C.1 - CUP 20-03, V 20-01, SA 20-09, E 20-09Condor Battery Energy
Storage Facility
DECEMBER 2, 2021
•Mitigated Negative Declaration, Environmental 20-09
•Conditional Use Permit 20-03
•Variance 21-01
•Site and Architectural Review 20-09
2030 Vision
Statement
Goal 3 to Promote
Economic Development by
establishing a use that is
consistent with the Industrial
Zoning District designation
and support reliable
sustainable energy goals
Proposal
Project: 200-Megawatt Battery Energy Storage System (BESS) Facility
Location: Northwest corner of Main Street and Taylor Street, on a 10-
acre site.
Project Details:
•Lithium-ion batteries installed on purpose-built containers with racks,
inverters, switchgear, enclosed transformer substation, main power
transformer, and other associated equipment;
•A static mast and overhead tower will interconnect with Southern
California Edison Highgrove substation, a Variance has been submitted
to deviate from the height requirement based upon existing utility;
•The batteries will operate with a Direct Current (DC) electricity that will
be converted to alternating current (AC);
Aerial View
Proposed
Improvements
Decorative perimeter walls and fencing
Landscaping
Concrete pad for the BESS equipment
Underground electrical cabling
Substation control enclosure
Interconnection structures
Three retention basins
Security access gates, security cameras,
and lighting
Street dedication for Taylor Street
Street improvements at Main Street and
Taylor Street
Applications
Conditional Use Permit is required in the Industrial zoning
to support “Public Utility and Facility” uses
Variance has been submitted to deviate from the
maximum height requirement
Site and Architectural Review for the construction of the
proposed development
Environmental Initial Study and Mitigated Negative
Declaration has been prepared for this proposal
General Plan and Zoning Designation
Zoning General Plan Existing Land Uses
North M2-Industrial Industrial SCE Highgrove Substation
Riverside Canal Power Co.
East Restricted Manufacturing Public
General Commercial
Grand Terrace High School
Vacant Parcel
South Riverside County Industrial Industrial Uses
West M2-Industrial Industrial BNSF Railroad, Recycling Center,
Miracle Grow Distribution Facility, and
Pallet Business
Site Images
Main Street
Taylor Street
Intersection
Site Plan
Revised Conditions of
Approval
Public Works Condition of Approval No.2 and Condition
of Approval No. 10 have been revised in the Resolution
to provide a detailed description regarding the public
improvements and underground utilities at Main Street
and Taylor Street.
Demolishing existing AC paving, construct 44’ half width,
confirm Taylor Street improvements with a geotechnical
report provided to the city, Main Street improvements
have to be constructed pursuant to the hydrology report.
Sidewalk, drainage, parkway, streetlights, and streetscape
The Resolution has been updated to reflect the revised
Public Works Conditions, dated December 1, 2021, on
Condition of Approval No. 14.
Variance
North Elevation (view looking south)
Proposing to exceed the maximum 35-foot height requirement
Interconnect with the existing SCE Highgrove Substation, located to the
north of the property
50-foot static mast and 40-foot overhead interconnection
The height will meet safety clearances by the California Public Utilities
Commission
Operation and Objectives
The BESS facility will receive, store and discharge electricity from
the SCE-controlled electric grid.
The energy storage technology is efficient, requires low
maintenance and it is recyclable.
Provide economic benefit to the City, the region, and the state,
through construction jobs, property and sales taxes, and
increased energy efficiency and grid reliability.
The facility will operate year-round and will be available to
receive or deliver energy 24 hours a day 365 days a year.
The site will be remotely operated, periodically inspected and
maintained, as necessary.
