06. 07. CPA2022015_Z2022214 PZ Report
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CPA2022015 & Z2022214
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Report to the Planning and Zoning Commission
Prepared by the Maricopa County Planning and Development Department
Cases:
CPA2022015 & Z2022214 – Harquahala Sun II
Hearing Date:
April 20, 2023
Supervisor District:
5
Applicant:
Kimley-Horn
Owners:
Multiple Owners
Requests:
1) General Comprehensive Plan Amendment (CPA) to change the land use
designation in the Vision 2030 Maricopa County Comprehensive Plan from
Rural Development Area to Utilities
2) Zone Change with Overlay from Rural-43 and C-2 to IND-2 IUPD
Site Location:
Generally located between the alignments of Courthouse Road on the
north, Southern Avenue on the south, Harquahala Valley Road on the west
and 491st Avenue on the east.
Site Size:
Approx. 327.65 acres (CPA2022015) & 2,717.76 acres (Z2022214)
Density:
N/A
County Island:
No
County Plan:
Vision 2030 Maricopa County Comprehensive Plan – Rural Development
Area
Municipal Plan:
N/A
Municipal Comments:
None received to date
Support/Opposition:
One (1) opposed
Recommendations:
1) Approve
2) Approve with conditions
CPA2022015 & Z2022214
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Project Summary:
1.
The applicant is requesting a Comprehensive Plan Amendment (CPA) to change the land use
designation in the Vision 2030 Maricopa County Comprehensive Plan from Rural Development
Area to Utilities to allow development of a phased utility-scale solar electric generating project
generating approximately 350 MW of electricity along with a battery energy storage system
(BESS). In addition to the CPA proposal, the applicant is requesting a Zone Change with Overlay
from Rural-43 & C-2 to IND-2 IUPD. Located in the Harquahala Valley Area, the CPA comprises
approximately 327.65 acres while the zone change is approximately 2,717.76 acres. The area
associated with the CPA is an expansion of a previously approved CPA (CPA2020002) and is
internal to the area of the zone change.
2.
The area of the zone change is comprised of thirty-two (32) privately-owned, contiguous parcels
(or a portion thereof) located in the Harquahala Valley. The valley is situated in between the
Eagletail Mountain Wilderness area to the west and Saddle Mountain to the east. Ten (10) of the
parcels comprise the area of the CPA request. Parcels adjacent to the site are primarily under
private ownership except for a portion of land owned by the Flood Control District of Maricopa
County and some land owned by the Arizona State Land Department. The applicant’s narrative
does not specify whether site control options are secured for all of the parcels. There are three
rural residential subdivisions abutting the site including Big Horn Farms, Harquahala Springs and
the Kruse-Webb Tract. There is also an irrigation subdivision (Harquahala Acres) abutting the
site. There are six (6) parcels internal to the site that will remain under private ownership, five of
which are vacant. The sixth parcel is occupied by a private single-family residence. The
remainder of the abutting parcels are either vacant or used for agricultural purposes.
3.
Nearly all land used for solar energy projects are developed with the large fields of solar collectors
that capture the energy through photovoltaic technology. The topography is flat which allows for
development of solar energy with little or no additional grading. The site includes vacant, native
desert land and some large agricultural parcels utilized for row crops. Some washes are also
present throughout the site and the Centennial Wash abuts the site to the south. In addition, the
general area contains significant local electrical infrastructure including the Harquahala
Generating Facility and the APS Delaney Substation. The project will interconnect from the
development’s substation to the grid at APS Delaney. Several transmission towers are expected
to develop for this purpose and subsequently transfer the energy generated between the grid and
California.
4.
The applicant included a Plan of Development (POD) with the zone change application and is
requesting legislative approval of the POD. Based upon the POD, the developer is expected to
develop a project substation, BESS yard, solar panels and various inverters throughout the site.
The project substation and BESS yard are located to the south of the site along the Centennial
Wash. According to the POD, the BESS units will be setback 150’ from the property boundaries
and 100’ from other site infrastructure for access and fire safety. The applicant will be working
with the County and the area fire marshal on an Emergency Response Plan as part of construction
permitting. Site screening includes a minimum 6’ chain-link fence around the perimeter of the site
topped with an additional 1’ of barbed wire. Security lighting will be shielded and directed
downward in compliance with Section 1112 of the Maricopa County Zoning Ordinance (MCZO)
and the Dark Sky Ordinance.
5.
Construction is proposed to begin at the end of 2023. The construction period is expected to
employ between approximately 250 to 400 employees. Up to twenty (20) seasonal employees
will be hired for routine maintenance activities, equipment repair and equipment replacement.
CPA2022015 & Z2022214
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Solar generation activities will generally occur between sunrise and sunset with other activities
such as battery storage occurring 24 hours a day.
6.
Primary access is available to the site from Harquahala Valley Road. An alternative access point
will be available taking Salome Highway southeasterly from I-10 to Courthouse Road west. There
are also a number of additional access points internal to the site proposed.
7.
The narrative provided for CPA2022015 asserts that the proposed development meets the
Comprehensive Plan Amendment criteria in the following manner:
Whether the amendment constitutes an overall improvement to the Comprehensive Plan and is
not solely for the good or benefit of a particular landowner or owners at a particular point in time.
The narrative states that Harquahala Sun II is an improvement to the Comprehensive Plan due to
the benefits to the state, county, local and regional economy. According to the narrative, a future
solar and battery storage development will provide employment for approximately 250-400
construction employees per construction phase. The site is also expected to have 15 part-time
seasonal employees and 20 part-time employees for equipment repair and replacement. The
applicant will make efforts to hire individuals from the local area and region. The applicant’s
narrative references APS’s request for proposals to supply renewable energy to APS customers
within the regional grid to meet Arizona’s Renewable Portfolio Standard which includes standards
for investor-owned utilities at 45% by 2030 and 100% by 2050. Additionally, there will be little
transportation infrastructure or water resources required to serve the site. Therefore, the
amendment constitutes an overall improvement to the Vision 2030 Maricopa County
Comprehensive Plan and is not solely for the good or benefit of a particular landowner/owners at
a particular point in time.
Whether the amendment will adversely impact all or a portion of the planning area.
A.
Altering acceptable land use patterns to the detriment to the plan.
According to the narrative, the amendment will not alter any surrounding land uses or land
use patterns. The land is currently vacant or agricultural. While this land will be
unavailable during the life of the project, the land can return to its agricultural function
when the project ceases. Moreover, this site is situated in the vicinity of other utility uses
in Maricopa County and comprises a key use-sector of unincorporated Maricopa County
including utilities (solar and electric generating stations), agriculture and rural-residential.
B.
Requiring public expenditures for larger and more expensive public improvements to roads,
sewer, or water systems that are needed to support planned land uses.
The narrative states that the proposed land use designation of utilities would not require
public expenditures for larger or more expensive infrastructure. The costs of the project’s
infrastructure needs shall be borne by the developer.
C.
Requiring public improvements to roads, sewer, or water systems that are needed to
support planned land uses.
The narrative states that costs of public improvements to roads, sewer or water systems
needed to support the project shall be borne by the developer. Water is expected to either
be available from an on-site well, a shared well or hauled from the Harquahala Valley
CPA2022015 & Z2022214
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Irrigation District. Any costs associated with wet or dry transmission lines or treatment
of water and wastewater shall be borne by the developer.
D.
Adversely impacting planned uses because of increased traffic.
The narrative indicates there would be increased traffic during the construction phases
for the delivery of equipment / supplies and the commuting of the construction work force,
but there would be no significant increase in traffic during the operational life of the
project following the construction phase. Access to existing uses within and around the
site area would remain open to owners. A traffic statement is provided with the Plan of
Development.
E.
Affecting the livability of the area or the health or safety of present and future residents.
During the construction period, dust control measures shall be utilized to minimize fugitive
dust generation including proper grading and erosion control. Additionally, the project will
follow federal, state and local regulations regarding the production, use, storage, transport
or disposal of hazardous materials, but the construction or operation is not expected to
include hazardous activities, materials, processes or outputs. Wildfire prevention and
mitigation measures will be incorporated at the time of permitting. Fire hazard risks will
be controlled through weed control and safe distancing of BESS structures from other
structures on site. Therefore, the project will not affect the livability of the area or health
or safety of present and future residents.
F.
Adversely impacting the natural environment or scenic quality of the area in contradiction
of the plan.
The applicant states that the project will not significantly impact the natural environment
or overall scenic quality of the area. There are key measures of responsibility that
demonstrate an applicant’s commitment to avoiding adverse impacts to the natural
environment and scenic quality of a site. These measures are subjective in a sense, but
may include animals, plants, historical resources, scenic views and hydrology/ground
disturbance.
Animals
The applicant performed a preliminary site investigation to identify habitats for creatures.
The Arizona Game and Fish Department (AZGFD) has commented on the proposed
project regarding measures to protect wildlife encountered on the site such as the
Sonoran Desert Tortoise, Kit Fox, Western Burrowing Owl, LeConte’s Thrasher, Bendire’s
Thrasher, Bald Eagle and Golden Eagle, among others. Satisfaction of those comments
will be required at the time of construction permitting; however, the applicant notes that
they will adhere to APLIC standards, conduct a burrowing owl survey, preserve drainage
ways and wildlife corridors, and utilize best practices for avian safety. The applicant
demonstrated some coordination with AZGFD.
Plants
The applicant will salvage or dispose of protected native plants in accordance with AAC
Title 3, Chapter 3, Article 11.
CPA2022015 & Z2022214
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Historical Resources
The applicant indicated that they performed a preliminary site inspection to identify
cultural resources, but did not perform a survey. AZSHPO did comment on the proposal
and is requiring a Class II Cultural Resources Survey for the entire site. Satisfaction of
SHPO comments is only required at the time of construction permitting. Development will
avoid any known archeological sites and any discovery of human remains or funerary
objects will be reported to the Director of the Arizona State Museum upon discovery per
state law.
Scenic Views
The narrative indicates that the height of panels and any screening from residential will
not obscure scenic views. The applicant noted that screening from residential will be
required to minimize the visual impact of the solar panels on residence owners.
Hydrology/Ground Disturbance
The applicant does not address hydrology in detail in the narrative. For ground
disturbance, it is not expected that major road or transportation network improvements
will be required. Additionally, the applicant will implement dust mitigation, erosion control
BMPs and select soil stabilization/enhancement where existing erosion is encountered.
Whether the amendment is consistent with the overall intent of the Comprehensive Plan.
The applicant’s narrative states that the request is consistent with the overall intent of the
Comprehensive Plan by addressing the Strategic Priorities for Maricopa County such as
protecting public health and safety, promoting stable economic growth, maintaining a healthy
environment, providing adequate community services and ensuring tax money is spent efficiently.
The applicant argues that the consistency to the intent is found within the request’s consistency
to the specific goals and policies each addressing the county’s quality of life. Staff does not share
the argument that consistency to the specific goals and policies indicates outright consistency
to the intent of the Plan; however, it would be likely that a proposal does if it is overwhelmingly
consistent. The applicant argues that the consistency to the intent is found within the request’s
consistency to the County’s core principles by providing fiscally responsible alternative energy
services and effective and efficient infrastructure to implement delivery of services that help
promote and contribute to a healthy community that residents can enjoy. Staff feels that this
statement supports a component of the mission of the Plan which is providing responsible,
necessary public services so that residents can enjoy living in a healthy and safe community.
The extent to which the amendment is consistent with the specific goals and policies contained
within the plan.
The applicant’s narrative contains a substantial list of Goals and Policies from the Vision 2030
Maricopa County Comprehensive Plan. This staff report identifies which Goals and Policies the
applicant’s narrative addressed.
Vision 2030 Maricopa County Comprehensive Plan
Land Use Element – Goal 3, Policy 7, Policy 20, Policy 22
Transportation Element – Goal 1, Goal 2, Goal 3, Policy 11, Policy 12
Environment Element – Goal 1, Policy 2, Policy 3, Policy 4, Policy 5
CPA2022015 & Z2022214
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Economic Growth Element – Goal 1, Policy 5, Policy 10
Growth Area Element – Goal 1, Policy 1
Open Space Element – Goal 1
Water Resources Element –Goal 4, Policy 2, Policy 4, Policy 5, Policy 7
Energy Element – Goal 1, Goal 2, Policy 6
Cost of Development Element – Goal 2, Policy 2
Exhibit 1 – Land Use Exhibit
CPA2022015 & Z2022214
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8.
The subject properties are currently zoned Rural-43 and C-2. The applicant is proposing to vary
the development standards of the IND-2 zoning district. The existing standards for the IND-2
zoning district and proposed IND-2 IUPD zoning district are listed below (items in bold are
proposed to deviate from the base zoning district standards):
REGULATION
BASE ZONING DISTRICT
REGULATIONS (IND-2)
PROPOSED ZONING REGULATIONS
(IND-2 IUPD)
Max. Height
40’
40’
Max. Electric
Transmission Line Height
120’
140’
Min. Front Yard
10’ – 25’
10’ – 25’
Min. Side Yard
3’ - 10’
3’ – 10’
Min. Rear Yard
25’
25’
Min. Lot Area
6,000 sq. ft.
6,000 sq. ft.
Min. Lot Width
60’
60’
Max. Lot Coverage
60%
60%
Parking Spaces Required
1 per 600 sq. ft. of floor area with 5%
required to be ADA
None required
Pavement
Minimum asphalt millings bound with a
liquid binding emulsifier required for all
parking spaces
Pavement not required for parking
spaces with an approved dust control
plan by Maricopa County Air Quality
Control
Loading & Unloading
Spaces
Article 1103.2 One loading and
unloading space for each 10,000 sq. ft.
of floor area, or fraction thereof,
devoted to such use in the building
None required
Landscaping
Article 901.4.1: All properties abutting a
public street shall have an open
setback area which shall be
landscaped
extending for the full width of the
property
No landscape strip required
Screening
A solid masonry wall not less than six
feet in height shall be required along
and adjacent to any side or rear
property line abutting any rural or
residential zone boundary, or any alley
abutting such zone boundary. Further,
any access gates shall be constructed
of view-obscuring material to provide
effective site screening
Min. 6’ chain-link fence required along
perimeter of site; fence shall be setback
a min. of 10’ from the property
boundaries of any abutting rural or
residential zoned property boundaries
internal to the area of the zone change
Sight Visibility Triangles
Required
No SVT’s at project site entry/exit
points, section line, and midsection line
intersecting alignments
Article 902.9.1
All uses except for parking, loading,
unloading or storage shall be
conducted within a completely
enclosed building
All utility uses permitted outdoors,
except that inverters and transformers
shall be setback 300’ from existing
residences; other outdoor private
infrastructure shall be set back a min. of
10’ from the fence line located within
10’ any abutting rural or residential
zoned property boundaries internal to
the area of the zone change
CPA2022015 & Z2022214
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9.
The applicant is requesting to vary the parking, pavement, loading/unloading, landscaping, sight
visibility triangle, site enclosure, screening and transmission tower height requirements. With
some variation, the proposed standards are consistent with other similar utility-scale solar
facilities in this area of the County.
10.
The applicant is requesting to waive landscaping requirements in order to preserve existing
natural desert vegetation. For screening, the applicant has proposed chain-link fencing in lieu of
a 6’ CMU wall abutting rural zoning. As part of public participation, the applicant made additional
guarantees associated with where the fence line is set back from existing residences.
Additionally, the applicant is requesting that site uses be permitted outside of an enclosed
building as the nature of the use (solar panels) requires the use to be conducted outdoors to
generate energy. As part of public participation, the applicant requested that staff require an
additional setback of 300’ for inverters and transformers from existing residences and special
setback for outdoor site infrastructure 10’ from the fence line located near rural or residential
zoned property boundaries internal to the site.
11.
The applicant is also requesting to vary the required site visibility triangles at all project site
entry/exit points, section line, and mid-section line intersecting alignments. The MCZO specifies
that 25’x25’ sight visibility triangles are to be provided at the property line where all access points
are present and at the corner of properties with an intersection. Sight visibility triangles are
unnecessary at alignments internal to the site. Additionally, proposed fencing at the intersecting
alignments and driveways will not include slats and thus visibility will not be obstructed. Also,
the applicant requested that there be no parking or loading spaces and that pavement for parking
spaces be waived with an approved dust control plan from Maricopa County Air Quality Control
as no regularly occupied buildings will be placed on site.
12.
There is also a request to vary the standard for electric transmission line height from 120’ to 140’.
This is requested because a new gen-tie route is required for the project. While the majority of
the gen-tie route is located outside of the proposed site boundaries, the applicant notes in their
narrative a portion is still connected to the substation. The applicant states that if the
transmission line height were limited to 120’ that less spacing between poles and additional poles
would be required.
CPA2022015 & Z2022214
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Exhibit 2 – Site Plan Excerpt
Exhibit 3 – 2023 Aerial Map*
*Zone Change Area Inclusive of CPA2022015
CPA2022015 & Z2022214
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Exhibit 3 – Rural-43 & C-2 Zoning Districts & Surrounding Districts (Zone Change & CPA)*
*Not A Part & CPA Areas shown are zoned Rural-43
Exhibit 4 – Rural-43 & C-2 Zoning Districts & Surrounding Districts (Zone Change Only)*
*Not A Part shown are zoned Rural-43
CPA2022015 & Z2022214
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Existing On-Site and Adjacent Zoning / Land Use:
13.
On-site:
Rural-43 & C-2 / Agricultural, Vacant
North:
Rural-43 / Agricultural & Rural Residential
South:
Rural-43 / Agricultural, Vacant & Rural Residential
East:
Rural-43 & IND-2 IUPD/ Agricultural, Vacant & Rural Residential
West:
Rural-43 & C-2 / Agricultural, Vacant, Commercial & Rural Residential
Utilities and Services:
14.
Water:
Hauled & Well
Wastewater:
Septic
Electric:
APS
School Districts:
Arlington Elementary School District #47
Buckeye Union High School District #1
Fire:
Harquahala Valley Fire District
Police:
Maricopa County Sheriffs Office (MCSO)
Right-of-Way:
15.
The following table includes existing and future right-of-way** and the future classification based
upon the Maricopa County Department of Transportation (MCDOT) Major Streets and Routes
Plan.
Street Name
Existing R/W (Half-Width)
Future R/W (Full)
Existing Classification
Van Buren St.
N/A
N/A
Private*
Broadway Rd.
N/A
N/A
Private*
Webb St.
N/A
N/A
Private*
Lincoln St.
N/A
N/A
Private*
Sherman St.
N/A
N/A
Private*
Tonto St.
N/A
N/A
Private*
Courthouse Rd.
55’
130’
Minor Arterial
Elwood St.
Varies
130’
Minor Arterial
Harquahala Valley
Rd.
40’ – 55’ (Varies)
130’
Minor Arterial
499th Ave.
Varies
130’
Minor Arterial
Lower Buckeye Rd.
40’ (Varies)
80’
Major Collector
507th Ave.
65’
80’
Major Collector
Buckeye Rd.
33’
80’
Minor Collector
Huisman St.
Varies
50’
Local
*Private streets will not be accepted by MCDOT into the public system.
**Right-of-way dedications and preservations will be addressed at the time of construction permitting.
Adopted Plan:
16.
Vision 2030 Maricopa County Comprehensive Plan: The land use on approx. 327.65 acres of the
site is designated as Rural Development Area (0-1 d.u./ac.). The Rural Development Area land
use designation encourages low-density rural residential and agricultural uses. The remainder of
the site is designated as Utilities (per CPA2020002). The Utilities designation is for electric
generating plants, water, and wastewater treatment facilities, associated offices and accessory
equipment. Under a Utilities designation, the appropriate zoning district is IND-2.
CPA2022015 & Z2022214
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Public Participation Summary:
17.
The applicant complied with the Maricopa County Citizen Review Process with the required
posting of the site and notification by first class mail to adjacent property owners within 300’ of
the subject parcel and interested parties. The applicant submitted a Public Participation Results
Report.
18.
According to the Public Participation Results Report submitted by the applicant, the applicant did
not conduct a public meeting; however, the applicant is free to conduct public participation as the
applicant desires outside of the minimum required by County or State law. Staff prefers that a
public meeting be held for large sites such as these and notes that a separate applicant
conducted a public meeting during the original CPA case (CPA2020002) associated with a large
portion of this site.
19.
ADOT Southwest District submitted comments requesting that the developer improve the
intersection of Salome Highway and the Frontage Road for Harquahala Valley Road south of the
eastbound off and on ramps within ADOT right-of-way by placing paved shoulders. ADOT also
requested that the top 2’ of road be replaced and that the road be restriped in the same location.
ADOT ROW Project Management had not comments.
20.
The Arizona Game and Fish Department (AZGFD) submitted several comments related to
protection of local species to be addressed at the time of construction permitting. The Arizona
State Historic Preservation Office (AZSHPO) also submitted comments requesting a Class III
cultural resource survey to be conducted on the entire site. While this was requested at the time
of the zone change and plan of development, the cultural resource survey is something that is
traditionally submitted after the zone change and plan of development at the time of construction
permitting. AZSHPO revised their request upon negotiation with the applicant to a Class II survey.
21.
Luke Air Force Base (LAFB) submitted comments stating that the applicant understands this
project is located underneath military training routes (MTRs) and that the applicant route their
plans through the Informal Review DOD Siting Clearinghouse process. Staff is requiring LAFB’s
subsequent approval of the site at the time of construction permitting. The applicant has initiated
the informal review process.
22.
There is one individual in opposition to the proposed CPA and zone change. Staff received a letter
from a local landowner, Mr. Matthew Bates, whose property is completely surrounded by the
development. Mr. Bates stated in the letter that he has concerns about noise, light, power line
placement and the rural character of the area. Specifically, he requested a number of
development conditions to be applied to the development, some of which are enforceable and
others of which are not such as noise (MCSO enforces noise concerns) or the placement of power
lines outside of the area of the site (Arizona Corporation Commission is the regulating authority).
Staff forwarded the letter to the applicant for response and spoke with the concerned citizen
about their requests to clarify what was being requested. The applicant substantially responded
to these concerns by agreeing to condition the development to exclude privacy features such as
slates in favor of utilizing chain-link (open-view) fencing with barbed wire, setbacks for fencing
from rural/residential property lines and setbacks for infrastructure from said fencing. The
applicant also agreed to include an exclusion area of 1-acre east of the landowner’s parcel and
to preserve two palm trees south of the landowner’s parcel (one of the trees is home to an owl’s
nest). The applicant agreed to notify rural/residential landowners of traffic disruption to internal
easements, to provide appropriate detours for these landowners, to repair access if damage is
CPA2022015 & Z2022214
Page 13 of 18
caused by construction traffic and to abate dust during construction. Lastly, the applicant stated
they would not locate inverters or transformers within 300’ of existing residences and that lighting
would be compliant with the Dark Sky Ordinance (incorporated as Chapter 11 – Article 1112 of
the MCZO).
23.
Staff has not received any other letters or other communications in support or opposition.
Outstanding Concerns from Reviewing Agencies
24.
N/A
Staff Analysis:
25.
Staff supports the requests for a Comprehensive Plan Amendment and Zone Change. The state
and Maricopa County recognize the potential environmental and economic benefits that solar
technology can provide. Harquahala Sun II will use photovoltaic technology that generates energy
from sun absorption. Photovoltaic technology differs from other techniques that required vast
amounts of water to cool the units. In contrast, very little water is utilized for photovoltaic
technology. As a result, this development would not pose a threat to groundwater depletion. The
battery storage component associated with this proposal assists with additional production and
any concerns associated with fire will be resolved prior to any construction permit issuance.
26.
Staff believes the proposed solar facility is well suited to this rural area. Solar facilities require
large amounts of relatively flat land, and the vast majority of the subject site is flat. Staff agrees
with the applicant that the subject site is suitable due to relative proximity to electrical
transmission lines, nearby stations and substations, and because the surrounding area is
undeveloped. Staff agrees with the applicant that the project will not detrimentally affect the
visual quality of the area. Since the area is primarily undeveloped vacant land in near proximity
to other existing utility-scale solar projects, staff believes there will be minimal impacts to the
surrounding area.
27.
The development of solar energy over the past several years in Maricopa County reinforces the
County’s interest in promoting the County as an economic leader for solar development. Staff
believes that Harquahala Sun II would add to this effort in a positive way by providing the potential
for 250 to 400 temporary construction jobs and 20 seasonal operation/maintenance jobs.
28.
Staff believes Harquahala Sun II is consistent with and meets the goals and policies of the
Comprehensive Plan. Staff’s position is that this project, as proposed and as governed by the
recommended conditions, represent proper long-term land use planning in the region and for
Maricopa County as a whole.
29.
The request for a zone change is consistent with the existing and proposed land use of Utilities
in the Vision 2030 Maricopa County Comprehensive Plan. Staff believes that the variations
requested to the development standards for transmission tower height, parking spaces,
pavement, sight visibility triangles, loading spaces, outdoor uses, screening and landscaping are
appropriate to the development. Uses permitted under the zone change will be limited to utilities,
existing agricultural uses and accessory uses.
30.
Staff routed this proposal to LAFB twice and received comments requesting that the applicant
undergo informal review through the DOD Clearinghouse process. Staff notes that the applicant
did initiate an informal review process through the DOD Clearinghouse process. As the IUPD
CPA2022015 & Z2022214
Page 14 of 18
overlay allows for Staff to propose conditions related to the development of the site, Staff is
proposing to require that the applicant submit and receive approval the site plan from LAFB, and
that the applicant may submit a revised site plan for administrative approval if required by LAFB.
31.
Staff is including a condition that requires the applicant to address comments to the satisfaction
of AZGFD at the time of construction permitting and to submit a cultural resources survey to
AZSHPO at the time of construction permitting in accordance with AZSHPO’s comments. Staff
notes that other solar developments have been required to address these issues at that time as
well, and that for consistency Staff is requiring the same.
32.
Staff is also including a condition related to decommissioning the site due to concerns about end-
of-cycle removal. The decommissioning condition basically requires that the landowner(s) be
made aware of the responsibility for the removal of the structures from above and below the
ground once the solar farm has ceased operating permanently and for the restoration of the site.
33.
Staff believes that the applicant appropriately addressed neighboring landowner concerns with
the development by agreeing to a number of conditions buffering the development from
neighboring landowners and communicating with landowners about traffic impacts during
construction. The concessions offered forth will help the neighboring landowners live in harmony
with the development.
Recommendations (Two Motions – CPA2022015 & Z2022214):
34.
For the reasons outlined in this report, staff recommends the Commission adopt a motion that
the Board of Supervisors Approve CPA2022015.
35.
For the reasons outlined in this report, staff recommends the Commission adopt a motion that
the Board of Supervisors Approve Z2022214, subject to conditions ‘a’ – ‘u’:
a.
Development of the site shall be in substantial conformance with the Legal Description
entitled “Legal Description”, consisting of 4 pages, stamped received February 23, 2023,
except as modified by the following conditions.
b.
Development of the site shall be in substantial conformance with the Site Plan entitled
“Harquahala Sun II Site Plan” consisting of 17 full-size sheets, dated April 11, 2023, and
stamped received April 11, 2023, except as modified by the following conditions. The Plan
of Development may be amended administratively under separate application as long as
the amendment complies with the established IUPD development standards as approved
by the Board of Supervisors. Staff may determine slight refinements to remain in
substantial conformance with the approved site plan. Minor and major amendments to
the site plan will be determined in accordance with Chapter 3 of the Maricopa County
Zoning Ordinance.
c.
Development of the site shall be in substantial conformance with the Narrative Report
entitled “Harquahala Sun II”, consisting of 13 pages, dated March 3, 2023, and stamped
received March 21, 2023, except as modified by the following conditions.
d.
The following IND-2 IUPD Zoning District standards shall apply:
1.
Max. Electric Transmission Line Height: 140’
2.
Parking Spaces Required: None required
CPA2022015 & Z2022214
Page 15 of 18
3.
Pavement: Pavement not required for parking spaces with an approved dust
control plan by Maricopa County Air Quality Control
4.
Loading and Unloading Spaces: No loading and unloading spaces required
5.
Landscaping: No landscaping setback required
6.
Screening: Min. 6’ chain-link fence required along perimeter of site; fence shall be
setback a min. of 10’ from the property boundaries of any abutting rural or
residential zoned property boundaries internal to the area of the zone change
7.
Sight Visibility Triangles (SVT): SVT’s waived at project site entry/exit points,
section line and midsection line intersecting alignments
8.
Article 902.9.1: All utility uses permitted outdoors, except that inverters and
transformers shall be setback 300’ from existing residences; other outdoor
private infrastructure shall be set back a min. of 10’ from the fenceline located
within 10’ any abutting rural or residential zoned property boundaries internal to
the area of the zone change
e.
The following Planning Engineering conditions shall apply:
1.
On-site retention basins must be designed to contain overflows/spillways
designed to accommodate the unattenuated peak 100 year inflow to each
respective basin, inclusive of offsite flows.
2.
Detailed grading and drainage plans must be submitted with building permit
application(s) indicating that runoff from each solar field area will be directed to a
retention basin.
3.
Any reduction in the 100 year, 2hr. retention volume requirement will require
approval of a Drainage Waiver. The waiver application is a separate application
and must demonstrate that there will be no increase in runoff from the site as a
result of the proposed development. At a minimum, the first flush volume of runoff
must be retained. The Drainage Waiver is a separate application must be approved
prior to issuance of building permit(s).
4.
Existing contour lines must be annotated on the plans submitted for building
permit(s).
5.
