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Plan Review Detail
Review Status: Approved
Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1
Plan Number - TP-PRE-0225-00038
Review Name: PRE-APPLICATION CONFERENCE REVIEW v.1
Review Status: Approved
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| Fire New Construction | REVIEW COMPLETED | TP-PRE-0225-00038 • Pre-Application Conference Review v1 • 7101 E 22ND ST TUCSON, AZ 85710: Based on the information provided, TFD has no comments at this time. Questions: patricia.shelton@tucsonaz.gov / 520.837.7082 |
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| ROW Engineering Review | REVIEW COMPLETED | TP-PRE-0225-00038 • 7101 E 22ND ST 1. In accordance with Section 6.3.2 of the Transportation Access Management Guidelines for the City of Tucson, a Traffic Impact Analysis (TIA) is required for this development. The TIA should also include a detailed analysis of drive-through queuing. 2. As per Section 10-01.3.3 of the Technical Standards Manual, a continuous pedestrian circulation path, as outlined in Section 10-01.4.0, must be provided along the full street frontage of the development. Additionally, any existing driveway aprons that do not meet current ADA accessibility standards must be removed and replaced. Furthermore, any sections of the pedestrian circulation path that are out of specification or damaged will be required to be removed and replaced to ensure full compliance. If you have any questions, please contact Richard Leigh at Richard Leigh at richard.leigh@tucsonaz.gov |
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| Site Engineering | REVIEW COMPLETED | TP-PRE-0225-00038 7101 E 22ND ST 1. Provide waste stream calcs per TSM Section 8. 2. Show locations of roof downspouts. Stormwater from roof drains may not pass over sidewalks per TSM 7-01.4.3E. 3. Show vertical separation between pedestrian circulation & vehicle use areas. 4. Check throat length off 22ndSt. Per access management guidelines 5.11, a driveway throat length of 60 LF is required. 5. Maximize water harvesting by depressing landscape areas 6 inches and grading the site to drain toward landscaped areas. Chris Arrington chris.arrington@tucsonaz.gov |
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| Site Landscape | REVIEW COMPLETED | CDRC TRANSMITTAL PLANNING AND DEVELOPMENT SERVICES DEPARTMENT REVIEWER: CHAD KELLER, RLA SITE LANDSCAPE/NATIVE PLANT PRESERVATION SECTION PROJECT: DP PRE-APP FOR NEW CHIPOTLE LOCATION ACTIVITY NO: TP-PRE-0225-00038 ADDRESS: 7101 E 22ND ST ZONING: C-2 COMMERCIAL ZONE LAND USE: COMMERCIAL RESTAURANT This plan has been reviewed for compliance with applicable development criteria in the City of Tucson Unified Development Code (UDC) Administrative Manual (AM) Section 2-11 and Technical Manual (TM) Section for landscape, native plants, and water harvesting. 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 Landscape/NPPO to ensure compliance with the applicable UDC development criteria and Technical Standards. SITE LANDSCAPE/NPPO COMMENTS: 1. A landscape plan is required per UDC 7.6.2.B.1-b. The Unified Development Code requires all new development, or an expansion of greater than 25% of an existing development to submit a landscape plan, UDC 7.6.2. Preparation of the landscape plan shall adhere to UDC 7.6.4 and Administrative Manual 2-10. 2. Provide the required number of trees in all vehicular parking areas (1 tree to 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. 3. A street landscape border is required along Kolb Rd and along 22nd St per UDC 7.6.4.C-2 and Table 7.6.4-1. See UDC 7.6.4.C for landscape border requirements. Commercial land use along MS&R and non-MS&R require a 10-foot street landscape border. 4. Per our conversation with the applicant in the official pre-application meeting on 3/13/25: Permission has been granted by DTM and David Marhefka, PLA to use 6.25 feet of the right of way for the required 10-foot street landscape border. With the formal submittal of the development package, please provide the written correspondence with DTM. 5. A drip irrigation plan and details are required for all proposed landscape planting areas. 