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October 19, 2022
Z2022003
Page 1 of 3
Report to the Board of Supervisors
Prepared by the Maricopa County Planning and Development Department
Board Hearing Date:
October 19, 2022
Case #/Title:
Z2022003 – The Flower Shop – Ahwatukee
Supervisor District:
1
Applicant/Owner:
Andrew Yancy, BFS&O, PLLC / Elliot Holdings, LLC
Request:
Major Special Use Permit Amendment for a marijuana
establishment in the C-2 zoning district
Site Location:
Generally located 400’ west of the SWC of Elliot Rd. and I-10
Maricopa Frwy. in the Phoenix area
Site Size:
Approximately 1.4 acres
County Island Status:
Yes (City of Phoenix)
Additional
Comments:
The applicant, on behalf of the property owner, is requesting
a major amendment of an existing Special Use Permit (SUP)
that allows for off-site export of marijuana products to various
third-party licensed marijuana establishments throughout
Arizona. This amendment request is to expand the area of the
existing SUP for interim industrial to include the parcel
immediately west of this site. The reason for this request is due
to an increase in demand for marijuana and marijuana
extracted products from the existing facility.
There are no outstanding concerns from reviewing agencies.
The site is within the Municipal Planning Area of the City of
Phoenix. Itis designated for Commercial land uses in their
general plan, and the proposed expanded use is in concert
with the plan. There has been no comment from the City of
Phoenix. There is no known opposition.
Commission
Recommendation:
On 9/22/22, the Commission voted 8-0 to recommend
approval of Z2022003 subject to conditions ‘a’ – ‘k’:
a.
Development of the site shall be in substantial conformance with the Site Plan
entitled “The Flower Shop”, consisting of five full-size sheets, dated July 27, 2022,
and stamped received August 3, 2022, except as modified by the following
conditions.
October 19, 2022
Z2022003
Page 2 of 3
b.
Development of the site shall be in substantial conformance with the Narrative
Report entitled “The Flower Shop”, consisting of 15 pages, dated August 2, 2022,
and stamped received August 2, 2022, except as modified by the following
conditions.
c.
The following Planning Engineering conditions shall apply:
1.
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.
2.
Detailed Grading and Drainage (Site Infrastructure) Plans must be submitted
with the application for Building Permits.
3.
The subject premises is located within the County’s Urbanized Area and will
disturb more than one acre (Common Plan of Development). A Storm Water
Pollution Prevention Permit (SWPPP), issued by the County (PND), shall be
required prior to issuance of any building permits required for site
development.
d.
This special use permit shall expire on October 19, 2032, or upon termination of the
use for a period of 90 or more days, whichever occurs first. Any buildings and
improvements on the site may remain in place, but the use for which this Special
Use Permit was approved shall not continue.
e.
A recorded lot combination document must be submitted with subsequent
building permit applications.
f.
The east Sight-Visibility-Triangle of the central driveway shall have a dimension of
6½’ by 6½’ and the west Sight-Visibility-Triangle of the east driveway shall have a
dimension of 19’ by 19’.
g.
Minimum south front yard along the private street shall be three feet.
h.
Maximum height for freestanding signs shall be 32’.
i.
Any applicable conditions of approval of Special Use Permit Z2018070 and Major
Special Use Permit Amendment Z2020047 shall be maintained.
j.
Noncompliance with any Maricopa County Regulation shall be grounds for
initiating a revocation of this Special Use Permit as set forth in the Maricopa County
Zoning Ordinance.
k.
The granting of this change in use of the property has been at the request of the
applicant, with the consent of the landowner. The granting of this approval allows
the property to enjoy uses in excess of those permitted by the zoning existing on
the date of application, subject to conditions. In the event of the failure to comply
with any condition, and at the time of expiration of the Special Use Permit, the
October 19, 2022
Z2022003
Page 3 of 3
property shall revert to the zoning that existed on the date of application. It is,
therefore, stipulated and agreed that either revocation due to the failure to
comply with any conditions, or the expiration of the Special Use Permit, does not
reduce any rights that existed on the date of application to use, divide, sell or
possess the property and that there would be no diminution in value of the
property from the value it held on the date of application due to such revocation
or expiration of the Special Use Permit. The Special Use Permit enhances the value
of the property above its value as of the date the Special Use Permit is granted
and reverting to the prior zoning results in the same value of the property as if the
Special Use Permit had never been granted.
Presented by:
Martin Martell, Planner
Reviewed by:
Darren Gérard, AICP, Planning Manager
Attachment:
9/22/22 P&Z Packet (42 pages)
Note:
9/22/22 Draft P&Z Minutes are not available as of the writing of this report, but can
be provided upon request later when available.
Z2022003
Page 1 of 8
Report to the Planning and Zoning Commission
Prepared by the Maricopa County Planning and Development Department
Case:
Z2022003 – The Flower Shop - Ahwatukee
Hearing Date:
September 22, 2022
Supervisor District:
1
Applicant:
Andrew Yancy of Bergin, Frakes, Smalley & Oberholtzer, PLLC
Owner:
Elliot Holdings, LLC
Request:
Major Special Use Permit Amendment in the C-2 zoning district for
the expansion of an existing marijuana establishment onto adjacent
parcel and to include the sale of extracted product to third party,
off-site licensed dispensaries on the adjacent parcel
Site Location:
Generally located 400’ west of the SWC of Elliot Rd. and I-10
Maricopa Frwy. in the Phoenix area
Site Size:
Approx. 1.4 acres
Density:
N/A
County Island:
Yes (City of Phoenix)
County Plan:
Rural Development Area (0-1 d.u./ac)
Municipal Plan:
Phoenix – Commercial
Municipal Comments:
None received to date
Support/Opposition:
None known
Recommendation:
Approve with conditions
Z2022003
Page 2 of 8
Project Summary:
1.
The applicant is requesting a major amendment of an existing Special Use Permit (SUP)
that allows for off-site export of marijuana products to various third-party licensed
marijuana establishments throughout Arizona. This amendment request is to expand the
area of the existing SUP for interim industrial to include the parcel immediately west of this
site. The reason for this request is due to an increase in demand for marijuana and
marijuana extracted products from the existing facility. Presently, the site is two separate
parcels that will be consolidated with this request and are both in the C-2 zoning district
where marijuana establishments are an allowed use. The site is located 400’ west of the
southwest corner of Elliot Rd. and I-10 in the Phoenix area.
2.
The proposal is to demolish the existing restaurant from the neighboring parcel and
incorporate the neighboring parcel into the site redevelopment. During this process the
existing building on the site will be refurbished and a new building will be constructed on
the west part of the site. Improvements to the exiting wing will include the following:
•
Exterior refurbishment,
•
Renovated retail dispensary,
•
Administrative offices,
•
New drive-through window,
•
Laboratory for marijuana extraction/product production; and,
•
New kitchen for the distillate/assembly line for infused beverages/edibles.
The new building will be 16,000 SF and will house the following:
•
Additional laboratory for marijuana extraction/production, and,
•
Secured storage.
3.
The business hours of operation will be from 7 a.m. to 10 p.m. daily. It is anticipated to
remain open while refurbishment of the existing wing is being done. Business operations
will continue to use closed loop HVAC circulation and odor-control systems in both wings
to eliminate any potential odors from the operation. Currently the facility employs 21
individuals with expectation for 32 additional employees for a total of 53. The site will add
new parking areas that will exceed the amount of required parking for commercial
developments. Additional landscaping of the site will create an aesthetically pleasing
design and development of the site will meet many of the commercial design guidelines
(for the City of Phoenix which surrounds this county island).
4.
On July 30, 2018, the existing site was granted an As-Built Plan of Development
(LU20180064) for a medical marijuana dispensary that included the existing building
constructed circa 1985. Prior to this case the site was a medical marijuana dispensary
under different ownership that began operation in 2014. On October 24, 2018, the
Maricopa County Board of Supervisors approved an SUP (Z2018070) for an interim
industrial medical marijuana extraction facility for export to third party licensed
dispensaries around the state for a two-year timeframe. This was superseded by the
approval of a SUP modification (Z2020047) by the Board on October 7, 2020, that
extended the SUP validity period for ten-years, set to expire on October 7, 2030. Prior to
submission of the current SUP amendment, the Board of Adjustment approved two
separate variances on November 30, 2021. The first variance reduced the required
Z2022003
Page 3 of 8
distance the existing marijuana establishment can be from a preschool from 1,500’ to
1,367’ (BA2021044). The second approved variance reduced the required distance a
marijuana establishment on the neighboring parcel can be from the same preschool
from 1,500’ to 1,464’ (BA2021045). On February 15, 2022, the applicant met with the
County’s Technical Advisory Committee where the applicant informed staff that the lot
combination of the subject properties was processed with the County Assessor’s Office.
5.
The applicant is making several requests to vary from zoning district development
standards and general regulations of the ordinance in order to address the unique
circumstances facing this site from existing development. One request is to vary the
required minimum south front yard / setback from ten feet to three feet. The reason for
this request is because the existing building, built in 1985, is inside the required front yard.
Another request is to reduce the dimensions of the Sight-Visibility-Triangles (SVT) on the
side of the driveways adjacent to the existing building, since the existing building is inside
these 25’ by 25’ SVTs and because the roadway affected by these SVTs is a private street
with little traffic. The subject and surrounding parcels seem to have been originally
created and private streets laid out creating a campus setting for commercial
development.
6.
Still another request is to vary the required maximum height for freestanding signs from
24’ to 32’. There are two existing 32’ tall freestanding signs along Elliot Rd. that were
approved by two separate variances in the 1980s. Both signs are difficult to see from the
street due to the elevation difference between Elliot Rd. (as it begins approach to bridge
of the I-10 freeway) if they were at the required height. Finally, the applicant is requesting
to extend the lifetime / validity period of this SUP for an additional ten years (set to expire
on October 19, 2022) to allow the property owner to recoup the amount of money
invested in this redevelopment of this site.
