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11708.2.5227118.1 Ponderosa 318 South Bracken Lane Chandler, AZ 85224 Conditional Use Permit Project Narrative Prepared for: Prepared by: Gammage & Burnham, PLC July 1, 2025 2 11708.2.5227118.1 INTRODUCTION In April 2023 a Conditional Use Permit was approved for an approximately 1.28-acre property located at 318 South Bracken Lane (the “Property”) to allow for the addition of a dispensary or “medical marijuana facility” to an existing marijuana cultivation and infusion facility located on the Property. The Conditional Use Permit was approved for one (1) year. In September 2024, the Conditional Use Permit was approved for an additional one (1) year. The dispensary has operated for over two years without incident and has been greatly beneficial to the existing cultivation and infusion facility. This current application seeks a third approval to the Conditional Use Permit, however, in accordance with the recently proposed Zoning Code amendment PLH25-0007 (ord. No. 5127), which the Planning & Zoning Commission unanimously recommended for approval on June 4, 2025, we request that the Conditional Use Permit be approved indefinitely. The City of Chandler City Council is scheduled to adopt the Amendment on July 14, 2025, and unanimously approved in their introduction session on June 26, 2025. The Property is known as Maricopa County Assessor parcel number 303-24-150 and is shown below, outlined in red. 3 11708.2.5227118.1 PROPERTY DESCRIPTION The Property is located on Bracken Lane, just south of Frye Road, and east of the 101 Freeway. The previous use of the Property was for a nail polish manufacturing and retail operation. The building on the property is 12,394 square feet and is currently comprised of cultivation/infusion facilities, a dispensary, a small office and employee restrooms and breakrooms. There is ample parking on the site and a landscaped area at the front of the site as shown on the cover of this narrative. Existing Zoning and Land Use Designations As shown in the table below, the Property is zoned I-1 and is designated in the City of Chandler General Plan for Employment Uses. These same designations are applicable to the properties on all four sides of the Property, each of which is occupied by an industrial user. Direction Current Zoning General Plan Designation Growth Area Existing Use North I-1 Employment Medical/Regional Retail Pilgrim Aerospace Fasteners South I-1 Employment Medical/Regional Retail Aztech Controls/Teknipure Medical Laboratory East I-1 Employment Medical/Regional Retail Warehousing/Storage West I-1 Employment Medical/Regional Retail Cell Tower/Vacant dirt lot Project Site I-1 Employment Medical/Regional Retail Marijuana Dispensary, Cultivation, and Infusion A discussion about how this site conforms to the General Plan and Growth Area is included in the Evaluation of Use Permit Criteria section later in this document. Prior Approvals As previously mentioned, the Property is currently in use as a medical marijuana dispensary, cultivation site and infusion establishment by the Applicant. This is simply the second renewal of the original April 2023 Conditional Use Permit that allowed the 4 11708.2.5227118.1 dispensary. The Property has received Zoning Clearance for all uses as provided for in the City of Chandler Medical Marijuana Regulations (Chapter 35, Section 2213 of the Chandler City Code). PROJECT SUMMARY AND REQUEST The Applicant is seeking to renew the Conditional Use Permit that allows for a portion of the Property for a Medical Marijuana