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November 5, 2025 MCP250005 Page 1 of 3 Report to the Board of Supervisors Prepared by the Maricopa County Planning and Development Department Board Hearing Date: November 5, 2025 Case #/Title: MCP250005 – Ranger Energy Center Supervisor District: 4 Applicant/Owner: Carls Toussaint, Ranger Energy Center LLC / SMT Investors Limited Partnership Request: Military Compatibility Permit (MCP) with a Plan of Development (POD) for a Battery Energy Storage System (BESS) in the Rural-43 MAAMF zoning district Site Location: Generally located at the NEC of Happy Valley Rd. & 199th Ave in the Surprise area Site Size: Approximately 33.7 Acres County Island Status: N/A Additional Comments: The requested BESS facility covers approximately 8.5 acres of the proposed 33.7-acre site. The site battery storage cabinets have been designed to be placed at minimum 100’ from parcel boundaries and 500’ from nearby residential structures. Prior to the Commission hearing, staff coordinated with the applicant to clarify condition ‘d.9’ as shown in the Commission recommendation below. During the Commission hearing, two persons representing the adjacent neighbor to the east spoke in opposition to the BESS facility. They expressed concerns associated with water, fire safety and property values. There are no outstanding concerns from review agencies. Commission Recommendation: On 10/9/25, the Commission voted 7-0 (motion by Vice Chair Milhaven D2, seconded by Chairman Lindblom D1) to adopt a motion recommending the Board of Supervisors approve MCP250005 subject to conditions ‘a’ – ‘g’ with modification to condition ‘d.9.’ as recommended by staff as follows: a. Development of the site shall be in substantial conformance with the Site Plan entitled “Plan of Development for Ranger Energy Center“, consisting of 10 full-size sheets, dated August 8, 2025, except as modified by the following conditions. November 5, 2025 MCP250005 Page 2 of 3 b. Development of the site shall be in substantial conformance with the Narrative Report entitled “Ranger Energy Center LLC”, consisting of 15 pages, dated June 9 2025, except as modified by the following conditions. c. The following engineering conditions: 1. Building permit documents shall include the full geotechnical report for the double ring infiltrometer tests to justify retention basin infiltration calculations and that basin(s) will infiltrate within 36hours. 2. There is a special flood hazard area (SFHA) on parcel but plans do not show encroachment into the floodplain. Any encroachment in a SFHA will require a flood use permit. 3. Engineering review of planning and/or zoning cases is for conceptual design only. All development and engineering design shall be in conformance with Section 1205 of the Maricopa County Zoning Ordinance; Drainage Policies and Standards; Floodplain Regulations for Maricopa County; MCDOT Roadway Design Manual; and current engineering policies, standards and best practices at the time of application for construction. 4. Based on the conceptual design nature of the information submitted, changes to the site layout may be necessitated by the final engineering design of the site’s drainage infrastructure. 5. Maricopa County does not supply water, fire or sewer services. It is the applicant/owner’s responsibility to coordinate and secure water, fire and sewer services for this site. 6. Sealed final Grading and Drainage (Site Infrastructure) Plans and Sealed Final drainage report must be submitted with the application for Building Permits 7. The site plan should show 199th Avenue as preserving the mid-section line per the Zoning Ordinance Section 1105. The perimeter mid-section line alignment of the proposed development requires the setback line to start from a future half street Right-of-Way of 40-feet per the Maricopa County Zoning Ordinance Section 11-05. 8. Happy Valley Road is classified as a future minor arterial requiring fee dedication of a 55-foot half street from the section line. Applicant is required to provide, at applicant’s expense, an American Land Title Association(“ALTA”) Owner’s Policy of Title Insurance showing title vested in Maricopa County, a political subdivision of the State of Arizona. d. The following Rural-43 MAAMF standards shall apply: 1. Maximum Height: 50’ for substation only, all other structure shall meet the Rural-43 maximum height of 30’. 2. Minimum Front Setback: 25’ 3. Minimum Side Setback: 10’ 4. Minimum Street-Side Setback: 10’ 5. Minimum number of parking spaces: None required for non-habitable structures 6. Minimum Site Screening: 6’ high chain link + 1’ barbed wire security fence 7. Minimum Paving requirements: Dust controlled surfaces per Maricopa County Department of Air Quality. 8. Minimum setback for battery enclosures from parcel boundaries: 100’ 9. Minimum separation for battery enclosures from residential structures: 500 feet. For clarity: (i) POD approval is effective for two years from approval; (ii) new residential construction during that two-year period will not render the project nonconforming; and (iii) once building permits are issued, subsequent residential construction will not render battery unit locations nonconforming. November 5, 2025 MCP250005 Page 3 of 3 e. All buildings subject to noise attenuation as per ARS § 28-8482(B). f. Prior to issuance of a building permit, written confirmation will be required from the emergency fire protection jurisdiction having authority that the facility has been designed in accordance with their regulations and requirements, and that emergency fire protection service will be provided to the facility. Prior to issuance of the certificate of occupancy, local fire protection jurisdiction review and approval will be required. g. The granting of this change in use of the property has been at the request of the applicant, with the consent of the landowner. The granting of this approval allows the property to enjoy uses in excess of those permitted by the zoning existing on the date of application, subject to conditions. In the event of the failure to comply with any condition, the property may be considered for revocation to the zoning that existed on the date of application. It is, therefore, stipulated and agreed that either revocation due to the failure to comply with any conditions, does not reduce any rights that existed on the date of application to use, divide, sell or possess the property and that there would be no diminution in value of the property from the value it held on the date of application due to such revocation of the MCP. The MCP Development enhances the value of the property above its value as of the date the MCP is granted and reverting to the prior zoning results in the same value of the property as if the MCP had never been granted. Presented by: Andrew Lorentzen, Planner Reviewed by: Darren Gérard, AICP, Planning Manager Attachments: 10/9/25 P&Z Packet (46 pages) 10/9/25 PZ handout memo to revise condition ‘d.9.’ (1 page) Note: 10/9/25 Draft P&Z Minutes are not available as of the writing of this report, but can be provided upon request later when available. MCP250005 Page 1 of 9 Report to the Planning and Zoning Commission Prepared by the Maricopa County Planning and Development Department Case: MCP250005 – Ranger Energy Center Hearing Date: October 9, 2025 Supervisor District: 4 Applicant: Matt Burmeister – Energy Project Solutions Owner: SMT Investors Limited Partnership Request: Military Compatibility Permit (MCP) with a Plan of Development (POD) for a Battery Energy Storage System (BESS) in the Rural-43 MAAMF zoning district Site Location: Generally located at the NEC of Happy Valley Rd. & 199th Ave in the Surprise area Site Size: Approximately 33.7 Acres Density: N/A County Island: No County Plan: White Tank/ Grand Ave Area Plan – Military Compatible Municipal Plan: City of Surprise – Employment Municipal Comments: City of Surprise – Comments Support/Opposition: None received to date Recommendation: Approve with conditions MCP250005 Page 2 of 9 Project Summary: 1. The applicant, Matt Burmeister – Energy Project Solutions, is requesting a Military Combability Permit (MCP) with a Plan of Development (POD) on an approximate 33.7-acre parcel for a Battery Energy Storage System (BESS) on a Rural-43 MAAMF zoned parcel in the Surprise area. The parcel is located at the northeast corner of 199th Ave & Happy Valley Rd. with access only occurring along Happy Valley Rd. The parcel is located in the 65 LDN and APZ-2 overlay areas for the mapped Luke AFB Auxiliary Airfield #1. Vacant Arizona State Land Department (ASLD) parcels exist to the west and south of the development. Rural residential uses exist on the east and northern site boundaries. 