Loading...
2021-03 PC RESOLUTION NO. 2021-03 A RESOLUTION OF THE PLANNING COMMISSION/SITE AND ARCHITECTURAL REVIEW BOARD OF THE CITY OF GRAND TERRACE, CALIFORNIA, ADOPTING A MITIGATED NEGATIVE DECLARATION (ENVIRONMENTAL 20-09) PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) AND APPROVING VARIANCE 21-01, CONDITIONAL USE PERMIT 20-03, AND SITE AND ARCHITECTURAL REVIEW 20-09 TO DEVELOP A 200-MEGAWATT BATTERY ENERGY STORAGE SYSTEM (BESS) FACILITY ON AN APPROXIMATE 10-ACRE SITE (ASSESSOR'S PARCEL NUMBER (APN]: 1167-151-77-0000) WHICH IS PRIMARILY UNDEVELOPED AND GENERALLY LOCATED NEAR THE CORNER OF MAIN STREET AND TAYLOR STREET, ABOUT 0.35 MILES FROM INTERSTATE 215 AND SOUTH CITY BORDERLINE WITH RIVERSIDE COUNTY WHEREAS, the Applicant, Condor Energy Storage, LLC ("Applicant'), represented by Keith Latham, Vice President of Development at Tenaska, has filed a Conditional Use Permit ("CUP 20-03") and Site and Architectural Review ("SA 20-09"), proposing to establish 200-Megawatt Battery Energy Storage System ("BESS") facility ("Project") on a 10-acre site. The Project will consist of lithium-ion energy batteries installed with racks, inverters, switchgear, and other associated equipment to directly interconnect with the Southern California Edison ("SCE") Highgrove Substation located directly north of the proposed property. The improvements will include, but are not limited to perimeter wall and fencing, landscaping, underground electrical cabling, concrete pad for the BESS equipment, substation control enclosure, static mast, overhead interconnection tower, undergrounding existing power poles, street dedication with sidewalk, curb and gutter, water retention basins, security access gates, lighting, security cameras; and WHEREAS, the Applicant has applied for a Variance ("V 21-01") to deviate from the thirty-five (35) maximum height requirement, proposing a fifty-foot (50) tall static mast for lighting and a forty-foot (40) tall overhead tower to support the interconnection between the proposed BESS and existing Southern California Edison Highgrove Substation infrastructure; and WHEREAS, Variance ("V 21-01"), Conditional Use Permit ("CUP 20-03"), Site and Architectural Review ("SA 20-09"), and Environmental ("E 20-09") are collectively referred to as the ("Project"); and WHEREAS, the Project site is zoned M2-Industrial in the Zoning Map and it is designated Industrial on the General Plan Land Use Map, and WHEREAS, the Project site is located at APN:1167-151-77-0000 near the northwest corner of Main Street and Taylor Street, about 0.35 miles from Interstate 215, and at the southerly city borderline with Riverside County; and WHEREAS, the Project is proposing to demolished an existing abandoned metal building of approximately 100-feet x 40-feet; and PC Reso No. 2021-03 Page 1 of 16 December 2, 2021 WHEREAS, pursuant to the California Environmental Quality Act ("CEQA"), an Initial Study has been prepared for the above-described Project. Based on the Initial Study and supporting information, the City intends to adopt a Mitigated Negative Declaration ("E 20-09"). The Project will not have a significant effect on the environment due to the incorporation of standard conditions and mitigation measure(s) related to: Biological, Cultural, and Geology/Soils; and WHEREAS, on December 2, 2021, the Planning Commission conducted a public hearing on the Project at the Grand Terrace Council Chambers located at 22795 Barton Road, Grand Terrace, California 92313; and WHEREAS, all legal prerequisites to the adoption of this Resolution have occurred. NOW THEREFORE, THE PLANNING COMMISSION OF THE CITY OF GRAND TERRACE DOES HEREBY RESOLVE AS FOLLOWS: 1. The recitals set forth above are true and correct and incorporated herein by this reference. 2. The Planning Commission/Site and Architectural Review board hereby finds that pursuant to the California Environmental Quality Act ("CEQA"), an Initial Study has been prepared for the above-described Project. Based on the Initial Study and supporting information, a Mitigated Negative Declaration (Environmental 20-09) has been prepared. Based upon the forgoing, all oral and written comments and reports and presentations made by City staff and members of the public at the December 2, 2021, public hearing, including any, attachments and exhibits, the Project will not have a significant effect on the environment due to the incorporation of standard project conditions and mitigation measure(s) under the Mitigated Negative Declaration (Environmental 20-09) related to: Biological, Cultural, and Geology/Soils. The proposed Project is consistent with the applicable General Plan and Zoning Ordinance except for the maximum building height requirement for which a Variance has been submitted. Therefore, approval of the Project would not result in any significant effects relating to traffic, noise, wildfire, greenhouse emissions, hazardous and hazardous materials, hydrology, water quality, air quality, mineral resources, land use planning, public services, recreation, transportation, and the site can be adequately served by all required utilities and public services. The Applicant will comply with mitigation measures contained in the Mitigated Negative Declaration and the Mitigation Monitoring and Reporting Program related to Biological, Cultural, and Geology/Soils. 3. Based upon the forgoing, all oral and written comments and reports and presentations made by City staff and members of the public at the December 2, 2021, public hearing, including any, attachments and exhibits, the Planning Commission/Site and Architectural Review Board finds as follows with respect to Variance 21-01: PC Reso No. 2021-03 Page 2 of 16 December 2, 2021 a. A special circumstance regarding the size, shape, topography, location, or surroundings of the subject property exists. The site is located on the M2- Industrial zoning and a special circumstance exist regarding the location and surroundings. The proposed Battery Energy Storage Facility ("BESS") has been classified as a "Quasi-Public Utility and Facility" which is conditionally permitted in the M2-Industrial zoning designation. The Project parcel is located southerly of, and directly adjacent to the existing Southern California Edison ("SCE") Highgrove Substation. This location makes the property ideally suited to an energy project that requires an interconnection. The proposed BESS facility is going to interconnect to the existing SCE Highgrove substation with an overhead power line and supporting appurtenant structures. These supporting structures include a fifty-foot (50) in height static mast and a forty-foot (40) high overhead interconnection tower, which will exceed the maximum zoning height requirement of thirty- five (35) feet. However, the proposed heights are required to meet safety clearance requirements as detailed in the California Public Utilities Commission ("CPUC") General Order 95 (GO-95), Rule No.37, Table 1. Overhead structures with less than thirty-five (35)feet height cannot support wire sagging and clearances between energized conductors and static wires; therefore, a Variance has been submitted. In addition, there are existing overhead power lines exceeding the thirty-five (35) feet requirement in the existing SCE Highgrove Substation; hence, a special circumstance surrounding the Project location and surroundings, exist to support the Variance for the proposed use. b. Because of the special circumstance, the strict application of the zoning ordinance deprives the subject property of privileges enjoyed by other property in the vicinity and under identical zoning classification. The zoning, location, and surroundings pose a special circumstance that supports the Variance to exceed the maximum height requirement for the proposed specific use ("Quasi-Public Utility and Facility"). The Project is proposing to interconnect with the existing SCE Highgrove Substation located directly adjacent to the north of the Project site. Overhead power lines and support interconnection structures already exist in the zoning; therefore, circumstances are similar to existing Public Utility and Facility (SCE Highgrove Substation) under the same zoning classification. Furthermore, supporting the height Variance is not going to deprive the Project of privileges enjoyed by other properties under the same zoning classification. C. The granting of the variance will not constitute the grant of special privileges inconsistent with the limitations upon other properties in the vicinity and district in which the property is situated. The granting of the Variance to exceed the maximum height requirement of thirty-five feet