Any buildings located in a floodplain must be elevated to the RFE or otherwise
floodproofed.
6.
Disturbance to floodplains will require a floodplain use permit (issued concurrent
with building permit(s) by PND).retention basins shall drain within 36 hours per
County requirements.
7.
The gen-tie line will require an FCD issued R/W permit where it crosses FCD
encumbered properties (i.e. Saddleback FRS/Diversion Channel), prior to issuance
of a building permit(s) involving this work.
8.
Preservation of R/W is required as shown on the approved plans.
9.
Engineering review of planning and/or zoning cases is for conceptual design only.
All development and engineering design shall be in conformance with Section
1205 of the Maricopa County Zoning Ordinance; Drainage Policies and Standards;
CPA2022015 & Z2022214
Page 16 of 18
Floodplain Regulations for Maricopa County; MCDOT Roadway Design Manual;
and current engineering policies, standards and best practices at the time of
application for construction.
10.
Based on the conceptual design nature of the information submitted, changes to
the site layout and/or a reduction in the number of solar arrays or BESS may be
necessitated by the final engineering design of the site’s drainage infrastructure.
f.
The IUPD overlay is applied to restrict the use of the site. IND-2 IUPD shall limit the use of
the site exclusively to a solar electric generating facility including ancillary offices,
ancillary uses and existing agricultural uses. Any other site uses shall require a Zone
Change Major Amendment.
g.
The Owner or Developer shall implement the construction best practices as guaranteed in
the e-mail communication between Arizona Game and Fish Department (AZGFD) and
Copia Power on February 6, 2023. The Zoning Inspector and/or their designee shall review
whether these best practices are being implemented in accordance with the e-mail
following the issuance of relevant permits and periodically as needed through either the
inspection process or communication with AZGFD. Should the Zoning Inspector and/or
their designee decide that the Owner or Developer has not substantially undertaken these
best practices in good faith, the Owner or Developer shall not receive a final permit and
certificate of occupancy until the best practices are implemented.
h.
The Developer shall conduct a Class II Cultural Resources Survey as per the comments
from the Arizona State Historic Preservation Office (AZSHPO) included in the e-mail dated
April 11, 2023 prior to issuance of construction permits unless otherwise coordinated with
AZSHPO. Prior to the Cultural Resources Survey, the Developer shall send a map and
sampling strategy to AZSHPO for approval. Additionally, the Cultural Resources Survey
shall include 100 percent survey coverage in and around washes including Centennial
Wash and its tributaries as depicted on historical topographical maps and historic aerial
imagery. The remainder of the site shall be sample surveyed using larger transect spaces
as necessary and smaller transect widths where cultural resources have been identified
in sample areas.
i.
Development of APN#506-29-025A for utilities uses shall void the Agricultural Exemption
on the parcel.
j.
The Plan of Development shall maintain and illustrate an approximately one (1) acre
development exclusion area directly east of the boundaries of APN#506-29-031C
approximately 140’ running from north to south and approximately 330’ running from east
to west.
k.
The developer shall provide at least five-days notice to rural or residential zoned privately-
owned parcels internal to the area of the zone change of heavy construction traffic and
disruption beyond incidental disruption to any easement providing those owners with
direct access to their properties. An appropriate detour shall be provided to these owners.
l.
The developer shall reasonably repair any damage to easements that provide direct
access to rural or residential zoned privately-owned parcels internal to the area of the zone
change upon completion of use of the easements for heavy construction traffic and shall
abate dust during the construction. If use of the easements is intermittent, then
CPA2022015 & Z2022214
Page 17 of 18
easements shall be repaired following the cessation of the period in which the
construction traffic is occurring.
m.
Two palm trees located south of the boundaries of APN#506-29-031C as illustrated on
the Plan of Development shall be left untouched from site development.
n.
At the time of application for building permits, plans shall indicate construction of paved
shoulders along the intersection of and extend through Salome Hwy and the frontage road
(Harquahala Valley Road) south of eastbound ramps within ADOT ROW. Work shall also
include replacement of the top 2" of the roadway surface and re-striping at this location.
Work within ADOT right-of-way shall require a permit from ADOT. Timing of improvements
shall be coordinated with ADOT prior to the start of work and the extent of the work shall
be limited to the illustration in the e-mail dated Thursday, March 30, 2023 between Kimley-
Horn and ADOT.
o.
All outdoor lighting shall be in compliance with Section 1112 of the Maricopa County
Zoning Ordinance.
p.
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.
q.
In the event that Harquahala Sun II, in whole or in part, is constructed and ceases operating
for a period of five years or more, the Owner shall be responsible for decommissioning
the non-operating portion of the site and for the regrading and restoration of the site.
Decommissioning of the site shall include the removal of all structures above and under
the ground (up to 3 feet) that are not a part of, or provide utility to, other operating portions
of the site. The Owner shall be responsible for reporting any areas decommissioned to
Staff and either converting the site to other uses permitted in condition ‘f’ of Z2022214 or
otherwise Staff may present the CPA and Zoning to the Board of Supervisors for
consideration of reversion within five years. All decommissioning and restoration
activities will adhere to the requirements of the appropriate governing authorities, and will
be in accordance with all applicable, federal, state and Maricopa County regulations.
Decommissioning removal requirements may also be amended and amount of time to
decommission extended, if warranted, by the Zoning Inspector or his or her designee. The
Owner shall inform any future buyers/property owners of this decommissioning
requirement and of their responsibility to decommission.
r.
Amendments to the zone change shall be processed as a revised application in
accordance with Maricopa County Zoning Ordinance requirements.
s.
Noncompliance with the conditions of approval will be treated as a violation in accordance
with the Maricopa County Zoning Ordinance, and may be grounds for further action,
including zoning revocation, by the Maricopa County Board of Supervisors.
t.
Non-compliance with the regulations administered by the Maricopa County Environmental
Services Department, Maricopa County Department of Transportation, Drainage Review
Division, Planning and Development Department, or the Flood Control District of Maricopa
CPA2022015 & Z2022214
Page 18 of 18
County may be grounds for initiating a revocation of this Zone Change as set forth in the
Maricopa County Zoning Ordinance.
u.
The granting of this Zone Change has been at the request of the applicant, with the
consent of the landowner. The granting of this approval allows the property owner to
enjoy uses in excess of those permitted by the land use existing on the date of the
application, subject to conditions. In the event of the failure to comply with any condition
of approval, the property shall change to the land use designation that existed on the date
of the application. It is, therefore, stipulated and agreed that 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 the value of the property from the value it held on the date of application due
to such revocation. The Zone Change enhances the value of the property above its value
as of the date the Zone Change is granted and changing to the prior land use designation
results in the same value of the property as if the Zone Change had never been granted.
Presented by:
Adam Cannon, AICP, Senior Planner
Reviewed by:
Matthew Holm, AICP, Planning Supervisor
Attachments:
Case Map (2 pages)
Land Use Exhibit (3 pages)
Legal Description (4 pages)
CPA2022015 Narrative Report (25 pages)
Z2022214 Narrative Report (13 pages)
Site Plan (17 pages)
Engineering Comments (7 pages)
MCESD Comments (3 pages)
ADOT Southwest Engineering District (10 pages)
ADOT ROW Project Management (4 pages)
AZGFD Comments (22 pages)
AZSHPO Comments (7 pages)
LAFB Comments (2 pages)
Opposition Correspondence (3 pages)
/
Maricopa County Planning & Development - Phoenix, AZ
5
Gross Acres: 327.65 approx.
Generated March 30, 2023 11:23 AM
CPA2022015
Application Name:
Legal Description
Harquahala Sun II EDR
Applicant
Case Address
T01N R09W 012, T1N R08W 30, T1N R09W 11, T1N R09W 12, T1N R09W 13, T1N R09W 24, T1N R09W 25
Keith J Nichter for Kimley-Horn
Applicant Phone/Email
Parcel Primary:506-29-027G
602.313.7206
keith.nichter@kimley-horn.com
Map scale 1:43,668
Supervisor District No.
506-28-023C, 506-28-028E, 506-28-031C+
CPA GENERAL COMPREHENSIVE PLAN AMENDMENT FROM RURAL DEVELOPMENT AREA TO
UTILITIES TO ALLOW FOR A SOLAR FACILITY.
5.3585 in
/
Maricopa County Planning & Development - Phoenix, AZ
5
Gross Acres: 2718 approx.
Generated March 30, 2023 11:24 AM
Z2022214
Application Name:
Legal Description
Harquahala Sun II EDR
Applicant
Case Address
T01N R08W 019, T1N R08W 07, T1N R08W 18, T1N R08W 19, T1N R08W 30, T1N R09W 01, T1N R09W 11, T1N R09W 12, T1N
Keith J Nichter for Kimley-Horn
2853 N 499TH Ave
Applicant Phone/Email
Parcel Primary:506-28-022
602.313.7206
keith.nichter@kimley-horn.com
TONOPAH AZ 85354
Map scale 1:56,742
Supervisor District No.
ZONE CHANGE WITH OVERLAY FROM RU-43 TO IND-2 IUPD TO FURTHER THE UTILITIES LAND USE
DESIGNATION TO ALLOW FOR THE DEVELOPMENT OF A PLANNED SOLAR FACILITY.
5.3585 in
550' 1,100'
2,200'
S HARQUAHALA VALLEY RD
W LOWER
BUCKEYE RD
S 507TH AVE
S HARQUAHALA VALLEY RD
W LOWER
BUCKEYE RD
S 507TH AVE
S 499TH AVE
S 499TH AVE
W BUCKEYE RD
W BUCKEYE RD
W VAN BUREN ST
W VAN BUREN ST
W BROADWAY RD
W BROADWAY RD
N
0'
HARQUAHALA SUN II
MARICOPA COUNTY, AZ
EXISTING/PROPOSED CPA LAND USE DESIGNATIONS
DRAWN BY: JBK
SCALE: APPROX.
EXISTING CPA LAND USE - RURAL DEVELOPMENT AREA
PROPOSED CPA LAND USE - UTILITIES
S HARQUAHALA VALLEY RD
W LOWER
BUCKEYE RD
S 507TH AVE
S HARQUAHALA VALLEY RD
W LOWER
BUCKEYE RD
S 507TH AVE
S 499TH AVE
S 499TH AVE
W BUCKEYE RD
W BUCKEYE RD
W VAN BUREN ST
W VAN BUREN ST
W BROADWAY RD
W BROADWAY RD
LEGEND
W COURTHOUSE RD
W COURTHOUSE RD
W COURTHOUSE RD
W COURTHOUSE RD
S 491ST AVE
S 491ST AVE
S 491ST AVE
S 491ST AVE
PROPOSED
HARQUAHALA SUN II
SOLAR SITE
(+/-2,717.76 AC.)
HARQUAHALA SUN I
(CPA2021007/
Z2021111)
MARICOPA SOLAR
(CPA2020002)
EXISTING RURAL
DEVELOPMENT AREA LAND
USE DESIGNATION
HARQUAHALA SUN II SITE
PROPOSED OVERALL SOLAR
SITE (+/-2,717.76 AC.)
EXISTING UTILITIES LAND
USE DESIGNATION
HARQUAHALA SUN II
PROPOSED CPA AREA
(+/-327.65 AC.)
LEGEND
EXISTING RURAL
DEVELOPMENT AREA LAND
USE DESIGNATION
HARQUAHALA SUN II SITE
PROPOSED OVERALL SOLAR
SITE (+/-2,717.76 AC.)
EXISTING/PROPOSED
UTILITIES LAND USE
DESIGNATION
HARQUAHALA SUN II
PROPOSED CPA AREA
(+/-327.65 AC.)
PROPOSED
HARQUAHALA SUN II
SOLAR SITE
(+/-2,717.76 AC.)
HARQUAHALA SUN I
(CPA2021007/
Z2021111)
MARICOPA SOLAR
(CPA2020002)
CPA2022015
02/21/2023
S HARQUAHALA
VALLEY RD
S 507TH AVE
S HARQUAHALA
VALLEY RD
S 507TH AVE
S 499TH AVE
S 499TH AVE
W BUCKEYE RD
W BUCKEYE RD
W VAN BUREN ST
W VAN BUREN ST
W BROADWAY RD
W BROADWAY RD
W LOWER BUCKEYE RD
W LOWER BUCKEYE RD
W COURTHOUSE RD
W COURTHOUSE RD
S 491ST AVE
S 491ST AVE
550' 1,100'
2,200'
N
0'
HARQUAHALA SUN II
MARICOPA COUNTY, AZ
EXISTING CPA LAND USE DESIGNATIONS
CPA2022015
DRAWN BY: JBK
SCALE: APPROX.
PROPOSED
HARQUAHALA SUN II
SOLAR SITE
(+/-2,717.76 AC.)
EXISTING RURAL
DEVELOPMENT AREA LAND
USE DESIGNATION
LEGEND
HARQUAHALA SUN II SITE
PROPOSED OVERALL SOLAR
SITE (+/-2,717.76 AC.)
EXISTING UTILITIES LAND
USE DESIGNATION
HARQUAHALA SUN II
PROPOSED CPA AREA
(+/-327.65 AC.)
HARQUAHALA SUN I
(CPA2021007/Z2021111)
MARICOPA SOLAR
(CPA2020002)
02/21/2023
S HARQUAHALA
VALLEY RD
S 507TH AVE
S HARQUAHALA
VALLEY RD
S 507TH AVE
S 499TH AVE
S 499TH AVE
W BUCKEYE RD
W BUCKEYE RD
W VAN BUREN ST
W VAN BUREN ST
W BROADWAY RD
W BROADWAY RD
W LOWER BUCKEYE RD
W LOWER BUCKEYE RD
W COURTHOUSE RD
W COURTHOUSE RD
S 491ST AVE
S 491ST AVE
550' 1,100'
2,200'
N
0'
HARQUAHALA SUN II
MARICOPA COUNTY, AZ
PROPOSED CPA LAND USE DESIGNATION
DRAWN BY: JBK
SCALE: APPROX.
LEGEND
EXISTING RURAL
DEVELOPMENT AREA LAND
USE DESIGNATION
HARQUAHALA SUN II SITE
PROPOSED OVERALL SOLAR
SITE (+/-2,717.76 AC.)
EXISTING/PROPOSED
UTILITIES LAND USE
DESIGNATION
HARQUAHALA SUN II
PROPOSED CPA AREA
(+/-327.65 AC.)
PROPOSED
HARQUAHALA SUN II
SOLAR SITE
(+/-2,717.76 AC.)
HARQUAHALA SUN I
(CPA2021007/Z2021111)
MARICOPA SOLAR
(CPA2020002)
CPA2022015
02/21/2023
LEGAL DESCRIPTION
A PORTION OF SECTIONS 7, 18, 19 AND 30, TOWNSHIP 1 NORTH, RANGE 8 WEST AND
PORTIONS OF SECTIONS 1, 11, 12, 13, 24 AND 25, TOWNSHIP 1 NORTH, RANGE 9 WEST
OF THE GILA AND SALT RIVER MERIDIAN, MARICOPA COUNTY, ARIZONA, MORE
PARTICULARLY DESCRIBED AS FOLLOWS:
PARCEL 1:
ALL THAT PORTION OF THE NORTHEAST QUARTER AND THE SOUTHWEST QUARTER
OF SECTION 1, TOWNSHIP 1 NORTH, RANGE 9 WEST OF THE GILA AND SALT RIVER
MERIDIAN, MARICOPA COUNTY, ARIZONA.
SAID PARCEL 1 CONTAINS AN AREA OF 320.60 ACRES, MORE OR LESS.
TOOGETHER WITH:
PARCEL 2:
BEGINNING AT THE NORTH QUARTER CORNER OF SAID SECTION 12;
THENCE ALONG THE NORTH LINE OF SAID SECTION 12, SOUTH 89˚20’21” EAST, A
DISTANCE OF 1321.47 FEET;
THENCE LEAVING SAID NORTH LINE, SOUTH 00˚41’10” WEST, A DISTANCE OF 2641.81
FEET TO THE EAST–WEST MID SECTION LINE OF SAID SECTION 12;
THENCE ALONG SAID MID SECTION LINE, SOUTH 89˚20’45” EAST, A DISTANCE OF
1322.05 FEET TO THE EAST QUARTER CORNER OF SAID SECTION 12;
THENCE ALONG THE EAST LINE OF SAID SECTION 12, SOUTH 00˚41’38” WEST, A
DISTANCE OF 1828.33 FEET;
THENCE LEAVING SAID EAST LINE, SOUTH 89˚24’32” EAST, A DISTANCE OF 1286.64
FEET;
THENCE SOUTH 00˚38’06” WEST, A DISTANCE OF 812.00 FEET TO THE NORTH LINE OF
SAID SECTION 18;
THENCE LEAVING SAID NORTH LINE OF SECTION 18, SOUTH 00˚40’54” WEST, A
DISTANCE OF 5282.25 FEET TO THE SOUTH LINE OF SAID SECTION 18;
THENCE LEAVING SAID SOUTH LINE, SOUTH 00˚29’12” WEST, A DISTANCE OF 2290.06
FEET;
THENCE SOUTH 89˚22’39” EAST, A DISTANCE OF 1332.90 FEET TO THE NORTH-SOUTH
MID SECTION LINE OF SAID SECTION 19;
THENCE ALONG SAID MID SECTION LINE, SOUTH 00˚39’01” WEST, A DISTANCE OF
2990.80 FEET TO THE SOUTH QUARTER CORNER OF SAID SECTION 19;
THENCE ALONG THE NORTH-SOUTH MID SECTION LINE OF SAID SECTION 30, SOUTH
00˚38’28” WEST, A DISTANCE OF 1810.11 FEET;
THENCE LEAVING SAID MID SECTION LINE, NORTH 89˚19’19” WEST, A DISTANCE OF
2634.36 FEET TO THE WEST LINE OF SAID SECTION 30;
THENCE ALONG SAID WEST LINE, NORTH 00˚40’52” EAST, A DISTANCE OF 860.00 FEET;
THENCE LEAVING SAID WEST LINE, NORTH 89˚28’25” WEST, A DISTANCE OF 2638.56
FEET TO THE NORTH-SOUTH MID SECTION LINE OF SAID SECTION 25;
THENCE ALONG SAID MID SECTION LINE, NORTH 00˚43’15” EAST, A DISTANCE OF
950.16 FEET TO THE NORTH QUARTER CORNER OF SAID SECTION 25;
THENCE ALONG THE SOUTH LINE OF SAID SECTION 24, NORTH 89˚19’25” WEST, A
DISTANCE OF 1319.89 FEET;
THENCE LEAVING SAID SOUTH LINE, NORTH 00˚22’19” EAST, A DISTANCE OF 1319.85
FEET;
THENCE NORTH 89˚09’05” WEST, A DISTANCE OF 1319.76 FEET TO THE WEST LINE OF
SAID SECTION 24;
THENCE ALONG SAID WEST LINE, NORTH 00˚37’00” EAST, A DISTANCE OF 1318.35
FEET TO THE WEST QUARTER CORNER OF SAID SECTION 24;
THENCE CONTINUING ALONG SAID WEST LINE, NORTH 00˚40’56” EAST, A DISTANCE OF
1320.02 FEET;
THENCE LEAVING SAID WEST LINE, SOUTH 89˚20’49” EAST, A DISTANCE OF 2645.39
FEET TO THE NORTH-SOUTH MID SECTION LINE OF SAID SECTION 24;
THENCE ALONG SAID MID SECTION LINE, SOUTH 00˚38’25” WEST, A DISTANCE OF
657.90 FEET;
THENCE LEAVING SAID MID SECTION LINE, SOUTH 89˚21’26” EAST, A DISTANCE OF
1320.43 FEET;
THENCE SOUTH 00˚38’34” WEST, A DISTANCE OF 660.31 FEET TO THE EAST-WEST MID
SECTION LINE OF SAID SECTION 24;
THENCE ALONG SAID MID SECTION LINE, SOUTH 89˚22’35” EAST, A DISTANCE OF
1320.40 FEET TO THE EAST QUARTER CORNER OF SAID SECTION 24;
THENCE ALONG THE EAST LINE OF SAID SECTION 24, NORTH 00˚43’19” EAST, A
DISTANCE OF 1318.94 FEET;
THENCE LEAVING SAID EAST LINE, NORTH 89˚21’29” WEST, A DISTANCE OF 1319.96
FEET;
THENCE NORTH 00˚43’24” EAST, A DISTANCE OF 659.38 FEET;
THENCE NORTH 89˚22’06” WEST, A DISTANCE OF 1323.66 FEET TO THE NORTH-SOUTH
MID SECTION LINE OF SAID SECTION 24;
THENCE ALONG SAID MID SECTION LINE, NORTH 00˚38’25” EAST, A DISTANCE OF
660.28 FEET TO THE NORTH QUARTER CORNER OF SAID SECTION 24;
THENCE ALONG THE NORTH-SOUTH MID SECTION LINE OF SAID SECTION 13, NORTH
00˚40’22” EAST, A DISTANCE OF 1220.28 FEET;
THENCE LEAVING SAID MID SECTION LINE, NORTH 89˚21’13” WEST, A DISTANCE OF
100.00 FEET;
THENCE NORTH 00˚40’22” EAST, A DISTANCE OF 100.00 FEET;
THENCE NORTH 89˚20’56” WEST, A DISTANCE OF 2546.43 FEET TO THE WEST LINE OF
SAID SECTION 13;
THENCE ALONG SAID WEST LINE, NORTH 00˚35’42” EAST, A DISTANCE OF 1319.37
FEET TO THE WEST QUARTER CORNER OF SAID SECTION 13;
THENCE CONTINUING ALONG SAID WEST LINE, NORTH 00˚43’16” EAST, A DISTANCE OF
2641.76 FEET TO THE NORTHWEST CORNER OF SAID SECTION 13;
THENCE ALONG THE WEST LINE OF SAID SECTION 12, NORTH 00˚42’28” EAST, A
DISTANCE OF 2640.44 FEET TO THE WEST QUARTER CORNER OF SAID SECTION 12;
THENCE LEAVING SAID WEST LINE, ALONG THE EAST-WEST MID SECTION LINE OF
SAID SECTION 11, NORTH 89˚19’57” WEST, A DISTANCE OF 2642.17 FEET TO THE
CENTER OF SAID SECTION 11;
THENCE ALONG THE NORTH-SOUTH MID SECTION LINE OF SAID SECTION 11, NORTH
00˚41’26” EAST, A DISTANCE OF 990.25 FEET;
THENCE LEAVING SAID MID SECTION LINE, NORTH 89˚20’08” WEST, A DISTANCE OF
2642.89 FEET TO THE WEST LINE OF SAID SECTION 11;
THENCE ALONG SAID WEST LINE, NORTH 00˚39’04” EAST, A DISTANCE OF 330.15 FEET;
THENCE LEAVING SAID WEST LINE, SOUTH 89˚20’08” EAST, A DISTANCE OF 55.00
FEET;
THENCE NORTH 00˚39’04” EAST, PARALLEL WITH AND 55.00 FEET EAST OF THE WEST
LINE OF SAID SECTION 11, A DISTANCE OF 1320.69 FEET TO THE NORTH LINE OF SAID
SECTION 11;
THENCE ALONG SAID NORTH LINE, SOUTH 89˚20’01” EAST, A DISTANCE OF 2589.03
FEET TO THE NORTH QUARTER CORNER OF SAID SECTION 11;
THENCE CONTINUING ALONG SAID NORTH LINE, SOUTH 89˚20’40” EAST, A DISTANCE
OF 2644.00 FEET TO THE NORTHEAST CORNER OF SAID SECTION 11;
THENCE ALONG THE NORTH LINE OF SAID SECTION 12, SOUTH 89˚22’15” EAST, A
DISTANCE OF 2645.64 FEET TO THE POINT OF BEGINNING;
EXCEPTING THEREFROM THE FOLLOWING DESCRIBED PARCEL;
COMMENCING AT THE NORTH QUARTER CORNER OF SAID SECTION 12;
THENCE ALONG THE NORTH-SOUTH MID SECTION LINE OF SAID SECTION 12, SOUTH
00˚41’55” WEST, A DISTANCE OF 1981.48 FEET TO THE POINT OF BEGINNING;
THENCE CONTINUING ALONG SAID MID SECTION LINE, SOUTH 00˚41’55” WEST, A
DISTANCE OF 660.49 FEET TO THE CENTER OF SAID SECTION 12;
THENCE ALONG THE EAST-WEST MID SECTION LINE OF SAID SECTION 12, NORTH
89˚21’42” WEST, A DISTANCE OF 1323.55 FEET;
THENCE LEAVING SAID MID SECTION LINE, NORTH 00˚42’52” EAST, A DISTANCE OF
660.44 FEET;
THENCE SOUTH 89˚21’51” EAST, A DISTANCE OF 1323.37 FEET TO THE POINT OF
BEGINNING.
ALSO EXCEPTING THEREFROM THE FOLLOWING DESCRIBED PARCEL;
COMMENCING AT THE NORTH QUARTER CORNER OF SAID SECTION 13;
THENCE ALONG THE NORTH LINE OF SAID SECTION 13, SOUTH 89˚20’53” EAST, A
DISTANCE OF 700.63 FEET TO THE POINT OF BEGINNING;
THENCE CONTINUING ALONG SAID NORTH LINE, SOUTH 89˚20’53” EAST, A DISTANCE
OF 260.00 FEET;
THENCE LEAVING SAID NORTH LINE, SOUTH 00˚42’58” EAST, A DISTANCE OF 180.48
FEET;
THENCE NORTH 89˚21’53” WEST, A DISTANCE OF 260.00 FEET;
THENCE NORTH 00˚42’58” WEST, A DISTANCE OF 180.55 FEET TO THE POINT OF
BEGINNING.
SAID PARCEL 2 CONTAINS AN AREA OF 2,397.16 ACRES, MORE OR LESS.
TOTAL COMBINED AREA FOR PARCELS 1 AND 2 IS 2,717.76 ACRES, MORE OR LESS.
kimley-horn.com
1001 West Southern Avenue Suite 131, Mesa, AZ 85210
480 207 2666
Kimley-Horn and Associates
HARQUAHALA SUN II
COMPREHENSIVE PLAN AMENDMENT
PROJECT NARRATIVE
CPA2022015
02-21-2023
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Contents
A. EXECUTIVE SUMMARY ............................................................................................................ 2
I. ON-SITE AND REGIONAL LOCATION ................................................................................................... 2
II. CPA SIZE AND DESCRIPTION OF LAND USE TYPES BY ACREAGES.............................................. 3
II. ROADS/TRANSPORTATION SYSTEMS SERVING THE PROPOSED PROJECT ............................... 4
IV. SUITABILITY WITH SURROUNDING LAND USES................................................................................ 5
EXISTING SURROUNDING SOLAR (UTILITY) LAND USE APPROVALS ................................................. 6
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.................... 6
C. THE AMENDMENT WILL NOT ADVERSELY IMPACT ALL OR A PORTION OF THE PLANNING
AREA BY: .................................................................................................................................. 7
I.
ALTERING ACCEPTABLE LAND USE PATTERNS TO THE DETRIMENT OF THE PLAN. ............. 7
II.
REQUIRING
PUBLIC
EXPENDITURES
FOR
LARGER
AND
MORE
EXPENSIVE
INFRASTRUCTURE. ..................................................................................................................................... 8
II.
REQUIRING PUBLIC IMPROVEMENTS TO ROADS, SEWER, OR WATER SYSTEMS THAT ARE
NEEDED TO SUPPORT THE PLANNED LAND USES. .............................................................................. 8
IV.
ADVERSELY IMPACTING PLANNED USES BECAUSE OF INCREASED TRAFFIC. ...................... 9
V.
AFFECTING THE LIVABILITY OF THE AREA OR HEALTH OR SAFETY OF PRESENT AND
FUTURE RESIDENTS. ................................................................................................................................. 9
VI.
ADVERSELY IMPACTING THE NATURAL ENVIRONMENT OR SCENIC QUALITY OF THE AREA
IN CONTRADICTION TO THE PLAN. .......................................................................................................... 9
D. WHETHER THE AMENDMENT IS CONSISTENT WITH OVERALL INTENT OF THE
COMPREHENSIVE PLAN:....................................................................................................... 11
E. THE EXTENT TO WHICH THE AMENDMENT IS CONSISTENT WITH THE SPECIFIC GOALS
AND POLICIES CONTAINED WITHIN THE PLAN................................................................... 12
F. COMPREHENSIVE PLAN AMENDMENT MAP EXHIBIT......................................................... 21
G. COMPREHENSIVE PLAN AMENDMENT LEGAL DESCRIPTIONS EXHIBITS ....................... 22
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A. EXECUTIVE SUMMARY
HV Sunrise, LLC, (“Applicant”) on behalf of the three (3) property owners, CV Harquahala LLC, WPI HD3 Farm
AZ LLC, WPI II-Harq Farm AZ LLC, is requesting a Comprehensive Plan Amendment (CPA) of the Vision 2030
Comprehensive Plan to change the land use designation of a portion (±327.65 acres) of the Harquahala Sun II
Photovoltaic Solar Energy Generation and Storage Project (Project) from Rural Development Area to Utilities.
