06.Z260039 PZ Staff Report

Report to the Planning and Zoning Commission
Prepared by the Maricopa County Planning and Development Department
Case: Z260039 – Skyline Battery Energy Storage System (BESS)
Hearing Date: October 22, 2026
Supervisor District: 5
Applicant: Shilpa Shah – Innergex Renewable Development USA, LLC
Owners: Fay E. Jolley Webster Living Trust & Jolley Faye/Marie/Willis Hazel/Harris
Linzell
Request: Zone change from Rural-43 to IND-2 IUPD
Site Location: Generally located 640’ east of the NEC of Broadway Rd. & Tuthill Rd. in the
Buckeye area
Site Size: Approximately 18.4 acres
Density: N/A
County Island: No
County Plan: Maricopa County Framework 2040 Comprehensive plan - Rural
Development Area (RDA) – Area of Rural Influence
Municipal Plan: City of Buckeye – Rural
Municipal Comments: Comment Letter - No Objection
Support/Opposition: None know n
Recommendation: Approve with conditions
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Project Summary:
1. The applicant is requesting a zone change from Rural-43 to IND-2 IUPD over approximately 18.4
acres of land for a proposed battery energy storage system (BESS). The site is generally located
640’ east of the NEC of Broadway Rd. & Tuthill Rd. in the Buckeye area. The project’s intention is
to store and release generated power within battery systems to be used in times of excess service
demand.
2. The site is comprised of five parcels formerly residential and agricultural lots – 502-47-029A, 502-
47-029D, 502-47-029F, 502-47-030A, 502-47-030C. Parcel 502-47-029F received a special use
permit in 2006 under Z200514 for a 20-year elder care assisted living facility. There are not
currently any structures on the parcel.
3. The project will consist of a BESS facility and associated electrical and civil infrastructure. The
final equipment layout will be refined through engineering, interconnection design, manufacturer
selection, fire-jurisdiction review, and Maricopa County building and site-development review. The
facility is expected to operate 24 hours daily as an electric grid asset. Operations will be
automated and remotely monitored. On-site staffing will generally be limited to periodic
inspections, preventive maintenance, vegetation management, repairs, testing, equipment
replacement, security, and emergency response. The project is not expected to require full-time
on-site employees during normal operations.
4. There is no plan of development (POD) incorporated into this zone change. There will be a future
POD for administrative review and approval prior to construction permitting.
5. The proposed IUPD will deviate from the base IND-2 zoning district’s development standards to
enable flexibility in future development. Maximum lot coverage (aggregate area under roof) has
been increased from 60% to 75% to further accommodate the BESS facility. Per the City of
Buckeye’s request, enhanced screening will occur along the northern, eastern and southern lot
lines. Parking requirements for the BESS use are reduced to a single space to accommodate a
limited number of maintenance personnel. Finally, while the site will be fully shielded and
screened, the applicant is requesting to remove the industrial use enclosure requirements to
accommodate present and future BESS technologies and ease of site permitting.
6. The following table (next page) contrasts the proposed IUPD against the base zoning district.
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BASE ZONING DISTRICT PROPOSED ZONING DISTRICT
REGULATION
REGULATIONS (IND-2) REGULATIONS (IND-2 IUPD)
Maximum Height 60’ 60’
Minimum Front Setback 20’ 20’
Minimum Side Setback 10' 10’
Minimum Street-side Setback 10' 10’
10’ / 25’ (adjacent to Rural
10’ (adjacent to Rural)
Minimum Rear Setback or Residential Zoning
District)
Minimum Setback for Battery
100’ 100’
Units
Minimum Lot Area 6,000 sq. ft. 6,000 sq. ft.
Minimum Lot Width 60' 60'
Maximum Lot Coverage 60% 75%
Office: 1 per 300 sq. ft. of For BESS use: 1 space required
floor area, for maintenance
Minimum Parking Spaces
Industrial: 1 per 1,000 sq. All other uses shall conform to
ft. of floor area Section 802.
6' solid wall, There shall
be a solid fence, wall and 6' solid wall. There shall be a
suitable planting six feet solid fence, wall and suitable
in height where the side planting six feet in height where
and rear boundaries are the side and rear boundaries are
adjacent to rural or adjacent to rural or residential
residential zoning. All zoning. All street frontage shall
street frontage shall be be landscaped with drought-
Minimum Screening landscaped with drought- tolerant plants including trees,
tolerant plants including shrubs or natural vegetation.
trees, shrubs or natural There shall be a minimum of one
vegetation. There shall be tree and three shrubs every 20
a minimum of one tree feet. Trees shall be a minimum
and three shrubs every 20 2-inch caliper at the time of
feet. Trees shall be a installation.
minimum 2-inch caliper at
the time of installation.
For safety reasons, the activities
Additional Regulations and operations associated with
Enclosure of Uses
(MCZO Section 506) the BESS facility are not within a
completely enclosed building.
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Aerial photo of subject site
Aerial image & surrounding environs
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Eagle view of subject site looking north on to subject parcel (aerial image dated March 2025)
Existing On-Site and Adjacent Zoning / Land Use:
6. On-site: Rural-43 / Agricultural and Single-Family Residential
North: City of Buckeye
South: Rural-43 then Broadway Rd./ Agricultural and Single-Family Residential –
Grandview community master plan (regional industrial hub)
East: Southwest Ranch community master plan (mixed uses in Buckeye
jurisdiction)
West: Rural-43 & IND-2 IUPD / Single-Family Residential and Industrial (BESS
facility)
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Zoning Map
[
Utilities, Services and Infrastructure:
7. Water: Well
Wastewater: Septic
School Districts: Liberty Elementary School District & Buckeye Union High School District
Fire: Buckeye Valley Rural Fire District
Police: Maricopa County Sherriff’s Office (MCSO)
Electric: Arizona Public Service
The site is intended to be served by well and septic as water usage should be minimal and limited
to general site maintenance. Water for fire suppression use may be utilized but would not
constitute long term water use activity generated by the site.
Buckeye’s response indicates that they were not approached regarding annexation. The City
would prefer and would be supportive of annexation. There is no pre-annexation or utility service
agreement established with Buckeye. The City has indicated the solar power generation and BESS
use complies with their general plan’s Rural land use designation. Due to an existing BESS and
substation located to the west of Tuthill Rd., Buckeye has no objections to the use if the site is
limited to BESS and doesn’t allow for any other industrial uses. The IUPD includes a condition for
solar power generation, BESS and ancillary uses only.
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Right-of-Way:
8. The following table (next page) includes existing and proposed half-width right-of-way and the
future classification based upon the Maricopa County Department of Transportation (MCDOT)
Major Streets and Routes Plan.
Street Name Half-width Existing R/W Half-width Proposed R/W Future Classification
Broadway Rd. 66’ 66’ Urban Principal Arterial
Adopted Plan:
7. Maricopa County Framework 2040 Comprehensive Plan (adopted May 20, 2026) The use is
considered a Rural Land use within a Rural Service Area due to the lack of water and sewer
infrastructure to the site. Although the proposed use is industrial in nature and located in Rural
Service Area, the plan identifies certain rural-appropriate industrial uses that can be located in
these areas without public water and sewer services. In particular power generation and BESS
facilities are rural-appropriate land uses.