Facility. Following is the specific request to the City of Chandler: 1. Approval of a Conditional Use Permit to allow a Medical Marijuana Facility within a medical marijuana cultivation site in the I-1 zoning district. Approval of this Conditional Use Permit request will be in conformance with the Chandler City Code and will provide for the use of the Property within the many rules and regulations promulgated by Arizona Department of Health Services (AZDHS). SITE DETAILS As shown on the site plan provided with the application materials, the 12,394 square foot building is on a 1.28-acre parcel. The building sits in the center of the Property, encircled by a drive aisle with parking spaces. There are two entry points to the Property along Bracken Lane, and the site has been designed to meet the required landscaping, parking and retention requirements. A floor plan has been submitted in conjunction with this application. This floor plan is conceptual in nature and can be modified with approval from the Planning Director with the proper building permit submittal. With such action the Conditional Use Permit does not require modification as the use is not changing. OPERATIONAL DETAIL There will be approximately 20 employees on the premises at any given time. These employees will be involved in the cultivation functions, infusion of marijuana extracts into food products, dispensary sales and general operational management. 5 11708.2.5227118.1 Hours for the medical marijuana facility are shown below: Day Open Close Monday through Sunday 7:00 AM 10:00 PM SECURITY DETAIL In compliance with Arizona State Law (A.R.S. §36-2804(B)(1)(C)), the Applicant has filed a security plan with the State of Arizona. The security plan includes: Surveillance cameras covering all exterior and interior areas of the Property, and all portions of the building used for cultivation, infusion and dispensary uses with a minimum backup storage of thirty (30) days; 24-hour independently monitored security alarm system (with backup cellular communication capability, audible alarms, motion detectors, panic buttons, yard signs and window stickers); Controlled and gated access to parking and loading areas; Trackable and controlled keycard access to the building and all portions used for cultivation, infusion and dispensary purposes (with employees only given keycard access to areas where they work); and Secure and controlled access to all areas where marijuana products are stored or displayed. PARKING As shown on the Site Plan, there is visitor/employee parking on both the north and south sides of the Property. 28 parking spaces are provided in front of the security gates and accessible at all times for both customers and employees. There are 13 additional parking spaces behind the security gates that are for employees only. The graphic below demonstrates how the Property will be compliant with Section 35- 1802 of the Chandler City Code. 6 11708.2.5227118.1 318 Bracken Lane; Parking Analysis Use Parking Requirement Required Parking Spaces Provided Parking Spaces Retail Dispensary 1/250 sq. ft. 10 14 Cultivation and Infusion 1/1,000 sq. ft. 10 14 Office 1/250 sq. ft. 1 13 Total 21 Spaces 41 Spaces Though not required for compliance with the Chandler City Code, there is also on-street parking along both sides of Bracken Lane that provides convenient access to the front entrance of the building. EVALUATION OF USE PERMIT CRITERIA Section 35-305.1.A of the Chandler City Code requires a review of the following factors when considering a Use Permit. The City Council must