# AVAIO Project Leo Large Site-Plan Package (2024–2026) The full AVAIO "Project Leo" site-plan package as held by Pulaski County Planning & Development — ~60 files spanning the September 2024 filing through May 2026, including the comment cycle, the **USACE wetland-permit package**, the SWPPP and drainage updates, the ALTA survey, and the codenamed **"Project Little Rock"** summary. It substantially extends the [[county-pulaski/project-leo-2026-05-22/_overview|May 2026 Project Leo production]] with the engineering and federal-permitting record. ## What's inside (selected) - `Notice of Site Plan Review Avaio Data Center-145th Street.pdf` — the county's **conditional approval** notice (approval date 12-13-24). - `Project Little Rock - Site Plan Summary.pdf` (Kimley-Horn, Nov 2024) — the project description; trade-secret-stamped. - `10112024_Comment Response_Pulaski County.pdf` (Kimley-Horn, Brianna Covington) — response to the county's 2024-10-11 comments. - `comments 8-19-25.pdf` — the 2025-08 site-plan revision thread (9→5 buildings). - `Avaio 145 St Data Center Large Site Plan/AVAIO USACE permit attachmets/` — the Nationwide-Permit pre-construction-notification package: `AVAIO_NWP_PCN_Application.pdf`, `AVAIO_Wetland_Delineation_Report_Phase 1_20240604.pdf` (81 MB), `AJD_Waters.pdf`, `AVAIO_Water_Impacts_20251028.pdf`, `AVAIO ARCHAEOLOGICAL SURVEY REPORT_20241218.pdf`, `rpt_final_AVAIO_TE_Habitat_Assessment_Report_20241211.pdf`, USACE correspondence. - `AVAIO Final SWPPP WITH NOC & STAA 04-02-2026.pdf`, `Avaio Drainage Report update 1-27-26.pdf`, `064567705-AVAIO Arkansas_ALTA_20241101_signed.pdf` (22 MB), `LIT Vesta Addition Reversion 2025-11-17.pdf` (image-only — OCR pending), `Central Arkansas Water (CAW) Will Serve.pdf`, `Quail Creek Fire Department - Coverage.pdf`. ## Key takeaways - **Conditional approval and its conditions.** Owner/developer **AVAIO Digital Partners**; engineer [[Kimley-Horn]]; parcels #35R0240002300, 35R0241300100, 35R0240002304 at "Approximately 2500 145th Street"; **"SITE PLAN REVIEW STATUS: Conditional approval,"** Planning Dept approval date **12-13-24** (`Notice of Site Plan Review Avaio Data Center-145th Street.pdf`). The five conditions: storm-drainage plan + large-site SWPPP; Road & Bridge driveway permits; **all USACE permitting for road/utility crossings of jurisdictional waters**; floodplain/wetland permitting before electrical/sewer construction; and the **reversion to acreage of the 8 platted Vesta Addition lots**. - **Design and scale — and the 9→5 reduction.** The "Project Little Rock" summary describes "a **hyperscale data center campus** ... two phases ... two substations and **nine data center buildings** ... three 60 MW building and six 40 MW buildings" on 296.354 acres (`Project Little Rock - Site Plan Summary.pdf`, p. 2) — i.e., a ~420 MW design. A **2025-08-15** Kimley-Horn email then states "the development has changed from **9 buildings to 5 buildings**" with a reconfigured layout; [[Jim Cranor]] replied that the revision "is still compliant with the earlier set of staff comments dated 11/14/24" (`comments 8-19-25.pdf`). - **"Project Little Rock" and the exemption stamp.** AVAIO's internal codename is **"Project Little Rock"**; the summary is stamped "CONFIDENTIAL — TRADE SECRETS AND COMMERCIAL/FINANCIAL INFORMATION — EXEMPT FROM DISCLOSURE UNDER PUBLIC INFORMATION ACT," yet the county released it. - **No public process.** Staff "sees no need for a public review or variance request at this time" (`10112024_Comment Response_Pulaski County.pdf`, p. 3); approval is administrative. - **The federal water nexus.** The USACE package (Nationwide-Permit PCN, a Phase-1 wetland delineation, an Approved Jurisdictional Determination request, a water-impacts figure set dated 2025-10-28, and threatened/endangered-species and cultural-resource reports) is the first Tier-1 view of AVAIO's [[Nationwide Permit|Section 404 / Nationwide-Permit]] track for crossing jurisdictional waters on the site — relevant to the water/environmental facet. ## People and orgs mentioned - [[AVAIO Digital Partners]] ([[Tom Nesel]]); [[Kimley-Horn]] ([[Brianna Covington]], P.E.; Kaden Watkins, P.E.); [[Stantec]] (Leo Tran); [[Jim Cranor]], [[Van McClendon]] (county); [[U.S. Army Corps of Engineers]]. ## Concepts invoked - [[Nationwide Permit]] — the USACE wetland track. [[Reversion to acreage]] — the Vesta Addition condition. [[Site