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December 8, 2021
CPA2021011
Page 1 of 2
Report to the Board of Supervisors
Prepared by the Maricopa County Planning and Development Department
Board Hearing Date:
December 8, 2021
Case #/Title:
CPA2021011 – Hyder Solar and Storage Project
Supervisor District:
5
Applicant:
Wood
Owner:
Multiple – See Attached Parcel/Ownership Exhibit with P&Z
Report
Request:
Major Comprehensive Plan Amendment (CPA) to change
the land use designation in the Vision 2030 Maricopa County
Comprehensive Plan from Rural Development Area to Utilities.
CPA case approval is by Resolution, attached.
Site Location:
Generally located north and south of the Hyder Rd. alignment
with the northern boundary at W. Farm 42800 alignment,
southern boundary at the Farm 50000S alignment, west
boundary at the S Farm 587000W alignment, and the eastern
portion at the NEC of Gila Mountain Rd. and Farm 57100W
alignment.
Site Size:
Approx. 3,619 acres
County Island Status:
No
Additional
Comments:
The
applicant
seeks
a
Major
Comprehensive
Plan
Amendment to change the land use designation in the
Comprehensive Plan to Utilities in order to develop a solar
installation. The subject site is identified as having Rural
Development Area land use designation in the Vision 2030
Maricopa County Comprehensive Plan. All approx. 3,619
acres are designated as Rural Development Area (0-1
d.u./acre). This designation encourages low-density rural
residential and agricultural uses. Staff received three (3)
letters from other jurisdictions (Yuma County, City of Buckeye,
and Apache Junction) expressing no concerns. AZ Dept. of
Game & Fish and AZSHPO commented on the as well. These
comments will be considered during a future zone change
request. Luke Air Force Base (LAFB) provided comments after
the staff report was written, see attached memo with their
concerns and staff’s comments. Although some of the
Commissioners raised discussion with these late LAFB
December 8, 2021
CPA2021011
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comments, staff notes that these concerns are not related to
the CPA application for land use. LAFB would be routed any
future zone change application material and would then be
able to review and analyze aspects of the site including
design considerations and provide additional comments if
necessary.
Commission
Recommendation:
On 11/4/21, the Commission voted 4-3 to recommend
approval of CPA2021011 subject to conditions ‘a’ – ‘d’:
a.
Development and use of the site shall be in general conformance with the
narrative report entitled “Hyder Solar and Storage Project” consisting of 21 pages,
dated stamped received on September 29, 2021, except as modified by the
following conditions.
b.
Development and use of the site shall be in conformance with the land use exhibit
entitled “Hyder Solar and Storage Project – Land Use Exhibit” consisting of 1 page,
dated stamped received on September 29, 2021, except as modified by the
following conditions.
c.
The land use designation of utilities approved as part of case CPA2021011 shall be
subject to the time limits set forth in the subsequent zone change.
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 Development Area
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
Development Area 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:
Ray Banker, Senior Planner
Reviewed by:
Darren Gerard, AICP, Planning Manager
Attachments:
11/4/21 P&Z Packet (46 pages)
11/4/21 P&Z Handout Memo (3 pages)
CPA2021011 Resolution (2 pages)
Note:
11/4/21 Draft P&Z Minutes are not available as of the writing of this report, but can
be provided upon request later when available.
CPA2021011
Page 1 of 12
Report to the Planning and Zoning Commission
Prepared by the Maricopa County Planning and Development Department
Case:
CPA2021011 – Hyder Solar and Storage Project
Hearing Date:
November 4, 2021
Supervisor District:
5
Applicant:
Wood
Owners:
Multiple – See Attached Parcel/Ownership Exhibit
Request:
Major Comprehensive Plan Amendment (CPA) to change the land
use designation in the Vision 2030 Maricopa County Comprehensive
Plan from Rural Development Area to Utilities.
Site Location:
Generally located north and south of the Hyder Rd. alignment with
the northern boundary at W. Farm 42800 alignment, southern
boundary at the Farm 50000S alignment, west boundary at the S
Farm 587000W alignment, and the eastern portion at the NEC of Gila
Mountain Rd. and Farm 57100W alignment.
Site Size:
Approx. 3,619 acres
Density:
N/A
County Island:
No
County Plans:
Vision 2030 Maricopa County Comprehensive Plan – Rural
Development Area (0 -1 d.u./ac.)
Municipal Plan:
N/A
Municipal Comments:
Three (3) letters – Yuma County, Apache Junction, and Buckeye - No
concerns
Support/Opposition:
None received
Recommendation:
Approve with conditions
CPA2021011
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Project Summary:
1.
Wood is requesting a Major Comprehensive Plan Amendment (CPA) to change the land
use designation in the Vision 2030 Maricopa County Comprehensive Plan from Rural
Development Area to Utilities to allow development of a future solar photovoltaic (PV)
and battery energy storage system (BESS) power plant, including accessory uses
(substation and O&M building). At full capacity, the facility would generate
approximately 500 megawatts (MWs) of electricity with up to 1.1 million solar modules.
The applicant will subsequently be required to obtain a zone change with overlay
(including a precise plan of development) to IND-2 IUPD as part of the entitlement
process within five (5) years (on a phase or for the entirety of the development).
2.
The site is comprised of multiple parcels under several different ownerships, which consists
of approximately 2,490 acres of the 3,619-acre site. The remaining area in this proposal
(approximately 1,128 acres) is overseen by the Arizona State Land Department (ASLD)
located at the ultimate eastern, southern, and western boundaries of the site. See map
below and attached parcel/ownership exhibit for full property ownership details
including acreage and related APN’s. The Yuma County boundary line is located just
west of the subject site.
CPA2021011 Aerial with Project and Surrounding Area and ASLD Identified Land
CPA2021011
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3.
Nearly all land used for solar energy projects are developed with large fields of solar
collectors that capture the energy through photovoltaic technology. The subject site is
relatively flat and allows for the development of solar energy with little or no additional
grading. The current use of the site is primarily for agriculture, but includes other vacant
land as well. The general area contains significant local electrical infrastructure including
a proposed connection to the 500kV Hoodoo Wash – Hassayampa transmission lines
which bisect the site. Also bisecting the site is Hyder Rd. where there is an out of service
Union Pacific Railroad right-of-way running parallel to this roadway.
4.
Other adjacent land uses include vacant, agricultural and very limited rural residential
uses. The applicant identifies that the nearest residences are located approx. ¾ of a mile
from the subject site boundary. The site also includes approximately 182 acres of a
previously approved ‘Industrial’ land use category at the northwest portion of the site.
This was part of a previous request for a similar solar project per cases CPA2009023 &
CPA2009024 (). These sites were never developed but show the ability for solar uses to be
considered for this mostly rural and vacant area of the County.
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 Hyder Solar Project is in direct alignment with the County’s
mission and core principles for leadership and strategic priorities. The project would
provide benefits for the County, State and regional economy by providing employment
during an 18 to 24-month construction window. As well as providing revenue
opportunities for local businesses in the area.
This project would also contribute to the regional electrical grid and could result in
improved air quality through reduced emissions for electrical generation. This would be
achieved by using interconnection with existing electrical infrastructure in the area. Solar
technology is also good for keeping low water use as it does not require water for the
generation of electric power. Water would only be used for panel and equipment
maintenance.
A majority of the site is relatively flat and undeveloped land where most of the request
area has not been identified to have known sensitive biological or cultural resources.
Ongoing discussions with SHPO and AZGFD indicated that additional analysis may be
required in the future. The project would enable environmentally responsible and efficient
land development and electrical generation.
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. Most of the land use within the site is undeveloped open
space. Agriculture land use would be temporarily unavailable during the life of the
CPA2021011
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project, but these practices could resume at the end of the design life of the
project.
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. The costs of the project’s infrastructure
such as gen-tie line, on-site connection lines, and access improvements shall be
borne by the owner/developer.
C.
Requiring public improvements to roads, sewer, or water systems that are needed
to support the planned land uses
The narrative mentions that the project would require improvements to roads and
the septic/potable water systems associated with the O&M building to support this
type of use. However, any costs that may come up in the future would be borne
solely by the developer. Water for construction would utilize on-site water wells
associated with the project.
D.
Adversely impacting planned uses because of increased traffic
The applicant describes that traffic in the area would increase during the
construction of the project. However, this would only be a temporary impact to
the transportation network lasting approximately 18-24 or 24-36 months
depending on phasing. The project would not affect planned land uses during
either construction or operation. Access to all existing land uses within the project
area will remain open and unaffected. Potential traffic alterations will be
addressed as part of the entitlement process for the future zone change
application and plan of development for this project. A construction traffic plan
would be developed in an effort to minimize impacts on existing land uses and
access to these land uses.
E.
Affecting the livability of the area or health or safety of present and future residents
There is existing electrical infrastructure in the area which the facility will tie into.
The applicant is with understanding that screening and site enclosure would be
required with proposed screening opacity at 80%. Specific type and location of
site enclosures and screenings will be determined during the entitlement process
to meet County zoning requirements. Prepping and construction would generate
some emissions due to the equipment needed. However, dust control measures
would be implanted for the purpose of mitigation. Once operational, the facility is
not anticipated to generate air emissions, minimal vehicular and equipment visits
would limit fugitive dust emissions.
Wildfire prevention and mitigation would be incorporated with the subsequent
POD/Zone Change proposals. Fire hazard risk may be reduced through the control
or suppression of weeds. Herbicides would likely be necessary to control the
spread of invasive weeds following construction disturbance as part of an
integrated pest management strategy.
CPA2021011
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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 natural
environment or overall scenic quality of the area. A biological resources report
that discusses fauna and flora within the project area is in progress. Desktop
reviews to date have identified no federally listed species or their associated
habitats as likely to occur on the site. The applicant has been in contact and will
work with necessary agencies (AZGFD, AZ Department of Agriculture, etc.) to
meet requirements.
With the stated electrical infrastructure including transmission lines and other solar
electric generation facilities within the region, the area is already set up for this
type of use. Existing views from within the site will not be significantly obscured,
because the height of panels will not obscure scenic views beyond the site.
Screening requirements to be constructed in areas adjacent to existing residences
will help minimize visual impact.
