03. Z250007 PZ Staff Report
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Z250007
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Report to the Planning and Zoning Commission
Prepared by the Maricopa County Planning and Development Department
Case:
Z250007 – Sierra Luna BESS Facility
Hearing Date:
July 24, 2025
Supervisor District:
5
Applicant:
Christy Eichorn, Plus Power
Owner:
Marwest Enterprises LLC
Request:
Zone Change with Overlay from Rural-43 to IND-2 IUPD
Site Location:
Generally located 750’ northeast of Avondale Blvd. and Broadway Rd. in the
Avondale area
Site Size:
Approx. 18.47 acres
Density:
N/A
County Island:
Yes, City of Avondale
County Plan:
Rural Development Area
Municipal Plan:
City of Avondale – Local Commercial
Municipal Comments:
City of Avondale - Supportive
Support/Opposition:
Four letters in support
Recommendation:
Approve with conditions
Z250007
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Project Summary:
1.
The IND-2 IUPD zoning will facilitate development of a proposed a Battery Energy Storage System
(BESS) facility 750’ northeast of Broadway Road and Avondale Boulevard in the Avondale area.
The site spans several parcels within a county island extending south toward the Salt River,
bordered by the City of Avondale to the north and west. An SRP canal separates the site from
direct access to Avondale Boulevard. The facility will interconnect with the nearby Ruud
Substation, located several hundred feet west in Avondale jurisdiction. Upon completion, the
facility will include 408 battery cabinets and will store approximately 150MW. This will be the
second BESS project tied to the substation, following the Sierra Estrella BESS, completed in 2024.
2.
The BESS facility will operate continuously with up to five on-site staff monitoring operations. A
development agreement between the applicant and the City of Avondale requires the developer
to coordinate fire and medical training with both Avondale and Rural Metro due to fire safety
concerns associated with BESS cabinets. The agreement also mandates construction of two
24,000-gallon water tanks for emergency response, along with a third-party contract to maintain
water supply.
3.
The IUPD proposes increased setbacks for BESS units from the base IND-2 zoning district’s
setback requirements. According to the applicant this reflects advances in BESS safety
standards. The applicant requests a 100-foot setback from all property lines to battery
enclosures—for emergency fire-fighting staging and refuge. Earlier BESS proposals included a
500-foot separation from existing residential. The applicant argues this amount of separation is
unnecessary as improved BESS technology poses less fire and smoke risks. This specific BESS
setback is not codified in the ordinance but has been crafted in consultation with the local fire
authority. Other IUPD provisions align with recent BESS approvals processed by the County. No
Plan of Development is proposed with this application.
REGULATION
BASE ZONING DISTRICT
REGULATIONS (IND-2)
PROPOSED ZONING DISTRICT
REGULATIONS (IND-2 IUPD)
Minimum Front Yard
20'
20’ (100’ for battery enclosures)
Minimum Side Yard
5’
5’ (100’ for battery enclosures)
Minimum Street-side Yard
10'
10’ (100’ for battery enclosures)
Minimum Rear Yard
25'
25’ (100’ for battery enclosures)
Parking Spaces
See parking regulations
3 spaces plus one ADA stall
Screening
6' solid wall
8’ Masonry Wall
Additional Regulations
Art. 902.9.1.
Battery Energy Storage System
components may be located
outside of enclosed buildings
Paving
Art. 1102.7.1.
Gravel surface with compacted
subgrade of native soil
Allowed Uses
Art. 902.2.
Battery Energy Storage System
Z250007
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Aerial photo of subject site, oriented north
Aerial image & surrounding environs showing recent developments
Z250007
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Eagle view of subject site looking north into subject parcel (aerial image dated March 2nd, 2025)
Conceptual site plan
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Portion of conceptual site plan showing distance from cabinets to Rural-43 Zoning District
Existing On-Site and Adjacent Zoning / Land Use:
4.
On-site:
Rural-43 / Vacant
North:
SRP Canal then City of Avondale / Future Residential
South:
Rural-43 / Residential
East:
Rural-43 / Residential
West:
Avondale Blvd then City of Avondale / Future Commercial
Zoning District map
Z250007
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Utilities and Services:
5.
Water:
Well
Wastewater:
Septic
Fire:
City of Avondale/Rural Metro
Police:
MCSO
Right-of-Way:
6.
The following table includes existing and proposed half-width right-of-way and the future
classification based upon the Maricopa County Department of Transportation (MCDOT) Major
Streets and Routes Plan. Avondale Blvd at the site is under the jurisdiction of the City of Avondale.
Street Name
Half-width Existing R/W
Half-width Proposed R/W
Future Classification
Broadway Rd.
36’
40’
Minor Arterial
Adopted Plan:
7.
Avondale General Plan 2030 (adopted December 4, 2023): Local Commercial: Land use category
that is used primarily for providing daily needs of goods and services to the residents residing
within the surrounding area. The types of uses allowed in this category specifically for local
residents may include: grocery stores, gas stations, neighborhood/retail services, and office and
medical uses serving consumers residing in adjacent residential areas, which promotes a
walkable community. Preferred locations are major arterial intersections, although other
locations may be deemed acceptable based on the merits of the project. In addition, services that
provide shopping and basic services for the immediate area (i.e. “neighborhood commercial”)
may be allowed in any land-use classification based upon the merits of the development proposal.
Generally neighborhood commercial development would not be greater than five acres, and would
require adequate buffering to protect surrounding land uses.
Public Participation Summary:
8.
The applicant complied with the Maricopa County Public Participation Process with the required
posting of the property and notification by first class mail to the adjacent property owners within
300’ of the subject site and interested parties. Staff received four letters of support in addition to
the approved development agreement between the City of Avondale and the applicant.
9.
The support letters come from members of the Phoenix business community, including the
Arizona chapter of the Chamber of Commerce, the Arizona Commerce Authority, the Arizona Tech
Council, and the Western Maricopa Coalition. They all speak to the necessity of the project given
the rising demand of energy throughout the valley, and that the project would be an important
component of ensuring such energy would remain available during peak demand hours.
10.
The applicant and the City of Avondale were in frequent communication throughout the review
period of the project. Although not directly expressed to staff, City of Avondale staff had apparent
concerns regarding ensuring appropriate access to the site in addition to appropriate fire
servicing. These discussions ultimately led to a development agreement between Avondale and
the applicant regarding certain measures that would allow for site development. This
development agreement was approved by Avondale’s City Council on July 7, 2025. While the
Z250007
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County is not party to this agreement, staff has implemented terms of the agreement as part of
this zone change to be enforceable with a future Plan of Development application for the site.
Outstanding Concerns from Reviewing Agencies:
11.
Although the project does not meet the land-use designation within the Avondale General Plan,
staff notes the approval of Avondale’s City Council of the development agreement as an approval
of the proposed land-use. Staff is appreciative of the efforts of the applicant in working with the
City of Avondale on procuring this agreement.
Staff Analysis:
12.
Staff supports IND-2 IUPD zoning at this site because the proposed BESS use would help protect
the Valley’s energy grid during this period of rapid development and represents an appropriate
land-use for this site considering its proximity to the nearby substation and power lines. BESS
facilities are becoming increasingly common in the Valley, helping to meet rising energy demands
by supplying additional load during peak hours and reducing the risk of grid failure.
Recommendation:
13.
Staff recommends the Commission adopt a motion recommending that the Board of Supervisors
approve Z250007 subject to the following conditions ‘a’ – ‘j’:
a.
Development of the site shall be in substantial conformance with the Site Plan entitled “Sierra
Luna Energy Storage Project“, consisting of 2 full-size sheets, dated July 15, 2025, except as
modified by the following conditions and as modified by the Plan of Development.
b.
Development of the site shall be in substantial conformance with the Narrative Report
entitled “Sierra Luna Energy Storage Narrative Report”, consisting of 60 pages, dated May 9,
2025, except as modified by the following conditions.
c.
The following Planning Engineering conditions shall apply:
1.
Without the submittal of a precise plan of development, no development approval is
inferred by this review, including, but not limited to number of proposed building
lots/units, drainage design, access and roadway alignments. These items will be
addressed as development plans progress and are submitted to the County for
further review and/or entitlement.
2.
A traffic impact study must be submitted with future entitlement (POD or Preliminary
Plat) application(s). Due to the preliminary nature of this zone change request
MCDOT traffic did not comment on the zone change review and will make comments
once more details are provided in the future entitlements.
3.
Engineering review of re-zone cases is conceptual in nature. All development and
engineering design shall be in conformance with Section 1205 of the Maricopa
County Zoning Ordinance; Drainage Policies and Standards; Floodplain Regulations
for Maricopa County; MCDOT Roadway Design Manual; and current engineering
policies, standards and best practices at the time of application for construction.
d.
The following IND-2 IUPD standards shall apply:
1.
Minimum Front Yard: 20’ (100’ for battery enclosures)
Z250007
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2.
Minimum Side Yard: 5’ (100’ for battery enclosures)
3.
Minimum Street-side Yard: 10’ (100’ for battery enclosures)
4.
Minimum Rear Yard: 25’ (100’ for battery enclosures)
5.
Parking Spaces: Min. 3 spaces plus one ADA stall
6.
Screening: Min. 8’ masonry wall
7.
Additional Regulations: Battery Energy Storage System components may be located
outside of enclosed buildings
8.
Paving: Gravel surface with compacted subgrade of native soil
e.
The IND-2 zoning is subject to an Industrial Unit Planned Development (IUPD) Overlay that
limits the entitled use to battery energy storage facilities and ancillary uses, or other uses
determined by both the Planning & Development Department and the Environmental Services
Department as appropriate and that can accommodate wastewater disposal via on-site
septic systems or a third-party wastewater management provider. . The IUPD may be deleted
or amended to entitle additional uses via Modification of Condition application to the
Planning & Development Department but will require legislative approval by the Board of
Supervisors after recommendation of the Planning & Zoning Commission.
f.
Administrative approval of a POD will be required prior to approval and issuance of
construction permits to develop and establish use of the site. Prior to issuance of a building
permit, written confirmation will be required from the emergency fire protection jurisdiction
having authority that the facility has been designed in accordance with their regulations and
requirements, and that emergency fire protection service will be provided to the facility. Prior
to issuance of the certificate of occupancy, local fire protection jurisdiction review and
approval will be required.
g.
The following Plan of Development conditions per the City of Avondale development
agreement shall apply:
1.
Developer shall coordinate with the City of Avondale Fire and Medical Department
and Rural Metro to provide onsite training at Developer’s expense.
2.
Developer shall provide two (2) access driveways to the Property from South 113th
Avenue.
3.
Battery unit spacing shall comply with NFPA 855 and OSHA 1926.
4.
Developer shall install two (2) 24,000-gallon water tanks on site, with access
connections located outside the perimeter wall.
5.
Developer shall retain a third-party service provider to refill water tanks as needed to
support emergency response.
h.
Noncompliance with any of the conditions assigned to the approval of this Zone Change by
the Maricopa County Board of Supervisors may be grounds for revocation in accordance with
the requirements and procedures as set forth in the Maricopa County Zoning Ordinance.
i.
The property owner/s and their successors waive claim for diminution in value if the County
takes action to rescind approval due to noncompliance with conditions.
j.
The granting of this change in use of the property has been at the request of the applicant,
with the consent of the landowner. The granting of this approval allows the property to enjoy
uses in excess of those permitted by the zoning existing on the date of application, subject
to conditions. In the event of the failure to comply with any condition, the property may be
considered for revocation to the zoning that existed on the date of application. It is, therefore,
Z250007
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stipulated and agreed that either revocation due to the failure to comply with any conditions,
does not reduce any rights that existed on the date of application to use, divide, sell or
possess the property and that there would be no diminution in value of the property from the
value it held on the date of application due to such revocation of the Zone Change. The Zone
Change enhances the value of the property above its value as of the date the Zone Change
is granted and reverting to the prior zoning results in the same value of the property as if the
Zone Change had never been granted.
Presented by:
Joel Landis, Planner
Reviewed by:
Rachel Applegate, Planning Supervisor
Attachments:
Case Map (1 page)
Site Plan (2 pages)
Narrative Report (60 pages)
MC PND Engineering comments (2 pages)
Support Letters (4 pages)
Approved development agreement (17 pages)
/
Maricopa County Planning & Development - Phoenix, AZ
5
Gross Acres: 18 approx.
Generated June 25, 2025 8:26 AM
Z250007
Application Name:
Legal Description
Sierra Luna Energy Storage
Applicant
Case Address
1N 1E 19
Peter Furlow
4025 S AVONDALE BLVD
Applicant Phone/Email
Parcel Primary:101-23-002F
(402) 575-8000
peter.furlow@quarles.com
TOLLESON, AZ 85353
Map scale 1:2,854
Supervisor District No.
Zone Change with Overlay Request from Rural-43 (RU-43) to Light Industrial (IND-2) and Industrial Unit
Plan of Development (IUPD) for proposed battery energy storage facility.
S.1
SIERRA LUNA ENERGY
STORAGE PROJECT
150MW / 1200MWH
COVER SHEET
UTILITY COMMITMENT TABLE
WATER
N/A
WASTEWATER
N/A
FIRE PROTECTION
RURAL METRO FIRE
POLICE PROTECTION
MARICOPA COUNTY SHERIFF'S OFFICE
ELECTRIC
SALT RIVER PROJECT
NATURAL GAS
N/A
TELEPHONE
N/A
REFUSE
TBD
SITE SUMMARY TABLE
GROSS ACREAGE
18.47 ACRES
NET ACREAGE
17.74 ACRES
EXISTING ZONING & LAND USE
ZONE: RURAL-43 (RU-43)
USE: VACANT
PROPOSED ZONING & LAND USE
ZONE: LIGHT INDUSTRIAL (IND-2) WITH IUPD OVERLAY
USE: BATTERY ENERGY STORAGE SYSTEM
REQUEST
ZONE CHANGE FROM RU-43 TO IND-2 WITH IUPD OVERLAY FOR SIERRA
LUNA ENERGY STORAGE.
IUPD COMPARISON CHART
REGULATION
BASE ZONING DISTRICT REGULATIONS
(IND-2)
PROPOSED ZONING DISTRICT REGULATIONS
(IND-2 IUPD)
MAXIMUM BUILDING HEIGHT
40'
40'
MINIMUM FRONT YARD
20' (ABUTTING A SECTION LINE ROAD)
20' (ABUTTING A SECTION LINE ROAD) EXCEPT 100' FROM
BATTERY ENCLOSURES TO PROPERTY LINE*
MINIMUM SIDE YARD
5' (ADJACENT TO RURAL OR RESIDENTIAL ZONING
DISTRICT)
5' (ADJACENT TO RURAL OR RESIDENTIAL ZONING
DISTRICT) EXCEPT 100' FROM BATTERY ENCLOSURES TO
PROPERTY LINE*
MINIMUM STREET-SIDE YARD
10' (STREET SIDE OF CORNER LOT ABUTTING RURAL
RESIDENTIAL ZONING DISTRICT)
10' (STREET SIDE OF CORNER LOT ABUTTING RURAL
RESIDENTIAL ZONING DISTRICT) EXCEPT 100' FROM
BATTERY ENCLOSURES TO PROPERTY LINE*
MINIMUM REAR YARD
25' (ABUTTING A RURAL OR RESIDENTIAL ZONING
DISTRICT)
25' (ABUTTING A RURAL OR RESIDENTIAL ZONING DISTRICT)
EXCEPT 100' FROM BATTERY ENCLOSURES TO PROPERTY
LINE*
MINIMUM LOT AREA
6,000 SQ. FT.
6,000 SQ. FT.
MINIMUM LOT WIDTH *
60'
60'
MAXIMUM LOT COVERAGE
60%
60%
PARKING SPACES
OFFICE: 1 SPACE PER 250 SF
INDUSTRIAL: 1 SPACE PER 600 SF
OFFICE: 1 SPACE PER 250 SF
INDUSTRIAL: 3 SPACES PLUS 1 ADA STALL
PERIMETER SCREENING
6' MASONRY WALL
8' MASONRY WALL
ADDITIONAL REGULATIONS
ARTICLE 902.9.1. ALL USES EXCEPT FOR PARKING,
LOADING, UNLOADING OR STORAGE SHALL BE
CONDUCTED WITHIN A COMPLETELY ENCLOSED
BUILDING
BATTERY ENERGY STORAGE SYSTEMS COMPONENTS MAY
BE LOCATED OUTSIDE OF ENCLOSED BUILDINGS.
