07.CPA250005 PZ Staff Report
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CPA250005 Page 1 of 8 Report to the Planning and Zoning Commission Prepared by the Maricopa County Planning and Development Department Case: CPA250005 – Mariposa Energy Center Hearing Date: November 6, 2025 Supervisor District: 5 Applicant: Chris Webb, Rose Law Group Owner: Hanwha QCELLS USA Corp. Request: Major Comprehensive Plan Amendment (CPA) to change the land use designation in the Comprehensive Plan from Rural Development Area (RDA) to Utilities Site Location: Generally located at the SEC of Patterson Rd. and Litchfield Rd. alignments in the Mobile / south Avondale / south Goodyear area Site Size: Approx. 1,944 acres Density: N/A County Island: Yes - City of Goodyear, City of Avondale, Gila River Indian Community County Plan: Vision 2030 Comprehensive Plan: Rural Development Area (RDA) Municipal Plans: City of Goodyear – Open Space & Scenic Neighborhoods City of Avondale – Estate/Low Density Residential & Rural Low Density Residential Municipal Comments: City of Goodyear - Concerned Support/Opposition: None known Recommendation: Approve CPA250005 Page 2 of 8 Project Summary: 1. The applicant, Chris Webb of Rose Law Group on behalf of Hanwha QCELLS Usa Corp., is requesting a Major CPA to change the land use designation of 1,944 acres in the Mobile area from RDA to Utilities to facilitate future development of a utility scale solar project. A zoning application related to this project, case Z250025, has subsequently been filed to rezone the site from Rural- 43 to IND-2 IUPD. Both applications, along with a Plan of Development (POD) and commercial construction permits, must be approved prior to development. 2. The overall site consists of 2,944 acres split among the jurisdictions of Maricopa County, the City of Goodyear, and federally owned Bureau of Land Management (BLM) area. A portion of the site is within the City of Goodyear’s municipal planning area and a portion is within the City of Avondale’s at the site’s northeast. The area surrounding the parcel is sparsely populated, relatively flat, and contains high-power transmission lines, making it an appropriate location for energy infrastructure development such as the proposed photovoltaic panel arrays and electrical collection systems, and battery energy storage system (BESS). Per the applicant, associated infrastructure will include electrical inverters, transformers, an on-site substation, access roads, perimeter fencing, fire and security systems, and underground electrical cabling. The applicant proposed facility to provide several hundred megawatts of power at buildout. An exact figure is unavailable at this time. Regional Context of the site – the red outlined areas in the map below are the total bounds of the site. The hashed area in purple is within City of Goodyear jurisdiction. The remainder is in Maricopa County. The City of Avondale’s municipal planning area is the region east of Litchfield Rd. and north of Patterson Rd. alignments. A proposed substation in Goodyear’s jurisdiction is just south of the northwest corner of the Maricopa County site. CPA250005 Page 3 of 8 3. The site would be accessed via Patterson Rd. from Bullard Ave. and Riggs Rd., which would require improvements to all these roads as this infrastructure is currently minimal. The site would be annexed later into the Buckeye Valley Fire District for the portions remaining in Maricopa County, whereas the City of Goodyear would serve the remainder of the site. The Mobile area has remained in relatively pristine condition since original plans to settle the area failed. There is minimal population and services within the area. Like the Hassayampa and Harquahala Valley areas, developers have now turned their focus towards this underutilized portion of the county to develop electrical infrastructure away from denser urban areas. 4. 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 applicant states the proposed amendment to utilities constitutes an overall improvement to the comprehensive plan because the subject lands have the necessary characteristics that make them suitable for a solar project. The narrative states that this will be an improvement as the site is currently vacant and the project will promote stable economic growth and will preserve rural character. Whether the Amendment Will Adversely Impact All or a Portion of the Planning Area by: A. Altering acceptable land use patterns – The applicant states the proposed project will not alter any surrounding land uses or land use patterns as the site is near existing electrical infrastructure, existing solar facilities and nearby agricultural uses, airports, and rural housing development. B. Requiring public expenditures for larger or more expensive infrastructure – The applicant states the proposed project will not require public expenditures as the infrastructure will be funded by the applicant. C. Requiring public improvements to roads, sewer, or water systems that are needed to support the planned land uses – The applicant states the proposed project will not contribute to an increase in traffic that necessitates road improvements, and the use would not require water or sewer systems improvements. Water hauled to and stored