Whether the amendment is consistent with the overall intent of the Comprehensive Plan.
Maricopa County explicitly identifies encouraging solar energy development as an
important goal, particularly in Economic Growth Policy 10, Energy Goal 2, Energy Policy
6, and Water Resources Policy 5. This proposal of a future a utility-scale renewable energy
facility, is in direct alignment with the County’s strategy to support the development of
solar electrical generation.
The project would benefit the local, County, state and regional economy by providing
employment opportunities for numerous experienced professionals during the
construction and implementation phases. Further, the electricity generated by the
project would be distributed to the regional electrical grid.
Environmental benefits of the project include the generation of up to 500 MWac and
storage of up to 500 MWac of new electric energy. This project directly supports the
County’s strategic priorities, as indicated in the discussion of the specific goals and
policies of the Comprehensive Plan.
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 Vision
2030 Maricopa County Comprehensive Plan. This staff report identifies which Goals and
Policies the applicant’s narrative addressed.
Vision 2030 Maricopa County Comprehensive Plan
Land Use Element – Goal 1, Goal 3, Policy 1, Policy 2, Policy 7, Policy 11, Policy 13, Policy
20, Policy 22, Policy 23, Policy 27, Policy 31, Policy 33
Transportation Element – Goal 2, Policy 1, Policy 2, Policy 9, Policy 11, Policy 12, Policy 14
Environment Element – Goal 1, Policy 3, Policy 4, Policy 5, Policy 7
CPA2021011
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Economic Growth Element – Goal 1, Goal 2, Policy 3, Policy 5, Policy 6, Policy 10
Growth Area Element – Goal 1
Open Space Element – Goal 1, Policy 2
Water Resources Element – Goal 2, Policy 2, Policy 4, Policy 5, Policy 7
Energy Element – Goal 1, Goal 2, Policy 1, Policy 4, Policy 6, Policy 7
Cost of Development Element – Goal 2, Policy 1, Policy 2
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.
2018 Aerial Map
CPA2021011
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Zoning Map - Rural-190 Zoning District
CPA2021011
Page 8 of 12
Land Use Exhibits – Current Land Use (Rural Development Area) and Proposed Land Use (Utilities)
CPA2021011
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Existing On-Site and Adjacent Zoning / Land Use:
6.
On-site:
Rural-190 / Vacant-Agricultural
North:
Rural-190 / Vacant-Agricultural
South:
Rural-190 / Vacant-Agricultural
East:
Rural-190 / Vacant-Agricultural
West:
Rural-190 / Vacant-Agricultural
Utilities and Services:
7.
Water:
TBD - Private Well or Hauled Water
Wastewater:
TBD - Septic
School District:
Sentinel Elementary School District #71
Fire:
TBD
Police:
MCSO
Right-of-Way:
8.
The following table includes existing and future 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**
Agua
Caliente
Rd./571st
Ave.
Varies
65’ (half-width)
Principal Arterial
Hyder Rd.
Varies
30’ (half-width)
Section Line
Alignment
Additional Section and
Mid-Section Alignments
Varies
55’ and 40’ (half-
widths)
Section and Mid-
Section
Alignments
**Required dedication/preservation 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.
Vision 2030 Maricopa County Comprehensive Plan: The entire site (approx. 3,619 acres)
is designated as Rural Development Area (0-1 d.u./ac.). The Rural Development Area
land use designation encourages low-density rural residential and agricultural uses.
Public Participation Summary:
10.
The applicant posted the subject site and staff notified all property owners within 300’ of
the site. Pursuant to state law, Staff issued enhanced notification letters to all adjacent
and internal jurisdictions to Maricopa County, select state and regional agencies and
Luke Air Force Base. Staff received three letters from jurisdictions (Yuma County, City of
Buckeye, and City of Apache Junction) expressing no concerns. Moreover, state
CPA2021011
Page 10 of 12
agencies such as Arizona Game & Fish Department and SHPO issued comments. Those
comments have been included in the attachments section and are not actionable until
future zoning and Plan of Development stages. ADOT also provided comments to request
a future copy of the TIS to review expected traffic to be generated by the facility. County
Staff received no opposition letters or any inquiries from the public regarding this request.
11.
The applicant stated within their Public Participation Results Report that a virtual public
meeting was held on September 15, 2021 from 6:00 p.m. to 7:00 p.m. Notification was
published in the Arizona Business Gazette and the Gila Bend Sun on September 2 & 9,
2021. The report mentions that 6 members of the public attended the meeting where no
questions were asked during this meeting. Also discussed within the report is mention of
correspondence with the Tohono O’odham Nation which asked for copies of the cultural
resources and biological surveys of the project area and requested further outreach to
their Chairman for more detailed discussions moving forward.
Outstanding Concerns from Reviewing Agencies:
12.
N/A
Staff Analysis:
13.
The state and Maricopa County recognize the potential environmental and economic
benefits that solar technology can provide. The Hyder Solar and Storage project will use
photovoltaic technology that generates energy from sun absorption. Photovoltaic
technology differs from other techniques that required vast amounts of water to cool the
units. In contrast, very little water is utilized for photovoltaic technology. As a result, this
development would not pose a threat to groundwater depletion and would utilize this
technology to implement water conservation measures. The additional temporary jobs
for such a large facility are a benefit to Maricopa County and the region and would also
benefit the local economy and businesses in the area with the influx of workers during the
construction phases of this project.
16.
Staff believes the proposed solar facility is well suited to this rural area. Solar facilities
require large amounts of relatively flat land and the vast majority of the subject site is flat.
Staff agrees with the applicant that the subject site is suitable due to proximity to
electrical transmission lines, nearby stations and substations, and because the
surrounding area is mostly undeveloped. Staff agrees with the applicant that the project
will not detrimentally affect the visual quality of the area. Since the area is primarily
undeveloped vacant land in near proximity to existing solar and energy related
infrastructure, staff believes there will be minimal impacts to the surrounding area.
Screening would also be required and evaluated for type, location, height, etc. during
the subsequent POD and zone change processes. Additionally, as previously mentioned,
a portion of the subject site was already approved as part of a large-scale project for
solar land uses in 2009. Given the existing infrastructure and means for solar in the area,
this project is more suitable for solar energy related development in the near future.
17.
Promoting the development of solar energy over the past several years in Maricopa
County reinforces the interest in promoting the County as an economic leader for solar
development. Staff believes the Hyder Solar and Storage Project would add to this effort
CPA2021011
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in a positive way by providing the potential for temporary construction jobs. There will
also be small number of long-term employment opportunities for County residents.
18.
Staff believes the request 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 “Hyder Solar and Storage Project” consisting of 21 pages,
dated stamped received on September 29, 2021, except as modified by the
following conditions.
b.
Development and use of the site shall be in conformance with the land use exhibit
entitled “Hyder Solar and Storage Project – Land Use Exhibit” consisting of 1 page,
dated stamped received on September 29, 2021, except as modified by the
following conditions.
c.
The land use designation of utilities approved as part of case CPA2021011 shall be
subject to the time limits set forth in the subsequent zone change.
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 Development Area
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
Development Area 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.
CPA2021011
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Presented by:
Ray Banker, Senior Planner
Reviewed by:
Matthew Holm, AICP, Planning Supervisor
Attachments:
Case Map (1 page)
Land Use Exhibits (1 page)
Parcel Ownership Exhibit (1 page)
Narrative Report (21 pages)
MCESD Comments (1 page)
AZGFD Comments (4 pages)
SHPO Email (1 page)
ADOT Email (1 page)
Yuma County Email (1 page)
City of Buckeye Email (1 page)
City of Apache Junction Comments (1 page)
MARICOPA COUNTY
Legal Description: Secs. 5, 7, 8, 17, T5S, R10W and Secs. 29, 32, 33, 34, T4S,
R10W.
Applicant: Wood
P&Z Hearing Date: November 4, 2021
CPA2021011
Aerial Date: 2018
Case Address: TBD
Parcels: Multiple
SUPERVISORAL DISTRICT NO 5
Major Comprehensive Plan Amendment to change the land use designation in the Maricopa County Comprehensive Plan from
Rural Development Area to Utilities.
Phone: 512-670-6152
CPA #2021011
Major Comprehensive Plan Amendment Application
Project Narrative
Hyder Solar and Storage Project
Maricopa County, Arizona
Project Name:
Hyder Solar and Storage Project
Wood Project No.
247775
Wood Project Contact: Erin Cozart
(512) 670-6152
erin.cozart@woodplc.com
Prepared for:
Ellwood Land Holdings, LLC
150 North Dairy Ashford Rd.
Houston, Texas 77079
Prepared by:
Wood Environment & Infrastructure Solutions, Inc.