2. The application requests ‘100-Megawatt’ facility consisting of 168 stand-alone battery storage enclosures with a 0.6-acre site substation. The site has been designed to be ‘pushed’ towards the southern boundary of the parcel along the Happy Valley Rd frontage to reduce any residential neighbor impacts and to achieve a 500’ seperation of battery storage cabinets from residential structures. The layout has been designed with local fire services to provide dedicated fire suppression areas, a 30,000-gallon water tank and a minimum 100’ seperation of battery cabinets from parcel boundaries for fire suppression and emergency management. 3. The applicant received a Use Compatibility and Consistency Determination (UCCD) under UC250007 indicating the request, “to be compatible and consistent with the high noise or accidental potential of a military airport or ancillary military facility.” 4. After construction, the site will operate automatous utilizing off-site operational and security monitoring. Lifecycle maintenance will be performed by technicians and contractors who will only be present for specific dedicated tasks. No daily personal or site operational facility will be present on site. 5. While the applicant has designed the site to be concentrated in the southwestern corner, the application is requesting to amend specific zoning standards for ease in site design, development and operational function. The application requests a 50’ maximum height to accommodate electrical substation structures, though no battery cabinet will exceed the 30’ maximum height of the underlying zoning district. The MCP also proposes to deviate minimum setbacks though the majority of the site will remain undeveloped. The applicant requests to remove any minimum parking requirement as no habitable structures are planned for the facility at this time. Site screening is reduced to 6’ chain link fencing with a 1’ security wire as is common in BESS and energy facilities. Internal paving requirements have been eliminated for a more natural drainage and retention pattern due to the reduced employee site load. The following table contrast proposed MCP standards against those of the underlying Rural-43 zoning district. Standards being deviated are shown in bold. MCP250005 Page 3 of 9 REGULATION BASE ZONING DISTRICT REGULATIONS Rural-43 MAAMF PROPOSED ZONING DISTRICT REGULATIONS Rural-43 MAAMF MCP Maximum Height 30' 50’ for substation only, all other structures shall meet the 30’ zoning height limit Minimum Front Yard 40' 25’ Minimum Side Yard 30' 10’ Minimum Street-side Yard 20' 10’ Minimum Rear Yard 40' 25’ Minimum Lot Area 43,560 sq. ft. 43,560 sq. ft. Minimum Lot Width 145' 145' Lot Area per Dwelling Unit 43,560 sq. ft. 43,560 sq. ft. Maximum Lot Coverage 25% 25% Minimum Parking Spaces 2 None Minimum Site Screening 6' (h) + 1' barbed wire security fence Minimum Paving Requirements Dust controlled surfaces per Maricopa County Dept. of Air Quality standards Aerial photo of subject site MCP250005 Page 4 of 9 Aerial image & surrounding environs Eagle view of subject site looking north into subject parcel (aerial image dated January 2024) MCP250005 Page 5 of 9 Proposed Site Plan Site Plan showing 500’ residential buffer MCP250005 Page 6 of 9 Existing On-Site and Adjacent Zoning / Land Use: 6. On-site: Rural-43 MAAMF / Vacant North: Rural-43 MAAMF / Residential South: Rural-43 MAAMF / Vacant– ASLD East: Rural-43 MAAMF / Residential West: Rural-43 MAAMF / Vacant – ASLD Zoning District map MCP250005 Page 7 of 9 Utilities and Services: 7. Water: Hauled water for fire suppression (30,000-gallon tank) Wastewater: None Fire: AFMA – Arizona Fire & Medical Authority Police: Maricopa County Sheriff’s Office Right-of-Way: 8. 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 Half-width Existing R/W Half-width Proposed R/W Future Classification Happy Valley Rd. 40’ 55’ Minor Arterial MCDOT is requiring a 15’ dedication along Happy Valley Rd. that will be completed prior to construction permitting. Adopted Plans: 9. White Tank/Grand Avenue Area Plan (Updated: 2023): The county’s plan identifies the subject parcel for Military Compatible land uses. The Military Compatible designation includes areas located within the state-statute defined High Noise or Accident Potential Zone of Luke Air Force Base and auxiliary airfields. The purpose of this designation is to assure development is consistent and compatible with the high noise and accident potential generated by military airport and ancillary military facility operations that have or may have an adverse effect on public health and safety. 10. City of Surprise General Plan 2040 (Revised: July 2024): This plan identifies the subject parcel as Employment Land Use Area. Employment uses are generally characterized as large-scale activities or clustering of smaller complementary business designed in a cohesive or campus setting. Public Participation Summary: 11. Staff received one phone call from a concerned neighbor objecting to the proposal and any area development, the neighbor declined to provide a written statement. The applicant informed all residences within 300’ and posted the site per Maricopa County regulations. The applicant additionally held an in-person neighborhood meeting on July 1, 2025 regarding the proposed development at a local establishment approximately eight miles distant from the site. Approximately 17 individuals attended the meeting. Outstanding Concerns from Reviewing Agencies: 12. N/A Staff Analysis: MCP250005 Page 8 of 9 13. Staff supports the proposed BESS facility in this location due to MAAMF limitations on land uses in the high noise and accident potential zones surrounding military airbases. New residential uses are prohibited and the area will redevelopment for nonresidential uses over time. However, development still needs to consider the surrounding residential fabric. The BESS will be a passive use that should not interrupt existing residences nor negatively impact military flight operations. The City of Surprise comments indicate a general acceptance for the proposed use as they indicate the use meets the general intent of the City’s General Plan. The City does however note specific design choices such as requested setback and screening types do not meet current City design standards. The site has been designed to conform to a minimum 100’ battery cabinet setback from lot lines and a minimum 500’ separation from existing residential units as indicated on the site plan. A letter provided by the Arizona Fire & Medical Authority indicates their involvement since the initial phases and that the agency supports the site in design and function. Recommendation: 14. Staff recommends the Commission adopt a motion recommending that the Board of Supervisors approve MCP250005 subject to the following conditions ‘a’ – g’: a. Development of the site shall be in substantial conformance with the Site Plan entitled “Plan of Development for Ranger Energy Center“, consisting of 10 full-size sheets, dated August 8, 2025, except as modified by the following conditions. b. Development of the site shall be in substantial conformance with the Narrative Report entitled “Ranger Energy Center LLC”, consisting of 15 pages, dated June 9 2025, except as modified by the following conditions. c. The following engineering conditions: 1. Building permit documents shall include the full geotechnical report for the double ring infiltrometer tests to justify retention basin infiltration calculations and that basin(s) will infiltrate within 36hours. 2. There is a special flood hazard area (SFHA) on parcel but plans do not show encroachment into the floodplain. Any encroachment in a SFHA will require a flood use permit. 3. Engineering review of planning and/or zoning cases is for conceptual design only. All development and engineering design shall be in conformance with Section 1205 of the Maricopa County Zoning Ordinance; Drainage Policies and Standards; Floodplain Regulations for Maricopa County; MCDOT Roadway Design Manual; and current engineering policies, standards and best practices at the time of application for construction. 4. Based on the conceptual design nature of the information submitted, changes to the site layout may be necessitated by the final engineering design of the site’s drainage infrastructure. 5. Maricopa County does not supply water, fire or sewer services. It is the applicant/owner’s responsibility to coordinate and secure water, fire and sewer services for this site. 6. Sealed final Grading and Drainage (Site Infrastructure) Plans and Sealed Final drainage report must be submitted with the application for Building Permits 7. The site plan should show 199th Avenue as preserving the mid-section line per the Zoning Ordinance Section 1105. The perimeter mid-section line alignment of the proposed development requires the setback line to start from a future half street Right-of-Way of 40-feet per the Maricopa County Zoning Ordinance Section 11-05. MCP250005 Page 9 of 9 8. Happy Valley Road is classified as a future minor arterial requiring fee dedication of a 55-foot half street from the section line. Applicant is required to provide, at applicant’s expense, an American Land Title Association(“ALTA”) Owner’s Policy of Title Insurance showing title vested in Maricopa County, a political subdivision of the State of Arizona. d. The following Rural-43 MAAMF standards shall apply: 1. Maximum Height: 50’ for substation only, all other structure shall meet the Rural-43 maximum height of 30’. 