CITY WOULD INCUR
DAMAGES ES[ THE EVENT THAT ENCINA POWER STATION CONTINUED TO
OPERATE AFTER THE DATE THAT CECP BECAME COMMERCLALLY OPERABLE
BUT THAT THOSE DAMAGES AND COMPENSATION TO THE CITY WILL BE
EXTREMELY DIFFICULT AND IMPRACTICAL TO ASCERTAE^ IN PART DUE TO THE
FACT THAT THE CONTINUED OPERATION HAS AN IMPACT ON THE CITY AND ITS
RESIDENTS AND THE QUANTIFICATION OF THOSE POTENTIAL DAMAGES
CANNOT BE DONE AT THIS TIME; (II) NRG ADMITS THAT THIS IS A REASONABLE
PROVISION GIVEN THE DIFFICULTY OF QUANTIFYING THESE DAMAGES AND THE
26
AMOUNT OF REASONABLE COMPENSATION TO THE CITY IN THE EVENT THAT
THE ENCESfA POWER PLANT CONTESIUES EVJ OPERATION.
(c) THE LIQUIDATED DAMAGES SO IMPOSED ARE NOT E^^TENDED AS A
FORFEITURE OR PENALTY WITHES! THE MEANES[G OF CALIFORNIA CIVIL CODE
SECTIONS 3275 OR 3369, BUT ARE EXTENDED TO CONSTITUTE LIQUIDATED
DAMAGES TO THE CITY AS PROVIDED BY CALIFORNIA CIVIL CODE SECTIONS
1671(b). NRG AGREES, ACKNOWLEDGES AND REPRESENTS THAT THE
LIQUIDATED DAMAGES SET FORTH HEREE^ ARE REASONABLE AT THE TIME OF
THIS AGREEMENT AND ARE NOT A PENALTY OR FORFEITURE AND NRG IS
ESTOPPED FROM ARGUE^G THAT THE LIQUIDATED DAMAGE PROVISION IS
UNENFORCEABLE OR CONSTITUTES A PENALTY.
(d) NOTWITHSTANDEVJG THE IMPOSITION AND PAYMENT OF SUCH
LIQUIDATED DAMAGES, NRG ACKNOWLEDGES AND AGREES THAT THE CITY
MAEMTAEMS ITS RIGHTS TO SEEK SPECIFIC PERFORMANCE OF THE AGREEMENT
AS PROVIDED FOR IN SECTION 8.1(C), ACKNOWLEDGES THAT THE LIQUIDATED
DAMAGES DO NOT CONSTITUTE AN ADEQUATE REMEDY AT LAW AND AGREES
THAT SUCH LIQUIDATED DAMAGES DO NOT IMPAIR OR PREVENT THE CITY
FROM SEEKING SPECIFIC PERFORMANCE OF ARTICLE 3 (OR ANY OTHER
PROVISION OF THIS AGREEMENT) OR E^JJUNCTIVE RELIEF IN CONNECTION WITH
THE ENFORCEMENT OF THIS AGREEMENT.
Initials of NRG AT^d.
Initials of City
ARTICLE 9
INDEMNITY
9.1 Indemnification of the City
Subject to the terms, conditions and limitations set forth below and to the extent
permitted by law, NRG agrees to and shall Indemnify the Indemnified Parties from and against
any and all Losses (including, without limitation, any judgments, settlements, consent decrees,
stipulated judgments or other partial or complete terminations of any actions or proceedings that
require any ofthe Indemnified Parties to take any action) imposed upon, incurred by or asserted
against any ofthe Indemnified Parties in connection with the occurrence or existence of any of
the following arising as a result of this Agreement: (i) any accident, injury to or death of any
Person or loss or damage to property occurring on the Encina Site; (ii) any accident, injury to or
death of any person or loss or damage to property occurring near or around the Encina Site and
that shall be direcfiy or indirectiy caused by the negligent act or omission or willful misconduct
of NRG or its agents, tenants or invitees; (iii) any development, constmction, operation, use,
occupation, management, marketing, leasing, condition, financing or refinancing, sale or
Transfer ofthe Encina Site; (iv) non-compliance with applicable Laws, including, but not limited
to. Laws relating to hazardous materials, disabled access (including, without limitation, the
27
American with Disabilities Act) and unreinforced masonry buildings; (v) any third-party
contracts entered into by or on behalf of NRG with respect to the Encina Site; (vi) any civil
rights actions or other legal actions or suits initiated by any occupant or invitee of the Encina Site;
and (vii) any claim that NRG and the City are joint venturers. Notwithstanding the foregoing,
NRG shall not be required to Indemnify the Indemnified Parties against Losses if such Losses
are caused by the negligence or willful misconduct of the City or the Agency or their respective
directors, officers, employees, agents, successors and assigns, including the negligence or willful
misconduct of the Indemnified Parties (or failing to act) or in the City's regulatory capacity in
the exercise of its police powers.
9.2 Terms and Conditions
The foregoing indemnity is subject to the following terms and conditions.
(a) Immediate Obligation to Defend. NRG specifically acknowledges that it has an
immediate and independent obligation to defend the Indemnified Parties from any claim that is
actually or potentially within the scope of the indemnity provisions of Section 9.1, even if such
claim is or may be groundless, fraudulent or false. Such obligation arises at the time such claim
is tendered to NRG by an Indemnified Party and continues at all fimes after such tender.
(b) Notice. The Indemnified Parties agree to give notice to NRG with respect to any
suit or claim initiated against the Indemnified Parties, Such notice shall be given at the address
for nofices of NRG set forth in this Agreement, and in no event later than the eariier of (i) ten (10)
days after valid service of process as to any suit or (ii) fifteen (15) days after receiving written
nofification ofthe filing of such suit or the assertion of such claim, which the City has reason to
believe is likely to give rise to a claim for indemnity under this Article, If notice is not given to
NRG in a timely manner as provided in this Article, then, except as provided below, NRG's
liability shall terminate as to the matter for which such notice is not given, provided that failure
to notify NRG shall not affect the rights of the Indemnified Parties or the obligafions of NRG
under this Article unless NRG is materially prejudiced by such failure, and then only to the
extent of such prejudice,
(c) Defense. NRG shall, at its option but subject to the reasonable consent and
approval ofthe Indemnified Parties, be entitled to control the defense, compromise or settlement
of any such matter through counsel of NRG's own choice; provided, however, in all cases the
Indemnified Parties shall be entitled to participate in such defense, compromise, or settlement at
their respective expense. If NRG shall fail, however, in the Indemnified Party's reasonable
judgment, within a reasonable time following notice from the Indemnified Parties alleging such
failure, to take reasonable and appropriate action to defend, compromise or settle such suit or
claim, the Indemnified Parties shall have the right promptly to hire counsel at NRG's sole
expense to carry out such defense, compromise or settlement, which expense shall be
immediately due and payable to the Indemnified Parties upon receipt by NRG of a properly
detailed invoice; provided that NRG must consent in writing to any proposed compromise or
settlement, which consent shall not be unreasonably withheld,
(d) Insurance. The indemnity contained in Secfion 9.1 shall not be limited by any
insurance carried by NRG.
28
(e) Survival. The indemnity contained in this Section shall survive any termination
of this Agreement as to matters or Losses that arise during the term of this Agreement.
(f) No Limitation on Other Obligations. The agreement to Indemnify set forth
above is in addition to, and in no way shall be constmed to limit or replace, any other obligations
or liabilities that NRG may have to the City under any other permits, approvals or agreements
with the City, at common law or otherwise.
(g) Limitation. NRG has no duty under Section 9.1 regarding any claim against any
Indemnified Parties direcfiy related to the existence, interpretation and/or enforcement of this
Agreement.
ARTICLE 10
SETTLEMENT
10.1 Negotiated Settlement
The discussions that have produced this Agreement have been conducted with the explicit
understanding that they are privileged under Califomia Evidence Code section 1152 and Federal
Rule of Evidence 408, and that such discussions shall be without prejudice to the position of any
party and may not be used in any manner in any proceeding or otherwise, except as may be
necessary to enforce this Agreement or as otherwise required by law.
ARTICLE 11
RESERVED
11.1 Reserved
ARTICLE 12
GENERAL
12.1 Notices
Except as otherwise expressly provided in this Agreement, all notices, demands,
approvals, consents and other formal communications between the Parties required or permitted
under this Agreement shall be in writing and shall be deemed given and effective upon the date
of receipt (i) if given by personal delivery on a business day (or the next business day if
delivered personally on a day that is not a business day), (ii) if sent for next-business-day
delivery (with all expenses prepaid) by a reliable ovemight delivery service, with receipt of
delivery, or (iii) if mailed by United States registered or certified mail, first class postage prepaid,
to the Party at their respective addresses for notice designated below. For convenience of the
Parties, copies of notices may also be given by facsimile to the facsimile number set forth below
or such other number as may be provided from time to time by notice given in the manner
required under this Agreement; however, neither Party may give official or binding notice by
29
facsimile. The effective time of a nofice shall not be affected by the receipt, before receipt ofthe
original, of a facsimile copy of the notice.
(a) In the case of a notice or communicafion to the City:
Celia A. Brewer, Esq.
City Attomey for City of Carlsbad
General Counsel for Carlsbad Municipal Water District
1200 Carlsbad Village Drive
Carisbad, CA 92008
Celia.Brewer@carlsbadca.gov
Stephen C. Hall, Esq.
Troutman Sanders LLP
805 SW Broadway, Suite 1560
Portland, OR 97205
stephen.hall@troutmansanders.com
Fletcher W. Paddison, Esq.
Troutman Sanders LLP
11682 El Camino Real
Suite 400
San Diego, CA 92130-2092
fletcher.paddison@troutmansanders.com
(b) And in the case of a notice or communication sent to NRG or NRG:
Sean Beatty
West Region General Counsel
NRG Energy, Inc.
P.O. Box 192
Pittsburg, CA 94565
sean.beatty@nrgenergy. com
(c) And in the case of a notice or communication sent to SDG&E:
Diana Day
Assistant General Counsel
SDG&E
101 Ash Street,
HQll
SanDiego, CA 92101
dday@semprautilities,com
Every notice given to a Party to this Agreement, under the terms of this Agreement, must
state (or must be accompanied by a cover letter that states) substantially the following:
30
(i) the Section of this Agreement under which the notice is given and the
action or response required, if any;
(ii) if applicable, the period of time within which the recipient of the notice
must respond;
(iii) if approval is being requested, shall be clearly marked "Request for
Approval under the Settlement Agreement";
(iv) if a notice of a disapproval or an objection that is subject to a
reasonableness standard, shall specify with particularity the reasons for the disapproval or
objection; and
(v) if applicable, that the failure to object to the notice within the stated time
period will be deemed to be the equivalent of the recipient's approval of or consent to the
request for approval that is the subject matter of the notice.
If a request for approval states a period of time for approval that is less than the time
period provided for in this Agreement for such approval, the time period stated in this Agreement
shall be the controlling time period.
In no event shall a recipient's approval of or consent to the subject matter of a notice be
deemed to have been given by its failure to object to such notice if such notice (or the
accompanying cover letter) does not comply with the requirements of this Section.
Any mailing address or facsimile number may be changed at any time by giving written
notice ofsuch change in the manner provided above at least ten (10) days before the effective
date of the change.
12.2 Relationship of Parties: No Joint Venture or Partnership
The subject of this Agreement is an agreement for the Shutdown of the Encina Power
Station and for a private development, with neither Party acting as the agent of the other Party in
any respect. None of the provisions in this Agreement is intended to or shall be constmed or
deemed to render the City or SDG&E a partner in NRG's business, or joint venturer or member
in any development or joint enterprise with NRG, including, but not limited to, the development
or reuse ofthe Encina Site. NRG shall Indemnify the City against any Losses relating to any
claim of any such joint venture as provided in Section 9.1. Nothing in this Agreement is intended
to or shall be constmed to create any principal-agent relationship between SDG&E, NRG and the
City. Nothing in this Agreement is intended or shall be constmed as to create any obligation
between SDG&E and NRG to enter into the Proposed PPA.
12.3 Conflict of Interest
No member, official or employee of the City may have any personal interest, direct or
indirect, in this Agreement, nor shall any such member, official or employee participate in any
decision relating to this Agreement that affects her or his personal interest or the interests of any
corporation, partnership or association in which she or he is interested directly or indirecfiy.
31
12.4 Time of Performance
(a) Expiration. All performance dates (including cure dates) expire at 5:00 p.m.,
Carlsbad, Califomia time, on the performance or cure date, unless otherwise provided in this
Agreement.
(b) Weekends and Holidays. A perfonnance date that falls on a Saturday, Sunday
or City holiday (or official City fiirlough day) is deemed extended to the next City working day.
(c) Days for Performance. All periods for performance specified in this Agreement
in terms of days shall be calendar days, and not business days, unless otherwise expressly
provided in this Agreement.
(d) Time of the Essence. Time is of the essence for each and every provision of this
Agreement.
12.5 Interpretation of Agreement
(a) Words of Inclusion. The use of the terms "including," "such as" or words of
similar import when following any general term, statement or matter shall not be constmed to
limit such term, statement or matter to the specific items or matters set forth, whether or not
language of non-limitation is used with reference to such items or matters. Rather, such terms
shall be deemed to refer to all other items or matters that could reasonably fall within the
broadest possible scope of such statement, term or matter.
(b) No Presumption Against Drafter. This Agreement has been negofiated at arm's
length and between Persons sophisticated and knowledgeable in the matters dealt with in this
Agreement. In addition, experienced and knowledgeable legal counsel has represented each
Party. Accordingly, this Agreement shall be interpreted to achieve the intents and purposes of the
Parties, without any presumption against the Party responsible for drafting any part of this
Agreement.
(c) Costs and Expenses. The Party on which any obligafion is imposed in this
Agreement shall be solely responsible for paying all costs and expenses incurred in the
performance of such obligation, unless the provision imposing such obligation specifically
provides to the contrary.
(d) Agreement References. A reference to any provision, term or matter "in this
Agreement," "herein" or "hereof," or words of similar import shall be deemed to refer to any and
all provisions of this Agreement reasonably related in the context of such reference, unless such
reference refers solely to a specific numbered or lettered Article, Section or paragraph of this
Agreement or any specific subdivision of this Agreement.
(e) Approvals and Consents. Unless this Agreement otherwise expressly provides,
all approvals, consents or determinations to be made by or on behalf of the City under this
Agreement shall be made by the City Attomey, or his or her designee. Unless otherwise provided
in this Agreement, whenever approval, consent or safisfacfion is required of a Party under this
Agreement, it shall not be unreasonably withheld or delayed. Except with respect to matters that
32
a Party is expressly entitled to determine in its sole and absolute discretion, the reasons for
disapproval shall be stated in reasonable detail in writing. Approval by NRG or the City to or of
any act or request by the other shall not be deemed to waive or render unnecessary approval to or
of any similar or subsequent acts or requests.
(f) Recitals. The Recitals in this Agreement are included for convenience of
reference only and are not intended to create or imply covenants under this Agreement. In the
event of any conflict or inconsistency between the Recitals and the terms and conditions of this
Agreement, the terms and conditions of this Agreement shall control.
(g) Captions. The captions preceding the articles and Sections of this Agreement
have been inserted for convenience of reference only. Such captions shall not define or limit the
scope or intent of any provision of this Agreement,
(h) Exhibits. Whenever an "Exhibit" is referenced, it means an attachment to this
Agreement unless otherwise specifically identified. All such Exhibits are incorporated in this
Agreement by reference,
12.6 Successors and Assigns
This Agreement is binding upon and will inure to the benefit of the successors and
assigns ofthe City and NRG, except as expressly provided in this Agreement.
12.7 No Third Party Beneficiaries
This Agreement is made and entered into for the sole protection and benefit of the Parties
and their successors and assigns, except as expressly provided in this Agreement.
12.8 Counterparts
This Agreement may be executed in counterparts and by facsimile or e-mailed signatures,
each of which is deemed to be an original, and all such counterparts shall constitute one and the
same instmment.
12.9 Entire Agreement
This Agreement, including the attached Exhibits, constitutes the entire agreement
between the Parties with respect to the subject matter of this Agreement and supersedes all
negotiations or previous conditions mentioned in or incidental to this Agreement (including, but
not limited to, any term sheets relating to any of the subject matters of this Agreement). No parol
evidence of any prior draft of this Agreement or any other agreement shall be permitted to
contradict or vary the terms of this Agreement.
12.10 Governing Law
33
The laws ofthe State of Califomia shall govem the interpretation and enforcement of this
Agreement. As part of the consideration for the City's entering into this Agreement, all Parties
agree that all actions or proceedings arising directly or indirectly under this Agreement may, at
the sole option of the City, be litigated in courts located within the State of Califomia, in the City
of Carlsbad, County of San Diego, and the Parties expressly consent to the jurisdiction of any
such local, state or federal court, and consents that any service of process in such action or
proceeding may be made by personal service upon the Parties wherever the Parties may then be
located, or by certified or registered mail directed to the Parties at the address set forth in this
Agreement for the delivery of notices.
