HomeMy WebLinkAboutSP 144H; ENCINA GENERATING STATION; PRECISE DEVELOPMENT PLAN; 2000-09-28~I
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PROPERTY OWNER:
Cabrillo Power I, LLC
Symphony Towers, Suite 2740
750 "B" Street
Prepared for:
City of Carlsbad -
Planning Department
1635 Faraday Avenue
Carlsbad, California 92008
September 28, 2000
San Diego, California 92101-8129
CONSULTANTS:
Hofman Planning Associates
5900 Pasteur Court, Suite 150
Carlsbad, California 92008
Contact:
Bill Hofman
Mike Howes
Leslea Meyerhoff, AICP
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Table of Contents
I. INTRODUCTION .................................................. -..... 1
A: PURPOSE ....................................................... 1
B. GOALS ......................................................... 3
C. LOCATION ...................................................... 4
D. HISTORY ....................................................... 4
II. PHYSICAL SETTING .............................. , ................... 10
A. EXISTING ON-SITE LAND USES AND CONDITIONS ...... _ ........... 10
B. SURROUNDING LAND USES ........................ : ............ 11
III. APPLICABLE GENERAL PLAN AND ZONING REGULA nONS .............. 15
A. CITY of CARLSBAD GENERAL PLAN ............................ 15
B. CITY OF CARLSBAD ZONING ORDINANCE ................. _ ....... 15
C. LOCAL FACILITIES MANAGEMENT PLAN (LFMP) ................. 15
D. AGUA HEDIONDA LAND USE PLAN ............................ _ .. 16
E. COMMUNITYTHEMECORRIDOR ............... ' ................. 16
F. COMPREHENSIVE OPEN SPACE AND CONSERVATION RESOURCE
MANAGEMENT PLAN ............................. i,i ••••••• : •••• 16
G. SOUTH CARLSBAD COASTAL REDEVELOPMENTPLAN (SCCRP) .... 17
H. LOCAL, REGIONAL, STATE AND FEDERAL AGENCIES ............. 17
IV. DEVELOPMENT REVIEW PROCESS ........................... ',' ; ...... ,. 22
A. PRECISE DEVELOPMENT PLAN AND AMENDMENTS ............... 22
B. DISCRETIONARY AND ADMINISTRATIVE APPROVALS .......... :.22
V. PLANNING AREA LAND USE AND DEVELOPMENT STANDARDS ............ 23
A. INTRODUCTION ............................... ~ ................ 23
1. ARCHITECTURE .......................................... 23
2. BUILDING SETBACKS & BUILDING MATERIALS . ' ........... 24 --
3. GRADING ........................... -....... _ ..... -.... , ... -.25 _
4. LANDSCAPE ....... , ...................................... 25
5. LOADING, STORAGE AND REFUSE COLLECTION AREAS .... 25
B. PLANNING AREA DEVELOPMENT STANDARDS ................... 26
1. PLANNING AREA 1 ....................................... 26
a. DESCRIPTION AND LOCATION ....... : .............. 26
h. EXISTING AND POTENTIAL FUTURE LAND USES ...... 26
c. DEVELOPMENT STANDARDS ........................ 29
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2.
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4.
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Table of Contents
PLANNING AREA 2 ....................................... 30
a. DESCRIPTION AND LOCATION .............. ; ....... 30
h. EXISTING AND POTENTIAL FUTURE LAND USES ...... 30
c. DEVELOPMENT STANDARDS .... ; ................... 31
PLANNING AREA 3 ......................................... 32
a. DESCRIPTION AND LOCATION ...................... 32
h. EXISTING AND POTENTIAL FUTURE LAND USES ...... 32
c. DEVELOPMENT STANDARDS ........................ 33
PLANNING AREA 4 ........................... " ............ 34
a. DESCRIPTION AND LOCATION ...................... 34
h. EXISTING AND POTENTIAL FUTURE LAND USES ...... 34
c. DEVELOPMENT STANDARDS ..................... , ... 34
PLANNING AREA 5 ....................................... 35
a. DESCRIPTION AND LOCATION ...................... 35
h. EXISTING AND POTENTIAL FUTURE LAND USES ...... 35
c. DEVELOPMENT STANDARDS ............ ' .... '.' ...... 35
(f ~2~/2000
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, Exhibit 1
Exhibit 2
Exhibit 3
Exhibit 4
Exhibit 5
Exhibit 6
Exhibit 7
Exhibit 8
Exhibit 9
List of Exhibits
Regional Map ....................................... ,.' .... ·6
Vicinity Map ............................................ 7
Precise Development Plan Area Map ......... ,. ............ ~ .. 8'
Existing Facilities Location Map ..... ' ............. : ......... 9
Cabrillo/SDG&E Ownership Map ................ , .... ; .. ' .. 12
Planning Area Map . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
General PlaniAgua Hedionda Land Use Map ........ ' .......... 19
Zoning Map ...................................... ,' . ; ... 20
South Carlsbad Coastal Redevelopment Plan Area ......... ; .. '. 21
~2g,2000
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I. INTRODUCTION
A. PURPOSE
This document has been prepared for the Encioa Generating Station in
accordance with the requirements of ,Section 21.36.030 (Precise
Development Plan) ofthe Carlsbad Municipal Cod~. The Land Use Element
(1994) of the Carlsbad General Plan designates this site :as Public Utility
(PU) and Open Space (OS). Primary functions of the PU category include
the generation of electrical energy and other p'rimary" utility functions
designed to serve a substantial portion of the community. The primary intent
and purpose of the OS zone is to provide for open space 'an.d recreati9nal
uses necessary and appropriate for the aesthetically attractive and orderly
growth of the "community, given the Encina Generating Station's critical role
in regional electrical services. "
, .
As owner and operator of the Encina Generating Station,' Cabrillo Power I,
LLC is subject to multiple governmental agency reg ulationsand jurisdictio"ns.
In addition to the City of Carlsbad, the ~ncina Generating Station's
operations, expansion, technology and facilities are also heavily regtJlated"
by the Federal Energy Regulatory Commission (FERC), 'the California
Energy Commission (CEC), the California Public Utilities Commission
(CPUC), the California Independent System Operator (ISO) and other
agencies such as the San Diego County Air Pollution p.lstrict (APeD). These
agencies have at their discretion the authority to exercise preemptive
jurisdictional regulatory powers over the siting, -design, facilities and
operational characteristics of the Encina Generating St~tiOh which are
exclusive of the jurisdictional regulatory powers oUhe City of-Carlsbad. This
Precise Development Plan does not confer additional regulatory jurisdiction
upon the City of Carlsbad than it enjoys under applicable state and federal
law.