on-site would be from permitted sources and stored on lands administered by the BLM. D. Adversely impacting planned uses because of increased traffic – The applicant indicates that during the construction phase of the proposed project, traffic will temporarily increase for the construction workforce, but otherwise little to no traffic after development of the site. E. Affect the livability of the area or health and safety – The applicant states the project will have minimal impact on the surrounding communities as all local environmental laws and regulations will be complied with. F. Adversely impacting the natural environment or scenic quality of the area – The applicant indicates the proposed project will have minimal impacts to the natural environment and scenic quality of the area due to the location. CPA250005 Page 4 of 8 Whether the amendment is consistent with the overall intent of the Comprehensive Plan. The applicant’s narrative states that the request is consistent with the overall intent of the Comprehensive Plan by addressing the three core principals of the plan such as fostering sustainable development and increasing the economic base for local, county, and state economies. The Extent to which the amendment is consistent with the specific goals and policies contained within the Plan. The applicant’s narrative contains a list of goals and policies from the Vision 2030 Maricopa County Comprehensive Plan. This staff report identifies which goals, objectives, and policies the applicant’s narrative addressed. Vision 2030 Comprehensive Plan Land Use: Goal 1: Achieve balanced and efficient development patterns: The Project is unmanned and privately funded, requiring no public services or infrastructure Goal 3: Promote efficient growth and long-term fiscal stability: The Project complies with national battery safety codes and setbacks; no risks to surrounding residents or recreational users. Transportation: Policy 1: Ensure safe and efficient movement of people and goods: Access improvements will be privately constructed; minimal operational traffic and no disruption to regional transportation networks Environmental: Goal: Preserve environmentally sensitive areas and scenic views: The Project layout avoids washes and drainages, buffers key scenic corridors, and retains natural desert character. Economic Growth: Goal 1: Promote a diverse and resilient economy: The Project contributes to infrastructure investment and supports a growing clean energy economy without requiring municipal services. Growth Areas Goal 1: Encourage orderly development in targeted areas: The Site is strategically located near transmission infrastructure and away from residential uses, supporting utility siting in appropriate areas. CPA250005 Page 5 of 8 Water Resources: Policy 6: Maricopa County supports low water use solar electric generating technologies: The Project will not use municipal water or sewer systems and does not generate significant water demand. Energy: Policy 6: Maricopa County supports being a responsible leader in alternative energy research and Development: The Project positions the County as a leader in solar and battery energy infrastructure development Policy 7: Maricopa County supports efforts to assist businesses and individuals with renewable energy options and energy conservation: The Project provides grid support, peak power delivery, and emissions free energy generation. Cost of Development: Goal 2: New development pays its proper and reasonable share of the costs of new infrastructure, services and other public improvements: The Project requires no capital investment by the County; all improvements are privately funded. Aerial photo of subject site w/ pertinent roadways labeled. Litchfield Rd is N/S road. Area around the site is zoned Rural-43. CPA250005 Page 6 of 8 Existing On-Site and Adjacent Zoning / Land Use: 5. On-site: Rural-43 and Rural-190 / vacant North: Rural-43 / vacant South: Rural-190 / vacant East: Rural-190 / vacant West: PAD (City of Goodyear) / vacant (to be developed as part of facility) Utilities and Services: 6. Water: Well Wastewater: Septic Fire: Buckeye Valley Fire District/City of Goodyear Police: MCSO/City of Goodyear Right-of-Way: 7. Right-of-way dedications and improvements will be reviewed with a traffic impact study at POD stage by the Maricopa County Department of Transportation (MCDOT). Adopted Plans: 8. Maricopa County Vision 2030 (adopted 2016): This area plan designates the site as Rural Development Area (RDA). This category identifies areas where low density single-family development is desirable because urban services are limited or non-existent. 