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Report to the Board of Supervisors Prepared by the Maricopa County Planning and Development Department Board Hearing Date: April 21, 2021 Case #/Title: Z2020075 – Sun Streams Expansion Solar Project Supervisor Districts: 4 & 5 Applicant/Owner: Sun Streams Expansion, LLC / Arizona State Land Department, West Valley I, II, III & IV LTD Partnership Request: Zone Change from Rural-43 to IND-2 IUPD Site Location: Generally located between the 323rd Ave. alignment to the east, 351st Ave. to the west, Union Pacific Railroad to the south, Southern Avenue to the north Site Size: Approx. 3,221 acres County Island Status: No Additional Comments: The applicant seeks a Zone Change from Rural-43 to IND-2 IUPD for the development of a utility-scale solar development that will generate approximately 385 megawatts (MWs) of electricity along with battery storage. Comments were received by ADOT ROW Project Management, City of Buckeye and SHPO stating no concerns with the proposal. Staff received five (5) letters of support stressing the economic benefits of the proposal. Staff also received eight (8) letters of opposition from the bird-watching community including from individuals from the Maricopa Audubon Society (MAS). According to the Maricopa Audubon Society, this site is the nesting site of the Le Conte’s Thrasher, among other species, and is a known bird-watching site. The applicant is leaving approx. 1,260 (over 1/3rd of the site) acres of land undeveloped in order to protect existing vegetation and bird habitats. MAS produced a study that produced additional recommendations to protect the bird habitat. As a result of this study, the applicant consulted with MAS and staff as part of a robust public outreach program to propose additional protective measures such as a biologist to review bird-nesting sites. Ultimately, while MAS wanted additional conditions, a representative from the organization spoke in support of the proposal. April 21, 2021 Z2020075 Page 1 of 6 Since the publishing of the staff report for the above case, the applicant presented additional conditions of approval the Commission voted to include these conditions in their recommendation to the Board. The conditions address concerns related to bird habitats. Shown below are the additional conditions in leg-edit format with new language underlined and bolded. j. Prior to commencement of construction, a qualified biologist will delineate a suitable nesting habitat for LeConte’s and Bendire’s Thrashers. k. All costs or expenses associated with the biologist and their work in association with the development shall be borne by the property developer. l. The property developer shall submit a letter from AFGD approving the credentials of the selected biologist. m. Construction will be phased so that ground-disturbing activities in a suitable nesting habitat for LeConte’s and Bendire’s Thrashers will be conducted outside of the breeding season for LeConte’s and Bendire’s Thrashers (defined as January through June) to the greatest extent practicable. n. If ground-disturbing activities in a suitable nesting habitat for LeConte’s and Bendire’s Thrashers must be conducted during the breeding season (defined as January through June), a preconstruction survey to identify active nests would be performed by a qualified biologist prior to the commencement of ground- disturbing activities. o. If active LeConte’s or Bendire’s Thrashers nests are found during pre-construction surveys or during construction, a spatial buffer would be established around the nest and monitored by the qualified biologist. Ground-disturbing activities within the buffer would be postponed until the qualified biologist confirms that the nest is no longer active. p. Written documentation of the biologist’s findings regarding active nests shall be provided in writing to and for acceptance by the Zoning Inspector or his or her designee prior to initiating construction activity. Commission Recommendation: On 3/25/21, the Commission voted 9-0 to recommend approval of Z2020075 subject to conditions ‘a’ – ‘p’: a. Development of the site shall be in substantial conformance with the Site Plan entitled “Sun Streams Solar Expansion“, consisting of 20 full-size sheets, dated March 3, 2021, and stamped received March 3, 2021, except as modified by the following conditions. b. Development of the site shall be in substantial conformance with the Narrative Report entitled “Sun Streams Expansion Solar Project”, consisting of 22 pages, April 21, 2021 Z2020075 Page 2 of 6 dated February 26, 2021, and stamped received March 1, 2021 except as modified by the following conditions. c. Subject to the discretion of the Zoning Administrator or their designee, alterations of a substantial nature to the conservation area provided in Figure 3 on page 22 of the Narrative Report entitled “Sun Streams Expansion Solar Project” shall be grounds for requiring a Zone Change Major Amendment. d. The following Planning Engineering conditions shall apply: 1. Final design of drainage infrastructure shall be based on Rational Method calculations, except in situations where drainage areas significantly exceed 160 acres. 2. Drainage Waiver case DRB2021002 must be approved prior to issuance of building permits. 3. Detailed Grading and Drainage Plans showing the new site improvements must be submitted for the acquisition of building permits. On-site (solar field) areas must be designed in such a manner so that flows area directed to retention basin(s). Basin bleed-offs and overflows must be directed to well defined drainage corridors, to the maximum extent possible. 4. Drainage review of planning and/or zoning cases is for conceptual design only and does not represent final design approval nor shall it entitle applicants to future designs that are not in conformance with Section 1205 of the Maricopa County Zoning Ordinance and the Maricopa County Drainage Policies and Standards. All development and engineering design shall be in conformance with Section 1205 of the Maricopa County Zoning Ordinance and current engineering policies, standards and best practices at the time of application for construction. 5. Owner or owner’s agent shall be responsible for identifying and procuring any permit(s) for disturbance of, or work within delineated jurisdictional (404) washes. 6. Any work within a regulated SFHA (floodplain) will require as Floodplain Use Permit (issued concurrent with the required building permit(s) for the site improvements). 7. Pads for inverters and other electrical equipment; and any buildings within the Zone A or AE Floodplain must be elevated to the regulatory flood elevation or otherwise designed to meet the requirements of the Floodplain Use Regulations. All development and engineering design shall be in conformance with the most current version of the Floodplain Use Regulations for Maricopa County. 8. The following right-of-way preservations shall be required and shown on the plans submitted for building permits: Required Preservation: April 21, 2021 Z2020075 Page 3 of 6 a. 65’ half width, 130’ full width right-of-way for Salome Highway b. 65’ half width, 130’ full width right-of-way for 331st Avenue c. 55’ half width, 110’ full width right-of-way for Dobbins Road d. 65’ half width, 130’ full width right-of-way for Baseline Road (east of Salome Highway) e. 65’ half width, 130’ full width right-of-way for 339th Avenue (north of Salome Highway) f. 100’ half width right-of-way for Southern Avenue g. 30’ half width right-of-way for 339th Avenue (between Baseline and Dobbins Road) h. 40’ half width right-of-way for 335th Avenue (between Dobbins and South Mountain, and Vineyard and Southern) i. 40’ half width right-of-way for South Mountain Avenue j. 40’ half width right-of-way for Vineyard Road k. 55’ half width right-of-way for Elliot Road l. 55’ half width right-of-way for Baseline Road (west of Salome Highway) m. 55’ half width right-of-way for 347th Avenue (section line alignment) e. The following IND-2 IUPD Zoning District standards shall apply: 1. Min. Front Yard – 25’except as shown on sheet C1.2 of the Site Plan 2. Min. Side Yard – 0’except as shown on sheet C1.2 of the Site Plan 3. Min. Rear Yard – 0’ except as shown on sheet C1.2 of the Site Plan 4. Max. Lot Coverage – 60%; Solar panels shall not be counted as lot coverage 5. Parking Spaces Required – None required 6. Loading and Unloading Spaces Required – None required 7. Landscaping – No landscaping areas required 8. Sight Visibility Triangles – No sight visibility triangles are required at driveways, mid-section lines intersecting alignments, section line intersecting alignments 9. Article 902.91 – All utility uses shall be permitted to be conducted outdoors 10. Site Enclosure and Screening – Chain-link fencing including 1’ of barbed wire permitted; Slatted chain-link fencing required in all areas abutting subdivided parcels in accordance with sheet C1.2 of the Site Plan f. The IND-2 IUPD shall limit the use of the site exclusively to public utility treatment and generating plants including sewage, wastewater, 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 with the facility being served. All other site uses shall require a Zone Change Major Amendment. g. Noncompliance with any Maricopa County Regulation shall be grounds for initiating a revocation of this Zone Change as set forth in the Maricopa County Zoning Ordinance. April 21, 2021 Z2020075 Page 4 of 6 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, and at the time of expiration of the Zone Change, the property shall revert 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, or the expiration of the Zone Change, 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 or expiration of the Special Use Permit. The Zone Change enhances the value of the property above its value as of the date the Zone Change is granted and reverting to the prior zoning results in the same value of the property as if the Zone Change had never been granted. j. Prior to commencement of construction, a qualified biologist will delineate a suitable nesting habitat for LeConte’s and Bendire’s Thrashers. k. All costs or expenses associated with the biologist and their work in association with the development shall be borne by the property developer. l. The property developer shall submit a letter from AFGD approving the credentials of the selected biologist. m. Construction will be phased so that ground-disturbing activities in a suitable nesting habitat for LeConte’s and Bendire’s Thrashers will be conducted outside of the breeding season for LeConte’s and Bendire’s Thrashers (defined as January through June) to the greatest extent practicable. n. If ground-disturbing activities in a suitable nesting habitat for LeConte’s and Bendire’s Thrashers must be conducted during the breeding season (defined as January through June), a preconstruction survey to identify active nests would be performed by a qualified biologist prior to the commencement of ground- disturbing activities. o. If active LeConte’s or Bendire’s Thrashers nests are found during pre-construction surveys or during construction, a spatial buffer would be established around the nest and monitored by the qualified biologist. Ground-disturbing activities within the buffer would be postponed until the qualified biologist confirms that the nest is no longer active. p. Written documentation of the biologist’s findings regarding active nests shall be provided in writing to and for acceptance by the Zoning Inspector or his or her designee prior to initiating construction activity. April 21, 2021 Z2020075 Page 5 of 6 Presented by: Adam Cannon, Planner Reviewed by: Darren Gerard, AICP, Planning Manager Attachments: 3/25/21 P&Z Packet (124 pages) 3/25/21 P&Z Handout (8 pages) Note: 3/25/21 Draft P&Z Minutes are not available as of the writing of this report, but can be provided upon request later when available. April 21, 2021 Z2020075 Page 6 of 6 Report to the Planning and Zoning Commission Prepared by the Maricopa County Planning and Development Department Case: Z2020075 – Sun Streams Expansion Solar Project Hearing Date: March 25, 2021 Supervisor Districts: 4 & 5 Applicant: Sun Streams Expansion, LLC Owners: Arizona State Land Department, West Valley I, II, III & IV LTD Partnership Request: Zone Change from Rural-43 to IND-2 IUPD Site Location: Generally located between the 323rd Ave. alignment to the east, 351st Ave. to the west, Union Pacific Railroad to the south, Southern Avenue to the north Site Size: Approx. 