04. Z250025 PZ Staff Report

Z250025 
Page 1 of 9 
 
 
Report to the Planning and Zoning Commission 
Prepared by the Maricopa County Planning and Development Department 
 
 
Case: 
Z250025 – Mariposa Energy Park 
 
 
 
 
 
Hearing Date: 
July 23, 2026 
 
Supervisor District: 
5 
 
 
 
  
 
Applicant: 
Chris Webb, Rose Law Group 
 
Owner: 
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 
 
  
Site Size: 
Approx. 1,944 acres 
 
Density: 
N/A 
 
County Island:  
Yes - City of Goodyear, City of Avondale, Gila River Indian Community 
 
 
County Plan: 
Framework 2040 - Utilities 
 
Municipal Plan: 
City of Goodyear: Open Space & Scenic Neighborhoods 
 
City of Avondale: Estate/Low Density Residential & Rural Low Density  
 
Residential 
 
Municipal Comments: 
None received to date  
 
Support/Opposition: 
None known 
 
Recommendation: 
Approve with conditions

Z250025 
Page 2 of 9 
Project Summary: 
 
1. 
The applicant, Chris Webb of Rose Law Group on behalf of Hanwha QCELLS USA Corp., is 
requesting a Zone Change with Overlay from Rural-190 to IND-2 IUPD  for approximately 1,944 
acres in the Mobile area to facilitate future development of a utility scale photovoltaic (PV) 
solar generating facility and ancillary electrical storage uses. A major comprehensive plan 
amendment related to this project, case CPA25005, was approved by the Board of 
Supervisors in November 2025 designating the land for Utilities land uses. 
 
2. 
The overall site consists of 2,944 acres within the jurisdictions of Maricopa County, the City 
of Goodyear, and the City of Avondale with  a section of the site including Bureau of Land 
Management (BLM) owned land. A portion of the site is within the City of Goodyear's 
municipal planning area and a portion is within the City of Avondale at the site’s northeast 
boundary. The area surrounding the parcel is sparsely populated, relatively flat, and contains 
high-power transmission lines, making it an appropriate location for energy infrastructure 
development such as the proposed photovoltaic panel arrays and electrical collection 
systems, and battery energy storage system (BESS). Per the applicant, associated 
infrastructure will include electrical inverters, transformers, an on-site substation, access 
roads, perimeter fencing, fire and security systems, and underground electrical cabling. The 
applicant's proposed facility would provide several hundred megawatts of power at buildout 
and could power more than 40,000 Arizona homes during peak usage periods, per the 
applicant. An exact megawatt figure is unavailable at this time. 
 
3. 
Regional Context: The red outlined areas in the map below represent the total perimeter of 
the site. The hashed area in purple is within City of Goodyear jurisdiction. The remainder is in 
the unincorporated area of Maricopa County. The City of Avondale's municipal planning area 
extends along the north edge of the site east of Litchfield Rd. and north of the Patterson Rd. 
alignments. A proposed substation in Goodyear’s jurisdiction is directly adjacent to the 
Maricopa County portion of the parcel.

Z250025 
Page 3 of 9 
4. 
The site would be accessed via Patterson Rd. from Bullard Ave. and Riggs Rd., which would 
require improvements to all three roads, as existing infrastructure is currently minimal. The 
site would be annexed later into the Buckeye Valley Fire District for the portions remaining in 
the unincorporated areas, whereas the City of Goodyear would serve the remainder of the site. 
The area between Rainbow Valley and Mobile is sparsely developed with limited services. Like 
the Hassayampa and Harquahala Valley areas, developers have now turned their focus 
towards this underutilized portion of the county to develop electrical infrastructure away from 
denser urban areas.  The area is remote but contains high-power transmission lines. 
 
5. 
The proposed IUPD overlay makes several changes to the underlying zoning standards, 
consistent with the rural character of the area and similar recent projects. 
 
REGULATION 
BASE ZONING DISTRICT 
REGULATIONS (IND-2) 
PROPOSED ZONING DISTRICT 
REGULATIONS (IND-2 IUPD) 
Min. Distance from BESS 
Cabinets to Existing 
Residential Dwelling Units 
N/A 
500’ 
Min. Front Setback (West) 
15’ (abutting collector 
street) 
100’ 
Min. Side Setback (North) 
5’ (adjacent to rural or  
residential zoning district) 
100’ 
Min. Side Setback (South) 
5’ (adjacent to rural or  
residential zoning district) 
100’ 
Min. Rear Setback (East) 
5’ (adjacent to rural or  
residential zoning district) 
100 
Parking (MCZO Section 1102) 
Office: 1 space per 250 
SF; Industrial: 1 space per 
600 SF 
2 spaces 
Handicapped Parking (MCZO 
Section 1102) 
5% of parking spaces 
shall be handicapped 
parking spaces. 
1 space (33%) 
Additional Regulations 
(MCZO Section 902.9.1) 
All uses except for 
parking, loading, 
unloading or storage shall 
be conducted within a 
completely enclosed 
building 
The activities and  
operations associated  
with the BESS use are  
not required to be  
conducted within a  
completely enclosed  
building 
Perimeter Screening (Side & 
Rear abutting a rural or 
residential zoning district) 
6’ masonry wall 
6'–8' chain link fencing 
Perimeter Screening (not 
abutting a rural or residential 
zoning district) 
6’ masonry wall or fence 
with view obscuring 
material 
6'–8' chain link fencing

Z250025 
Page 4 of 9 
Aerial photo of subject site w/ pertinent roadways labeled. Litchfield Rd is N/S. 
 
