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kimley-horn.com
1001 West Southern Avenue Suite 131, Mesa, AZ 85210
480 207 2666
First Submittal - 11/03/2023
Second Submittal - 03/05/2024
Exhibit A - Vicinity Map
General Location: The proposed Project is located southwest of Saddle Mountain, and northeast of the
Eagle Tail Mountains in Township 1 North, Range 8 and 9 West, Township 1 South, Range 8 and 9
West. The site is approximately 20 miles west of the City of Buckeye, Arizona in unincorporated
Maricopa County, Arizona with parcels lying south of the intersection of W Lower Buckeye Rd and S
Harquahala Valley Rd which generally bisects the site. The Project area is generally bound on the north
side, just south of the W Lower Buckeye Rd, on the west side by S 539th Ave, on the east side by S
487th and on the south by Elliot Road.
HARQUAHALA SUN III-V
CASE #: Z2023131
REQUEST: Zone Change with Overlay from RU-43/RU-190 to
IND-2 IUPD & Plan of Development on Approximately 9,047.58 Acres
HARQUAHALA
SUN III-V SITE
NARRATIVE REPORT FOR
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1001 West Southern Avenue Suite 131, Mesa, AZ 85210
480 207 2666
TABLE OF CONTENTS
NARRATIVE REPORT ........................................................................................................................... 1
Exhibit A - Vicinity Map ........................................................................................................................ 1
1.
PURPOSE OF REQUEST .............................................................................................................. 3
2.
DESCRIPTION OF PROPOSAL .................................................................................................... 3
2.1 Site Summary Information: .......................................................................................................... 3
2.2 Proposed Uses (Summary): ......................................................................................................... 3
Hours/Days of Operation: ................................................................................................................ 5
Number of Employees: .................................................................................................................... 5
Description/Location of Buildings: ................................................................................................... 5
Color Palette: ................................................................................................................................... 5
Sign Details: .................................................................................................................................... 5
Screening Wall/Fence Details and Location: .................................................................................. 6
3.
RELATIONSHIP TO SURROUNDING PROPERTIES ................................................................... 6
Surrounding Adjacent General Land Descriptions .......................................................................... 7
Existing Surrounding Solar (Utility) Land Use Approvals ................................................................ 7
4.
LOCATION AND ACCESSIBILITY ................................................................................................ 8
Location: .......................................................................................................................................... 8
Access: ............................................................................................................................................ 8
5.
CIRCULATION SYSTEM ................................................................................................................ 9
Off-site Circulation (Access): ........................................................................................................... 9
On-site Circulation ......................................................................................................................... 10
Parking and Loading ..................................................................................................................... 10
6.
DEVELOPMENT SCHEDULE ...................................................................................................... 10
7.
COMMUNITY FACILITIES AND SERVICES ............................................................................... 11
8.
PUBLIC UTILITIES AND SERVICES ........................................................................................... 11
Tables
1. Industrial Unit Plan of Development ……………………………………………………………...….13
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kimley-horn.com
1001 West Southern Avenue Suite 131, Mesa, AZ 85210
480 207 2666
1. PURPOSE OF REQUEST
Copia Power, (hereafter, “Applicant”) on behalf of the subject property owners (CV Harquahala LLC,
WPI II-Harq III Farm AZ LLC, Rancho Amable SPE LLC, CV Farming LLC, Shelli Lamoreaux Living
Trust/ETAL, Waydon Farms LLC, Davenport Stephanie/TMV Income Trust), request approvals of a
Zone Change with Overlay (rezone) from RU-43 & RU-190 to IND-2 IUPD Zone and a Plan of
Development for the Harquahala Sun Photovoltaic Solar Energy Generation and Storage Project
(Project) on sixty-one (61) parcels / approximately ± 9047.58 acres. The Project will construct and
operate a 1,550-MWac hybrid solar photovoltaic (PV) plant, battery energy storage system (BESS) and
associated infrastructure.
