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June 10, 2026
Z250026
Page 1 of 4
Report to the Board of Supervisors
Prepared by the Maricopa County Planning and Development Department
Board Hearing Date:
June 10, 2026
Case #/Title:
Z250026 – Arlington Valley Storage Energy (AVSE 3)
Supervisor District:
4
Applicant/Owner:
Kimberly Comacho, Arlington Valley Storage Energy 3, LLC
Request:
Zone Change from Rural-190 to IND-2 IUPD
Site Location:
Generally located 660’ east of the SEC of Narramore Rd. & 387th
Ave. in the Arlington area
Site Size:
Approximately 20 acres
County Island Status:
N/A
Additional
Comments:
•
The rezoning will facilitate industrial development for a 200 megawatt battery energy storage
system (BESS) and related appurtenances for the Arlington Valley Substation. The substation
would then connect to the Hassayampa 500 kV switchyard to transfer stored energy from the
BESS to the regional transmission system via 115 kV overhead gen-tie line.
•
The IUPD will vary development standards from the base IND-2 zoning district. This includes
permitting a maximum height of up to 200’ for high-power transmission line support structures.
The IUPD will also limit entitled uses due to lack of public water and sewer to the site. The BESS
will be an unmanned; an operational workforce will be located remotely at the Mesquite Solar
Complex approximately two-miles away.
•
Access is via Narramore Rd. with a future functional classification of principal arterial. The
developer will be required to dedicate ultimate half-street right-of-way and complete necessary
half-street improvements (as determined by approved traffic impact analysis/study) prior to final
of construction permit to establish the use.
•
Per the Maricopa County Framework 2040 Comprehensive Plan the site is within a Rural Influence
Area. The IUPD limits entitled use of the site to only those where wastewater disposal can be
accommodated via septic. In particular, power generation and storage are identified as permitted
uses. These uses are classified as rural industrial per the county’s plan and appropriately located
in a rural influence area. There are no proximate urban-density residential neighborhoods. These
uses are appropriate and in concert with area land use and development patterns.
June 10, 2026
Z250026
Page 2 of 4
•
There are no outstanding concerns from reviewing agencies. There is no known opposition.
Z250026 approval will require majority vote of a quorum.
Commission
Recommendation:
On 5/7/26, the Commission voted 7-0 (motion by Vice Chair
Hernandez D5, seconded by Commissioner Rochwalik D3) to adopt
a motion recommending the Board of Supervisors approve
Z250026 subject to conditions ‘a’ – ‘l’:
a. A Plan of Development is approved subject to site plan entitled “Arlington Valley Storage Energy
3” consisting of 7 full-size sheets, dated 1/16/2026, and stamped received 3/12/2026. The Plan
of Development may be amended administratively under separate application as long as the
amendment complies with the established IUPD development standards as approved by the
Board of Supervisors. Staff may determine slight refinements to remain in substantial
conformance with the approved site plan. Minor and major amendments to the site plan will be
determined in accordance with Chapter 3 of the Maricopa County Zoning Ordinance.
b. Development of the site shall be in substantial conformance with the Narrative Report entitled
“Zone Change with Overlay Narrative Report”, consisting of 16 pages, dated 1/15/2025, and
stamped received 3/12/2026, except as modified by the following conditions.
c. The following IND-2 IUPD development standards shall apply:
1. Min. Front Setback: 0’
2. Min. Side Setback: 0’
3. Min. Street-side Setback: 0’
4. Min. Rear Setback: 0’
5. Min. Parking: Industrial and Office uses at 1 space per 1,000 square feet of floor area
6. Min. Screening: Minimum 6’ high chain link fences/gates without view obscuring
materials
7. Barbed, razor, or concertina wire allowed on top of fences under 8’ high
8. Min. Paving: Driveways and parking areas may be stabilized with alternative dust
control measures other than paving such as aggregate, millings, soil cement or other
method acceptable by Maricopa County Air Quality Department
9. Min. Loading/unloading spaces: 0
10. Industrial uses allowed to occur outside an enclosed building
11. Max. Height: Structures to support electric transmission lines maximum height 200’
12. Permitted Uses: See condition ‘d’
d. The IND-2 zoning is subject to an Industrial Unit Planned Development (IUPD) Overlay that limits
the entitled use to solar power generation facilities, battery energy storage systems (BESS), and
ancillary uses, or other uses determined by both the Planning & Development Department and the
Environmental Services Department as appropriate and that can accommodate wastewater
disposal via on-site septic systems until such time as a sanitary sewer system is available serving
the site. A public water system and public sewer system shall be required prior to establishment
of any non-residential use that requires potable water if the site supplies more than 25 people or
15 service connections per day for at least 60 days per year. The IUPD may be deleted or
amended to entitle additional uses via Modification of Condition application to the Planning &
Development Department but will require legislative approval by the Board of Supervisors after
recommendation of the Planning & Zoning Commission.
e. The following Planning Engineering conditions shall apply:
June 10, 2026
Z250026
Page 3 of 4
1. Since drainage entitlement reviews are conceptual, the final drainage report must
be submitted during the building permit stage, detailed review of the RFE shall be
provided in the drainage report and reviewed at building permit stage. All electrical
and battery components shall be placed at or above the regulatory flood elevation.
2. Sealed final grading and drainage plans shall be submitted at building permit
stage.
3. A traffic impact study approval or TIS waiver is required to be submitted with
building permit package.
4. Engineering and drainage review for entitlement cases are based on conceptual
design. Therefore, no development approval is inferred by this review, including,
but not limited to number of proposed building lots/units, drainage design, access
and roadway alignments. These items will be addressed as development plans
process and are submitted to the County for further review and/or entitlement.
5. 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.
6. The County does not provide fire service, therefore it is incumbent that the
applicant seek service and approval of plans from the jurisdictional fire service
provider.
f. The following Maricopa County Department of Transportation condition shall apply:
1. A section alignment, Narramore is located on the northern perimeter of the
proposed development and requires the setback line to start from a future half-
street right-of-way of 55 feet per MCZO 1105.
g. Prior to issuance of a building permit, written confirmation will be required from the emergency
fire protection jurisdiction having authority that the facility has been designed in accordance with
their regulations and requirements, and that emergency fire protection service will be provided to
the facility. Prior to issuance of the certificate of occupancy, local fire protection jurisdiction
review and approval will be required.
h. The developer shall coordinate with the Arizona Fire & Medical Authority or other applicable fire
district in the development of the BESS facilities and shall abide to any of their requests during
the life of these facilities.
i.
The developer shall implement dust control measures during and after construction with
coordination with the County’s Air Quality Department.
j.
Due to the project being located near or within the Department of Defense Military Training Route
the project must be submitted for an informal review through the Department of Defense Siting
Clearinghouse for Energy Installations and Environment. The project narrative shall be sent to
osd.dod-siting-clearinghouse@mail.mil. Additionally, the project shall be submitted to the FAA
for an Obstruction Evaluation/Airport Airspace Analysis (OE/AAA).
k. 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.
l.
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
June 10, 2026
Z250026
Page 4 of 4
excess of those permitted by the zoning existing on the date of application, subject to conditions.
In the event of the failure to comply with any condition, the property may be considered for
revocation to the zoning that existed on the date of application. It is, therefore, stipulated and
agreed that either revocation due to the failure to comply with any conditions, does not reduce
any rights that existed on the date of application to use, divide, sell or possess the property and
that there would be no diminution in value of the property from the value it held on the date of
application due to such revocation of the Zone Change. The Zone Change enhances the value of
the property above its value as of the date the Zone Change is granted and reverting to the prior
zoning results in the same value of the property as if the Zone Change had never been granted.
Presented by:
Daniel Johnson, Planner
Reviewed by:
Darren Gérard, AICP, Planning Manager
Attachment:
5/7/26 P&Z Packet (36 pages)
Note:
5/7/26 Draft P&Z Minutes are not available as of the writing of this report, but can be provided
upon request later, or accessed via Agenda Center, when available.
Z250026
Page 1 of 9
Report to the Planning and Zoning Commission
Prepared by the Maricopa County Planning and Development Department
Case:
Z250026 - Arlington Valley Storage Energy 3 (AVSE 3)
Hearing Date:
May 7, 2026
Supervisor District:
4
Applicant:
Kimberly Comacho, Arlington Valley Storage Energy 3, LLC
Owner:
SEP II, LLC
Request:
Zone Change from Rural-190 to IND-2 IUPD
Site Location:
Generally located 660’ east of the SEC of Narramore Rd. & 387th Ave. in the
Arlington area
Site Size:
Approx. 20 acres
Density:
N/A
County Island:
No
County Plan:
Old U.S. Highway Area Plan - Industrial
Municipal Plan:
N/A
Municipal Comments:
N/A
Support/Opposition:
None known
Recommendation:
Approve with conditions
Z250026
Page 2 of 9
Project Summary:
1. The applicant, on behalf of the property owner, is requesting zone change with overlay on 20 acres
for a 200 megawatt (MW) battery energy storage system (BESS) with associated appurtenances
for the Arlington Valley Substation via a 115 kilovolt (kV) overhead gen-tie line. The Arlington
Valley substation would then connect to the Hassayampa 500 kV Switchyard to transfer stored
energy from the BESS Project to the regional transmission system. The facility would have the
capacity to store up to 800 MW hours of energy with four-hour batteries. The site is located
approx. 660’ east of the SEC of Narramore Rd & 387th Ave. in the Arlington area.
2. The BESS facility will be an unmanned facility; operational workforce will be located remotely at the
Mesquite Solar Complex approximately 2-miles away. Thus, no water supply or wastewater
systems are needed. Construction of the facility is anticipated to commence later in 2025 and
projected for 12 months.
