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December 9, 2020 CPA2019014 Page 1 of 2 Report to the Board of Supervisors Prepared by the Maricopa County Planning and Development Department Board Hearing Date: December 9, 2020 Case #/Title: CPA2019014 – Vulcan Solar Project Supervisor District: 5 Applicant: Candela Renewables LLC Owners: Arizona State Land Department, Elizabeth E. Shepler, Illian Tachkov Request: Major Comprehensive Plan Amendment (CPA) to change the land use designations in the Old U.S. Highway 80 Area Plan from Rural and Large Lot Residential to Utilities. CPA approval is by Resolution. Site Location: Generally located between the Arlington Canal Service Rd. alignment to the east, 333rd Ave. to the west, Arlington Canal Rd. alignment to the south and the Union Pacific Railroad to the north in the Tonopah-Arlington area Site Size: Approx. 2,357 acres County Island Status: No Additional Comments: The applicant seeks a Major Comprehensive Plan Amendment to change land use designations in the Comprehensive Plan to utilities in order to develop a solar installation. The subject site is identified as Rural and Large Lot Residential land uses in the Old U.S. Highway 80 Area Plan. The ASLD land (approx. 2,261 acres) is designated as Rural or as having a density of 1 dwelling unit or less per acre (0-1 d.u./ac.) The three privately-owned parcels (approx. 98 acres) are designated as Large Lot Residential or as having a density of 1 to 2 dwelling units per acre (1-2 d.u./ac.). Staff received four (4) letters from adjacent/internal jurisdictions (City of Buckeye, Town of Queen Creek, Pima County, Town of Carefree) expressing no concerns. AZ Dept. of Game & Fish commented on the site regarding wildlife and hydrology. These comments during an expected future zone change request. Staff received one (1) letter of support, four (4) opposition letters and an opposition memorandum from an attorney with 26 individuals listed on the letter. Concerns included geologic features, aesthetics and property values. December 9, 2020 CPA2019014 Page 2 of 2 Commission Recommendation: On 11/5/20, the Commission voted 5-1 to recommend approval of CPA2019014 subject to conditions ‘a’ – ‘d’: a. Development and use of the site shall be in general conformance with the narrative report entitled “Vulcan Solar Project” dated September 29, 2020 and stamped received October 1, 2020, except as modified by the following conditions. b. Development and use of the site shall be in general conformance with the land use exhibit entitled “Maricopa County Comprehensive Plan Amendment Project Site Land Use Exhibit” dated September 29, 2020 and stamped received September 30, 2020, except as modified by the following conditions. c. The land use designation of utilities approved as part of case CPA2019014 shall be subject to any time limit set forth in the subsequent zone change, and shall change back to the existing Rural and Large Lot Residential designations if the zone change reverts back to Rural-43. d. The applicant is proposing to develop a photovoltaic solar electric generating facility which, pursuant to the Maricopa County Comprehensive Plan, necessitates a change in the land use designation from Rural and Large Lot Residential to Utilities. The proposal by the applicant represents a comprehensive approach to the subject property and will allow the applicant to pursue the proper entitlements pursuant to state law so that they can lawfully operate in unincorporated Maricopa County. This particular proposal is an appropriate plan for the property and is consistent with the overall intention of the comprehensive plan. However, in the event that the zone change or a zone change phase for this particular proposal is not approved by Maricopa County Board of Supervisors (BOS) within five (5) years from the date of Board approval of this comprehensive plan amendment, this amendment shall no longer be effective as the planning justification for this comprehensive plan amendment will no longer be present. In such instance, a change of the land use designation from Utilities to Rural and Large Lot Residential will occur, and all comprehensive plan land use maps shall be altered to reflect as such, because this represents superior long-range planning by Maricopa County. Presented by: Adam Cannon, Planner Reviewed by: Darren Gerard, AICP, Planning Manager Attachments: 11/5/20 P&Z Packet (79 pages) 11/5/20 P&Z Handout (24 pages) CPA2019014 Resolution (2 pages) Note: 11/5/20 Draft P&Z Minutes are not available as of the writing of this report, but can be provided upon request later when available. CPA2019014 Page 1 of 11 Report to the Planning and Zoning Commission Prepared by the Maricopa County Planning and Development Department Case: CPA2019014 – Vulcan Solar Project Hearing Date: November 5, 2020 Supervisor District: 5 Applicant: Candela Renewables LLC Owners: Arizona State Land Department, Elizabeth E. Shepler, Illian Tachkov Request: Major Comprehensive Plan Amendment (CPA) to change the land use designations in the Old U.S. Highway 80 Area Plan from Rural and Large Lot Residential to Utilities Site Location: Generally located between the Arlington Canal Service Rd. alignment to the east, 333rd Ave. to the west, Arlington Canal Rd. alignment to the south and the Union Pacific Railroad to the north in the Tonopah-Arlington area Site Size: Approx. 2,357 acres Density: N/A County Island: No County Plan: Old U.S. Highway 80 Area Plan – Rural (0-1 d.u./ac.) & Large Lot Residential (1-2 d.u./ac.) Municipal Plan: N/A Municipal Comments: Four (4) Letters – Pima County (1), City of Buckeye (1), and Town of Queen Creek (1), Town of Carefree (1) – No Concerns Support/Opposition: Three (3) Opposed, Three (3) Neutral Recommendation: Approve with conditions CPA2019014 Page 2 of 11 Project Summary: 1. Candela Renewables LLC is requesting a Major Comprehensive Plan Amendment (CPA) to change the land use designations in the Old U.S. Highway 80 Area Plan from Rural and Large Lot Residential to Utilities to allow development of a utility-scale solar project generating approximately 250 megawatts (MWs) of electricity with battery storage. Due to the size of the project at 2,357 acres, a Major CPA is required. The applicant will subsequently be required to obtain a Zone Change with Overlay (including a precise Plan of Development) to IND-2 IUPD. 2. The site is comprised of approximately 2,261 acres of contiguous ASLD land. The remainder of the site is comprised of three (3) private contiguous parcels comprising approximately 96 acres. Most properties in the immediate vicinity of the project are privately owned. 3. Nearly all land used for solar energy projects are developed for the large fields of solar collectors that capture the energy for photovoltaic technology. The subject site is relatively flat and allows for the development of solar energy with little or no additional grading. There is a portion of the site that contains an extinct cinder cone that would prove difficult for the developer to grade and possibly cost-prohibitive. Washes are present on site and the applicant has committed to avoiding washes to the extent possible in conjunction with agency comments to be received at a later potential Zone Change phase. In addition, the general area contains significant local electrical infrastructure including power generation facilities (nuclear, gas, and solar), transmission lines, substations, and switchyards. 4. Adjacent land uses include vacant, agricultural and/or rural residential uses. In addition, there are a number of other approved Comprehensive Plan Amendments for solar energy generation in the near vicinity to the proposed project site, including the Sun Streams Solar Farm and Mesquite Solar Farm. The APS Redhawk substation and Hassyampa Switchyard are also nearby. The gen-tie line associated with the project is approximately 7 miles and would run west along Narramore Road, and then run southwest along the Union Pacific Railroad through state land, and then north to the existing Hassyampa Switchyard. 5. The narrative asserts that the proposed development meets the Comprehensive Plan Amendment criteria in the following manner: Whether the amendment constitutes an overall improvement to the Comprehensive Plan and is not solely for the good or benefit of a particular landowner or owners at a particular point in time. The narrative states that the CPA will provide long-term stability to the local community as the project will provide an economic benefit through sales and property tax revenue. Additionally, the project will generate construction jobs (up to 400) during a 12-15 month period followed by a small permanent and contract staff to manage onsite operations once construction is complete. Moreover, the applicant’s narrative states that the site encourages renewable energy development and exemplifies Growth Policy #10, Energy Goal #2 and Energy Policy #6 of the Old U.S. Highway 80 Area Plan. CPA2019014 Page 3 of 11 Whether the amendment will adversely impact all or a portion of the planning area. A. Altering acceptable land use patterns to the detriment of the plan – According to the narrative, the amendment will not alter any surrounding land uses or land use patterns as the Project involves the passive generation and storage of solar- derived energy. This type of energy production does not introduce high-intensity noise or air emissions or impact land for agricultural production. Moreover, it is situated near other solar developments and comprises a key use-sector of unincorporated Maricopa County including utilities (solar and electric generating stations), agriculture and rural-residential. B. Requiring public expenditures for larger or more expensive infrastructure - The narrative states that the project would not require public expenditures for larger or more expensive infrastructure. Water needs will be provide by onsite wells or from an offsite source such as a private water provider. An onsite septic system will serve wastewater needs for the permanent staff at the O&M building while contracted porta-potties will serve construction worker needs. Existing roads are present on site that allow access and it is not anticipated that additional road infrastructure will be required. All costs of public expenditures that are the result of the project shall be borne by the project applicant. C. Requiring public improvements to roads, sewer, or water systems that are needed to support the planned land uses – The narrative asserts there would be no significant permanent increase in traffic during the operational life of the project that would require road improvements. The project would also not require the development of any additional public water resources or sewer systems on the subject property or in the area. In the event that such public improvements are needed to support the planned land use, all costs of such improvements shall be borne by the project applicant. D. Adversely impacting planned uses because of increased traffic – The narrative indicates there would be increased traffic during the construction period (12-15 months) for the delivery of equipment / supplies and the commuting of the construction work force, but there would be no significant increase in traffic during the operational life of the project. Thus planned uses overall will not be adversely impacted. E. Affecting the livability of the area or health or safety of present and future residents The narrative indicates that the long-range view shed and regional views of surrounding mountains in project area will not be affected. The applicant has committed to setting back project equipment from nearby residential properties to the extent possible. During the construction period, dust control measures shall be utilized to minimize fugitive dust generation. Air emissions will occur from construction equipment; however, long term air-quality will improve as a result of the project. Additionally, the project will follow federal, state and local regulations regarding the production, use, storage, transport or disposal of hazardous materials. Fencing will be placed along the perimeter of the site to maintain safety and security. Therefore, the project will not affect the livability of the area or health or safety of present and future residents. CPA2019014 Page 4 of 11 F. Adversely impacting the natural environment or scenic quality of the area in contradiction to the plan – The applicant states that the project will not significantly impact the overall scenic quality of the area. There are key measures of responsibility that demonstrate an applicant’s commitment to avoiding adverse impacts to the natural environment and scenic quality of a site. These measures are subjective in a sense, but may include animals, plants, historical resources, scenic views and hydrology/ground disturbance. Animals The Arizona Game and Fish Department (AZGFD) has commented on the proposed project regarding measures to protect wildlife encountered on the site. While satisfaction of those comments are only required at the Zone Change with Overlay stage (where a precise Plan of Development is required), the applicant will be conducting wildlife surveys to identify habitats for creatures such as the burrowing owl. Any night lighting that is used will be directed downward and shielded in order to prevent impacts to animals relying on darkness to interpret surroundings. The applicant has also stated that transmission lines will be constructed in consultation with AZGFD to prevent electrocution of birds. Plants The applicant will salvage or dispose of protected native plants in accordance