2. DESCRIPTION OF PROPOSAL
2.1 Site Summary Information:
The ±9,047.58 acres included are inclusive of the following sixty-one (61) underlying parcels:
APN
OWNER
AREA (ACRES)
401-56-024
WPI II-HARQ III FARM AZ LLC
320.42
401-56-025A
SHELLI LAMOREAUX LIVING TRUST/ET AL
322.64
401-56-025B
CV HARQUAHALA LLC
322.49
401-57-006
CV FARMING LLC
322.44
506-28-009B
CV HARQUAHALA LLC
70.13
506-28-008A
CV HARQUAHALA LLC
78.52
401-56-013
RANCHO AMABLE SPE LLC
39.99
401-55-007G
CV HARQUAHALA LLC
26.65
401-55-023
CV HARQUAHALA LLC
228.94
401-55-024
CV HARQUAHALA LLC
77.32
401-55-026
CV HARQUAHALA LLC
40.82
401-55-027
CV HARQUAHALA LLC
81.64
401-55-028
CV HARQUAHALA LLC
159.98
401-55-029
CV HARQUAHALA LLC
130.72
401-55-030
CV HARQUAHALA LLC
40.85
401-55-032A
CV HARQUAHALA LLC
154.24
401-55-032B
CV HARQUAHALA LLC
5.99
401-56-001
CV HARQUAHALA LLC
160.00
401-56-002
CV HARQUAHALA LLC
163.70
401-56-003D
SHELLI LAMOREAUX LIVING TRUST/ET AL
40.73
401-57-007B
CV FARMING LLC
299.48
506-28-014
CV HARQUAHALA LLC
160.21
506-28-015
CV HARQUAHALA LLC
137.96
401-56-003E
SHELLI LAMOREAUX LIVING TRUST/ET AL
41.74
401-56-003F
SHELLI LAMOREAUX LIVING TRUST/ET AL
20.03
401-56-006
WPI II-HARQ III FARM AZ LLC
319.44
401-56-007
RANCHO AMABLE SPE LLC
39.98
401-56-008
RANCHO AMABLE SPE LLC
39.99
401-56-009
RANCHO AMABLE SPE LLC
59.97
401-56-003C
SHELLI LAMOREAUX LIVING TRUST/ET AL
220.36
401-56-010
RANCHO AMABLE SPE LLC
39.98
401-56-011
RANCHO AMABLE SPE LLC
99.96
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kimley-horn.com
1001 West Southern Avenue Suite 131, Mesa, AZ 85210
480 207 2666
401-56-012B
RANCHO AMABLE SPE LLC
80.00
401-56-018
CV HARQUAHALA LLC
323.92
506-28-007B
CV HARQUAHALA LLC
120.16
401-56-021
RANCHO AMABLE SPE LLC
319.46
506-27-010
WAYDON FARMS LLC
160.13
506-27-011
WAYDON FARMS LLC
160.14
506-27-014
CV HARQUAHALA LLC
320.19
506-27-015
CV HARQUAHALA LLC
160.19
506-27-016
CV HARQUAHALA LLC
80.12
506-27-017
CV HARQUAHALA LLC
80.10
506-27-018
CV HARQUAHALA LLC
160.24
506-27-019
CV HARQUAHALA LLC
80.13
506-27-020
CV HARQUAHALA LLC
80.09
506-27-033
DAVENPORT STEPHANIE/TMV INCOME TRUST
320.25
506-27-034A
CV HARQUAHALA LLC
160.09
506-28-001
CV HARQUAHALA LLC
160.09
506-28-002
CV HARQUAHALA LLC
60.64
506-28-004
CV HARQUAHALA LLC
156.85
506-28-025A
CV HARQUAHALA LLC
78.37
506-28-027A
CV HARQUAHALA LLC
80.04
506-28-011
CV HARQUAHALA LLC
197.04
506-28-026A
CV HARQUAHALA LLC
78.41
506-28-018
CV FARMING LLC
313.70
506-28-016
CV HARQUAHALA LLC
160.26
506-28-012
CV HARQUAHALA LLC
156.83
506-28-013
CV HARQUAHALA LLC
18.82
506-28-020
CV HARQUAHALA LLC
320.30
506-28-019
CV FARMING LLC
313.62
506-28-010
CV HARQUAHALA LLC
80.09
The Applicant proposes to construct, operate, and maintain the hybrid solar photovoltaic (PV) and
battery power plant and associated infrastructure for the Harquahala Sun III-V Project (Project).
The Project will be constructed in approximately three (3) phases with each phase including an
estimated 250-MWac or more hybrid solar PV and battery power plant constructed on approximately
1,500 to 2,500 acres. Each phase of the project will include approximately 600,000 solar modules
(~4,000,000 modules total) mounted on single axis trackers, inverters to convert direct current into grid-
compatible alternating current, transformers to increase the voltage of the electricity generated, and
battery energy storage system. The Project will also include a 500 kV utility substation(s) and one or
more small buildings to house telecommunication equipment. The Project is expected to interconnect
to the transmission grid at the Delaney Substation operated by Arizona Public Service (APS) or a similar
facility. Off-site supporting improvements, infrastructure, and/or uses are expected to include up to a
200-foot-wide gen-tie route corridor that extends approximately 10 miles through private land and to
the Project substation(s).
The proposed rezone in support of the ±9047.58-acre Project will not adversely impact the planning
area in part nor portion. As proved in the recent Comprehensive Plan Amendment, for Harquahala Sun
III-V, the associated development plans for the proposed Project are consistent with the components
of the Maricopa County Comprehensive Plan, which include, but are not specifically limited to: land
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1001 West Southern Avenue Suite 131, Mesa, AZ 85210
480 207 2666
use; public transportation system improvements; drainage and/or stormwater management;
environmental considerations (air & water quality, potable water & wastewater treatment), areas of
geologic concern, hazard, and/or significance; plant and wildlife habitat/migration environs and/or
patterns; aviation and military installation operations and flight paths/patterns; economic growth; growth
areas; open space, water resources; energy; and/or the cost of development.
2.2 Proposed Uses (Summary):
Hours/Days of Operation:
The site will be in operation and/or production 24 hours a day, seven (7) days per week. Solar
generation activities would be limited to daytime (daylight) hours which will vary seasonally but would
generally range from around 5:00 AM to 9:00 PM during summer months when daylight hours are
longest. Energy storge activities and operations will be continuous and energy transmission into the
power grid will occur on demand as needed throughout the daytime and nighttime hours.
Number of Employees:
Construction activities are anticipated to employ up to 350 workers in varying phases in the
construction, contracting, administrative, and Project management fields during the construction and
implementation phase.
Operation of the site will not require full-time employees on site. Routine maintenance activities will
require up to 15 part-time or seasonal employees and up to 20 employees for equipment repair and
replacement as needed.
Description/Location of Buildings:
Electrical and telecommunication equipment may be contained within housing units or cabinets that are
a manufactured protective outer covering for the internal equipment. No permanent habitable buildings
are proposed which will be occupied by employees. Self-enclosed units include small
telecommunications equipment cabinets and Battery Energy Storage System (BESS) equipment
cabinets/shelters. BESS cabinets/shelters located in the northeast portion of the site near the BESS
system components. BESS components will be housed in pre-fabricated steel containers located within
the identified BESS area in the northeast section of the site as depicted on the POD. Smaller
communication and electrical equipment is located among the PV array fields as depicted on the POD.