 
 
 
Existing On-Site and Adjacent Zoning / Land Use: 
 
6. 
On-site: 
 
Rural-43 and Rural-190 / vacant 
North: 
Rural-43 / vacant 
South: 
Rural-190 / vacant 
East: 
Rural-190 / vacant 
West: 
PAD (City of Goodyear) / vacant (to be developed as part of facility) 
 
 
Utilities and Services: 
 
7. 
Water: 
 
Well 
Wastewater: 
Septic 
Fire: 
Buckeye Valley Fire District/City of Goodyear 
Police:  
MCSO/City of Goodyear  
  
Right-of-Way: 
 
8. 
Right-of-way dedications and improvements will be reviewed with a traffic impact study 
during review of a POD by the Maricopa County Department of Transportation (MCDOT).

Z250025 
Page 5 of 9 
 
 
Adopted Plans: 
 
9. 
Maricopa County Framework 2040 (adopted 2026): the county’s comprehensive plan 
designates the site as Utilities (per CPA25005). The Utilities category accommodates public 
utility uses, including electric generating and transmission facilities. 
 
10. 
City of Goodyear General Plan 2035 (adopted 2024): The general plan has the area with two 
land use designations of Open Space and Scenic Neighborhoods. Per the plan, open space 
land use is for areas where land for public or private should be preserved for conservation or 
regionally significant recreational purposes. The Scenic Neighborhoods include areas for 
preservation and growth of neighborhoods that are Rural in character. 
 
Portion of City of Goodyear’s General Plan 2035. The site is near the intersections of Litchfield Rd and Patterson Rd. 
 
 
 
11. 
City of Avondale General Plan 2035 (adopted 2024): Rural Low Density Residential is 
residential land that will not exceed a density of one single-family detached dwelling unit per 
acre north of the Estrellas. This type of development promotes a rural lifestyle where horse 
privileges or livestock may be a part of the character. Churches, parks, equestrian trails, open 
spaces, working farms, community gardens, and public facilities are permitted in this land use 
category. Estate/Low Density is residential land that will contain densities that range between 
1.0 to 2.5 single-family detached dwelling units per acre north of the Estrellas. These 
residences are typically large, detached estate or executive-type homes of one or two stories 
with significant privacy and open space that reside among open areas, near the panoramic 
views of the Estrella Mountains and the Gila River, and seek an equestrian lifestyle. Churches, 
parks, equestrian trails, open spaces, community gardens, and public facilities are permitted 
in this land use category.

Z250025 
Page 6 of 9 
Portion of City of Avondale’s General Plan 2030. The site is at the very southwestern corner of their planning area 
 
 
12. 
Separate applications have been filed with the City of Goodyear to develop similar 
generating facility uses in conjunction with this proposed development within Maricopa 
County. 
 
Public Participation Summary: 
 
13. 
The applicant complied with the requirements of the Maricopa County Citizen Review Process 
with the required posting of the site and notification by first class mail to adjacent property 
owners within 300 feet of the subject parcel and interested parties. The applicant submitted 
a Public Participation Results Report. To date, no opposition has been received. 
 
Outstanding Concerns from Reviewing Agencies: 
 
14. 
N/A 
 
Staff Analysis: 
 
15. 
Maricopa County recognizes the potential environmental and economic benefits of solar 
technology and this region's superior solar resources. This development will use photovoltaic 
technology that generates energy from sun absorption. Photovoltaic technology differs from 
other models of solar electric generation that require vast amounts of water to cool the units. 
Little water is utilized for photovoltaic technology. As a result, this development would not 
pose a threat to the groundwater supply. The collocation of photovoltaic generating facilities 
and BESS facilities is sensible given the necessity to support Arizona’s energy infrastructural 
needs in a location away from denser urban development. 
 
16. 
The development of solar energy over the past several years in Maricopa County reinforces 
the County’s interest in promoting the County as an economic leader for solar development. 
Staff believes that this project would add to this effort in a positive way by providing the 
potential of various temporary construction and operation/maintenance jobs. The 
development of this site is consistent and compatible with area land uses and development 
patterns. It is likely, given the existing solar development within this area, that solar 
development of this parcel would present the highest and best usage of the land. 
 
17. 
This remote, sparsely developed region of the county is appropriate for large utility-scale 
renewable energy production and related land uses. CPA25005 was approved November 
2025 designating the site for Utilities land uses.  Said designation allows for the proposed use

Z250025 
Page 7 of 9 
and the IND-2 IUPD zoning is appropriate. It is consistent with land use and development 
patterns of this region into the foreseeable future. 
 
Recommendation: 
 
18. 
Staff recommends the Commission adopt a motion recommending that the Board of 
Supervisors approve Z250025 subject to the following conditions ‘a’ – ‘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. 
 
a. Each phase of development must be able to stand alone with 
respect to site infrastructure, including utilities, access and 
storm water management. 
b. 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) 
c. 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) 
d. 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.

Z250025 
Page 8 of 9 
 
 
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

Z250025 
Page 9 of 9 
and reverting to the prior zoning results in the same value of the property as if the Zone 
Change had never been granted. 
 