6. All landscape plans shall incorporate water conserving design as defined in UDC Section 7.6.6, Use of Water, and as described in the Technical Standards Manual 5.01-5.11. 7. A Commercial Rainwater Harvesting plan is required: See Technical Standards Manual 4-01.3.0 RAINWATER HARVESTING PLAN. A Rainwater Harvesting Plan shall be submitted with all applications for commercial developments at which landscaping is required. The Rainwater Harvesting Plan shall consist of two elements: A Site Water Budget Calculation Spreadsheet and a Water Harvesting Implementation Plan. Preparation of the Rainwater Harvesting Plan elements require coordination between project managers, site engineers and landscape architects from the inception of the project. The Landscape Plan should match the Commercial Rainwater Harvesting Plan as well as the Grading Plan. The two elements of the Rainwater Harvesting Plan shall illustrate how water harvesting will meet 50% of annual landscape water demand, as required by the ordinance. If a copy of the Site Water Budget Spreadsheet is needed, please reach out to the contact information at the bottom of these comments. 8. Coordinate the Landscape Plan, Commercial Rainwater Harvesting Plan and the Civil Grading Plans to have identical basin size, grades, spot elevations and curb cut locations. 9. Maximize rainwater harvesting across the site into all landscape areas, including the street landscape borders and planting islands for the required trees in the parking area. 10. A separate irrigation water meter is required. Please label irrigation meter as “irrigation only”. See TSM 4-01.6.0 Thank you. Chad Keller, RLA Landscape Architect chad.keller@tucsonaz.gov 520.837.4923 |
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| Site Zoning | REVIEW COMPLETED | CDRC Thursday Pre-Submittal Transmittal FROM: Ramiro Olivarez, Planner PDSD Zoning Review PROJECT: Pre-submittal meeting TP-PRE-0225-00038 Address: 7101 E 22ND ST Zoning: C-2 Existing Use: Vacant Proposed Use: Food Service: Excluding Soup Kitchens TRANSMITTAL DATE: March 13, 2025 COMMENTS: 1. Development must comply with the Administrative Manual Section 2-06, Development Package. 2. Food Service: Excluding Soup Kitchens use is allowed in the C-2 zone with use specific standards C-2: 4.9.4.M.1 and 4.9.13.P. 3. In the C-2 zone there is not a minimum lot size. UDC TABLE 6.3-4.A. 4. There is no maximum lot coverage for nonresidential use. UDC TABLE 6.3-4.A. 5. The height maximum is 40 feet for nonresidential use. UDC TABLE 6.3-4.A. 6. Setbacks for nonresidential use adjacent to the North and East nonresidential zone is 0 feet. UDC TABLE 6.3-4.A. UDC 6.4.5.2.a. - 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. (For Kolb Rd and 22nd st) 7. Ensure compliance with Table 7.4.4-1: Minimum Number of Motor Vehicle Spaces Required for Food Service: 1 space per 100 sq. ft. GFA and outdoor seating areas. 1 space per designated vendor stall for Food Courts which operate solely outdoors. 2825 SF GFA [2325 SF (GFA) + 500 SF (Patio)] / 100 sq. st. = 28.25 28 Motor Vehicle Spaces is required. 2 minimum number of accessible parking spaces are required. List the 2 required accessible/van parking space under the site zoning data. The proposed number of parking spaces including accessible/van parking spaces is within the requirements for Food service use. 8. Parking: Ensure compliance with 7.4.6. Motor Vehicle Use Area Design Criteria. The vehicle parking spaces length depicted is 15’ 6”. Per table 7.4.6-1: MOTOR VEHICLE USE AREA DIMENSIONS the parking length at 90 degrees is 18’. Per UDC 7.4.6.H.1. - 1. Barriers, such as post barricades or wheel stop curbing, are required in a vehicular use area to prevent vehicles from extending beyond the property lines , to prevent cars from damaging adjacent landscaping , walls, or buildings , overhanging adjacent sidewalk areas , and/or driving onto unimproved portions of the site. Per UDC 7.4.6.H.1.a. - When demonstrating compliance, the applicant must account for a vehicle overhang of two and one-half feet and any other obstructions in the sidewalk, such as, bicycle parking racks, vending machines, and merchandise display space and or landscape areas. 