The CPA request will be accompanied by a request for approval of a Zone Change with Overlay (rezone) from
RU-43 & C-2 to IND-2 IUPD Zone for the ±2,717.76-acre Project. The majority of the site (88%) already has
the Utility land use designation as part of the Maricopa Solar major Comprehensive Plan Amendment
(CPA2020002) approved by the Board of Supervisors on December 9, 2020. This CPA will affect the land use
designation of the subject ten (10) parcels (506-28-023C, 506-28-028E, 506-28-031C, 506-28-031D, 506-29-
015B, 506-29-027D, 506-29-027G, 506-29-031E, 506-29-031G, 506-29-012A), which were not a part of this
previous approval, allowing the Applicant to construct and operate a 350-MWac hybrid solar photovoltaic (PV)
plant, battery energy storage system (BESS) and associated infrastructure.
The Project will include approximately +/-1,050,000 solar modules mounted on single axis trackers, inverters
to convert direct current into alternating current, transformers to increase the voltage of the electricity generated,
a 500 kV utility substation, BESS, and one or more small buildings to house telecommunication equipment. The
Project will interconnect to the transmission grid at the Arizona Public Service (APS) Delaney Substation. On-
site overhead electrical structures will have a 140-foot maximum height.
Off-site supporting improvements, infrastructure, and/or uses include a gen-tie route corridor that extends
through a combination of private land, land owned by Flood Control District of Maricopa County (FCDMC),
Maricopa County Department of Transportation (MCDOT), Arizona State Land Department (ASLD), and land
administered by the Bureau of Land Management (BLM). Offsite improvements will be approved via separate
applications with supporting site plan exhibits through MCDOT, FCDMC, ASLD, and BLM.
The proposed ±327.65-acre CPA request, in support of the overall ±2,717.76-acre Project, will not adversely
impact the planning area in part nor portion and is consistent with the surrounding Utility land use designations.
Approval of the proposed CPA, subsequent rezone and associated development plans for the proposed Project
will not generate undue nor unmitigated impacts to the following areas of consideration identified in the
Comprehensive Plan, which include, but are not specifically limited to: land use; public transportation system
improvements; drainage and/or stormwater management; environmental considerations (air & water quality,
potable water & wastewater treatment), areas of geologic concern, hazard, and/or significance; plant and
wildlife habitat/migration environs and/or patterns; aviation and military installation operations and flight
paths/patterns; economic growth; growth areas; open space, water resources; energy; and/or the cost of
development.
Issues relating to these are addressed by the required reports, plans, and analysis submitted in support of the
CPA and concurrent rezone application.
I. ON-SITE AND REGIONAL LOCATION
The proposed Project is located west of Saddle Mountain, east of Granite Mountain, and north and east
of the Eagle Tail Mountains in Township 1 North, Range 8 West, and Township 1 North, Range 9 West.
The site is approximately 15 miles west of Tonopah, Arizona in unincorporated Maricopa County, Arizona
with parcels lying south and west of the intersection of 499th Avenue and Courthouse Road. The overall
Project area is irregularly shaped and is generally located between the alignments of Courthouse Road
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on the north, Southern Avenue on the south, Harquahala Valley Road on the west line and 491st Avenue
on the east.
II. CPA SIZE AND DESCRIPTION OF LAND USE TYPES BY ACREAGES
The CPA area impacts ten (10) parcels which are held under three (3) separate ownerships. The area of
the property included in the CPA request is ±327.65 acres. The subject properties are mostly being used
for irrigated agricultural uses or are vacant. A detailed list of the parcels considered under this CPA are
listed in Appendix A.
The existing land use designation for the CPA area is Rural Development Area which is intended to
conserve and protect farms and other open land uses, foster orderly growth in rural and agricultural areas,
to prevent urban and agricultural land use conflicts, and to encourage sustainable development. The
current RU-43 zoning district is intended to have residential densities of one (1) dwelling unit per acre
(du/ac) and 0.22 du/ac. Principal permitted uses in the Rural zoning districts include both farming and
non-farming related residential uses, farms, and recreational and institutional uses. The proposed Utilities
land use and corresponding IND-2 IUPD zoning will be consistent with surrounding approvals necessary
to develop the proposed solar facility.
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III. ROADS/TRANSPORTATION SYSTEMS SERVING THE PROPOSED PROJECT
The roadway network serving the proposed Project from the I-10 corridor includes the I-10/Salome
Highway interchange that connects to Harquahala Valley Road. The site can also be accessed from the
east from the Salome Highway which provides access to 499th and 507th Avenues and Harquahala
Valley Road via Courthouse Rd. There are several smaller, existing roads, both named and unnamed,
that traverse the Project site, which are anticipated to be used and improved for construction and ongoing
operations of the Project. Site access will be identified with the Plan of Development. Final access
locations will be determined in accordance with access management policies and permitting requirements
of Maricopa County.
As requested by MCDOT, Harquahala Sun II will preserve a 65’ half street right-of-way for Harquahala
Valley Road and a minimum of 30’ half street(s) right-of-way for Buckeye Road. Where reasonable, the
Project will preserve section and mid-section alignments, and per Maricopa County Zoning Ordinance
Section 1105, and will provide the necessary setbacks starting from the future half street rights-of-way of
55’ and 40’ respectively. Offsite improvements and any additional right-of-way needed will be determined
by MCDOT Traffic Design and MCDOT Permits based on the submittal of a TIA/TIS. Final dedication,
preservation, alignments, terminations, and vacations of unneeded ROW will be determined in
negotiation with MCDOT.
Harquahala Sun II – Project/Zone Change Area Harquahala Sun II – CPA Area (±327.65-acres)
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There would be no significant increase in traffic during the operational life of the Project that would require
road improvements. There would be a relatively minor increase in the level of traffic during the phased
construction. This increased traffic is expected to be minor during single peak morning and evening hours,
primarily for the delivery of equipment and supplies and the commuting of the construction workforce. A
traffic impact study will be completed as part of the zone change process associated with the Project.
The Applicant has agreed to financial responsibility for repair of existing roads used during construction,
including bonding for such work, so that there is not public expenditure for transportation infrastructure
associated with the Project.
IV. SUITABILITY WITH SURROUNDING LAND USES
The surrounding area is characterized by active and passive agricultural land uses, natural gas-powered
electric generation facilities, solar powered electric generation facilities, and native desert lands. The
dominant private land use within the area surrounding the current CPA is for future solar generation
facilities, which occur on parcels or combinations of parcels totaling several hundred to thousands of
acres in irregular configurations. Other surrounding land uses include publicly owned and managed Local,
State, and Federal Lands. These include lands controlled by the Maricopa Flood Control District, Arizona
State Land Trust, and Bureau of Land Management. Other surrounding land uses include vacant and
active agricultural uses with limited and sparse distribution of privately owned parcels used for residential
purposes within the surrounding area. Additionally, Luke Air Force Base (LAFB) is known to have military
training routes out in this area. Under the Department of Defense (DOD) Clearinghouse process, energy
projects greater than 199’ above ground level are required to go through a Formal Review. The routes in
this area already fly over several existing 500kV lines and fly nearby several other solar projects. The
proposed gen-tie pole heights will vary slightly, but no pole height is expected to exceed 150’. Although,
the Project team will be proactive in addressing any potential concerns and will submit under the Informal
Review DOD Clearinghouse process during the zoning process.
Property owners and residents will be notified of the project and efforts will be made to identify concerns
over visual impacts and incorporate effective mitigation and screening of the site against any residential
boundaries.
Considerations for buffering and screening of the Project and mitigation of visual impacts during
construction and operational activities. Screening and mitigation of visual impacts will be addressed in
greater detail at the rezone and plan of development submittals.
Site parcels will be enclosed by perimeter security fencing located along each phase project boundaries
and adjacent rights of way. No fencing will impede or otherwise enclose existing roads within the project
boundaries.
Harquahala Sun II looks to expand upon the upcoming improvements to be constructed as a part of the
recently approved Harquahala Sun CPA (CPA2021007) and Zone Change with a Plan of Development
(Z2021111). Additionally, the proposed Utility land use contemplated by the Harquahala Sun II CPA is
compatible with other similar approved and implemented solar Projects within the general area.
Associated facilities within this area include approved CPA’s for Utility (solar) land uses, PV solar
generation facilities, utility corridors, transmission lines and a utility substation. Many of the surrounding
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and on-site parcels have been subject to previous CPA approvals, by the BOS, including the Maricopa
Solar & Storage Project (CPA2020002), Other nearby projects are as follows:
EXISTING SURROUNDING SOLAR (UTILITY) LAND USE APPROVALS
Project
Location (Township/Range)
Maricopa Solar and Storage Project
T1N R8W; T1N R9W; T2N R8W; T2N R9W
Harquahala Sun
T1N R9W
Saddle Mountain Solar
T1N R9W
Eagletail Solar Farm
T1S R9W
Almeria Solar
T2N R8W
Sun Valley North
T2N R8W
Sun Valley South
T2N R8W
Areva Solar AZ II
T2N R7W
Papago Solar
T2N R8W
Tonopah Photovoltaic
T2N R8W
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.
Per the Vision 2030 Maricopa County Comprehensive Plan (2016), Comprehensive Plan Amendments should
improve the county’s overall condition and not undermine the plan’s core principles. The Plan recognizes the
need to redesignate land uses in response to changing market conditions and to address the increasing
demands of growth to the public infrastructure needs, specifically energy generation and consumption demands
within the local economy.
As stated, and reinforced in the Plan, the supply of energy is essential to the region’s transportation and
manufacturing sectors. Energy resources significantly impact economic development by contributing to the
region’s overall attractivity on basic and corresponding non-basic employment, primary and secondary
employment sectors and markets, and research and development within existing and emerging markets and
industries. Additionally, energy availability and even surplus opportunities function as an incubator for
innovations within all segments of the local, regional, and state economy.
The Project is anticipated to be developed in multiple phases and will generate approximately 250-400 jobs in
the construction, contracting, administrative, and project management fields during the construction and
implementation of each Project phase. Operation of the site will employ zero full-time employees daily. Routine
maintenance activities will require up to 15 part-time or seasonal employees and up to 20 employees for
equipment repair and replacement as needed per phase. In addition to providing in state construction jobs and
long-term technical careers, local projects like Harquahala Sun II will help contribute to the regional economy
by providing tax revenue and by using local engineering and development contractors in Maricopa County. The
Project could enter construction as early as 2023 and is expected to be operational in 2024.
Harquahala Sun II supports the county and greater region within the state by providing additional renewable
energy resources, battery storage for local energy reliability and resiliency. The location and surrounding utility
land uses minimize impacts to neighbors and lessen the impact to the environment based on proximity to the
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APS Delaney Substation by minimizing very long electrical interconnects. The electricity generated through
these facilities would be distributed to the regional electrical grid, supplying the county, state and wider
west/southwest regions while directly benefitting Arizona corporations seeking competitively priced renewable
energy and looking to add new clean energy resources to power the record number of people and companies
moving to the state. Specifically, consistent with their 2020 Clean Energy Commitment, Arizona Public Service
Co. (APS) is looking to add additional clean energy resources to its diverse power supply and has issued a
request for proposals (RFP) to supply renewable energy, which Harquahala Sun II will respond to.
This Project is intended to promote and incentivize the production and delivery of renewable energy resources
that meet and otherwise support consumption needs of existing and emerging markets which benefit the
regional and state economies and tax bases. The availability of sustainable, renewable, and economically
efficient energy and the resulting cost savings, both immediate and over time, creates opportunity for
reinvestment of public and private capital back into the local and regional economy.
The proposed Harquahala Sun II Project is in direct support of this stated goal, the implementation of which is
evidenced by the current approved CPA and rezoning of property within the current Project vicinity for solar
Projects. The need for this Project is established by growing demand for renewable energy as evidenced by
the APS RFP and Arizona’s Renewable Portfolio Standard (RPS). RPS are policies designed to increase the
use of renewable energy sources for electricity generation. These policies require or encourage electricity
suppliers to provide their customers with a stated minimum share of electricity from eligible renewable
resources. Most states, including Arizona, have enacted their own RPS programs to diversify their energy
resources, promote domestic energy production and encourage economic development. Arizona has set their
standards for investor-owned utilities at 45% by 2030 and 100% by 2050.
Approval of the Project strengthens the overall energy production output within Maricopa County. The increased
local production over time will create energy surplus within the market resulting in a reduction of cost and
consumption by additional sectors of the local and regional economy. Project approval facilitates a larger
regional share of renewable energy generation activities within the national production mix thereby promoting
energy independence throughout related national industries and markets.
C. THE AMENDMENT WILL NOT ADVERSELY IMPACT ALL OR A PORTION OF THE
PLANNING AREA BY:
*EACH CRITERION IS ADDRESSED SEPARATELY WITH THE CRITERIA LISTED AND GENERAL
RESPONSES TO THE CRITERIA CITED AS SUBHEADINGS IN THE PROCEEDING SUBSECTIONS
BELOW:
I.
ALTERING ACCEPTABLE LAND USE PATTERNS TO THE DETRIMENT OF THE PLAN.
The proposed CPA will not alter the acceptable land use patterns in the planning area in an adverse manner
to the detriment of the plan. The proposed change in land use is consistent with existing approved utility
land use patterns and subsequent zone change requests. Previous land use approvals should not be
construed to imply future precedents, nor obligate future Board of Supervisor decisions. However, the
infrastructure investment and development within this portion of the planning area make the Project site a
more suitable and logical location for future development of solar powered generation. The single
Renewable Energy Strategy in the Plan promotes/encourages the “[attraction] of solar and other alternative
energy research and development to Maricopa County.” Approval of the CPA is consistent with this strategy
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and the utility pattern that has been established in the Project area by recent BOS approvals in favor of
large-scale solar powered generation facilities within this remote area.
Increasing the county’s investment (in terms of land use planning) in local solar powered generation
facilities and infrastructure has a long-term tangible impact of lowering costs of energy production, delivery,
and consumption. This goal is achieved in part by increasing local/regional energy production/generation.
The increased supply has a proportionate impact on the accessibility of the resource and encourages
integration of applied uses and transitions away from reliance on outdated and inefficient modes of energy
generation and transmission creating efficiencies in these areas. Increased supply and efficiencies will
promote increased integration into the market for various sectors of the economy (housing, manufacturing,
transportation, etc.).
The CPA to change the land use from Rural Development Area to Utilities to accommodate the proposed
solar facility is in substantial conformance with renewable energy policies identified in the Plan, addressed
in the Energy Goal and Policy Considerations in Section D of this report.
II. REQUIRING
PUBLIC
EXPENDITURES
FOR
LARGER
AND
MORE
EXPENSIVE
INFRASTRUCTURE.
Any and all expenditures for larger and more expensive infrastructure that are required as a result of the
development shall be borne by the developer. Improvements for adjacent access roads will be borne solely
at the expense of the developer proportionate to the impacts placed on the transportation network. Any
public or private electric transmission infrastructure improvement costs needed in support of the Project will
be borne solely by the developer.
III. REQUIRING PUBLIC IMPROVEMENTS TO ROADS, SEWER, OR WATER SYSTEMS THAT ARE
NEEDED TO SUPPORT THE PLANNED LAND USES.
The amendment will not adversely impact the planning area by requiring public improvements to roads,
sewer, or water system needed to support the planned land uses. The provision of these services will be
the responsibility of the developer in a manner that does not detract or negatively impact the availability,
delivery, and/or use of existing services within the planning area. All costs for public improvements or
services necessary to support the planned development will be borne solely by the developer.
Options for construction and operational water needs is currently under examination by the applicant, and
none of these options would require improvements to public water systems.
Each phase of the Project is anticipated to require approximately 210 acre-feet of water over the
construction period. This water will be sourced from an on-site well, a nearby well, or delivered from the
Harquahala Valley Irrigation District. Neither water storage tanks nor holding ponds are expected to be
needed or placed within the adjacent road ROW. During the O&M phase, up to approximately 10 acre-feet
of water would be required per year for module washing and maintenance. The Project will be consistent
with Maricopa County’s water and wastewater treatment programs during all phases of the development.
Underground wet/dry utility service or transmission lines within adjacent right-of-way will be solely at the
developer’s expense. Required on-site water and wastewater service and/or treatment for construction,
operations, and maintenance, activities will be the sole financial burden of the developer. Required services
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and the developer’s plan of provision will meet county and state requirements for water and on-site
wastewater disposal criteria, permitting, and monitoring standards.
IV. ADVERSELY IMPACTING PLANNED USES BECAUSE OF INCREASED TRAFFIC.
Existing and planned uses surrounding the site which are dependent on the surrounding transportation
system are not anticipated to be impacted due to increased traffic. Planned uses on-site will not be
adversely impacted due to increased traffic. Increased traffic will be limited to construction and
implementation activities associated with this Project and not from others. The Project will keep existing
access points to nearby owners open and available. It is not anticipated that surrounding approved, but not
yet implemented solar utility Projects will begin construction activities at the same time as the Harquahala
Sun II Project. During the construction minor increases are expected for each phase of Project construction;
therefore, per the MCDOT Traffic Impact Study Manual, a traffic statement will be required for each phase
of the proposed site. A traffic impact study will be provided in support of the necessary zone change and
plan of development application and review process. A traffic statement is a scaled down and simplified
version of the traffic impact study and is intended for smaller Projects that will have lesser impacts on
existing traffic as compared to the larger type of master plan developments. At that time, a clearer Projection
of traffic impacts will be available which will consider construction and operational ADT, construction haul
routes, necessary ROW dedications, and road improvements.
V. AFFECTING THE LIVABILITY OF THE AREA OR HEALTH OR SAFETY OF PRESENT AND
FUTURE RESIDENTS.
The CPA will not adversely affect the livability of the area or health or safety of present and future residents
of the area. As previously discussed, there are relatively few residences in the area. The surrounding area
has a few sparsely distributed residential land uses including residential owners & vacant lots interior to
site. Existing access to these properties will be preserved and nearby development will take into
consideration the required setbacks and screening. Site preparation, construction, or operation will not
include any hazardous activities, materials, processes, or outputs. Noise impacts would be limited
construction activities during specified construction hours. Fugitive dust control will be achieved during
construction and operational periods by implementation of proper grading and erosion control measures,
BMP’s to include appropriate dust control and mitigation of dust on unpaved roads. Standard operational
activities conform to applicable noise ordinances. Fire hazard and wildfire mitigation will be addressed with
the plan of development. Harquahala Sun II will comply with all applicable local and county fire laws and
regulations. All reasonable measures will be taken to prevent fires on the site including the control or
suppression of weeds. If necessary, all weed control would be in compliance with county regulations. The
CPA will not result in undue or unmitigated social, visual, traffic, air quality, water quality, or other impacts
which may have a disproportionate affecting the livability of the area.
VI. ADVERSELY IMPACTING THE NATURAL ENVIRONMENT OR SCENIC QUALITY OF THE AREA
IN CONTRADICTION TO THE PLAN.
The Project site has mostly been disturbed to accommodate agricultural uses and is not anticipated to
generate adverse impacts to the natural environment or the scenic quality of the area. Preliminary site
investigations have not identified any significant, unique, or critical wildlife habitats, endangered and/or
protected flora/fauna species, or significant cultural resources within the Project area.
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The Project team will conduct onsite investigations and implement appropriate protective measures as
needed for biological and historical/archaeological resources to either avoid or mitigate impacts to the
natural environment, in coordination with the Arizona State Historic Preservation Office (SHPO) and Arizona
Game and Fish Department (AZGFD). High level conversations have been had with AZGFD and the Project
team recognizes that appropriate coordination, proper planning, and implementation of best management
practices allow projects to be developed that avoid, minimize, or mitigate potential impacts to wildlife and
recreational access during development and operation of the facilities. The Project team has discussed an
upcoming meeting with AZGFD and that this coordination will continue in a more detailed fashion with the
subsequent zone change and plan of development to minimize any potential impacts to the surrounding
wildlife including proper treatment or preservation of drainage ways and wildlife corridors. Specific to
wildlife, AZGFD has recommended surveys and monitoring to identify the species in the area. Based on
previous approvals, it is known that this site is located south and west of the known big horn sheep
movement patterns in the area which occur to the north and east through the Saddle Mountain range. Best
management practices will be introduced to address Avian safety. Future 500 kv lines do not pose
significant threat to avian species because of their spacing due to voltage. However, in general the Project
team will follow best practices in the industry to protect avian species such as adhering to APLIC standards.
Our biologist team has reviewed these designs and indicated that these power lines pose an almost
negligible risk to avian species. Additionally, a burrowing owl survey will be required prior to final plan
approval.
As discussed in the transportation sections, no major offsite road or transportation network improvements
are required to support the Project. Dust control measures will be provided to protect air quality during
construction activities. Ground disturbing activities may also require dust mitigation, erosion control BMPs,
and select soils stabilization or enhancement where existing erosion is encountered to maintain compliance
with local, state, and federal air and water quality standards.
The site is predominately flat and will require little to no grading for access, PV pedestals, or supporting
accessory equipment or storage structures. Construction activities will implement accepted BMP’s for solar
PV facility development, which include minimum ground disturbance and non-disturbance of existing low-
lying vegetation and vegetation for erosion control purposes. Vegetation may require mowing to heights
approved by the fire district or other environmental agencies to maintain appropriate levels of fire mitigation
and erosion control.
The site will have minor visual impacts to surrounding areas and properties. The site will be screened with
a minimum 6-foot fence to provide separation and security. Details of proposed fencing will be provided
with subsequent zone change and plan of development applications and finalized through coordination and
input from residents and impacted property owners.
The solar arrays will extend to an approximate 10-foot vertical height (typical) when panels are nearly
vertical during sunrise and sunset. The surrounding area has a few sparsely distributed residential land
uses. The rest of the surrounding area is characterized by active and passive agricultural land uses, Bureau
of Land Management (BLM) and Arizona State Land Department (ASLD) owned and managed lands,
natural gas-powered electric generation facilities, solar powered electric generation facilities, and native
desert lands. The predominant surrounding private land uses within the area is Utilities as designated by
approved Comprehensive Plan Amendments which have changed the underlying future land uses from
Rural Development Area to Utilities.
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No adverse or otherwise unmitigated impacts to the natural environment or scenic quality of the area are
anticipated.
The site will be surveyed prior to construction activities to identify plant/vegetation species which are
protected by the Arizona Department of Agriculture under the Arizona Native Plant Law. Protected plant life
and/or vegetation will be relocated or otherwise salvaged. All activities associated with the removal,
relocation, or sale of protected plants/vegetation will comply with the notice requirements of Title 3, Chapter
3, Title II, of the Arizona Administrative Code.
Additional detailed analysis of environmental impacts will occur with pending zone change and plan of
development submittals. Any identified impacts will be evaluated together with Planning and other staff
within affected local, state, federal regulatory agencies and corresponding county departments and
agencies, and participating stakeholders to identify appropriate mitigation strategies and/or other
acceptable offsetting measures. The Project will maintain compliance with applicable Maricopa County Air
Quality Department permitting and operational standards, including conformance with U.S. Environmental
Protection Agency (EPA), and Arizona Department of Environmental Quality.
D. WHETHER THE AMENDMENT IS CONSISTENT WITH OVERALL INTENT OF THE
COMPREHENSIVE PLAN:
Maricopa County’s original Comprehensive Plan was adopted in 1997 as a sensible approach to addressing
the regions fast paced growth and associated development issues. A lot has changed since 1997, including a
relevant update to introduce energy efficiency and renewable energy into the plan in 2007, and the county looks
to build on the past and lessons learned to experience continued smart growth and achieve a healthy, vibrant
and prosperous future. This can be seen throughout the county’s current Vision 2030 Comprehensive Plan,
which is a planning mechanism that looks to balance this future growth with a high quality of life. The
Comprehensive Plan looks to achieve this balance by providing policies and recommendations on how to
protect public health and safety, promote stable economic growth, maintain a healthy environment, provide
adequate community services, and ensure that tax money is spent efficiently. These policies and
recommendations also guide Maricopa County’s decisions regarding future development, and for when
changes to this plan are justified.
Applicant initiated changes to the comprehensive plan, like this change in land use designation, may occur with
Board approval to account for changing conditions provided that such revisions benefit the county as a whole.
This benefit can be weighed through the goals and policies of a series of plan elements, which each address a
subject that affects the county’s quality of life. While each element is distinct, combined they reinforce the
county’s strategic priorities and the core principles of Vision 2030, and promote consistent interpretation and
implementation of its policies and recommendations. The Harquahala Sun CPA is an example of citizens
serving citizens by working collaboratively, innovatively, efficiently and effectively to bring forward a mutually
beneficial land use to the county while working together responsively to be fiscally prudent in the attempt to
expand renewable energy opportunities.
Consistent with the county’s core principles, the Harquahala Sun II land use change helps support the
implementation of Maricopa County’s mission statement and strategic priorities by providing fiscally responsible
alternative energy services and effective and efficient infrastructure to implement delivery of services that help
promote and contribute to a healthy community that residents can enjoy. The Harquahala Sun II CPA will
maintain the county’s comprehensive plan approach to ensure that the land use request is understandable,
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measurable, practical and promotes efficiency. This request will be consistent with the county’s regulatory
policies and practices which support the growth of business enterprises, specifically renewable energy, in order
to produce a vibrant and balanced regional economy.
This narrative, and more specifically the goal and policy analysis below, lays out the expectations for future
growth and development of the utilities designation, which promote an efficient use of land, energy and financial
resources. Specifically, the renewable energy and solar uses are discussed throughout Vision 2030 responding
to Maricopa County’s ability to be one of the most productive spots int the world for solar energy generation as
discussed in the plan. These references provide measurable policies and strategies to further the Economic
Growth, Water Resources and Energy elements, as described below, while complementing the growth and
development related issues and goals of the remaining plan elements. Overall, this approach allows the Project
to consider the county’s past decisions provided within Vision 2030 to provide practical and informed decisions
to avoid future problems.
Harquahala Sun II meets the overall intent of the Maricopa County Comprehensive Plan Vision 2030 by
providing a future need in renewable energy, which has been identified as a strategic priority, that benefits the
region and county as a whole. Additionally, this Project will improve the quality of life as identified in the goals
and policies of the Comprehensive Plan as discussed in the following section.
E. THE EXTENT TO WHICH THE AMENDMENT IS CONSISTENT WITH THE SPECIFIC GOALS
AND POLICIES CONTAINED WITHIN THE PLAN.
Maricopa County’s Vision 2030 Comprehensive Plan considers growth-related topics that will affect the county’s
future. The following nine (9) plan elements examine key issues that shape the goals and policies that Maricopa
County uses to implement its mission, vision, strategic priorities and make informed and effective decisions.
Land Use
Transportation
Environment
Economic Growth
Growth Areas
Open Space
Water Resources
Energy
Cost of Development
Harquahala Sun II and the Utilities land use designation are affirmed by many of the goals, objectives, and
policies identified within these identified plan elements. The relevant goals, objectives, and policies contained
in the Comprehensive Plan are listed below with specific examples and guarantees of how each is relevant to
the proposed use and why it is consistent and helps implement Maricopa County’s Mission, Vision, and
Strategic Priorities.
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LAND USE GOALS AND POLICIES
COMP PLAN ELEMENT
(GOALS/POLICIES)
CPA CONSISTENCY/JUSTIFICATION
Land Use Goal #3: Protect public
health, safety and well-being
Harquahala Sun II is a low impact land use, consistently found in the
area, that provides renewable energy generation to the region. The
Project requires minimal water usage, minimal traffic, minimal
operational employment or activity and no wastewater. Additionally, it
improves air quality and will provide necessary ROW dedications,
circulation, screening, and appropriate buffers. Altogether, this
passive land use will help contribute to the public health, safety and
well-being of the area.
Land Use Policy #7: Maricopa
County supports coordinating land
use and infrastructure planning with
state
agencies,
counties,
and
municipalities.
The process requires ongoing coordination with local, state, and
federal agencies to ensure protections of public services, utilities,
infrastructure, and natural resources. Coordination has occurred
directly with Maricopa County Planning and Zoning, Environmental
Services, the Maricopa County Department of Transportation, and
Arizona Game and Fish Department (AZGFD). Feedback from state
agencies, other counties and municipalities located in close proximity
to the Project has been received as well through Maricopa County’s
enhanced notification process. Additional coordination will occur with
these groups in addition to the State Historic Preservation Office
(SHPO) and Arizona Department of Agriculture (AZDA). The
coordination includes preparation of necessary reports and
considerations for the provision as well as protection of natural
resources and public services including, but not limited to, water
resources (ground/surface water supplies), flora and fauna impacts,
air and water quality, and stormwater impacts, open spaces, buffering
and screening, and transportation facilities and rights-of-way.
Land Use Policy #20: Maricopa
County
supports
reducing
the
impacts of new urban development
on existing rural land uses and
agriculture.
The Project is a land use already found in the surrounding area,
reducing the impact on nearby agricultural and rural land uses.
Additionally, at the end of the life of the project, agricultural uses could
continue on the site due to the flat terrain and minimal impact to
underlying soils.
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Land Use Policy #22: Maricopa
County
supports
reducing
the
impacts of new development on
environmentally
sensitive
areas,
including native flora and fauna
habitat and corridors.
The Project does not include environmentally sensitive areas
requiring avoidance or mitigation that we are aware of at this time.
Initial analysis hasn’t identified any flora or fauna species requiring
special mitigation or preservation. All development activities will
remain compliant with applicable environmental regulations requiring
flora/fauna habitat and/or environmental protection or relocation.
Ongoing coordination with the appropriate agencies, including
AZGFD, SHPO and AZDA, throughout the Project life cycle will
ensure appropriate site treatments and regulatory compliance with
applicable environmental policies, protocols, and regulations.
TRANSPORTATION GOALS AND POLICY CONSIDERATIONS
COMP PLAN ELEMENT
(GOALS/POLICIES)
CPA CONSISTENCY/JUSTIFICATION
Transportation Goal #1: Promote
and protect public health through a
safe transportation system.