3. The following IUPD development standard deviations are requested:
•
Minimum setbacks - Waive setbacks along the perimeter of the site and adjacent to right-
of-way. Parcels surrounding the property include similarly developed utility generation
solar uses and undeveloped state trust land. The waiver of the setback requirement does
not negatively affect surrounding properties. There are no developed residential uses near
the property. BESS facilities will still be required to meet a minimum 100’ setback from all
property lines for safety purposes (fire refuge and firefighting staging).
•
Site screening - In lieu of a solid screen wall, the request is for security fencing only. The
site is surrounded by like uses that would not benefit from site screening.
•
A request to use barbed, razor or concertina wire atop a fence lower than 8’. Razor and
concertina wire are normally prohibited below a height of 8’.
•
Minimum Parking - A reduction in the number of minimum required parking spaces to one
space per 1,000 square feet of floor area. Additional employees will not be needed for the
unmanned facility and will typically be visited by staff working at the nearby Mesquite
Solar Facility.
•
Outdoor Industrial Uses – industrial uses may occur outside an enclosed building as the
proposed energy storage (BESS) arguably does not occur within an enclosed building.
•
Minimum Loading Spaces - Elimination of loading and unloading space requirements as
the project does not generate or receive deliveries.
•
Minimum Paving - Vary paving of driveways to a minimum alternative stabilized dust
proofing surface material other than paving, such as aggregate, millings, or soil cement
consistent with Maricopa County dust control standards and included in the Project’s dust
control permit. An existing driveway access point will be used from a previously approved
AVSE project improved to County standard.
•
Maximum Height - An allowance of up to 200’ in height for gen-tie structures to allow
flexibility in transmission structure design.
4. The following table (next page) compares the proposed IUPD development standards to the base
zoning district.
Z250026
Page 3 of 9
DEVELOPMENT STANDARDS
BASE IND-2 ZONING
PROPOSED IND-2 IUPD
Electric Transmission Lines
Structures to support
electric transmission lines
shall observe a maximum
height of 120’
Structures to support electric
transmission lines shall observe
a maximum height of 200’
Minimum Setback
10'
0’
Minimum Setback
10'
0’
Minimum Setback
10'
0’
Minimum Setback
25'
0’
Minimum Lot Area
6,000 sq. ft.
6,000 sq. ft.
Minimum Lot Width
60'
60’
Maximum Lot Coverage
60%
60%
Minimum Parking Spaces
See parking regulations
Industrial / Office Parking:
1 per 1,000 sf of floor area
Minimum Loading /
Unloading space
1: 10,000 sq. ft. of
industrial building floor
space
0
Minimum Parking Surfacing
Paved
Aggregate, millings, soil cement
or paving alternative deemed
acceptable by Maricopa County
Air Quality Department
Minimum Screening
6' solid wall
Minimum 6’ high chain link
fences / gates without view
obstruction – barbed, razor, or
concertina wire allowed on
fencing lower than a height of 8’
Maximum Height
60’
60’
Z250026
Page 4 of 9
Aerial photo of subject site
Aerial image & surrounding environs.
Z250026
Page 5 of 9
Site Plan
5. 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.
Z250026
Page 6 of 9
Existing On-Site and Adjacent Zoning / Land Use:
6. On-site:
Rural-190 / Undeveloped
North:
Narramore Rd (alignment) then IND-2 IUPD / Undeveloped
South:
IND-2 IUPD / Solar Generation
East:
IND-2 IUPD / Solar Generation
West:
IND-2 IUPD / Solar Generation
Zoning District map
Utilities and Services:
7. Water:
Private well or hauled water
Wastewater:
N/A
School Districts:
Buckeye Union High School District & Arlington Elementary School District
Fire:
Arizona Fire & Medical Authority (AFMA)
Police:
MCSO
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
Narramore Rd.
0’
55’ (Reserved)
Arterial
Z250026
Page 7 of 9
Adopted Plan:
9. Old U.S. 80 Highway Area Plan (adopted May 2007): The area plan designates the site for Industrial
land uses.
Public Participation Summary:
10. The applicant has complied with the requirements stated in Maricopa County’s citizen review process
with the required posting of the site and notification to adjacent property owners within 300 feet of
the subject parcel and interested parties via first-class mail. The applicant has submitted a Public
Participation Results Report. According to this report, the applicant received no support or opposition
to this request. Staff receive no public interest in the case.
Outstanding Concerns from Reviewing Agencies:
11. N/A
Staff Analysis:
12. This area of the County is dominated by energy production and distribution - such as nuclear power,
solar facilities, and natural gas facilities. By developing this site as a clean energy solar power
generation and storage facility, matching the surrounding uses, the applicant has demonstrated the
project meets the Industrial land use designation and existing development in the region. Therefore,
staff supports the rezone of the site to IND-2 IUPD.
Recommendation:
13. Staff recommends the Commission adopt a motion recommending that the Board of Supervisors
approve Z250026 subject to the following conditions ‘a’ – ‘l’:
a.
A Plan of Development is approved subject to site plan entitled “Arlington Valley Storage
Energy 3” consisting of 7 full-size sheets, dated 1/16/2026, and stamped received
3/12/2026. The Plan of Development may be amended administratively under separate
application as long as the amendment complies with the established IUPD development
standards as approved by the Board of Supervisors. Staff may determine slight
refinements to remain in substantial conformance with the approved site plan. Minor and
major amendments to the site plan will be determined in accordance with Chapter 3 of
the Maricopa County Zoning Ordinance.
b.
Development of the site shall be in substantial conformance with the Narrative Report
entitled “Zone Change with Overlay Narrative Report”, consisting of 16 pages, dated
1/15/2025, and stamped received 3/12/2026, except as modified by the following
conditions.
c.
The following IND-2 IUPD development standards shall apply:
1. Min. Front Setback: 0’
2. Min. Side Setback: 0’
3. Min. Street-side Setback: 0’
4. Min. Rear Setback: 0’
5. Min. Parking: Industrial and Office uses at 1 space per 1,000 square feet of floor area
Z250026
Page 8 of 9
6. Min. Screening: Minimum 6’ high chain link fences/gates without view obscuring
materials
7. Barbed, razor, or concertina wire allowed on top of fences under 8’ high
8. Min. Paving: Driveways and parking areas may be stabilized with alternative dust
control measures other than paving such as aggregate, millings, soil cement or other
method acceptable by Maricopa County Air Quality Department
9. Min. Loading/unloading spaces: 0
10. Industrial uses allowed to occur outside an enclosed building
11. Max. Height: Structures to support electric transmission lines maximum height 200’
12. Permitted Uses: See condition ‘d’
d.
The IND-2 zoning is subject to an Industrial Unit Planned Development (IUPD) Overlay that
limits the entitled use to solar power generation facilities, battery energy storage systems
(BESS), and ancillary uses, or other uses determined by both the Planning & Development
Department and the Environmental Services Department as appropriate and that can
accommodate wastewater disposal via on-site septic systems until such time as a
sanitary sewer system is available serving the site. A public water system and public
sewer system shall be required prior to establishment of any non-residential use that
requires potable water if the site supplies more than 25 people or 15 service connections
per day for at least 60 days per year. The IUPD may be deleted or amended to entitle
additional uses via Modification of Condition application to the Planning & Development
Department but will require legislative approval by the Board of Supervisors after
recommendation of the Planning & Zoning Commission.
e.
The following Planning Engineering conditions shall apply:
1. Since drainage entitlement reviews are conceptual, the final drainage report must
be submitted during the building permit stage, detailed review of the RFE shall be
provided in the drainage report and reviewed at building permit stage. All electrical
and battery components shall be placed at or above the regulatory flood elevation.
2. Sealed final grading and drainage plans shall be submitted at building permit
stage.
3. A traffic impact study approval or TIS waiver is required to be submitted with
building permit package.
4. Engineering and drainage review for entitlement cases are based on conceptual
design. Therefore, no development approval is inferred by this review, including,
but not limited to number of proposed building lots/units, drainage design, access
and roadway alignments. These items will be addressed as development plans
process and are submitted to the County for further review and/or entitlement.
5. 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.
6. The County does not provide fire service, therefore it is incumbent that the
applicant seek service and approval of plans from the jurisdictional fire service
provider.
f.
The following Maricopa County Department of Transportation condition shall apply:
Z250026
Page 9 of 9
1. A section alignment, Narramore is located on the northern perimeter of the
proposed development and requires the setback line to start from a future half-
street right-of-way of 55 feet per MCZO 1105.
g.
Prior to issuance of a building permit, written confirmation will be required from the
emergency fire protection jurisdiction having authority that the facility has been designed
in accordance with their regulations and requirements, and that emergency fire protection
service will be provided to the facility. Prior to issuance of the certificate of occupancy,
local fire protection jurisdiction review and approval will be required.
h.
The developer shall coordinate with the Arizona Fire & Medical Authority or other
applicable fire district in the development of the BESS facilities and shall abide to any of
their requests during the life of these facilities.
i.
The developer shall implement dust control measures during and after construction with
coordination with the County’s Air Quality Department.
j.
Due to the project being located near or within the Department of Defense Military Training
Route the project must be submitted for an informal review through the Department of
Defense Siting Clearinghouse for Energy Installations and Environment. The project
narrative shall be sent to osd.dod-siting-clearinghouse@mail.mil. Additionally, the project
shall be submitted to the FAA for an Obstruction Evaluation/Airport Airspace Analysis
(OE/AAA).
k.
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.
l.