will not constitute the grant of special privileges, because existing Public Utility and Facilities within the same zoning classification have encounter similar circumstances to support interconnection safety standards by the CPUC. Several PC Reso No. 2021-03 Page 3 of 16 December 2, 2021 overhead power lines and support structures exceeding thirty-five feet in height exist in the vicinity and interconnect to the existing SCE Highgrove Substation. Allowing the Project's interconnection structures would be consistent with the allowance of these existing utilities and therefore will not constitute the grant of special privileges. d. The granting of the variance will not authorize a use or activity which is not otherwise expressly authorized by the district governing the parcel of property. The Project site is zoned M-2-Industrial, and it is designated Industrial in the General Plan Land Use Plan. Public Utilities and Facilities are supported in the zoning with a Conditional Use Permit. The BESS facility is requesting a Variance for the height restrictions to support the interconnection to the SCE Highgrove Substation. The proposed height is necessary to meet the safety clearances as identified in the GO_95 of the California Public Utilities Commission. e. The granting of the Variance will not result in a situation inconsistent with the latest adopted General Plan. The granting of the Variance will not be inconsistent with the M2-Industrial Zoning district and will not be inconsistent with the Industrial Designation of the General Plan. f. Conditions necessary to secure the above findings are made a part of the approval of the variance. 4. Based upon the forgoing, all oral and written comments and reports and presentations made by City staff and members of the public at the December 2, 2021, public hearing, including any, attachments and exhibits, the Planning Commission/Site and Architectural Review Board finds as follows with respect Conditional Use Permit 20-03: a. The proposed use will not be detrimental to the health, safety, morals, comfort, or general welfare of the persons residing or working within the neighborhood of the proposed Project or within the city. The proposed Battery Energy Storage Facility ("Project") is consistent with the M2- Industrial zoning, which supports Public Utilities and Facilities. The proposed development plan meets the purpose of the zoning, and it meets the applicable development standards except for the maximum height requirement. The interconnection structures will meet the safety height interconnection requirement established by the California Public Utilities Commission. The proposed Battery Energy Storage Facility will be remotely operated and will be visited periodically for inspections, monitoring, testing, and maintenance; therefore, the site will not produce any traffic. In addition, the batteries will be compatible with the existing noise levels of the area and will not exceed noise limits as specified in the Zoning Ordinance. The batteries will be designed for aesthetic compatibility with the surrounding area. The Project will include decorative block walls, perimeter landscaping, security, lighting, a fire protection plan, a fire suppression plan, and compliance with the National Fire Protection Association Standards for the PC Reso No. 2021-03 Page 4 of 16 December 2, 2021 installation of Stationary Energy Storage Systems. The batteries will be UL Certified and will include built-in fail safes and multi-layered redundant fire protection features designed to prevent thermal runaway and the spread of fire. The Alternating Current ("AC") power and collection system will meet all applicable National Electrical Code and institute of Electrical and Electronics Engineers codes and standards. The BESS will continuously monitor the cell voltage and temperature and will shut down the system for any abnormalities. The battery enclosures will include redundant off-gas detectors and infrared monitors to provide early warning for thermal runaway scenarios and will include deflagration vents and/or pressure panels to relieve buildup of gases and prevent explosions. The Project will also meet the International Fire Code and will conform with the San Bernardino County Fire Conditions of Approval. In addition, the Project will comply with mitigation measures contained in the Mitigated Negative Declaration and the Mitigation Monitoring and Reporting Program related to Biological, Cultural, and Geology/Soils. Based on the items above stated, the proposed use will not be detrimental to the health, safety, morals, comfort, or general welfare of the persons residing or working within the neighborhood of the proposed Project or within the city. b. The proposed use will not be injurious to property or improvements in the neighborhood or within the city. The proposal will include street improvements at Main Street and a dedication to the ultimate right of way at Taylor Street. The street improvements will include a dedication, underground utilities, streetscape, and the Project will comply with the conditions of approval established by the Public Works Division. A regional drainage evaluation prepared by Q3 identified the existing drainage systems tributary to the Project site and identified the existing flood control mitigations to prevent any impacts to the existing drainage. The BESS systems will be located towards the northeast and south side of the property to avoid disturbance of the existing wetland located to the northwestern side of the property. Conditions have been included to mitigate potential impacts; therefore, the Project will not be injurious to property or improvements. C. The use is consistent with the M2-Industrial zoning designation and compatible with other surrounding uses. The proposed Battery Energy Storage Facility has been classified as a Public Utility and Facility and it is supported by the M2-Industrial zoning designation. In addition, Southern California Edison Highgrove Substation is an existing Public Utility and Facility; therefore, the proposal is consistent and compatible with other uses in the zoning. d. Conditions necessary to secure the purposes of the Grand Terrace Municipal Code and General Plan have been applied to the Project. 4. Based upon all oral and written comments and reports and presentations made by City staff and members of the public at the December 2, 2021, public hearing, PC Reso No. 2021-03 Page 5 of 16 December 2, 2021 including any, attachments and exhibits, the Planning Commission/Site and Architectural Review Board finds as follows with respect to Site and Architectural Review 20-09: a. The Project is consistent with the intent of the Grand Terrace Municipal Code and General Plan. The proposed Public Utility and Facility is consistent with the M2-Industrial zoning designation under the city's Zoning Map. Regulations in the Industrial zoning allow uses to operate free of overly excessive noise, dust, odor, or other nuisances. The proposed "Quasi- Public Utility and Facility" is a supported use, and the proposal will meet the development standards established in the zoning, except the maximum height requirement proposing overhead interconnection, for which a Variance has been submitted. The Project is consistent with the General Plan Land Use Element, Goal 2.4 which supports industrial land uses designed to generate employment opportunities and support Policy 2.4.2, to promote the development of light non-polluting industrial uses in the City. The proposed BESS will provide an economically sound development to receive, store, and discharge electricity from the SCE-controlled electric grid, including renewable energy produced by existing solar and wind resources in the region. The Project will also support Policy 2.4.4 to provide buffering to prevent potential land use incompatibilities between industrial areas and other areas shall be given special consideration. Specific features could include increased setbacks, walls, berms, and landscaping. The BESS will be designed for aesthetic compatibility within the surrounding area. In addition, the Project will include a ten-foot landscape buffer along street frontages (Taylor Street and Main Street) and decorative block walls to keep the use away from public visibility and to create an aesthetically pleasing boundary. The Project is consistent with the Circulation Element Goal 3.2 to provide for a well-maintained roadway system, Policy 3.2.1 to dedicate ultimate right-of-way at Taylor Street frontage and comply with the public improvements included on the Conditions of Approval by the Public Works Division, and Policy 3.3.3 to