plan review]] — the administrative path. ## Cross-references - [[county-pulaski/project-leo-2026-05-22/_overview|Project Leo production (2026-05-22)]]; [[Coushatta Management 145th Street Data Center Site Plan]] (the predecessor at this site). ## Open questions / follow-ups - **USACE environmental binaries extracted (2026-06-03)** to `extracted/county-pulaski/development-applications-2026-06-02/` (all four carried clean text layers — no OCR needed): - **Wetland & Waterbody Delineation** ([[Stantec]], June 2024, 254 pp, proj. 235710348): the site lies in the **Fish Creek watershed (HUC 11110207)**, drained by Fish Creek and two unnamed tributaries; Stantec delineated **~13,461 linear feet / 3.44 acres of jurisdictional (RPW) streams** (intermittent + perennial) plus PEM/PFO **RPW wetlands**, applying the post-*Sackett* "waters of the United States" definition — the evidentiary basis for the [[Nationwide Permit|USACE Nationwide-Permit §404]] track over the road/utility crossings. - **Archaeological Survey** (Stantec draft, Dec 2024, 72 pp): a pedestrian survey + **393 shovel tests** recorded **no archaeological sites**; Stantec recommends **"No Historic Properties Affected."** - **T&E Habitat Assessment** (Stantec, field survey 2024-11-19, 53 pp): evaluated IPaC-listed species (Gray Bat [federally + state endangered], other bats, threatened birds); **no caves on site**, but perennial streams may be **Gray Bat foraging habitat** — additional **USFWS coordination** recommended if streamside tree-clearing or water-source impacts occur. - **Water Impacts figure** (Stantec, rev. 2025-10-28): a single map sheet ("AVAIO Little Rock Entitlement Project," proj. 235710526) showing the Phase-1 limits of disturbance against the delineated jurisdictional/non-jurisdictional streams and wetlands. - *Gap unchanged:* none of these federal-permit documents names a **cooling-water source** for the operating data center — the same silence seen across the rest of the corpus. - `LIT Vesta Addition Reversion 2025-11-17.pdf` (OCR'd 2026-06-03): a **Revocation of Bill of Assurance** executed **2025-11-13** by **[[Arnett Construction Company]], Inc.** (Ted Arnett, President) as "fee owner of 100% of the Property," revoking the 1912 Vesta Addition plat (Book 1, Page 175) so the lots could be "described, conveyed and developed as a single unified tract" — the reversion-to-acreage that satisfied the conditional-approval condition. **Prepared by Jacob B.H. Hill of [[Kutak Rock LLP]]** — the same firm tied to [[Willowbend Capital, LLC|Willowbend / Project Boar]] and [[GROOT LLC|GROOT / Project Pyramid]]. Because AVAIO is a *distinct, named (non-Montfort)* developer, Kutak Rock's appearance on AVAIO's own site assembly illustrates the firm as a general Arkansas data-center conveyancing shop serving unrelated developers — a shared-vendor data point that cuts *against* reading shared counsel as common-principal evidence (consistent with [[D006 Synthesis|D006]]). - **Deed chain resolved (2026-06-03).** The ALTA survey (`064567705-AVAIO Arkansas_ALTA_20241101_signed.pdf`) was OCR'd this pass; its property description and surveyor's certification, cross-checked against a Pulaski County recorded-deed search (primary public record, [Project Leo deed pull](../../../../web%20archive/2026-06-03/pulaskideeds.com/avaio-project-leo-deed-pull.md)), settle the assembly: - The 296.354-acre campus is **all of the Vesta Addition + a portion of the [[Arnett Construction Company]] tract (Warranty Deed Inst. 2000034992, 2000) + a 7.39-acre Arnett add-on (Inst. 2024019470, 2024)**; the survey is certified to **"AVAIO Digital Partners II, LLC" and Arnett Construction Company, Inc.** - **No recorded deed conveys the campus to AVAIO** — record title remains in Arnett; AVAIO holds (at most) an unrecorded/equitable interest as of 2026-06-03. - **[[Coushatta Management, LLC]] did not sell to AVAIO** — Arnett *sold to Coushatta* a separate **62.7-acre tract adjoining on the west** (Inst. 2024011217, $1,330,000, 2024-03-07). Common grantor, adjacent parcels. - **Net-new:** AVAIO's SPV **[[ADP Little Rock Green Compute, LLC]]** is assembling land **north of the campus** (Sections 13/14) — a ~370-acre ground lease from [[Bud Price Family Farms, LLC]] and an $800k purchase from [[Matson Properties]] ([[2026-01 ADP Little Rock Green Compute Buys Land North of Project Leo|recorded 2026-01-02]]).