04. CPA2023010 PZ Report
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CPA2023010
Page 1 of 5
Report to the Planning and Zoning Commission
Prepared by the Maricopa County Planning and Development Department
Case:
CPA2023010 - Hyder Energy Center
Hearing Date:
September 14, 2023
Supervisor District:
5
Applicant:
Erin Cozart, Wood
Owners:
Wayne Beaver, Christopher Brereton, CBERT Commercial Properties LLC &
Silver Canyon Nurseries Inc.
Request:
Comprehensive Plan Amendment to change the land use designation of
Rural Development Area of the Comprehensive Plan to Utilities for Hyder
Energy Center
Site Location:
Generally located west of Hyder Rd. and Agua Caliente Rd. in the Hyder
area.
Site Size:
Approximately 118 Acres
Density:
N/A
County Island:
No
County Plan:
Maricopa County Vision 2030 Comprehensive Plan – Rural Development
Area (0-1 d.u./ac)
Municipal Plan:
N/A
Municipal Comments:
None received to date
Support/Opposition:
None known
Recommendation:
Approve
CPA2023010
Page 2 of 5
Project Summary:
1.
The applicant, Wood, is proposing a comprehensive plan amendment (CPA) on 118 acres of non-
contiguous land comprising of 5 separate parcels to change the land use designation in the
Maricopa County Vision 2030 Comprehensive Plan from Rural Development Area to Utilities to
ultimately be added to a larger commercial solar development. Two previous comprehensive plan
amendment cases (CPA2021011 & CPA2022009) have been approved for 5,616 surrounding
acres, and with the addition of the subject 118 acres the entire combined project will have 5,734
acres. The applicant is requesting additional acreage with this application to allow for additional
space for power interconnections and for better site planning for the final design of the future
facility.
2.
The subject sites are currently undeveloped vacant or agriculture land under the Rual-190 zoning
designation. This application will allow for the future rezoning of the land to an industrial zoning
designation to allow for future solar utility generation and associated other uses.
2023 Aerial
CPA2023010
Page 3 of 5
Zoning Map
3.
The narrative provided for CPA2023002 asserts that the proposed development meets the
Comprehensive Plan Amendment criteria in the following manner:
Whether the amendment constitutes an overall improvement to the Comprehensive Plan and is
not solely for the good or benefit of a particular landowner or owners at a particular point in
time. The applicant states that the use is more than benefitable to only the landowners as the use
of electric generation will be, “in direct alignment with the County’s mission and guiding principles
for leadership and strategic priorities to leverage its resources to provide for a balanced regional
economy.” The applicant goes on to state that due to the decommissioning of coal power plants
in our state, the project will allow additional power generation capabilities and capacity that will
benefit all residents of the state.
Whether the amendment will adversely impact all or a portion of the planning area.
The applicant states that the project will not impact the surrounding planning area as the majority
of the local area has already obtained changed comprehensive plan to a utility designation. “The
Project would not alter acceptable land use patterns that would be detrimental to the
Comprehensive Plan. Most of the land use within the site is open space (i.e., undeveloped native
desert land). Other existing land uses within the site include utilities and commercial/industrial
operations. These land uses would continue with the implementation of the Project. Some of the
land uses within the site are associated with agriculture. These land uses would be temporarily
unavailable during the life of the Project (i.e., 40 years). Agricultural practices could resume at the
end of the design life of the Project.”
Whether the amendment is consistent with the overall intent of the Comprehensive Plan.
CPA2023010
Page 4 of 5
The applicant believes the change is consistent with the intent of the Comprehensive plan as it
furthers some original goals presented in the plan. “The resolution adopting the County’s Vision
2030 Comprehensive Plan notes that the Comprehensive Plan “helps to promote economic
prosperity, maintain a vibrant quality of life, and facilitate continued growth in a coordinated,
harmonious, and responsible manner.” Further, the Comprehensive Plan outlines Strategic Priorities
for Maricopa County including “innovatively leverage its resources” and “deploy an effective and
efficient infrastructure.” The Project displays consistency with these priorities and the County’s
vision to work collaboratively and effectively for its residents.”
The extent to which the amendment is consistent with the specific goals and policies contained
within the plan.
The applicant states that the proposal is consistent with the specified goals as it helps further
the renewable energy goal outlined within the Comprehensive Plan. “The Applicant believes that
this Project would assist the County in promoting its goal to encourage solar development and the
creation of jobs (both temporary construction jobs and permanent O&M jobs) associated with these
types of development. The Applicant believes the Project is wholly consistent with specific goals
and policies within Maricopa County’s Comprehensive Plan. At this early stage of planning,
estimated revenue to the County has not been calculated; however, as reflected above within the
excerpted statement from the County Comprehensive Plan (Vision 2030 Comprehensive Plan), the
County recognizes these Projects are economically beneficial.”
Existing On-Site and Adjacent Zoning / Land Use:
4.
On-site:
Rural-190 / Agricultural Use
North:
Rural-190 / Agricultural Use
South:
Rural-190 / Agricultural Use
East:
Rural-190 / Agricultural Use
West:
Rural-190 / Agricultural Use
Adopted Plan:
5.
Vision 2030 Comprehensive Plan (adopted January 13, 2016) – The current compressive plan
designation for these parcels is Rural Development Area (0-1 d.u./ac).
Public Participation Summary:
6.
The applicant sent out informational notices to all properties within 300’ of parcel boundaries.
The applicant also had an online public meeting which was held on August 15, 2023. There were
four members of the public present online with no questions being asked during the Q&A portion.
Outstanding Concerns from Reviewing Agencies:
7.
N/A
Staff Analysis:
8.
Staff believes the proposal meets and improves the intent of the Comprehensive Plan as the
surrounding areas have already been amended for future utility production use. The parcels in
question form a small section of the future solar project and will be used to help utilize space
within the project boundary to allow proper site planning, drainage and protection of riparian and
electrical transmission corridors.
CPA2023010
Page 5 of 5
Recommendation:
9.
For the reasons outlined in this report, Staff recommends the Commission adopt a motion that
the Board of Supervisors Approve CPA2023010.
Presented by:
Andrew Lorentzen, Planner
Reviewed by:
Matthew Holm, AICP, Planning Supervisor
Attachments:
Case Map (1 page)
Land Use Exhibits (2 pages)
Narrative Report (29 pages)
/
Maricopa County Planning & Development - Phoenix, AZ
5
Gross Acres: 119 approx.
Generated September 5, 2023 1:07 PM
CPA2023010
Application Name:
Legal Description
Hyder Energy Center
Applicant
Case Address
, T4S R10W 29, T4S R10W 30, T4S R10W 31
ERIN COZART for WOOD
Applicant Phone/Email
Parcel Primary:401-85-048
512.670.6152
erin.cozart@woodplc.com
Map scale 1:22,562
Supervisor District No.
401-85-009A, 401-85-037, 401-85-042+
COMPREHENSIVE PLAN AMENDMENT TO CHANGE THE LAND USE DESIGNATION IN THE VISION 2030
MARICOPA COUNTY COMPREHENSIVE PLAN FROM RURAL DEVELOPMENT AREA TO UTLITIES
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Phase 1: Previously Approved Major CPA2021011
(approximately 31619 acres)
Phase 2: Previously Approved Major CPA
Application CPA2022009 (approximately 1,997
acres)
Phase 3: Current General CPA Application
CPA2023010 (approximately 117.77 Acres)
Avoidance Areas
Township & Range Boundary
Section Boundary
County Boundary
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Land Ownership
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Hyder Energy Center Project
Maricopa County, Arizona
Figure
Project Map
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CPA2023010
General Comprehensive Plan Amendment Application
Project Narrative
Hyder Energy Center Project
Maricopa County, Arizona
Project Name:
Hyder Energy Center Project
Wood Project No.
24777507
Wood Project Contact: Erin Cozart
erin.cozart@woodplc.com
Raymond Banker
raymond.banker@woodplc.com
Prepared for:
Hyder Energy Center, LLC
422 Admiral Boulevard
Kansas City, MO 64106
Prepared by:
Wood.