12.11 Extensions by the City
Upon the request of NRG or SDG&E, the City Attomey or his or her designee may, by
written instmment and in the City Attomey's sole and absolute discretion, extend the time for
NRG's or SDG&E's performance of any term, covenant or condition of this Agreement or
permit the curing of any default upon such terms and conditions as he or she determines
appropriate, including but not limited to, the time within which NRG or SDG&E shall agree to
such terms or conditions, provided, however, any such extension for more than thirty (30) days
or the permissive curing of any particular material default will be subject to approval of the City
Council by resolution and in no event will operate to release any of NRG's or SDG&E's
obligations nor constitute a waiver of the City's rights regarding any other term, covenant or
condition of this Agreement or any other default in, or breach by NRG or SDG&E of, this
Agreement or otherwise affect compliance with the other dates for performance under this
Agreement.
12.12 Further Assurances
The Parties agree to execute and acknowledge such other and further documents as may
be necessary or reasonably required to effectuate the terms of this Agreement. The City Attomey
is authorized to execute on behalf of the City any closing or similar documents and any contracts,
agreements, memoranda or similar documents with State, regional or local entities or other
Persons that are necessary or proper to achieve the purposes and objectives of this Agreement
and do not materially increase the obligations of the City under this Agreement, if the City
Attomey determines that the document is necessary or proper, consistent with the purposes of
this Agreement and in the City's best interests. The City Attomey's signature of any such
document shall conclusively evidence such a determination by him or her.
12.13 Severability
If any provision of this Agreement, or its application to any Person or circumstance, is
held invalid by any court, the invalidity or inapplicability of such provision shall not affect any
other provision of this Agreement or the application of such provision to any other Person or
circumstance, and the remaining portions of this Agreement shall continue in full force and
effect, unless enforcement of this Agreement as so modified by and in response to such
invalidation would be grossly inequitable under all of the circumstances, or would fhistrate the
fundamental purposes of this Agreement.
34
12.14 Amendments; Corrections of Technical Errors
Neither this Agreement nor any of its terms may be terminated, amended or modified
except by a written instmment executed by the Parties. Any material amendment of this
Agreement shall be subject to approval of the City Council by resolufion. If by reason of
inadvertence, and contrary to the intenfion of the Parties, errors are made in this Agreement in
the legal descripfion or the reference to or within any Exhibit with respect to a legal description,
in the boundaries of any parcel in any map or drawing that is an Exhibit, or in the typing of this
Agreement or any of its Exhibits, the Parties by mutual agreement may correct such error by
written memorandum executed by them without the necessity of amendment of this Agreement,
The City Attomey may execute any such written memorandum on behalf of the City,
12.15 Representations, Warranties and Covenants
(a) NRG Representation, Warranties and Covenants. NRG represents, warrants,
and covenants to the City that as of the Effective Date, each of the following statements is
accurate and complete:
(i) Valid Existence; Good Standing. NRG represents that both Cabrillo
Power I LLC and Carlsbad Energy Center LLC are Delaware limited liability companies
duly organized, validly existing and in good standing under the laws of the State of
Califomia, NRG represents that each entity has all requisite power and authority to own
its property and conduct its business as presently conducted.
(ii) Authority. NRG represents that each of Cabrillo Power I LLC and
Carlsbad Energy Center LLC has all requisite power and authority to execute and deliver
this Agreement and to carry out and perform all of its duties and obligations under this
Agreement. Without limiting the foregoing, NRG has obtained any and all required
approvals. NRG will provide as a condition of the City's obligations under this
Agreement (x) written resolutions from Cabrillo Power I LLC and Carlsbad Energy
Center LLC authorizing the execution of and performance their obligations under this
Agreement and (y) a written resolution from NRG Energy, Inc., in its role at Guarantor,
authorizing NRG Energy, Inc. to guarantee the prompt and complete performance of
NRG's obligations under this Agreement,
(iii) No Limitation on Ability to Perform. Neither limited liability company
agreements, nor any other agreement or Law prohibits or materially limits or otherwise
affects the right or power of NRG to enter into and perform all ofthe terms and
covenants of this Agreement, Neither NRG nor any of its members are party to or bound
by any contract, agreement, indenture, tmst agreement, note, obligation or other
instmment that prohibits or materially limits or otherwise affects the same. Except as
expressly stated in this Agreement, no consent, authorization or approval of, or other
action by, and no notice to or filing with, any govemmental authority, regulatory body or
any other Person is required for the due execufion, delivery and performance by NRG of
this Agreement or any of the terms and covenants contained in this Agreement (or if
required, any such consent, authorization or approval has been obtained, any such acfion
has occurred, and any such notice has been given). There are no pending or threatened
35
suits or proceedings or undischarged judgments affecting NRG before any court,
govemmental agency, or arbitrator that, if determined adversely to NRG, might
materially adversely affect the enforceability of this Agreement or the ability of NRG to
perform its obligations under this Agreement.
(iv) Valid Execution. The execution and delivery of this Agreement (and the
agreements contemplated in this Agreement) by NRG have been duly and validly
authorized by all necessary action on the part of NRG. Upon its execution and delivery
by all Parties and City Council approval under Section 2.3(b), this Agreement will be a
legal, valid, binding and enforceable obligafion of NRG.
(v) Business Licenses. To NRG's knowledge, NRG has obtained all licenses
required to conduct business in City and it is not in default of any fees or taxes due to the
City.
(vi) Financial Matters. (1) NRG is not in default under, and has not received
notice asserting that it is in default under, any agreement for borrowed money, (2) NRG
has not filed a petition for relief under any chapter of the U.S. Bankmptcy Code and has
no present intention to petition for relief under any chapter of the U.S. Bankmptcy Code,
(3) to NRG's knowledge, no involuntary petition naming NRG as debtor has been filed
under any chapter of the U.S. Bankmptcy Code, and (4) NRG has the financial
wherewithal to perform all of its financial and other obligations under this Agreement.
For purposes of the foregoing representations and warranties, whenever a statement is
qualified by reference to NRG's knowledge or lack of knowledge, such reference is intended to
refer to, and be limited to, matters within the actual knowledge of, or which should be discovered
upon a reasonably diligent inquiry by, those officers of NRG who are most knowledgeable with
NRG's business dealings with the Encina Site.
(b) City Representations, Warranties, and Covenants. The City represents,
warrants, and covenants to NRG that as of the Effective Date, each of the following statements is
accurate and complete:
(i) Authority. The City has all requisite power and authority to execute and
deliver this Agreement and to carry out and perform all of its duties and obligations under
this Agreement.
(ii) Valid Execution. The execution and delivery of this Agreement (and the
agreements contemplated in this Agreement) by the City have been duly and validly
authorized by all necessary action on the part of the City. Upon its execution and delivery
by all Parties and City Council approval under Section 2.3(b), this Agreement will be a
legal, valid, binding and enforceable obligation of the City. The City has provided (or
upon written request will provide) to NRG a written resolution of the City authorizing the
execution of and performance by the City of its obligations under this Agreement.
(iii) Defaults. The execution, delivery and performance of this Agreement do
not and will not violate or result in a violation of, contravene or conflict with, or
36
constitute a default under (A) any agreement, document or instmment to which the City
is a party or (B) any applicable law, statute, ordinance or regulation.
For purposes ofthe foregoing representations and warranties, whenever a statement is
qualified by reference to the City's knowledge or lack of knowledge, such reference is intended
to refer to, and be limited to, matters within the actual knowledge of, or which should be
discovered upon a reasonably diligent inquiry by employees of the City Attomey who are most
knowledgeable with this Agreement,
12.16 Cooperation and Non-interference
In cormection with this Agreement, the Parties shall reasonably cooperate with one
another to achieve the objectives and purposes of this Agreement. In so doing, the Parties shall
each refrain from doing anything that would render its performance under this Agreement
impossible and each shall do everything that this Agreement contemplates that the Party shall do
to accomplish the objectives and purposes of this Agreement. In all situations arising out of this
Agreement, the Parties shall each attempt to avoid and minimize the damages resulting from the
conduct ofthe other and shall take all reasonably necessary measures to achieve the provisions
of this Agreement,
12.17 Attorneys' Fees and Costs
NRG shall pay to City on demand any and all Attomeys' Fees and Costs incurred or paid
by City in enforcing NRG's obligations under this Agreement. City shall pay to NRG on
demand any and all Attorneys' Fees and Costs incurred or paid by NRG in enforcing City's
obligations under this Agreement.
12.18 Transfer
NRG acknowledges and agrees that during the term of the Agreement any Transfer of the
Agreement, any portion of the Encina Site, or both, requires the prior written consent of the City,
which will not be unreasonably withheld, conditioned, or delayed, provided that the Transferee
(i) has the financial capability of perfonning NRG's obligafions under this Agreement, as
reasonably determined by the City in its sole discretion; provided, however, that a Transferee
with a credit rafing equal to or higher than NRG Energy, Inc. from a nationally-recognized credit
rafing agency shall be deemed to meet this condifion, and (ii) enters into an Assumption of
Obligafions Agreement set forth in Exhibit F.
12.19 Survival
Notwithstanding anything to the contrary in this Agreement, the following provisions
shall survive the expiration of the Term or any other termination of this Agreement: (i) any
obligation that arises and was not safisfied before termination shall survive any termination of
this Agreement except to the extent otherwise provided in this Agreement; (ii) the releases and
indemnifies set forth in Article 9 and Article 10 of this Agreement shall continue as set forth in
those articles, and (iii) and any provision expressly stated in this Agreement to survive in whole
or in part following a termination of this Agreement.
37
12.20 Exhibits
The attached Exhibits A-T are made a part of this Agreement.
38
IN WITNESS WHEREOF, the City of Carlsbad, Carlsbad Municipal Water District,
Cabrillo Power I LLC, Carlsbad Energy Center LLC, and San Diego Gas & Electric Company
have caused this Agreement to be executed on the date first written above.
CABRILLO POWER I LLC
By:
Title: PRC-Cip 6 r
CARLSBAD ENERGY CENTER LLC
By: eta-- '
Title: P 6-N T
CITY OF CARLSBAD
AND
CARLSBAD MUNICIPAL WATER
DISTRICT
By:
Title: 1AU,LIOV fxo A/ei\A -City of Carlsbad
Vice Preident - Carlsbad Municipal Water
District
Solely with respect to Article 5 and
Article 12
SAN DIEGO GAS & ELECTRIC
By:
Title:
n^J WITNESS WHEREOF, the City of Carisbad, Carisbad Municipal Water District,
Cabrillo Power I LLC, Carlsbad Energy Center LLC, and San Diego Gas & Electric Company
have caused this Agreement to be executed on the date first written above.
CABRILLO POWER I LLC
By:
Titie:
CARLSBAD ENERGY CENTER LLC
By:
Titie:
CITY OF CARLSBAD
AND
CARLSBAD MUNICIPAL WATER
DISTRICT
By:
Titie:
Solely with respect to Article 5 and
Article 12
SAN DIEGO GAS & ELECTRIC
Titie: ^xhy^ ~v^<
39
Exhibit A – 1
EXHIBIT A
Legal Description of the Encina Site
[INSERTED ON THE FOLLOWING PAGE]
Exhibit A – 2
Exhibit A – 3
Exhibit B – 1
EXHIBIT B
Map of the Encina Site
Exhibit C – 1
EXHIBIT C
Area Map of the Encina Site
Exhibit D – 1
EXHIBIT D
Form of NRG Support Letter
Re: Cabrillo Power I LLC’s Support of the Shutdown of the Encina Power Station
Dear __________________:
In response to longstanding concerns and disputes related to the operation of the Encina
Power Station, Cabrillo Power I LLC (NRG) and the City of Carlsbad (City) have entered into a
Settlement Agreement dated as of January 14, 2014, to permanently shut down the Encina Power
Station on the earlier of the commercial operation of the Carlsbad Energy Center or December
31, 2017, provided that the Encina Power Station is no longer needed for electric reliability as set
forth in the Settlement Agreement.
NRG fully supports the shutdown of the Encina Power Station as soon as it is not needed
for reliability. More particularly, NRG does not intend to operate the Encina Power Station after
commercial operation of the Carlsbad Energy Center or December 31, 2017, whichever is earlier,
and accordingly is committed to working with the California Independent System Operator and
the City to achieve the permanent shutdown of the Encina Power Station by the earlier of those
milestones.
Very truly yours,
CABRILLO POWER I LLC
[signed by authorized officer or officers]
Exhibit E – 1
EXHIBIT E
Form of City Support Letter
Re: City's Support of the Approvals Needed for Licensing and Operation of the Carlsbad
Energy Center and Interim Operation of the Encina Power Station
Dear __________________:
Consistent with the terms of the Settlement Agreement dated as of January 14, 2014,
among multiple parties, including Carlsbad Energy Center LLC, Cabrillo Power I LLC and the
City of Carlsbad (City), I write this letter to indicate the support of the City for the issuance of
the permit or license for the operation of the Carlsbad Energy Center.
City further supports renewal of any permits or licenses necessary for the interim
operation of the Encina Power Station. Under the Settlement Agreement, Cabrillo Power I LLC
has agreed to shut down the Encina Power Station on the earlier of commercial operation of the
Carlsbad Energy Center or December 31, 2017, provided it is released from reliability
requirements by the California Independent System Operator (ISO). Accordingly, the City
supports the renewal of the permits for the Encina Power Station until the earlier of commercial
operation of the Carlsbad Energy Center or December 31, 2017.
A representative of the City is authorized to meet in person with your agency to
communicate the support referenced in this letter.
Very truly yours,
City Attorney
City of Carlsbad
Exhibit F – 1
EXHIBIT F
Form of Assumption of Obligations Agreement
RECORDING REQUESTED BY AND
WHEN RECORDED RETURN TO:
(Space above this line for Recorder’s use only)
ASSUMPTION OF OBLIGATIONS AGREEMENT
This Assumption of Obligations (this “Assumption”) dated as of ___________, 2014, is by
Cabrillo Power I LLC and Carlsbad Energy Center LLC (collectively the “Assignor”),
____________________________________________, a
___________________________________ (the “Assignee”), and the City of Carlsbad, a charter
city located in San Diego County (the “City”).
Factual Background
A. The Assignor owns real property located in the City, in the County of San Diego,
California, bounded generally by Cannon Road to the south, Interstate 5 to the east, the Agua
Hedionda Lagoon to the north, and Carlsbad Boulevard to the west (the “Site”).
B. The Assignor and the City entered into that certain Settlement Agreement dated for
reference purposes as of January 14, 2014 (the “Agreement”). Capitalized terms not defined in
this Assumption have the meanings given them in the Agreement.
C. The Assignor wishes to convey to the Assignee its entire right, title and interest in
and to that portion of the Site, as more particularly described in Exhibit A attached to the
Agreement (the “Transferred Property”) and its rights under the Agreement to the extent pertaining
to the Transferred Property. In connection therewith, Assignee has agreed to assume [certain/all]
of Assignor’s unfulfilled and/or continuing obligations under the Agreement, all as set forth in this
Assignment.
Exhibit F – 2
Agreement
Therefore, the City, the Assignor and the Assignee agree as follows:
(1) Reaffirmation of Obligations. The Assignor reaffirms all of its obligations
under the Agreement (to the extent such obligations remain unfulfilled as of the date this
instrument is executed), and the Assignor acknowledges that to its knowledge, [except for
________] the City is presently not in default of any of its obligations under the Agreement. The
City reaffirms all of its obligations under the Agreement (to the extent such obligations remain
unfulfilled as of the date this instrument is executed), and the City acknowledges that to its
knowledge, [except for ________] the Assignor is presently not in default of any of its
obligations under the Agreement.
(2) Effective Date. Effective as of ___________ (the “Effective Date”) Assignor
assigns to Assignee all of its right, title and interest in and to the Agreement [to the extent
pertaining to the Transferred Property].
(3) Assumption. The Assignee assumes and agrees to faithfully perform for the
benefit of the City all obligations of the Assignor under, and to be bound by all of the provisions
of, the Agreement that remain unfulfilled as of the Effective Date; provided, however, the
Assignee shall not assume the following obligations:___________________________________.
Upon this Assumption becoming effective, the Assignor shall have no further obligations to the
City, and the City shall have no further obligations to the Assignor, with respect to the
obligations of the Assignor under the Agreement assumed by and the rights of the Owner under
the Agreement assigned to the Assignee.
(4) Representations and Warranties of Assignor. The Assignor represents and
warrants to the City as follows:
(A) No Event of Default on the part of Assignor, or to Assignor’s knowledge,
no event or condition that, with notice or lapse of time or both, would constitute an Event of
Default on the part of Assignor, exists under the Agreement.