Color Palette:
All materials coatings, finishes, and colors, where practicable, will be selected to blend facility
components to the natural setting. Selection of color palettes for electrical cabinets and PV solar
equipment will be selected from factory specifications and options provided by the respective
manufacturers. Color palette selection will conform to generally accepted and adopted industry
standards for PV solar equipment and support structures. Final color selections will seek to minimize
heat absorption and glare and blend with surrounding natural environment so far as is practicable.
Sign Details:
Signage will be limited to site identification signs, OSHA approved safety signage, and security signage
in accordance with Chapter 14 of the Maricopa County Zoning Ordinance.
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1001 West Southern Avenue Suite 131, Mesa, AZ 85210
480 207 2666
Screening Wall/Fence Details and Location:
As discussed below, the property is surrounded mostly by vacant and agricultural lands along with a
few structures located to the west. To ensure proper site security, related to these surrounding uses,
the site perimeter will be enclosed with chain link fence (6 feet in height) with gates where needed along
the perimeter of the project. Fencing section elevation details have been provided on the POD which
depict typical fencing types and proposed opaque screening. One (1) foot of barbed wire strands will
be incorporated atop 6-foot fencing for additional security.
Enhanced screening will be provided adjacent to existing residential subdivisions/residences. Unless
otherwise coordinated, screening against these boundaries will include opaque screening in the form
of vinyl slats to create visual opacity to screen the internal facility components and operations from
public roadways and adjacent residential views. Any reduction in proposed fencing requirements as
shown in the site plan shall be reviewed and approved by the Maricopa County Planning and
Development Department or Zoning Administrator. Where necessary, proposed opaque fencing may
be combined with berming to enhance mitigation of visual impacts. Enhanced screening will be provided
around the BESS yard(s) and substation(s) to mitigate visual impacts to surrounding views.
Security Lighting:
Security lighting will be limited to motion activated lighting associated with the BESS yard(s) and
substation(s) and other security sensitive areas such as entry gates, and parking areas, as shown on
the Plan of Development. All lighting installed will be directed downward and into the site, in compliance
with Maricopa County Zoning Ordinance Article 1112, to ensure lighting will not be cast onto
neighboring properties. Lighting required for safety operations during nighttime operational or
maintenance activities will be provided by the associated staff/employee personnel.
3. RELATIONSHIP TO SURROUNDING PROPERTIES
Exhibit B – Adjacent Properties
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1001 West Southern Avenue Suite 131, Mesa, AZ 85210
480 207 2666
Surrounding Adjacent General Land Descriptions
Direction
Zoning
Land Use Designation
Land Use
North
RU-43
Rural Development Areas &Utilities
Agricultural/Vacant
East
RU-43, RU-190
Rural Development Areas
Agricultural/Vacant
South
RU-43
Rural Development Areas & Utilities
Agricultural/Vacant
West
RU-43
Rural Development Areas
Agricultural/Vacant
Existing Surrounding Solar (Utility) Land Use Approvals
The surrounding area is characterized by active and passive agricultural land uses, natural gas-
powered electric generation facilities, solar powered electric generation facilities, and native desert
lands. The dominant private land use within the area surrounding the site is solar generation facilities,
which occurs on parcels or combinations of parcels totaling several hundred to thousands of acres in
irregular configurations. Other surrounding land uses include publicly owned and managed Local,
State, and Federal Lands. These include lands controlled by the Maricopa Flood Control District,
Arizona State Land Trust, and Bureau of Land Management. Other surrounding land uses include
vacant and active agricultural uses with limited and sparse distribution of privately owned parcels used
for residential purposes within the surrounding area. Additionally, Luke Air Force Base (LAFB) is known
to have military training routes out in this area. Under the Department of Defense (DOD) Clearinghouse
process, energy projects greater than 199’ above ground level are required to go through a Formal
Review. The routes in this area already fly over several existing 500kV lines and fly nearby several
other solar projects. The proposed gen-tie pole heights will vary slightly, but no pole height is expected
to exceed 150’. Although, the Project team will be proactive in addressing any potential concerns and
will submit under the Informal Review DOD Clearinghouse process during the zoning process.
Property owners and residents will be notified of the project and efforts will be made to identify concerns
over visual impacts and incorporate effective mitigation and screening of the site against any residential
boundaries.
Considerations for buffering and screening of the Project and mitigation of visual impacts during
construction and operational activities. Screening and mitigation of visual impacts will be addressed in
greater detail at the rezone and plan of development submittals.
Site parcels will be enclosed by perimeter security fencing located along each phase project boundaries
and adjacent rights of way. No fencing will impede or otherwise enclose existing roads within the project
boundaries.