8. The proposal is in concert with the comprehensive plan’s goals including energy use goals which
promotes enhancing the stability and development of the energy grid in the region.
Among the goals and policies furthered by this proposal:
Energy Use goal 1 statement– Improving the stability and reliability of the energy grid through
resilient and dependable energy infrastructure to support current and future regional energy
needs. Policy 1.2– Maricopa County supports expanding the energy generation supply and
capacity to meet the increased needs from future growth.
Energy Goal 2 Increase energy efficiency through development patterns.
Policy 2.2 – Maricopa County supports energy conservation through having new urban
development locate in cities and towns, and in the Urban Growth Area of the County identified in
this Plan.
Energy Goal 3 Support energy development in the region. Goal Statement – Encouraging the
development of energy resources through investment in local energy projects is requisite to
support growth, development, and innovation within the region.
9. City of Buckeye Imagine Buckeye 2040: The City of Buckeye’s General Plan, updated in 2022,
designates this site as ‘Neighborhoods’ which allows land densities over 1 du/ac.
Public Participation Summary:
10. The applicant complied with the requirements of the citizen review process with posting the site
and notification by first class mail to interested parties and adjacent property owners within 300’
of the area being rezoned. According to the applicant’s citizen participation results report, they
have not received any responses, opposition, or support for this request.
Outstanding Concerns from Reviewing Agencies:
11. The City of Buckeye provided a letter stating no objection on the proposed solar power generation
and BESS use. The City referenced limitation on industrial uses to be part of the application, a
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condition has been included to limit the use to solar power generation, BES and ancillary uses.
The City requests enhanced landscaped screening along the boundaries that border the city’s
jurisdiction. The IND-2 zoning district includes landscaping standards that have been included as
part of the IUPD to screen the site. Buckeye indicated due to an existing BESS and substation in
the vicinity they have no objections to the use.
Staff Analysis:
12. The IUPD will limit uses, specifically to solar power generation, BESS and ancillary uses. This
limitation is due to the lack of water/sewer at this time. The proposed zone change is in
conformance with the Rural Development Area land use designation and within the Rural
Influence Area.
13. The specific location was chosen due to its proximity to an existing power substation. Buckeye
indicated in the review comments that directly to the east is a proposed master planned
community listed as Southwest Ranch which was updated in 2004. The master-planned
community covers of 457 acres to include a mix of single-family, multi-family, retail commercial
open space and employment land uses. There is also another master-planned project proposed
directly to the south called Grandview which is proposed as a regional industrial hub, approved
April 2026. The proposal is in concert with surrounding land use and development patterns.
Recommendation:
14. Staff recommends the Commission adopt a motion recommending that the Board of Supervisors
approve Z260039 subject to the following conditions ‘a’ – ‘h’:
a. Development of the site shall be in substantial conformance with the Zoning Exhibit
entitled “Z260039 – Skyline Battery Energy Storage System (BESS) – Zoning Exhibit“,
consisting of 1 full-size sheet, dated September 21, 2026 except as modified by the
following conditions. Staff may determine slight refinements to remain in substantial
conformance with the approved site plan. Minor and major amendments to the site plan
will be determined in accordance with Chapter 3 of the Maricopa County Zoning
Ordinance.
b. Development of the site shall be in substantial conformance with the Narrative Report
entitled “Zone Change with Overlay Narrative Report for Case Z260039”, consisting of 18
pages, dated September 21, 2026, except as modified by the following conditions.
c. The following IND-2 IUPD standards shall apply:
1. Minimum rear setback – 10’ – Adjacent to rural
2. Maximum lot coverage – 75%
3. Minimum Screening – 6’ solid wall.
4. Landscaping/buffering – There shall be a solid fence, wall and suitable planting
six feet in height where the side and rear boundaries are adjacent to rural or
residential zoning. All street frontage shall be landscaped with drought-tolerant
plants including trees, shrubs or natural vegetation. There shall be a minimum of
one tree and three shrubs every 20 feet. Trees shall be a minimum 2-inch caliper
at the time of installation.
5. Minimum Parking – 1 maintenance space required for BESS and/or solar power
generation uses; all other uses shall conform to Section 802.
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6. Additional regulations (MCZO section 506) – BESS and solar power generation
activities may be outside of an enclosed building provided the site is screened.
d. The IUPD overlay is applied to restrict the use of the site for exclusively to solar power
generation, battery energy storage systems (BESS) and ancillary uses. Until such time that
the site is served by sewer, the proposed land uses on the site shall be limited to those
acceptable to the Maricopa County Environmental Services Department (MCESD) that can
be accommodated by onsite septic systems. Any use that requires potable water shall be
served by an approved potable water supply prior to establishment of the use. Where the
use will serve at least 25 individuals for at least 60 days per year, the potable water supply
shall be a public water system.
e. Prior to approval of the Plan of Development application, the parcels shall be combined
into a single parcel.
f. The following Engineering conditions 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. 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.
3. 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.
4. Sealed final Grading and Drainage (Site Infrastructure) Plans and Sealed Final
drainage report must be submitted with the application for Building Permits
g. 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.
h. 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
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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.
Presented by: Andrew Lorentzen, Planner
Reviewed by: Rachel Applegate, Planning Supervisor
Attachments: Case Map (1 page)
Narrative Report (18 pages)
Zoning Exhibit (1 page)
Engineering comments (3 pages)
MCESD comments (1 page)
MCDOT comments (1 page)
City of Buckeye comments (1 page)
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Application Name: Skyline Battery Energy Storage System (BESS)
Legal Description
1N-2W-20,1N-2W-20,1N-2W-20,1N-2W-20
Applicant Applicant Phone/Email
(303) 312-8816
Davey Dobbs
Z260039
Case Address Parcel Primary:502-47-030C
20110 W BROADWAY RD BUCKEYE, AZ 85326
BUCKEYE, AZ 85326
Generated September 23, 2026 4:59 PM Gross Acres: 18 approx. Map scale 1:3,190
Supervisor District No. 5
Skyline BESS Project - Zone Change with Overlay from Rural-43 to IND-2 Industrial Unit Plan of
Development (IUPD) for a BESS facility and related electrical, access, drainage, security, and ancillary
/
Maricopa County Planning & Development - Phoenix, AZ

Zone Change with Overlay
Narrative Report for Case
Z260039
SKYLINE BESS PROJECT
MARICOPA COUNTY, ARIZONA
September 21, 2026
Prepared for Prepared by
3636 Nobel Drive, Suite 260 390 Union Boulevard, Suite 400
San Diego, CA 92122 Lakewood, CO 80228

Zone Change with Overlay Narrative Report Skyline BESS
Table of Contents
A. PROJECT OVERVIEW ..................................................................................................... 1
B. PURPOSE OF REQUEST ................................................................................................. 2
C. DESCRIPTION OF PROPOSAL ......................................................................................... 2
C.1 Relationship to Surrounding Properties .................................................................................. 4
C.2 Location and Accessibility ........................................................................................................ 5
D. INDUSTRIAL UNIT PLAN OF DEVELOPMENT DEVIATIONS ................................................. 6
E. CIRCULATION SYSTEM .................................................................................................. 8
F. DEVELOPMENT SCHEDULE ............................................................................................ 8
G. COMMUNITY FACILITIES AND SERVICES .......................................................................... 9
H. PUBLIC UTILITIES AND SERVICES .................................................................................. 10
I. RESIDENTIAL UNIT PLAN DEVELOPMENT ....................................................................... 11
J. COMPLIANCE WITH CITY/TOWN GENERAL PLAN ............................................................. 11
K. COMMUNITY FACILITIES AND SERVICES ......................................................................... 11
List of Tables
Table 1. Comparison of Base and Proposed Development Standards ........................................ 6
List of Attachments
Exhibit A – Vicinity Map
Exhibit B – Zoning Exhibit
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Zone Change with Overlay Narrative Report Skyline BESS
A. PROJECT OVERVIEW
Project Name: Skyline Battery Energy Storage System, also referred to as the Skyline BESS.