(B) The execution, delivery, and performance by the Assignor of this
Assignment (x) will not contravene any legal requirements applicable to the Assignor or the
Transferred Property, and (y) will not conflict with, breach or contravene any other
agreement binding upon the Assignor or the Transferred Property.
(5) Representations and Warranties of Assignee: The Assignee represents and
warrants to the Agency and the City as follows:
(A) The Assignee has reviewed the Agreement and is familiar with its terms
and provisions.
(B) The Assignee makes for itself all representations, agreements and
warranties of the Assignor set forth in Section 12.15(a) of the Agreement, effective as of the
date hereof [to the extent applicable to the Transferred Property], subject to the following
modifications: ________________________________________.
Exhibit F – 3
(C) The Assignee has obtained all consents in connection with its assumption
of the obligations provided in this Assumption and for its acquisition of the Transferred
Property that may be required by any agreement to which it is a party. Other than the
consents so obtained, no consent to the acquisition of the Transferred Property is required
under any agreement to which Assignee is a party.
(D) The execution, delivery, and performance by the Assignee of this
Assumption and any other documents required under this Assumption (x) will not
contravene any legal requirements applicable to the Assignee, and (y) will not conflict with,
breach or contravene any other agreement binding upon the Assignee.
(E) To the knowledge of Assignee, there are no actions, suits or proceedings
at law or in equity or by or before any governmental authority now pending against the
Assignee, or threatened against or affecting the Assignee, in which there is a reasonable
possibility of an adverse determination and that are reasonably likely individually or in the
aggregate, if adversely determined, have a material adverse effect on the ability of the
Assignee to perform such obligations under the Agreement as are being assumed by the
Assignee.
(6) Address for Notices. All notices to the Assignee shall be sent to the following
addresses:
Attention: ______________________________
Facsimile: ______________________________
Telephone: ______________________________
(7) No Prejudice. This Agreement shall not prejudice any rights or remedies of
the City under the Agreement.
(8) Integration. This Assumption contains the entire agreement of the parties with
respect to the matters contemplated in this Assumption and supersedes all prior negotiations.
(9) Modification. This Assumption may be amended or modified only in a
writing signed by the parties.
(10) Counterparts. This Assumption may be executed in any number of
counterparts which together shall be deemed the same instrument.
(11) Unenforceability. If any provision of this Assumption shall be determined
by a court of competent jurisdiction to be invalid, illegal or unenforceable, then that portion shall
be deemed severed and the remaining parts shall remain in full force as though the invalid,
illegal, or unenforceable portion had not been a part of this Assumption.
(12) Governing Law. The parties agree that this Assumption shall be construed
and interpreted in accordance with the laws of the State of California.
Exhibit F – 4
IN WITNESS WHEREOF, the Assignor, the Assignee and the City have caused this
Agreement to be duly executed.
ASSIGNOR: CABRILLO POWER I LLC AND
CARLSBAD ENERGY CENTER LLC
By:
CITY: CITY OF CARLSBAD
By:
ASSIGNEE:
By:
Exhibit G – 1
EXHIBIT G
Form of Amendment
Carlsbad Energy Center Project Amendment
In accordance with Section 4.1(b) of the Agreement, this Exhibit G sets forth certain
provisions of NRG’s proposed Petition to Amend (defined below) and Amendment (defined
below), which provisions are a material part of the City’s consideration for entering into the
Agreement; provided, however, that the Commission’s failure to adopt the midnight to 6:00 a.m.
operating limitation shall not absolve the City of its support obligation set forth in the
Agreement. Unless otherwise defined in this Exhibit G, initially capitalized terms used in this
Exhibit G shall have the meaning given them in Article I of the Agreement. In the event of any
conflict or inconsistency between Exhibit G and the terms and conditions of the Agreement, the
terms and conditions of the Agreement shall prevail.
Carlsbad Energy Center LLC (“NRG”) intends to modify the Carlsbad Energy Center
Project (“CECP”) to replace the currently licensed combined-cycle configuration with a peaker
configuration. To accomplish this modification, NRG will submit a Petition to Amend (“PTA”)
to the California Energy Commission (“Commission”) requesting that the Commission amend its
May 2012 Final Decision in Docket 07-AFC-06 in which it granted the Application for
Certification of the CECP (the “Final Decision” and such Commission amendment, the
“Amendment”). The CECP PTA will demonstrate the extraordinary circumstances that have
arisen, including those associated with the premature closure of the San Onofre Nuclear
Generating Station, and that necessitate changes to the Final Decision. The PTA will also include
certain NRG obligations from the Agreement relating to the Final Shutdown, decommissioning,
demolition, and removal of the Encina Power Station, which are set forth below.
The Project Description for the CECP PTA will address the following:
1. Site Preparation and Tank Farm Demolition. NRG will demolish the following existing
facilities to enable construction of the amended CECP as well as creation of associated
laydown areas:
a. Aboveground Fuel Oil Storage Tanks 4-7 located east of the railroad tracks and
west of Interstate 5. The footprint of the amended CECP will occupy the current
location of Tanks 4-7.
b. Aboveground Fuel Oil Storage Tanks 1 and 2 located west of the railroad tracks.
The footprint of those tanks will be used for construction laydown.
c. Site grading including removal of internal berms within the tank farm basin and
preparation of ingress/egress routes.
2. Construction of Supporting Facilities.
a. Industrial water supply interconnection from City supplied reclaim water source
at Cannon Road, if available (preferred) or from Ocean Water Purification System
(small desalination plant if needed).
Exhibit G – 2
b. Ocean Water Purification System (if needed).
c. Natural gas line interconnection from Cannon Road (preferred, if feasible;
interconnect with existing infrastructure, if not) and gas metering and
compression systems.
d. Fire Prevention Systems and hydrants east of the railroad tracks; commission/test
associated back up diesel power pump to support Fire Prevention Systems.
e. Water and Aqueous Ammonia Storage Tanks.
f. Administration Building/Control Room.
g. Operations and Maintenance Building.
h. Stormwater management systems.
i. Industrial waste discharge interconnections.
3. Construction of no more than six General Electric LMS100s.
a. Construction of no more than six General Electric LMS100s and supporting
equipment (transformers, air cooled condensers, lubricating systems, selective
catalytic reduction (“SCR”) for emissions control, etc).
b. Construction of the LMS100s will be below grade to minimize the visual profile
of the units, stacks, and associated equipment.
c. Construction of black start, diesel powered generation equipment (anticipated to
be 1-2 MWs) to be located on east side of railroad tracks (if needed by the ISO).
d. Interconnect into the 138 and 230 kV switchyards located on west side of the
railroad tracks and appurtenant to SDG&E utilities and structures supporting the
transmission of electricity to and from the switchyards.
e. Interconnect with constructed reclaimed or CECP desalination water supplies and
natural gas supply, including associated gas metering and gas compression
equipment.
f. Conduct commissioning of units, including installation and testing of SCR and
continuous emissions monitoring systems (“CEMS”) for the respective units.
g. Conduct commissioning of black start unit (if needed by the ISO).
4. Environmental Characteristics. Environmental characteristics will include the following:
a. Reduced criteria air pollutants compared to the permitted CECP.
b. Reduced greenhouse gas emissions compared to the permitted CECP.
c. Elimination of the use of ocean water for plant use (unless the City is not able to
provide reclaimed water).
d. Reduced noise levels compared to the permitted CECP.
e. No operation between midnight and 6:00 am, except to the extent reasonably
required for reliability-related purposes or as otherwise required by the ISO
Tariff.
f. Lower plant profile and visibility.
Exhibit G – 3
g. Removal of all aboveground oil storage tanks (see 1 a and b).
h. Demolition and removal of the Encina Power Station in a time certain unless
required by the ISO or other agency for system reliability (see 5 below).
i. Revised vegetation and screening plan developed in cooperation with the City
j. Resolution of City fire safety concerns.
k. Development of the Coastal Rail Trail in a manner agreed to with the City.
5. Final Shutdown Date, Shut Down, decommissioning, demolition and removal. The PTA
and the Amendment will incorporate the following requirements from the Agreement
relating to the Final Shutdown Date, Shut Down, decommissioning, demolition and
removal of the Encina Power Station, all of which requirements are expressly subject to
the terms and conditions of the Agreement:
a. NRG will permanently Shut Down the Encina Power Station on the earlier of the
commercial operation date of CECP or December 31, 2017 (i.e., the Final
Shutdown Date).
b. Within ninety (90) days of the Shutdown of the Encina Power Station, NRG shall
ensure that the Encina Power Station facilities and improvements are in a secure,
inoperable condition and do not pose a physical or environmental safety hazard to
members of the public or visitors of the Encina Site, consistent with Prudent
Utility Practices and all applicable regulatory requirements and approvals.
c. NRG shall commence physical demolition and removal of the above-ground
structures of the Encina Power Station within one (1) year after Shut Down.
d. NRG and its contractor(s) will use commercially reasonable efforts to sequence
the work to complete demolition and removal in the most timely and efficient
manner, taking into consideration any hourly fieldwork restrictions/constraints at
the site. The demolition scope of work will include the following:
i. Demolition to existing grade of Encina Power Station power block
building and stack, including removal of steam boilers and associated
equipment and removal of the combustion turbine (e.g., the black start
unit). Removal of buildings, structures, equipment, and remaining storage
tanks at the Encina Power Station (i.e., administrative building,
operations/maintenance/warehouse buildings, industrial wastewater
management system, intake/discharge structures not otherwise assumed by
Poseidon).
ii. The overall project objective is to decontaminate and demolish the Site in
a safe, cost-effective and environmentally safe manner, and in compliance
with all applicable laws.
iii. NRG’s contractor will prepare an updated hazardous materials survey.
NRG’s contractor shall properly handle, manage or remove and dispose of
Exhibit G – 4
all hazardous materials and wastes in accordance with all local, state and
federal regulations.
iv. NRG and its contractors will develop, implement and maintain a storm
water pollution prevention and sediment and soil erosion control plan in
accordance with all local, state and federal regulations.
v. Site restoration activities after demolition: grading/backfilling to match
existing surrounding grade. Surrounding grade may include existing
concrete/asphalt surfaces. Clean, suitable fill material reused from the site
or from offsite will be utilized to support back filling operation.
vi. Site grading and drainage will match the current site contours. Existing
stormwater management systems would be utilized west of the railroad
tracks. Erosion controls shall be installed and maintained during
demolition site activities.
e. NRG agrees to complete physical demolition and removal of the above-ground
structures of the Encina Power Station within two (2) years of the commencement
of demolition activities.
f. NRG agrees to limit fossil fuel generation on the Encina Site to the generating
capacity proposed in the current project description (e.g., six LMS100s) proposed
in the Amendment and any black start equipment potentially required by the ISO.
g. NRG agrees that no future modifications to the CECP shall be undertaken that
exceed the environmental envelope, profile or footprint of CECP as presented in
the PTA and Amendment.
Anticipated Amendment Approval Schedule
Subject to processing and approval by applicable regulatory agencies (e.g., CEC, California
Public Utilities Commission, San Diego County Air Pollution Control District, U.S.
Environmental Protect Agency, San Diego Regional Water Quality Control Board), the
following is the anticipated permitting/approval schedule for the Amendment:
1. March 2014 - File CECP PTA with the Commission.
2. March 2014 – File Air Permit Applications with San Diego County Air Pollution Control
District (“SDAPCD”).
3. June 2014 – Commission Site Informational Work Shop and Initial Data Requests.
4. October 2014 – SDAPCD Preliminary Determination of Compliance.
5. December 2014 – Commission Preliminary Staff Assessment and Workshop.
6. April 2015 – Commission Final Staff Assessment Report.
7. June 2015 – Commission Evidentiary Hearings
8. August 2015 – Commission Presiding Member’s Proposed Decision on CECP PTA.
9. September 2015 – Commission Decision on CECP PTA.
Exhibit H – 1
EXHIBIT H
Form of Memorandum of Agreement
RECORDING REQUESTED BY AND)
WHEN RECORDED MAIL TO: )
)
City Clerk )
CITY OF CARLSBAD )
1200 Carlsbad Village Drive )
Carlsbad, California 92008-1989 )
Space above this line for Recorder’s use
Assessor’s Parcel Number CLICK HERE
Project Number and Name CLICK HERE
NOTICE OF RESTRICTION ON SALE OR CONVEYANCE OF REAL PROPERTY
The real property located in the City of Carlsbad, County of San Diego, State of
California which is described on Exhibit “A” attached hereto (the “Property”).
Pursuant to Government Code Section 27281.5(a), Notice is hereby given that the
owner of the Property as set forth below is hereby restricted from conveying, transferring or
granting the Property to any other party, except as provided under the Settlement Agreement
(described below) and this restriction is imposed by the City of Carlsbad on the Property.
This Notice shall be recorded in the County Recorder’s Office for the County of San
Diego which recordation is permitted pursuant to the provisions of Government Code Section
27281.5(a). Upon recordation, this Notice provides constructive notice of the restriction on the
conveyance or transfer of the Property.
This Notice is provided pursuant to that certain Settlement Agreement, Dated as of
January 14, 2014, Between and Among the City of Carlsbad, Carlsbad Municipal Water District,
Cabrillo Power I LLC, Carlsbad Energy Center LLC and San Diego Gas & Electric Company,
approved by the City of Carlsbad pursuant to City Of Carlsbad Resolution No. 2014-010, A
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CARLSBAD, CALIFORNIA,
APPROVING AN AGREEMENT BETWEEN AND AMONG THE CITY OF CARLSBAD (CITY)
Exhibit H – 2
AND THE CARLSBAD MUNICIPAL WATER DISTRICT (CMWD), NRG ENERGY, INC. (NRG),
AND SAN DIEGO GAS & ELECTRIC (SDG&E), ADDRESSING CITY AND CMWD SUPPORT
FOR A CHANGE IN THE PROPOSED TECHNOLOGY OF THE APPROVED CARLSBAD
ENERGY CENTER PROJECT (CECP) PLANT AND THE SUBMITTAL OF A PETITION TO
AMEND (PTA) APPLICATION TO THE CALIFORNIA ENERGY COMMISSION (CEC) FOR
APPROVAL OF THIS TECHNOLOGY CHANGE, CONDITIONED UPON THE
DECOMMISSIONING, DEMOLITION, REMOVAL AND REMEDIATION OF THE CURRENT
ENCINA POWER STATION (EPS) SITE, AS WELL AS OTHER CHANGES IN CECP PLANT
DESIGN, ENERGY INFRASTRUCTURE AND PROPERTY CONSIDERATIONS BENEFICIAL
TO THE RESIDENTS OF CARLSBAD, approved by the City of Carlsbad on January 14, 2014.
A copy is on file at the City of Carlsbad Planning Division.
OWNER: APPROVED AS TO FORM:
Owner’s Name
CITY OF CARLSBAD
Signature
DON NEU,
City Planner
Print name and title
Date
Signature
CELIA A. BREWER, City Attorney
City Attorney
Print name and title
By:
Assistant City Attorney
Date
Date
Exhibit H – 3
(Proper notarial acknowledgment of execution by Contractor must be attached.)
(Chairman, president or vice-president and secretary, assistant secretary, CFO or assistant
treasurer must sign for corporations. Otherwise, the corporation must attach a resolution
certified by the secretary or assistant secretary under corporate seal empowering the officer(s)
signing to bind the corporation.)
(If signed by an individual partner, the partnership must attach a statement of partnership
authorizing the partner to execute this instrument).
Exhibit H – 2
Exhibit I – 1
EXHIBIT I
Form of Fossil Fuel Deed Restriction
RECORDING REQUESTED BY AND
WHEN RECORDED RETURN TO:
(Space above this line for Recorder’s use only)
DECLARATION OF ENVIRONMENTAL RESTRICTION REGARDING USE
This Declaration Of Environmental Restriction Regarding Use (this “Declaration”) is
made as of __________________, _____, by NRG Cabrillo Power I LLC and Carlsbad
Energy Center LLC (collectively “NRG”), in favor of the City of Carlsbad, a charter city,
located in San Diego County (the “City”). NRG and the City are sometimes collectively referred
to below as the “Parties.”
Recitals
THIS DECLARATION is made with reference to the following facts and circumstances:
A. NRG owns real property located in the City, in the County of San Diego, California,
bounded generally by Cannon Road to the south, Interstate 5 to the east, the Agua
Hedionda Lagoon to the north, and Carlsbad Boulevard to the west (the “Site”). A legal
description of the Site is attached to this Declaration as Exhibit A. If there is any conflict
or inconsistency between the general description of the Site and the attached legal
description, the attached legal description shall control.
B. At the Site, NRG previously operated facilities known as Units 1-5 (individually a “Unit”
and collectively the “Units,” the “Encina Power Station”) for the purpose of generating
and selling electric power.