with AAC Title 3, Chapter 3, Article 11. Historical Resources As per State Historic Preservation Office requirements, the applicant will be conducting a detailed cultural resources assessment for the site. The results of the survey will determine the need for cultural resource avoidance or recovery. Scenic Views The narrative indicates that the long-range view shed and regional views of surrounding mountains in project area will not be affected. The applicant has committed to setting back project equipment from nearby residential properties to the extent possible. Hydrology/Ground Disturbance According to the narrative, hydrologic conditions will be preserved through maintenance of existing vegetation and that major wash/drainage outlets will be avoided. Grading will occur at appropriate slopes associated with the project and for other appropriate facilities. Existing infrastructure will be utilized in order to minimize the need for new roads. Whether the amendment is consistent with the overall intent of the Comprehensive Plan. The applicant’s narrative states that the request is consistent with the overall intent of the Maricopa County Comprehensive Plan and Old U.S. Highway 80 Area Plan. The applicant feels that the Comprehensive Plan highly values the encouragement of renewable energy development and that this is exemplified through the strategies, policies and goals (Growth Policy 10, Energy Goal 2 and Energy Policy 6) outlined in the CPA2019014 Page 5 of 11 Plan. Moreover, the narrative asserts that the site will reduce greenhouse gas emissions and be a benefit to the economic prospects of the area. The extent to which the amendment is consistent with the specific goals and policies contained within the plan. The applicant’s narrative contains a substantial list of Goals and Policies from the Comprehensive Plan and Old U.S. Highway 80 Area Plan. This staff report identifies which Goals and Policies the applicant’s narrative addressed. Vision 2030 Comprehensive Plan Land Use – Goal 2, Goal 3, Policy 7, Policy 33 Environmental – Goal 1 Economic – Goal 1, Goal 2, Policy 10 Water – Goal 4, Policy 5 Energy – Goal 1, Goal 2, Goal 6 Old U.S. Highway 80 Area Plan Land Use – Goal L1, Objective L1.1, Policy L1.1.9, Objective L1.4, Policy L1.4.3, Policy L1.4.4 Transportation – Goal T1, Objective T1.1, Policy T1.1.1, Policy T1.1.6, Policy T1.1.7 Environment/Environmental Effects – Goal E1, Objective E1.1., Policy E1.1.1, Policy E1.1.2, Policy E1.1.6, Policy E1.1.7, Objective E1.2, Policy E1.2.1, Policy E1.2.3, Policy E1.2.4, Objective E1.3, E1.3.3, Policy E1.3.4, Objective E1.4, Policy E1.4.1, Policy E1.4.2, Policy E1.4.3, Policy E1.4.4 Economic Development – Goal ED1, Objective ED1.1, Policy ED1.1.1 Growth Areas – Goal G1, Objective G1.2, Policy G1.2.1, Policy G1.2.2 Open Space – Goal O1, Objective O1.1, Policy O1.1.4, Objective O1.2, Policy O1.2.3, Objective O1.3, Policy O1.3.2, Policy O1.3.3, Policy O1.5.1, Policy O1.6.1 Water Resources – Goal W1, Objective W1.1, Goal W2, Objective W2.1, Policy W2.1.1, Policy W2.1.2, Policy W2.1.3 Cost of Development – Goal C1, Objective C1.1 Other pertinent information as requested by the Maricopa County Planning Department Staff. The applicant was responsive and provided quality information as requested by Maricopa County Planning Department Staff. CPA2019014 Page 6 of 11 2020 Aerial Map Rural-43 Zoning Map & Surrounding Districts CPA2019014 Page 7 of 11 Land Use Exhibit Excerpt 1 – Current Land Use – Rural & Large Lot Residential Land Use Exhibit Excerpt 2 – Proposed Land Use - Utilities CPA2019014 Page 8 of 11 Existing On-Site and Adjacent Zoning / Land Use: 6. On-site: Rural-43 / Vacant North: Rural-43 / Vacant/Agricultural South: Rural-43 / Vacant/Agricultural East: Rural-43 / Vacant/Agricultural with Scattered Rural Residential West: Rural-43 / Rural Residential and Vacant Utilities and Services: 7. Water: Private Well or Hauled Water Wastewater: Septic School Districts: Arlington Valley Elementary School District #47 Buckeye Union High School District #1 Fire: Buckeye Valley Fire District Police: MCSO Right-of-Way: 8. The following table includes existing and future half-width right-of-way* and the future classification* based upon the Maricopa County Department of Transportation (MCDOT) Major Streets and Routes Plan. Street Name Existing R/W Future R/W* Future Classification* Arlington Canal Rd. 33’ (half) 65’ Principal Arterial Old U.S. Highway 80 100’ (full) 130’ Principal Arterial 319th Ave. 66’ (full) 80’ Minor Collector Narramore Rd. None Existing 130’ (full) Principal Arterial *Required dedication and future classification of ROW is tentative and subject to change and will be established by MCDOT during a future Plan of Development review. Adopted Plan: 9. Old U.S. Highway 80 Area Plan: The ASLD land (approx. 2,261 acres) is designated as Rural or as having a density of 1 dwelling unit or less per acre (0-1 d.u./ac.) The three privately- owned parcels (approx. 98 acres) are designated as Large Lot Residential or as having a density of 1 to 2 dwelling units per acre (1-2 d.u./ac.). Public Participation Summary: 10. The applicant posted the subject site and staff notified all property owners within 500’ of the site, which is beyond what the county’s public participation guidelines require (300’). Pursuant to State law, Staff issued enhanced notification to all adjacent and internal jurisdictions to Maricopa County, select state and regional agencies and Luke Air Force Base. Staff received four (4) letters from adjacent/internal jurisdictions (City of Buckeye, Town of Queen Creek, Pima County, Town of Carefree) expressing no concerns. The Arizona Game & Fish Department gave the applicant recommended actions to protect local wildlife habitats. Those comments have been included in the attachments section and are not actionable until a future Plan of Development stage. CPA2019014 Page 9 of 11 11. According to the Public Participation Results Report, the applicant conducted a virtual open house meeting on September 22, 2020. There were 27 citizen attendees not including staff of the applicant. The applicant received general questions related to preservation of geology, preservation of historical resources, wildlife and benefit to community. Additionally, the applicant included a summary of their citizen contacts and the manner in which they responded to questions. 12. County Staff received opposition correspondence from one individual who identified their self as a lawyer representing anonymous clients who had concerns with the proposed location. The initial correspondence did not identify specific concerns with the site. In additional correspondence, the lawyer identified that he is representing family members and other individuals; however, those individuals and their location in proximity to the site were not clearly identified. The new correspondence included a letter to Commissioner Atkins of the Arizona State Land Trust and two concerns related to the disturbance of unique geologic features and site screening. Two additional opposition communications came from a Bob Joslin and Dan Narramore who were both concerned with view and aesthetics on a property where they intended to develop houses. 13. Staff received three (3) neutral information requests. These requests did not indicate opposition to the project and wanted more information about the project. The applicant contacted all three individuals and answered their questions. Outstanding Concerns from Reviewing Agencies: 14. N/A Staff Analysis: 15. The state and Maricopa County recognize the potential environmental and economic benefits that solar technology can provide. The Vulcan Solar Project will use photovoltaic technology that generates energy from sun absorption. Photovoltaic technology differs from other models of solar devices that required vast amounts of water to cool the units and generate a smaller amount of energy. In contrast, very little water is utilized for photovoltaic technology. As a result, this development would not pose a threat to groundwater depletion. 16. Staff believes the proposed solar facility is well suited to this rural area, which requires large amounts of relatively flat land. The majority of the land is flat with the exception of the northern site boundary where the slope increases and there is an extinct cinder cone. Development on or in relative proximity to the cinder cone is likely unattractive to the applicant due to the potential costs associated with developing on volcanic rock. Staff agrees with the applicant that the subject site is suitable due to proximity to electrical transmission lines, nearby stations and substations, and because the surrounding area is vastly undeveloped. Staff agrees with the applicant that the project will not detrimentally affect the visual quality of the area and the applicant is willing to be a good neighbor as they expressed their willingness to preserve equestrian trails to the extent possible and work with AZGFD on wildlife preservation. The applicant also plans to preserve existing access roads that are interior to the site. Since the area is primarily undeveloped vacant CPA2019014 Page 10 of 11 land in proximity to other existing utility-scale solar projects, staff believes there will be minimal impacts to the surrounding area. 17. Promoting the development of solar energy over the past several years in Maricopa County reinforces the County’s interest in promoting the County as an economic leader for solar development. Staff believes the Vulcan Solar Project would add to this effort in a positive way by providing the potential for 300-400 temporary construction and operation/maintenance jobs. There will also be small number of long-term employment opportunities for County residents. 18. Staff believes the Vulcan Solar Project is consistent with and meets the goals and policies of the Comprehensive Plan. Staff’s position is that this project, as proposed and as governed by the recommended conditions, represent proper long-term land use planning in the region and for Maricopa County as a whole. Recommendation: 19. For the reasons outlined in this report, staff recommends the Commission motion for Approval, subject to conditions ‘a’ – ‘d’. a. Development and use of the site shall be in general conformance with the narrative report entitled “Vulcan Solar Project” dated September 29, 2020 and stamped received October 1, 2020, except as modified by the following conditions. b. Development and use of the site shall be in general conformance with the land use exhibit entitled “Maricopa County Comprehensive Plan Amendment Project Site Land Use Exhibit” dated September 29, 2020 and stamped received September 30, 2020, except as modified by the following conditions. c. The land use designation of utilities approved as part of case CPA2019014 shall be subject to any time limit set forth in the subsequent zone change, and shall change back to the existing Rural and Large Lot Residential designations if the zone change reverts back to Rural-43. d. The applicant is proposing to develop a photovoltaic solar electric generating facility which, pursuant to the Maricopa County Comprehensive Plan, necessitates a change in the land use designation from Rural and Large Lot Residential to Utilities. The proposal by the applicant represents a comprehensive approach to the subject property and will allow the applicant to pursue the proper entitlements pursuant to state law so that they can lawfully operate in unincorporated Maricopa County. This particular proposal is an appropriate plan for the property and is consistent with the overall intention of the comprehensive plan. However, in the event that the zone change or a zone change phase for this particular proposal is not approved by Maricopa County Board of Supervisors (BOS) within five (5) years from the date of Board approval of this comprehensive plan amendment, this amendment shall no longer be effective as the planning justification for this comprehensive plan amendment will no longer be present. In such instance, a change of the land use designation from Utilities to Rural and Large Lot Residential will occur, and all comprehensive plan land use maps shall CPA2019014 Page 11 of 11 be altered to reflect as such, because this represents superior long-range planning by Maricopa County. Presented by: Adam Cannon, Planner Reviewed by: Matthew Holm, AICP, Planning Supervisor Attachments: Case Map (1 page) Land Use Exhibit (reduced 8.5”x11”, 2 pages) Legal Description for ASLD Land (2 pages) Narrative Report (33 pages) AZGFD Comments (2 pages) MCESD comments (1 page) ASLD Letter (2 pages) Town of Queen Creek Comments (1 page) Pima County Comments (1 page) City of Buckeye Comments (1 page) Town of Carefree Comments (1 page) Opposition Correspondence (16 pages) Neutral Correspondence (5 pages) MARICOPA COUNTY / Maricopa County Planning & Development - Phoenix, AZ 5 Gross Acres: 2357 approx. Generated October 5, 2020 16:15 PM CPA2019014 Application Name: Legal Description Vulcan Solar Project Applicant Case Address , T1S R05W 15 RICK FERRERA for CANDELA RENEWABLES LLC Applicant Phone/Email Parcel Primary: 952.237.6851 RICK.FERRERA@CANDELARENEWABLES.COM Map scale 1:32,824 Supervisor District No. MAJOR CPA FOR CONSTRUCTION AND DECOMMISIONING OF A SOLAR ARRAY Proposed Gen-tie Line ^_ 2020 0 2 1 Miles ± Transverse Mercator NAD 1983 UTM Zone 12N 0 2 1 Kilometers 1:18,000 Maricopa County Comprehensive Plan Amendment Project 6LWHLand Use Exhibit Service Layer Credits: © OpenStreetMap (and) contributors, CC-BY-SA Candela Renewables, LLC Vulcan Solar Project Maricopa County, AZ Legend Project Location