One of Maricopa County’s strategic priorities is creating a safe,
efficient and effective transportation system. Harquahala Sun II will
further this priority by addressing some of their related concerns
specific to the preservation of road alignments and air pollution. The
Project will be responsible for ROW dedication of the necessary
roadway alignments, as indicated by MCDOT from its respective
boundaries to comply with the Maricopa County Transportation Plan
and road/ROW dedication standards of the county. Exceptions will be
negotiated with MCDOT and authorized by the MC BOS and may
require specific development agreements to memorialize terms of
negotiated dedications, preservation, and/or and deferments or
exemptions. Because no full-time employees are proposed on-site,
outside of the limited construction traffic, Harquahala Sun II provides
a use that will limit automobile usage and reduce air pollution.
Transportation Goal #2: Contribute
to a safe, seamless and effective
transportation system.
The Project will support a safe, seamless, and effective transportation
system by dedicating and/or preserving required ROW in support of
future road alignments as coordinated with MCDOT in a manner
consistent with Departmental planning objectives and the Maricopa
County Transportation Plan.
Transportation
Goal
#3:
Coordinate land use decisions with
transportation investments to help
the county exercise sound financial
management and build the county’s
fiscal strength.
All transportation improvements required to support the planned use,
or any expansion thereof will be borne solely by the developer, subject
to all required agreements, financial assurances and/or performance
bonds.
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Transportation
Policy
#11:
Maricopa County supports National
Ambient
Air
Quality
Standards
(NAAQS) compliance.
The Project will maintain compliance with National Ambient Air Quality
Standards throughout development phases. Operation of the Project
will result in lower overall emissions.
Transportation
Policy
#12:
Maricopa
County
supports
improving low volume dirt roads as
directed
by
its
PM-10
Dust
Abatement Program.
The Project will maintain compliance with the permitting and
operational standards of the Maricopa County Air Quality Department
dust control requirements as governed by activities regulated by a
dust control permit or Rule 310.01.
ENVIRONMENTAL GOAL AND POLICY CONSIDERATIONS
COMP PLAN ELEMENT
(GOALS/POLICIES)
CPA CONSISTENCY/JUSTIFICATION
Environment
Goal
#1:
Provide
regional leadership to promote all
aspects of regional environmental
quality.
One of the reasons Maricopa County supports state and local efforts
to attract solar research and development to this region is due to the
environmental benefits. Harquahala Sun II would further Maricopa
County’s potential to be a leader in renewable energy research and
development, with respect to solar energy, and would benefit their
Green Government Program to help protect the environment with a
use that promotes low water usage and better air quality.
Additionally, throughout the Harquahala Sun II approvals, reports,
plans, and permits will be prepared, for all on-site and off-site Project
activities and phases, to identify areas of environmental concern,
demonstrate proposed methods of mitigation and compliance, and
identify compliance with environmental performance criteria.
Environmental Policy #2: To help
improve air quality Maricopa County
supports balanced and efficient land
use patterns where employment,
retail and residential land uses are
proximate rather
than separate.
Harquahala Sun II supports improved air quality by proposing an
alternative energy use that decreases emissions that result from
electricity produced by fossil fuels. Compared to other power
producers, solar powered plants significantly decrease carbon
dioxide emissions and eliminate sulfur, nitrous oxides, and mercury
emissions generated by conventional electric generation facilities.
Additionally, compared to the current agricultural uses on-site, this
Project which will treated to reduce potential fugitive dust will improve
local air quality impacts from fugitive dust emissions.
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Environment Policy #3:
To
help
protect
water
quality
Maricopa
County
supports
compliance with its Drinking Water
program
and
its
Water
and
Wastewater Treatment program.
The Project as proposed is consistent with and will maintain
compliance with Maricopa County Drinking and Wastewater
Treatment program including water supply of the Maricopa County
Environmental Health Code. As proposed, drinking water will be
delivered by truck. If a local well is required for water use, such well
will comply with local and state permitting, operations, monitoring,
and recharge requirements. The Project, as proposed, will not have
wastewater demands or discharge. A septic system will be used if an
O&M building is required.
Environment Policy #4: Maricopa
County supports innovative Project
design and development techniques
that protect and mitigate damage to
important plant and animal habitat
and migration corridors.
The Project will be designed to minimize, avoid, and/or mitigate
negative impacts to flora and fauna habitat and wildlife migration
corridors
during
implementation
and
operational
activities.
Comments from the Arizona Game and Fish Department (AZGFD)
will be addressed in a manner consistent with the intent of this policy,
which may include preservation and/or relocation of impacted flora
and/or fauna species. Best management practices will be employed
to address flora/fauna impacts.
Environment Policy #5: As directed
by SHPO 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.
Cultural and biological reporting and surveys as required by the State
Historic Preservation Office (SHPO) and AZGFD will be submitted
with the zone change and plan of development application to identify
sensitive areas requiring protection, preservation, and/or mitigation
of impacts to respective natural, biologic, and/or cultural resources.
Mitigation identified by these or by the respective agency’s staff or
other guidance documents will be adhered to during implementation,
and operation of the use.
ECONOMIC GROWTH GOAL AND POLICY CONSIDERATIONS
COMP PLAN ELEMENT
(GOALS/POLICIES)
CPA CONSISTENCY/JUSTIFICATION
Economic
Growth
Goal
#1:
Contribute to an effective regional
economy.
The physical development of the site will employ hundreds of
specialized construction and skilled trade workers and laborers from
unincorporated areas and incorporated municipalities within
Maricopa County. Construction activities will generate employment
opportunities for qualified workers over a construction period which
is anticipated to occur from approximately 2023 through 2025. Local
businesses including, but not limited to retail, food service, gas
station/convenience, and hospitality businesses will be supported by
workers commuting to the site or lodging near the site for short/long
terms during their respective periods of construction activities. No
construction camps or on-site housing are proposed during the
implementation (construction) phase of the Project. No on-site
security or maintenance housing is proposed during the operational
phase of this development.
Economic
Growth
Policy
#5:
Maricopa County supports programs
that attract a variety of Basic Sector
industry clusters that have long-term,
stable growth prospects.
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Economic
Growth
Policy
#10:
Maricopa County supports leveraging
its solar resource potential to attract
solar-related
industries
and
alternative
energy
research
and
development.
More accessible energy sources will attract energy dependent
employment sectors to the region and allow existing basic sector
industries to reinvest energy savings into expansions, research and
development, and retrofitting activities to increase productivity in
response to growing demands and competition in the regional and
national share of their respective industries. Increasing the supply of
locally generated renewable energy increases the attractiveness of
the region on the demand for technological innovations to meet the
demand for additional skilled and specialized workers. There will also
be an increase in the demand for specialized workers to respond to
changes and innovations in the solar powered generation industry
and in the development of spin off applications in the manufacturing,
transportation, and research/development industries.
GROWTH AREA’S GOAL AND POLICY CONSIDERATIONS
COMP PLAN ELEMENT
(GOALS/POLICIES)
CPA CONSISTENCY/JUSTIFICATION
Growth Areas Goal #1: Achieve
orderly urban growth that is fiscally
and
environmentally
responsible,
protects public health and safety and
promotes
sensible
annexation
patterns.
The Project is located near existing and approved generation
facilities and has convenient access to existing electrical
infrastructure, major transmission corridors, and a major electrical
substation. Proximity to existing transmission lines, corridors, and
easements reduces the applicant’s expenditures to utilize existing
infrastructure and to obtain necessary easements to interconnect to
the electrical grid. Construction and operational activities will
maintain compliance with applicable environmental criteria,
regulations, and permitting to ensure protection of biologic and
natural resources.
Growth Areas Policy #1: Maricopa
County
supports
consistent
implementation of its urban growth
area except in the noted instances.
The proposed Project is considered an industrial land use requiring
large amounts of land to operate that do not require a corresponding
level of urban services and infrastructure and can be located in rural
remote areas. As the plan recommends, this land use is acceptable
outside the urban growth area. These uses could include electric
generating facilities, proving grounds and test facilities, agriculturally
oriented businesses, and other rural-type industrial uses on a case-
by-case basis.
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WATER RESOURCES GOAL AND POLICY CONSIDERATIONS
COMP PLAN ELEMENT
(GOALS/POLICIES)
CPA CONSISTENCY/JUSTIFICATION
Water Resources Goal #4: Increase
water conservation.
The switch in land use from agriculture to solar will significantly
increase water conservation in the county. The Project will utilize
photovoltaic (PV) modules to generate electricity. PV technology is
the most water-efficient solar generation technology available. The
Applicant recognizes that the proposed site receives a high degree
of solar radiation and that water supplies in the vicinity are limited.
The Project will implement water conservation measures while
utilizing water-efficient technology. Solar uses roughly 835 gallons of
water per acre per year where agriculture uses roughly 3,340 gallons
of water per acre per year. Solar plants use approximately 25 percent
of water required for a similar parcel of land growing alfalfa or other
agricultural uses. Construction Peak Water Usage and Operations &
Maintenance Water Usage would be significantly less than an
agricultural use.
Water
Resources
Policy
#2:
Maricopa County supports water
conservation
techniques
in
the
planning
and
design
of
new
development.
The Project will include a comprehensive Water Conservation Plan
with established BMPs for water conservation. The Project’s water-
conscious design and implementation is consistent with the
applicable water goals and policies of the Comprehensive Plan.
Water
Resources
Policy
#4:
Maricopa
County
supports
compliance with its Drinking Water
and
Water
and
Wastewater
Treatment Programs.
Drinking water will be delivered by truck. If a local well is required for
water use, such well will comply with local and state permitting,
operations, monitoring, and recharge requirements.
The Project will maintain compliance with Maricopa County’s
wastewater treatment programs during the construction activity
period. The Project as proposed will not have wastewater demands
or discharge. A septic system will be used if an O&M building is
required. Alternatively, portable restroom facilities will be provided
for employee use during the implementation and operational phases.
Water
Resources
Policy
#5:
Maricopa County supports low water
use
solar
electric
generating
technologies.
Harquahala Sun II will require very little water except for
maintenance for cleaning the solar panels and equipment. This water
will either be hauled to the site during construction and operation or
obtained from existing wells on-site or new wells permitted through
the Arizona Department of Water Resources (ADWR), as needed.
Water hauled to the site would be from permitted sources.
Water
Resources
Policy
#7:
Maricopa County supports low water
use and drought tolerant landscaping.
If landscape treatments are required to provide visual buffering, they
will be selected from drought tolerant xeric species which will require
low water use to establish and maintain.
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ENERGY GOAL AND POLICY CONSIDERATIONS
COMP PLAN ELEMENT
(GOALS/POLICIES)
CPA CONSISTENCY/JUSTIFICATION
Energy Goal #1:
Provide
leadership
to
promote
regional environmental quality.
Harquahala Sun II will have a long-term environmental impact of
improving air quality by reducing emissions associated with
conventional electric energy generation. The county has adopted
environmental performance standards intended to preserve and
sustain biologic, cultural, and environmental resources of the region
which are evidence of the county’s regional leadership role in the
promotion of environmental quality.
Energy Goal #2:
Make Maricopa County a leader in
alternative
energy
research
and
development.
Harquahala Sun II provides the opportunity to implement, test, and
evaluate the efficiencies of the most current PV solar generation
equipment and battery energy storage systems. Evaluation of their
operational performance is key to the research and development of
more efficient equipment and related processes. An operational
facility provides opportunities to implement advances in the
associated technologies over the life of the Project. Approval of the
facility provides opportunities to test storage systems in response to
increasing demands for the use of stored energy.
Energy Policy #6:
Maricopa County supports being a
responsible leader in alternative
energy research and development.
Harquahala Sun II will be reflective of the Maricopa County Board of
Supervisor’s regional and statewide leadership in the attraction,
promotion, and delivery of renewable energy resources and
infrastructure.
COST OF DEVELOPMENT GOAL AND POLICY CONSIDERATIONS
COMP PLAN ELEMENT
(GOALS/POLICIES)
CPA CONSISTENCY/JUSTIFICATION
Cost of Development Goal #2: New
development pays its proper and
reasonable share of the costs of new
infrastructure, services and other
public improvements.
All Project costs, including, but not limited to, on-site improvements,
gen-tie line infrastructure and connections, collection lines, off-site
road improvements, and water and wastewater treatment service,
shall be borne solely by the Developer.
Cost of Development Policy #2:
Maricopa County supports recouping
the costs of its products and services
without unfairly burdening those most
in need of its products and services.
All development costs will be borne solely by the developer,
including, but not limited to, applicable fees for service, impact fees,
performance bonds and sureties, and property taxes.
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OPEN SPACE GOAL AND POLICY CONSIDERATIONS
COMP PLAN ELEMENT
(GOALS/POLICIES)
CPA CONSISTENCY/JUSTIFICATION
Open Space Goal #1: Provide
regional
leadership
to
promote
environmental quality, including the
preservation of open, natural park
and recreation lands.
Despite the Project being mostly disturbed for agricultural purposes,
Harquahala Sun II encourages the preservation of natural open
space in the form of drainage corridors and wildlife linkages. The
Project, which is adjacent to the Centennial Wash, will conduct onsite
investigations and implement appropriate protective measures as
needed for biological and historical/archaeological resources to
either avoid or mitigate impacts to the natural environment, in
coordination with the Arizona State Historic Preservation Office
(SHPO) and Arizona Game and Fish Department (AZGFD). This
project will be developed to avoid, minimize, or mitigate potential
impacts to wildlife and recreational access during development and
operation of the facilities. This coordination will continue in a more
detailed fashion with the subsequent zone change and plan of
development to minimize any potential impacts to the surrounding
wildlife including proper treatment or preservation of drainage ways
and wildlife corridors.
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F. COMPREHENSIVE PLAN AMENDMENT MAP EXHIBIT
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G. COMPREHENSIVE PLAN AMENDMENT LEGAL DESCRIPTIONS EXHIBITS
(Legal descriptions for the 10 parcels are available in a separate deed attachment.)
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APPENDIX - A ‘Site Parcels’
Ten (10) parcels or portions thereof that constitute the +/-327.65-acre CPA area.
Harquahala Sun II - Parcels/Acreage – Part of CPA
#
Assessor
Parcel No.
(APN)
Owner
Partial
Parcel CPA Area (±SF)
CPA
Acreage
(±AC)
Township
& Range
Sectio
n
Deed
1
506-28-023C
CV HARQUAHALA LLC
Y
4,767,317
109.44
1N 8W
30
20100327801
2
506-28-028E
CV HARQUAHALA LLC
Y
4,199,420
96.40
1N 9W
24
20170629452
3
506-28-031C
CV HARQUAHALA LLC
Y
1,253,345
28.77
1N 9W
25
20100327801
4
506-28-031D
CV HARQUAHALA LLC
Y
1,253,296
28.77
1N 9W
25
20100327801
5
506-29-015B
WPI HD3 FARM AZ LLC
Y
58,000
1.33
1N 9W
11
20160336165
6
506-29-027D
WPI II-HARQ FARM AZ LLC
N
1,746,159
40.09
1N 9W
12
20210451125
7
506-29-027G
WPI II-HARQ FARM AZ LLC
N
872,842
20.04
1N 9W
12
20210451125
8
506-29-031E
WPI II-HARQ FARM AZ LLC
N
23,134
0.53
1N 9W
13
20170629444
9
506-29-031G
WPI II-HARQ FARM AZ LLC
N
11,922
0.27
1N 9W
13
20170629444
10
506-29-012A
WPI II-HARQ FARM AZ LLC
N
87,318
2.00
1N 9W
13
20170629444
PARCEL TOTALS
14,272,752
327.65
* Note: The CPA covers the entirety of each parcel with exception of APN’s 506-29-015B, 506-28-023C, 506-28-028E, 506-
28-031C and 506-28-031D.
Harquahala Sun II – Ownership Data
Total # Parcels
Owner
Square
Feet
Acres
4
CV HARQUAHALA LLC
11,473,377
263.39
1
WPI HD3 FARM AZ LLC
58,000
1.33
5
WPI II-HARQ FARM AZ LLC
2,741,375
62.93
10
CPA TOTAL
14,272,752
327.65
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General Location: The proposed Project is located west of Saddle Mountain, east of Granite Mountain, and
north and east of the Eagle Tail Mountains in Township 1 North, Range 8 West, and Township 1 North, Range
9 West. The site is approximately 15 miles west of Tonopah, Arizona in unincorporated Maricopa County,
Arizona with parcels lying south and west of the intersection of 499th Avenue and Courthouse Road. The Project
area is irregularly shaped and is generally located between the alignments of Courthouse Road on the north,
Southern Avenue on the south, Harquahala Valley Road on the west line and 491st Avenue on the east.
HARQUAHALA SUN II
CASE #: Z2022214
REQUEST: Zone Change with Overlay from RU-43 & C-2 to IND-2
IUPD On Approximately 2,717.76 Net Acres
NARRATIVE REPORT FOR
03/03/2023
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TABLE OF CONTENTS
1.
PURPOSE OF REQUEST .......................................................................................................................... 3
2.
DESCRIPTION OF PROPOSAL ................................................................................................................ 3
2.1 Site Summary Information: ...................................................................................................................... 3
2.2 Proposed Uses Summary: ....................................................................................................................... 3
Number of Employees: ............................................................................................................................... 3
Description/Location of Buildings: ............................................................................................................... 4
Color Palette: .............................................................................................................................................. 4
Sign Details: ................................................................................................................................................ 4
Screening Wall/Fence Details and Location: .............................................................................................. 4
Security Lighting ....................................................................................................................................... 5
3.
RELATIONSHIP TO SURROUNDING PROPERTIES .............................................................................. 5
Surrounding Adjacent General Land Descriptions ..................................................................................... 5
Existing Surrounding Solar (Utility) Land Use Approvals ........................................................................... 6
Surrounding Adjacent Parcel Descriptions (Zoning and Land Use) ........................................................... 6
4.
LOCATION AND ACCESSIBILITY ............................................................................................................ 8
Location: ..................................................................................................................................................... 8
Access: ....................................................................................................................................................... 8
5.
CIRCULATION SYSTEM ........................................................................................................................... 9
Off-site Circulation (Access) ....................................................................................................................... 9
On-site Circulation ...................................................................................................................................... 9
Parking and Loading ................................................................................................................................... 9
6.
DEVELOPMENT SCHEDULE .................................................................................................................... 9
7.
COMMUNITY FACILITIES AND SERVICES ........................................................................................... 10
8.
PUBLIC UTILITIES AND SERVICES ...................................................................................................... 10
Tables
1. Industrial Unit Plan of Development ………………………………………………………………...…....….11
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1. PURPOSE OF REQUEST
HV Sunrise, LLC, (“Applicant”) on behalf of the six (6) property owners, CV Harquahala LLC, WPI-HD1 Farm
AZ LLC, WPI-HD2 Farm AZ LLC, WPI HD3 Farm AZ LLC, WPI-HD4 Farm AZ LLC, WPI II-Harq Farm AZ LLC,
requests approvals of a Zone Change with Overlay (rezone) from RU-43 & C-2 to IND-2 IUPD Zone for the
Harquahala Sun II Photovoltaic Solar Energy Generation and Storage Project on approximately ±2,717.76 net
acres. The Project will construct and operate a 350-MWac hybrid solar photovoltaic (PV) plant, battery energy
storage system (BESS) and associated infrastructure.
2. DESCRIPTION OF PROPOSAL
2.1 Site Summary Information:
The ±2,342.84 net acres included are inclusive of the following thirty-two (32) underlying parcels: 506-28-022,
506-28-023C, 506-28-024A, 506-28-024B, 506-28-028B, 506-28-028E, 506-28-031C, 506-28-031D, 506-29-
011A, 506-29-012A, 506-29-013A, 506-29-013G, 506-29-015A, 506-29-015B, 506-29-015C, 506-29-015D,
506-29-016A, 506-29-016K, 506-29-016L, 506-29-017, 506-29-018B, 506-29-018E, 506-29-024A, 506-29-
025A, 506-29-026A, 506-29-027D, 506-29-027E, 506-29-027F, 506-29-027G, 506-29-031D, 506-29-031E &
506-29-031G. The Project will include approximately +/-1,050,000 solar modules mounted on single axis
trackers, inverters to convert direct current into alternating current, transformers to increase the voltage of the
electricity generated, a 500 kV utility substation, BESS, and one or more small buildings to house
telecommunication equipment. The Project will interconnect to the transmission grid at the Arizona Public
Service (APS) Delaney Substation. On-site overhead electrical structures will have a 140-foot maximum height.
Off-site supporting improvements, infrastructure, and/or uses include a gen-tie route corridor that extends
through a combination of private land, land owned by Flood Control District of Maricopa County (FCDMC),
Maricopa County Department of Transportation (MCDOT), Arizona State Land Department (ASLD), and land
administered by the Bureau of Land Management (BLM). Offsite improvements will be approved via separate
applications with supporting site plan exhibits through MCDOT, FCDMC, ASLD, and BLM.
2.2 Proposed Uses Summary:
Hours/Days of Operation:
The site will be in operation and/or production 24 hours a day, seven (7) days per week. Solar generation
activities would be limited to daytime (daylight) hours which will vary seasonally but would generally range from
around 5:00 AM to 9:00 PM during summer months when daylight hours are longest. Energy storge activities
and operations will be continuous and energy transmission into the power grid will occur on demand as needed
throughout the daytime and nighttime hours.
Number of Employees:
The Project is anticipated to be developed in multiple phases and will generate approximately 250-400 jobs in
the construction, contracting, administrative, and project management fields during the construction and
implementation of each Project phase.
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Operation of the site will employ zero full-time employees daily. Routine maintenance activities will require up
to 15 part-time or seasonal employees and up to 20 employees for equipment repair and replacement as
needed per phase. In addition to providing in state construction jobs and long-term technical careers, local
projects like Harquahala Sun II will help contribute to the regional economy by providing tax revenue and by
using local engineering and development contractors in Maricopa County.
Description/Location of Buildings:
Electrical and telecommunication equipment may be contained within housing units or cabinets that are a
manufactured protective outer covering for the internal equipment. No permanent habitable buildings are
proposed which will be occupied by employees. Self-enclosed units include small telecommunications
equipment cabinets and BESS equipment cabinets/shelters. BESS components will be housed in prefabricated
steel containers located within the BESS area or adjacent to inverters. All BESS areas will be setback 150’ from
the project edge and if BESS are collocated in an area greater than 5 acres, BESS will be setback 100’ from
solar PV facilities to provide adequate access around the BESS. The project will also work with the local fire
marshal to develop an emergency/fire response plan prior to facility operation and BESS setbacks may be
reduced if approved by the fire marshal. Smaller communication and electrical equipment is located among the
PV array fields as depicted on the Plan of Development (POD).
Color Palette:
All materials coatings, finishes, and colors, where practicable, will be selected to blend facility components to
the natural setting. Selection of color palettes for electrical cabinets and PV solar equipment will be selected
from factory specifications and options provided by the respective manufacturers. Color palette selection will
conform to generally accepted and adopted industry standards for PV solar equipment and support structures.
Final color selections will seek to minimize heat absorption and glare and blend with surrounding natural
environment so far as is practicable.
Sign Details:
Signage will be limited to site identification signs, OSHA approved safety signage, and security signage in
accordance with Chapter 14 of the Maricopa County Zoning Ordinance.
Screening Wall/Fence Details and Location:
As discussed below, the property is surrounded mostly by vacant and agricultural lands along with a few
structures located to the west. To ensure proper site security, related to these surrounding uses, the site
perimeter will be enclosed with chain link fence (6 feet in height) with gates where needed along the perimeter
of the project. Fencing section elevation details have been provided on the POD which depict typical fencing
types and proposed opaque screening. One (1) foot of barbed wire strands will be incorporated atop 6-foot
fencing for additional security.
Enhanced screening will be provided adjacent to existing residential properties. Unless otherwise coordinated,
screening against these boundaries will include opaque screening in the form of vinyl slats to create visual
opacity to screen the internal facility components and operations from public roadways and adjacent residential
views. Any reduction in proposed fencing requirements as shown in the site plan shall be reviewed and
approved by the Maricopa County Planning and Development Department or Zoning Administrator. Where
necessary, proposed opaque fencing may be combined with berming to enhance mitigation of visual impacts.
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Enhanced screening will be provided around the BESS and Substation to mitigate visual impacts to surrounding
views.
Security Lighting
Security lighting will be limited to motion activated lighting associated with the BESS and Substation and other
security sensitive areas such as entry gates, and parking areas, as shown on the Plan of Development. All
lighting installed will be directed downward and into the site, in compliance with Maricopa County Zoning
Ordinance Article 1112, to ensure lighting will not be cast onto neighboring properties. Lighting required for
safety operations during nighttime operational or maintenance activities will be provided by the associated
staff/employee personnel.
3. RELATIONSHIP TO SURROUNDING PROPERTIES
Surrounding Adjacent General Land Descriptions
Direction
Zoning
Land Use Designation
Current Use
North
RU-43
Utilities/Rural Development Areas
Agricultural/Residential/Vacant
East
IND-2 IUPD/RU-43
Utilities/Rural Development Areas
Agricultural/Vacant
South
RU-43
Utilities/Rural Development Areas
Agricultural/Commercial/Vacant
West
C-2/RU-43
Utilities/Rural Development Areas
Agricultural/Commercial/Residential
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1001 West Southern Avenue Suite 131, Mesa, AZ 85210
480 207 2666
Harquahala Sun II looks to expand upon the upcoming improvements to be constructed as a part of the recently
approved Harquahala Sun CPA (CPA2021007) and Zone Change with a Plan of Development (Z2021111).
Many of the surrounding parcels around Harquahala Sun II have been subject to previous CPA approvals, by
the Board of Supervisors, including the Maricopa Solar & Storage Project (CPA2020002), which makes up 88%
of the Project area. The remaining 12% of the property which was not originally included in this approval is
going through a concurrent Comprehensive Plan Amendment from Rural Development Area to the consistent
Utilities land use designation. Additionally, the proposed solar use is compatible with other similar approved
and implemented solar Projects within the general area. Associated facilities within this area include approved
CPA’s for Utility (solar) land uses, PV solar generation facilities, utility corridors, transmission lines and a utility
substation. Other nearby projects are as follows:
Existing Surrounding Solar (Utility) Land Use Approvals
Project
Location (Township/Range)
Maricopa Solar and Storage Project
T1N R8W; T1N R9W; T2N R8W; T2N R9W
Harquahala Sun
T1N R9W
Saddle Mountain Solar
T1N R9W
Eagletail Solar Farm
T1S R9W
Almeria Solar
T2N R8W
Sun Valley North
T2N R8W
Sun Valley South
T2N R8W
Areva Solar AZ II
T2N R7W
Papago Solar
T2N R8W
Tonopah Photovoltaic
T2N R8W
The surrounding area has a few sparsely distributed residential land uses including residential owners & vacant
lots interior to site. Existing access to these properties will be preserved and nearby development will take into
consideration the required setbacks and screening. The rest of the surrounding area is characterized by active
and passive agricultural land uses, Bureau of Land Management (BLM) and Arizona State Land Department
(ASLD) owned and managed lands, natural gas-powered electric generation facilities, solar powered electric
generation facilities, and native desert lands. The predominant surrounding private land uses within the area is
Utilities as designated by approved Comprehensive Plan Amendments which have changed the underlying
future land uses from Rural Development Area to Utilities. Given the sites remote location the area is known as
a potential route for training flights from Luke Air Force Base. Consistent with previous approvals, as a
consideration, the project team will coordinate with the DOD Siting Clearinghouse for informal review.
The proposed Zone Change with Overlay and Plan of Development is consistent with similar approved and
implemented solar projects within an approximately 4-mile radius of the Project site. Associated facilities within
this radius include approved CPA’s for Utility (solar) land uses, PV solar generation facilities, utility corridors,
transmission lines and a utility substation. The specific adjacent land uses are described below.