3415 Greystone Dr, Ste. 200
Austin, TX 78731
July 24, 2023
CPA2023010 General Comprehensive Plan Amendment Application Project Narrative
Hyder Energy Center Project
July 24, 2023
Page i
TABLE OF CONTENTS
1
PART A – EXECUTIVE SUMMARY ............................................................................................................................. 1
1.1
On-site and Regional Location ............................................................................................................................................ 1
1.2
CPA Size and Description of Land Use Types by Acreage ....................................................................................... 2
1.3
Roads/Transportation Systems Serving the Project ................................................................................................... 2
1.4
Suitability with Surrounding Land Uses ........................................................................................................................... 3
2
PART B - WHETHER THE AMENDMENT CONSTITUTES AN OVERALL IMPROVEMENT TO THE
COMPREHENSIVE PLAN AND IS NOT SOLELY FOR THE GOOD OR BENEFIT OF A PARTICULAR
LANDOWNER OR OWNERS AT A PARTICULAR POINT IN TIME. ........................................................................ 4
3
PART C - WHETHER THE AMENDMENT WILL ADVERSELY IMPACT ALL OR A PORTION OF THE PLANNING
AREA BY: ...................................................................................................................................................................... 5
3.1
Altering Acceptable Land Use Patterns to the Detriment of the Plan. ............................................................... 5
3.2
Requiring Public Expenditures for Larger and More Expensive Infrastructure................................................ 5
3.3
Requiring Public Improvements to Roads, Sewer, or Water Systems that are Needed to Support the
Planned Land Uses. ................................................................................................................................................................... 5
3.4
Adversely Impacting Planned Land Uses Because of Increased Traffic. ............................................................. 5
3.5
Affecting the Livability of the Area or Health or Safety of Present and Future Residents. ........................ 6
3.6
Adversely Impacting the Natural Environment or Scenic Quality of the Area in Contradiction to the
Plan. ................................................................................................................................................................................................. 6
4
PART D - WHETHER THE AMENDMENT IS CONSISTENT WITH THE OVERALL INTENT OF THE
COMPREHENSIVE PLAN. ........................................................................................................................................... 7
5
PART E - THE EXTENT TO WHICH THE AMENDMENT IS CONSISTENT WITH THE SPECIFIC GOALS AND
POLICIES CONTAINED WITHIN THE PLAN. ............................................................................................................ 8
6
PART F - OTHER PERTINENT INFORMATION AS REQUESTED BY THE MARICOPA COUNTY PLANNING
DEPARTMENT STAFF. .............................................................................................................................................. 20
FIGURE 1: PROJECT MAP ................................................................................................................................................... 1
FIGURE 2: SITE MAP ........................................................................................................................................................... 2
FIGURE 3: PARCELS BY LANDOWNER ............................................................................................................................. 3
FIGURE 4: LAND USE EXHIBIT ........................................................................................................................................... 4
ATTACHMENT A: PARCEL LIST ......................................................................................................................................... 5
List of Tables
Table 1
CPA Permitting Phases
Table 2
Consistency with Comprehensive Plan
List of Figures
Figure 1
Project Map
Figure 2
Site Map
Figure 3
Parcels by Landowner
Figure 4
Land Use Exhibit
List of Attachments
Attachment A
Parcel List
CPA2023010 General Comprehensive Plan Amendment Application Project Narrative
Hyder Energy Center Project
July 24, 2023
Page 1
1
PART A – EXECUTIVE SUMMARY
This narrative report addresses the required information to support the request for a General
Comprehensive Plan Amendment (CPA) to change the future land use designation from Rural Development
Area to Utilities for the Hyder Energy Center Project (the Project). Hyder Energy Center, LLC (HEC), the
applicant (Applicant), is proposing the construction and operation of an up to 800 megawatt alternating
current (MWac) electrical generation facility consisting of solar (photovoltaic) modules and a battery energy
storage system (BESS), collectively referred to as the Project. The electrical generation capacity of the solar
Project would be up to 800 MWac and the BESS would have a net power capacity of up to 800 MWac. The
BESS would likely be designed to go through a single charge/discharge cycle on a 24-hour basis,
storing/discharging up to 3.2 gigawatt hours (GWh). The Project has at least three CPA application phases
(see Table 1 below). Permitting phase 3 of the Project, and subject of this CPA, would be located on up to
118 acres of land in unincorporated Maricopa County (County), approximately 30 miles west of the Town
of Gila Bend. Permitting began with phase 1 (CPA 2021001) having 3,619 acres approved and continued
with phase 2 (CPA 2022009) adding 1,997 acres to the Project. All three phases are adjacent to one another
and would become a unified development of 5,734 acres (Figure 1). The table below describes past and
current land entitlement permitting.
Table 1 – CPA Permitting Phases
Name
Description
Acres
CPA#2021011
Permitting phase 1 - previously approved in 2021 CPA
3,619
CPA#2022009
Permitting phase 2 - previously approved in 2022 CPA
1,997
CPA#2023010
Requested parcels in this application
118
Combined Project
Phases 1, 2, and 3
5,734
The Project would include up to 1,203,007 solar modules, rated at 665 watts direct current (dc) per module,
and mounted on single-axis trackers. It should be noted that watts per module may vary at the time of
construction; however, for planning purposes we have included an approximate module output of 665 watts
dc. In addition to the installation of solar modules, the Project would include the construction of a Project
substation, BESS warehouse, and operation and maintenance (O&M) building that would include a
connection to a new septic system. The Project would interconnect to one of the 500kV Hoodoo Wash –
Hassayampa transmission lines owned by San Diego Gas & Electric (SDG&E) and controlled through the
California Independent System Operator (CAISO), located 0.4 mile north of Hyder Road. The substation,
BESS warehouse, and O&M building would be located on up to 45 acres within the area included in Phase 1,
(see Figure 2). The Project transmission interconnect is anticipated to be less than 800 feet in length that
would connect to a 500-kilovolt (kV) transmission line on 160- to 180-foot structures above grade within
an up to 200-foot right-of-way (ROW). The design life of the Project is anticipated to be 40 years.
1.1
On-site and Regional Location
The Project site is situated northeast of the Agua Caliente Mountains and north of the Gila River, and the
northern portion of the site is situated within Hyder Valley (Figure 1). Topographically, the site slopes
slightly to the southeast toward the Gila River. Elevations within the Project site range between
approximately 960 – 454 feet above mean sea level. The site is primarily open desert land and agricultural
CPA2023010 General Comprehensive Plan Amendment Application Project Narrative
Hyder Energy Center Project
July 24, 2023
Page 2
crop land and was historically native desert land. The regional ecological biome associated with the site can
be characterized as dynamic, occurring south of rugged mountains and north of the Gila River. The local
area has been heavily modified to support energy infrastructure, including, but not limited to a
transportation corridor, pipeline, county-maintained road network, telecommunications, above and below
ground powerlines, and other planned or built solar farms. The Applicant would make all reasonable efforts
to mitigate potential impacts to the natural and human environments; however, at this early stage the
Project buildable area is still being defined during this planning phase of the Project. Final layout would be
presented during the zoning phase.
The Project is bounded by Butterfield Stage Road to the north, the Gila River to the east and south, and the
Maricopa and Yuma County boundary to the west. Generally, the center of the Project is located at Latitude
33°1'16.52"N and Longitude 113°18'51.28"W, or the midpoint of T5S/R10W Section 5. The Project would
interconnect to the 500kV Hoodoo Wash - Hassayampa line transmission line (Hoodoo 500kV), located 0.4
miles north of Hyder Road. This interconnect is not expected to exceed 800-feet from Project switchyard to
Hoodoo 500kV The Applicant’s site consists of multiple parcels of land within the following Township (T),
Range (R) and Sections:
T4S/R10W: Sections 29, 30, 31, 32, 33, 34.
T5S/R10W: Sections 5, 6, 7, 8, 10, 15, 16, 17, 18.
This request is for parcels in:
T4S/R10W: Sections 29, 30, 31.
The Applicant has secured site control options for all parcels included within the Phase 3 Project boundary
(Figure 3). A list of all parcels within the Phase 3 Project boundary can be found in Attachment A.
1.2
CPA Size and Description of Land Use Types by Acreage
The request is for a general CPA to change the future land use of approximately 118 acres from Rural
Development Area to Utilities (Figure 4).
Land uses within and surrounding the site include rural development, irrigated row crops, aquatic
agriculture, some commercial, utilities, and open space (i.e., native desert land). Also included within Phase 1
are three parcels and a portion of four others designated as approved for Special Use as a solar land use
for the previously approved Verma Solar Hyder Parcels 1 and 2 (CPA2009023 and CPA2009024;
approximately 182 acres). One parcel, Assessor Parcel Number (APN) 403-29-123C, in Phase 2 has two
previously approved special use permits for use as an agricultural processing plant (Z91-30) and a cotton
gin (Z77-26). An out of service Union Pacific Railroad (UPRR) right of way, the existing 500kV Hoodoo Wash -
Hassayampa transmission line corridor, and a Kinder Morgan natural gas pipeline all bisect the site parallel
to Hyder Road. Various above-ground electric lines occur in and around the site. Medium voltage electrical
(i.e., 34.5kV) connectors would be required to be installed either over or under Hyder Road. The Applicant
is pursuing encroachment permits from these entities.