C. On or about January 14, 2014, NRG and the City entered into a Settlement Agreement
(the “Settlement Agreement”), under which the Parties agreed to resolve certain
outstanding disputes. All capitalized terms in this Declaration not defined in this
Declaration shall have the meaning given to them in the Settlement Agreement.
Exhibit I – 2
D. Before the date of this Declaration, NRG permanently shut down the operation of the
Encina Power Station in accordance with requirements and procedures described in the
Settlement Agreement. The final shutdown date of the Encina Power Station was
__________, 20__.
E. In accordance with NRG’s obligations under into the Settlement Agreement, NRG now
wishes to record this Declaration describing certain permanent restrictions on the use of
the Site following the shutdown of the Plant. The Parties intend that this Declaration
have priority over any mortgage, deed of trust or similar instrument now or later
encumbering any or all of the Site.
Agreement
ACCORDINGLY, NRG, on behalf of itself and its successors and assigns, its and their licensees
and invitees, and all persons claiming by and through them, covenants to and agrees with the
City, for the benefit of the City and the City’s Property, as follows:
1. Restriction Regarding Use of Fossil Fuels. From and after the date this Declaration is
recorded in the Official Records of San Diego County, California, and except solely for
the limited purposes provided in section 2 below, the Site shall not be used for the
generation of electricity by any plant, facility, machinery or other equipment that is
powered by the combustion of Fossil Fuels. “Fossil Fuels” means petroleum or any
petroleum product, coal or any coal-based product, natural gas, or other hydrocarbon-
based fuel. The Parties intend that this restriction run with the Site in perpetuity. The
purpose of this restriction is to protect human health and safety and the environment.
2. Exceptions. The restriction set forth in section 1 above shall not apply to: (i) the
operation of the Carlsbad Energy Center Project (“CECP”) in the configuration described
in Exhibit G to the Settlement Agreement which is located on the Site; provided that
changes to the configuration of the CECP that do not exceed the environmental envelope,
profile or footprint of CECP as reflected in Exhibit G are permitted; (ii) ancillary
equipment or machinery; (iii) back-up generators; (iv) distributed energy sources
approved by the City in a redevelopment plan; or (v) any Existing Secured Loan Party, as
set forth in Section 2.2 of the Settlement Agreement.
3. Enforcement. The City may, in its sole discretion, rely on this Declaration to enforce any
of its covenants or restrictions. The City, but not the general public, shall have all rights
and remedies available at law or in equity to enforce the covenants and restrictions set
forth in this Declaration. All rights and remedies available to the City under this
Declaration or at law or in equity shall be cumulative and not alternative, and invocation
of any such right or remedy shall not constitute a waiver or election of remedies with
respect to any other available right or remedy. In the event of any breach of the
covenants or restrictions by NRG under this Declaration, the City shall be entitled to
recover all attorneys’ fees and costs in connection with City’s enforcement activities and
actions.
Exhibit I – 3
4. Notice and Cure Rights. Before taking enforcement actions under section 3 above, the
City shall provide written notice to NRG of any actual or alleged violation of the
covenants or restrictions set forth in this Declaration. Such notices shall be given to NRG
at the address last furnished by NRG in writing to the City. NRG shall have a period of
ten (10) days after receipt of such notice to cure such violation; provided, however, if the
violation is not capable of cure within such ten (10) day period, NRG shall have such
additional time as shall be reasonably required to complete a cure so long as NRG
promptly undertakes action to commence the cure within the ten (10) day period and then
diligently prosecutes the same to completion. The time in which NRG may cure is
referred to in this Declaration as the “Cure Period,” and the City shall not exercise any
legal or equitable remedies during the Cure Period so long as NRG is diligently pursuing
such cure. Notwithstanding anything to the contrary in this section, in no event shall the
Cure Period exceed six (6) months.
5. Covenants Running with the Land; Binding on Successors. This Declaration, including
the covenants set forth above, constitute covenants running with the land in perpetuity
and shall bind and burden NRG and any successor owner or occupier.
6. Constructive Notice and Acceptance. Every person or entity who now or later owns or
acquires any right, title or interest in or to all or any portion of the Site is, and shall be,
conclusively deemed to have consented to and agreed to every covenant, condition,
restriction contained in this Declaration, whether or not any reference to this Declaration
is contained in the instrument by which such person or entity acquired such interest.
7. Injunctive Relief. Notwithstanding anything to the contrary contained in this
Declaration, and without limiting section 3 above, the City may seek and obtain
injunctive relief in any court of competent jurisdiction to restrain NRG from any conduct
in breach of this Declaration that causes or threatens to cause immediate and irreparable
harm to the extent such equitable relief is otherwise available.
8. No Waiver. No waiver by the City (including, without limitation, any of its boards,
commissions, officers, employees or agents) of any violation under this Declaration shall
be effective or binding unless and to the extent expressly made in writing by the City, and
no such waiver may be implied from any failure by the City to take action with respect to
such violation. No express written waiver of any violation shall constitute a waiver of
any subsequent violation in the performance of the same or any other provision of this
Declaration.
9. Severability. Should any provision or portion of this Declaration be declared invalid or
in conflict with any law, the validity of all remaining provisions shall remain unaffected
and in full force and effect.
10. Governing Law; Venue. The laws of the State of California shall govern the interpretation
and enforcement of this Declaration. As part of the consideration for the City’s entering
into Settlement Agreement and this Declaration, NRG agrees that all actions or proceedings
arising directly or indirectly under this Declaration may, at the sole option of the City, be
litigated in courts located within the State of California, in the County of San Diego, and
Exhibit I – 4
NRG expressly consents to the jurisdiction of any such local, state or federal court, and
consents that any service of process in such action or proceeding may be made by personal
service upon NRG wherever NRG may then be located, or by certified or registered mail
directed to NRG at the address set forth in this Declaration for the delivery of notices.
11. Notices. Except as otherwise expressly provided in this Declaration, all notices, demands,
approvals, consents and other formal communications between the Parties required or
permitted under this Declaration shall be in writing and shall be deemed given and effective
upon the date of receipt (i) if given by personal delivery on a business day (or the next
business day if delivered personally on a day that is not a business day), (ii) if sent for next-
business-day delivery (with all expenses prepaid) by a reliable overnight delivery service,
with receipt of delivery, or (iii) if mailed by United States registered or certified mail, first
class postage prepaid, to the Party at their respective addresses for notice designated below.
For convenience of the Parties, copies of notices may also be given by facsimile to the
facsimile number set forth below or such other number as may be provided from time to
time by notice given in the manner required under this Declaration; however, neither Party
may give official or binding notice by facsimile. The effective time of a notice shall not be
affected by the receipt, before receipt of the original, of a telefacsimile copy of the notice.
(a) In the case of a notice or communication by NRG to the City:
Celia A. Brewer, Esq.
City Attorney for City of Carlsbad
General Counsel for Carlsbad Municipal Water District
1200 Carlsbad Village Drive
Carlsbad, CA 92008
Celia.Brewer@carlsbadca.gov
(b) And in the case of a notice or communication sent by the City to NRG:
Sean Beatty
West Region General Counsel
NRG Energy, Inc.
P.O. Box 192
Pittsburg, CA 94565
sean.beatty@nrgenergy.com
Every notice given to a Party to this Declaration, under the terms of this Declaration, must
state (or must be accompanied by a cover letter that states) substantially the following: the
section of this Declaration under which the notice is given and the action or response
required, if any; and if applicable, the period of time within which the recipient of the
notice must respond.
In no event shall a recipient’s approval of or consent to the subject matter of a notice be
deemed to have been given by its failure to object to such notice if such notice (or the
accompanying cover letter) does not comply with the requirements of this Section.
Exhibit I – 5
Any mailing address or number may be changed at any time by giving written notice of
such change in the manner provided above at least ten (10) days before the effective date of
the change.
IN WITNESS WHEREOF, NRG has duly executed this Declaration as of the date first written
above.
NRG ENERGY, INC. ON BEHALF OF ITSELF
AND ITS SUBSIDIARIES, INCLUDING
CABRILLO POWER I LLC
By:
Name:
Title:
Exhibit I – 6
EXHIBIT A
TO
DECLARATION OF ENVIRONMENTAL RESTRICTION REGARDING
USE
Legal Description of the Site
[INSERTED ON THE FOLLOWING PAGE]
Exhibit I – 7
Exhibit I – 8
Exhibit J – 1
EXHIBIT J
Legal Description of North Coast Services Center Site
[INSERTED ON NEXT PAGE]
Exhibit J – 2
Exhibit K – 1
EXHIBIT K
Map of North Coast Services Center Site
Exhibit K – 2
Exhibit K – 3
Exhibit K – 4
Exhibit K – 5
Exhibit K – 6
Exhibit K – 7
Exhibit K – 8
Exhibit N – 1
EXHIBIT N
Legal Description of Cannon Park
[INSERTED ON NEXT PAGE]
Exhibit N – 2
Exhibit O – 1
EXHIBIT O
Map of Cannon Park
Exhibit O – 2
Exhibit O – 3
Exhibit O – 4
Exhibit O – 5
Exhibit O – 6
Exhibit O – 7
Exhibit P – 1
EXHIBIT P
Legal Description of Agua Hedionda North Shore Bluff Parcel
[INSERTED ON NEXT PAGE]
Exhibit P – 2
Exhibit Q – 1
EXHIBIT Q
Map of Agua Hedionda North Shore Bluff Parcel
Exhibit Q – 2
Exhibit Q – 3
Exhibit Q – 4
Exhibit Q – 5
Exhibit Q – 6
Exhibit Q – 7
Exhibit Q – 8
Exhibit Q – 9
Exhibit Q – 10
Exhibit R – 1
EXHIBIT R
FORM OF GUARANTY
Exhibit R – 2
Independent Guaranty Amount
This Guaranty is executed and delivered as of this _____ day of --------------------, 2014
by NRG Energy, Inc., a Delaware corporation (“Guarantor”), in favor of the City of Carlsbad, a
charter city, located in San Diego County (“City”), in connection with the performance by
Cabrillo Power I LLC, a limited liability company, and Carlsbad Energy Center LLC, a limited
liability company (collectively (“Owner”) of a Settlement Agreement dated January 14, 2014
between Owner and City (the “Settlement”).
- RECITALS -
A. WHEREAS, the Owner operates facilities known as Units 1-5 (individually a
“Unit” and collectively the “Units,” the “Encina Power Station” or the “Station”) for the purpose
of generating and selling electric power;
B. WHEREAS, the Owner intends to build and operate new facilities known as the
Carlsbad Energy Center Project (“CECP”) for the purpose of generating and selling electric
power, and the City has historically opposed such project;
C. WHEREAS, the Parties have entered the Settlement to fully and finally resolve
disputes involving the CECP and the retirement and removal of the Encina Power Station, by
providing for, among other things: (i) the retirement, decommissioning, and removal of the
Encina Power Station, (ii) the remediation and redevelopment of the Encina Power Station site,
(iii) the provisions of the Amendment and the construction and development of the CECP, (iv)
the relocation and construction of the new North Coast Service Center, and (v) other changes in
energy infrastructure and property considerations beneficial to the residents of Carlsbad.
D. WHEREAS, Owner is controlled by Guarantor. Guarantor expects to derive
material benefits from the performance of the Settlement by Owner and City. To induce City to
enter into the Settlement and undertake the obligations as set out in the Settlement, Guarantor has
agreed to guarantee the obligations of Owner as provided in this Guaranty.
NOW, THEREFORE, in consideration of the foregoing, Guarantor agrees as follows:
- AGREEMENT -
1. Guaranty. Subject to the provisions of this Guaranty, Guarantor hereby
absolutely, irrevocably, unconditionally, and fully guarantees to City the due, prompt, and
complete observance, performance, and discharge of each and every obligation, including
without limitation obligations that are financial or that require specific performance, of Owner
under the Settlement, whether incurred before or after the date of delivery of this Guaranty (the
“Obligations”). This is a guaranty of payment, not of collection, and as such, City shall not be
required to institute, pursue, or exhaust any remedies against Owner before instituting suit,
obtaining judgment, and executing thereon against Guarantor under this Guaranty.
2. Rights of City. Guarantor hereby grants to City, in City’s discretion and without
the need to notify or obtain any consent from Guarantor, and without termination, impairment, or
any other effect upon Guarantor’s duties hereunder, the power and authority from time to time:
Exhibit R – 3
(a) to renew, compromise, extend, accelerate, or otherwise change, substitute,
supersede, or terminate the terms of performance of any of the Obligations, in each case in
accordance with the Settlement;
(b) to grant any indulgences, forbearances, and waivers, on one or more
occasions, for any length of time, with respect to Owner’s performance of any of the
Obligations; and
(c) to accept collateral, further guaranties, and/or other security for the
Obligations, and, if so accepted, then to impair, exhaust, exchange, enforce, waive, or release any
such security.
3. Performance. If any of the Obligations are not performed according to the tenor
thereof, and any applicable notice and cure period provided by the Settlement has expired
(“Default”), Guarantor shall immediately upon receipt of written demand by City (a) perform or
cause Owner to perform the Obligation in Default, and (b) pay, reimburse, and indemnify City
against any liabilities, damages, and related costs (including attorneys’ fees) incurred by City as
a result thereof up to but not to exceed a maximum cumulative amount of five million dollars
($5,000,000), all in such manner and at such times as City may reasonably direct.
4. Satisfaction. Satisfaction by Guarantor of any duty hereunder incident to a
particular Default or the occurrence of any other Default shall not discharge Guarantor except
with respect to the Default satisfied, it being the intent of Guarantor that this Guaranty be
continuing until twenty (20) years after the execution date of this Guaranty or such time as all of
the Obligations have irrevocably been discharged in full, whichever is sooner, at which time this
Guaranty shall automatically terminate. If at any time the performance of any Obligation by
Owner or Guarantor is rescinded or voided under the federal Bankruptcy Code or otherwise, then
Guarantor’s duties hereunder shall continue and be deemed to have been automatically
reinstated, restored, and continued with respect to that Obligation, as though the performance of
that Obligation had never occurred, regardless of whether this Guaranty otherwise had
terminated or would have been terminated following or as a result of that performance.
5. Notice of Acceptance. Guarantor waives and acknowledges notice of acceptance
of this Guaranty by City.
6. Waivers by Guarantor. Guarantor hereby waives and agrees not to assert or take
advantage of:
(a) all set-offs, counterclaims, and, subject to Section 3 above, all
presentments, demands for performance, notices of non-performance, protests, and notices of
every kind that may be required by Applicable Laws;
(b) any right to require City to proceed against Owner or any other person, or
to require City first to exhaust any remedies against Owner or any other person, before
proceeding against Guarantor hereunder;
(c) any defense based upon an election of remedies by City;
Exhibit R – 4
(d) any duty of City to protect or not impair any security for the Obligations;
(e) the benefit of any laws limiting the liability of a surety;
(f) any duty of City to disclose to Guarantor any facts concerning Owner, the
Settlement, or any other circumstances, that would or allegedly would increase the risk to
Guarantor under this Guaranty, whether now known or hereafter learned by City, it being
understood that Guarantor is capable of and assumes the responsibility for being and remaining
informed as to all such facts and circumstances; and
(g) until all Obligations in Default have been fully paid and/or performed, any
rights of subrogation, contribution, reimbursement, indemnification, or other rights of payment
or recovery for any payment or performance by it hereunder. For the avoidance of doubt, if any
amount is paid to Guarantor in violation of this provision, such amount shall be held by
Guarantor for the benefit of, and promptly paid to, City.
7. Cumulative Remedies. The rights and remedies of City hereunder shall be
cumulative and not alternative to any other rights, powers, and remedies that City may have at
law, in equity, or under the Settlement. The obligations of Guarantor hereunder are independent
of those of Owner and shall survive unaffected by the bankruptcy of Owner. City need not join
Owner in any action against Guarantor to preserve its rights set forth herein.
8. Representations and Warranties. Guarantor represents and warrants to City as
follows:
(a) Guarantor is a corporation, duly organized, validly existing, and in good
standing under the laws of the state of its incorporation. Owner is a direct or indirect wholly-
owned subsidiary of Guarantor. Guarantor has all necessary corporate power and authority to
execute and deliver this Guaranty and to perform its obligations hereunder.
(b) The execution, delivery and performance of this Guaranty has been duly
and validly authorized by all corporate proceedings of Guarantor and is not in violation of any
law, judgment of court or government agency. This Guaranty has been duly and validly
executed and delivered by Guarantor and constitutes a legal, valid and binding obligation of
Guarantor, enforceable against Guarantor in accordance with its terms.
9. Collection Costs. Guarantor hereby agrees to pay to City, upon demand, all
reasonable attorneys’ fees and other expenses which City may expend or incur in enforcing the
Obligations against Owner and/or enforcing this Guaranty against Guarantor, whether or not suit
is filed, including, without limitation, all attorneys’ fees, and other expenses incurred by City in
connection with any insolvency, bankruptcy, reorganization, arrangement, or other similar
proceedings involving Owner that in any way affect the exercise by City of its rights and remedies
hereunder.