Surrounding Adjacent Parcel Descriptions (Zoning and Land Use)
Location
Parcel #
Land Use
Owner
Zoning
North
506-30-017E
Agricultural
New Harquahala Generating Co. LLC
RU-43
North
506-29-068
Agricultural
ODB Farms LLC
RU-43
North
506-23-037A
Agricultural
WPI-HD2 Farm AZ LLC
RU-43
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North
506-23-038A
Agricultural
WPI-HD2 Farm AZ LLC
RU-43
North
506-29-026B
Vacant
WPI-HD2 Farm AZ LLC
RU-43
East
506-28-035C
Vacant
Chester J Sikon Trust
RU-43
East
506-28-034B
Vacant
CV Harquahala LLC
RU-43
East
506-29-004
Vacant
CV Harquahala LLC
IND-2 IUPD
East
506-29-005
Vacant
CV Harquahala LLC
RU-43
East
506-29-029
Vacant
CV Harquahala LLC
RU-43
East
506-29-006B
Agricultural
CV Harquahala LLC
RU-43
East
506-29-024B
Agricultural
CV Harquahala LLC
RU-43
East
506-29-019
Agricultural
CV Harquahala LLC
RU-43
East
506-29-032
Vacant
CV Harquahala LLC
RU-43
East
506-29-033
Vacant
CV Harquahala LLC
RU-43
East
506-28-044
Vacant
CV Harquahala LLC LEASE #01-2325
RU-43
East
506-28-041
Vacant
Flood Control District of Maricopa County
RU-43
East
506-29-025B
Agricultural
WPI-HD1 Farm AZ LLC
RU-43
East
506-29-027A
Vacant
WPI-HD2 Farm AZ LLC
RU-43
South
506-28-031A
Agricultural/Vacant
CV Harquahala LLC
RU-43
South
506-28-031B
Agricultural/Vacant
CV Harquahala LLC
RU-43
South
506-28-027B
Vacant
FNA DZ LLC
RU-43
South
506-28-007A
Vacant
PSC-94 Site LLC
RU-43
South
506-28-045
Vacant
Torrey Pines Dev LLC/ETAL Ls. #01-1826
RU-43
West
506-59-006
Vacant
Airth Properties LP
RU-43
West
506-59-007
Vacant
Airth Properties LP
RU-43
West
506-29-009E
Agricultural/Vacant
Arizona Hay Press LLC
RU-43
West
506-32-002
Vacant
Bautista Elias
C-2
West
506-32-001
Vacant
Bautista Salvador
C-2
West
506-28-011
Vacant
CV Harquahala LLC
RU-43
West
506-28-032B
Agricultural
CV Harquahala LLC
RU-43
West
506-29-050
Vacant
Degiorgi Bruno
RU-43
West
506-28-038
Agricultural/Vacant
El Paso Natural Gas Co
RU-43
West
506-29-073
Vacant
Glenrock Farms LLC
RU-43
West
506-29-074
Vacant
Glenrock Farms LLC
RU-43
West
506-29-081
Vacant
Glenrock Farms LLC
RU-43
West
506-29-082
Vacant
Glenrock Farms LLC
RU-43
West
506-29-020
Agricultural
Harquhala Gin LLC
RU-43
West
506-29-021A
Agricultural
Harquhala Gin LLC
RU-43
West
506-29-021B
Agricultural
Harquhala Gin LLC
C-2
West
506-22-039
Vacant
Khan Anthony H
RU-43
West
506-29-009F
Vacant
NEC HV/Tonto St 118 LLC
RU-43
West
506-59-008
Vacant
Rev. Trust of Yoon Choi and Anthony Choi
RU-43
West
506-59-009
Vacant
Rev. Trust of Yoon Choi and Anthony Choi
RU-43
West
506-59-016
Vacant
Rev. Trust of Yoon Choi and Anthony Choi
RU-43
West
506-59-004A
Residential
Reyna Leonardo C
RU-43
West
506-29-049
Residential
Schickedanz Jason/Amber
RU-43
West
506-32-003
Vacant
Scout Real Estate LLC
C-2
West
506-32-004
Vacant
Scout Real Estate LLC
C-2
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480 207 2666
4. LOCATION AND ACCESSIBILITY
Location:
The proposed Project is located west of Saddle Mountain, east of Granite Mountain, and north and east of the
Eagle Tail Mountains in Township 1 North, Range 8 West, and Township 1 North, Range 9 West. The site is
approximately 15 miles west of Tonopah, Arizona in unincorporated Maricopa County, Arizona with parcels
lying south and west of the intersection of 499th Avenue and Courthouse Road. The Project area is irregularly
shaped and is generally located between the alignments of Courthouse Road on the north, Southern Avenue
on the south, Harquahala Valley Road on the west line and 491st Avenue on the east.
Access:
The Project is located south of Interstate 10 (I-10), approximately 30 miles west of the State Route 85 (SR
85) connection to I-10.
Regional access to the site will be from I-10 to Harquahala Valley Road. Alternatively, Salome Highway
southeasterly from I-10 to Courthouse Road westerly to the site. Access to 499th and 507th Avenue may be
achieved from Courthouse Road easterly from Harquahala Valley Road or westerly from the intersection of
Courthouse Road and Salome Highway.
Access to the site will be established by a variety of full-access driveways shown in the illustration below.
Maricopa County Department of Transportation (MCDOT) requires that driveways be spaced a minimum of
250 feet from adjacent intersections on major collector roadways.
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5. CIRCULATION SYSTEM
Off-site Circulation (Access)
The roadway network serving the proposed Project from the I-10 corridor includes the I-10/Salome Highway
interchange that connects to Harquahala Valley Road. The site can also be accessed from the east from the
Salome Highway which provides access to 499th and 507th Avenues and Harquahala Valley Road via
Courthouse Rd. There are several smaller, existing roads, both named and unnamed, that traverse the Project
site, which are anticipated to be used and improved for construction and ongoing operations of the Project. Site
access will be identified with the Plan of Development. Final access locations will be determined in accordance
with access management policies and permitting requirements of Maricopa County.
As requested by MCDOT, Harquahala Sun II will dedicate 65’ half street right-of-way for Harquahala Valley
Road and a minimum of 40’ half street(s) right-of-way dedication for Buckeye Road. Where reasonable, the
Project will dedicate section and mid-section alignments, and per Maricopa County Zoning Ordinance Section
1105, and will provide the necessary setbacks starting from the future half street rights-of-way of 55’ and 40’
respectively. Offsite improvements and any additional right-of-way needed will be determined by MCDOT Traffic
Design and MCDOT Permits based on the submittal of a TIA/TIS. Final dedication, preservation, alignments,
terminations, and vacations of unneeded ROW will be determined in negotiation with MCDOT.
On-site Circulation
Internal circulation is planned via a network of private maintenance and service drive aisles to provide vehicular
access to the solar arrays, associated equipment, and BESS and substation facilities. All driveway aprons (as
specified by MCDOT), shall be paved with a minimum asphalt milling bound with a liquid binding emulsifier, or
comparable, with the remainder of the typical 20’ internal drives being compacted decomposed granite (DG),
or similar road base material to minimize imperviousness and stormwater runoff, as proposed with an approved
dust control permit from Maricopa County Air Quality Control. Construction and maintenance of the drives will
conform to applicable requirements of the Maricopa County Air Quality Control Department
Parking and Loading
With no occupied buildings or full-time employees on-site, there is no proposed formal parking spaces or ada
spaces. During operations maintenance parking, loading, and temporary maintenance staging will occur within
designated area within the substation/BESS Yard area. Loading during maintenance activities in the solar field
will occur on private 20-foot (typical) all weather surfaced roads among the solar arrays and BESS Yard as
shown on the Plan of Development.
6. DEVELOPMENT SCHEDULE
A power purchase agreement (PPA) is expected with an Arizona corporate entity for energy from Harquahala
Sun. The Project is scheduled to deliver energy in 2024. The Applicant has a Facility Study with APS to
interconnect the Generation Facility to APS’s 500-kV Delaney Switchyard and is working on the final execution
of the Generator Interconnection Agreement. Construction is anticipated to begin in Q4 2023.
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480 207 2666
7. COMMUNITY FACILITIES AND SERVICES
The Project is located within the community service district boundaries:
Western Maricopa Education Center (MEC) Technical School District (District Ward No. 2)
Buckeye Union High School District No. 1
Arlington School District No. 47
The Project is not anticipated to generate any adverse impacts to the listed school districts.
8. PUBLIC UTILITIES AND SERVICES
Utility service(s) to the site will be provided by the following providers. No water or wastewater service is
planned. Water for construction purposes will be transported to the site. Drinking water for employees will be
individually provided. No permanent restrooms will be provided. Temporary facilities will be provided for
maintenance activities as needed.
UTILITY/SERVICE
AGENCY/PROVIDER
Water
(N/A) Hauled/well
Sewer
(N/A) Sanitary sewer provided via accessible portable
restroom facility as needed for maintenance activities. In
the event that a future O&M building is built and/or
permanent employees are present on the site sewer to
be septic.
Electric Service
Arizona Public Service
Fire Protection (including EMS and Ambulatory
Services)
Harquahala Valley Fire District
Police Protection
Maricopa County Sheriff Office
Refuse (Waste Management)
Republic Services
Telephone
American Telephone and Telegraph (AT&T) Co
(The remainder of this page is left intentionally blank)
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Table 1: Industrial Unit Plan of Development
HARQUAHALA SUN - IUPD MODIFICATIONS TO IND-2 DEVELOPMENT STANDARDS
STANDARD
CATAGORY
IND-2 ZONING
DISTRICT
STANDARD
PROPOSED IND-2
IUPD ZONING
DISTRICT STANDARD
JUSTIFICATION
MAX. HEIGHT
40'
40'
MIN. FRONT
YARD
10'-25'
10'-25'
LANDSCAPING
ARTICLE 901.4.1:
ALL PROPERTIES
ABUTTING A
PUBLIC STREET
SHALL HAVE AN
OPEN SETBACK
AREA WHICH
SHALL BE
LANDSCAPED
EXTENDING FOR
THE FULL WIDTH
OF THE
PROPERTY
NO LANDSCAPE
STRIP REQUIRED
INSTALLING A LANDSCAPING STRIP
ON THE SITE ALONG ALL ROAD
FRONTAGES WOULD BE COST
PROHIBITIVE, IMPACT THE
EFFECTIVNESS OF SOLAR PANEL
OPERATION, THE EXISTING NATURAL
VEGETATION IS NEARLY NON-
EXISTENT SO THE ADDITIONAL
LANDSCAPE WOULD LOOK OUT OF
PLACE, AND WOULD LOWER THE
OVERALL ENERGY GENERATING
CAPACITY OF THE SITE.
MIN. SIDE YARD
3'-10'
3'-10’
MIN. REAR YARD 25'
25'
MIN. LOT AREA
6,000 SQ. FT.
6,000 SQ. FT.
MIN. LOT WIDTH 60'
60'
MAX. LOT
COVERAGE
60% MAXIMUM
60% MAXIMUM
PARKING
REGULATIONS
ARTICLE
1102.1.5: 600
SQ.FT. OF
FLOOR AREA; 5%
OF PARKING
SPACES SHALL
BE
HANDICAPPED
PARKING
SPACES
NONE REQUIRED
THE APPLICANT PLANS NO
PERMANENT PARKING SPACES. NO
OCCUPIED BUILDINGS WILL BE
CONSTRUCTED NOR WILL THERE BE
ANY FULL-TIME EMPLOYEES ON-SITE.
WORKERS, WHEN ON-SITE, WILL BE IN
THE SOLAR FIELD WITH PARKING
AREAS ON THE 20-FT ALL WEATHER
(PRIVATE) ACCESS ROADS OR AT THE
DESIGNATED PARKING AREA AT THE
SUBSTATION AND BESS YARD.
PARKING IS NOT REQUIRED DURING
OPERATION. THE FACITLITY WILL BE
UNMANNED DURING OPERATIONS
EXCEPT FOR TEMPORARY SYSTEM
OR FACILITY MAINTENANCE. IF ANY
FACILITIES ARE PROVIDED IN THE
FUTURE, ADA SPACES WOULD BE
PROVIDED PER ARTICLE 1102.1.5.
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PAVEMENT
NONE REQUIRED
PAVEMENT NOT
REQUIRED FOR
PARKING SPACES
WITH AN APPROVED
DUST CONTROL
PLAN BY MARICOPA
COUNTY AIR
QUALITY CONTROL
THE APPLICANT PLANS NO
PERMANENT PARKING SPACES. NO
OCCUPIED BUILDINGS WILL BE
CONSTRUCTED NOR WILL THERE BE
ANY FULL-TIME EMPLOYEES ON-SITE.
WORKERS, WHEN ON-SITE, WILL BE IN
THE SOLAR FIELD WITH PARKING
AREAS ON THE 20-FT ALL WEATHER
(PRIVATE) ACCESS ROADS OR AT THE
DESIGNATED PARKING AREA AT THE
SUBSTATION AND BESS YARD.
LOADING &
UNLOADING
ARTICLE 1103.2
ONE LOADING
AND UNLOADING
SPACE FOR
EACH 10,000
SQ.FT. OF
FLOOR AREA, OR
FRACTION
THEREOF,
DEVOTED TO
SUCH USE IN
THE BUILDING
NONE REQUIRED
LOADING AND UNLOADING SPACES
WILL NOT BE REQUIRED FOR THE
SITE AS NO OCCUPIED STRUCTURES
ARE ANTICIPATED AT THE FACILITY,
NO FULL-TIME EMPLOYEES OR
MANNED PROJECT BUILDINGS
WOULD BE LOCATED ON SITE OR ON
PUBLIC ROADS, AND THERE WOULD
BE NO ROUTINE DELIVERIES OR
SHIPMENTS. A ±1.98 ACRE PARKING
AND LOADING AREA IS DESIGNATED
AT THE SUBSTATION AND BESS YARD.
SIGHT VISIBILITY
TRIANGLES
NO
OBSTRUCTIONS
OVER 2' IN
HEIGHT WITHIN
25'X25' SVTS
NO SVT'S REQUIRED
AT PROJECT SITE
ENTRY/EXIT POINTS,
SECTION LINE, AND
MID-SECTION LINE
INTERSECTING
ALIGNMENTS
FENCING AT INTERSECTIONS WILL BE
OPEN CHAIN-LINKNED, EXCEPT
WHERE ADJACENT TO RESIDENTIAL
ZONES AND USES WHERE THERE IS
NO PROPOSED ACCESS, AND
THEREFORE VISIBILITY WILL BE
MAINTAINED. ADDITIONALLY, HAVING
NO SVT REQUIREMENT WOULD BE
THE MOST EFFICIENT USE OF SITE
AREA AND MAXIMIZE ENERGY
GENERATION
ARTICLE 902.91
ALL USES
EXCEPT FOR
PARKING,
LOADING,
UNLOADING OR
STORAGE SHALL
BE CONDUCTED
WITHIN A
COMPLETELY
ENCLOSED
BUILDING
ALL UTILITY USES
PERMITTED
OUTDOORS
THE OPERATING USES OF THE SITE
INCLUDE ENERGY GENERATION AND
STORAGE, THROUGH THE USE OF
SOLAR PV PANELS. THE USE CANNOT
BE ACHIEVED WITHIN ENCLOSED
STRUCTURES; THEREFORE, ARRAYS
WILL BE LOCATED OUTSIDE OF
ENCLOSED BUILDINGS,
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480 207 2666
SITE
ENCLOSURE
AND SCREENING
6' CMU WALL
ADJACENT TO
RURAL AND
RESIDENTIAL
ZONING
BOUNDARIES
AND FOR
OUTDOOR USE
OF AN
INDUSTRIAL
NATURE
CHAIN-LINK FENCING
AND GATES SHALL
BE ALLOWED ON THE
PERIMETER OF THE
PROJECT.
AS REQUIRED TO ENSURE PUBLIC
SAFETY REQUIRED BY APPLICABLE
ELECTRICAL SAFETY REGULATIONS
AND PROVIDE FOR THE SECURITY OF
THIS INFRASTRUCTURE PROJECT,
THE APPLICANT WILL INSTALL CHAIN-
LINK FENCING (WITH GATES WHERE
NEEDED ALONG THE PERIMETER OF
THE PROJECT). THE APPLICANT
PROPOSES TO USE CHAIN LINK FOR
THE GATES ALSO, WHICH WOULD BE
CONSISTENT WITH OTHER ADJACENT
AND NEARBY ENERGY GENERATION
PROJECTS.
MAX ELECTRIC
TRANSMISSION
LINE HEIGHT
120'
140’
A NEW GEN-TIE ROUTE IS REQUIRED
FOR THIS PROJECT AND WHILE THE
MAJORITY OF IT IS OUTSIDE THIS
ZONING BOUNDARY THERE IS STILL
IMPACT TO THE PROJECT SITE WITH
THE CONNECTION TO THE
SUBSTATION. UTILITY POLE HEIGHTS
UP TO 140 FEET ARE REQUESTED
BECAUSE UTILITY STRUCTURES 120
FEET OR LESS IN HEIGHT MAY BE
INFEASIBLE DUE TO FINAL
ELECTRICAL DESIGN
CONSIDERATIONS AND MAY IMPACT
THE SUBJECT ROW/PROPERTIES
MORE, REQUIRING LESS SPACING
AND MORE POLES. THE APPLICANT’S
CURRENT PRELIMINARY,
CONCEPTUAL DESIGNS INDICATE
THAT HIGHVOLTAGE DEAD-END
STRUCTURES UP TO 140 FEET IN
HEIGHT MAY BE REQUIRED AND
COULD RESULT IN LESS IMPACT. THE
APPLICANT REQUESTS THE
FLEXIBILITY TO MAKE THE
NECESSARY ADJUSTMENTS, AS
NEEDED, FOR FUTURE FINAL
DESIGNS. ADDITIONALLY, UNDER THE
DOD CLEARINGHOUSE PROCESS,
ENERGY PROJECTS GREATER THAN
199’ ABOVE GROUND LEVEL ARE
REQUIRED TO GO THROUGH A
FORMAL REVIEW, WHICH HAS
PROACTIVELY BEEN SUBMITTED
UNDER THE INFORMAL REVIEW DOD
CLEARINGHOUSE PROCESS.
11038
1094.996
BACK OF CURB
11037
1094.068
BACK OF CURB
513
1073.744
BACK OF CURB GLO S30-S29 1/4
514
1072.514
BACK OF CURB GLO S30-S29-S20-S19 T1NR8W
515
1089.269
BACK OF CURB GLO S19-S20
HARQUAHALA SUN I
AND II
©
Exp. Date 12/31/24
BRETT M.
STROUP
54159
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23
11
4
BASIS OF BEARING:
BENCHMARK:
APN
OWNER
PARCEL ACREAGE
PART OF REZONE
ZONE
LAND USE
NORTH
VICINITY MAP
SHEET NUMBERS
SHEET TITLE
PROJECT INFORMATION:
SITE SUMMARY
NO LANDSCAPE STRIP
REQUIRED
SITE REGULATION
UTILITIES:
HARQUAHALA SUN II SITE PLAN
300 MWac
FOR IND-2 IUPD (LIGHT INDUSTRIAL ZONING) WITH AN INDUSTRIAL ZONING
PLAN OF DEVELOPMENT
KIMLEY-HORN PROJECT NO.
291565006
CASE REFERENCE NO.
Z2022214
NORTH
PARCEL PLAN
PROJECT PARCEL INFORMATION
N.T.S.
N.T.S.
SHEET INDEX
GENERAL NOTES:
C1.0
COVER SHEET
LEGAL DESCRIPTION:
ADJACENT PARCEL INFORMATION
PRESERVATION OF RIGHT-OF-WAY
HARQUAHALA SUN I
AND II
©
H1
H2
H3
X1
X2
X3
X0
H0
Exp. Date 12/31/24
BRETT M.
STROUP
54159
d
D
a
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23
11
4
LEGAL DESCRIPTION
˚
”
˚
”
˚
”
˚
”
˚
”
˚
”
˚
”
˚
”
˚
”
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”
˚
”
˚
”
˚
”
˚
”
˚
”
˚
”
˚
”
˚
”
˚
”
˚
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˚
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˚
”
˚
”
˚
”
˚
”
˚
”
˚
”
˚
”
˚
”
˚
”
˚
”
˚
”
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”
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”
˚
”
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”
˚
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”
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LEGAL DESCRIPTION:
˚
”
˚
”
˚
”
˚
”
˚
”
˚
”
˚
”
˚
”
˚
”
˚
”
˚
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˚
”
C1.1
APN
OWNER
ADJACENT PARCEL
ACREAGE
ZONE
LAND USE
ADJACENT PARCEL INFORMATION
APN
OWNER
ADJACENT PARCEL
ACREAGE
ZONE
LAND USE
ADJACENT PARCEL INFORMATION CONT...
GAS
GAS
UGE
UGE
GAS
GAS
GAS
GAS
GAS
GAS
GAS
GAS
GAS
GAS
GAS
GAS
CBL
CBL
OHE
OHE
OHE
CBL
CBL
OHE
GAS
GAS
GAS
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
GAS
GAS
GAS
GAS
GAS
GAS
GAS
GAS
TEL
TEL
TEL
36
2215.727
UG GAS MARKER
37
2215.727
UG GAS MARKER
38
2215.727
UG GAS MARKER
39
2215.727
UG GAS MARKER
40
2215.727
UG GAS MARKER
41
2215.727
UG GAS MARKER
42
2215.727
UG GAS MARKER
43
2215.727
UG GAS MARKER
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
T
T
T
T
T
T
T
T
OHE
11038
1094.996
BACK OF CURB
11037
1094.068
BACK OF CURB
513
1073.744
BACK OF CURB GLO S30-S29 1/4
514
1072.514
BACK OF CURB GLO S30-S29-S20-S19 T1NR8W
515
1089.269
BACK OF CURB GLO S19-S20
ZONE AO
ZONE X
ZONE AO
ZONE X
ZONE AO
ZONE X
ZONE AO
ZONE X
HARQUAHALA SUN I
AND II
©
LEGEND
H1
H2
H3
X1
X2
X3
X0
H0
C2.1
C2.2
C2.3
C2.4
C2.5
C2.6
C2.7
C2.8
Exp. Date 12/31/24
BRETT M.
STROUP
54159
d
D
a
t
e
S
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.
.
.
.
.
.
C
A
T
E
N
O
C
I
F
I
T
R
E
A
A
N
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Z
I
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,
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A
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.
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.
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.
/
/
23
11
4
NORTH
OVERALL SITE
PLAN
C2.0
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
GAS
GAS
GAS
GAS
GAS
GAS
GAS
GAS
GAS
GAS
GAS
GAS
GAS
GAS
GAS
GAS
GAS
TEL
TEL
TEL
G
36
2215.727
UG GAS MARKER
G
37
2215.727
UG GAS MARKER
G
38
2215.727
UG GAS MARKER
G
39
2215.727
UG GAS MARKER
G
40
2215.727
UG GAS MARKER
G
41
2215.727
UG GAS MARKER
G
42
2215.727
UG GAS MARKER
G
43
2215.727
UG GAS MARKER
G
G
G
G
G
G
COURTHOUSE RD
499TH AVE
507TH AVE
HE
HARQUAHALA SUN I
AND II
©
LEGEND
H1
H2
H3
X1
X2
X3
X0
H0
C2.1
C2.2
C2.3
C2.4
C2.5
C2.6
C2.7
C2.8
Exp. Date 12/31/24
BRETT M.
STROUP
54159
d
D
a
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S
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.
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.
.
.
.
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A
T
E
N
O
C
I
F
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T
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A
A
N
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Z
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A
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.
.
.
.
/
/
23
11
4
NORTH
C2.1
ENLARGED
SITE PLAN
11025
1112.752
NOMATCH REBAR CAP
11003
1123.660
NOMATCH REBAR IP
11031
1120.708
NOMATCH REBAR CAP
11002
1128.667
NOMATCH IPHH
11001
1130.944
NOMATCH BCHH
T
T
T
T
T
T
T
TEL
TEL
TEL
TEL
N HARQUAHALA VALLEY RD
W VAN BUREN ST
HUISMAN ST
HARQUAHALA SUN I
AND II
©
LEGEND
H1
H2
H3
X1
X2
X3
X0
H0
C2.1
C2.2
C2.3
C2.4
C2.5
C2.6
C2.7
C2.8
Exp. Date 12/31/24
BRETT M.
STROUP
54159
d
D
a
t
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S
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.
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.
.
.
.
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A
T
E
N
O
C
I
F
I
T
R
E
A
A
N
O
Z
I
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,
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A
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.
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P
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/
/
23
11
4
NORTH
C2.2
ENLARGED
SITE PLAN
11009
1100.373
NOMATCH REBAR CAP
11026
1107.486
NOMATCH REBAR
11024
1107.401
NOMATCH REBAR CAP
11005
1111.219
NOMATCH REBAR CAP
11032
1108.887
NOMATCH REBAR CAP
11008
1105.050
NOMATCH REBAR
11007
1105.539
NOMATCH REBAR
11006
1110.923
NOMATCH AC
528
1115.660
NOMATCH AC UNREADABLE
CBL
OHE
OHE
OHE
OHE
OHE
OHE
OHE
GAS
GAS
GAS
GAS
GAS
GAS
GAS
GAS
GAS
GAS
CBL
CBL
CBL
CBL
CBL
CBL
CBL
CBL
CBL
CBL
CBL
CBL
CBL
CBL
CBL
CBL
CBL
CBL
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
G
G
G
G
T
T
T
T
T
T
E
T
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OH
OHE
W VAN BUREN ST
507TH AVE
499TH AVE
499TH AVE
HUISMAN ST
BUCKEYE RD
GAS
GAS
OHE
HE
HARQUAHALA SUN I
AND II
©
LEGEND
H1
H2
H3
X1
X2
X3
X0
H0
C2.1
C2.2
C2.3
C2.4
C2.5
C2.6
C2.7
C2.8
Exp. Date 12/31/24
BRETT M.
STROUP
54159
d
D
a
t
e
S
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g
n
e
.
.
.
.
.
.
C
A
T
E
N
O
C
I
F
I
T
R
E
A
A
N
O
Z
I
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,
U
A
.
.
S
.
s
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f
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P
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.
.
/
/
23
11
4
NORTH
C2.3
ENLARGED
SITE PLAN
11033
1099.978
NOMATCH IP
11028
1110.282
NOMATCH IP
11027
1102.185
NOMATCH IP 3" GLO BC
11030
1106.058
NOMATCH AC
OHE
OHE
OHE
OHE
OHE
OHE
GAS
GAS
GAS
GAS
GAS
GAS
GAS
GAS
GAS
GAS
G
G
G
G
G
G
G
G
N 491ST AVE
W VAN BUREN ST
BUCKEYE RD
HARQUAHALA SUN I
AND II
©
LEGEND
H1
H2
H3
X1
X2
X3
X0
H0
C2.1
C2.2
C2.3
C2.4
C2.5
C2.6
C2.7
C2.8
Exp. Date 12/31/24
BRETT M.
STROUP
54159
d
D
a
t
e
S
i
g
n
e
.
.
.
.
.
.
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A
T
E
N
O
C
I
F
I
T
R
E
A
A
N
O
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I
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,
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A
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.
S
.
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f
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P
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/
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23
11
4
NORTH
C2.4
ENLARGED
SITE PLAN
11021
1099.882
NOMATCH REBAR CAP
11038
1094.996
BACK OF CURB
11035
1098.326
NOMATCH AC
11022
1096.427
NOMATCH AC
504
1098.316
NOMATCH AC HH
506
1101.126
NOMATCH AC T1NR9W S13-S14 RLS 23371
UGE
UGE
UGE
UGE
UGE
UGE
UGE
UGE
GAS
GAS
GAS
GAS
GAS
GAS
GAS
GAS
GAS
GAS
GAS
GAS
GAS
GAS
GAS
GAS
GAS
GAS
GAS
GAS
GAS
GAS
GAS
GAS
GAS
GAS
GAS
GAS
GAS
GAS
GAS
S
GAS
GAS
GAS
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
G
G
G
G
G
G
G
G
G
G
G
G
E
E
EEE
T
499TH AVE
507TH AVE
LOWER BUCKEYE RD
GAS
GAS
OHE
HARQUAHALA SUN I
AND II
©
LEGEND
H1
H2
H3
X1
X2
X3
X0
H0
C2.1
C2.2
C2.3
C2.4
C2.5
C2.6
C2.7
C2.8
Exp. Date 12/31/24
BRETT M.
STROUP
54159
d
D
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t
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S
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.
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.
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A
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E
N
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C
I
F
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A
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N
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/
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23
11
4
NORTH
C2.5
ENLARGED
SITE PLAN
11037
1094.068
BACK OF CURB
N 491ST AVE
LOWER BUCKEYE RD
HARQUAHALA SUN I
AND II
©
LEGEND
H1
H2
H3
X1
X2
X3
X0
H0
C2.1
C2.2
C2.3
C2.4
C2.5
C2.6
C2.7
C2.8
Exp. Date 12/31/24
BRETT M.
STROUP
54159
d
D
a
t
e
S
i
g
n
e
.
.
.
.
.
.
C
A
T
E
N
O
C
I
F
I
T
R
E
A
A
N
O
Z
I
R
,
U
A
.
.
S
.
s
R
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f
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P
d
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s
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(
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.
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.
.
/
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23
11
4
NORTH
C2.6
ENLARGED
SITE PLAN
510
1091.045
NOMATCH RBR NOID
517
1085.006
NOMATCH AC T1N R9W S24 S25 R8W SXX S30 RLS23XX1
518
1092.043
NOMATCH RBNOID
520
1078.881
NOMATCH 2.5" PIPE
524
1093.278
NOMATCH AC RLS33865 S26 S25 T1N RNW
527
1101.676
NOMATCH AC S23 S24 RLS33861
GAS
GAS
GAS
GAS
GAS
GAS
GAS
GAS
GAS
GAS
GAS
GAS
GAS
GAS
GAS
GAS
GAS
GAS
GAS
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
GAS
GAS
GAS
GAS
GAS
GAS
GAS
GAS
GAS
GAS
GAS
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
G
G
G
G
G
G
G
G
G
G
G
G
G
G
507TH AVE
ELWOOD ST
BROADWAY RD
499TH AVE
GAS
GAS
OHE
HARQUAHALA SUN I
AND II
©
LEGEND
H1
H2
H3
X1
X2
X3
X0
H0
C2.1
C2.2
C2.3
C2.4
C2.5
C2.6
C2.7
C2.8
Exp. Date 12/31/24
BRETT M.
STROUP
54159
d
D
a
t
e
S
i
g
n
e
.
.
.
.
.
.
C
A
T
E
N
O
C
I
F
I
T
R
E
A
A
N
O
Z
I
R
,
U
A
.
.
S
.
s
R
s
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f
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P
d
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.
.
.
.
.
.