Harquahala Sun III-V looks to expand upon the upcoming improvements to be constructed as a part of
the recently approved Harquahala Sun CPA (CPA2021007) and rezone with a plan of development
(Z2021111) and the Harquahala Sun II rezone with a plan of development (Z2022214). Additionally,
the proposed zoning contemplated by the Harquahala Sun III-V zone change is compatible with other
similar approved and implemented solar projects within the general area. Associated facilities within
this area include approved CPA’s and rezones for Utility (solar) land uses, PV solar generation facilities,
utility corridors, transmission lines and a utility substation. Many of the surrounding parcels around the
Harquahala Sun III-V zone change boundary have been subject to previous CPA approvals, by the
BOS, including the adjacent solar and storage generation projects of Maricopa Solar & Storage Project
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1001 West Southern Avenue Suite 131, Mesa, AZ 85210
480 207 2666
(CPA2020002), Saddle Mountain Solar (CPA2011015 & 16) and Eagletail Solar Farm (CPA2010023 &
24). Other nearby projects are as follows:
Most notable of these approvals is the recently approved the Maricopa Solar and Storage Project
(CPA2020002), as seen below. BOS approved the change in land use of 11,260 acres from Rural
Development Area to Utilities. This CPA is adjacent to the subject Project boundary, establishing the
precedent for a primary alternative energy corridor that Harquahala Sun III-V looks to build upon.
4. LOCATION AND ACCESSIBILITY
Location:
The proposed Project is located southwest of Saddle Mountain, and northeast of the Eagle Tail
Mountains in Section 6, Township 1 North, Range 8 West, and Section 5, Township 1 North, Range 8
West. The site is approximately 20 miles west of the City of Buckeye, Arizona in unincorporated
Maricopa County, Arizona with parcels lying south of the intersection of W Lower Buckeye Rd and S
Harquahala Valley Rd which generally bisects the site. The Project area is generally bound on the north
side, just south of the W Lower Buckeye Rd, on the west side by S 539th Ave, on the east side by S
487th and on the south by Elliot Rd.
Access:
The Project is located south of Interstate 10 (I-10), approximately 30 miles west of the State Route
85 (SR 85) connection to I-10.
Regional access to the site will be from I-10 to Harquahala Valley Road southward past W Lower
Buckeye Rd to the site.
Access to the site will be established by the fifty-six (56) full-access driveways shown in the site
access illustration below (Exhibit C – Site Access).
Maricopa County Department of Transportation (MCDOT) requires that driveways be spaced a
minimum of 250 feet from adjacent intersections on major collector roadways.
Project:
Location (Township/Range):
Maricopa Solar and Storage Project
T1N R8W; T1N R9W; T2N R8W; T2N R9W
Harquahala Sun
T1N R9W
Harquahala Sun II
T1N R8W; T1N R9W
Saddle Mountain Solar
T1N R9W
Eagletail Solar Farm
T1S R9W
Almeria Solar
T2N R8W
Sun Valley North
T2N R8W
Sun Valley South
T2N R8W
Areva Solar AZ II
T2N R7W
Papago Solar
T2N R8W
Tonopah Photovoltaic
T2N R8W
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kimley-horn.com
1001 West Southern Avenue Suite 131, Mesa, AZ 85210
480 207 2666
Exhibit C – Site Access
5. CIRCULATION SYSTEM
Off-site Circulation (Access):
The roadway network serving the proposed Project from the I-10 corridor includes the I-10/Salome
Highway interchange that connects Salome Hwy to Harquahala Valley Rd. The site can be accessed
from the I-10/ Salome Highway interchange. Salome Highway provides connections to Harquahala
Valley Road which extends southerly past W. Lower Buckeye Road to the site. Primary access to the
site is via Harquahala Valley Road which generally bisects the irregular shaped site with W. Lower
Buckeye Road near the northern side, 539th Ave alignment on the west side, 487th Ave alignment on
the east side and W Elliot Rd as the southernmost boundary. There are a number of smaller, existing
roads, both named and unnamed, that traverse the Project site, which are anticipated to be used and
improved for construction and ongoing operations of the Project. Site access will be identified with the
zone change and plan of development applications. Final access locations will be determined in
accordance with access management policies and permitting requirements of Maricopa County.
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1001 West Southern Avenue Suite 131, Mesa, AZ 85210
480 207 2666
Properties within the Project area are located between W. Lower Buckeye Road to the north and E.
Elliot Road to the south as well as 529th Avenue to the west and 487th Avenue to the east. The Maricopa
County Department of Transportation may request ROW dedications/preservations along the following
alignments:
There would be no significant increase in traffic during the operational life of the Project that would
require road improvements. There would be a relatively minor increase in the level of traffic during the
approximately 12 months required for each phase of Project construction. This increased traffic is
expected to be fewer than 250 trips during single peak morning and evening hours, primarily for the
delivery of equipment and supplies and the commuting of the construction workforce. A traffic impact
study has been completed as part of the zone change process associated with the Project. The
Applicant has agreed to financial responsibility for repair of roads used during construction, including
bonding for such work, so that there is not public expenditure for transportation infrastructure associated
with the Project.
On-site Circulation
Internal circulation is planned via a network of private maintenance and service drive aisles to provide
vehicular access to the solar arrays, associated equipment, and BESS yard(s) and substation(s)
facilities. All driveway aprons (as specified by MCDOT), shall be paved with a minimum asphalt milling
bound with a liquid binding emulsifier, or comparable, with the remainder of the typical 20’ internal
drives being compacted decomposed granite (DG), or similar road base material to minimize
imperviousness and stormwater runoff, as proposed with an approved dust control permit from
Maricopa County Air Quality Control. Construction and maintenance of the drives will conform to
applicable requirements of the Maricopa County Air Quality Control Department
Parking and Loading
With no occupied buildings or full-time employees on-site, there is no proposed formal parking spaces
or ADA spaces. During operations maintenance parking, loading, and temporary maintenance staging
will occur within designated area within the substation(s)/BESS yard(s) area. Loading during
maintenance activities in the solar field will occur on private 20-foot (typical) all weather surfaced roads
among the solar arrays and BESS Yard as shown on the Plan of Development.