2022 Aerial Image
Z2022003
Page 4 of 8
Zoning Map
Site Plan
Z2022003
Page 5 of 8
North Elevation of the New Wing
South Elevation of Existing Wing
Existing On-Site and Adjacent Zoning / Land Use:
7.
On-site:
C-2 / Marijuana Establishment & Vacant
North:
C-1 (Phoenix) / Vacant
South:
C-2 / Vacant
East:
C-2 / Hotel
West:
C-2 / Fuel center/convenience store
Z2022003
Page 6 of 8
Utilities and Services:
8.
Water:
City of Phoenix
Wastewater:
City of Phoenix
School Districts:
Kyrene Elementary School District
Tempe Union High School District
Fire:
Rural Metro
Police:
MCSO
Right-of-Way:
9.
The site is not adjacent to any MCDOT owned or maintained Right-of-Way. Elliot Rd. to
the north of the site is owned and maintained by Arizona Department of Transportation
and the street to the south is private property. No street improvements will be required as
part of this request.
Adopted Plan:
10.
Phoenix General Plan: The city’s plan designates the site and immediately surrounding
area as Commercial. This land use category accommodates office, retail, service, and
multi-family development at varying intensity of uses. The proposal appears consistent
with the city’s plan.
Public Participation Summary:
11.
The applicant notified property owners within 300’ of the site and area interested parties
around this site about this proposal. During the applicant’s Citizen Participation process
neither staff nor the applicant received any support or opposition. The City of Phoenix
was notified and as the writing of this report staff have provided no comments or
concerns.
Outstanding Concerns from Reviewing Agencies:
12.
There are no outstanding concerns from reviewing agencies
Staff Analysis:
13.
Staff supports this major amendment of the SUP. Most of the site has been in operation
as both a medical marijuana dispensary and marijuana establishment for over eight
years without issue. There is no record of complaint or zoning violation. Allowing the
existing marijuana establishment to expand onto the neighboring lot will allow the overall
site to be fully developed as a single entity. The operation meets all the required
distancing requirements for a marijuana establishment, even with the acquisition of the
neighboring lot since there is an approved variance on each parcel that reduced the
required distancing a marijuana establishment can be from an existing preschool. The
property owner has processed the required lot combination and will be submitting
building permits after approval of this amendment. Varying the development standards
to accommodate the existing non-conforming building and freestanding signs will codify
these structures, and these development standard variations will have a minimal impact
Z2022003
Page 7 of 8
on the surrounding area since these structures have been on this site for over 30 years.
Increasing the lifetime of this SUP for an additional ten years will also have a minimal effect
on the surrounding area since an existing marijuana establishment has been in operation
on this site since 2014 and the restaurant on the neighboring lot has been out of business
for several months. Thus, the approval of this amendment will allow a successful business
to continue to thrive at this location.
14.
A marijuana establishment that dispenses product grown/produced on site is a permitted
use in the C-2 zoning district. However, an establishment that distributes product to offsite
dispensaries is a wholesale operation not permitted in the C-2 zoning district. The SUP
entitles the wholesale operation but is limited to a maximum ten-year period.
Recommendation:
15.
Staff recommends the Commission adopt a motion recommending that the Board of
Supervisors approve Z2022003 subject to the following conditions ‘a’ – ‘j’:
a.
Development of the site shall be in substantial conformance with the Site Plan
entitled “The Flower Shop”, consisting of five full-size sheets, dated July 27, 2022,
and stamped received August 3, 2022, except as modified by the following
conditions.
b.
Development of the site shall be in substantial conformance with the Narrative
Report entitled “The Flower Shop”, consisting of 15 pages, dated August 2, 2022,
and stamped received August 2, 2022, except as modified by the following
conditions.
c.
The following Planning Engineering conditions shall apply:
1.
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.
2.
Detailed Grading and Drainage (Site Infrastructure) Plans must be submitted
with the application for Building Permits.
3.
The subject premises is located within the County’s Urbanized Area and will
disturb more than one acre (Common Plan of Development). A Storm Water
Pollution Prevention Permit (SWPPP), issued by the County (PND), shall be
required prior to issuance of any building permits required for site
development.
d.
This special use permit shall expire on October 19, 2032, or upon termination of the
use for a period of 90 or more days, whichever occurs first. Any buildings and
improvements on the site may remain in place, but the use for which this Special
Use Permit was approved shall not continue.
Z2022003
Page 8 of 8
e.
A recorded lot combination document must be submitted with subsequent
building permit applications.
f.
The east Sight-Visibility-Triangle of the central driveway shall have a dimension of
6½’ by 6½’ and the west Sight-Visibility-Triangle of the east driveway shall have a
dimension of 19’ by 19’.
g.
Minimum south front yard along the private street shall be three feet.
h.
Maximum height for freestanding signs shall be 32’.
i.
Any applicable conditions of approval of Special Use Permit Z2018070 and Major
Special Use Permit Amendment Z2020047 shall be maintained.
j.
Noncompliance with any Maricopa County Regulation shall be grounds for
initiating a revocation of this Special Use Permit as set forth in the Maricopa County
Zoning Ordinance.
k.
The granting of this change in use of the property has been at the request of the
applicant, with the consent of the landowner. The granting of this approval allows
the property to enjoy uses in excess of those permitted by the zoning existing on
the date of application, subject to conditions. In the event of the failure to comply
with any condition, and at the time of expiration of the Special Use Permit, the
property shall revert to the zoning that existed on the date of application. It is,
therefore, stipulated and agreed that either revocation due to the failure to
comply with any conditions, or the expiration of the Special Use Permit, does not
reduce any rights that existed on the date of application to use, divide, sell or
possess the property and that there would be no diminution in value of the
property from the value it held on the date of application due to such revocation
or expiration of the Special Use Permit. The Special Use Permit enhances the value
of the property above its value as of the date the Special Use Permit is granted
and reverting to the prior zoning results in the same value of the property as if the
Special Use Permit had never been granted.
Presented by:
Martin Martell, Planner
Reviewed by:
Matthew Holm, AICP, Planning Supervisor
Attachments:
Case Map (1 page)
Site Plan (reduced 8.5”x11”, 5 pages)
Narrative Report (15 pages)
MCESD comments (1 page)
DPR comments (2 pages)
M
ARICO
PA CO
UN
TY
/
M
aricopa County Planning & Developm
ent - Phoenix, AZ
1
G
ross Acres: 1.4 approx.
G
enerated August 25, 2022 10:48 AM
Z2022003
Application Nam
e:
Legal Description
The Flow
er Shop Ahw
atukee EDR
Applicant
Case Address
, TT1S RR4E 17
Caleb W
eeks for Bergin, Frakes, Sm
alley & O
berholtzer, PLLC (BFSO
)
10823 S 51ST St
Applicant Phone/Em
ail
Parcel Prim
ary:
160.288.8786
cweeks@
bfsolaw
.com
PHO
ENIX AZ 85044
M
ap scale 1:1,019
Supervisor District No.
301-54-787D
SPECIAL USE PERM
IT APPLICA
TIO
N AND ADM
INISTRA
TIVE APPRO
VAL O
F PLAN O
F DEVELO
PM
ENT
5.3585 in
ARCHITECT
RSP Architects, Ltd.
1220 Marshall Street NE
Minneapolis, MN 55413
Phone: 612.677.7100
Fax: 612.677.7499
Jason Ploszaj, Principal
Phone:
612.677.7100
Email:
Jason.ploszaj@rsparch.com
Shane Lucero, Project Architect/Manager
Phone:
612.677.7100
Email:
Shane.lucero@rsparch.com
Jake Vacek, Project Architect
Phone:
612.677.7100
Email:
Jake.vacek@rsparch.com
CIVIL ENGINEER
KBELL ENGINEERING
1355 N 86th Place
Mesa, Arizona 85207
Phone: 602.980.8246
Kelly Bell, P.E.