/
/
23
11
4
NORTH
C2.7
ENLARGED
SITE PLAN
511
1058.124
NOMATCH RBR NOID
513
1073.744
BACK OF CURB GLO S30-S29 1/4
514
1072.514
BACK OF CURB GLO S30-S29-S20-S19 T1NR8W
515
1089.269
BACK OF CURB GLO S19-S20
ELWOOD ST
BROADWAY RD
HARQUAHALA SUN I
AND II
©
LEGEND
H1
H2
H3
X1
X2
X3
X0
H0
C2.1
C2.2
C2.3
C2.4
C2.5
C2.6
C2.7
C2.8
Exp. Date 12/31/24
BRETT M.
STROUP
54159
d
D
a
t
e
S
i
g
n
e
.
.
.
.
.
.
C
A
T
E
N
O
C
I
F
I
T
R
E
A
A
N
O
Z
I
R
,
U
A
.
.
S
.
s
R
s
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f
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P
d
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r
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t
s
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a
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(
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.
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.
.
.
.
.
.
.
.
/
/
23
11
4
NORTH
C2.8
ENLARGED
SITE PLAN
HARQUAHALA SUN I
AND II
©
Exp. Date 12/31/24
BRETT M.
STROUP
54159
d
D
a
t
e
S
i
g
n
e
.
.
.
.
.
.
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4
DOUBLE SWING GATE DETAIL
TYPICAL FENCING DETAIL
2
GATE SIGNAGE
10'-0"
MAX SPACING
24' PER NOTES ON SITE PLAN
6'-0"
10'-0"
2" MAX
VERIFY WITH SITE PLAN
2" MAX
1.
TO BE PLACED AT ALL ENTRANCE GATES TO
THE SITE
2.
SIGN BACKING TO BE REFLECTIVE SHEETING,
ASTM TYPE I REFLECTIVE SHEETING ALSO
KNOWN AS ENGINEER GRADE SCOTCHLITE OR
BETTER
3.
MINIMUM TEXT HEIGHT TO BE 1"
PHONE
FACILITY OPERATOR
ACCESS ONLY
PRIVATE AND EMERGENCY
CONTACT
INFORMATION
NOTES:
18" MIN
12" MIN
1" MIN
BARBED WIRE
FABRIC
TIE WIRE AND
TENSION WIRE
TERMINAL POST
(PULL, END OR
CORNER POST)
TERMINAL POST
LINE POST
GATE POST
BRACE RAIL
DIAGONAL ROD
TIE WIRE AND
TENSION WIRE
BRACE RAIL
DUCKBILL GATE
HOLDER
BRACE RAIL
DIAGONAL ROD
WELDED GATE
FRAME
KNOX BOX
STRETCHER BAR
GATE SIGNAGE
SEE DETAIL 2
TERMINAL POST
FOUNDATION
LINE POST
FOUNDATION
GATE POST
FOUNDATION
BARBED WIRE
GATE POST
DUCKBILL GATE
HOLDER
DIAGONAL ROD
BRACE RAIL
WELDED GATE
FRAME
GATE POST
GATE POST
FOUNDATION
7'-0"
1
3
CHAIN-LINK FENCE DETAIL
4
NOTES:
1. INSTALLATION TO BE COMPLETED IN ACCORDANCE WITH
MANUFACTURER'S SPECIFICATIONS.
2. DO NOT SCALE DRAWING.
3. THIS DRAWING IS INTENDED FOR USE BY ARCHITECTS,
ENGINEERS, CONTRACTORS, CONSULTANTS AND DESIGN
PROFESSIONALS FOR PLANNING PURPOSES ONLY. THIS
DRAWING MAY NOT BE USED FOR CONSTRUCTION.
4. ALL INFORMATION CONTAINED HEREIN WAS CURRENT AT THE
TIME OF DEVELOPMENT BUT MUST BE REVIEWED AND
APPROVED BY THE PRODUCT MANUFACTURER TO BE
CONSIDERED ACCURATE.
5. CONTRACTOR'S NOTE: FOR PRODUCT AND COMPANY
INFORMATION VISIT www.CADdetails.com/info AND ENTER
REFERENCE NUMBER DT.
FRONT ELEVATION
SLAT END VIEW
TYPICAL SLATTED VINYL PRIVACY FENCE DETAIL
5
GENERAL NOTES
1.
STATE AND LOCAL STANDARDS AND SPECIFICATIONS
PERTAINING TO A SPECIFIC SITE TAKE PRECEDENCE
OVER THIS DRAWING.
2.
SITE CONDITIONS SHALL MEET THE MINIMUM CRITERIA
SPECIFIED IN THIS DRAWING. CONTRACTOR SHALL
NOTIFY ENGINEER IF THERE ARE DISCREPANCIES WITH
EXISTING SITE CONDITIONS.
3.
INSTALL FENCING PER ASTM F-567.
4.
INSTALL SWING GATES PER ASTM F-900.
5.
POST & GATE PIPE SIZES ARE INDUSTRY STANDARDS.
ALL GATE FRAMES SHALL BE WELDED. ALL WELDING
SHALL BE COATED WITH (2) COATS OF X-O RUST
PROFESSIONAL ALUMINUM PAINT.
6.
ALL PIPE AND FENCE HARDWARE SHALL BE GALVANIZED
ACCORDING TO THE APPLICABLE ASTM STANDARD.
7.
ALL OPEN POSTS SHALL HAVE END-CAPS.
8.
INTERMEDIATE POST ASSEMBLIES SHALL BE SPACED AT
500' INTERVALS OR MIDWAY BETWEEN PULL POSTS
WHEN THE DISTANCE BETWEEN SUCH POSTS IS LESS
THAN 1,000' AND MORE THAN 500'.
9.
THE POSTS AND HARDWARE OUTLINED IN THIS
DRAWING ARE A MINIMUM SIZE FOR NON-SLATTED
FENCE. LARGER OR HEAVIER POSTS AND HARDWARE
SIZES MAY BE USED UPON APPROVAL. SLAT USED FOR
VISUAL SCREENING MUST BE APPROVED BY THE
ENGINEER PRIOR TO INSTALLATION.
10. USE GALVANIZED HOG-RING WIRE TO MOUNT ALL SIGNS.
11.
ALL SIGNS MUST BE MOUNTED ON INSIDE OF FENCE
FABRIC.
12. MUSHROOM ANCHOR & PLUNGER REQUIRED FOR GATE.
13.
GENERAL CONTRACTOR RESPONSIBLE FOR GATE LOCK.
14.
THE KNOX BOX SHALL BE LOCATED AT OR NEAR THE
RECOGNIZED PUBLIC ENTRANCE TO THE PROPERTY.
15. IN NO CASE SHALL THE KNOX BOX BE LOCATED AT A
HEIGHT OF LESS THAN FOUR (4) FEET FROM THE
GROUND OR MORE THAN SIX (6) FEET FROM THE
GROUND; ALL OTHER LOCATIONS FOR THE KNOX BOX
SHALL BE APPROVED BY THE FIRE MARSHALL.
16. PROVIDE ACCESS KEYS TO THE FIRE MARSHALL TO BE
SECURED INTO THE KNOX BOX. A SEPARATE KEY SHALL
BE PROVIDED TO THE POLICE CHIEF, AND A SEPARATE
SUB-MASTERED KEY SHALL BE PROVIDED TO THE CHIEF
OF POLICE, AND A SEPARATE KEY TO THE DIRECTOR OF
THE EMERGENCY MEDICAL SERVICES.
17. PERIMETER FENCING SHALL FOLLOW TYPICAL FENCING
DETAILS 1 AND 4 FOR ALL SIDES OF THE PROPERTY
EXCEPT FRONTAGE AND EAST SIDE. FENCING ALONG
EAST AND FRONTAGE SHALL BE 7' CHAIN-LINK FENCE
WITH SLATS AS SEEN IN DETAIL 5.
GENERAL NOTES
6
C3.0
FENCE AND SIGN DETAILS
HARQUAHALA SUN I
AND II
©
Exp. Date 12/31/24
BRETT M.
STROUP
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4
SIDE ELEVATION
NTS
04
AGGREGATE ACCESS ROAD SECTION
ACCESS ROAD - CROWNED
ACCESS ROAD - CROSS SLOPE
CUT-OVER-FILL SLOPE
01
HAMMERHEAD TURNAROUND
02
TYPICAL SIDE ELEVATION
06
TYPICAL ACCESS ROAD CROSS-SECTION
03
TYPICAL ROAD GEOMETRY
05
TYPICAL CONSTRUCTION ENTRANCE DETAIL
A
A
NOTES:
1.
CONSTRUCTION EXIT PAD SHALL BE CONSTRUCTED OF 3" TO 6" WASHED, WELL-GRADED
GRAVEL OR CRUSHED ROCK. MATERIAL SHALL BE PLACED TO A MINIMUM THICKNESS OF 12
INCHES.
2.
LENGTH OF CONSTRUCTION EXIT PAD SHALL BE A MINIMUM OF 50 FT. WIDTH SHALL BE A MIN.
OF 24 FT OR GREATER IF NECESSARY TO COVER ALL VEHICULAR INGRESS AND EGRESS.
PROVIDE AMPLE TURNING RADII.
3.
THE CONSTRUCTION EXIT PAD SHALL BE KEPT IN GOOD CONDITION BY OCCASIONAL TOP
DRESSING WITH MATERIAL AS SPECIFIED IN NOTE 1.
4.
ACCESSES SHALL BE INSPECTED WEEKLY DURING PERIODS OF HEAVY USAGE, MONTHLY
DURING NORMAL USAGE, AND AFTER EACH RAINFALL, WITH MAINTENANCE PROVIDED AS
NECESSARY. PERIODIC TOP DRESSING SHALL BE DONE AS NEEDED.
EXISTING
GROUND
CONSTRUCTION SITE
ROADWAY
SURFACE
50' MIN.
3" TO 6" WASHED WELL-GRADED
GRAVEL OR CRUSHED ROCK
SECTION A-A
PLAN VIEW
12" MIN
EXISTING SWALE TO BE
PROTECTED IN PLACE
EXISTING EOP
RATTLE GRATE
TRACKOUT CONTROL
DIRECTION
OF TRAVEL
CLASS 2
ROAD BASE
3" TO 6" WASHED WELL-GRADED
GRAVEL OR CRUSHED ROCK
C3.1
INTERIOR ROAD &
ENTRY ACCESS DETAILS
HARQUAHALA SUN I
AND II
©
Exp. Date 12/31/24
BRETT M.
STROUP
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4
BESS PLAN VIEW, ELEVATION VIEW, AND LAYOUT
TYPICAL MEGAPACK DIMENSIONS
MEGAPACK MASS
C3.2
BESS STORAGE DETAILS
HARQUAHALA SUN I
AND II
©
Exp. Date 12/31/24
BRETT M.
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4
01
INVERTER & TRANSFORMER SKID ENLARGED
GRADING DETAIL
A
HEREON
INVERTER & TRANSFORMER SKID PLAN VIEW
INVERTER & TRANSFORMER SKID SECTION "A"
02
TYPICAL LIGHTING FIXTURE DETAIL
03
C3.3
INVERTER AND
LIGHTING DETAILS
HARQUAHALA SUN I
AND II
©
Exp. Date 12/31/24
BRETT M.
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C3.4
SUBSTATION
DETAILS
1
HARQUAHALA SUN I
AND II
©
Exp. Date 12/31/24
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03
TYPICAL BERM DETAIL
TYPICAL RETENTION BASIN DETAIL
02
TYPICAL TRACKER ROWS
TYPICAL DRYWELL SYSTEM DETAIL
TYPICAL TRACKER AND FOUNDATION DETAIL
TYPICAL TRACKER RACK EAST/WEST SIDE ELEVATION DETAIL
04
1
06
07
C3.5
DRAINAGE AND
TRACKER DETAILS
TYPICAL DIVERSION SWALE DETAIL
05
Page 1 of 2
Bob Fedorka, PE
Planning & Development
301 W. Jefferson St., Suite 170
Phoenix, Arizona 85003
Phone: (602) 506-7151
www.maricopa.gov/planning
Email address:
bob.fedorka@maricopa.gov
Planning & Development
Engineering Plan Review
Date:
March 20, 2023
Memo To: Darren Gerard, AICP, Planning Manager, Department of Planning &
Development
Attn:
Adam Cannon, AICP, Sr. Planner, Planning & Development Services
cc:
Michael Norris P.E., Engineering Manager, Planning and Development
From:
Bob Fedorka, PE, Engineering Supervisor, Planning & Development
Subject:
Z2022214 – Harquahala Sun II (Utility Scale Solar) (E4 Memo)
APN(s):
Multiple
Engineering Review has reviewed the 3rd plan and report routed for review on
3/20/2023 and no objections subject to the following conditions.
1. On-site retention basins must be designed to contain overflows/spillways
designed to accommodate the unattenuated peak 100 year inflow to each
respective basin, inclusive of offsite flows.
2. Detailed grading and drainage plans must be submitted with building permit
application(s) indicating that runoff from each solar field area will be directed
to a retention basin.
3. Any reduction in the 100 year, 2hr. retention volume requirement will require
approval of a Drainage Waiver. The waiver application is a separate application
and must demonstrate that there will be no increase in runoff from the site as
a result of the proposed development. At a minimum, the first flush volume of
runoff must be retained. The Drainage Waiver is a separate application must
be approved prior to issuance of building permit(s).
4. Existing contour lines must be annotated on the plans submitted for building
permit(s).
5. Any buildings located in a floodplain must be elevated to the RFE or otherwise
floodproofed.
6. Disturbance to floodplains will require a floodplain use permit (issued
concurrent with building permit(s) by PND).
7. The gen-tie line will require an FCD issued R/W permit where it crosses FCD
encumbered properties (i.e. Saddleback FRS/Diversion Channel), prior to
issuance of a building permit(s) involving this work.
Page 2 of 2
8. Preservation of R/W is required as shown on the approved plans.
9. Engineering review of planning and/or zoning cases is for conceptual design
only. 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.
10. Based on the conceptual design nature of the information submitted, changes
to the site layout and/or a reduction in the number of solar arrays or BESS may
be necessitated by the final engineering design of the site’s drainage
infrastructure.
Please contact me with any questions.
MCDOT -- TRAFFIC ENGINEERING
REVIEW COMMENT SHEET
1 of 1
Project Name: Harquahala Sun Phase II
Location: Van Buren St. and 507th Ave.
MCDOT File No.: Z2022214
Date: 03/10/2023
Reviewer: Shannon Wood, P.E.
Phone No.: (602) 506-2250
Consultant: Kimley Horn
Project No.: 291565006
Plans Sealed By: Keith Christian II, P.E.
Consultant Code:
A = Will Comply B = Deleted
C = Consultant to Evaluate
Item
Number
Page
Number
Comments
Consultant
Reply
= = =
1
= = =
General
2nd REVIEW (TS)
Consultant: Please use the code and respond to each comment in the
Consultant Reply Column. This sheet is for our record, please answer every
question and sign and date your acknowledgement or the plans will be
sent back to complete the process. Send back the marked-up plans and a
new set of plans along with this comment sheet. Thank you for your
cooperation.
= = = = = = = = = = = = = = = = = = = = = = = = = = = = = =
Review Comments:
1st review comments have been addressed by the developer. Therefore,
County has no further comments on this traffic statement.
The Traffic Statement is Approved.
Signature: _____________________________________ Date: ___________
Use CODE
"A", "B","C"
in this column
next to every
comment.
= = = =
MCDOT -- TRAFFIC ENGINEERING
REVIEW COMMENT SHEET
1 of 4
Project Name: Harquahala Sun Phase II
Location: Van Buren St. and 507th Ave.
MCDOT File No.: Z2022214
Date: 12/27/2022
Reviewer: Shannon Wood, P.E.
Phone No.: (602) 506-2250
Consultant: Kimley Horn
Project No.: 291565006
Plans Sealed By: Keith Christian II, P.E.
Consultant Code:
A = Will Comply B = Deleted
C = Consultant to Evaluate
Item
Number
Page
Number
Comments
Consultant
Reply
= = =
= = =
1st REVIEW (TS)
Consultant: Please use the code and respond to each comment in the
Consultant Reply Column. This sheet is for our record, please answer every
question and sign and date your acknowledgement or the plans will be
sent back to complete the process. Send back the marked-up plans and a
new set of plans along with this comment sheet. Thank you for your
cooperation.
= = = = = = = = = = = = = = = = = = = = = = = = = = = = = =
General Project Summary:
The proposed Harquahala Sun Phase II project is planned to include a ~300
megawatt, alternating current (MWac) generating facility. The site is
approximately 3,414 acres, across 27 parcels. The study is based on an
opening year of 2024.
Per the traffic statement, at full build-out, the proposed development is
anticipated to generate up to 92 total weekday daily trips, 23 AM Peak Hour
Trips and 23 PM Peak Hour Trips on a typical weekday.
The development is proposing twenty-three (23) full-access points:
•
Proposed Driveway A: Harquahala Valley Rd. South of Van Buren St.
•
Proposed Driveway B: 507th Ave. South of Van Buren St.
•
Proposed Driveway C: Elwood St. East of 507th Ave.
•
Proposed Driveway D: Van Buren St. East of 507th Ave.
•
Proposed Driveway E: Van Buren St. between 499th Ave. and 507th
Ave.
•
Proposed Driveway F: Buckeye Rd. East of 507th Ave.
•
Proposed Driveway G: Buckeye Rd. East of Driveway F
•
Proposed Driveway H: Buckeye Rd. East of Driveway G
•
Proposed Driveway I: South of Buckeye Rd. & East of 507th Ave.
•
Proposed Driveway J: Elwood St. West of 499th Ave.
•
Proposed Driveway K: Broadway Rd. East of 507th Ave.
•
Proposed Driveway L: Broadway Rd. East of Driveway K.
•
Proposed Driveway M: Broadway Rd. East of Driveway L.
•
Proposed Driveway N: 499th Ave. South of Elwood St.
•
Proposed Driveway O: 499th Ave. South of Lower Buckeye Rd.
•
Proposed Driveway P: 499th Ave. North of Driveway O
•
Proposed Driveway Q: 499th Ave. North of Lower Buckeye Rd.
•
Proposed Driveway R: 499th Ave. North of Driveway Q
•
Proposed Driveway S: 499th Ave. North of Driveway R
•
Proposed Driveway T: 499th Ave. South of Buckeye Rd.
•
Proposed Driveway U: 499th Ave. North of Buckeye Rd.
•
Proposed Driveway V: 499th Ave. North of Driveway U
•
Proposed Driveway W: 499th Ave. South of Courthouse Rd.
Use CODE
"A", "B","C"
in this column
next to every
comment.
= = = =
MCDOT -- TRAFFIC ENGINEERING
REVIEW COMMENT SHEET
2 of 4
Project Name: Harquahala Sun Phase II
Location: Van Buren St. and 507th Ave.
MCDOT File No.: Z2022214
Date: 12/27/2022
Reviewer: Shannon Wood, P.E.
Phone No.: (602) 506-2250
Consultant: Kimley Horn
Project No.: 291565006
Plans Sealed By: Keith Christian II, P.E.
Consultant Code:
A = Will Comply B = Deleted
C = Consultant to Evaluate
Item
Number
Page
Number
Comments
Consultant
Reply
= = =
1
2
3
4
5
6
= = =
General
Site Plan
General
Site Plan
Site Plan
Site Plan
1st REVIEW (TS)
Consultant: Please use the code and respond to each comment in the
Consultant Reply Column. This sheet is for our record, please answer every
question and sign and date your acknowledgement or the plans will be
sent back to complete the process. Send back the marked-up plans and a
new set of plans along with this comment sheet. Thank you for your
cooperation.
= = = = = = = = = = = = = = = = = = = = = = = = = = = = = =
Review Comments:
Revise and re-submit the study to Maricopa County Planning and
Development Department as per the comments in this sheet. Use the code
and respond to each comment in the Consultant reply column on this sheet
and attach it along with your re-submittal.
The project has site frontage along the following private roads:
•
Van Buren St.
•
Webb St.
•
Lincoln St.
•
Sherman St.
•
Tonto St.
•
Elwood St., also known as Broadway Rd.
•
These roads shall remain private. MCDOT will not accept these
roadways into the public system
The review comments below are limited to roadways in the project vicinity
under Maricopa County jurisdiction.
The following roads have a future functional classification of Minor Arterial per
latest MCDOT Roadway Design Manual cross-section figure 5.3.
•
Courthouse Rd.
•
Elwood St.
•
Harquahala Valley Rd.
•
499th Ave.
The following roads have a future functional classification of Major Collector
per latest MCDOT Roadway Design Manual cross-section figure 5.4.
•
Lower Buckeye Rd.
•
507th Ave.
Buckeye Rd. has a future functional classification of Minor Collector per latest
MCDOT Roadway Design Manual cross-section figure 5.5.
Use CODE
"A", "B","C"
in this column
next to every
comment.
= = = =
MCDOT -- TRAFFIC ENGINEERING
REVIEW COMMENT SHEET
3 of 4
Project Name: Harquahala Sun Phase II
Location: Van Buren St. and 507th Ave.
MCDOT File No.: Z2022214
Date: 12/27/2022
Reviewer: Shannon Wood, P.E.
Phone No.: (602) 506-2250
Consultant: Kimley Horn
Project No.: 291565006
Plans Sealed By: Keith Christian II, P.E.
Consultant Code:
A = Will Comply B = Deleted
C = Consultant to Evaluate
Item
Number
Page
Number
Comments
Consultant
Reply
= = =
7
8
9
10
11
12
13
= = =
Site Plan
General
Site Plan
General
General
Site Plan
General
1st REVIEW (TS)
Consultant: Please use the code and respond to each comment in the
Consultant Reply Column. This sheet is for our record, please answer every
question and sign and date your acknowledgement or the plans will be
sent back to complete the process. Send back the marked-up plans and a
new set of plans along with this comment sheet. Thank you for your
cooperation.
= = = = = = = = = = = = = = = = = = = = = = = = = = = = = =
Review Comments:
Huisman St. has a future functional classification of Local Road per latest
MCDOT Roadway Design Manual cross-section figure 5.6.
Setbacks shall be per Maricopa County Zoning Ordinance, Section 1105
based on the Right-of-Way requirements of the future roadway classifications
noted above and any additional setbacks required by the MCDOT Planning
Department during the permit process.
Developer shall ensure access in maintained to adjacent/adjoining parcels not
included in this development such as but not limited to, parcels:
•
APN 506-29-016-E
•
APN 506-29-016-F
•
APN 506-29-016-G
•
APN 506-29-016-E
•
APN 506-29-031-C
Update the Traffic Statement and site plan to address connections to County
roadways at all applicable intersections including but not limited to
Courthouse Rd. & 499th Ave.
Please update the site plan to include at a minimum: location, size, and
spacing of proposed driveways, along with driveways and access points
adjacent to and opposite of the proposed development. Please refer to
Typical-Site-Plan-Example-with-Checklist-PDF (maricopa.gov) for guidance.
Driveway locations are conditionally approved. Future modification to
driveways may be required based on traffic warrants.
Update Traffic Statement to identify whether a significant number of peak
hour trips will be heavy trucks during construction. If heavy construction
traffic, discuss any mitigation measures that will be taken to accommodate
traffic.
Use CODE
"A", "B","C"
in this column
next to every
comment.
= = = =
MCDOT -- TRAFFIC ENGINEERING
REVIEW COMMENT SHEET
4 of 4
Project Name: Harquahala Sun Phase II
Location: Van Buren St. and 507th Ave.
MCDOT File No.: Z2022214
Date: 12/27/2022
Reviewer: Shannon Wood, P.E.
Phone No.: (602) 506-2250
Consultant: Kimley Horn
Project No.: 291565006
Plans Sealed By: Keith Christian II, P.E.
Consultant Code:
A = Will Comply B = Deleted
C = Consultant to Evaluate
Item
Number
Page
Number
Comments
Consultant
Reply
= = =
14
15
= = =
General
General
1st REVIEW (TS)
Consultant: Please use the code and respond to each comment in the
Consultant Reply Column. This sheet is for our record, please answer every
question and sign and date your acknowledgement or the plans will be
sent back to complete the process. Send back the marked-up plans and a
new set of plans along with this comment sheet. Thank you for your
cooperation.
= = = = = = = = = = = = = = = = = = = = = = = = = = = = = =
Review Comments:
This review assumes no mixed-use land practice shall be allowed on this site.
Any mixed-use activities shall require a new traffic statement be submitted for
review and approval.
Project resides in Flood zone AO, floodplain management standards apply.
Submit the plans to Maricopa County Flood Control District for applicable
review and approvals.
The Traffic Statement is NOT Approved.
Signature: _____________________________________ Date: ___________
Use CODE
"A", "B","C"
in this column
next to every
comment.
= = = =
Page | 1
Maricopa County
Environmental Services Department
Water and Waste Management
The Maricopa County Environmental Services Department (MCESD) has completed review for the
Harquahala Sun II planning case(s). Please note the following MCESD requirements for site
development:
Project Name: Harquahala Sun II
Primary Contact Name:
Garret Bean
Planning Application Type: Zone Change
APN(s): 506-28-022,
506-28-023C, 506-28-024A, 506-28-024B,
506-28-028B, 506-28-028E, 506-28-031C,
506-28-031D,
506-29-
011A, 506-29-012A, 506-29-013A, 506-
29-013G, 506-29-015A, 506-29-015B,
506-29-015C,
506-29-015D,
506-29-016A, 506-29-016K, 506-29-016L,
506-29-017, 506-29-018B, 506-29-018E,
506-29-024A,
506-29-
025A, 506-29-026A, 506-29-027D, 506-
29-027E, 506-29-027F, 506-29-027G,
506-29-031D,
506-29-031E &
506-29-031G.
Reviewer: Souren Naradikian, P.E.
Email: Souren.Naradikian@maricopa.gov
Phone: 602-372-2907
Planner Name: "[Insert Planner Name]"
Planning Case #: Z2022214
Date: December 12, 2022
Subdivision Infrastructure
& Planning Program
301 W. Jefferson St.
Phoenix, AZ 85003
Subdivision@maricopa.gov
esd.maricopa.gov
Page | 1
Maricopa County
Environmental Services Department
Water and Waste Management
The Maricopa County Environmental Services Department (MCESD) has completed review for the
Harquahala Sun II CPA planning case(s). Please note the following MCESD requirements for site
development:
Additional Notes –
Environmental Services does not require these items for condition of approval of CPA2022015,
however these items must be addressed with the development of the site. Environmental Services
does not require additional review of this case.
*It should be noted that this document does not approve the referenced project. Comments are
provided for the benefit of the applicant for MCESD permit requirements and as an advisory to
Maricopa County Planning and Development Department. Other Maricopa County agencies may
have additional requirements. Final review and approval will be made through Planning and
Development Department procedures. Applicant may need to submit separate applications to the
Maricopa County Environmental Services Department for approval of proposed facilities regulated
by the Department. Review of any such application will be based on current regulations at the time
of application.
Project Name: Harquahala Sun II CPA
Primary Contact Name:
Planning Application Type: CPA
APN(s):
Reviewer: Souren Naradikian, P.E.
Email: Souren.Naradikian@maricopa.gov
Phone: 602-372-2907
Planner Name: Adam Cannon, AICP
Planning Case #: CPA2022015
Date: December 6, 2022
Subdivision Infrastructure
& Planning Program
301 W. Jefferson St.
Phoenix, AZ 85003
Subdivision@maricopa.gov
esd.maricopa.gov
Page | 2
Maricopa County
Environmental Services Department
Water and Waste Management
Drinking Water –
For additional Drinking Water related questions, please contact the Drinking Water program at
(602) 506-6935 or by email at sdwquestions@maricopa.gov.
Additional Notes –
Environmental Services does not require these items for condition of approval of Z2022214 ,
however these items must be addressed with the development of the site. Environmental Services
does not require additional review of this case.
*It should be noted that this document does not approve the referenced project. Comments are
provided for the benefit of the applicant for MCESD permit requirements and as an advisory to
Maricopa County Planning and Development Department. Other Maricopa County agencies may
have additional requirements. Final review and approval will be made through Planning and
Development Department procedures. Applicant may need to submit separate applications to the
Maricopa County Environmental Services Department for approval of proposed facilities regulated
by the Department. Review of any such application will be based on current regulations at the time
of application.
From:
Jon Fell
To:
Nichter, Keith
Cc:
Adam Cannon (PND); Bob Fedorka (PND)
Subject:
Re: FW: CPA2022015 - Comprehensive Plan Amendment for Harquahala Sun II
Date:
Friday, March 31, 2023 12:40:28 PM
Attachments:
image001.png
Yes, I agree.
Jonathan Fell, PE, PTOE
Assistant District Engineer
ADOT Southwest District
GOOGLE GURU
2243 E Gila Ridge Road
Yuma, AZ 85365
928-317-2160
jfell@azdot.gov
azdot.gov
On Fri, Mar 31, 2023 at 12:05 PM Nichter, Keith <Keith.Nichter@kimley-horn.com> wrote:
Jon,
One thing you and I discussed was the flexibility of when these improvements occur.
Whether its before, during (depending on status of road quality) or after. If that still rings
true, could we revise it to say something like this?
At the time of application for building permits, plans shall indicate construction of
paved shoulders along the intersection of and extend through Salome Hwy and the
frontage road (Harquahala Valley Road) south of eastbound ramps within ADOT
ROW. Work shall also include replacement of the top 2" of the roadway surface and
re-striping at this location. Work within ADOT right-of-way shall require a permit
from ADOT. Timing of improvements shall be coordinated with ADOT prior to the
start of work.