Hazen Rd Existing Hassayampa Substation (Point of Interconnection) $+ Proposed Project Area Business Park Dedicated Open Space Industrial Large Lot Residential (0-2 du/ac) Mixed Use Palo Verde NGS Proposed Open Space Recreation Rural (0-1 du/ac) Small Lot Residential (2-5 du/ac) Un-classified Palo Verde Nuclear Generating Station Railroad Gila River Powers Butte Wildlife Area Source: PlanNet Guide version 2.2 https://gis.maricopa.gov/pnd/PlanNet/index.html - Existing Land Use Date: 9/29/2020 Case #: CPA2019014 Proposed Gen-tie Line ^_ 2020 0 2 1 Miles ± Transverse Mercator NAD 1983 UTM Zone 12N 0 2 1 Kilometers 1:18,000 Maricopa County Comprehensive Plan Amendment Project Site Future Land Use Service Layer Credits: © OpenStreetMap (and) contributors, CC-BY-SA Candela Renewables, LLC Vulcan Solar Project Maricopa County, AZ Legend Project Location Hazen Rd Existing Hassayampa Substation (Point of Interconnection) $+ Proposed Project Area Business Park Dedicated Open Space Industrial Large Lot Residential (0-2 du/ac) Mixed Use Palo Verde NGS Proposed Open Space Recreation Rural (0-1 du/ac) Small Lot Residential (2-5 du/ac) Un-classified Utilities Palo Verde Nuclear Generating Station Railroad Gila River Powers Butte Wildlife Area Source: PlanNet Guide version 2.2 https://gis.maricopa.gov/pnd/PlanNet/index.html - Existing Land Use Date: 9/29/2020 Case #: CPA2019014 SECTION 15 AND PORTIONS OF SECTIONS 10,14, 22, 23 TOWNSHIP 1 SOUTH, RANGE 5 WEST, OF THE GILA AND SALT RIVER MERIDIAN, MARICOPA COUNTY, ARIZONA , MORE PARTICULARLY DESCRIBED AS FOLLOWS: ALL OF SECTION 15; TOGETHER WITH: THE SOUTHWEST QUARTER OF SAID SECTION 10; TOGETHER WITH: SECTION 14; EXCEPT THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER TOGETHER WITH: THE NORTHWEST QUARTER OF THE NORTHWEST QUARTER, THE NORTHEAST QUARTER OF THE NORTHWEST QUARTER, THE SOUTHEAST QUARTER OF THE NORTHWEST QUARTER, AND THE NORTHEAST QUARTER OF THE SOUTHWEST QUARTER, AND THE NORTHWEST QUARTER OF THE SOUTHEAST QUARTER, THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER, AND THE NORTHEAST QUARTER OF SECTION 22; TOGETHER WITH: THE NORTHWEST QUARTER, AND THE NORTHWEST QUARTER OF THE NORTHEAST QUARTER, THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER, THE SOUTHWEST QUARTER OF THE NORTHEAST QUARTER, AND THE NORTHWEST QUARTER OF THE SOUTHWEST QUARTER, THE NORTHEAST QUARTER OF THE SOUTHWEST QUARTER, THE SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER AND THE NORTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 23; CONTAINING 96,786,835 SQUARE FEET OR 2,261 ACRES MORE OR LESS. SUBJECT TO ANY EASEMENTS, RIGHTS-OF-WAY, AND ENCUMBRANCES OF RECORD. DESCRIPTION BASED ON RECORD INFORMATION SHOWN IN MARICOPA COUNTY GEODETIC DENSIFICATION AND CADASTRAL SURVEY (GDACS) RECORDED IN BOOK 716 PAGE 27 MARICOPA COUNTY RECORDS. Title: LEGAL DESCRIPTION Project #: 2020029 Date: 09/16/2020 Scale: N / A Page: 1 of 2 EXHIBIT "A" LEGAL DESCRIPTION FOR SECTION 15 AND PORTIONS OF SECTIONS 10, 14, 22, & 23 T1S, 5W R O Y E V R U S D N A L D E R E T S I G E R 35113 MICHAEL E. FONDREN Title: EXHIBIT Project #: 2020029 Date: 09/16/2020 Scale: N.T.S. Page: 2 of 2 EXHIBIT "B" LEGAL EXHIBIT FOR PORTIONS OF SECTIONS 10, 14, 15, 22, 23, T1S, 5W N.T.S. R O Y E V R U S D N A L D E R E T S I G E R 35113 MICHAEL E. FONDREN Vulcan Solar Project Major Comprehensive Plan Amendment Narrative (Revised) Case Number: CPA2019014 Prepared for: Maricopa County Planning & Development Department 501 North 44th Street, Suite 200 Phoenix, AZ 85008 Prepared by: Candela Renewables, LLC 360 Pine Street, Suite 500 San Francisco, CA 94104 With support from: Hulet Urban Group, Inc. September 29, 2020 Candela Renewables, LLC Page TABLE OF CONTENTS 1.1 Onsite and Regional Location 1.2 Comprehensive Plan Amendment Size and Description of Land Use Type 1.3 Roads and Transportation Systems Serving the Proposed Project 1.4 Suitability with Surrounding Land Uses 3.1 No Alteration of Acceptable Land Use Patterns 3.2 No Requirement of Public Expenditures for Larger or More Expensive Infrastructure 3.3 No Requirement of Public Improvements to Roads, Sewer, or Water Systems to Support the Planned Land Uses 3.4 No Adverse Impact to Planned Uses Because of Increased Traffic 3.5 No Adverse Impact to the Livability of the Area or Health and Safety 3.6 No Adverse Impact to the Natural Environment or Scenic Quality of the Area 5.1 Land Use Goals and Policies 5.2 Environmental Goals and Policies 5.3 Economic Goals and Policies 5.4 Water Goals and Policies………………………………………………………………………………….. 5.5 Energy Goals and Policies………………………………………………………………………………… 6.1 Land Use Goals, Objectives, and Policies 6.2 Transportation 6.3 Environment/Environmental Effects 6.4 Economic Development 6.5 Growth Areas 6.6 Open Space 6.7 Water Resources 6.8 Cost of Development LIST OF FIGURES Figure 1 Maricopa County Comprehensive Plan Amendment – Overview Exhibit Figure 2 Maricopa County Comprehensive Plan Amendment – Topographic Exhibit Figure 3 Maricopa County Comprehensive Plan Amendment – Existing Land Use Exhibit Figure 4 Maricopa County Comprehensive Plan Amendment – Proposed Land Use Exhibit Candela Renewables, LLC Page EXECUTIVE SUMMARY Candela Renewables, LLC, the Project Applicant, is seeking a Major Comprehensive Plan Amendment from Maricopa County to construct, operate, maintain, and eventually decommission the Vulcan Solar Project (Project). The Project is a proposed solar photovoltaic (PV) electric generating facility and potentially energy storage facility with a generating capacity of up to 250 megawatts (MW) alternating current (AC), and would be located on approximately 2,357 acres, comprised of about 2,261 acres of lands administered by the Arizona State Lands Department (ASLD) and 96 acres under private ownership located in unincorporated Maricopa County, Arizona. The Project may include energy storage up to approximately 250 MW, and would interconnect from the Project substation via a 115 to 500 kilovolt generation-tie (gen- tie) transmission line into the Arizona Public Service Hassayampa Switchyard. Candela Renewables, LLC Page 1. PROJECT INFORMATION 1.1 Onsite and Regional Location The Project is located in the western region of unincorporated Maricopa County, south of Interstate 10 (I- 10), west of State Route 85 (Phoenix Bypass Route), and approximately 35 miles west of Phoenix. The Project site is located on West Old Highway 80, between the communities of Arlington and Hassayampa, and the site includes portions of Sections 10, 14, 15, 16, 21, 22, and 23 of Township 1 South, Range 5 West, Gila-Salt River Meridian. The Project site is bisected by West Old Highway 80 and S 319th Avenue, is west of Arlington Road, north of Arlington Road on the southern end, east of 333rd Street, and south of Southern Pacific Railroad. The gen-tie line is proposed to run west along West Telegram Path Road until it intersects West Southern Pacific Trail, where the line generally runs southwest along Narramore Road, until it intersects with the existing high voltage transmission corridor, which the gen-tie line will follow northwards until it interconnects at Hassayampa Switchyard along West Elliot Road. Refer to Figure 1 showing the Project’s regional location and Figures 2 and 3 showing the on-site location. 1.2 Comprehensive Plan Amendment Size and Description of Land Use Type The land area covered by this Major Comprehensive Plan Amendment (U.S. Old Highway 80 Area Plan) is approximately 2,357 acres on ASLD-administered lands and private lands. The parcels are designated with Rural-43 zoning designation and land use types Rural (0–1 dwelling units per acre [d.u./acre]) on the State-administered portion of the Project site and Large Lot Residential (1-2 d.u./acre) on the private-owned properties in the Old U.S. Highway 80 Area Plan (Figure 3). To accommodate the proposed development, the land use designation would be amended to “Utilities.” (Figure 4) 1.3 Roads and Transportation Systems Serving the Proposed Project The Project site is located in the near vicinity of Interstate 10 (I-10) and State Route 85 (Phoenix Bypass Route), which are expected to provide regional access for both construction and operational traffic. From these major transportation corridors, the Project site can be locally accessed via West Salome Highway, West Old Highway 80 (bisects the site), S 319th Avenue (bisects the site), Arlington Road, and Narramore Road. Several other smaller existing roads, both named and unnamed, are adjacent to and traverse the Project site, which may be used and improved for construction and operations of the Project. Maricopa County Department of Transportation may require right-of-way dedication along certain roadways within or adjacent to the Project. Construction traffic would be temporary, would last approximately 12 to 15 months during the duration of construction activities, and would vary according to the construction activities. The Project would provide an average of 300 to 400 construction workers, and would result in the corresponding number of daily round trips during peak morning and evening hours. Construction traffic would also include the delivery of materials and equipment, which would be delivered to the site during construction periodically throughout the day via trucks. Once delivered to the site, construction equipment would be used on site for the construction phase and transported off when no longer needed for construction. On-site construction equipment may include tractors, disk/tillers, vibratory rollers, excavators, graders, dump trucks, end Candela Renewables, LLC Page loaders, trenching machines, pumps, augers, pile-drivers, forklifts, water trucks, cranes, a variety of truck mounted equipment, and additional support vehicles. The facility will operate seven (7) days a week. The solar panels will deliver power, when the panels are receiving solar energy and potentially the energy from storage could deliver power day or night. The permanent workforce will include approximately five (5) full-time employees. These may include administrative and management personnel, operators, maintenance, and security. Contractors will be utilized as necessary during scheduled maintenance outages and when specialized support is needed. During operations, onsite vehicle use will mostly include pickup trucks and/or ATVs. Other equipment may be brought onsite periodically for maintenance. The type of equipment will depend on the type of maintenance required. 1.4 Suitability with Surrounding Land Uses The Project has been proposed within a low-density rural region with similar existing electric generation uses. The Project property is adjacent to existing rural residential and agricultural production uses, and is in close proximity to existing solar electric generation facilities and the Hassayampa Switchyard. Additionally, the Project area is within close vicinity to the existing petroleum and nuclear fuel-based power generation facilities with transmission lines including the Capital Power Arlington Valley Energy Facility, Mesquite Power Plant, Red Hawk Power Plant, Palo Verde Generating Station and Palo Verde Nuclear Generating Station. Furthermore, the Project gen-tie line is proposed to run alongside existing powerline corridors where feasible to group similar utility uses together. As a result, the Project proposes solar development use that is similar to surrounding land uses and is also less intensive than existing conventional power generation facilities. As mentioned, other adjacent land uses include agriculture and rural residential. During operation, the solar fields, would passively generate electricity, and would be compatible with both agriculture and surrounding residential uses. Site preparation for construction would include mowing and maintaining existing vegetation except where grading will be required to obtain acceptable slope for construction, and for foundations, roadways, and storm drainage facilities. Candela will salvage or dispose of protected native plants in accordance with Arizona Administrative Code, Title 3, Chapter 3, Article 11. Pursuant to these requirements, on state lands Candela will conduct salvage or disposal activities as directed by the Arizona State Lands Department. The Project would not produce, use, store, transport, or dispose of hazardous materials as defined in Title 40, Part 335 (extremely hazardous substances) of the Code of Federal Regulations (CFR). Materials such as fuels, inverter coolant, transformer oil, and batteries would be used during construction, operation, and decommissioning, and would be managed in accordance with local, state, and federal regulations to minimize risk and exposure to the public and to the environment. Most or all of the electrical output from the Project will be sold under the terms of one or more power purchase agreements (PPAs). The offtake(s) of the power may include public or municipal utilities, commercial or industrial companies, or other electrical power users. The PPAs are typically for a period of 10 or more years. Many PPAs are offered through competitive bid processes, while others are executed through bilateral agreements. Candela Renewables, LLC Page 2. WHETHER THE AMENDMENT CONSTITUTES AN OVERALL IMPROVEMENT TO THE COMPREHENSIVE PLAN The proposed Project and its associated Major Comprehensive Plan Amendment represent an overall improvement to the Comprehensive Plan, and is not solely developed for the good or benefit of a particular landowner (ASLD, in this case) or owners. The County recognizes that solar energy development provides economic and environmental benefits, and the Maricopa County Comprehensive Plan