9. City of Goodyear General Plan 2035 (adopted 2024): The general plan has the area with two land use designations of Open Space and Scenic Neighborhoods. Per the plan, open space land use is for areas where land for public or private should be preserved for conservation or regionally significant recreational purposes. The Scenic Neighborhoods include areas for preservation and growth of neighborhoods that are Rural in character. Portion of City of Goodyear’s General Plan 2035. The site is near the intersections of Litchfield Rd and Patterson Rd. 10. City of Avondale General Plan 2035 (adopted 2024): Rural Low Density Residential is residential land that will not exceed a density of one single-family detached dwelling unit per acre north of CPA250005 Page 7 of 8 the Estrellas. This type of development promotes a rural lifestyle where horse privileges or livestock may be a part of the character. Churches, parks, equestrian trails, open spaces, working farms, community gardens, and public facilities are permitted in this land use category. Estate/Low Density is residential land that will contain densities that range between 1.0 to 2.5 single-family detached dwelling units per acre north of the Estrellas. These residences are typically large, detached estate or executive-type homes of one or two stories with significant privacy and open space that reside among open areas, near the panoramic views of the Estrella Mountains and the Gila River, and seek an equestrian lifestyle. Churches, parks, equestrian trails, open spaces, community gardens, and public facilities are permitted in this land use category. Portion of City of Avondale’s General Plan 2030. The site is at the very southwestern corner of their planning area. Public Participation Summary: 11. The applicant complied with the requirements of the Maricopa County Citizen Review Process with the required posting of the site and notification by first class mail to adjacent property owners within 300’ of the subject parcel and interested parties. Staff additionally completed enhanced notification as required for Major CPAs. The applicant submitted a Public Participation Results Report. To date, no opposition has been received. 12. The City of Goodyear shared concerns with staff regarding the potential for development of the site with future land uses less compatible with industrial uses than solar in the event the solar project does not develop. These concerns would be addressed with the zoning case. Outstanding Concerns from Reviewing Agencies: 13. N/A Staff Analysis: 14. Maricopa County recognizes the potential environmental and economic benefits that solar technology can provide, and the fact that this region of the county has superior solar resources. This development will use photovoltaic technology that generates energy from sun absorption. Photovoltaic technology differs from other models of solar electric generation that require vast amounts of water to cool the units. Little water is utilized for photovoltaic technology. As a result, this development would not pose a threat to the groundwater supply. The collocation of photovoltaic generating facilities and BESS facilities is sensible given the necessity to support Arizona’s energy infrastructural needs in a location away from denser urban development. CPA250005 Page 8 of 8 15. The development of solar energy over the past several years in Maricopa County reinforces the County’s interest in promoting the County as an economic leader for solar development. Staff believes that this project would add to this effort in a positive way by providing the potential of various temporary construction and operation/maintenance jobs. The development of this site is consistent and compatible with area land uses and development patterns. It is likely, given the existing solar development within this area, that solar development of this parcel would present the highest and best usage of the land. 16. This remote, sparsely developed region of the county is appropriate for large utility-scale renewable energy production and related land uses. It is consistent with land use and development patterns into the foreseeable future. Recommendation: 17. Staff recommends the Commission adopt a motion to recommend that the Board of Supervisors approve CPA250005 Presented by: Joel Landis, Planner Reviewed by: Rachel Applegate, Planning Supervisor Attachments: Case Map (1 page) Land Use Plan (2 pages) Narrative Report (9 pages) MCESD comments (2 pages) City of Goodyear Correspondence (2 pages) / Maricopa County Planning & Development - Phoenix, AZ 5 Gross Acres: 318 approx. Generated October 10, 2025 12:02 PM CPA250005 Application Name: Legal Description Mariposa Energy Park Applicant Case Address 3S 1W 14, 3S 1W 11 Ty Utton Applicant Phone/Email Parcel Primary:400-68-005 (425) 971-3790 tutton@roselawgroup.com Map scale 1:19,542 Supervisor District No. Major CPA to facilitate a utility scale solar facility. Rural Development Area RIGGS RD PATTERSON RD LITCHFIELD RD Sierra Estrella Wilderness Mariposa Energy Park Major Comprehensive Plan Amendment Located near the Patterson Road and Litchfield Road alignments, Maricopa County, AZ Section 11, Township 3 South, Range 1 West A Portion of Sections 2, 3, 12, 13 & 14, Township 3 South, Range 1 West May 2025 Revised August 2025 Case No: CPA250005 Hanwha Major Comprehensive Plan Amendment Current Land Use Rural Development Area RIGGS RD PATTERSON RD LITCHFIELD RD Sierra Estrella Wilderness Contents Mariposa Energy Park ............................................................................................................................................ 1 Major Comprehensive Plan Amendment ................................................................................................... 1 Background ............................................................................................................................................................ 