1.3
Roads/Transportation Systems Serving the Project
The Project site is located approximately 12 miles north of Interstate 8, via Agua Caliente Road. The Project
site is currently accessible along Hyder Road, bisecting the site southwest to northeast, as well as by Agua
CPA2023010 General Comprehensive Plan Amendment Application Project Narrative
Hyder Energy Center Project
July 24, 2023
Page 3
Caliente Road, bisecting north to south. The three CPA land areas (Phases 1, 2, and 3) would be accessed
using the existing graded and asphalt-paved major/minor/local/farm roads within the Project site. Detailed
plans identifying proposed access routes and road design would be defined and presented during the
zoning phase of the Project.
1.4
Suitability with Surrounding Land Uses
The site is situated in a prime location within the regional electric grid and in a relatively remote area suited
for renewable energy development. Two CPAs were approved in 2011 (Verma Solar Hyder Parcels 1 and 2
within Phase 1 [CPA 2009023 and CPA 2009024]) under a previous land use designation for solar projects.
Although these sites were never developed, the suitability of this Project with surrounding land uses is
demonstrated by the County’s approval of these types of uses (i.e., solar farms). Additionally, high voltage
transmission lines occur near the site, as well as an existing substation connecting to distribution level lines
along Hyder Road. Further, the Bureau of Land Management (BLM) has established two Solar Energy Zones
in the vicinity of the site, Agua Caliente (10 miles to the west) and Gillespie (25 miles to the east). These
Solar Energy Zones have been identified by BLM as areas well suited for utility-scale production of solar
energy, where the BLM will prioritize solar energy and associated transmission infrastructure development.
The site is relatively flat, primarily native desert land and agricultural land and is surrounded by agricultural
land and native desert land. Dust generation as a result of the Project is anticipated to be relatively low, as
the land would lay fallow beneath solar arrays with minimal ground disturbance or vehicular activity
compared to present activities. The Project would not generate noise that exceeds state statutes or use
water during the production of electricity. The solar array (up to approximately 15 feet above ground when
fully tilted) would be noticeable up to one-quarter to one-half mile away, generally along roads and nearby
residences, but would blend into the background terrain for sensitive viewers at distances greater than one-
half to one mile.
The nearest residence to Phase 3 of the Project is located approximately 0.1 miles north of the site, near
County 18th St N. Another residence is located approximately 0.2 miles west, near the junction of Yuma
County Road 14 and Palomas Road/Hyder Road, in Yuma County. One additional residence is located
further south on the east side of Avenue 76E in Yuma County. On the south side of the Agua Caliente
Mountains along Old Agua Caliente Road there is a residence approximately 0.6 miles southwest of the site.
The Agua Caliente Mountains provide screening of the Project from this residence and other residences
further west along Old Agua Caliente Road. The next closest residence is located approximately 0.3 miles
south of the southern portion of the Project. This residence is associated with Desert Springs Tilapia,
operated by MainStream USA, LLC, a participating landowner.
The Project is located below three Military Training Routes (MTRs): Visual Route 231, 243, and 245. On these
routes, pilots are authorized to fly as low as 300 feet above ground level. Wood reached out to Luke Air
Force Base (LAFB), who provided a letter dated September 15, 2022, stating that LAFB does not expect that
the proposed CPA would affect LAFB flying operations; however, they request the right to comment further
as construction plans are submitted to County Planning to determine if any structural impacts exist.
Additionally, LAFB recommended that the Project go through the Department of Defense (DoD) Informal
Clearinghouse process. The Project initiated the Informal Review process on August 18, 2022, and was
assigned Tracking Number 2022-08-S-DEV-16. The DoD responded on September 29, 2022, and has
CPA2023010 General Comprehensive Plan Amendment Application Project Narrative
Hyder Energy Center Project
July 24, 2023
Page 4
requested additional information regarding construction of the Project. The Project expects ongoing
coordination with LAFB and DoD to occur during the zoning phase of the Project.
2
PART B - WHETHER THE AMENDMENT CONSTITUTES AN OVERALL IMPROVEMENT TO THE
COMPREHENSIVE PLAN AND IS NOT SOLELY FOR THE GOOD OR BENEFIT OF A PARTICULAR
LANDOWNER OR OWNERS AT A PARTICULAR POINT IN TIME.
The Project would constitute an overall improvement to the Comprehensive Plan and is not being
developed solely for the good or benefit of a particular landowner or owners. The County places
demonstrable value on alternative energy development, as evidenced by the strategic priorities and core
principles of the County’s Vison 2030 Comprehensive Plan. Maricopa County explicitly identifies
encouraging solar energy development as an important goal, particularly in Economic Growth Policy 10,
Energy Goal 2, Energy Policy 6, and Water Resources Policy 5.
The Project, as a utility-scale renewable energy generation and storage facility, is in direct alignment with
the County’s mission and guiding principles for leadership and strategic priorities to leverage its resources
to provide for a balanced regional economy.
The Project would benefit local, County, state, and regional economies by providing temporary employment
opportunities for several hundred crafts over a 24- to 36-month construction window, beginning as early
as 2025 and be completed by 2027-2028. The Project expects to create up to 100 construction jobs per
month. As the construction and assembly ramps up for each construction phase, the Project could hire as
many as 250-350 daily workers during peak construction (approximately 3-4 months) which would then
taper off gradually. Some workers typically perform various jobs throughout construction (i.e., grading,
posting, fencing, landscaping, etc.), therefore a single worker could theoretically be continuously hired for
weeks or months. Construction managers typically prefer to hire locally, and if Maricopa County can provide
available, trained, and willing workers, those would be typically given higher priority. However, some of
these jobs are very specialized, and it is common that many workers are ‘traveling workers’ transitioning
from construction site to construction site. Wages typically are above federal minimum wage, and many
jobs have benefits, i.e., paid holiday, health insurance, etc. Further, the Project would generate revenue for
local businesses including construction companies, hospitality and building material businesses, as well as
generate additional revenue locally in the forms of property acquisition, tax revenue and construction
permitting.
Due to the decommissioning of coal-fired base load generation in Arizona and the existing tenuous
condition of Lake Mead, this Project is being developed to: 1) support future electrical loads in the absence
of these coal and hydro generators; 2) to secure renewable and storable power for the State of Arizona and
greater southwest; and 3) to provide reasonably priced electricity to the regional grid as well as support
affordable regional electrical generation and water conservation.
The Project would allow for the use of existing powerline corridors, existing road infrastructure and existing
energy transmission, and would require minimal disturbance to topography and natural or cultural
resources to generate solar electricity. Further, the electricity generated by the Project would be distributed
to the regional electrical grid and wider west/southwest regions. The generation of solar electricity could
also result in improved air quality through reduced emissions for electric generation, providing a benefit to
air quality in Maricopa County and the State of Arizona as well as aligning with the County’s Environmental
CPA2023010 General Comprehensive Plan Amendment Application Project Narrative
Hyder Energy Center Project
July 24, 2023
Page 5
Goal 1. These Project characteristics uphold the County’s Comprehensive Plan strategies, goals, and policies
and constitute an overall improvement to the comprehensive plan, local and regional economy, and
regional energy production, that is not solely for the good or benefit of a particular landowner or other
Project proponent at a particular time.
3
PART C - WHETHER THE AMENDMENT WILL ADVERSELY IMPACT ALL OR A PORTION OF THE
PLANNING AREA BY:
3.1
Altering Acceptable Land Use Patterns to the Detriment of the Plan.
The Project would not alter acceptable land use patterns that would be detrimental to the Comprehensive
Plan. Most of the land use within the site is open space (i.e., undeveloped native desert land). Other existing
land uses within the site include utilities and commercial/industrial operations. These land uses would
continue with the implementation of the Project.
Some of the land uses within the site are associated with agriculture. These land uses would be temporarily
unavailable during the life of the Project (i.e., 40 years). Agricultural practices could resume at the end of
the design life of the Project.