places a high importance on encouraging renewable energy development, as explicitly identified in several policies and goals: • Growth Policy #10: Maricopa County supports leveraging its solar resource potential to attract solar- related industries and alternative energy research and development. • Energy Goal #2: Make Maricopa County a leader in alternative energy research and development. • Energy Policy #6: Maricopa County supports being a responsible leader in alternative energy research and development. The proposed Project would provide a utility-scale renewable energy facility, and would be consistent with Maricopa County’s guiding principles for leadership and encouragement of responsible solar energy development. In addition to upholding the Comprehensive Plan policies and goals, Candela Renewables, LLC places careful consideration in siting projects in a responsible and efficient manner. The Project property was sited to be located in an area of similar energy generation projects and in a manner that the Project gen-tie line would follow existing powerline corridors to the extent feasible, subject to coordination with and approval from associated property owners and/or powerline rights-of-way holders. The gen-tie would most likely connect to an existing bay at the Hassayampa Switchyard. It is likely that Salt River Project, the operating agent of the Hassayampa Switchyard, will need to install facilities within the existing switchyard that may include a dead-end structure, circuit breakers, transformers, disconnect switches, and metering. The subject property is located within a rural area with developed roads, such that existing transportation infrastructure would not be overburdened, and at the same time, the need for any additional infrastructure would be minimized. The Project would passively operate, and would neither involve release of harmful emissions or substances, nor significant consumption of water or fuel resources. Biological and cultural resources analyses will be completed for the Project site allowing the Project to identify and minimize impacts to these resources. The Project has an approximately 40-year operating lifetime and will provide long-term stability in the community. The proposed Project will provide economic benefit to the local communities through local purchases and sales tax revenue, as well as providing personal property taxes on improvements payable to the County. The Project will also generate construction jobs for local residents, as well as secondary jobs, local supplies, and revenue for support services during the approxiately12- to 15-month construction schedule, and then permanent employment and contractor positions during operations. In summary, the proposed Project’s location within an area of surrounding and nearby existing energy Candela Renewables, LLC Page generation and powerline uses, close proximity to its point of interconnection (Hassayampa Switchyard), efficient use of existing powerline corridors and road infrastructure, minimal disturbance to topography and natural or cultural resources, and excellent insolation provide an ideal location for solar energy generation. These aspects, in addition to upholding the Comprehensive Plan strategies, constitute an overall improvement to the Comprehensive Plan, and is not solely for the good or benefit of a particular landowner or other project proponent at a particular time. Candela Renewables, LLC Page 3. WHETHER THE AMENDMENT WILL ADVERSELY AFFECT THE PLANNING AREA 3.1 No Alteration of Acceptable Land Use Patterns This amendment will not alter any surrounding land uses or patterns of land uses. The Project involves the passive generation and potential storage of solar-derived energy, and would not disrupt or introduce high- intensity nuisances such as noise or air emissions, or dense use that may alter the surrounding, existing rural agricultural production and low density residences. Additionally, the Project gen-tie line will be located to run alongside existing powerline corridors where feasible; thus, grouping similar utility uses together. Solar energy development and storage would also be compatible with and would not alter the existing land use patterns in the Project area, which include rural residential, agricultural production, grazing, solar development, natural gas-fired power plants, and a nuclear energy generating station. The Project would be considered a low-intensity use, with current best management practices (BMPs) implemented for vegetation and erosion control, and would not involve use, storage, or generation of hazardous materials, as defined by Title 40 CFR, Part 335. As a result, the Project would not result in negative effects that would alter the existing Project area land use pattern. 3.2 No Requirement of Public Expenditures for Larger or More Expensive Infrastructure The amendment and its proposed Project would not require any additional public expenditures for infrastructure. The Project area is served by multiple existing roads such that additional transportation infrastructure would not be anticipated that would require public expenditures. The Project would have a temporary construction water need of up to approximately 500 acre-feet. Operational water requirements will be up to 10 acre-feet per year; which is low compared to uses such as irrigated crops or a residential subdivision. The Project water needs would be served from onsite well(s) or from an offsite source, such as purchasing water from an adjacent or nearby landowner, or from a local water provider. Based on the low operational requirement, no expanded water services would be anticipated. Toilet and wash facilities for operations will be consistent with Maricopa County requirements. Construction trailers and the operations building would either have an onsite septic system or portable toilets managed by a contractor. Recycled materials and solid waste would be collected and transported to an appropriately licensed facility. Vegetation around buildings and equipment would be maintained to minimize fire risk and water storage would be located in the operations and maintenance area near for fire and domestic use. A Fire Protection Plan would be developed prior to start of construction. Through mindful siting efforts, the Project site was chosen to be located in close vicinity to its point of electrical interconnection, Hassayampa Switchyard, and where the Project may parallel existing powerline and transmission corridors. The costs of the Project gen- tie line and onsite collection lines shall be borne by the Applicant, Candela Renewables, LLC. 3.3 No Requirement of Public Improvements to Roads, Sewer, or Water Systems to Support the Planned Land Uses The proposed Project would not require publicly-funded improvements to roads, sewers, or water systems to support the solar energy generation and potential storage development. Any new infrastructure required for the Project shall be paid for by the Project. The Project would not result in significant increases in traffic during the operational lifetime that would require road improvements. There would be a temporary and relatively minor increase in traffic during an approximately 12- to 15-month construction period. The Candela Renewables, LLC Page Project would provide an average of 300 to 400 construction workers and would result in the corresponding number of daily round trips during peak morning and evening hours, as well as material deliveries throughout the day. The Project area is served by existing roads, and the temporary Project traffic is not expected to overburden the existing road system. As mentioned above, the Project would have a temporary construction water need of up to approximately 500 acre-feet, and a comparatively low operational requirement of up to 10 acre-feet per year. The Project water needs would be served from onsite well(s) or from an offsite source, such as purchasing water from an adjacent or nearby landowner, or from a local water provider. Based on the low operational requirement, no expanded water services would be anticipated. Construction trailers and the operations building would either have an onsite septic system or portable toilets managed by a contractor. Toilet and wash facilities for operations will be consistent with Maricopa County requirements. In summary, the Project would not require public improvements to roads, sewer, or water systems. 3.4 No Adverse Impact to Planned Uses Because of Increased Traffic The Project will not result in adverse impacts to planned land uses due to increased traffic associated with the Project. The Project would not result in significant increases in traffic during its 40-year operational lifetime. There would be a temporary and relatively minor increase in traffic during the approximately 12- to 15-month construction period resulting from an average of 300-400 construction workers and material deliveries. Due to the relatively brief and temporary nature of construction, and the minimal increase in traffic during operations, no adverse impacts to planned land uses in the Project area are expected. 3.5 No Adverse Impact to the Livability of the Area or Health and Safety The long-range viewshed in the Project area would not be impacted by the Project; however, local views for nearby residents would be affected. The solar panels and equipment would be a maximum of about 20 feet high and would be visible in near field views. Additionally, the facility would have collector lines, substation equipment, and gen-tie structures which would be taller, but would not add substantial bulk. Screening of a Project of this size, particularly in an arid environment and topography would not be feasible or effective. Several residences are located adjacent to or nearby the Project site, particularly along the southern boundary. The Project will be set back from these residences to the extent feasible, while maintaining the proposed size (generating capacity) of the Project. Based on the height of equipment, orderly design of the facility, as well as the diminishing effect with distance, the Project will not be substantially visible at middle-ground and background views. Further, because the facility will use low- profile equipment and equipment without substantial bulk, the Project facility itself would not obstruct regional views of the surrounding mountains. The Project would generate some emissions due to use of construction equipment during the brief construction period, and would implement dust control measures to minimize fugitive dust generation; however, the Project would result in long-term improvements to air quality. Similarly, noise and traffic would be temporary and would vary according to the location and phase of the construction period. The Project would not produce, use, store, transport, or dispose of hazardous materials as defined in Title 40, Part 335 (extremely hazardous substances) of the Code of Federal Regulations (CFR). Materials such as fuels, inverter coolant, transformer oil, and batteries would be used during construction, operation, and decommissioning, and would be managed in accordance with local, state, and federal regulations to minimize risk and exposure to the public and to the environment. Additionally, the facility and substation Candela Renewables, LLC Page will be fenced to maintain safety and security. In summary, the Project would not result in significant adverse impacts to the health, safety, or livability of the area. 3.6 No Adverse Impact to the Natural Environment or Scenic Quality of the Area The Project facility site has been previously used for grazing, but otherwise is relatively undisturbed. The AZGFD submitted a comment letter to the County regarding the proposed Project. AZGFD recommended a number of measures to minimize impacts of the Project on wildlife, including burrowing owl surveys, relocation of wildlife encountered during construction, minimizing and shielding of night lighting, designing transmission lines to protect raptors and other large birds from electrocution and collision, and retaining surface hydrology. The project will conduct wildlife surveys of the Project site to identify the presence and habitat for sensitive species such as burrowing owl. Pre-construction surveys will be conducted to identify nest or burrows that could be impacted by construction and wildlife will be relocated or avoided, as necessary. Most activities at the Project site will be conducted during daylight hours except for certain tasks that may be performed at night using task lighting. Night lighting will be limited to that necessary for safety and task lighting and will be directed downward and shielded. Transmission lines will be constructed to industry standards for avoidance of electrocution or collisions by raptors and other large birds, including appropriate separation of conductors, minimizing perching opportunities and anti-collision measures as deemed appropriate in consultation with AZGFD. Disturbance of the Project site will be minimized to avoid impacting surface hydrology. Major drainages will be avoided, with the possible exception of road power line crossings, and grading will only occur where required to obtain acceptable slope for construction, and for foundations, roadways, and storm water facilities. Mowing will be utilized over most of the site to maintain existing vegetation and drainage, helping to preserve hydrologic conditions on the site. Retention basins will be constructed as necessary to retain surface water flows consistent with preconstruction conditions. Additionally, Candela will salvage or dispose of protected native