3 Purpose of Request ............................................................................................................................................. 3 Description of Proposal ..................................................................................................................................... 4 PV Solar/BESS Use & Equipment .................................................................................................................. 4 On-Site Operations Areas ................................................................................................................................. 5 Consistency with Maricopa County Vision 2030 Comprehensive ................................................... 5 Compliance with Goodyear & Avondale General Plans ........................................................................ 7 Conclusion .............................................................................................................................................................. 9 Background Hanwha Renewables and HQC Solar Holdings 1, LLC (“Hanwha”) is pleased to submit this request for a Major Comprehensive Plan Amendment (“CPA”) to the Maricopa County Vision 2030 Comprehensive Plan (the “2030 Comprehensive Plan”). The proposed Mariposa Energy Park is a utility-scale solar and battery energy storage system (“BESS”) project, designed to contribute to Arizona’s renewable energy goals while enhancing grid reliability and regional resiliency. The project site encompasses approximately 2,944 total acres of Arizona State Land Department (“ASLD”), Bureau of Land Management (“BLM”) and private lands located in unincorporated Maricopa County (the “County”), near the Patterson Road and Litchfield Road alignments (the “Site”) (see Exhibit A – Site Ownership Map attached hereto). The Site is situated south of Estrella Mountain Regional Park and southwest of the Sierra Estrella Wilderness area, comprising Section 11, Township 3 South, Range 1 West, and a portion of Sections 2, 3, 12, 13 & 14, Township 3 South, Range 1 West. ASLD, BLM and the private property owners have granted authorization to Hanwha to submit this Major CPA (see Exhibit B – Application Authorizations attached hereto). It should be noted that Hanwha has also submitted a corresponding application for a Zone Change (Case No. Z250025) from RU-190 and RU-43 to IND-2 IUPD to be processed concurrently with this Major CPA. The proposed IUPD limits the uses on the Site to utility-scale solar, BESS and associated infrastructure and ancillary uses. The required Plan of Development application will be submitted following approval of the Major CPA and Zone Change. The Site is strategically located to support renewable energy development due to its proximity to existing 500kV transmission infrastructure, minimal nearby residential development, and expansive contiguous land area. Mariposa Energy Park will consist of photovoltaic (“PV”) solar arrays and BESS cabinets arranged to minimize environmental and visual impacts while optimizing energy output. Purpose of Request The purpose of this Major CPA is to amend the 2030 Comprehensive Plan land use designation for approximately 1,944 acres of the Site from “Rural Development Area” to “Utilities” to enable the implementation of this critical renewable energy infrastructure project. It should be noted that approximately 1,000 acres of the Site is within the incorporated limits of the City of Goodyear (“Goodyear”) and is therefore not included in this Major CPA application but will instead be entitled through Goodyear (see Exhibit C – Jurisdictional Map attached hereto). It should also be noted that the BLM acreage, although included with this Major CPA application, is not subject to local zoning laws or regulations. This Major CPA is necessary to accommodate the proposed development of the Mariposa Energy Park, a renewable energy facility consisting of PV solar generation and BESS (the “Project”). No other utility or industrial type uses will be developed on the Site with this Project. The proposed Major CPA reflects the evolving energy and infrastructure needs of the region and aligns with the County’s policies encouraging the location of utility-scale renewable energy projects in appropriate areas. Approval of this Major CPA will support the long-term viability of Arizona’s clean energy grid and allow for a compatible, low-impact land use in a sparsely developed portion of the County. Description of Proposal The Mariposa Energy Park will be accessed via Riggs Road to Bullard Avenue to Patterson Road, which will require an extension of improvements on Bullard Road to Patterson Road, and then improvements on the Patterson Road alignment to the Site. The Mariposa Energy Park will include the development of PV solar panels mounted on tracking systems and BESS containers designed for long-duration grid support. Associated infrastructure includes electrical inverters, transformers, an on-site substation, access roads, perimeter fencing, fire and security systems, and underground electrical cabling. The PV solar and BESS systems will interconnect to the regional grid via a new line-side