4600 East Washington Street, Suite 600
Phoenix, Arizona 85034-1917
(602) 733-6000
September 29, 2021
Revision 3
CPA2021011 – Major Comprehensive Plan Amendment Application Project Narrative
Hyder Solar and Storage Project
September 29, 2021
Revision 2
Page i
TABLE OF CONTENTS
1
PART A – EXECUTIVE SUMMARY ........................................................................................................................... 1
1.1
On-site and Regional Location ........................................................................................................................................ 1
1.2
CPA Size and Description of Land Use Types by Acreage ..................................................................................... 2
1.3
Roads/Transportation Systems Serving the Project ................................................................................................. 2
1.4
Suitability with Surrounding Land Uses ........................................................................................................................ 2
2
PART B - WHETHER THE AMENDMENT (OR CONDITION MODIFICATION) 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. ................................................ 3
3
PART C - WHETHER THE AMENDMENT (OR CONDITION MODIFICATION) WILL ADVERSELY IMPACT ALL
OR A PORTION OF THE PLANNING AREA BY: ..................................................................................................... 5
3.1
Altering Acceptable Land Use Patterns to the Detriment of the Plan. .............................................................. 5
3.2
Requiring Public Expenditures for Larger and More Expensive Infrastructure............................................... 5
3.3
Requiring Public Improvements to Roads, Sewer, or Water Systems that are Needed to Support the
Planned Land Uses. .............................................................................................................................................................. 5
3.4
Adversely Impacting Planned Land Uses Because of Increased Traffic. ........................................................... 5
3.5
Affecting the Livability of the Area or Health or Safety of Present and Future Residents. ........................ 5
3.6
Adversely Impacting the Natural Environment or Scenic Quality of the Area in Contradiction to the
Plan. ........................................................................................................................................................................................... 6
4
PART D - WHETHER THE AMENDMENT (OR CONDITION MODIFICATION) IS CONSISTENT WITH THE
OVERALL INTENT OF THE COMPREHENSIVE PLAN. ............................................................................................ 7
5
PART E - THE EXTENT TO WHICH THE AMENDMENT (OR CONDITION MODIFICATION) IS CONSISTENT
WITH THE SPECIFIC GOALS AND POLICIES CONTAINED WITHIN THE PLAN. ................................................. 8
6
PART F - OTHER PERTINENT INFORMATION AS REQUESTED BY THE MARICOPA COUNTY PLANNING
DEPARTMENT STAFF. ........................................................................................................................................... 19
List of Tables
Table 1
Consistency with Comprehensive Plan
CPA2021011 – Major Comprehensive Plan Amendment Application Project Narrative
Hyder Solar and Storage Project
September 29, 2021
Revision 2
Page 1
1
PART A – EXECUTIVE SUMMARY
This narrative report addresses the required information to support the request for a Major Comprehensive
Plan Amendment (CPA) to change the future land use designation from Rural-Densities (density range of 0
– 1 d.u./ac.) to Utilities for the Hyder Solar and Storage Project (the project). Ellwood Land Holdings, LLC
(Ellwood), as the Applicant, is proposing the construction and operation of an up to 500 megawatt
alternating current (MWac) electrical generation facility consisting of solar modules and a battery energy
storage system (BESS), collectively referred to as the project. The electrical generation capacity of the solar
(photovoltaic) project will be up to 500 MWac and the BESS would have a net power capacity of up to 500
MWac. The BESS will likely be designed to go through a single charge/discharge cycle on a 24-hour basis,
storing/discharging up to 2 gigawatt hours (GWh). The project may be developed in approximately 250-
megawatt (MW) phases. The project would be located on up to 3,619 acres of land in unincorporated
Maricopa County (County), approximately 30 miles west of the Town of Gila Bend.
The project would include up to 1.1 million solar modules, rated at 655 watts direct current (dc) per module,
and mounted on single-axis trackers. It should be noted that watts per module may vary at the time of
construction; however, for planning purposes we have included an approximate module output of 665 watts
dc. In addition to the installation of solar modules, the project would include the construction of a project
substation, BESS, and operation and maintenance (O&M) building that would include a connection to a
septic system. The project will interconnect to one of the 500kV Hoodoo Wash – Hassayampa transmission
lines owned by San Diego Gas & Electric (SDG&E) and controlled through the California Independent
System Operator (CAISO), located 0.4 mile north of Hyder Road. The substation, BESS, and O&M building
would be located on approximately 50 acres within the project site. The project transmission interconnect
would be a short span, anticipated less than 1,500 feet in length that connects to a 500-kilovolt (kV)
transmission line on 135- to 200-foot structures above grade within an up to 200-foot right-of-way (ROW).
The expected maximum net output, at the proposed point of interconnection from the combined solar
modules and BESS is up to 500 MWac. The design life of the project is anticipated to be 40 years.
1.1
On-site and Regional Location
The Applicant’s site is situated northeast of the Agua Caliente Mountains and north of the Gila River.
Topographically, the site slopes slightly to the southeast toward the Gila River. Elevations within the Project
site range between approximately 444 and 628 feet above mean sea level. The site is primarily open desert
land and agricultural crop land and was historically native desert land.
The site comprises up to 3,619 acres of land within unincorporated Maricopa County, located approximately
30 miles west of Gila Bend. The site is bounded by Butterfield Stage Road to the north, the Gila River to the
east and south, and the Maricopa and Yuma County boundary to the west. Generally, the center of the
project is located at Hyder Road and Agua Caliente Road. The project will interconnect to the 500kV Hoodoo
Wash - Hassayampa line transmission line, located 0.4 miles north of Hyder Road. The Applicant’s site
consists of multiple parcels of land within the following Township (T), Range (R) and Sections:
•
T5S/R10W: Sections 5, 7, 8, 17; and,
•
T4SN/10W: Section 29, 32, 33, 34.
CPA2021011 – Major Comprehensive Plan Amendment Application Project Narrative
Hyder Solar and Storage Project
September 29, 2021
Revision 2
Page 2
The Applicant has secured site control options or applied for Arizona State Land Department (ASLD) leases
for all parcels included within the project boundary. A list of all parcels within the project boundary and a
list of parcels within 300 feet of the project boundary are available under separate cover.
1.2
CPA Size and Description of Land Use Types by Acreage
The request is for a major CPA to change the future land use of approximately 3,619 acres from Rural -
Densities (density range of 0 – 1 d.u./ac.) to Utilities.
Land uses within and surrounding the site include rural development, irrigated row crops, aquatic
agriculture, some commercial, utilities, and open space (i.e., native desert land). Also included within the
site are two parcels designated as “Industrial” land use for the previously approved Verma Solar Hyder
Parcels 1 and 2 (CPA2009023 and CPA2009024; approximately 182 acres). An out of service Union Pacific
Railroad right of way, the existing 500kV Hoodoo Wash - Hassayampa transmission line corridor, and a
pipeline (unknown commodity pipeline) all bisect the site parallel to Hyder Road. Various above-ground
electric lines occur in and around the site.
Several parcels in the northeast and southwest project area are State Trust Land owned by ASLD,
approximately 1,128 acres. A commercial lease application with the ASLD was made and paid in November
2020. As of the writing of this narrative, the ASLD has not provided a final opinion on the application. State
Trust Land and land owned by the Bureau of Land Management (BLM) are also located within 0.5 miles of
the Project site.
1.3
Roads/Transportation Systems Serving the Project
The project site is located approximately 12 miles north of Interstate 8, via Agua Caliente Road. The project
site is currently accessible along Hyder Road bisecting southwest to northeast in the middle of the site, as
well as by Agua Caliente Road bisecting north to south. Several existing graded and asphalt-paved
major/minor/local/farm roads exist within the project site.
1.4
Suitability with Surrounding Land Uses
The site is situated in a prime location within the regional electric grid and in a relatively remote area suited
for renewable energy development. Two CPAs were approved in 2011 (Verma Solar Hyder Parcels 1 and 2
[CPA2009023 and CPA 2009024]) under an older land use designation for solar projects within the
Applicant’s site. Although these sites were never developed, the suitability of this project with surrounding
land uses is demonstrated by the County’s approval of these types of uses (i.e., solar farms); high voltage
transmission lines occur near the site; and existing substation connecting to distribution level lines along
Hyder Road. Further, the BLM has established two Solar Energy Zones in the vicinity of the site, Agua
Caliente (10 miles to the west) and Gillespie (25 miles to the east). These Solar Energy Zones have been
identified by BLM as areas well suited for utility-scale production of solar energy, where the BLM will
prioritize solar energy and associated transmission infrastructure development. An agency stakeholder
letter was sent to the BLM on July 29, 2021 to solicit comments, questions or concerns regarding this CPA
request.
CPA2021011 – Major Comprehensive Plan Amendment Application Project Narrative
Hyder Solar and Storage Project
September 29, 2021
Revision 2
Page 3
The site is relatively flat, primarily native desert land and agricultural land and is surrounded by agricultural
land and native desert land. Dust generation as a result of the project is anticipated to be relatively low, as
the land would lay fallow beneath solar arrays with minimal ground disturbance or vehicular activity
compared to present activities. The project would not generate noise or use water during the production
of electricity. The solar array (up to approximately 10 feet above ground when fully tilted) would be
noticeable up to one-quarter to one-half mile away, generally along roads and nearby residences, but would
blend into the background terrain for sensitive viewers at distances greater than one-half to one mile.
However, the nearest residences to the site are located approximately 0.75 miles west of the site, near the
junction of Yuma County Road 14 and Palomas Road/Hyder Road, in Yuma County. One additional
residence is located approximately 0.9 miles southwest to the site is approximately 0.9 miles southwest of
the site, on the south side of the Agua Caliente Mountains along Old Agua Caliente Road. The Agua Caliente
Mountains provide screening of the project from this residence and other residences further west along Old
Agua Caliente Road. The next closest residence is located approximately 1.4 miles southeast of the eastern
site boundary.
2
PART B - WHETHER THE AMENDMENT (OR CONDITION MODIFICATION) 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 project would constitute an overall improvement to the Comprehensive Plan and is not being
developed solely for the good or benefit of a particular landowner or owners. The County places
demonstrable value on alternative energy development, as evidenced by the strategic priorities and core
principles of the County’s Vison 2030 Comprehensive Plan. Maricopa County explicitly identifies
encouraging solar energy development as an important goal, particularly in Economic Growth Policy 10,
Energy Goal 2, Energy Policy 6, and Water Resources Policy 5.
The project, as a utility-scale renewable energy generation and storage facility, is in direct alignment with
the County’s mission and guiding principles for leadership and strategic priorities to leverage its resources
to provide for a balanced regional economy.
The project would benefit the local, County, state and regional economy by providing employment
opportunities for numerous professionals per 250-MW phase of construction, each of which would occur
over an 18- to 24-month construction window, beginning in 2023/2024, as well as revenue opportunities
for local businesses. Further, the electricity generated by the project would be distributed to the regional
electrical grid and wider west/southwest regions. The generation of solar electricity could also result in
improved air quality through reduced emissions for electric generation, providing a benefit to air quality in
Maricopa County and the State of Arizona, aligning with the County’s Environmental Goal 1.
Many site characteristics were taken into consideration to ensure the project would be consistent with and
upholding the County’s Comprehensive Plan policies and goals, and would enable efficient, responsible
development. Amending the Comprehensive Plan to allow for solar energy electric generation in this
location represents compatible land use strategy and efficient development patterns near existing electric
utilities. The County’s Land Use Goal 1, Land Use Policy 33, and Energy Goal 3 for efficient development
patterns would be supported by the project, given the location in an area that allows for efficient
CPA2021011 – Major Comprehensive Plan Amendment Application Project Narrative
Hyder Solar and Storage Project
September 29, 2021
Revision 2
Page 4
interconnection with existing electrical infrastructure (i.e., high voltage transmission lines) serving regional
electrical load growth. As stated previously, there are two previously approved (but never developed) solar
energy generation projects sited in the project, demonstrating consistency in land use and utility siting by
the County.