plants in accordance with Arizona Administrative Code, Title 3, Chapter 3, Article 11. The Project will conduct a detailed cultural resources assessment for the site. The results of the survey will determine the need for cultural resource avoidance or recovery in coordination with the Arizona State Land Department and the State Historic Preservation Office. The proposed Project is located near, and accessed using existing transportation infrastructure, including regional highways, arterials, and local roads, which minimizes the need for new roads that would result in additional disturbance. The Project would affect near-field views in the immediate vicinity of the project. The Project would be designed with low-profile elements that would be implemented in a symmetrical pattern that would be visually similar to existing nearby solar facilities and agricultural uses, and would not obstruct views into the distance. The Project gen-tie line would be placed alongside existing powerline corridors where feasible, thus grouping together similar elements and not introducing new visual distractions. The Project would also be lower in height relative to ground elevation than the nearby natural gas and nuclear generating stations. In summary, the Project is not anticipated to significantly impact the overall scenic quality of the area. Candela Renewables, LLC Page 4. WHETHER THE AMENDMENT IS CONSISTENT WITH THE OVERALL INTENT OF THE COMPREHENSIVE PLAN The proposed Project and its associated Major Comprehensive Plan Amendment are consistent with the overall intent of the Maricopa County Comprehensive Plan and the U.S. Old Highway 80 Area Plan. The County recognizes that solar energy development provides economic and environmental benefits, and the Maricopa County Comprehensive Plan, including the U.S. Old Highway 80 Area Plan, places a high importance on encouraging renewable energy development, as shown in Growth Policy 10, Energy Goal 2, and Energy Policy 6 of the Comprehensive Plan. This Project fulfills the intent of these policies and goals. The proposed Project is a large-scale and responsibly designed renewable energy facility, and would provide economic and environmental benefits to the region. The Project will produce a variety of skilled jobs during construction and operations. Project construction is expected to occur over a period of 12- to 15-months with an estimated workforce averaging 300 to 400 construction workers. During its approximately 40-year operational lifetime, the Project would require approximately 5 permanent full-time employees for ongoing facility management, and contractors will be hired for scheduled maintenance and specialized support. Environmental benefits include the generation of 250 MW of renewable solar energy to meet the needs of the growing population in Maricopa County. This will result in the reduction of greenhouse gas and other emissions that adversely impact air quality in Maricopa County and further beyond. As mentioned previously, the proposed Project’s location within an area of surrounding and nearby existing energy generation and powerline uses, close proximity to its point of interconnection (Hassayampa Switchyard), efficient use of existing powerline corridors and road infrastructure, minimal disturbance to topography and natural or cultural resources, nominal consumption of fuel and water resources, and excellent insolation provide an ideal location for solar energy generation. These aspects of the Project and its Major Comprehensive Plan Amendment, in addition to upholding the Comprehensive Plan strategies, are consistent with the overall intent of the Comprehensive Plan. Candela Renewables, LLC Page 5. EXTENT TO WHICH THE AMENDMENT IS CONSISTENT WITH THE SPECIFIC GOALS AND POLICIES WITHIN THE PLAN 5.1 Land Use Goals and Policies Land Use Goal #2: Provide regional leadership on land use issues. The Project requests approval of a Comprehensive Plan Amendment through Maricopa County for a utility- scale renewable energy facility. The Project would be consistent with Maricopa County’s guiding principles for leadership and forward-thinking encouragement of responsible solar energy development. Land Use Goal #3: Protect public health, safety, and well-being. The Project would generate clean, renewable energy and increase reliability and efficiency of the grid by storing and releasing energy, while at the same time would be considered a low-intensity use. The Project would emit very little air and noise emissions, and would operate passively. The Project would not involve use, storage, or generation of hazardous materials, as defined by Title 40 CFR, Part 335. The Project would be compatible with the existing land uses in the Project area, which include rural residential and agricultural production, and would protect public health, safety, and well-being. Land Use Policy #7: Maricopa County supports coordinating land use and infrastructure planning with state agencies, counties, and municipalities. The Project has coordinated directly with Maricopa County Planning and Zoning, the Maricopa County Department of Transportation, and the AZGFD. The Project has also coordinated with a variety of other jurisdictions, including Pima County, through Maricopa County’s enhanced notification process. The Project will also seek to coordinate with municipalities located in close proximity to the Project site, including Buckeye, during later stages of development. Land Use Policy #33: Maricopa County supports using land use buffers and compatible land use strategies near existing and future high voltage electric utility line corridors. The proposed Project involves the use of State Lands and private lands to develop a solar PV electric generation and potential storage facility. The proposed Project is located in an area with existing solar and power development. The existing power development provides a means for the Project to parallel existing powerline corridors for the proposed gen-tie line and to interconnect; therefore, amending the Comprehensive Plan to allow for solar electric generation in this location represents a compatible land use strategy near existing electric utility lines. 5.2 Environmental Goals and Policies Environmental Goal #1: Provide regional leadership to promote all aspects of regional environmental quality. The Project is a 250 MW solar electric generating facility that may include energy storage, which would increase the amount of dispatchable renewable energy in the County and region. The Project would result in environmental benefits, including decreasing greenhouse gas emissions over the lifetime of the Project. The Project facility site has been previously disturbed during its use for grazing, and the Applicant is not aware of any onsite cultural resources. The Applicant will conduct onsite investigations and implement Candela Renewables, LLC Page appropriate protective measures as needed for biological and archaeological resources to prevent impacts to the natural environment. The Project would be expected to not result in significant adverse impacts to the natural environment, and would benefit the air quality in Maricopa County and regionally by utilizing a non-polluting renewable resource. Amending the Comprehensive Plan to facilitate this Project represents responsible leadership to promote regional environmental quality. 5.3 Economic Goals and Policies Economic Growth Goal #1: Contribute to an effective regional economy. The proposed Project is consistent with the County’s forward-thinking, prudent approach towards economic growth by creating a diverse and resilient economy to avoid the damaging “boom” and “bust” cycles that periodically affect this region. The Project implements the growing trend for clean energy with decreased consumption of fossil fuels and water resources, and with an approximately 40-year operating lifetime, the Project would provide a stable, long-term source of revenue in the region. The Project, along with the other renewable energy facilities in the vicinity, provide a robust renewable energy industry sector presence that contributes to the economic diversity in the region, which helps create an overall effective regional economy. Economic Growth Goal #2: Have a diverse and balanced economy to promote long-term economic stability and economic resiliency. As mentioned above, the proposed Project would help create a diverse and resilient economy by providing a long-term development of a critical energy resource. The Project will produce a variety of skilled jobs during construction and operations. Project construction is expected to occur over a period of 12- to 15- months, with an estimated workforce averaging 300 to 400 workers. During its approximately 40-year operational lifetime, the Project would require approximately 5 permanent full-time employees for ongoing facility management, and contractors will be hired for scheduled maintenance and specialized support. Preference will be given to local and regional residents to fill the temporary construction worker and full- time employee positions, and it is expected most of the workforce will be filled by these residents. Additionally, the Project would employ contractors, make local expenditures, and shall pay property tax and other fees. This Project is consistent with the Comprehensive Plan goals and policies for economic growth by providing a solar and energy facility that would serve as a long-term and resilient source of economic stability. Economic Growth Policy #10: Maricopa County supports leveraging its solar resource potential to attract solar-related industries and alternative energy research and development The Project is sited in an area of the County with excellent insolation, available transmission interconnection, and would harness the solar irradiation into an important power resource. In addition to providing favorable conditions for solar electric generation, the County’s successful review and processing of solar development projects such as the proposed Vulcan Solar Project may attract other solar related industries and leverage the County’s solar resource potential. 5.4 Water Goals and Policies Water Resources Goal #4: Increase water conservation. Maricopa County has a dry desert environment, and recognizes the need for careful planning and wise use of its water supply. The Project would generate and store electricity while consuming little water, compared Candela Renewables, LLC Page to other power generation technologies that typically require water for cooling as well as uses occurring in the Project area, such as agricultural and residential uses. The Project would also implement BMPs for water conservation, including use of existing vegetation for erosion control. The Project is consistent with the County’s goal to increase water conservation. Water Resources Policy #5: Maricopa County supports low water use solar electric generating technologies. The proposed Project is a solar PV electric generation and potential storage facility. Solar PV technology uses the least amount of water compared with any other utility-scale conventional power generation facilities, and any other solar energy designs. Candela Renewables, LLC understands the importance of water conservation. The Project would have a temporary construction water need of up to approximately 500 acre-feet primarily for dust suppression during its approximately 12- to 15-month construction stage. During operations, the Project would use up to 10 acre-feet per year for panel washing and domestic uses at the operation and maintenance (O&M) building facilities. The Project would implement BMPs for water conservation, including use of existing vegetation for erosion control. The Project’s water conserving characteristics and implementation is consistent with the Comprehensive Plan water resource goals and policies. 