HomeMy WebLinkAbout0004_1_PA 2021-26 - SR
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REPORT TO PLANNING COMMISSION
To: Honorable Chairman and Members of the Planning Commission
From: Damaris Abraham, Planning Manager
Prepared by: Kevin Beery, Associate Planner
Date: June 21, 2022
Subject: Planning Application No. 2021-26 (Ortega BESS) Requesting Design Review
Approval to Construct a 20-Megawatt Battery Energy Storage System
Applicant: Ortega Grid, LLC
Recommendation
Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE ELSINORE,
CALIFORNIA, APPROVING PLANNING APPLICATION NO. 2021-26 (COMMERCIAL DESIGN
REVIEW NO. 2021-12) FOR THE CONSTRUCTION OF A 20-MEGAWATT BATTERY ENERGY
STORAGE SYSTEM LOCATED AT APN: 377-200-045.
Project Location
The project site is located southeast of the intersection of Camino Del Norte and O Hana Circle
(APN: 377-200-045).
Environmental Setting
EXISTING
LAND USE
GENERAL PLAN ZONING
Project Site Vacant General Commercial C2 - General Commercial
North Commercial Business Professional CM - Commercial Manufacturing
South Vacant General Commercial C2 - General Commercial
East Vacant Specific Plan Open Space (Spyglass Ranch SP)
West Interstate 15 Public Institutional Caltrans Right-of-Way
Table 1: Environmental Setting
Project Location and Description
Planning Application No. 2021-26 (Commercial Design Review No. 2021-12) proposes to
construct a 20-megawatt battery energy storage system (BESS) on a 1.79-acre site in the C-2
General Commercial zoning district. The primary function of the proposed BESS is to store and
deliver electricity to the grid under agreement with Southern California Edison (SCE). The
proposed BESS includes twelve battery enclosures that are each 40 feet long, 8 feet wide, and
10 feet tall. The battery enclosures will be aligned along a central, “Y”-shaped paved access road.
The proposed development also includes the construction of auxiliary equipment including
PA 2021-26 (Ortega BESS)
PC: June 21, 2022
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switchgears, transformers, and other power station components. The proposed BESS would
connect to existing SCE transmission lines situated along the eastern boundary of the site.
The proposed BESS would be screened by an 8-foot-tall split-face CMU wall along the street
frontage and 8-foot-tall metal security fencing along interior lot lines. Landscaping consisting of
trees, shrubs, and groundcovers would be installed along the facility perimeter in order to provide
effective screening from the public right-of-way. Access to the proposed development will be
provided from Camino del Norte by a vehicle overcrossing to be constructed above an existing
earthen channel in the northwest portion of the site.
The project is also required to construct off-site improvements such as street widening of Camino
Del Norte along the project frontage which will require the extension of an existing culvert passing
underneath Camino Del Norte and Interstate 15.
Analysis
General Plan Consistency
The proposed development site has a General Plan designation of General Commercial (GC) and
is located within the Business District planning area. The GC designation provides for retail,
services, restaurants, professional and administrative offices, hotels and motels, mixed-use
projects, public and quasi-public uses, and similar and compatible uses with a maximum 0.40
Floor Area Ratio (FAR). The project is a development proposal to construct a public utility
installation and associated improvements. No habitable floor area is proposed. Therefore, the
project is consistent with applicable general plan policies.
Municipal Code Consistency
The subject parcel is zoned General Commercial (C-2). In accordance with Section 17.124.020.B
of the C-2 zone of the Lake Elsinore Municipal Code (LEMC), all permitted uses of the C-O district,
including Public Utility Distribution and Transmission Facilities (Public Utilities Installations)
pursuant to LEMC Section 17.116.020.O, are permitted in the C-2 zone. The proposed use is
considered a Public Utility Installation and is permitted in the C-2 zone. Therefore, the project is
consistent with the applicable zoning designation and regulations.
Planning Division Staff has evaluated the proposed development plans and found that it meets
the C-2 development standards as follows:
Development Standard Required Proposed
Front Setback (min) 20’-0” 20’-0”
Interior Side Setback (min) 0’-0” 0’-0” min. to 20’-0” max.
Building Height (max) 45’-0” 10’-0” (battery container)
12’-0” (switchgear)
Landscape improvement:
Adjacent to Street 20’ 20’
Landscape Coverage 15% 10.2%1
Table 2: Development Standards
1 A reduction in coverage may be sought and approved during the design review process in
recognition of quality design pursuant to LEMC Section 17.124.080.C.
PA 2021-26 (Ortega BESS)
PC: June 21, 2022
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Parking Analysis
In accordance with LEMC Section 17.148.030, the project is not required to provide parking
because no habitable floor area is being proposed. Furthermore, the proposed BESS station
would be operated remotely, and the proposed development will not be occupied on a permanent
or continuous basis. Periodic maintenance of the facility is only expected to consist of a four-
person crew visiting once every two to three months on average.
Code Compliance
The Design Review Committee including staff from the Planning, Building and Safety, Fire, and
Engineering departments have reviewed the proposed project, and have conditioned the project
to mitigate any potential concerns and ensure compliance with applicable City policies and
regulations.
Environmental Determination
The project is exempt from the California Environmental Quality Act (Cal. Pub. Res. Code
§§21000 et seq.: “CEQA”) and the CEQA Guidelines (14 C.C.R. §§ 15000 et seq.) pursuant to
CEQA Guidelines Section 15332 In-Fill Development Projects. As documented in the attached
Class 32 Categorical Exemption Checklist (Exhibit F), the project is consistent with the applicable
General Plan designation and policies as well as zoning designations and regulations. The project
is located within the City’s boundaries on a site less than five acres surrounded by urban uses,
the development site has no value as habitat for endangered, rare, or threatened species. Project
approval will not result in any significant effects relating to traffic, noise, air quality, or water quality,
and the proposed development is adequately served by all required utilities and public services.
Exhibits
A – CDR Resolution
B – Conditions of Approval
C – Vicinity Map
D – Aerial Map
E – Design Review Package
F – CEQA Class 32 Exemption Checklist