PAVING
ARTICLE 1102.7.1. FOR OTHER THAN ONE SINGLE-FAMILY
DWELLING UNIT OR ONE MOBILE HOME ON A LOT OF
RECORD, ANY PARKING AREA MUST BE PAVED OR IN THE
ALTERNATIVE SURFACED WITH AGGREGATE BASE
COURSE MATERIAL.
GRAVEL SURFACE WITH COMPACTED SUBGRADE OF
NATIVE SOIL.
SIERRA LUNA ENERGY STORAGE PROJECT
ZONE CHANGE WITH OVERLAY REQUEST FROM RURAL-43 (RU-43) TO LIGHT INDUSTRIAL
(IND-2) AND INDUSTRIAL UNIT PLAN OF DEVELOPMENT (IUPD)
CASE #Z250007
*THE APPLICANT ALSO REQUESTS THAT THESE SETBACK AREAS ALLOW FOR DRAINAGE CHANNELS, PERIMETER WALLS, ACCESSWAYS, SIGNAGE,
OR OTHER IMPROVEMENTS PER THE SETBACKS OF THE UNDERLYING IND-2 ZONING DISTRICT BUT EXCLUDING BATTERY STORAGE UNITS.
VICINITY MAP
(NOT-TO-SCALE)
N
GENERAL NOTES
1.
PROJECT IS LOCATED IN SCHOOL DISTRICT LITTLETON #65 IN TOLLESON UNION HS #214.
BATTERY ENERGY STORAGE IS THE ONLY PERMITTED USE IN THE IUPD OVERLAY
APN: 101-23-012C
APN: 101-23-012D
ɸ1
ɸ2
ɸ3
ɸ3
ɸ2
ɸ1
E
E
E
CAPBANK
F
F
F
F
F
F
F
F
F
F
F
F
F
F
F
F
F
F
F
F
F
E
E
E
FLOOD CHANNELIZATION AND
STORMWATER RETENTION AREA
RETENTION POND
APN: 101-23-002E
JENNINGS JAMES D/NANCY M TR
ZONE: RU-43
APN: 101-23-002G
MARTINEZ JAIME L/MARIA L
ZONE: RU-43
APN: 101-23-006A
MARWEST ENTERPRISES LLC
ZONE: RU-43
APN: 101-23-013A
MARWEST ENTERPRISES
ZONE: RU-43
APN: 101-23-012E
S. 113TH AVE.
APN: 101-23-002F
SRP CANAL
SRP CANAL
40'
10'
25'
10'
20'
8'
60'
12'
20'
8'
APN: 101-23-002G
JAIME AND MARIA MARTINEZ
ZONE: RU-43
R45' (TYP.)
8'-6"
(TYP.)
20'
20' (TYP.)
20' (TYP.)
20'
230 KV TRANSMISSION LINE
TO RUDD SUBSTATION
SITE ENTRANCE (TYP.)
SITE ENTRANCE
EXISTING PROPERTY LINE
50' R/W FOR S. 113TH AVE EXPANSION
TO BE CONSTRUCTED BY OTHERS
PERIMETER WALL
(APPROX. HT. = 8'+)
100' SETBACK FROM PROPERTY LINES
CONTROL ENCLOSURE
(APPROX. HT. = 14')
PARKING AREA
LIGHT POLE (TYP.)
(APPROX. HT. = 20'. SEE NOTE 4)
MOBILE OFFICE TRAILER
(APPROX. HT. = 14')
PARKING AREA INCLUDING 1 ADA STALL
PROJECT SUBSTATION FENCE
SAFETY & SECURITY
SIGNAGE (TYP. SEE NOTE 5)
HIGH VOLTAGE
CIRCUIT BREAKER
MAIN POWER
TRANSFORMER
MEDIUM VOLTAGE FEEDER BAYS
112'
156'
137'
141'
20'
S. AVONDALE BLVD.
171'
223'
50'
174'
SPARE EQUIPMENT
STORAGE
90°
409'
TEMPORARY DRAINAGE EASEMENT
TO BE INCORPORATED INTO DESIGN
FUTURE AUGMENTATION AREA
(SEE NOTE 7)
90'
189'
122'
113'
47'
63'
47'
63'
11'
36'
230 KV TRANSMISSION POLE
(APPROX. HT. = 120')
S
S
G
S
APN: 101-23-002H
MARTINEZ JAIME L/MARIA L
ZONE: RU-43
APN: 101-23-007B
CLIFFORD MOORHEAD LIVING TRUST
ZONE: RU-43
STORAGE CONTAINERS
W/ SHADE
STRUCTURE (TYP.)
(APPROX. HT. = 30')
DEADEND
STRUCTURE
(APPROX. HT. = 80')
24'
24,000 GALLON WATER TANK
(APPROX. HT. = 10')
5'
90°
24'
24,000 GALLON WATER TANK
(APPROX. HT. = 10')
12'
8'
111'
BATTERY AND
INVERTER
CONTAINER (TYP.)
MEDIUM VOLTAGE
TRANSFORMER
FUTURE
AUGMENTATION
N
S.2
SIERRA LUNA ENERGY
STORAGE PROJECT
150MW / 1200MWH
NOTES
1.
THIS IS A PRELIMINARY DESIGN NOT FOR
CONSTRUCTION.
2.
ALL SPECIFIED DIMENSIONS AND EQUIPMENT
QUANTITIES ARE FOR REFERENCE ONLY. FINAL
EQUIPMENT SPECIFICATIONS TO BE DETERMINED AT
CONSTRUCTION.
3.
SITE ACCESS FOR FIRE VEHICLES TO FOLLOW
REQUIREMENTS WITHIN NFPA 1 SECTION 18.2.3.
4.
LIGHT FIXTURES TO COMPLY WITH SECTION 1112 OF
THE MARICOPA COUNTY ZONING ORDINANCE.
5.
SIGNAGE WILL BE INSTALLED IN ACCORDACE WITH
MARICOPA COUNTY ZONING ORDINANCE. FURTHER
DESIGN DETAILS TO BE PROVIDED DURING PLAN OF
DEVELOPMENT SUBMITTAL.
6.
LAYOUT INCLUDES 336 BATTERY ENCLOSURES WITH
84 MEDIUM VOLTAGE TRANSFORMERS EXPECTED TO
BE INSTALLED AT BEGINNING OF PROJECT LIFE.
7.
QUANTITY AND SPECIFICATIONS OF BATTERY
ENCLOSURES AND APPURTENANCES USED IN
FUTURE AUGMENTATION AREA WILL BE DETERMINED
AT THE TIME OF CONSTRUCTION OVER THE LIFE OF
THE FACILITY.
8.
TOTAL PARCEL AREA IS APPROXIMATELY 18.5 AC.
9.
TOTAL DEVELOPED AREA IS APPROXIMATELY 9.7 AC.
10.
THIS SITE PLAN IS CONCEPTUAL IN NATURE AND IS
SUBJECT TO MODIFICATION PER THE MARICOPA
COUNTY ADMINISTRATIVE PLAN OF DEVELOPMENT
APPROVAL PROCESS.
PROJECT SITE PLAN
LEGEND
SETBACKS
CHAIN LINK FENCE
PERIMETER WALL
SAFETY & SECURITY SIGNAGE
LIGHT POLE
PROJECT PROPERTY LINES
GRAVEL SURFACING
FUTURE AUGMENTATION
ACCESS GATE
PROPOSED OVERHEAD ELECTRIC
OTHER PROPERTY LINES
EXISTING EASEMENTS
BATTERY SYSTEM LAYOUT
SIERRA LUNA ENERGY STORAGE
NARRATIVE REPORT
Zone Change with Overlay Request from Rural-43 (RU-43) to
Light Industrial (IND-2) and Industrial Unit Plan of Development (IUPD)
Northeast of the intersection of S. Avondale Boulevard and W. Broadway Road
Case No. Z250007
Applicant: Sierra Luna Energy Storage LLC
Applicant’s Agent:
Ben Graff, Esq.
Peter Furlow, Esq.
Quarles & Brady LLP
2 N. Central Ave.
Phoenix, AZ 85004
First Submittal Date: February 28th, 2025
Second Submittal Date: May 9th, 2025
Sierra Luna Energy Storage
Narrative Report
Page 2
May 9, 2025
Table of Contents
1.
PURPOSE OF REQUEST ............................................................................................................... 2
2.
DESCRIPTION OF PROPOSAL ...................................................................................................... 5
2.1
APPLICATION SUMMARY AND CONTACTS ............................................................................................ 5
2.2
PROPOSED USE .......................................................................................................................... 6
2.3
PROJECT NEED ............................................................................................................................ 6
2.4
PROJECT PARTNERSHIPS ................................................................................................................ 8
2.5
OPERATIONS .............................................................................................................................. 8
2.6
SITE CONSIDERATIONS .................................................................................................................. 8
2.6.1
Setbacks ............................................................................................................................. 9
2.6.2
Parking ................................................................................................................................ 9
2.6.3
Signage ............................................................................................................................... 9
2.6.4
Screening and Landscaping ................................................................................................. 9
2.6.5
Perimeter Fencing and Security ............................................................................................ 9
2.6.6
Perimeter Landscaping ........................................................................................................ 9
2.6.7
Lighting ............................................................................................................................. 10
2.6.8
On-site surfacing and preliminary Civil Design ..................................................................... 10
2.6.9
Floodplain ......................................................................................................................... 10
2.7
SAFETY CODES AND STANDARDS ................................................................................................... 10
3.
RELATIONSHIP TO SURROUNDING PROPERTIES ........................................................................ 11
3.1
BENEFITS OF GRID-SCALE ENERGY STORAGE .................................................................................... 11
3.2
COMMUNITY BENEFITS ................................................................................................................ 12
4.
LOCATION AND ACCESSIBILITY ................................................................................................. 15
5.
CIRCULATION SYSTEM .............................................................................................................. 17
6.
ANTICIPATED DEVELOPMENT SCHEDULE .................................................................................. 17
7.
COMMUNITY FACILITIES AND SERVICES ................................................................................... 17
8.
PUBLIC UTILITIES AND SERVICES .............................................................................................. 17
8.1
WATER AND SEWER .................................................................................................................... 18
8.2
FIRE PROTECTION MEASURES ....................................................................................................... 18
9.
IUPD COMPARISON CHART ...................................................................................................... 20
10.
COMPREHENSIVE PLAN COMPLIANCE .................................................................................. 21
10.1
COUNTY COMPREHENSIVE PLAN COMPLIANCE ................................................................................. 21
10.2
CITY OF AVONDALE 2030 GENERAL PLAN ........................................................................................ 22
10.3
COORDINATION WITH CITY OF AVONDALE ........................................................................................ 22
10.4
OUTREACH AND COMMUNITY PARTICIPATION PLAN ............................................................................ 23
11.
OTHER PROJECT-SPECIFIC INFORMATION ............................................................................. 23
11.1
BATTERY ENERGY STORAGE SYSTEM DETAIL ...................................................................................... 23
Sierra Luna Energy Storage
Narrative Report
Page 3
May 9, 2025
11.2
PROJECT SUBSTATION ................................................................................................................. 24
11.3
TRANSMISSION LINE ................................................................................................................... 25
11.4
EXPERIENCE AND NEARBY PROJECTS............................................................................................... 25
12.
CONCLUSION ...................................................................................................................... 25
APPENDICES
Appendix A – Zoning Exhibit
Appendix B – Change of Zone Legal Description
Appendix C – SRP Ten Year Transmission Plan
Sierra Luna Energy Storage
Narrative Report
Page 4
May 9, 2025
1.
Purpose of Request
Sierra Luna Energy Storage LLC ("Applicant"), an indirect subsidiary of Plus Power, is
seeking a proposed zone change with overlay from Rural-43 (“RU-43”) to Light Industrial
(“IND-2”) with an Industrial Unit Plan of Development (“IUPD”) Overlay for the approximate
18.5 acres property located at Maricopa County Assessor’s Parcel Nos. 101-23-012E, 101-
23-002F, 101-23-012D, and 101-23-012C (the “Property”). The proposed project is a
standalone battery energy storage system (“BESS”) with a capacity of 150 megawatt (“MW”)
/ 1,200 megawatt-hour (“MWh”) and an on-site substation connecting to the existing 230
kilovolt (“kV”) Rudd Substation co-owned by Salt River Project (“SRP”) and Arizona Public
Service (“APS”). The project is referred to as “Sierra Luna” or the “Project.” Located
northeast of south Avondale Boulevard and west Broadway Road, the Project is optimally
located approximately 2,640 feet from the existing Rudd Substation.
The Property is currently zoned RU-43 and does not fall within any overlay districts. Although
BESS uses are not explicitly referenced in the Maricopa County Zoning Ordinance (“MCZO”),
the Maricopa County Planning and Development Department has issued a formal
interpretation which states BESS uses are permitted as-of-right under the IND-2 zoning
district.
The proposed IUPD overlay includes deviations from the underlying IND-2 district
development standards to accommodate special design requirements for the proposed
Project and to provide flexibility to the overall design. The proposed IUPD overlay for Project
will limit uses to BESS facilities and ancillary uses. It will also establish setbacks for battery
storage units of at least 100-feet from all adjoining property lines. Other requirements, such
as parking and height requirements are provided in the IUPD Comparison Chart in Section 9
of this narrative. An administrative Plan of Development (“POD”) application will be
submitted in the future consistent with the development standards outlined in this zone
change with overlay request. Approved administratively following the County’s approval of
the zone change, the POD will provide a more detailed site plan and give further details on
the proposed use on the Property.
With fire safety, and the safety of our local first responders as the most important item of
consideration in this application, we have provided robust information on our fire safety plan
in Section 8.2 of this narrative. Additionally, we are proactively requesting that County Staff
include and require a stipulation as part of the rezone approval which provides express
powers to Rural Metro to review and approve all plans prior to the issuance of building
permits and any certificates of occupancy. The proposed stipulation language can be found
in Section 8.2 of this narrative.
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2.
Description of Proposal
2.1
Application Summary and Contacts
Applicant: Sierra Luna Energy Storage, LLC
Current Landowner: Marwest Enterprises LLC / Camarus LLC
Project Representatives:
Christy Eichorn, AICP, Senior Permitting Manager ceichorn@pluspower.com
Stuart Coles, Senior Development Manager scoles@pluspower.com
Authorized Agents:
Quarles & Brady LLP: Benjamin Graff, Benjamin.graff@quarles.com
Coe Van Loo Consultants Inc: Parker Froehlich, pfroehlich@cvlci.com
Location of Project: Four unaddressed parcels located northeast of the intersection of
S. Avondale Blvd. and W. Broadway Road.
Parcel Number
Number of Acres
10123012C
1.0
10123012D
0.87
10123012E
15.6
10123002F
1.0
Total
18.47
Proposed Zone Change and Overlay Area: 18.47 acres
Special Land Designations: Federal Emergency Management Agency, Special Flood
Hazard Area (Zone AE) with a 1% annual flood risk.
Existing Use: Vacant
Utility Providers:
WATER
ON SITE WATER TANKS
WASTEWATER
N/A
FIRE PROTECTION
RURAL METRO FIRE
POLICE PROTECTION
MARICOPA COUNTY SHERIFF’S OFFICE
ELECTRIC
SALT RIVER PROJECT
NATURAL GAS
N/A
TELEPHONE
N/A
REFUSE
TBD
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2.2
Proposed Use
The Project is a grid-scale, standalone BESS that will provide 150MW of on demand
power to the grid to service tens of thousands of homes for up to eight hours. The
Project’s batteries will charge directly from the local grid, via the electricity provided by
an interconnection to the existing 230-kV Rudd Substation, and discharge electricity
through the same path back into the existing substation. With this vacant site
approximately 2,640 feet from the Rudd Substation, it offers a unique opportunity to
meet the West Valley’s electrical grid stability needs with a minimum amount of
powerline infrastructure. The Project consists of the following components:
• Grid-scale BESS containers (approximately 408 units expected at end-of-life of
the Project based on preliminary site design)
• Electrical collection systems, including transformers
• High-voltage transmission line and associated facilities
• Project substation consisting of typical electrical equipment and a control
enclosure
• Maintenance area consisting of unoccupied storage containers and shade
structures for operation and maintenance
• Mobile office trailer
• Solid perimeter wall (minimum height of 8 feet) for screening and security
• Landscaping and vegetative screening
• Above-ground water tank
• Access elements including gates, interior access roads, and on-site parking
• Civil design features including drainage channels and retentions basins.