The basic operational and functional characteristics oUhe Encina Generating
station have remained relatively constant since its inception in 1.952. The
fundamental purpose of the Encina Generating Station Precise Development
Plan (herein after referred to as the EGSPDP) is threefold:
o
o
To provide a comprehensive list of all existing onsite land use facilities
and operations owned by Cabrillo;
Enable the City issuance of discretionary permits, bUilding permits
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and other ministerial permits and entitlements for use;
o To establish a procedure for administrative approvals of accessory
uses necessary to conduct any permitted Uses such as minor
additions and modifications to the existing facilities. .
Concurrent with the submittal of this Precise Development Plan, application
is being made for a Specific Plan Amendment. SpecifiC Plan 144 covers
property owned by Cabrillo as well as SDG&E. The EGSPOP supersedes
that portion of the Encina Specific Plan adopted by the Carlsbad City Council
in 1971 for the portions of the site owned by Cabrillo. The EGSPDP
boundary does not include property owned by SDG&E, unless, included in a
Cabrillo Power owned Planning Area and necessary for' the day to day
operation of the Encina Generating S.tatio.n. This Precise Development Plan
does not include the vacant property owned by. SDG&E to the eastef
Interstate 5.
The Encina Generating Station is also located in the South Carlsbad Coastal'.
Redevelopment Plan (SCCRP) area. The Encina Generating Station is also
located within a "Commercial-Visitor Serving" overlay zoning designation.'
The Encina Generating Station is currently capable· of prodUcing 965
Megawatts (MW) of electricity and providing 25% of San Diego's total energy
requirements. Because the Encina Power Station is strategicallY located at
a critical point in the electrical transmission system,' tJ:te operation of the
Encina generators creates an ability for SDG&E to import power from outside
San Diego County which could otherwise' not be transmitted. . This
transmission system 'support is approximately 1 MW" for each 1 MW
generated, so that either less expensive power supplies can be accessed or
power for peak demand can be obtained. Thus, the E:ncina Generating
Station is effectively responsible for 50% of the peak electrical demand in .
San Diego Metropolitan area. Commensurate'with the aflticipated'populatien
growth of the region, the demand for electrical generation is expected to
grow. Currently, there are only three existing electrical generating stations
(Encina Generating Station, South Bay Power Station and Sa.n Onofre
Nuclear Generating Station) in San Diego County and ·two electric
transmission lines to serve the growing number of San Diego County
residents. The Encina Generating Stationis need to enhance generation
capacity is critical to meet the electrical demand of th~growing San Diego
region in an effective and efficient manner through enhancement ,of onsite,:
facilities at a future date. In order to maximize the potential' for operational
and economic efficiencies of the Encina Generating Station,' facilities
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B.
planning and management must incorporate a level of adaptability wt:lich
facilitates the use of technological advances once they become commercially
available and economically viable.
This document is intended to serve as an informational doclJment to meet
the City's zoning requirements. It will serve to illustrate the existing land
uses on the site, establish development standards consistent with any
applicable zoning requirements, and provide a mechanism for administrative
approval by the City of Carlsbad for accessory uses and facility modifi.cations
necessary to accomplish the daily power generation operations of the Enciha
Generating Station.
This document briefly mentions potential future alternative land uses. that
may occur on portions of the site when repowering of the station occurs.
Construction of a new power station Will require a siting certificate from the
California Energy Commission (CEC) as the lead agency under CEQA. . The
CEC would have approval for such things as land use changes and
modifications to the existing development standards. Currently, ;inadequate .
information is available to accurately determine the size or location of such
a replacement generating facility, the applicable land. useS ordevelopmemt
standards.
GOALS
The goals of the EGSPDP are as follows:
o
o
o
To establish a baseline for identifying existing facilities and operations
on site for the purpose of increasing awareness and understanding
about plant operations and plans;
To be a good neighbor to the surrounding community througt:l
continued support of public open space resources including access
to recreational and fishing areas;
To evaluate potential for community ent:lance.ments (Le.! anti-pbllution
technology implementation, enhancement and protection of public
trails through rip-rap repair and replacement, and sand retention
through jetty extension);
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D.
LOCATION
The Encina Generating Station is located within the City of Carlsbad, along
the southern edge of the Agua Hedionda Lagoon on the Pacific Ocean (see
Exhibits 1 and 2, pages 6 and 7). The approximately 386 acre plant site,
which includes the outer, middle and inner basins of the Agua Hediond~
Lagoon, is bounded by Cannon Road on the south, Carlsbad Boulevard on
the west, and the northern shore of the outer, middle and'inner basins ofthe
Agua Hedionda Lagoon on the north. Agua Hedionda Lagoon is vital to the
daily operations of the Encina Generating Station.
The power station maintains two jetties (cold water intake) at the northwest
corner of the outer basin of the Agua Hedionda Lagoon. The middle and
inner Lagoons serve as an emergency source of water in the event that the
cold water intake at the mouth of the Lagoon is blocked with sediments. The'
regular dredging of the sand, bar that builds up in the outer lagoon is,
essential to ensure access to an adeq'uate supply of cooling water. Sea
water is used as the primary cooling source for the five boilers currently in,
operation. Therefore, the outer, middle and inner lagoons ~re inCluded in the
precise development plan study area (see Exhibit 3, page a). In addition, the
middle and inner lagoons are leased to the City as" an aquatic-oriented
recreational area. The middle lagoon has a recreation facility that is used by
the YMCA for water sports and overnight camp groups.' The innerJagoon is
used for water sports, such as jet skiing, and is administer~d by th.e City of·
Carlsbad (see Exhibit 4, page 9) which collects fees for various uses.