The granting of this change in use of the property has been at the request of the applicant,
with the consent of the landowner. The granting of this approval allows the property to
enjoy uses in excess of those permitted by the zoning existing on the date of application,
subject to conditions. In the event of the failure to comply with any condition, the property
may be considered for revocation to the zoning that existed on the date of application. It
is, therefore, stipulated and agreed that either revocation due to the failure to comply with
any conditions, does not reduce any rights that existed on the date of application to use,
divide, sell or possess the property and that there would be no diminution in value of the
property from the value it held on the date of application due to such revocation of the
Zone Change. The Zone Change enhances the value of the property above its value as of
the date the Zone Change is granted and reverting to the prior zoning results in the same
value of the property as if the Zone Change had never been granted.
Presented by:
Daniel Johnson, Planner
Reviewed by:
Rachel Applegate, Planning Supervisor
Attachments:
Case Map (1 page)
Site Plan (reduced 8.5”x11”, 7 pages)
Narrative Report (16 pages)
Planning Engineering comments (2 pages)
MCDOT comment (1 page)
/
Maricopa County Planning & Development - Phoenix, AZ
4
Gross Acres: 20 approx.
Generated April 22, 2026 3:42 PM
Z250026
Application Name:
Legal Description
Arlington Valley Storage Energy 3 (AVSE 3)
Applicant
Case Address
1S 6W 21
Kimberly Comacho
38303 W ELLIOT RD
Applicant Phone/Email
Parcel Primary:401-46-006B
6196430578
TONOPAH, AZ 85354
Map scale 1:3,270
Supervisor District No.
Arlington Valley Storage Energy 3, LLC. (Applicant) is proposing to develop an industrial-scale battery
energy storage system (BESS) on the parcel.
of
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description
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Scale For Microfilming
Inches
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1
14
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11
10
9
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description
contract
-
Z:\CLIENTS\ENR\RWERENEWDEVE\185620_AVSE3-ZONECHG\2_DESIGN\CIVIL\DWGS\PERMITTING\185620C001.DWG 1/9/2026 10:47 AM SRIDDELL
ARLINGTON VALLEY
STORAGE ENERGY 3,
LLC
A.BEGAY
J. DOWELL
ARLINGTON VALLEY STORAGE ENERGY 3
ZONE CHANGE
COVER SHEET
185620
C001
B
1
7
185620C001.dwg
MARICOPA COUNTY, AZ
-
Burns & McDonnell Engineering Co, Inc.
9400 WARD PARKWAY
KANSAS CITY, MO 64114
816-333-9400
FIRM LICANSE NO. 11523
ENGINEER
BURNS & MCDONNELL ENGINEERING CO., INC.
CONTACT: TANNER DOWELL
1850 N. CENTRAL AVE, SUITE 800
PHOENIX, ARIZONA 85004
P: 602-977-2623
F: 602-977-2660
OWNER & DEVELOPER
ARLINGTON VALLEY STORAGE ENERGY 3, LLC
101 WEST BROADWAY
SUITE 1120
SAN DIEGO, CA 92101
TEL: 619-643-0578
SITE DATA
GROSS AREA: 20.03 ACRES
NET AREA: 20.03 ACRES
CURRENT ZONING: RU-190
PROPOSED ZONING: IND-2 IUPD
EXISTING LAND USE: VACANT
PROPOSED LAND USE: BATTERY ENERGY STORAGE SYSTEM
EXISTING CONTOUR
880
EXISTING ELECTRIC LINE
NEW ELECTRIC LINE
DRAINAGE FLOW PATH
LEGEND
NEW ROAD
EXISTING EASEMENT LINE OR RIGHT-OF-WAY LINE
NEW CHAIN LINK FENCE
SITE BOUNDARY LINE
E
ARLINGTON VALLEY STORAGE ENERGY 3
A PORTION OF SECTION 21, T. 1 S, R. 6 W
OF THE GILA AND SALT RIVER MERIDIAN,
MARICOPA COUNTY, ARIZONA
ZONE CHANGE
PLAN OF DEVELOPMENT
CASE NO.
APN. 401-46-006B
REQUEST
REQUEST ZONE CHANGE WITH OVERLAY FROM RU-190 TO
IND-2 IUPD
SCHOOL DISTRICT
ARLINGTON SCHOOL DISTRICT 47
9410 S. 355TH AVE, ARLINGTON, AZ 85322-8134
BUCKEYE UNION HIGH SCHOOL DISTRICT 1
1000 E. NARRAMORE, BUCKEYE, AZ 85326
BATTERY STORAGE CAPACITY
PROJECT WILL HAVE A TOTAL CAPACITY OF 200 MW
(800MWh) CONSISTING OF APPROXIMATELY 200 BATTERY
STORAGE CONTAINERS, 50 MEDIUM VOLTAGE
TRANSFORMERS, AND A PROPOSED SUBSTATION.
FLOOD ZONE
FEMA FIRM 04013C2525N. THE MAJORITY OF THE SITE IS
LOCATED IN FEMA FLOOD HAZARD ZONE A WHICH IS
DEFINED AS AREAS WITH A 1% ANNUAL CHANCE OF
FLOODING; BASE FLOOD ELEVATIONS HAVE NOT BEEN
DETERMINED.
ABBREVIATIONS
FEDERAL INSURANCE STUDY
FIS
NOT TO SCALE
N.T.S.
BOUNDARY
BNDRY
RIGHT OF WAY
R/W
CENTERLINE
CL
FLAT BOTTOM DITCH
FBD
FINISHED FLOOR
F.F.
SERVICE ENTRANCE SECTION
SES
CONCRETE MASONRY UNIT
MAXIMUM
MINIMUM
NORTHING
EASTING
CUBIC FEET PER SECOND
EXISTING
EASEMENT
TYPICAL
TOWNSHIP
SOUTH
WEST
ELEVATION
CMU
MAX.
MIN.
N
E
CFS
EX
ESMT
TYP
T
S
W
EL
POINT OF INTERSECTION
PI
SECTION
SEC
ZONE CHANGE LEGAL DESCRIPTION
THE EASTERN HALF OF THE NORTHWEST QUARTER OF THE
NORTHWEST QUARTER OF SECTION 21, TOWNSHIP 1 SOUTH, RANGE
6 WEST OF THE GILA AND SALT RIVER BASE AND MERIDIAN,
MARICOPA, COUNTY, ARIZONA. COMPRISING APPROXIMATELY 20.03
ACRES.
W. ELLIOT ROAD
395TH AVE.
383RD AVE.
W. SALOME HWY
S. WINTERSBURG RD
INTERSTATE 10
SITE
VICINITY MAP
(N.T.S.)
NARRAMORE RD.
SOUTHERN PACIFIC RAILROAD
UTILITY
PROVIDER
CONTACT
FIRE
SOUTH COUNTY FIRE & MEDICAL
18818 N. SPANISH GARDEN DRIVE
SUN CITY WEST, AZ 85375
623-544-5400
KANE NIXON
POLICE
MARICOPA COUNTY SHERIFF BUCKEYE
SUBSTATION
100 N. APACHE
BUCKEYE, AZ 85326
602-237-2078
GARBAGE
ALLIED WASTE
4811 W LOWER BUCKEYE RD
PHOENIX, AZ
602-237-2078
TELEPHONE
LUMEN TECHNOLOGIES
1-800-475-7526
WATER
PRIVATE WELL
WASTE WATER N/A
ELECTRIC
APS
10025 N. 21ST AVE., BLDG L
PHOENIX, AZ 85021
602-328-1342
DRAWING INDEX
DWG NO
TITLE
C001
COVER SHEET
C100
OVERALL SITE PLAN
ENLARGED SITE PLAN
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C103
GRADING AND DRAINAGE PLAN
C104
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PROPOSED
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A
08/15/25 ARB
JTD
ISSUED FOR PERMIT
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BESS
PRELIMINARY - NOT
FOR CONSTRUCTION
B
01/09/26 ELL
JTD
ISSUED FOR PERMIT
ACRE-FEET
AF
01/16/2026
Z250026 RCVD 3/12/2026
875
871
872
873
874
876
877
878
880
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890
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24IN CONCRETE CULVERT
12IN METAL CULVERT
FO CEN
FO CEN
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TUG CEN
TUG CEN
TUG CEN
FO CEN
FO CEN
FO CEN
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RIGHT OF WAY
RIGHT OF WAY
RIGHT OF
RIGHT OF WAY
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CANAL/STREAM BED
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ELECTRIC EASEMENT
8
ELECTRIC EASEMENT
8
ELECTRIC EASEMENT
8
8' UTILITY EASEMENT
EASEMENT FOR NATURAL GAS
ARLINGTON VALLEY, LLC
ARLINGTON VALLEY LLC
PARCEL NO. 20
- UNASSESSED -
PARCEL NO. 20
- UNASSESSED -
SEP II, LLC
JVERMA D-OB
A.P.N. 401-46-010
ARLINGTON VALLEY, LLC
ARLINGTON VALLEY SOLAR ENERGY, LLC
ARLINGTON VALLEY SOLAR ENERGY, LLC
U N A S S E S S E D
SRP AG IMPROVEMENT & POWER
A.P.N. 401-43-033E
DISTRICT/ETAL
U N A S S E S S E D
U N A S S E S S E D
LSP ARLINGTON VALLEY, LLC
A.P.N. 401-47-051A
SEP II, LLC/ MESQUITE POWER, LLC/ SRP AG IMP
A.P.N. 401-49-017M
WER, LLC/ SRP AG IMP
9-017M
ZONE: IND-2
ZONE: RU-190
387/NARRAMORE 20, LLC
ARLINGTON VALLEY, LLC
A.P.N. 401-46-007A
ARLINGTON VALLEY SOLAR ENERGY, LLC
A.P.N. 401-46-006B
ZONE: RU-190
A.P.N. 401-46-007B
ARLINGTON VALLEY SOLAR ENERGY, LLC
A.P.N. 401-46-008
A.P.N. 401-46-006A
A.P.N. 401-46-005
A.P.N. 401-46-004
A.P.N. 401-46-009
A.P.N. 401-46-011
PL
PL
PL
PL
PL
PL
PL
PL
50
ELLIOT RD.