5.5 Energy Goals and Policies Energy Goal #1: Provide leadership to promote regional environmental quality. The County’s Comprehensive Plan Amendment process necessitates consideration of environmental quality in the region. As required, the Project will conduct environmental investigations prior to ground disturbance such that the Project area’s environmental resources may be readily understood and measures may be taken to avoid or mitigate for significant impacts. The Project would comply with the County’s leadership to drive this process and promote regional environmental quality. Energy Goal #2: Make Maricopa County a leader in alternative energy research and development. Review of the proposed Project and consideration for a Comprehensive Plan Amendment provides the County with the opportunity to increase the presence of renewable energy projects in the County, thereby demonstrating the County’s leadership in implementing alternative energy development. Energy Policy #6: Maricopa County supports being a responsible leader in alternative energy research and development. The Project involves the generation and potential storage of 250 MW of renewable energy. The Project has been designed to not only generate renewable solar energy, but with the potential storage component, could dispatch the renewable energy outside of generating hours, which provides more functionality and efficiency for the facility’s uses. The Project has been sited and designed to minimize disturbance to the environment, while providing a significant energy resource and helping regional air quality. The approval of a Major Comprehensive Plan Amendment to facilitate this development is consistent with the energy goals and policies that recognize Maricopa County as a leader in alternative energy development. Candela Renewables, LLC Page 6. EXTENT TO WHICH THE AMENDMENT IS CONSISTENT WITH THE SPECIFIC GOALS AND POLICIES WITHIN THE OLD U.S. HIGHWAY 80 PLAN 6.1 Land Use Goals, Objectives, and Policies Goal L1: Promote efficient land development that is compatible with adjacent land uses, is well integrated with the transportation system, and is sensitive to the natural environment. The proposed Project is a renewable energy generating facility that both generates electricity using sunlight energy, and stores electricity for use during non-generating hours, thereby providing efficient use and stability in the electrical grid. The Project creates important energy resource on the currently undeveloped lands, and requires minimal consumption of resources, while producing little hazardous materials, air pollutants, and nuisance such as noise and vibration. Further, the Project operates passively, would allow vegetation to regrow. The Project is consistent with the intent and conditions of this Goal. Objective L1.1: Encourage orderly, efficient, and functional development patterns. The Project is a renewable solar electric generating facility that may include storage, and is proposed in a region with existing electrical infrastructure and several other power generation and solar facilities. The Project would provide an efficient use of the currently undeveloped land by creating important energy resources to the region. The Project’s discretionary approval process allows for public and multiple agency review of the Project that allows for careful consideration and planning for the Project implementation. Amending the Comprehensive Plan to facilitate this Project provides an orderly approach to the Project development. Policy L1.1.9: Encourage cooperation and coordination among the Arizona Department of Homeland Security, Maricopa County Department of Emergency Management, PVNGS, and other power plants to ensure security and compatibility with adjacent land uses and associated infrastructure. The Project will cooperate and coordinate among the Arizona Department of Homeland Security, Maricopa County Development of Emergency Management, PVNGS, and other power plants to the extent necessary to ensure the security and compatibility with adjacent land uses and associated infrastructure. Objective L1.4: Preserve the scenic and where appropriate, the rural character of the Old U.S. Highway 80 planning area. The Project involves the use of solar panels, batteries, and associated ancillary equipment, which are generally low-profile and would not add substantial bulk. The solar panels, which comprise the majority of the facility, would reach a maximum height of approximately 20 feet. Other equipment, such as collector poles, gen-tie line poles, the O&M building, and substation equipment may be taller, but will not contribute bulk that will obstruct views. While the Project region is relatively flat, the Project facility itself would not obstruct regional views of the surrounding areas. The Project facility would not introduce urbanized development into the area, and instead, would consist of symmetrical patterns that would relate to the adjacent agricultural production areas, and maintain the rural and agricultural character of the area. At the end of the useful life of the project, equipment will be removed and the site reclaimed, allowing for return to agricultural and other rural land uses. Candela Renewables, LLC Page Policy L1.4.3: Discourage urban commercial, residential, industrial development in rural designated areas of the Old U.S. Highway 80 planning area. The proposed Project is a renewable energy utility use and is not an urban land use type. While utility uses may be found in urbanized settings, large-scale facilities tend to discourage urban commercial and residential developments. The Project involves generating and storing electricity, which for conventional power generation plants may involve intensive industrial processes, conversely, the Project itself is a low- intensive, passive use that will neither involve generation of substantial waste, air emissions, noise, nor significant consumption of water, fuel, or other resources during operations. The Project would help maintain the rural character of the surrounding area. Policy L1.4.4: Minimize roadway lighting to preserve rural character and dark night skies in rural designated areas. The Project facility does not involve installation of roadway lighting along the portions of Old U.S. Highway 80 and South 319th Avenue that cross the Project site. The Project facility may have minimal lighting installed at the site entrance and substation intended for safety and security purposes. The lighting may be motion-sensor activated, and will be hooded and directed downward, such that the Project would maintain dark night skies in accordance with the Maricopa County Zoning Ordinance. 6.2 Transportation Goal T1: Provide an efficient, cost-effective, integrated, accessible, environmentally sensitive, and safe multi-modal system that addresses existing and future roadway networks, and promotes transit, bikeways, and pedestrian travel. The Project will keep an eye on potential future roadway growth and support efforts undertaken by transportation agencies. The Project would not interfere with multi-modal systems for existing and future roadway networks. The Project site is not identified in an area with a transportation need, according to the Maricopa County Transportation System Plan 2040 (Spring 2020), is not located within a 2040 corridor with potential demand for high capacity transit, as identified in the Maricopa Association of Governments (MAG) Regional Transit Framework Study Update Findings and Next Steps (June 2019), and does not involve and would not obstruct projects identified in the most recent Transportation Improvement Program Reports for 2020-2024, 2019, and 2021-2025 Working Budget. Objective T1.1: Establish a safe, convenient, and efficient system for existing and future roadways while considering the need for equestrian and multi-use trails access in the Old U.S. Highway 80 planning area. The Project would not obstruct uses or plans for existing and future roadways or multi-use trails in the Old U.S. Highway 80 planning area. The Project site is bisected by Old U.S. Highway 80, which would also serve as access to the site. Access to major public roadways through the site, including Old U.S. Highway 80, will be maintained and other roads, rights-of-way, and equestrian trail access will be preserved to the extent feasible. During construction, construction workers and vehicles would park and stage onsite, such that the highway will not be congested. During conductor stringing operations to construct the collector lines, the Project may require brief lane closures on the highway, but these activities will be coordinated Candela Renewables, LLC Page with the County in advance, for proper approvals and practices. During operations, the Project would require approximately five (5) full-time employees, as well as hired contractors during scheduled maintenance activities, such as the bi-annual panel washing. The Project trip generation during construction and operations is not expected to significantly impact roadway safety and efficiencies, and will be subject to review by Maricopa County Department of Transportation. Similarly, the Project would not interfere with proposed trail alignments identified in the Maricopa County Regional Trail System Plan (adopted August 16, 2004). Policy T1.1.1: Where necessary and appropriate, new urban development should encourage multi-modal transportation, promote efficient circulation, reduce traffic, and mitigate impacts to air quality. The Project site is located on State-administered and private lands in a rural area that is removed from urban areas. The Project area has few and rural roads, and as mentioned above, the Project will not obstruct or cut off multi-modal transportation routes, which are intended to connect schools, parks, retail, and employment centers. Carpooling by construction workers will be encouraged to reduce traffic and associated air quality impacts. Policy T1.1.6 Communicate and coordinate with the Maricopa County Department of Emergency Management regarding new development to ensure compatibility with PVNGS designated evacuation routes. The Project Applicant is communicative and receptive to coordinating and working with the Maricopa County Department of Emergency Management to ensure compatibility with the PVNGS evacuation routes. The Maricopa County Department of Emergency Management identifies U.S. Old Highway 80 as an evacuation route on the Palo Verde Generating Station Evacuation Routes Map (dated February 25, 2019). The Project will not close off or otherwise obstruct passage through U.S. Old Highway 80. Policy T1.1.7: Encourage new development within 10 miles of PVNGS to coordinate with the Emergency Planning Department at PVNGS regarding its Outdoor Warning Siren System. The installation of additional sirens may be necessary. The Project Applicant will be communicative and receptive to any required coordination with the Maricopa County Department of Emergency Management. Six (6) Outdoor Warning Sirens are located within about one mile north, south, east, and west of the Project site, as indicated on the Palo Verde Generating Station Evacuation Routes Map (dated February 25, 2019). Siren numbers 8 and 12 are located within 0.25 mile east and south of the site, respectively. The remaining four (4) sirens are located approximately between 0.5 to 1 mile from the site, with Siren 38 to the southwest, 11 to the west, 44 to the northwest, and 45 to the north. 6.3 Environment/Environmental Effects Goal E1: Promote development that mitigates adverse environmental impacts on the natural and cultural environment, preserves highly valued wildlife habitat, minimizes flooding and drainage problems, and protects historical and archaeological resources. The Project is a non-intensive use that is suitable in areas requiring preservation of the natural environment and valued resources. The Applicant will conduct onsite investigations and implement appropriate Candela Renewables, LLC Page protective measures as needed for biological and historical/archaeological resources to either avoid or mitigate impacts to the natural environment, in coordination with the Arizona State Historic Preservation Office and AZGFD. Similarly, design-level hydrologic studies will be performed prior to development, such that the facility will be designed and constructed to protect against onsite and offsite flooding, and also maintain the existing drainage patterns. Objective E1.1: Encourage development that is compatible with natural environmental features. The Project is a non-intensive use that is suitable in areas with natural environmental features. The Project would avoid major drainages where feasible and maintain existing vegetation over most of the site. The solar panels and storage batteries, which comprise the vast majority of the facility are low-profile, and the facility as a whole would not contribute bulk and irregular features that would obstruct or distract from surrounding areas and mountainous regions. The Project would operate passively, and would not be a source of substantial noise, air emissions, hazardous materials, or traffic. Policy E1.1.1: Encourage land uses and development designs that are compatible with environmentally sensitive areas such as the Palo Verde-Saguaro community, floodplains, significant washes, hillsides, protected wildlife species habitat, scenic areas, and unstable geologic and soil conditions. The Project does not involve development of mountains, rivers, the Sonoran Desert, or the Gila River drainage corridor. If any work or construction is required in floodplains, it will be conducted in coordination with the County and in accordance with County requirements. The Project site will not likely contain the Palo Verde-Saguaro Community, which is typically found in undeveloped mountainous areas; however biological surveys will be conducted prior to development, and the Project will comply with the native plant protection requirements, as provided in the Arizona Administrative Code, Title 3, Chapter 3, Article 11. Cultural investigations will be performed prior to development, and the Project would either avoid or mitigate as appropriate for impacts to significant resources. Similarly, design-level geotechnical investigations and hydrologic studies will be performed prior to development, and the limited extent of Project foundations and subsurface work needed for the facility will be implemented to suit the Project site geologic, soil, and hydrologic conditions. The Project is not anticipated to significantly impact these environmentally sensitive areas. Notwithstanding, the nature of the Project and construction of the Project facility will be conducted in a manner that protects environmentally sensitive areas. The Project will avoid significant features and sensitive areas, and will not involve mass grading or extensive foundations, as the low-profile solar racking system is supported by driven posts. Areas that are disturbed during construction that are not used as facility access roads will be allowed to regrow or be revegetated as necessary. During operations, the Project would operate passively by absorbing sunlight, and as observed on other comparable solar facilities, allows use by native flora and fauna species. In summary, the Project would be implemented in a manner that is compatible with environmentally sensitive areas. Policy E1.1.2: Encourage building