2. Minimum Front Setback: 25’ 3. Minimum Side Setback: 10’ 4. Minimum Street-Side Setback: 10’ 5. Minimum number of parking spaces: None required for non-habitable structures 6. Minimum Site Screening: 6’ high chain link + 1’ barbed wire security fence 7. Minimum Paving requirements: Dust controlled surfaces per Maricopa County Department of Air Quality. 8. Minimum setback for battery enclosures from parcel boundaries: 100’ 9. Minimum setback for battery enclosures from residential structures: 500’ e. All buildings subject to noise attenuation as per ARS § 28-8482(B). f. Prior to issuance of a building permit, written confirmation will be required from the emergency fire protection jurisdiction having authority that the facility has been designed in accordance with their regulations and requirements, and that emergency fire protection service will be provided to the facility. Prior to issuance of the certificate of occupancy, local fire protection jurisdiction review and approval will be required. g. The granting of this change in use of the property has been at the request of the applicant, with the consent of the landowner. The granting of this approval allows the property to enjoy uses in excess of those permitted by the zoning existing on the date of application, subject to conditions. In the event of the failure to comply with any condition, the property may be considered for revocation to the zoning that existed on the date of application. It is, therefore, stipulated and agreed that either revocation due to the failure to comply with any conditions, does not reduce any rights that existed on the date of application to use, divide, sell or possess the property and that there would be no diminution in value of the property from the value it held on the date of application due to such revocation of the MCP. The MCP Development enhances the value of the property above its value as of the date the MCPis granted and reverting to the prior zoning results in the same value of the property as if the MCP had never been granted. Presented by: Andrew Lorentzen, Planner Reviewed by: Rachel Applegate, Planning Supervisor Attachments: Case Map (1 page) Site Plan (10 pages) Narrative Report (15 pages) Engineering Comments (2 pages) UCCD Approval (3 pages) City of Surprise Comments (4 pages) Arizona Fire & Medical Authority Correspondence (2 pages) / Maricopa County Planning & Development - Phoenix, AZ 4 Gross Acres: 68 approx. Generated September 12, 2025 10:16 AM MCP250005 Application Name: Legal Description Ranger Energy Center LLC Applicant Case Address 4N 2W 5 Matt Burmeister 19826 W HAPPY VALLEY RD Applicant Phone/Email Parcel Primary:503-79-004H (480) 688-7712 matt.b@energyprojectsolutions.com WITTMANN, AZ 85361 Map scale 1:3,254 Supervisor District No. Development of a private Battery Energy Storage System (BESS) sized at 100MW, 4-hour duration. Facility will include battery enclosures, inverters, switchgear, associated medium voltage equipment, P a g e | 1 Ranger Energy Center LLC Military Compatibility Permit Narrative Report For Ranger Energy Center, A Proposed Battery Energy Storage System Case #: MCP250005 Located at the Northeast Corner of 199th Avenue and Happy Valley Road Prepared By: National Renewable Solutions Carls Toussaint, Senior Associate, Development ctoussaint@natrs.com P a g e | 2 (952) 243-9041 Submittal Date: June 9, 2025 DEVELOPMENT TEAM Developer / Applicant National Renewable Solutions, LLC d/b/a Ranger Energy Center LLC 11100 Wayzata Blvd., Suite 450 Minnetonka, MN 55035 ATTN: Carls Toussaint ctoussaint@natrs.com (952) 243-9041 Energy Consultant / Applicant Energy Project Solutions (EPS) 3200 E Camelback Rd, Suite 130 Phoenix, AZ 85018 ATTN: Matt Burmeister matt.b@energyprojectsolutions.com (480) 688-7712 Zoning Attorney Quarles & Brady LLP 2 N. Central Avenue, Suite 600 Phoenix, AZ 85004 ATTN: Benjamin Graff Benjamin.Graff@Quarles.com (602) 229-5683 Engineer NEI Electric Power Engineering, Inc. 12600 W Colfax Avenue, Ste C500 Lakewood, CO 80215 ATTN: Joshua Bryant Jbryant@neieng.com (303) 865-8533 P a g e | 3 PURPOSE OF REQUEST ..................................................................................................................................... 4 DESCRIPTION OF PROPOSAL ......................................................................................................................... 4 RELATIONSHIP TO SURROUNDING PROPERTIES ................................................................................. 6 LOCATION AND ACCESSIBILITY ................................................................................................................... 6 RELATIONSHIP TO STATE STATUTE .......................................................................................................... 8 CIRCULATION SYSTEM ..................................................................................................................................... 9 DEVELOPMENT SCHEDULE ......................................................................................................................... 10 COMMUNITY FACILITIES AND SERVICES .............................................................................................. 11 PUBLIC UTILITIES AND SERVICES ............................................................................................................ 12 ARCHITECTURAL AND LANDSCAPE DESIGN ....................................................................................... 13 MARKET STUDY ................................................................................................................................................ 13 FIRE SAFETY AND PROTECTION ............................................................................................................... 14 CONCLUSION ...................................................................................................................................................... 15 P a g e | 4 PURPOSE OF REQUEST Ranger Energy Center LLC (the “Applicant”) respectfully submits this request for a Military Compatibility Permit (“MCP”) with an associated Plan of Development (“POD”) pursuant to Article 1010.7 of the Maricopa County Zoning Ordinance. The proposed use is a 100- megawatt (“MW”), four-hour duration Battery Energy Storage System (“BESS”, or “the Project”) facility on approximately 34 acres located at the northeast corner of 199th Avenue and Happy Valley Road in unincorporated Maricopa County (the “Property”). The Applicant has executed a Purchase and Sale Agreement with SMT Investors Limited Partnership (“SMT Investors” or “Property Owner”) for acquisition of the land upon which the BESS facility will be developed. The Maricopa County Assessor Parcel Number (“APN”) of the site is 503-79-004H. The proposed BESS facility will serve as critical energy infrastructure, supporting grid reliability by storing and dispatching energy during periods of high demand or reduced generation. DESCRIPTION OF PROPOSAL Existing Zoning Entitlements The Property is currently zoned Rural-43 (“RU-43”) and is located within the Military Airport and Ancillary Military Facility (“MAAMF”) Overlay Zoning District. While RU-43 does not allow public utility treatment and generating plants in this list of permitted uses, the MAAMF outlines the zoning regulations used by the County to allow development compatible with the approval of an MCP and POD. Military Compatibility Permit (“MCP”) This request for an MCP with POD is necessary to allow the BESS facility within the MAAMF overlay district, as required for land uses with the potential for public utility development in areas with high noise and accident potential associated with military airport operations. Luke Air Force Base (“Luke AFB”) provided a Use Compatibility and Consistency Determination (“UCCD”) letter for the Property, dated June 3, 2025, confirming the proposed use is consistent with the applicable military compatibility requirements (included in Appendix A.) The Applicant is committed to advancing the Project in compliance with all applicable County requirements and will continue to coordinate closely with County staff, the Arizona Fire & Medical Authority (“AFMA”), and other relevant agencies throughout the permitting process. Approval of this MCP with POD will enable the Applicant to proceed with final engineering, building