 
Presented by: 
Joel Landis, Planner 
Reviewed by: 
Rachel Applegate, Planning Supervisor 
 
Attachments: 
Case Map (1 page) 
 
Site Plan (1 page) 
 
Narrative Report (20 pages) 
 
Engineering Memo (2 pages) 
 
TIS Approval Memo (3 pages)

/
Maricopa County Planning & Development - Phoenix, AZ
5
Gross Acres: 2,186 approx.
Generated June 24, 2026 8:20 AM
Z250025
Application Name:
Legal Description
Mariposa Energy Park
Applicant
Case Address
3S-1W-14,3S-1W-11
Ty  Utton
12633 W PATTERSON RD BUCKEYE, AZ 85326
Applicant Phone/Email
Parcel Primary:400-68-005
4259713790
BUCKEYE, AZ 85326
Map scale 1:38,057
Supervisor District No.
This request is for a Zone Change for the Site from “Rural-190” to “IND-2” with an “IUPD” Overlay to
facilitate the development of a utility-scale solar energy generation and battery energy storage facility

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2657'
57'
5360'
99'
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2787'
STATE OF ARIZONA
(MARICOPA COUNTY)
STATE OF ARIZONA
(CITY OF GOODYEAR)
STATE OF
ARIZONA
STATE OF
ARIZONA
STATE OF
ARIZONA
STATE OF
ARIZONA
STATE OF
ARIZONA
STATE OF
ARIZONA
BUREAU OF LAND
MANAGEMENT
BUREAU OF LAND
MANAGEMENT
BUREAU OF LAND
MANAGEMENT
BUREAU OF LAND
MANAGEMENT
BUREAU OF LAND
MANAGEMENT
BUREAU OF LAND
MANAGEMENT
BUREAU OF LAND
MANAGEMENT
BUREAU OF LAND
MANAGEMENT
BUREAU OF LAND
MANAGEMENT
BUREAU OF LAND
MANAGEMENT
BUREAU OF LAND
MANAGEMENT
W PATTERSON
RD
W PATTERSON
RD
S 139TH AVE
WILLIAMS
FREDERICK R
PID: 40074004B
REGULATORY FLOODWAY
ZONE "AE"
FEMA ZONE "AE"
FEMA ZONE "AE"
FEMA ZONE "AE"
FEMA ZONE "A"
FEMA ZONE "A"
FEMA ZONE "A"
FEMA ZONE "A"
FEMA ZONE "X"
FEMA ZONE "X"
FEMA ZONE "A"
AXYS AMARANTH HOLDINGS LLC
PID: 400-74-003C, 003D, 003E
PATTERSON DERBY LLC
PID: 400-74-001E, 001F, 001G
FEMA ZONE "A"
RAINBOW I LLC/BAR G
FARMS LTD PART
PID: 40068007
REGULATORY FLOODWAY
ZONE "AE"
VANCE FRANKLIN WILLIAMS
TRUST/GINA NICOLE WILLIAMS TRUST
PID: 40068005
PROPOSED COLLECTOR
SUBSTATION LOCATION
62,500 SF
PROPOSED COLLECTOR
SUBSTATION LOCATION
62,500 SF
PROPOSED COLLECTOR
SUBSTATION LOCATION
62,500 SF
(MARICOPA COUNTY)
(MARICOPA COUNTY)
STATE OF ARIZONA
(MARICOPA COUNTY)
STATE OF ARIZONA
(MARICOPA COUNTY)
STATE OF ARIZONA
(CITY OF GOODYEAR)
STATE OF ARIZONA
(CITY OF GOODYEAR)
STATE OF ARIZONA
(CITY OF GOODYEAR)
STATE OF ARIZONA
(CITY OF GOODYEAR)
STATE OF ARIZONA
(CITY OF GOODYEAR)
STATE OF ARIZONA
(CITY OF GOODYEAR)
EX. PROPERTY LINE
EX. MAJOR CONTOUR
EX. MINOR CONTOUR
EX. FENCE
EX. EASEMENT BOUNDARY
EX. STREAM
EX. ENVIRONMENTAL BUFFER
EX. RIGHT-OF-WAY
FEMA FLOOD ZONE 100
100
100
EXCLUSION ZONE
PROJECT BOUNDARY
2400
2401
EX. ROAD AND CL
EX. POND / BODY WATER
EX. ADJACENT PROPERTY LINE
PRO. SITE PERIMETER FENCE
SETBACK BOUNDARY
PRO. CULVERT
X
X
SD
SD
SD
PRO. GRAVEL ACCESS ROAD
EX. WETLAND
100
100
100
100
REGULATORY FLOODWAY ZONE AE
MARICOPA COUNTY LIMITS
CITY OF GOODYEAR LIMITS
0
SCALE IN FEET
SCALE: 1" = 800'
400
800
1,600
2,400
N
07/07/2025
PV ARRAY SITE PLAN
C-201
A
7
6
5
4
3
2
1
PLOT DATE: Monday, July 07, 2025
PLOT BY: Justin McAlister
SAVED BY: justin.mcalister
CHECKED BY:
DRAWN BY:
PROJECT #:
LOCATION: C:\_ACC\ACCDOCS\FASTGRID\100165 - QCELLS - MARIPOSA\PROJECT FILES\CIVIL\CAD\EXHIBITS\C200_EXHIBIT
DESCRIPTION
DATE
REV #:
PRELIMINARY
NOT FOR
CONSTRUCTION
REV
PROJECT NAME:
SEAL:
SHEET NAME:
SHEET #:
9
8
10
A
SOUTH DAVIDSON SOLAR
100183
JM
MB
30% DESIGN
06/23/2025
DATE:
FastGrid, LLC  225 E Germann Road Suite 310
Gilbert, AZ 85297
A
B
C
D
E
F
G
H
I
J
K
L
M
N
O
P
MARIPOSA SOLAR ENERGY
PROJECT
PA240072
S BULLARD AVE
UNKNOWN ROW
W PATTERSON RD
100' ROW
2 PROPOSED PARKING SPACES &
1 PROPOSED HANDICAP PARKING SPACE
SITE PLAN EXHIBIT
07/07/2025
APPROXIMATE LOCATION
OF FUTURE GEN-TIE LINE
NOTES:
1.
THE PROJECT, MARIPOSA SOLAR ENERGY PROJECT WITH
TRACKING NUMBER PA240072, HAD AN ORIGINAL SF-299 FILED
01/28/2022 WITH AN AMENDMENT TO THE SF-299 SUBMITTED
03/2025.
2.
THE PURPOSE OF THIS SITE PLAN EXHIBIT PACKAGE IS TO
REQUEST A REZONE OF THE SITE FROM RURAL-190 TO IND-2 WITH
AN IUPD OVERLAY TO FACILITATE THE DEVELOPMENT OF A
UTILITY-SCALE SOLAR ENERGY GENERATION AND BATTERY
ENERGY STORAGE FACILITY (BESS).
3.
ALL ACCESS DRIVES AND INTERNAL ROADWAYS ARE SHOWN WITH
16-FT WIDTHS WITH 2-FT SHOULDERS UNLESS OTHERWISE NOTED
4.
A PORTION OF THE PROJECT IS LOCATED IN SCHOOL ZONE
LIBERTY #25 AND THE OTHER PORTION OF THE PROJECT IS
LOCATED WITHIN THE SCHOOL ZONE BUCKEYE UNION HIGH
SCHOOL #201.
5.
ALL PROPOSED LIGHTING WILL BE PLACED AROUND THE FUTURE
PROPOSED BESS AND SWITCHYARD LOCATIONS AND WILL BE IN
ACCORDANCE WITH SECTION 1112 OF THE ZONING ORDINANCE.
6.
ALL PROPOSED FIRE HYDRANTS, WATER SUPPLY/STORAGE,
WELLS, AND SEPTIC TANKS WILL BE RECOVERED, WHEN
APPLICABLE, AFTER LOCATIONS ARE IDENTIFIED.
7.
PROPOSED SITE PERIMETER FENCE SHALL BE 6FT - 8FT CHAIN LINK
FENCE AND UTILIZED SITE SCREENING.
TEMPORARY LAYDOWN AND
STAGING AREA (15.1 ACRES)
TEMPORARY LAYDOWN AND
STAGING AREA (2.3 ACRES)
TEMPORARY LAYDOWN AND
STAGING AREA (13.4 ACRES)
B
SITE PLAN EXHIBIT
05/13/2026
CASE NO. Z250025
05/13/2026
SITE PLAN
B
TEMPORARY LAYDOWN AND
STAGING AREA (15.1 ACRES)
2 PROPOSED PARKING SPACES & 
1 PROPOSED HANDICAP PARKING SPACE
2702'
PORTION OF PROJECT IN MARICOPA
COUNTY'S JURISDICTION