The area has a developed road system, such that the need for additional infrastructure would be minimized
and the project would not place excess burden on existing infrastructure, and existing and future road
alignments would be maintained, supporting the County’s Transportation Goal 2 and Transportation Policy
1 and Policy 2.
As a low water use facility (construction = approximately 30,000 gallons per acre and O&M = approximately
200 gallons per acre per year), it does not require water in the generation of electrical power and requires
very little water for panel and equipment maintenance, supporting the County’s Water Resources Goal 4
and Water Resources Policy 3 and Policy 5.
The site is primarily relatively flat undeveloped desert land or agricultural land and would require little
additional grading for site development, reducing topographic disturbance and directly aligning with the
County’s Environmental Policy 8. The majority of the site consists of native desert land and has not been
identified to have known sensitive biological resources or cultural resources, demonstrating compatibility
with the County’s Land Use Policy 22 and Policy 27, and Environmental Policy 4. Ongoing consultation with
Arizona State Historic Preservation Office (AZ SHPO) and Arizona Game and Fish Department (AZGFD) have
indicated additional biological and cultural resources analyses may be required. AZ SHPO has
recommended cultural resources survey of the project area given a large portion of the project area has not
previously been inventoried for cultural resources and provided to the AZ SHPO (email addressed to Ray
Banker, MCPND, dated July 16, 2021). AZGFD has recommended the project follow the AZGFD’s Guidelines
for Solar Development in Arizona to determine species presence in the project area (letter addressed to Ray
Banker and Adam Cannon, MCPND, dated July 27, 2021). Specifically, AZGFD indicated additional
coordination is recommended to address potential concerns with the Sonoran pronghorn designated
experimental nonessential population. AZGFD also recommended evaluating for suitable habitat for
western burrowing owl and Sonoran desert tortoise. Further, AZGFD provided general recommendations
for best management practices during construction, and project design elements such as facility lighting,
power poles and powerlines, fencing, site hydrology, and temporary trenching.
In summary, the project would enable environmentally responsible, efficient land development and
electrical generation within the County that would support County, state, and regional residents and the
economy. The project would allow for the use of existing powerline corridors, existing road infrastructure
and existing energy transmission, and would require minimal disturbance to topography and natural or
cultural resources to generate solar electricity. The project would provide employment and revenue
opportunities within the County over an 18- to 24-month construction window for each development phase.
These project characteristics uphold the County’s Comprehensive Plan strategies, goals, and policies and
constitute an overall improvement to the comprehensive plan, local and regional economy, and regional
energy production, that is not solely for the good or benefit of a particular landowner or other project
proponent at a particular time.
CPA2021011 – Major Comprehensive Plan Amendment Application Project Narrative
Hyder Solar and Storage Project
September 29, 2021
Revision 2
Page 5
3
PART C - WHETHER THE AMENDMENT (OR CONDITION MODIFICATION) WILL ADVERSELY
IMPACT ALL OR A PORTION OF THE PLANNING AREA BY:
3.1
Altering Acceptable Land Use Patterns to the Detriment of the Plan.
The project would not alter acceptable land use patterns that would be detrimental to the Comprehensive
Plan. Most of the land use within the site is open space (i.e., undeveloped native desert land). Other existing
land uses within the site include utilities and commercial/industrial operations. These land uses would
continue with the implementation of the project.
Some of the land uses within the site are associated with agriculture. These land uses would be temporarily
unavailable during the life of the project (i.e., 40 years). Agricultural practices could resume at the end of
the design life of the project.
3.2
Requiring Public Expenditures for Larger and More Expensive Infrastructure.
The project would not require any public expenditures for larger and more expensive infrastructure. The
costs of the project’s infrastructure needs, such as gen-tie line and on-site collection lines, and required site
access improvements shall be borne by the Applicant.
3.3
Requiring Public Improvements to Roads, Sewer, or Water Systems that are Needed to
Support the Planned Land Uses.
The project would require improvements to roads (e.g., underground cabling and access), septic, and
potable water system associated with the O&M building to support the planned land use. The project area
is served by existing roads and the temporary project construction traffic is not anticipated to overburden
the existing road system. The costs of the project’s infrastructure needs, such as access road improvements,
MCDOT-requested road improvements (e.g., project required underground conduit and wiring, entrance
road apron), septic, limited temporary and operational water needs and domestic waste, shall be borne by
the Applicant. Water for construction and O&M would utilize on-site water wells associated with the project.
3.4
Adversely Impacting Planned Land Uses Because of Increased Traffic.
During construction, traffic will increase in the area. However, this would be a temporary impact to the
transportation network, lasting approximately 24-36 months per 250-MW phase of construction. If the
project is constructed in approximately 250-MW phases, there would be approximately two construction
phases, each over an 18- to 24-month period. The project would not affect planned land uses during either
construction or operation. Access to all existing land uses within the project area will remain open and
unaffected. Potential traffic alterations will be addressed as part of the entitlement process for the future
zone change application and plan of development for this project. A construction traffic plan would be
developed in an effort to minimize impacts on existing land uses and access to these land uses.
3.5
Affecting the Livability of the Area or Health or Safety of Present and Future Residents.
The project would not have an impact on livability or health or safety of present or future residences within
the project area. Currently there is electrical infrastructure (e.g., transmission lines, solar electrical generating
facilities) as well as above-ground electrical distribution lines and transportation networks within the project
area and the region. The Applicant understands that the County will require a site enclosure and screening
CPA2021011 – Major Comprehensive Plan Amendment Application Project Narrative
Hyder Solar and Storage Project
September 29, 2021
Revision 2
Page 6
to provide screening where the project is adjacent to existing residences. This screening would be at 80%
opacity per county direction. Specific type and location of site enclosures and screenings will be determined
during the entitlement process to meet County zoning requirements. Site preparation and construction
would generate some emissions due to the use of construction equipment and dust control measures would
be implemented to minimize fugitive dust emissions. Project operations would not generate air emissions;
project maintenance would generate minimal vehicle and equipment emissions and fugitive dust emissions
from personnel accessing the project site and utilizing limited vehicles or equipment. The project would be
managed in accordance with local, state, and federal regulations to minimize risk and exposure to the public
and the environment.
Wildfire prevention and mitigation measures would be incorporated into the Specific Plan of Development
associated with the Zone Overlay process. All applicable local and county fire laws and regulations will be
complied with and all reasonable measures will be taken to prevent fires on the site. Fire hazard risk may
be reduced through the control or suppression of weeds. All weed control would be conducted in
compliance with County regulations. Herbicides would likely be necessary to control the spread of invasive
weeds following construction disturbance as part of an integrated pest management strategy.
3.6
Adversely Impacting the Natural Environment or Scenic Quality of the Area in Contradiction
to the Plan.
The project would not adversely impact the natural environment or the scenic quality of the area. A
biological resources report that discusses fauna and flora within the project area is in progress and will be
provided under separate cover. In addition to a field site investigation, the US Fish and Wildlife Service
Information for Planning and Consultation website and the AZGFD Online Environmental Review Tool will
be queried for information on special status species, including federal threatened and endangered species,
for the project area. Desktop reviews to date have identified no federally listed species or their associated
habitats as likely to occur on the site. Native plants protected under Arizona Native Plant Law, administered
by the Arizona Department of Agriculture, will be identified on the site prior to construction and relocated
or salvaged as required. Native plant removal, relocation, or sale will be noticed as required by Arizona
Administrative Code Title 3, Chapter 3, Article II. Further, the project will strive to avoid the Gila River as well
as identified Waters of the United States and wetlands.
A Class I Cultural Resources Inventory consisting of a literature review and site files review is in progress
and will be provided under separate cover. Known archeological sites would be avoided. Additionally, the
State of Arizona requires that the inadvertent discovery, during construction, of human remains and
funerary objects be reported to the Director of the Arizona State Museum (ARS 41-865) upon discovery.
Finally, the project would not significantly impact the scenic quality of the area. Currently there is electrical
infrastructure (e.g., transmission lines, solar electrical generating facilities) as well as above-ground electrical
distribution lines and transportation networks within the project area and the region. Existing views from
within the site will not be significantly obscured, because the height of panels will not obscure scenic views
beyond the site. The Applicant understands that the County will require an 80% opacity screen be
constructed in areas adjacent to existing residences to minimize visual impact.
CPA2021011 – Major Comprehensive Plan Amendment Application Project Narrative
Hyder Solar and Storage Project
September 29, 2021
Revision 2
Page 7
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PART D - WHETHER THE AMENDMENT (OR CONDITION MODIFICATION) IS CONSISTENT WITH
THE OVERALL INTENT OF THE COMPREHENSIVE PLAN.
Maricopa County places demonstrable value on alternative energy development, as evidenced by the
strategic priorities and core principles of the County’s Vison 2030 Comprehensive Plan. Maricopa County
explicitly identifies encouraging solar energy development as an important goal, particularly in Economic
Growth Policy 10, Energy Goal 2, Energy Policy 6, and Water Resources Policy 5. The County’s strategy
encouraging renewable energy development is provided as follows:
Renewable Energy
Maricopa County has the potential to be a global leader in renewable energy research and
development, especially with respect to solar energy. Maricopa County is one of the most
productive spots in the world for both photovoltaic and concentrated solar energy generation.
Many companies have already discovered this potential, evidenced by the large number of
utility-scale plants being planned in unincorporated areas. Because of the economic and
environmental benefits Maricopa County supports state and local efforts to attract solar
research and development to this region.
Strategies - Attract solar and other alternative energy research and development to Maricopa
County.
The project, a utility-scale renewable energy facility, is in direct alignment with the County’s strategy to
support the development of solar electrical generation.
The project would benefit the local, County, state and regional economy by providing employment
opportunities for numerous experienced professionals per 250-MW phase of construction, each of which
would occur over an 18- to 24-month construction window, beginning in 2023/2024. Spending for
construction activities and workers would also provide revenue opportunities to local businesses in the
County and state. Further, the electricity generated by the project would be distributed to the regional
electrical grid.