395TH AVE.
395TH AVE.
391ST AVE.
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WINTERSBURG RD.
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387TH AVE.
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VALLEY VERD
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A.P.N. 401-49-017M
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ARLINGTON VALLEY LLC
A.P.N. 401-47-041B
ZONE: RU-190
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of
sheet
sheets
project
rev.
drawing
file
detailed
designed
no.
date
description
by
ckd
no.
date
by
ckd
Scale For Microfilming
Inches
Millimeters
1
14
13
12
11
10
9
8
7
6
5
4
3
2
I
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B
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15
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description
contract
-
Z:\CLIENTS\ENR\RWERENEWDEVE\185620_AVSE3-ZONECHG\2_DESIGN\CIVIL\DWGS\PERMITTING\185620C100.DWG 1/8/2026 7:57 AM SRIDDELL
ARLINGTON VALLEY
STORAGE ENERGY 3,
LLC
A.BEGAY
J. DOWELL
ARLINGTON VALLEY STORAGE ENERGY 3
ZONE CHANGE
OVERALL SITE PLAN
185620
C100
B
2
7
185620C100.DWG
MARICOPA COUNTY, AZ
-
Burns & McDonnell Engineering Co, Inc.
9400 WARD PARKWAY
KANSAS CITY, MO 64114
816-333-9400
FIRM LICENSE NO. 11523
NORTH
0
500'
SCALE IN FEET
1000'
EXISTING WELL
NARRAMORE ROAD
W ELLIOT RD
S 383RD AVENUE
FLOODPLAIN BOUNDARY
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VALLEY GENERATING
STATION
EXISTING MESQUITE
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S 379TH AVENUE
PROJECT AREA
EX 65'
COUNTY R/W
2248'
EX 20'
DIRT ROAD
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1207'
120' ELECTRICAL
EASEMENT
SITE ENTRANCE ROAD
PRELIMINARY - NOT
FOR CONSTRUCTION
A
08/15/25 ARB
JTD
ISSUED FOR PERMIT
B
01/09/25 ELL
JTD
ISSUED FOR PERMIT
01/16/2026
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of
sheet
sheets
project
rev.
drawing
file
detailed
designed
no.
date
description
by
ckd
no.
date
by
ckd
Scale For Microfilming
Inches
Millimeters
1
14
13
12
11
10
9
8
7
6
5
4
3
2
I
H
G
F
E
D
C
B
A
15
16
description
contract
-
Z:\CLIENTS\ENR\RWERENEWDEVE\185620_AVSE3-ZONECHG\2_DESIGN\CIVIL\DWGS\PERMITTING\185620C102.DWG 1/14/2026 9:02 AM SRIDDELL
ARLINGTON VALLEY
STORAGE ENERGY 3,
LLC
A.BEGAY
J. DOWELL
ARLINGTON VALLEY STORAGE ENERGY 3
ZONE CHANGE
GRADING AND DRAINAGE PLAN
185620
C102
B
4
7
185620C102.DWG
MARICOPA COUNTY, AZ
-
Burns & McDonnell Engineering Co, Inc.
9400 WARD PARKWAY
KANSAS CITY, MO 64114
816-333-9400
FIRM LICENSE NO. 11523
NORTH
0
SCALE IN FEET
80'
160'
C103
C
C103
A
C103
D
C103
B
1
KEY NOTES
PROPOSED RETENTION BASIN.
2
PROPOSED DIVERSION DITCH.
3
RIPRAP SPILLWAY.
4
PROPOSED SPREADER BASIN.
2
1
3
FLOOD PLAIN BOUNDARY
ZONE A
ZONE X
PRELIMINARY - NOT
FOR CONSTRUCTION
A
08/15/25 ARB
JTD
ISSUED FOR PERMIT
870
872
873
874
881
867
871
880
875
875
10:1
10:1
4
POND BOTTOM EL: 867.00'
STORAGE VOLUME REQUIRED: 2.69 AF
STORAGE VOLUME PROVIDED: 11.16 AF
HIGH WATER ELEVATION: 867.96'
B
01/14/26 ELL
JTD
ISSUED FOR PERMIT
871
872
873
874
875
876
877
878
3
01/16/2026
3'
MIN
EQUIPMENT
C101
A
SECTION
206'
3"
MIN
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1
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D
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3'
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B
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GRADE
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C
SECTION
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32'
4
1
5' MIN
23'
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FENCE
MATCH
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4:1 MAX
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MATCH
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of
sheet
sheets
project
rev.
drawing
file
detailed
designed
no.
date
description
by
ckd
no.
date
by
ckd
Scale For Microfilming
Inches
Millimeters
1
14
13
12
11
10
9
8
7
6
5
4
3
2
I
H
G
F
E
D
C
B
A
15
16
description
contract
-
Z:\CLIENTS\ENR\RWERENEWDEVE\185620_AVSE3-ZONECHG\2_DESIGN\CIVIL\DWGS\PERMITTING\185620C103.DWG 8/14/2025 10:02 AM ABEGAY
ARLINGTON VALLEY
STORAGE ENERGY 3,
LLC
A.BEGAY
J. DOWELL
ARLINGTON VALLEY STORAGE ENERGY 3
ZONE CHANGE
SECTIONS AND DETAILS
185620
C103
A
5
7
185620C103.DWG
MARICOPA COUNTY, AZ
-
Burns & McDonnell Engineering Co, Inc.
9400 WARD PARKWAY
KANSAS CITY, MO 64114
816-333-9400
FIRM LICENSE NO. 11523
-
1
-
1
-
1
-
2
LOW WATER CROSSING DETAIL
NOT TO SCALE
-
1
-
F
-
E
-
E
SECTION
NOT TO SCALE
-
F
SECTION
NOT TO SCALE
FLOWLINE
CONCRETE CUTOFF WALL
12" MIN SCARIFY AND COMPACT 95%
MAXIMUM DRY DENSITY PER ASTM
D698 ±2% OPTIMUM MOISTURE CONTENT
RIPRAP D50 = 6"
D50=1" GRAVEL
PROOF ROLLED WITH
FULLY LOADED TRUCK
FLOWLINE
CONCRETE CUTOFF WALL
ACCESS ROAD
ACCESS ROAD
12" WIDE X 24" DEEP
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MAXIMUM DRY DENSITY PER ASTM
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23' ACCESS ROAD WIDTH
5% MAX
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DIMENSION PER PLAN
8"
3"
12"
2% MIN
2% MIN
5% MAX
5% MAX
23'
DIMENSION PER PLAN
DIMENSION PER PLAN
12" (TYP)
24" (TYP)
8"
3"
PRELIMINARY - NOT
FOR CONSTRUCTION
A
08/15/25 ARB
JTD
ISSUED FOR PERMIT
GOTEXTILE FOR
SEPARATION
GOTEXTILE FOR
SEPARATION
01/16/2026
of
sheet
sheets
project
rev.
drawing
file
detailed
designed
no.
date
description
by
ckd
no.
date
by
ckd
Scale For Microfilming
Inches
Millimeters
1
14
13
12
11
10
9
8
7
6
5
4
3
2
I
H
G
F
E
D
C
B
A
15
16
description
contract
-
Z:\CLIENTS\ENR\RWERENEWDEVE\185620_AVSE3-ZONECHG\2_DESIGN\CIVIL\DWGS\PERMITTING\185620C104.DWG 8/13/2025 7:52 AM ABEGAY
ARLINGTON VALLEY
STORAGE ENERGY 3,
LLC
A.BEGAY
J. DOWELL
ARLINGTON VALLEY STORAGE ENERGY 3
ZONE CHANGE
SITE DETAILS
185620
C104
A
5
7
185620C104.DWG
MARICOPA COUNTY, AZ
-
Burns & McDonnell Engineering Co, Inc.
9400 WARD PARKWAY
KANSAS CITY, MO 64114
816-333-9400
FIRM LICENSE NO. 11523
ROD
TRUSS
BRACE
LINE POST
FABRIC
CHAIN LINK
10'-0" MAXIMUM
MULTIPLES OF
10'-0" (MAXIMUM)
END BAY
POST
CORNER
(TYPICAL)
CONCRETE
2"
3'-6"
6"
3'-0"
9" MINIMUM
1'-0" MINIMUM
3'-6"
6"
3'-0"
6'-0"
BARBED WIRE (OPTIONAL)
1'-0"
BRACE
CONCRETE
(TYPICAL)
3'-0"
6"
3'-6"
2"
1'-0"
BRACE
GATE POST
1'-0" MINIMUM
9" MINIMUM
2'-6"
PLUNGER ROD CATCH
GATE OPENING BETWEEN POSTS, WIDTH PER PLAN
GATE POST
GATE FRAME
BARBED WIRE (OPTIONAL)
TRUSS
ROD
CHAIN
LINK
FABRIC
TRUSS
ROD
CHAIN
LINK
FABRIC
x
x
x
x
x
x
x
x
x
x
x
x
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4 1/2"
12"
6"
3'-0"
2"
1'-0"
6'-0"
GATE OPENING
BALLAST LENGTH
NO FABRIC THIS PORTION OF GATE
12"
BARBED-WIRE
EXTENSION
(OPTIONAL)
SECURED
SIDE
PLAN
LATCH POST
FRONT STOP
TOP RAIL
BARBED WIRE (OPTIONAL)
GATE POST
GATE POST
REAR STOP
TOP OF PIPE
TUBING
ROLLER
CLAMPS
BOTTOM
RAIL ROLLER
OFFSET LATCH POST TO MEET
GATE, BRING FENCE BACK INTO
ALIGNMENT WITHIN 20'
GATE POST
GATE POST
BOTTOM RAIL ROLLER
ROLLER
BOTTOM RAIL
CONCRETE
(TYPICAL)
LATCH
CHAIN LINK
FABRIC (TYP)
TENSION
WIRE
1 5/8" O.D.