tap switchyard to the Pinal West–Jojoba 500kV transmission corridor. Power generated and stored at the Project will be available to serve peak demand, enhance resiliency, and support renewable generation variability. The Project will be developed in phases, with initial grading and infrastructure construction focused on the central core of the Site. Hanwha anticipates that the Project will ultimately provide several hundred megawatts of renewable capacity and be capable of powering over 40,000 Arizona homes during peak usage periods. As noted above, Hanwha has submitted a corresponding application for a Zone Change (Case No. Z250025) from RU-190 and RU-43 to IND-2 IUPD to be processed concurrently with this Major CPA. The proposed IUPD limits the uses on the Site to utility-scale solar, BESS and associated infrastructure and ancillary uses. The required Plan of Development application will be submitted following approval of the Major CPA and Zone Change. Fire service to the portion of the Project in unincorporated County will be provided by Arizona Fire & Medical Authority (“AZFMA”) via the annexation of the Project into the Buckeye Valley Fire District. Fire service to the portion of the Project in Goodyear will be provided by the Goodyear Fire Department. Hanwha will work closely with AZFMA and the Goodyear Fire Department on the design of the Project. PV Solar/BESS Use & Equipment The PV solar system will be comprised of an extensive series of PV panels mounted on tracking systems and will occupy the majority of the acreage within Mariposa Energy Park. The BESS equipment will consist of containerized battery units placed on concrete foundations, each equipped with integrated HVAC, fire suppression, and monitoring systems. The units will store excess solar energy produced during daylight hours and discharge power to the grid during evening peaks or emergency conditions. The BESS equipment will comprise a very small portion of the Mariposa Energy Park. Each battery cabinet will be monitored 24/7 via a supervisory control and data acquisition (“SCADA”) system, with remote operational oversight and automated safety shutdown protocols. Equipment will be compliant with NFPA 855 and UL 9540A standards to ensure fire resilience and thermal event prevention. On-Site Operations Areas The Project will operate without daily on-site staff. Routine maintenance and inspections will be conducted by a small operations team on a scheduled basis. The Site will include staging areas, inverter pads, and a substation control enclosure accessible via internal gravel roads designed to meet County, AZFMA and/or Goodyear fire access standards. The BESS and PV solar systems will be separated by substantial buffer areas, retention basins, and natural desert landscape to reduce visibility and environmental impacts. Critical equipment will be located toward the interior of the Site to maximize distance from off-site uses. Consistency with Maricopa County Vision 2030 Comprehensive The proposed Major Comprehensive Plan Amendment is consistent with the goals, objectives, and policies of the Maricopa County Vision 2030 Comprehensive Plan. The table below summarizes how the Mariposa Energy Park aligns with the County’s key planning elements: Evaluation Criteria CPA Response a. Overall Improvement to the Comprehensive Plan Yes. The amendment facilitates the development of utility- scale renewable energy in an appropriate, low-density area, advancing regional infrastructure goals while preserving rural character. b.i. Altering acceptable land use patterns No. The Project introduces a low-impact, unmanned use in a largely undeveloped area, consistent with the “Utilities” designation. b.ii. Requiring public expenditures for infrastructure No. All roads and utility infrastructure will be privately funded by the applicant. b.iii. Requiring public improvements to support planned land uses No. The Project does not require sewer or water services and will not burden existing infrastructure. b.iv. Adversely impacting planned uses due to increased traffic No. Operational traffic is minimal, and construction traffic will be temporary and managed through traffic control measures. Evaluation Criteria CPA Response b.v. Affecting livability, health, or safety No. The Project operates without staff, generates no emissions or noise, and complies with stringent safety and fire codes (NFPA 855, UL 9540A). b.vi. Adversely impacting the environment or scenic quality No. Equipment will be internally located and buffered by natural landscape. Washes and sensitive environmental areas are avoided. c. Consistency with Overall Intent of the Comprehensive Plan Yes. The Project aligns with the Plan’s call for strategic infrastructure planning, energy diversification, and rural compatibility. d. Consistency with Specific Goals and Policies See below. Comprehensive Plan Element Policy / Goal CPA Consistency / Justification Land Use Goal #1: Promote efficient growth and long-term fiscal stability The Project is unmanned and privately funded, requiring no public services or infrastructure. Goal #3: Protect public health, safety, and well- being The Project complies with national battery safety codes and setbacks; no risks to surrounding residents or recreational