6. DEVELOPMENT SCHEDULE
A power purchase agreement (PPA) is expected with an Arizona corporate entity for energy from
Harquahala Sun III-V. The Applicant has a Facility Study with APS to interconnect the Generation
Facility to APS’s 500-kV Delaney Switchyard and is working on the final execution of the Generator
Interconnection Agreement. Construction is anticipated to begin in Q4 2025 with the following schedule:
Harquahala Sun III - NTP Q4 2025; COD Q2 2027
Street name:
Existing ½ Width ROW:
Future ROW
(Full):
* Future Classification:
Baseline Road
65’ (Varies)
130’
Minor Arterial
Harquahala Valley Road
55’ (Varies)
130’
Minor Arterial
Elliott Road
Unknown (Varies)
130’
Minor Arterial
539th Avenue
40’ (Varies)
130’
Minor Arterial
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1001 West Southern Avenue Suite 131, Mesa, AZ 85210
480 207 2666
Harquahala Sun IV - NTP Q2 2025; COD Q4 2026
Harquahala Sun V - NTP Q2 2026; COD Q4 2027
7. COMMUNITY FACILITIES AND SERVICES
The Project is located within the community service district boundaries:
Western Maricopa Education Center (MEC) Technical School District (District Ward No. 2)
Buckeye Union High School District No. 1
Arlington School District No. 47
The Project is not anticipated to generate any adverse impacts to the listed school districts.
8. PUBLIC UTILITIES AND SERVICES
Utility service(s) to the site will be provided by the following providers. No water or wastewater service
is planned. Water for construction purposes will be transported to the site. Drinking water for employees
will be individually provided. No permanent restrooms will be provided. Temporary facilities will be
provided for maintenance activities as needed.
UTILITY/SERVICE
AGENCY/PROVIDER
Water
(N/A) Hauled/well
Sewer
(N/A) Sanitary sewer provided via accessible
portable
restroom
facility
as
needed
for
maintenance activities. In the event that a future
O&M
building
is
built
and/or
permanent
employees are present on the site sewer to be
septic.
Electric Service
Arizona Public Service
Fire Protection (including EMS and Ambulatory
Services)
Harquahala Valley Fire District
Police Protection
Maricopa County Sheriff Office
Refuse (Waste Management)
Republic Services
Telephone
American Telephone and Telegraph (AT&T) Co
(The remainder of this page is left intentionally blank)
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1001 West Southern Avenue Suite 131, Mesa, AZ 85210
480 207 2666
HARQUAHALA SUN III-V - IUPD MODIFICATIONS TO IND-2 DEVELOPMENT STANDARDS
STANDARD
CATAGORY
IND-2 ZONING
DISTRICT
STANDARD
PROPOSED IND-2 IUPD
ZONING DISTRICT
STANDARD
JUSTIFICATION
MAX. HEIGHT
40'
40'
MIN. FRONT
YARD
10'-25'
10'*
TO KEEP CONSISTENCY
THROUGHOUT THE PROJECT ALL
SETBACKS WILL BE THE SAME.
MIN. SIDE
YARD
3'-10'
10’*
TO KEEP CONSISTENCY
THROUGHOUT THE PROJECT ALL
SETBACKS WILL BE THE SAME.
MIN. REAR
YARD
25'
10'*
TO KEEP CONSISTENCY
THROUGHOUT THE PROJECT ALL
SETBACKS WILL BE THE SAME.
MIN. LOT AREA 6,000 SQ. FT.
6,000 SQ. FT.
MIN. LOT
WIDTH
60'
60'
MAX. LOT
COVERAGE
60% MAXIMUM
60% MAXIMUM**
LANDSCAPING
ARTICLE 901.4.1:
ALL PROPERTIES
ABUTTING A
PUBLIC STREET
SHALL HAVE AN
OPEN SETBACK
AREA WHICH
SHALL BE
LANDSCAPED
EXTENDING FOR
THE FULL WIDTH
OF THE
PROPERTY
NO LANDSCAPE STRIP
REQUIRED
INSTALLING A LANDSCAPING
STRIP ON THE SITE ALONG ALL
ROAD FRONTAGES WOULD BE
COST PROHIBITIVE, IMPACT THE
EFFECTIVNESS OF SOLAR PANEL
OPERATION, THE EXISTING
NATURAL VEGETATION IS NEARLY
NON-EXISTENT SO THE
ADDITIONAL LANDSCAPE WOULD
LOOK OUT OF PLACE, AND
WOULD LOWER THE OVERALL
ENERGY GENERATING CAPACITY
OF THE SITE.
PARKING
REGULATIONS
ARTICLE 1102.1.5:
600 SQ.FT. OF
FLOOR AREA; 5%
OF PARKING
SPACES SHALL
BE
HANDICAPPED
PARKING
SPACES
NONE REQUIRED
THE APPLICANT PLANS NO
PERMANENT PARKING SPACES.
NO OCCUPIED BUILDINGS WILL BE
CONSTRUCTED NOR WILL THERE
BE ANY FULL-TIME EMPLOYEES
ON-SITE. WORKERS, WHEN ON-
SITE, WILL BE IN THE SOLAR
FIELD WITH PARKING AREAS ON
THE 20-FT ALL WEATHER
(PRIVATE) ACCESS ROADS OR AT
THE DESIGNATED PARKING AREA
Table 1: Industrial Unit Plan of Development
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1001 West Southern Avenue Suite 131, Mesa, AZ 85210
480 207 2666
AT THE SUBSTATION(S) AND BESS
YARD(S). PARKING IS NOT
REQUIRED DURING OPERATION.
