Plan Review Detail
Review Status: Approved
Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1
Plan Number - TP-PRE-0324-00069
Review Name: PRE-APPLICATION CONFERENCE REVIEW v.1
Review Status: Approved
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| Entitlements | REVIEW COMPLETED | DATE: 4/10/2024 REVIEWED BY: Gabriel Sleighter, Lead Planner CASE NUMBER: TP-PRE-0324-00069 Dispensary – E Grant Road PROJECT ADDRESSES: 3806 E GRANT RD PARCEL NUMBERS: 122-16-357A EXISTING ZONING: C-2 EXISTING USE: Vacant PROPOSED ZONING: C-2, SPECIAL EXCEPTION LAND USE PROPOSED USE: Marijuana Dispensary PROJECT DESCRIPTION & LOCATION: The applicant is requesting a Mayor and Council Special Exception to locate a marijuana dispensary on an approximately 0.64-acre parcel located at 3806 E Grant Road. The site is on the south side of Grant Road, about 500 feet west of the intersection of Grant Road and Alvernon Road. The proposal entails the adaptive reuse of a closed Eegee’s location. APPLICANT NAME: Michelle Santoro E-MAIL: msantoro@gblaw.com PLAN DIRECTION ADOPTED PLAN (S): PLAN TUCSON AND GRANT-ALVERNON AREA PLAN PLAN AMENDMENT REQUIRED BASED ON CONCEPT PRESENTED (SEE NOTES BELOW) 0 YES 1 NO 0 TO BE CONFIRMED LATER PLAN SUPPORT BASED ON CONCEPT PRESENTED (SEE NOTES BELOW): 0 YES 0 NO 1 WILL DEPEND ON DESIGN Applicable Plan Policies: Plan Tucson: The Plan Tucson Future Growth Scenario Map illustrates different building blocks within the city that have specific policies to promote future growth opportunities. The proposed development lies within the Mixed-Use Corridors building block of the Future Growth Scenario Map. Mixed-use corridors provide a higher-intensity mix of jobs, services, and housing along major streets. The businesses and residences within these corridors will be served by a mix of high-frequency transit options, as well as pedestrian and bicycle facilities. Grant-Alvernon Area Plan: The purpose of the Grant-Alvernon Area Plan is to provide land use policy direction and design guidelines for development within the Plan boundaries. The Plan’s Land Use Area Map designated the project location as “Office, Commercial, High-Density Residential.” The plan requires commercial development when the project location is appropriate based on the Land Use Map and primary access is provided to an arterial street. It requires that access to non-arterial streets direct traffic away from residential neighborhoods, and compliance with other Plan properties. Surrounding Zoning and Land Uses: North: C-1 – Grant Road, empty parcel opposite East: C-2 – Retail, pottery store South: R-2 – Multifamily West: C-2 – Art Studio Analysis: The applicant proposes locating a marijuana dispensary in the vacant building on the site. A marijuana dispensary requires a Mayor and Council Special Exception, and must meet all use-specific standards in UDC 4.9.9.E for Marijuana Dispensary: 1.a – The total maximum floor area shall not exceed 10,000 feet. The project will only contain 2,300 square feet of floor area. 1.c – The permitted hours of operation of a marijuana dispensary are from 7:00am to 10:00pm. The project will operate only during permitted hours. 1.d – A marijuana dispensary shall have an interior customer waiting area equal to a minimum of 25% of the sales floor area. The waiting area must be in conformance with size requirements. 1.e – A marijuana dispensary shall not have outdoor seating areas. Compliance must be demonstrated on Preliminary Development Plan. 1.g – A marijuana dispensary shall be setback a minimum of 2,000 feet from any other marijuana dispensaries. The nearest dispensary is over 6,000 feet away from the subject parcel. 1.h – A marijuana dispensary shall be setback a minimum of 500 feet from a K-12 public, private, or charter school or a licensed childcare center. The project appears to be in compliance with this requirement. There was a previous pre-submittal meeting in February 2024 concerning locating a childcare facility at the northwest corner of Grant and Alvernon. This is less than 500 feet away from the proposed dispensary location, but the setback requirement only applies to existing childcare facilities. A dispensary at the project location places no restrictions on the future use of the empty Walgreen’s building at Grant and Swan, which per DTM cannot have site construction until the completion of the Grant Widening at this intersection. 1.i – A marijuana dispensary shall be setback a minimum of 500 feet from a public park, and a minimum of 500 feet from a licensed residential substance abuse diagnostic and treatment facility or other licensed residential drug or alcohol rehabilitation facility. This setback applies to residential facilities only, commercial clinics and facilities do not apply to this requirement. 1.l – Odor mitigation devices and techniques are required. This requirement must be met. A cursory GIS review was performed by staff, and the proposal appears to meet marijuana dispensary use-specific standards. Your neighborhood meeting materials, and special exception application materials must explicitly demonstrate how compliance with each standard in UDC 4.9.9.E is met. Based on compliance with Plan Tucson and relevant Area Plan, a plan amendment is not required. ADDITIONAL NOTES: None. |
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| Fire New Construction | REVIEW COMPLETED | TP-PRE-0324-00069 • Pre-Application Conference Review v1 • 3806 E GRANT RD TUCSON, AZ 85716: Based on the information provided, TFD has no comments at this time. Questions: patricia.shelton@tucsonaz.gov / 520.837.7082 |