Application Type: Zone Change with Overlay from Rural-43 to IND-2 Industrial Unit Plan of
Development (IUPD) for a BESS facility and related electrical, access, drainage, security, and ancillary
improvements.
Case/Tracking Number: Z260039
General Location: The Project site is located in unincorporated Maricopa County, Arizona, in the
Buckeye area, generally near the northeast corner of West Broadway Road and South Tuthill Road.
The Project site address identified during pre-application review is 20110 West Broadway Road,
Buckeye, Arizona 85326.
Assessor’s Parcel Numbers: 502-47-029D, 502-47-029A, 502-47-030A, 502-47-029F, and 502-47-030C.
Site Area: Approximately 18.40 acres.
Existing Zoning: Rural-43.
Requested Zoning: IND-2 with an IUPD Overlay, or IND-2 IUPD.
Existing Use: The Project site includes assisted living facilities, vacant and undeveloped land, and
low-intensity rural/agricultural uses.
Proposed Use: BESS facility and related electrical infrastructure, including battery enclosures,
inverters/power conversion systems, transformers, switchgear, collector lines, control and
communications equipment, access drives, security fencing, lighting, stormwater facilities,
landscaping/screening, and other appurtenant improvements.
Vicinity Map: Exhibit A shows the Project boundary, West Broadway Road, South Tuthill Road, nearby
parcels, the adjacent/nearby utility sites, municipal boundary/County island context, and a north
arrow and scale.
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Zone Change with Overlay Narrative Report Skyline BESS
B. PURPOSE OF REQUEST
The purpose of this request is to rezone the approximately 18.40-acre Project site from Rural-43 to
IND-2 with an IUPD to allow development, operation, maintenance, and eventual decommissioning of
the Skyline BESS. The Project is located near the northeast corner of West Broadway Road and South
Tuthill Road in unincorporated Maricopa County (Assessor’s Parcel Numbers 502-47-029A, -029D, -
029F, -030A, and -030C; hereafter referred to as the Site).
The Project will provide utility-scale energy storage capacity within an area of Maricopa County that is
already transitioning toward energy, utility, and infrastructure-related uses. BESS facilities are a
critical component of the modern electric grid because they store electricity when it is available and
discharge electricity when it is needed to support reliability, peak demand, renewable energy
integration, and system flexibility. Unlike a power plant, the Project will not burn fuel or generate
electricity through combustion during normal operations. The facility will store electricity
electrochemically and dispatch that electricity through the electric system in accordance with
interconnection, market, and utility operating requirements.
The requested IND-2 IUPD zoning is appropriate because the Project is an infrastructure and utility-
type use that is more consistent with industrial zoning than with the current Rural-43 zoning district.
The IUPD Overlay is requested to establish Project-specific development standards for the BESS
facility, including standards related to outdoor electrical equipment, construction staging, parking,
access, perimeter screening, lighting, and site layout. These standards are appropriate because BESS
facilities require specialized outdoor electrical equipment, controlled access, safety setbacks, and
fire-response design features that do not fit neatly within conventional enclosed-building industrial
development assumptions.
The Applicant requests this rezoning to allow development of the Skyline BESS, a utility-scale BESS
and associated electrical infrastructure. The IUPD Overlay is requested to vary a limited set of IND-2
development standards – principally the requirement that all uses be conducted within a completely
enclosed building to accommodate the outdoor equipment character of a modern BESS facility.
A zoning exhibit is submitted with this application in lieu of a precise site plan. Consistent with the
guidance provided by Maricopa County staff at the July 14, 2026, pre-application meeting (PA260116),
a Plan of Development (POD) will be processed administratively under separate application once final
site design is complete, and all development standards not expressly varied by this IUPD will comply
with the base IND-2 regulations of the Maricopa County Zoning Ordinance (MCZO).
C. DESCRIPTION OF PROPOSAL
The Project will consist of a BESS facility and associated electrical and civil infrastructure. The final
equipment layout will be refined through engineering, interconnection design, manufacturer
selection, fire-jurisdiction review, and Maricopa County building and site-development review. The
Project is expected to include the following major components:
• Battery enclosures or containers;
• Power conversion systems, including inverters and related equipment;
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Zone Change with Overlay Narrative Report Skyline BESS
• Medium-voltage transformers and switchgear;
• Electrical collection and interconnection equipment;
• Communications and supervisory control and data acquisition equipment;
• Auxiliary power and thermal-management systems;
• Fire detection, alarm, suppression, isolation, or mitigation systems as required by the
applicable fire authority having jurisdiction;
• Internal access drives;
• Stormwater retention and drainage facilities;
• Perimeter fencing, walls, gates, and security improvements;
• Limited site lighting;
• Landscaping and screening; and
• Other ancillary equipment needed for safe construction, operation, and maintenance.
The Project may include a small control enclosure, auxiliary equipment enclosure, operations cabinet,
or similar non-habitable structure. Any permanent building or equipment enclosure will be shown on
the final site plan or POD and will comply with applicable Maricopa County building, electrical,
structural, and zoning requirements. The Project is not expected to include a customer-facing office,
warehouse, manufacturing use, retail use, or other general industrial business operation.
The facility is expected to operate 24 hours per day, 7 days per week, as an electric grid asset.
Operations will be automated and remotely monitored. On-site staffing will generally be limited to
periodic inspections, preventive maintenance, vegetation management, repairs, testing, equipment
replacement, security, and emergency response. The Project is not expected to require full-time on-
site employees during normal operations. Temporary construction employment will occur during site
preparation, civil construction, equipment installation, electrical work, testing, and commissioning.