Environmental benefits of the project include the generation of up to 500 MWac and storage of up to 500
MWac of new solar energy to meet the needs of a growing population in Maricopa County and the state.
The generation of solar electricity could also result in improved air quality through reduced emissions for
electric generation, aligning with the County’s Environmental Goal 1.
Further, the project displays consistency with the County’s vision to work collaboratively and effectively for
its residents and mission to provide regional leadership by encouraging the development of solar energy
generation facilities. The decision to support this project would directly align with the County’s strategic
priorities to leverage its resources, plan for effective and efficient infrastructure, and manage county
resources to promote financial stability and economic prosperity for its residents. One of the County’s core
principles is to support implementation of the County’s strategic priorities. This project directly supports
the County’s strategic priorities, as indicated in the discussion of the specific goals and policies of the
Comprehensive Plan in the following section.
CPA2021011 – Major Comprehensive Plan Amendment Application Project Narrative
Hyder Solar and Storage Project
September 29, 2021
Revision 2
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5
PART E - THE EXTENT TO WHICH THE AMENDMENT (OR CONDITION MODIFICATION) IS
CONSISTENT WITH THE SPECIFIC GOALS AND POLICIES CONTAINED WITHIN THE PLAN.
The project will use photovoltaic and battery technology and will require very little water use during
operations, with the exception of as-needed maintenance for cleaning the solar panels and equipment and
water use associated with the O&M building. Maricopa County recognizes the potential environmental and
economic benefits of solar developments within the Comprehensive Plan, as indicated by multiple goals
and policies, which are highlighted in Table 1.
The Applicant believes the project is well suited for the selected area, given the availability of a large amount
of relatively flat land. Further, proximity to the 500kV Hoodoo Wash - Hassayampa transmission line corridor
makes this location ideal in terms of minimizing the long electrical interconnects required for the
transmission of electricity to the regional electrical grid. Moreover, the area surrounding the site is mostly
undeveloped, although agricultural lands are located to the north and south of the site.
It is recognized that several residences occur outside of but near the project, to the west, southwest, and
one residence north of the southeastern portion of the project. U.S. Census tract data indicate approximately
9 households are located within 2 miles of the project. All landowners within 300 feet of the project site
have been sent notification letters soliciting comments, questions and concerns regarding the proposed
project. Signs to notify the public have been posted along County-maintained roadways. The existing visual
setting has been previously impacted by: electrical infrastructure including high voltage transmission lines,
and electrical substations; transportation network (e.g., arterial roads and railway); and agricultural farms
and their attendant infrastructure (e.g., water pumps, canals, farm roads, distribution lines, and cotton gin).
Further, for residences south of the project, the Agua Caliente Mountains provide screening of the project
from these residences.
The project would contribute to the existing visual clutter within the region; however, given the low-profile
design of the array, BESS, O&M building, and other ancillary facilities, it is not expected to adversely impact
existing views or the existing natural/man-made setting. The most prominent feature on the landscape
would be the project’s 500kV interconnect, which would be constructed on structures approximately 135 to
200 feet tall and would be visible. However, this interconnect would occur in an area that already has a
500kV transmission line present (i.e., the 500kV Hoodoo Wash – Hassayampa transmission line) and would
be relatively short, anticipated to be less than 1,500 feet in length.
Finally, the Applicant believes that this project would assist the County in promoting its goal to encourage
solar development and the creation of jobs (both temporary construction jobs and permanent O&M jobs)
associated with these types of development. The Applicant believes the project is wholly consistent with
specific goals and policies within Maricopa County’s Comprehensive Plan.
Table 1 includes a complete accounting of relevant comprehensive plan elements, their attendant policies,
and the consistency of the project with these policies. The project is overwhelmingly consistent with the
intent of the Comprehensive Plan.
CPA2021011 – Major Comprehensive Plan Amendment Application Project Narrative
Hyder Solar and Storage Project
September 29, 2021
Revision 2
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Table 1 – Consistency with Comprehensive Plan
Comprehensive Plan
Elements
Comprehensive Plan Policies
Consistency with Comprehensive Plan
Land Use Element
Land Use
Goal #1
Achieve balanced and efficient
development patterns.
Consistent
The project is located near existing high voltage
transmission lines; amending the Comprehensive Plan
to allow for solar energy electric generation in this
location represents compatible land use strategy and
efficient development patterns near existing electric
utilities.
Land Use
Goal #3
Protect the public health, safety,
and well-being.
Consistent
The
project
would
provide
renewable
energy
generation that could result in improved air quality
through reduced emissions from fossil fuel electric
generation. The project would be considered a low-
intensity use.
Land Use
Policy #1
Maricopa
County
supports
compliance
with
its
capital
improvement and other funding
programs,
except
when
reimbursement is made to the
County for unplanned costs or
when services and infrastructure
are funded by private capital.
Consistent
The project would be funded by private capital. All
infrastructure improvements required for the project
shall be paid for by the Applicant.
Land Use
Policy #2
Maricopa
County
supports
phasing plans for new urban
development to coordinate such
development with new urban
services and infrastructure.
Consistent
The project may be developed as a phased energy
infrastructure development and the Applicant will
coordinate with County agencies regarding new
services and infrastructure.
Land Use
Policy #7
Maricopa
County
supports
coordinating
land
use
and
infrastructure
planning
with
state agencies, counties, and
municipalities.
Consistent
The Applicant will continue to coordinate closely with
all applicable local, county, state, and federal agencies
throughout development of the project, including the
evaluation of enhanced gen-tie routing to adjacent and
internal jurisdictions, as well as addressing topics
pertaining to land and resource management, public
safety,
environmental
and
cultural
resources,
transportation
and
infrastructure,
economic
development, and large-scale solar electrical generation
permitting.
CPA2021011 – Major Comprehensive Plan Amendment Application Project Narrative
Hyder Solar and Storage Project
September 29, 2021
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Comprehensive Plan
Elements
Comprehensive Plan Policies
Consistency with Comprehensive Plan
Land Use
Policy #11
Where
feasible,
Maricopa
County supports including State
Trust land in the planning and
design of large-scale urban
development.
Consistent
Several parcels in the Project area are State Trust Land,
approximately 1,128 acres. A commercial lease
application with the ASLD was made and paid in
November 2020. As of the writing of this narrative, the
ASLD has not provided a final opinion on the
application.
Land Use
Policy #13
Where
necessary,
Maricopa
County
supports
wildfire
prevention
and
mitigation
measures in the design of
development.
Consistent
Wildfire prevention and mitigation measures would be
incorporated into the Specific Plan of Development. All
applicable local and county fire laws and regulations will
be complied with and all reasonable measures will be
taken to prevent fires in the project. All construction
personnel will be instructed on emergency response to
fire events; clear away all flammable material for a
minimum of 10 feet from areas of operations where a
spark, fire, or flame could be generated; equipment
parking areas and small stationary engine sites will be
cleared of all flammable materials prior to use; gas and
oil storage areas will be clearly marked, cleared of all
flammable material, “No Smoking” signs will be posted,
and all used and discarded oil filters, oily rags, or other
waste will be disposed of in an approved manner. The
project will reduce fire hazard risk through the control
or suppression of weeds, and all weed control would be
conducted in compliance with County and State
requirements.
Land Use
Policy #20
Maricopa
County
supports
reducing the impacts of new
urban development on existing
rural land uses and agriculture.
Consistent
The project would have no impact on nearby
agricultural and rural land uses. At the end of the life of
the project, agricultural practices could resume on the
site because the underlying soils would have been
minimally impacted during the lifetime of the project.
CPA2021011 – Major Comprehensive Plan Amendment Application Project Narrative
Hyder Solar and Storage Project
September 29, 2021
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Comprehensive Plan
Elements
Comprehensive Plan Policies
Consistency with Comprehensive Plan
Land Use
Policy #22
Maricopa
County
supports
reducing the impacts of new
development in environmentally
sensitive areas, including native
wildlife (flora and fauna) habitat
and corridors.
Consistent
The project is located in an area away from
environmentally sensitive areas and agency dedicated
wildlife habitats. No development would occur within
the Gila River, allowing wildlife to continue to use that
habitat. The Applicant will continue to coordinate with
AZGFD and AZ SHPO (for additional information please
see Section 2 Part B above), Arizona Department of
Agriculture, and other agencies and will be used to
refine site development and environmental protective
measures. The project would comply with the Arizona
Native Plant Law and other regulations associated with
the protection of sensitive native wildlife.
Land Use
Policy #23
Maricopa
County
supports
reducing the impacts of new
development
on
Maricopa
County’s regional parks, the
Maricopa Trail, and other public
open spaces.
Consistent
The project is located away from, and will not impact,
Maricopa County’s regional parks, the Maricopa Trail, or
other public open spaces.
Land Use
Policy #27
Maricopa
County
supports
keeping development out of
delineated floodways and, where
necessary, 100-year floodplains.
Consistent
The project will not be developed in a floodway. Further,
the project will comply with Maricopa County and
federal regulations associated with development in a
floodplain.
Land Use
Policy #31
To promote safe and active
communities Maricopa County
supports
public
safety
and
security features included in the
design of new and existing
development.
Consistent
All required safety and security measures will be
incorporated into the project. For example, the project
will be fenced and include nighttime security lighting,
all roads will be consistent with County regulations
associated with first responder access (turn-around
radii, Knox Box, road widths), and fire detection and
suppression systems will be in conformance with
County Fire Marshal requirements.
CPA2021011 – Major Comprehensive Plan Amendment Application Project Narrative
Hyder Solar and Storage Project
September 29, 2021
Revision 2
Page 12
Comprehensive Plan
Elements
Comprehensive Plan Policies
Consistency with Comprehensive Plan
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.
Consistent
The project is located near existing high voltage
transmission lines. Sufficient buffers, as directed by the
County, to provide safety exclusion zones/distancing
will be incorporated to not interfere with these existing
land uses. A solar farm acts as an efficient buffer by
providing further separation from these existing
electrical features and surrounding agriculture and rural
land uses. Further, all applicable setbacks will be
incorporated into the project layout.
Transportation Element
Transportation
Goal #2
Contribute to a safe, seamless
and
effective
transportation
system.