users. Transportation Goal: Ensure safe and efficient movement of people and goods Access improvements will be privately constructed; minimal operational traffic and no disruption to regional transportation networks. Environmental Goal: Preserve environmentally sensitive areas and scenic views Project layout avoids washes and drainages, buffers key scenic corridors, and retains natural desert character. Economic Growth Goal: Promote a diverse and resilient economy The Project contributes to infrastructure investment and supports a growing clean Comprehensive Plan Element Policy / Goal CPA Consistency / Justification energy economy without requiring municipal services. Growth Areas Goal: Encourage orderly development in targeted areas The Site is strategically located near transmission infrastructure and away from residential uses, supporting utility siting in appropriate areas. Water Resources Goal: Encourage water conservation and efficiency The Project will not use municipal water or sewer systems and does not generate significant water demand. Energy Policy #6: Encourage renewable energy leadership The Project positions the County as a leader in solar and battery energy infrastructure development. Policy #7: Support access to clean, sustainable energy The Project provides grid support, peak power delivery, and emissions-free energy generation. Cost of Development Goal: Minimize public financial burden The Project requires no capital investment by the County; all improvements are privately funded. Open Space Goal: Preserve open space and natural resources Equipment will be sited away from scenic corridors and buffered to protect visual and ecological resources. Compliance with Goodyear & Avondale General Plans With respect to the portion of the Site that is the subject of this Major CPA, the majority of the acreage is located within Goodyear’s municipal planning area, and the rest is located within the City of Avondale’s (“Avondale”) municipal planning area (see Exhibit B – Jurisdictional Map attached hereto). Goodyear’s 2035 General Plan designates the Site within its planning area as “Open Space” and “Scenic Neighborhoods”. The Open Space designation is intended to preserve land for conservation or regionally significant recreational purposes and supports zoning such as Agricultural (AG), Agricultural/Urban (AU), and Planned Area Development (PAD). Similarly, the Scenic Neighborhoods designation emphasizes rural character, clustered development to preserve natural features, and limited density with a baseline of one dwelling unit per acre unless increased density preserves open space or supports conservation goals. These designations reflect Goodyear’s commitment to maintaining the rural desert environment and ensuring land uses are compatible with scenic values and ecological integrity. The proposed Project is fundamentally aligned with these goals. It introduces no residential density, avoids the extension of public infrastructure, and preserves the natural topography and open desert conditions. Critical infrastructure will be sited internally and buffered from view using perimeter landscaping and topographic setbacks to preserve scenic vistas and rural character. The Project is designed to be reversible at the end of its useful life, allowing the land to revert to future conservation or low-density development consistent with the General Plan. Importantly, the Goodyear’s 2035 General Plan explicitly supports the expansion of renewable energy infrastructure. Within the “Healthy & Sustained” and “Prosperous & Innovative” fundamental strategies, Goodyear states its commitment to long-term environmental stewardship, energy resilience, and sustainability. Policy guidance under these strategies calls for supporting renewable energy generation and reducing environmental impacts associated with traditional power sources. The Project directly advances these policy objectives by delivering locally generated clean energy, reducing emissions, and increasing grid stability through the integrated BESS components. It also helps Goodyear remain competitive as a community attractive to forward-looking industries and residents that prioritize sustainability. The Project is compatible with the goals and policies of the Goodyear General Plan. Avondale’s General Plan provides a forward-looking framework that encourages compatibility and coordination in areas that may one day be annexed. Avondale’s 2030 General Plan recognizes the growing importance of renewable energy infrastructure as a foundational component of a healthy, sustainable, and resilient community. Notably, Avondale has adopted a city-wide target of 90% renewable energy by 2050 and 80% renewable energy for City operations by 2035. Avondale’s 2030 General Plan explicitly supports utility-scale solar as a viable energy solution, citing Avondale’s abundant sunshine, declining technology costs, and advancements in energy storage systems as critical drivers of growth in this sector. The Mariposa Energy Park Project directly supports Avondale’s sustainability and energy policies by facilitating large-scale PV solar energy production and BESS. These uses are essential to achieving Avondale's adopted renewable energy and greenhouse gas reduction goals. The