3.2
Requiring Public Expenditures for Larger and More Expensive Infrastructure.
The Project would not require any public expenditures for larger and more expensive infrastructure. All costs
of larger or more expensive infrastructure required as a result of the Project, such as gen-tie line and on-
site collection lines and required site access improvements shall be borne by the Applicant.
3.3
Requiring Public Improvements to Roads, Sewer, or Water Systems that are Needed to Support the
Planned Land Uses.
All costs of public improvements to roads, sewer or water systems required because of the Project would
be borne by the Applicant. The Project would require improvements to roads (e.g., underground cabling
and access), septic, and potable water system associated with the O&M building to support the planned
land use. The Project area is served by existing roads and the temporary Project construction traffic is not
anticipated to overburden the existing road system. Costs of the Project’s infrastructure needs, such as
access road improvements, Maricopa County Department of Transportation (MCDOT)-requested road
improvements (e.g., Project required underground conduit and wiring, entrance road apron), septic, limited
temporary and operational water needs and domestic waste, would be borne by the Applicant. Water for
construction and O&M would utilize on-site water wells associated with the Project.
3.4
Adversely Impacting Planned Land Uses Because of Increased Traffic.
The Project would not affect planned land uses during either construction or operation. Access to all existing
land uses within the Project area would remain open and unaffected. Potential traffic alterations would be
addressed as part of the entitlement process for the future zone change application and plan of
development for this Project. A construction traffic plan would be developed to minimize impacts on
existing land uses and access to these land uses.
CPA2023010 General Comprehensive Plan Amendment Application Project Narrative
Hyder Energy Center Project
July 24, 2023
Page 6
3.5
Affecting the Livability of the Area or Health or Safety of Present and Future Residents.
The Project would not have an impact on livability or health or safety of present or future residences within
the Project area. Currently there is electrical infrastructure (e.g., transmission lines, solar electrical generating
facilities) as well as above-ground electrical distribution lines and transportation networks within the Project
area and the region. The Applicant understands that the County would require a site enclosure and
screening to provide screening where the Project is adjacent to existing residences. This screening would
be at 80% opacity per County direction. Specific type and location of site enclosures and screenings would
be determined during the entitlement process to meet County zoning requirements. Site preparation and
construction would generate some emissions due to the use of construction equipment and dust control
measures would be implemented to minimize fugitive dust emissions. Project operations would not
generate air emissions; Project maintenance would generate minimal vehicle and equipment emissions and
fugitive dust emissions from personnel accessing the Project site and utilizing limited vehicles or equipment.
The Project would be managed in accordance with local, state, and federal regulations to minimize risk and
exposure to the public and the environment.
Wildfire prevention and mitigation measures would be incorporated into the Specific Plan of Development
that would be developed during Project zoning. All applicable local and county fire laws and regulations
would be complied with, and all reasonable measures would be taken to prevent fires on the site. Fire hazard
risk may be reduced through the control or suppression of weeds. All weed control would be conducted in
compliance with County regulations. Herbicides would likely be necessary to control the spread of invasive
weeds following construction disturbance as part of an integrated pest management strategy.
3.6
Adversely Impacting the Natural Environment or Scenic Quality of the Area in Contradiction to the
Plan.
The Project would not adversely impact the natural environment or the scenic quality of the area
significantly. The Project has conducted initial surveys to describe the ecological conditions across the
Project area several times in 2021 and 2022. In addition to a field site investigation, the US Fish and Wildlife
Service (USFWS) Information for Planning and Consultation website and the Arizona Game and Fish
Department (AZGFD) Online Environmental Review Tool have been queried for information on special status
species, including federal threatened and endangered species, for the Project area. The Project site and
surrounding area is predominately open desert lands, with limited agricultural development in the vicinity.
The native vegetation present is dominated by widely spaced desert scrub vegetation including creosote,
saltbush and Sonoran Desert scrub habitats. Desert washes are dominated by live and dead or dormant
salt-cedar. There are no federally listed plant or wildlife species that are likely to occur in the Project area,
but Sonoran pronghorn is considered to have low likelihood to occur in the area. In addition, there are some
species of concern, such as migratory birds and raptors, which have potential to occur in the area.
The Applicant has coordinated with wildlife agencies, particularly the AZGFD, since October 2021, during
the 2021 CPA (CPA#2021011) application process and worked to develop protection measures and address
concerns with species highlighted by the AZGFD for the 2022 CPA (CPA#2022009) in July 2022. The Project
is still in the early planning phases and discussions with wildlife agencies are still underway. Protection
measures may include pre-construction surveys for some species as well as biological monitoring during
construction.
CPA2023010 General Comprehensive Plan Amendment Application Project Narrative
Hyder Energy Center Project
July 24, 2023
Page 7
Native plants protected under Arizona Native Plant Law, administered by the Arizona Department of
Agriculture, would be identified on the site prior to construction and relocated or salvaged as required.
Native plant removal, relocation, or sale would be noticed as required by Arizona Administrative Code Title
3, Chapter 3, Article II. The Project shall avoid the Gila River as well as identified Waters of the United States
and wetlands. Appropriate best management practices (BMPs) and retention basins would be included in
the Project design and construction to minimize impacts to surface water runoff.
Consultation with the Arizona State Historic Preservation Office (SHPO) has been initiated to identify
significant cultural resources. A Class I and Class III Cultural Resources Inventory and Pedestrian survey were
completed and the SHPO has concurred that no cultural resources identified are eligible for listing on the
National Register and no further surveys are warranted. It should be noted, the State of Arizona requires
that the inadvertent discovery, during construction, of human remains and funerary objects be reported to
the Director of the Arizona State Museum (ARS §41-865) upon discovery.
Finally, the Project would not significantly impact the scenic quality of the area. Currently there is electrical
infrastructure (e.g., transmission lines, solar electrical generating facilities, electrical substations) as well as
above-ground electrical distribution lines and transportation networks within the Project area and the
region. Existing views from within the site would not be significantly obscured, because the height of panels
would not obscure scenic views beyond the site. The Applicant understands that the County may require
an 80% opacity screen be constructed in areas adjacent to existing residences to minimize visual impact.
4
PART D - WHETHER THE AMENDMENT IS CONSISTENT WITH THE OVERALL INTENT OF THE
COMPREHENSIVE PLAN.
The resolution adopting the County’s Vision 2030 Comprehensive Plan notes that the Comprehensive Plan
“helps to promote economic prosperity, maintain a vibrant quality of life, and facilitate continued growth in
a coordinated, harmonious, and responsible manner.” Further, the Comprehensive Plan outlines Strategic
Priorities for Maricopa County including “innovatively leverage its resources” and “deploy an effective and
efficient infrastructure.” The Project displays consistency with these priorities and the County’s vision to
work collaboratively and effectively for its residents, as detailed below.
Arizona is a prime location for the generation of solar electricity for both local consumption and export. The
Project, as a utility-scale renewable energy generation and storage facility, is in direct alignment with the
County’s mission and guiding principles for leadership and strategic priorities to leverage its resources to
provide for a balanced regional economy. Construction of the Project would contribute to local, County,
and state economic prosperity by providing employment opportunities for numerous experienced
professionals throughout construction. Additionally, spending for construction activities and workers would
also provide revenue opportunities to local businesses and the tax revenue from the Project would benefit
a wide variety of public services.
Meeting electric power demand with solar and storage projects such as this Project would contribute to an
effective and efficient infrastructure and improve quality of life locally in several ways. This Project would
contribute to improved air quality through reduced emissions as compared to traditional fossil fuel power
sources. As the cost of fossil fuels rises and aging fossil fuel power plants are retired, solar and storage
projects are an affordable and sustainable solution to help to meet the growing regional power demand.
Moreover, water conservation is becoming increasingly important as the country is experiencing historic
CPA2023010 General Comprehensive Plan Amendment Application Project Narrative
Hyder Energy Center Project
July 24, 2023
Page 8
drought and reservoirs such as Lake Mead cannot recharge at the rates that they are being depleted. The
Project would be a low water use facility and does not require water in the generation of electrical power
and requires very little water for panel and equipment maintenance. The Project would require 2,830-acre
feet of water during construction and 94-acre feet/year of water for O&M that includes four panel washing
session per year. Potable water use is estimated at 1,520 gallons per month during the design life of the
Project (i.e., 40 years). The Project would demonstrate responsible environmental stewardship and would
further the goal of increased water conservation within Maricopa County.