Construction is expected to begin in 2028, with service starting in 2029. The zone change
will allow the construction and operation of the BESS and appurtenances on the
Property.
2.3
Project Need
There is an quantifiable need for BESS projects over the next decade in the West Valley.
In SRP’s 2023 Integrated System Plan, SRP announced plans for over 1,500 MW of new
energy storage by 2035. Similarly, APS has determined 3,000 MW of energy storage will
be necessary to address its growing electrical demand load, particularly in the summer,
and support integration of new renewable energy projects into a reliable and functioning
grid.
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The Rudd Substation, originally constructed in 2022, is an important component of the
SRP and APS electric grid for the Region. It is important to emphasize that the
construction of the Rudd Substation brought with it the expectation that surrounding
land uses would include energy sources such as BESS developments in the near future.
See SRP Ten Year Transmission Plan attached as Appendix C.
The Rudd Substation integrates transmission lines at multiple voltage classes and has
ample hosting capacity for new resources, which makes it a critical location for an energy
storage project. This specific point of delivery minimizes costs for upgrading the facility
to allow for the addition of an energy storage system. As a result, the Project will benefit
the utility, and ratepayers will receive improved grid reliability and integration of
generation resources.
Both SRP and APS are continuing to make investments in the Rudd Substation and have
identified the following upgrades in their transmission planning documents:
• SRP: Reconductoring the Rudd - Orme 230 kV double circuit line (Operational 2027)
• APS: Construction of the JoJoba 500 kV - Rudd 500 kV transmission line
o (Commercial Operation Date 2028)
• APS: Construction of the White Tanks - Rudd 230 kV transmission line
o (Commercial Operation Date 2024)
In 2024, Plus Power completed the Sierra Estrella Energy Storage Project in Avondale, AZ
which also connects directly to the Rudd Substation.
The Sierra Estrella Energy Storage Project came online in the summer of 2024 during peak
demand for regional utilities and Phoenix. At the time, Jim Pratt, SRP’s chief executive
officer stated:
“We appreciate our partnership with Plus Power to develop these resources,
which will provide flexibility and resource diversity to help maintain reliable
power during Arizona’s hot summers…We are proud to be leading the way with
integrating new energy technology to serve our customers.”
SRP estimated that energy storage projects like these supplied more than 10% of its
peak-hours electricity demand in 2024, the equivalent of the electricity used by
approximately 180,000 homes. Both the continued investment in the Rudd Substation
and the commitment from SRP to incorporate energy storage into its system emphasize
the opportunity for the Project to support Maricopa County’s existing electric grid where
it is needed most.
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2.4
Project Partnerships
Sierra Luna Energy Storage LLC is a leader in standalone battery energy storage projects
in the United States. Plus Power operates seven systems nationwide, with two additional
systems anticipated to commence operations in 2025. Two of the seven operational
projects are in Arizona, with one in Gilbert and one in Avondale. Plus Power partners with
local governments, utilities, and stakeholders in those communities and will continue to
foster productive relationships. Plus Power seeks to establish a similar partnership with
Maricopa County and adjacent jurisdictions, including Avondale, to ensure transparent
communication and thoughtful development for this critical energy infrastructure
project to support the West Valley.
2.5
Operations
The BESS will be operational 24 hours a day seven days a week. After construction is
complete, up to five technicians are anticipated to be on site during normal business
hours maintaining and monitoring equipment. In addition to the BESS, there will be a
trailer on site to accommodate operations and maintenance staff. There will be a control
enclosure located in the Project substation to house equipment for monitoring and
controls. Equipment staging areas will consist of storage containers and shade
structures covering approximately ten thousand square feet in area.
2.6
Site Considerations
The Project is designed to minimize impacts on local land uses and resources, manage
floodplain distribution responsibly, and blend with the surrounding area's aesthetics.
To maintain the Project’s energy storage capacity and efficiency throughout its lifetime,
augmentation of the Project’s battery enclosures will be necessary. Augmentation is the
process of adding more BESS capacity to compensate for the natural degradation of the
capacity of the BESS installed initially. Augmentation is anticipated to include repair,
replacement and installation of new battery enclosures. The exact specifications and
dimensions of the battery enclosures and associated equipment used for augmentation
will vary and will be determined at the time of installation, utilizing state-of-the-art
technology at that time. The site plan included in this application includes both the initial
phase of build-out and anticipated future augmentation.
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2.6.1 Setbacks
The site will have 100-foot setbacks between all battery enclosures and Property lot
lines in compliance with the 2023 version of National Fire Protection Association
(“NFPA”) 855 which applies to remote facilities such as this Project.
2.6.2 Parking
The proposed development will have five parking stalls in compliance with the MCZO.
Separate from employee parking, an approximate one thousand square foot area will
also be solely dedicated to first responders and allow for a fire staging area.
2.6.3 Signage
During all phases of this Project, signage for safety and identification will be posted
around the perimeter of the project site The Project will comply with minimum
standard safety signage around its perimeter. Any and all signage will conform to
MCZO Chapter 14 Section 14.04 requirements.
2.6.4 Screening and Landscaping
The proposed BESS will have no negative impact on neighbouring parcels and is
compatible with the nearby existing high-voltage transmission lines, stables, planned
data center, and substation. The Applicant has committed to installing a minimum 8-
foot-tall wall on all sides to visually screen the batteries and secure the site. The wall
will resemble similar walls found along Avondale Boulevard for commercial and
residential developments typical of the area. Additionally, the 100-foot setback from
the property boundaries will support screening from major roads, and landscaping
outside the wall will consist of native vegetation in compliance to landscape
standards in the MCZO.
2.6.5 Perimeter Fencing and Security
The Project will be surrounded by a perimeter wall for aesthetic and security
purposes. The perimeter wall will be a minimum of eight-feet tall, solid masonry wall
with two access points. Remote security cameras will be installed to monitor the
facility 24 hours a day.
2.6.6 Perimeter Landscaping
The landscaping will use native species that need no irrigation and will be planted
around the perimeter of the Project subject to the drainage plan. Extra attention will
be given to enhancing the landscaping along S. Avondale Boulevard. The
landscaping will consist of carefully selected native plants that are well-suited to
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the local climate and soil conditions, reducing the need for additional water
resources once they are established. Water trucks will support the plants in early
growth to ensure establishment.
2.6.7 Lighting
Lighting will be installed throughout the site to increase safety and security at night.
Light fixtures will only be turned on when needed, and they will be designed to direct
light downwards into the Project site to minimize light pollution. All outdoor lighting
will be in accordance with Chapter 11, Section 1112 of the Maricopa County Zoning
Ordinance and all county standards, regulations and requirements.
2.6.8 On-site surfacing and preliminary Civil Design
The Applicant has long-standing experience designing all aspects of BESS projects,
including civil design. The containers will be installed on foundations, while the area
between containers will likely consist of crushed rock or compacted earth. The
Project will also include necessary stormwater management improvements, such as
drainage ditches and detention basins. Design of those features as well as a drainage
plan will be provided and addressed during the Plan of Development submittal.
2.6.9 Floodplain
The Project site is located in the 100-year floodplain. To meet standards and best
management practices for facility siting, the Project footprint is anticipated to be two
feet above the existing base flood elevation. As part of future Floodplain permitting
requirements with Maricopa County, a civil solution will be designed to address
compliance with the floodplain requirements and minimize changes to surrounding
hydrological conditions.
2.7
Safety Codes and Standards
The Project will comply with the MCZO, state standards, federal standards, and industry
safety standards as safety is the Applicant’s top priority. All equipment adheres to national
and global design and manufacturing standards, ensuring rigorous testing and
certification prior to equipment placement. Redundant safety systems, including
temperature regulation, cameras, and proper equipment spacing, are in place to enhance
system protections. Trained personnel will conduct 24/7 monitoring to maintain continual
oversight. The NFPA 855 2023 and 2018 International Fire Code (“IFC”) 1207 have
established standards specifically for standalone battery energy storage and this Project
will meet those standards, including the setback of 100-feet between property
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boundaries and battery energy system enclosures. The battery storage area will also be
surrounded by a minimum eight-foot-tall perimeter wall with landscaping facing Avondale
Boulevard.
An Emergency Response Plan will be prepared in collaboration with local first responders
prior to the start of operations and will require the Applicant to provide ongoing annual
training to local responders to maintain preparedness. Compliance with federal, state,
and local fire and safety codes will be required. In addition, the electric grid reliability that
results from the use of battery energy storage, in turn, creates more reliability for local
emergency services, hospitals, industries, and residences, essentially all the customers
that use electricity from the local electric grid.
To further ensure fire safety measures are secured for the Project, the Applicant is
proactively requesting that County Staff include and require a stipulation as part of the
rezone approval which provides express powers to Rural Metro to review and approve all
plans prior to the issuance of building permits and any certificates of occupancy. See draft
stipulation in Section 8.2 of this Narrative.
3.
Relationship to Surrounding Properties
3.1
Benefits of Grid-Scale Energy Storage
To handle anticipated load growth from increased population, industries such as data
centers and new renewable power generation resources connecting to the grid, SRP needs
fast, flexible capacity to provide reliable electricity. Sierra Luna will provide 150 MW of
storage by charging the batteries when energy is plentiful on the grid, and discharging that
energy when it’s needed, capable of powering tens of thousands of homes for eight hours
on demand.
The Project will provide crucial services and strengthen the grid by:
• Increasing the stability and resiliency of the electric grid.
• Supporting affordable rates for local homes and businesses.
• Adding capacity during times of peak demand in hot, Arizona summers.
• Delivering electricity in the blink of an eye when the grid needs additional energy.
• Helping to address intermittent power generation sources like solar and wind.
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Storing local energy cuts costs for utilities and consumers, optimizes grid operations,
reduces upgrades that would otherwise be needed on the existing electric grid, and boosts
efficiency of the local grid.
3.2
Community Benefits
In addition to utility-scale grid resiliency, the Project will benefit the community by:
• Generating millions in local tax revenue.
• Increasing local energy reliability.
• Helping to reduce consumer costs.
• Creating well-paying local jobs.
• Enabling integration of clean energy resources.
• Providing upgrades to SRP’s transmission network.
• Attracting new commercial and residential development.
Standalone energy storage projects provide direct benefits at the local level during the
permitting, engineering, construction and operation phases of the project. Local
engineering and consulting firms are already supporting the design of the project during
the early development phase. Up to 100 on-site construction workers will be needed
throughout the construction phase of the project, which will occur over an approximate
12-18 month period. The Sierra Luna construction team will work to guarantee prevailing
wages. Additionally, construction will benefit secondary industries and local businesses,
such as hotels, restaurants, and local suppliers, including the associated increase in
sales tax attributable to such spending.
Once operational, the Project will bring additional benefits including long-term
employment for full-time operational and maintenance specialists who will live and work
in the Avondale area. The proposed BESS will provide crucial reliability of electric power
necessary for existing and future industrial and residential users in the City of Avondale
and West Valley area, while also providing a measurable boost in local and state taxes
from the capital investment. Improved grid reliability can also help support economic
development in the region as prospective commercial and industrial partners consider
reliable power in siting decisions for potential investment in the West Valley.
The Applicant takes siting and safety very seriously. The Project’s location was selected
because it is compatible with existing and proposed land uses, but also because it is an
appropriate place to operate an energy project. The Project is near public roads,
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facilitating easy site access, as well as a network of high-voltage transmission lines. Figure
1 and the narrative below depicts and describe surrounding land uses.
Figure 1. Surrounding Land Uses
West of Property:
• Buckeye Canal (SRP) – This canal is adjacent to the west separating the Property
from Avondale Boulevard. The Project incorporates a suitable buffer from all property
lines, including the SRP property hosting Buckeye Canal, which provides a natural
setback for travellers driving down Avondale Boulevard. The project fits with this type
of utility use.
• Planned Area Development (PAD) – On the west side of Avondale Boulevard, in the
corporate city limits of Avondale is a future planned development that includes
medium density residential with commercial along Avondale Boulevard. This
property is currently being used for agriculture. Residential and commercial
development have not started construction. The Project’s proposed solid perimeter
wall will resemble nearby residential and commercial developments and will be
screened from view, which will support consistency and compatibility with future
residential and commercial development across the street.
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• Hermosa Ranch PAD – The City of Avondale approved the Hermosa Ranch PAD to
facilitate data center and battery energy storage system development. This PAD will
also host the future interconnection path of the Sierra Luna Project. This PAD is
across Avondale Boulevard from the proposed stie and demonstrates the Project’s
consistency and compatibility with nearby development in the City of Avondale. This
PAD includes the future Prime Data Center (currently undergoing construction
mobilization) as well as the operating Sierra Estrella battery energy storage facility
owned by Plus Power. Sierra Estrella became operational in 2024.
• Rudd Substation – The SRP and APS Substation is located adjacent to the Hermosa
PAD (including the Sierra Estrella Project) and is the point of delivery for the project.
Vacant land near critical substations, such as Rudd Substation, are vital
opportunities for local governments to support grid stability and attract capital
investment. The Property is near the Rudd Substation, which also supports the
existing transmission network already a main feature of the vicinity.
North of Property:
• St. John’s Canal (SRP) – The St. John’s irrigation ditch, also managed by SRP,
connects directly to the Buckeye canal on the west side of the property and runs
diagonal from east to west along the north side of the Property. With future
development in the Project area, a separate SRP parcel will also be created on the
north side to memorialize SRP’s existing property right. Setbacks incorporate this
future parcel. Similar to Buckeye Canal, the St. John’s canal does not present an
obstacle to construction or operations of the facility. The SRP system provides
additional space between the Project’s solid perimeter wall and any nearby users or
development.
• City of Goodyear Water Pump Facility – The City of Goodyear operates a water pump
facility on the north side of the St. John’s canal. This facility supports water
management for Goodyear and was installed in the last decade. The Project will not
interfere with the existing facility’s operations. This facility provides an example of
utility services being located alongside commercial and residential development. No
project components (such as transmission line poles or other ancillary features) are
planned for the City of Goodyear property.
• Entrada Development (Meritage Homes): Directly north of the Project is the
planned Entrada Community being developed by Meritage Homes. Applicant has met
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with representatives from Meritage Homes and there is no known objection to the
project. The Entrada development will use the southern portion of the property
adjacent to the St. John’s Canal for a detention basin. This provides a natural buffer
to any new development north of the project. The Project also incorporates Entrada’s
stormwater management plan and changes to floodplains into its design.
East of Property:
• Livestock operations and low density residential: Properties to the east operate
livestock and stable operations as well as low-density residential. Energy storage
projects are compatible with both types of land use. The property owner is supportive
of the project.
South of Property:
• Low density residential – Much of the area to the south of the Project is vacant land
owned by Marwest, the existing landowner for the Sierra Luna Project. To the
Applicant’s knowledge, there are no near-term plans for this site. There is only one
other landowner along the property’s southern border. The landowner has a working
shed on the north side of its property and the main residence is closer to Broadway
Road. As stated elsewhere, the project will incorporate sizable setbacks to all
property boundaries. No objection has been raised from the landowner to the south.
4.
Location and Accessibility
Location: The Project location was chosen for its proximity to the existing Rudd Substation
and high voltage transmission lines, the availability of transmission interconnection
capacity, existing road access, and the previously disturbed nature of the site.
Additionally, the planned data center and commercial development in the vicinity of the
site further supports the feasibility of this location for the proposed use.
Existing Project Site: The Project site is currently a vacant but was historically used as a
small dairy operation. The Property is zoned RU-43, permitting residential development
with minimum lot sizes of one acre, as well as agricultural, recreational, and institutional
uses.
Accessibility: The Project site will be accessed via S. 113th Ave., which is being improved
by Meritage Homes (residential developer to the north) to accommodate a second access
for future residential properties northeast of the Property. The extension and improvement
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of S. 113th Ave. will support construction, operation, maintenance, and emergency
response access for the Project. Routine operations, maintenance, and inspections will
occur throughout the Project’s lifecycle, following supplier-directed schedules,
preventative inspections, and a comprehensive maintenance program.
Figure 2: Entrada Residential Development’s S. 113th Avenue Improvement
Operations Monitoring: The BESS will be continuously monitored remotely and routinely
managed on-site by approximately three to five technicians, depending on operational
requirements. A self-contained office trailer will be positioned on the Property.