Mariposa Energy Park 
Zone Change with Overlay Narrative 
Located near the Patterson Road and Litchfield Road alignments, Maricopa County, AZ 
Section 11, Township 3 South, Range 1 West 
A Portion of Sections 2, 3, 12, 13 & 14, Township 3 South, Range 1 West 
 
 
 
 
August 2025 
Revised April 28, 2026 
 
Case No.: Z250025

Contents 
Purpose of Request ............................................................................................................................................. 1 
Description of Proposal ..................................................................................................................................... 2 
PV Solar/BESS Use & Equipment .................................................................................................................. 3 
On-Site Operations Areas ................................................................................................................................. 3 
Perimeter Screening ........................................................................................................................................... 4 
On-Site Lighting .................................................................................................................................................... 4 
Fire & Hazard Mitigation .................................................................................................................................. 4 
Proposed Development Standards ............................................................................................................... 4 
Relationship to Surrounding Property ....................................................................................................... 5 
Location & Accessibility .................................................................................................................................... 6 
Circulation System............................................................................................................................................... 6 
Development Schedule ...................................................................................................................................... 6 
Community Facilities & Services ................................................................................................................... 6 
Public Utilities & Services ................................................................................................................................. 7 
Compliance with Goodyear & Avondale General Plans........................................................................ 7 
Conclusion .............................................................................................................................................................. 8