Thanks,
Keith
From: Jon Fell <jfell@azdot.gov>
Sent: Friday, March 31, 2023 11:29 AM
To: Adam Cannon (PND) <Adam.Cannon@maricopa.gov>
Cc: Bob Fedorka (PND) <Bob.Fedorka@maricopa.gov>; Nichter, Keith
<Keith.Nichter@kimley-horn.com>
Subject: Re: FW: CPA2022015 - Comprehensive Plan Amendment for Harquahala Sun II
I concur!
Thank you both.
Jonathan Fell, PE, PTOE
Assistant District Engineer
ADOT Southwest District
GOOGLE GURU
2243 E Gila Ridge Road
Yuma, AZ 85365
928-317-2160
jfell@azdot.gov
azdot.gov
On Fri, Mar 31, 2023 at 11:22 AM Adam Cannon (PND) <Adam.Cannon@maricopa.gov>
wrote:
Sure – I did a generic one covering it to start, but I’ll go ahead and do that. Thanks.
Adam
From: Bob Fedorka (PND) <Bob.Fedorka@Maricopa.Gov>
Sent: Friday, March 31, 2023 11:21 AM
To: Nichter, Keith <Keith.Nichter@kimley-horn.com>; Adam Cannon (PND)
<Adam.Cannon@maricopa.gov>
Cc: Jon Fell <jfell@azdot.gov>; Bob Fedorka (PND) <Bob.Fedorka@Maricopa.Gov>
Subject: RE: FW: CPA2022015 - Comprehensive Plan Amendment for Harquahala Sun
II
Adam – can you add a stipulation to Z2022214 so this does not get missed with
building permit submittals.
Something to the effect:
At the time of application for building permits, plans shall indicate construction of
paved shoulders along the intersection of and extend through Salome Hwy and
the frontage road (Harquahala Valley Road) south of eastbound ramps within
ADOT ROW. Work shall also include replacement of the top 2" of the roadway
surface and re-striping at this location. Work within ADOT right-of-way shall
require a permit from ADOT prior to the start of work.
Best Regards,
Bob Fedorka, PE
PLANNING & DEVELOPMENT
301 W Jefferson Street, Suite 170, Phoenix, AZ 85003
Engineering Supervisor
O: 602-506-7151 C: 602-689-2116
MARICOPA.GOV
Facebook | Instagram | Twitter | YouTube
From: Nichter, Keith <Keith.Nichter@kimley-horn.com>
Sent: Thursday, March 30, 2023 12:39 PM
To: Adam Cannon (PND) <Adam.Cannon@maricopa.gov>
Cc: Jon Fell <jfell@azdot.gov>; Bob Fedorka (PND) <Bob.Fedorka@Maricopa.Gov>
Subject: RE: FW: CPA2022015 - Comprehensive Plan Amendment for Harquahala Sun
II
Hey All,
I just wanted to formally let you all know that our team is okay with the improvements
described below.
Appreciate everyone’s coordination on this.
Thanks,
Keith Nichter
Kimley-Horn | 1001 W. Southern Avenue, Suite 131 Mesa, Arizona 85210
Direct: 602.313.7206 | Mobile: 480.980.7042 | Main: 480.207.2666
Proud to be one of FORTUNE magazine’s 100 Best Companies to Work For
From: Adam Cannon (PND) <Adam.Cannon@maricopa.gov>
Sent: Wednesday, March 1, 2023 11:18 AM
To: Nichter, Keith <Keith.Nichter@kimley-horn.com>
Subject: FW: FW: CPA2022015 - Comprehensive Plan Amendment for Harquahala Sun
II
FYI
From: Jon Fell <jfell@azdot.gov>
Sent: Wednesday, March 1, 2023 11:16 AM
To: Adam Cannon (PND) <Adam.Cannon@maricopa.gov>
Cc: Bob Fedorka (PND) <Bob.Fedorka@Maricopa.Gov>
Subject: Re: FW: CPA2022015 - Comprehensive Plan Amendment for Harquahala Sun II
Comments for both:
Z2022214 - Zoning Amendment
CPA2022015 - Plan Amendment
Adam,
Thank you for contacting the Southwest District of the proposed amendments to the
county's subject plans.
The developer for the Harquahala Sun II,had prepared a reasonable traffic statement for
the project. Look at asphalt radi and asphalt conditions for the intersections transversed
by their construction traffic, the developer will need to improve the following locations
while under development:
Place paved shoulders along the intersection of and extend through Salome HWY
and the Frontage Road (Harquahala Valley Road) south of eastbound off and ramps
within ADOT ROW.
Replace top 2" of road; same location.
Restripe; same location.
Jonathan Fell, PE, PTOE
Assistant District Engineer
ADOT Southwest District
GOOGLE GURU
2243 E Gila Ridge Road
Yuma, AZ 85365
928-317-2160
jfell@azdot.gov
azdot.gov
---------- Forwarded message ---------
From: Adam Cannon (PND) <Adam.Cannon@maricopa.gov>
Date: Thu, 23 Feb 2023 at 08:18
Subject: CPA2022015 - Comprehensive Plan Amendment for Harquahala Sun II
To: Adam Cannon (PND) <Adam.Cannon@maricopa.gov>
Cc: Adam Cannon (PND) <Adam.Cannon@maricopa.gov>
Good morning all,
This e-mail serves as notification of a 2nd Submittal we have received from Kimley-
Horn for a Comprehensive Plan Amendment for Harquahala Sun II. Applicable
documents for review are available on the Online Permit Manager at:
https://accela.maricopa.gov/CitizenAccessMCOSS/Default.aspx. You can search for
the case by using the CPA case number CPA2022015.
Please let me know if you have any questions or concerns.
Best regards,
Adam Cannon, AICP
Senior Planner
PLANNING & DEVELOPMENT
301 W. Jefferson St., Suite 170 Phoenix, AZ 85003
O: 602-372-0292
MARICOPA.GOV
Facebook | Instagram | Twitter | YouTube
From:
Jon Fell
To:
Adam Cannon (PND)
Cc:
Bob Fedorka (PND)
Subject:
Re: FW: CPA2022015 - Comprehensive Plan Amendment for Harquahala Sun II
Date:
Wednesday, March 1, 2023 11:17:14 AM
Attachments:
image001.png
Comments for both:
Z2022214 - Zoning Amendment
CPA2022015 - Plan Amendment
Adam,
Thank you for contacting the Southwest District of the proposed amendments to the county's
subject plans.
The developer for the Harquahala Sun II,had prepared a reasonable traffic statement for the
project. Look at asphalt radi and asphalt conditions for the intersections transversed by their
construction traffic, the developer will need to improve the following locations while under
development:
Place paved shoulders along the intersection of and extend through Salome HWY and
the Frontage Road (Harquahala Valley Road) south of eastbound off and ramps within
ADOT ROW.
Replace top 2" of road; same location.
Restripe; same location.
Jonathan Fell, PE, PTOE
Assistant District Engineer
ADOT Southwest District
GOOGLE GURU
2243 E Gila Ridge Road
Yuma, AZ 85365
928-317-2160
jfell@azdot.gov
azdot.gov
---------- Forwarded message ---------
From: Adam Cannon (PND) <Adam.Cannon@maricopa.gov>
Date: Thu, 23 Feb 2023 at 08:18
Subject: CPA2022015 - Comprehensive Plan Amendment for Harquahala Sun II
To: Adam Cannon (PND) <Adam.Cannon@maricopa.gov>
Cc: Adam Cannon (PND) <Adam.Cannon@maricopa.gov>
Good morning all,
This e-mail serves as notification of a 2nd Submittal we have received from Kimley-Horn
for a Comprehensive Plan Amendment for Harquahala Sun II. Applicable documents for
review are available on the Online Permit Manager at:
https://accela.maricopa.gov/CitizenAccessMCOSS/Default.aspx. You can search for the
case by using the CPA case number CPA2022015.
Please let me know if you have any questions or concerns.
Best regards,
Adam Cannon, AICP
Senior Planner
PLANNING & DEVELOPMENT
301 W. Jefferson St., Suite 170 Phoenix, AZ 85003
O: 602-372-0292
MARICOPA.GOV
Facebook | Instagram | Twitter | YouTube
From:
Bernadette Martinez
To:
Adam Cannon (PND)
Subject:
CV HARQUAHALA Z2022214 S AND W OF BUCKEYE RD AND 491ST AVE
Date:
Wednesday, January 4, 2023 11:49:54 AM
RE: Notice Number:Z2022214
Subject Name:CV HARQUAHALA
APN (if provided):506-28-022
Subject Address (if provided):S AND W OF BUCKEYE RD AND 491ST AVE
Thank you for the notification of the above-referenced proposed development.
ADOT is neutral on this matter. As such, ADOT has no comment.
ADOT traffic engineering may offer additional comments, it is recommended that the
developer ascertain if a traffic study or permit will be necessary. We appreciate receiving the
notice, and the opportunity to review and comment. I am happy to assist with any other
questions or concerns.
Bernadette Martinez
Right of Way Coordinator Assistant
Central District
2140 W. Hilton Ave, MD 700
Phoenix, AZ 85009
602.712.2086
On Thu, Dec 15, 2022 at 4:34 PM Adam Cannon (PND) <Adam.Cannon@maricopa.gov>
wrote:
Good afternoon all,
This e-mail serves as notification of an application we have received from Kimley-Horn for
a Zone Change with Overlay to IND-2 IUPD for Harquahala Sun II. Applicable documents
for review are available on the Online Permit Manager at:
https://accela.maricopa.gov/CitizenAccessMCOSS/Default.aspx. You can search for the
case by using the Zone Change case number Z2022214. A Technical Advisory Committee
meeting is scheduled for January 17, 2023 at 9:00 a.m. If you would like to attend please let
me know and I will send you an invite.
Please let me know if you have any questions or concerns.
Best regards,
Adam Cannon, AICP
Senior Planner
Maricopa County Planning & Development Department
301 W. Jefferson St., Suite 170, Phoenix, AZ 85003
Desk: 602-372-0292
adam.cannon@maricopa.gov
P&D is now 100% digital for construction permit applications.
Find information on our new permit process here.
From:
Bernadette Martinez
To:
Adam Cannon (PND)
Cc:
Peggy Fehlman
Subject:
HARQUAHALA SUN II CPA2022015 SOUTH AND WEST OF INTERSECTION OF BUCKEYE RD & 491ST AVE
Date:
Thursday, December 15, 2022 3:05:08 PM
Thank you for the notification of the above-referenced proposed development.
ADOT is neutral on this matter. As such, ADOT has no comment.
ADOT traffic engineering may offer additional comments, it is recommended that the
developer ascertain if a traffic study or permit will be necessary. We appreciate receiving the
notice, and the opportunity to review and comment. I am happy to assist with any other
questions or concerns.
Bernadette Martinez
Right of Way Coordinator Assistant
Central District
2140 W. Hilton Ave, MD 700
Phoenix, AZ 85009
602.712.2086
On Tue, Dec 6, 2022 at 11:30 AM Adam Cannon (PND) <Adam.Cannon@maricopa.gov>
wrote:
Good morning all,
This e-mail serves as notification of an application we have received from Kimley-Horn for
a Comprehensive Plan Amendment for Harquahala Sun II. Applicable documents for
review are available on the Online Permit Manager at:
https://accela.maricopa.gov/CitizenAccessMCOSS/Default.aspx. You can search for the
case by using the CPA case number CPA2022015. A Technical Advisory Committee
meeting is scheduled for January 3, 2023 at 11:15 a.m. If you would like to attend please let
me know and I will send you an invite.
Please let me know if you have any questions or concerns.
Best regards,
Adam Cannon, AICP
Senior Planner
Maricopa County Planning & Development Department
301 W. Jefferson St., Suite 170, Phoenix, AZ 85003
Desk: 602-372-0292
adam.cannon@maricopa.gov
P&D is now 100% digital for construction permit applications.
Find information on our new permit process here.
January 13, 2023
Mr. Adam Cannon
Maricopa County Planning and Development Department
301 West Jefferson Street, Suite 170
Phoenix, Arizona 85003
Electronically submitted to Adam.Cannon@maricopa.gov
RE:
Harquahala Sun II Solar Facility (Z2022214)
Dear Mr. Cannon:
The Arizona Game and Fish Department (Department) appreciates the opportunity to review the
proposed zone change for the Harquahala Sun II solar facility. The Department understands that HV
Sunrise proposes to develop this 350 MW photovoltaic (PV) solar facility with battery storage on
approximately 2,718 acres of private land approximately 15 miles west of Tonopah in Maricopa
County, Arizona. The site is located between Saddle, Granite, and Eagle Tail mountains and is
currently primarily agricultural fields with some portions of natural desertscrub and riparian habitats.
Under Title 17 of the Arizona Revised Statutes, the Department, by and through the Arizona Game
and Fish Commission (Commission), has jurisdictional authority and public trust responsibilities to
conserve and protect the state fish and wildlife resources. In addition, the Department manages
threatened and endangered species through authorities of Section 6 of the Endangered Species Act
and the Department’s Section 10(a)(1)(A) permit. It is the mission of the Department to conserve and
protect Arizona's diverse fish and wildlife resources and manage for safe, compatible outdoor
recreation opportunities for current and future generations.
The Department recognizes the importance of planning efforts to develop renewable energy locations
that contribute to regional and state economic growth needs and would like to work closely with HV
Sunrise, Kimley-Horn and Associates (Kimley-Horn), and the County during the planning and
development of this economically-important facility. The Department recognizes that appropriate
coordination, proper planning, and voluntary implementation of best management practices allow
projects to be developed that avoid, minimize, or offset potential impacts to wildlife and recreational
access during development and operation of the facilities. For your consideration, the Department
provides the following comments based on the agency's statutory authorities, public trust
responsibilities, and special expertise related to wildlife resources and recreation.
Arizona has recently seen an increase in the number of proposed and in-development renewable
energy generation projects and associated infrastructure. Within a 30-mile radius of the Harquahala
Sun II project, several solar projects have been built or proposed, and although each of these projects
individually may have a minimal impact on the broader landscape, these projects cumulatively could
result in loss of habitat, impact wildlife movements, and affect wildlife-related recreation.
AZGFD - Harquahala Sun II Solar Facility (Z2022214)
January 13, 2023
Page 2
Additionally, long-term effects to wildlife can extend several kilometers beyond the footprint of a
solar project area (Sawyer et al. 2022 ). It is important for the County to consider all potential
1
cumulative effects and to evaluate this project in association with other projects in the area.
Department staff are available to assist in identifying potential cumulative impacts to wildlife and
associated voluntary conservation measures that can be implemented for the project.
The Department recommends conducting surveys in the project area and adjacent lands to determine
species presence. These surveys should be of sufficient duration and intensity to adequately assess all
habitat types and potential species occurrence in and adjacent to the project area. If this project
moves forward, Department staff are available to assist HV Sunrise in determining appropriate
design features and best management practices that can help minimize potential impacts. Based on
the information provided, the Department offers the following recommendations to reduce impacts to
wildlife and habitat; additional information can be found in Guidelines for Solar Development in
Arizona :
2
●
The Department’s Online Environmental Review Tool report (HGIS-18140, attached) created
on January 10, 2023, indicates that the project falls within the 10j area for Sonoran
pronghorn, which is listed as endangered under the Endangered Species Act. The Department
would like to work with HV Sunrise to minimize any potential impacts to this species and
requests coordination prior to construction activities in order to exchange information on
current Sonoran pronghorn use in the project area. If pronghorn are detected during project
activities, please notify the U.S. Fish and Wildlife Service (USFWS) Arizona Ecological
3
Services
Office
(AESO)
and
the
Department’s Sonoran Pronghorn Program Lead
(jbright@azgfd.gov) as soon as possible.
●
The Sonoran desert tortoise, which is covered under a Candidate Conservation Agreement
(CCA), could occur in the project area. The Department recommends conducting surveys, in
accordance with the Desert Tortoise Survey Guidelines for Environmental Consultants , to
4
determine the presence of this species or its habitat. If tortoises are identified, please refer to
and implement the Recommended Standard Mitigation Measures for Projects in Sonoran
Desert Tortoise Habitat and Guidelines for Handling Sonoran Desert Tortoises Encountered
5
on Development Projects .
6
●
Large-scale solar PV facilities can result in bird mortality due to habitat loss, collision with
panels, attraction due to an optical illusion of water, and unknown causes (Kosciuch et al.
2020 ). The Department recommends conducting avian surveys in order to better understand
7
potential impacts and to inform conservation measures. Additional surveys are recommended
for LeConte’s and Bendire’s thrashers, bird species of conservation concern known to occur
in the area. The Department also recommends conducting surveys for nesting birds prior to
vegetation removal and/or construction activities that occur during the breeding season. The
vegetation within the project area may provide nesting opportunities for avian species that are
regulated under the Migratory Bird Treaty Act (MBTA) and protected under state law.
7 https://journals.plos.org/plosone/article?id=10.1371/journal.pone.0232034
6 https://s3.amazonaws.com/azgfd-portal-wordpress/PortalImages/files/wildlife/2014%20Tortoise%20handling%20guidelines.pdf
5 https://s3.amazonaws.com/azgfd-portal-wordpress/PortalImages/files/wildlife/MitigationMeasures.pdf
4 https://s3.amazonaws.com/azgfd-portal-wordpress/PortalImages/files/wildlife/2010SurveyguidelinesForConsultants.pdf
3 https://www.fws.gov/office/arizona-ecological-services/contact-us
2 https://s3.amazonaws.com/azgfd-portal-wordpress/PortalImages/files/wildlife/planningFor/wildlifeFriendlyGuidelines/
FinalSolarGuidelines03122010.pdf
1 https://esajournals.onlinelibrary.wiley.com/doi/10.1002/fee.2498
AZGFD - Harquahala Sun II Solar Facility (Z2022214)
January 13, 2023
Page 3
Breeding season for birds in this area is generally January through June. If it is anticipated the
project will not be in compliance with MBTA, the Department recommends contacting the
USFWS for technical assistance.
●
The western burrowing owl, a special status species that is regulated under the MBTA, could
occur within the project area. The Department recommends conducting occupancy surveys for
western burrowing owls throughout the project area to determine if this species occurs within
the project footprint. Guidelines for conducting this survey are found in Burrowing Owl
Project Clearance Guidance for Landowners8. Please note that the surveys should be
conducted by a surveyor who is certified by the Department or has similar qualifications. If an
active burrowing owl burrow is detected, please contact the Department and the USFWS for
direction, in accordance with the guidelines. The Department recommends conducting
surveys in advance of the design phase to understand distribution of burrowing owls in the
project site; avoidance of a large burrowing owl population may be advisable over removal or
other conservation measures.
●
Bald and golden eagles, which are regulated under the Bald and Golden Eagle Protection Act
(BGEPA), could occur within the project area. If uncertain about the effects of the project to
eagles, or if it is anticipated the project will not be in compliance with the BGEPA, the
Department recommends contacting the USFWS for their Technical Assistance, as well as
Tuk Jacobson, the Department’s raptor expert, at raptors@azgfd.gov or 623-236-7575. The
USFWS and the Department will provide options to comply with the BGEPA, such as
conservation measures to avoid or minimize adverse effects to the eagles.
●
Kit fox could occur within the project area and could be influenced by loss of habitat and
connectivity. Surveys for this species are recommended to determine presence and to inform
pre-construction activities. Department staff are available to assist in identifying suitable
conservation measures if foxes or their burrows are detected, such as one-way exclosures that
allow kit foxes to exit the burrows and disperse to adjacent lands.
●
A variety of other Arizona Species of Greatest Conservation Need have the potential to occur
within the project area. If wildlife are encountered during construction activities, the
Department recommends moving them outside of the construction area, no more than 0.25
mile outside the project boundary within similar habitat. Please note that the Arizona State
Wildlife Action Plan was recently updated and the Department also has an interactive
website, Arizona Wildlife Conservation Strategy9, to help navigate and identify conservation
opportunities within the State Wildlife Action Plan and the most recent list of Species of
Greatest Conservation Need.
Maintaining habitat connectivity is a high priority for the Department, and wildlife movement
corridors are important for wildlife to respond to changing environmental conditions. The southern
end of this project falls within an identified wildlife movement area, and telemetry data show that
mule deer, a species of economic and recreational importance to the State, use this corridor as well as
the project area. Additionally, the broader landscape in which this project occurs provides movement
pathways for a variety of species. If this project is approved, the Department is available to share its
expertise on measures to reduce impacts to connectivity, and to help identify scope and timing of
surveys or studies including the following:
9 https://awcs.azgfd.com
8 https://www.azgfd.com/wildlife/speciesofgreatestconservneed/raptor-management/burrowing-owl-mangement/
AZGFD - Harquahala Sun II Solar Facility (Z2022214)
January 13, 2023
Page 4
●
The Department recommends establishing a set-back from the identified wildlife movement
area and maintaining additional open corridors across the project area to facilitate wildlife
movement. The Department would like to work with HV Sunrise in development of the site
design to provide input on the set-back, possible corridors, and ways to maintain the
ephemeral washes that occur in the project area in their natural state. These washes serve
multiple functions in the ecosystem. Not only do they provide for hydrologic flow, which is
especially important in areas that receive infrequent and isolated precipitation events, but
these washes also contain crucial riparian habitat and serve as important landscape-level
conveyance corridors for wildlife movement.
●
To the extent possible, the Department recommends retaining habitat features underneath the
panels, including vegetation and soils, instead of grading the entire site. The topography in
the majority of the site is flat and would require minimal trimming of shrubs and existing
vegetation to install the panels. Keeping the existing soil and root structures intact would
serve to minimize erosional run-off and help reduce biodiversity loss within the site (Grodsky
and Hernandez 2020 ).
10
●
The Department’s Wildlife Compatible Fencing Guidelines
provide information on how
11
fencing impacts wildlife, ways to design fencing to prevent wildlife entanglement and
impalement, and to ensure wildlife movement is not restricted. Department personnel are
available as resources to help determine appropriate fencing design and layout that will
achieve its objective while reducing impact to wildlife, such as leaving a 6–8-inch gap
between the ground surface and bottom of the fence to allow for smaller wildlife species to
move freely through the area and make use of any habitat within the project boundary.
Finally, the Department offers the following general recommendations to reduce potential impacts to
wildlife and habitat during construction and operation of the facility:
●
To minimize the potential introduction or spread of exotic invasive species, including aquatic
and terrestrial plants, animals, insects, and pathogens, precautions should be taken to wash
and/or decontaminate equipment before entering and leaving the site. See the Arizona
Department of Agriculture website
for a list of prohibited and restricted noxious weeds and
12
the Arizona Native Plant Society
for recommendations on how to control them. To view a
13
list of documented invasive species or to report invasive species in or near your project area,
visit iMapInvasives , which is a national cloud-based application for tracking and managing
14
invasive species.
●
If trenching will occur for the proposed project, the Department recommends that trenching
and backfilling crews be close together to minimize the amount of open trenches at any given
time. Where trenches cannot be back-filled immediately, the Department recommends escape
ramps be constructed at least every 90 meters. Escape ramps can be short lateral trenches or
wooden planks sloping to the surface. The Department recommends that slopes be less than
45 degrees (1:1) and trenches that have been left open overnight be inspected to remove
animals prior to backfilling.
14 https://imap.natureserve.org/imap/services/page/map.html
13 https://aznps.com/invas
12 https://agriculture.az.gov/pestspest-control/agriculture-pests/noxious-weeds
11 https://s3.amazonaws.com/azgfd-portal-wordpress/PortalImages/files/wildlife/planningFor/wildlifeFriendlyGuidelines/
110125_AGFD_fencing_guidelines.pdf
10 https://www.nature.com/articles/s41893-020-0574-x
AZGFD - Harquahala Sun II Solar Facility (Z2022214)
January 13, 2023
Page 5
●
If new powerlines will be required, the Department recommends following standards
established by the Avian Power Line Interaction Committee (APLIC), which can be found in
Suggested Practices for Avian Protection on Power Lines: The State of the Art in 2006
and
15
Reduced Avian Collisions with Power Lines: The State of the Art in 2012 . Birds of prey,
16
such as raptors, owls, vultures, and eagles, are vulnerable to powerline strikes and
electrocution during construction and operation of transmission lines; power poles can also
serve as perches for birds of prey. Tuk Jacobson, the Department’s Raptor Coordinator, can
provide further information on specific design features and best management practices; he
can be contacted at raptors@azgfd.gov or 623-236-7575.
●
The Department recommends revegetating disturbed areas with native drought-tolerant
species that represent the natural surrounding landscape. Landscaping with native plants can
help support wildlife and pollinator species in the area while reducing dust and erosion.
●
Artificial lighting could impair the ability of nocturnal animals to navigate (e.g., owls,
migratory birds, bats, and other nocturnal mammals) and may affect wildlife behavior and
populations (Davies et. al. 2013 ). The Department recommends using only the minimum
17
amount of light needed for safety. If feasible, narrow spectrum lighting is wildlife-friendly
and should be used as often as possible to minimize the number of species affected by
lighting. It is also beneficial that all lighting is shielded, canted, or cut to minimize the
amount of upward shining light.
Thank you for the opportunity to provide input on the Harquahala Sun II Solar Facility. For further
coordination, please contact Tiffany Sprague at tsprague@azgfd.gov or 623-236-7222.
Sincerely,
Luke Thompson
Habitat, Evaluation, and Lands Branch Chief
cc:
Michael Sumner - Regional Supervisor, Region IV
Tyler Williford - Region IV Habitat, Evaluation, and Lands Program Supervisor
Ginger Ritter - Project Evaluation Program Supervisor
Attachment:
Harquahala Sun II_HGIS-18140_20230110.pdf
AZGFD #M23-01102629
17 https://www.ncbi.nlm.nih.gov/pmc/articles/PMC3657119
16 https://www.aplic.org/uploads/files/15518/Reducing_Avian_Collisions_2012watermarkLR.pdf
15 https://www.aplic.org/uploads/files/2643/SuggestedPractices2006(LR-2).pdf
Arizona Environmental Online Review Tool Report
Arizona Game and Fish Department Mission
To conserve Arizona's diverse wildlife resources and manage for safe, compatible outdoor recreation
opportunities for current and future generations.
Project Name:
Harquahala Sun II
Project Description:
HV Sunrise proposed PV solar facility on 2717.76 acres in Maricopa County. Hand drawn map
Project Type:
Energy Storage/Production/Transfer, Energy Production (generation), photovoltaic solar facility (new)
Contact Person:
Tiffany Sprague
Organization:
AZ Game and Fish Dept
On Behalf Of:
MARICOPA
Project ID:
HGIS-18140
Please review the entire report for project type and/or species recommendations for the location
information entered. Please retain a copy for future reference.
Page 1 of 12
Arizona Game and Fish Department
project_report_harquahala_sun_ii_57104_58861.pdf
Project ID: HGIS-18140
Review Date: 1/10/2023 12:07:22 PM
Disclaimer:
1. This Environmental Review is based on the project study area that was entered. The report must be
updated if the project study area, location, or the type of project changes.
2. This is a preliminary environmental screening tool. It is not a substitute for the potential knowledge
gained by having a biologist conduct a field survey of the project area. This review is also not intended to
replace environmental consultation (including federal consultation under the Endangered Species Act),
land use permitting, or the Departments review of site-specific projects.
3. The Departments Heritage Data Management System (HDMS) data is not intended to include potential
distribution of special status species. Arizona is large and diverse with plants, animals, and
environmental conditions that are ever changing. Consequently, many areas may contain species that
biologists do not know about or species previously noted in a particular area may no longer occur there.
HDMS data contains information about species occurrences that have actually been reported to the
Department. Not all of Arizona has been surveyed for special status species, and surveys that have been
conducted have varied greatly in scope and intensity. Such surveys may reveal previously
undocumented population of species of special concern.
4. Arizona Wildlife Conservation Strategy (AWCS), specifically Species of Greatest Conservation Need
(SGCN), represent potential species distribution models for the State of Arizona which are subject to
ongoing change, modification and refinement. The status of a wildlife resource can change quickly, and
the availability of new data will necessitate a refined assessment.
Locations Accuracy Disclaimer:
Project locations are assumed to be both precise and accurate for the purposes of environmental review. The
creator/owner of the Project Review Report is solely responsible for the project location and thus the correctness
of the Project Review Report content.
Page 2 of 12
Arizona Game and Fish Department
project_report_harquahala_sun_ii_57104_58861.pdf
Project ID: HGIS-18140
Review Date: 1/10/2023 12:07:22 PM
Recommendations Disclaimer:
1. The Department is interested in the conservation of all fish and wildlife resources, including those
species listed in this report and those that may have not been documented within the project vicinity as
well as other game and nongame wildlife.
2. Recommendations have been made by the Department, under authority of Arizona Revised Statutes
Title 5 (Amusements and Sports), 17 (Game and Fish), and 28 (Transportation).
3. Potential impacts to fish and wildlife resources may be minimized or avoided by the recommendations
generated from information submitted for your proposed project. These recommendations are preliminary
in scope, designed to provide early considerations on all species of wildlife.
4. Making this information directly available does not substitute for the Department's review of project
proposals, and should not decrease our opportunity to review and evaluate additional project information
and/or new project proposals.