10. Severability. Should any one or more provisions of this Guaranty be determined
to be illegal or unenforceable, all other provisions nevertheless shall be effective.
11. Waiver or Amendment. No provision of this Guaranty or right of City hereunder
can be waived, nor can Guarantor be released from Guarantor’s duties hereunder, except by a
Exhibit R – 5
writing duly executed by City. This Guaranty may not be modified, amended, revised, revoked,
terminated, changed, or varied in any way whatsoever except by the express terms of a writing
duly executed by City.
12. Successors and Assigns. This Guaranty shall inure to the benefit of and bind the
successors and assigns of City and Guarantor.
13. Governing Law. This Guaranty shall be governed by and construed in accordance
with the laws of the State of California without regard to the principles of conflicts of law thereof.
14. Notices. All notices, requests, claims, demands, and other communications
hereunder shall be in writing and shall be given (and shall be deemed to have been duly given
upon receipt) by delivery in the manner contemplated by the Settlement, addressed as follows:
(a) if to City as provided in the Settlement
(b) if to Guarantor:
Sean Beatty
West Region General Counsel
NRG Energy, Inc.
P.O. Box 192
Pittsburg, CA 94565
sean.beatty@nrgenergy.com
or to such other address(es) as the person to whom notice is given may have previously furnished
to the others in writing in the manner set forth above.
IN WITNESS WHEREOF, Guarantor has caused this Guaranty to be duly executed and
delivered to City as of the day written above.
NRG Energy, Inc.
By:
Name:
Title:
Exhibit R – 6
STATE OF By:_____________________________________
Name:
Title:
)
) ss.
COUNTY OF _____________________ )
The foregoing instrument was acknowledged before me this _____ day of
_____________, 20__, by _____________________________, as _____________________ of
_____________________.
Witness my hand and official seal.
My commission expires: ______________________________.
Notary Public: _______________________________________
(S E A L)
(space above reserved for recording information)
Exhibit R – 7
Shut Down Guaranty Amount
This Guaranty is executed and delivered as of this _____ day of _________, 20__ by
NRG Energy, Inc., a Delaware corporation (“Guarantor”), in favor of the City of Carlsbad, a
charter city, located in San Diego County (“City”), in connection with the performance by
Cabrillo Power I LLC, a limited liability company, and Carlsbad Energy Center LLC, a limited
liability company (collectively (“Owner”) of a Settlement Agreement dated January 14, 2014
between Owner and City (the “Settlement”).
- RECITALS -
A. WHEREAS, the Owner operates facilities known as Units 1-5 (individually a
“Unit” and collectively the “Units,” the “Encina Power Station” or the “Station”) for the purpose
of generating and selling electric power;
B. WHEREAS, the Owner intends to build and operate new facilities known as the
Carlsbad Energy Center Project (“CECP”) for the purpose of generating and selling electric
power and the City has historically opposed such project;
C. WHEREAS, the Parties have entered the Settlement to fully and finally resolve
disputes involving the CECP and the retirement and removal of the Encina Power Station, by
providing for, among other things: (i) the retirement, decommissioning, and removal of the
Encina Power Station, (ii) the remediation and redevelopment of the Encina Power Station site,
(iii) the provisions of the Amendment and the construction and development of the CECP, (iv)
the relocation and construction of the new North Coast Service Center, and (v) other changes in
energy infrastructure and property considerations beneficial to the residents of Carlsbad.
D. WHEREAS, Owner is controlled by Guarantor. Guarantor expects to derive
material benefits from the performance of the Settlement by Owner and City. To induce City to
enter into the Settlement and undertake the obligations as set out in the Settlement, Guarantor has
agreed to guarantee the obligations of Owner as provided in this Guaranty.
NOW, THEREFORE, in consideration of the foregoing, Guarantor agrees as follows:
- AGREEMENT -
1. Guaranty. Subject to the provisions of this Guaranty, Guarantor hereby
absolutely, irrevocably, unconditionally, and fully guarantees to City the due, prompt, and
complete observance, performance, and discharge of each and every obligation under Section 6.1
of the Settlement, including without limitation obligations that are financial or that require
specific performance, of Owner, whether incurred before or after the date of delivery of this
Guaranty (the “Obligations”). This is a guaranty of payment, not of collection, and as such, City
shall not be required to institute, pursue, or exhaust any remedies against Owner before
instituting suit, obtaining judgment, and executing thereon against Guarantor under this
Guaranty.
2. Rights of City. Guarantor hereby grants to City, in City’s discretion and without
the need to notify or obtain any consent from Guarantor, and without termination, impairment, or
any other effect upon Guarantor’s duties hereunder, the power and authority from time to time:
Exhibit R – 8
(a) to renew, compromise, extend, accelerate, or otherwise change, substitute,
supersede, or terminate the terms of performance of any of the Obligations, in each case in
accordance with the Settlement;
(b) to grant any indulgences, forbearances, and waivers, on one or more
occasions, for any length of time, with respect to Owner’s performance of any of the
Obligations; and
(c) to accept collateral, further guaranties, and/or other security for the
Obligations, and, if so accepted, then to impair, exhaust, exchange, enforce, waive, or release any
such security.
3. Performance. If any of the Obligations are not performed according to the tenor
thereof, and any applicable notice and cure period provided by the Settlement has expired
(“Default”), Guarantor shall immediately upon receipt of written demand by City (a) perform or
cause Owner to perform the Obligation in Default, and (b) pay, reimburse, and indemnify City
against any liabilities, damages, and related costs (including attorneys’ fees) incurred by City as
a result thereof up to but not to exceed a maximum cumulative amount of twenty million dollars
($20,000,000), which is in addition to the Independent Guaranty Amount, all in such manner and
at such times as City may reasonably direct.
4. Satisfaction. Satisfaction by Guarantor of any duty hereunder incident to a
particular Default or the occurrence of any other Default shall not discharge Guarantor except
with respect to the Default satisfied, it being the intent of Guarantor that this Guaranty be
continuing until such time as all of the Obligations have irrevocably been discharged in full, at
which time this Guaranty shall automatically terminate. If at any time the performance of any
Obligation by Owner or Guarantor is rescinded or voided under the federal Bankruptcy Code or
otherwise, then Guarantor’s duties hereunder shall continue and be deemed to have been
automatically reinstated, restored, and continued with respect to that Obligation, as though the
performance of that Obligation had never occurred, regardless of whether this Guaranty
otherwise had terminated or would have been terminated following or as a result of that
performance.
5. Notice of Acceptance. Guarantor waives and acknowledges notice of acceptance
of this Guaranty by City.
6. Waivers by Guarantor. Guarantor hereby waives and agrees not to assert or take
advantage of:
(a) all set-offs, counterclaims, and, subject to Section 3 above, all
presentments, demands for performance, notices of non-performance, protests, and notices of
every kind that may be required by Applicable Laws;
(b) any right to require City to proceed against Owner or any other person, or
to require City first to exhaust any remedies against Owner or any other person, before
proceeding against Guarantor hereunder;
(c) any defense based upon an election of remedies by City;
Exhibit R – 9
(d) any duty of City to protect or not impair any security for the Obligations;
(e) the benefit of any laws limiting the liability of a surety;
(f) any duty of City to disclose to Guarantor any facts concerning Owner, the
Settlement, or any other circumstances, that would or allegedly would increase the risk to
Guarantor under this Guaranty, whether now known or hereafter learned by City, it being
understood that Guarantor is capable of and assumes the responsibility for being and remaining
informed as to all such facts and circumstances; and
(g) until all Obligations in Default have been fully paid and/or performed, any
rights of subrogation, contribution, reimbursement, indemnification, or other rights of payment
or recovery for any payment or performance by it hereunder. For the avoidance of doubt, if any
amount is paid to Guarantor in violation of this provision, such amount shall be held by
Guarantor for the benefit of, and promptly paid to, City.
7. Cumulative Remedies. The rights and remedies of City hereunder shall be
cumulative and not alternative to any other rights, powers, and remedies that City may have at
law, in equity, or under the Settlement. The obligations of Guarantor hereunder are independent
of those of Owner and shall survive unaffected by the bankruptcy of Owner. City need not join
Owner in any action against Guarantor to preserve its rights set forth herein.
8. Representations and Warranties. Guarantor represents and warrants to City as
follows:
(a) Guarantor is a corporation, duly organized, validly existing, and in good
standing under the laws of the state of its incorporation. Owner is a direct or indirect wholly-
owned subsidiary of Guarantor. Guarantor has all necessary corporate power and authority to
execute and deliver this Guaranty and to perform its obligations hereunder.
(b) The execution, delivery and performance of this Guaranty has been duly
and validly authorized by all corporate proceedings of Guarantor and is not in violation of any
law, judgment of court or government agency. This Guaranty has been duly and validly
executed and delivered by Guarantor and constitutes a legal, valid and binding obligation of
Guarantor, enforceable against Guarantor in accordance with its terms.
9. Collection Costs. Guarantor hereby agrees to pay to City, upon demand, all
reasonable attorneys’ fees and other expenses which City may expend or incur in enforcing the
Obligations against Owner and/or enforcing this Guaranty against Guarantor, whether or not suit
is filed, including, without limitation, all attorneys’ fees, and other expenses incurred by City in
connection with any insolvency, bankruptcy, reorganization, arrangement, or other similar
proceedings involving Owner that in any way affect the exercise by City of its rights and remedies
hereunder.
10. Severability. Should any one or more provisions of this Guaranty be determined
to be illegal or unenforceable, all other provisions nevertheless shall be effective.
11. Waiver or Amendment. No provision of this Guaranty or right of City hereunder
can be waived, nor can Guarantor be released from Guarantor’s duties hereunder, except by a
Exhibit R – 10
writing duly executed by City. This Guaranty may not be modified, amended, revised, revoked,
terminated, changed, or varied in any way whatsoever except by the express terms of a writing
duly executed by City.
12. Successors and Assigns. This Guaranty shall inure to the benefit of and bind the
successors and assigns of City and Guarantor.
13. Governing Law. This Guaranty shall be governed by and construed in accordance
with the laws of the State of California without regard to the principles of conflicts of law thereof.
14. Notices. All notices, requests, claims, demands, and other communications
hereunder shall be in writing and shall be given (and shall be deemed to have been duly given
upon receipt) by delivery in the manner contemplated by the Settlement, addressed as follows:
(a) if to City as provided in the Settlement
(b) if to Guarantor:
Sean Beatty
West Region General Counsel
NRG Energy, Inc.
P.O. Box 192
Pittsburg, CA 94565
sean.beatty@nrgenergy.com
or to such other address(es) as the person to whom notice is given may have previously furnished
to the others in writing in the manner set forth above.
IN WITNESS WHEREOF, Guarantor has caused this Guaranty to be duly executed and
delivered to City as of the day written above.
NRG Energy, Inc.
By:
Name:
Title:
Exhibit R – 11
STATE OF By:_____________________________________
Name:
Title:
)
) ss.
COUNTY OF _____________________ )
The foregoing instrument was acknowledged before me this _____ day of
_____________, 20__, by _____________________________, as _____________________ of
_____________________.
Witness my hand and official seal.
My commission expires: ______________________________.
Notary Public: _______________________________________
(S E A L)
(space above reserved for recording information)
Exhibit R – 12
Relocation Guaranty Amount
This Guaranty is executed and delivered as of this _____ day of ___________, 20___
by NRG Energy, Inc., a Delaware corporation (“Guarantor”), in favor of the City of Carlsbad, a
charter city, located in San Diego County (“City”), in connection with the performance by
Cabrillo Power I LLC, a limited liability company, and Carlsbad Energy Center LLC, a limited
liability company (collectively (“Owner”) of a Settlement Agreement dated January 14, 2014
between Owner and City (the “Settlement”).
- RECITALS -
A. WHEREAS, the Owner operates facilities known as Units 1-5 (individually a
“Unit” and collectively the “Units,” the “Encina Power Station” or the “Station”) for the purpose
of generating and selling electric power;
B. WHEREAS, the Owner intends to build and operate new facilities known as the
Carlsbad Energy Center Project (“CECP”) for the purpose of generating and selling electric
power and the City has historically opposed such project;
C. WHEREAS, the Parties have entered the Settlement to fully and finally resolve
disputes involving the CECP and the retirement and removal of the Encina Power Station, by
providing for, among other things: (i) the retirement, decommissioning, and removal of the
Encina Power Station, (ii) the remediation and redevelopment of the Encina Power Station site,
(iii) the provisions of the Amendment and the construction and development of the CECP, (iv)
the relocation and construction of the new North Coast Service Center, and (v) other changes in
energy infrastructure and property considerations beneficial to the residents of Carlsbad.
D. WHEREAS, Owner is controlled by Guarantor. Guarantor expects to derive
material benefits from the performance of the Settlement by Owner and City. To induce City to
enter into the Settlement and undertake the obligations as set out in the Settlement, Guarantor has
agreed to guarantee the obligations of Owner as provided in this Guaranty.
NOW, THEREFORE, in consideration of the foregoing, Guarantor agrees as follows:
- AGREEMENT -
1. Guaranty. Subject to the provisions of this Guaranty, Guarantor hereby
absolutely, irrevocably, unconditionally, and fully guarantees to City the due, prompt, and
complete observance, performance, and discharge of each and every obligation under Article 5
of the Settlement, including without limitation obligations that are financial or that require
specific performance, of Owner, whether incurred before or after the date of delivery of this
Guaranty (the “Obligations”). This is a guaranty of payment, not of collection, and as such, City
shall not be required to institute, pursue, or exhaust any remedies against Owner before
instituting suit, obtaining judgment, and executing thereon against Guarantor under this
Guaranty.
2. Rights of City. Guarantor hereby grants to City, in City’s discretion and without
the need to notify or obtain any consent from Guarantor, and without termination, impairment, or
any other effect upon Guarantor’s duties hereunder, the power and authority from time to time:
Exhibit R – 13
(a) to renew, compromise, extend, accelerate, or otherwise change, substitute,
supersede, or terminate the terms of performance of any of the Obligations, in each case in
accordance with the Settlement;
(b) to grant any indulgences, forbearances, and waivers, on one or more
occasions, for any length of time, with respect to Owner’s performance of any of the
Obligations; and
(c) to accept collateral, further guaranties, and/or other security for the
Obligations, and, if so accepted, then to impair, exhaust, exchange, enforce, waive, or release any
such security.
3. Performance. If any of the Obligations are not performed according to the tenor
thereof, and any applicable notice and cure period provided by the Settlement has expired
(“Default”), Guarantor shall immediately upon receipt of written demand by City (a) perform or
cause Owner to perform the Obligation in Default, and (b) pay, reimburse, and indemnify City
against any liabilities, damages, and related costs (including attorneys’ fees) incurred by City as
a result thereof up to but not to exceed a maximum cumulative amount of twenty-two million
five hundred thousand dollars ($22,500,000), all in such manner and at such times as City may
reasonably direct; provided that such maximum cumulative amount shall be reduced in
proportion to Owner’s payments made in accordance with Article 5.
4. Satisfaction. Satisfaction by Guarantor of any duty hereunder incident to a
particular Default or the occurrence of any other Default shall not discharge Guarantor except
with respect to the Default satisfied, it being the intent of Guarantor that this Guaranty be
continuing until such time as all of the Obligations have irrevocably been discharged in full, at
which time this Guaranty shall automatically terminate. If at any time the performance of any
Obligation by Owner or Guarantor is rescinded or voided under the federal Bankruptcy Code or
otherwise, then Guarantor’s duties hereunder shall continue and be deemed to have been
automatically reinstated, restored, and continued with respect to that Obligation, as though the
performance of that Obligation had never occurred, regardless of whether this Guaranty
otherwise had terminated or would have been terminated following or as a result of that
performance.
5. Notice of Acceptance. Guarantor waives and acknowledges notice of acceptance
of this Guaranty by City.
6. Waivers by Guarantor. Guarantor hereby waives and agrees not to assert or take
advantage of:
(a) all set-offs, counterclaims, and, subject to Section 3 above, all
presentments, demands for performance, notices of non-performance, protests, and notices of
every kind that may be required by Applicable Laws;
(b) any right to require City to proceed against Owner or any other person, or
to require City first to exhaust any remedies against Owner or any other person, before
proceeding against Guarantor hereunder;
Exhibit R – 14
(c) any defense based upon an election of remedies by City;
(d) any duty of City to protect or not impair any security for the Obligations;
(e) the benefit of any laws limiting the liability of a surety;
(f) any duty of City to disclose to Guarantor any facts concerning Owner, the
Settlement, or any other circumstances, that would or allegedly would increase the risk to
Guarantor under this Guaranty, whether now known or hereafter learned by City, it being
understood that Guarantor is capable of and assumes the responsibility for being and remaining
informed as to all such facts and circumstances; and
(g) until all Obligations in Default have been fully paid and/or performed, any
rights of subrogation, contribution, reimbursement, indemnification, or other rights of payment
or recovery for any payment or performance by it hereunder. For the avoidance of doubt, if any
amount is paid to Guarantor in violation of this provision, such amount shall be held by
Guarantor for the benefit of, and promptly paid to, City.