The Project will be designed to comply with applicable building, electrical, fire/life-safety, and utility
requirements. Final safety measures may include battery management systems, thermal
management systems, gas and heat detection, alarms, electrical isolation, emergency shutdown
procedures, grounding, lightning protection, spill containment where needed, clear emergency access
routes, responder staging areas, emergency contact signage, and a site-specific emergency response
or hazard mitigation plan coordinated with the fire authority having jurisdiction. The Applicant will
coordinate with Arizona Fire and Medical Authority (AFMA) and the Buckeye Valley Rural Fire District
regarding site access, setbacks, fire apparatus circulation, emergency response procedures, and any
requirements for alarms, suppression systems, water supply, or other fire-protection measures.
The Project’s exterior equipment colors will use neutral, non-reflective, desert-compatible colors
where commercially available and consistent with equipment-supplier requirements. Typical colors
may include light gray, tan, beige, muted green, or similar low-contrast tones. The final color palette
will be coordinated with the site plan, landscape plan, equipment suppliers, and any applicable
County or IUPD conditions.
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Zone Change with Overlay Narrative Report Skyline BESS
Construction materials will consist primarily of prefabricated battery enclosures or metal equipment
cabinets; concrete equipment pads or foundations; steel or metal equipment supports; gravel or
paved internal access drives; underground and/or overhead electrical conductors; fencing or wall
materials; and stormwater/drainage improvements. The Project will not use combustible fuel during
normal operation, except for limited temporary construction equipment and any backup or
emergency equipment if included in the final design.
Site signage will be limited to Project identification, address, safety, emergency contact, security, fire-
response, utility, directional, and code-required signage. No large commercial advertising signs are
proposed. Any sign lighting, if required, will be shielded and designed to minimize off-site glare.
Perimeter security and screening will be provided as shown on the final site plan and landscape plan.
The Applicant anticipates using security fencing and gates around the BESS facility, with screening
and landscaping provided where feasible along public rights-of-way and adjoining rural or
residentially zoned properties. Based on the Project’s infrastructure function and safety needs, the
IUPD is intended to allow perimeter screening that balances security, visibility for emergency
response, drainage, maintenance access, and compatibility with nearby properties. Where walls,
fencing, and landscaping are provided, the materials, height, and locations will be shown on the site
plan and landscape plan submitted with the application.
Lighting will be limited to the amount necessary for safety, security, and emergency response.
Lighting will be shielded, downward-directed, and designed to reduce glare and light trespass to
adjacent properties and roadways. Continuous high-intensity night-time lighting is not proposed.
Noise-generating equipment may include inverters, transformers, heating, ventilation, and air
conditioning or thermal-management systems, and other electrical equipment. The final design will
consider equipment selection, orientation, spacing, and screening to reduce off-site noise impacts.
Because the facility will have limited on-site activity and no routine heavy truck traffic after
construction, operational noise and traffic are expected to be substantially lower than many
conventional industrial uses allowed in an industrial zoning district.
C.1 Relationship to Surrounding Properties
The Project site is located in an unincorporated County island within the Buckeye area and is
surrounded by a mix of rural, agricultural, vacant, transportation, utility, and emerging energy-storage
or infrastructure-related uses. The Project vicinity includes rural parcels and large-lot properties, West
Broadway Road, South Tuthill Road, and the nearby Justice Battery Energy Storage System project,
which provides a recent and directly relevant land-use precedent for BESS development in the
immediate area.
Surrounding zoning and land uses will be documented in detail on the site plan, zoning exhibit, and
application exhibits. Based on the available pre-application information, the site is currently zoned
Rural-43 and is within the Framework 2040 Rural Densities land-use context, with a municipal
planning influence relationship to the City of Buckeye. The City of Buckeye Municipal General Plan
land-use designation identified during pre-application review is Neighborhood. The site is not within
Buckeye’s incorporated municipal limits, but it is within a County island associated with Buckeye.
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Zone Change with Overlay Narrative Report Skyline BESS
The proposed IND-2 IUPD zoning will introduce an industrial zoning designation to the Project site;
however, the IUPD will restrict development to the proposed BESS facility and related ancillary uses
rather than allowing the full range of general industrial uses without further review. This is an
important feature of compatibility. The proposed IUPD will allow Maricopa County to approve a
narrowly defined infrastructure use with specific standards for layout, screening, access, parking,
safety, and operations.
The proposed development will benefit the community and area in several ways. First, the Project will
support electric reliability and grid resiliency by providing dispatchable energy storage capacity.
Second, the Project will provide productive, low-water-demand use for a rural property located near
existing and planned energy infrastructure. Third, the Project will create short-term construction
employment and generate ongoing tax and economic benefits without creating substantial long-term
demand for schools, parks, libraries, sewer capacity, or other population-serving facilities. Fourth, the
Project will include modern safety, access, and fire-response design features coordinated with the
appropriate emergency-response agencies.
Recent changes in the area support the application request. Most notably, the Justice Battery Energy
Storage System Project was processed as a similar zone change from Rural-43 to IND-2 IUPD in the
same Tuthill Road and Broadway Road area. That case demonstrates that battery energy storage can
be reviewed through the County’s Zone Change with Overlay process and that IND-2 IUPD zoning can
be used to establish project-specific development standards for BESS facilities, including outdoor
electrical equipment, parking, screening, fire-jurisdiction coordination, and right-of-way conditions.
The Skyline BESS is consistent with this emerging land-use pattern and will be subject to its own site-
specific review, conditions, and public process.
C.2 Location and Accessibility
The Project site is located generally at the northeast corner of West Broadway Road and South Tuthill
Road in the Buckeye area of unincorporated Maricopa County. The address is 20110 West Broadway
Road, Buckeye, Arizona 85326.
Regional access is provided by the existing arterial and local roadway network in the Buckeye area.
Primary access to the Project site will be provided on West Broadway Road as shown on the final site
plan. Access will be gated and controlled for security, with emergency access provisions coordinated
with the fire authority having jurisdiction.
The Project will be designed so that maintenance vehicles, delivery vehicles, emergency vehicles, and
construction vehicles can safely enter and exit the site. Final access locations, driveway widths,
surfacing, turning radii, gates, emergency access, and any required roadway improvements or
dedications will be coordinated with Maricopa County Department of Transportation (MCDOT),
Maricopa County Planning & Development, and the fire authority having jurisdiction.
West Broadway Road has been identified during pre-application review as an important roadway
frontage. The Applicant will coordinate with MCDOT regarding required right-of-way dedication,
driveway permits, utility licenses, and any off-site improvements or conditions applicable to the
Project.
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Zone Change with Overlay Narrative Report Skyline BESS
D. INDUSTRIAL UNIT PLAN OF DEVELOPMENT DEVIATIONS
The Applicant requests approval of the IND-2 IUPD Overlay to establish Project-specific development
standards or zoning district regulations for the Project. Through the IUPD, the Applicant requests a
limited set of deviations from the base IND-2 development standards found in Section 506 MCZO to
accommodate the outdoor equipment character, unmanned operation, and fire- and life-safety
design of a modern utility-scale battery storage facility. All base IND-2 development standards that are
not expressly modified by the proposed deviations identified in Table 1 will continue to apply to the
Project.