envelopes and localized grading to minimize blading and cut and fill in environmentally sensitive areas and leave the remaining portion of the lot undisturbed. As mentioned above, the Project is compatible with, and not anticipated to significantly impact environmentally sensitive areas. The Project would minimize the extent of grading by maintaining existing vegetation and localizing grading to areas requiring an acceptable slope for construction and for Candela Renewables, LLC Page foundations, roadways, and storm water facilities. Following construction, areas that will not be permanently disturbed will be allowed to revegetate. Policy E1.1.6: Encourage the preservation of washes in their natural state. The Project would limit grading to areas requiring an acceptable slope for construction and for foundations, roadways, and drainage facilities, while maintaining existing vegetation in other areas. The Project would be designed to preserve the existing drainage pattern of the area. Policy E1.1.7: Edges of major washes or rivers should remain undisturbed. The Project would avoid disturbance to major drainages and water features, in accordance with applicable rules and guidance from Maricopa County agencies. Objective E1.2: Preserve significant natural and cultural resources. The Project would be implemented to preserve significant natural and cultural resources. The Project Applicant is coordinating with the AZGFD, which has jurisdictional authority and public trust responsibilities for management of the state’s fish and wildlife resources. The AZGFD has identified surveys, permits (in the event that wildlife is encountered), and design practices that will be implemented to help preserve significant natural resources. Prior to development, the Applicant will conduct a cultural resources investigation to identify any potentially significant cultural resources on the Project site, and which will either be avoided or otherwise mitigated. Policy E1.2.1: Encourage preserving the scenic quality of Buckeye Hills, views of the Gila Bend Mountains, and other prominent mountains. The Project site is approximately 4.5 miles northwest from the Buckeye Hills Regional Park and over 20 miles northeast of the Gila Bend Mountains. Additionally, the Woolsey Peak and Signal Mountain Wilderness Areas on Bureau of Land Management (BLM)-administered lands are over 10 miles southwest of the Project site. The Project facility would largely consist of solar panels, which would reach a maximum height of approximately 20 feet. Additionally, the facility would have collector lines, substation equipment, and gen-tie structures which would be taller, but would not add substantial bulk. Based on nature of and the proposed design, the Project facility itself would not obstruct regional views of the surrounding mountains. Policy E1.2.3: Protect the Robbins Butte, Powers Butte, and Arlington Wildlife Areas through buffering, transitional land use, and other techniques. The Powers Butte and Arlington Wildlife Areas are located southeast of the Project site, on the south side of the Gila River, with the closer being Powers Butte Wildlife Area, at about 0.25 mile from the site. Robbins Butte Wildlife Area is approximately 4 miles east of the site. Since there are already intervening properties between the Project site and the Gila River, as well as between the Project site and Robbins Butte Wildlife Area, the Project facility will be even further buffered from the Wildlife Areas. The Project will be consistent with efforts to project these Wildlife Areas. Candela Renewables, LLC Page Policy E1.2.4: Prior to development, excavation, or grading, request that developers submit a letter from the Arizona Historic Preservation Officer stating that the proposed land development will have no effect on historical or cultural resources. Cultural investigations will be performed prior to development, excavation, and grading. The investigation will involve consultation with the Arizona Historic Preservation Officer. The Project will comply with this policy. Objective E1.3: Improve air quality, water quality, and reduce noise impacts. During construction, the Project will have temporary impacts to air quality, which will require an estimated 500 AF of water to help minimize dust, and will generate some noise. However, the long-term effects of the Project during operation will be to: improve air quality by generating clean, renewable electricity; conserve water while maintaining water quality with compliance with the Clean Water Act; and operate passively with low noise generation, such that at the property lines, any equipment noise will be barely audible, if not imperceptible at nearby receptors. Policy E1.3.3: Discourage the construction of new dirt roads where feasible by encouraging common access that is agreed to by end users. Encourage revegetation of abandoned dirt roads. The Project would be the sole occupant on the Project site, which is comprised of State-administered and private lands. The Project would require temporary access roads throughout the site during construction, which would be allowed to regrow or be revegetated as necessary following completion. Otherwise, the Project facility would have access roads at regular intervals throughout the site to access and maintain equipment. Policy E1.3.4: Support efforts to mitigate noise impacts on residential properties. Several rural residences are located on adjacent properties to the south, west, and east of the site. The nearest residential structure is approximately 130 feet from the Project property boundary. During construction, equipment used may include tractors, disk/tillers, vibratory rollers, excavators, graders, dump trucks, end loaders, trenching machines, pumps, augers, pile-drivers, forklifts, water trucks, cranes, a variety of truck mounted equipment, and additional support vehicles, which will result in construction noise. However, the noise generation will be temporary and will move across the site, and will be conducted in accordance with the County’s rules and regulations, including the Noise Ordinance P-23. During operations, the facility will generate low-level noise from the transformers, inverters, HVAC systems on the batteries, and trackers, which will dissipate rapidly with distance such that the noise will be barely audible or imperceptible at the property line. Objective E1.4: Preserve significant habitat areas for wildlife and native plant species. The Applicant will conduct surveys for sensitive species and habitat prior to earth disturbance, and will coordinate closely with AZGFD and the U.S. Fish and Wildlife Service for proper avoidance or mitigation in the event that significant habitat areas are encountered. Candela Renewables, LLC Page Policy E1.4.1: Support natural drainage corridors and protective buffering techniques along significant wash systems where new development is proposed, to provide flood control, preserve wildlife corridors, and protect open space. The Project would be designed to maintain existing major drainage patterns so as to avoid disrupting surface flows, and protect against flooding. To the extent feasible, the Project would avoid major water features, which generally encompassing associated riparian habitat. The facility will also have open areas within the fenceline, including access roads, and under panels, which would allow for small wildlife movement. Policy E1.4.2: Encourage protection of sensitive, threatened, or endangered plant and animal species. The Project would be implemented in a manner to encourage protection of sensitive plant and animal species. The Applicant will conduct surveys for sensitive species prior to ground disturbance, and will coordinate closely with AZGFD and the U.S. Fish and Wildlife Service for proper avoidance, removal, or relocation in the event special status species are discovered. Policy E1.4.3: Encourage cooperation with the Arizona Game and Fish Department (AZGFD) and the U.S. Fish and Wildlife Service to help prevent encroachment on riparian scrub habitat and/or channels associated with significant local wash systems. The Project would be designed to avoid significant jurisdictional waters to the extent feasible, and shall comply with resource agency requirements to help protect associated riparian habitat. The Applicant is in active communications with AZGFD to coordinate protection of these resources. Policy E1.4.4: Encourage the use of native vegetation replacement. The Project would mow and maintain existing vegetation in areas flat enough for construction, and graded areas would be allowed to regrow and revegetate as necessary with native vegetation, in accordance with requirements under Article 11, Arizona Native Plants, Chapter 3, Title 3, of the Arizona Administrative Code. 6.4 Economic Development Goal ED1: Promote a growing, balanced, efficient, and diversified economy, consistent with available resources, that enhances quality employment opportunities, improves quality of life, and is sensitive to the natural and cultural environment. The proposed Project is consistent with the County’s forward-thinking, prudent approach towards economic growth by creating an efficient economy that is balanced with available resources. The Project is a long- term facility that harnesses a renewable energy source and converts it into clean, usable electricity, while consuming very little resources. The Project, along with the other renewable energy facilities in the vicinity, provide a robust renewable energy industry sector presence that contributes to the economic diversity in the region, which helps create an overall balanced, and efficient economy. The Project would provide employment opportunities for an average of 300 to 400 workers during the 15-month construction period, up to 5 full-time workers during operations, as well as contractor opportunities. As discussed previously, the Project would be conducting investigations for biological and cultural resources prior to ground disturbance such that impact to sensitive resources may be avoided or otherwise mitigated. Candela Renewables, LLC Page Objective ED1.1: Encourage quality employment opportunities by supporting efforts that encourage business formation and expansion. As mentioned previously, the Project would provide employment opportunities for an average of 300 to 400 workers during the 15-month construction period, up to 5 full-time workers during operations, as well as contractor opportunities. The Project will operate on a long-term basis, and in addition to direct and contractor employment, will also result in local expenditures that will support local businesses. Policy ED1.1.1: Encourage rural type, light industrial development near Palo Verde NGS and along the railroad. The Project is approximately 5 miles southeast of the Palo Verde NGS and south of the railroad. The Project is a low-intensity, renewable energy and storage facility that would be considered light industrial. The Project is compatible with rural uses, and would be consistent with this policy. 6.5 Growth Areas Goal G1: Promote orderly, timely, and fiscally responsible growth in Maricopa County. The Project would be an orderly and timely type of growth in the County. First, since it is proposed in an area with existing power generation, the Project would be able to use existing transmission and the substation facilities, and parallel existing transmission corridors where feasible. Second, because of the Project’s low-intensive and passive operating nature, the Project would be compatible with agricultural and rural residential uses, and would not create air quality or noise emission nuisances during operations. Then, the Project would provide economic stability and environmental benefit during the current times of uncertain economy, and realization that our resources are finite and that our stewardship is required to maintain a healthy environment. During its approximately 40-year operational lifetime, the Project shall also provide tax revenue as well as employment and local expenditures. This Project is consistent with the Area Plan goal for economic growth by providing a solar and energy facility that would serve as a long- term and resilient source of economic stability. Objective G1.2: Ensure that future growth is coordinated in an efficient manner with stakeholder input. The Project Applicant prioritizes communications and coordination with stakeholders, and has initiated and will continue outreach with the public through the public participation progress, as detailed in the Public Participation Plan. In addition to the required meetings and noticing, the Applicant will maintain a Project website that would be a continual means of providing information to the public and receiving requests and comments. Policy G1.2.1: Continue to solicit input from the towns of Buckeye and Gila Bend regarding future growth in the planning area. The towns of Buckeye and Gila Bend will be solicited for their input on the Project as part of the Project review process, and will be provided with continuing opportunities to receive Project information and provide comments. Candela Renewables, LLC Page Policy G1.2.2: Work with residents and other stakeholders in the review of future growth and development. As mentioned previously, the Project Applicant prioritizes communications and coordination with stakeholders, has initiated outreach with the public, and will continue to conduct communications and coordination through the public participation process as detailed in the Public Participation Plan. In addition to the required meetings and noticing, the Applicant will maintain a Project website that would be a continual means of providing information to the public and receiving requests and comments. 