Phone: 602.980.8246
Email: KBELL@KBELLENG.COM
LANDSCAPE CONSULTANT
TRUEFORM landscape architecture studio
2009 N 7th Street Suite F
Phoenix, AZ 85006
Phone: 480.382.4244
Roger Socha
Phone:
480.518.2053
Email:
roger.socha@trueformlas.com
TENANT REPRESENTATIVE
Nature's Healing Center, Inc, dba The Flower Shop
4343 E. Camelback Rd., Ste 210
Phoenix, AZ 85018
Phone: 480.532.8982
Fax: 602.888.7856
Chris Anaradian, Development Manager
Email:
chrisa@theflowershopaz.com
OWNER INFORMATION
Elliot Holdings LLC
3219 E CAMELBACK RD STE 425 PHOENIX AZ USA
85018-2307
MEP ENGINEER
IMEG Corp (MSA Engineering Consultants)
7878 N 16th Street Suite 140
Phoenix, Arizona 85020
Phone: 602.943.8424
Brett Casperson, LEED AP
Phone: 480.566.2273
Email: brett.c.casperson@imegcorp.com
0
0
ELEVATION /
LEVEL TAG
REVISION
REFERENCE
MATCH LINE
SEE X/XXX
MATCH LINE
XXXX
48" AFF
PARTITION TAG
TO FOOTING
EL= 96'-0"
DRAWING TITLE
NORTH ARROW
ELEVATION TAG -
SINGLE VIEW
A101
1
ELEVATION TAG -
MULTIPLE VIEW
A101
2
DETAIL TAG
WALL SECTION
TAG
BUILDING
SECTION TAG
ENLARGED PLAN
OR DETAIL
REFERENCE
A101
1
SIM
ROOM TAG
KEYNOTE
23
WINDOW TAG
EQUIPMENT TAG
101
DOOR TAG
FINISH TAG
- WITH EXTENT OF FINISH
FINISH TAG
- ALL SURFACES
FINISH
TRANSITION
VB-1
CPT-1
12
VIEW NAME
1/8" = 1'-0"
EL= 100'-0"
SPOT ELEVATION
0
COLUMN OR GRID
LINE - NEW
COLUMN OR GRID
LINE - EXISTING
0
ROOM NAME
101
150 SF
PT-1
VB-1
(WALL FINISH)
(BASE FINISH)
(FLOOR FINISH)
(ROOM NAME)
(ROOM NUMBER)
(ROOM AREA)
1
TL-1
CPT-1
CPT-1
1
N
1
234
MATERIAL TAG
PT-1
A101
1
SIM
1
A101
SIM
1
A101
SIM
1
A101
SIM
OWNER
Grace Capital Investment Corporation (301-54-787E)
PO Box 1549
Cave Creek, AZ 85327
Deed Number: 090804213
Elliot Holdings LLC (301-54-787D)
3219 E CAMELBACK RD STE 425 PHOENIX AZ USA 85018-2307
TENANT REPRESENTATIVE
FLOWER SHOP
4343 E. Camelback Rd., Ste 210
Phoenix, AZ 85018
Phone: 480.532.8982
Fax: 602.888.7856
Contact: Chris Anaradian, Development Manager
Email: canaradian@bfslaw.com
ARCHITECT
RSP ARCHITECTS
502 S. College Avenue, Suite 203
Contact: Shane Lucero
Phone:
612.677.7100
Email: shane.lucero@rsparch.com
CIVIL ENGINEER
KBELL ENGINEERING
1355 N 86th Place
Mesa, Arizona 85207
Phone: 602.980.8246
Contact: Kelly Bell, P.E.
Phone: 602.980.8246
Email: KBELL@KBELLENG.COM
LANDSCAPE ARCHITECT
TRUEFORM LANDSCAPE ARCHITECTURE STUDIO
2009 N 7th Street Suite F
Phoenix, AZ 85006
Phone: 480.382.4244
Contact: Roger Socha
Phone: 480.518.2053
Email: roger.socha@trueformlas.com
MEP ENGINEER
IMEG Corp
7878 N 16th Street Suite 140
Phoenix, Arizona 85020
Phone: 602.943.8424
Contact: Brett Casperson, LEED AP
Phone: 480.566.2273
Email:brett.c.casperson@imegcorp.com
PROJECT NAME:
THE FLOWER SHOP
PROJECT DESCRIPTION:
Parking lot improvements.
APPLICABLE CODES:
2012 International Building Code w/ Amendments
2012 International Energy Conservation Code w/ Amendments
2012 International Mechanical Code w/ Amendments
2012 International Plumbing Code w/ Amendments
2011 National Electrical Code w/ Amendments
2003 International Fire Code w/ Amendments
2010 ADA Standards for Accessible Design
SITE AREA:
GROSS:
_ 1.4 ACRES
NET:
_ 1.3 ACRES
ZONING:
EXISTING:
_ C-2 SUP
OCCUPANCY:
Existing:
_ Mercantile (M) / Factory (F-1)
Proposed:
_ Mercantile (M) / Factory (F-1)
TYPE OF CONSTRUCTION:
Existing:
_ IIB with AFES
PARKING CALCULATION:
REQUIRED:
Office / Commercial - 6,428 @ 1/250 = 26
Warehouse - 2,197 @ 1/900 = 3
Manufaturing - 19,290 @ 1/600 = 33
Total = 62
PROVIDED:
_ 69*
* Includes 6 ADA spaces
PARKING CALCULATION ADA:
REQUIRED:
_ 5% (OF TOTAL) = 4
PROVIDED:
_ 6
LOT COVERAGE:
MAXIMUM:
_ 60%
PROPOSED:
_ 28%
BUILDING HEIGHT:
MAXIMUM:
_ 4 story (40')
PROPOSED:
_ 2 Story (27') (existing)
2 Story (35'6") (proposed)
BUILDING AREA:
EXISTING:
_ 17,719 SF
ADDITION:
_ 16,064 SF
BLDG AREA TOTAL:
_ 33,783 SF
SIGNAGE:
ALLOWABLE :
_ 15% OF TOTAL SINGLE WALL FACE
PROPOSED:
_ 2% NORTH FACADE (Proposed)
_ 3% SOUTH FACADE, 1% NORTH FACADE, AND
1% EAST FACADE (Existing)
SITE SIGNAGE:
_ 32' Freestanding Sign at NE corner of the site.
_ 32' Freestanding sign centrally located at the north of the site.
_ Directional signage on block wall at west entry.
_ Menu Board at drivethrough (30sf) (Level 3)
_ Preview Boad at drivethrough (30sf) Level 3)
_ All EMD Signs shall be in Compliance with MCZO 1401 / 1403)
SCHOOL DISTRICT:
Kyrene School District
E ELLIOT RD
S 51ST ST
MARICOPA FREEWAY
S 51ST ST
SITE
N
PRIVATE ST.
Project No.
RSP Architects
502 South College Avenue
Suite 203
Tempe, AZ 85281-3714
480.889.2000
480.889.2099 fax
www.rsparch.com
Drawn By
Checked By
Date
NOTICE: The designs shown and described herein including
all technical drawings, graphics, and models thereof, are
proprietary and cannot be copied, duplicated or commercially
exploited, in whole or in part, without express written
permission of RSP Architects. These are available for limited
review and evaluation by clients, consultants, contractors,
government agencies, vendors and office personnel only in
accordance with this Notice.
© Copyright RSP Architects 2021. All rights reserved.
Sheet Issues / Revisions
Certification
Project For
Consultants
8/12/2022 11:57:22 AM
BIM 360://Flower Shop - 10827 S 51st St./A20_Tukee FS New Building.rvt
3378.001.00
JV
SL
07-27-22
A00
COVER SHEET - SUP
THE FLOWER
SHOP
SITE PACKAGE
LOCATION MAP
DOCUMENT PACKAGE
SITE SUMMARY
SHEET INDEX
DRAWING SYMBOLS
ISSUED:
July 27, 2022
PACKAGE: Special Use Permit Major Amendment
Z2022003
PROJECT TEAM
PROJECT NUMBER:
THE FLOWER SHOP
SITE PACKAGE
10823 S 51ST St, Phoenix, AZ 85044
3378.001.00
DISCIPLINE
DRAWINGS
ISSUES
SHEET NO.
NAME
Package #1
SUP Resubmittal
00 GENERAL
A00
COVER SHEET - SUP
x
10 ARCHITECTURAL SITE
A01
SITE PLAN - SUP
x
10 ARCHITECTURAL SITE
A10
ELEVATIONS - SUP
x
10 ARCHITECTURAL SITE
A11
RENDERINGS
x
10 ARCHITECTURAL SITE
A13
FREESTANDING SIGNS - SUP
x
20 CIVIL
C1
COVERSHEET
x
A
20 CIVIL
C2
NOTES
x
A
20 CIVIL
C3
DEMOLITION PLAN
x
A
20 CIVIL
C4
GRADING & DRAINAGE PLAN
x
A
20 CIVIL
C5
UTILITY PLAN
x
A
25 LANDSCAPE
L0.01
COVER SHEET
x
A
25 LANDSCAPE
L1.01
HARDSCAPE PLAN
x
A
25 LANDSCAPE
L1.02
HARDSCAPE DETAILS
x
A
25 LANDSCAPE
L2.01
PLANTING PLAN
x
A
25 LANDSCAPE
L2.02
PLANTING DETAILS
x
A
RENDERING
No.
Date
Description
Case no. Z2022003
RECEIVED 3.AUG 22
C om p onen t#62
C om p one nt# 243
C om p one nt# 239
C om p one nt# 103
C om p one nt# 17
C om p one nt# 126
C om p one nt# 16
C om p one nt# 240
C om p onen t#15
C om p onen t#13
C om p onen t#21
C om p one nt# 189
C om p onen t#19
C om p one nt# 153
C om p onen t#20
C om p onen t#17
C om p onen t#12
C om p onen t#14
C om p onen t#2
C om p one nt# 170
C om p one nt# 169
C om p one nt# 27
C om p one nt# 205
C om p onen t#82
C om p one nt# 230
C om p one nt# 104
C om p onen t#89
C om p one nt# 241
C om p one nt# 108
C om p one nt# 107
C om p onen t#30
C om p onen t#28
C om p onen t#29
C om p one nt# 185
C om p one nt# 185
C om p onen t#38
C om p onen t#39
C om p onen t#2
C om p onen t#1
C om p onen t#8
C om p onen t#95
C om p onen t#3
Difference
C om p onen t#76
C om p onen t#7
C om p onen t#3
C om p onen t#93
C om p onen t#36
C om p onen t#25
C om p one nt# 190
C om p one nt# 181
C om p one nt# 192
C om p one nt# 175
C om p one nt# 24
C om p onen t#86
C om p one nt# 194
C om p one nt# 176
C om p one nt# 191
C om p one nt# 195
C om p one nt# 174
C om p onen t#31
C om p onen t#32
C om p onen t#35
C om p one nt# 258
C om p one nt# 259
PROPERTY LINE
PROPERTY LINE
EASEMENT LINE
EASEMENT LINE
GRACE CAPITAL INVESTMENT CORPORATION
ZONING C-2
APN 301-54-787E
Land Use: Gas Station/ Convenience Store
N88°54'25"W (R4) 300.30' (R4)
N88°51'45"W (M) 300.29' (M)
N81°25'44"W (M) 275.73' (C)
ELLIOT HOLDINGS LLC
ZONING C-2
APN 301-54-787D
Land Use: Vacant
ZONE LAND HOLDINGS LLC
ZONING C-2
APN 301-54-788
Land Use: Dispensery
S88°54'25"E (R4) S88°51'42"E (M) 322.69' (R&M)
GIPHX10 LLC
ZONING C-2
APN 301-54-787F
Land Use: Private Street
S88°24'12"E (R4)
S85°21'29"E (M) 155.95' (R&M)
S88°24'12"E (R4)
S85°21'29"E (M) 154.56' (R&M)
S88°54'25"E (R4) S88°51'42"E (M) 206.54' (R&M)
S08°31'33"W (R4) S08°34'16"W (M) 121.00' (R&M)
N81°28'27"W (R4)
N81°25'44"W (M)
20.00' (R&M)
S08°31'33"W (R4)
S08°34'16"W (M)
29.00' (R&M)
N81°28'27"W (R4) N81°25'44"W (M) 241.48' (R&M)
PARKING
NEW WING 16,064 SF
EXISTING WING
DRIVETHRU
N01°05'35"E
EXISTING
BUILDING
ENTRY
DRIVE THRU
WINDOW
ENTRY
ESMT
8' - 0"
EXISTING
BACKFLOW
PREVENTOR
16
20
4
ESMT
12' - 0"
EXIST.