3,221 acres Density: N/A County Island: No County Plans: Tonopah Arlington Area Plan & Old U.S. Highway 80 Area Plan – Utilities Municipal Plan: N/A Municipal Comments: City of Buckeye – No Concerns Support/Opposition: 5 support letters received/8 opposition letters received Recommendation: Approve with conditions Z2020075 Page 1 of 12 Project Summary: 1. Sun Streams Expansion LLC is requesting a Zone Change from Rural-43 to IND-2 IUPD with a Plan of Development for a utility-scale solar development project generating approximately 385 megawatts (MWs) of electricity along with battery storage. The subject property is designated as a Utilities land use in the Tonopah-Arlington Area Plan and Old U.S. Highway 80 Area Plan following a Major Comprehensive Plan Amendment approved by the Board of Supervisors on December 9, 2020. 2. The site is comprised of approximately 2,597 acres of contiguous ASLD land. The remainder of the site is comprised of six (6) private contiguous parcels comprising approximately 624 acres. Most properties in the immediate vicinity of the project are privately owned. 3. Nearly all land used for solar energy projects like this are developed for the large fields of solar collectors that capture the energy through photovoltaic technology. The subject site is relatively flat and allows for the development of solar energy with little or no additional grading. Washes are present on site and the applicant has committed to avoiding washes to the extent possible in conjunction with agency comments. In addition, the general area contains significant local electrical infrastructure including power generation facilities (nuclear, gas, and solar), transmission lines, substations, and switchyards. 4. According to the applicant’s narrative, the applicant is leaving approx. 1,260 acres of land undeveloped in order to protect existing vegetation and bird habitats. According to the Maricopa Audubon Society, this site is the nesting site of the Le Conte’s Thrasher and is a known bird-watching site. 5. The subject site is currently zoned Rural-43. The applicant is requesting to change the zone to IND-2 IUPD. The base IND-2 zone and requested zoning standards for the IND-2 IUPD district are listed below: BASE ZONING DISTRICT PROPOSED ZONING REGULATIONS REGULATION REGULATIONS (IND-2) (IND-2 IUPD) Max. Height 40’ 40’ 25’ except where shown on the IUPD setback sheet in the site Min. Front Yard 10’ – 25’ plan (sheet C1.2), where a Min. 100’ setback is used in identified locations 0’ except where shown on the Min. Side Yard 3’ - 10’ IUPD setback sheet in the site plan (sheet C1.2) 0’ except where shown on the Min. Rear Yard 25’ IUPD setback sheet in the site plan (sheet C1.2) Min. Lot Area 6,000 sq. ft. 6,000 sq. ft. Min. Lot Width 60’ 60’ 60%; Solar panels not counted as Max. Lot Coverage 60% lot coverage Z2020075 Page 2 of 12 Parking Spaces 1 per 250 sq. ft. of floor area None required Required Article 1103.2 one loading and unloading space for each Loading and 10,000 square feet of floor None Required Unloading area, or fraction thereof, devoted to such use in the building Article 901.4.1: All properties Landscaping requirements within abutting a public street shall the front yard setback not have an open setback area Landscaping required with enhanced setbacks which shall be landscaped and open corridors (as shown on extending for the full width of sheet C1.2) the property No sight triangle limitations at all Sight Visibility driveways, section line and mid- Required Triangles section line intersecting alignments All uses except for parking, A waiver from Article 902.9.1 as loading, unloading or storage applied to solar arrays; they will Article 902.9.1 shall be conducted within a not be located inside enclosed completely enclosed building buildings Chain-link fencing, including one foot of barbed wire topping, and gates shall be allowed on the perimeter of the Project. In areas 6’ CMU wall adjacent to rural where the site abuts developed Site Enclosure & and residential zoning subdivided parcels (as shown on Screening boundaries and for outdoor use the IUPD setback sheet in the of an industrial nature site plan), slats will be added to the perimeter fence to provide visual screening as shown on fencing detail sheet (sheet C5.4) in the site plan. 6. It should be noted that since the applicant is proposing a site plan (required plan of development, POD) and although the zone change is a legislative approval, the POD is administratively approved. Therefore, POD approval is contingent upon prior rezoning approval. 7. The applicant is requesting to vary setbacks (front, rear and side), lot coverage, parking spaces required, loading and unloading spaces required, landscaping, sight visibility triangles, site enclosure, screening and sign standards. The proposed standards are consistent with other utility-scale solar installations in the County. Z2020075 Page 3 of 12 8. In order to accommodate nearby residential properties and existing vegetation, the applicant has agreed to provide a 100’ setback at locations where the site abuts residential properties while requesting a 25’ setback at locations less proximate to residential properties. Likewise, the applicant is requesting to vary the rear and side setbacks to 0’. These setbacks are identified as an exhibit in the applicant’s site plan (Sheet C1.2). Additionally, the applicant is requesting that lot coverage does not include the solar panels as the panels are not considered permanent structures or buildings. 9. The applicant is requesting to waive landscaping in order to preserve existing landscaping (natural desert vegetation). It is important to note that over 1/3 of the site will be left undisturbed. For screening, the applicant has proposed chain-link with 1’ of barbed wire fencing in lieu of a 6’ CMU wall abutting rural or residential zoning. In areas where the site abuts residential properties, the applicant has proposed a more appropriate screen of slatted chain-link fencing. Additionally, the applicant is requesting that site uses be permitted outside of an enclosed building as the nature of the use (solar panels) requires the use to be conducted outdoors to generate energy. 10. The applicant is also requesting to vary required site visibility triangles at all driveways and intersecting alignments. The MCZO specifies that 25’x25’ sight visibility triangles are to be provided at the property line where all access points are present and at the corner of properties with an intersection. Sight visibility triangles are unnecessary at alignments internal to the site. Additionally, proposed fencing at the intersecting alignments and driveways will not include slats and thus visibility will not be obstructed. Also, the applicant requested that there be no parking or loading spaces as no regularly occupied buildings will be placed on site. Exhibit 1 – 2020 Aerial Map Z2020075 Page 4 of 12 Exhibit 2 – Rural-43 Zoning District and Surrounding Zoning Districts Exhibit 3 – Site Plan Excerpt Z2020075 Page 5 of 12 Exhibit 4 – Conservation Area Exhibit Existing On-Site and Adjacent Zoning / Land Use: 11. On-site: Rural-43 / Vacant/Agricultural North: Rural-43 / Vacant/Agricultural with Scattered Rural Residential South: Rural-43 / Vacant/Agricultural East: Rural-43 / Vacant/Agricultural with Scattered Rural Residential West: Rural-43 / Vacant/Agricultural with Scattered Rural Residential Utilities and Services: 12. Water: Private Well Wastewater: Septic School Districts: Arlington Valley Elementary School District #47 Buckeye Union High School District #1 Saddle Mountain Unified School District #90 Fire: Arizona Fire & Medical Association Police: MCSO Z2020075 Page 6 of 12 Right-of-Way: 13. The following table 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 Existing R/W Proposed R/W Future Classification* Salome Hwy 80’ (full) 130’ Minor Arterial Baseline Rd. 0’ - 65’ (half) 130’ Minor Arterial Southern Ave. None Existing 100’(half) Minor Collector Dobbins Rd. 80’ (full) 110’ Minor Arterial 331st Ave. 0’ - 55’ (half) 130’ Minor Arterial 339th Ave. 0’ – 65’ (half) 130’ Minor Arterial 347th Ave. 0’ – 55’ (half) 55’(half) Minor Arterial South Mountain Ave. 0’ – 40’ (half) 40’ (half) Minor Arterial Vineyard Rd. 0’ – 40’ (half) 40’ (half) Minor Arterial Elliot Rd. 0’ – 55’ (half) 55’ (half) Minor Arterial Adopted Plans: 14. Old U.S. Highway 80 Area Plan & Tonopah/Arlington Area Plan: The ASLD land is designated and six privately-owned parcels are designated as Utilities. The Utilities designation is for electric generating plants, water, and wastewater treatment facilities, associated offices and accessory equipment. Under a Utilities designation, the appropriate zoning district is IND-2. Public Participation Summary: 15. The applicant complied with 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’ of the subject parcel and interested parties. The applicant submitted a Public Participation Results Report. 16. According to the Public Participation Results Report, the applicant received 29 inquiries from residents and interested parties about the proposed zone change. A majority of the inquiries were job opportunity requests and concerns related to a Le Conte’s Thrasher bird-watching site. Other inquiries included general information requests and a request to do business with the applicant. 17. The applicant conducted a virtual open house meeting on September 10, 2020 that took place just prior to the submittal of the zone change application and during the applicant’s major comprehensive plan amendment application. There were 19 citizen attendees not including staff of the applicant. The applicant received general questions related to project lifespan/decommissioning, property values, wildlife/pests, project fencing, heat increase and road use/repair. Additionally, the applicant included a summary of their citizen contacts from the meeting and the manner in which they responded to those questions. 18. A significant amount of outreach was conducted with the Arizona Game and Fish Department, National Audubon, local Audubon and concerned individuals regarding a bird watching area for the Le Conte’s Thrasher species. Based upon this outreach, the Z2020075 Page 7 of 12 applicant made significant changes to their Plan of Development and will be leaving approx. 