find that each criterion has been addressed prior to rendering any approval of decision of a Conditional Use Permit. Each criterion is shown below, followed by the applicant’s response in bold text. 1. Consistency with the General Plan. Response: As previously noted in this narrative, the land use designation for this property is “Employment”. This land use designation focuses attention on the City’s economic base. Major employers, knowledge-based industries and industrial/business parks are allowed within areas designated as Employment. The industrial park in which the Ponderosa Dispensary will be located, the Price Road Industrial Park, offers employment prospects in manufacturing, wholesaling, hospitality, and incidental retail uses. The use of the Property as a Medical Marijuana Facility will provide a mix of employment opportunities on the Property. The Property is also located in Growth Area #5, which is a node within the Employment designation that features regional retail and medical services. The Ponderosa facility will dispense marijuana products to its patients and customers and will be convenient to patients being treated at the nearby medical, nursing home and hospitality businesses. 7 11708.2.5227118.1 2. Ingress and egress to the property and proposed structures, pedestrian and vehicular circulation with particular reference to fire protection. Response: There are two access points to the Property from Bracken Lane. A drive aisle completely encircles the single-story building, providing for easy access for emergency vehicles. There is a fire hydrant conveniently located approximately 20-feet south of the Property. 3. Off-street parking and loading. Response: As previously discussed, there is ample parking on the Property, and the site is in full compliance with the requirements contained in Section 35-1802 of the Chandler City Code. 4. General compatibility of use with adjacent property and property in the district. Response: Ponderosa will be compatible with the uses of the neighboring properties. The prior use of the building was as a manufacturing facility with an ancillary retail showroom. The proposed use of the Property will be similar in nature, and the addition of the use as a medical marijuana facility will not be discernible to adjacent properties. 5. Impact on public services, including schools, recreation and utilities. Response: There will be no impact to public services by this proposed Medical Marijuana Facility. 6. Screening and buffering of uses. Response: The Property is surrounded by a generous landscape buffer and boundary and screen walls of various heights. While the surrounding structures and uses are also manufacturing/warehouse uses, it is still important to maintain a respectful distance and ensure that all activities on the site are conducted in a professional, orderly, and courteous manner. 7. Signage. Response: The current signage is minimal, tasteful, and in compliance with Section 39-9.8 of the Chandler Municipal Sign Code. 8. Exterior lighting with reference to adjacent properties. 