TRASH
EXIT
1
3
1
3
4
1
3
2
1
4
LANDSCAPE
4
11
8
3' FRONT YARD
SETBACK LINE
2 STORY
2 STORY
112' - 6"
MENU / PREVIEW BOARD.
ELECTRONIC MESSAGE BOARD LEVEL 3
0'
10'-0"
20'-0"
40'-0"
SCALE: 1" = 20'
60'-0"
NORTH
12' - 8"
39' - 0"
ELLIOT ROAD
ELLIOT & 51ST STREET LLC/
UPTOWN SQUARE LLC
ZONING C-2
APN 301-54-787A
Land Use: Hotel
321' - 2"
SIGNAGE
SEE ELEVATIONS
SIGNAGE
SEE ELEVATIONS
137' - 4"
275' - 9"
121' - 0"
20' - 0"
29' - 0"
106' - 0"
TRELLIS SCREEN
WATERLINE
EASEMENT
SIGN AND UTILITY
EASEMENT
SRP
EASEMENT
WATERLINE
EASEMENT
SIGN AND UTILITY
EASEMENT
SIGN AND UTILITY
EASEMENT
SIGN AND UTILITY
EASEMENT
PRIVATE STREET
EXISTING FH
EXISTING FH
Height of BLDG -27'
BLGD Area - 17,719 sf
Parking areas and
drives to be paved
ALL OUTDOOR LIGHTING WILL BE
IN COMPLIANCE WITH SECTION
1112 OF THE COUNTY ZONING
ORDINANCE
GIPHX10 LLC
ZONING C-2
APN 301-54-787C
Land Use: Vacant
Exterior Site Lighting at 18'
AFF (MCZO Article 1102.7.6)
and (MCZO 1112) TYP
EXISTING FH
215' - 10"
NEW
FREESTANDING
SIGN 1
HEIGHT -32'-0"
NEW
FREESTANDING
SIGN 2
HEIGHT -32'-0"
COMMUNICATION
EASEMENT
SIGNAGE
SEE ELEVATIONS
3' FRONT YARD
SETBACK LINE
SETBACK
3' - 0"
SETBACK
3' - 0"
LANDSCAPE
DIRECTIONAL SIGNAGE
ON GABION WALL
TOP OF SIGN AT 3'-2"
HEIGHT
NEW SIDEWALK -
REFER TO LANDSCAPE
NEW HC
RAMP
METAL PLANTERS
12' - 0"
2' - 2"
2' - 2"
12' - 0"
NEW SIDEWALK.
TERMINATE AT PRIVATE DRIVE
LANDSCAPE
LANDSCAPE
CANOPY
NEW ELECTRICAL
EQUIPMENT
NEW ELECTRICAL
EQUIPMENT
SIGNAGE
SEE ELEVATIONS
LOADING
LOADING
6
Parking areas and
drives to be paved
Exterior Site Lighting at 18'
AFF (MCZO Article 1102.7.6)
and (MCZO 1112) TYP
25' - 11"
24' - 2"
12' - 2"
55' - 7"
80' - 3"
25' - 0"
47' - 2"
54' - 4"
SETBACK
28' - 11"
GABION WALL
AT 3'-6" HEIGHT
Height of BLDG - 35' 4"
BLDG Area - 16,064 SF
MATTERS CONTAINED IN THAT CERTAIN DOCUMENT
ENTITLED:
SIGN AND UTILITY EASEMENT AGREEMENT
FROM:
JUNE 2, 1982
EXECUTED BY:
W.M. GRACE DEVELOPMENT COMPANY AND MCDONALD'S
CORPORATION
RECORDING DATE:
JULY 27, 1982
RECORDING NO:
DOCKET 16178, PAGE 249
REFERENCE IS HEARBY MADE TO SAID DOCUMENT FOR FULL PARTICULARS.
(PLOTTED, AFFECTS SUBJECT PROPERTY)
1
EASEMENT(S) FOR THE PURPOSE(S) SHOWN BELOW AND RIGHTS INCIDENTAL
THERETO, AS GRANTED IN A DOCUMENT
GRANTED TO:
SALT RIVER PROJECT AGRICULTURAL IMPOVEMENT AND
POWER DISTRIST
PURPOSE:
POWER DISTRIBUTION
RECORDING DATE:
APRIL 4, 2007
RECORDING NO:
2007-0399401
AFFECTS:
SAID LAND MORE PARTICULARY DESCRIBED THEREIN
(PLOTTED AFFECTS SUBJECT PROPERTY)
2
MATTERS CONTAINED IN THAT CERTAIN DOCUMENT
ENTITLED:
AFFIDAVIT AS TO FACTS TO LOST ORIGINAL (WITH SIGN
AND UTILITY EASEMENT AGREEMENT)
EXECUTED BY:
W.M. GRACE DEVELOPMENT COMPANY AND MOBILE OIL
CORPORATION
RECORDING DATE:
JUNE 2, 2009
RECORDING NO:
2009-0497887
REFERENCE IS HEARBY MADE TO SAID DOCUMENT FOR FULL PARTICULARS.
(PLOTTED, AFFECTS SUBJECT PROPERTY)
3
EASEMENT(S) FOR THE PURPOSE(S) SHOWN BELOW AND RIGHTS INCIDENTAL
THERETO, AS SET FORTH IN A DOCUMENT
PURPOSE:
WATERLINE
RECORDING DATE:
JUNE 14, 1983
RECORDING NO:
83-016095
4
OWNER
Grace Capital Investment Corporation (301-54-787E)
PO Box 1549
Cave Creek, AZ 85327
Deed Number: 090804213
Elliot Holdings LLC (301-54-787D)
3219 E CAMELBACK RD STE 425 PHOENIX AZ USA 85018-2307
TENANT REPRESENTATIVE
FLOWER SHOP
4343 E. Camelback Rd., Ste 210
Phoenix, AZ 85018
Phone: 480.532.8982
Fax: 602.888.7856
Contact: Chris Anaradian, Development Manager
Email: canaradian@bfslaw.com
ARCHITECT
RSP ARCHITECTS
502 S. College Avenue, Suite 203
Contact: Shane Lucero
Phone:
612.677.7100
Email: shane.lucero@rsparch.com
CIVIL ENGINEER
KBELL ENGINEERING
1355 N 86th Place
Mesa, Arizona 85207
Phone: 602.980.8246
Contact: Kelly Bell, P.E.
Phone: 602.980.8246
Email: KBELL@KBELLENG.COM
LANDSCAPE ARCHITECT
TRUEFORM LANDSCAPE ARCHITECTURE STUDIO
2009 N 7th Street Suite F
Phoenix, AZ 85006
Phone: 480.382.4244
Contact: Roger Socha
Phone: 480.518.2053
Email: roger.socha@trueformlas.com
MEP ENGINEER
IMEG Corp
7878 N 16th Street Suite 140
Phoenix, Arizona 85020
Phone: 602.943.8424
Contact: Brett Casperson, LEED AP
Phone: 480.566.2273
Email:brett.c.casperson@imegcorp.com
PROJECT NAME:
THE FLOWER SHOP
PROJECT DESCRIPTION:
Parking lot improvements.
APPLICABLE CODES:
2012 International Building Code w/ Amendments
2012 International Energy Conservation Code w/ Amendments
2012 International Mechanical Code w/ Amendments
2012 International Plumbing Code w/ Amendments
2011 National Electrical Code w/ Amendments
2003 International Fire Code w/ Amendments
2010 ADA Standards for Accessible Design
SITE AREA:
GROSS:
_ 1.4 ACRES
NET:
_ 1.3 ACRES
ZONING:
EXISTING:
_ C-2 SUP
OCCUPANCY:
Existing:
_ Mercantile (M) / Factory (F-1)
Proposed:
_ Mercantile (M) / Factory (F-1)
TYPE OF CONSTRUCTION:
Existing:
_ IIB with AFES
PARKING CALCULATION:
REQUIRED:
Office / Commercial - 6,428 @ 1/250 = 26
Warehouse - 2,197 @ 1/900 = 3
Manufaturing - 19,290 @ 1/600 = 33
Total = 62
PROVIDED:
_ 69*
* Includes 6 ADA spaces
PARKING CALCULATION ADA:
REQUIRED:
_ 5% (OF TOTAL) = 4
PROVIDED:
_ 6
LOT COVERAGE:
MAXIMUM:
_ 60%
PROPOSED:
_ 28%
BUILDING HEIGHT:
MAXIMUM:
_ 4 story (40')
PROPOSED:
_ 2 Story (27') (existing)
2 Story (35'6") (proposed)
BUILDING AREA:
EXISTING:
_ 17,719 SF
ADDITION:
_ 16,064 SF
BLDG AREA TOTAL:
_ 33,783 SF
SIGNAGE:
ALLOWABLE :
_ 15% OF TOTAL SINGLE WALL FACE
PROPOSED:
_ 2% NORTH FACADE (Proposed)
_ 3% SOUTH FACADE, 1% NORTH FACADE, AND
1% EAST FACADE (Existing)
SITE SIGNAGE:
_ 32' Freestanding Sign at NE corner of the site.