7. Cumulative Remedies. The rights and remedies of City hereunder shall be
cumulative and not alternative to any other rights, powers, and remedies that City may have at
law, in equity, or under the Settlement. The obligations of Guarantor hereunder are independent
of those of Owner and shall survive unaffected by the bankruptcy of Owner. City need not join
Owner in any action against Guarantor to preserve its rights set forth herein.
8. Representations and Warranties. Guarantor represents and warrants to City as
follows:
(a) Guarantor is a corporation, duly organized, validly existing, and in good
standing under the laws of the state of its incorporation. Owner is a direct or indirect wholly-
owned subsidiary of Guarantor. Guarantor has all necessary corporate power and authority to
execute and deliver this Guaranty and to perform its obligations hereunder.
(b) The execution, delivery and performance of this Guaranty has been duly
and validly authorized by all corporate proceedings of Guarantor and is not in violation of any
law, judgment of court or government agency. This Guaranty has been duly and validly
executed and delivered by Guarantor and constitutes a legal, valid and binding obligation of
Guarantor, enforceable against Guarantor in accordance with its terms.
9. Collection Costs. Guarantor hereby agrees to pay to City, upon demand, all
reasonable attorneys’ fees and other expenses which City may expend or incur in enforcing the
Obligations against Owner and/or enforcing this Guaranty against Guarantor, whether or not suit
is filed, including, without limitation, all attorneys’ fees, and other expenses incurred by City in
connection with any insolvency, bankruptcy, reorganization, arrangement, or other similar
proceedings involving Owner that in any way affect the exercise by City of its rights and remedies
hereunder.
10. Severability. Should any one or more provisions of this Guaranty be determined
to be illegal or unenforceable, all other provisions nevertheless shall be effective.
Exhibit R – 15
11. Waiver or Amendment. No provision of this Guaranty or right of City hereunder
can be waived, nor can Guarantor be released from Guarantor’s duties hereunder, except by a
writing duly executed by City. This Guaranty may not be modified, amended, revised, revoked,
terminated, changed, or varied in any way whatsoever except by the express terms of a writing
duly executed by City.
12. Successors and Assigns. This Guaranty shall inure to the benefit of and bind the
successors and assigns of City and Guarantor.
13. Governing Law. This Guaranty shall be governed by and construed in accordance
with the laws of the State of California without regard to the principles of conflicts of law thereof.
14. Notices. All notices, requests, claims, demands, and other communications
hereunder shall be in writing and shall be given (and shall be deemed to have been duly given
upon receipt) by delivery in the manner contemplated by the Settlement, addressed as follows:
(a) if to City as provided in the Settlement
(b) if to Guarantor:
Sean Beatty
West Region General Counsel
NRG Energy, Inc.
P.O. Box 192
Pittsburg, CA 94565
sean.beatty@nrgenergy.com
or to such other address(es) as the person to whom notice is given may have previously furnished
to the others in writing in the manner set forth above.
IN WITNESS WHEREOF, Guarantor has caused this Guaranty to be duly executed and
delivered to City as of the day written above.
NRG Energy, Inc.
By:
Name:
Title:
Exhibit R – 16
STATE OF By:_____________________________________
Name:
Title:
)
) ss.
COUNTY OF _____________________ )
The foregoing instrument was acknowledged before me this _____ day of
_____________, 20__, by _____________________________, as _____________________ of
_____________________.
Witness my hand and official seal.
My commission expires: ______________________________.
Notary Public: _______________________________________
(S E A L)
(space above reserved for recording information)
Exhibit S – 1
EXHIBIT S
Map of Encina Redevelopment Site
Exhibit T – 1
EXHIBIT T
Map of CECP Site
Memorandum
Sept. 4, 2019
To: Heather Pizzuto, Library & Cultural Arts Director
From: Gary T. Barberio, Deputy City Manager -Community Services
{city of
Carlsbad
Re: NRG/SDG&E/City of Carlsbad Settlement Agreement -Encina Power Plant
Property
On January 14, 2014, the City Council approved a Settlement Agreement (Agreement) involving
NRG, the owner of the Encina Power Plant and property, SDG&E, the region's current utility
provider, and the City of Carlsbad. Amongst the numerous provisions included, the Agreement
provided for the construction of a new S00MW "peaker" plant located between the railroad
tracks and the 1-5, in exchange for the shutdown, decommissioning, and above-ground
demolition of the existing Encina Power Plant. Since that time, allthree parties have relied upon
the Agreement in conducting business going forward. It is important to note, that since 2014,
the City Council has not provided any new direction to city staff regarding the property. It is
also important to understand that the City of Carlsbad does not own the plant property, nor will
the City acquire ownership of the plant property as a result of the Agreement.
The Agreement does provide a schedule for the shutdown, decommissioning, and demolition of
the above ground facilities for the Encina Power Plant, to include both the smokestack tower
and plant buildings. Specifically, the Agreement states that concurrent with the start-up of the
new "peaker" plant, which occurred on December 12, 2018, the Encina Power Plant shall
shutdown (turn-off) and begin efforts to decommission the plant (disconnect power, gas, etc.).
Secondly, within one year of the shut-down of the old plant (December 12, 2018), NRG must
start the above-ground demolition of the plant and shall complete the demolition within two
years of the commencement of demolition activities. The above-ground demolition shall
include the both the smokestack tower and plant buildings.
As is relates to a designation of the Encina Power Plant site as a historic landmark, Carlsbad
Municipal Code section 22.06.030.E states that "Without the property owner's consent to the
proposed designation, a site shall not be designated a historic site or landmark." NRG has
verbally indicated to City staff that they will not provide consent for a proposed historic
landmark designation in light of its commitments in the Agreement.
Community Services
799 Pine Avenue, Suite 200, Carlsbad, CA 92008-2428, 760-434-2822
9/4/201 9 Carlsbad Municipal Code (Carlsbad, California)
,1 f lfrl
Title 22 HISTORIC PRESERVATION
Chapter 22.06 HISTORIC RESOURCES, MISTORIC LANDMARKS Al\!D HISTORIC DISTRICTS
22.06.010 Establishmef!t of historic resources inventory.
The city shall establish and adopt a histo1:ic resources inventory. (Orel. NS-433 § 3, l 997; Ord. NS-14 J § 4, 1991 ; Ord.
9776 § J, 1985)
22.06.020 Criteria for historic resources inventory.
A historic resource may be considered and approved by council for inclusion in the historic resomces inventory based on
one or more of the follo\.viug:
A. It exemplifies or reflects special elements of the city's cultural, social, economic, political, aesthetic,
engineering or architectural histo1y; or
B. It is identified with persons or events significant in local, state or national history; or
C. It embodies distinctive characteristics of a style; type, period or method of construction, is a·valuable example
of the use of indigenous materials or craftsmanship or is representative of a notable work of an acclaimed builder,
designer or architect; or
D. It is an archaeological, paleontological, botanical, geological, topographical, ecological or geograp!Jical site
which has the potential of yielding information of scientific value; or
E. It is a geographically definable area with a concentration of buildings, struchires, improvements, or objects
linked historically through location, design, setting, materials, workmanship, feeling and/or association, in which the
collective value of the improvements may be greater than the value of each individual improvement. (Ord, NS-433 §
3, 1997; Orel. NS-141 § 5, 1991; Orel. 9776 § J, 1985)
22.06.030 Historic site and landmark designation procedures.
Historic sites and landmarks shall be established by the city council in the following mam1er:
A. Any person, association, or agency may request the designation of a site, landscape feature, or improvement as
a historic landmark by submitting a written request for such designation to the historic preservation conunission. The
historic preservation commission, planning commission, design review board, or city council may also initiate such
proceedings by motion.
B. Any such request shall be filed with the development processing department upon prescribed forms and shall
include the following data:
1. Name and address of property owner and assessor's parcel number and address of site;
2. Description of the proposed historic site or landmark, including special aesthetic, cultural, arc!Jaeological,
paleontological, architectural, or engineering interest or value of a histoi'ic 11ah1re, including information about
the arc!Jitecture, notable features, construction and other information indicating the historical significance of the
site;
3. Sketches, photographs, or drawings;
4. Statement of condition of strnch1res;
5. Explanation of any !mown threats to the improvement of the site;
6. Additional information:
a. Site plan in appropriate scale;
b. Legal description of the property;
c. Photographs, old and recent;
www.qcode.us/codes/carlsbad/?view=desktop&topic=22-22 _ 06-22 _ 06 _ 030 1/3
d. iJ ; opr ,:wd us,:'.;
c. l-:<'.x1sting zoning;
f. Bibliography aud references;
g. Chain of title, if3 vailable;
C. Within 45 clays of the date of the request, the commission shall hold a public hearing to rev iew th e lancllilark
application accorcltng to the criterin of Section 22.06.020.
D. Notice of the public hearing shall be giv en as provided in Section 2 [_.54 .060(2) of this code. In addition, notice
of the elate, place, time and purpose of the hearing shall be mailed, rett1rn receipt requested, to the. owne1· of the
proposed landmark proJ)erty as slmwn on the last equalized asse,srnent roll at leitst 14 days prior to the elate of the
public hearing. Failure to send notice by mai I to any property own.er when the address of such owner is not on tile
latest equalized assessment role shall not invalidate any proceedings in con nectiou witb the proposed dcsignatio.n.
E. After the public hearing, the commission shall by resolution make a report ancl recornrnclldation i:o the city
council. lf the commission determines tbal the improvement does not meet landmark criteria, tl1e process shall
terminate and the commission shall notify lhe property owner and applicant of such termination in writing within l0
days of the commission's determination. If the commission determines that the resource warrants historic site or
landmark designation and the property owner has consented to same in writing, then the commission shall submit a
written recommendation to the city council incorporating its reasons in support of the proposed designation. Without
the property owner's consent to the p1:oposed designation, a site shall not be cles1gnated a histm:ic site or landmark.
Permits shall be required to work on a designated historic landmark as specified in Chapter 22.08_ of this code. Permit
fees shall be established by resolution oftlle city council.
F. The city coun~il shall hold a public bearing on the proposed historic designation within 30 clays of tbe receipt of
the recomrnenclation for the commission.
G. At the conclusion of the public hearing on the proposed designation, the city council shall, by resolution,
designate or conditionally designate, or disapprove the designation of the historic landmark. Written notice of the city
council action shall be mailed to the property owner. (Ord . NS-433 § 3, 1997; Orel. 9835 § 2, 1987; Orel. 97'76 § 1,
1985)
· 22,0~.040 Historic distl'ict designation pr~ce£!urE?s.
Historic districts shall be established by the city council in the following manner:
A. The prncedures for designating a historic district sha ll be the same .as for designating a historic landmark,
except as otherwise provided in this section.
B. Any application for designation of a historic district shall be filed \.Vith the planning division upon the prescribed
form and shall i11clude the followiug data:
I. Boundaries of the proposed district and a list of names and. addresses of property owners, assessor's parcel
numbers and addresses of propertiys within the boundaries;
2. Description of the proposed historic district, including special aesthetic, cultural, architecl1.1ral, or
engineering interest or value of a historical nature;
3. Sketches, photographs o.r drawings;
4.· Statement of condition of structures and improvements within the district;
5. Explanation of any known tlu·eats to any cultural resource within the district;
6. Other i.nformation requested by the planning division.
C. If written consent of all of the owners of property within the proposed district to the proposed designation is not
obtained at the time of the historic preservation commission heating, the vrocess shall terminate and the commission
shall notify tile properly owners and applicant of such termination within 14 clays of the commission's determination.
D. If the commission determines that the area warrants historic district designation, it shall submit a written
recommendation to the city council incorporating its reasons i11 support of the proposed historic district designation,
ww•N.qcode. us/codes/carlsbad/?view=d esklop&topic=22-22 _ 06-22_ 05 _ 030 2/3
9/4/2019 Carlsbad lvlunicipal Code (Carlsbad, California)
within 1,1 clays of reac hing its dec ision. Such recomrnenclc1Lio11 shall illclude a rcporl co nlaining l-lH:: fo llowing
inforrna lio n:
I. A map showing the proposed bou11dc1ries of lbe histori c district iclen lifyi ng all slrnctlll'es within th e
bouudmies;
2. An explanation of the significance of the proposed district and description of the cultmal resources within
the proposed boundaries;
3. Recommendations as to appropriate permitted uses, special uses, height and area regulations, minimum
dwelling size, floor area, sign regulations, parking regulations, aucl any other modification to ex is1ing
development standard s necessary or appropriate to the preservation of th e proposed hi sto ric di stri ct. (Ord . NS-
433 § 3, 1997; Ord. 9776 § I, 1985)
www.qcode.us/codes/carlsbad/?view=desktop&topic=22-22_ 06-22 _ 06 _ 030 3/3
October 7111 2019
Request for public hearing with the Historic Preservation Commission
to review Historic Site and Landmark application.
To: Historic Preservation Commission
C/O Suzanne Sm ithson
Deputy Li bra ry D irec tor
Georgin a Co le Library
125 0 Carl sbad Village Drive
Carl sbad, CA 92008
760-434-2876
suzanne.sm ithson@carlsbadca.gov
From: James L. Strickland, 4747 Marina Drive #30, Carlsbad, CA 92008, Jim.Stricklandl @sbcglobal.net
Bill Bowman, 6705 Corintia Street, Carlsbad CA, 92009, BBowmanokc@ gmail.com
Per: Title 22 Historic Preservation Chapter 22.06 Historic Resources Historic Landmarks and Historic Districts
22.06.030 Historic site and landmark designation procedures.
1. Name and address of property owner and assessor's parcel number and address of site;
Sean Beatty
West Region General Counsel
NRG Energy, Inc.
P.O. Box 192
Pittsburg, CA 94565
sean. beatty@nrgenergy.com
APN 7601665700
APN 2106104700
4600 Carlsbad Boulevard Carlsbad, CA 92008
2. Description of the proposed historic site or landmark, including special aesthetic, cultural,
archaeological, paleontological, architectural, or engineering interest or value of a historic nature,
including information about the architecture, notable features, construction and other information
indicating the historical significance of the site;
Encina Power Plant 400-foot Smoke Stack exclusive, not to include power plant structure.
See Attachment A: PDF document titled "Old Encina Power Station Chimney* Preservation!"
3. Sketches, photographs, or drawings;
See Attachment A
4. Statement of condition of structures;
Structurally Sound
5. Explanation of any known threats to the improvement of the site;
Impending and imminent demolition
6. Additional information:
a. Site plan in appropriate scale;
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EXHIBIT '"B"
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b. Legal description of the property;
LEGAL DESCRIPTION
(Exceptions Not Noted)
'fJ1e ]rind referre1l to herein is situnted In the Smte ofCollfornin, County of Son Diego, Cily of
Carlsbad, nud rlescdbed 2s follows:
That portion of Lot "H" of Rancho Agua Hcdionda, in the City of Carlsbad, County of Son Diego, State of
California, according Ill Partition Mop thereof No. 823, filed in the Office of the County Recorder of Son
Diego County, November 16, 1896; being Parcel No. 4 of that cerlnin Certificate of Compliance recorded
October 30,200 Ins file no. 2001--0789068 of Official Records, and more particularly dcscnbed as:
Con1mencing nt the intersection of the caslerly Line of the 100.00 foot wide right-of-way of the Atchison
Topeka and Santa Fe Rnilroad witl1 the northerly line of Canou Road (60.00 foct wide); thence loog said
easterly line north 22°30' 13" west, 1564.78 foet to the TRUE POINT OF BEGINNING; thence continuing
· along said easterly line north 22°30' 13" west, 1990.35 feet to tl1e beginnu1g of n non-tangent C\U'V~ concave
to the nor1l1we.~t J1aving a rndins of 1005.37 feet, n radial to said beginning bears soutl1 85°54'14" east; tl1ence
northeasterly 36.76 feet along said curve tluough n cenlrnl angle of 02°05'42"; thence non-tnngcnt to said
curve nor0122°30' 13" west, 302.87 feet; thcuce leaving suid easterly liue norU, 61°25'37" cast, 14.19 .feet;
thence norfo 30°30'37" east, 34.90 feel; !hence souU1 40°47 '43" eai~ 63,50 feet; thence south 69°10'23"
cast, 38.00 feet; thence north 79' 19'37" east, 285.00 feet; tllence north 88°07'37" cast. 333.14 feet; thence
north 81 °53 '37" cnst, 13.68 feet to the westerly right-of-way !kine of California State Higl1wny JU-SD-2B (1-
5); tlience along snid right-of-way line south 17°57'05" east, 204.93 feet; thence south 12°34' 11" east,
424.72 feet; tl1cnce south 22°07'51" east, 239.68 feet; thence souU122030'37" east, 1210.91 feet; thence
leaving said right-of-way line south 67°37'25" west, 492.66 feel; thence south 62°25'13" west, 126.26 feel to
the TRUE POINT OF BEGlNNING, .