THE FACITLITY WILL BE
UNMANNED DURING OPERATIONS
EXCEPT FOR TEMPORARY
SYSTEM OR FACILITY
MAINTENANCE. IF ANY FACILITIES
ARE PROVIDED IN THE FUTURE,
ADA SPACES WOULD BE
PROVIDED PER ARTICLE 1102.1.5.
PAVEMENT
NONE REQUIRED
PAVEMENT NOT REQUIRED
FOR PARKING SPACES WITH
AN APPROVED DUST
CONTROL PLAN BY
MARICOPA COUNTY AIR
QUALITY CONTROL
THE APPLICANT PLANS NO
PERMANENT PARKING SPACES.
NO OCCUPIED BUILDINGS WILL BE
CONSTRUCTED NOR WILL THERE
BE ANY FULL-TIME EMPLOYEES
ON-SITE. WORKERS, WHEN ON-
SITE, WILL BE IN THE SOLAR
FIELD WITH PARKING AREAS ON
THE 20-FT ALL WEATHER
(PRIVATE) ACCESS ROADS OR AT
THE DESIGNATED PARKING AREA
AT THE SUBSTATION AND BESS
YARD.
LOADING &
UNLOADING
ARTICLE 1103.2
ONE LOADING
AND UNLOADING
SPACE FOR
EACH 10,000
SQ.FT. OF FLOOR
AREA, OR
FRACTION
THEREOF,
DEVOTED TO
SUCH USE IN
THE BUILDING
NONE REQUIRED
LOADING AND UNLOADING
SPACES WILL NOT BE REQUIRED
FOR THE SITE AS NO OCCUPIED
STRUCTURES ARE ANTICIPATED
AT THE FACILITY, NO FULL-TIME
EMPLOYEES OR MANNED
PROJECT BUILDINGS WOULD BE
LOCATED ON SITE OR ON PUBLIC
ROADS, AND THERE WOULD BE
NO ROUTINE DELIVERIES OR
SHIPMENTS. A PARKING AND
LOADING AREA IS DESIGNATED
AT THE SUBSTATION(S) AND BESS
YARD(S).
SIGHT
VISIBILITY
TRIANGLES
NO
OBSTRUCTIONS
OVER 2' IN
HEIGHT WITHIN
25'X25' SVTS
NO SVT'S AT PROJECT SITE
ENTRY/EXIT POINTS,
SECTION LINE, AND MID-
SECTION LINE
INTERSECTING
ALIGNMENTS
FENCING AT INTERSECTIONS
WILL BE OPEN CHAIN-LINKNED,
EXCEPT WHERE ADJACENT TO
RESIDENTIAL ZONES AND USES
WHERE THERE IS NO PROPOSED
ACCESS, AND THEREFORE
VISIBILITY WILL BE MAINTAINED.
ADDITIONALLY, HAVING NO SVT
REQUIREMENT WOULD BE THE
MOST EFFICIENT USE OF SITE
AREA AND MAXIMIZE ENERGY
GENERATION
Page 14
kimley-horn.com
1001 West Southern Avenue Suite 131, Mesa, AZ 85210
480 207 2666
ARTICLE 902.91
ALL USES
EXCEPT FOR
PARKING,
LOADING,
UNLOADING OR
STORAGE SHALL
BE CONDUCTED
WITHIN A
COMPLETELY
ENCLOSED
BUILDING
ALL UTILITY USES
PERMITTED OUTDOORS
THE OPERATING USES OF THE
SITE INCLUDE ENERGY
GENERATION AND STORAGE,
THROUGH THE USE OF SOLAR PV
PANELS. THE USE CANNOT BE
ACHIEVED WITHIN ENCLOSED
STRUCTURES; THEREFORE,
ARRAYS WILL BE LOCATED
OUTSIDE OF ENCLOSED
BUILDINGS,
SITE
ENCLOSURE
AND
SCREENING
6' CMU WALL
ADJACENT TO
RURAL AND
RESIDENTIAL
ZONING
BOUNDARIES
AND FOR
OUTDOOR USE
OF AN INDUTRIAL
NATURE
CHAIN-LINK FENCING AND
GATES SHALL BE ALLOWED
ON THE PERIMETER OF THE
PROJECT. OPAQUE
SCREENING SHALL BE
PROVIDED AGAINST
EXISTING RESIDENTIAL
SUBDIVISIONS/RESIDENCES,
IN THE FORM OF VINYL
SLATS, AS SHOWN ON THE
APPROVED POD OR
OTHERWISE COORDINATED.
AS REQUIRED TO ENSURE PUBLIC
SAFETY REQUIRED BY
APPLICABLE ELECTRICAL SAFETY
REGULATIONS AND PROVIDE FOR
THE SECURITY OF THIS
INFRASTRUCTURE PROJECT, THE
APPLICANT WILL INSTALL CHAIN-
LINK FENCING (WITH GATES
WHERE NEEDED ALONG THE
PERIMETER OF THE PROJECT).
THE APPLICANT PROPOSES TO
USE CHAIN LINK FOR THE GATES
ALSO, WHICH WOULD BE
CONSISTENT WITH OTHER
ADJACENT AND NEARBY ENERGY
GENERATION PROJECTS.