9. Food Service: Ensure compliance with Table 7.4.8-1: Minimum Required Bicycle Parking Spaces – a. Short-Term: 1 space per 2,000 sq. ft. GFA. Minimum requirement is 2 spaces. b. Long-Term: 1 space per 12,000 sq. ft. GFA. Minimum requirement is 2 spaces. Minimum Required Bicycle Parking Spaces appear to be within requirements. 10. Ensure bike parking design is compliant with 7.4.9 of the UDC. 7.4.9.B.2.g A bicycle rack must be a minimum of two and one half feet from a wall or other obstruction; If applicable, Where long-term bicycle parking is not within a building and a key, code, or secure method is needed to access the parking facility, a sign must be provided instructing cyclists how access may be obtained. and; Long-term bicycle parking not within a building must be lit by overhead lighting. 11. Ensure compliance with Table 7.4.11-1: Minimum Required EVSE – a. Food service EV Installed is 5%. b. Food service EV Ready Required is not required. c. Food service EV Capable Required is 10%. 12. Ensure EV Parking Design is compliant with 7.4.12 of the UDC. 13. Ensure the site complies with section 7.8 of the UDC and sections 7-01.0.0 and 10-01.0.0 of the Technical Standards Manual. a. The pedestrian circulation paths must comply with 7-01.3: Within all development, a continuous pedestrian circulation path is required as follows: A. This path must connect all public access areas of the development and the pedestrian circulation path located in any adjacent streets. B. The areas within the development which must be connected include, but are not limited to, all buildings, all bicycle and vehicle parking areas, all recreation areas, all dumpster areas, and all other common use areas. 14. TABLE 7.4.7-1: MINIMUM VEHICLE STACKING REQUIREMENTS Food Service: where there are separate points of service for ordering and pick-up Minimum Vehicle Stacking Capacity (per drive-through lane): 4 Vehicle spaces are required. Dimension the drive-through lane. It appears the stacking area is within the requirements. 15. Note: If applicable, for any canopies, awnings, overhangs, etcetera (along the drive through lane) “The minimum height clearance along access lanes and PAALs is 15 feet. Per UDC 7.4.6.E.2. 16. Note: Per UDC 7.4.6.F.5.a.(2), Access lanes and PAALs must be setback at least one foot from: A structure when the access lane or PAAL serves as a drive-through lane. Dimension the pickup area to the edge of the drive-through lane 17. The comments provided are preliminary and are not to be assumed as a complete review of the proposal. During the 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 Ramiro.Olivarez@tucsonaz.gov |
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| TW New Area Development | REVIEW COMPLETED | TP-PRE-0225-00038 - Pre-Application Conference Review v1 – 7101 E 22ND ST Tucson Water has no objections to the proposed development and offers the following comments for your convenience: 1. This property is currently served by a 1” potable water meter. 2. If and when any new domestic water, irrigation water, or fire water services are needed to serve this proposed development, please contact Tucson Water’s New Services Section by calling 520-791-5164 or by sending an email to TW_Common@tucsonaz.gov. The above comments are based on the limited preliminary information provided by the applicant and should not be construed as a complete review of the proposal. Any questions, comments or concerns about these comments may be directed to: Tim Rowe, P.E., Civil Engineer Tucson Water, New Development Section 201 N. Stone Avenue, #2-220 P.O. Box 27210 Tucson, AZ 85726-7210 (520) 837-2106 tim.rowe@tucsonaz.gov |