ensure that local street improvements are designed with proper attention to community appearance and aesthetics as well as the need to move traffic safely and efficiently. The Project will be operated remotely, and periodic inspections and maintenance will be performed as necessary; therefore, the Project will not cause any commercial traffic. In addition, street improvements will be provided to align with future development. The Project will comply with Open Space and Conservation Element which preserves and protects natural resources, such as the protection of sensitive habitat. The Project is consistent with Goal 4.9 which requires compliance with state and federal regulations to ensure the protection of historical, archaeological, and paleontological resources. The city has taken steps to PC Reso No. 2021-03 Page 6 of 16 December 2, 2021 ensure that cultural resources have been identified and evaluated to assure that appropriate action is taken. In compliance with the Open Space and Conservation Element, the Applicant has prepared a Water Quality Management Plan and a Preliminary Soils Engineering Investigation Report and a Regional Drainage Evaluation. The mitigated recommendation on the Regional Drainage Evaluation have been included in the conditions of approval. The Project will comply with Public Health and Safety Element which primary role is the protection of people who live and work within city limits and appropriate measures have been identified to protect against natural/man- made hazards and to minimize the social, economic, and environmental disruption from hazardous events. The Project has identified ample information within the Project description regarding the Project's safety features, including continuous monitoring, shutdown system, built-in safes, multi-layer fire protection, off-gas detectors, and infrared monitors. In addition, the Project will require compliance with multiple agencies, such as San Bernardino County Fire, National Fire Protection Association 855 standard, UL Certification, compliance with applicable National Electric Code, and institute of Electrical and Electronics Engineers Codes. The IS/MND identified "no impact" or "less than a significant impact" on the following areas: aesthetics, agriculture and forest resources, air quality, greenhouse emissions, hazards and hazardous materials, hydrology and water quality, mineral resources, noise, transportation, and wildfire due to the incorporation of standard Project conditions and mitigation measure(s) under the Mitigated Negative Declaration (Environmental 20-09) related to: Biological, Cultural, and Geology/Soils. The Applicant will comply with mitigation measures contained in the IS/MND related to Biological, Cultural, and Geology/Soils. The proposed Public Utility and Facility will be consistent with the intent of the Grand Terrace Municipal Code and General Plan and will be compatible with surrounding uses. b. The location and configuration of the development plan associated with this Project are visually harmonious with this site and surrounding sites and structures, that they do not interfere with the neighbors' privacy, that they do not unnecessarily block scenic views from other structures and/or public areas and are in scale with the townscape and natural landscape of the area. The Project site is surrounded by industrial uses to the north, west, and south, and Colton Unified School District/High School is located to the east. The Project will include a ten-foot densely landscape buffer at the street frontages to create an aesthetically pleasing boundary. The proposed use is supported in the Industrial zoning and some of the taller components of the BESS facility will be visible from the street; however, the battery units will not be visible from public streets. The proposed street improvements will PC Reso No. 2021-03 Page 7 of 16 December 2, 2021 enhance the area and be visually harmonious with the site and surrounding uses. C. The architectural design of structures, their materials, and colors are visually harmonious with the surrounding development, natural landforms, are functional for the Project and are consistent with the Grand Terrace Municipal Code. The proposed Battery Energy Storage System ("BESS") at the Project will include self-contained batteries that will be designed to be aesthetically compatible with the surrounding area. The perimeter block wall will enclose the site to screen the battery units from public view and the proposed landscaping at the street frontage will provide a transitional buffer. The proposed substation control enclosure, main power transformer, overhead interconnection structures will be visible from the street; however, similar overhead interconnection structures are already located within the zoning in support Public Utility and Facilities. In relation to the existing natural landforms, the existing basin located to the northwest side of the Project will be preserved and will be managed in accordance with Regional Water Quality Control Board, California Department of fish and Wildlife. The Project will avoid the basin wetland area and minimize impacts as included in the IS/MND and the Regional Drainage Evaluation. The project will include three detention ponds. Overall, the proposal will be visually harmonious with the surrounding development, natural forms will be preserved, and the Project will be consistent with the Municipal Code. d. The plan for landscaping and open spaces provides a functional and visually pleasing setting for the structures on this site and is harmonious with the natural landscape of the area and nearby developments. The Project is proposing a ten-foot deep densely landscape planter and a nine- foot-tall decorative block wall at Taylor Street and Main Street. The densely landscape fronting public streets will include deciduous trees, evergreen trees, palm trees, drought tolerant plans, and shrubs. The exiting vegetation and trees located to the northwest side of the property, encompass about a quarter of the site's size, and will be preserved. The Project will be conditioned to include climbing vines to dress-up the decorative block wall. The landscape and streetscape will be consistent with the zoning and support future development. The proposed landscape will be visually pleasing with the Industrial zoning, harmonious with the nearby development, and create a boundary separation between existing uses. e. There is no indiscriminate clearing of property, destruction of trees or natural vegetation or the excessive and unsightly grading of hillsides, thus the natural beauty of the City, its setting and natural landforms are preserved. The BESS are proposed to be constructed on relatively level areas located to the northeast and south sides of the property; these areas will have minimum grading and clearing of property. Thirty-five (35) trees located within the proposed BESS areas will be removed; however, one- PC Reso No. 2021-03 Page 8 of 16 December 2, 2021 hundred and seventy (170) existing trees and the existing vegetation located mainly to the northwest side of the property will be preserved. f. The design and location of all signs associated with this Project are consistent with the scale and character of the building to which they are attached or otherwise associated with and are consistent with the Grand Terrace Municipal Code. The Project does not include a sign at this time; however, a condition has been included requiring the submittal of a sign application for review and approval prior to constructing any business signs. g. Conditions of approval for this Project necessary to secure the purposes of the Grand Terrace Municipal Code and General Plan have been applied to the Project. BE IT FURTHER RESOLVED that, based on the forgoing, upon all oral and written comments and reports and presentations made by City staff and members of the public at the public hearing on December 2, 2021, including any, attachments, and exhibits, Environmental 20-09, Conditional Use Permit 20-03, Variance 21-01, and Site and Architectural Review 20-09 are hereby adopted and approved subject to the following conditions: 1. This Project is approved to establish a 200-megawatt Battery Energy Storage System ("BESS") facility on a 10-acre parcel generally located near the corner of Main Street and Taylor Street (APN: 1167-151-77-0000), zoned M2-Industrial. This approval is granted based on the application materials submitted by Condor Energy Storage, LLC ("Applicant") represented by Keith Latham, Vice President of Development at Tenaska on December 10, 2020, including multiple revised documents and the latest