1 
 
Purpose of Request 
Hanwha Renewables and HQC Solar Holdings 1, LLC (“Developer”) is pleased to submit this 
request for a Zone Change with Overlay for approximately 1,944 acres located near the 
Patterson Road and Litchfield Road alignments (the “Site”) in unincorporated Maricopa 
County, Arizona (the “County”).  The Site is situated south of Estrella Mountain Regional Park 
and southwest of the Sierra Estrella Wilderness area, comprising Section 11, Township 3 
South, Range 1 West, and a portion of Sections 2, 3, 12, 13 & 14, Township 3 South, Range 1 
West. 
The Site encompasses Arizona State Land Department (“ASLD”), Bureau of Land Management 
(“BLM”) and private lands, all of which, despite being located with the General Plan planning 
areas of the City of Goodyear (“Goodyear”) or the City of Avondale (“Avondale”), is still located 
in unincorporated County (see Exhibit A – Site Ownership Map attached hereto). ASLD, 
BLM and the private property owners have granted authorization to Developer to submit this 
request (see Exhibit B – Application Authorizations attached hereto). 
This request is for a Zone Change for the Site from “Rural-190” to “IND-2” with an “IUPD” 
Overlay to facilitate the development of a utility-scale solar energy generation and battery 
energy storage facility (“BESS”), collectively referred to herein as  the “Project” (see Exhibit 
C – Zone Change Exhibit attached hereto). The IUPD Overlay is necessary to limit the 
industrial uses typically permitted in the IND-2 zoning district to only include utility-scale 
solar, BESS and associated infrastructure and ancillary uses, and to accommodate certain 
tailored development standards for solar equipment spacing, BESS safety setbacks, and 
perimeter buffering consistent with recent County approvals for similar facilities. This 
request follows a Major Comprehensive Plan Amendment (“CPA”) request recently approved 
by the County designating the Site as “Utilities” under the Maricopa County Vision 2030 
Comprehensive Plan (Case No. CPA250005). The required Plan of Development application 
will be submitted following approval of this Zone Change with Overlay. 
It should be noted that the proposed Project consists of approximately 2,944 total acres. 
However, approximately 1,000 acres of which is located within the incorporated limits of 
Goodyear and is therefore not included in this Zone Change with Overlay application but will 
instead be entitled and developed in Goodyear (see Exhibit D – Jurisdictional Map attached 
hereto). The 1,944 acres subject to this request, will remain in unincorporated Maricopa 
County and will not be annexed into Goodyear. It should also be noted that the BLM acreage, 
although included with this Zone Change with Overlay application, is not subject to local 
zoning laws or regulations. 
The Site is strategically located to support renewable energy development due to its 
proximity to existing 345kV transmission infrastructure, minimal nearby residential 
development, and expansive contiguous land area. Mariposa Energy Park will consist of 
photovoltaic (“PV”) solar arrays and BESS cabinets arranged to minimize environmental and 
visual impacts while optimizing energy output.  This proposed Zone Change with Overlay 
reflects the evolving energy and infrastructure needs of the region and aligns with the

2 
 
County’s policies encouraging the location of utility-scale renewable energy projects in 
appropriate areas. Approval of this request will support the long-term viability of Arizona’s 
clean energy grid and allow for a compatible, low-impact land use in a sparsely developed 
portion of the County. 
Description of Proposal 
The Project will be accessed via Riggs Road to Bullard Avenue to Patterson Road, which will 
require an extension of improvements on Bullard Road to Patterson Road, and then 
improvements on the Patterson Road alignment to the Site. The Project will include the 
development of PV solar panels mounted on tracking systems and BESS containers designed 
for long-duration grid support. Associated infrastructure includes electrical inverters, 
transformers, an on-site substation, access roads, perimeter fencing, fire and security 
systems, and underground electrical cabling. 
The PV solar and BESS systems will interconnect to the regional grid via a new line-side tap 
switchyard to the Pinal West–Westwing 345kV transmission corridor. Power generated and 
stored at the Project will be available to serve peak demand, enhance resiliency, and support 
renewable generation variability. Temporary laydown and staging areas totaling ~30.8 acres 
are identified throughout the Site to support phased construction. 
The Project will be developed in phases, with initial grading and infrastructure construction 
focused on the central core of the Site. Developer anticipates that the Project will ultimately 
provide several hundred megawatts of renewable capacity and be capable of powering over 
40,000 Arizona homes during peak usage periods. 
The Project will operate 24/7 but will not be staffed on a full-time basis. Remote monitoring 
and scheduled maintenance will be provided by a small team. The Project is expected to 
create numerous temporary construction jobs and several long-term technical positions for 
operations and support. Security fencing will be provided along the perimeter, with native 
desert landscaping used to buffer public views and enhance compatibility. Lighting will be 
limited to shielded, motion-activated fixtures near access points. Signage will be minimal, 
consistent with County standards for utility sites, and include Project identification and safety 
notices. 
As noted above, the requested IUPD Overlay proposes to limit the uses on the Site to utility-
scale solar, BESS and associated infrastructure and ancillary uses. as indicated in Table 1: 
Permitted Uses below. The use types described in Section 902.2.17 of the Maricopa County 
Zoning Ordinance (“MCZO”) have been determined by the County to include BESS. Restricting 
the Site to these uses will prevent other industrial uses that may be considered incompatible 
with the surrounding area from being constructed on the Site. Any uses not specifically 
allowed pursuant to MCZO Section 902.2.17 shall not be permitted:

3 
 
Table 1: Permitted Uses 
Base Zoning District 
Use Description 
IND-2 
MCZO Section 902.2.17: 
Public utility treatment and generating plants including 
sewage, wastewater, water, power, electrical, nuclear and 
solar, and including ancillary offices. Attendant facilities and 
appurtenances to the above uses as well as uses associated 
with service to the public of water, gas, telephone and cable 
television. Where an electrical generating plant is in 
operation, evaporation ponds and other appurtenances may 
be permitted provided such evaporation ponds or 
appurtenances are associated within the facility being served. 
 