HISTORY
In 1948 SDG&E purchased 690 acres of land in then unincorporated San
Diego County to build an electricity generating station. In 1952, the City' of
Carlsbad was incorporated and included the power plant site in their city
boundary. This same year, construction under the siting authority of the
California Public Utilities Commission, began for the plant's Unit 1 gener~tor,
along with the initial dredging of the Agua Hedionda Lagoon .. , This initial
dredging of over 3 million cubic yards assured that the Lagoon would be
open to continual tidal flushing, something th~thad previously occurred only
intermittently. This dredging significantly enhanced the l;>iologicalvalue of
the lagoon. Over 3 million cubic yards of sand recovered from the lagoons
were placed on North, Middle and South. Beaches.
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In 1954 Unit 1 began operating, producing 100 megawatts (MW) of
electricity. Units 2 and 3 came on line in 1956 and 1958, respectively. The
Carlsbad City Council approved SDG&E's Specific Plan for the ,site (SP144)
in 1971. Since that time, several amendments have been made to SP 144.
These amendments permitted changes to be made to the plant, namely the
addition of Unit 4 in 1973, and Unit 5 in 1975 including 200 foot stack and
associated transmission line facilities. Since 1954 a number of concessions
have been made to the City for the benefit of the public, such as access and
use of the beach directly in front of the plant, lease 'of the In,ner Lagoon to.
the City for $1.00 a year, Cannon Park and the construction ofthe trail along
the north edge of the Outer Lagoon.
Pursuant to AB 1890, in May 1999, SDG&E sold approximately 386 acres of
their original site, including the Encina Generating Station, transmission
lines, fuel storage tanks and ancillary facilities, and the outer, 'middle and
inner basins ofthe Lagoon to NRG Energy, Inc. and Dynegy (Cabrillo Power
I LLC) hereinafter referred to as Cabrillo, However, SDG&E continues to
maintain a public utility ownership of portions of the site as well as numerous
easements. Please refer to Exhibit 5, page 12, which depicts' ,land
ownership 1. However, for purposes of analysis in the EGSPDP', only those
areas owned by Cabrillo or those with dedic~ted easemeflts of use' to
Cabrillo will be evaluated. For purposes of clarity, the area evaluated in this'
document has been divided into Planning Areas (PA), please refer to Exhibit
6, page 13.
Cabrillo Power I LLC and SDG&E are working with the 'City of Cailsbad to
process a lot line adjustment necessary to enable Cabrillo to transfer real property,
to SDG&E and Cabrillo to receive real property from SDG&E. This exhibit
depicts the desired final configuration.
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San Diego
Pacific Ocean
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Valley Center
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la Mesa
lemon Grove
National City "\
• Chula Vista
Ramona •
USA
MEXICO
• Alpine
•• Hofman Planning
•• A s soc i ate s
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NOTE ALL LOCATIONS APPROXIMATE
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Encinitas
San Diego
County
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San Marcos
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Outer
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Middle
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Inner
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--- - - - - - - - - - - - - - - - - -
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NOTE. AlllOCAnONS APPROXIMATE
Middle
Agua Hedionda
Lagoon
A.i.. & S.r. Rai\fOad
_----:----~l
~1Jl-0(/ Cannon Electrical ff:
D Substation g
un §
• ....... ~L •••••• J'. U
00001
I Oil Tanks __ <->_I (~I=
o 1111
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Water Tank C) () 0 [-I
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Oil Tanks -_ .. _--Switching'
Yard o .... ~ 0-(/)
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Outer Agua Hedionda Lagoon ~ntake/ \dminislralionDMac~nLe srop 14.llstac~D Dlsc~arge CJ 0
AqUa-culture. ~ I .. _ '1~~r~!!)g:_=2 Power Plant
Ck:
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Pacific Ocean
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II. PHYSICAL SETTING
A. EXISTING ON-SITE LAND USES AND CONDITIONS
The Encina Generating Station is located at 4600 Carlsbad Boulevard. The
Station, concentrated in the southwest portion of the property, consists of:
o 5 steam turbines
o 5 generators
o 5 steam boilers
o A power building enclosing the ·control rooms, steam turbin~s,
generators and attached single stack, and boilers
o One combustion turbine
o A cooling water system and associated facilities including. a
switchyard where the plant interconnects with the transmission
grid
o An administration building'
o Residual oil storage tanks
A major SDG&E substation and other ancillary facilities, including the
SDG&E Operations and Maintenance Yard, are located outside of and
adjacent to the EGSPDP area.
The Encina Generating Station site, facilities, and the Agua Hedionda
Lagoon are well established features of coastal. north county. The public
views of the site are varied, depending on location. Significant, readily
identifiable, non-structural parts of the plant site are the ·outer, middle and .
inner basins of the Agua Hedionda Lagoon. This relatively large body of
water is connected with the ocean at the mouth of the jetty west of Carlsbad
Boulevard, and is bridged by Carlsbad Boulevard and the AT&SF railroad.
(NCTD jurisdiction) and 1-5. The lagoons are an integral part of the Encina
Generating Station in that they provide the source of sea water that is vital .
to the cooling operations of the five steam turbines currently in service (s.ee
Exhibits 6 and 7, pages 13 and 19).
Both physically and visually, the most distinct feature of the plant is the boiler
exhaust stack that rises approximately 200 feet from the power building
located on the southwestern portion of the site. While the stack may be one
of the more noticeable features of the Encina Generating Station, there are
numerous other onsite land uses, operational facilities and features of the.
10 ~2~/2000
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B.
Generating Station which are described further below.
The entire EGSPDP area has been divided up into five Planning Areas (PA)
(see Exhibit 6, page 13). Each PA centers around a current principal use or
uses and is defined geographically to allow focused land use assessment.