One of the County’s core principles is to support implementation of the County’s strategic priorities. This
Project directly supports the County’s strategic priorities, as indicated in the discussion of the specific goals
and policies of the Comprehensive Plan in the following section.
5
PART E - THE EXTENT TO WHICH THE AMENDMENT IS CONSISTENT WITH THE SPECIFIC GOALS
AND POLICIES CONTAINED WITHIN THE PLAN.
Maricopa County places demonstrable value on alternative energy development, as evidenced by the
strategic priorities and core principles of the County’s Vision 2030 Comprehensive Plan. Maricopa County
explicitly identifies encouraging solar energy development as an important goal, particularly in Economic
Growth Policy 10, Energy Goal 2, Energy Policy 6, and Water Resources Policy 5 of the Vision 2030
Comprehensive Plan. The County’s strategy encouraging renewable energy development is provided as
follows:
Renewable Energy
Maricopa County has the potential to be a global leader in renewable energy research and
development, especially with respect to solar energy. Maricopa County is one of the most
productive spots in the world for both photovoltaic and concentrated solar energy generation.
Many companies have already discovered this potential, evidenced by the large number of
utility-scale plants being planned in unincorporated areas. Because of the economic and
environmental benefits Maricopa County supports state and local efforts to attract solar
research and development to this region.
Strategies - Attract solar and other alternative energy research and development to Maricopa
County.
The Project, a utility-scale renewable energy facility, is in direct alignment with the County’s strategy to
support the development of solar electrical generation.
The Project would use photovoltaic and battery technology and would require very little water use during
operations, with the exception of as-needed maintenance for cleaning the solar panels and equipment and
water use associated with the O&M building. Maricopa County recognizes the potential environmental and
economic benefits of solar developments within the Comprehensive Plan, as indicated by multiple goals
and policies, which are highlighted in Table 2.
The Applicant believes the Project is well suited for the selected area, given the availability of a large amount
of relatively flat land. Further, proximity to the 500kV Hoodoo Wash - Hassayampa transmission line corridor
makes this location ideal in terms of minimizing the long electrical interconnects required for the
CPA2023010 General Comprehensive Plan Amendment Application Project Narrative
Hyder Energy Center Project
July 24, 2023
Page 9
transmission of electricity to the regional electrical grid. Moreover, the area surrounding the site is mostly
undeveloped, although agricultural lands are located to the north and south of the site.
It is recognized that several residences occur outside of but near the Project, to the west, southwest, and
one residence north of the southeastern portion of the Project. U.S. Census tract data indicate approximately
9 households are located within one half-mile of the Project, while12 households are located within 2 miles
of the Project. Signs to notify the public would be posted along County-maintained roadways. The existing
visual setting has been previously impacted by electrical infrastructure including high voltage transmission
lines, and electrical substations; transportation network (e.g., arterial roads and railway); and agricultural
farms and their attendant infrastructure (e.g., water pumps, canals, farm roads, distribution lines, agricultural
processing plant and cotton gin). Further, for residences south of the Project, the Agua Caliente Mountains
provide screening of the Project from these residences.
The Project would contribute to the existing visual clutter within the region; however, given the low-profile
design of the array, BESS, O&M building, and other ancillary facilities, it is not expected to adversely impact
existing views or the existing natural/man-made setting. The most prominent feature on the landscape
would be the Project’s 500kV interconnect, which would be constructed on structures approximately 160 to
180 feet tall and would be visible. However, this interconnect would occur in an area that already has a
500kV transmission line present (i.e., the 500kV Hoodoo Wash – Hassayampa transmission line) and would
be relatively short, anticipated to be less than 1,500 feet in length.
Finally, the Applicant believes that this Project would assist the County in promoting its goal to encourage
solar development and the creation of jobs (both temporary construction jobs and permanent O&M jobs)
associated with these types of development. The Applicant believes the Project is wholly consistent with
specific goals and policies within Maricopa County’s Comprehensive Plan. At this early stage of planning,
estimated revenue to the County has not been calculated; however, as reflected above within the excerpted
statement from the County Comprehensive Plan (Vision 2030 Comprehensive Plan), the County recognizes
these Projects are economically beneficial.
Table 2 includes a complete accounting of relevant comprehensive plan elements, their attendant policies,
and the consistency of the Project with these policies.
CPA2023010 General Comprehensive Plan Amendment Application Project Narrative
Hyder Energy Center Project
July 24, 2023
Page 10
Table 2 – Consistency with Comprehensive Plan
Comprehensive Plan
Elements
Comprehensive Plan Policies
Consistency with Comprehensive Plan
Land Use Element
Land Use
Goal #1
Achieve balanced and efficient
development patterns.
Consistent
The Project is located near existing high voltage
transmission lines and a natural gas power plant;
amending the Comprehensive Plan to allow for solar
energy electric generation in this location represents
compatible land use strategy and efficient development
patterns near existing electric utilities.
Land Use
Goal #3
Protect the public health, safety,
and well-being.
Consistent
The
Project
would
provide
renewable
energy
generation that could result in improved air quality
through reduced emissions from fossil fuel electric
generation. The Project would be considered a low-
intensity use.
Land Use
Policy #1
Maricopa
County
supports
compliance
with
its
capital
improvement and other funding
programs,
except
when
reimbursement is made to the
County for unplanned costs or
when services and infrastructure
are funded by private capital.
Consistent
The Project would be funded by private capital. All
infrastructure improvements required for the Project
shall be paid for by the Applicant.
Land Use
Policy #2
Maricopa
County
supports
phasing plans for new urban
development to coordinate such
development with new urban
services and infrastructure.
Consistent
The Project would be a phased energy infrastructure
development and the Applicant would coordinate with
County
agencies
regarding
new
services
and
infrastructure.
Land Use
Policy #7
Maricopa
County
supports
coordinating
land
use
and
infrastructure
planning
with
state agencies, counties, and
municipalities.
Consistent
The Applicant would coordinate closely with all
applicable local, county, state, and federal agencies
throughout development of the Project, including the
evaluation of enhanced gen-tie routing to adjacent and
internal jurisdictions, as well as addressing topics
pertaining to land and resource management, public
safety,
environmental
and
cultural
resources,
transportation
and
infrastructure,
economic
development, and large-scale solar electrical generation
permitting.
CPA2023010 General Comprehensive Plan Amendment Application Project Narrative
Hyder Energy Center Project
July 24, 2023
Page 11
Comprehensive Plan
Elements
Comprehensive Plan Policies
Consistency with Comprehensive Plan
Land Use
Policy #13
Where
necessary,
Maricopa
County
supports
wildfire
prevention
and
mitigation
measures in the design of
development.
Consistent
Wildfire prevention and mitigation measures would be
incorporated into the precise Plan of Development. All
applicable local and county fire laws and regulations
would be complied with, and all reasonable measures
would be taken to prevent fires in the Project. All
construction personnel would be instructed on
emergency response to fire events; clear away all
flammable material for a minimum of 10 feet from areas
of operations where a spark, fire, or flame could be
generated; equipment parking areas and small
stationary engine sites would be cleared of all
flammable materials prior to use; “No Smoking” signs
would be posted, gas and oil storage areas would be
clearly marked, cleared of all flammable material, and all
used and discarded oil filters, oily rags, or other waste
would be disposed of in an approved manner. The
Project would reduce fire hazard risk through the
control or suppression of weeds, and all weed control
would be conducted in compliance with County and
State requirements. Roadway design and equipment
setbacks would conform with the International Fire
Code 2018 version.
Land Use
Policy #20
Maricopa
County
supports
reducing the impacts of new
urban development on existing
rural land uses and agriculture.
Consistent
The Project would have no impact on nearby
agricultural and rural land uses. At the end of the life of
the Project, agricultural practices could resume on the
site because the underlying soils would have been
minimally impacted during the lifetime of the Project.
Land Use
Policy #22
Maricopa
County
supports
reducing the impacts of new
development in environmentally
sensitive areas, including native
wildlife (flora and fauna) habitat
and corridors.
Consistent
The Project is in an area away from environmentally
sensitive areas and agency dedicated wildlife habitats.
No development would occur within the Gila River,
wildlife would continue to use that habitat. The
Applicant will continue to coordinate with AZGFD and
AZ SHPO (for additional information please see Section
2 Part B above), Arizona Department of Agriculture, and
other agencies to refine site development and
environmental protective measures. The Project would
comply with the Arizona Native Plant Law and other
regulations associated with the protection of sensitive
native wildlife.