Technicians are expected to be present each weekday during normal business hours, with
occasional night-time or weekend work as necessitated by the system's needs. The
facility will operate continuously and the traffic resulting from the workers is anticipated
to be minimal.
ENTRADA DEVELOPMENT
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5.
Circulation System
The rezoned parcels will be accessible from an improved S. 113th Street at two locations:
one at the north end of the facility and one at the south. Both access points depicted on
the preliminary site plan will be gated. An internal 20-foot-wide access road will provide
circulation around the battery enclosures for operation and maintenance purposes. The
internal circulation plan is designed to facilitate efficient access for both operations
teams and emergency response vehicles.
6.
Anticipated Development Schedule
It is anticipated that Sierra Luna will begin operations with SRP in 2029. To meet this
schedule, Applicant is targeting the following dates:
• 2025: Maricopa County Zone Change and Overlay
• 2025 : Maricopa County Plan of Development
• 2027: Maricopa County Building Permit and Other Administrative Permits
• 2028: Construction Mobilization
• 2029: Commercial Operation
7.
Community Facilities and Services
During operations, the Project will have no impact on community facilities and services
such as schools and parks. After construction, BESS projects generate minimal additional
roadway traffic and they do not place any burden on local schools, as they do not
contribute to population growth or daily commuting demands. Please see Section 1 for a
detailed discussion on emergency response services.
8.
Public Utilities and Services
Sierra Luna will not create an undue burden on public facilities and will not require
services beyond what is required for existing private electric utilities located in the area.
The Project will utilize public roads to access the site. However, the bulk of transportation
needs will take place during the construction phase of the project. Once operational, use
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of City and County roads will resemble current traffic patterns in the area. Additionally,
Sierra Luna will provide a net positive contribution to public utilities, enhancing grid
stability and reliability without straining community resources.
8.1
Water and Sewer
The Project will not require water or sewer for operation of the battery energy storage
systems. The on-site trailer used by on-site workers will include bathroom facilities that
will be serviced by a third-party contractor. Therefore, there is no need to connect to
municipal sewer facilities or to connect to/provide water. To respond to a request from
Rural Metro, the Applicant will construct and maintain a 24,000-gallon, above-ground
water tank kept on site to aid Rural Metro’s response in the unlikely need for defensive
operations during an emergency. This approach aligns with applicable fire code and is
common for commercial and residential developments served by Rural Metro Fire
Department.
8.2
Fire Protection Measures
The Applicant recognizes that fire safety and suppression, as well as the priority safety of
our first responders and Maricopa County citizens, are paramount to the County’s review
and approval of the Project. The Project will comply with applicable local fire code, the
NFPA 855 2023 version and the Occupational Safety Health Administration (“OSHA”)
1926 standards, and the units installed will be certified by the Underwriters Laboratories
under 9540A.
The Project will be designed, constructed, and operated in a manner that will promote and
maintain safety. The Project will utilize best-in-class lithium-ion battery products. These
are non-occupiable structures that will meet safety and performance requirements for
BESS technology described by NFPA and IFC and have undergone Underwriters
Laboratory testing. Comprehensive evaluations from independent auditors, such as
Fisher Engineering, demonstrate that the technology is well suited for the proposed site.
The system will be designed to comply with the current IFC adopted by Maricopa County
Ordinances. In particular, the stationary storage battery systems will comply with IFC
Chapter 12. Sierra Luna Batteries will maintain a 100-foot setback from all property lines
in compliance with NFPA 855 2023 and 2018 IFC.
The BESS will be designed with active and passive safety features that enable constant
monitoring of the Project on a single cell level every second of the day. The Battery
Management System monitors key datapoints such as voltage, current, and temperature
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of battery cells, in addition to providing control of corrective and protective actions in
response to any abnormal conditions. To provide a redundant safety detection system,
the Project may also be equipped with 24-hour infrared thermal detectors directed at the
batteries. Moreover, the project will be monitored 24/7 by remote operating centers. As
mentioned above, three to five employees will provide full-time operations and
maintenance to ensure the BESS operates safely.
The Sierra Luna Project Team met with Rural Metro Fire Department in November 2024
and again in January 2025. The Applicant is working with Rural Metro to provide a “will
serve” letter. Sierra Luna will continue to collaborate with Rural Metro to develop an
Emergency Response Plan to be submitted to the County that specifically addresses site
planning and emergency response. In addition, training will be provided to local first
responders around the time of Project commissioning and re-training will be provided on
an annual basis.
Proposed Rezoning Case Stipulation Language Regarding Fire Authority Review
To further ensure fire safety measures are secured for the Project, the Applicant is
proactively requesting that County Staff include and require a stipulation as part of the
rezone approval which provides express powers to Rural Metro to review and approve all
plans prior to the issuance of building permits and any certificates of occupancy. The
proposed stipulation language is as follows:
Administrative approval of a POD will be required prior to approval and issuance of
construction permits to develop and establish use of the site. Prior to issuance of a
building permit, written confirmation will be required from the emergency fire
protection jurisdiction having authority that the facility has been designed in
accordance with their regulations and requirements, and that emergency fire
protection service will be provided to the facility. Prior to issuance of the certificate of
occupancy, local fire protection jurisdiction review and approval will be required.
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9.
IUPD Comparison Chart
REGULATION
BASE ZONING DISTRICT
REGULATIONS (IND-2)
PROPOSED ZONING DISTRICT
REGULATIONS (IND-2 IUPD)
Maximum Building Height
40'
40’
Minimum Front Yard
20’ (abutting a section line road)
20’ (abutting a section line road)
except 100’ from battery enclosures
to property line
Minimum Side Yard
5’ (adjacent to rural or residential
zoning district)
5’ (adjacent to rural or residential
zoning district) except 100’ from
battery enclosures to property line
Minimum Street-side
Yard
10’ (street side of corner lot abutting
rural residential zoning district)
10’ (street side of corner lot abutting
rural residential zoning district) except
100’ from battery enclosures to
property line
Minimum Rear Yard
25' (abutting a rural or residential
zoning district)
25' (abutting a rural or residential
zoning district) except 100’ from
battery enclosures to property line
Minimum Lot Area
6,000 sq. ft.
6,000 sq. ft.
Minimum Lot Width
60'
60'
Maximum Lot Coverage
60%
60%
Parking Spaces
Office: 1 space per 250 SF
Industrial: 1 space per 600 SF
Office: 1 space per 250 SF
Industrial: 3 spaces plus 1 ADA stall
Perimeter Screening
6’ masonry wall
8’ masonry wall
Additional Regulations
Article 902.9.1. All uses except for
parking, loading, unloading or
storage shall be conducted within a
completely enclosed building
Battery Energy Storage Systems
components may be located outside
of enclosed buildings.
Paving
Article 1102.7.1. For other than one
single-family dwelling unit or one
mobile home on a lot of record, any
parking area must be paved or in the
alternative surfaced with aggregate
base course material.
Gravel surface with compacted
subgrade of native soil.
Battery Energy Storage is the only permitted use in the IUPD Overlay
Setbacks: The Applicant seeks to increase the front, side, and rear yard setbacks to 100-
feet for added safety and aesthetics (i.e., screening for visual impacts) beyond MCZO
requirements for the BESS. Using the 2023 version of NFPA 855 as it applies to remote
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May 9, 2025
facilities, the site will have 100-foot setbacks from all battery enclosures and Project
parcel lot lines.
The Applicant also requests that these setback areas allow for drainage channels,
perimeter walls, accessways, signage, or other improvements per the setbacks of the
underlying IND-2 zoning district but excluding battery storage units.
Loading and Unloading: The Applicant requests that no loading and unloading spaces be
required for this Project. Once operational, the Project will have very few vehicle trips.
Parking will be provided for the operation and maintenance facility per MCZO standards.
Additional Regulations: The Applicant requests removal of the requirement for all uses
except for parking, loading and unloading, or storage to be conducted within an enclosed
building. Locating BESS components indoors will increase fire safety risks, and NFPA
standards support locating BESS components outdoors within sealed containers that are
separated from each other.
Paving: The Applicant requests that alternative surfacing materials or methods approved
by Maricopa County Air Quality may be used in driveways and parking areas. Gravel roads
on the Project will be maintained to reduce fugitive dust in accordance with County air
quality regulations and will be coordinated with the appropriate fire safety agency to
ensure adequacy for emergency vehicle use.
10. Comprehensive Plan Compliance
10.1 County Comprehensive Plan Compliance
The Sierra Luna BESS Project aligns with the Maricopa County Vision 2030
Comprehensive Plan. Energy storage in the county is a technology that results in cost
effective energy production and use and provides significant environmental benefits by
allowing the integration of variable renewable generation resources while adding to the
economy.
“Maricopa County recognizes that technological innovation leads to cost effective
energy production and use, which ultimately creates economic and environmental
benefits.” Maricopa County Comprehensive Plan, page 101.
The Energy section of the Maricopa County Comprehensive Plan underscores the
County’s commitment to the development of innovative energy infrastructure uses,
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May 9, 2025
particularly technologies with low water usage to avoid depleting groundwater resources.
The Sierra Luna Energy Storage Project has no operational needs for water.
The Maricopa County Comprehensive Plan also details a goal of being a leader in energy
development. One way to do that is by enhancing grid resiliency through the
implementation of battery energy storage solutions.
10.2 City of Avondale 2030 General Plan
The City of Avondale future land use map designates the Project area for medium-density
residential development, with commercial development planned across Avondale
Boulevard and to the south between the Property and Broadway Road. Medium-density
residential development is also planned to the north and east. While the future land use
map serves as a guide and is not parcel-specific, the Property faces challenges related to
medium-density residential development due to the need to maintain open space for
floodplain mitigation. However, the Project and associated unique design associated with
a BESS development, can accommodate the necessary basins for floodplain mitigation.
The Project is designed to minimize impacts on local land uses and resources, manage
floodplain distribution responsibly, and blend with the surrounding area's aesthetics. The
Saint John’s Canal to the north of the project and 113th Avenue make logical barriers to
transition from the commercial uses along Avondale Boulevard to the planned residential
to the north and east.
10.3 Coordination with City of Avondale
The Project team has been regularly meeting with City of Avondale staff – including the
City Manager, Development Services, Engineering, and the Fire Chief to discuss the
Project. Negotiations are ongoing regarding a potential agreement related to
improvements along Avondale Boulevard. These improvements are of mutual interest to
the City, County and Developer, and will enhance the aesthetics and ensure inter-
governmental alignment along an important transportation corridor.
Avondale is a key partner in this development, not only due to our adjacency to the City’s
boundaries, but also because the Project requires approval from the City of Avondale for
the short interconnection line leading to the Rudd Substation. Building off positive
relationships with operating Sierra Estella Energy Storage Project in Avondale, the
Applicant will continue its coordination with City on permitting the proposed
interconnection line and associated approval requirements. The interconnection line is
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May 9, 2025
planned to cross Avondale Boulevard into the City of Avondale and run along the south
side of the Hermosa Ranch PAD to the Rudd substation.
10.4 Outreach and Community Participation Plan
The Applicant takes community outreach and engagement seriously. From the beginning,
the Project has prioritized meaningful dialogue with neighbors and key stakeholders, City
of Avondale, economic development specialists, and SRP Water Division. In February of
2025, the Applicant mailed out notification letters and hosted a Community Open House
near the Property. The open house included project experts ready to answer questions
and listen to concerns from members of the public and attending agencies. Members of
the development team were located at various stations containing informational boards.
Project information handouts were also made available. The handouts included the
project website, email address and phone number making the project team available to
answer questions and address concerns. No objections or complaints were received in
advance of or at the open house. The only attendee at the open house was a City of
Avondale Planner, but no other members of the public attended.
Sierra Luna Energy Storage will continue its work with the local community, both
throughout the development period and for the life of the Project since we look forward to
being a good neighbor for many years to come. The Project team also looks forward to
continued collaboration with Maricopa County, the City of Avondale, and other
governmental agencies. Per the MCZO, a citizen participation plan has been submitted
as part of the zone change with overlay application.
11. Other Project-Specific Information
11.1 Battery Energy Storage System Detail
The Project will have modular electrical equipment composed of individual battery units
or “racks,” housed in enclosed containers with integrated inverters. The batteries will be
evenly spaced throughout the property following requirements for setbacks and spacing
according to applicable code and manufacturer recommendations. The battery storage
modules will be laid out in modular, orderly rows. Each grouping of approximately four
battery containers will operate at low voltage (480 V) and be connected to a medium
voltage (“MV”) 34.5-kV step-up transformer. The medium voltage transformers will be
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May 9, 2025
connected in parallel to form a collector circuit, which will feed into the MV feeder bays of
the Project substation.
Sierra Luna can be operated and monitored remotely with a much smaller footprint than
other energy infrastructure. This technology uses proven, reliable, and safe lithium-ion
batteries that are preassembled for use in climate-controlled containers with redundant
operating and safety systems. Each battery container unit will contain specially designed
safety systems and remote controls that monitor battery temperature, voltage, and
performance and enable redundant remote and manual shutdown capabilities.
Over time, to maintain the Project’s energy storage capacity and efficiency throughout its
lifetime, augmentation of the Project’s battery enclosures is necessary. Augmentation is
the maintenance process of adding more battery energy storage capacity periodically to
compensate for the natural degradation of the capacity of the BESS installed initially. This
maintenance process is anticipated to include repair, replacement and installation of new
battery enclosures. The equipment used for augmentation will generally be similar in
function to the equipment installed during the initial construction phase and will be
determined at the time of installation to utilize the state-of-the-art technology at that time.
11.2 Project Substation
An on-site substation for the Project will be built in the northwest portion of the Project
footprint and will output electricity at 230-kV. Within the Project substation, there will be
a concrete pads and other foundations for facilities including an electrical transformer,
control enclosure, up to four lightning poles (static masts) approximately 100 feet in
height, and a substation dead-end structure up to approximately 80 feet in height. Ground
material at the site will consist primarily of crushed rock, resembling typical substations
in the area. All electrical equipment will be designed in close communication with the
interconnection engineers from SRP.
The MV feeder bays will feed into a main power transformer, expected to be a three-phase,
outdoor unit designed for stepping up the voltage to transmission levels. The main power
transformer will be in the Project substation, which will also house one power pole/tower
to raise an approximately 0.80-mile-long transmission line. Only a short portion of the line
will be within unincorporated Maricopa County, while the remainder of the line running
west from the site to the Rudd Substation will be within the City of Avondale.
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May 9, 2025
11.3 Transmission Line
An overhead 230-kV line will be installed to provide a connection to the existing Rudd
Substation located approximately 0.80 mile to the west of the proposed Project site. The
only portion of the transmission line included within this zone change and overlay request
will be a short section of the line connecting the dead-end structure in the Project
substation to a monopole located outside of the Project substation in the northwest
corner of the project site. The transmission line will then travel off the western edge of the
Project site across Avondale Boulevard and along an generally along an east-west
easement to the Rudd substation. The monopoles supporting the 230-kV transmission
line will likely be steel and approximately 80-120 feet above ground level. Finally, the
existing Rudd Substation will be modified to allow for interconnection of the new
transmission line into the substation.
11.4 Experience and Nearby Projects
The Applicant also developed, constructed, owns and operates the Sierra Estrella Energy
Storage Project in Avondale, Arizona and the Superstition Energy Storage Project in the
Town of Gilbert, Arizona.
The Sierra Estrella Energy Storage Project interconnects adjacent to the 230-kV bus of the
Rudd Substation, an existing critical exchange on the grid. That project, which began
commercial operations in June 2024, holds up to 250 MW / 1,000 MWh of battery energy
capacity, providing enhanced grid reliability and allowing the integration of low-cost,
readily available energy into the local electrical system.
The Superstition Energy Storage Project is adjacent to the existing 230-kV Corbell
Substation. The 90 MW / 360 MWh battery storage facility provides capacity and energy
services to the SRP electrical grid in southeast Phoenix, enhancing grid reliability and
accelerating the integration of readily available, locally produced energy sources. This
project began commercial operations in July 2024.
12. Conclusion
The Applicant respectfully requests review of this submittal for a zone change from RU-
43 to IND-2 with an IUPD overlay to accommodate a new BESS. The Sierra Luna Energy
Storage Project will help optimize SRP’s energy use, provide tangible economic benefits
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May 9, 2025
to the community, enhance regional grid reliability, require no public infrastructure, and
be a good neighbor.