Consistent
The project will support preserving the existing and
future road alignments in the project area and will
comply
with
Maricopa
County
Department
of
Transportation planning objectives.
Transportation
Policy #1
As necessary, Maricopa County
supports preserving future road
alignments called for in County-
recognized transportation plans,
especially
mid-section
line,
section line and arterial roads;
parkways;
freeways;
and
interchanges.
Consistent
The project will support preserving the existing and
future road alignments in the project area and will
comply
with
Maricopa
County
Department
of
Transportation planning objectives. Technical review for
preserving the existing and future road alignments
would occur during the zoning/plan of development
review; potential needs for traffic impact statements or
studies will be identified depending on Maricopa
County Department of Transportation requirements.
Transportation
Policy #2
Maricopa
County
supports
compliance
with
its
Major
Streets and Routes Plan.
Consistent
The project will support preserving the existing and
future road alignments in the project area and will
comply
with
Maricopa
County
Department
of
Transportation planning objectives.
Transportation
Policy #9
Maricopa
County
supports
balanced and efficient land use
patterns that reduce the number
and length of vehicle trips.
Consistent
Once operational, the project site will require minimal
staff (2-3 personnel per 8-hour shift [24-hour round the
clock staffing]), resulting in few vehicle trips to and from
the site.
CPA2021011 – Major Comprehensive Plan Amendment Application Project Narrative
Hyder Solar and Storage Project
September 29, 2021
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Comprehensive Plan
Elements
Comprehensive Plan Policies
Consistency with Comprehensive Plan
Transportation
Policy #11
Maricopa
County
supports
National Ambient Air Quality
Standards compliance.
Consistent
The project would adhere to the National Ambient Air
Quality Standards. The project will generate renewable
energy that would result in improved air quality through
reduced emissions for electric generation as compared
to other electric generation technologies.
Transportation
Policy #12
Maricopa
County
supports
improving low volume dirt roads
as directed by its PM-10 Dust
Abatement Program.
Consistent
A Dust Abatement Permit will be required prior to
project construction. The project will submit a dust
control
plan
to
Maricopa
County
Air
Quality
department.
Use
of
dirt
roads
will
include
implementation of, when and where needed, dust
abatement techniques during construction and O&M.
Transportation
Policy #14
Where
necessary,
Maricopa
County
supports
roadway
planning
that
promotes
identified
scenic
corridors,
wildlife
connectivity
and
linkages.
Consistent
Continued coordination with AZGFD will facilitate
identification
of
pertinent
mitigation
measures,
incorporated into the project design, that provide for
wildlife connectivity and linkages.
Environment Element
Environmental
Goal #1
Provide regional leadership to
promote all aspects of regional
environmental quality.
Consistent
The project will generate renewable energy that would
result in improved air quality through reduced
emissions for electric generation, providing a benefit to
air quality in Maricopa County. Appropriate protective
measures for biological and cultural resources will be
implemented to minimize or prevent impacts to these
resources. The project will require very little water for
construction
and
operation.
Amending
the
Comprehensive Plan to enable this project would
demonstrate
responsible
leadership
to
promote
regional environmental quality.
Environment
Policy #3
To help protect water quality,
Maricopa
County
supports
compliance with its Drinking
Water program and its Water
and
Wastewater
Treatment
program.
Consistent
The project would be consistent with Maricopa County’s
Drinking and Wastewater Treatment programs, to
provide appropriate water management and treatment
to maintain water quality standards as required.
CPA2021011 – Major Comprehensive Plan Amendment Application Project Narrative
Hyder Solar and Storage Project
September 29, 2021
Revision 2
Page 14
Comprehensive Plan
Elements
Comprehensive Plan Policies
Consistency with Comprehensive Plan
Environment
Policy #4
Maricopa
County
supports
innovative project design and
development techniques that
protect important plant and
animal habitat and migration
corridors.
Consistent
The project will be designed to avoid impacts to
identified
agency-designated
animal
habitats
or
migration corridors during project construction and
O&M. The Applicant will continue to coordinate with
AZGFD to identify pertinent habitats and corridors, and
identify potential development techniques to avoid or
minimize impacts to these resources (for additional
information please see Section 2 Part B above).
Environment
Policy #5
As directed by the State Historic
Preservation Office and Arizona
Game and Fish Department,
Maricopa
County
supports
cultural resource and biological
surveys being completed – and
needed
mitigation
measures
established – prior to new
development.
Consistent
The project would complete required cultural and
biological reporting and surveys as directed from the
State Historic Preservation Office and Arizona Game
and Fish Department. A Biological Resources Report
and Class I Cultural Resources Inventory are in progress.
Appropriate
protection
measures
or
mitigation
measures will be developed in coordination with the
agencies.
Environment
Policy #7
Where
necessary,
Maricopa
County
supports
noise
reductions in new development
design and in the construction of
new buildings.
Consistent
The project would conform to required noise mitigation
during construction and would maintain hours of
operation consistent with County regulations. The
project would not generate audible noise from sensitive
receptors during the production of electricity.
Economic Element
Economic Growth
Goal #1
Contribute
to
an
effective
regional economy.
Consistent
Because of the high solar resource available in Arizona,
and Maricopa County in particular, the project would
harness and convert the readily available solar
irradiation into an important power resource. The
project
would
employ
numerous
experienced
professionals from the local community, Maricopa
County
and
surrounding
region
per
250-MW
construction phase which would occur over an 18- to
24-month
construction
window,
beginning
in
2023/2024. Construction workers would purchase food
and incidentals at local retail businesses. Construction
workers would sleep either at their homes or at local
motels. On-site housing would not be provided during
construction.
CPA2021011 – Major Comprehensive Plan Amendment Application Project Narrative
Hyder Solar and Storage Project
September 29, 2021
Revision 2
Page 15
Comprehensive Plan
Elements
Comprehensive Plan Policies
Consistency with Comprehensive Plan
Economic Growth
Goal #2
Have a diverse and balanced
economy to promote long-term
stability and economic resiliency.
Consistent
The project would further expand electric generating
resources in the County by harvesting readily available
solar irradiation and would provide these resources
over the approximately 40-year operational lifetime,
providing long-term stability and economic resiliency.
Economic Growth
Policy #3
Maricopa
County
supports
increasing
entrepreneurial
activities
and
business
formation.
Consistent
The project would create hundreds of construction jobs
per 250-MW construction phase which would occur
over an 18- to 24-month construction window,
beginning in 2023/2024. Construction workers would
purchase food and incidentals at local retail businesses.
Construction workers would sleep either at their homes
or at local motels. On-site housing would not be
provided during construction, providing revenue
opportunities for local businesses.
Economic Growth
Policy #5
Maricopa
County
supports
programs that attract a variety of
Basic Sector industry clusters
that have long-term, stable
growth prospects
Consistent
The project would employ numerous experienced
professionals per 250-MW construction phase which
would occur over an 18- to 24-month construction
window, beginning in 2023/2024 and estimated to
complete by 2024-2026. As the solar electrical
generating and storage sector continues to grow,
Maricopa County has the opportunity to expand this
sector by supporting this and similar projects. An
expanded sector base would attract additional
opportunities for business development and worker
training programs, providing long-term employment
and economic development opportunities. Numerous
trades are required for the construction of a utility-scale
solar
project
including
electricians,
plumbers,
mechanics, heavy equipment operators, assemblers,
security, administrators and project management.
Economic Growth
Policy #6
Maricopa
County
supports
efforts to recruit prospective
businesses and industries to the
County, and efforts to retain
existing
businesses
and
industries.
Consistent
The high solar irradiance of Arizona, in addition to the
availability of highly suitable land for development in
Maricopa County and the proximity to existing electrical
infrastructure, were prime factors that attracted the
Applicant to this area.
CPA2021011 – Major Comprehensive Plan Amendment Application Project Narrative
Hyder Solar and Storage Project
September 29, 2021
Revision 2
Page 16
Comprehensive Plan
Elements
Comprehensive Plan Policies
Consistency with Comprehensive Plan
Economic Growth
Policy #10
Maricopa
County
supports
leveraging its solar resource
potential to attract solar-related
industries and alternative energy
research and development.
Consistent
Because of the high solar resource and highly suitable
land available in Maricopa County for development of
solar energy facilities, Maricopa County is a prime
location for solar resource development. The project is
a utility-scale solar and battery storage project that
Maricopa County could use to leverage their leadership
in this industry to attract solar-related industries and
additional development. The BLM has established two
Solar Energy Zones within 10-25 miles of the site, (Agua
Caliente and Gillespie, respectively). These Solar Energy
Zones have been identified as areas well suited for
utility-scale production of solar energy, where the BLM
will prioritize solar energy and associated transmission
infrastructure development.
Growth Area Element
Growth Area
Goal #1
Achieve orderly urban growth
that
is
fiscally
and
environmentally
responsible,
protects public health and safety
and
promotes
sensible
annexation patterns.
Consistent
This project would enable the County to site utility-scale
solar generation near existing electrical infrastructure, in
an area that development would result in limited impact
to the environment and would provide benefits to air
quality in the County, while utilizing a readily available
resource to generate electricity for the southwest and
western grid – a demonstration of efficient, orderly
growth by the County. While this area is currently rural,
it provides services and infrastructure that urban growth
areas utilize and would provide a foundation for future
urban growth patterns to consider.
Open Space Element
Open Space
Goal # 1
Provide regional leadership to
promote environmental quality,
including the preservation of
open,
natural
park
and
recreation lands.
Consistent
This project would enable the County to site utility-scale
solar generation near existing electrical infrastructure
and agricultural use, in an area that development would
result in limited impact to open space lands and would
demonstrate efficient, orderly growth. In addition, the
project will generate renewable energy that would
result in improved air quality through reduced
emissions for electric generation, allowing Maricopa
County to provide regional leadership in promoting
environmental quality through improved air quality in
the County.
CPA2021011 – Major Comprehensive Plan Amendment Application Project Narrative
Hyder Solar and Storage Project
September 29, 2021
Revision 2
Page 17
Comprehensive Plan
Elements
Comprehensive Plan Policies
Consistency with Comprehensive Plan
Open Space
Policy #2
Maricopa
County
supports
dedication and improvement of
trail right-of-way within new
development,
including
the
Maricopa Trail and Maricopa
County Regional Trail System.