The IND-2 Development Standards / Regulations are summarized in Table 1 and Project deviations are
discussed in the paragraphs that follow. The values shown reflect the conceptual zoning exhibit
submitted with this application; final quantities will be confirmed on the POD submitted for
administrative review following approval of the Zone Change with Overlay.
Table 1. Comparison of Base and Proposed Development Standards
Base Zoning District Proposed Overlay District
Deviation Request
Regulations (IND-2) Regulations (IND-2 IUPD)
Maximum Height 60’ 60’
Minimum Front Yard 20' 20'
Minimum Side Yard 10' 10'
Minimum Street-side Yard 10' 10'
Minimum Rear Yard 10’ / 25’ (adjacent to Rural or 10’ (adjacent to Rural)
Residential Zoning District)
Minimum Lot Area 6,000 sq. ft. 6,000 sq. ft.
Minimum Lot Width 60’ 60’
*Lot width is measured at front
yard setback.
Maximum Lot Coverage 60% 75%
Screening 6' solid wall. The front 6' solid wall with enhanced
property line shall be landscaping and screening along
screened with a 3’ screen wall, Front (Broadway Road) and
berm or hedge to minimize northern and eastern boundaries.
headlight glare.
Parking Spaces (MCZO Section Office: 1 per 300 sq. ft. of floor Unmanned and remotely monitored.
802) area, Adequate parking will be established
Industrial: 1 per 1,000 sq. ft. of for periodic inspection and
floor area maintenance.
Additional Regulations (MCZO Enclosure of Uses For safety reasons, the activities and
Section 506) operations associated with the BESS
facility is not within a completely
enclosed building.
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Zone Change with Overlay Narrative Report Skyline BESS
Maximum Lot Coverage. This deviation addresses how the base IND-2 maximum lot-coverage
standard applies to BESS. The BESS and related equipment cabinets are unoccupied, non-habitable
equipment shelters that function as outdoor utility equipment rather than as occupied buildings, and
they do not generate the occupancy-driven impacts from employee populations, potable water and
wastewater demand, parking demand, and traffic that a lot coverage limit is intended to manage.
Because a utility-scale BESS facility inherently requires a large equipment footprint, the Applicant
requests that these enclosures be classified as equipment and excluded from the lot-coverage
calculation; in the alternative, the Applicant will accept a maximum lot coverage established by this
IUPD. The equipment footprint and resulting coverage will be shown on the POD. This treatment is
consistent with the Justice BESS precedent.
Screening. The Project will meet or exceed the base IND-2 landscaping and screening standards. In
response to input from the City of Buckeye, the Applicant will provide enhanced landscaping and
screening along the West Broadway Road frontage and appropriate screening and buffering along the
northern and eastern boundaries to address compatibility with potential future development. The
materials, height, spacing, and locations of walls, fencing, and landscaping will be shown on the
landscape plan submitted with the POD. Because this item increases, rather than reduces, the level of
screening otherwise required, no deviation from the base standard is requested. Except as expressly
modified by the deviations identified in Table 1, the Project will comply with the base IND-2
development standards of the MCZO.
Parking Spaces. This deviation modifies Section 802 of MCZO, Parking Regulations for minimum off-
street parking for industrial zone. The Skyline BESS will be unmanned and remotely monitored, with
no full-time on-site employees, no customers, and no public visitation; on-site presence is limited to
periodic inspection, preventive maintenance, vegetation management, and emergency response, as
described in the Circulation System section. Applying the base parking ratio, which is calibrated to
occupied industrial buildings and employee counts, would require parking substantially more than
the facility’s actual demand and would create unnecessary impervious surface, contrary to the
Project’s on-site retention and compatible design objectives. The Applicant therefore requests the
reduced parking provision, together with adequate maneuvering and staging area for maintenance
and emergency vehicles. This approach is consistent with the Justice BESS precedent and with the
low-traffic operational profile of the facility.
Enclosure of Uses. This deviation modifies the base IND-2 requirement that all uses be conducted
within a completely enclosed building. Utility-scale battery energy storage consists of outdoor-rated,
prefabricated electrical equipment that is designed, listed, and warrantied for exterior installation,
and enclosing that equipment within a completely enclosed building is neither technically feasible nor
consistent with the facility’s fire- and life-safety design. Applicable standards for battery energy
storage, including NFPA 855, rely on outdoor siting to provide the equipment spacing, ventilation,
thermal-runaway and deflagration management, and unobstructed emergency responder access that
a fully enclosed building would preclude. The equipment is unmanned and remotely operated,
involves no manufacturing or processing, and produces substantially lower traffic, noise, and service
demands than the enclosed industrial uses the base standard contemplates. Equivalent relief was
granted for the nearby Justice BESS Project (Case No. Z2023028).
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Zone Change with Overlay Narrative Report Skyline BESS
E. CIRCULATION SYSTEM
On-site circulation will be designed for construction, operation, maintenance, and emergency
response. The internal circulation system is expected to include gravel, aggregate base, or paved
access drives connecting the site entrance to BESS equipment blocks, electrical equipment,
stormwater facilities, and emergency access/staging areas. Internal drives will be designed to
accommodate the vehicles necessary for construction, maintenance, and emergency response,
including adequate turning movements near gated entrances so vehicles do not back onto public
roadways.
During construction, temporary traffic will include worker vehicles, grading and civil-construction
equipment, water trucks, concrete trucks, electrical contractors, equipment delivery vehicles, and
specialized vehicles delivering battery containers, inverters, transformers, and other equipment.
Construction traffic will be temporary and will be managed through designated access points, haul
routes, work hours, dust-control practices, and traffic-control measures required by applicable
permits.
During operation, traffic volumes are expected to be minimal. The BESS facility will be remotely
monitored and will require only periodic site visits for inspections, preventive maintenance,
equipment replacement, vegetation management, security, and repairs. The Project will not generate
routine customer traffic, school trips, residential trips, or significant employee commuting.
The Applicant will coordinate with MCDOT regarding any required dedication of roadway rights-of-
way along West Broadway Road and any other frontage affected by the Project. If required, dedication
will be completed in the form, location, and timing required by MCDOT and applicable County
approval conditions. Any driveway access to County roadways will be designed and permitted in
accordance with County requirements. Private utilities that occupy County rights-of-way will obtain
any required license or permit from MCDOT.
The final site plan will identify access points, driveway dimensions, internal circulation routes,
emergency access, parking areas, gates, and any proposed roadway improvements or dedications.
F. DEVELOPMENT SCHEDULE
The Project is expected to proceed in a single primary development phase, although final construction
sequencing may occur in subphases based on equipment delivery, interconnection requirements,
utility coordination, grading, drainage, and commissioning activities.