6.6 Open Space Goal O1: Maintain and, where necessary, encourage expanding the open space system for Maricopa County to address public access, connectivity, education, preservation, buffering, quantity, quality, and diversity for regionally significant open spaces. The Project site consists of largely Arizona state-administered lands, and some private lands. The Project property does not include designated open space, and is designated with existing Rural Residential land use in the U.S. Old Highway 80 Area Plan, with a future land use designation of Rural Residential. However, Highway 80, which bisects the Project site, provides access to the nearby Arlington Wildlife Area and Powers Butte Wildlife Area to the southeast of the site, as well as the Woolsey Peak and Signal Mountain Wilderness Areas on BLM-administered lands, which are over 10 miles southwest of the Project site. Robbins Butte Wildlife Area is located approximately 4 miles east of the site, and is accessed by roads not used by the Project. The Project would not involve closing Highway 80, and would continue to allow public access on the highway; therefore, the Project would be supportive of the County on this goal. Objective O1.1: Promote physical and visual public access to natural open space resources. As mentioned previously, the Project does not involve restricting or discontinuing the public’s physical access to the nearby Wildlife Areas and regional Wilderness Areas. As mentioned previously, the Project involves the use generally low-profile equipment such as solar panels that would reach a maximum height of about 20 feet. Taller Project components, such as the Project substation equipment, collector poles, and gen-tie line poles would not add substantial bulk. Furthermore, the Project elements will diminish from the visible range with distance. Project facilities, including solar modules, will be constructed on the gentle slopes south of the cinder cone at the north edge of the site; however, no facilities will be constructed on the steep slopes and the cinder cone will remain unobstructed and visible from the surrounding area. As a result, the Project facility itself would not significantly obstruct the public’s visual access to the regional areas. Policy O1.1.4: Encourage development that preserves mountain views. There are several mountainous areas in the Project region. The Project site is approximately 4.5 miles northwest from the Buckeye Hills Regional Park, over 20 miles northeast of the Gila Bend Mountains, and 10 miles northeast of the Woolsey Peak and Signal Mountain Wilderness Areas. From an elevated vantage point, such as a mountain, projects that are large in scale and having contrasting colors compared with the valley floor tend to be more visible. The distance from the viewing location and the project is also a key factor, since the clarity of projects tend to diminish from the visible range with distance. For elevated areas of closer range, such as the Buckeye Hills Regional Park, the Project may potentially be visible. However, based on the use of PV panels and the design layout in arrays, the Project, will match existing solar facilities Candela Renewables, LLC Page in the near vicinity, and also resemble the adjacent agricultural fields. While the Project site may potentially be visible, it will also not create a stark contrast from existing views, and therefore, would preserve mountain views. The Project facility would largely consist of solar panels, which would reach a maximum height of approximately 20 feet. Additionally, the facility would have collector lines, substation equipment, and gen- tie structures which would be taller, but would not add substantial bulk. Based on nature of and the proposed design, the Project facility itself would not obstruct regional views of the surrounding mountains. Objective O1.2: Establish regional natural open space connectivity and linkages for both recreation and wildlife purposes. As discussed previously, while the Project is not designated as open space, the Project will not obstruct or interfere with the connectivity of open space and recreation areas in the region. The Project Applicant has consulted with AZFGD on potential wildlife resources on the Project site, and will conduct the requested surveys and investigations prior to ground disturbance. Policy O1.2.3: Support efforts to protect and establish points of access to existing and proposed equestrian, hiking, and bicycle trails. As mentioned previously, the Project site is undeveloped, and is not currently proposed for designated recreational purposes, and will not obstruct or preclude efforts to protect and establish points of access to existing and proposed equestrian, hiking, and bicycle trails in the region. Objective O1.3: Protect and enhance environmentally sensitive areas, including existing natural washes; steep slopes; historical, cultural, and archaeological resources; view corridors; sensitive desert; and significant wildlife habitat and ecosystems. As mentioned previously, the Project does not involve development of mountains, rivers, the Sonoran Desert, or the Gila River drainage corridor and the Project site will not likely contain the Palo Verde- Saguaro Community, which is typically found in undeveloped mountainous areas. The Project Applicant will conduct biological surveys and cultural investigations prior to development, and in the event of discovery of any significant resources, the Project would either avoid or mitigate the impacts to the resources. The Project is not anticipated to significantly impact these environmentally sensitive areas. Notwithstanding, the nature of the Project and the means of constructing the Project facility will be in a manner that supports environmentally sensitive areas. The Project will avoid significant features and sensitive areas, and will not involve mass grading or extensive foundations, as the low-profile solar racking system is supported by driven posts. Areas that are temporarily disturbed during construction will be allowed to revegetate. During operations, the Project would operate passively by absorbing sunlight, and as observed on other solar projects, allows use by native flora and fauna species. Because of the low-profile and low-bulk facility components, the Project will not obstruct view corridors. In summary, the Project would be implemented in a manner that is compatible with environmentally sensitive areas. Policy O1.3.2: Encourage preservation of riparian habitat along the Gila River. The Gila River is located approximately 0.25 mile south of the Project property. Between the Project property and the Gila River are several properties in agricultural production that are not related to the Candela Renewables, LLC Page Project, and would provide buffering between the Project facility and the Gila River and associated riparian habitat. The Project would be consistent with efforts to preserve the riparian habitat along the Gila River. Policy O1.3.3: Encourage coordination with Arizona Game and Fish Department concerning development near designated wildlife areas. As mentioned previously, the Project Applicant has and will continue to coordinate with the AZGFD on development of the Project. The AZGFD has identified surveys, permits (in the event that wildlife is encountered), and design practices that will be implemented to help preserve significant natural resources and wildlife areas. Policy O1.5.1: Protect significant cultural resources from degradation by encouraging sensitive development techniques. The Project will conduct detailed cultural investigations prior to development. In the event that significant cultural resources are discovered, the Project would protect the resources by either avoiding or mitigating impacts. Policy O1.6.1: Encourage communication efforts with stakeholders to share information and discuss current issues and development applications. As mentioned previously, the Project Applicant prioritizes communications and coordination with stakeholders. The Applicant has initiated outreach with the public, and will continue to conduct communications and coordination through the public participation progress, as detailed in the Public Participation Plan. In addition to the required meetings and noticing, the Applicant will maintain a Project website that would be a continual means of providing information to the public and receiving requests and comments. 6.7 Water Resources Goal W1: Promote development that makes conservative use of renewable water supplies such as effluent, surface water, and Central Arizona Project water when feasible, as well as non-renewable sources like groundwater. The Project, as a proposed PV facility, potentially including energy storage, would be a development that makes conservative use of water supplies. For the approximately 250 MW generation and storage facility on approximately 2,357 acres, the Project would require 500 acre-feet of water during construction for dust mitigation and construction uses, and up to 10 AF per year annually during operations. Objective W1.1: Encourage protection and enhancement of renewable water and groundwater supplies within the framework of state and federal laws, regulations, and guidelines for existing and future needs. The Project would be consistent with the intent of this objective to encourage protection and enhancement of renewable water and groundwater supplies. The Project would make use of the land to generate and store electricity, while consuming comparative small quantities of water. Goal W2: Reduce the impacts of development on water quality. The Project would reduce the impacts of development on water quality through several means. The Project would avoid development on major drainages, with the possible exception of road or power line crossings,. Candela Renewables, LLC Page Additionally, the Project is subject to and would comply with the Clean Water Act, and would implement BMPs to prevent storm water pollution during construction and operations. Objective W2.1: Encourage voluntary actions and support federal, state, and local regulations and guidelines that protect and preserve current and future groundwater quality in the planning area. The Project would comply with applicable federal, state, and local regulations and guidelines that protect and preserve current and future groundwater quality. Policy W2.1.1: Encourage preservation of Sonoran desert vegetation and other land conservation practices to maximize penetration and filtering of surface water runoff into the soil to replenish the local aquifer. As previously mentioned, the Project will maintain and mow existing vegetation during construction, and will grade areas required to obtain acceptable slope for construction, as well as foundations and internal access roadways. Following construction, temporarily disturbed areas will be allowed to regrow with native vegetation or be revegetated as necessary to stabilize the ground and encourage water infiltration. The Project would develop a grading and drainage plan, subject to the approval of the Maricopa County Department of Planning and Development, that incorporates the water conservation practices and hydrologic design of the facility. Policy W2.1.2: Support ongoing depth to groundwater monitoring conducted by the Arizona Department of Water Resources to assess water levels and water quality throughout the Phoenix Active Management Area. In the event that the Project would require installation of a groundwater well to serve the Project facility, the Project would provide access to applicable groundwater level and water quality data collection. Policy W2.1.3: Encourage the use of animal waste disposal methods, pest management practices, and landscape/pasture fertilization methods that reduce the risk of groundwater and surface water contamination. The Project does not involve use of animals or pasture fertilization methods that would potentially contaminate groundwater and surface waters. The Project may require pest management practices, however, the Project would comply with the Clean Water Act requirements and would implement BMPs to prevent storm water pollution during construction and operations. BMPs include stabilization of disturbed soil areas, management of potential pollutants such as vehicle fluids, transformer oils, and structural BMPs such as detention basins. The Project facility would also be designed to maintain the existing major drainage patterns and sheet flow to prevent excessive erosion from concentrated stormwater flows. 6.8 Cost of Development Goal C1: Ensure that new development pays its fair and proportional share of the cost of additional public facility and service needs generated by new development. Candela Renewables, LLC Page The Project neither involves uses such as residential development that would increase usage and demand on public services, nor does the Project entail hazardous processes that may require additional planning for risk abatement. The Project shall pay for its own development needs. Objective C1.1: Develop a method to determine the need for, and assess the costs of, new facilities and services required to serve new development in order to maintain service levels. It is not anticipated that the Project will result in demands on resources or extension of services that would require new or expanded facilities and services. However, if the Project does result in the need for new public facilities or services, the cost of such facilities shall be borne by the Project.