Consistent
While the project does not include trail development,
we support the development of recreational resources
and connectivity for users, including trail right-of-way
and the greater Maricopa County Regional Trail System.
Water Resources Element
Water Resources
Goal #2
Provide leadership to promote
regional water quality and water
use.
Consistent
The project does not require water in the generation of
electrical power and requires very little water for panel
and equipment maintenance. By promoting solar
electrical generation, the County provides leadership on
responsible water use by enabling low-water use
infrastructure to provide the southwest and western
electrical grid with a renewable source of electricity.
Water Resources
Policy #2
Maricopa County supports water
conservation techniques in the
planning and design of new
development.
Consistent
The project does not require water in the generation of
electrical power and requires very little water for panel
and equipment maintenance. Very little water will be
required
for
construction
activities.
Water
for
construction and long term O&M will come from on-
site private ground water wells. The approximate water
usage for construction is 30,000 gallons per acre and
during O&M is 200 gallons per acre per annum. The
project will be designed to incorporate feasible water
conservation techniques.
Water Resources
Policy #4
Maricopa
County
supports
compliance with its Drinking
Water
and
Water
and
Wastewater
Treatment
Programs.
Consistent
The project will be consistent with Maricopa County’s
Drinking and Wastewater Treatment programs.
Water Resources
Policy #5
Maricopa County supports low
water
use
solar
electric
generating technologies.
Consistent
The project does not require water in the generation of
electrical power and requires very little water for panel
and equipment maintenance. Panel washing may be
required if bi-annual rains are not sufficient or if soiling
of panels is excessive due to dust accumulation.
CPA2021011 – Major Comprehensive Plan Amendment Application Project Narrative
Hyder Solar and Storage Project
September 29, 2021
Revision 2
Page 18
Comprehensive Plan
Elements
Comprehensive Plan Policies
Consistency with Comprehensive Plan
Water Resources
Policy #7
Maricopa County supports low
water use and drought-tolerant
landscaping.
Consistent
Any required landscaping for the project would use
drought-tolerant low-water-use landscaping. The water
to support any required project landscaping would
come from on-site private wells.
Energy Element
Energy
Goal #1
Provide leadership to promote
regional environmental quality.
Consistent
The project will provide renewable energy generation
that would result in improved air quality through
reduced emissions for electric generation, providing a
benefit to air quality in Maricopa County. Appropriate
protective measures for biological and cultural
resources will be implemented to minimize or prevent
impacts to these resources. The project will require very
little water for construction and operation. Amending
the Comprehensive Plan to enable this project would
demonstrate
responsible
leadership
to
promote
regional environmental quality.
Energy
Goal #2
Make Maricopa County a leader
in alternative energy research
and development.
Consistent
The project is a utility-scale solar and storage project.
While utility-scale solar is not a “new” technology, the
battery energy storage system is a fairly new technology
in utility-scale renewable energy generation. Solar
industry trends are leaning towards battery storage
systems in an effort to maximize the production of
stored energy when the sun sets.
Energy
Policy #1
Maricopa
County
supports
energy efficient design and
construction
of
new
development.
Consistent
The project will utilize current technologies and best
practices in all components to support energy efficient
design and construction. All project components (e.g.,
panels, inverters, SCADA, batteries) will utilize leading
edge technology to insure the most efficient solar
generation and storage system is developed.
Energy Policy #4
To limit energy consumption,
Maricopa
County
supports
alternative
transportation
options in new development.
Consistent
During construction, employees will be encouraged to
carpool to the site to reduce the number of personal
vehicle trips and emissions. Once operational, the
project site will require minimal staff (2-3 personnel per
8-hour shift [24-hour round the clock staffing]),
resulting in few vehicle trips to and from the site.
CPA2021011 – Major Comprehensive Plan Amendment Application Project Narrative
Hyder Solar and Storage Project
September 29, 2021
Revision 2
Page 19
Comprehensive Plan
Elements
Comprehensive Plan Policies
Consistency with Comprehensive Plan
Energy
Policy #6
Maricopa County supports being
a
responsible
leader
in
alternative energy research and
development.
Consistent
The project is a utility-scale solar and battery storage
project and would facilitate Maricopa County’s
continued
leadership
in
alternative
energy
development.
Energy
Policy #7
Maricopa
County
supports
efforts to assist businesses and
individuals
with
renewable
energy
options
and
energy
conservation.
Consistent
The project is a utility-scale solar and storage project
and would provide additional renewable energy options
to the southwest and western electrical grid.
Cost of Development Element
Cost of Development
Goal #2
New
development
pays
its
proper and reasonable share of
the costs of new infrastructure,
services,
and
other
public
improvements.
Consistent
The costs of the project’s infrastructure needs, such as
gen-tie
line,
on-site
collection
lines,
road
improvements,
conduit,
limited
temporary
and
operational water needs, and domestic waste shall be
borne by the Applicant.
Cost of Development
Policy #1
Maricopa
County
supports
recouping the costs of its
products and services without
unfairly burdening those most in
need
of
its
products
and
services.
Consistent
The project will pay all associated fees required by
Maricopa County throughout project development.
Cost of Development
Policy #2
Maricopa County supports using
the preferred funding methods
identified in this plan to offset
costs of new development.
Consistent
The project will pay all associated fees required by
Maricopa County throughout project development.
6
PART F - OTHER PERTINENT INFORMATION AS REQUESTED BY THE MARICOPA COUNTY
PLANNING DEPARTMENT STAFF.
Ellwood Land Holdings, LLC (Applicant), and its consultant, Wood, are available to provide any additional
information requested by Maricopa County Planning and Development or by the Technical Advisory
Committee.
Subdivision Infrastructure &
Planning Program
1001 N. Central Avenue #150
Phoenix, Arizona 85004
Phone: (602) 506-1058
Fax: (602) 506-5813
TDD 602 506 6704
Maricopa County
Environmental Services Department
Water and Waste Management Division
DATE:
July 20, 2021
TO :
Ray Banker, Planning & Development Dept.
Planner
FROM:
Souren Naradikian, P.E.
Senior Civil Engineer
SUBJECT:
Hyder Solar and Storage Project CPA. CPA2021011
The Maricopa County Environmental Services Department (MCESD) has reviewed
revised documents received from the Maricopa County Planning and Development
Department for the above referenced project. This project is a Hyder Solar and Storage
Project CPA at APN# 403-29-001. Water and Sewer information is not provided.
MCESD has concerns, Hyder Solar and Storage Project CPA supports compliance with
MCESD Drinking Water and Water and Wastewater Treatment Programs.
Based on the above, MCESD raised no objections to the Planning & Development
Department in Accela: on July 20, 2021 and will allow the project to proceed at this
time subject to the following stipulations
Stipulations:
None.
It should be noted that this document does not approve the referenced project.
Comments are provided only as advisory to Maricopa County Planning and
Development Department to assist staff to prepare a staff report. Other Maricopa
County agencies may have additional requirements. Final review and approval will be
made through Planning and Development Department procedures. Applicant may
need to submit separate applications to the Maricopa County Environmental Services
Department for approval of proposed facilities regulated by the Department. Review
of any such application will be based on regulations in force at the time of application.
July 27, 2021
Mr. Ray Banker
Maricopa County Planning & Development Department
501 N. 44th Street, Suite 200
Phoenix, AZ 85008
Electronically submitted to: adam.cannon@maricopa.gov
RE: Hyder Solar and Storage Project
Dear Mr. Banker:
AttherequestofMaricopaCounty,theArizonaGameandFishDepartment(Department)has
reviewed the Comprehensive Plan Amendment Application (CPA), CPA2021011, for the
proposedsolarfacilityinunincorporatedMaricopaCounty,approximately30mileswestofthe
TownofGilaBend,Arizona.TheDepartmentunderstandsthatEllwoodLandHoldings,LLC
(Ellwood) is proposing the construction and operation of an up to 500 megawattalternating
current(MWac)electricalgenerationfacilityconsistingofsolarmodulesandabatteryenergy
storage system (BESS). The project would be located on up to 3,542 acres of land in
unincorporated Maricopa County. Additionally, there will be approximately 1,500 feet of
transmission line.
Under Title 17 of theArizonaRevisedStatutes,theDepartment,byandthroughtheArizona
Game and Fish Commission (Commission), has jurisdictional authority and public trust
responsibilitiesformanagementofthestate'sfishandwildliferesources.Itisthemissionofthe
DepartmenttoconserveandprotectArizona’sdiversefishandwildliferesourcesandmanagefor
safe,compatibleoutdoorrecreationopportunitiesforcurrentandfuturegenerations.Similarly,
theDepartmentrecognizestheimportanceofplanningeffortsthatcontributetothecountyand
thestate’seconomicgrowthneedsandopportunitiestodeveloprenewableenergylocations.The
Department recognizes that appropriate coordination, proper planning, and voluntary
implementation of best management practices allow projects to be developed that avoid,
minimize, or mitigate potential impacts to wildlife habitat and populations.
Totheextentpossible,theDepartmentencouragespre-constructionsurveysandmonitoringto
determinespeciespresenceasreferencedinourGuidelinesforSolarDevelopmentinArizona.
The Department is available to review survey designs, provide input on developing
best-managementpractices,andareavailabletoassistindevelopingthiseconomically-important
facility while also minimizing any potential impacts to wildlife during construction and
operation of the facility.
Hyder Solar and Storage Project
July 27, 2021
Page 3
BasedonDepartmentdata,aportionoftheprojectareahasbeenusedbythe10Jdesignated,
experimentalnonessentialpopulationoftheendangeredSonoranpronghorn.Sonoranpronghorn
have specific habitat requirements based on their life history and survival strategy. This
populationisrelativelynewanditsrangeisexpandingintopreviouslyunusedareas.Basedon
the proposed locationoftheproject,theDepartmentwouldwelcometheopportunitytowork
withMaricopaCountyandEllwoodtominimizeanypotentialimpactstoSonoranpronghorn.
The Department recommends the following measures to avoid and minimize potential impacts:
●
Coordination between the Department and Ellwood prior to construction activities in
order to exchange information on current Sonoran pronghorn use in the project area.