permits, and construction of this strategically located clean energy facility. Plan of Development The Applicant proposes to develop, construct, and operate a 100-MW, four-hour duration BESS facility and associated infrastructure on approximately 34 acres located at the northeast corner of 199th Avenue and Happy Valley Road (the “Project”). The Project is P a g e | 5 designed to provide critical grid support by storing electricity during periods of low demand and dispatching it during peak hours or periods of intermittent energy generation. The BESS facility will include up to 168 stand-alone storage enclosures, each of which houses lithium iron phosphate (“LFP”) battery modules, inverters, transformers, and associated control and safety equipment. Initial installation will include up to [inset] storage enclosures. Over the lifespan of the BESS facility, additional storage enclosures will be installed to address potential capacity loss and maintain the 100-MW power demand. The site layout is designed to maintain a minimum 100-foot BESS equipment setback from all property lines, MAAMF boundary and includes a voluntary buffer of at least 500 feet between all BESS cabinets and the nearest occupied residences. Adjacent to the battery enclosure area will be a 0.6-acre substation area, which includes a main power transformer, switchgear, circuit breakers, and overhead transition structures. The southern portion of the site will also contain staging areas, stormwater basins, and a designated fire command center including a 30,000-gallon water tank, all designed in compliance with applicable codes and National Fire Protection Association (“NFPA”) guidance. The facility will interconnect to the Arizona Public Service (“APS”) Trilby Wash Substation via a 69kV generation tie-in (“gen-tie”) over-headline located entirely on leased State Trust Land under jurisdiction of the Arizona State Land Department (“ASLD”). The majority of the gen-tie route has been secured under a fully executed lease agreement with the ASLD under Right-of-Way No. 14-124536-00. The Applicant is currently working with ASLD to amend the existing lease to include a small amount of additional acreage. Please see the Letter of Concurrence from ASLD confirming this status in Appendix B. Overview of Operations The facility will be monitored and controlled remotely 24 hours a day, seven days a week, and will not require on-site staffing. Routine maintenance and safety inspections will occur during normal business hours. Access to the site will be provided from Happy Valley Road via a secured, gated private driveway. On-site circulation will be accommodated through internal gravel access roads. Perimeter security will be provided by a 7-foot-tall chain-link fence with barbed wire, consistent with utility industry standards and IND-2. Signage will be provided for safety, including emergency contacts, and site identification in accordance with County zoning requirements. The Project is designed with a multi-tiered approach to safety, including real-time battery monitoring, thermal management systems, smoke and gas detection, and ground fault detection. The Project will utilize LFP battery technology, which offers enhanced thermal stability and safety characteristics relative to other chemistries. Deflagration vents will be incorporated in each container to prevent accumulation of gases in the event of thermal runaway. The system design limits the risk of fire propagation between enclosures and P a g e | 6 complies with industry best practices and the latest standards, including UL 9540, UL 9540A, NFPA 855, local adopted IFC code, and other applicable codes and guidelines. The facility has been designed and will be constructed to minimize noise, dust, and other nuisances to the surrounding area. Upon the end of its useful life (estimated at 25 years), all project equipment will be decommissioned and removed in accordance with the best management practices. RELATIONSHIP TO SURROUNDING PROPERTIES The Property is in a predominantly rural area of unincorporated Maricopa County and is surrounded by parcels zoned Rural-43 and are within the MAAMF overlay district associated with high noise and accident potential associated with military airport operations. While zoning is consistent across adjacent parcels, existing land uses vary and include a mix of single-family residences, rural commercial activities (such as storage or salvage yards), and undeveloped desert land. Any new development in the area must also comply applicable military compatibility requirements. The proposed BESS facility has been carefully designed to ensure compatibility with these surroundings. All energy storage enclosures will be located a minimum of 500 feet from the nearest inhabited dwelling. The Project is a low impact development. It will operate autonomously, monitored remotely 24/7, and will require only periodic maintenance during standard working hours. As such, the facility will generate substantially less daily traffic, noise, and visual disturbance than other commercial or industrial uses permitted within the RU-43 zoning or MAAMF overlay. To further minimize any potential impacts, the Project will incorporate perimeter fencing and signage in compliance with County standards. All design and operational elements meet or exceed national safety codes, including NFPA 855, UL 9540A, and related standards, ensuring robust thermal management, fire suppression, and containment systems are in place. The Project supports the broader land use, infrastructure and energy goals as identified in Maricopa County’s Vision 2030 Comprehensive Plan. Specifically, it promotes compatible non-residential development within designated overlay zones while helping to enhance grid reliability and support renewable energy development. As growth continues across the West Valley, clean energy infrastructure like the Project offers a strategic, low-impact solution that aligns with County priorities and minimizes land use conflicts through careful siting and design. LOCATION AND ACCESSIBILITY The Project site is located at the northeast corner of 199th Avenue and Happy Valley Road in unincorporated Maricopa County. The approximately 34-acre Property consists of a single parcel, identified as APN 503-79-004H. The Project is situated roughly 2.5 miles north of the P a g e | 7 APS Trilby Wash Substation, which will serve as the interconnection point for the proposed BESS facility. Maricopa County Department of Transportation (“MCDOT”) currently holds a 40-foot right-of-way to Happy Valley Road center line. The proposed project includes an additional 15-foot dedication, resulting in a total 55-foot right-of-way to Happy valley Road center line. Access to the Project site will be provided via a gated private driveway from Happy Valley Road, a two-lane paved road that runs along the southern edge of the Property. On-site circulation will be accommodated by internal gravel roads connecting the site entrance to the battery enclosures, substation area, staging areas, and fire staging area located outside of the perimeter fence line. The facility is designed for autonomous operation and will be remotely monitored 24/7, requiring only periodic maintenance visits during normal business hours. In addition to the main facility, the Project includes a 69kV gen-tie overhead line that will interconnect the site to the Trilby Wash Substation. The gen-tie will extend due south from the Project site across approximately 2.5 miles of State Trust Land. The Right-of-Way corridor spans portions of Sections 8, 17, and 20, Township 4 North, Range 2 West, and will be used exclusively for the installation and operation of the overhead gen-tie line. Access for construction and maintenance of the gen-tie will be provided via existing public roads and ASLD-approved access routes. The existing road network in the area can accommodate the low-volume construction and operational traffic generated by the Project. No major off-site roadway improvements or dedications are anticipated. Any temporary traffic control measures required during construction will be coordinated with the MCDOT and other applicable agencies such as the Arizona Department of Transportation (“ADOT”). JUSTIFICATION The proposed facility will comply with the RU-43 zoning district standards, with tailored modifications to establish a Rural MAAMF MCP standard specific to this project. The maximum allowable building height is increased to 50 feet. All battery facility structures will comply with the standard 30-foot max height limit; however, some substation structures are required to be up to 50 feet for NERC compliance. This is only for substation structures such as the high-voltage dead end (start of the transmission gen-tie) and static masts (lightning protection). Site setbacks are set at 25 feet for the front, rear, and