PV Solar/BESS Use & Equipment 
The PV solar system will be comprised of an extensive series of PV panels mounted on 
tracking systems and will occupy the majority of the acreage within the Project. 
The BESS equipment will consist of containerized battery units placed on concrete 
foundations, each equipped with integrated HVAC, fire suppression, and monitoring systems. 
The units will store excess solar energy produced during daylight hours and discharge power 
to the grid during evening peaks or emergency conditions. The BESS equipment will comprise 
a very small portion of the Project. 
Each battery cabinet will be monitored 24/7 via a supervisory control and data acquisition 
(“SCADA”) system, with remote operational oversight and automated safety shutdown 
protocols. Equipment will be compliant with NFPA 855 and UL 9540A standards to ensure 
fire resilience and thermal event prevention.     
On-Site Operations Areas 
The Project will operate without daily on-site staff. Routine maintenance and inspections will 
be conducted by a small operations team on a scheduled basis. The Site will include staging 
areas, inverter pads, and a substation control enclosure accessible via internal gravel roads 
designed to meet applicable fire access standards. The BESS and PV solar systems will be 
separated by substantial buffer areas, retention basins, and natural desert landscape to 
reduce visibility and environmental impacts.  Critical equipment will be located toward the 
interior of the Site to maximize distance from off-site uses.

4 
 
Perimeter Screening 
The Project will be enclosed with a 6'–8' chain link fence with optional slats or screening 
where necessary. Wildlife-permeable fencing may be utilized (if determined to be necessary) 
in coordination with Arizona Game & Fish to support habitat movement corridors. 
On-Site Lighting 
Lighting will also be placed near the BESS pads and switchyard, consistent with security 
needs, and will comply with MCZO Section 1112, including full shielding and dark-sky 
considerations. 
Fire & Hazard Mitigation 
Fire service to the Project will be provided by Arizona Fire & Medical Authority (“AZFMA”) 
via the annexation of the Project into the Buckeye Valley Fire District. Developer will work 
closely with AZFMA on the design of the Project. The Project will comply with all applicable 
fire codes. A Hazard Mitigation and Emergency Response Plan is being developed in 
collaboration with AZFMA and will be provided to the County. All fire apparatus access roads 
will be a minimum of 20' wide with 2' compacted shoulders, consistent with the Road Detail 
Plan included with this application (Sheet C-500) and designed to AZFMA specifications. 
Proposed Development Standards 
The Site will meet or exceed the majority of the general IND-2 base zoning district 
development standards and regulations, and the proposed changes to the development 
standards outlined herein are intended to protect both adjacent property owners and users, 
as well as to provide for necessary Site security. The proposed development standards for 
the Project are outlined and described in the following table: 
Regulation 
Base Zoning District 
Regulations (IND-2) 
Proposed Zoning 
District Regulations 
(IND-2 IUPD) 
Maximum Height 
40' 
40’ 
Min. Distance from BESS Cabinets 
to Existing Residential Dwelling 
Units 
N/A 
500’ 
Min. Front Yard (West) 
15’ (abutting collector street) 
100’ 
Min. Side Yard (North) 
5’ (adjacent to rural or 
residential zoning district) 
100’ 
Min. Side Yard (South) 
5’ (adjacent to rural or 
residential zoning district) 
100’ 
Min. Rear Yard (East) 
25' (abutting a rural or 
residential zoning district) 
100’ 
Minimum Lot Area 
6,000 sq ft 
6,000 sq ft

5 
 
Min. Lot Width 
60' 
60’ 
Maximum Lot Coverage 
60% 
60% 
Additional Regulations (MCZO 
Section 902.9.1) 
All uses except for parking, 
loading, unloading or storage 
shall be conducted within a 
completely enclosed building 
The activities and 
operations associated 
with the BESS use are 
not required to be 
conducted within a 
completely enclosed 
building 
Parking (MCZO Section 1102) 
Office: 1 space per 250 SF 
Industrial: 1 space per 600 SF 
2 spaces 
Handicapped 
Parking 
(MCZO 
Section 1102) 
5% of parking spaces shall be 
handicapped parking spaces. 
1 space (33%) 
Perimeter Screening 
(Side & Rear abutting a rural or 
residential zoning district)  
6’ masonry wall 
6'–8' chain link 
fencing 
Perimeter Screening 
(not abutting a rural or 
residential zoning district)  
6’ masonry wall or fence with 
view obscuring material 
6'–8' chain link 
fencing 
 
Relationship to Surrounding Property 
The Site is primarily surrounded by vacant ASLD and BLM lands, with scattered rural 
residential properties located over 500 feet from the Project boundary. Adjacent zoning 
includes Rural-43 and Rural-190, and land uses in the vicinity consist largely of open desert 
and utility corridors. The proposed Zone Change with Overlay introduces a passive, 
infrastructure-oriented use that generates minimal noise, traffic, or lighting and is highly 
compatible with adjacent undeveloped lands. 
The Site includes internal environmental buffers and avoids the FEMA AE floodway areas and 
designated washes as shown in the Overall Site Plan (Sheet C-200) included with this 
application. No development will occur in the exclusion zone or within required wetland 
buffers. There are no formal identified wildlife corridors impacting the Site, but should any 
be identified during the Project approval and permitting process, appropriate measures will 
be taken to preserve them. It should be noted however that the existing wash corridors 
through and adjacent to the Site will be preserved and accommodated with space through 
Site design for recreation access. 
The Project provides regional benefits in the form of renewable energy generation, grid 
stability, and fire-resilient infrastructure investment. It also promotes economic 
development in a manner that avoids sprawl and leapfrog residential growth.