●
If pronghorn aredetectedduringconstructionactivities,pleasenotifytheUSFishand
Wildlife Service, Arizona Ecological Services Office (AESO) and the Department’s
Sonoran Pronghorn Program Lead (jbright@azgfd.gov) as soon as possible.
The western burrowing owl (Athene cunicularia hypugaea) is a specialstatusspeciesthatis
regulated under the Migratory BirdTreatyAct(MBTA).Ifsuitablehabitatforthisspeciesis
present within or adjacent to your project area, the Department recommends conducting an
occupancy survey forwesternburrowingowlstodetermineifthisspeciesoccurswithinyour
project footprint. Guidelines for conducting this survey are found in Burrowing OwlProject
Clearance Guidance for Landowners. Please note that the survey should be conducted by a
surveyor that is certified by the Department. If an active burrowing owlburrowisdetected,
pleasecontacttheDepartmentandtheU.S.FishandWildlifeServicefordirection,inaccordance
with the Burrowing Owl Project Clearance Guidance for Landowners.
AlthoughtheSonorandeserttortoise(Gopherusmorafkai),aCandidatespeciesforlistingunder
theEndangeredSpeciesAct(ESA),hasnotbeenrecordedwithinthevicinityofyourproject,the
southernmost portion of the project area may provide suitable habitat for this species. The
DepartmentrecommendsconductingasurveyforSonorandeserttortoisewithinsuitablehabitat,
in accordance with the Desert Tortoise Survey Guidelines for Environmental Consultants, to
determine the presence/absence of this species. If tortoises are identified during the survey,
please refer and adhere to The Recommended Standard MitigationMeasuresForProjectsIn
Sonoran Desert Tortoise Habitat and Guidelines For Handling Sonoran Desert Tortoises
Encountered On Development Projects. All of these documents can be found at
https://www.azgfd.com/wildlife/nongamemanagement/tortoise/.
The Department would like to provide the following general recommendations:
●
During construction activities, if wildlife such as the Sonoran desert tortoise are
encountered,pleasecontacttheDepartmenttodiscussrelocation.Thisalsoappliestoany
wildlife that may need to be removed from the facility once it is operational.
Additionally, please share wildlife related mortalities from facility operation(s) to
pep@azgfd.gov.
●
Sonoran desert habitats and its associated fauna arehighlydependentontheminimal
precipitationreceivedeachyear.Theresultingsheetflowscontributetothehydrologyof
areas where rain events often occur in isolated patches. To the extent possible, the
Departmentrecommendsminimizingalterationstothelandscapethathavethepotential
Hyder Solar and Storage Project
July 27, 2021
Page 4
to impact vegetation andalterwildlifedistributionsandabundancebeyondtheproject
area.
●
Artificialnightlightingmayattractinsectsandthespeciesthatpreyonthem(e.g.bats).It
could also impair the ability of nocturnal animals to navigate. The Department
recommends using only the minimum amount of light needed for safety. If feasible,
narrowspectrumlightingiswildlife-friendlyandshouldbeusedasoftenaspossibleto
minimizethenumberofspeciesaffectedbylighting.Itisalsobeneficialthatalllighting
is shielded, canted, or cut to minimize the amount of upward shining light.
●
Birdsofpreysuchasraptors,owls,vultures,andeaglesarevulnerabletoelectrocution
andpowerlinestrikesduringconstructionandoperation.Thereareanumberofdesign
featuresthatcanminimizetheseimpactstotheseimportantspecies.TukJacobsonisthe
Department’sraptorexpertandwillbewillingtoshareinformationonbestmanagement
practices; he can be contacted at KJacobson@azgfd.gov or 623-236-7575.
●
Powerpolescanserveasperchesformanybirdsofpreyandtherearedesignfeaturesfor
structuresthatcanreduceimpactstotheseimportantspecies.Anotherpossiblealternative
toreducemortalityisusingbirdflightdiverterstodecreaseavianmortalities.Again,Mr.
Jacobsonhasexpertiseinallofthebestmanagementpracticesandwouldbeavailableto
share his knowledge in the pre-design phase of this project.
●
TheDepartment’sWildlifeCompatibleFencingGuidelinesprovideinformationonhow
fencing impacts wildlife, waystodesignfencingtopreventwildlifeentanglementand
impalement, and to ensure wildlife movement is not restricted. The Department
developed these guidelines to assist landowners, project managers, land management
agencies, and others in designing wildlife compatible fences. The focus is on fence
design rather than detailed fence construction specifications. The goal is to provide
guidance in designing a fence thatwillachieveitsobjectivewithminimumimpactto
wildlife.
●
If trenching will occur for the proposed project, the Department recommends that
trenching and backfilling crews be close together to minimize the amount of open
trenches at any given time. Where trenches cannot be back-filled immediately, the
Departmentrecommendsescaperampsbeconstructedatleastevery90meters.Escape
rampscanbeshortlateraltrenchesorwoodenplanksslopingtothesurface.Theslope
shouldbelessthan45degrees(1:1).Trenchesthathavebeenleftopenovernightshould
be inspected and animals removed prior to backfilling.
Hyder Solar and Storage Project
July 27, 2021
Page 5
Thankyoufortheopportunitytoprovidecommentsonthisproposedproject.TheDepartment
looks forward to continued communications with Maricopa County and Ellwood regarding
project
development
and
implementation. Please contact me at 623-236-7222 or
ACavalcant@azgfd.govifyouhaveanyquestions,orwouldliketofurtherdiscussourconcerns
and recommendations.
Sincerely,
Andrew Cavalcant
Project Evaluation Project Specialist, Habitat Branch
Cc
Ginger Ritter, Project Evaluation Program Supervisor AGFD (gritter@azgfd.gov)
Tyler Williford, Habitat Program Manager, Region IV (twilliford@azgfd.gov)
AGFD #M21-07095937
From:
David Jacobs
To:
Ray Banker (PND)
Cc:
Michael O"hara
Subject:
CPA2021010 Yellow Bell Solar & CPA2021011 Hyder Solar
Date:
Friday, July 16, 2021 1:46:57 PM
Ray-
Our office recently received notifications for two large solar projects, Yellow Bell Solar
[CPA2021010] and Hyder Solar [CPA2021011], both involving significant acreage of lands
administered by the Arizona State Land Department [ASLD]. Our records indicate these
project areas have not been inventoried for cultural resources, and we recommend a qualified
cultural resource specialist survey the project areas to locate and identify any cultural
resources that may be present within these areas. The narratives of both of the proposed solar
projects note their intent to complete the required survey and reporting as specified in the
County's Environment Policy # 5.
Our office looks forward to receiving an archaeological survey report for review, and
appreciates your cooperation with this office in considering the impacts of development to
cultural resources in the State of Arizona. If you have any questions or concerns, please
contact me at djacobs@azstateparks.gov or 602-542-7140.
David Jacobs, Arizona State Historic Preservation Office
From:
Bruce Fenske
To:
hssp@woodplc.com
Cc:
Gerardo (Gerry) Ramirez; Ray Banker (PND); jennifer.skulstad@woodplc.com
Subject:
Proposed Hyder Solar and Storage Project
Date:
Wednesday, September 15, 2021 4:30:33 PM
Sir/Madam:
The Southwest District of the Arizona Department of Transportation requests the opportunity
to review and comment on a traffic statement prepared by a professional engineer registered in
Arizona specifying the projected traffic volumes during construction. Specifically, what is the
type (size and weight) and frequency of vehicles over what period of time expected to
access the site via the exit at milepost 87 (Agua Caliente Road) along I-8? Please include a
turning template for the largest vehicle(s) turning to/from the ramps along I-8 onto Agua
Caliente Road.
Thank you.
Bruce A. Fenske, P.E.
Assistant District Engineer
Southwest District
Tel. 928.317.2138
Mobile 928.210.8882
From:
Anson Lihosit
To:
Ray Banker (PND)
Subject:
CPA2021011 Request For Comments
Date:
Tuesday, July 13, 2021 3:14:57 PM
Attachments:
image001.png
Good Afternoon Ray,
With regards to the proposed Major Comprehensive Plan Amendment, CPA2021011,
Yuma County Planning and Zoning Division has no comment.
Thank you for the opportunity to review.
Anson K. Lihosit
Associate Planner/Deputy Zoning Inspector
Department of Development Services/Planning & Zoning Division
2351 W. 26th Street Yuma, AZ 85364
Telephone: (928) 817-5090
Email: Anson.Lihosit@yumacountyaz.gov
From:
Hobart Wingard
To:
Ray Banker (PND)
Cc:
Adam Copeland
Subject:
County Case Review
Date:
Tuesday, July 6, 2021 7:52:06 AM
Attachments:
image001.png
Good morning Mr. Banker,
The City of Buckeye is in receipt of the following cases to review/comment on:
· CPA2021007 – Harquahala Sun
· CPA2021010 – Yellow Bell Solar
· CPA2021001 – Hyder Solar and Storage
After reviewing these three (3) solar major Comprehensive Plan Amendments,
Buckeye staff has no comments.
Thank you,
Bart
HOBART (BART) WINGARD | PRINCIpAL PLANNER | DEVELOpMENT SERVICEs
CITY OF BUCKEYE | 530 EAsT MONROE AVENUE, BUCKEYE, AZ 85326
O: 623.349.6207 | C: 623.208.8830 | hwINGARD@BUCKEYEAZ.GOV
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➢Internet: www.maricopa.gov/planning
DATE:
November 4, 2021
TO:
Planning & Zoning Commission
FROM:
Ray Banker, Senior Planner
SUBJECT:
CPA2021011 – Hyder Solar & Storage Project
Agenda Item: PZ-7
After writing of the staff report for CPA2021011, staff has received comments from Luke
Air Force Base (LAFB), which are attached. They mention concerns that the proposed
solar facility “could possibly impact” flying operations as the site is within Military Training
Routes (MTR). It should be noted that notice was sent to LAFB regarding the subject
request on June 24, 2021 via USPS as part of the enhanced outreach for 2021 Major CPA’s.
If this Major CPA is approved, future zone change entitlement documents would be
routed to LAFB for review and they could provide further comments if necessary.
Attachment:
LAFB Comment Memo (2 pages)