Project plans received on October 4, 2021. The proposed Project will consist of lithium-ion energy batteries installed with racks, inverters, switchgear, an enclosed transformer substation area 34.5KV to 115kV main power transformer, a substation control enclosure, a 50-foot-tall static mast for lightning, and a 40-foot-tall overhead tower, and other associated equipment to directly interconnect into the Southern California Edison ("SCE") Highgrove Substation located directly north of the Project site. The proposed interconnection will exceed the maximum zoning height requirement; therefore, a Variance application has been submitted. The BESS structures will have battery storage racks separated with relay and communications systems for automated monitoring and managing of the batteries to ensure design performance. Batteries operate with direct current ("DC") electricity that must be converted to alternating current ("AC") for compatibility with the existing electric grid. Power inverters to convert between AC and DC will be located outside the purpose-built containers, along with transformers to step up the voltage. The proposed facility will provide a service by receiving energy (charging) from the transmission system via the Highgrove Substation, storing energy, and then later delivering energy (discharging) back to the point of interconnection. The Project has identified numerous fire protection and fire suppression measures. The Project improvements will include, but are not limited to perimeter wall and fencing, perimeter landscaping, underground PC Reso No. 2021-03 Page 9 of 16 December 2, 2021 electrical cabling, concrete pad for the electrical equipment, and street improvements. An initial study/mitigated negative declaration has been prepared for this proposal. The application materials are approved as submitted and conditioned herein and shall not be further altered except as modified by these conditions of approval and mitigation measures, and unless reviewed and approved by the affected departments. 2. The BESS 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, and periodic inspections and maintenance will be performed as necessary. 3. If not appealed, this approval shall become effective on the eleventh (11th) day after the date of the Planning Commission's approval; or the next city business day following such eleventh (11th) day when the eleventh (11th) day is not a city business day. This approval shall expire twelve (12) months from the date of adoption of this resolution unless building permits have been issued and a substantial investment in reliance of those permits has occurred; all conditions of approval have been met; or a time extension has been granted by the City, in accordance with Chapter 18.83, Chapter 18.63, and Chapter 18.86 of the Zoning Code. Time extensions shall be filed at least sixty (60) days prior to the expiration date. 4. Minor modifications to this approval which are determined by the Planning and Development Services Director to be in substantial conformance with the approved site plan, and which do not intensify or change the use or require any deviations from adopted standards, may be approved by the Planning and Development Services Director upon submittal of an application and the required fee consistent with the Grand Terrace Municipal Code. 5. Revisions or modifications requested by the Applicant, including but not limited to, changes to the conditions, expansions, intensity, or hours of operation shall be processed in the same manner as the original approval consistent with Municipal Code Chapter 18.83 and Chapter 18.63. 6. The Applicant shall defend, indemnify, and hold harmless the City of Grand Terrace and its officers, employees, and agents from and against any claim, action, or proceeding against the City of Grand Terrace, its officers, employees, or agents to attack, set aside, void, or annul any approval or condition of approval of the City of Grand Terrace concerning this Project, including but not limited to any approval or condition of approval of the Planning Commission, or Planning and Development Services Director. The City shall promptly notify the Applicant of any claim, action, or proceeding concerning the Project and the City shall cooperate fully in the defense of the matter. The City reserves the right, at its own option, to choose its own attorney to represent the City, its officers, employees, and agents in the defense of the matter. PC Reso No. 2021-03 Page 10 of 16 December 2, 2021 7. Upon approval of these conditions and prior to becoming final and binding, the Applicant must sign and return an "Acceptance of Conditions" form. The form and content shall be prepared by the Planning and Development Services Department. 8. If exhibits, and written conditions are inconsistent, the written conditions shall prevail. 9. Operational and construction activities associated with the Project shall comply with the regulations of the City's Noise Ordinance, Chapter 8.108 of the Grand Terrace Municipal Code. 10. The Applicant shall comply with all applicable law, including but not limited to all Federal, State, County and Local laws, at all times. 11. Prior to the issuance of a Certificate of Occupancy, the Applicant shall provide a final draft of the Emergency Operations Plan to be reviewed and approved by the Planning and Development Services Division, San Bernardino County Fire, and Colton Joint Unified School District (Grand Terrace High School). The Emergency Operations Plan shall be consistent with the National Fire Protection Association requirements and include a Fire Protection Plan and Fire Suppression Plan, as identified in the letter of intent, including the following: • Battery supplier selection and resulting detailed design in compliance with California fire Code Section 1206 and National Fire Protection Association ("NFPA") Standard 855, for the Installation of Stationary Energy Storage Systems. • UL Certification for the inverters • Battery design, AC power, and collection system compliance with all applicable National Electrical Code ("NED") and Institute of Electrical and Electronics Engineers ("IEEE") codes and standards. • Battery cells/modules/ racks will be cooled with a circulating water/glycol mixture. • The BESS will continuously monitor cell voltage and temperature and will shut the system down for any abnormalities. • Lithium-ion batteries will be UL 9540 A tested to demonstrate prevention of fire propagation. • Battery enclosure or facility will include off-gas detectors/infrared monitors to provide early warning for thermal runaway scenarios. • Battery enclosure designs will include deflagration vents and/or pressure panels to relieve buildup of off gases and prevent explosions. • Layout will be designed to comply with International Fire Code 2018, as applicable. • First responder training will be developed in conjunction with the battery original equipment manufacturer("OEM") and the engineering, procurement, and construction ("EPC") contractor. • Notification standard procedures. PC Reso No. 2021-03 Page 11 of 16 December 2, 2021 Emergency notification agencies list and phone numbers 12. Prior to the issuance of a Certificate of Occupancy, the Colton Joint Unified School District (Grand Terrace High School) shall be provided the opportunity to review, comment on, and approve the Emergency Operations Plan ("EOP") pursuant to Condition 11 to ensure immediate notification of Colton Joint Unified School District personnel are provided in the event of an emergency situation that could impact the Colton Joint Unified School District staff and its students. Documentation shall be provided to the City prior to the Project being fully energized that verifies Colton Joint Unified School District was provided an opportunity to review and comment along with how potential comments were addressed by the Applicant, Assignee, or a subsequent operator. 13. The Applicant shall comply with all requirements of the City of Grand Terrace Building and Safety Division, including the conditions of approval contained in the Building Official's Memorandum dated October 20, 2021, attached hereto as Exhibit 1. 14. The Applicant shall comply with all requirements of the City of Grand Terrace Public Works Director, including the conditions of approval contained in the Director's Memorandum dated December 1, 2021, attached hereto as Exhibit 2. 15. The Applicant shall comply with all requirements of the San Bernardino County Fire Department, Office of the Fire Marshal Community Safety Division, including the conditions of approval contained under Permit Number: FPLN-2020-00139, dated March 01, 2021, attached hereto as Exhibit 3. 