6 
 
Location & Accessibility 
The Site is located near the intersection of the Patterson Road and Litchfield Road alignments 
in unincorporated Maricopa County. Regional access is available via Patterson Road, which 
connects to MC-85 and I-10. Local access will be provided via Riggs Road to Bullard Avenue 
and then to Patterson Road. This will require the Project improving access on currently 
unimproved Bullard Avenue to Patterson Road, followed by improvements along the 
Patterson Road alignment to the Site, as well as internal access drives, as noted in the Traffic 
Statement included with this request. Access rights required along the unimproved Patterson 
Road alignment will be obtained by the Project via access easements, ROW’s, or leases (see 
Exhibit E – Patterson Road Alignment attached hereto). It should also be noted that any 
existing accesses through the Site utilized by the public to reach trailheads, recreation areas, 
etc. will be preserved via Site design if on State Trust Land. 
Circulation System 
Circulation on-site will consist of stabilized gravel access roads with a typical width of 16 feet 
plus 2-foot shoulders, or wider where required by AZFMA, as shown in the Road Detail Plan 
(Sheet C-500) included with this application. The perimeter will include fire lanes accessible 
from multiple gated entries. Off-site improvements include the extension of Bullard Avenue 
to Patterson Road, followed by targeted grading and stabilization along the Patterson Road 
alignment to the Site, as necessary to support both construction and permanent access. All 
internal roadways will remain private and gated. No recreation access or easements will be 
on State Trust land unless a recreation permit is issued as the State Land Trust must be 
compensated.  Recreation access through the remainder of this Project can be routed through 
as necessary. Viewshed protection is maintained through internal siting of the PV solar and 
BESS infrastructure, and screening setbacks from sensitive boundaries including public lands 
and wilderness areas. 
Development Schedule 
Construction is expected to begin in late 2027 following entitlement and permitting 
approvals. The Project will be developed in phases, with initial grading, fence installation, and 
civil work preceding the installation of PV solar modules, inverters, and BESS systems. Final 
phases will include substation/switchyard construction and grid interconnection. The 
overall development period is anticipated to span 18 to 36 months depending on utility 
coordination and market factors.     
Community Facilities & Services 
The Project will not impact local schools, parks, or recreation areas. The Site is served by the 
Buckeye Union High School District and Liberty Elementary School District, although no 
residential development is proposed that would generate student enrollment. Nearby 
amenities, such as the Sierra Estrella Wilderness area and its associated trails and trailheads 
(see Exhibit F – Existing Recreational Amenities attached hereto), will remain fully 
accessible, and the Project will include protective buffers through Site design to ensure 
viewshed and trail preservation.

7 
 
Public Utilities & Services 
Sewer:   
 
None Proposed or Required 
Water:   
 
Onsite Wells (no potable water required) 
Refuse:  
 
None Proposed or Required 
Electric:  
 
TEP 
Fire Protection:  
Arizona Fire & Medical Authority (Buckeye Valley Fire District) 
Police Service:   
Maricopa County Sheriff     
 
Compliance with Goodyear & Avondale General Plans 
Although the Site is located in unincorporated Maricopa County, it lies within the municipal 
planning areas of the Cities of Goodyear and Avondale (see Exhibit G – General Plan Land 
Use Designations attached hereto). The Project has been designed to remain compatible 
with the goals and policies of both jurisdictions' adopted general plans. 
City of Goodyear 
The portion of the Site within Goodyear’s planning area is designated as “Open Space” and 
“Scenic Neighborhoods” in the Goodyear 2035 General Plan. These designations prioritize 
conservation, rural character, and limited development intensity. The Project is consistent 
with these objectives as it introduces no residential uses, avoids public infrastructure 
extensions, and maintains the natural topography and desert conditions of the Site. All major 
infrastructure is internalized and screened to preserve scenic views, and the Project’s 
temporary (25-30 years), reversible nature supports long-term conservation goals. 
Furthermore, the Goodyear General Plan explicitly promotes environmental sustainability 
and supports renewable energy investment under its “Healthy & Sustained” and “Prosperous 
& Innovative” strategies. By delivering clean, emissions-free energy and supporting grid 
reliability, the Project advances these stated policy goals. Use limitations imposed through 
the IND-2 IUPD overlay will ensure the Site is restricted solely to utility-scale solar, battery 
energy storage, and supporting infrastructure excluding unrelated industrial uses and 
maintaining compatibility with the City’s long-range vision. 
City of Avondale 
The portion of the Site within Avondale’s Municipal Planning Area is designated as a 
“Estate/Low Density Residential” under the Avondale 2030 General Plan. This designation 
allows lower density residential land uses depending on infrastructure availability and site 
context. The General Plan emphasizes sustainability, resilience, and renewable energy 
development, highlighting targets of 90% citywide renewable energy by 2050 and 80% 
renewable for City operations by 2035. The Project directly supports these targets by 
delivering large-scale solar generation and battery storage, without requiring municipal 
infrastructure or public investment. The Project is privately funded, unmanned, and designed 
with substantial buffering and setbacks to minimize any impact on future development. 
Although the General Plan references future residential uses in the area, these designations 
are aspirational and unlikely to be realized during the Project’s 25-30 year lifespan. Given its