1,260 acres of land undeveloped to preserve the habitat of the Thrasher and the bird-watching area. 19. County Staff received five (5) support letters. The first letter was from a law firm representing the owners of the privately owned parcels that comprise 624 acres of the subject site. The support letter suggested that the project would result in increased property tax revenue, construction jobs and would provide emission-free energy to the state. The second letter was from Deanna K. Kupcik, President/CEO of the Buckeye Valley Chamber of Commerce. The letter noted that the “economic and social benefits of this project outweigh any perceived impacts”. The three other support letters from Blount, McCarthy Building Companies and Nuclear Vision LLC expressed their support for the solar development and the potential jobs/economic benefits the development could provide. 20. Staff received eight (8) opposition letters related to a bird habitat and bird watching spot located interior to the subject property. Some of these letters were submitted during the finalization of the CPA process; however, we believe that they were intended for the Zone Change case. A significant amount of outreach was conducted with the Arizona Game and Fish Department, National Audubon Society, Southwest Audubon Society and Maricopa Audubon Society and concerned individuals regarding a bird watching area for the Le Conte’s Thrasher species. The applicant conducted a web meeting with Arizona Game and Fish. Arizona Game and Fish did not comment on the proposed zone change. Based upon this outreach, the applicant made significant changes to their Plan of Development and will be leaving approx. 1,260 acres of land undeveloped to preserve the habitat of the Thrasher and the bird-watching area. The applicant met on site with Mr. Mark Horlings (opposed). Mr. Horlings submitted a report to Staff prepared by James Holderer and Micah Reigner of the Maricopa Audubon Society about the bird habitat. The report summarizes the various species in the area and lists technical recommendations. The report has been included as an attachment to this Staff report. Outstanding Concerns from Reviewing Agencies: 21. N/A Staff Analysis: 22. The state and Maricopa County recognize the potential environmental and economic benefits that solar technology can provide. The Sun Streams Expansion Solar Project 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. In contrast, very little water is utilized for photovoltaic technology. As a result, this development would not pose a threat to groundwater depletion. 23. Staff believes the proposed solar facility is well suited to this rural area, which requires large amounts of relatively flat land. The majority of the land is flat. Staff agrees with the applicant that the subject site is suitable due to proximity to electrical transmission lines, nearby stations and substations, and because the surrounding area is vastly Z2020075 Page 8 of 12 undeveloped. Staff agrees with the applicant that the project will not detrimentally affect the visual quality of the area. 24. The applicant has demonstrated a commitment to preservation by dedicating over 1/3 (approx. 1,260 acres) of the 3,221 acre property to protect the bird habitat, bird watching area and natural drainage ways. The applicant received comments from SHPO indicating that there are “no historic properties affected” on the site following a survey submitted by the applicant. 25. 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 the Sun Streams Expansion Solar Project would add to this effort in a positive way by providing the potential for 800 temporary construction and operation/maintenance jobs. There will also be a small number of long-term employment opportunities for County residents. Recommendation: 26. For the reasons outlined in this report, staff recommends the Commission motion for Approval, subject to conditions ‘a’ – ‘i’. a. Development of the site shall be in substantial conformance with the Site Plan entitled “Sun Streams Solar Expansion“, consisting of 20 full-size sheets, dated March 3, 2021, and stamped received March 3, 2021, except as modified by the following conditions. b. Development of the site shall be in substantial conformance with the Narrative Report entitled “Sun Streams Expansion Solar Project”, consisting of 22 pages, dated February 26, 2021, and stamped received March 1, 2021 except as modified by the following conditions. c. Subject to the discretion of the Zoning Administrator or their designee, alterations of a substantial nature to the conservation area provided in Figure 3 on page 22 of the Narrative Report entitled “Sun Streams Expansion Solar Project” shall be grounds for requiring a Zone Change Major Amendment. d. The following Planning Engineering conditions shall apply: 1. Final design of drainage infrastructure shall be based on Rational Method calculations, except in situations where drainage areas significantly exceed 160 acres. 2. Drainage Waiver case DRB2021002 must be approved prior to issuance of building permits. 3. Detailed Grading and Drainage Plans showing the new site improvements must be submitted for the acquisition of building permits. On-site (solar field) areas must be designed in such a manner so that flows area directed to retention basin(s). Basin bleed-offs and overflows must be directed to well defined drainage corridors, to the maximum extent possible. Z2020075 Page 9 of 12 4. Drainage review of planning and/or zoning cases is for conceptual design only and does not represent final design approval nor shall it entitle applicants to future designs that are not in conformance with Section 1205 of the Maricopa County Zoning Ordinance and the Maricopa County Drainage Policies and Standards. All development and engineering design shall be in conformance with Section 1205 of the Maricopa County Zoning Ordinance and current engineering policies, standards and best practices at the time of application for construction. 5. Owner or owner’s agent shall be responsible for identifying and procuring any permit(s) for disturbance of, or work within delineated jurisdictional (404) washes. 6. Any work within a regulated SFHA (floodplain) will require as Floodplain Use Permit (issued concurrent with the required building permit(s) for the site improvements). 7. Pads for inverters and other electrical equipment; and any buildings within the Zone A or AE Floodplain must be elevated to the regulatory flood elevation or otherwise designed to meet the requirements of the Floodplain Use Regulations. All development and engineering design shall be in conformance with the most current version of the Floodplain Use Regulations for Maricopa County. 8. The following right-of-way preservations shall be required and shown on the plans submitted for building permits: Required Preservation: a. 65’ half width, 130’ full width right-of-way for Salome Highway b. 65’ half width, 130’ full width right-of-way for 331st Avenue c. 55’ half width, 110’ full width right-of-way for Dobbins Road d. 65’ half width, 130’ full width right-of-way for Baseline Road (east of Salome Highway) e. 65’ half width, 130’ full width right-of-way for 339th Avenue (north of Salome Highway) f. 100’ half width right-of-way for Southern Avenue g. 30’ half width right-of-way for 339th Avenue (between Baseline and Dobbins Road) h. 40’ half width right-of-way for 335th Avenue (between Dobbins and South Mountain, and Vineyard and Southern) i. 40’ half width right-of-way for South Mountain Avenue j. 40’ half width right-of-way for Vineyard Road k. 55’ half width right-of-way for Elliot Road l. 55’ half width right-of-way for Baseline Road (west of Salome Highway) m. 55’ half width right-of-way for 347th Avenue (section line alignment) e. The following IND-2 IUPD Zoning District standards shall apply: Z2020075 Page 10 of 12 1. Min. Front Yard – 25’except as shown on sheet C1.2 of the Site Plan 2. Min. Side Yard – 0’except as shown on sheet C1.2 of the Site Plan 3. Min. Rear Yard – 0’ except as shown on sheet C1.2 of the Site Plan 4. Max. Lot Coverage – 60%; Solar panels shall not be counted as lot coverage 5. Parking Spaces Required – None required 6. Loading and Unloading Spaces Required – None required 7. Landscaping – No landscaping areas required 8. Sight Visibility Triangles – No sight visibility triangles are required at driveways, mid-section lines intersecting alignments, section line intersecting alignments 9. Article 902.91 – All utility uses shall be permitted to be conducted outdoors 10. Site Enclosure and Screening – Chain-link fencing including 1’ of barbed wire permitted; Slatted chain-link fencing required in all areas abutting subdivided parcels in accordance with sheet C1.2 of the Site Plan f. The IND-2 IUPD shall limit the use of the site exclusively to public utility treatment and generating plants including sewage, wastewater, 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 with the facility being served. All other site uses shall require a Zone Change Major Amendment. g. Noncompliance with any Maricopa County Regulation shall be grounds for initiating a revocation of this Zone Change 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, and at the time of expiration of the Zone Change, the property shall revert 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, or the expiration of the Zone Change, 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 or expiration of the Special Use Permit. The Zone Change enhances the value of the property above its value as of the date the Zone Change is granted and reverting to the prior zoning results in the same value of the property as if the Zone Change had never been granted. Z2020075 Page 11 of 12 Presented by: Adam Cannon, Planner Reviewed by: Matthew Holm, AICP, Planning Supervisor Attachments: Case Map (1 page) Site Plan (reduced 8.5”x11”, 20 pages) Narrative Report (22 pages) Engineering Comments (2 pages) MCESD comments (1 page) City of Buckeye Comments (2 pages) ADOT ROW Project Management Comments (2 pages) SHPO Comments (1 page) Support Correspondence (6 pages) Opposition - Maricopa Audubon Society Report (44 pages) Opposition Correspondence (11 pages) Z2020075 Page 12 of 12 MARICOPA COUNTY Application Name: Sun Streams Solar Expansion Legal Description , TT1N RR5W 32, TT1N RR5W 33, TT1N RR5W 34, TT1S RR5W 04, TT1S RR5W 08, TT1S RR5W 09, TT1S RR5W 18 Applicant Applicant Phone/Email RANDY SCHROEDER for ENVALUE 303.819.3313 RSCHROEDER@ENVALUE.US Z2020075 Case Address Parcel Primary: 401-42-IPR 33102 W BASELINE Rd TONOPAH AZ 85354 401-42-030B, 401-42-030C, 401-42-030D+ Generated March 5, 2021 17:48 PM Gross Acres: 3221 approx. Map scale 1:45,742 Supervisor District No. 4 ZONE CHANGE FROM RURAL ZONING (RU-43) TO INDUSTRIAL WITH AN INDUSTRIAL UNIT PLAN OF DEVELOPMENT (IND-2 IUPD) Maricopa County Planning & Development - Phoenix, AZ / 602.368.2436 F: / www.hilgartwilson.com 602.490.0535 P: 250 STE. AVE., 85016 AZ HIGHLAND PHOENIX, E. 2141 Contact Arizona 811 at least two full working days before you begin excavation CALL 811 or click Arizona811.COM Contact Arizona 811 at least two full working days before you begin excavation CALL 811 or click Arizona811.COM R R APN TP APN 504-33-030Z APN 504-33-144A 504-33-034E APN 504-32-327 APN 504-32-328 APN 504-33-100 APN APN 504-33-030C APN APN 504-33-030F APN 504-33-130 504-33-030K 504-32-037J APN 504-32-043 APN 504-32-042T BUREAU OF LAND MANAGEMENT