CPA2023010 General Comprehensive Plan Amendment Application Project Narrative
Hyder Energy Center Project
July 24, 2023
Page 12
Comprehensive Plan
Elements
Comprehensive Plan Policies
Consistency with Comprehensive Plan
Land Use
Policy #23
Maricopa
County
supports
reducing the impacts of new
development
on
Maricopa
County’s regional parks, the
Maricopa Trail, and other public
open spaces.
Consistent
The Project is located away from, and would not impact,
Maricopa County’s regional parks, the Maricopa Trail, or
other public open spaces.
Land Use
Policy #27
Maricopa
County
supports
keeping development out of
delineated floodways and, where
necessary, 100-year floodplains.
Consistent
The Project would not be developed in a floodway.
Further, the Project would comply with Maricopa
County and federal regulations associated with
development in a floodplain. It is anticipated that a
floodplain use permit would be required for the Project.
Land Use
Policy #31
To promote safe and active
communities Maricopa County
supports
public
safety
and
security features included in the
design of new and existing
development.
Consistent
All required safety and security measures would be
incorporated into the Project. For example, the Project
would be fenced and include nighttime security
lighting, all roads would be consistent with County
regulations associated with first responder access (turn-
around radii, Knox Box, road widths), and fire detection
and suppression systems would be in conformance with
State and County Fire Marshal requirements.
Land Use
Policy #33
Maricopa County supports using
land use buffers and compatible
land use strategies near existing
and future high voltage electric
utility line corridors.
Consistent
The Project is located near existing high voltage
transmission lines. Sufficient buffers, as directed by the
County, to provide safety exclusion zones/distancing
would be incorporated to not interfere with these
existing land uses. A solar farm acts as an efficient buffer
by providing further separation from these existing
electrical features and surrounding agriculture and rural
land uses. Further, all applicable setbacks would be
incorporated into the Project layout.
Transportation Element
Transportation
Goal #2
Contribute to a safe, seamless
and
effective
transportation
system.
Consistent
The Project would support preserving the existing and
future road alignments in the Project area and would
comply
with
Maricopa
County
Department
of
Transportation planning objectives.
CPA2023010 General Comprehensive Plan Amendment Application Project Narrative
Hyder Energy Center Project
July 24, 2023
Page 13
Comprehensive Plan
Elements
Comprehensive Plan Policies
Consistency with Comprehensive Plan
Transportation
Policy #1
As necessary, Maricopa County
supports preserving future road
alignments called for in County-
recognized transportation plans,
especially
mid-section
line,
section line and arterial roads;
parkways;
freeways;
and
interchanges.
Consistent
The Project would support preserving the existing and
future road alignments in the Project area and would
comply
with
Maricopa
County
Department
of
Transportation planning objectives. Technical review for
preserving the existing and future road alignments
would occur during the zoning/plan of development
review; potential needs for traffic impact statements or
studies would be identified depending on Maricopa
County Department of Transportation requirements.
Transportation
Policy #2
Maricopa
County
supports
compliance
with
its
Major
Streets and Routes Plan.
Consistent
The Project would support preserving the existing and
future road alignments in the Project area and would
comply
with
Maricopa
County
Department
of
Transportation planning objectives.
Transportation
Policy #9
Maricopa
County
supports
balanced and efficient land use
patterns that reduce the number
and length of vehicle trips.
Consistent
Once operational, the Project site would require
minimal staff (up to 15 personnel during working
hours), resulting in few vehicle trips to and from the site.
During time periods when the facility is not fully staffed,
the Project would be monitored remotely.
Transportation
Policy #11
Maricopa
County
supports
National Ambient Air Quality
Standards compliance.
Consistent
The Project would adhere to the National Ambient Air
Quality Standards. The Project would generate
renewable energy that would result in improved air
quality
through
reduced
emissions
for
electric
generation as compared to other electric generation
technologies.
Transportation
Policy #12
Maricopa
County
supports
improving low volume dirt roads
as directed by its PM-10 Dust
Abatement Program.
Consistent
A Dust Abatement Permit would be required prior to
Project construction. The Project would submit a dust
control
plan
to
Maricopa
County
Air
Quality
department.
Use
of
dirt
roads
would
include
implementation of, when and where needed, dust
abatement techniques during construction and O&M.
Transportation
Policy #14
Where
necessary,
Maricopa
County
supports
roadway
planning
that
promotes
identified
scenic
corridors,
wildlife
connectivity
and
linkages.
Consistent
Coordination with AZGFD would facilitate identification
of pertinent mitigation measures, incorporated into the
Project design, that provide for wildlife connectivity and
linkages. A mitigation plan would be developed during
project zoning
Environment Element
CPA2023010 General Comprehensive Plan Amendment Application Project Narrative
Hyder Energy Center Project
July 24, 2023
Page 14
Comprehensive Plan
Elements
Comprehensive Plan Policies
Consistency with Comprehensive Plan
Environmental
Goal #1
Provide regional leadership to
promote all aspects of regional
environmental quality.
Consistent
The Project would generate renewable energy that
would result in improved air quality through reduced
emissions for electric generation, providing a benefit to
air quality in Maricopa County. Appropriate protective
measures for biological and cultural resources would be
implemented to minimize or prevent impacts to these
resources. The Project would require very little water for
construction
and
operation.
Amending
the
Comprehensive Plan to enable this Project would
demonstrate
responsible
leadership
to
promote
regional environmental quality.
Environment
Policy #3
To help protect water quality,
Maricopa
County
supports
compliance with its Drinking
Water program and its Water
and
Wastewater
Treatment
program.
Consistent
The Project would be consistent with Maricopa County’s
Drinking and Wastewater Treatment programs, to
provide appropriate water management and treatment
to maintain water quality standards as required.
Environment
Policy #4
Maricopa
County
supports
innovative Project design and
development techniques that
protect important plant and
animal habitat and migration
corridors.
Consistent
The Project would be designed to avoid impacts to
identified
agency-designated
animal
habitats
or
migration corridors during Project construction and
O&M. The Applicant would continue to coordinate with
AZGFD to identify pertinent habitats and corridors and
identify potential development techniques to avoid or
minimize impacts to these resources (for additional
information please see Section 2 Part B above).
Environment
Policy #5
As directed by the State Historic
Preservation Office and Arizona
Game and Fish Department,
Maricopa
County
supports
cultural resource and biological
surveys being completed – and
needed
mitigation
measures
established – prior to new
development.
Consistent
All phases of the Project would complete required
cultural and biological reporting and surveys as directed
from the State Historic Preservation Office and Arizona
Game and Fish Department. A Biological Resources
Report and Class I Cultural Resources Inventory are
completed and SHPO has concurred with Westland’s
findings that no sites inventoried are eligible for listing
on the National Register of Historic Places. Appropriate
protection measures or mitigation measures would be
developed in coordination with the agencies as
necessary.
CPA2023010 General Comprehensive Plan Amendment Application Project Narrative
Hyder Energy Center Project
July 24, 2023
Page 15
Comprehensive Plan
Elements
Comprehensive Plan Policies
Consistency with Comprehensive Plan
Environment
Policy #7
Where
necessary,
Maricopa
County
supports
noise
reductions in new development
design and in the construction of
new buildings.
Consistent
The Project would conform to required noise mitigation
during construction and would maintain hours of
operation consistent with County regulations. The
Project would not generate audible noise from sensitive
receptors during the production of electricity.
Economic Element
Economic Growth
Goal #1
Contribute
to
an
effective
regional economy.
Consistent
Because of the high solar resource available in Arizona,
and Maricopa County in particular, the Project would
harness and convert the readily available solar
irradiation into an important power resource. The
Project
would
employ
numerous
experienced
professionals from the local community, Maricopa
County and surrounding region per construction phase
which would occur over a 24- to 36-month construction
window, beginning as early as 2025. Construction
workers would purchase food and incidentals at local
retail businesses. Construction workers would sleep
either at their homes or at local motels. On-site housing
would not be provided during construction.
Economic Growth
Goal #2
Have a diverse and balanced
economy to promote long-term
stability and economic resiliency.
Consistent
The Project would further expand electric generating
resources in the County by harvesting readily available
solar irradiation and would provide these resources
over the approximately 40-year operational lifetime,
providing long-term stability and economic resiliency.
Economic Growth
Policy #3
Maricopa
County
supports
increasing
entrepreneurial
activities
and
business
formation.