If you have any questions regarding this request, please contact Christy Eichorn at
ceichorn@pluspower.com or 480-685-9811. Thank you for your consideration.
APPENDIX A
ZONING EXHIBIT
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May 9, 2025
SITE
Zoning: RU-43
Zoning: RU-43
Zoning:
Zoning:
RU-43
RU-43
Zoning: RU-43
Zoning: RU-43
Zoning: RU-43
Zoning: RU-43
City of Avondale
City of Avondale
Zoning: RR-43
Zoning: RR-43
City of Avondale
City of Avondale
Zoning: PAD
Zoning: PAD
City of Avondale
City of Avondale
Zoning: PAD
Zoning: PAD
City of Avondale
Zoning: R1-6
City of Avondale
Zoning: R1-6
City of
City of
Avondale
Avondale
Zoning:
Zoning:
PAD
PAD
City of
City of
Avondale
Avondale
Zoning:
Zoning:
PAD
PAD
AVONDALE BOULEVARD
AVONDALE BOULEVARD
26 February 2025
N:\01\0426001\Graphics\Exhibits
Sierra Luna
Existing Zoning Map
0’
60’
120’
Zoning:
Zoning:
RU-43
RU-43
Zoning: RU-43
Zoning: RU-43
Zoning: RU-43
Zoning: RU-43
City of Avondale
City of Avondale
Zoning: RR-43
Zoning: RR-43
City of Avondale
City of Avondale
Zoning: PAD
Zoning: PAD
City of Avondale
City of Avondale
Zoning: PAD
Zoning: PAD
City of Avondale
Zoning: R1-6
City of Avondale
Zoning: R1-6
City of
City of
Avondale
Avondale
Zoning:
Zoning:
PAD
PAD
City of
City of
Avondale
Avondale
Zoning:
Zoning:
PAD
PAD
AVONDALE BOULEVARD
AVONDALE BOULEVARD
SITE
Zoning: IND-2 IUPD
Zoning: IND-2 IUPD
26 February 2025
N:\01\0426001\Graphics\Exhibits
Sierra Luna
Proposed Zoning Map
0’
60’
120’
APPENDIX B
CHANGE OF ZONE LEGAL DESCRIPTION
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APPENDIX C
SRP TEN YEAR TRANSMISSION PLAN
Page1
Page1
2018
Prepared for the Arizona Corporation Commission
January 2018
Docket No. E-00000D-17-0001
SRP Ten Year Transmission Plan
2018-2027
SRP Ten Year Transmission Plan 2018-2027
i
Table of Contents
1. Introduction ......................................................................................................................... 1
2. Planning Organizations ...................................................................................................... 2
2.1
Regional Planning Organizations ................................................................................. 2
2.1.1 Western Electricity Coordinating Council (WECC) ............................................ 2
2.1.2 WestConnect .................................................................................................... 2
2.2
Subregional Planning Group ........................................................................................ 3
2.2.1 Southwest Area Transmission (SWAT) ............................................................. 3
3. Biennial Transmission Assessment (BTA) Order Requirements ..................................... 4
3.1
9th BTA Order Requirements ....................................................................................... 4
3.2
Prior BTA Order Requirements .................................................................................... 4
4. SRP Ten Year Transmission Plan Study Work .................................................................. 6
5. Changes from Previous Plan .............................................................................................. 7
5.1
Projects Placed in Service in 2017 ............................................................................... 7
5.2
Revised Projects .......................................................................................................... 7
5.3
New Projects ................................................................................................................ 7
5.4
Removed Projects ........................................................................................................ 7
5.5
Potential Projects ......................................................................................................... 7
6. Project Maps ........................................................................................................................ 9
6.1
Figure 1 – SRP 500kV System ................................................................................... 10
6.2
Figure 2 – SRP 230kV System West .......................................................................... 11
6.3
Figure 3 – SRP 230kV System East ........................................................................... 12
6.4
Figure 4 – SRP 115kV System (Eastern Mining Area) ............................................... 13
7. Project Descriptions ......................................................................................................... 14
7.1
Browning – Corbell 230kV & Santan – Rogers 230kV Line Reconfiguration (2019) ... 15
7.2
Coolidge – Hayden 115kV Reroute (2020) ................................................................. 16
7.3
SunZia Southwest Transmission 500kV Project (2021) .............................................. 17
7.4
Price Road Corridor (2021) ........................................................................................ 18
7.5
Abel – Pfister – Ball 230kV (2021-TBD) ..................................................................... 19
7.6
Copper Crossing – Abel 230kV (2023) ....................................................................... 20
7.7
Southeast Power Link (2024) ..................................................................................... 21
7.8
Hassayampa – Pinal West 500kV #2 Line (2024) ...................................................... 22
7.9
Silver King – New Oak Flat – New Superior 230kV (2026) ......................................... 23
7.10 Superior – Silver King 115kV Reroute (2027) ............................................................. 24
8. Attachment ........................................................................................................................ 25
8.1
Attachment 1 – 2018 Ten Year Plan Technical Study ................................................ 25
SRP Ten Year Transmission Plan 2018-2027
Page 1 of 25
1. Introduction
This report updates and replaces the Ten Year Transmission Plan of the Salt River Project
Agricultural Improvement and Power District (SRP), submitted in January 2017 pursuant to
A.R.S. Section 40-360.02 - Plans; filing; failure to comply; classification. The 2018-2027 plan
describes planned transmission line projects of 115kV or higher that SRP may construct or
participate in over the next ten years.
SRP Ten Year Transmission Plan 2018-2027
Page 2 of 25
2. Planning Organizations
SRP continues to be involved in regional and subregional planning organizations. SRP’s
primary goal in these various planning activities is to ensure that a reliable and economical
transmission system is connected to energy sources. Participation also allows SRP to
coordinate its transmission plans with the plans of the other transmission providers.
2.1 Regional Planning Organizations
2.1.1 Western Electricity Coordinating Council (WECC)
WECC is a non-profit corporation approved by the Federal Energy Regulatory
Commission (FERC) to serve as the Regional Entity tasked with assuring a reliable
bulk electric system in the geographical area known as the Western
Interconnection.
SRP is an active participant in the WECC committees that develop and integrate
new system and generation models, develop WECC-wide base cases, develop
WECC reliability criteria, and coordinate planning methodologies.
2.1.2 WestConnect
SRP participates in the regional transmission planning activities of WestConnect.
WestConnect is comprised of utility companies and independent transmission
developers with transmission assets or potential transmission projects in the
western United States. Its members collaboratively assess stakeholder needs and
develop cost-effective transmission enhancements. WestConnect is committed to
coordinating its work with other regional and interregional industry efforts to ensure
consistency within the Western Interconnection.
SRP continues to be an active participant in the WestConnect regional
transmission planning and cost allocation processes established by FERC Order
No. 1000. In August 2016, the 5th Circuit Court of Appeals vacated FERC’s
Compliance Orders on the WestConnect Order 1000 process. The WestConnect
utilities continue to work through the regional transmission planning process while
they wait for FERC to reassess the compliance orders. While SRP is not required
to participate in the Order No. 1000 process, SRP recognizes the importance of
maintaining a collaborative and cooperative transmission planning process in the
Western Interconnection. The Order No. 1000 planning process began January 1,
2015 with an abbreviated, one-year planning cycle. The regular, biennial regional
transmission planning process began January 1, 2016. The outcome of Order No.
1000 regional transmission planning is a regional transmission plan that selects
regional transmission projects to meet identified reliability, economic, or public
SRP Ten Year Transmission Plan 2018-2027
Page 3 of 25
policy transmission needs. The regional participants did not identify any
transmission needs in the 2016–2017 Regional Transmission Plan.1
2.2 Subregional Planning Group
2.2.1 Southwest Area Transmission (SWAT)
The SWAT Subregional Planning Group addresses future transmission needs on a
subregional (desert southwest) basis. SRP participates in SWAT activities to help
meet obligations for the Arizona Corporation Commission (ACC) and the Ten Year
Transmission Plan filing. SWAT disseminates its work publicly and coordinates its
studies and data with other subregional planning groups and WestConnect.
1 WestConnect 2017 Regional Transmission Plan is available at:
https://doc.westconnect.com/Documents.aspx?NID=17160
SRP Ten Year Transmission Plan 2018-2027
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3. Biennial Transmission Assessment (BTA) Order Requirements
3.1 9th BTA Order Requirements
On November 21, 2016, the ACC issued Decision No. 75817, which suspended the
requirement from the 8th BTA that required utilities to provide the anticipated load level
range at which each transmission project may be needed. Consistent with the 8th BTA,
utilities must continue to describe whether each project is driven by load growth or
reliability. Factors driving each of SRP’s transmission projects may change over time as
resource plans change.
3.2 Prior BTA Order Requirements
The following sections highlight SRP’s responses to ongoing activities related to prior BTA
orders.
As ordered by the ACC in its 7th BTA decision, entities are required to notify parties
requesting generation or transmission interconnections to the Bulk Electric System of the
appropriate ACC filing requirements. SRP placed an advisory notice on SRP’s OASIS
page on March 19, 2013 to satisfy this requirement:
http://www.oatioasis.com/SRP/SRPdocs/Potential_Additional_State_Requirements.pd.pdf
This notice continues to meet the requirements of the 7th BTA that was further affirmed in
the 8th and 9th BTAs. SRP does not take responsibility for any third-party interconnector’s
compliance with ACC requirements.
The ACC’s 6th BTA order adopted several requirements that remain in force. The ongoing
requirements include:
a) Report relevant findings in future BTAs regarding compliance with transmission
planning standards (e.g. TPL-001 through TPL-004)2 from NERC/WECC
reliability audits that have been finalized and filed with FERC.
SRP was last audited on its compliance with NERC Standards TPL-001-0, TPL-
002-0, and TPL-003-0 in August 2013. The WECC Audit team determined that
SRP is in compliance with these three Standards. The next audit of TPL-001-4
has not been scheduled.
b) Identify planned transmission reconductor projects, transformer capacity upgrade
projects, and reactive power compensation facility additions at 115kV and above
in ten year plan filings.
2 NERC Standards TPL-001 through TPL-004 have been replaced with TPL-001-4.
SRP Ten Year Transmission Plan 2018-2027
Page 5 of 25
SRP’s planned transmission reconductor, transformer capacity upgrades, and
reactive power compensation additions in this ten year period are shown below.
In-service dates may change to reflect load changes in the local system.
Reactive Devices
SRP’s planned reactive device addition and anticipated in-service year:
•
18 Ohm Series Reactors on Palo Verde – Hassayampa 500kV Ties #1-3
(2020)
Transformers
SRP’s planned transformer additions to existing stations to accommodate load
growth and anticipated in-service year:
•
Rudd 230/69kV Transformer (2022)
•
Browning 230/69kV Transformer (2024)
Reconductor
SRP does not have any planned reconductor projects.
c) Discuss the effects of distributed renewable generation and energy efficiency
programs on future transmission needs in ten year plan filings.
SRP includes the effects of energy efficiency programs and distributed
generation (traditional and renewable) in its resource planning and transmission
system models. Thus, each of the transmission projects identified in the Ten
Year Transmission Plan includes the effects of energy efficiency and distributed
generation. In addition, the 8th BTA (Decision No. 74785, dated October 24,
2014) called for a technical study to analyze the effects of removing DG and EE.
To comply with this order, SRP is analyzing the effects of DG and EE through a
separate study that will be reported for the upcoming 10th BTA.
SRP Ten Year Transmission Plan 2018-2027
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4. SRP Ten Year Transmission Plan Study Work
Attachment 1 contains the 2018 Ten Year Transmission Plan Technical Study. This study
analyzed the reliability impacts of the projects identified in the Ten Year Transmission Plan.
Study work for joint projects is covered by subregional planning groups.
SRP Ten Year Transmission Plan 2018-2027
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5. Changes from Previous Plan
The following changes are noted between the Ten Year Transmission Plan submitted in
January 2017 and this submittal. The changes include project or substation names, in-service
dates, projects now in service, and newly identified projects.
5.1 Projects Placed in Service in 2017
SRP’s placed the following projects in service in 2017:
•
12 Ohm Series Reactors on Palo Verde – Hassayampa 500kV Ties #1-3
5.2 Revised Projects
Revised Project
2017 Plan
2018 Revision
Price Road Corridor
2019 – TBD
2021 – TBD
Southeast Power Link
2019
2024 – TBD
“Mesa Technology
Corridor”
“Southeast Power
Link”
Copper Crossing – Abel 230kV
2021
2023
Superior – Silver King 115kV Reroute
2017
2027
5.3 New Projects
SRP did not add any new projects.
5.4 Removed Projects
SRP did not remove any projects.
5.5 Potential Projects
The following projects were included in previous plans with TBD in-service dates and have
not advanced in SRP’s planning process. In order to provide further transparency, SRP
will continue to reflect these and other projects under consideration that fall outside of the
ten year planning window as “Potential Projects” in future filings.
SRP Ten Year Transmission Plan 2018-2027
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Potential Project
Purpose
Eastern Mining Expansion
Accommodate growing mining customer load in
SRP’s Eastern Mining Area.
Superior 230kV Loop-in
Provide adequate transmission capacity in the
event of future load growth in SRP’s eastern
service territory.
Thunderstone – Browning 230kV
Provide additional transfer capability from the
south and east to the north and central areas of
SRP’s service territory.
Silver King – Knoll – New Hayden
230kV
Increase the transmission capacity to serve new
customer load in SRP’s eastern service territory.
New Hayden 115kV Loop-in
Increase the transmission capacity to serve new
customer load in SRP’s eastern service territory.
RS25 Project
Serve growing Salt River Pima – Maricopa Indian
Community load.
RS26 Project
Serve load growth in the Fountain Hills area and
to relieve stress on the lower voltage system that
serves the Fountain Hills/Rio Verde area.
Pinal Central – Abel – RS-20 500kV
Deliver remote resources into the southeast
portion of SRP’s service territory.
Palo Verde – Saguaro 500kV
Increase the adequacy of the existing EHV
transmission system and permit increased power
delivery throughout the state.
Ball (RS17) 230kV Loop-in
Serve customer load in the Gilbert/Queen Creek
area.
Pinnacle Peak – Brandow 230kV
Provide adequate transmission capacity to
accommodate SRP customer load.
Abel 500kV Substation
Provide adequate transmission capacity for future
load growth.
SRP Ten Year Transmission Plan 2018-2027
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6. Project Maps
This section includes maps showing the general location of existing and future transmission
projects. Substation locations and line routings depict an electrical connection only and do not
reflect any assumed physical locations or routing. Separate maps are provided for the 500kV
system (Figure 1), the 230kV System West (Figure 2), the 230kV System East (Figure 3), and
the 115kV system (Figure 4). The 115kV map primarily covers the 115kV Eastern Mining Area
of SRP’s service territory; however, some 230kV projects are also included.
SRP Ten Year Transmission Plan 2018-2027
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6.1 Figure 1 – SRP 500kV System
Substation locations
and line routings depict
an electrical connection
only and do not reflect
any assumed physical
locations or routing.
SRP Ten Year Transmission Plan 2018-2027
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6.2 Figure 2 – SRP 230kV System West
Substation locations and
line routings depict an
electrical connection only
and do not reflect any
assumed physical locations
or routing.
SRP Ten Year Transmission Plan 2018-2027
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6.3 Figure 3 – SRP 230kV System East
Substation locations
and line routings depict
an electrical connection
only and do not reflect
any assumed physical
locations or routing.
SRP Ten Year Transmission Plan 2018-2027
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6.4 Figure 4 – SRP 115kV System (Eastern Mining Area)
Substation locations
and line routings depict
an electrical connection
only and do not reflect
any assumed physical
locations or routing.
SRP Ten Year Transmission Plan 2018-2027
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7. Project Descriptions
This section includes project details in accordance with the requirements of A.R.S. Section 40-
360.02 - Plans; filing; failure to comply; classification. Each project is identified by name,
estimated in-service date, sizing details, routing, purpose, and major milestone dates.