16. Prior to the issuance of a building permit by the Building and Safety Division, the Applicant shall provide a will service letter and obtain all requisite permits and clearances from Riverside Highland Water Company ("RHWCO"), including addressing the RHWCO concerns regarding multiple wells located within the general proximity of the Project. 17. Prior to the issuance of building permits, the Applicant shall comply with all the requirements of the City of Colton Water and Wastewater Department, relating to sewer service requirements. 18. Prior to the issuance of building permits, the Applicant shall obtain all clearances from Burrtec for trash collection services. 19. The Applicant shall comply with all Mitigation Measures included on the Mitigation Monitoring and Reporting Program Checklist of the Initial Study dated October 21, 2021, attached hereto as Exhibit 4. This includes but is not limited to the following: a. Biological Resources, BIO-1 & 2 b. Cultural Resources, CUL-1, 2, 3, 4, & 5 c. Geology and Soils, GEO-1, 2, 3, & 4 PC Reso No. 2021-03 Page 12 of 16 December 2, 2021 20. The Applicant shall comply with all Mitigated Conditions include on the Q3, Regional Drainage Evaluation, dated September 17, 2021. This includes but is not limited to the following: • Restrict the two outlets to maximize the existing detention basin storage • Restrict the onsite culvert (36-inch CMP) and regrade the area around the existing RC swale to promote and add more storage upstream of the existing basins. 21. Prior to the issuance of a building permit, the Applicant shall submit three (3) copies of landscape and irrigation plan to the Planning and Development Services Department for review and approval. The landscape and irrigation plans shall be prepared in accordance with the City's Water Efficient Landscape Ordinance (Chapter 15.56) Landscaping Standards contained in Chapter 18.60 of the Zoning Code, in compliance with the most recent version of the State Model Ordinance. The plans shall demonstrate the following: a. The proposed landscape fronting the public streets (Taylor Street and Main Street) shall be dense and include drought tolerant planting and ground cover. b. The proposed parkway trees shall comply with the streetscape identified on the design guidelines provided by the city to match future development. (Gateway Specific Plan). c. The proposed tree palette shall be approved by the Planning and Development Services Director. d. Ensure that proposed plant material, at maturity, will maintain clear line visibility at all intersections as determined by the City's Traffic Engineer. e. Plant material adheres to spacing recommendations based on plant and shrub species. f. Include vines along the decorative block walls and wrought iron fencing and provide proper irrigation. Vines planting material shall be a minimum 15- gallon. g. The proposed landscape shall incorporate a drip irrigation system. h. The landscaping plans shall include a legend: type of species, including common and scientific name of the planting, size, landscape percentage. i. All trees shall be a minimum size of 15-gallon, having a minimum height of eight feet at the time of planting. j. Shrubs shall be a minimum of 1-gallon size at the time of planting. k. Ground cover shall be healthy, dense foliage, and well routed cuttings, or one-gallon container plants. I. The spacing of trees and shrubs shall be appropriate for the species used. m. Twenty percent of planting material shall be pollinating plants. n. Approval must be obtained for removal of all trees having a trunk diameter of 10 inches or more measured 48 inches above existing grade. PC Reso No. 2021-03 Page 13 of 16 December 2, 2021 o. The incorporation of mulch, decorative rock, shall be used in small quantities as filler between plans, but shall not take be used in place of planting material. p. Submit an initial deposit of$2,000 deposit for landscape plan check review. 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. 23. Under no condition shall there be stockpiling of material prior to the issuance of the first grading permit and related conditions of approval for the grading permit. 24. The Planning and Development Services Director shall periodically evaluate the Project use to ensure it is operated in a manner consistent with the conditions of approval, including the mitigation measures included in the initial study dated October 11, 2021. If adverse impacts are identified, the Conditional Use Permit shall be reviewed, pursuant to Section 18.83.032 (Revisions or modifications). 25. Prior to the issuance of a Certificate of Occupancy, the Applicant shall obtain a City's Business License from the Finance Division and such license shall be renewed annually for as long as the business remains in operation. 26. Proposed lighting shall not produce any glare onto adjoining properties and shall be shielded as may be required. Lighting shall not exceed eighteen feet in height from the finished grade and shall be designed to reflect away from residential district and public roadways. A photometric plan shall be included in the construction plans for review. 27. Prior to the construction of perimeter fencing on shared property lines, the Applicant shall submit a Fence/Wall Agreement signed by the adjacent property owners. As an alternative, the proposed wall and fences shall be constructed inside the Project's property lines. 28. The Applicant shall comply with the National Pollutant Discharge Elimination System ("NPDES"). 29. The Applicant shall include on the construction plans, the material for the proposed interior access roads. The proposed access roads within the site shall meet the requirements of San Bernardino County Fire and the City of Grand Terrace, including road width, material, and compaction. Gravel shall not be used as an acceptable access road material. PC Reso No. 2021-03 Page 14 of 16 December 2, 2021 30. Prior to the issuance of a Certificate of Occupancy, the Applicant shall provide the Planning and Development Services Division a copy of the legal easement access documentation for the overhead interconnection with Southern California Edison. 31. Should the construction of a trash enclosure be needed in the future, a separate administrative review and approval and building permit shall be obtained. The trash enclosure shall be no less than six feet in height, constructed of decorative block walls, with solid metal gates attached to posts, embedded in concrete. 32. The construction plan submittal shall include a detail of the interconnection between the proposed BESS facility and SCE Highgrove Substation, a detail for the detention basins, and a floor plan for the proposed substation control enclosure. 33. Any future changes in on-site activities shall require submittal, review, and approval of a modified conditional use permit. 34. Any future development on the site, including alterations, conversions, remodels, and new structures shall require compliance with the Municipal Code. 35. All ground mounted equipment, including backflow devices and hydrants shall be screened in a manner that does not impede traffic visibility. 36. The Applicant shall be responsible for regular and ongoing upkeep and maintenance of the site. 37. All contractors shall acquire a valid City business license and be in compliance with all City codes. 38. The Applicant shall obtain a sign approval by the Planning Division and a sign building permit by the Building and Safety division prior to the installation of any business signs. 39. The Applicant or assignee shall submit a lighting and security camera plan that demonstrate onsite and offsite monitoring. The Security Plan shall be reviewed and approved by the Planning and Development Director prior to the issuance of a certificate of use and occupancy. 