both side streets (east and west), with a 100-foot setback for BESS equipment from all property lines. These reduced setbacks from standard RU-43 zoning allow for essential project elements, including the fire protection storage tank near the east access point along Happy Valley Road and the installation of the 69kV gen-tie line. Lot regulations under RU-43 require a minimum area of 43,560 square feet, a minimum width of 145 feet, and allow up to 25% lot coverage. The proposed project modifies these requirements to a minimum lot area of 6,000 square feet, a minimum width of 60 feet, and a maximum lot coverage of 60%, reflecting the facility’s compact footprint and operational needs while remaining appropriate for the rural context. Site enclosure and screening will P a g e | 8 be provided by a 6-foot fence topped with an additional 1 foot of barbed wire, which is sufficient to secure the site and is consistent with similar rural and utility-scale facilities. Development Standards Current RU-43 Standards Proposed RU-43 MAAMF MCP Standards Max. Height 30’ 50’ Yard Regulations: Front Side Street (East) Side Street (West) Rear BESS Housing Unit 40’ 30’ 20’ 40’ 25’ 10’ 10’ 25’ 100’ (all property lines) Lot Regulations Lot Area Lot Width Lot Coverage 43,560 SF 145’ 25% N/A N/A N/A Site Enclosure / Screening N/A 6’+1’ barbed wire security fence Parking: Office Industrial N/A N/A None None Driveway Ingress / Egress From the lot to the street by forward motion of a vehicle Duel one way drive aisles Pavement Parking spaces and driveways shall be paved Entrance driveways paved RELATIONSHIP TO STATE STATUTE The proposed BESS facility is fully compliant with Arizona Revised Statutes § 28-8481 and the applicable provisions of the Maricopa County Zoning Ordinance (“MCZO”), Chapter 10, Section 1010, which governs land uses in areas surrounding military airports. The Project site is located within the MAAMF Overlay Zoning District and lies specifically within Accident Potential Zone 2 (“APZ II”) and the 80 DNL high noise contour area identified in the 2004 Joint Land Use Study (“JLUS”) for Luke AFB. These designations classify the site as being within a “high noise or accident potential zone” and within the “territory in the vicinity of a military airport,” as defined in A.R.S. § 28-8461. In accordance with A.R.S. § 28-8481(C), the Applicant obtained a formal UCCD letter from Luke AFB June 3, 2025, (#UC20250007). The determination confirmed that the proposed utility-scale BESS facility, including battery enclosures, medium-voltage equipment, a substation, and associated improvements, is a compatible land use within the MAAMF Overlay. When Luke Air Force Base provided the UCCD, they did not indicate if that the Project would be required to file FAA Form 7460-1, Notice of Proposed Construction or Alteration (OE/AA), P a g e | 9 for the proposed transmission towers. Upon review of the MCP with POD application, if required, the Applicant will submit this filing prior to obtaining final building permits. The Project does not include any residential, commercial, or other restricted land uses that are prohibited within APZ II under A.R.S. § 28-8481(J) or MCZO Section 1010.7. All development will be subject to the applicable design standards outlined in MCZO Chapter 10, including height limits, sound attenuation guidance, and setback requirements. The Project has been sited to provide a minimum 100-foot BESS equipment setback from all property boundaries, and a minimum of 500 feet buffer is provided from the facility’s battery cabinets to the nearest off-site residential dwelling. The facility will operate without full-time on-site personnel and will be monitored remotely 24/7, further reducing risk and potential conflict with military operations. The Project also complies with applicable fire and life safety codes, including NFPA 855, UL 9540A, and related standards, and incorporates advanced design features for containment, fire suppression, and thermal management. In summary, the Project complies with all relevant requirements of A.R.S. § 28-8481 and MCZO Section 1010 and has been reviewed by Luke AFB through the UCCD process with no objections. The Applicant will continue coordinating with the County, Luke AFB, and AFMA to ensure full compliance through final permitting and construction. CIRCULATION SYSTEM Access to the Project will be provided from Happy Valley Road, a paved, two-lane roadway along the southern boundary of the site. Happy Valley Road can support heavy equipment and emergency vehicles, including fire apparatuses and is expected to provide adequate year- round access for both construction and operational needs. There will be two main site entrances located along Happy Valley Road and a fire staging area outside of the perimeter fencing. Ingress and egress to the BESS facility will include two 24- feet wide double swing gates with secure access to authorized personnel. Internal circulation will be provided via 20-feet wide gravel access roads designed to support emergency response vehicles and to provide service access to all project components, including the BESS enclosures, on-site substation, and drainage areas. The site plan will include turning radii, staging space, and fire lane layout consistent with requirements from AFMA, with whom the Applicant is actively coordinating. The Project also includes a 69kV overhead gen-tie line that will connect to the APS Trilby Wash Substation approximately 2.5 miles to the south. Access to the gen-tie corridor will be provided via Happy Valley Road, W Deer Valley Road, and additional approved routes across State Trust Land leased from the ASLD. These routes will accommodate construction equipment and maintenance vehicles as needed for gen-tie installation and long-term operation. P a g e | 10 The Project will generate minimal traffic during normal operations. The facility is designed for remote monitoring and will only require periodic maintenance visits during standard working hours. While there will be temporary construction traffic during development of the BESS and gen-tie line, the traffic volume is expected to be minimal. Deliveries and staging are expected to be managed from within the Project boundary, including temporary laydown and vehicle turnaround. No off-site roadway improvements or right-of-way dedications are currently anticipated as part of this Project. Should any temporary traffic control be required during construction, the Applicant will coordinate with the MCDOT and AFMA to ensure compliance with applicable safety and permitting standards. DEVELOPMENT SCHEDULE The Project is currently planned to be constructed in a single phase, with site mobilization and construction activities anticipated to begin in February 2027. Commercial operation is targeted for May 2028. This schedule includes the full build-out of the BESS, the on-site substation, the fire staging area, and the 69kV gen-tie overhead line to the APS Trilby Wash Substation. The BESS facility and gen-tie line are expected to be constructed concurrently. Key development milestones are as follows: P a g e | 11 Milestone Date Interconnection Agreement Executed 03/18/2024 Interconnection Agreement Suspended 03/19/2024 Interconnection Agreement Resumption Planned July 2025 SMT Investors Purchase Sale Agreement Execution (BESS Site) Planned May 2026 Arizona State Land Department ROW (Gen-tie) 08/09/2024 Arizona State Land Department ROW Amendment (Gen-tie) Planned October 2025 Environmental Study Completion Planned August 2025 Permitting and Right-of-Way Easements Planned December 2025 Construction Start Planned February 2027 Commercial Operation Date Planned May 2028 Operation, Asset Management, Maintenance, Permitting, Compliance and Reporting 2028-2053 (approximately 25-year system life) If any modifications to the schedule become necessary, the Applicant will coordinate with Maricopa County staff to ensure ongoing compliance with all approval conditions and applicable regulations. COMMUNITY FACILITIES AND SERVICES The proposed BESS facility is situated in a predominantly rural area of unincorporated Maricopa County, characterized by low-density residential and agricultural land uses. The Project is not expected to place any demand on public services such as schools, parks, libraries, or community centers, as it will operate autonomously without on-site staff or residential components. Law Enforcement: The Maricopa County Sheriff's Office (“MCSO”) provides law enforcement services to unincorporated areas of the county, including the Property. The MCSO operates several patrol districts covering different regions of the county. Fire and Emergency Services: P a g e | 12 Fire protection and emergency medical services for the area are provided by AFMA. The Applicant has submitted a formal request to annex the Property into the North County Fire & Medical