The preliminary entitlement schedule is as follows:
• Activity: Preliminary Timing
• Maricopa County Pre-Application Meeting: July 14, 2026
• Zone Change with Overlay Application submittal target: July 31, 2026
• Citizen Participation Plan submittal and initial outreach: Within 30 days of formal
application submittal
• Technical Advisory Committee Review: August 31 to September 11, 2026
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Zone Change with Overlay Narrative Report Skyline BESS
• Post-Technical Advisory Committee resubmittal/follow-up: September 21, 2026
• Review comments and agency sign-off target: September 21, 2026
• Planning & Zoning Commission hearing: October 2026, subject to County schedule
• Board of Supervisors Hearing: November 2026, subject to County schedule
• Zoning effectiveness/statutory waiting period: After Board of Supervisors action and
applicable statutory period
• POD/building permit/grading permit/electrical permit processing: Following zoning
approval, or as otherwise allowed by County process
• Construction Start: TBD, anticipated to be 2031
• Commercial Operation: TBD, anticipated to be Q4 2032
Construction activities are expected to include mobilization, survey staking, perimeter controls,
temporary fencing, vegetation clearing where required, grading, drainage improvements, access-road
construction, foundations or equipment pads, electrical trenching, equipment delivery and
placement, utility/interconnection work, fencing, landscaping, commissioning, and site stabilization.
Final construction and operation dates will depend on entitlement approval, final engineering,
procurement, interconnection requirements, building and electrical permits, equipment delivery,
utility approvals, and market/contractual milestones.
G. COMMUNITY FACILITIES AND SERVICES
The Project is a non-residential utility infrastructure use and will not create new residents, students,
or demand for school capacity. The Project will not require new parks, libraries, recreation facilities,
community centers, or other population-serving public amenities. The applicable school district will
be identified on the site plan and application materials as required by Maricopa County.
The Project will not include residential development, commercial retail, lodging, entertainment, or
other uses that will generate regular public visitation. Public access to the facility will be restricted for
safety and security. As a result, the Project’s long-term demand for community facilities and services
is expected to be minimal.
Emergency services will be coordinated through the applicable fire authority having jurisdiction, law
enforcement provider, emergency medical service provider, and utility operator. The Project will
provide emergency access, site signage, contact information, and emergency-response coordination
as required through final design and permitting.
The Project is expected to provide a beneficial public-service function by supporting regional electric-
system reliability without creating the service demands associated with residential or employment-
intensive development.
9

Zone Change with Overlay Narrative Report Skyline BESS
H. PUBLIC UTILITIES AND SERVICES
The Project will require limited utility and service connections compared with conventional industrial,
commercial, or residential development. Final service providers will be confirmed during site-plan,
utility, and building-permit review.
Electric Service/Interconnection: The Project will interconnect with the Arizona Public Service (APS)
Company’s electric utility system through electrical infrastructure shown on the final site plan and
interconnection documents. The interconnecting utility and point of interconnection will be
confirmed in the final application materials.
Water: The Project is not expected to require permanent potable water service for routine operations,
unless a small operations enclosure or code-required facility requires limited service. Water may be
required temporarily during construction for dust control, compaction, and other construction
activities. Construction water may be supplied by water trucks, existing service, or another lawful
source, subject to applicable permits and approvals. Any permanent fire-protection water supply, if
required, will be coordinated with Buckeye Valley Rural Fire District and AFMA.
Sewer/Wastewater: The Project is not expected to require permanent sewer service because it will not
include full-time on-site staffing or customer facilities. Temporary sanitary facilities will be provided
during construction. If a permanent restroom or occupied structure is later proposed, wastewater
service will be addressed through an approved sewer connection, septic system, holding tank, or
other method authorized by the applicable agency.
Fire Protection: The Applicant will coordinate with Buckeye Valley Rural Fire District and AFMA
regarding access, setbacks, fire apparatus circulation, emergency response, water supply or
alternative fire-protection strategy, alarms, suppression, and BESS-specific safety requirements. The
Project will be designed and operated consistently with applicable fire- and life-safety requirements
and industry standards for BESS facilities.
Police/Security: Law enforcement service for the unincorporated County site is expected to be
provided by the Maricopa County Sheriff’s Office, unless otherwise identified by County staff. The
Project will include controlled access, perimeter fencing or walls, gates, security signage, remote
monitoring, and other security measures to limit unauthorized access.
Refuse/Solid Waste: Construction waste will be collected and disposed of by licensed haulers in
accordance with applicable regulations. Operational solid waste is expected to be minimal and will be
handled by a private refuse provider or maintenance contractor. Batteries, electrical equipment, oil-
containing equipment, and other regulated materials will be managed, recycled, or disposed of in
accordance with applicable federal, state, County, and manufacturer requirements.
Natural Gas: Natural gas service is not anticipated to be required for normal Project operation.
Telephone/Communications: Communications service may be provided through fiber, wireless,
cellular, or other telecommunications infrastructure to support remote monitoring, control, security,
and emergency communication.
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Zone Change with Overlay Narrative Report Skyline BESS
Stormwater/Drainage: The Project will provide on-site drainage and retention facilities consistent
with Maricopa County requirements. Final drainage design will address on-site retention, off-site
flows, finished grades, retention disposal, and any other drainage requirements applicable to the site.
I. RESIDENTIAL UNIT PLAN DEVELOPMENT
A Residential Unit POD comparison chart is not applicable because the Project is not a residential
development.
J. COMPLIANCE WITH CITY/TOWN GENERAL PLAN
The Project site is located in unincorporated Maricopa County and is not within the incorporated
limits of the City of Buckeye. However, the site is within a County island associated with Buckeye, and
pre-application review identified the Municipal General Plan land-use context as
Buckeye/Neighborhood. Maricopa County staff strongly encouraged coordination with the City of
Buckeye to explain how the proposal relates to Buckeye’s planning goals and policies, whether
Buckeye will provide water or sewer service, and whether Buckeye intends to annex the site. The
Applicant met with the City of Buckeye on July 9, 2026, to coordinate with the City.
The Applicant will continue to coordinate with the City of Buckeye regarding the Project’s relationship
with the City’s General Plan, annexation expectations, water and sewer service position, roadway and
access considerations, landscape and screening expectations, and broader planning goals for the
area. Written confirmation from the City, or a summary of discussions with City staff, will be provided
if available.
Although the Buckeye Municipal General Plan designation is Neighborhood, the Project is located in
unincorporated Maricopa County jurisdiction and is proposed as a limited utility-infrastructure use
rather than as a broad industrial development. The Project will not introduce intensive
manufacturing, heavy trucking, warehousing, retail, residential density, or other uses that will
substantially increase demand for municipal services. Instead, the proposed BESS will support
electric-system reliability with limited water demand, limited wastewater demand, low operational
traffic, and restricted public access.
The Applicant will continue to coordinate with Maricopa County and Buckeye to address compatibility
with adjacent properties and surrounding planning conditions. The requested IUPD Overlay will limit
the use of the site to the BESS facility and related ancillary infrastructure, thereby avoiding the
broader range of industrial uses that could otherwise be allowed under base IND-2 zoning without
comparable Project-specific limitations.
K. COMMUNITY FACILITIES AND SERVICES
The Project is a non-residential utility infrastructure use and will not create new residents, students,
or demand for school capacity. The Project will not require new parks, libraries, recreation facilities,
community centers, or other population-serving public amenities. The applicable school district will
be identified on the site plan and application materials as required by Maricopa County.