SRP Ten Year Transmission Plan 2018-2027
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7.1 Browning – Corbell 230kV & Santan – Rogers 230kV Line
Reconfiguration (2019)
Size
Browning – Corbell
Santan – Rogers
Voltage
230kV
230kV
Capacity
To be determined
To be determined
Point of Origin
Browning 230kV Substation
SEC 12, T1S, R7E
Santan 230kV Substation
SEC 21, T1S, R6E
Intermediate Point
NA
NA
Point of Termination
Corbell 230kV Substation
SEC 10, T1S, R5E
Rogers 230kV Substation
SEC 13, T1N, R5E
Length
Approximately 130 feet
Approximately 70 feet
Routing
The Browning – Corbell line reconfiguration will follow the current route of the Browning –
Santan and Santan – Corbell 230kV lines. The Santan – Rogers line reconfiguration will
follow the current route of the Santan – Thunderstone 230kV line. This project will use
existing circuit positions on existing structures. Reconfiguration of these two lines will be
done in tandem.
Purpose
To create a third 230kV circuit serving the Corbell 230/69kV substation and prevent the
loss of the Corbell 69kV area in the event of multiple 230kV line outages. This is a
reliability driven project and is not triggered by rising system load levels forecasted in the
next ten years.
Schedule
Right of Way /
Property Acquisition
NA
Construction Start
2018
Estimated In-Service
2019
Notes
The in-service year for this project advanced from 2020 to 2019 to coincide with other 2019
projects that mitigate short circuit fault current issues at Kyrene 230kV. Together, the
projects mitigate short circuit problems without causing any thermal overloads on the
system. A CEC is not expected to be needed at this time.
SRP Ten Year Transmission Plan 2018-2027
Page 16 of 25
7.2 Coolidge – Hayden 115kV Reroute (2020)
Size
Voltage
115kV
Capacity
To be determined
Point of Origin
Coolidge 115kV Substation
SEC 16, T1S, R13E
Intermediate Point
None
Point of Termination
N/A this is a reroute of an intermediate portion of the line.
SEC 16, T1S, R13E
Length
Approximately 1.5 miles
Routing
The portion of the line that may be relocated begins about 0.5 miles northeast of the
Coolidge substation and runs north along the Union Pacific Railroad until it crosses the Gila
River where it turns northeast following a canal and drainage feature. The portion to be
rerouted is 1.25 miles in length. The new line will be from 1.25 to 2.0 miles long.
Purpose
A short segment of the subject 115kV line is located on Gila River Indian Community
(GRIC) land. SRP is negotiating an extension of the current land grant for the line. SRP
may elect to move this portion of the line onto private land if negotiations with the GRIC are
unsuccessful or if SRP determines it is in the best interest of its customers.
Schedule
Right of Way /
Property Acquisition
2019
Construction Start
2020
Estimated In-Service
2020
Notes
SRP plans to pursue a CEC for this project in 2018 if negotiations with the GRIC are
unsuccessful. SRP will begin the relocation of the impacted portion of the line once a
certificate is received.
SRP Ten Year Transmission Plan 2018-2027
Page 17 of 25
7.3 SunZia Southwest Transmission 500kV Project (2021)
Size
Voltage
Two single-circuit 500kV AC lines
Capacity
WECC Approved Rating of 3000MVA
Point of Origin
Central New Mexico
Intermediate Point
Willow 500kV Substation
Point of Termination
Pinal Central 500kV Substation
SEC 30, T6S, R8E
Length
515 miles
Routing
From Lincoln County area in central New Mexico to the Willow 500kV substation 15 miles
north of Bowie, Arizona to Pinal Central 500kV substation in Coolidge, Arizona.
Purpose
SRP’s interest in this project is to provide the opportunity to develop additional
transmission from existing generation sources in eastern Arizona and western New Mexico
to serve load in central Arizona.
Schedule
Right of Way /
Property Acquisition
In progress
Construction Start
To be determined
Estimated In-Service
2021
Notes
Southwestern Power Group is the project manager on the development of this project.
SRP is a participant.
SRP Ten Year Transmission Plan 2018-2027
Page 18 of 25
7.4 Price Road Corridor (2021)
Size
Voltage
230kV
Capacity
To be determined
Point of Origin
Knox 230kV Substation
SEC 32, T1S, R4E
Intermediate Point
None
Point of Termination
New Henshaw 230kV Substation
SEC 7, T2S, R5E
Length
Approximately 7 miles
Routing
The final line route was determined through the CEC process. The project consists of a
new double circuit 230kV line from the existing Knox Substation to the new Henshaw
Substation. Henshaw will be located near to the intersection of Price Road and Germann
Road in Chandler.
Purpose
To serve growing industrial and commercial customer loads along the Price Road Corridor,
adjacent to Price Road in Chandler.
Schedule
Right of Way /
Property Acquisition
2018-2019
Construction Start
Mid 2019
Estimated In-Service
2021: Knox – Henshaw 230kV Line
2021: Henshaw 230kV Substation
Notes
SRP received a CEC for this project by unanimous approval by the Arizona Corporation
Commission line siting committee on September 12, 2017 Case No.00175, Decision #
76371. The CEC expires in September 2027.
SRP Ten Year Transmission Plan 2018-2027
Page 19 of 25
7.5 Abel – Pfister – Ball 230kV (2021-TBD)
Size
Voltage
230kV
Capacity
To be determined
Point of Origin
Santan – Schrader 230kV Line
(near existing Moody 69kV substation and future Ball (RS-17)
230kV substation)
SEC 1, T2S, R6E
Intermediate Point
New Pfister (RS-24) 230kV Substation
SEC 25, T2S, R7E
Point of Termination
Abel 230kV Substation
SEC 19, T3S, R9E
Length
Approximately 20 miles
Routing
This project is a double circuit 230kV line that bisects and connects the existing Santan –
Schrader 230kV line #2 to Abel 230kV Substation. The new double circuit 230kV line will
be routed generally south and east from a point on the Santan – Schrader 230kV line near
the existing Moody 69kV substation and future Ball (RS-17) 230kV substation to the new
Pfister (RS-24) 230kV substation in the southeastern portion of the town of Queen Creek.
From the Pfister 230kV substation, the 230kV line will continue south and east to the Abel
230kV substation.
Purpose
This project was originally proposed to serve long-term load growth in the southeast valley.
Load growth remains a driver for this project. However, the current timeline reflects a near-
term reliability need driven by new generation resources connecting near Abel Substation.
Schedule
Right of Way/
Property Acquisition
2013-2020
Construction Start
2019-2020
Estimated In-Service
2021: Abel – Santan 230kV Line
2021: Abel – Schrader 230kV Line
TBD: Pfister 230kV Substation
TBD: Ball 230kV Substation
Notes
This project was formerly known as Abel – Moody. SRP received a CEC for this project on
December 23, 2009, Case No. 148, Decision # 71441. The CEC expires December 23,
2021. The Pfister 230kV and Ball 230kV substations in-service dates are TBD depending
on load growth in the Queen Creek area.
SRP Ten Year Transmission Plan 2018-2027
Page 20 of 25
7.6 Copper Crossing – Abel 230kV (2023)
Size
Voltage
230kV
Capacity
To be determined
Point of Origin
New Copper Crossing Energy Center
SEC 24, T3S, R8E
Intermediate Point
NA
Point of Termination
Abel 230kV Substation
SEC 19, T3S, R9E
Length
Less than 1 mile
Routing
This project is a double circuit 230kV line to connect new generation units to Abel 230kV
substation.
Purpose
To accommodate near term new generation resources connecting in the Abel area. This is
a reliability driven project and is not triggered by rising system load levels forecasted in the
next ten years.
Schedule
Right of Way /
Property Acquisition
NA
Construction Start
2023-2024
Estimated In-Service
2023: Copper Crossing Energy Center – Abel 230kV Line #1
2024: Copper Crossing Energy Center – Abel 230kV Line #2
Notes
If the installed generation capacity is over 925 MW, a new 230kV switchyard will need to
be built near Abel Substation in order to limit the amount of generation loss from a single
contingency.
SRP Ten Year Transmission Plan 2018-2027
Page 21 of 25
7.7 Southeast Power Link (2024)
Size
Voltage
230kV
Capacity
To be determined
Point of Origin
Section of Santan – Browning 230kV Line
SEC 9, T1S, R7E
Intermediate Point
RS-31 230kV Substation
TBD
Intermediate Point
RS-32 230kV Substation (if needed)
TBD
Point of Termination
Section of Abel – Pfister – Ball 230kV Line
SEC 10, T2S, R7E
Length
TBD
Routing
Several options are under consideration to accommodate potential southeast valley load
growth in the City of Mesa and the Town of Queen Creek. The analysis indicates that
adding one or two new 230kV substations and a connection between the existing Santan –
Browning corridor to the future Abel – Pfister – Ball corridor would provide the greatest
benefit to the area.
The location of the 230kV substations and any new lines will be determined by the public
siting process and load growth in the area.
Purpose
To meet potential growing customer loads in the southeast valley.
Schedule
Right of Way /
Property Acquisition
2019
Construction Start
2022
Estimated In-Service
2024
Notes
SRP does not yet hold a CEC for this project but plans to begin pursuing one in 2018.
Construction of the facilities will be dependent upon the load growth in this area. This
project was formerly identified as the Mesa Technology Corridor.
SRP Ten Year Transmission Plan 2018-2027
Page 22 of 25
7.8 Hassayampa – Pinal West 500kV #2 Line (2024)
Size
Voltage
500kV
Capacity
TBD
Point of Origin
Hassayampa 500kV Switchyard
SEC 15, T1S, R6W
Intermediate Point
Jojoba 500kV Switchyard
SEC 25, T2S, R4W
Point of Termination
Pinal West 500kV Switchyard
SEC 18, T5S, R2E
Length
Approximately 51 miles
Routing
South and east of the Hassayampa Switchyard along the existing Palo Verde – Kyrene
500kV line to a point where the gas pipeline splits from the transmission line, then
generally along the pipeline (except in the Maricopa County Mobile Planning Area) to the
Pinal West 500kV switchyard.
Purpose
The Central Arizona Transmission System study identified system additions to provide
access to new generation in western or central Arizona.
This project is needed as a result of the EPA ruling on Section 111(d) of the Clean Air Act
(October 23, 2015), establishing emission performance rates representing the best system
of emission reduction.
This project can accommodate increased access to existing and potentially new load
growth; however, future load growth was not identified as a driver.
This is a reliability driven project not triggered by system load forecasts within the next ten
years.
Schedule
Right of Way /
Property Acquisition
2004
Construction Start
2023
Estimated In-Service
2024
Notes
The CEC for Case No. 124 was awarded in May 2004 (ACC Decision # 67012). The CEC
expires May 24, 2024. The first of the two permitted transmission lines was placed in
service in October 2008.
SRP Ten Year Transmission Plan 2018-2027
Page 23 of 25
7.9 Silver King – New Oak Flat – New Superior 230kV (2026)
Size
Voltage
230kV
Capacity
To be determined
Point of Origin
Silver King 230kV Substation
SEC 16, T1S, R13E
Intermediate Point
New 230kV Substation near the existing Oak Flat 115kV
Substation, tentatively named “New Oak Flat”
Near SEC32, T1S, R13E (exact location not determined)
Point of Termination
New 230kV Substation near the existing Goldfield – Silver King
230kV line, tentatively named “New Superior”
Near SEC34, T1S, R12E (exact location not determined)
Length
Approximately 6.5 miles
Routing
The alignment will closely follow the existing 115kV circuit connecting Silver King to Oak
Flat. The line starts at the Silver King Receiving Station, heading south and then turning
southwest into the New Oak Flat 230kV Substation. The alignment will then traverse to the
west into the New Superior 230kV Substation. In addition, the existing Goldfield – Silver
King 230kV line will be looped into the New Superior 230kV Substation. The location of the
New Oak Flat and the New Superior sites are still being determined.
Purpose
To serve growing customer loads at Oak Flat and Superior.
Schedule
Right of Way /
Property Acquisition
N/A
Construction Start
2024
Estimated In-Service
2026
Notes
SRP does not yet hold a CEC for this project. SRP will pursue a Certificate when required
by load growth in this area.
SRP Ten Year Transmission Plan 2018-2027
Page 24 of 25
7.10 Superior – Silver King 115kV Reroute (2027)
Size
Voltage
115kV
Capacity
Approximately 165MVA
Point of Origin
Point on existing Superior – Silver King 115kV Line
SEC 34, T1S, R12E
Intermediate Point
None
Point of Termination
Point on existing Superior – Silver King 115kV Line
SEC 26, T1S, R12E
Length
Approximately 1.25 miles
Routing
The new alignment will traverse to the north and west of the historical line and adjacent to
the existing Goldfield – Silver King 230kV circuit.
Purpose
To move an existing 115kV line on a single Customer’s private property to accommodate
Customer’s land use needs. This is a single customer driven and requested project and is
not triggered by system load growth.
Schedule
Right of Way /
Property Acquisition
None
Construction Start
2027
Estimated In-Service
2027
Notes
SRP was granted a CEC for Case No. 166 on October 4, 2012 (Decision # 73551) which
expired in 5 years (October 16, 2017). An extension to the CEC termination date was
submitted in July 2017. If approved, the CEC will be extended through 2027. The actual
timing of the 115kV line relocation is dependent upon the Customer’s land use needs.
SRP Ten Year Transmission Plan 2018-2027
Page 25 of 25
8. Attachment
8.1 Attachment 1 – 2018 Ten Year Transmission Plan Technical Study
Page 1 of 2
James Philbin, PE
Planning & Development
301 W. Jefferson St., Suite 170
Phoenix, Arizona 85003
Phone: (602) 372-4362
www.maricopa.gov/planning
Email address:
james.philbin@maricopa.gov
Planning & Development
Engineering Plan Review
Date:
March 21, 2025
Memo To: Darren Gerard, AICP, Planning Manager, Department of Planning &
Development
Attn:
Joel Landis, Planner, Planning & Development Services
From:
James Philbin, P.E., Plans Examiner Engineer, Planning &
Development Services
cc:
Bob Fedorka, P.E., Engineering Manager, Planning & Development
Subject:
Z250007 - Zone Change (RU-43 to IND-2 IUPD)
(E1 Memo)
Job Site Address: 4025 Avondale BLVD, Tolleson, AZ 85353
APN(s): 101-23-002F, 101-23-012E, 101-23-012D and 101-23-012C
This application is to specify zoning for future development and does not include a
Plan of Development.
PND Engineering Plan Review (DPR, FCD and PND Transportation) has reviewed the
1st submittal of the Zone Change application routed for review on March 03, 2025, and
has no objections subject to the following conditions:
1. Without the submittal of a precise plan of development, no development approval
is inferred by this review, including, but not limited to number of proposed building
lots/units, drainage design, access and roadway alignments. These items will be
addressed as development plans progress and are submitted to the County for
further review and/or entitlement.
2. The site contains areas of regulated floodplains (FEMA Zone AE).
3. Any Development in the floodplain will require a floodplain use permit issued
concurrent with building permit(s) required for site development. Structures and
pad elevations for battery storage units and other electrical equipment in the
floodplain must be elevated to the regulatory flood elevation (BFE +2’) as
determined by the engineer. (FRMC 601(A)4)
4. The impact of the extensive quantity of fill in the floodplain will require analysis to
determine its impact on the current floodplain delineations. Development of the
site for the intended use may require re-delineation of the floodplain through the
FEMA CLOMR/LOMR process (administered through the Flood Control District).
Page 2 of 2
For more information on this process, please contact the Flood Control District
Fahmida.Maula@maricopa.gov.
Regulatory flood elevations remain effective until such time that LOMRs become
effective.
Note that a CLOMR has been filed for the subdivision located northeast of the
subject premises.
5. See Tres Rios Vol. 1 and Tres Rios Vol. 2 for information regarding the Tres
Rios North Levee FDS.
6. Currently, the 113th Avenue alignment is comprised of a series of private
easement(s) that has not been accepted by the County; and is therefore not
maintained by the County. It is the owner/applicant’s responsibilities to determine
access rights to 113th Avenue.
7. A Traffic Study/Statement must be submitted with future entitlement (POD)
application(s). See following link to MCDOT Traffic Impact Manual. (RDM 7.1.4)
https://www.maricopa.gov/DocumentCenter/View/303
8. Given the anticipated low traffic volume and lack of frontage on County Road(s),
the applicant can seek to have the Study requirement waived through the
MCDOT Traffic Branch (Hasina Luna – Hasina.Luna@maricopa.gov). A copy of
the waiver must be provided with the entitlement application.
9. Avondale Boulevard and Broadway Road (at 113th Avenue) are within the
jurisdiction of the City of Avondale. The applicant will be responsible for
coordinating with the City to review any traffic impact, right-of-way dedication,
permitting or roadway improvement requirements.