District pursuant to A.R.S. § 48-262(I). Coordination with AFMA is ongoing to ensure that the Project complies with all applicable fire safety standards and emergency access requirements. Educational Facilities: The Project site falls within the jurisdiction of the Saddle Mountain Unified School District. However, given the nature of the Project, it will not impact local educational facilities. Recreational and Community Facilities: There are no public parks, libraries, or community centers in the immediate vicinity of the Project site. The nearest such facilities are located several miles away in the cities of Buckeye and Surprise. The Project is designed to operate with minimal impact on existing community facilities and services, aligning with the rural character of the area and ensuring compatibility with surrounding land uses. PUBLIC UTILITIES AND SERVICES The proposed BESS facility will operate with minimal utility demands and has been designed to function independently of most municipal utility systems. Utility providers and service arrangements for the Project are as follows: Water: The Project will include a 30,000-gallon on-site water storage tank for fire suppression, designed in coordination with AFMA and in accordance with NFPA standards. This will be the sole source of water for the facility, as the Project does not require water service for domestic or operational use. Wastewater: No sewer connection is anticipated, and the facility will not include restrooms or other fixtures requiring wastewater disposal. The project will include a portable restroom during construction. While facility is in operation, temporary portable restrooms will be provided on site during maintenance periods and removed upon completion of work.Electric Service: APS is the electrical service provider for this area. Station service power for lighting, Supervisory Control and Data Acquisition (“SCADA”) systems, and other auxiliary equipment will be provided by APS. Natural Gas: The Project does not require natural gas service. P a g e | 13 Telecommunications: Various providers available. Solid Waste: Solid waste generation is expected to be negligible. Any limited waste produced during maintenance or operations will be removed from the site by service contractors. Emergency Services: Fire protection and emergency response services will be provided by AFMA. The Applicant is actively coordinating with AFMA to complete the annexation of the Project site into the North County Fire & Medical District. Law enforcement services will be provided by the Maricopa County Sheriff's Office. ARCHITECTURAL AND LANDSCAPE DESIGN The Project consists of a battery energy storage system (BESS) utilizing modular enclosures designed for utility-scale deployment. Each enclosure resembles a compact shipping container and houses battery modules, power electronics, and integrated safety systems. While manufacturer-specific features may vary, the general appearance includes white or neutral-toned metal exteriors with built-in ventilation and secure access panels. The on-site substation infrastructure will include metal-framed structures, transformers, and switchgear consistent with standard utility installations. Landscaping throughout the site will be minimal due to the industrial nature of the facility. The predominant ground treatment will consist of compacted gravel and native soil, designed to support site safety, stormwater management, and fire mitigation. MARKET STUDY A traditional market study which typically assesses demand for products or services is not applicable to this utility-scale BESS project, and we propose to utilize APS’s IRP as a foundational reference for our market study. The proposed Ranger Energy Center BESS is consistent with current utility planning priorities and directly supports the long-term energy goals of APS. According to APS’s 2023 Integrated Resource Plan (“IRP”), battery energy storage is a critical component of the utility’s strategy to maintain grid reliability, reduce peak demand impacts, and integrate a growing share of renewable energy into its system. APS’s Preferred Portfolio includes approximately 2,500 megawatts of new utility-scale battery storage through 2027, with a total of up to 3,000 megawatts anticipated through 2027. This planned expansion reflects several important drivers, including increasing system load, retirement of coal-fired generating units, and the need for flexible capacity to address shifts in customer demand throughout the day. The IRP identifies Maricopa County as a high- P a g e | 14 growth region that will require significant new infrastructure investment to maintain service quality and ensure reliability. The Ranger Energy Center BESS is well positioned to meet these needs. The Project will interconnect at the APS Trilby Wash Substation, located approximately 2.5 miles south of the site, providing grid support in an area identified as a key area for infrastructure expansion. As noted in the IRP, APS is experiencing record levels of industrial and residential load growth and projects more than 3,400 megawatts of new capacity requirements through 2038. More than one third of this capacity is needed by 2027 to support new development and maintain system reliability. Additionally, APS has recently retired the Cholla Power Plant and is scheduled to exit from the Four Corners coal facility by 2031. These actions will reduce baseload generation across the system and increase the importance of storage resources that can respond quickly to changes in demand. The proposed BESS facility has the capability to charge during periods of low demand and discharge during peak hours, supporting evening reliability as solar output declines. In addition to supporting near-term capacity needs, the Project advances APS’s broader clean energy goals. The utility has committed to delivering 100 percent carbon-free energy by 2050 and has established interim targets to ensure continued progress. Battery energy storage is a foundational element of this transition, enabling greater use of renewable generation while maintaining system flexibility and reliability. The Ranger Energy Center represents a timely and well-sited response to the trends outlined in APS’s IRP. It provides a clear benefit to the local and regional grid and aligns with both utility planning and public policy objectives for clean, reliable, and resilient energy infrastructure. FIRE SAFETY AND PROTECTION Fire safety for the community, and especially first responders, is the Applicant’s top priority. This state-of-the-art facility incorporates all that has been learned from prior incidents in order to employ the safest design and operational standards. Ranger Energy Center will be built with safety first and foremost in mind. The BESS facility will possess detailed, multi- tiered, and redundant layers of hardware and software working together to ensure system safety. Battery management systems provide real-time monitoring that ensures the batteries are maintained within safe temperature ranges and will shut down upon immediate recognition of abnormalities. Facility Safety Components The project site will implement comprehensive safety protocols to ensure the well-being of personnel and the integrity of the facility. These measures include site access control via gated driveway with access provided to authorized personnel only. Project will have P a g e | 15 designated fire staging area, NFPA compliant water tank, and gravel internal roads. Site will be monitored remotely for diagnostics, troubleshooting, and supervision. Fire Safety Features This BESS facility will be integrated into the local electrical grid, complying with national fire protection standards, which are frequently updated to incorporate the best practices for hazard mitigation tools and strategies. Energy storage facilities include equipment and systems designed to detect and suppress fires, vent gases, and incorporate fire-rated enclosures. In the event of an emergency, automatic fire suppression will be triggered within the enclosures to contain and prevent propagation of fire. First Responder Safety Ranger Energy Center will develop robust emergency response plans based on industry best practices that are customized to the site and regional conditions, such as extreme weather and proximity to other land uses. The BESS facility will be monitored 24/7 by trained personnel prepared to maintain safety during an emergency event prior to arrival of first responders. The site plan includes a fire-staging area off of the Happy Valley Road, which will allow fire trucks to park outside of the perimeter fence. Collaboration efforts will include local emergency personnel, including AFMA and Surprise Fire-Medical Department, to ensure that fire safety training includes protocols with appropriate actions for each situation. CONCLUSION