8 11708.2.5227118.1 Response: Lighting on the Property consists of building mounted lighting required to meet building safety requirements. There is a City of Chandler streetlight at the front of the Property that provides ample lighting at the entry to the site. 9. Stormwater retention and landscaping. Response: There is a retention basin at the rear of the Property and a recessed landscape area at the front of the building for the capture and retention of stormwater runoff from Bracken Lane. Landscaping is provided in the form of landscape buffers on the northern and eastern boundaries of the site, with a small amount of landscaping along the southern boundary and within landscape islands in the parking areas. With the implementation of the proposed use, there will be no change to the previously approved grading and drainage plan. 10. Site and building design for conformance with the General Plan and policies and City standards. Response: As previously discussed, the General Plan land use designation for this property is “Employment”. This designation is characterized by a mix of land uses including industrial, commercial, institutional, recreation, neighborhoods, and a range of residential densities. Price Road Industrial Park has been designed as an attractive industrial setting with a unique mix of businesses. The Ponderosa Medical Marijuana Facility will be consistent with the Employment designation in that it provides employment opportunities and a valuable commercial service to residents of Chandler that may live or work in the area. Enhanced Criteria Established through Text Amendment dated February 9, 2023 On February 9, 2023 the Chandler City Council approved Ordinance No. 5044, a citywide text amendment allowing a Medical Marijuana Facility in the I-1 Zoning District, with the satisfaction of additional criteria. Shown below are the additional criteria and how this application meets them. 9 11708.2.5227118.1 A Medical Marijuana Facility: 1) Must be incidental to an existing cultivation site and/or infusion food establishment. RESPONSE: As previously noted, 318 Bracken Lane is the site of an existing marijuana cultivation site and infusion food establishment authorized by AZDHS and the City of Chandler Zoning Clearance process. (Cases PLA21- 0339 and PLA21-0483). The Medical Marijuana Facility requested within this application will be incidental to those uses. 2) Shall be located within 1,320 feet of an arterial roadway, measured in a straight line from the closest exterior wall of the cultivation site and/or infusion food establishment to the center of the arterial roadway; RESPONSE: The Property is located approximately 535-feet from Frye Road. Frye Road is designated in the City of Chandler Transportation Master Plan as a Minor Arterial as shown in the graphic on the next page. Additionally, the western property line of the Property is located approximately 615-feeteast of the South Price Road Major Arterial Roadway. 10 11708.2.5227118.1 3) Shall be within 500 feet of the C-2 or C-3 zoning district, or a PAD district where C-2 or C-3 commercial uses are allowed, and RESPONSE: As shown on the next page, the Property is located approximately 57-feet from the Chandler Hilton PAD property. The Development Booklet approved on September 4, 2006 (DVR06-0012), includes the following language: “Permitted uses on the Commercial Site shall include any use or similar use allowed in a C-2 District as indicated in the Chandler Zoning District…). Accordingly, this request meets the criteria for the required distance from a commercially zoned district. 4) Shall have frontage and access from public right-of-way. RESPONSE: The Property has frontage on Bracken Lane. As previously noted, the Property is within Lot 6, of Price Road Industrial Park Unit 1, a subdivision plated in 1980 (Recorded at Instrument No. 1980-0298021, Book 226, Page 19). Language on the Plat “dedicates to the public for use as such the streets and the use of easements…). Moreover, Bracken Lane is maintained by the City of Chandler. 