Project is not reliant on municipal infrastructure and does not require public expenditure. Rather, it will be privately funded and maintained, with careful attention paid to safety, setbacks, buffering, and landscape integration, consistent with County IUPD standards. From a land use compatibility perspective, the Avondale 2030 General Plan designates this area as “Estate/Low Density Residential” and “Rural Low Density Residential which emphasize large-lot residential character and limited public infrastructure expansion. Although the proposed utility-scale use is not residential, it is inherently low-impact, unmanned, and self-contained. The facility introduces no permanent population, requires no municipal water or sewer services, and will not generate traffic, noise, or visual clutter. The Project will be physically buffered from any future residential areas, with substantial internal setbacks and landscaping, and is in a largely undeveloped area with minimal surrounding activity. Avondale’s 2030 General Plan does not prohibit or preclude utility-scale facilities or BESS uses, particularly where they can be buffered and do not generate traffic, emissions, or noise incompatible with neighboring properties. The Project's placement at the edge of Avondale’s planning boundary, buffered by open desert and located away from existing or planned residential neighborhoods, ensures that it does not detract from Avondale’s vision for cohesive urban form. Further, it should be noted that the Project has a total life span of approximately 25-30 years, at which point it will be decommissioned and removed from the Site. Simultaneously, the project furthers the goals and policies of the 2030 General Plan, particularly under the “Energy Element” and “Unique Land Uses” sections, which promote increased renewable energy development and the accommodation of utility-scale infrastructure in a compatible, buffered, and strategically located manner. The 2030 General Plan explicitly identifies electric generation facilities as a vital but often underrepresented land use type and supports coordinated siting, utility corridor protection, and private investment in alternative energy solutions. The IND-2 IUPD zoning district being proposed for the Project with the corresponding Zone Change with Overlay application, with use limitations focused solely on solar generation, BESS, and supporting facilities, will ensure alignment with both the County’s and Avondale’s long-range objectives. The Project is compatible with the goals and policies of the Avondale General Plan. Conclusion The Mariposa Energy Park is a model for responsible renewable energy development in the County. By amending the land use designation to “Utilities,” the County can support critical infrastructure that strengthens grid reliability, supports decarbonization, and provides lasting economic value, all without disrupting the future land uses anticipated for the Site by Goodyear or Avondale. Hanwha will work closely with Goodyear and the County to ensure that entitlement and permitting of the overall project occurs in a coordinated and seamless manner. This Major CPA meets all statutory and County policy criteria for approval of a Major CPA and reflects a low-impact, forward-thinking land use appropriate for the site. Hanwha respectfully requests your support and looks forward to continued coordination with staff, stakeholders, and neighbors throughout the approval process. Page | 1 Subdivision Infrastructure & Planning Program 301 W. Jefferson St. Phoenix, AZ 85003 S u b d i vi s io n @ m a ri co p a .go v e s d .m a r i c o pa .g o v The Maricopa County Environmental Services Department (MCESD) has completed review for the Mariposa Energy Park planning case(s). Please note the following MCESD requirements for site development: Onsite Wastewater (Septic) – Projects/sites seeking entitlement for site development and use of sanitary facilities require connection to a gravity sewer system or permitted onsite wastewater treatment (septic) facilities to support the development. A Notice of Intent to Discharge application for a septic system is required for any construction. Application must be submitted to the MCESD Onsite Wastewater Program. • Wastewater is not permitted to discharge to an adjacent parcel’s septic system. • If conducting food service in unincorporated Maricopa, a grease trap will be required by Onsite Wastewater program. • Setback requirements must be maintained per Arizona Administrative Code, Title 18, Chapter 9, Article 312, C (Features Requiring Setbacks). For Onsite Wastewater related questions, please contact the Onsite Program at (602) 506- 6666 or by email at septicquestions@maricopa.gov. Drinking Water – Per the Safe Drinking Water Act, any water system that supplies more than 25 people or 15 service connections per day for at least 60 days per year is classified as a Public Water System (PWS). • If the above criteria are met, a Public Water System application and a New Source Approval application are required and must be submitted to the MCESD’s Drinking Water Program. A water quality analysis report will be required with submittal and is good within one-year of testing. Project Name: Mariposa Energy Park Primary Contact Name: Ty Utton Planning Application Type: Development Master Plan - Major Amendment APN(s): 400-68-005, 400-68-007 Reviewer: Elliott Wheaton, P.E. Email: Elliott.Wheaton@maricopa.gov Phone: 602-376-6035 Planner Name: Joel Landis Planning Case #: CPA250005 Date: June 27, 2025 Water and Waste Management Division Page | 2 An Approval to Construct application is required to be submitted to the MCESD’s Treatment Program for all PWS water treatment facilities. • For questions, please contact the Water/Wastewater Treatment Program at (602) 372-2861 or email treatmentplantprogram@maricopa.gov An Approval to Construct application is required to be submitted to the MCESD’s Subdivision & Infrastructure Program for all PWS water system infrastructure. • For questions, please contact the Subdivision and Infrastructure Program at (602) 506-1058 or email subdivision@maricopa.gov For additional Drinking Water related questions, please contact the Drinking Water program at (602) 506-6935 or by email at sdwquestions@maricopa.gov. Subdivision Infrastructure and Planning – An Approval to Construct application is required and must be submitted to MCESD’s Subdivision & Infrastructure Program for water, reclaimed water and/or wastewater system infrastructure. A Water Service Agreement signed by the Utility is required and must be submitted to MCESD’s Subdivision & Infrastructure Program if the site/development will be provided with water and/or reclaimed water by a Utility. A Capacity Assurance Form issued by the Utility is required to MCESD’s Subdivision & Infrastructure Program if the site/development wastewater service is being provided by a Utility. For subdivision related questions, please contact the Subdivision and Infrastructure Program at (602) 506-1058 or email subdivision@maricopa.gov. Additional Notes – *It should be noted that this document does not approve the referenced project. Comments are provided for the benefit of the applicant for MCESD permit requirements and as an advisory to Maricopa County Planning and Development Department. 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 current regulations at the time of application. This Message Is From an External Sender This message came from outside your organization. Please use caution when corresponding outside the county. Outlook Goodyear Concerns Regarding: CPA250005 – Mariposa Energy Park (QCELLS) From Christian Williams <Christian.Williams@goodyearaz.gov> Date Mon 7/7/2025 11:18 AM To Joel Landis (PND) <Joel.Landis@maricopa.gov> Cc Rachel Applegate (PND) <Rachel.Applegate@Maricopa.Gov>; Jimmy Carreon <Jimmy.Carreon@goodyearaz.gov>; Katie Wilken <Katie.Wilken@goodyearaz.gov>; Riley Gibson <Riley.Gibson@goodyearaz.gov> Good morning, This email is to express the city of Goodyear’s concerns regarding a Comprehensive Plan Amendment for Mariposa Energy Park. The city’s concerns are not regarding the intermediate intended use of solar but rather a Comprehensive Plan Amendment which, per the Vision 2030 Maricopa County Comprehensive Plan would consider a future rezone to IND-2 (considering Industrial an appropriate use). With a portion of the project being located within and immediately adjacent to the City of Goodyear Municipal Planning Area (and General Plan Land Use Designation), the city has concerns. The City of Goodyear’s General Plan does not support Industrial Land Uses and does not designate Industrial Land Uses anywhere near or adjacent to this site; Goodyear’s General Plan (adjacent to this area) supports a mixture of Open Space, Scenic Neighborhood and Neighborhood; Industrial is the least compatible Land Use to those stated uses. Neither Open Space, Scenic Neighborhood or Neighborhood Land Uses within Goodyear support Industrial within Goodyear. The city is concerned that if the Comprehensive Plan Amendment moves forward, as proposed, there is a potential for future Industrially zoned property to be permitted immediately adjacent to and in close proximity to Goodyear residential and open space areas. Approving the amendment as proposed could allow future industrial zoning adjacent to Goodyear’s residential and open space areas, which is inconsistent with our land use and could be materially detrimental to the development of our city long-term. Goodyear would request that the county seek other means to permit solar, if solar is desired, that does not permanently open the door for failed projects or redeveloped projects to become Industrial. Additionally, since BLM lands are not subject to city or County zoning, we request that any rezoning or CPA amendment exclude those BLM parcels to further mitigate the risks associated with the perception that Industrial is appropriate in this area of the county or adjacent to Goodyear. Thank you for your consideration and collaboration, Christian M. Williams, AICP Planning Manager Development Services City of Goodyear, Arizona 1900 North Civic Square Goodyear, AZ 85395 v 623-882-7960 w goodyearaz.gov e christian.williams@goodyearaz.gov *In Office (Mo-Wed); Upon Request (Th-Fr) All messages created in this system belong to the City of Goodyear and should be considered a public record subject to disclosure under Arizona Public Records Law (A.R.S. 39-121). 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