Energy Storage Equipment
Aesthetic compatibility
Self enclosed units
Safety features
Public
Health and
Safety
The Project description includes
ample safety features:
•Cooling system
•Continuous monitoring
•Shutting down systems
•Multi -layer fire protection
•Off-gas detectors
•Infrared monitors
•Deflagration vents or pressure panels
The Project will require compliance
with multiple agencies
•San Bernardino County Fire
•National Fire Protection Association –855
Standard
•UL Certification
•Compliance with the National Electric Code
•Institute of Electrical and Electronics Engineers
Codes
Initial
Study/Mitigated
Negative
Declaration
The Project will comply with mitigation
measures contained in the Mitigated
Negative Declaration and the Mitigation
Monitoring and Reporting Program
related to:
Biological Cultural Geology
and Soils
The Project will have “no impact” or “less
than a significant impact”
Based on the Initial Study, the City intends
to adopt a Mitigated Negative
Declaration
Public Notice/Agency
Review
The Public Hearing
Notice
•Published in the Grand Terrace
News Paper
•Mailed to properties within 1,000
radius.
•Posted in three public places
IS/MND Public Outreach
meeting was held on
November 2, 2021
•Review period: October 14,
2021-November 15, 2021
•Was available for review: three
public places and City’s Website
•Staff received one comment
letter from Colton Joint Unified
School District on November 17,
2021.
•A City’s response letter was
provided on November 23, 2021.
IS/MND Response to
Comments
One comment letter regarding the MND and Hazards Analysis Report was received from Colton Joint Unified School District.
A City’s response letter provided clarification on all concerns stated.
The Hazards Analysis Report specified an Emergency Operations Plan would be finalized prior to operation of the BESS facility.
The Emergency Response Guide and the Fire Safety Plan are included in the Hazard Analysis report and further outline measures that would minimize potential risk to nearby properties.
The Hazard Analysis identified measures to ensure the risk of impact to adjacent properties, including to students and faculty at Grand Terrace high School, would be less than significant in the event of an emergency.
Based on the response to comments letter, Colton Joint Unified School District concerns were addressed within the Hazard Analysis Report and no further information or analysis is required for this project.
IS/MND Response to
Comments
In response to Colton Unified District Comments the following
Conditions of Approval have been included on the project:
Condition of Approval No 22:
“Construction activities, including traffic and material deliveries shall be
prohibited during the Grand Terrace High School peak hours, identified
as 30 minutes prior to start of school (7:20 a.m.) and 30-minutes after
dismissal (2:25 p.m.) to avoid traffic congestion. The Applicant or
assignee shall provide a Project construction delivery staging and
operating schedule to the City for the purpose of avoiding conflicts with
Grand Terrace High School. The schedule shall be submitted for review
and approval by the Planning and Development Services Department.”
IS/MND Response to
Comments -“EOP”
Condition of Approval No. 11 and 12 require the Applicant to provide a final draft of the Emergency Operations Plan (“EOP”) to be reviewed, comment on, and approved by the Colton Joint Unified School District, San Bernardino County Fire, and the City of Grand Terrace.
The EOP will require compliance with the National Fire Protection Association requirements.
Include description on all BESS safety features
Provide a full Fire Protection Plan and Fire Suppression Plan.
Include notification standard procedures.
The EOP requires to be reviewed and approved prior to the issuance of a Certificate of Occupancy and prior to the Project being fully energized.
IS/MND Response to
Comments
Staff received a Response Letter from Colton Joint
Unified School District, dated November 30, 2021,
acknowledging the City adequately addressed the
School District’s concerns.
A copy of the letter has been provided to the
Commission
Landscaping Plan
Rendering
Post-Development
Rendering
Post-development
Rendering
Post-Development
Rendering
Recommendation
The Project is consistent with the M2-Industrial zoning designation, General Plan, and existing uses.
The proposed block wall, landscape, and street improvements will be visually harmonious with the surrounding development and create a boundary separation between existing uses.
The findings in support of the Variance have been made and are included on the Resolution.
The Project will comply with the mitigation measures contained in the Mitigated Negative Declaration and the Mitigation Monitoring Reporting Program.
Staff recommends the Planning Commission adopts the Revised Resolution approving the Project with the revised Public Works Conditions.
Condor Battery Energy
Storage Facility
Questions ?