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DEVELOPMENT APPLICATION STAFF REPORT Case Number: CUP250004 Request: Conditional Use Permit / Site Plan Project Name: LCA of Arizona Low-Carbon Asphalt Plant Applicant/Owner: LCA of Arizona / Haile Property LLC Project Address: 12334 W. Alica Avenue. El Mirage, Az 85335 Acres 1.45 ac. Considerations The applicant is requesting the approval of a conditional use permit and site plan for a proposed low-carbon asphalt plant on a 1.4-acre parcel on Alice Avenue. The proposed operations include the production and industrial sale of high-quality Reclaimed Asphalt Pavement (RAP) using proprietary eco-friendly additives. The used and old asphalt will be stored on the site, processed, and reused for new projects throughout the valley. Three (3) employees will be operating a modified portable 250 TPH drum plant for asphalt mixing and proprietary ingredient integration in a single production shift. 50 to 80 truck trips are expected daily based on the number of sales and material deliveries. The average daily sales of the product are 500 tons per day. The applicant is requesting the approval of the project to be approved in two phases. Phase one includes temporary site improvements to allow the operation to start production and create revenue, and phase two includes making permanent on-site and off-site improvements. The applicant shall submit a site plan zoning application for staff approval within twelve months from the approval of the conditional use permit. Public Comments: Staff has received two emails regarding this proposal. The first was from a neighboring business opposing the project and asking for the application to be denied, citing environmental and street traffic concerns. Please see the attached email. The second email from a landowner requesting additional information about the proposal. General Plan Compliance The El Mirage 2020 General Plan designates the site within the Commerce/Industrial Park Planning Area and adheres to the plan. Zoning & Land Use The site is zoned Planned Area Development (PAD) with a land use designation of an undeveloped parcel. ARS 28-8481 Land Use Compatibility The site is located inside the Luke Air Force Base (LAFB) Noise Contour Zone, and the Military Airport Territory Area, and is subject to review from LAFB for land use compatibility with ARS 28-8481. Since the proposed development will be located within the “territory in the vicinity of a military airport,” it will be subjected to approximately 170 direct overflights daily. Please see the attached email from the base dated Monday, July 28, 2025. City Staff Review City staff reviewed the application and determined it is ready for the public hearing. Stipulations: The applicant shall consent and address the Technical Advisory Committee review comments mentioned in the memorandum provided to the applicant dated August 7, 2025. Planning Commission Staff is seeking a recommendation from the Planning and Zoning Commission to the City Council for final action. City Council Staff will present and seek a final action from the City Council at the September 3, 2025, public hearing. Attachments Zoning Application and TAC Review Comments Supportive Documents The supportive documents are available for review at the Development Services Department, Planning and Zoning, during the City of El Mirage's business hours.