BRACES
(TYP)
WELD ALL
JOINTS (TYP)
GATE FRAME
ROLLER
POST
A
101
1
DOUBLE SWING GATE
101
2
FENCE DETAIL
-
4
ROLLING GATE
NOT TO SCALE
-
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-
5
TYPICAL LIGHT POLE DETAIL
NOT TO SCALE
-
6
TYPICAL WALL MOUNT
LIGHT DETAIL
NOT TO SCALE
FULLY
SHIELDED
FIXTURE
FINISHED GRADE
CONCRETE POST
SUPPORT
(TYPICAL)
FULLY
SHIELDED
FIXTURE
20'-30' POLE
(TYPICAL)
NOTE:
1.
LIGHTING FIXTURES WILL BE DESIGNED AND INSTALLED
PER THE MARICOPA COUNTY ZONING ORDINANCE
2.
LIGHTING FIXTURES WILL BE LOCATED IN AND NEAR
EQUIPMENT MAINTENANCE AREAS, ABOVE DOORWAYS,
AND WITHIN THE COMMON SERVICES AREA
-
A
SECTION
NOT TO SCALE
NOT TO SCALE
NOT TO SCALE
LATCH TO
ACCOMMODATE
PADLOCK
6'-0"
NOTE:
1.
AVSE 3 ENTRY MONUMENT WILL BE SIMILAR TO THE REFERENCE MONUMENT
SHOWN. MONUMENT WILL BE APPROXIMATELY 4' TALL X 15' WIDE, UNLIT, BLOCK
CONSTRUCTION, AND PAINTED TO MATCH SURROUNDING NATURAL ENVIRONMENT.
NOT TO SCALE
C101
3
ENTRY MONUMENT
PRELIMINARY - NOT
FOR CONSTRUCTION
A
08/15/25 ARB
JTD
ISSUED FOR PERMIT
01/16/2026
36'
36'
of
sheet
sheets
project
rev.
drawing
file
detailed
designed
no.
date
description
by
ckd
no.
date
by
ckd
Scale For Microfilming
Inches
Millimeters
1
14
13
12
11
10
9
8
7
6
5
4
3
2
I
H
G
F
E
D
C
B
A
15
16
description
contract
-
Z:\CLIENTS\ENR\RWERENEWDEVE\185620_AVSE3-ZONECHG\2_DESIGN\CIVIL\DWGS\PERMITTING\185620C105.DWG 8/13/2025 7:49 AM ABEGAY
ARLINGTON VALLEY
STORAGE ENERGY 3,
LLC
A.BEGAY
J. DOWELL
ARLINGTON VALLEY STORAGE ENERGY 3
ZONE CHANGE
SUBSTATION AND BESS DETAILS
185620
C105
A
7
7
185620C105.DWG
MARICOPA COUNTY, AZ
-
Burns & McDonnell Engineering Co, Inc.
9400 WARD PARKWAY
KANSAS CITY, MO 64114
816-333-9400
FIRM LICENSE NO. 11523
NOT TO SCALE
C101
2
BATTERY STORAGE CONTAINER
9'-0"
8'-5"
9'-6"
23'-6 1/4"
23'-6 1/4"
-
A
ELEVATION
NOTES:
1.
SUBSTATION HAS CRUSHED ROCK SURFACE COURSE
NEW CHAIN LINK FENCE
300''
-
A
NOT TO SCALE
C101
1
SUBSTATION
9'-6"
100'
NOT TO SCALE
CONTROL HOUSE
PRELIMINARY - NOT
FOR CONSTRUCTION
A
08/15/25 ARB
JTD
ISSUED FOR PERMIT
01/16/2026
ARLINGTON VALLEY STORAGE ENERGY 3, LLC
ZONE CHANGE WITH
OVERLAY NARRATIVE
REPORT
ARLINGTON VALLEY STORAGE ENERGY 3
PROJECT
CASE #: Z250026
REVISION 1
JANUARY 15, 2025
Z250026 RCVD 3/12/2026
CONTENTS
1.0
Project Name and Location ....................................................................................... 2
1.1
Project Name .................................................................................................................................... 2
1.2
Location .............................................................................................................................................. 2
2.0
Purpose of Request ................................................................................................... 3
3.0
Description of Proposal ............................................................................................. 6
3.1
Battery Energy Storage System ................................................................................................ 6
3.2
Electrical Transmission Line ..................................................................................................... 8
3.3
Substation .......................................................................................................................................... 8
3.4
Drainage Design .............................................................................................................................. 9
3.5
Grading................................................................................................................................................ 9
4.0
Relationship to Surrounding Properties .................................................................... 9
5.0
Location and Accessibility ....................................................................................... 11
6.0
Circulation System ................................................................................................... 12
7.0
Development Schedule ........................................................................................... 12
8.0
Community Facilities and Services .......................................................................... 12
9.0
Public Utilities and Services ..................................................................................... 13
9.1
Refuse ................................................................................................................................................ 13
9.2
Sewer ................................................................................................................................................. 13
9.3
Water ................................................................................................................................................. 13
9.4
Police ................................................................................................................................................. 13
9.5
Fire ...................................................................................................................................................... 14
9.6
Utilities .............................................................................................................................................. 14
10.0 Compliance with City/Town General Plan .............................................................. 14
TABLES
Table 2-1: Zoning District Regulation Deviation Comparison Chart .................................................. 5
Table 4-1: Surrounding Land Use .................................................................................................................. 10
Table 8-1: Community Parks and Amenities ............................................................................................. 12
1.0
Project Name and Location
1.1
Project Name
Arlington Valley Storage Energy (AVSE) 3 Project, herein referred to as the “Project” or “AVSE 3”.
1.2
Location
The project is located approximately 50 miles west of Phoenix in unincorporated Maricopa County, Arizona,
on one parcel (Assessor Parcel Number [APN] 401-46-006B) (Project Site). The approximately 20-acre
Project Site1 is located near the southeast corner of 387th Avenue and Narramore Road. It is bound by
Narramore Road and the proposed Sun Basin 5 to the north and the AVSE project to the south, east, and west.
The Project Site includes a portion of Section 21, Township 1 South, Range 6 West of the Gila and Salt River
Base and Meridian, Maricopa County, Arizona. Figure 1 shows the vicinity of the Project Site.
Figure 1 General Vicinity Map
The Project Site is vacant and has been used for temporary storage in the past. The AVSE, Palo Verde Nuclear
Generating Station, Capital Power Arlington Valley Power Plant, Mesquite Solar Complex (including Mesquite
Solar 1 through 5), Hassayampa Substation, Arizona Public Service (APS) Redhawk Power Station, Arlington
Valley Solar Energy II (AVSE II), Mesquite Generating Station, and proposed Sun Basin 5 and Sun Basin 6 are
located within 2 miles of the Project Site. Figure 2 depicts the location of AVSE 3 with respect to the AVSE
1 The Project Site has a gross acreage of approximately 20 acres, which includes the 65-foot right-of-way along 395th
Avenue and corresponds with the legal description of the Project Site.
project; the parcel for AVSE 3 is located within the rectangular cutout along the northern boundary of the
AVSE project and Sun Basin 5 located to the north of AVSE 3 and to the east of AVSE.
Figure 2: AVSE 3 Location Relative to Nearby Generation Projects
2.0
Purpose of Request
Arlington Valley Storage Energy 3, LLC. (Applicant) is proposing to develop an industrial-scale battery energy
storage system (BESS) on an approximately 20-acre parcel in unincorporated Maricopa County. This
narrative report addresses the required information to support the Applicant’s request for a Zone Change
with Overlay to convert the current designation RU-190 to IND-2 IUPD (Light Industrial Zoning District with
Industrial Unit Plan of Development) to allow for development of the BESS and associated appurtenances
within the project site.
The purpose of this request is to ensure that the Project is in compliance with the Maricopa County Zoning
Ordinance (MCZO). The applicable portions of MCZO Article 902.2 (IND-2, Use Regulations) are as follows:
17.
Public utility treatment and generating plants including sewage, wastewater, water, power,
electrical, nuclear and solar, and including ancillary offices. Attendant facilities and
appurtenances to the above uses as well as uses associated with service to the public of
water, gas, telephone and cable television. Where an electrical generating plant is in
operation, evaporation ponds and other appurtenances may be permitted provided such
evaporation ponds or appurtenances are associated within the facility being served.
22.
Accessory buildings and uses customarily incidental to the above uses. Renewable energy
systems are not permitted as a primary use but may be permitted as an accessory use as set
forth in Section 1206 of this Ordinance. Where renewable energy systems involve the
generation or striate of electricity, only grid-connected or off-grid systems are permitted.
The IUPD is requested to accommodate the following deviations from IND-2 development standards:
•
Allow zero-foot setback along the perimeter of the site and adjacent to reserved right-of-way.
Justification: Since most parcels along the site perimeter are utility generation facilities under
development or undeveloped state trust land proposed for solar energy generation, eliminating the
required setbacks will not have a negative effect to the surrounding properties. Further, BESS facilities
will be setback by 100 feet for fire and safety purposes, creating a buffer between the Project and
surrounding properties.
•
Allow fencing in place of concrete masonry walls (CMU).