APN 504-32-025E APN 504-32-025B UN-ASSESSED STATE OF ARIZONA R APN TP 504-34-015B APN 504-34-021C APN 504-35-036B APN 504-34-021A G APN APN 504-35-036A 504-34-022 APN 504-35-002 APN 504-35-035B APN 504-34-019 APN 504-35-035A APN APN 504-35-034A 504-34-006V APN APN 504-35-001M 504-35-034D APN 504-34-006D APN 504-35-033 APN 504-35-003 APN APN 504-34-006G APN 504-35-019 504-35-001W APN APN 504-35-020 APN APN 504-35-022 APN 504-35-026 504-34-006Y 504-35-030 APN 504-35-007 APN 504-35-008 APN APN APN APN APN APN APN 504-35-032B 504-35-031 504-35-014 504-35-013 APN 504-35-027 504-35-028 504-35-009 504-35-021 R R R R R R R R APN 504-34-006X APN 504-34-036 APN 504-34-027B APN 504-34-027D APN ARV 504-34-028 APN 504-34-006S APN 504-34-006F APN 504-34-008 401-42-629B APN APN APN APN APN APN APN APN 401-42-009 APN 401-42-004 401-42-010E 401-42-010F 401-42-006E 401-42-006F 401-42-006H 401-42-006J TP ARV APN 401-42-619A NOT A PART 401-30-012B APN 401-42-619B APN TP TP APN FO 401-42-008H APN 401-42-008K 401-30-015C APN 401-42-008E APN 401-42-008G APN APN 401-42-008F AC R APN 401-42-005L APN 401-42-005R APN 401-94-019 APN 401-94-018 APN 401-94-005U APN 401-42-690E APN 401-42-690D APN 401-42-690B APN 401-42-669 APN 401-42-668C APN 401-42-670A APN 401-42-671C APN 401-42-673A APN 401-42-975F APN 401-42-976F APN 401-42-976E APN 401-42-005Y APN 401-42-691 APN 401-42-690C APN 401-30-004E APN 401-30-005M R G T T G AC AC 401-42-4028E T G APN T G TG T 401-42-028F GT APN GT GT T G GT G GT R T T G GT G T APN 401-42-478B T GT TG APN 401-42-491 TT G AC T G X R X T GT Contact Arizona 811 at least two full G working days before you begin excavation G T T T G R STATE OF ARIZONA UNSUBDIVIDED G CALL 811 or click Arizona811.COM T G T G STATE OF ARIZONA UNSUBDIVIDED R AC X R AC Contact Arizona 811 at least two full working days before you begin excavation CALL 811 or click Arizona811.COM SALOME CO. SOUTHERN HWY RAILROAD PACIFIC Contact Arizona 811 at least two full working days before you begin excavation CALL 811 or click Arizona811.COM SALOME CO. SOUTHERN HWY RAILROAD PACIFIC Contact Arizona 811 at least two full working days before you begin excavation CALL 811 or click Arizona811.COM SALOME CO. SOUTHERN HWY RAILROAD PACIFIC Contact Arizona 811 at least two full working days before you begin excavation CALL 811 or click Arizona811.COM SALOME CO. SOUTHERN HWY RAILROAD PACIFIC Contact Arizona 811 at least two full working days before you begin excavation CALL 811 or click Arizona811.COM SALOME CO. SOUTHERN HWY RAILROAD PACIFIC Contact Arizona 811 at least two full working days before you begin excavation CALL 811 or click Arizona811.COM SALOME CO. SOUTHERN HWY RAILROAD PACIFIC Contact Arizona 811 at least two full working days before you begin excavation CALL 811 or click Arizona811.COM SALOME CO. SOUTHERN HWY RAILROAD PACIFIC Contact Arizona 811 at least two full working days before you begin excavation CALL 811 or click Arizona811.COM SALOME CO. SOUTHERN HWY RAILROAD PACIFIC Contact Arizona 811 at least two full working days before you begin excavation CALL 811 or click Arizona811.COM SALOME CO. SOUTHERN HWY RAILROAD PACIFIC Contact Arizona 811 at least two full working days before you begin excavation CALL 811 or click Arizona811.COM SALOME CO. SOUTHERN HWY RAILROAD PACIFIC Contact Arizona 811 at least two full working days before you begin excavation CALL 811 or click Arizona811.COM Contact Arizona 811 at least two full working days before you begin excavation CALL 811 or click Arizona811.COM Contact Arizona 811 at least two full working days before you begin excavation CALL 811 or click Arizona811.COM Contact Arizona 811 at least two full working days before you begin excavation CALL 811 or click Arizona811.COM Contact Arizona 811 at least two full working days before you begin excavation CALL 811 or click Arizona811.COM SUN STREAMS EXPANSION SOLAR ENERGY PROJECT Contact Arizona 811 at least two full working days before you begin excavation CALL 811 or click Arizona811.COM SUN STREAMS EXPANSION SOLAR PROJECT NARRATIVE REPORT Case # Z2020075 Vicinity of W. Salome Hwy / Baseline Rd. 2 miles north of Arlington Submitted by: Sun Streams Expansion, LLC Contact: Louis De Rosa 833-367-7890 SunStreamsExpansion@firstsolar.com Submitted to: Maricopa County Planning and Development Department September 2020 Revised: February 4, 2021 Revised: February 26, 2021 TABLE OF CONTENTS 1.0 INTRODUCTION ......................................................................................................................................... 1 1.1 PROJECT NAME ............................................................................................................................................ 1 1.2 THE APPLICANT ............................................................................................................................................ 1 2.0 PURPOSE OF REQUEST .............................................................................................................................. 1 2.1 INDUSTRIAL UNIT PLAN OF DEVELOPMENT ................................................................................................. 2 3.0 DESCRIPTION OF PROPOSAL ...................................................................................................................... 2 3.1 OVERVIEW .................................................................................................................................................... 2 3.2 THE SOLAR ARRAY FIELD ............................................................................................................................... 2 3.3 ELECTRICAL COLLECTION SYSTEM ................................................................................................................ 3 3.4 ENERGY STORAGE SYSTEM ........................................................................................................................... 4 3.5 INTERCONNECTION FACILITIES..................................................................................................................... 4 3.6 LANDSCAPING .............................................................................................................................................. 5 3.7 PROJECT OPERATION AND MAINTENANCE .................................................................................................. 5 3.7.1 Site Security and Lighting ......................................................................................................................... 6 4.0 RELATIONSHIP TO SURROUNDING PROPERTIES ........................................................................................ 6 5.0 LOCATION AND ACCESSIBILITY .................................................................................................................. 8 6.0 CIRCULATION SYSTEM ............................................................................................................................... 9 7.0 DEVELOPMENT SCHEDULE......................................................................................................................... 9 7.1 PHASING SCHEDULE ..................................................................................................................................... 9 7.2 TEMPORARY FACILITIES AND CONSTRUCTION WORKERS ............................................................................ 9 8.0 COMMUNITY FACILITIES AND SERVICES .................................................................................................. 10 8.1 EMERGENCY RESPONSE PLAN .................................................................................................................... 10 9.0 PUBLIC UTILITIES AND SERVICES .............................................................................................................. 10 9.1 FIRE PROTECTION ....................................................................................................................................... 10 9.2 POLICE PROTECTION .................................................................................................................................. 10 9.3 WATER AND WASTEWATER RESOURCES ..................................................................................................... 11 9.4 ELECTRIC ................................................................................................................................................... ..11 10.0 ENVIRONMENTAL IMPACTS ......................................................................................................................... 11 10.1 HYDROLOGY / WATER RESOURCES ............................................................................................................ 11 10.2 NOISE.......................................................................................................................................................... 11 10.3 AIR QUALITY ............................................................................................................................................... 11 10.4 VISUAL RESOURCES .................................................................................................................................... 12 10.5 BIOLOGICAL RESOURCES ............................................................................................................................ 12 10.6 CULTURAL RESOURCES ............................................................................................................................... 13 11.0 CONCLUSION .............................................................................................................................................. ..13 Sun Streams Expansion Solar Project i FIGURES Figure 1 – Site Vicinity and Regional Map Figure 2 – Site Setbacks and Open Corridors Figure 3 – Optimization of Undeveloped Habitat at Salome/Baseline Birder Area TABLES Table 1 – IUPD Modifications to Development Standards Sun Streams Expansion Solar Project ii 1.0 INTRODUCTION 1.1 PROJECT NAME The name of the project is Sun Streams Expansion Solar Project, hereafter referred to as Sun Streams Expansion or Project in this narrative report. 1.2 THE APPLICANT The applicant is Sun Streams Expansion, LLC, a wholly owned subsidiary of First Solar, Inc. (Applicant). First Solar is the leading global provider of comprehensive photovoltaic (PV) solar energy solutions delivering solar power solutions worldwide. 