8 
 
temporary and reversible nature, the Project will not preclude implementation of Avondale’s 
long-term land use vision. Moreover, the IND-2 IUPD overlay proposed as part of the 
concurrent zone change application limits the Site’s entitlement to solar generation, BESS, 
and supporting infrastructure, ensuring compatibility with Avondale’s planning framework 
and avoiding typical impacts associated with broader industrial zoning. 
Conclusion 
The Project is a forward-looking, regionally beneficial infrastructure project that supports 
the public interest through clean energy development, economic opportunity, and 
responsible land stewardship. The requested Zone Change with Overlay is consistent with 
the County’s Comprehensive Plan as well as the City of Avondale, the City of Goodyear, and 
the County’s planning goals.     
Approval of this Zone Change with Overlay request will allow the development of a much-
needed sustainable energy support use in this area which complements the existing 
community. The Site is an ideal location for this use as it will connect directly into the existing 
Pinal West–Westwing Transmission line. Solar and BESS are quiet neighbors and will not 
have any negative impact to the surrounding uses. Rather, it will complement the adjacent 
low intensity conditions and support the continued development of the County by providing 
much needed clean electrical generation and storage.  
We respectfully request approval of this Zone Change with Overlay and look forward to 
working with County staff to ensure the Project’s responsible integration into the community.

9 
 
Exhibit A – Site Ownership Map

10 
 
Exhibit B – Application Authorizations

11 
 
Exhibit C – Zone Change Exhibit

12 
 
Exhibit D – Jurisdictional Map

13 
 
Exhibit E – Patterson Road Alignment

14 
 
Exhibit F – Existing Recreational Amenities

15 
 
Exhibit G – General Plan Land Use Designations

Anh Harambasic, PE 
Planning & Development 
301 W. Jefferson St., Suite 170 
Phoenix, Arizona 85003 
Phone: (602) 506-3611 
www.maricopa.gov/planning 
email address: 
Anh.Harambasic@maricopa.gov 
  
Planning & Development 
 
Engineering Plan Review 
 
 
Date:    
November 5, 2025 
 
Memo To: Darren Gerard, AICP, Planning Manager, Department of Planning & 
Development 
 
Attn: 
Joel Landis Planner, Planning & Development Services 
 
via: 
Doug Jones P.E., Engineering Supervisor, Planning and Development 
 
From: 
Anh Harambasic P.E., Plans Examiner Engineer, Planning & 
Development 
 
Subject:   
Z250025 Mariposa Energy Park  
APN(s): 
400-68-005,400-68-007 
Description-Application for zone change with overlay for approximately 1944 acres 
located near Patterson Rad and Litchfield Road. The request is for a zone change for 
the site from RU-190 to IND-2 with an IUPD overlay to facilitate the development of a 
utility scale energy generation battery storage facility (BESS). This phase does not 
include a plan of development.  
Engineering Review has reviewed the FIRST site plan routed for review for on 
10.9.2025 and has no objections to the zone change without a POD. Any approvals 
shall require the following stipulations.   
 
GENERAL DRAINAGE REVIEW/INFORMATION 
 
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.    
A. Each phase of development must be able to stand alone with respect to 
site infrastructure, including utilities, access and storm water management. 
 
B. 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) 
 
C. 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)

Page 2 of 2 
 
 
 
 
D. 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.  
 
E. Historic inflow and outflow drainage locations and characteristics must be 
maintained. 
 
F. See https://apps.pnd.maricopa.gov/plansubmittalchecklist for the most up 
to date interactive Engineering Plan Review checklist. (Please be sure to 
check commercial and all related grading related matters so the checklist 
expands properly). 
 
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. 
 
 
Please contact me with any questions.

Mariposa Energy  Park
Discipline
Traffic Statement
Patterson Road and Litchfield Road alignments
Consultant
Summit Land Management
Z250025
Plans Sealed By Paul E. Basha, PE
Laxmikanth Narwa, PE
Laxmikanth.Narwa@maricopa.gov / 602-506-8677
Int.
Review No.
Date
Item No.
Approval Comment / Condition
LN
2
6/15/2026
1
MCDOT has no traffic related concerns for this site with the available and provided information in the TS dated December 
18, 2025. The applicant / representative has agreed to comply with all the previous review comments issued for this 
project site (see attached comment history todate). Therefore, MCDOT has no further comments on this traffic study.
This Traffic Impact Study is Approved
Traffic Engineering TIA Approval Memo
Project Name
Location
    MCDOT Reviewer: Attach the Project TIA Cover Sheet with Maricopa County Approval Stamp.
General Project Summary:
The current Traffic Statement (TS) submittal, dated December 18, 2025,was submitted without clear indication of which parces are included with the proposed development. As the 
site is in the remote location, MCDOT Road Information Tool (RIT) also doesn't show the actual parcel information at this time. The TS report also doesn't mention the opening and/or 
buildout year for the project. However, due to the remote location of the proposed site, MCDOT has no traffic related concerns for this site.
The proposed development is located near the Patterson Road and Litchfield Road alignments in unincorporated Maricopa County, with a portion of the project within the City of 
Goodyear. The project area is planned for 2,944 acres and is to consist of a utility-scale solar facility. Primary access to the site will be provided by the Patterson Road alignment. The 
development is estimated to generate 1 to 2 entering and 1 to 2 exiting daily vehicle trips less than ten times per year. 
Notes / Reference
Attached Review 1 Comment history and Approval Memo.
MCDOT File No.
TIA Approved By
Contact
The below TIA Approval Memo comments are reviewed and approved by a Professional Engineer working for MCDOT. The comments include all previous review comments issued by MCDOT TSMO Branch reviewers, addressed & 
acknowledged by the consultant. This Memo is issued for all Stakeholders to utilize the final review comments and conditions from this Memo along with the approved TIA submittal to proceed futher in the permit process.
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