Justification: The project is surrounded on the east, south, and west by the AVSE project. A CMU would
add unnecessary cost for a project that is surrounded by like uses. It would also result in other impacts
to wildlife not imposed by a chainlink fence which allow for more flexibility to add open passages for
wildlife to pass freely and unlike solid fencing does not impede the flow of stormwater. A CMU would
also result in long-term maintenance constraints.
•
Allow use of barbed, razor, or concertina wire atop fencing that is under 8 feet tall.
Justification: For safety and security reasons to ensure unauthorized individuals do not enter the
Project Site.
•
Reduce parking space requirement to allow up to one parking space per 1,000 square feet of floor
space, five (5) percent will be reserved as handicap parking space(s).
Justification: Operation of the BESS will be managed, monitored, and controlled by staff from the
neighboring Mesquite Solar Complex, which currently has 12 full-time employees. No additional full-
time employees are expected to be required during the operational life of the BESS. Routine inspection
(bi-annual) and maintenance (as needed) is the only traffic anticipated to occur at the project site; this
traffic would mostly occur through the use of worker(s) traveling in one vehicle.
•
Industrial uses may occur in areas outside of an enclosed building.
Justification: Energy storage does not occur inside of structures or buildings.
•
Eliminate loading/unloading spaces. Loading/unloading spaces will not be required for industrial
buildings.
Justification: The project does not engage in routine shipping and receiving or storage of materials in
buildings. Loading/unloading is not applicable to the solar/storage generation facility.
•
Request to vary required paving of driveways. Driveways and parking areas may be stabilized with
alternative dust control measures other than paving, such as aggregate, millings, or soil cement that
are consistent with Maricopa County dust control standards and included in the Project dust control
permit.
Justification: Intermittent use of the site would not require paved parking areas. AVSE 3 would use the
same driveway/access as the previously approved AVSE project, which has already been improved to the
County’s standards.
•
Gen-tie structure heights for project interconnection may be up to a maximum of 200 feet in height.
Justification: Allow flexibility in transmission structure design.
A deviation comparison chart is below. Approval of this request will allow the proposed use of the Project Site
to be in conformance with the regulations for the zoning district in which it is located.
Table 2-1: Zoning District Regulation Deviation Comparison Chart
REGULATION
BASE ZONING DISTRICT
REGULATIONS (IND-2)
PROPOSED ZONING
DISTRICT REGULATIONS
(IND-2 IUPD)
Minimum Front Yard (abutting
any major street, section line
road, State or Federal Highway)
20’
0’
Minimum Front Yard (abutting
collector streets and midsection
line roads)
15’
0’
Minimum Front Yard (abutting
local streets and interior streets
of industrial subdivision)
10’
0’
Front Yard
(where frontage between two
intersecting streets is located
partly in IND-2 and partly in
rural)
Need not exceed 25’
0’
Minimum Side Yard
(where a lot is adjacent to rural
zoning district)
5’
0’
Minimum Street-side Yard
(where a corner lot abuts a
rural zoning district)
10’
0’
If Otherwise Provided,
Minimum Side Yard
3’
0’
Minimum Rear Yard
(where a lot abuts rural zoning
district)
25’
0’
Parking Spaces
Industrial Uses/Office 1 space per
600 square feet of floor space
Industrial uses/Office -1 space
per 1,000 square feet of floor
area
Screening
Minimum 6’ solid wall; view-
obscuring material on access gates
Minimum 6’ chain link
fences/gates without view
obscuring materials
Allow use of barbed, razor, or
concertina wire fencing under
height of 8’.
Design Standards (Paving
Parking Space/Lot Design)
For other than one single-family
dwelling unit or one mobile home
on a lot of record, any parking
area shall be paved.
Driveways and parking areas
may be stabilized with
alternative dust control
measures other than paving,
such as aggregate, millings, soil
REGULATION
BASE ZONING DISTRICT
REGULATIONS (IND-2)
PROPOSED ZONING
DISTRICT REGULATIONS
(IND-2 IUPD)
cement or other method
deemed acceptable by MCAQD
(Maricopa County Air Quality
Department).
Loading/Unloading
Require 1 space for every 10,000
square feet of floor area for
industrial buildings.
Loading/unloading spaces will
not be required for industrial
buildings.
Additional Regulations
(Industrial Uses Outside a
Building)
All uses except for parking,
loading, unloading or storage shall
be conducted within a completely
enclosed building.
Industrial uses may occur in
areas outside of an enclosed
building.
Electric Transmission Lines
Structures to support electric
transmission lines shall observe a
maximum height of 120 feet.
Allow structures to support
electric transmission lines to be
up to a maximum height of 200
feet.
3.0
Description of Proposal
The Applicant is proposing the development of a 200-megawatt (MW) BESS, capable of storing up to 800
MW-hours of energy with 4-hour batteries, and an associated generation tie-in (gen-tie) line and substation.
3.1
Battery Energy Storage System
The proposed BESS will encompass modular battery units housed in enclosures. The BESS will consist of
lithium-ion batteries, which will be installed in racks; inverters; medium voltage (MV) transformers;
switchgear; and other associated equipment. The Project will include the following components, which are
described in more detail following the bulleted list:
•
Battery Energy Storage Enclosures: Battery energy storage enclosures and appurtenances will be
constructed that will provide energy storage capacity and dispatch for the electric grid.
•
Power Inverters and Transformers: Power inverters to convert between alternating current (AC)
and direct current (DC) will be included, along with transformers that will step up the voltage.
•
Telecommunication Facilities: Telecommunication equipment, including underground and
overhead fiber optics or supervisory control and data acquisition (SCADA), will be installed.
•
Site Access and Security: On-site access driveways, perimeter security fencing, and nighttime
directional lighting will be provided for the Project.
BESS Enclosures
The battery energy storage batteries will be housed in purpose-built enclosures. The BESS will be designed
and installed in conformance with the nationally recognized NFPA 855 Standard for the Installation of
Stationary Energy Storage Systems, along with all applicable state and County fire protection requirements.
The BESS will be unstaffed, with remote operational control and periodic inspections and maintenance
performed as necessary.
Batteries and Racks
The lithium-ion batteries will be housed in purpose-built enclosures. The lithium-ion technology is
considered one of the safest, most easily understood, and most efficient methods of energy storage on the
market. The Project will use a lithium-ion technology that has a long lifespan and boasts superior safety and
stability characteristics. The battery energy storage enclosures will be designed and installed in accordance
with the local seismic design requirements.
Fire Protection System
The Project will include battery storage systems that are NFPA 855 Code compliant and Underwriters
Laboratories (UL) certified, and that include built-in failsafe and cooling systems designed to prevent thermal
runaway and the spread of fire. A fire protection system will be installed to automatically shut down any
affected battery storage components and prevent the spread of fire to the other battery storage modules.
Arizona Fire and Medical Authority (AFMA) will have review and approval rights for the facility fire
protection and suppression plans. The review/approval by the authority having jurisdiction will cover all
applicable design, construction, and testing requirements of NFPA 855 Code. This review of the final design
features will occur at the building permit stage.
Power Inverters
The power inverters used for the Project will be industry standard, nationally (and internationally)
recognized equipment. These inverters are unattended, stand-alone units that operate in all conditions. They
operate in both a charge mode and a discharge mode. They are UL listed for bi-directional use and are
monitored and controlled remotely. There will be on-site disconnects in the event of an emergency or
unscheduled maintenance. The inverters are robust in their design and are designed to last more than 30
years with proper preventive maintenance, scheduled maintenance, and occasional major overhauls.
Transformers and Other Outdoor Electrical Equipment
MV transformers and additional electrical equipment will be installed outside the BESS enclosures.
Components will include a main power transformer, control house, and switchgear. Underground wires and
cabling will run from the battery cable collection box (inside the enclosure) to a concrete pad housing the
inverter and transformer. All outside electrical equipment will be housed in the appropriate National
Electrical Manufacturers Association (NEMA) rated enclosures and screened from view to the extent practical
on all sides. All outside electrical cabling on the site will be run underground.
Telecommunication Facilities
The Project will also require telecommunication facilities to meet the communication requirements for
interconnecting and communicating to support remote project operations monitoring. The SCADA system is
critical to utility interconnection, and for the proper operation and maintenance of the Project, which uses
proprietary software; a fiber-optic transmission system; a telephone, radio, and/or microwave
communication network; and other means of communication such as radio links and phase loop
communication systems. The SCADA system functions as a remote start, stop, reset, and tag out for the BESS
facility, thus minimizing the labor and site diagnostic information generated from the panels. The SCADA
system will also control the substation, allowing for fully centralized operation of the Project to meet all
utility interconnection requirements.
Site Access and Security
Access to the Project Site is provided off Elliot Road via Wintersburg Road. Elliot Road is a two-lane paved
County-maintained roadway. The primary driveway access located on the eastern portion of the site is from
Elliot Road along 383rd Avenue. The Arizona State Land Department has granted ROW 18 121707 providing
for use of this access road.
Fences will be installed around the perimeter of the Project Site for safety and security purposes and will
remain for the life of the Project. Fencing is anticipated to include 6-foot-high chain link security fencing
topped with barbed wire, with standard 10-foot spacing between posts. Fencing may be higher if needed for
security.
During construction, onsite security may be in place on workdays from 3:00 pm until 7:00 am, and in place on
weekends and holidays full-time (24 hours a day). This security schedule may change depending upon other
workforce schedules for AVSE that would result in the presence of workers in the area. Permanent motion-
sensitive, directional security lights will be installed to provide adequate illumination around the substation
area and points of ingress/egress. All lighting will be shielded and directed downward to minimize the
potential for glare or spillover onto adjacent properties. Security cameras will be placed on site and
monitored 7 days a week for 24 hours a day. The cameras will be mounted on poles with a maximum height
of 20 feet.