Listed below are the current onsite land uses and activities along with the
number of the PA in which they are located:
o Encina Power Building and Stack (PA 1) o Water Treatment facilities and Storage Tanks (PA 1) o Water Intake Jetties& Discharge Structure & Discharge Pond (PA'1) o Multi-use Structure (PA 1)
o Dredge Dock (PA 1) o Machine shop (PA 1)
o Administrative offices (PA 1) o Electrical Switching Station (PA 1)
o Eleven Residual Oil tanks (PA 1 .& 2)
o Parking facilities (PA 1)
o Selective Catalytic Reduction-related ammonia stQrage tanks
(proposed -PA 1) o Carlsbad Sewer Lift Station and Storage yard (PA 2)
o Outer Agua Hedionda Lagoon (PA 3)
o Seawater Intake and Discharge Jetties (PA 3)
o Offshore marine fuel oil loading terminal (PA 3)
o Middle Agua Hedionda Lagoon (PA 4)
Dinner Agua Hedionda Lagoon (PA 5)
SURROUNDING LAND ·USES
As the major electrical generating facility in San Diego County, the Encina
Generating Station is a distinct regional land use presence. Yet the visual
and physical impact of the facility changes with the relative location of
surroundrng land uses. Land uses surrounding the EGSPDP area include
residential and recreational uses to the north, residential, commercial and
industrial uses to. the south, Interstate Freeway 5 and main line railroad
tracks to the east and beyond that open space, and the Pacific Ocean to the
west. Also to the north, adjacent to the outer lagoon is a non-residential
parcel used by the Hubbs-Seaworld Research Institute.
11
,
Pacific
Ocean
•• Hofman Planning
•• A' s soc i ate s
NRG
. Outer
Agua Hedionda
Lagoon
NRG
SDG&E
Middle
Agua Hedionda
Lagoon
NRG
NRG
SDG&E
I ,
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r----' r-
NRG
Inner
Agua Hedionda
Lagoon
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NOTE' ALL LOCATlONS APPROXIMATE
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Agua Hedionda
Lagoon
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Inner
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NOTE' AU LOCA nONS APPROXIMATE
Legend
liili.II:I.I~~i::11 = Planning Area
6a~6-P~~H4
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To the south of the plant and the SDG&E Operations Center and Cannon "
Park, and west of the NCTD railroad right-of-way, is an area consisting of
single family residences. This neighborhood is designated by the Carlsbad
General Plan as RLM (Residential Low-Medium density, and referred to as
the Terra Mar subdivision. To the east of the NCTD railroad right-of-way and
south of Cannon Road is an industrially zoned area and then Interstate 5.
To the west of the plant, across Carlsbad Boulevard, is the Pacific Oceah
and the southern end of Carlsbad State Beach owned by Cabrillo and set
aside for public access. Interstate 5 forms the eastern boundary of the
Encina plant site.
The following is a tabulation of surrounding land uses according to existing
land use, General Plan and Zoning designations:
Existing Land Uses
Project Site:
North:
South:
East:
West:
Generating Station, Neighborhood Park
Residential, Open Space, Research
Residential, Open Space, Industrial
1-5, Agriculture, Open Space
Residential, Recreational Open Space
Existing General Plan Designations
Project Site: PU, OS
North: RLM,RM,RMH,RH,TR
South: _ RLM, OS, PI, TR
East: OS, T-R
West: OS
Existing Zoning Designations
Project Site: P-U, OS
North:
South:
R-A-10, R-1, R-2, R-3, RD-M, P-C
R-1, O-S, P-M, C-T-Q
East: OS, P-U
West: , OS
The Encina Generating Station and surrounding neighborhoods co-exist, with
minimal day to day interaction. Generating Station operations are self-
contained and do not generally extend beyond the limits of the property, with
the exception of SDG&E's overhead electrical transmission lines,and
14 ~2~/2000
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III.
maintenance dredging of the Agua Hedionda Lagoon.
APPLICABLE GENERAL PLAN AND ZONING REGULATIONS
A. CITY OF CARLSBAD GENERAL PLAN
The Encina Generating Station land use conforms to the City of Carlsbad
General Plan land use designations for the property (see Exhibit 7, page 19).
The EGSPDP area consists of two major land uses: Public Utilities (U), which
covers the entire Encina Generating Station property on either side of the
railroad tracks, and Open Space (OS), which includes the oater, middle and
inner basins of the Agua Hedionda Lagoon.
B. CITY OF CARLSBAD ZONING ORDINANCE
C.
The EGSPDP conforms to the City of Carlsbad Zoning Ordinance
designations for the property (see Exhibit 8, page 20). The land is zoned
into two major categories: Public Utility (P-U) and Open Space (OS). Public
Utility zoning permits the generation and transmission of electricity. Open
Space zoning allows public parks and public shoreline recreation: Pursuant
to Chapters 21.33.020, 21.33.030, and 21.36.020 of the Carlsbad Municipal
Code, in the O-S open space zone, land uses within the project area conform
to the list of permitted uses and structures within the applicable z·ones. The
Encina Generating Station is located within the commercial visitor-serving
overlay zone. However, this overlay zone is no! applicable because the
Station site is not a tourist-related use.
LOCAL FACILITIES MANAGEMENT PLAN (LFMP) .
LFMPs have been established by the City of Carlsbad Growth Management
Program to determine existing and future needs for infrastructure so that
future demands can be adequately assessed, planned and managed. The'
City of Carlsbad is divided into twenty-five LFMP areas. The Encina'
Generating Station property lies within LFMP Zones 1 and 3. ,The Agua
Hedionda Lagoon lies within LFMP Zone 1, while the remaining project site
is located within LFMP Zone 3.
1S ~2g,2000
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D. AGUA HEDIONDA LAND USE PLAN
The City of Carlsbad adopted a Local Coastal Program (LCP) in July 1996.
The California CoastaJ Commission certified the LCP in October 1996 for
portions of the City excluding the Agua Hedionda Lagoon area. The Agua
Hedionda Land Use Plan (see Exhibit 7, page 21), is part of the Agua
Hedionda LCP, which addresses land uses and environmental control
measures in the EGSPDP area. The Agua Hedionda Land Use Plan was
adopted by the City of Carlsbad on May 18, 1982 but was notcerfified ,by the
Coastal Commission. TheAgua Hedionda Land Use Plan acknowledges the
Encina Generating Station's existing land use configuration and is therefore,
considered to be consistent with the Agua Hedionda Lanq Use Plan.
At this time, the California Coastal Commission retains ultimate permit
authority for the Agua Hedionda Land Use Plan (LCP) area, including the
Encina Generating Station. The City is desirous of shifting permit authority
from the Coastal Commission to the Ci~y of Carlsbad. Certain. processing
procedures as defined herein assume that Carlsbad will ultimately have
permit authority for the Agua Hedionda LCP.