11 11708.2.5227118.1 CONCLUSION Ponderosa is a unique and successful business in the City of Chandler. Again, this application is simply to renew an approved Conditional Use Permit to allow for a dispensary in conjunction with the existing cultivation site and infusion establishment that has operated for over two years and is allowed to exist by right. Ponderosa has operated in an orderly fashion, without complaint, and in a manner respectful of the surrounding properties. This application is to allow for the continued use of a dispensary or “Medical Marijuana Facility” in conjunction with those existing uses and will operate within the many rules and regulations established by AZDHS and the City of Chandler. Approval of this Conditional Use Permit will allow the Property Owner to retain jobs and produce sales and subsequent tax revenue for the City while using the Property in a manner that is compatible with surrounding structures and uses. Approval of this request will also maintain the Property’s compliance with the Zoning Code. After demonstrating compliance with the City’s Use Permit criteria, we respectfully request the Conditional Use Permit be approved indefinitely. 30'-0" 12'-0" 12'-0" RECESSED LOADING DOCK SCREEN WALL RETENTION AREA RETENTION AREA LANDSCAPE AREA LANDSCAPE AREA LANDSCAPE AREA LANDSCAPE AREA LANDSCAPE AREA LANDSCAPE AREA LANDSCAPE AREA XFMR SES 53'-3" 75'-4" 70'-6" 48'-10" 63'-3" 130'-0" 39'-0" DUMPSTER DUMPSTER VEHICLE GATE VEHICLE GATE 0° 00' 00" 199.08' S W 90° 00' 00" 281.08' N W 0° 00' 00" 199.08' N E 90° 00' 00" 281.08' N E FIRE BACKFLOW ACCESS TO WATER MAIN SOUTH BRACKEN LANE SOUTH BRACKEN LANE APN# 303-24-150 318 S. BRACKEN LANE CHANDLER, AZ 85224 SOLVENT STAGING (OUTDOOR) EMERGENCY EXIT ONLY EMERGENCY EXIT ONLY EMERGENCY EXIT ONLY ENCLOSED PATIO SECURED ACCESS CONTROL SECURED ACCESS CONTROL ENCLOSED PATIO SECURED ACCESS CONTROL SECURED ACCESS CONTROL SECURED ACCESS CONTROL SECURED ACCESS CONTROL SECURED ACCESS CONTROL GENERATOR ADJACENT PARCEL 303-24-149C ADJACENT PARCEL 303-24-145B ADJACENT PARCEL 303-24-988 ADJACENT PARCEL 303-24-145C E E E E E E E E E E E E 0° 00' 00" 199.08' S W ADJACENT S. BRACKEN R.O.W. EGRESS EGRESS EGRESS EGRESS EGRESS EGRESS EGRESS EGRESS EGRESS SECURED ACCESS CONTROL ADA ADA 16 SPACES (2 ADA) 6 SPACES 7 SPACES 7 SPACES 4 SPACES PROJECT DATA APN: 303-24-150 ZONING: I-1 ADDRESS: 318 S. BRACKEN LANE CHANDLER, AZ 85224 LEGAL DESCRIPTION PRICE ROAD INDUSTRIAL PARK UNIT NO 1 MCR 226-19 OWNER: BRACKEN PROPERTY HOLDINGS LLC 2055 E. 5TH STREET TEMPE, AZ 85281 MICHAEL O'BRIEN - 480-213-1402 ENGINEER/DESIGN: ROCA VERDE DESIGN BUILD TOM LASSEN, P.E. PHONE: 480-267-5163 EMAIL: TOML@ROCA-VERDE.COM PROPERTY AREA: 56000 SF TOTAL FLOOR AREA: 12394 SF LOT COVERAGE: 22.1% OCCUPANCY: MIXED B, S, H-3 CONSTRUCTION TYPE: TYPE V (SPRINKLERED) S. BRACKEN LN W. FRYE RD LOOP 101 SITE MEDICAL MARIJUANA SITE REVIEW KEY DIAGONAL HATCH REPRESENTS MEDICAL MARIJUANA DISPENSARY CROSS HATCH REPRESENTS MEDICAL MARIJUANA CULTIVATION/EXTRACTION BLUE AREA REPRESENTS MEDICAL MARIJIUANA INFUSION AREA E WIDE ANGLE EXTERIOR CAMERA EXTERIOR WALL INTERIOR WALL 318 S. BRACKEN LANE PARKING ANALYSIS USE REQUIRED SPACES REQUIREMENT PROVIDED SPACES RETAIL DISPENSARY 10 1 SPACE / 250 SF 14 CULTIVATION & INFUSION 10 14 OFFICE 1 12 TOTAL 21 SPACES 40 SPACES 1 SPACE / 1000 SF 1 SPACE / 250 SF THESE PLANS, DRAWINGS, AND DESIGNS ARE THE PROPERTY OF ROCA VERDE DESIGN BUILD. ALL RIGHTS RESERVED AND SHALL NOT BE REPRODUCED OR COPIED. ROCA VERDE DESIGN BUILD 2105 N. NEVADA ST CHANDLER, AZ 85225 OFFICE: 480-539-0111 FAX: 480-632-7594 DATE DESCRIPTION