_ 32' Freestanding sign centrally located at the north of the site.
_ Directional signage on block wall at west entry.
_ Menu Board at drivethrough (30sf) (Level 3)
_ Preview Boad at drivethrough (30sf) Level 3)
_ All EMD Signs shall be in Compliance with MCZO 1401 / 1403)
SCHOOL DISTRICT:
Kyrene School District
Water - City of Phoenix
Wastewater - City of Phoenix
Electrical - SRP
Natural Gas - Southwest Gas
Solid waste Refuse - Republic Services
Communications - Cox, Century Link
Police - Maricopa County Sherriff's Office
Fire - Rural Metro
E ELLIOT RD
S 51ST ST
MARICOPA FREEWAY
S 51ST ST
SITE
N
PRIVATE ST.
Project No.
RSP Architects
502 South College Avenue
Suite 203
Tempe, AZ 85281-3714
480.889.2000
480.889.2099 fax
www.rsparch.com
Drawn By
Checked By
Date
NOTICE: The designs shown and described herein including
all technical drawings, graphics, and models thereof, are
proprietary and cannot be copied, duplicated or commercially
exploited, in whole or in part, without express written
permission of RSP Architects. These are available for limited
review and evaluation by clients, consultants, contractors,
government agencies, vendors and office personnel only in
accordance with this Notice.
© Copyright RSP Architects 2021. All rights reserved.
Sheet Issues / Revisions
Certification
Project For
Consultants
8/12/2022 11:57:26 AM
BIM 360://Flower Shop - 10827 S 51st St./A20_Tukee FS New Building.rvt
3378.001.00
JV/JZ
SL
07/27/22
A01
SITE PLAN - SUP
THE FLOWER
SHOP
SITE PACKAGE
1" = 20'-0"
1
SITE PLAN - SUP
VICINITY MAP
EASEMENTS
SITE SUMMARY
LEGAL DESCRIPTION
UTILITY COMMITMENT TABLE
No.
Date
Description
01 - FIRST FLOOR
EL= 100' - 0"
02 - T.O.ROOF NEW WING
EL= 131' - 8"
NEW WING
H
G
F
CMU - 2
GL - 1
MTL - 1
GL - 2
SECOND FLOOR NEW WING
EL= 114' - 0"
T.O. PARAPET NEW WING
EL= 135' - 2"
EIFS - 3
GL - 1
CMU - 1
CMU - 2
CMU - 2
3' - 6"
17' - 8"
14' - 0"
35' - 2"
01 - FIRST FLOOR
EL= 100' - 0"
02 - T.O.ROOF NEW WING
EL= 131' - 8"
03 - T.O.PARAPET
EL= 129' - 2"
DRIVE THROUGH
EXISTING WING
NEW WING
7
8
9
10
11
CMU - 1
CMU - 2
GL - 1
EIFS - 1
1
6
5
4
3
2
GL - 1
31' - 8"
SECOND FLOOR NEW WING
EL= 114' - 0"
T.O. PARAPET NEW WING
EL= 135' - 2"
SECOND FLOOR
EL= 112' - 0"
12' - 0"
13' - 6"
3' - 8"
ROOF
EL= 125' - 6"
29' - 2"
3' - 8"
3' - 1"
SIGNAGE
1% of north facade (12sf / 3385sf)
EIFS - 2
EIFS - 1
EIFS - 2
EIFS - 1
MTL - 1
MTL - 2
MTL - 1
MTL - 2
MTL - 2
NEW MODERN SHADE STRUCTURE.
14' - 0"
17' - 8"
3' - 6"
35' - 2"
12
EIFS - 3
10' - 0"
28' - 6"
30' - 0"
25' - 2"
25' - 2"
EIFS - 3
EIFS - 3
CMU - 2
CMU - 2
SIGNAGE
2% of north facade (70sf / 4344sf)
GL - 2
10' - 3"
6' - 10"
19' - 2"
01 - FIRST FLOOR
EL= 100' - 0"
02 - T.O.ROOF NEW WING
EL= 131' - 8"
03 - T.O.PARAPET
EL= 129' - 2"
DRIVE THROUGH
EXISTING WING
NEW WING
7
8
9
10
11
EIFS - 1
MTL - 1
EIFS - 3
CMU - 2
GL - 1
MTL - 2
1
6
5
4
3
2
CMU - 2
FINE CANNABIS
SIGNAGE
3% of south facade ( 97sf / 3036sf)
4' - 0"
4' - 0"
10' - 8"
1' - 0"
4' - 0"
4' - 0"
SECOND FLOOR NEW WING
EL= 114' - 0"
T.O. PARAPET NEW WING
EL= 135' - 2"
SECOND FLOOR
EL= 112' - 0"
ROOF
EL= 125' - 6"
3' - 8"
13' - 6"
12' - 0"
10' - 0"
28' - 6"
30' - 0"
25' - 2"
25' - 2"
3' - 6"
17' - 8"
14' - 0"
35' - 2"
12
EIFS - 3
CMU - 2
EIFS - 3
EIFS - 3
CMU - 1
GL - 1
GL - 2
GL - 1
GL - 2
GL - 1
EIFS - 3
GL - 1
29' - 2"
01 - FIRST FLOOR
EL= 100' - 0"
02 - T.O.ROOF NEW WING
EL= 131' - 8"
ENTRY
NEW WING
H
G
F
CMU - 2
GL - 1
CMU - 1
MTL - 2
CMU - 2
GL - 1
GL - 2
SECOND FLOOR NEW WING
EL= 114' - 0"
T.O. PARAPET NEW WING
EL= 135' - 2"
CMU - 2
GL - 2
EIFS - 3
EIFS - 3
3' - 6"
17' - 8"
14' - 0"
01 - FIRST FLOOR
EL= 100' - 0"
03 - T.O.PARAPET
EL= 129' - 2"
EIFS - 1
MTL - 2
A
B
C
D
E
SECOND FLOOR
EL= 112' - 0"
ROOF
EL= 125' - 6"
SIGNAGE
1% of east facade ( 35sf / 3260sf)
5' - 0"
3' - 6"
5' - 0"
3' - 6"
EIFS - 2
MTL - 1
MTL - 2
EIFS - 2
MTL - 1
EIFS - 1
NEW ENTRY WRAP
EXTRUDED MULLION
SHADE FIN
7' - 9"
9' - 5"
12' - 0"
29' - 2"
01 - FIRST FLOOR
EL= 100' - 0"
03 - T.O.PARAPET
EL= 129' - 2"
EIFS - 1
MTL - 2
A
E
B
C
D
EXTRUDED MULLION SHADE FIN
SECOND FLOOR
EL= 112' - 0"
ROOF
EL= 125' - 6"
Menu Board 30sf
Preview Board 30sf
EIFS - 1
DRIVE THROUGH
WINDOW
EIFS - 2
MTL - 1
3' - 8"
13' - 6"
6' - 0"
2' - 0" 4' - 0"
5' - 0"
6' - 0"
2' - 0" 4' - 0"
5' - 0"
OWNER
Grace Capital Investment Corporation (301-54-787E)
PO Box 1549
Cave Creek, AZ 85327
Deed Number: 090804213
Elliot Holdings LLC (301-54-787D)
3219 E CAMELBACK RD STE 425 PHOENIX AZ USA 85018-2307
TENANT REPRESENTATIVE
FLOWER SHOP
4343 E. Camelback Rd., Ste 210
Phoenix, AZ 85018
Phone: 480.532.8982
Fax: 602.888.7856
Contact: Chris Anaradian, Development Manager
Email: canaradian@bfslaw.com
ARCHITECT
RSP ARCHITECTS
502 S. College Avenue, Suite 203
Contact: Shane Lucero
Phone:
612.677.7100
Email: shane.lucero@rsparch.com
CIVIL ENGINEER
KBELL ENGINEERING
1355 N 86th Place
Mesa, Arizona 85207
Phone: 602.980.8246
Contact: Kelly Bell, P.E.
Phone: 602.980.8246
Email: KBELL@KBELLENG.COM
LANDSCAPE ARCHITECT
TRUEFORM LANDSCAPE ARCHITECTURE STUDIO
2009 N 7th Street Suite F
Phoenix, AZ 85006
Phone: 480.382.4244
Contact: Roger Socha
Phone: 480.518.2053
Email: roger.socha@trueformlas.com
MEP ENGINEER
IMEG Corp
7878 N 16th Street Suite 140
Phoenix, Arizona 85020
Phone: 602.943.8424
Contact: Brett Casperson, LEED AP
Phone: 480.566.2273
Email:brett.c.casperson@imegcorp.com
Project No.
RSP Architects
502 South College Avenue
Suite 203
Tempe, AZ 85281-3714
480.889.2000
480.889.2099 fax
www.rsparch.com
Drawn By
Checked By
Date
NOTICE: The designs shown and described herein including
all technical drawings, graphics, and models thereof, are
proprietary and cannot be copied, duplicated or commercially
exploited, in whole or in part, without express written
permission of RSP Architects. These are available for limited
review and evaluation by clients, consultants, contractors,
government agencies, vendors and office personnel only in
accordance with this Notice.