Together with tllat portion of said Lot H described as follows:
Commencing at thcnmtbeasterly comer of!tecord of Survey No. 14621, in tbe City of Carlsbad, County of
San Diegoi State of Califomb.1 recorded in. lhc Office of U1c Counly Recorde1· of Sand Diego Cow1ty, August
14, 1994 as file no. 1994-500086, said corner being on the westerly li11e of the right-of-way of tbc Atchison
Topeka nnd Santa Fe Railroad; !hence along said westerly line and easterly line of~ccord of Survey 14621
soulh·28°•10' 19" east, 656.70 feet to the most southerly corner of said Rccora of Survey No. 14621; thence
continuing south23°40' 19" cast, 275.00 feet to the TRUE POINT OF :BEGINNING; thence leaving s~id
westel'ly lino south 56°25'30" west, 61.JO feel; thence south 04°59'18" west, 27.61 foe~ thence s01:ith
39°37'42" cast, 61.38 feet; thence soulh 77"21 '22" cast, 49.55 feet; thence south 26°45'53" cast, 232.92 feet;
U1ance soulh 17°52' !9" east, 115,92 feet; thence south 02°16'37" east, 55.06 feet; thence s011th24°00'58"
west, 44.47 feet; th~nce south 40°45' 14" west, 126.60 feet; ihence south 29°41 '50" west, 83.42.feet; the11cc
south 27°27'35" wes~ 90.04 feet; thence souJh 35° 18'30" west, 212,59 feet; thence SO\lth 19°22'01" cast,
108.34 feet; thence south 30°56'56" east, 304.06 feet; thence soufu 14°30'21" west, 175.27 feet; tllencc
soutl1 00°09'57' east, 123.11 feot; thence south 26°53'37" east, 119.99 feet; thence south 34°46'5I" west,
23.60 feet; fuence north 61 °27'21" west, 142.77 feet; tl1euce north 22°47'32" wcs~ 47.01 feet; thence south
67°12'28" west, 16.03 feet; thence south22'47'32" east, 22.23 feel; thence south 58°37'3I" west, 97.99 feel;
thence somh 41 '35'28" west, 110.44 feet; thcncenortll 11°,1'1'52" west, 164.81 feet; thenc-0 north 05°57'51"
we~t:, 202.95 foci; thence north 30°14 '20" west, 64.23 feet; thence north 64°31 '22" west, 293.59 feet to the
easterly lin9 of the l 00.00 foot wide Carlsbad Boulevard; thence t1long said. easterly line of Carlsbad
Bouk:vard south 24°07'36" east, 913.18 feet lo the. beginning ofu curve coacave soulhwcsterly hoving il
radius of 4050.00 feet; thence fiouthcastcrly 348.89 feet nlong ,mid curve lhrougl1 a ccnlrol nnglc of
04°56'09''; thence south 19" l I '2711 e!l.lt, 1 S.63 feet to Ute bcgirming of n ourYe concave northen~terly h.'l.ving
• radius of 5216.55 feet; Uience soul11castcrly 900.29 foct along ,aid curve through a central llugle of
09'SJ' 18"; thence le.wing snid eruncr!y line oiCs.rlsbnct Boulevnrd north 60°4J'42" east, 103.71 feet; thence
norlh 71 °53'50" cast, 49.05 feet; thence north 83'29'46'' cast, 149.63 f<ct: ~,euce north 77°06'32" east,
80.00 feet; lhcnce north 68°28' 15" c.,s~ 121.97 feet; thence 11ortl1 6J"21 '54" ens!, 220.5 l feet; thence north
67°56'35" east, 167.57 feet; \hence north 76°27'03" C!ISt, 60.33 .feet; thence soutb 77°37'36" east, 172.85
feet; thence south 60°55'4 I' cas~ 66.3Q feot; foence smith 45°30'57" eu.t, 47.4l feet; thence soulh
82"40'44" cos~ 84.3 l feet; thence south 44"29'52" cnst, 52.55 fe<t to said wcste,Jyrighl-of-wny line of said
/\tchison Topekn ond Snnln Felluitrond; theuoe nloug saicl westerly line nonh 22'30' 13" west, 2664.53 feet;
thence 11orth 28°40'19" west, 835,14 feet to the TRUEPOJNTOFBEGlNNlNG.
The n!Jove desclil>~J p1l(C!CI t)flnud cont.i1ina 95.08 nc.r~ mort: or less.
Assessor's Parcel Numbers: 21 o.o lO•l3, nnd 210-010~13 (wit 1, other property).
(End of Legal Description)
c. Photographs, old and recent;
See Attachment A
d. Proposed use;
Historic Landmark/ Visitor Serving Commercial for the benefit of the residents of Carlsbad
e. Existing zoning;
PU Public Utility
Future zoning intent (publ ic record) VC Visitor Serving Commercial
f. Bibliography and references;
1. Carlsbad Municipal Code
2. SETTLEMENT AGREEMENT
DATED AS OF JANUARY 14, 20 14
BETWEEN AND AMONG
THE CITY OF CARLSBAD,
CARLSBAD MUNICIPAL WATER DISTRICT,
CABRJLLO POWER I LLC,
CARLSBAD ENERGY CENTER LLC
AND SAN DlEGO GAS & ELECTRIC COMPANY
3. Attachment A: PDF document titled "Old Encina Power Station Chimney* Preservation!"
g. Chain of title, if available;
See County Property tax records
Old Encina Power Station
Chimney* Preservation!
Page 1Jim.Strickland1@sbcglobal.net*Chimney only
Encina Power Station
From Wikipedia, the free encyclopedia
The Encina Power Station (EPS)is a large natural gas and oil-fueled electricity
generating plant located in Carlsbad,California, in San Diego County. Constructed in
1954, it is one of the major suppliers of electricity for the region as well as one of the
region's oldest. The plant is owned by NRG Energy.[1]
Location[edit]
EPS sits on the southern shore of the outer segment of the Agua Hedionda Lagoon;
once a stinking pool at low tide, it was opened to a continuous tidal flow to create a
cooling system that was constructed along with the plant. Now home to blue herons,
ibises, and a multitude of aquatic life, the lagoon is attached to the ocean and other
waterways through rising tide levels and various small creeks. The lagoon serves as
EPS' source for its once-through cooling and is also owned by NRG Energy.
Title 22 HISTORIC PRESERVATION
Page 2
https://sandiegohistory.org/journal/1956/july/light-2/
With no city government –and county government 35
miles away in San Diego –the Chamber quickly became
the voice of the community. The agenda for a
community dinner meeting in April of 1926 included
discussion of the following topics…
•Tree trimming by the electric company.
•Distribution of Chamber membership signs.
•Opening Kelly Slough to the ocean –
because it smelled.
•Building and painting of street signs.
•Lobbying the U.S. Post Office Department for daily Rural
Route service.
•Producing a promotional pamphlet about the community.
https://carlsbad.org/about/history/
Carlsbad Chamber History
The Encina Power plant was responsible for the dredging of Agua Hedionda
which created a new and improved eco system and the
unique recreational opportunities.
Page
22.02.020 Purpose and intent.
It is the intent and purpose of this title to:
A.Effect and accomplish the protection, enhancement and
perpetuation of historic resources that represent or reflect
elements of the city’s cultural, social, economic, political and
architectural history;
B.Safeguard the city’s historic heritage by encouraging
preservation of its historic resources;
C.Stabilize and improve property values;
D.Foster civic pride in the character and accomplishments
of the past;
E.Protect and enhance the city’s historic attractions for
residents, tourists and visitors and serve as a support and stimulus
to business and industry;
F.Strengthen the economy of the city;
G.Promote the use of historic districts and landmarks for
the education, pleasure and welfare of the people of the city.
(Ord. NS-433 §2, 1997; Ord. 9776 §1, 1985)
Carlsbad Municipal Code Title 22 HISTORIC PRESERVATION
Page
“A classic example of brutalist
architecture.”c, brutalist architecture. Exposed
concrete at its finest!
Rumor has it, the concrete building and smoke stack will be
decommissioned and demolished once the new power plant is built to the
east of the existing site. Like the charger stadium in mission valley, these
text book examples of mid-century modern design may be lost for all future
generations because it he aesthetic doesn't align with current,
contemporary buildings. This monolithic, industrial power plant is a staple
to all San Diego residents traveling north or south on the 5 and erasing this
from our collective memory would be a mistake.
Preserve our architectural history!!'
Jade D.
San Diego, CA
This thing is like literally unimaginably ugly and I just cant understand
how it is not relocated.
The City of Carlsbad is such a nice little place , but standing on the
beach and turning around to see that was a joke. Most locals claim to
like it ..but thats only because visitors hate it.
•
Mike T.
•Oshawa, Canada
Everyone has an opinion…
Page
Astrodome Revitalization Project[edit]
After the failed plans of past years, the Astrodome Revitalization Project was proposed in September 2016. This
plan would turn the dome into a massive underground parking garage. Specifically, the first step would raise the
dome floor and use the space underneath that as parking, leaving the floor above for other uses. On September
27, 2016, the Harris County Commissioners approved the first part of the plan. This marked a major turning
point for the dome, as some feared if the plan wasn't approved the building would be demolished.[37][38][39]On
January 27, 2017, the Texas Historical Commission voted unanimously to designate the dome a State
Antiquities Landmark.[40]Under the designation, the Astrodome may no longer be removed, altered,
damaged, salvaged, or excavated without a permit from the commission.[41]The Harris County
Commissioners voted to approve a $105 million renovation plan on February 13, 2018.
https://en.wikipedia.org/wiki/Astrodome
Example of Historic Preservation
Page
Agua Hedionda Lagoon -History
For tens of thousands of years a complex of coastal wetlands extending from Santa Barbara to
San Diego has been part of the Pacific Flyway, one of four continental routes where migratory
water birds and shorebirds have taken wing from breeding grounds in northern latitudes to
southern wintering grounds.
The lagoons of North San Diego County estuarine complex are composed of vegetated salt marshes,
unvegetated salt and mud flats, and subtidal waters. The southern portion of the complex extends southward
from Oceanside to Ensenada has been inhabited by the first peoples of the New World for thousands of years.
At the time of the first contact with the Spanish, the native population in San Diego County was estimated to be
about 30,000, made up of five major tribes, the Luiseno, Cahuilla, Cupeno, Kumeyaay, and Diegueño. These
peoples lived in semi-permanent villages, foraging for shellfish, seaweeds, as well as fishing, and hunting small
game.
When the Spaniards began establishing ranches, farms and missions, they brought non-native plants, horses,
cattle, goats, sheep, pigs and chickens. These invasive plants and livestock began to degrade native
ecosystem systems. Prior to Spanish colonization, the Agua Hedionda Lagoon was a healthy coastal
estuary. Livestock runoff flowing into the lagoon’s eroded its long-standing circulation with the Pacific Ocean.
The lagoon’s character changed and original Spanish name given to the lagoon, “San Simon Lipnica,” was
changed to “Agua Hedionda,” which translates to stinking, pestilent waters. The lagoon has been
transformed into a silty, shallow breeding ground for mosquitoes and mud flat. The once verdant marsh reeds
and clear lagoon waters teeming with wildlife had become a stagnant pool, clogged with thick algal blooms.
The wildlife fish and shellfish that native peoples had relied on for centuries were decimated and lands
degraded to where native peoples no longer could continue their traditional way of life.Page
Successive waves of land owners continued to transform the California’s southern coastal
landscape, bringing more waves of new settlers, roads, and eventually the railroad in 1885.
Soon the town of Carlsbad was founded in 1887, and grew from a Santé Fe Railroad whistle stop,
to eventually become an attractive, seaside destination. In 1952 Carlsbad was incorporated as a
city to avoid annexation by Oceanside.
After Carlsbad’s corporation as a city, SDGE purchased the Agua Hedionda Lagoon and surrounding
lands for the purpose of restoring the lagoon’s connection with the Pacific and using seawater to cool
its electrical power generators that were being built to serve Carlsbad’s rapidly growing population.
The lagoon’s was dredged in 1952, permanently reopening ocean circulation to supply cooling waters
for SDGE’s Power Plant, built on the south side of the lagoon. Sand from littoral drift enters the lagoon at
the rate of more than 100,000 cubic yards per year and has been removed at two-year intervals to maintain the
cooling water basin of the outer lagoon.
Agua Hedionda Lagoon, a shallow pool closed to the Pacific at low tide since early European
settlement, was dredged and reopened to a continuous tidal flow to cool SDGE’s Encina Power Station,
constructed in 1954. Lagoon health improved and the impaired body of water became home to Great
Blue herons, Brown Pelicans, Ibises, Snowy Egrets, Western Grebes, Double-crested Cormorants, Ospreys,
and many other species of birds, Coyote, Fox, Bobcats, Rabbits and other mammals, amphibians, lizards and
snakes, Olympia Oysters, Rock Scallops, Clams, Cockles, Sea Stars, Sea Urchins and host marine
invertebrates. Other wild visitors to the restored lagoon include Dolphins, Harbor Seals, Sea Lions and Sea
Turtles.
After Agua Hedionda Lagoon’s circulation was restored, scientists from San Diego State University, later joined
by shellfish farmers, began growing shellfish in the lagoon. Since then billions of shellfish have been grown in
the lagoon, filtering its waters, keeping the waters healthy and clear, allowing the lagoon’s Eelgrass beds to
expand and its amazing diversity of wildlife to recover and flourish.Page
History
Shellfish aquaculture in the City of Carlsbad‘s Agua Hedionda Lagoon began as a California Sea
Grant research project by San Diego State University in the 1960’s. Their research determined which
shellfish species were best suited to grow in the lagoon, which, at the time had been reconnected with the
Pacific Ocean. Their research concluded the lagoon was ideal for growing shellfish and that the lagoon’s
long-term health would benefit from the biofiltration eco-services provided by millions of shellfish. Soon
thereafter the scientists joined forces with shellfish farmers to establish the Carlsbad Aquafarm and start
growing shellfish.
Carlsbad Aquafarm is grateful for the support it receives from NRG Energy, which owns and
operates the Encina Power Station and provides stewardship of the Agua Hedionda Lagoon. NRG
has long recognized the ecological importance of the Carlsbad Aquafarm and its brand value to
Carlsbad as a “Working Waterfront” and place people earn a living by sustainably working in
harmony with the sea.
Aquaculture research has continued for over 60 years and now includes the USC’s Wrigley Marine Labs
(Selective breeding of Pacific Oysters for resiliency in a changing ocean ), San Diego State University,
Aquaculture Training), UCSD, SIO and Southern California Coast Ocean Observatory (Ocean
Acidification), California State University Fullerton (Living Shoreline Restoration with Native Oysters
Eelgrass) and the UC Davis Bodega Marine Lab (Abalone Research and Population Restoration).
Agua Hedionda Lagoon Commercial Aquaculture is celebrating its 50th Anniversary. However, harvesting
shellfish in the area began over 13,500 years ago when the New World’s first people made their maiden
journey down the west coast, fishing, and beachcombing for shellfish in the region’s coastal lagoon.Page
October 3rd 1976
Tragically six lives were lost
building this chimney.
22.02.040 Definitions.
For the purpose of this chapter, the following words and
phrases shall have the following meanings:
“Historic landmark” means any property or
improvement, manmade or natural, which has special
historic, cultural, architectural, archeological, or
community interest or value as part of the development,
heritage or history of the city, the State of California, or
the nation, and that has been designated as a historic
landmark pursuant to this title.
“Historic site” means any parcel or portion of real property
which has special character or special historic, cultural,
archeological, paleontological, architectural, community
or aesthetic value. (Ord. NS-433 §2, 1997; Ord. NS-141 §
1, 1991; Ord. 9835 §1, 1987; Ord. 9776 §1, 1985)
22.06.030
…Without the property owner’s consent to the
proposed designation, a site shall not be designated a
historic site or landmark.
Carlsbad Municipal Code Title 22 HISTORIC PRESERVATION
Page
Iconic Carlsbad landmark
visible from aircraft, ships at sea,
from Dana Point, La Jolla and Palomar mountain.
Carlsbad,
home
sweet
home
Page
(Visual Flight Rules)
VFR waypoints provide VFR pilots with a supplementary tool to assist
with position awareness while navigating visually in aircraft equipped
with area navigation receivers.