40. Prior to the issuance of a Certificate of Occupancy, the Applicant shall prepare the BESS decommissioning guidelines and requirement to be reviewed and approved by the Planning and Development Services Division. The decommissioning standards shall include requirements for collection and recycling of all equipment in accordance with all applicable law, including but not limited to all applicable Federal, State and City regulations, and it shall include timelines for complete decommission and removal of equipment, and notification thereof to the City. PC Reso No. 2021-03 Page 15 of 16 December 2, 2021 41. Should operational activities cease, the Applicant shall initiate decommission and removal of all equipment within thirty days and the complete site restoration shall be completed withing 120 days and decommission activities shall follow the decommissioning guidelines. PASSED AND ADOPTED by the Planning Commission of the City of Grand Terrace, California, at a regular meeting and public hearing held on the 2"d day of December 2021. TEST: Debra L. Thomas Edward Giroux City Clerk Planning Commission Chairman PC Reso No. 2021-03 Page 16 of 16 December 2, 2021 EXHIBIT 1 AVAP r ° Building and Safety Conditions of Approval Date: October 20, 2021 File No: CUP 20-03 — Condor Energy Storage, LLC ("Applicant") Applicant: Condor Energy Group Address of Applicant: 14302 FNB Pkwy, Omaha, NE 68154 Site Location: Corner of Main St. and Taylor St. APN: 1167-151-77-0000 Subject: 200-Megawatt Battery Energy Storage System (BESS) Provide four (4) sets of construction plans and documentation for plan review of the proposed project. Below you will find a list of the plans and documents Building and Safety will need for plan review. The initial plan review will take approximately two weeks on most projects. Provide the following sets of plans and documents. Buildin_g and Safety submittal required at first plan review. (4) Architectural Plans (2) Structural/Foundation Plans (2) Structural Calculations (4) Plot/Site Plans (2) Electrical & Equipment Plans (for reference only if under CPUC jurisdiction) (2) Demolition Plans (2) Asbestos Reports (2) Soils Reports (4) Precise Grading Plans (4) Stormwater Pollution Prevention Plan (SWPPP) (4) Best Management Plan (BMP) (4) Drainage Plans (2) Water Quality Management Plans (WQMP) Building and Safety Conditions of Approval Building & Safety General Information All structures shall be designed in accordance with the currently adopted building codes by the State of California and City of Grand Terrace Municipal Code as adopted at time of plan submittal. Note if a new code has been adopted prior to the submittal, then all structures shall be designed to the current model code year. The Developer/Owner is responsible for the coordination of the final occupancy. The Developer/Owner shall obtain clearances from each department and division prior to requesting a final building inspection from Building & Safety. Each agency shall sign the bottom of the Job Card or Certificate of Occupancy Clearance Form. Building & Safety inspection requests can be made twenty-four (24) hours in advance for next day inspection. Please contact 909-825-3825. You may also request inspections at the Building & Safety counter. All construction sites must be protected by a security fence and screening. The fencing and screening shall be maintained at all times to protect pedestrians. Temporary toilet facilities shall be provided for construction workers. The toilet facilities shall be maintained in a sanitary condition. Construction toilet facilities of the non sewer type shall conform to ANSI ZA.3. Construction projects which require temporary electrical power shall obtain an Electrical Permit from Building & Safety. No temporary electrical power will be granted to a project unless one of the following items is in place and approved by Building & Safety and the Planning Division. (A) Installation of a construction trailer, or, (B) Security fenced area where the electrical power will be located. Installation of construction/sales trailers must be located on private property. No trailers can be located in the public street right of way. Separate plan submittals and permits are required for all accessory structures including but not limited to patios, block walls, storage buildings, community playgrounds, etc. Pursuant to the California Business and Professions Code Section 6735, most projects are required to be designed by a California Licensed Architect or Engineer. The project owner r-i T y Building and Safety Conditions of Approval or developer should review the section of the California Codes and comply with the regulation. Building & Safety Conditions 1. A building permit shall be required for the placement of the proposed battery energy storage systems. A separate permit shall be required for the perimeter block wall and demolition of any existing buildings. 2. Prior to the issuance of a building permit, the applicant shall obtain clearances from all departments and external agencies involved in the review of this project including San Bernardino County Fire, Public Works, Planning, and Burlington Northern Santa Fe Railroad (BNSF) to access any railroad easements. 3. Prior to issuance of building permits, site grading certification and pad certifications shall be submitted to Building & Safety. Prior to concrete placement, submit a certification for the finish floor elevation and setbacks of the structures. The certification needs to reflect that the structure is in conformance with the Precise Grading Plans. Compaction reports shall accompany pad certifications. The certifications are required to be signed by the engineer of record. 4. Prior to the issuance of a building permit, the applicant shall pay all applicable Development Improvement Fee's to the City; this also includes school fees, Public Works fees, and outside agency fees including but not limited to Colton Wastewater, Riverside-Highland Water Co. and utilities. Copies of receipts shall be provided to Building & Safety prior to permit issuance. 5. All construction projects shall comply with the National Pollutant Discharge Elimination Systems (NPDES), and the San Bernardino County MS-4 Storm Water Permit. 6. Prior to building permit issuance, the applicant shall establish haul services for construction waste material with Burrtec to facilitate the recycling of all recoverable/recyclable material as required under the California Green Code and City of Grand Terrace Municipal Code. 7. The applicant shall submit a completed Construction & Demolition (C&D) Waste Diversion Program / Waste Management Plan (WMP) form along with payment of the required C&D deposit. hI t+Tr . Building and Safety Conditions of Approval 8. All on site utilities shall be underground to the new proposed structure unless prior approval has been obtained by the utility company of the City. 9. Prior to issuance of building permits, on site water service shall be installed and approved by the responsible agency. On site fire hydrants shall be approved by the Fire Department. No flammable materials will be allowed on the site until the fire hydrants are established and approved. 10.Provide civil engineering drawings for dedication of 15 foot right of way and all public right of way improvements including curb, gutter and half street width improvements. Civil engineering drawings and dedications shall be submitted to Public Works and be check by the City Engineer / Public Works Director then recorded with the County Recorder's office before permits are issued. 11. Prior to issuance of any demolition permits, an asbestos abatement certification shall be submitted to the Building Division along with proof of notification of demolition to the South Coast Air Quality Management District (SCAQMD). EXHIBIT 2 i I Public Works Comments Date: December 1, 2021 File No: Applicant: CUP 20-03, Architectural Review 20-09, and Environmental 20-09 Applicant: Condor Energy Storage, LLC Site Location: Near Corner of Main Street and Taylor Street APN: 1167-151-77-0000 From the provided application,here are the comments for the proposed project. Should the proposed use or scope change, a re-submittal will be required for review and applicable conditions of approval will apply. Thank you. Below is a list of the plans and documents Public Works will need for plan review at the final engineering stage. Public Works submittal required at first plan review(Only if there are changes to existing) • Street Improvement Plans for Main Street between Taylor Street to the westerly property line, including the curb return at the intersection and any transitions. • Street Improvement Plans for Taylor Street between Main Street to the northerly property line, including the curb return at the intersection and any transitions. • Water Utility Plans if new lateral or service required. • Utility Plan Sheets • Sewer Plan Sheets if new sewer lateral is required • Water Quality Management Plan only if modifying 5000 sf area or more. • Vehicle trip generation analysis showing exiting trips versus proposed trips • Hydrology Study • Geotechnical Study Public Works General Information All work performed in the public right of way shall comply with the San Bernardino County Public Works Standards or standards approved by the Public Works Director or City Engineer. car` . Public Works Comments Public Works inspection requests can be made forty-eight (48) hours in advance for next day inspection. Please contact(909)825-3825. You may also request inspections at the Building&Safety public counter. All construction sites must be protected by a security fence and screening. The fencing and screening shall always be maintained to protect pedestrians. Public Works Comments 1. Prior to Permit,provide a revised site plan indicating the correct lay-out of the project and site conditions. 