Employment
The on-site construction workforce is expected to reach a maximum of 80 individuals; however, the average
daily workforce on site during construction is expected to be 50 individuals, comprised of construction,
supervisory, support, and construction management personnel. It is anticipated that the construction
workforce will commute to the Project Site each day from local communities and report to the designated
construction staging yards prior to the beginning of each workday. Deliveries of equipment and materials will
generate an estimated ϐive to seven round trips per day during peak construction periods.
The Project will be constructed by several specialized construction contractors. Construction will primarily
occur during daylight hours, Monday through Saturday, between 7:00 a.m. and 6:00 p.m., as required to meet
the construction schedule. Parking, temporary office trailers, temporary shade structures, and equipment
laydown areas will be located within or nearby each respective phase area during construction of that phase.
A large canopy structure, approximately 25 feet high, may be necessary in the main laydown area for
maintenance of construction equipment and will be removed upon construction completion and contractor
demobilization.
Signage
Project signage is anticipated to be approximately 4 feet tall, unlit, and constructed of block construction
painted to match the surrounding natural environment.
3.2
Electrical Transmission Line
An 115 kilovolt (kV) overhead gen-tie line will be constructed to transfer energy between the Project and the
Arlington Valley substation. The overhead gen-tie line would utilize the same poles that are used to support
the AVSE gen-tie line. The Arlington Valley substation would then connect to the Hassayampa 500 kV
Switchyard to transfer stored energy from the Project to the regional transmission system. A transmission
line is an acceptable use under existing and requested zoning.
3.3
Substation
A collector substation will be located north of the BESS containers to transfer energy from the Arlington
Valley substation to be stored in each of the BESS units and to collect the stored energy from the BESS units
for transfer to the Arlington Valley substation. A substation is an allowable use under existing and requested
zoning.
The substation will be a central hub for the 34.5-kV collection system circuits and step up the electricity
voltage from 34.5-kV to 115-kV. The area for the proposed substation is approximately 2 acres and includes,
but are not limited to, the following major components:
•
34.5-kV bus and associated switching devices
•
115-kV bus and associated switching devices
•
150 MVA, 34.5/115-kV transformers
•
34.5-kV capacitors (as required)
•
Tubular steel support structures up to 100 feet in height (including lightning protection)
•
Telecommunications tower up to 80 feet in height (as required)
•
Grounding grid
•
Prefabricated modular control building (unoccupied except during inspection and maintenance)
•
Perimeter fence
3.4
Drainage Design
The Applicant will comply with the Maricopa County Drainage Regulations and adopted County design
methods and standards. A retention basin will be provided to store the runoff volume from the 100-year, 2-
hour storm event.
3.5
Grading
The Project site will be graded to accommodate all Project components. The substation and BESS area will be
raised 2 feet above the maximum flood depth resulting from the 100-year, 24-hour storm. The raised pad will
be graded to drain south to a retention basin. The surface will be covered with crushed rock or gravel
material or equivalent for dust and erosion control. A diversion ditch will be provided on the north and west
side of the raised pad to convey off-site flow around the pad and discharge via a spreader basin at the historic
flow path.
4.0
Relationship to Surrounding Properties
Since the demand for electricity can fluctuate throughout the day and due to solar generation being an
inherently variable resource, energy storage technology coupled with solar generation helps to meet
electricity demand whenever needed. The BESS is located in an area that is surrounded by existing solar
projects;. The BESS will assist in managing the amount of power required to supply customers at times when
need is greatest, providing a continuous flow of clean energy during periods of high demand or when solar
energy is unavailable. Additionally, the BESS will provide frequency regulation to maintain the balance
between the network's load and the power generated, therefore achieving a higher power quality and more
reliable power supply. BESS allows the transmission system to respond effectively to disturbances and to
operate more efficiently, thereby reducing the need for additional infrastructure while improving the stability
and reliability of existing transmission and distribution systems. As such, the Project will support the clean
energy goals of Maricopa County and the State of Arizona. The potential environmental and economic benefits
of renewable energy development are consistent with Maricopa County’s goals and objectives in its
Comprehensive Plan and local Area Plans. This Project will assist the County in advancing its goals to
encourage renewable energy development and to create jobs, both temporary and permanent, associated
with this type of development.
The Applicant has sited the Project in an area that is well suited for storage development. The general area
surrounding the Project Site includes a significant amount of local infrastructure development, including
pipelines, transmission lines, solar facilities, and power generating stations. The Project is consistent with
these surrounding land uses and is evidenced by the approval of solar facilities and a power generating
project adjacent to and near the Project Site, namely the Arlington Valley Solar Energy (CPA 200808, CPA
200916, CPA 200917, CPA200919, CPA 240007 ) surrounding the Project on three sides, Sun Basin 5
(CPA2024002) immediately to the north, Mesquite Solar Complex (CPA 2013004) to the west, and the
Mesquite Generating Station (CPA 2000004) to the east of the Project Site.
The Project Site is vacant. The AVSE, Palo Verde Nuclear Generating Station, Capital Power Arlington Valley
Power Plant, Mesquite Solar Complex (including Mesquite Solar 1 through 5), Hassayampa Substation, APS
Redhawk Power Station, AVSE II, Mesquite Generating Station, and proposed Sun Basin 5 and Sun Basin 6 are
located within 2 miles of the Project Site. The Project Site land use is designated as Industrial.
Table 4-1: Surrounding Land Use
Property Location
Existing Use
Land Use Designation
Project Site
Vacant/Grazing
Industrial
West, South, and East
AVSE Solar Energy Generation (under
construction)
Industrial
North
Proposed Sun Basin 5 Solar Energy
Generation and Storage/Vacant/Grazing
Industrial
The site is on flat vacant land with bare soils and native desert vegetation and is surrounded by solar
facilities, utility uses, agricultural/grazing lands, and industrial uses. There are several parcels around the
Project Site; however, there are very few residential properties with homes or structures based on aerial
imagery from 2024, site visits, and Applicant information. Based on County information, there are four
privately owned properties within 300 feet of the Project with one unique owner/address and State Trust
Lands. There are no residences within 300 feet of the Project and no residential housing developments near
the Project Site. The nearest residences are located over a mile north of the Project Site and north of Elliot
Road. These properties are also across from the existing Mesquite Solar Complex. The Project is set back
within the AVSE Project and will be at a similar grade and views will be offset by existing linear barriers and
solar facilities. Another energy facility is also proposed on the north side of the Project.
The Project Site will be enclosed by security fencing to minimize access to the facilities per County and
electrical generation facility standards. Given the distance to the nearest residences and being enclosed by
solar energy generation facilities, screening is not proposed for the Project Site. Preparation, construction,
and operation of the Project is not expected to impact any residential areas or the health and safety of present
and future residents.
The existing visual setting is defined by current land uses and associated infrastructure and development,
including electrical infrastructure (e.g., power generation facilities, solar fields, transmission and distribution
lines, and substations); the transportation network (e.g., major and minor roads and other farm roads);
agricultural farms and their associated infrastructure (e.g., farm roads, distribution lines, buildings), and open
desert landscapes.
The Project is sited on relatively flat lands that will not require substantial land grading and preparation.
Grading and site preparation would balance cut and fill onsite. Cut areas will be used to elevate the BESS
footprint above the floodplain level. The Project is being constructed on lands with some native habitat, but
surrounded by existing development for the AVSE solar project and disturbed as a result of temporary
storage uses onsite. The location of the Project will minimize impacts on existing infrastructure due to its
proximity to existing transmission networks and the proposed point of interconnection at the Arlington
Valley Substation.
Discernible noise generated during construction of the Project would be primarily from use of heavy
equipment during site preparation and grading activities. Limited noise would be generated during operation
of the Project. The HVAC systems associated with BESS can result in some noise; however, the nearest
residence is over a mile north of the proposed BESS location; therefore, noise is not expected to result in an
impact to residents.
Construction activities have the potential to generate emissions associated with heavy equipment operations;
however, emissions will be relatively low and temporary. The Applicant will use modern equipment to
minimize emissions during construction and will conduct routine inspection and maintenance activities to
prevent and minimize impacts from leaks and spills. The Applicant will also implement dust control measures
to manage fugitive dust emissions. Operation of the Project is not expected to generate air emissions.
Construction and operation of the Project is not expected to include the use of hazardous materials. Materials
that will be used onsite include fuels, oils, and lubricants associated with vehicles and equipment, as well as
oils associated with transformers and inverters during operation. Herbicides may also be used to control
invasive plants onsite but are not expected to be stored onsite and will be managed in accordance with
applicable County regulations. The Applicant will implement spill control measures to manage risks from
leaks and spills onsite. Operation of the BESS facility will be managed by staff located off-site at the
neighboring Mesquite Solar Complex O&M building. The staff will operate from the Mesquite Solar O&M
facilities. The staff will be trained for emergency management and response under the Emergency Response
Plan that has been prepared for the neighboring Mesquite Solar Complex. This plan will be updated to include
the Project.
The Project Site is located within the 10-mile Plume Exposure Pathway Emergency Planning Zone (EPZ) for
the Palo Verde Nuclear Generating Station (PVNGS). The EPZ has been established to address the potential for
radioactive contamination in the event of a major emergency at PVNGS. To address the time required for
evacuation of the construction and operation workforce in the event of such an emergency, a Safety Plan has
been developed to discuss onsite circulation and off-site traffic impacts for the Mesquite Solar Complex. This
Safety Plan will be updated to include the Project.