REVISION HISTORY DESIGNED CUSTOMER INFORMATION APPROVED PONDEROSA EAST A1.1 SITE PLAN PONDEROSA BOTANICAL CARE, INC. 318 S. BRACKEN LN. CHANDLER, AZ 85224 NOT FOR CONSTRUCTION TL MO 0" 1/2" 1" SCALE FORMAT: 11"X17" 1" = 30'-0" 1 SITE PLAN N S E W N TRUE NORTH VICINITY MAP 2103 SF MEDICAL MARIJUANA DISPENSARY D-101 167 SF MEDICAL MARIJUANA DISPENSARY D-102 192 SF MEDICAL MARIJUANA DISPENSARY D-103 181 SF WOMENS RESTROOM I-108 176 SF MENS RESTROOM I-107 463 SF BREAKROOM I-106 1059 SF MEDICAL MARIJUANA INFUSION I-104 864 SF MEDICAL MARIJUANA INFUSION I-103 169 SF MEDICAL MARIJUANA CULTIVATION/EXTRACTION C-105 777 SF MEDICAL MARIJUANA CULTIVATION/EXTRACTION C-103 297 SF HALL I-105 139 SF HALL I-109 781 SF MEDICAL MARIJUANA CULTIVATION/EXTRACTION C-102 850 SF MEDICAL MARIJUANA CULTIVATION/EXTRACTION C-101 144 SF MEDICAL MARIJUANA CULTIVATION/EXTRACTION C-106 92 SF RESTROOM I-101 226 SF OFFICE SPACE (INFUSION) I-110 MEDICAL MARIJUANA CULTIVATION/EXTRACTION MEDICAL MARIJUANA DISPENSARY MEDICAL MARIJUANA INFUSION & MISC SPACE 4983 SF 2500 SF 4911 SF 2062 SF MEDICAL MARIJUANA CULTIVATION/EXTRACTION C-104 618 SF MEDICAL MARIJUANA INFUSION I-102 P DEDICATED HANDWASH SINK EGRESS EGRESS EGRESS EGRESS EMERGENCY EXIT ONLY EMERGENCY EXIT ONLY EMERGENCY EXIT ONLY EGRESS EGRESS EGRESS FC FC DC DC DC DC P FC FC M FC DC M FC FC FC FC FC FC DC A DEDICATED HANDWASH SINK DEDICATED HANDWASH SINK FC FC FC FC A FC FC FC FC FC DC DC DC FC DC DC P P P FC DC M M M EMPLOYEE FACILITIES 1385 SF A MEDICAL MARIJUANA SITE REVIEW KEY M DC A DIRECTIONAL CAMERA LOCATION ALARM PANEL LOCATION MOTION SENSOR FC 360 CAMERA LOCATION P PANIC BUTTON EXTERIOR WALL INTERIOR WALL PROJECT DATA APN: 303-24-150 ZONING: I-1 ADDRESS: 318 S. BRACKEN LANE CHANDLER, AZ 85224 LEGAL DESCRIPTION PRICE ROAD INDUSTRIAL PARK UNIT NO 1 MCR 226-19 OWNER: BRACKEN PROPERTY HOLDINGS LLC 2055 E. 5TH STREET TEMPE, AZ 85281 MICHAEL O'BRIEN - 480-213-1402 ENGINEER/DESIGN: ROCA VERDE DESIGN BUILD TOM LASSEN, P.E. PHONE: 480-267-5163 EMAIL: TOML@ROCA-VERDE.COM PROPERTY AREA: 56000 SF TOTAL FLOOR AREA: 12394 SF LOT COVERAGE: 22.1% OCCUPANCY: MIXED B / H-2 CONSTRUCTION TYPE: TYPE V (SPRINKLERED) THESE PLANS, DRAWINGS, AND DESIGNS ARE THE PROPERTY OF ROCA VERDE DESIGN BUILD. ALL RIGHTS RESERVED AND SHALL NOT BE REPRODUCED OR COPIED. ROCA VERDE DESIGN BUILD 2105 N. NEVADA ST CHANDLER, AZ 85225 OFFICE: 480-539-0111 FAX: 480-632-7594 DATE DESCRIPTION REVISION HISTORY DESIGNED CUSTOMER INFORMATION APPROVED PONDEROSA EAST A1.2 FLOOR PLAN PONDEROSA BOTANICAL CARE, INC. 318 S. BRACKEN LN. CHANDLER, AZ 85224 NOT FOR CONSTRUCTION TL MO 0" 1/2" 1" SCALE FORMAT: 11"X17" 1/16" = 1'-0" 2 NEW FLOOR PLAN MEDICAL MARIJUANA AREA TABLE Number Name Area OCC USE C-101 MEDICAL MARIJUANA CULTIVATION/EXTRACTION 850 SF C-102 MEDICAL MARIJUANA CULTIVATION/EXTRACTION 781 SF C-103 MEDICAL MARIJUANA CULTIVATION/EXTRACTION 777 SF C-104 MEDICAL MARIJUANA CULTIVATION/EXTRACTION 2062 SF C-105 MEDICAL MARIJUANA CULTIVATION/EXTRACTION 169 SF C-106 MEDICAL MARIJUANA CULTIVATION/EXTRACTION 144 SF C-MISC MISC SPACE (UNDERWALLS) Not Placed D-101 MEDICAL MARIJUANA DISPENSARY 2103 SF D-102 MEDICAL MARIJUANA DISPENSARY 167 SF D-103 MEDICAL MARIJUANA DISPENSARY 192 SF D-MISC MISC SPACE (UNDERWALLS) Not Placed I-101 RESTROOM 92 SF I-102 MEDICAL MARIJUANA INFUSION 618 SF I-103 MEDICAL MARIJUANA INFUSION 864 SF I-104 MEDICAL MARIJUANA INFUSION 1059 SF I-105 HALL 297 SF I-106 BREAKROOM 463 SF I-107 MENS RESTROOM 176 SF I-108 WOMENS RESTROOM 181 SF I-109 HALL 139 SF I-110 OFFICE SPACE (INFUSION) 226 SF I-MISC MISC SPACE (UNDERWALLS) Not Placed