While this issue was taking shape on the northern end of
town, another equally important and more immediate
development was occurring along the ocean and Agua
Hedionda Lagoon. In 1948, the San Diego Gas and Electric
Company bought 110 acres along the Agua Hedionda Lagoon
to construct a power plant. Development of the
power plant would generate more than
just electricity, it would produce a
tremendous amount of tax money, funds
that could be used to establish and
maintain a city government. By the early
1950s the power plant represented a
potential source of income to run a city.
We also have an idea planted that incorporation and the
formation of local government would solve many issues and
problems. On January 1, 1952 an event that acted as a
catalyst brought everything to a head.
A devastating house fire occurred on New Years Day 1952
which underlined Carlsbad’s totally inadequate municipal
services.
http://www.carlsbadhistoricalsociety.com/
Built by America’s Greatest Generation
Fiscal foundation for a new city
Page
The Encina power plant played a major role in
the growth and prosperity of San Diego and Carlsbad.
1950 population 556,808
Page
22.02.050 Review of environmental documents.
As part of the environmental review of development projects affecting historic structures, archeological or paleontological
sites, as shown on the historic resources inventory or as identified in the environment study, the environment documents
shall be referred to the historic preservation commission for review. The commission may review and comment upon the
environment documents of the referral. The commission shall comment within the public review time limits established by the
California Environmental Quality Act. (Ord. NS-433 §2, 1997; Ord. NS-141 §2, 1991; Ord. 9776 §1, 1985)
CEQA?
Agua Hedionda water skiing circa 1960…
Page
Page
The property is envisioned to be zoned
“VC” Visitor-serving commercial
Page
A contract was agreed upon for a multitude of
conditions including NRG to demolish
the above ground structures.
Contracts commonly get modified
and there a provisions for extending the time for
“performance for any term covenant or condition…”
Page
SETTLEMENT AGREEMENT
DATED AS OF JANUARY 14,2014
BETWEEN AND AMONG THE CITY OF CARLSBAD, CARLSBAD MUNICIPAL WATER
DISTRICT, CABRILLO POWER I LLC, CARLSBAD ENERGY CENTER LLC AND SAN DIEGO
GAS & ELECTRIC COMPANY
SETTLEMENT AGREEMENT
(this "Agreement") is entered into as of January 14,2014,
THIS SETTLEMENT AGREEMENT
by and among the City of Carisbad, a charter city, located in San Diego County (the "City"), and Carlsbad Municipal
Water District ("CMWD"). Cabrillo Power I LLC and Carlsbad Energy Center LLC (collectively, "NRG"), and San Diego Gas
& Electric Company ("SDG&E"). The City, NRG and SDG&E are sometimes referred to in this Agreement collecfively as
the "Parties“ and individually as a "Party", except that SDG&E is a Party solely for purposes of Article 5 and
Article 12. Unless otherwise defined in this Agreement, initially capitalized terms used in this
Agreement shall have the meaning given them in Article 1 below.
The Parties are entering into this Agreement to resolve long-standing disputes between the City and NRG regarding tiie
Carlsbad Energy Center Project ("CECP" or the "Project"), and to provide for the redevelopment of the site of the Encina
Power Station. This Agreement, if and when it becomes effective according to its terms, provides for, among other
things: (i) the retirement, decommissioning, demolition and removal of the Encina Power Station, (ii) the remediation
and redevelopment of the Encina Redevelopment Site (as defined below), (iii) the permitting, constmction and
development of the CECP, (iv) the relocation and constmction of the New Service Center (as defined below), and
(v) other changes in energy infrastmcture and property
considerafions beneficial to the residents of Carlsbad.Page
12.11 Extensions by the City
Upon the request of NRG or SDG&E, the City Attomey or his or her designee may, by
written instmment and in the City Attomey's sole and absolute discretion,
extend the time for NRG's or SDG&E's performance of any term,
covenant or condition of this Agreement or permit the curing of any default upon such
terms and conditions as he or she determines appropriate, including but not limited to, the time
within which NRG or SDG&E shall agree to such terms or conditions, provided, however, any
such extension for more than thirty (30) days or the permissive curing of any particular
material default will be subject to approval of the City Council by resolution and in no event
will operate to release any of NRG's or SDG&E’s obligations nor constitute a waiver of the
City's rights regarding any other term, covenant or condition of this Agreement or any other
default in, or breach by NRG or SDG&E of, this Agreement or otherwise affect comphance
with the otiier dates for performance under this Agreement.
Page
Permanent
New power plant
SDG&E
North Coast
Service Center
??
Permanent
Switching yard
Permanent
Sewer lift
Station
Permanent
Desalinization plant
NRG
Encina
Power plant
Cannon park
Major Industrial Site that will REMAIN a Major Industrial Site
Page
Power plant footprint
Switching yard
will remain
Page
Streamlined access to the site from I-5
Direct Access Ramp similar but “mirrored” to the West
Direct Access Ramp, DAR,
to and from HOV lanes
and underground parking
Traffic below grade /
underground beneath
railroad tracks directly
to underground parking
Carlsbad Boulevard
Traffic underground /
Covered as an open space
Public oceanfront promenade!
Sketch by Jim strickland
9/29/2019
https://www.google.com/maps/@33.1352252,-117.3373672,3a,75y,90t/data=
!3m8!1e2!3m6!1sAF1QipP3jrsgC7-MFlPg0TEmvYYkKikLZumruAogiXeq!2e10!3
e12!6shttps:%2F%2Flh5.googleusercontent.com%2Fp%2FAF1QipP3jrsgC7-
MFlPg0TEmvYYkKikLZumruAogiXeq%3Dw203-h152-k-no!7i4000!8i3000
Carlsbad Boulevard with traffic underground to create unbroken oceanfront access for public promenade
Carlsbad Boulevard
Traffic is underground / covered
Newly created open space, public
oceanfront promenade!
1)Request that the Historical Preservation Committee
safeguard the city’s historic heritage, perpetuate our
historic resources and advise the City Council to allow the
Encina Power Plant Chimney to remain
standing after the demolition of the
Power Plant building.
Page
Public Art
• Iconic Artwork
• Wayfinding Artwork
• Temporary Art
• Points-of-Interest Artwork
• Neighborhood Identity Artwork
Page
According to Gail Goldman, an art consultant
hired by the City of Carlsbad to lead the master
plan update, many successful public art projects
sparked controversy at first, such as the iconic
Gateway Arch in St. Louis. Over time, however,
this monument was embraced by residents and
became recognized as a symbol of elegance and
strength worldwide.Page
In all, the Arts & Culture Master Plan
has 49 action items to support
enhanced arts and culture in Carlsbad.
The “top 10” ideas include:
1.Research the feasibility of a new
arts venue.
10. Create a plan to market Carlsbad
as a destination for cultural tourism.
Page
Chimney preservation has been
accomplished before.
Page
Smokestack Art and The Loop
Carrie Gartner February 15, 2018 Daily News :Photography By: Provided by Carrie Gartner
Page
At a recent conference in Winnipeg I had the
pleasure of visiting The Forks, an area located at the
junction of two large rivers. The Forks has served as
a gathering place for thousands of years and it’s
now an active community space with parks,
museums, restaurants, and, despite months of sub-
zero temperatures, lots of outdoor activity spaces.
One Winnipeg artist, aware of how compelling the
first glimpses of spring are to a snow-bound city,
wants to install a cluster of crocuses blooming
from the top of an unused smokestack. This public
art project would add a touch of whimsy to the
area and remind visitors that spring was on its way.
Smokestacks dot our landscape, and while some
still serve a purpose, many have long since been
abandoned. Most are also far too expensive to
dismantle. Not surprisingly, artists are beginning to
take notice of these vertical canvasses. Some
envision colorful additions to the stacks like purple
crocuses, flying pigs, or pink hearts. Others take a
more traditional approach and paint them as they
would a mural with scenes that reflect the history
of the town. Page
Page
In New York City, a candle flickers on the side of a 50-foot brick smokestack on the banks of the East River.
Funded by a local company, this permanent exhibit is a video projection visible every evening. And in Finland, the
Turku Power Station displays a playful series of numbers in bright neon. The “Fibonacci Chimney” isn’t only a
striking landmark —it invites people to stop and puzzle out its meaning.
We have a smokestack on the Business Loop too, and these artists inspire us to see it not as an unused eyesore,
but as an opportunity for creativity and artistry. When Water and Light wound festive lights around our
smokestack this past holiday season, we realized its potential.
As part of our Loop Corridor Plan, we’re looking at ways to beautify the street, add public art, and create iconic
landmarks. Instead of trying to create a landmark from scratch, why not
simply embrace the most visible piece of architecture on the Business
Loop?The smokestack at the city’s power plant has long served as a midtown landmark —maybe it’s time
we all started exploring the artistic possibilities.
https://columbiabusinesstimes.com/2018/02/15/smokestack-art-coming-loop/
Perhaps the most stunning are the ones that play with light and projection. Spartanburg, South Carolina—a
historic mill town—lit up not one but two old smokestacks as part of a city-wide celebration of lights. The City
of Spartanburg was one of four communities nationwide awarded $1 million for temporary public art
installations as part of the Bloomberg Philanthropies Public Art Challenge.The smokestacks were wrapped in
reflective fabric and flood lights were programmed to project changing patterns of color onto them.
Page
The artist Erwin Redl has chosen to
treat the smokestacks here and in
Northside as two synchronized,
large
scale canvases for high-powered
multicolored lights that bath the
surface of the worn bricks. For the
artist, these artworks offer a new
way
of seeing old structures. Redl
celebrates the spirit of innovation
and imagination with these icons of
Spartanburg’s textile past.
https://seeingspartanburg.com/sites
/glow/
Page
Smokin’ Stacks: 10 Ways To Upcycle Industrial Chimneys
Article by Steve, filed under Gadgets & Geekery in the Technology category
Once soaring symbols of the Industrial
Revolution and material progress, smokestacks
later became the poster kids of environmental
degradation.
Today, legions of artists, urban planners and
preservationists are seeking to change those
carbon chugging chimneys from sooty to
beauty.
What say ye, is the deck stacked against the world’s
towers of industrial power? Even the name
“smokestack”
reeks of throat-searing particulate clouds and eye-
watering emissions. And yet, these chimneys
symbolize society’s leap from rural to urban, from
agricultural to technological. They are a part of Us –
and along with Us, embody the potential for
rehabilitation and redemption.
https://weburbanist.com/2009/12/20/smokin-stacks-
10-ways-to-upcycle-industrial-chimneys/Page
Chimney Stacks, Bagnolet, France
Call it greenwashing
if you like, but the
twin 155-meter (510
ft) smokestacks at a
suburban Paris
heating plant certainly
do look cleaner after
artist Frederic
Gracia gave them the
trompe-l’oeil
treatment. The largest
faux water drops
measure 1.1 meters
(3.6 feet) in diameter
and were painted on
by Gracia himself.Page
Page
Email theartist@snyderartdesign.com for artwork inquiries.
Safeguard the city’s
cultural architectural
heritage
Page
Page
“What better way to raise awareness of the Shows
than by turning our chimney into a glowstick?”
It’s more than a landmark lit to amazing effect. A
vintage tea party is being thrown inside, as well as hourly
tours explaining the redevelopment of the imposing
building, which has already won architectural awards after
opening in December.
“This year we have more venues taking part than ever
before,” says Bill Griffiths, the leader of the Shows.
“This is the first time that our logo has been projected
onto a building on such a large scale. I’m sure that it
will attract many visitors to a very exciting event.”
Page
Public Art Public art can serve as a key component of place-making, playing a significant role in defining the character of a
community while contributing to the aesthetic quality of public spaces. These distinct visual elements whether permanent or
temporary, kinetic or stationary, stand-alone or integrated into the architecture and landscaping can define a destination and
gathering place, as well as serving as a wayfinding element. Public art can serve as a point of reference and landmark,
welcoming and orienting residents and visitors to Carlsbad. It can reinforce primary gateways, streets, bikeways, traffic islands,
medians, and neighborhood centers. It can strengthen critical linkages, including pedestrian passages to the beach, and enliven
the pedestrian experience. Public art for streetscape and neighborhood improvement can take many forms including:
• Iconic Artwork. Iconic artwork is significant, large-scale permanent artwork serving as defining landmarks at major gateways
into Carlsbad, at civic centers, and on major boulevards and intersections. • Wayfinding Artwork. Wayfinding artwork is
permanent artwork located in active vehicular and pedestrian intersections. It serves to connect key locations within Carlsbad’s
core, enhance pedestrian circulation, and guide passage to and from the beach and other destinations. • Temporary Art.
Temporary art installations are non-permanent artwork in a range of media and scale that are displayed for a limited amount of
time. The artwork serves to enliven and refresh the pedestrian experience, enhance tourism and pique public awareness of the
built and natural environments. Priority placement is in high-traffic pedestrian areas where first-time and repeat visitors can
delight in a changing environment. • Points-of-Interest Artwork. Points of interest artwork at boulevards and special streets are
individual or multiple artworks placed at select locations along the sidewalks, bikeways, and in open spaces along a heavily
trafficked vehicular and pedestrian thoroughfare. The artworks serve as points of interest and visual respite along the corridors
and to delineate and connect key places and neighborhoods. • Neighborhood Identity Artwork.Neighborhood identity artwork
is permanent artwork located in neighborhood centers and parks where people congregate, interact, and engage in social
activities. The artwork augments a sense of neighborhood identity and signals a community gathering place.Page
"Don't throw the baby out with the bathwater"
Page
Duties of (Arts Commission)
Advises the City Council on the implementation of the arts element of the Carlsbad General Plan. Duties include,
but are not limited to:
•Encouraging individuals and organizations that provide an educational experience in the arts for the citizens
•Providing direction and support for continued development and presentation of a variety of arts in the city
•Providing a forum for arts concerns and recommendations to the elected officials and their staff concerning
arts issues
•Reviewing and making recommendations upon all works of art to be acquired by the city, either by
commission, purchase, gift or otherwise, and their proposed locations
Source: Carlsbad Municipal Code, Chapter 2.18
Contact Us
Richard Schultz
Cultural Arts Manager
1200 Carlsbad Village Drive
Carlsbad, CA 92008
760-602-2086
richard.schultz@carlsbadca.gov
Page
1)Request that the Arts Commission embrace the most visible
piece of architecture in Carlsbad, safeguard the city’s historic
heritage and works of art and recommend the City Council to
allow the Encina Power Plant Chimney
to remain standing after the demolition
of the Power Plant building, until the
redevelopment approvals for the
property are finalized.
Page
nrg~=
By Email
I ❖ -■
-:--I
Mr. Scott Chadwick, City Manager
City of Carlsbad
1200 Carlsbad Village Drive
Carlsbad, CA 92008
October 9, 2019
Re: Encina Power Station -Status of Stack
Dear Mr. Chadwick:
Ca brillo Power I LLC
804 Carn egie Center
Prince ton, NJ 08540
Cabrillo Power I LLC is the owner of the now-retired power plant known as the Encina
Power Station ("Encina") located at 4600 Carlsbad Boulevard in the City of Carlsbad ("City").
It has come to our attention that a member of the public is seeking to designate Encina's stack as
an historic site or landmark pursuant to app li cable provisions of the City's ordinances, including
Chapters 2.42, 22.02, of 22.06 of the City's Municipal Code.
We note that Section 22.06.030.E of the City's Municipal Code states that a site shall not
be designated an historic site or landmark without the property owner's consent to the proposed
designation. By this letter, Cabrillo expresses its opposition to the designation of the Encin a
stack as an historic site or landmark.
Should you have any questions regarding the foregoing, please contact the undersigned at
eric.leuze@nrg.com or 916.200.6187.
cc (by email):
Very truly yours,
Eric Leuze
Vice President
Cabrillo Power I LLC
Celia Brewer, Esq. -City Attorney, City of Carlsbad
Heather Pizzuto -Director, Library & Cultural Arts, City of Carlsbad
Gary Barberio, Deputy City Manager, City of Carlsbad
Sean P. Beatty-NRG
Dianna Galindo
From:
Sent:
To:
Cc:
Subject:
To Whom It May Concern :
Carrie Lancon <Carrie.Lancon@eusd.net>
Thursday, November 14, 2019 1 :29 PM
Suzanne Smithson
jim.strick1and1@sbcglobal.net
Historic Encina Power Plant Chimney Tower
Please consider my request to refrain from taking down the historic chimney tower. This landmark is us~d by pilots on
approach, especially if we are flying in weather. It is a historical marker for our beloved City of Carlsbad, and I reference
it with school children when we talk about local landmarks. It is impressive to see their faces light up in
acknowledgement when I say, "You know that tall tower by the beach?" The majority of our students know it and can
always understand my reference.
Personally, I love to see it when I look west, from any point in North County.;
If there is any way it can be saved, I would be most appreciative.
Sincere thanks for your consideration,
Carrie Lancon
Principal Carrie Lancon
Capri Elementary School
1