E. COMMUNITY THEME CORRIDOR
The City of Carlsbad General Plan has designated specific transportation
corridors as scenic roadways. A portion of Carlsbad Boulevar~, which
borders the EGSPDP area, has been designated as a "Community Theme
Corridor" because of its visual access to beaches, the ocean; three lagoons
and flower fields. As stated in Circulation Element of the General Plan,
Community Theme Corridors "connect Carlsbad with adjacent municip8Jities
and present the City of Carlsbad to persons entering arid passing through
the community". The Encina Generating Station has been in this location for
nearly 50 years. As such, it is a part of the existing overall community theme
and character. The EGSPDP would not affect the scenic qualities along
Carlsbad Boulevard and is consistent with the designated Community Theme
Corridor.
F. COMPREHENSIVE OPEN SPACE AND CONSERVATION RESOURCE
MANAGEMENT PLAN
The City of Carlsbad's Comprehensive Open Space and COnservation
Resource Management Plan protects the City's open space resources. The
Encina Generating Station has one primary open space area within its
boundaries: namely, the Agua Hedionda Lagoon. Portions Ofthe lag60n are
~2~/2VOO
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G.
used for public fishing and other passive recreational uses. Portions of the
city's hiking trail system also occur along the edges ofthe Encina Generating
Station property. The middle and inner lagoons are used for recreational
water craft, boating, water skiing, canoeing and provide wildlifE;} habitat. The
EGSPDP does not propose any changes that would be i/wonsistent with the.
Comprehensive Open Space and Conservation Resource Management
Plan.
SOUTH CARLSBAD COASTAL REDEVELOPMENT PLAN (SCCRP)
The South Carlsbad Coastal Redevelopment Plan created a 555 acre
redevelopment area encompassing most of the EG$PDP ·area . and
continuing south along the Carlsbad Boulevard right-of-way to the southerly
city boundary (see Exhibit 9, page 20). The plan seeks redevelopment in the "
area with land use controls in effect for 30 years. One of the .identified
project objectives of the SCCRP is to "Facilitate the redevelopment 'of the
Encina power generating facility to a more efficient power generating plant."
The EGSPDP is consistent with this intended goal.
Other SCCRP goals include; public improvement projects such as beach
replenishment and refurbishing, realignment of Carlsbad Boulevard and
related intersection enhancements, construction of beach and recreati9nal'
facilities along the Carlsbad Boulevard corridor, affordable housing
programs, and enhancements to existing and construction of new facilities
for drainage, roads, water distribution and sewer infrastructure.
LOCAL, REGIONAL, STATE AND FEDERAL AGENCIES.
The physical facility and operations of the Encina Generating Station are
subject to actions, approvals and policies of numerous local, regional, state
and federal agencies including:
Local Agencies
o City of Carlsbad
Regional Agencies
o Regional Water Quality Control Board
·0 San Diego Air P,ollution Control District o San Diego County Office of Environmental Health .
~2~,2000
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State Agencies o California Coastal Commission
o California Department of Environmental Health
o California State Lands Commission
o California Public Utilities Commission o State Department of Parks and Recreation
o State Water Quality Control Board
o California Energy Commission
o California Air Resources Board o California Independent System Operator
Federal Agencies o Army Corps of Engineers
o Environmental Protection Agency (EPA)
o Federal Aviation Administration (FAA)
o U.S. Coast Guard
o U.S. Department of Fish ~nd Wildlife o National Marine Fisheries Service
o Federal Energy Regulatory Commission
~2~,2000
Pacific
Ocean
•• Hofman Planning
•• A s soc i ate s
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NOTE AU. LOCATIONS APPROXIMATE
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IV. DEVELOPMENT REVIEW PROCESS
A. PRECISE DEVELOPMENT PLAN AND AMENDMENTS
B.
Submission of, and subsequent review and approval of the EGSPDP would
satisfy the requirement of Chapter 21.36 of the City of Ca[lsbad's Municipal
Code and permit administrative processing for minor land u.se modifications,:
planning guidelines and development standards for the Encina Generating
Station and onsite ancillary facilities. The primary purposeo! establi$hing
internal development standards is to ensure an overall uniformity of
development within the EGSPDP area.
DISCRETIONARY AND ADMINISTRATIVE APPROVALS
It is the intention of this document to provide the basis for creating an
understanding of existing facilities and operations.
Further, a fundamental goal of this document to provide the baseline
documentation necessary to support City discretionary and .administrative
approvals for onsite land use and facilities enhancements for ongoing
operation and maintenance of the generating station.
Examples of approvals which may be processed administratiVely using the
EGSPDP as supporting documentation may.include, but are not limited to,
the following:
o SCR installation and other state mandated or des i'rab Ie ,pollution
control devices;
o Repair and replacement of existing buildings and' facilities; and,
o Construction of minor buildings, tanks and other faciUties that are
reasonable, necessary, desirable or required for th~ Encina
Generating Station operations or ancillary facilities, Or .as may be
required by County, State or Federal agencies exercising jurisdiction
over the Encina Generating Station. .
22 . ~2~i2000
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V. PLANNING AREA LAND USE AND DEVELOPMENT STANDARDS
A. INTRODUCTION
The establishment and implementation of development standards for the .
EGSPDP will help clarify objectives and promote consistency of fOrm and
visual compatibility as viewed from both within and outside the EGSPDP
area. Development Standards will be discussed as they apply to each. PA.
While no development standards are provided in the Carlsbad Zoning Code,
specifically for O-S or P-U zones, guidelines have been developed for the
EGSPDP with respect to the ~ollowing:
o Architecture
o Building Setbacks & Building Materials
o Grading o Landscape o Loading, Storage and Refuse Collection Areas
Unless otherwise noted, these development standards apply to,each PA.
1. Architecture
The architectural development stahdard$ are based'on ·the principle '
that the design of the existing Encina. Generating Station is governed
primarily by functional and preemptive governmental. requirements
and regulations, which is not expected to change in any matetial way ..
The form and design of any potential future structures would largely
be determined based on implementation, of state-of-the-art power
generating techno.logy and design, as well as applicable government
requirements. However, due largely to techn'ologlcal advances. and
improvements in operational efficiencies in power station design, it is
hopeful that future facilities would vary substantially; in terms ·of both
reduced scale and bulk, from existing facilities which were largel'y
constructed between 1.952-1976.