Consistent
The Project would create hundreds of construction jobs
over 24–36-month construction window. Construction
workers would purchase food and incidentals at local
retail businesses. Construction workers would sleep
either at their homes or at local motels. On-site housing
would not be provided during construction, providing
revenue opportunities for local businesses.
CPA2023010 General Comprehensive Plan Amendment Application Project Narrative
Hyder Energy Center Project
July 24, 2023
Page 16
Comprehensive Plan
Elements
Comprehensive Plan Policies
Consistency with Comprehensive Plan
Economic Growth
Policy #5
Maricopa
County
supports
programs that attract a variety of
Basic Sector industry clusters
that have long-term, stable
growth prospects
Consistent
As the solar electrical generating and storage sector
continues to grow, Maricopa County can continue to
grow into and expand this sector by supporting this and
similar Projects. An expanded sector base would attract
additional opportunities for business development and
worker
training
programs,
providing
long-term
employment
and
economic
development
opportunities. Numerous trades are required for the
construction of a utility-scale solar Project including
electricians, plumbers, mechanics, heavy equipment
operators, assemblers, security, administrators, and
Project management.
Economic Growth
Policy #6
Maricopa
County
supports
efforts to recruit prospective
businesses and industries to the
County, and efforts to retain
existing
businesses
and
industries.
Consistent
The high solar irradiance of Arizona, in addition to the
availability of highly suitable land for development in
Maricopa County and the proximity to existing electrical
infrastructure, were prime factors that attracted the
Applicant to this area.
Economic Growth
Policy #10
Maricopa
County
supports
leveraging its solar resource
potential to attract solar-related
industries and alternative energy
research and development.
Consistent
Because of the high solar resource and highly suitable
land available in Maricopa County for development of
solar energy facilities, Maricopa County is a prime
location for solar resource development. The Project is
a utility-scale solar and battery storage Project that
Maricopa County could use to leverage their leadership
in this industry to attract solar-related industries and
additional development. The BLM has established two
Solar Energy Zones within 10-25 miles of the site, (Agua
Caliente and Gillespie, respectively). These Solar Energy
Zones have been identified as areas well suited for
utility-scale production of solar energy, where the BLM
will prioritize solar energy and associated transmission
infrastructure development.
CPA2023010 General Comprehensive Plan Amendment Application Project Narrative
Hyder Energy Center Project
July 24, 2023
Page 17
Comprehensive Plan
Elements
Comprehensive Plan Policies
Consistency with Comprehensive Plan
Growth Area Element
Growth Area
Goal #1
Achieve orderly urban growth
that
is
fiscally
and
environmentally
responsible,
protects public health and safety
and
promotes
sensible
annexation patterns.
Consistent
This Project would enable the County to site utility-scale
solar generation near existing electrical infrastructure, in
an area that development would result in limited impact
to the environment and would provide benefits to air
quality in the County, while utilizing a readily available
resource to generate electricity for the southwest and
western grid – a demonstration of efficient, orderly
growth by the County. While this area is currently rural,
it provides services and infrastructure that urban growth
areas utilize and would provide a foundation for future
urban growth patterns to consider.
Open Space Element
Open Space
Goal # 1
Provide regional leadership to
promote environmental quality,
including the preservation of
open,
natural
park
and
recreation lands.
Consistent
This Project would enable the County to site utility-scale
solar generation near existing electrical infrastructure
and agricultural use, in an area that development would
result in limited impact to open space lands and would
demonstrate efficient, orderly growth. In addition, the
Project would generate renewable energy that would
result in improved air quality through reduced
emissions for electric generation, allowing Maricopa
County to provide regional leadership in promoting
environmental quality through improved air quality in
the County.
Open Space
Policy #2
Maricopa
County
supports
dedication and improvement of
trail right-of-way within new
development,
including
the
Maricopa Trail and Maricopa
County Regional Trail System.
Consistent
While the Project may not include trail development, we
support the development of recreational resources and
connectivity for users, including trail right-of-way and
the greater Maricopa County Regional Trail System.
Water Resources Element
Water Resources
Goal #2
Provide leadership to promote
regional water quality and water
use.
Consistent
The Project does not require water for the generation of
electrical power and requires very little water for panel
and equipment maintenance. By promoting solar
electrical generation, the County provides leadership on
responsible water use by enabling low-water use
infrastructure to provide the southwest and western
electrical grid with a renewable source of electricity.
CPA2023010 General Comprehensive Plan Amendment Application Project Narrative
Hyder Energy Center Project
July 24, 2023
Page 18
Comprehensive Plan
Elements
Comprehensive Plan Policies
Consistency with Comprehensive Plan
Water Resources
Goal #3
Increase renewable water use.
Consistent
Pursuant to the Vision 2030 Comprehensive Plan (p95),
“Surface water is considered the State’s major
renewable water source and comes from rivers, streams
and lakes.” The Project would not increase water
withdrawal from rivers, streams, and lakes. However,
effluent is not planned as a source of water for the
Project.
Water Resources
Goal #4
Increase water conservation.
Consistent
Electricity generation utilizing traditional fossil fuels is
highly water intensive. In contrast, solar and storage
Projects such as this Project require very little water
(comparatively)
for
construction
and
operation.
Meeting electric power demands with solar power &
battery storage would further the goal of increased
water conservation within Maricopa County.
Water Resources
Policy #2
Maricopa County supports water
conservation techniques in the
planning and design of new
development.
Consistent
The Project does not require water for the generation of
electrical power and requires very little water for panel
and equipment maintenance. Very little water would be
required
for
construction
activities.
Water
for
construction and long-term O&M would come from on-
site private ground water wells. The approximate water
usage would be 94-acre feet/year of water for O&M
that includes four panel washing session per year.
Potable water use is estimated at 1,520 gallons per
month during the design life of the Project (i.e., 40
years). The Project would be designed to incorporate
feasible water conservation techniques.
Water Resources
Policy #4
Maricopa
County
supports
compliance with its Drinking
Water
and
Water
and
Wastewater
Treatment
Programs.
Consistent
The Project would be consistent with Maricopa County’s
Drinking and Wastewater Treatment programs.
Water Resources
Policy #5
Maricopa County supports low
water
use
solar
electric
generating technologies.
Consistent
The Project does not require water in the generation of
electrical power and requires very little water for panel
and equipment maintenance. Panel washing may be
required if bi-annual rains are not sufficient or if soiling
of panels is excessive due to dust accumulation.
CPA2023010 General Comprehensive Plan Amendment Application Project Narrative
Hyder Energy Center Project
July 24, 2023
Page 19
Comprehensive Plan
Elements
Comprehensive Plan Policies
Consistency with Comprehensive Plan
Water Resources
Policy #7
Maricopa County supports low
water use and drought-tolerant
landscaping.
Consistent
Any required landscaping for the Project would use
drought-tolerant low-water-use landscaping. The water
to support any required Project landscaping would
come from on-site private wells.
Energy Element
Energy
Goal #1
Provide leadership to promote
regional environmental quality.
Consistent
The electricity generated by the Project would be
distributed to the regional electrical grid and wider
west/southwest regions and would result in improved
air quality through reduced emissions for electric
generation, providing a benefit to air quality in
Maricopa County. Appropriate protective measures for
biological
and
cultural
resources
would
be
implemented to minimize or prevent impacts to these
resources. The Project would require very little water for
construction
and
operation.
Amending
the
Comprehensive Plan to enable this Project would
demonstrate
responsible
leadership
to
promote
regional environmental quality.
Energy
Goal #2
Make Maricopa County a leader
in alternative energy research
and development.
Consistent
The Project is a utility-scale solar and storage Project.
While utility-scale solar is not a “new” technology, the
battery energy storage system is a fairly new technology
in utility-scale renewable energy generation. Solar
industry trends are leaning towards battery storage
systems in an effort to increase reliability and maximize
the production of stored energy when the sun sets.
Energy
Policy #1
Maricopa
County
supports
energy efficient design and
construction
of
new
development.
Consistent
The Project would utilize current technologies and best
practices in all components to support energy efficient
design and construction. All Project components (e.g.,
panels, inverters, SCADA, batteries) would utilize
leading edge technology to insure the most efficient
solar generation and storage system is developed.
CPA2023010 General Comprehensive Plan Amendment Application Project Narrative
Hyder Energy Center Project
July 24, 2023
Page 20
Comprehensive Plan
Elements
Comprehensive Plan Policies
Consistency with Comprehensive Plan
Energy Policy #4
To limit energy consumption,
Maricopa
County
supports
alternative
transportation
options in new development.