© Copyright RSP Architects 2021. All rights reserved.
Sheet Issues / Revisions
Certification
Project For
Consultants
8/2/2022 11:26:05 AM
BIM 360://Flower Shop - 10827 S 51st St./A20_Tukee FS New Building.rvt
3378.001.00
JV
SL
07/27/22
A10
ELEVATIONS - SUP
THE FLOWER
SHOP
SITE PACKAGE
1/8" = 1'-0"
1
NEW WING EAST
1/8" = 1'-0"
2
OVERALL ELEVATION NORTH
1/8" = 1'-0"
3
OVERALL ELEVATION SOUTH
1/8" = 1'-0"
4
NEW WING WEST
1/8" = 1'-0"
5
EXISTING WING EAST
1/8" = 1'-0"
6
EXISTING WING WEST
Group
Material Number
Color
Comments
CMU BLOCK
CMU - 1
LIGHT GREY
Smooth Finish, Running Bond, Integral color CMU block
CMU BLOCK
CMU - 2
PALO VERDE GREEN Smooth Finish, Running Bond, Integral color CMU block
STUCCO
EIFS - 1
WHITE
EIFS System smooth finish to be applied over existing masonry
STUCCO
EIFS - 2
PALO VERDE GREEN EIFS System smooth finish to be applied over existing masonry
STUCCO
EIFS - 3
CHARCOAL
EIFS System smooth finish to be applied over existing masonry
GLAZING
GL - 1
BLUE
Blue glass with medium gray mullion
SPANDREL
GL - 2
BLUE
Blue glass with medium gray mullion
METAL
MTL - 1
BRONZE
Extruded aluminum, AA-M1021A44
METAL
MTL - 2
CHARCOAL
Charcoal
No.
Date
Description
OWNER
Grace Capital Investment Corporation (301-54-787E)
PO Box 1549
Cave Creek, AZ 85327
Deed Number: 090804213
Elliot Holdings LLC (301-54-787D)
3219 E CAMELBACK RD STE 425 PHOENIX AZ USA 85018-2307
TENANT REPRESENTATIVE
FLOWER SHOP
4343 E. Camelback Rd., Ste 210
Phoenix, AZ 85018
Phone: 480.532.8982
Fax: 602.888.7856
Contact: Chris Anaradian, Development Manager
Email: canaradian@bfslaw.com
ARCHITECT
RSP ARCHITECTS
502 S. College Avenue, Suite 203
Contact: Shane Lucero
Phone:
612.677.7100
Email: shane.lucero@rsparch.com
CIVIL ENGINEER
KBELL ENGINEERING
1355 N 86th Place
Mesa, Arizona 85207
Phone: 602.980.8246
Contact: Kelly Bell, P.E.
Phone: 602.980.8246
Email: KBELL@KBELLENG.COM
LANDSCAPE ARCHITECT
TRUEFORM LANDSCAPE ARCHITECTURE STUDIO
2009 N 7th Street Suite F
Phoenix, AZ 85006
Phone: 480.382.4244
Contact: Roger Socha
Phone: 480.518.2053
Email: roger.socha@trueformlas.com
MEP ENGINEER
IMEG Corp
7878 N 16th Street Suite 140
Phoenix, Arizona 85020
Phone: 602.943.8424
Contact: Brett Casperson, LEED AP
Phone: 480.566.2273
Email:brett.c.casperson@imegcorp.com
Project No.
RSP Architects
502 South College Avenue
Suite 203
Tempe, AZ 85281-3714
480.889.2000
480.889.2099 fax
www.rsparch.com
Drawn By
Checked By
Date
NOTICE: The designs shown and described herein including
all technical drawings, graphics, and models thereof, are
proprietary and cannot be copied, duplicated or commercially
exploited, in whole or in part, without express written
permission of RSP Architects. These are available for limited
review and evaluation by clients, consultants, contractors,
government agencies, vendors and office personnel only in
accordance with this Notice.
© Copyright RSP Architects 2021. All rights reserved.
Sheet Issues / Revisions
Certification
Project For
Consultants
8/2/2022 11:26:06 AM
BIM 360://Flower Shop - 10827 S 51st St./A20_Tukee FS New Building.rvt
3378.001.00
JV
SL
06/24/22
A11
RENDERINGS
THE FLOWER
SHOP
SITE PACKAGE
No.
Date
Description
EXISTING BUILDING IMPROVEMENTS RENDERINGS
NEW BUILDING RENDERING
9' - 6"
52% of Permitted Sign Area (62SF / 120SF)
6' - 6"
12' - 0"
32' - 0"
32' - 0"
2' - 2"
DESCRIPTION:
32'-0" OAH Monument with 12'-0" x 12'-0", D/F Internally LED Illuminated Monunment Cabinet with
Illuminated Slat Reveal Face Panels with Flush Mounted Illuminated PC Lettersets
Reading "THE FLOWER SHOP". Cabinet will have Double Pole Supports,
Direct Embedded Concrete Cassion Footings.
ILLUMINATION:
7100K White GE LED
FREESTANDING SIGN 1
FREESTANDING SIGN 2
0'
20'-0"
40'-0"
80'-0"
SCALE: 1" = 40'
120'-0"
NORTH
ELLIOT ROAD
214' - 8"
Project No.
RSP Architects
502 South College Avenue
Suite 203
Tempe, AZ 85281-3714
480.889.2000
480.889.2099 fax
www.rsparch.com
Drawn By
Checked By
Date
NOTICE: The designs shown and described herein including
all technical drawings, graphics, and models thereof, are
proprietary and cannot be copied, duplicated or commercially
exploited, in whole or in part, without express written
permission of RSP Architects. These are available for limited
review and evaluation by clients, consultants, contractors,
government agencies, vendors and office personnel only in
accordance with this Notice.
© Copyright RSP Architects 2021. All rights reserved.
Sheet Issues / Revisions
Certification
Project For
Consultants
8/2/2022 11:26:07 AM
BIM 360://Flower Shop - 10827 S 51st St./A20_Tukee FS New Building.rvt
3378.001.00
KR
Checker
06/28/22
A13
FREESTANDING SIGNS
- SUP
THE FLOWER
SHOP
SITE PACKAGE
No.
Date
Description
1/2" = 1'-0"
1
East/West Elevation
1/2" = 1'-0"
2
North/South Elevation
FREESTANDING SIGN NOTES
1" = 40'-0"
Freestanding Sign Location Map
The Flower Shop
Special Use Permit Major Amendment
(Nos. Z2020047; Z2018070)
Narrative
Subject Property:
East of Southeast Corner of Elliot Road and 51st Street
Combined APNs 301-54-788 and 301-54-787D
Zoning District: C-2 Intermediate Commercial
Submitted to:
Maricopa County Planning and Development
301 W. Jefferson St., Suite 170
Phoenix, AZ 85003
Case No. Z2022003
Initial Submittal Date: February 28, 2022
Resubmittal Dates: June 30, 2021; August 2, 2022
Special Use Major Amendment Request:
Requesting amendment to Special Use Permit Z2020047 to expand the area of an existing
interim industrial use for a marijuana extraction facility for sale to third party licensed
dispensaries (Maricopa County Zoning Ordinance Section 804.2).
RECEIVED 2.AUG 22
ii
Development Team
Applicants/Owners
Elliot Holdings, LLC
Dispensary License Holder
Nature’s Healing Center, Inc.
operating as The Flower Shop
Zoning/Entitlements
4343 EAST CAMELBACK ROAD, SUITE 210
PHOENIX, AZ 85018
CONTACT: CAROLYN OBERHOLTZER
TEL. 602.888.7860
Architect
RSP Architects
502 South College Avenue Suite 203
Tempe, AZ 85281-3714
Phone: 480-889-2000
iii
Table of Contents
Page
I.
Introduction
1
II.
Purpose of Request
2
III.
Description of Proposal
3
IV.
Variations
5
V.
Relationship to Surrounding Properties
8
VI.
Location and Accessibility
10
VII.
Circulation System
10
VIII. Development Schedule
11
IX.
Community Facilities and Services
11
X.
Public Utilities and Services
11
XI.
Conclusion
11
1
I.
Introduction
On behalf of Elliot Holdings, LLC (“Applicant”), Bergin, Frakes, Smalley & Oberholtzer
requests a major amendment to a special use permit (“SUP”) to expand the area of a permitted
marijuana extraction operation for sale to third party dispensaries around the State to encompass
the entire parcel that was recently combined, located at the southwest corner of Elliot Road and
the I-10 Freeway, totaling approximately 1.4 acres (“Property”). For the past seven years,
Nature’s Healing Center, Inc., doing business as The Flower Shop, has operated a marijuana
dispensary on the eastern 0.76-acre portion of the Property at 10827 South 51st Street, also
currently known as Maricopa County Assessor’s Parcel Numbers 301-54-7881 (“Current
Parcel”). In 2018, a special use permit was approved to add a marijuana extraction operation
serving third party dispensaries around the State (Z2018070), since zoned C-2.2 This extraction
operation also serves the onsite retail dispensary. Earlier this year, the Applicant purchased the
approximately 0.64-acre adjacent parcel to the west (western portion of the Property) at 10823
South 51st Street, also known as Maricopa County Assessor’s Parcel Number 301-54-787D
(“Expansion Parcel”) to allow expansion of The Flower Shop’s facilities (“Project”) onto a
vacant site that previously operated as a McDonald’s. See Figure 1 below for an aerial map.