10. Engineering review of re-zone cases is conceptual in nature. All development and
engineering design shall be in conformance with Section 1205 of the Maricopa
County Zoning Ordinance; Drainage Policies and Standards; Floodplain
Regulations for Maricopa County; MCDOT Roadway Design Manual; and current
engineering policies, standards and best practices at the time of application for
construction.
Please contact me if you have any questions or require any additional information.
Arizona Chamber of Commerce & Industry
602.248.4430 100 N 7th Ave #120, Phoenix, AZ 85007
May 9, 2025
Subject: Letter of Support for Sierra Luna Energy Storage Project
Dear Maricopa County Planning & Zoning Commissioners,
On behalf of the Arizona Chamber of Commerce and Industry, I am writing to express our strong
support for the Sierra Luna Energy Storage Project. The Arizona Chamber of Commerce and
Industry is committed to fostering a pro-business environment that attracts investment, creates jobs,
and enhances the quality of life for all Arizonans. We believe that the Sierra Luna project aligns with
these goals and will be a valuable asset to our state's economy.
A modern and reliable energy infrastructure is essential for attracting new businesses to Arizona and
supporting the growth of our existing industries. Companies considering expanding or relocating to
our state require assurance that they will have access to a stable and dependable power supply. The
Sierra Luna project will play a crucial role in enhancing grid reliability, ensuring that Arizona can
meet the energy demands of a growing and dynamic economy.
Furthermore, the Sierra Luna project will contribute to the diversification of our state's energy
portfolio. By supporting the integration of battery storage technology, this project will help Arizona
become a leader in innovative energy solutions. This diversification is crucial for mitigating risks
associated with reliance on any single energy source and for promoting long-term economic stability.
The Sierra Luna project will also have a positive impact on local communities. During construction,
the project will create jobs and stimulate economic activity in the region. Once operational, it will
contribute to the local tax base, providing valuable resources for schools, infrastructure, and other
essential services.
We support responsible energy development that strengthens our economy, enhances our
competitiveness, and supports the well-being of our communities. The Sierra Luna Energy Storage
Project represents such a development, and we urge you to approve it.
Sincerely,
Danny Seiden
President & CEO
May 13, 2025
Maricopa County Planning & Zoning Commissioners
Board of Supervisors Auditorium
205 W Jefferson Street
Phoenix, AZ 85003
Dear Commissioners:
I am writing to strongly support the Sierra Luna Energy Storage project. A reliable and resilient energy
infrastructure is crucial for attracting and retaining businesses within our state. Companies across all
sectors, particularly in technology and manufacturing, depend on a stable power supply to operate
efficiently and expand their operations.
A significant advantage of the Sierra Luna Energy Storage project is its anticipated role in enhancing the
state's appeal to companies concerned with energy availability. According to the Common Sense
Institute, Arizona's electricity demand is projected to increase by 60% over the next 30 years,
necessitating an addition of 57 GW of new generation capacity. Arizona must take proactive measures
to address this issue, and the Sierra Luna Energy Storage project is poised to contribute significantly to
meeting the state's energy needs.
Maricopa County will benefit from the project's substantial capital expenditure, which will generate
construction jobs and increase local tax revenues. These economic advantages will have a positive ripple
effect throughout the region, stimulating the local supply chain and improving the quality of life for
residents of Arizona.
The Sierra Luna Energy Storage project aims to develop innovative energy solutions, improve our energy
infrastructure, stimulate economic growth, and enhance the state's competitiveness. Thank you for your
consideration. Please do not hesitate to reach out with any questions.
Sincerely,
Sandra Watson
President & CEO
Arizona Commerce Authority
Maricopa County Planning and Zoning Commission
301 W. Jefferson St.
Phoenix, AZ 85003
May 9, 2025
Subject: Letter of Support for Sierra Luna Energy Storage Project
Dear Arizona Corporation Commissioners,
On behalf of the Arizona Technology Council, I am writing to express our strong support for the Sierra Luna
Energy Storage Project. As the state’s premier trade association representing science and technology
companies, we recognize that a reliable, modern energy infrastructure is foundational to Arizona’s continued
economic growth and competitiveness.
Our state is experiencing a surge in business relocations and industrial development, driven by a favorable
economic climate and a highly skilled workforce. Arizona’s utilities have clearly identified the need for
additional power capacity to meet this rising demand. The Sierra Luna project is a timely and necessary
solution that addresses this challenge head-on.
At the Council, we advocate for an “all of the above” energy strategy—excluding coal—that leverages a diverse
mix of resources. Battery storage is a critical enabler of this strategy. It enhances grid stability, balances
fluctuating demand, and will lead to energy savings for Arizona consumers.
Modern battery storage systems are safe, reliable, and rigorously engineered. They incorporate advanced
technologies and strict safety protocols to ensure dependable performance, helping to prevent service
disruptions while reinforcing grid resilience.
The Sierra Luna Energy Storage Project is more than just an energy infrastructure upgrade—it is an
investment in Arizona’s future. It will strengthen our power grid, bolster our growing technology ecosystem, and
support sustainable economic development across the state.
We urge your approval of this important project and stand ready to support its success.
Sincerely,
Steve
ARIZONA TECHNOLOGY COUNCIL & SCITECH INSTITUTE
Steven G. Zylstra
President & CEO
6751 N. Sunset Blvd. Suite 210
Tax ID: 86-0666418
Glendale, AZ 85305 623.435.0431
May 6, 2025
Maricopa County Planning and Zoning Commissioners
Subject: Letter of Support for Sierra Luna Energy Storage Project
Dear Commissioners,
On behalf of WESTMARC, I am writing to express our strong support for the Sierra Luna Energy
Storage Project. WESTMARC is a coalition of 15 West Valley cities, towns, and Native
American nations committed to enhancing the economic and social prosperity of our region. We
believe the Sierra Luna project aligns with our mission to promote responsible growth,
infrastructure development, and a high quality of life for our communities.
The West Valley is experiencing significant population and economic growth, which is driving
increased demand for reliable and sustainable energy sources. The Sierra Luna project will play
a crucial role in meeting this demand by providing a modern, efficient, and flexible energy
storage solution. This project will enhance grid stability, facilitate the integration of renewable
energy resources, and ensure a reliable power supply for our growing communities.
Investments in energy infrastructure, like the Sierra Luna project, are vital to attract and retain
businesses, support job creation, and sustain our region's economic competitiveness. A robust
and reliable energy grid is essential for businesses to operate efficiently and expand their
operations in the West Valley.
WESTMARC’s legislative agenda supports appropriate action to ensure Arizona has an
adequate supply of gasoline, broadband, electricity, natural gas, water and other critical
resources and the protection of critical energy infrastructure, including generation, transmission,
and distribution assets
We support the development of innovative energy solutions that not only meet our
current needs but also contribute to a more sustainable future. The Sierra Luna Energy
Storage Project represents such a solution, and we urge you to approve this project.
Sincerely,
Sintra Hoffman
President & CEO, WESTMARC
QB\96723138.6
WHEN RECORDED RETURN TO:
Benjamin Graff, Esq.
Quarles & Brady LLP
One Renaissance Square
Two North Central Avenue, Suite 600
Phoenix, Arizona 85004
DEVELOPMENT AGREEMENT
THIS DEVELOPMENT AGREEMENT (the “Agreement”) is made as of the 8th day of
July 2025, by, between and among CITY OF AVONDALE, ARIZONA, an Arizona municipal
corporation (the “City”), and SIERRA LUNA ENERGY STORAGE LLC, a Delaware limited
liability company (“Developer”). City and Developer are sometimes referred to in this Agreement
collectively as the “Parties”, or each individually as a “Party.”
RECITALS
A.
MARWEST ENTERPRISES, L.L.C., an Arizona limited liability company, and
CAMARUS, L.L.C., an Arizona limited liability company (collectively, “Fee Owner”) own the
approximately 18.5 acres of real property located in unincorporated Maricopa County, Arizona,
north of the northeast corner of south Avondale Boulevard and west Broadway Road, directly east
and south of the jurisdictional boundary of the City of Avondale, and legally described on
Exhibit A (the “Property”). Developer has the right to purchase the Property pursuant to a
separate, recorded agreement between Developer and Fee Owner. Fee Owner is executing this
Agreement solely for purposes of acknowledging this Agreement and consenting to the recordation
of this Agreement against the Property.
B.
Following its acquisition of the Property, Developer intends to construct, operate
and maintain a private battery energy storage system project on the Property consisting of an
approximately 150-megawatt/1,200-megawatt-hour standalone battery energy storage system
(“BESS”) and related equipment, facilities and structures including a tie-line with interconnection
to the Salt River Project (“SRP”) Rudd Substation (the “Project”).
C.
The Project is adjacent to a strip of real property owned by the Maricopa County
(the “County”) and assigned Assessor’s Parcel Number 101-23-014 (“County Parcel”). The
County Parcel is situated between the Property and Avondale Boulevard. The Project will require
entitlements from Maricopa County (the “County”), including a rezoning of the Property from
Rural-43 to Light Industrial (IND-2) with an Industrial Unit Plan of Development (IUPD), to be
considered and approved by the Maricopa County Board of Supervisors, as well as a Plan of
Development (POD), which may be approved administratively by County staff. All such
entitlements, when approved, and following expiration of applicable appeal and referendum
25-303C
QB\96723138.6
2
periods with no appeal or referendum then pending, are collectively referred to as the “County
Entitlement Approvals”.
D.
The Project will require approvals from the City including, rights-of way, licenses,
design, engineering, construction and other necessary approvals for the Project’s transmission
infrastructure and access, consisting of the interconnection tie-line crossing Avondale Boulevard
west of the Property and crossing private properties located between Avondale Boulevard and the
Rudd Substation connecting the Project to the SRP Rudd Substation and any associated
transmission and appurtenant facilities, to the extent located within City jurisdiction (all such
approvals, when granted, and following expiration of applicable appeal and referendum periods
with no appeal or referendum then pending, are collectively referred to as the “City Infrastructure
Approvals”).
E.
Developer previously constructed a similar BESS in the City of Avondale
northwest of the Project, called the Sierra Estrella Energy Storage facility, and the Parties
acknowledge their previous cooperation to allow energy storage, a key component of resilient and
reliable essential infrastructure. The Parties acknowledge that BESSs provide backup power
during outages, enhance grid stability, and support the integration of renewable energy, making
them particularly valuable for hospitals, emergency services, water utilities, and public safety
operations.
F.
Although the Property is outside the City limits, the City, as the nearest jurisdiction
to provide emergency response services, will likely be responding to emergency events on or near
the Project and providing services to the Project and the surrounding area. Developer will ensure
that the emergency response and fire protection requirements for the Project meet the City’s
standards and needs for safely and efficiently responding to and providing emergency response
services for the Project and the surrounding area (the “Emergency Response Requirements”), as
further described in this Agreement.
G.
In recognition of the significant benefits that will accrue to City (and the general
public) as a result of the Project and the voluntary financial contribution to the City, which benefits
include (i) the improvement of public roadways, (ii) increased opportunities for commercial
property development, and (iii) incentivizing the development of adjacent properties, City and
Developer desire to cooperate in facilitating the Project, as more fully set forth in this Agreement.
H.
The Parties understand and acknowledge that this Agreement is a “Development
Agreement” within the meaning of, and is entered into pursuant to, Arizona Revised Statutes
(“A.R.S.”) § 9-500.05.
AGREEMENT
Now, therefore, in consideration of the foregoing recitals and representations and the
mutual promises contained in this Agreement, the Parties agree as follows:
QB\96723138.6
3
1.
PURPOSE AND TERM OF THIS AGREEMENT.
1.1
Recitals; Rules of Construction. The Recitals set forth in Paragraphs A
through H, inclusive, are incorporated into this Agreement by reference and form a part of this
Agreement. The use of the term “shall” in this Agreement means a mandatory act or obligation.
Unless the context requires otherwise, the term “including” means “including but not limited to”
or “including without limitation.”
1.2
Purpose. The purpose of this Agreement is to facilitate the planning and
development of the portions of the Project that will impact existing and planned infrastructure.
This Agreement also provides for Developer’s voluntary financial contribution to the City for the
purposes of improving south Avondale Boulevard and enhancing emergency response services at
the Project. These efforts are of mutual interest to the City and Developer and are intended to
improve public safety and enhance the functionality of Avondale Boulevard as a key
transportation corridor.
1.3
Effective Date. The “Effective Date” of this Agreement means the date on
which all the following have occurred: (i) this Agreement has been adopted and approved by the
City Council of City (“City Council”), (ii) any appeal or referendum periods have expired
pursuant to A.R.S. § 9-500.05(F), and (iii) this Agreement has been executed by duly authorized
representatives of City, Developer, and Fee Owner.
1.4
Term. The Term of this Agreement shall commence on the Effective Date
and shall remain in effect for a period of ten (10) years, unless earlier terminated as provided
herein (the “Term”).
1.5
Termination. Developer’s obligations under this Agreement shall
terminate upon the Developer’s full payment of the Voluntary Contribution (as defined below) to
City. Additionally, Developer may terminate the Agreement at any time prior to obtaining
Governmental Approvals (also defined below) by providing fifteen (15) days’ written Notice to
City. For avoidance of doubt, if Developer terminates this Agreement pursuant to the
immediately preceding sentence, Developer shall have no obligation to pay the Voluntary
Contribution. Further, this Agreement shall automatically terminate if Developer does not
purchase the Property from Fee Owner by December 31, 2028. Developer, the City, and Fee
Owner agree to cooperate in good faith to promptly record a termination and release of this
Agreement following any termination of this Agreement as provided herein.
2.
SCOPE AND REGULATION OF DEVELOPMENT.
2.1
Project Scope. The Project consists of the development, construction,
operation, and maintenance of a standalone approximately 150-megawatt/1,200-megawatt-hour
private battery energy storage system facility and related infrastructure on the Property, including
the interconnection tie-line and associated transmission facilities connecting the Project due
westward to the SRP Rudd Substation. Development of the Project shall proceed in accordance
with the terms of this Agreement, applicable County Entitlement Approvals, and City
Infrastructure Approvals.
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2.2
City Infrastructure Approvals and Design Compliance. The City has the
authority to grant all City Infrastructure Approvals for the Project, which are limited to those
components of the Project located within City jurisdiction, including but not limited to the
transmission corridor and related improvements within the south Avondale Boulevard right-of-
way. Developer shall design and construct such improvements in accordance with all applicable
City codes, standards, and conditions of approval.
2.3
Governing Code and City Cooperation. For purposes of the City
Infrastructure Approvals, the applicable City codes and standards shall be those in effect as of the
Effective Date of this Agreement and shall continue to apply through final inspection and
approval of the Project infrastructure. City shall cooperate reasonably in processing the City
Infrastructure Approvals required for the development and construction of the Project.
2.4
Project Review and Coordination. The City designates the City Engineer
as the primary point of contact to coordinate the review and inspection of the City Infrastructure
Approvals. The City shall make reasonable efforts to provide consistency in plan review and
field inspections by assigning the same or similar personnel throughout the development period.
2.5
Fees. Developer shall pay all standard and applicable City permitting,
inspection, and development fees required by the Avondale City Code in effect at the time of each
respective application submittal. Nothing in this Agreement shall waive or reduce the obligation
of Developer to pay such fees, unless otherwise expressly provided.
3.
DEVELOPER’S
VOLUNTARY
CONTRIBUTION
TO
CITY
INFRASTRUCTURE.
3.1
Developer’s Voluntary Contribution of Funds. Developer agrees to make
the following voluntary financial contribution to the City in accordance with this Article 3 for the
purposes of assisting the community and supporting the City’s public initiative of improving and
beautifying Avondale Boulevard and enhancing emergency response initiatives in connection
with the Project (“Voluntary Contribution”). Developer confirms that this contribution is not,
and shall not be construed as an exaction, impact fee, or any form of mandatory payment required
by City, its ordinances, policies or regulations in connection with the Project or any aspect thereof.
Developer hereby waives and forever releases, any right or claim that may arise under ARIZ. REV.
STAT. § 9-500.13 (Compliance With Court Decisions), including any claim that the City coerced
or required payment of the Voluntary Contribution in exchange for the City Infrastructure
Approvals, or any other item of value or exercise of City discretion in favor of the Developer or
the Project, together with any claim alleging that the City engaged in any unlawful or
unconstitutional taking of property rights.