5. Further coordination with the Department requires the submittal of this Environmental Review Report with
a cover letter and project plans or documentation that includes project narrative, acreage to be impacted,
how construction or project activity(s) are to be accomplished, and project locality information (including
site map). Once AGFD had received the information, please allow 30 days for completion of project
reviews. Send requests to:
Project Evaluation Program, Habitat Branch
Arizona Game and Fish Department
5000 West Carefree Highway
Phoenix, Arizona 85086-5000
Phone Number: (623) 236-7600
Fax Number: (623) 236-7366
Or
PEP@azgfd.gov
6. Coordination may also be necessary under the National Environmental Policy Act (NEPA) and/or
Endangered Species Act (ESA). Site specific recommendations may be proposed during further
NEPA/ESA analysis or through coordination with affected agencies
Page 3 of 12
Arizona Game and Fish Department
project_report_harquahala_sun_ii_57104_58861.pdf
Project ID: HGIS-18140
Review Date: 1/10/2023 12:07:22 PM
Page 4 of 12
Arizona Game and Fish Department
project_report_harquahala_sun_ii_57104_58861.pdf
Project ID: HGIS-18140
Review Date: 1/10/2023 12:07:22 PM
Page 5 of 12
Arizona Game and Fish Department
project_report_harquahala_sun_ii_57104_58861.pdf
Project ID: HGIS-18140
Review Date: 1/10/2023 12:07:22 PM
Page 6 of 12
Arizona Game and Fish Department
project_report_harquahala_sun_ii_57104_58861.pdf
Project ID: HGIS-18140
Review Date: 1/10/2023 12:07:22 PM
Page 7 of 12
Arizona Game and Fish Department
project_report_harquahala_sun_ii_57104_58861.pdf
Project ID: HGIS-18140
Review Date: 1/10/2023 12:07:22 PM
Special Status Species Documented within 5 Miles of Project Vicinity
Scientific Name
Common Name
FWS
USFS
BLM
NPL
SGCN
Antilocapra americana sonoriensis
Sonoran Pronghorn
LE,XN
S
1
Gopherus morafkai
Sonoran Desert Tortoise
CCA
S
S
1
Toxostoma lecontei
LeConte's Thrasher
S
2
Note: Status code definitions can be found at https://www.azgfd.com/wildlife/planning/wildlifeguidelines/statusdefinitions/
.
Special Areas Documented that Intersect with Project Footprint as Drawn
Scientific Name
Common Name
FWS
USFS
BLM
NPL
SGCN
Centennial Wash
Maricopa County Wildlife Movement
Area - Riparian/Wash
Harquahala Plain
Conservation Opportunity Area
Note: Status code definitions can be found at https://www.azgfd.com/wildlife/planning/wildlifeguidelines/statusdefinitions/
.
Species of Greatest Conservation Need Predicted that Intersect with Project Footprint as Drawn, based on
Predicted Range Models
Scientific Name
Common Name
FWS
USFS
BLM
NPL
SGCN
Anaxyrus microscaphus
Arizona Toad
SC
S
2
Anthus spragueii
Sprague's Pipit
SC
2
Antilocapra americana sonoriensis
Sonoran Pronghorn
LE,XN
S
1
Aquila chrysaetos
Golden Eagle
S
2
Artemisiospiza nevadensis
Sagebrush Sparrow
Asio otus
Long-eared Owl
2
Athene cunicularia hypugaea
Western Burrowing Owl
SC
S
S
2
Auriparus flaviceps
Verdin
2
Botaurus lentiginosus
American Bittern
2
Calcarius ornatus
Chestnut-collared Longspur
2
Calypte costae
Costa's Hummingbird
2
Campylorhynchus brunneicapillus
Cactus Wren
2
Charadrius montanus
Mountain Plover
SC
2
Coccyzus americanus
Yellow-billed Cuckoo (Western DPS)
Colaptes chrysoides
Gilded Flicker
S
2
Corynorhinus townsendii pallescens Pale Townsend's Big-eared Bat
SC
S
S
1
Empidonax wrightii
Gray Flycatcher
2
Eumops perotis californicus
Greater Western Bonneted Bat
Falco mexicanus
Prairie Falcon
2
Falco peregrinus anatum
American Peregrine Falcon
Falco sparverius
American Kestrel
2
Gopherus morafkai
Sonoran Desert Tortoise
CCA
S
S
1
Page 8 of 12
Arizona Game and Fish Department
project_report_harquahala_sun_ii_57104_58861.pdf
Project ID: HGIS-18140
Review Date: 1/10/2023 12:07:22 PM
Species of Greatest Conservation Need Predicted that Intersect with Project Footprint as Drawn, based on
Predicted Range Models
Scientific Name
Common Name
FWS
USFS
BLM
NPL
SGCN
Incilius alvarius
Sonoran Desert Toad
2
Lanius ludovicianus
Loggerhead Shrike
SC
2
Lasiurus cinereus
Hoary Bat
2
Lasiurus xanthinus
Western Yellow Bat
S
2
Lithobates yavapaiensis
Lowland Leopard Frog
SC
S
S
1
Macrotus californicus
California Leaf-nosed Bat
SC
S
2
Megascops kennicottii
Western Screech-owl
Melanerpes uropygialis
Gila Woodpecker
2
Melospiza lincolnii
Lincoln's Sparrow
2
Micrathene whitneyi
Elf Owl
Myotis velifer
Cave Myotis
SC
S
2
Myotis yumanensis
Yuma Myotis
SC
2
Nyctinomops femorosaccus
Pocketed Free-tailed Bat
2
Passerculus sandwichensis
Savannah Sparrow
2
Pooecetes gramineus
Vesper Sparrow
2
Spizella breweri
Brewer's Sparrow
2
Tadarida brasiliensis
Brazilian Free-tailed Bat
Thomomys bottae subsimilis
Harquahala Southern Pocket Gopher
SC
2
Toxostoma bendirei
Bendire's Thrasher
2
Toxostoma lecontei
LeConte's Thrasher
S
2
Species of Economic and Recreation Importance Predicted that Intersect with Project Footprint as Drawn
Scientific Name
Common Name
FWS
USFS
BLM
NPL
SGCN
Callipepla gambelii
Gambel's Quail
Odocoileus hemionus
Mule Deer
Pecari tajacu
Javelina
Puma concolor
Mountain Lion
Zenaida asiatica
White-winged Dove
Zenaida macroura
Mourning Dove
Page 9 of 12
Arizona Game and Fish Department
project_report_harquahala_sun_ii_57104_58861.pdf
Project ID: HGIS-18140
Review Date: 1/10/2023 12:07:22 PM
Project Type: Energy Storage/Production/Transfer, Energy Production (generation), photovoltaic solar facility
(new)
Project Type Recommendations:
During the planning stages of your project, please consider the local or regional needs of wildlife in regards to movement,
connectivity, and access to habitat needs. Loss of this permeability prevents wildlife from accessing resources, finding
mates, reduces gene flow, prevents wildlife from re-colonizing areas where local extirpations may have occurred, and
ultimately prevents wildlife from contributing to ecosystem functions, such as pollination, seed dispersal, control of prey
numbers, and resistance to invasive species. In many cases, streams and washes provide natural movement corridors
for wildlife and should be maintained in their natural state. Uplands also support a large diversity of species, and should
be contained within important wildlife movement corridors. In addition, maintaining biodiversity and ecosystem functions
can be facilitated through improving designs of structures, fences, roadways, and culverts to promote passage for a
variety of wildlife. Guidelines for many of these can be found
at: https://www.azgfd.com/wildlife/planning/wildlifeguidelines/.
Consider impacts of outdoor lighting on wildlife and develop measures or alternatives that can be taken to increase
human safety while minimizing potential impacts to wildlife. Conduct wildlife surveys to determine species within project
area, and evaluate proposed activities based on species biology and natural history to determine if artificial lighting may
disrupt behavior patterns or habitat use. Use only the minimum amount of light needed for safety. Narrow spectrum bulbs
should be used as often as possible to lower the range of species affected by lighting. All lighting should be shielded,
canted, or cut to ensure that light reaches only areas needing illumination.
Minimize the potential introduction or spread of exotic invasive species, including aquatic and terrestrial plants, animals,
insects and pathogens. Precautions should be taken to wash and/or decontaminate all equipment utilized in the project
activities before entering and leaving the site. See the Arizona Department of Agriculture website for a list of prohibited
and restricted noxious weeds at https://www.invasivespeciesinfo.gov/unitedstates/az.shtml and the Arizona Native Plant
Society https://aznps.com/invas for recommendations on how to control. To view a list of documented invasive species or
to report invasive species in or near your project area visit iMapInvasives - a national cloud-based application for tracking
and managing invasive species at https://imap.natureserve.org/imap/services/page/map.html.
To build a list: zoom to your area of interest, use the identify/measure tool to draw a polygon around your area of
interest, and select “See What’s Here” for a list of reported species. To export the list, you must have an
account and be logged in. You can then use the export tool to draw a boundary and export the records in a csv
file.
Minimization and mitigation of impacts to wildlife and fish species due to changes in water quality, quantity, chemistry,
temperature, and alteration to flow regimes (timing, magnitude, duration, and frequency of floods) should be evaluated.
Minimize impacts to springs, in-stream flow, and consider irrigation improvements to decrease water use. If dredging is a
project component, consider timing of the project in order to minimize impacts to spawning fish and other aquatic species
(include spawning seasons), and to reduce spread of exotic invasive species. We recommend early direct coordination
with Project Evaluation Program for projects that could impact water resources, wetlands, streams, springs, and/or
riparian habitats.
The Department recommends that wildlife surveys are conducted to determine if noise-sensitive species occur within the
project area. Avoidance or minimization measures could include conducting project activities outside of breeding
seasons.
Page 10 of 12
Arizona Game and Fish Department
project_report_harquahala_sun_ii_57104_58861.pdf
Project ID: HGIS-18140
Review Date: 1/10/2023 12:07:22 PM
For any powerlines built, proper design and construction of the transmission line is necessary to prevent or minimize risk
of electrocution of raptors, owls, vultures, and golden or bald eagles, which are protected under state and federal laws.
Limit project activities during the breeding season for birds, generally March through late August, depending on species
in the local area (raptors breed in early February through May). Conduct avian surveys to determine bird species that
may be utilizing the area and develop a plan to avoid disturbance during the nesting season. For underground
powerlines, trenches should be covered or back-filled as soon as possible. Incorporate escape ramps in ditches or
fencing along the perimeter to deter small mammals and herpetofauna (snakes, lizards, tortoise) from entering ditches. In
addition, indirect affects to wildlife due to construction (timing of activity, clearing of rights-of-way, associated bridges and
culverts, affects to wetlands, fences) should also be considered and mitigated.
Based on the project type entered, coordination with State Historic Preservation Office may be required
(https://azstateparks.com/).
Based on the project type entered, coordination with U.S. Fish and Wildlife Service (Migratory Bird Treaty Act) may be
required (https://www.fws.gov/office/arizona-ecological-services).
Vegetation restoration projects (including treatments of invasive or exotic species) should have a completed site-
evaluation plan (identifying environmental conditions necessary to re-establish native vegetation), a revegetation plan
(species, density, method of establishment), a short and long-term monitoring plan, including adaptive management
guidelines to address needs for replacement vegetation.
The Department requests further coordination to provide project/species specific recommendations, please
contact Project Evaluation Program directly at PEP@azgfd.gov.
Project Location and/or Species Recommendations:
Analysis indicates that your project is located in the vicinity of an identified Conservation Opportunity Area (COA). While
there are many areas in Arizona that present abundant conservation opportunities, COAs are specific areas on the
landscape that the Department identified as having the greatest potential for conservation efforts. COAs were identified
using species and habitat data, the presence of unique landscape features, and Departmental expertise. COAs range in
size, scope, and focal species and/or habitats and are strictly a non-regulatory conservation tool for the public and our
conservation partners to consider. For more information regarding this particular COA near your project area and the
Department's suggestions for potential conservation efforts, please visit the COA profile at
https://awcs.azgfd.com/conservation-opportunity-areas.
Analysis indicates that your project is located in the vicinity of an identified wildlife habitat connectivity feature. The
County-level Stakeholder Assessments contain five categories of data (Barrier/Development, Wildlife Crossing Area,
Wildlife Movement Area- Diffuse, Wildlife movement Area- Landscape, Wildlife Movement Area- Riparian/Washes) that
provide a context of select anthropogenic barriers, and potential connectivity. The reports provide recommendations for
opportunities to preserve or enhance permeability. Project planning and implementation efforts should focus on
maintaining and improving opportunities for wildlife permeability. For information pertaining to the linkage assessment
and wildlife species that may be affected, please refer
to: https://www.azgfd.com/wildlife/planning/habitatconnectivity/identifying-corridors/.
Please contact the Project Evaluation Program (pep@azgfd.gov) for specific project recommendations.
Page 11 of 12
Arizona Game and Fish Department
project_report_harquahala_sun_ii_57104_58861.pdf
Project ID: HGIS-18140
Review Date: 1/10/2023 12:07:22 PM
HDMS records indicate that one or more Listed, Proposed, or Candidate species or Critical Habitat (Designated or
Proposed) have been documented in the vicinity of your project. The Endangered Species Act (ESA) gives the US Fish
and Wildlife Service (USFWS) regulatory authority over all federally listed species. Please contact USFWS Ecological
Services Offices at https://www.fws.gov/office/arizona-ecological-services or:
Phoenix Main Office
Tucson Sub-Office
Flagstaff Sub-Office
9828 North 31st Avenue #C3
201 N. Bonita Suite 141
SW Forest Science Complex
Phoenix, AZ 85051-2517
Tucson, AZ 85745
2500 S. Pine Knoll Dr.
Phone: 602-242-0210
Phone: 520-670-6144
Flagstaff, AZ 86001
Fax: 602-242-2513
Fax: 520-670-6155
Phone: 928-556-2157
Fax: 928-556-2121
HDMS records indicate that Sonoran Desert Tortoise have been documented within the vicinity of your project area.
Please review the Tortoise Handling Guidelines found at: https://www.azgfd.com/wildlife/nongamemanagement/tortoise/
Powered by TCPDF (www.tcpdf.org)
Page 12 of 12
From:
Caroline Klebacha
To:
Nichter, Keith
Cc:
Adam Cannon (PND); MaryEllen Walsh
Subject:
Re: Harquahala Sun II CPA2022015/Z2022214
Date:
Tuesday, April 11, 2023 9:18:53 AM
Good morning Keith,
I took a look at the Class I you sent over as well as some of the other projects that have been
completed in the area. We are amenable to reducing the level of investigation from a Class III
survey of the entire area to a Class II survey of the entire area. The survey should include 100
percent survey coverage in and around washes including Centennial Wash and its tributaries
as depicted on historical topographical maps and historical aerial imagery. We understand that
this area has been cultivated and the historical alignments may not be visible on the modern
ground surface or in recent aerials. The remainder of the project area should be sample
surveyed. The consultant may achieve this using larger transects spacing. If cultural resources
are identified in sampled areas, the transect widths should be reduced to adequately identify
cultural resources.
Please provide our office with a map and sampling strategy of the project area for our review
and comment.
Thank you,
Caroline
Caroline Klebacha, M.A.
Archaeological Compliance Specialist
State Historic Preservation Office
A Division of Arizona State Parks & Trails
Please use azshpo@azstateparks.gov for all consultation!
1110 West Washington Street, Suite 100
Phoenix, AZ 85007-2957
Phone: 602-542-7140
Email: cklebacha@azstateparks.gov
Web: http://AZStateParks.com/SHPO
On Tue, Apr 11, 2023 at 8:20 AM Nichter, Keith <Keith.Nichter@kimley-horn.com> wrote:
See below.
a. The Developer shall conduct a Class III Cultural Resources
Survey as per the comments from the Arizona State Historic
Preservation Office (AZSHPO) included in the e-mail dated March 22,
2023 prior to issuance of construction permits.
From: Caroline Klebacha <cklebacha@azstateparks.gov>
Sent: Tuesday, April 11, 2023 7:37 AM
To: Nichter, Keith <Keith.Nichter@kimley-horn.com>
Subject: Re: Harquahala Sun II CPA2022015/Z2022214
Hi Keith,
Can you send me the conditions that Adam has included for you?
Thank you,
Caroline
On Mon, Apr 10, 2023 at 4:16 PM Nichter, Keith <Keith.Nichter@kimley-horn.com>
wrote:
Caroline,
Hope you had a great weekend…I’m sure it was to short just like mine!? Thanks again for
your time on Friday. Any chance you would have a moment before the end of the day to
discuss the conditions for Harquahala Sun II?
Appreciate it!
Keith
From: Nichter, Keith
Sent: Friday, April 7, 2023 2:56 PM
To: cklebacha@azstateparks.gov
Cc: Adam Cannon (PND) <Adam.Cannon@maricopa.gov>; nikki.payne@erm.com;
jacquie.payette@erm.com; Garret Bean <garret.bean@copiapower.com>
Subject: Harquahala Sun II CPA2022015/Z2022214
Caroline,
I really appreciate your time.
See attached for the Class I for Harquahala Sun II as it relates to our discussion about the
draft conditions of approval, requiring a Class III survey, as a part of our zone change and
CPA request.
Let me know your thoughts.
Have a great weekend!
Thanks,
Keith Nichter
Kimley-Horn | 1001 W. Southern Avenue, Suite 131 Mesa, Arizona 85210
Direct: 602.313.7206 | Mobile: 480.980.7042 | Main: 480.207.2666
Proud to be one of FORTUNE magazine’s 100 Best Companies to Work For
From:
Caroline Klebacha
To:
Adam Cannon (PND)
Subject:
Re: Z2022214 - Zone Change with Overlay for Harquahala Sun II
Date:
Wednesday, March 22, 2023 1:33:56 PM
Attachments:
image001.png
Good afternoon, Adam,
We look forward to reviewing the Class III report once it is submitted.
Thank you,
Caroline
Caroline Klebacha, M.A.
Archaeological Compliance Specialist
State Historic Preservation Office
A Division of Arizona State Parks & Trails
Please use azshpo@azstateparks.gov for all consultation!
1110 West Washington Street, Suite 100
Phoenix, AZ 85007-2957
Phone: 602-542-7140
Email: cklebacha@azstateparks.gov
Web: http://AZStateParks.com/SHPO
On Mon, Feb 27, 2023 at 7:11 AM AZSHPO - AZPARKS <azshpo@azstateparks.gov>
wrote:
SHPO-2022-1480 (167964)
---------- Forwarded message ---------
From: Adam Cannon (PND) <Adam.Cannon@maricopa.gov>
Date: Thu, Feb 23, 2023 at 8:19 AM
Subject: Z2022214 - Zone Change with Overlay for Harquahala Sun II
To: Adam Cannon (PND) <Adam.Cannon@maricopa.gov>
Cc: Adam Cannon (PND) <Adam.Cannon@maricopa.gov>
Good morning all,
nd
This e-mail serves as notification of a 2
Submittal we have received from Kimley-Horn
for a Zone Change with Overlay to IND-2 IUPD for Harquahala Sun II. Applicable
documents for review are available on the Online Permit Manager at:
https://accela.maricopa.gov/CitizenAccessMCOSS/Default.aspx. You can search for the
case by using the Zone Change case number Z2022214.
Please let me know if you have any questions or concerns.
Best regards,
Adam Cannon, AICP
Senior Planner
PLANNING & DEVELOPMENT
301 W. Jefferson St., Suite 170 Phoenix, AZ 85003
O: 602-372-0292
MARICOPA.GOV
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From:
Caroline Klebacha
To:
Adam Cannon (PND)
Subject:
Re: Z2022214 - Zone Change with Overlay for Harquahala Sun II
Date:
Wednesday, January 4, 2023 10:30:47 AM
Good morning Adam,
We have reviewed the applications for both the Comprehensive Plan Amendment and the
Zone Change. We recognize that the CPA discussed completing a cultural resources review,
but the zoning change did not. We recommend that the entire Harquahala II project area be
surveyed for cultural resources. Please let us know if you have any questions or concerns.
Thank you,
Caroline
Caroline Klebacha, M.A.
Archaeological Compliance Specialist
State Historic Preservation Office
A Division of Arizona State Parks & Trails
Please use azshpo@azstateparks.gov for all consultation!
1110 West Washington Street, Suite 100
Phoenix, AZ 85007-2957
Phone: 602-542-7140
Email: cklebacha@azstateparks.gov
Web: http://AZStateParks.com/SHPO
On Mon, Dec 19, 2022 at 3:00 PM AZSHPO - AZPARKS <azshpo@azstateparks.gov> wrote:
2022-1480(166974)
I did not download anything from the link.
Arizona State Historic Preservation Office
---------- Forwarded message ---------
From: Adam Cannon (PND) <Adam.Cannon@maricopa.gov>
Date: Thu, Dec 15, 2022 at 4:34 PM
Subject: Z2022214 - Zone Change with Overlay for Harquahala Sun II
To: Adam Cannon (PND) <Adam.Cannon@maricopa.gov>
Cc: Adam Cannon (PND) <Adam.Cannon@maricopa.gov>
Good afternoon all,
This e-mail serves as notification of an application we have received from Kimley-Horn for
a Zone Change with Overlay to IND-2 IUPD for Harquahala Sun II. Applicable documents
for review are available on the Online Permit Manager at:
https://accela.maricopa.gov/CitizenAccessMCOSS/Default.aspx. You can search for the
case by using the Zone Change case number Z2022214. A Technical Advisory Committee
meeting is scheduled for January 17, 2023 at 9:00 a.m. If you would like to attend please let
me know and I will send you an invite.
Please let me know if you have any questions or concerns.
Best regards,
Adam Cannon, AICP
Senior Planner
Maricopa County Planning & Development Department
301 W. Jefferson St., Suite 170, Phoenix, AZ 85003
Desk: 602-372-0292
adam.cannon@maricopa.gov
P&D is now 100% digital for construction permit applications.
Find information on our new permit process here.
DEPARTMENT OF THE AIR FORCE
AIR EDUCATION AND TRAINING COMMAND
6 January 2023
Mr. Christopher P. Toale
Director, Community Initiatives Team
56th Fighter Wing
14185 W. Falcon Street
Luke AFB AZ 85309-1629
Mr. Adam Cannon
Maricopa County Planning & Development Department
501 North 44th Street, Suite 200
Phoenix, AZ 85008
RE: CPA2022015; Harquahala Sun II (APNs: 506-28-023C, 506-28-028E, 506-
28-031C, 506-28-031D, 506-29-015B, 506-29-027D, 506-29-027G, 506-29-031E, 506-29-031G,
506-29-012A)
Dear Mr. Cannon
Thank you for the opportunity to comment on the Harquahala Sun II Comprehensive Plan
Amendment application. The applicant requests to change the land use designation from Rural
Residential to Utilities to develop and operate a solar generating facility. This request affects
approximately 327 acres and is located approximately 15 miles west of Tonopah in
unincorporated Maricopa County, Arizona with parcels lying south and west of the intersection
of 499th Avenue and Courthouse Road. The project will include approximately 1M solar
modules mounted on single axis trackers, inverters, transformers, a 500 kV utility substation,
battery energy storage system, and one or more small buildings to house telecommunication
equipment.
As stated in the narrative, the applicant understands this project is located underneath
military training routes (MTRs). Although the proposed pole heights are not expected to exceed
150’, Luke AFB appreciates the Project Team being proactive in addressing any potential
concerns by submitting under the Informal Review DOD Siting Clearinghouse process.
Please ensure the project is submitted for an informal review through the DoD Siting
Clearinghouse for Energy, Installations, and Environment by sending the project narrative for
review to: osd.dod-siting-clearinghouse@mail.mil. This response is conditional upon their
approval/input.
If you have any questions, please contact my Community Planner, Mr. Mark James at
(623) 856-6175.
Sincerely
CHRISTOPHER P. TOALE
cc:
Colonel Keagan L. McLeese, Vice Commander, 56th Fighter Wing
Mr. Timothy A. Forero, GS-13, General Law Attorney, 56th Fighter Wing
1
January 29, 2022
Maricopa County Planning & Development Department
301 W Jefferson Street, Suite 170
Phoenix, AZ 85003
RE: Harquahala Sun II Project CPA2022015
I have multiple concerns with my residential property being surrounded by an area being re-zoned as a
utility for a solar project. Rather than object outright to re-zoning, I would rather see some rational
limitations be adopted as part of the re-zoning permitting process. While most of my proposed
comments are likely concerns of all residents inside this area, a few are specific to my property. Please
note that I formally object to this re-zoning request without some reasonable restrictions being
formally adopted.
My residence is located at 51101 W Buckeye Rd, Tonopah AZ (legal description PT W2 NE4 DAF COM N4
COR SEC TH E 700.27F TO POB TH CONT E 259.82F TH S 1D 48M E 179.84F TH W 262F TH NLY 179.99F
TO POB). I purchased this property precisely for its rural character, without any close neighbors. As such,
I use the property to board equines, observe nature and the night sky, and, more generally, escape
civilization's lights and sounds.
I am not an expert in zoning rules and regulations and welcome the County either (a) pointing out
existing language that addresses my concerns or (b) proposing alternative language as appropriate to
address my concerns. I would ask for the opportunity to review and comment on the County's response
before the permitting change is approved.
I raised multiple questions with the County on November 29, 2022, and was notified that the project
had not yet been assigned and that I should resubmit my request in a few weeks. Therefore, this is my
resubmission with additional information now that I have connected with the developer.
I would also like to notify the County that all of the items below have been raised by me as general or
specific concerns with the developer via email (sent November 29, 2022, to Keith Nichter) or during a
face-to-face visit to my property by Matt Garlinghouse and colleague on January 17, 2023. And while the
developer to date has proven to be friendly to interact with, there are many questions I have raised that
have simply not been answered or have been addressed with general comments versus firm
commitments.
As discussed with and conceptually agreed upon with the developer:
•
The re-zoning should clearly state that the only utility uses the re-zoning approval is good for is
Solar. No other utility use is allowed based on the re-zoning.
•
Security fencing for the project will be placed back at least 10' from their property line and at
least 300' (100 yards) from any residential building. In addition, all structures / above-ground
solar infrastructure (except for power lines) should be placed within their security fencing with a
further minimum 10' set back from their security fence.
2
•
Security fences near my property will not include "privacy features" designed to block viewing or
obstruct small animals from traversing the land.
•
The developer will be responsible for maintaining W Buckeye Road consistent with rural
residential standards during construction and operations. They will also be responsible for dust
abatement during construction. This responsibility for W Buckeye shall, at a minimum, run from
my property to the nearest paved road (Harquahala Valley Rd). Should the developer need to
temporarily disrupt my ability to use W Buckeye Road during construction, they should (a)
provide at least 10 days pre-notice and (b) provide an alternative road of equal or better
condition to reach a paved road.
•
The land immediately east of my property shall be left undeveloped and outside the fence line
to maintain a viewing corridor for my property. This viewing corridor shall start at my eastern
property line and continue until the current dirt road (which I do not believe is named) but is
~500th Avenue. This viewing corridor is somewhere between 1-2 acres in total size. Note I have
offered to obtain this land from the developer at fair market value, and they have indicated they
are not willing to sell but would rather treat it as a viewing corridor.
•
All trees on or within 10' of my property line shall be left as is. This is particularly important for
the two palm trees along the south end of my property line, as one of them includes an active
owl nest.
Noise Restrictions
The developer and I have discussed noise created by commercial solar inverters. The developer has
indicated a desire to place them away from residences to reduce noise. As this is a rural location
that is primarily devoid of man-made noise, I would like to see noise standards addressed in the
permitting process. I would propose the following:
•
Inverter limitation: Inverters (or similar electrical conversation devices) may not be located
within 1,000 feet of any residence to support noise abatement.
•
Development sounds shall be limited at any property line of the development or contiguous
property owned or controlled by the project developer during development. Sounds shall be
limited to 75 dBA between 7:00 a.m. and 7:00 p.m. (the "daytime limit"), and 35 dBA between
7:00 p.m. and 7:00 a.m. (the "nighttime limit").
•
Operational sounds shall be limited at any property line of the development or contiguous
property owned or controlled by the project developer during operations. Sounds shall be
limited to 45 dBA between 7:00 a.m. and 7:00 p.m. (the "daytime limit"), and 35 dBA between
7:00 p.m. and 7:00 a.m. (the "nighttime limit").
•
Operational residential sounds shall be limited at any property line of the development or
contiguous property owned or controlled by the project developer with 1,000 feet of a
residence. Sounds shall be limited to 35 dBA between 7:00 a.m. and 7:00 p.m. (the "daytime
limit"), and 25 dBA between 7:00 p.m. and 7:00 a.m. (the "nighttime limit").
3
Light Restrictions
The developer and I have discussed them introducing lights and they informed me they have no
plans to install any operational lighting within the eyesight of my property. While this sounds great, I
would like to see lighting standards addressed in the permitting process. Therefore, I would propose
the following:
•
No operational lights be installed or operated within 1,000 feet of residential property.
•
Any lights installed and operated by the developer meet international dark sky association
standards to maintain the area's current rural dark sky aspect.
Power Line Restrictions
The developer and I have discussed that they have no plans to introduce high-voltage generation
power lines near my property. While this sounds good, I would like to see this codified as part of the
permitting process. I would propose something like this:
•
The utility will not install any power lines over, under or upon any property containing a
residence
•
The utility may not install any new power lines with a voltage higher than is needed for
residential purposes within 3,000 feet of any property containing a residence.
•
The utility may not install any power lines that would disrupt a viewing corridor established as
part of the project.
Thank you for reviewing my letter and engaging with me to ensure a successful re-zoning that meets the
needs of residents as well as the Utility developer.
Sincerely,
Matthew Bates
51101 W Buckeye Rd, Tonopah AZ
matthewjerebates@gmail.com