2.0 PURPOSE OF REQUEST The Project site is located in unincorporated Maricopa County, Arizona approximately 1.75 miles north/northwest of the community of Arlington and about 10 miles west/southwest of the City of Buckeye in the general vicinity of the Palo Verde Nuclear Generating Station (PVNGS) (see Figure 1). The Applicant requests to rezone approximately 3,221 acres – about 2,597 acres of Arizona State Trust Land and about 624 acres of private land - from Rural zoning (RU-43) to Industrial (IND-2), with an Industrial Unit Plan of Development (IUPD), to allow the development of a photovoltaic (PV) solar energy generating facility with battery energy storage. The development of a PV solar facility at this location is an appropriate and compatible land use in the context of the Western Maricopa utility-scale uses that transition to more rural residential uses to the east. This site is near significant existing power generation projects and energy infrastructure in the Palo Verde area and other industrially designated lands. It is adjacent to the approved Sun Streams IV Solar Project, within 0.5 miles of Sun Streams I and II, and less than 3 miles from the PVNGS and multiple other solar and other power generation projects. Prior to the submittal of this rezoning application, in May 2020, the Applicant filed a Comprehensive Plan Amendment (CPA) Case No. CPA2020001 to redesignate the Sun Streams Expansion site to a plan designation suitable for solar development. This CPA was approved by the Board of Supervisors on December 9, 2020. The land use designations on these properties were changed from Rural Densities (0- 1 d.u./acre) and Small Lot Residential (2-5 d.u./acre) to Utilities, consistent with the Goals and Objectives of the Tonopah/Arlington Area Plan and Old U.S. Highway 80 Area Plans that encourage green-energy development in west Maricopa County where properties are proximate to rail, transmission corridors and the PVNGS. The Sun Streams Expansion Project consists of arrays of PV panels that absorb sunlight and directly produce electricity. PV panels produce electricity without the use of heat transfer fluid or cooling water. The Applicant’s goal is to produce up to 385 megawatts (MW) of clean solar power with up to 385 MWs of battery storage from the Sun Streams Expansion Project, which would meet the energy needs of over 92,000 households. Sun Streams Expansion Solar Project 1 2.1 INDUSTRIAL UNIT PLAN OF DEVELOPMENT To develop the Sun Streams Expansion Solar Project, the Applicant is seeking several modifications from County development standards using the Industrial Unit Plan of Development (IUPD) mechanism. Most of these modifications are related to the relatively remote nature of this site and 1) increasing the setbacks between the project and adjacent subdivided lots and 2) accommodating the large solar array fields to maximize the efficiency of the site's solar power capability. Given the site location and low- intensity and scale of the use, deviations from typical street development standards including setbacks, improved landscaping, fencing, and site triangles are justified. The Applicant is also using the IUPD mechanism to confirm the exclusion of arrays and substations from lot coverage calculations. The specific modifications of County development standards are set forth in Table 1 at the end of this narrative along with the justifications for the modifications. Locations of applicable setbacks, rights of way and visual screening are shown on Figure 2 and sheet C1.2 of the site plan. In addition to the IUPD standards outlined in Table 1, the Project incorporates significant multi-purpose corridors throughout the site as shown on the site plan and on Figure 2. These corridors represent approximately 1,200 acres of the 3,221-acre site (or about 37 percent) that would be left undeveloped to maintain open space, wildlife habitat, wildlife movement corridors, and local drainage. 3.0 DESCRIPTION OF PROPOSAL 3.1 OVERVIEW This rezoning application includes a description of the following components of the Sun Streams Expansion Project also detailed on the accompanying Site Plan: • Solar field of PV modules mounted on a single-axis tracking system, along with supporting weather monitoring equipment; • Electrical collection systems, including photovoltaic combining switchgear, power conversion stations, inverters, transformers, and collection lines; • A possible on-site substation; • Energy Storage System (ESS) made up of batteries; • An operation and maintenance (O&M) building, including a microwave tower for transmission of live Project data to remote monitoring locations; • Multiple maintenance / laydown areas; and, • Associated civil infrastructure including fencing, access driveways and gates, driveways, on-site parking, drainage channels, retention basins, signage, and possibly a septic tank and leach field. 3.2 THE SOLAR ARRAY FIELD The solar field will consist of PV modules mounted on a single axis tracking rack system supported by driven posts, driven concrete piles, ground screws and/or concrete ballasts. The typical height of the photovoltaic modules, when mounted on the racks, will be approximately eight feet. The maximum height at full rotation will be approximately 14 feet. The height will also vary because the rack bases will be allowed to follow the natural contours of the ground to a limited extent. This reduces the need for grading on the site while allowing a uniform presentation of the panels to the sun. Sun Streams Expansion Solar Project 2 To ensure optimal solar energy capture, the single-axis tracking system will rotate to follow the sun throughout the day. The panel rows will be oriented north-south and rotate east-to-west during the day. As the panels rotate, their height changes with the 14-foot height measured from the maximum point of rotation. The rotation of the panels will be extremely slow, and essentially noiseless. Weather monitoring equipment will be installed in appropriately spaced locations to collect critical data for plant operation. Up to 20 separate stations could be installed within the solar field or along the perimeter of the site. Stations include electronic instrumentation and transmission antennas for remote reporting and would be about the size of a traffic signal box with the antennas up to 25 feet tall. The site plan depicts where the solar array field would be located on the site. Major drainage channels crossing the site will be left undeveloped as multi-purpose open corridors. 3.3 ELECTRICAL COLLECTION SYSTEM The panels will be organized into approximately 1-5 MW groups referred to as Array Blocks. The Array Block defines the system used to efficiently collect the electricity being generated by each of the panels. A typical 1-5 MW Array Block can be up to 25 acres in size and include more than 20,000 PV panels. The exact number of panels to be included in each Array Block is not known at this time, as the specific PV panel to be utilized has not yet been selected. Each panel, including its rack and rotational hardware, is referred to as a Module. The Modules are aligned in rows referred to as Strings. The varying sizes of the Array Blocks allow for the site to be utilized in a manner that optimizes the site’s power generation capability. Installing the PV panels at a consistent height, the north-to-south orientation of all Strings on the site, and the application of consistent perimeter setback standards will ensure that the appearance of all Array Blocks is generally uniform and consistent from the site's perimeter. Near the center of each Array Block will be a power conversion station (PCS) or its equivalent, consisting of up to two static power inverters, one inverter step-up transformer, cabling systems, and grounding systems. The PCS could be installed within prefabricated metal or pre-cast concrete enclosures or have no enclosures. The electrical equipment within the PCS prepares the solar power to be interconnected to the electrical grid. The inverters convert the low voltage direct current (DC) electricity generated by the panels to alternating current (AC) electricity. The inverter step-up transformer then steps up the voltage of the AC electricity to medium voltage (i.e., 34.5 kV). The PCS locations will be less than nine feet tall and generally not be visible from the site perimeters. If the Applicant decides to utilize shade structures instead of enclosures for its PCS sites, the shade structures will be a maximum height of 14 feet. From each PCS, the electricity will be routed through underground cabling or above-ground cable trays to a combining switchgear (CS) site, or its equivalent. Equipment in the CS will be mounted to a cast-in- place or pre-cast concrete foundation, vault or piers and will be metal enclosed or air insulated. Each CS will be less than 14 feet in height and will occupy up to 500 square feet of land area. The site plan submitted with this application shows a conceptual illustration of CS locations. Each CS can efficiently serve 10 MW to 40 MW of power and their exact number and location will be determined during final design. Sun Streams Expansion Solar Project 3 Once the voltage is stepped up to 34.5 kV, the electricity will be routed from the CS through above- ground collection lines supported by wooden or steel poles up to 60 feet tall to the on-site substation. While located above ground, the visual impact of the on-site collector lines will be minor in comparison to high-voltage transmission lines throughout the area. 3.4 ENERGY STORAGE SYSTEM As solar energy becomes a more important part of the nation's energy supply system, the need to store solar energy for delivery into evening hours has become a growing part of the solar energy production system. The Sun Streams Expansion Project may have an onsite Energy Storage Systems (ESS) as part of the Project. The ESS will be able to provide energy storage capacity for up to four hours of up to approximately 385 MWs. The ESS may be connected using either an AC-coupled or DC-coupled configuration. When an AC- coupled configuration is used, a central ESS system is typically connected to the PV plant at the medium voltage level near the site substation. Bidirectional battery inverters convert the power between AC and DC electricity. When charging the batteries, the ESS bidirectional inverters convert the AC electricity to the DC electricity stored by the batteries. When discharging, the bidirectional inverters convert the DC electricity to the AC electricity output by the plant. Transformers are typically used to match the low- level AC voltage at the AC side of the inverters to the medium-level voltage necessary to connect to the substation. An AC-coupled ESS location will occupy approximately four acres of land within the Project and will consist of self-contained battery storage modules placed in racks, switchboards, integrated heating, ventilation, and air conditioning (HVAC) units, inverters, transformers, and controls in prefabricated metal or concrete containers or in a building. When a DC-coupled configuration is used, multiple smaller ESS systems are distributed through the PV arrays and situated adjacent to PV inverters located in the interior of the solar field. The BESS units are electrically connected parallel to the DC outputs of the arrays. The connection is usually made through the use of bidirectional DC-DC converters that enable the BESS to deliver or receive energy from the DC PV connections at the optimal voltage for the PV panels. The battery storage modules, whether AC- or DC-coupled, would use proven storage technologies such as Lithium Ion, Sodium-Sulphur, or Vanadium-Redox-Flow batteries. The final ESS design will be completed after a PPA is secured for the facility. The enclosures or buildings would have appropriate fire suppression systems built to code. The final design would include an apron incorporating containment features to prevent the escape of liquids or spills from the ESS site. The construction could include trenching cable runs, placing or pouring concrete vaults or foundations, and moving the ESS enclosures with a crane or forklift to the appropriate location. 