Consistent
During construction, employees would be encouraged
to carpool to the site to reduce the number of personal
vehicle trips and emissions. Once operational, the
Project site would require minimal staff (up to 15
personnel during working hours), resulting in few
vehicle trips to and from the site. During time periods
when the facility is not fully staffed, the Project would
be monitored remotely.
Energy
Policy #6
Maricopa County supports being
a
responsible
leader
in
alternative energy research and
development.
Consistent
The Project is a utility-scale solar and battery storage
Project and would facilitate Maricopa County’s
continued
leadership
in
alternative
energy
development.
Energy
Policy #7
Maricopa
County
supports
efforts to assist businesses and
individuals
with
renewable
energy
options
and
energy
conservation.
Consistent
The Project is a utility-scale solar and storage Project
and would provide additional renewable energy options
to the southwest and western electrical grid.
Cost of Development Element
Cost of Development
Goal #2
New
development
pays
its
proper and reasonable share of
the costs of new infrastructure,
services,
and
other
public
improvements.
Consistent
All costs of new infrastructure required due to the
Project but not limited to, gen-tie line, on-site collection
lines, road improvements, conduit, limited temporary
and operational water needs, and domestic waste shall
be borne by the Applicant.
Cost of Development
Policy #1
Maricopa
County
supports
recouping
the costs of its
products and services without
unfairly burdening those most in
need
of
its
products
and
services.
Consistent
The Project would pay all associated fees required by
Maricopa County throughout Project development.
Cost of Development
Policy #2
Maricopa County supports using
the preferred funding methods
identified in this plan to offset
costs of new development.
Consistent
The Project would pay all associated fees required by
Maricopa County throughout Project development.
6
PART F - OTHER PERTINENT INFORMATION AS REQUESTED BY THE MARICOPA COUNTY
PLANNING DEPARTMENT STAFF.
Hyder Energy Center, LLC (the Applicant), and its consultant, Wood, are available to provide any additional
information requested by Maricopa County Planning and Development or by the Technical Advisory
Committee.
CPA2023010 General Comprehensive Plan Amendment Application Project Narrative
Hyder Energy Center Project
July 24, 2023
FIGURE 1:
PROJECT MAP
0
,o,,. Site Location
uc eye
·-
85
G
...
11
"la
11
[221
lt:nl
EZJ
CJ
D
C
Vicinity Map
Legend
Phase 1: Previously Approved Major CPA2021011
(approximately 31619 acres)
Phase 2: Previously Approved Major CPA
Application CPA2022009 (approximately 1,997
acres)
Phase 3: Current General CPA Application
CPA2023010 (approximately 117.77 Acres)
Avoidance Areas
Township & Range Boundary
Section Boundary
County Boundary
S00kV Transmission Line
n Flood Zone A
Land Ownership
-
Private Land
CJ Bureau of Land Management Land
CJ Arizona State Trust Land
ff
2,000
4,000
8,000
Feet
Hyder Energy Center Project
Maricopa County, Arizona
Figure
Project Map
1
Job No.
24777505
wood.
PM:
EC
Date:
7L27L2023
Scale:
1"= 4,000 feet
The map shown here has been crea1edwrth all due and re.a&ONlble cara and is strictfy 10{ UM1 with
Wood Pro;.ct N....nber 24m505. Thli "1ilp § no! been c»rtlt'led by a lloansed land surveyor,
aod an¨ third party use of !his map comes wllhoue w:uranc:Jn of any kfnd, Wood anurnos no lhtblllty,
direct or irxfvea. wh31soe'PfH' !or anY such ffwd 011nv or Urint,ended U!t&.
CPA2023010 General Comprehensive Plan Amendment Application Project Narrative
Hyder Energy Center Project
July 24, 2023
FIGURE 2:
SITE MAP
CPA2023010 General Comprehensive Plan Amendment Application Project Narrative
Hyder Energy Center Project
July 24, 2023
FIGURE 3:
PARCELS BY LANDOWNER
BEAVER, WAYNE (13.04 acres)
401-85-048
BRERETON, CHRIS (26 acres}
401-85-04 7 401-85-042
CBERT COMMERCIAL PROPERTIES LLC (38. 78 acres)
401-85-009-A
SILVER CANYON NURSERIES INC (39.95 acres)
401-85-037
0
B Q)uartz:'; , •:
""
•
,.
ite Location
, .. .,
.,.
Vicinity Map
Legend
Phase 3: Current General CPA
c:::J Application CPA2023010
(approximately 117.77 Acres)
·- ·- SOOkV Transmission Line
/ County Boundary
c:J Section
C=:J Township & Range Boundary
1,500
3,000
6,000
Feet
Hyder Energy Center Project
Maricopa County, Arizona
Figure
Parcels by Landowner
3
Job No.
24777505
wood.
PM:
EC
Date:
7l27L2023
Scale:
1"= 3,000 feet
Tha map shown here ha-s been createdwlth a1I6ue and reasonable cara and is strictfy 10{ UM1 with
Wood Pro;ect Number 24n7505, This map tin no! been c.rtlt'led by a lloansed land surveyor,
and an® third party use of !his map comg,s wllhoue w:uranc:Jn of any kfnd, Wood ananos no lh,blllty,
direct or il'ldvacl. wh.llsoe'<'ef br anY such third Pllrt't' or urintended U!t6..
CPA2023010 General Comprehensive Plan Amendment Application Project Narrative
Hyder Energy Center Project
July 24, 2023
FIGURE 4:
LAND USE EXHIBIT
27
I'
14
f Site Location
i1\ltl O
F 'uh
13
_ Pro mg
,
1.>1cund
:
,
1 --;
B.i1r 11
Vicinity Map
Existing Land Use
Phase 3: Current General CPA
.__.
,..... Application CPA2023010
(approximately 117.77 Acres)
Existing Land Use
Rural Development Area
Proposed Land Use
Utilities
0
3,250
6,500
Legend
c:J Township & Range Boundary
LJ Section Boundary
i County Boundary
500kV Transmission Line
Flood Zone A
13,000
Feel
14
13
14
Land Ownership
Private Land
11 Bureau of Land Management
L__J Land
LJ Arizona State Trust Land
15
Proposed Land Use
Hyder Energy Center Project
Maricopa County, Arizona
FIGURE
4
Land Use Exhibit
Job No 24Z77505
wood.
PM:
EC
Date:
7/27/2023
Scale:
1" ; 6,500 feet
The mep shO\l"1 hefe l'las been creeted Wllll Ill dtl8 and reaSOO&ble cse encl IS
$1rdykr11$twll.hWoodl:À1& ••1!$bÁ•SOII.AD'I$. Inc
Pro,ec1MÂ1-11nà rl'll5.mephfl!ino1been(lf!flfi8dbyakeM&d ll!lnd
$1,11V8)'1lf.--' _.ny tl'w(I Pll'f)' USO cl this. ITlllP a,mn without Ä118$ ol (lrTy Q:1(:1
WOOd t:n111rOt1Mefll & lrwftlswuc:111,e SOO.IOtlS. tr'IC assume!\ no li8b6ily, dr'oct °' Åoc:t.
""'81:S08Y8f lot MY such hrd party Of lllWtt8nded US&
CPA2023010 General Comprehensive Plan Amendment Application Project Narrative
Hyder Energy Center Project
July 24, 2023
ATTACHMENT A:
PARCEL LIST
CPA2023010
Hyder Energy Center Project
Maricopa County, Arizona
Owner
Assessor Sq Ft
Calculated
Acreage
APN
Section,
Township,
Range
Mailing Address
BEAVER, WAYNE
568,022
13.04
401-85-048
31 T4S R10W
15848 N 10TH ST PHOENIX AZ 85022
BRERETON, CHRIS
566,280
13.00
401-85-047
31 T4S R10W
11852 E HUNT HWY CHANDLER AZ 85249
BRERETON, CHRISTOPHER K
566,280
13.00
401-85-042
31 T4S R10W
11852 E HUNT HWY CHANDLER AZ 85249
CBERT COMMERCIAL PROPERTIES LLC
1,689,605
38.79
401-85-009-A
29 T4S R10W
2647 E SOUTHERN AVE PHOENIX AZ 85040
SILVER CANYON NURSERIES INC
1,740,222
39.95
401-85-037
30 T4S R10W
1359 ZEPHER DR LENOIR CITY TN 37772
Total Area
5,130,409.00
117.78
rounding to 118 for application
Project Parcels