3.2
Voluntary Contribution Amount. Subject to the further terms of this
Agreement, Developer shall pay to the City a total amount of Three Million Two Hundred Fifty
Thousand Dollars ($3,250,000) (the “Voluntary Contribution Amount”). The Voluntary
Contribution Amount may also be referred to herein as the “Funds” when describing the City’s
use of the Voluntary Contribution.
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3.3
Payment Contingency. Developer’s obligation to make the Voluntary
Contribution described in Section 3.2 shall be contingent upon the satisfaction of all of the
following conditions: (i) the Project receiving all County Entitlement Approvals, (ii) the Project
receiving all City Infrastructure Approvals, and (iii) Developer applying for and receiving from
Maricopa County a building permit for Project infrastructure on the Property (collectively, the
“Governmental Approvals”). For avoidance of doubt, this Agreement does not impose on
Developer any obligation to apply for the Governmental Approvals or to proceed with
construction of the Project. This Agreement imposes on Developer the obligation to pay the
Voluntary Contribution if and when Developer elects to obtain, and receives, all of the
Governmental Approvals. The receipt of the Voluntary Contribution by the City does not create
an obligation on the part of the City to approve or expedite any of the City Infrastructure
Approvals, nor does it obligate the City to provide any specific level of support, endorsement or
non-opposition to the Project beyond that which is generally afforded to development projects
located in the County and adjacent to the City.
3.4
Payment Timing. Developer shall pay the Voluntary Contribution Amount
in one lump sum to the City within five (5) business days after the later of (i) issuance by the
County of a building permit for Project infrastructure on the Property and (ii) the Project receiving
the City Infrastructure Approvals.
3.5
Acceptable Methods of Payment. All payments due under this Article 3
shall be made by wire transfer, certified check, or such other method as may be reasonably
approved in writing by the City. Payments shall be made in immediately available funds to an
account or address designated in writing by the City.
4.
PURPOSE
AND
USE
OF
FUNDS;
EMERGENCY
RESPONSE
COVENANTS.
4.1
Use of Funds. City shall use the Funds for the following public purposes:
(a)
Improvements along south Avondale Boulevard, including but not
limited to paving, signage, water delivery, civil improvements, irrigation, stormwater design,
landscaping, buffering, and electrical utility infrastructure; and enhancing local emergency
response capabilities, including equipment, training, and operational support, as determined
appropriate by the Avondale Fire and Medical Department; and
(b)
Following receipt of the Voluntary Contribution, the City may
allocate and expend the Funds at its sole discretion to further the purposes set forth in this
Section 4.1, provided such use remains consistent with the terms of this Agreement and applicable
laws.
The City considered the following cost estimates, provided by independent consultants who were
engaged by the City and the Developer, to identify the following uses of the Funds:
Paving
$525,000
Signage
$8,000
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Irrigation
$2,302,000
Electrical Utilities
$200,000
Avondale Fire and Medical $215,000
4.2
No Developer Liability. Final allocation, budgeting and expenditure of all
Funds shall be in accordance with the City’s adopted procedures. Developer shall have no
obligation, responsibility, or liability for any actions taken by the City in connection with the use,
management, or allocation of the Funds, including whether the Funds are used for the intended
public purposes. Payment of the Voluntary Contribution shall constitute full satisfaction of
Developer’s obligations under this Agreement.
4.3
City Emergency Response Requirements. Developer will allow the City
Fire Chief or Fire Marshal to perform a courtesy review of the County Plan of Development, prior
to the County’s final approval of the Plan of Development, to confirm compliance with the
following Emergency Response Requirements for the Project:
(a)
Developer shall provide two (2) access driveways to the Property
from South 113th Avenue.
(b)
The spacing of battery units on the Property shall comply with
NFPA 855 and OSHA 1926.
(c)
Developer shall include two (2) 24,000-gallon water tanks on
Property, with the ability to connect to the water tanks from outside of the perimeter wall.
(d)
Developer shall retain a third-party services provider to refill water
tanks, as needed to support response efforts.
(e)
Developer shall coordinate with the City of Avondale Fire and
Medical Department and Rural Metro to provide onsite training, at Developer’s cost.
Developer will request County to include the above five (5) Emergency Response Requirements
as Conditions of Approval attached to County Rezoning Case No. Z25007 and the corresponding
Ordinance. City acknowledges that (i) County is the sole regulatory authority with zoning and land
use authority over the Property, and (ii) the above covenants are private covenants from Developer
to City, are enforceable by City as limited by the scope of each of the five (5) covenants, and do
not establish any regulatory authority of the City with respect to the Property, which is located
within the jurisdiction of the County. Should the County impose Conditions of Approval that
deviate or otherwise conflict with the five (5) Emergency Response Requirements, Developer and
City shall work in good faith to identify a solution that meets the intent of each item in conflict.
4.4
Annexation. Developer and City agree after Developer has received a
certificate of occupancy from the County, each, in its sole and absolute discretion, may consider
entering into discussions regarding the future annexation of the Property into the City, but without
any obligation to enter into such discussions or to annex the Property into the City.
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7
5.
REPRESENTATIONS BY THE PARTIES. Each Party represents and
warrants to the other Party that:
5.1
The representing Party has the full right, power, and authorization to enter
into and perform this Agreement.
5.2
All consents and approvals necessary for the execution, delivery and
performance of this Agreement by the representing Party have been obtained.
5.3
The representing Party shall execute, and acknowledge when appropriate,
all documents and instruments, and shall take all actions, in each case necessary to implement,
evidence and enforce this Agreement.
5.4
The representing Party has been assisted by counsel of its own choosing in
connection with the preparation and execution of this Agreement.
6.
DEFAULT AND ENFORCEMENT.
6.1
Events of Default. “Default” or an “Event of Default” by Developer or
City under this Agreement shall mean one or more of the following:
(a)
Any representation or warranty made in this Agreement by the Party
was materially inaccurate when made or shall prove to be materially inaccurate during the Term;
and
(b)
Such Party fails to observe or perform any other covenant,
obligation or agreement required of it under this Agreement.
6.2
Grace Periods; Notice and Cure. Upon the occurrence of an Event of
Default by any Party, such Party shall, upon written Notice from any other Party, proceed
immediately to cure or remedy such Default and, in any event, such Default shall be cured within
thirty (30) days after receipt of such Notice; or, if such Default is of a nature that is not capable
of being cured within thirty (30) days, the cure or remedy shall be commenced within such period
and diligently pursued to completion, but in no event exceeding ninety (90) days in total.
6.3
Remedies for Default. In the Event of Default under any provision of this
Agreement where the same is not cured within the applicable time period set forth above, the non-
defaulting Party shall have all remedies available to it at law or in equity. Except as otherwise
expressly stated in this Agreement, the rights and remedies of the Parties are cumulative, and the
exercise by any Party of one or more of such rights or remedies will not preclude the exercise by
it, at the same time or different times, of any other rights or remedies for the same default or any
other default by such defaulting party.
6.4
Venue. Any legal actions instituted pursuant to this Agreement must be
filed in the county of Maricopa, State of Arizona, or in the Federal District Court in the District
of Arizona.
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8
6.5
Waiver. Except as otherwise stated in this Agreement, failure by any Party
in asserting any of its rights or remedies as to any Default, will not operate as a waiver of any
Default, or of any such rights or remedies, or deprive any such Party of its right to institute and
maintain any actions or proceedings which it may deem necessary to protect, assert or enforce
any such rights or remedies.
6.6
No Liability. No member of the City Council, nor any officer, agent,
attorney, or employee of the City, shall be personally liable for any breach or default under this
Agreement. Similarly, Developer’s obligations under this Agreement are limited to its assets. The
personal assets of its members, managers, officers, directors, partners, or shareholders shall not
be subject to any claims arising from this Agreement.
7.
MISCELLANEOUS PROVISIONS.
7.1
Assignment. Developer shall have the right to assign all or a portion of its
interest under this Agreement to an owner of all or any portion of the Property only with the prior
consent of City, which consent will not be unreasonably withheld, conditioned or delayed;
provided that City’s consent shall not be required for an assignment in whole or in part to a
Developer Affiliate. City’s rights and obligations under this Agreement shall be non-assignable
and non-transferable, without the prior express written consent of Developer, which consent will
not be unreasonably withheld, conditioned or delayed. For purposes of this Agreement, an
“Affiliate,” means any person or entity directly or indirectly controlling, controlled by, or under
common control with Developer. Without limiting the foregoing, the Parties expressly
acknowledge that the rights and obligations of Developer are personal to Developer, for
Developer’s proposed development of the Property, and Fee Owner will have no obligation or
liability to perform the obligations of Developer under this Agreement.
7.2
Limited Severability. City and Developer each believes that the execution,
delivery, and performance of this Agreement are in compliance with all applicable laws.
However, in the unlikely event that any provision of this Agreement is declared void or
unenforceable (or is construed as requiring City to do any act in violation of any applicable laws),
such provision shall be deemed severed from this Agreement and this Agreement shall otherwise
remain in full force and effect; provided that this Agreement shall retroactively be deemed
reformed to the extent reasonably possible in such a manner so that the reformed agreement (and
any related agreements effective as of the same date) provide essentially the same rights and
benefits (economic and otherwise) to the Parties as if such severance and reformation were not
required.
7.3
Notices.
(a)
All “Notices”, demands or other writings in this Agreement
provided to be given, made or sent by any Party hereto to the other Party must be made in writing
and will be deemed to have been fully given, made or sent (i) on the day personally delivered or
served; or (ii) on the day delivered is sent by recognized overnight courier service (e.g., FedEx or
UPS) for next business day delivery; or (iii) three (3) business days after deposit in the United
States mail postage prepaid and sent by registered or certified mail, and in each case addressed as
follows:
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9
If to City:
City of Avondale
Attn: Ron Corbin, City Manager
11465 W. Civic Center Drive
Avondale, Arizona 85323
Email: rcorbin@avondaleaz.gov
With a required copy to:
City of Avondale
Attn: Nicholle Harris, City Attorney
11465 W. Civic Center Drive
Avondale, Arizona 85323
Email: nharris@avondaleaz.gov
If to Developer:
Sierra Luna Energy Storage LLC
c/o Plus Power LLC
Attn: General Counsel
1780 Hughes Landing Blvd, Suite 675
The Woodlands, TX 77380
Email: legal@pluspower.com
With a required copy to:
Quarles & Brady LLP
Attn: Benjamin Graff
One Renaissance Square
Two North Central Avenue, Suite 600
Phoenix, Arizona 85004
Email: benjamin.graff@quarles.com
Each Party may by notice in writing change its address for the purpose of this Agreement, which
address shall thereafter be used in place of the former address.
7.4
Entire Agreement. Except as expressly provided in this Agreement, this
Agreement constitutes the entire agreement between the Parties with respect to the subject matters
hereof and supersedes any prior agreement.
7.5
Further Assurances. Each Party agrees to perform such other and further
acts and to execute and deliver such additional agreements, documents, affidavits, certifications,
acknowledgments and instruments as the other Party may reasonably require to consummate,
evidence, confirm or carry out the matters contemplated by this Agreement or confirm the status
of (a) this Agreement as in full force and effect and (b) the performance of the obligations
hereunder at any time during its Term.
7.6
Recordation. Within ten (10) days after this Agreement has been approved
by City and executed by the Parties, City shall cause this Agreement to be recorded in the Official
Records of Maricopa County.
7.7
Amendment. All amendments to this Agreement must be in writing and
signed by the appropriate authorities of the Parties hereto and recorded in the Official Records of
Maricopa County.
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10
[Signatures appear on following pages]
QB\96723138.6
SIGNATURE PAGE TO DEVELOPMENT AGREEMENT
DEVELOPER
SIERRA LUNA ENERGY STORAGE LLC, a
Delaware limited liability company,
By: ______________________________
Its: ______________________________
STATE OF ARIZONA
)
) ss.
COUNTY OF __________
)
The foregoing instrument was acknowledged before me this _____ day of ________, 2025,
by _________________________________, the ___________________ of SIERRA LUNA
ENERGY STORAGE LLC, a Delaware limited liability company, who acknowledged that he/she
signed the foregoing instrument on behalf of Developer.
____________________________________
Notary Public
My commission expires:
____________________
QB\96723138.6
ACKNOWLEDGMENT OF FEE OWNER
The undersigned has executed the foregoing Agreement for the purposes of expressly consenting
to the recordation of this Agreement against the interest of Fee Owner in and to the Property and
has authorized and approved the execution and delivery of the foregoing Development Agreement.
MARWEST ENTERPRISES, L.L.C. , an Arizona
limited liability company
By:
Name:
Title:
STATE OF ARIZONA
)
)
County of Maricopa
)
The foregoing instrument was acknowledged before me this _____ day of _____________,
2025, by ___________________, the _____________________ of MARWEST ENTERPRISES,
L.L.C., an Arizona limited liability company, on behalf of the company.
Notary Public
My commission expires: _______________________
[Seal]
QB\96723138.6
ACKNOWLEDGMENT OF FEE OWNER
The undersigned has executed the foregoing Agreement for the purposes of expressly consenting
to the recordation of this Agreement against the interest of Fee Owner in and to the Property and
has authorized and approved the execution and delivery of the foregoing Development Agreement.
CAMARUS, L.L.C. , an Arizona limited liability
company
By:
Name:
Title:
STATE OF ARIZONA
)
)
County of Maricopa
)
The foregoing instrument was acknowledged before me this _____ day of _____________,
2025, by _______________________, the ________________ of CAMARUS, L.L.C., an Arizona
limited liability company, on behalf of the company.
Notary Public
My commission expires: _______________________
[Seal]
QB\96723138.6
List of Exhibits
Exhibit A:
Legal Description of Property
QB\96723138.6
Exhibit A
Legal Description of Property
PARCEL NO. 1:
Lot 4 of the Southwest quarter of the Southwest quarter of Section 19, Township 1 North, Range
1 East of the Gila and Salt River Base and Meridian, Maricopa County, Arizona;
EXCEPT the South half thereof;
EXCEPT the West 99 feet therof; and
EXCEPT the South 324 feet of the West 200 feet thereof.
PARCEL NO. 2:
The South 324 feet of the West 200 feet of the following described property:
Lot 4 of the Southwest quarter of the Southwest quarter of Section 19, Township 1 North, Range
1 East of the Gila and Salt River Base and Meridian, Maricopa County, Arizona;
EXCEPT the South half thereof;
EXCEPT the West 99 feet thereof.
PARCEL NO. 3:
That part of Lot 4, Section 19, Township 1 North, Range 1 East of the Gila and Salt River Base
and Meridian, Maricopa County, Arizona, described as follows:
BEGINNING at the Southwest corner of said Section 19;
THENCE North 88 degrees 41 minutes 10 seconds East 99.00 feet;
THENCE North 0 degrees 28 minutes 10 seconds West 505.63 feet to the True Point of Beginning,
said point also being the Northwest corner of said property described in instrument recorded in
Docket 10400, page 1304, records of Maricopa County, Arizona;
THENCE North 0 degrees 20 minutes 10 seconds West 155.21 feet;
THENCE North 88 degrees 41 minutes 10 seconds East 287.42 feet;
THENCE South 0 degrees 28 minutes 10 seconds East 155.21 feet to the Northeast corner of
property described in instrument recorded in said Docket 10400, page 1304, records of Maricopa
County, Arizona;
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THENCE along the North line of property described in instrument recorded in said Docket 10400,
page 1340, records of Maricopa County, Arizona, South 88 degrees 41 minutes 10 seconds West
287.42 feet to the TRUE POINT OF BEGINNING.
PARCEL NO. 4:
An easement for ingress, egress and utilities purposes as created by instrument recorded in
Docket 10400, page 1291, records of Maricopa County, Arizona, over the East 20 feet of the
following described property:
BEGINNING at the Southwest corner of Section 19, Township 1 North, Range 1 East of the Gila
and Salt River Base and Meridian, Maricopa County, Arizona;
THENCE North 88 degrees 41 minutes 10 seconds East 99.00 feet;
THENCE North 0 degrees 28 minutes 10 seconds West 40 feet to the True Point of Beginning;
THENCE North 0 degrees 28 minutes 10 seconds West 465.63 feet;
THENCE North 88 degrees 41 minutes 10 seconds East 287.42 feet;
THENCE South 0 degrees 28 minutes 10 seconds East 465.63 feet;
THENCE South 88 degrees 41 minutes 10 seconds West 287.42 feet to the TRUE POINT OF
BEGINNING.