3.5 INTERCONNECTION FACILITIES Once the power is generated and converted, it will need to interconnect into the regional power grid. The Sun Streams Expansion site is located close (approximately 2.5 miles) to the existing Chukar Substation on the Sun Streams I site which already has an approved connection into the Hassayampa Switchyard. The Sun Streams Expansion Project would interconnect to the Chukar substation via a gen- Sun Streams Expansion Solar Project 4 tie line from the Sun Streams Expansion on-site substation. The proposed route for the gen-tie would be on lands occupied by previously approved solar projects (Sun Streams I, II, and IV). The Arizona Corporation Commission (ACC) regulates lines of 115 kV or more. If required, an application would be filed with the ACC for a Certificate of Environmental Compatibility (CEC) for the proposed gen- tie. Off-site transmission lines, unless constructed by an Arizona utility holding a Certificate of Convenience and Necessity issued by the ACC, are not exempt from local jurisdiction construction code authority. 3.6 LANDSCAPING The Sun Streams Expansion Project will not impact the natural desert vegetation outside the site perimeter and fencing will be chain link. Native vegetation within the site will be managed in accordance with the requirements of the Arizona Department of Agriculture. The Project would be visible to passersby on the existing roads that pass through the site. In addition, because this area is so dry, non- natural landscaping would draw attention and make the site more visible. As shown on Figure 2 and the IUPD setback sheet in the site plan (sheet C1.2), along the Project perimeters that abut developed subdivided lots, the panels and perimeter fences will be set back 100 feet from the property lines in the locations shown. In other areas, this setback distance from existing lots would be further enhanced by the multi-purpose open corridors incorporated into and shown on the site plan that would leave approximately 37 percent of the site undeveloped. The fences themselves will be chain link and may be topped with barbed wire in most locations making them visually porous. Passersby will see natural desert and the low-height panels. The fencing adjacent to developed subdivided lots where some existing residences abut the site (along Elliott Road, Dobbins Road, Sunland/Southern Avenue, and South 331st Avenue) would incorporate slats to provide visual screening as shown on sheet C5.4 of the site plan. This fence treatment would be of an appropriate color consistent with the surrounding environment and would obstruct the view of the Project from the nearby residential properties while minimally impacting views of the local mountains. In addition, drainage basins developed on-site could be partially bermed on their downstream side to a height up to four feet which could also potentially further screen visual impacts. 3.7 PROJECT OPERATION AND MAINTENANCE When operational, the Sun Streams Expansion Project would be remotely monitored and controlled by the Applicant or a contracted O&M company. There will be an O&M facility on site with unpaved parking provided. There will be up to eight full-time employees employed by the Sun Streams Expansion Project during project operation. These employees will work normal shift hours (generally 8 a.m. to 5 p.m.) and would normally be working where needed in the solar field. PV solar energy generating facilities require a limited amount of maintenance. Maintenance activities include but are not limited to the following: • Periodic inspections; • Cleaning PV Modules; Sun Streams Expansion Solar Project 5 • Dust control; • Weed control; • Maintaining electrical collection system components (i.e. inverters, switchgear, transformers, and ESS); and, • Maintaining on-site infrastructure (i.e. driveways, drainage channels and retention basins), as well as responding to issues detected by remote monitoring of the facility. The only maintenance activities requiring regular water use are the periodic cleaning of PV modules and controlling dust. As noted above, to allow the modules to function continuously through daylight hours, some maintenance, including some panel cleaning, if needed, may be performed at night. When night- time maintenance activities are required, directed lighting would be used. Water use for panel cleaning is anticipated to require less 5 million gallons per year – generally equivalent to the amount of water used by 28 Arizona households. When compared to the thousands of homes that could be developed under the existing zoning, this Project will not only reduce the amount of comparative annual water usage but will also produce renewable energy sufficient to serve tens of thousands of houses. No major equipment will be required for maintenance of the facility except as necessary for periodic equipment replacement. Because the driveways providing access to the site from local paved roads are to be paved, these surfaces will not require periodic re-grading. Interior roadways providing access to the solar array field will not be paved. Most of the interior driveways will be native compacted soil and may require minor grading from time to time. Dust control for these roads will be managed under a dust control plan approved by the Maricopa County Air Quality Control Department. 3.7.1 Site Security and Lighting To provide a secure and safe environment, the Project will be enclosed by a chain link fence with all access points utilizing rolling gates. The fence and gates will include a minimum of six feet of chain link topped with one foot of barbed wire. Each gate will have a sign identifying the Project as shown on the site plan. The Applicant plans to use open chain link fencing to maintain a secure but visually open appearance in most locations except where the 100-foot setbacks are shown on the IUPD setback sheet in the site plan (C1.2). At the identified locations, the fence treatment would be of an appropriate color consistent with the surrounding environment and would obstruct the view of the Project from the residential properties while minimally impacting views of the local mountains. Substations will be separately fenced as well with project fencing and will include signs warning of the high voltage equipment within. For night-time security, the Project may use motion-activated lights or IR illumination with cameras. Because these security lights will be motion-activated or IR illuminated only and would not react to animal movement, the Applicant expects the site to be dark at night. To ensure lighting will not be cast onto neighboring properties, all lighting installed will be directed downward and into the site and will comply with Maricopa County Zoning Ordinance Article 1112. Additional security measures include use of cameras to remotely monitor the site and periodic patrols of the Project. 4.0 RELATIONSHIP TO SURROUNDING PROPERTIES The development of a PV solar facility at this location is an appropriate and compatible land use in the context of the Western Maricopa utility-scale uses that transition to more rural residential uses to the Sun Streams Expansion Solar Project 6 east. The area is very rural with minimal nearby population. The nearby existing and approved developed uses are industrial. The predominant land use in the area is energy production and transmission. As previously noted, the PVNGS (the largest nuclear power plant in the United States) and several existing gas-fired power plants and solar projects are located nearby. The Hassayampa Switchyard is a major energy transfer facility located about two miles west - northwest of the site. The Applicant already has an access right into the Hassayampa Switchyard through the existing Chukar substation located just east of the Hassayampa Switchyard. Indicative of the area's appropriateness for the proposed use, several rezonings, Special Use Permits, and CPA applications have been previously approved by the Maricopa County Board of Supervisors for solar energy generating facilities in the area. These solar energy facilities include Sun Streams I, Sun Streams II, Sun Streams III, Sun Streams IV, Mesquite Solar, Arlington Valley Solar Energy (AVSE) II, Hassayampa I Solar and the AV Solar Project. Mesquite Solar, Sun Streams I, and AVSE II Solar projects have been developed and are currently in use and producing power. Existing non-power generating uses in the area are generally limited to the railroad which runs along the southern portion of the site, Hickman Egg Farm to the east of the site, a sand and gravel operation west of the site; rural lot subdivisions along Elliott Road, Dobbins Road, Sunland/Southern Avenue, and South 331st Avenue, and the Arlington Elementary School one mile to the west. As shown on Figure 2 and the IUPD setback sheet in the site plan (sheet C1.2), setbacks along the Project perimeters that abut developed subdivided lots would be enhanced to 100 feet so there is greater separation between the panels and perimeter fences from the adjacent property lines. In addition, in many areas throughout the site (as shown on the site plan and Figure 2) setbacks from residential lots would be further enhanced by the open corridors incorporated into and throughout the site plan. The approved Sun Streams IV Project abuts the southwestern boundary of this proposed Project site. The addition of this Project complements those uses and, when developed, would have a relatively low profile, would be noiseless and odorless, and would have infrequent nighttime lighting or activity. Arizona is the natural solar center of the United States. Factors critical to the siting of PV solar energy generating facilities include large, contiguous areas of flat or nearly flat land; proximity to existing electrical substations and transmission infrastructure; and compatibility with nearby land uses. This site meets each of these criteria. The site is relatively flat and mostly contiguous. There are some larger washes that flow from the north side of the site and flow to the south and offsite. The Applicant intends to leave these washes undisturbed. Because the site is located in proximity to existing electrical substations and transmission infrastructure including Sun Streams I, Sun Streams II, and Sun Streams IV, it has access to the Hassayampa Switchyard via a short off-site overhead transmission line to the existing Chukar Substation that would cross lands occupied by the other existing / approved solar projects. Solar energy diversifies the energy supply, reduces the country's dependence on foreign oil, improves air quality, offsets greenhouse gas emissions, and helps avoid the construction of additional fossil fuel powered plants. In warm climates like Arizona, solar energy is also beneficial for satisfying peak energy demands as solar energy is generated when the demand for electricity is at its peak (during daylight hours). In addition to the environmental benefits, construction of a facility of this magnitude stimulates Sun Streams Expansion Solar Project 7 the local economy by creating construction jobs during installation and by generating fee and tax revenue for Maricopa County and for State land beneficiaries. 