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Zone Change with Overlay Narrative Report Skyline BESS
The Project will not include residential development, commercial retail, lodging, entertainment, or
other uses that will generate regular public visitation. Public access to the facility will be restricted for
safety and security. As a result, the Project’s long-term demand for community facilities and services
is expected to be minimal.
Emergency services will be coordinated through the applicable fire authority having jurisdiction, law
enforcement provider, emergency medical service provider, and utility operator. The Project will
provide emergency access, site signage, contact information, and emergency-response coordination
as required through final design and permitting.
The Project is expected to provide a beneficial public-service function by supporting regional electric-
system reliability without creating the service demands associated with residential or employment-
intensive development
12

Zone Change with Overlay Narrative Report Skyline BESS
EXHIBIT A – VICINITY MAP

Fwy
W Roosevelt St Papago W Roosevelt St Csr
District
Project, Case #: Skyline BESS, Z260039
Irrigation
I- 10
Roosevelt Request: Zone Change with overlay to
IND-2 IUPD (Industrial Unit Plan Development)
10 W Van Buren St for future Skyline BESS project
Fwy
Papago Pkwy Owner: Fay E Jolley Webster Living Trust
I- 10 Csr
Sundance
District Developer: Innergex Renewable
N W Harrison St Ln
Irrigation Development USA, LLC
Ave
Roosevelt Cotton
173rd
S
S Last Updated 8/12/2026 (Version 1)
Ln
Maricopa County, AZ
W Yuma Rd Cotton
S Project Boundary
303 ARI ZONA Proposed Easement
Rd W Sundance Pkwy S Ave Ave
Transportation
Watson W Durango St W Durango St 195th 187th W Durango St Rd Local Road
S Trl Rd Citrus Interstate Highway
Ave State Highway
S
Jackrabbit Perryville Railroad
203rd S
W Lower Buckeye Rd S W Lower Buckeye Rd 173rd
Ave
Rd
Ave
Tuthill
Ave Ave
S W Dunlap Rd 195th
183rd 179th
S
S S
W Las Brisas Dr
W Broadway Rd
Ave Rd Trl
Rd
Rd Airport 85
223rd Jackrabbit Mc
W Roeser Rd Dean Perryville W Ln
S S Buckeye Canal
S Canal Buckeye
S S Cotton
S
Rd
W Southern Ave W Southern Ave
Rainbow Rd
Buckeye Canal Rd Extension
S Rd School
Canal
Buckeye
Liberty Rd
S Baseline
NOT FOR CONSTRUCTION
Vicinity Map
Mc 85 85 ARI ZONA W Baseline Rd
UT CO
\\tt.local\GIS\US\CES\Projects\DEN\1092_0038_Freedom_BESS_AZ\Projects\Permitting\Permitting_Figures.aprx Ave
Ave NV
Ln
235th 219th
N Rd Cotton
Rd Tuthill
S
Dean S
Watson S CA NM
AZ
Rd
W Beloat Rd Beloat Rd
O 1:20,000 NAD 1983 StatePlane Arizona Central FIPS 0202 Feet 0 0.475 0.95 1.9 Miles Source: ESRI, USDA NAIP, US CENSUS, BTS MEXICO

Zone Change with Overlay Narrative Report Skyline BESS
EXHIBIT B – ZONING EXHIBIT


Z260039 – Skyline Battery Energy Storage System (BESS) – Zoning Exhibit
Existing Zoning Proposed Zoning
City of Buckeye City of Buckeye
Rural-43 Rural-43
IND-2 IUPD
IND-2 IUPD
Rural-43
Rural-43
City of Buckeye City of Buckeye
Sept 21, 2026

Planning & Development
Engineering Plan Review
Date: September 8, 2026
Anh Harambasic, PE
Planning & Development Memo To: Darren Gerard, AICP, Planning Manager, Department of Planning &
301 W. Jefferson St., Suite 170 Development
Phoenix, Arizona 85003
Phone: (602) 506-3611
www.maricopa.gov/planning Attn: Paola Jaramillo Quintero, Planner, Planning & Development Services
email address:
Anh.Harambasic@maricopa.gov
via: Doug Jones P.E., Engineering Supervisor, Planning and Development
From: Anh Harambasic P.E., Senior Plans Examiner Engineer, Planning &
Development
Subject: Z260039 Skyline BESS
APN(s): 502-47-030C,502-47-029A,502-47-029D Multiple parcels.
Description-Application for the Skyline Battery Energy Storage System. Zone
change with overlay from RU-43 to IND-2 Industrial unit plan of development for a
BESS and related electrical, access, drainage, security and ancillary improvements
for an approximately 18.40 acre site.
Engineering Review has reviewed the plan set and report routed for review, for the
subject application on 8.19.2026 and has the following comments:
DRAINAGE PLAN REVIEW
1. If the intent of this entitlement case is for a zone change only then Engineering
does not have comments on exclusive zone change cases.
2. If the intent is for a ZC with a plan of development the following comments
apply:
a. Grading and drainage plans and a sealed drainage report is needed.
Neither was provided at the first submittal.
i. G&D/drainage plans must show provision of onsite retention
100yr 2hr storm event.
ii. Percolation methods shown on the G&D plans. 36hour max.
b. A traffic impact study or TIS waiver is required for PODs.
FLOOD CONTROL DISTRICT REVIEW
1. Site is in a zone X. No comments.
PND TRANSPORTATION PLAN REVIEW
1. Defer to MCDOT TSMO and Planning comments.
STORM WATER QUALITY REVIEW/INFORMATION
1. The subject site is not located within the County’s Urbanized Area.
The following general stipulations will apply:
GENERAL DRAINAGE REVIEW/INFORMATION

Page 2 of 3
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. 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.
3. 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.
4. Sealed final Grading and Drainage (Site Infrastructure) Plans and Sealed Final
drainage report must be submitted with the application for Building Permits
Please contact me with any questions.
