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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. 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