MAX ELECTRIC
TRANSMISSION
LINE HEIGHT
120'
150’
A NEW GEN-TIE ROUTE IS
REQUIRED FOR THIS PROJECT
AND WHILE THE MAJORITY OF IT
IS OUTSIDE THIS ZONING
BOUNDARY THERE IS STILL
IMPACT TO THE PROJECT SITE
WITH THE CONNECTION TO THE
SUBSTATION(S). UTILITY POLE
HEIGHTS UP TO 150 FEET ARE
REQUESTED BECAUSE
UTILITY STRUCTURES 120 FEET
OR
LESS IN HEIGHT MAY BE
INFEASIBLE
DUE TO FINAL ELECTRICAL
DESIGN CONSIDERATIONS AND
MAY IMPACT THE SUBJECT
ROW/PROPERTIES MORE,
REQUIRING LESS SPACING AND
MORE POLES. THE APPLICANT’S
CURRENT PRELIMINARY,
CONCEPTUAL DESIGNS INDICATE
THAT HIGHVOLTAGE DEAD-END
Page 15
kimley-horn.com
1001 West Southern Avenue Suite 131, Mesa, AZ 85210
480 207 2666
STRUCTURES UP TO 150 FEET IN
HEIGHT MAY BE REQUIRED AND
COULD RESULT IN LESS IMPACT.
THE APPLICANT REQUESTS THE
FLEXIBILITY TO MAKE THE
NECESSARY ADJUSTMENTS, AS
NEEDED, FOR FUTURE FINAL
DESIGNS. ADDITIONALLY, UNDER
THE
DOD CLEARINGHOUSE PROCESS,
ENERGY PROJECTS GREATER
THAN 199’ ABOVE GROUND LEVEL
ARE REQUIRED TO GO THROUGH
A FORMAL REVIEW, WHICH THE
PROJECT TEAM HAS
PROACTIVELY SUBMITTED UNDER
THE INFORMAL REVIEW DOD
CLEARINGHOUSE PROCESS.
BARBED WIRE
FENCING
BARBED WIRE
ATTACHED TO
FENCES IS
PROHIBITED FOR
FENCES UNDER
8'.
BARBED WIRE ATTACHED TO
FENCING UNDER 8’ WILL BE
ALLOWED WITHIN THE
PROPERTY BOUNDARIES.
A REDUCTION IN THE HEIGHT OF
FENCING WILL IMPROVE THE
AESTHETIC OF THE PROJECT,
REDUCE ENVIRONMENTAL
IMPACTS AND BE MORE
COMPATIBLE WITH THE
SURROUNDING SOLAR AND
AGRICULTURAL USES.
LIGHT POLE
HEIGHT
18’ MAXIMUM
FROM GRADE
30’ MAXIMUM FROM GRADE
A LARGER POLE HEIGHT WILL BE
CONDUCIVE TO INCREASING
PHOTOMETRIC REACH OF THE
PROPOSED LIGHTING. THIS WILL
ALLOW THERE TO BE A SMALLER
AMOUNT OF LIGHT POLES WHICH
WILL DECREASE LONG TERM
MAINTENANCE COSTS.
* ALL YARDS WILL BE SET TO 10’ REGARDLESS OF STREET TYPE AND ADJACENT ZONING
DISTRICT.
**DETACHED PV SOLAR ARRAY DO NOT CONTRIBUTE TO THE OVERALL LOT COVERAGE AS PER
ARTICLE 1206.3.2.A. OF THE MARICOPA COUNTY ZONING ORDINANCE.
Page 1 of 2
Bob Fedorka, PE
Planning & Development
301 W. Jefferson St., Suite 170
Phoenix, Arizona 85003
Phone: (602) 506-7151
www.maricopa.gov/planning
Email address:
bob.fedorka@maricopa.gov
Planning & Development
Engineering Plan Review
Date:
May 7, 2024
Memo To: Darren Gerard, AICP, Planning Manager, Department of Planning &
Development
Attn:
Paola Jaramillo-Quintero, Planner, Planning & Development Services
From:
Bob Fedorka, P.E., Engineering Manager, Planning & Development
Services
Subject:
Z2023131 - Zone Change (to IND-2 IUPD) for Harquahala Sun III-V
(E2 Memo)
Job Site Address: South of Lower Buckeye Road, East of 539th Avenue, North of
Turtleback Mountain Road and West of the Centennial Wash
APN(s):
Several
PND Engineering Plan Review (DPR, FCD and PND Transportation) has reviewed the
2nd submittal of the Zone Change application routed for review on April 19, 2024 and
has no objection subject to the following conditions:
1. On-site retention basins shall be designed to contain overflows/spillways
designed to accommodate the unattenuated peak 100 year inflow to each
respective basin, inclusive of offsite flows.
2. Detailed grading and drainage plans shall be submitted with building permit
application(s) indicating that runoff from each solar field area will be directed
to a retention basin. Diversions may be required to direct flow towards the
retention basins as part of the final design.
3. Storm water retention shall be provided for the entire developed site including
solar fields, battery storage areas and substations.
4. Any reduction in the 100 year, 2 hr. retention volume requirement will require
a Drainage Waiver. The waiver application is a separate application and must
demonstrate that there will be no increase in runoff from the site as a result of
the proposed development. At a minimum, the first flush volume of runoff must
be retained. The Drainage Waiver is a separate application must be submitted
concurrent with this re-zone application.
5. The final pier design for the solar panels should include consideration for
additional scour protection/depth for the solar fields just west of the Centennial
Wash floodway.
Page 2 of 2
6. Permitting for the gen-tie line shall require calculations substantiating scour
related pole depths within the floodway of Centennial Wash.
7. Disturbance within regulated floodplains (FEMA Zone AE) will require
procurement of a floodplain use permit prior to or concurrent with building
permits.