5.0 LOCATION AND ACCESSIBILITY The Sun Streams Expansion Project is generally located south of Southern Avenue, north of the Southern Pacific Railroad, and east of 351st Avenue. The site, which is currently unimproved, consists of 3,221 acres including both Arizona State Trust Land (approximately 2,597 acres) and 6 parcels of private land (approximately 624 acres). The lands that are the subject of this application are within Sections 32, 33, and 34, Township 1 North, Range 5 West and Sections 4, 8, 9, and 18, Township 1 South, Range 5 West. The site is located approximately 2 miles north of the community of Arlington, and 10 miles west of the City of Buckeye. The Vicinity Map provided in Figure 1 depicts the location and boundaries of the site. Access to the Project will be provided via existing roads and the Traffic Memo shows the local roads in the vicinity of the Project. The Project does not require improvement of any of these existing roads to provide required access. Primary access to the Project will be from Salome Highway from the west and southeast (via Old US Highway 80), additional access to the western part of the Project from 355th Avenue to Elliott Road, and Baseline Road from the east. The Sun Streams Expansion Project will have main access driveways at multiple locations. These driveways will be located at points along Salome Highway, 331st Avenue, 339th Avenue, 341st Avenue, 343rd Avenue, Southern Avenue, Wickenburg Road, Baseline Road, Dobbins Road, and Elliott Road. These driveways will be paved between the edge of pavement and the entry gates or at least to the edge of the County right-of-way. The main access driveways provide access to any supporting civil infrastructure. In addition to these driveways, there will be multiple internal driveways on the site, which will be of unpaved engineered construction having a design based on considerations including native soil characteristics, frequency and weight of traffic, drainage and dust control. Dust control for the entire site will be managed under a dust control plan approved by the Maricopa County Air Quality Control Department. Construction activity will generate trips for a limited duration. This traffic will be associated with worker trips and the delivery of construction materials to the site which will occur during on-peak and off-peak hours. The Sun Streams Expansion Project's construction will require the delivery of materials from Interstate 10 and/or Old U.S. Highway 80 that will add approximately 20 daily semi-trucks per day to current traffic levels. At its peak, the Sun Streams Expansion Project's construction is anticipated to require a workforce of up to 600 persons. The construction workforce may add approximately 450 vehicles per day to local roads. Due to the distance workers may travel, this number anticipates some rate of carpooling by the construction workforce. The mobilization and demobilization of equipment including scrapers, graders, water wagons, compactors, truck-mounted post drivers, skid loaders, and forklifts, is anticipated to generate a minimal amount of traffic. The on-site parking and staging yards for the Project will be located in the vicinity of the primary site access points located a distance away from the residences in the vicinity of the Project site. The Applicant intends to require all construction traffic, both workforce and deliveries, to access the site from the Wintersburg exit off I-10 to the north or via Old U.S. Highway 80. As a result, the Applicant expects to minimize the construction traffic impacts on the Arlington Elementary School and local residences to the extent possible. Sun Streams Expansion Solar Project 8 This pattern may require coordination with work shifts at PVNGS. In addition, the Applicant will meet with Arlington Elementary School District officials in advance of construction to discuss traffic safety. Following construction, traffic trips generated during normal operations will be minimal, from up to eight full-time employee and the occasional delivery of materials and supplies. A Project Traffic Memorandum addressing construction traffic is attached under separate cover. The projected traffic generation for the Sun Streams Expansion Project is minimal. The memorandum concluded that there will be negligible impacts on the existing area roadway system resulting from the construction of the Sun Streams Expansion Project. Because of the undeveloped nature of the site, the right-of-way dedications expected are also expected to be minimal and no improvements to surrounding roads would be required for the Project. 6.0 CIRCULATION SYSTEM Because of the nature of the proposed solar project development, no formal traffic circulation or coordinated street system is needed to support the Project. As stated above, access to the site is provided by access driveways from the local existing roads that cross and abut the perimeter of the site. The proposed locations of these access points are shown on the site plan. Internal to the site, access to project facilities would be provided via perimeter roads and access ways between the solar arrays. These are also shown on the site plan. In addition, there will be ROW preservations and dedications required by MCDOT for some of the section and mid-section roads as shown on the site plan. 7.0 DEVELOPMENT SCHEDULE 7.1 SCHEDULE The Applicant will construct the Sun Streams Expansion Project in response to market demand. The Applicant's design goal for the Sun Streams Expansion Project is to generate at least 385 MW of solar power. Construction on the Project is planned to be initiated prior to December 2025 (within 5 years of the approval of the Project CPA). The Applicant does not have a current plan to develop the project in phases. All construction activities will be subject to applicable County regulations. 7.2 TEMPORARY FACILITIES AND CONSTRUCTION WORKERS Temporary facilities, such as office trailers, laydown yards, containers, construction warehousing buildings up to 20 feet in height, parking areas and equipment storage areas will be required from move-on to completion of construction. The Applicant currently plans to locate its temporary facilities within the perimeter of one of the identified solar arrays along Salome Highway. Temporary facilities will be removed upon the completion of construction. Up to 800 construction workers will be employed during construction and this workforce will vary with phases of construction. As previously indicated, the Applicant will coordinate construction traffic management as needed with the Arlington Elementary School District. Sun Streams Expansion Solar Project 9 8.0 COMMUNITY FACILITIES AND SERVICES During operations, the Sun Streams Expansion Project will have no impact on community facilities and services such as schools and parks, as the Project is anticipated to only require a maximum of 8 full-time employees. During construction, the Sun Streams Expansion Project is expected to generate a peak workforce of up to 600 persons. It is not anticipated that this workforce will have a significant impact on the local community's facilities and services as it is expected the construction workforce will come from the existing labor pool in Maricopa County. 8.1 EMERGENCY RESPONSE PLAN The Applicant would prepare an Emergency Response plan for the Sun Streams Expansion Project as needed. The new plan will specify notification, assembly, accountability, and evacuation planning in the event of an emergency at the PVNGS, as the site is located within the 10-mile Plume Exposure Pathway Emergency Planning Zone (EPZ) for PVNGS. 9.0 PUBLIC UTILITIES AND SERVICES 9.1 FIRE PROTECTION Fire services for the area are provided by the Arizona Fire and Medical Authority (AFMA). On-site driveways will provide egress for emergency and fire department access. The anticipated level of Project demand for fire services is low, as PV modules are constructed of non-combustible materials (glass and steel) and the electricity generation process does not involve combustible fuel, high temperature, or high pressure. Each ESS location, if constructed, is anticipated to occupy a total of approximately four acres of land within the Project and would consist of self-contained battery storage modules in prefabricated metal enclosure units distributed throughout the site or located in a building near the on- site substation. Building enclosures contain appropriate fire suppression systems built to code. In addition, materials used and stored on the site will be managed according to applicable federal, state and local regulations. Native vegetation located beneath PV modules will be periodically monitored and controlled as needed to ensure that the growth of this vegetation does not have any impact on wildfire suppression activities. 9.2 POLICE PROTECTION The Maricopa County Sheriff’s Office, operating out of one main station in Avondale and a satellite station in Buckeye, provides policing services for the area. The Sun Streams Expansion site is located within the District II patrol area and the nearest police substation is located at 920 E. Van Buren Avenue in Avondale. Sun Streams Expansion Solar Project 10 9.3 WATER AND WASTEWATER RESOURCES The Sun Streams Expansion Project will not impose any new public water and wastewater requirements on the area. The site is located within an Arizona Department of Water Resources (ADWR) regulated Active Management Area (AMA). Water for construction purposes will be provided from an on-site well or delivered to the site by truck. Portable toilets will be used during construction. The need for water on the site during operations is minimal, necessary only for needs of employees and possible cleaning of the panels. Operations could include up to eight full-time employees on the site. Potable water needs of these employees will be provided via bottled water or from an ADWR-exempt well. Cleaning of the panels is infrequent so this IUPD indicates one exempt, potable well on site to serve these water needs. This volume of water use does not require a Public Water System. Alternatively, water could be trucked in as needed. The wastewater generated at the facility during operations will be treated with up to two on-site conventional septic tank systems or similar alternative systems as regulated by Arizona Department of Environmental Quality and administered by Maricopa County Environmental Services Department. As an option, portable toilets could be used during operations. 9.4 ELECTRIC APS is the electrical service provider for this area. 10.0 ENVIRONMENTAL IMPACTS 10.1 HYDROLOGY / WATER RESOURCES Storm water generally flows from the north to south across the site in both sheet flow and concentrated flow in ephemeral desert washes. The Applicant will avoid the larger washes allowing them to be left undeveloped to maintain current drainage and wildlife movement. The locations of these undeveloped drainages are shown on the site and drainage plans. 10.2 NOISE When the Sun Streams Expansion Project is fully operational, there will not be any offsite noise in excess of the ambient conditions. 