Ranger Energy Center LLC’s proposed Development will meet the significant need for improved energy infrastructure and sustainable energy storage, while meeting the highest standards of compatibility with and safety for the community. The Project supports the broader land use, infrastructure and energy goals as identified in Maricopa County’s Vision 2030 Comprehensive Plan. Specifically, it promotes compatible non-residential development within designated overlay zones while helping to enhance grid reliability and support renewable energy development. As growth continues across the West Valley, clean energy infrastructure like the Project offers a strategic, low-impact solution that aligns with County priorities and minimizes land use conflicts through careful siting and design. Anh Harambasic, PE Planning & Development 301 W. Jefferson St., Suite 170 Phoenix, Arizona 85003 Phone: (602) 506-3611 www.maricopa.gov/planning email address: Anh.Harambasic@maricopa.gov Planning & Development Engineering Plan Review Date: August 28, 2025 Memo To: Darren Gerard, AICP, Planning Manager, Department of Planning & Development Attn: Andrew Lorentzen, Planner, Planning & Development Services via: Doug Jones P.E., Engineering Supervisor, Planning and Development From: Anh Harambasic P.E., Plans Examiner Engineer, Planning & Development Subject: MCP250005- BESS Ranger APN(s): 503-79-004H Description-Application for a plan of development on subject parcel for a Battery energy storage system (BESS). Requesting a military compatibility permit with a plan of development (POD) for project site currently zoned RU-43 and is 34 gross acre site. Engineering Review has reviewed the second plan set and report routed for review, for the subject application on 8.8.2025 and has no objections to this zoning case except any approvals must comply with the following stipulations. **As of 8.28.2025, pending MCDOT TIS approval stipulations** DRAINAGE PLAN REVIEW 1. Building permit documents shall include the full geotechnical report for the double ring infiltrometer tests to justify retention basin infiltration calculations and that basin(s) will infiltrate within 36hours. 2. There is a special flood hazard area (SFHA) on parcel but plans do not show encroachment into the floodplain. Any encroachment in a SFHA will require a flood use permit. GENERAL DRAINAGE REVIEW/INFORMATION 3. Engineering review of planning and/or zoning cases is for conceptual design only. All development and engineering design shall be in conformance with Section 1205 of the Maricopa County Zoning Ordinance; Drainage Policies and Standards; Floodplain Regulations for Maricopa County; MCDOT Roadway Design Manual; and current engineering policies, standards and best practices at the time of application for construction. 4. Based on the conceptual design nature of the information submitted, changes to the site layout may be necessitated by the final engineering design of the site’s drainage infrastructure. Page 2 of 2 5. Maricopa County does not supply water, fire or sewer services. It is the applicant/owner’s responsibility to coordinate and secure water, fire and sewer services for this site. 6. Sealed final Grading and Drainage (Site Infrastructure) Plans and Sealed Final drainage report must be submitted with the application for Building Permits Pending MCDOT TRANSPORTATION TIS approval stipulations 1. MCDOT review comments pending-comments from MCDOT are forthcoming. MCDOT PLANNING COMMENTS 1. The site plan should show 199th Avenue as preserving the mid-section line per the Zoning Ordinance Section 1105. The perimeter mid-section line alignment of the proposed development requires the setback line to start from a future half street Right-of-Way of 40-feet per the Maricopa County Zoning Ordinance Section 11-05. 2. Happy Valley Road is classified as a future minor arterial requiring fee dedication of a 55-foot half street from the section line. o Applicant is required to provide, at applicant’s expense, an American Land Title Association(“ALTA”) Owner’s Policy of Title Insurance showing title vested in Maricopa County, a political subdivision of the State of Arizona. Please contact me with any questions. 1 Andrew Lorentzen (PND) From: RAHN, JENNIFER L CIV USAF AETC 56 CES/CENP <jennifer.rahn@us.af.mil> Sent: Tuesday, August 12, 2025 6:00 AM To: Andrew Lorentzen (PND) Cc: 56 FW/CIT Community Initiative Subject: RE: New Application MCP250005 - Ranger Energy Center Attachments: Ranger Energy Center (UC20250007) - Copy.pdf This Message Is From an External Sender This message came from outside your organization. Please use caution when corresponding outside the county. CUI Good morning Mr. Lorentzen, Thank you for the opportunity to provide comments on the Military Compatibility Permit for the proposed Ranger Energy Center. This application proposes a plan of development for a 100-megawatt Battery Energy Storage System (BESS). This includes 168 storage enclosures housing lithium iron phosphate battery modules, inverters, transformers, and associated equipment. Additional connection to the Trilby Wash substation 2.5 miles away will be needed. The location encompasses 34 acres at the NEC of 199th Avenue and Happy Valley Road in unincorporated Maricopa County, AZ. The parcel is inside of the Luke AFB Aux-1 2004 JLUS Accident Potential Zone 2 and 65 Ldn “high noise or accident potential zone” as identified by A.R.S. § 28-8461 and inside the “territory in the vicinity of a military airport” also defined by A.R.S. § 28-8461. We continually appreciate the opportunity to provide comments, acknowledging that we are not the approval authority. Given the location of this development project, we have identified actual and/or potential mission risks and hazards should the development encompass the following within APZ 2: A.R.S. § 28-8461 for Utilities: (16) No new buildings or improvements or expansion of nonagriculture buildings or improvements for uses that result in the release of any substance into the air that would impair visibility or otherwise interfere with operating aircraft, such as any of the following: (a) Steam, dust and smoke. (b) Direct or indirect reflective light emissions. ( c) Electrical emissions that would interfere with aircraft and air force communications or navigational aid systems or aircraft navigational equipment. ( d) The attraction of birds or waterfowl such as operation of sanitary landfills or maintenance of feeding stations. ( e) Explosives facilities or similar activities. Luke AFB follows A.R.S. § 28-8481 when evaluating compatible land use within the “territory in the vicinity of a military airport”. Subject to the results of an FAA Obstruction Evaluation/Airport Airspace Analysis and Spectrum Analysis (OE/AAA), this request will not negatively impact the flying and base operations at Luke AFB; however, we reserve the right to comment as the development matures, and additional site plans become available. The 2 location of tall equipment, final tie-in’s, the construction of additional transmission lines for the facility would be the prominent areas for in-depth review. A .KMZ file is preferred for our transmission line review. Please ensure the project is submitted for an informal review through the DoD Siting Clearinghouse for Energy, Installations, and Environment. The project narrative may be sent to: osd.dod-siting- clearinghouse@mail.mil. This response is also conditional upon their approval/input. Additionally, it should be noted that certain investments and real estate transactions within the military installation footprint of Luke AFB may be subject to review by the Committee on Foreign Investment in the United States (CFIUS) to determine the effect of such transactions on the national security of the United States. The CFIUS regulations, Foreign Investment Risk Review Modernization Act of 2018 (FIRRMA) provisions, and related resources can be found on the Department of the Treasury’s website: http://www.treasury.gov/cfius. Respectfully, Jenn Rahn Portfolio Optimization Chief 56th Civil Engineer Squadron Luke Air Force Base (623) 856-4746 DSN: 896-4746 CUI From: Andrew Lorentzen (PND) <Andrew.Lorentzen@maricopa.gov> Sent: Tuesday, June 24, 2025 4:57 PM To: 56 FW/CIT Community Initiative <56FW.CIT.CommunityInitiative@us.af.mil> Subject: [Non-DoD Source] FW: New Application MCP250005 - Ranger Energy Center CUI CUI From: Andrew Lorentzen (PND) Sent: Thursday, June 19, 2025 4:46 PM To: 56 FW/CIT Community Initiative <56fw.cit.communityinitiative@us.af.mil> Subject: New Application MCP250005 - Ranger Energy Center Hello, A new planning and zoning application has been filed for MCP250005 - Ranger Energy Center. For convenience I have attached the applicable submission documents. Please provide comments at your earliest convenience. To review additional case information please visit: https://maricopacountyaz-energovweb.tylerhost.net/apps/selfservice#/home 3 Select ‘Search’ Enter the case number MCP250005 and click enter. Select the highlighted case number link to open the case information page. Relevant documents can be found under the ‘attachments’ tab. If you have any issues with the documents, please let me know. Andrew Lorentzen Planner PLANNING & DEVELOPMENT 301 W. Jefferson St. Suite 170 Phoenix, AZ 85003 O: 602-506-2364 MARICOPA.GOV Andrew.lorentzen@maricopa.gov Facebook | Instagram | YouTube | LinkedIn Maricopa County is developing the Framework 2040 Comprehensive Plan – a document which guides growth and development for the next decade and beyond. Visit Framework 2040 to learn how to participate, attend meetings and be heard! July 17, 2025 Re: PS25-0577 MCP250005 - Ranger Energy Center LLC Dear Applicant, Please see the comments in Attachment (A) for the above reference project. Sincerely, City of Surprise Community Development Department Att Page | 2 ATTACHMENT (A) Project Reviewers Chris Sexton PLANNING christina.sexton@surpriseax.gov 623.222.3134 Keith Tanner FIRE MED. keith.tanner@surpriseaz.gov 623.222.5125 Michelle Moy REAL PROPERTY michelle.moy@surpriseaz.gov 623.222.3082 PLANNING: The General Plan land use Character area for the parcel is Employment. The proposed BESS is not an energy development project, but is an energy storage project which would include storage of renewable energy and dispatching energy during periods of high demand or reduced generation. The project would further the goals of the General Plan specifically Goal 6.2 – Utilize a systems approach to sustainability. This proposed BESS aligns with Policy 3 under Goal 6.2 as it pursues opportunities for local energy supply management and supports regional efforts to increase the supply of energy from renewable sources, distributed generation and cogeneration. The County zoning for the parcel is RU-43 which is equitable to the City of Surprise’s zoning designation of Rural Residential. Currently, staff is working on a draft text amendment for BESS facilities that would propose a 1,500 square foot setback from the facility to existing single-family residential structure although the proposed project will maintain a 100-foot setback from all property lines and a voluntary buffer of at least 500- feet between all BESS cabinets and the nearest occupied residences. This does not meet the City of Surprise’s draft text amendment setback requirements. Additionally, chain link fences are prohibited in the City of Surprise’s municipal code and the draft text amendment states for security and screening to provide a 8-foot to 12-foot high perimeter wall and to maintain a 25-foot landscape setback outside of the perimeter of the project site, no landscaping shall be located inside the perimeter wall. FIRE MEDICAL: Code in effect: • 2018 International Fire Code (IFC) with local amendments • Local amendments to the fire code can be found at surpriseaz.gov in the Community Development webpage • Note: This review does not cover all potential fire code requirements for the project. COMMERCIAL BATTERY ENERGY STORAGE SYSTEMS Page | 3 The facility shall meet City of Surprise Zoning requirements. A Hazard Mitigation Analysis (HMA) shall be prepared and submitted by a registered professional engineer qualified to design Battery Energy Storage Systems. Additionally, emergency planning activities and emergency response training with appropriate City of Surprise departments shall be conducted prior to batteries arriving on-site. The HMA shall be produced to include the following information: • Hazardous Gas Plume Modeling • A detailed site map • Type of battery chemistry/technology to be used • Product information sheets indicating UL 9540 listing • Product and site information demonstrating compliance with the National Fire Protection Association (NFPA) 855 • A copy of the UL9540a test report • Any previous large scale testing reports • Population density in the proposed affected area • Container design housing the batteries, i.e.: occupiable, non-occupiable • Fire and life safety systems to be used • The sequence of operation for the fire alarm and detection system • Location and description of the First Responder Station (FRS) • Identification of an available water source and available fire flow • Capabilities of the Battery Management System (BMS) • A Design Failure Mode and Effects Analysis shall also be submitted. • A commissioning plan for the facility indicating what fire and life safety systems must be installed and approved before commissioning can begin. • A decommissioning plan for out of date or damaged equipment REAL PROPERTY: Submittal Comments: Military Compatibility Permit with Plan of Development • Page 5 of the narrative report states “the majority of the gen-tie route has been secured under a fully executed lease agreement with ASLD under Right of Way no. 14-124536-00 The applicant is currently working with ASLD to amend the existing lease to include a small amount of additional acreage”. • However, Appendix B letter states application #14-124536-100 has been accepted for further processing and is authorized to proceed with non-due diligence activities. Page | 4 From: Robert Olmstead To: Debbie.Lesko@maricopa.gov Cc: Scott.Isham@Maricopa.Gov Subject: Ranger Energy Battery Energy Storage Project Date: Tuesday, July 22, 2025 4:31:24 PM Attachments: image001.png Dear Supervisor Lesko, I am writing to provide you with information regarding the proposed Ranger Energy 150 MWh utility- scale battery energy storage project being developed by National Renewable Solutions (NRS) located at 199th Avenue and Deer Valley Road in Wittman. The Arizona Fire & Medical Authority has engaged extensively with NRS throughout the early planning stages of this project, and I can confirm that they have been proactive and thorough in their approach to safety coordination and regulatory compliance. The proposed project design meets our fire code safety requirements, which mandate a 100-foot setback from adjacent property lines. NRS has incorporated a 500-foot buffer from the nearest residential structure, demonstrating their commitment to community safety. Additionally, their design incorporates proven safety components based on real-world applications and testing data. Their design aligns with current industry standards including the 2018 version of the International Fire Code, the local amendments of the Arizona Fire & Medical Authority, and the 2023 version of the National Fire Protection Agency standard 855. NFPA 855 gives guidance on the design, construction, and safe operation of commercial battery storage systems. Based on our multiple coordination meetings and review of their preliminary plans, NRS has demonstrated a strong commitment to meeting all applicable fire and life safety codes for lithium-ion battery storage facilities. We will continue our collaborative oversight throughout the development process to ensure all safety standards are maintained. Kind Regards, Robert Olmstead This message is intended only for the named recipient(s). If you are not the intended recipient(s), you are notified that the dissemination, distribution or copying of this message is strictly prohibited. If you receive this message in error, or are not the named recipient(s), please notify the sender either at the above e-mail address or telephone the Arizona Fire & Medical Authority (AFMA) at (623) 544-5400. Thank You. To ensure compliance with Arizona's open meeting laws, members of the North County, South County and/or Arizona Fire & Medical Authority's Board of Directors who have received this message may reply directly to the sender but must not correspond with or send a copy of their reply regarding this message to any other members of their respective Board(s). Recipients of this message who are not Board members must not forward this message to any of the North County, South County or AFMA Board Members. DATE: October 9, 2025 TO: Planning & Zoning Commission From: Andrew Lorentzen, Planner SUBJECT: MCP250005 – Ranger Energy Center Agenda Item: #4 After staff report printing, the applicant requested an amended condition of approval regarding POD approval timelines. Staff updated the following condition at the applicants’ request to clarify the department’s stance on approved POD timeframes. The updated language offers no new provisions and only clarifies existing department policy. d. The following Rural-43 MAAMF standards shall apply: 9. Minimum separation for battery enclosures from residential structures: 500 feet. For clarity: (i) POD approval is effective for two years from approval; (ii) new residential construction during that two-year period will not render the project nonconforming; and (iii) once building permits are issued, subsequent residential construction will not render battery unit locations nonconforming."