8. If inverters are proposed with a regulatory floodplain, base flood elevations and
their corresponding regulatory flood elevations (RFE) will be required to be
determined to verify that inverters will be constructed at or above the RFEs.
This will be required as part of the construction documents.
9. Private utilities that will occupy County R/W or other County property require a
license in addition to any construction related permits.
10. New driveways that connect to County roadways shall conform to the current
version of the MCDOT Roadway Design Manual in effect at the time of
permitting.
11. The owner/applicant shall dedicate or preserve right-of-way along Harquahala
Valley Road to provide a half-width of 55 feet; and full width of 110 feet, as
determined by MCDOT Planning. If dedication is required, it shall be completed
prior to the issuance of building permits and will require that the
owner/applicant provide 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.
12. 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.
13. Based on the conceptual design nature of the information submitted, changes
to the site layout and/or a reduction in the number of solar arrays or BESS may
be necessitated by the final engineering design of the site’s drainage
infrastructure.
Please contact me with any questions.
Harquahala Sun III-V
Traffic Impact Study
Lower Buckeye Rd & Harquahala Valley Rd
Kimley Horn
Z2023131
Plans Sealed By
Keith Christian II
Laxmikanth Narwa, P.E./602.506.8677
Int. Review No.
Date
Item No.
Page No.
Review Comment
Code
LN
2
5/6/2024
1
General
All the proposed driveways connecting to the County roadways shall meet the latest MCDOT
RDM Standards for the Driveways (Refer Chapter 7).
LN
2
5/6/2024
2
General
All the first review comments are addressed by the Consultant (See attached). Therefore,
MCDOT has no additional comments on this Traffic Study.
The Traffic Statement is approved as noted above.
Consultant Comment
Discipline
Consultant
Signature
Date
Traffic Engineering Review Comment Sheet
Project Name
Location
MCDOT File No.
Reviewer/Phone No.
Consultant: Please use the code and respond to each comment in the Consultant Reply Column. This sheet is for our records, please answer every question and sign and date your acknowledgment or the plans will be sent back
to complete the process. Send back the marked-up plans and a new set of plans along with this sheet. Thank you for your cooperation.
Consultant Code: A=Will Comply B=Deleted C=Consultant to Evaluate
General Project Summary:
Page 1 of 1
MCDOT -- TRAFFIC ENGINEERING
REVIEW COMMENT SHEET
1 of 1
Project Name: Harquahala Sun III-V
Location: South of I-10 and 30 miles west of SR 85
MCDOT File No.: Z2023131
Date: 12/19/23
Reviewer: Bonnie Perotti
Phone No.: (602) 506-4618
Consultant: Kimley Horn
Project No.:
Plans Sealed By: Keith Christian II
Consultant Code:
A = Will Comply
B = Deleted
C = Consultant to Evaluate
Item
Number
Page
Number
Comments
Consultant
Reply
= = =
1.
2.
3.
4.
= = =
General
General
Site Plan
General
1st REVIEW (TS)
Consultant: Please use the code and respond to each comment in the
Consultant Reply Column. This sheet is for our record, please answer every
question and sign and date your acknowledgement or the plans will be
sent back to complete the process. Send back the marked-up plans and a
new set of plans along with this comment sheet. Thank you for your
cooperation.
= = = = = = = = = = = = = = = = = = = = = = = = = = = = = =
General Project Summary:
The Project consists of approximately 9,047.58 acres of agricultural land on
the western end of Maricopa County. It is located south of Lower Buckeye Rd,
approximately 30 miles west of the State Route 85 and north of Narramore
Rd. The site is located entirely on private land and consists of 61 parcels. The
developer is proposing phase 3and 5 will be completed in 2027, Phase 4 in
2026. Site access is proposed via 56 driveways. The project is proposing
solar fields and an alternating current generating facility. The site could
generate 224 daily trips , 112 AM and 112 PM if maintenance is required
across the entire site.
Review Comments:
Harquahala Valley Road is classified as a minor arterial in this area and
requires 55 feet dedication in fee from the section line, total 110-feet.
All section and mid-section alignments that fall on the perimeter of the
development require 55 and 40 feet setback, respectively.
Clear depiction of driveway locations is required. MCDOT requires a more
detailed site plan showing locations, distance between driveway, corner
clearances, and any existing driveways.
Ensure that all applicable utility agreements are secured.
The Traffic Statement is NOT approved.
Signature: _____________________________________ Date: ___________
Use CODE
"A", "B","C"
in this column
next to every
comment.
= = = =
A
A
A
A
1
Paola Jaramillo Quintero (PND)
From:
Jon Fell <jfell@azdot.gov>
Sent:
Wednesday, November 29, 2023 11:23 AM
To:
Paola Jaramillo Quintero (PND)
Cc:
Gerardo Ramirez
Subject:
Re: Z2023131 Harquahala Sun III-V Project Rezone Request
Follow Up Flag:
Follow up
Flag Status:
Flagged
This Message Is From an External Sender
This message came from outside your organization. Please use caution when corresponding outside the county.
Comments for Rezoning Case Z2023131:
1. ADOT requires, but not limited to, a traffic statement for construction traffic to and from the site with material and
labor;
2. Depending on National Highway System Connection Point (existing interchange) upgrades to the on/off ramps and
crossroad(s) within ADOT ROW with applicable ADOT Encroachment Permit.
Jonathan Fell, PE, PTOE
Assistant District Engineer
ADOT Southwest District
GOOGLE GURU
2243 E Gila Ridge Road
Yuma, AZ 85365
928-317-2160
jfell@azdot.gov
azdot.gov
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