2. Dedicate full right of way and construct half width roadway improvements for the following streets below consisting of the following to the satisfaction of the City Engineer in coordination with the master plan roadway design: a. Taylor Street: i. Demolish existing AC paving ii. Construct 44' half width with 5"over 1' of Aggregate base, confirmed with a geotechnical report provided to the City iii. Construct 8"monolithic curb and gutter per County Standard Number 115 iv. Construct 4"thick PCC sidewalk(3250 psi concrete)per County Standard 109 v. Construct roadway drainage as required to pursuant to Hydrology Report vi. Install LED street lights at a height of 24', and spaced every 200' along property frontage vii. Install parkway landscaping and street trees. Applicant to provide landscaping and street tree plan for review and approval by City. b. Main Street: i. Construct 4"thick PCC sidewalk(3250 psi concrete)per County Standard 109 ii. Construct roadway drainage as required to pursuant to hydrology report iii. Install LED street lights at a height of 24', and spaced every 200' along property frontage iv. Install parkway landscaping and street trees. Applicant to provide landscaping and street tree plan for review and approval by City. v. Grind 2"of Main Street,half width and overlay with asphalt concrete LITy Public Works Comments 3. Provide water quality management plan (WQMP), including preliminary soils report with percolation rate;hydrology and hydraulics; and required design elements. 4. Provide street improvement and lighting plans. 5. Provide storm drain or related improvement plans based on hydrology/hydraulics study. 6. Provide a precise grading plan for the facility including stormwater pollution prevention plan(SWPPP)with best management practice(BMP). 7. Provide letter from engineer detailing the project trip generation. 8. Historical or existing storm water-flow from adjacent lots must be received and directed by gravity to the street, a public drainage facility, or an approved drainage easement. 9. Prior to the plan submission, a site and architectural review for any proposed use shall be reviewed and approved by the City's Planning Commission. 10. Provide that all utilities shall be placed underground if not already provided as required. All existing utilities on Taylor Street and Main Street shall be placed underground along property frontages, and applicant shall coordinate with affected utility companies. 11. Repair/replace any street improvements including curb, gutter, sidewalks, match up paving and streetlights if not already provided as required above and as directed by City Engineer. All paving fronting development shall be resurfaced or installed new up to centerline of streets. 12. All plans shall be designed, and improvements constructed by person registered and licensed to perform such work pursuant to the State of California Business and Professions Code,which shall comply with the requirements of the Americans with Disabilities Act. 1997 U.B.C. and the Grand Terrace Municipal Code. 13. Pay all required fees,obtain all permits, inspections and approval on all work to be done. 14. Prior to the issuance of a building permit, the applicant shall pay all Development Improvement Fee's including Traffic Signal and Circulation to the City as established by Ordinance 190 and pay school fees to Colton Joint Unified School District as applicable. 15. Encroachment permits are required before all work begins in the public right of way. A street cut deposit will be collected for each street cut and held for two years. Streets are newly paved and will require additional work to preserve their integrity such as"T" cuts,grind and overlay and or slurry seal of the full width. 16. The Applicant shall submit proposed sewer plans to the City of Colton for plan review if applicable. Applicant shall pay all plan review fees and permit fees for the sewer review to the City of Colton and provide a written"Will Serve"letter and approved sewer plans to the City of Grand Terrace before any permits are issued if applicable. 17. The applicant shall submit proposed water plans to the Riverside Highland Water Company for plan review. Applicant shall pay all plan review fees and permit fees for Public Works Comments the water review to Riverside Highland Water Company. Please provide a written "Will Serve" letter and approved plans to the City of Grand Terrace before any permits are issued. 18. Monumentation: If any activity on this project will disturb any land survey monuments,the disturbed monumentation shall be located and referenced by or under the direction of a licensed land surveyor or a registered civil engineer authorized to practice land surveying prior to commencement of any activity with the potential to disturb the monumentation, and a corner record or record of survey of the references shall be filled with the County. 19. All plan submittals to the City shall use the attached `Improvement Plan Checklist' when preparing the improvement plans, including the Estimate of Quantities, as detailed on Section D of the Improvement Plan Checklist. SAN BERNARDINO COUNTY ROAD DEPARTMENT IMPROVEMENT PLAN CHECK LIST W.O. NUMBER CHECKED BY SCHEDULE DATE A. PREPARATION OF SHEETS 1. Plan and profile cloth 24" x 36" 2. Drawings shall be in ink and all work must be clearly reproducible 3. Submit eight (8) sets of prints for F.A.S. Projects, and two (2) sets for all other work. 4. Submit original for final approval B. INDEX AND VICINITY MAP 1. Shown on first sheet 2. Street names shown thereon 3. Flow diagram with drainage arrows 4. Show tie to nearest County Maintained Road System 5. Show location of drainage structures existing and proposed 6. Show "Q" for all drainage facilities on work sheet for County review ' C. TITLE BLOCK 1. Use County Road Department Title Block 2. Show all sheet numbers 3. Tract Number, W.O. Number or File Number 4. Registered Engineer's signature and number 5. Date D. ENGINEERS ESTIMATE OF QUANTITIES 1. Roadway excavation (clearing and grubbing) C.Y. 2. Ditch and channel excavation C.Y. 3. Base material TONS S.F. 4. Asphalt concrete (A,C.) TONS S.F. 5. Road mix surfacing TONS S.F. 6. Curb and gutter CU.YDS L.F. 7. Alley aprons CU.YDS S.F. 8. Sidewalks CU.YDS S.F. 9. Cross gutters CU.YDS S.F. 10. R.C.P. ("D" Strength) L.F. 11. C.M.P. (Gauge) L.F. 12. PCC or AC ditch lining TONS S.F. 13. Catch basins CU.YDS Ea. 14. Outlet structures CU.YDS Ea. 15. Street signs Ea. -'-- 16. Barricades Ea.---'- (1) Con't: IMPROVEMENT PLAN CHECK LIST (Con't) PAGE 2 D. ENGINEERS ESTIMATE OF QUANTITIES (Can't) 17. Guard fence L.F. 18. Block wall L.F. 19. Chainlink fence L.F. 20. Headwalls Ea. 21. Removal items LUMP SUM 22. Maintaining traffic LUMP SUM 23. Finishing roadway LUMP SUM 24. Developing water LUMP SUM 25. Furnishing water LUMP SUM 26. Structural excavation C.Y. 27. Structural backfill C.Y. 28. Borrow material C.Y. 29. Miscellaneous structure LUMP SUM E. PLAN VIEW 1. North arrow (pointing up or to the right) 2. Stationing shall be from south to north or west to east 3. Centerline stationing shown on plan view 4. Stationing at all intersections with equations if applicable 5. Stationing of all BCR's and ECR's 6. Stationing of all BC's and EC's 7. Stationing of end of improvements 8. Stationing of end of curb and gutter 9. Scale (40 feet to inch) 10. Show names of all streets 11. Curb return data (delta, tangent, radius and length) 12. Show flow line at all BCR's and ECR's 13. Show flow line elevations on cross gutter at intersections 14. Centerline curve data 15. Lot lines and R/W lines 16. Lot numbers 17. Show connection to existing improvements with elevations and stationing 18. Stopping sight distance adequate for design speed. See design designation 19. Lengths and stationing of transitions or superelevations (if required); also of transitional paved sections for drainage control. Show improvements to be constructed with solid lines. Existing improvements shown with dashed lines 20. Limits of different type curb and gutter if applicable 21. Show details of all proposed streets if necessary 22. Show typical sections for all streets per County Standards A. Dimensions of right-of-way pavement and parkway B. Base material thickness