Figure 1. Aerial Map
With the additional area provided by the Expansion Parcel, The Flower Shop proposes to
add a drive-through window to its existing dispensary in the existing building (“Existing Wing”)
and construct a new building (“New Wing”) to the west of the drive through lane to house
additional extraction operations. These proposed improvements are driven by increased demand
1 On May 16, 2022, APNs 301-54-788 and 301-54-787D were combined into a single parcel. Assignment of a new
APN is pending.
2 On October 24, 2018, the Maricopa County Board of Supervisors (“BOS”) approved the request to allow for an
interim industrial use to allow marijuana extraction for sale to third party dispensaries (Z2018070). In 2020, the
BOS approved a request to modify condition “c” of the Special Use Permit to allow for a 10-year term limit of the
special use permit (Z2020047) instead of a two-year term.
2
subsequent to statewide approval of adult (non-prescription) use marijuana sales. The new drive
through and expanded parking will expand opportunities and options for on-site sales, while the
new extraction facilities will allow for the development of additional marijuana products desired
by the growing customer and patient base while also providing accompanying office and storage
areas. To maintain the current location of the Existing Wing and existing driveways, this request
also includes a proposed reduction of the front yard setback and two sight visibility triangles on
to the adjacent private drive. In addition, the Applicant requests an increase of the maximum
height of two freestanding signs to provide visibility from the adjacent elevated roadway.
II.
Purpose of Request
This request is to amend the existing special use permit, approved in Case No. Z2018070
on October 26, 2018 (“Original SUP”), and amended in Case No. Z2020047 on October 7, 2020
(“2020 Amendment”), to extend the interim industrial use on the Current Parcel to also include the
Expansion Parcel. The Flower Shop’s existing operation on the Current Parcel includes retail
dispensary sales, storage, extraction, and administrative offices. Marijuana extraction for sale on
site is permitted by right, and the Original SUP permits extraction for off-site sale. The initial
expiration period for the interim use was two years, and the 2020 Amendment extended that
expiration period to 10 years. The Current Parcel and Expansion Parcel were combined into a
single parcel to facilitate expansion of the Flower Shop’s operations.
This major amendment to the SUP is necessary due to property boundary changes caused
by the lot combination, not a change of use. No new uses are proposed as part of the Project.
Extraction for sale to third party dispensaries will occur on the Current Parcel and the Expansion
Parcel. Extension of the SUP to include both the Current Parcel and Expansion Parcel will clarify
that the use on the combined Property as a singular marijuana establishment and will not trigger a
separation requirement.
The request is also necessary to vary the south front yard from a 10’ minimum to 3’. The
Existing Wing has been on the site for over 35 years and is located within the required 10’ front
yard. A variation to permit a 3’ front yard along the entire southern frontage is necessary to
accommodate its existing location. Similarly, variations to two SVTs on existing driveways are
necessary to accommodate the Existing Wing’s location with relation to existing driveways onto
the one-block long private street to the south. A variation of the maximum freestanding sign height
from 24’ to 32’ is also needed to so that Project signage will be visible from the elevated travel
lanes on Elliot Road.
In addition, modification to condition ‘c’ of the 2020 Amendment is proposed to extend
the timeframe for the SUP for 10 years from the approval of this amendment to allow more time
to operate this facility in its new configuration. Proposed changes are reflected below:
c. This Special Use Permit shall expire on [NEW DATE in 2032], or upon termination of the
use for a period of 90 days, whichever occurs first.
3
III. Description of Proposal
Both the Current Parcel and Expansion Parcel are zoned C-2. The Current Parcel is
improved with a 17,719 sf, two-story building, originally constructed in 1983 (“Existing Wing”).
The Existing Wing currently houses dispensary retail sales, extraction operations, storage, and
office uses. The Flower Shop has experienced significant increased demand at this location for
on-site dispensary sales as well as sales of products to third party dispensaries. The current facility
is not able to meet this demand, and additional demand is anticipated in the future. This increased
demand is driven in part by The Flower Shop’s successful operations and in part by recent changes
to State law. In 2010, the State approved sales of medical marijuana and began issuing licenses
for dispensaries. In 2020, sale of marijuana for adults, 21 years and older, without a prescription
(“adult use”) was approved. Sale of adult use marijuana requires a license, and these licenses are
limited in quantity; most adult use licenses initially issued by the Arizona Department of Health
Services (“ADHS”) went to existing medical dispensaries with only 13 additional licenses released
to entities willing to open dispensaries in underserved areas, which brought the statewide total to
143 licenses. On December 1, 2021, the state made an additional 26 social equity licenses
available. Even after obtaining an ADHS license, any new dispensary would have to be located
in accordance with local land use regulations, which generally require separation between
dispensaries. Legalization of adult use sales, along with the significant recent population growth
in Arizona and particularly in the Valley, has led to an overall increase in demand for marijuana
products. This increase is being absorbed primarily by existing dispensaries because of the limited
quantity of ADHS licenses and local land use regulations.
Prior to legalization of adult use sales, The Flower Shop’s retail sales at this location
averaged 4,659 monthly transactions in 2019. Since the approval of adult use, monthly
transactions have increased by 254%, to 11,850/month. The increased demand is not limited to
on-site dispensary sales. Nature’s Healing Center (The Flower Shop’s parent company) has
recently opened a cultivation site in San Manuel to meet projections of increased demand. This
new site is expected to produce monthly harvests, which are intended to be stored and processed
into consumable products on the Property for sale at The Flower Shop’s dispensary locations and
sale to third party dispensaries. Extraction is an important component of the marijuana industry
because it increases the number of possible ingestion methods. Not all consumers or patients are
comfortable with smoke inhalation. Through its extraction operation, The Flower Shop has been
able to create a myriad of alternatives, including a variety of edible products, and supply these
cannabis extraction products to both consumers and patients.
In order to meet this increased demand, the proposed redevelopment will occur in three
phases. The first phase will include the addition of the drive through window and lane, and will
occur as soon as possible after approval. The second phase will include site improvements and all
other facade and architectural improvements to the Existing Wing. The final phase will consist of
construction of the New Wing on the Expansion Parcel to accommodate additional area for the
marijuana establishment use, storage, and office space.
The Existing Wing will continue to house the retail dispensary, secured product inventory
storage, a state-of-the-art laboratory for extraction and marijuana product production, a kitchen
with a distillate and assembly line for drinks and edibles, and administrative offices. The New
4
Wing will be a sleek, modern two-story, approximately 16,000 sf addition with clean lines, smooth
finish grey and Palo Verde green CMU block, with stucco, and blue glass.
The New Wing’s operational hours will be 7:00am to 10:00pm, Monday through Sunday.
The Existing Wing will continue operations during the improvements and be open to the public
during current retail hours of 7:00 am to 10:00 pm, Monday through Sunday. See Figures 2-3 on
the following pages for conceptual renderings of the Project’s exterior improvements. Business
operations will continue to use a state-of-the-art closed-loop HVAC circulation and odor-control
system in both wings. Current operations include 21 full-time equivalent (“FTE”) positions, and
the proposed expansion is anticipated to add another 32 FTE positions.
The proposed signage for the Property will include two free-standing signs, a level 3
electronic message display (“EMD”) menu board (“Menu Board”), a level three EMD preview
board (“Preview Board”), seven wall signs, and one directional sign on the Property. See the Site
Plan for sign locations. The two free-standing signs will be located on the northern frontage of the
Property, be double faced, oriented towards the east and west bound traffic of Elliot Road, and
separated by a minimum of 200’. In addition, the proposed height of the two freestanding signs
will be 32’ to permit visibility from Elliot Road. The first free-standing sign will be located at the
northeast corner of the Expansion Parcel, which is the approximate center of combined parcels
(“Sign 1”), and the second will be located at the northeast corner of the Existing Parcel (“Sign 2”).
The Preview Board and Menu Board will be located along the drive-through on the western wall
of the Existing Wing. In addition, seven wall signs are proposed as part of the Project, and their
locations and aggregate sign area calculations of the wall signs are depicted within the Site Plan.
Also, to aid in directing customers and patients to the drive-through and parking lot of the facility,
one directional sign connected to the 3’2” high gabion wall nearest the western driveway will be
constructed to face the private street to the south.
Figure 2a. Conceptual Exterior Renderings
5
Figure 2b. Conceptual Exterior Renderings
Figure 2c. Conceptual Exterior Renderings
IV. Variations
This request includes variations of the standards and requirements for the front yard
setback, sight visibility triangle dimensions, and the allowable height of freestanding signs.
Setbacks. The Property is considered a through lot with north and south front lot lines that
require a minimum 10’ front yard under current C-2 development standards. The Existing Wing
6
was constructed within the 10’ south front yard in 1983. As a result, it is necessary to modify the
minimum south front yard from 10’ to a minimum of 3’ along the southern Property boundary to
accommodate the Existing Wing’s existing location. The New Wing will be constructed at the 10’
setback requirement of the C-2 district.
SVTs. The Existing Wing’s proximity to the southern parcel boundary line also requires
variations for two SVTs for existing driveways that access the private street to the south, because
it is not possible to provide the current required SVT dimensions of 25’x25’.
• Eastern Driveway: The Applicant requests a variation of the western SVT on the eastern
driveway from 25’x25’ to 19’x19’. These dimensions conform to the existing condition.
Further, because the eastern driveway accesses a one-block long private street that dead
ends at the parcel immediately to the east, traffic will be minimal.
•
Central Driveway: The Applicant requests a variation of the eastern SVT on the central
driveway from 25’x25’ to 6.5’x6.5’. The current condition provides a 5’x5’ SVT at this
location; however, the proposal includes a pop out for a drive through window along the
western façade of the Existing Wing that results in improved visibility with a 6.5’x6.5’
SVT, as shown in Figure 3 below. The central driveway also accesses the private drive to
the south, and the SVT for which the variation is requested looks to the east toward the
dead end at adjacent property, which limits the potential for approaching traffic.