As many of the activities and daily operations of the Encina
Generating' Station are not visible to the public, architectural
'guidelines will be gener:ally more applicable to the Encina 'Generating
Station's perimeter, lagoon and other visible components of the
EGSPDP area. The following is the list pf development stanqards .
relative to architecture:
23 ~2~/',2000
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A. Future buildings should be consistent with the existing building,
massing, and sited in a manner that will promote an inward
orientation.
B. New buildings that are visible from surrounding arterial streets
should be sited to avoid exacerbating existing visual conditions,
where feasible.
C. Building materials finishes should reflect finishes'that are
similar to existing structures and ~re visually' pleasing, and
harmonious to viewers where feasible.
D. Any new buildings or structures, or modifications thereto, shall
to the extent feasible be reasonably screened from vieV'! from
Interstate 5, Carlsbad Boulevard and Cannon Road through
placement screening and/or landscaping.
2. Building Setbacks & Builqing Materials
A.
B.
C.
D.
Building setbacks of 10 feet for Carlsbad Boulevard arid
Cannon Road and 30 feet for InterstateS, should seek' to
reduce the impact of any future modifications to any land uses
outside the EGSPDP, and adjacent to the site. '
Setbacks should include dedicated space for landscaping and
other architectural features that can serve to buffer views to
the project site.
Setback requirements do. not apply to fencing and screen
walls, utility poles and towers, minor support structures (Le.,
guard stations), detention basins, piping, I,Inderground
structures, mandated pieces of equipment (i.~., pollution'
control facilities) or other structures dictated by state or federal
agencies.
The existing buildings within the EGSPDP area -range from
cast-in-place concrete, corrugated metal to wood siding.
Building material finishes should reflect finishes that are similar
to existing structures and harmonious to viewers.
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3.
4.
5.
Grading
A. Grading in the visible areas surrounding the lagoon and plant .
should utilize natural contour grading co'ncepts,' whenever
feasible. Any grading should preserve and enhance natural.
appearances of areas visible to the public to minimize visual
impacts. .
Landscape
Landscaping serves both aesthetic and functional purposes including
visual enhancements, promotion and screening of yiews. While the
visual impact ofthe power plant would not be eliminated, I~ndscapilig
can help to soften the appearance of the facility.
Each planning area is distinct in its primary. land use, existing
landscape elements, proximity to other uses, visibility to the public, as .
well as in its relationship to other activities within the EGSPDP' area.
The ideal landscape planting standard is the one currently in.place in
PA 2, due of its' high level of visual screening of activities anc;f
operations, as viewed from offsite. The following-development
standards are proposed for landscaping:
A.
B.
Consistent with the 1990 City of Carlsbad Landscape Manual,
minimum plant size~ for onsite plantings, where visible to the
public, shall be as follows: 15 .g·allon .for trees, 5 gal/em for
woody and massing shrubs and 1 gallon plants for color ahd
accent shrubs/flowers. -
Where landscaping is adjacent to a public arterial street (l.e.,
Carlsbad Boulevard and Cannon Road), plantings should be
kept consistent with adjacent street planting themes.
Loading, Storage and Refuse Collection Areas
A. These areas should continue to be visually screened from
public view through the use of existing fencing and
landscaping ..
B. Loading, storage and refuse collection should be placed to the
rear or sides of the building they serve. .
2S ~2~,2000
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B.
C. All outdoor refuse collection and permaflent outdoor loading
areas near public streets and visible from public areas should
be visually screened to a height of 6 feet.
PLANNING AREA DEVELOPMENT STANDARDS
1. PLANNING AREA 1
a. DESCRIPTION AND LOCATION
Planning Area 1 consists of approximately 37 acre~ and is generally
located south of the outer Agua Hedionda Lagoon, adja,cent to and
west of the AT&SF tracks, and adjacent to Carlsbad Boulevard. PA
1 contains the most recognizable features of the plant; namely the
power generating facility itself as well as the main emissions ::;tack.
The primary land uses in PA 1 are the Encina Generating: Station, 3
smaller fuel oil storage tanks and support facilities, and the electrical
switching station and related facilities. Two ammonia storage tanks
to support the SCR (anti-pollution control technology) are proposed
to be located within this PA. The perimeter landscaping, aquaculture-'
related land uses and the shoreline of the outer Agua Hedionda
Lagoon are also located within this PA. '
b. EXISTING AND POTENTIAL FUTURE LAND USES
The most physically and visually prominent features of the EGSpDP
area are located in this PA. The main entrance to the Ellcina
Generating Station is also located in PI~rining Area 1 just south 'ofthe
outer Agua Hedionda Lagoon at 4600 Carlsbad Boulevard. A parking
lot inside the main entrance is used by the Encina Generating
Station's employees, contractors and visitors.
The power generating facility and stack are located at the-western
portion of PA 1. The boiler/turbine building is the main building oAsite
and is approximately 140 feet tall. Other power 'generation-related
facilities are also located in PA 1 and include; above ground and
underground fuel tanks, and water, steam, natural gas pipelines. The
main cooling water intake tunnel is located in the southwest portion
ofPA 1 nextto the adjacent hot water discharge pond. An AT&SF rail'
spur is also located along the southern edge of this, PA. Other
existing onsite land uses include: '
26 ~2g,'2000
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o Chemical and chemical waste storag~
o Wastewater treatment facilities
o Reverse osmosis water treatment
o Water tank storage facilities .
o Communication~ facilities
o Construction materials storage
o Fabrication/machine shops
o Aquaculture facilities
o Vehicle storage
o Shipping/receiving
o Administrative support areas o Fire brigade facilities o Trash recycling facilities
o Dredging operations facilities· and storag,e
o Cooling water intakes and ancillc;1ry equipment
o Processing, use and storage o.f natural g~s, liquid
natural gas, water l?upplies .
o Use and storage of petroleum-based fuels and fuel oils o Fuel oil pipelines and booster stations o Wastewater and/or brackish water trec;1tment, disposal,
storage and reclamation facilitie$ ,
o Maintenance, storage and operating facilities o Railroad access and loading/unloading facilities
o Pollution control devices
Potential future land uses onsite include implementation of San Diego
Air Pollution Control District (SDAPCD) Rule 69 Selective Catalytic
Reduction (SCR) technology to reduce air emissions of Nitrogen
Oxide (NOx). The SCR facility and related operational requirements
are proposed to be located to the southeast of turbine Unit 5.