10.3 AIR QUALITY Construction dust control measures to limit fugitive dust emissions from the site will be employed as required by Maricopa County. Details of the construction dust control plan will be submitted and approved under a separate permit through the Maricopa County Air Quality Control Department. At a minimum it will include minimizing areas requiring ground disturbance and applying water as necessary. Sun Streams Expansion Solar Project 11 The Sun Streams Expansion Project does not produce significant air emissions or noticeable odors during its operational life. 10.4 VISUAL RESOURCES The Sun Streams Expansion Project is a low-intensity, low-scale use that is familiar to the character of the area and consequently, will not adversely impact the visual environment. As a result, the installation would not be visible from most areas and would not affect views of the local mountains. Subdivided lots abut the subject property in many locations and where existing residences occur in these areas, visual screening will be provided by adding slats to the Project perimeter fence as shown on sheet C5.4 of the site plan. The locations where this screening fence would be employed will coincide with the locations of the 100-foot perimeter setbacks shown on Figure 2 and sheet C1.2 of the site plan. This fence treatment will utilize an appropriate color consistent with the surrounding environment and obstructs the view of the Project from residential properties to minimize impact to visual quality. In addition to the relatively low height of the PV panels, they absorb sunlight and do not produce substantial glare. 10.5 BIOLOGICAL RESOURCES Information has been obtained from both the U.S. Fish and Wildlife Service and the Arizona Game and Fish Department (AGFD) regarding the potential occurrence of special status species within the Sun Streams Expansion Project Study Area. No critical habitats for sensitive species occur in the area. Because of lack of suitable habitats, only two sensitive wildlife species, the Western Burrowing Owl and Le Conte' s Thrasher, could potentially occur on the site. Project impacts to these species are minimized by implementation of applicable conservation measures. As requested by AGFD, the Applicant will conduct pre-construction surveys for the western burrowing owl and, if present, work with the agencies and apply measures identified by AGFD in the Project Evaluation Program (PEP) to minimize impacts. The intersection of Salome Highway and Baseline Road has been identified by members of the public as a location where bird watchers observe Le Conte’s and other thrashers. The Applicant reached out to each individual who raised this issue to inform them that this specific location would be left undeveloped as shown on the original site plan. Additionally, discussions regarding this bird watching area were also conducted with AGFD and multiple representatives of the Audubon Society (at the national, state, and local levels). In addition to these discussions, the Applicant participated in a field visit of this area with members of the Maricopa Audubon Society. In direct response to the input from the parties interested in this topic, the Applicant revised the proposed site plan to enlarge the area being left undeveloped in the vicinity of this identified bird- watching area (at Salome and Baseline). Figure 3 shows the specific areas eliminated from the site plan to optimize this undeveloped area as an open wildlife corridor. This will allow more native vegetation / habitats in this area to remain in their current condition and continue to be usable by birds and local wildlife. Sun Streams Expansion Solar Project 12 10.6 CULTURAL RESOURCES No significant cultural or historical resources are expected to be affected by implementation of the Project based on the results of cultural resource surveys conducted on the site. Results of these surveys have been provided to the Arizona State Land Department (ASLD) as part of the ASLD leasing process who has forwarded them on to the Arizona State Historic Preservation Office (SHPO). 11.0 CONCLUSION The development of the proposed Sun Streams Expansion Solar Project at this location is an appropriate and compatible land use consistent with the context of the western Maricopa utility-scale uses near PVNGS that transition to more rural residential uses to the east. The area is very rural with minimal nearby population and the nearby existing and approved developed uses are industrial. In addition, construction of this project would likely create construction jobs benefiting the local economy and generate fee and tax revenue for Maricopa County and for State land beneficiaries. Sun Streams Expansion Solar Project 13 TABLE 1 – SUN STREAMS EXPANSION SOLAR PROJECT IUPD MODIFICATIONS TO DEVELOPMENT STANDARDS REGULATION IND-2 ZONING DISTRICT PROPOSED IND-2 IUPD ZONING STANDARD DISTRICT STANDARD HEIGHT 40’ 40’ FRONT YARD 10-25’ 25’ except where shown on the IUPD setback sheet in the site plan (sheet C1.2), where a 100’ setback is used in identified locations FRONT YARD Article 901.4.1: All properties abutting a Landscaping requirements within the LANDSCAPING public street shall have an open front yard setback not needed with setback area which shall be landscaped enhanced setbacks and open corridors extending for the full width of the (as shown on sheet C1.2) property. SIDE YARD 3-10’ 0’ except where shown on the IUPD setback sheet in the site plan (sheet C1.2) REAR YARD 25’ 0’ except where shown on the IUPD setback sheet in the site plan (sheet C1.2) LOT AREA 6,000 sq. ft. 6,000 sq. ft. LOT WIDTH 60’ 60’ LOT COVERAGE 60% maximum Maximum 60%; solar panels not counted as lot coverage PARKING Article 1102.1.5: 600 square feet of floor None REGULATIONS area; 5% of parking spaces shall be handicapped parking spaces. LOADING AND Article 1103.2 one loading and unloading None UNLOADING space for each 10,000 square feet of floor area, or fraction thereof, devoted to such use in the building SIGHT VISIBILITY No obstructions over 2’ in height within No sight triangle limitations at all TRIANGLES (SVTs) 25’ x 25’ SVTs driveway, section line and mid-section line intersecting alignments ARTICLE 902.91 All uses except for parking, loading, A waiver from Article 902.9. as applied unloading or storage shall be conducted to solar arrays; they will not be located within a completely enclosed building. inside enclosed buildings SITE ENCLOSURE AND 6’ CMU wall adjacent to rural and Chain-link fencing, including one foot SCREENING residential zoning boundaries and for of barbed wire topping, and gates shall outdoor use of an industrial nature be allowed on the perimeter of the Project. In areas where the site abuts developed subdivided parcels (as shown on the IUPD setback sheet in the site plan), slats will be added to the perimeter fence to provide visual screening as shown on fencing detail sheet (sheet C5.4) in the site plan. Sun Streams Expansion Solar Project 14 Justifications for Proposed Zoning District Standards Front Yard Enhanced perimeter setbacks of 100 feet are provided in certain locations to ensure that sufficient distance is provided for where the project is proximate to residential development. Perimeter setbacks in other locations will be 25 feet. The locations where a 100-foot setback would be employed around the site perimeter are shown on Figure 2 and on the IUPD setback sheet in the site plan (C1.2). In addition, in many areas throughout the site (as shown on Figure 2 and the site plan), setbacks from residential lots would be further enhanced by the multi-purpose open corridors incorporated into the plan. This results in an increase in the base requirement. Landscaping within Front Yard Setback With the addition of the enhanced perimeter setbacks (25 to 100 feet) and open corridors left undeveloped, the landscaping requirements within the front yard setback would not be necessary. Native vegetation within the setbacks and also within the open corridors throughout site would remain. Side Yard All side yard setbacks would be 0 feet except where identified on the IUPD setback sheet in the site plan. The inclusion of side yard setbacks would reduce the amount of energy production available from the Project site. No side yard setback requirements would be needed as there are no lots / parcels on the site. Rear Yard All rear yard setbacks to be 0 feet except where identified on the IUPD setback sheet in the site plan. The inclusion of rear yard setbacks would reduce the amount of energy production available from the Project site. No rear yard setback requirements would be needed as there are no lots / parcels on the site. Setback Lines The IUPD setback sheet in the site plan identifies all applicable proposed perimeter setback lines. These setbacks specifically replace the setbacks required by Sections 1105.1.3 through 1105.1.5 of the Maricopa County Zoning Ordinance. The Applicant proposes that these setback requirements be waived to the extent any are contradictory to the right-of-way preservations and dedications required by the Maricopa County Department of Transportation (MCDOT) as shown on the site plan ROW preservation exhibit. Lot Coverage The site is not a single lot and the solar panel coverage would not be included when calculating the IND- 2 required 60% maximum lot coverage. Consistent with article 1206.3.2, “lot coverage”, only buildings and other permanent structures would count toward the coverage ratio. Sun Streams Expansion Solar Project 15 Parking Regulations The Applicant plans no parking spaces. No regularly occupied buildings will be constructed and workers will be in the solar field when on-site. Loading and Unloading Loading and unloading spaces will not be required for the site as no occupied structures are anticipated at the facility, no manned Project buildings would be located on site or on public roads, and there would be no routine deliveries or shipments. Driveways Sight triangle limitations would not be needed along all intersecting driveways, section line and mid- section road alignments on the site. Proposed fencing at all corners would be chain-link, would be left open (with no visual screening slats), and would, therefore, not obstruct views. Additionally, having no sight triangle limitations would maximize the area within the perimeter fencing that is useable for solar development. Article 902.9.1 The regulation requiring all uses except for parking, loading, unloading, or storage to be conducted within an enclosed building would not be applicable. Most of the site is planned for solar arrays which will not be located within enclosed buildings as they are required to be outdoors to generate energy. Site Enclosure and Screening As required to ensure public safety required by applicable electrical safety regulations and provide for the security of this infrastructure project, the Applicant will install chain-link fencing (at least 6 feet in height) plus barbed wire topping (approximately 1-foot) with gates where needed along the perimeter of the Project. This fencing would include screening material such as slats where adjacent to developed subdivided lots in the 100-foot setback locations shown on Figure 2 and on the IUPD setback sheet in the site plan (C1.2) and using typical specifications shown on the fencing sheet in the site plan (sheet C5.4). The proposed fencing would allow unimpeded surface flows, be consistent with other industrial development in the area, and provide site security. The Applicant proposes to use chain link for the gates also which would be consistent with other adjacent and nearby energy generation projects. Sun Streams Expansion Solar Project 16 Legend Valley Interstate Highway Sun State Highway TONOPAH Sun Streams Expansion §¨¦ 10 BUCKEYE Sun Streams Expansion Oglesby ° PALO VERDE NUCLEAR 0 0.5 1 1.5 2 GENERATING STATION Miles State Plane Coordinate System U V 85 North American Datum 1983 Arizona Central Linear Unit: Foot US PALO VERDE Maricopa County Map ARLINGTON Extent Phoenix ARIZONA U V 85 SUN STREAMS EXPANSION FIGURE 1 PROJECT LOCATION 85 Map Extent: Maricopa County, Arizona Date: 07-22-20 Author: rnc G:\Sunstreams/MXD's/Sun Streams Expansion