Figure 3. Comparison of Existing and Proposed SVT for Central Driveway
7
Freestanding Sign Height. This amendment also proposes to modify the maximum height
from 24’ to 32’ for both freestanding Sign 1 and Sign 2. This is necessary to provide for visibility
from Elliot Road as the Property and both sign locations are well below the adjacent roadway
surface creating a constraint on visibility. This condition has been previously reviewed by the
Board of Adjustment which approved a height variance of 32’ for a freestanding McDonalds’s
sign in 1992 at the same approximate location as proposed Sign 1. See BA1992-116. Although
the previously approved variance was for one sign, we are requesting a height increase for both
signs as the Property’s overall elevation is depressed in comparison with adjacent Elliot Road. In
fact, the change in elevation from the Property to the roadway is greater at the Sign 2 location than
the Sign 1 location. Photographs are provided below of 32’ high sign mock-ups at both Sign 1 and
Sign 2 locations. The photographs illustrate the depressed elevation of the Property in comparison
to Elliot Road, as well as the sign visibility at a height of 32’.
Figure 4a. Freestanding Sign 1 at 32’ Height
Sign 1 at 32’ height
8
Figure 4b. Freestanding Sign 2 at 32’ Height – Eastbound View
Figure 4c. Freestanding Sign 2 at 32’ Height – Westbound View
V. Relationship to Surrounding Properties
The Property is part of a larger commercial area along Elliot Road between the I-10
freeway to the east and residential areas to the west. The Project is consistent in scale and intensity
with the surrounding commercial area. The Property is immediately surrounded by commercial
uses to the west, with the Ahwatukee Plaza just west of 51st Street and a vacant lot and hotel and
Sign 2 at 32’ height
Sign 2 at 32’ height
9
multifamily uses to the south and southeast. An arterial is immediately north that connects to the
I-10 freeway on the east. Table A and Figure 4 below provide further detail of the surrounding
zoning and land uses. Redevelopment of the vacant Expansion Parcel and improvements to the
38-year old Existing Wing will help support the property values and lease rates of surrounding
properties. While the New Wing is proposed within 1,500’ of a pre-school (MCZO Section
804.2.45.b.3), a variance to permit the marijuana establishment use at this location was approved
by the Board of Adjustment on November 18, 2021 (BA2021044 and BA2021045).
Table A: Surrounding Zoning and Land Uses
Current Zoning
Current Uses
Subject Property
C-2
Marijuana Establishment; on-site medical marijuana
extraction; vacant restaurant building
West
C-2
Gas station/convenience store; 51st Street;
Ahwatukee Plaza Shopping Center
North
C-2* (Phoenix)
Elliot Road, Quality Inn Hotel, and a Wells Fargo
Bank
East
GID (Tempe)
Interstate 10 and Tempe Autoplex
South
C-2
Hotel & Vacant Land
Figure 5. Surrounding Zoning Map
10
VI. Location and Accessibility
The Property is located adjacent to the intersection of a major freeway and an arterial street,
providing convenient access to the general area. The Property, however, is accessed only via a
dead-end private drive that extends one block east from 51st Street. The commercial area entrance
at 51st Street and Elliot Road is fully signalized with access to Interstate 10 a quarter-mile to the
east.
VII. Circulation System
At Project completion, the Property will have three access points to the private street to the
south. There will be two full access drives, one to the west of the New Wing and one to the east of
the Existing Wing. The third access point is an exit only access from the drive through lane
between the Existing Wing and New Wing. All vehicle traffic will come from 51st Street to the
west via the private street to access the Property, resulting in the western access being the most
likely entry point for a significant majority of customers and patients. With acquisition of the
Expansion Parcel, additional parking for patrons is provided to the west and north of the New
Wing.
The new drive-through will help to meet demand, alleviate overcrowding of the dispensary
sales floor, and provide an additional option for customers and patients. The drive-through lane
begins immediately after entering the west access point, and a queue wraps along the west and
north side of the New Wing before turning south between the two wings with the service window
located on the left-side of the vehicles to permit interaction between the driver and dispensary
staff. After departing the service window, vehicles in the drive through lane will continue directly
forward to immediately exit the Property. A circulation and access map is provided as Figure 6
below.
Figure 6. Access and Circulation Map
11
VIII. Development Schedule
The improvements will be completed in three phases. The first phase will include the
addition of the drive through window and lane, and will occur as soon as possible after approval.
The second phase will include site improvements and all other facade and architectural
improvements to the Existing Wing, anticipated for early 2023. The final phase will consist of
construction of the New Wing on the Expansion Parcel to accommodate the additional extraction
facility, storage, and office space.
IX. Community Facilities and Services
Western Star Park is located approximately 0.8 miles to the northwest of the Property. The
Guadalupe Senior Center and Guadalupe Municipal Complex is approximately 1.1 miles to the
northeast. Attached to that complex is the Guadalupe Center for South Mountain Community
College. The nearest high school is Mountain Pointe High School, approximately 1.7 miles to the
southwest, and Frank Elementary School in Guadalupe is also approximately 1.7 miles away, to
the northeast, across Interstate 10. The Ahwatukee Community Center is approximately 1.3 miles
to the south. Elliot Road and 51st Street bus stops are located at the Property entrance along Elliot
Road.
X. Public Utilities and Services
The following utilities and services apply to this Property:
XI. Conclusion
The requested major amendment to the SUP will extend the SUP across the Property, to
include the Expansion Parcel, and allow The Flower Shop to expand and enhance its current
extraction operations. The proposed improvements, an added drive-through and expanded state-
of-the-art extraction facilities, are designed to help the Flower Shop meet its growing customer
Table B: Utility and Service Providers
Water
City of Phoenix
Wastewater
City of Phoenix
Electrical
SRP
Natural Gas
Southwest Gas
Solid Waste Refuse
Republic Services
Communications
Cox, Century Link
Police
Maricopa County Sherriff’s Office
Fire
Rural Metro
12
demand and to produce a variety of marijuana products for the growing base of customers on-site
and for sale to third party dispensaries experiencing similar increases in demand. The Project
will result in an overall benefit to the area by redeveloping a currently vacant parcel with a
highly regulated use employing 24/7 security and providing high-quality architectural
enhancements to make this commercial area more attractive.
Subdivision, Infrastructure &
Planning Program
1001 N. Central Avenue #150
Phoenix, Arizona 85004
Phone: (602) 506-1058
Fax: (602) 506-5813
TDD 602 506 6704
Maricopa County
Environmental Services Department
Water and Waste Management Division
DATE: January 14, 2022
TO :
Martin Martell, Planning & Development Dept.
Planner
FROM: Souren Naradikian, P.E.
Senior Civil Engineer
SUBJECT: The Flower Shop SUP. Z2022003
The Maricopa County Environmental Services Department (MCESD) has reviewed
documents received from the Maricopa County Planning and Development Department
for the above referenced project. This project is request for The Flower Shop SUP at
APN # 301-54-787D. Water will be provided by City of Phoenix, Sewer City of Phoenix.
MCESD has concerns, ATC for water and sewer infrastructure development must be
obtained prior to construction permit approval if applicable.
Based on the above, MCESD raised no objection to this project to the Planning &
Development Department in Accela Automation on January 14, 2022 and the project
may proceed at this time subject to the following stipulations:
Condition: None.
It should be noted that this document does not approve the referenced project.
Comments are provided only as advisory to Maricopa County Planning and
Development Department to assist staff to prepare a staff report. 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 regulations in force at the time of
application.
Anh Harambasic, P.E.
Planning & Development
301 W Jefferson, Suite 170
Phoenix, Arizona 85003
Phone: (602) 506-3611
www.maricopa.gov/planning
Email address:
Anh.Harambasic@maricopa.gov
Maricopa County
Planning & Development Department
Engineering Plan Review
Date:
August 8, 2022
Memo To: Darren Gerard, AICP, Deputy Director, Department of Planning &
Development
Attn:
Martin Martell, Planner, Planning & Development Services
From:
Anh Harambasic P.E., Plans Examiner Engineer, Planning &
Development Services. 3rd G&D/4th Site Plan Submittal Engineering
Review.
cc:
Bob
Fedorka,
Drainage
Engineering
Supervisor,
Planning
&
Development
Subject:
Z2022003 The Flower Shop Ahwatukee (SUP Major Amendment)
Job Site Address: 10823 and 10827 S. 51st Street; Phoenix
APN(s):
301-54-787D and 301-54-788
This application is to specify a Major Amendment to a Special Use Permit for the
expansion of an existing permitted Marijuana extraction operation. The existing
Marijuana facility, Nature’s Healing Center Inc., has been operating on Parcel 301-54-
788 the request is to expand their boundary limits to include the adjacent recently
acquired Parcel 301-54-787D.
PND Engineering plan review (DPR, FCDMC, and PND Transportation) has reviewed
the 3rd submittal of the Grading and Drainage Plan dated 6.23.2022 and Site plan
dated 7/27/2022 and has no objections to this application provided any approval
include the following stipulations:
Any approval of this case should include the following standard stipulations:
1. 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.
2. Detailed Grading and Drainage (Site Infrastructure) Plans must be submitted
with the application for Building Permits.
3. SWPP-The subject premises is located within the County’s Urbanized Area and
will disturb more than one (1) acre (Common Plan of Development). A Storm
Water Pollution Prevention Permit (SWPPP), issued by the County (PND), shall
be required prior to issuance of any building permits required for site
development.
Links: Construction Site Requirements | Maricopa County, AZ
Stormwater-Permit-Application (maricopa.gov)
About Our Stormwater Program | Maricopa County, AZ