Implementation of SCR technology for Units 4 &5 is anticipated to be
in phased in by summer 2002 with initial' construction scheduled to
begin in January 2001. Components related to implementation of
SCR that would be located onsite would· include: two ammonia
storage tanks, truck unloading station, piping from the storage tanks
to the boilers and a heating and injection system for'tbe purpose of
reducing air emissions onsite. .
In addition to electrical generating uses, long term potential future
uses of PA 1 could include enhanced public recreation and public
access amenities if a 'newer, consolidated, and more effiCient power
station was potentially sited to the south, north or east of the existing
Encina Generating Station. A range of possible ·uses could include
27 '~2g,2000
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but are not limited to hotels, restaurants and similar tourist serving
uses as well as desalinization facilities and aquatic research/teaching
facilities. Any such use would require City Council approval of a
major amendment to this Precise Development Plan.
In addition to the power plant, there are 3 smaller fuel oil storage
tanks, and electrical transforming and switching equipment located in
PA 1. The switching equipment controls the path and voltage of the
electricity, generated at the Encina Generating St~tion for'
transmission and distribution. Electricity is carried from the sWitching
yard eastward across Interstate 5 via eight overhead transmission
lines. Although these fuel storage tanks are stnaller ~han the four fuel
tanks located in PA 2, 131,500 barrel capacity compared to '250,000-
450,000 barrel capacity, they are more visually promihentc;lue to the
fact that they are located at grade and ar~visible from Carlsbad
Boulevard. Fuel oil was formerly the pritnary Juel source used to
power the electricity generating units at' the Eneina Generating
Station. However, at present, the Encina Generating: Station relies
upon natural gas as the primary fuel consumed in power plant
electricity generation. During the summer of 2000, natural gas
curtailments resulted in an temporarily increased reliance on fuel oil
for powering the Encina Generating Station.
Potential future uses of the storage tank areas include opportuAities
for enhanced public recreation and public access amenities. These
potential uses would only become viable future uses in the event that
the mandate for fuel oil backup is removed and the existing EAcina
Generating Station is replaced with a more consolidated; more
efficient power generating station located on otherportions of the site.
While the Encina Generating Station currently relies on natural gas as
its primary energy source, the fuel oil is required by California
Independent Systems Operator (ISO) and must be stored on. site as
a back up fuel source for generating electricity. AnnUal testing of the
fuel oil backup and stack is conducted as required by APeD. Fuel' oil
was delivered to the site via ocean tankers whichdoc,ked ~t sea, west
of the project site at buoys constructed specifically ·for this intended
use. The last tanker delivery of oil was in the ~arly 1990s. Because
fuel oil is not the primary fuel for daily operation 'of the I=ncina
Generating Station, significant potential exists for converting all, or a.
portion of this site to a new use. However, as req,uired by ISO,
enough fuel oil must be stored onsite in the event that the supply of
natural gas to the site is temporarily disrupted. Iffuture interruptions
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were to occur often or extensively, new deliveries may be required.
Thus annual maintenance of these facilities is also required.
c. DEVELOPMENT STANDARDS
As discussed above, Development Standards have been developed
with respect to:
o
o o
o o
Arch itectu re
Building Setbacks & Building Materials
Grading
Landscape 0
Loading, Storage and refuse Collection Areas
Development Standards listed in Sections V.A.1-5 above, apply to .
land uses and acti'-.tities in each PA, unless otherwise noted.
21 ~2~/2000
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2. PLANNING AREA 2
a. DESCRIPTION AND LOCATION
This planning area contains the four larger fuel Oil storage tanks which
are generally located between 1-5 and the AT&SF railway, and north
ofthe overhead electrical transmission lines. Fueloilwas formerly the
primary fuel source used to fire the electricity generating boilers at
the Encina Generating Station. However, beginnih9 in the 1970s, the
Encina Generating Station switched to use natural gas as the primary
fuel consumed in power plant electricity generation because of its'
lower emissions and costs. During the summer of ~QOO, natural gas
curtailments to the Encina Generating Station resulted in an increased
reliance on fuel. This may occur again in future years when e.nergy
supply and demand reach peak levels and natural gas availability is .
scarce.
The land use activities in this pla'nning area are not readily visible to
offsite viewers as the storage tanks are set below grade and are
further visually screened by west-facing, east·facing ,and north-facing
landscaped berms. This planning area is approximately 22 acres in
size.
b. EXISTING AND POTENTIAL FUTURE LAND USES
The four largest tanks, ranging in capacity from 250,000 barrels to
450,000, are located in PA 2. While the Encina Generating Station
currently relies on natural gas as its' prirrlary energy source, the fuel
oil remains on site as a back up method ·of generating eJectricity: .
Once a year, annual testing of the fuel oii capabilities and stack
occurs. While no longer relied upon for daily operation, the plant
previously used fuel oil for its primary fuel source. Fuel oil was
delivered to the site via ocean tankers which docked.at sea, west of
the project site at buoys located specifically for this intended use.
The primary existing land use activity in this planning area is the
storage of 'fuel oi/. Similar to PA 1, otner eXisting activiUes in this PA
include:
o
o
o
Processing, use and storage of natural gas, liquid
natural gas, water supplies
Use and storage of petroleum-based fuels and fuel oils
Fuel oil pipelines and booster stations
30 ~2g,Z000
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o Wastewater and/or brackish wat~r treatment, disposal,
storage and reclamation facilities
o Maintenance, storage and operating facilities
o Pollution control devices o Communications facilities
o Administrative and training. support facilities
Existing ancillary land uses in PA 2 also include the Carlsbad sewer
lift station and materials and equipment storage. A 'landscaped berm
is partially sited within this planning area as a'means of visually
separating the fuel oil storage tanks from travelers on 1-5 and
Carlsbad Boulevard. In addition, fire training ,is intermittently
conducted within this planning area. Because this .planning area
contains uses that not required in the normal daily operation of the
power' plant, PA 2 offers opportunity for future land use modifications.
, ,
Physical constraints that WOUl9 have to ,be, addr$ssed, in any
alternative land use of this PA include ingress and egress to Cannon
Road, adjacent to the AT&SF railroad right-of:'way, and disposition of, '
fuel oil storage tanks and capacity.
c. DEVELOPMENT STANDARDS
All development shall comply with the Development Standards in
Sections V.A.1-6 of this chapter, unless otherwi$enoted.