The Project will be managed in accordance with local, state, and federal regulations to minimize risk and
exposure to workers, the public, and the environment; therefore, operation of the Project is not anticipated to
affect public health, safety, or general welfare by causing or producing objectionable effects that would
impose hazard to adjacent or other properties by reason of smoke, soot, dust, radiation, odor, noise, vibration,
heat, glare, toxic fumes or other undesirable conditions.
5.0
Location and Accessibility
The Project is located approximately 50 miles west of Phoenix and approximately 7.5 miles west of the
community of Arlington in unincorporated Maricopa County, Arizona, near the southeast corner of 387th
Avenue and Narramore Road. The Project Site is bounded by the by the Narramore Road alignment and
undeveloped land to the north and the AVSE project to the south, east, and west.
Primary access to the Project Site is provided off Elliot Road via Wintersburg Road. Elliot Road is a two-lane
paved and county-maintained roadway. The primary driveway access located on the eastern portion of the
site access is from Elliot Road along 383rd Avenue as shown on the Project Site Plan (Exhibit A). The Arizona
State Land Department has granted ROW 18 121707 providing for use of this access road.
6.0
Circulation System
Increased traffic is expected during construction associated with daily workforce commute and material
deliveries. Average daily workforce is estimated to be 50 individuals. Impacts to the transportation network
are anticipated to last up to 16 months. There will be no noticeable increase in traffic during the operational
life of the Project following the construction phase. The Project would utilize access roads constructed for the
AVSE project.
The following preservations and setbacks were identified:
•
55 feet reserved right-of-way along Narramore Road alignment.
7.0
Development Schedule
Physical construction activities on the Project Site are estimated to last approximately 12 months and are
anticipated to begin as early as 2026, pending required permits and approvals. Construction-related activities
will include site preparation; system installation; and testing and commissioning.
8.0
Community Facilities and Services
The Project will neither require the use of nor impact community facilities or services in the vicinity of the
Project.
Table 8-1 summarizes parks and other amenities near the Project Site.
Table 8-1: Community Parks and Amenities
Facility Name
Distance from
Project Boundary,
miles
Description
Agua Caliente Trail Staging Area
6.0
43-mile off-road trail.
Arlington Mountain
5.5
Park in Maricopa Conty, Arizona.
Arlington Wildlife Area
7.0
Approximately 1,500 acres managed primarily for
waterfowl and offers hunting, wildlife viewing, and other
wildlife oriented recreational opportunities.
Arlington Volcano
8.5
Tourist attraction in Maricopa County.
Mesquite Wildlife Oasis
0.2
Developed by Sempra Renewables, the wildlife and
habitat trail system feature two on-site ponds that foster
a rich diversity of wildlife, including frogs, dragonflies,
jackrabbits, and quail. This site acts as an “Oasis,” drawing
local wildlife thanks to its abundant water resources. The
property is currently owned by RWE.
Old Arizona Territory
Preservation Society
2.0
The Old Arizona Territory Preservation Society is a non-
profit 501(c)(3) organization dedicated to advocating for
the history and heritage of the region. Through
preservation research and curation, they work to protect
Facility Name
Distance from
Project Boundary,
miles
Description
the historical remnants and cultures that are threatened
by neglect and progress.
W. Southern Pacific Trail and
Agua Caliente Intersections
3.5
Off roading area connected to the Agua Caliente Trail.
Powers Butte Wildlife Area
8.5
1,120 acres along the Gila River and offers opportunities
for hiking, birdwatching, hunting, and fishing.
9.0
Public Utilities and Services
The requested zone change will not require public expenditures for larger or more expensive public utilities
or services. Public utilities and services are listed and described below.
•
Refuse: Republic Services
•
Sewer: Not applicable
•
Water: Existing on-site exempt domestic/private well or hauled water
•
Police: Maricopa County Sheriff’s Office (MCSO), District 2
•
Fire: Arizona Fire & Medical Authority (AFMA)
•
Utilities: APS
9.1
Refuse
The Southwest Regional Landfill is owned by the Buckeye Pollution Control Corporation and operated by
Republic Services; this facility is located approximately 16 miles southeast of the Project Site. The
Hassayampa Transfer Station is the nearest County maintained transfer station and is approximately 8 miles
northeast of the Project Site. Materials will be recycled to the extent practicable.
9.2
Sewer
The Project will be an unmanned facility. Operational workforce will be located remotely at the Mesquite
Solar Complex. No new sewer or septic systems are proposed.
9.3
Water
The Project will be an unmanned facility. Operational workforce will be located remotely at the Mesquite
Solar Complex. No new water supply systems are anticipated.
9.4
Police
The Maricopa County Sheriff’s Office, District 2 is the primary law enforcement agency for the unincorporated
portions of Maricopa County, including the Project Site. The Project Site is located within the District 2 patrol
area, with the District 2 office located at 920 East Van Buren Avenue in the City of Avondale, approximately
31 miles to the east of the Project Site.
9.5
Fire
The Arizona Fire & Medical Authority (AFMA) provides hazard fire and rescue services for the Project Site.
The nearest fire station is Fire Station 341, located at 35611 West Salome Highway, in the town of Tonopah,
approximately 5.5 miles to the northeast of the Project Site. Best management practices and mitigation
measures will be implemented by the Applicant to prevent the potential for wildfires in the Project Site (see
also Section 3.1, Fire Protection Systems). Measures to be implemented as appropriate include:
•
The Project will be constructed and operated in accordance with relevant federal, state, and local
industry standards to ensure that adequate safety provisions are provided.
•
Project personnel will be trained and given access to Occupational Safety and Health Administration
(OSHA) and state guidelines prior to and during Project construction, operation and maintenance,
and decommissioning.
•
Work restrictions will be implemented, as appropriate, during Red Flag Warnings and High to
Extreme Fire Danger days.
•
Smoking shall be prohibited in all areas other than designated zones.
•
AVSE will coordinate with AFMA to create a training component for emergency first responders to
prepare for specialized emergency incidents that may occur at the Project site.
•
Remote monitoring of all major electrical equipment (transformers and inverters) will screen for
unusual operating conditions. Higher than nominal temperatures, for example, can be compared with
other operational factors to indicate the potential for overheating which under certain conditions
could precipitate a fire. Units could then be shut down or generation curtailed remotely until
corrective actions are taken.
•
Fires ignited onsite shall be immediately reported to the AFMA.
9.6
Utilities
Electric and telecommunication utilities are present in the Project vicinity to support scattered rural
residences. The cost of the Project’s infrastructure such as the gen-tie line, on-site connection lines, roads, and
access improvements are the responsibility of the owner/developer of the Project.
10.0
Compliance with City/Town General Plan
The Project is located in unincorporated Maricopa County approximately 7.5 miles west of the Town of
Arlington and is not located within a municipal planning area; therefore, the Project is not subject to a city or
town general plan.
Page 1 of 2
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.go
v
Planning & Development
Engineering Plan Review
Date:
April 3, 2026
Memo To: Darren Gerard, AICP, Planning Manager, Department of Planning &
Development
Attn:
Daniel Johnson, Planner, Planning & Development Services
From:
Anh Harambasic, P.E. Engineering Plans Reviewer, Planning and
Development Services.
cc:
Doug Jones, P.E., Engineering Supervisor, Planning & Development
Services
Subject:
Zone Change with overlay with a plan of development Arlington BESS
Job Site Address: SEC Narramore and 387th Ave.
APN(s):
401-46-006B
This application is requesting a zone change with overlay and Plan of development for
approximately 20 acres from RU-190 to IND-2 (Light industrial zoning district with
industrial unit plan of development). The Zone change is requested for the
development of a utility scale energy generation and battery energy storage facility
(BESS). The zone change was presented with a plan of development.
PND Engineering Plan Review (DPR, FCD and PND Transportation) has reviewed the
3rd submittal of the subject application routed for review on 3.12.2026 and has no
objections subject to the following conditions.
DRAINAGE Comments:
1. Since drainage entitlement reviews are conceptual, the final drainage report
must be submitted during the building permit stage, detailed review of the RFE
shall be provided in the drainage report and reviewed at building permit stage.
All electrical and battery components shall be placed at or above the regulatory
flood elevation.
2. Sealed final grading and drainage plans shall be submitted at building permit
stage.
3. A traffic impact study approval or TIS waiver is required to be submitted with
building permit package.
4. MCDOT Planning Stipulations- A section line alignment, Narramore, is located
on the northern perimeter of the proposed development and requires the
setback line to start from a future half street Right of Way of 55 feet per the
MCZO 1105.
Page 2 of 2
General Conditions:
5. Engineering and drainage review for entitlement cases are based on
conceptual design. Therefore, no development approval is inferred by this
review, including, but not limited to number of proposed building lots/units,
drainage design, access and roadway alignments. These items will be
addressed as development plans progress and are submitted to the County for
further review and/or entitlement.
6. 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.
7. The County does not provide fire service, therefore, it is incumbent that the
applicant seek service and approval of plans from the jurisdictional fire service
provider.
Please contact me if you have any questions or require any additional information.
Engineering Division
2901 W. Durango Street
Phoenix, Arizona 85009
P: 602.506.4889
F: 602.506.5969
MCDOT Planning TAC Comments
Date: 11/4/2025
TAC Assigned Number: Z250026
APN: 401-46-006B
Description of Request: Zone change with Overlay RU-190 to IND-2 IUPD for a BESS facility
Project Name: Arlington Valley Solar
Reviewer Contact Information
For any questions related to the comments herein please contact MCDOTPlanning@maricopa.gov
or 602-506-7223.
1st Submittal Comments
• A section line alignment is located on the northern perimeter of the proposed development
requiring the setback line to start from a future half street Right-of-Way of 55-feet per the
Maricopa County Zoning Ordinance Section 1105.