C. Asphalt concrete thickness or road mix surfacing thickness D. Curb sections E. Base material under curb sections if required F. Slopes to adjacent property lines G. Supplemental cross sections required for different design widths, structural sections, half width streets etc. R. Note if in Select System (2) Con't: -IMPROVEMENT PLAN CHECK LIST (Con't) PAGE 3 E. PLAN VIEW (Con't) 23. Note size, length, and gauge of CMP 24. Note size, length and "D" strength of RCP 25. Show construction notes wherever necessary to clarify construction details 26. Show existing pipe lines, weir boxes, irrigation systems, power poles, traffic control devices, etc. , in or adjacent to right-of-way and include note as to their disposition 27. Refer to County Road Department Standard No. if applicable to structure or work 28. Specifications note, if different from County Standard 29. Improved drainage easements shall provide either pipe or concrete lined ditch sections. Lined ditches shall have the soil sterilized prior to placement of lining 30. Slope easements, delineated 31. All easements to show on plan view 32. Feather over a minimum of two feet when meeting existing pavement 33. Details of drainage facilities 34. Check bench mark location & elevation & survey control data F. PROFILE VIEW 1. Scale (vertical) four (4) feet to the inch or eight (8) feet to the inch (on prior approval) 2. Existing and future centerline 3. Existing ground at right-of-way line both right and left of centerline 4. Edge of existing pavement both right and left 5. Existing and future top of curb both right and left of centerline with BCR; MOCR; ECR notations, and 1/4 points on curb returns 6. Show datum elevations on each end of sheet at the centerline ground line and the right-of-way ground lines 7. If curbs are variable height, show with elevations and stationing at break points 8. Label all grade lines and profiles; show percent of grade on each 9. Stationing and elevations at beginning and end of improvement 10. Stationing and elevations 11. Stationing and elevations at P.I. 12. Elevations every 25 feet on vertical curves 13. Elevations and stationing at all grade breaks 14. Elevations and stationing with equations if the street is curved 15. Extend profiles beyond end of improvement for 300 feet; if new road intersects existing street show profile on existing street for 100 feet each way 16. At drainage easements show profile for grading and daylight to natural ground 17. Indicate lengths of curb returns 18. Stationing at bottom of profile sheet 19. Names and stationing at intersecting street points 20. Structures to scale, note critical flow line elevations (capacity of structure in relation to "Q" shown on flow chart) 21. Use straight grades for cross gutters without flattening; grade of cross gutters shall be in relation to street centerline grade (3) Con't; EXHIBIT 3 San Bernardino County Fire Department Community Safety Division FIRE Plan Review Comments Date Reviewed: 03/01/2021 Reviewed By: Mike Havens Project Type: Fire Planning/DRC Permit Number: FPLN-2020-00139 Project Name: Condor Energy Storage Project Project Description: The proposed project consists of a 200-megawatt battery energy storage system (BESS)located on an approximately 10-acre parcel of land located at 21660 Main Street in Grand Terrace, CA. The proposed project will consist of lithium-ion energy batteries installed in racks, inverters, switchgear, and other associated equipment to directly interconnect into the Southern California Edison (SCE) Highgrove Substation (point of interconnection)located immediately adjacent to the northern property limits. Location: 21750 MAIN ST GRAND TERRACE, CA 92324 APN: 1167151770000 Dear Applicant, San Bernardino County Fire Department has completed review of the proposed project. Please see the FIRE COMMENTS attachment below. Redline Plans can be downloaded from the San Bernardino County EZ Online Permitting (EZOP) system at http://av-ezop.sbcountygov. Guidance on how to access and navigate the EZOP portal can be found at http://wp.sbcounty.gov/ezop/faqs/videos/. If you have any questions please contact County Fire at (909) 386-8400. Sincerely, The Office of the Fire Marshal Community Safety Division San Bernardino County Fire Department v.19.02.0 Page 1 of 3 RD1IV., C Review Date: 03/01/2021 oG �SN2 ti Permit Number: FPLN-2020-00139 Location: 21750 MAIN ST GRAND TERRACE, CA 92324 APN: 1167151770000 FIRE FIRE COMMENTS Haz-Mat Approval The applicant shall contact the San Bernardino County Fire Department/Hazardous Materials Division(909)386- 8401 for review and approval of building plans, where the planned use of such buildings will or may use hazardous materials or generate hazardous waste materials. Water System Prior to any land disturbance, the water systems shall be designed to meet the required fire flow for this development and shall be approved by the Fire Department. The required fire flow shall be determined by using California Fire Code. The Fire Flow for this project shall be:_1500_GPM for a_2_hour duration at 20 psi residual operating pressure. Water System Certification The applicant shall provide the Fire Department with a letter from the serving water company, certifying that the required water improvements have been made or that the existing fire hydrants and water system will meet distance and fire flow requirements. Fire flow water supply shall be in place prior to placing combustible materials on the job site. Commercial Addressing Commercial and industrial developments of 100,000 sq. ft or less shall have the street address installed on the building with numbers that are a minimum six(6)inches in height and with a three quarter(3/4)inch stroke. The street address shall be visible from the street. During the hours of darkness, the numbers shall be electrically illuminated (internal or external). Where the building is two hundred (200)feet or more from the roadway, additional non-illuminated contrasting six(6)inch numbers shall be displayed at the property access entrances. Key Box An approved Fire Department key box is required. In commercial, industrial and multi-family complexes, all swing gates shall have an approved fire department Knox Lock. Standard A-1 FIRE APPARATUS ACCESS ROAD DESIGN, CONSTRUCTION AND MAINTENANCE This standard shall apply to the design, construction and maintenance of all new fire apparatus access roads within the jurisdiction, as well as fire apparatus access roads at existing facilities when applied at the discretion of the fire code official. Standard A-3 GATES AND OTHER OBSTRUCTIONS TO FIRE DEPARTMENT ACCESS This standard shall apply to all obstructions, access control devices, traffic calming devices, or other similar systems within any roadways that serve as fire access in all new or existing residential, commercial, and industrial development. This standard does not apply to obstructions within parking aisles that do not serve as fire apparatus access roads. Standard B-1 PREMISE AND BUILDING IDENTIFICATION AND ADDRESSING This standard applies to the marking of all buildings with address numbers for identification. v.19.02.0 Page 2 of 3 Standard W-2 ONSITE FIRE PROTECTION WATER SYSTEMS This standard establishes minimum requirements for installation and maintenance of all private fire hydrants and appliances related to an onsite fire protection system. Additional Requirements In addition to the Fire requirements stated herein, other onsite and offsite improvements may be required which cannot be determined from tentative plans at this time and would have to be reviewed after more complete improvement plans and profiles have been submitted to this office. 1. One way Direction required to show the flow of access on site 2. Show on Plans the gate width per Standard A-3 3. Indicate the Turning Radius on the plans per Standard A-1 v.19.02.0 Page 3 of 3 STATE OF CALIFORNIA ) COUNTY OF SAN BERNARDINO ) CITY OF GRAND TERRACE ) I Debra L. Thomas, City Clerk of the CITY OF GRAND TERRACE, CALIFORNIA, DO HEREBY CERTIFY that the foregoing Resolution, being PC Resolution No. 2021-03 was duly passed, approved and adopted by the Planning Commission/Site and Architectural Review Board, approved and signed by the Chair, and attested by the City Clerk, at the regular meeting of said Planning Commission/Site and Architectural Review Board held on the 2"d day of December, and that the same was passed and adopted by the following vote: AYES: Commissioners Alaniz, McConnell, Cesena; Vice-Chair Briggs; Chairman Giroux NOES: None. ABSENT: None. ABSTAIN: None. Executed this 3rd day of December 2021, at Grand Terrace, California. L ebra L. Thomas City Clerk