31 ~2g;2000
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3. PLANNING AREA 3
a. DESCRIPTION AND LOCATION
PA 3 encompasses approximately 87 acres, and consists of the outer
Agua Hedionda Lagoon and the rip rap-lined lagoon embankment, 25
foot wide dedicated public easement, the int~ke jetties, and the
western shoreline of the outer lagoon basin. It does not i,nclude the
property currently occupied by Hubbs/Seaworld Researc~ 'Institute,
since this site is not zoned PU and is not necessary to the daily
operations of the Encina Generating Station. PA 3 is located in the
northern part of the EGSPDP area. The Agua Hed,ionda Lagoon .is
dredged by Cabrillo to maintain an adequate tidal flow for the purpose
of providing cooling water for the Encina Generating Station's
facilities. Beach suitable sand recovered from the lagoon dur.ing
dredging is placed on the beaches directly west of the EGSPDP site
as opportunistic beach fill.
b. EXISTING AND POTENTIAL FUTURE LAND USES
The primary Encina Generating Station,.related active land use activity
in the outer lagoon is the periodic, regular dredging to reduce
sedimentation of the lagoon which facilitates water flow into the
Encina Generating Station water intake structure. In addition water
we,IIs, dredge tie-downs, navigational booms and boat docks are alsO.
located in PA 3, as is the offshore marine fuel oU loading terminal.
While the outer basin is managed primarily as the, source of cooling
water for the Encina Generating Station, they are also used by the
lagoon-adjacent marine research and aqua culture programs located
within and along the northern, eastern and southern shores,
respectively of the outer lagoon.
The northern shore of the outer lagoon provides public access via an
approximately 25-foot wide dedicated public easement Which includes
a maintenance access drive used primarily for dredging and shoreline
maintenance access. Available pedestrian recreational opportunities
include fishing, walking, and jogging, and passive-scenic viewing.
The west shore of the outer basin provides public fishing access.
This part of the EGSPDP is available for public use and-recreation,
however, at this time public parking is prohibited. ' -
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Future land use activities will likely include restoration of the northern
intake jetty, which is located just south of Tamarack $tate Beach.
Restoring the jetty to its original length would considerably reduce-the
amount of sand that is deposited into the Lagqon with tidal flow. This
jetty restoration would have a beneficial effect of improving sand .
retention by the creation of a fillet beach north of the jetty ..
Maintenance of existing facilities and construction of new
improvements ancillary to these uses would be allOwed
administratively provided they are required for the conduct of a
permitted use. The following general enhancements and additional
public access uses have previously occurred in Planning Area 3, will
be maintained and may be potentially enhanced in the future:
o Shoreline protection/enhancements o Pedestrian facilities
o Lighting
o Fishing Beach
o Parking Signage o Gates/fencing o Bluff protection, erosion control
o Trash removal
o Cabrillo/SDG&E Vehicular access
o Revegetation/restoration
o Dredging activities o Eelgrass protection
o Passive and Active Aquatic Recreational Uses
C. DEVELOPMENT STANDARDS
All development shall comply with the Development Standards-
identified in Section A. 1-5 of this chapter. .
~2)?;2000.
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4. PLANNING AREA 4
a. DESCRIPTION AND LOCATION
b.
c.
PA 4 encompasses approximately 1'0 acres and consists oUhe
middle basin of the Agua Hedionda-Lagoon and adjacent·
shoreline. The middle lagoon is managed by Cc;tbrillo forthe_-
primary purpose of providing cooling water for the Encina
Generating Station's turbine generators, HoweVer, certain
recreational uses are currently permitted. ---
EXISTING AND POTENTIAL FUTURE LAND USES
The middle lagoon is vital. to Encina Generating Station
operations as it is part of the overall lagoon hy.drolo.gical
system required by the Encina Generating Station for its daily
operations. However, the middle basin is also currently leased
by the YMCA for aquatic-recreational purposes. -
" ",
Maintenance of existing facilities and construction of hew
improvements ancillary to these uses would be allowed
provided they are required for the conduct of a permitted use.
The following general enhancements and additional public
access uses are possible: ,-
o Pedestrian facilities o Lighting
o SignE:ge
a Gates/fencing
o Bluff protection, erosion control
o Trash removal
a Cabrillo/SDG&E Vehicular access
o Revegetation/Restoration
o Dredging activities
o Eelgrass protection ,
o Shoreline enhancement and protection
DEVELOPMENT STANDARDS
All development shall comply with the Oevelopment Standards
in Section A.1-5 of this Chapter.
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5. PLANNING AREA 5
a. DESCRIPTION AND LOCATION
b.
c.
Planning Area 5 encompasses approximately 140 acres and
consists of the inner basin of Agua Hedionda Lagoon, located
to the east of Interstate 5. It does not include" any property on
the south or horth edges ofthe lagoon. The "inner basin ofthe
Agua Hedionda Lagoon is leased to the City of Carlsbad fbr.
active and passive recreational purposes for a fee of $1.00 per
year.
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EXISTING AND POTENTIAL FUTURE LAND USES
Similar to the outer and middle basins, the inner basin of Agua"
Hedionda Lagoon is vital to the Encina Generating Station
operations as it is a part" of the overall lagoon hydrological
system relied upon by the Encina Generating Station for its
daily operations. Active recreational uses, such as jet skiing
and water skiing occur on the wester portion of the i"nner basin.
Passive recreational uses such ~s canoeing and sailing occur
in the eastern portion of the inner basin. No changes to those ",
uses are proposed.
Maintenance of existing facilities and constr-uction of new
improvements ancillary to these uses would be allowed
provided they are required for the conduct of a permitted use. '
The following activities are permitted:
o
o
o
o
o
o
o
o
Shoreline protection/enhancements
Pedestrian facilities
Lighting/Gates/fencing
Bluff protection, erosion control
Revegetation/restoration
Dredging activities
Eelgrass protection/Caulerpa taxifolia eradication
Passive and Active Aquatio Recreational Uses
DEVELOPMENT STANDARDS
All development shall comply with the Development Standards
contained in Section A. 1-5 of this chapter.
3S ~2~/2000