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| Site Engineering | REVIEW COMPLETED | Site Engineering has no comments or concerns about the proposed special exception. Lianne Evans lianne.evans@tucsonaz.gov |
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| Site Landscape | REVIEW COMPLETED | Landscape Comments: 1. Landscape would like to see updated street landscape borders per UDC 7.6.4.C-2 and Table 7.6.4-1. See UDC 7.6.4.C for landscape border requirements. 2. DTM approval is required for any and all planting or irrigation in the ROW prior to the approval of the development package. Reach out to David Marhefka (David.marhefka@tucsonaz.gov), if necessary for this project. 3. Update tree plantings in vehicular parking areas (1 tree: 4 parking spaces) per UDC 7.6.4.B.1. Trees are to be distributed evenly throughout the parking area, UDC 7.6.4.1.B.1, UDC Technical Standards Manual 5-01-.3.2 and UDC 7.6.4.B.1.a. 4. With the addition of street landscape borders and parking lot trees, please depress the planting areas 6 to 9 inches to provide passive rainwater harvesting to the plant material. Attached is the code requirement for reference. A Commercial Rainwater Harvesting plan is required per UDC Technical Standards Manual – Section 4-01.3.0. and Section 5-01.0.0 Landscaping and Screening. Adherence to the Low Impact Development Standards outlined in Section 5 of the PCRFCD Design Standards. These requirements are meant as a guide to help with the development of your landscape plans. We understand that you have existing site constraints that will not allow you to bring the sites water harvesting up to full code. If you have any questions about these comments I can be reached at chad.keller@tucsonaz.gov |
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| Site Zoning | REVIEW COMPLETED | Exception Pre-Submittal Transmittal FROM: Nicholas Martell PDSD Zoning Review PROJECT: Rezoning Pre-submittal meeting TP-PRE-0324-00069 Address: 3806 E GRANT RD Parcel(s): 12216357A and 122163580 Existing Zoning: C-2 Proposed Zoning: C-2 Existing Use: Commercial-Food Service Proposed Use: Retail-Marijuana Facility: Dispensary TRANSMITTAL DATE: April 8, 2024 COMMENTS: 1. Development must comply with the Administrative Manual Section 2-06 - Development Package, and 2-03 -PDP. Please ensure the next submittal has all the standards addressed here: https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-8416 2. Proposed use and use-specific standards: Retail-Marijuana Facility: Dispensary is an allowed use in the C-2 zone through the Mayor and Council Special Exception Procedure (UDC 3.4.4), and compliance with use specific standards 4.9.9.E.1. 3. Development standards: 40 ft building height (UDC TABLE 6.3-4.A) 4. Perimeter yard setbacks: Adjacent to Residential Zones = 1 ½ (H)Adjacent to Commercial zones = 0 (UDC TABLE 6.3-4.A) 5. Applicable street setbacks: per 6.4.5.C .2 of the UDC. a. To Elaine BL: the minimum required street perimeter yard is 20 feet, as measured from the street property line. b. To E Grant Rd: For nonresidential and multifamily development abutting an Arterial or Collector Street the minimum required street perimeter yard is ten feet, as measured from the existing or future property line as determined by the adopted Major Streets and Routes Plan, whichever is greater. 6. Parking requirements: See UDC Article 7.4.4 https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-5445 7. Bike parking requirements: See UDC Article 7.4.8 https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-5698 8. Additional comments: a. Ensure a Preliminary Development Plan showing all the standards found in Administrative Manul 2-03.4 is submitted for review: https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-8425 b. Be aware that marijuana retail uses are handled on a “First-come, First-serve” basis. If another restricted use gets approval prior to this project, staff have to honor the first approval. 9. Please see the following comments regarding the existing billboard on-site: a. Specify the billboard as an existing use under the Zoning and Land Use Notes required by Administrative Manual 2-06.4.7.A.4. b. Indicate on the site plan whether the depicted billboard is intended to be removed or to remain. If the billboard is to remain, then the following Comments #3 & #4 below also apply. c. Specify the billboard as a proposed use under the Zoning and Land Use Notes required by Administrative Manual 2-06.4.7.A.4. d. Demonstrate compliance with the UDC provisions related to the existing billboard, including UDC 4.9.4.G,1 through UDC 4.9.4.G.4 and the further referenced UDC 7.5.4.A.2 & 7.5.4.B.3. 10. The comments provided are preliminary and are not to be assumed as a complete review of the proposal. During the Development Package review process, a full review will be made by Zoning to assure compliance with the applicable UDC development criteria and Technical Standards. If you have any questions, please contact me at nicholas.martell@tucsonaz.gov. |
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| Traffic Engineering Review | REVIEW COMPLETED | Per the ITE Trip Generation Manual, a 2300 SF marijuana dispensary should generate approximately 24 AM peak hour trips and 44 PM peak hour trips. This amount of traffic can be accommodated by the surrounding roadway network. No comments or concerns from DTM Traffic Engineering Division. |