DRAINAGE PLAN REVIEW REFERENCES:
The Drainage Regulations are listed in Section 905 of the MCZO:
https://www.maricopa.gov/DocumentCenter/View/4785/Maricopa-County-Zoning-Ordinance-PDF
Maricopa County Drainage Policies and Standards Manual:
https://www.maricopa.gov/DocumentCenter/Home/View/2369
For Additional Information See:
https://www.maricopa.gov/1635/Drainage-Review
FLOOD CONTROL DISTRICT OF MARICOPA COUNTY REFERENCES:
Floodplain Regulations for Maricopa County:
https://www.maricopa.gov/DocumentCenter/View/31723/Floodplain-Regulations-for-Maricopa-County-Final
For Additional Information See:
https://www.maricopa.gov/3847/Flood-Control-District
PND TRANSPORTATION REFERENCES:
Roadway Design Manual
MCDOT Roadway Design Manual
MCDOT General Notes for R/W Permits
General Notes for R/W Permits
Maricopa County Ordinance for Work in R/W
MCDOT R/W Ordinance
Residential Driveway Guidelines
https://www.maricopa.gov/DocumentCenter/View/315
MCDOT Traffic Impact Study Manual
TIS Manual
For Additional Information See:
https://www.maricopa.gov/156/MCDOT
PND STORMWATER QUALITY (SWPPP) REFERENCES:
Storm Water Quality Management and Discharge Control Regulation
https://www.maricopa.gov/DocumentCenter/View/6577
Air Pollution Control Regulations Rule 310
https://www.maricopa.gov/DocumentCenter/View/5354
For Additional Information See:
https://www.maricopa.gov/3980/Water-Sewage-Stormwater-Waste
Maricopa County Resolution for ROW Permits
Transportation Construction Permit (TC) | Maricopa County, AZ

Page 3 of 3
For Additional Information See:
Department of Transportation | Maricopa County, AZ
Abbreviations Key:
Drainage:
DD = Department Directive (See: http://www.maricopa.gov/1911/Department-Directives)
MCZO = Maricopa County Zoning Ordinance
DPSM = Maricopa County Drainage Policies and Standards
SSA = State Standard Attachment
DDMV1= Maricopa County Drainage Design Manual – Hydrology
DDMV2 = Maricopa County Drainage Design Manual – Hydraulics
Flood Control:
FRMC = Floodplain Regulations for Maricopa County
PND Transportation:
RDM = MCDOT Roadway Design Manual
RDG = MCDOT Residential Design Guidelines
MSRP = MCDOT Major Streets and Routes Plan
PND Stormwater:
SWMDCR= Maricopa County Stormwater Quality Management and Discharge Control Regulation
DDMV3= Maricopa County Drainage Design Manual – Erosion Control
APCR= Maricopa County Air Pollution Control Regulations – Rule 310

Water and Waste Management Division
Subdivision
Infrastructure
& Planning Program Project Name: Skyline Battery Energy Primary Contact Name: Davey Dobbs
301 W. Jefferson St. Storage System (BESS)
Phoenix, AZ 85003
Planning Application Type: Zone Change APN(s): 502-47-030C, 502-47-029A and
S u b d i vi s io n @ m a ri co p a .go v with Overlay 502-47-029D
e s d .m a r i c o pa .g o v
Reviewer: Syed Alam, P.E. Planner Name: Andrew Lorentzen
Email: syed.alam@maricopa.gov Planning Case #: Z260039
Phone: 602-879-4969 Date: August 27, 2026
The Maricopa County Environmental Services Department (MCESD) has completed review
for the Skyline Battery Energy Storage System (BESS) planning case(s). Please note the
following MCESD requirements for site development:
Onsite Wastewater (Septic) –
A Notice of Intent to Discharge application for a septic system is required for any
construction. Application must be submitted to the MCESD Onsite Wastewater Program.
• Wastewater is not permitted to discharge to an adjacent parcel’s septic system.
• If conducting food service in unincorporated Maricopa, a grease trap will be
required by Onsite Wastewater program.
• Setback requirements must be maintained per Arizona Administrative Code, Title
18, Chapter 9, Article 312, C (Features Requiring Setbacks).
For Onsite Wastewater related questions, please contact the Onsite Program at (602) 506-
6666 or by email at septicquestions@maricopa.gov.
Additional Notes –
*It should be noted that this document does not approve the referenced project. Comments are provided
for the benefit of the applicant for MCESD permit requirements and as an advisory to Maricopa County
Planning and Development Department. Other Maricopa County agencies may have additional
requirements. Final review and approval will be made through Planning and Development Department
procedures. Applicant may need to submit separate applications to the Maricopa County Environmental
Services Department for approval of proposed facilities regulated by the Department. Review of any such
application will be based on current regulations at the time of application.
Page | 1

MCDOT Planning TAC Comments
Date: 9-15-2026
TAC Assigned Number: Z260039
APN: 502-47-030C, 502-47-029A, 502-47-029D, 502-47-030A, 502-47-029F
Description of Request: Rezone to IND-2 IUPD for BESS
Project Name: Skyline BESS Project
Reviewer Contact Information
For any questions related to the comments herein please contact MCDOTPlanning@maricopa.gov
or 602-506-4619.
1st Submittal Comments
• Broadway Road is classified as an urban principal arterial requiring fee dedication of a 65-
foot half street from the section line per the Maricopa County Zoning Ordinance
Section 804.
o It is the developer's responsibility to determine if the existing right of way is
fee simple, if it is not then the developer will need to provide the right of way in said
form.
o Applicant is required to provide, at applicant’s expense, an American Land Title
Association (“ALTA”) Owner’s Policy of Title Insurance showing title vested in
Maricopa County, a political subdivision of the State of Arizona.
o Dedication shall be completed by time of permit approval or 6 months after BOS
Approval if no MCDOT or PND permit is required.
• The above comments do not include identification of utilities or underground facilities
within or adjacent to the required right-of-way that may have prior rights and/or require
relocation.
• Any additional dedication and offsite improvement requirements will be determined by
MCDOT Traffic based on a submitted TIA/TIS and the above roadway classifications.
o If a TIA/TIS has been previously submitted, approval is valid for one year. If review
for construction is not underway within this time period, MCDOT may request an
updated traffic report to assess any changes in condition.
• Applicant to contact the City of Buckeye due to the proximity of their annexation area.
Engineering Division P: 602.506.4889
2901 W. Durango Street F: 602.506.5969
Phoenix, Arizona 85009

Andrew Lorentzen (PND)
From: Joseph Mueller <jmueller@buckeyeaz.gov>
Sent: Monday, August 31, 2026 11:14 AM
To: Andrew Lorentzen (PND)
Subject: Re: Z260039 - Skyline BESS
This Message Is From an External Sender
This message came from outside your organization. Please use caution when corresponding outside the county.
Morning Andrew! Good to hear from you!
The subject parcels have the future land use designation of Rural in the City's general plan. While the
proposed zoning itself is incongruent with the Rural land use designation; if the site were within the City's
jurisdictional boundaries BESS could be approved via a conditional use permit in either the AG or SF-43
zoning districts, both consistent with the Rual land use designation.
As such, and given the adjacent existing BESS and substation, we have no objections to the proposed
use, assuming the corresponding IPUD restricts uses to just BESS and does not allow for more traditional
industrial uses which would not be compatible with the City's general plan.
Some general requests of ultimate development would be enhanced landscaping and screening along
Broadway Road and appropriate screening/buffering from potential future development to the north and
east.
I'm happy to answer any questions from either County staff or the applicant.
Kind regards,
Joseph Mueller
Senior Planner
Development Services Department
(623) 204-5505
From: Andrew Lorentzen (PND) <Andrew.Lorentzen@maricopa.gov>
Sent: Monday, August 31, 2026 10:40 AM
To: Joseph Mueller <jmueller@buckeyeaz.gov>
Subject: Z260039 - Skyline BESS
[NOTICE: This message originated outside of the City of Buckeye -- DO NOT CLICK on links or open
attachments unless you are sure the content is safe.]
1