Vote: held

Item Text

6. MARIPOSA ENERGY PARK (Supervisorial District: 5) Case #: Z250025 Applicant and Owner: Chris Webb, Rose Law Group / Hanwha QCELLS USA Corp. Request: Zone change from Rural-190 to IND-2 IUPD Site Location: Generally located at the SEC of the Patterson Rd. and Litchfield Rd. alignments in the Mobile / south Avondale / south Goodyear area Commission Recommendation: On 7/23/26, the Commission voted 6-0 (motion by Commissioner Rochwalik D3, seconded by Commissioner Leighton D4) to adopt a motion recommending the Board of Supervisors approve Z250025 subject to conditions 'a' to 'i': a. Development of the site shall be in substantial conformance with the Site Plan entitled “Mariposa Solar Energy Project”, consisting of 1 full-size sheet, dated May 13, 2026, except as modified by the following conditions. b. Development of the site shall be in substantial conformance with the Narrative Report entitled “Mariposa Energy Park”, consisting of 20 pages, dated April 28, 2026, except as modified by the following conditions. c. The following Planning Engineering condition(s) shall apply: 1. Engineering review of planning and/or zoning cases is for conceptual design only. All development and engineering design shall be in conformance with Section 1205 of the Maricopa County Zoning Ordinance; Drainage Policies and Standards; Floodplain Regulations for Maricopa County; MCDOT Roadway Design Manual; and current engineering policies, standards and best practices at the time of application for construction. 2. Grading and Drainage (Site Infrastructure) Plans and drainage reports must be submitted with the next phase of entitlement, POD. i. Each phase of development must be able to stand alone with respect to site infrastructure, including utilities, access and storm water management. ii. A Preliminary Grading and Drainage Plan is required. The Maricopa County Zoning Ordinance (MCZO) requires that all commercial submittals be prepared by a Civil Engineer registered in the State of Arizona. (MCZO 1205.7.2) iii. Provide the required retention volume for the 100 year, 2 hour storm event, plus one (1) foot of freeboard, for the developed area. Provide documentation that the retention basin(s) will drain within 36 hours. (MCZO 1205.7.6-2.a & c) iv. Provide a runoff coefficient based on Table 6.3 of the Maricopa County Drainage Policies and Standards. Solar facilities of this nature typically come in at C = 0.65 - 0.7, BESS facilities are C=0.95. 3. Based on the conceptual design nature of the information submitted, changes to the site layout may be necessitated by the final engineering design of the site’s drainage infrastructure. 4. Maricopa County does not supply water, fire or sewer services. It is the applicant/owner’s responsibility to coordinate and secure water, fire and sewer services for this site. d. The following IND-2 IUPD standards shall apply: 1. Min. Distance from BESS Cabinets to Existing Residential Dwelling Units: 500’ 2. Min. Setback (from all lot lines): 100’ 3. Min. Parking: 2 spaces and 1 ADA space cumulative for solar power generation, BESS and ancillary uses. All other uses shall observe parking ratio in accordance with the MCZO. 4. Activities and operations associated with the BESS use are not required to be conducted within a completely enclosed building. 5. Min. Perimeter Screening: 6’ chain link fencing 6. Permitted Uses: See condition ‘e’ below. e. The IND-2 zoning is subject to an Industrial Unit Planned Development (IUPD) Overlay that limits the entitled use to solar power generation facilities and ancillary uses, or other uses determined by both the Planning & Development Department and the Environmental Services Department as appropriate and that can accommodate wastewater disposal via on-site septic systems until such time as a sanitary sewer system is available serving the site. The IUPD may be deleted or amended to entitle additional uses via Modification of Condition application to the Planning & Development Department but will require legislative approval by the Board of Supervisors after recommendation of the Planning & Zoning Commission. f. Administrative approval of a Plan of Development will be required prior to approval and issuance of construction permits to develop and establish use of the site. Prior to issuance of a building permit, written confirmation will be required from the emergency fire protection jurisdiction having authority that the facility has been designed in accordance with their regulations and requirements, and that emergency fire protection service will be provided to the facility. Prior to issuance of the certificate of occupancy, local fire protection jurisdiction review and approval will be required. g. Noncompliance with any of the conditions assigned to the approval of this Zone Change by the Maricopa County Board of Supervisors may be grounds for revocation in accordance with the requirements and procedures as set forth in the Maricopa County Zoning Ordinance. h. The property owner/s and their successors waive claim for diminution in value if the County takes action to rescind approval due to noncompliance with conditions. i. The granting of this change in use of the property has been at the request of the applicant, with the consent of the landowner. The granting of this approval allows the property to enjoy uses in excess of those permitted by the zoning existing on the date of application, subject to conditions. In the event of the failure to comply with any condition, the property may be considered for revocation to the zoning that existed on the date of application. It is, therefore, stipulated and agreed that either revocation due to the failure to comply with any conditions, does not reduce any rights that existed on the date of application to use, divide, sell or possess the property and that there would be no diminution in value of the property from the value it held on the date of application due to such revocation of the Zone Change. The Zone Change enhances the value of the property above its value as of the date the Zone Change is granted and reverting to the prior zoning results in the same value of the property as if the Zone Change had never been granted. (C-44-27-019-X-00)

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