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Plan Review Detail

Plan Number: TP-PRE-0926-00199
Parcel: 120088000

Review Status: In Review

Review Details: PRE-APPLICATION CONFERENCE REVIEW v.1

Plan Number - TP-PRE-0926-00199
Review Name: PRE-APPLICATION CONFERENCE REVIEW v.1
Review Status: In Review
Review Date Reviewer's Name Type of Review Description Status Comments
ROW Engineering Review * PENDING ASSIGNMENT
TW New Area Development * PENDING ASSIGNMENT
Fire New Construction * REVIEW COMPLETED TP-PRE-0926-00199 • Pre-Application Conference Review v1 • 790 W IRVINGTON RD TUCSON, AZ 85714:
Based on the information provided, TFD has no comments at this time.
Questions: patricia.shelton@tucsonaz.gov / 520.837.7082
Site Engineering * REVIEW COMPLETED Permit Activity Number: TP-PRE-0926-00199
Project: Drive-Thru Restaurant
Location: 790 W IRVINGTON RD
Review Date: 10/22/2026
Reviewer: Joe Macaulay

*This plan has been reviewed for compliance with applicable development criteria in the City of Tucson Unified Development Code (UDC) Administrative Manual (AM) Section 2-6 and Technical Standards Manual (TSM) Section for waste management, Pedestrian Access, Hydrology -Retention/Detention Requirements, and all site standard code.*

City of Tucson Code: https://www.tucsonaz.gov/Departments/Planning-Development-Services/Codes
Drainage Manual Link: https://www.tucsonaz.gov/files/sharedassets/public/v/1/pdsd/documents/engineering-code/cot-drainage-manual-searchable.pdf
Design standards for Stormwater Detention and Retention Link:
https://www.tucsonaz.gov/files/sharedassets/public/v/1/pdsd/documents/engineering-code/updated-retention-detention-manual.pdf

Site Engineering Review Comments:
1. The proposed development must comply with the City of Tucson Unified Development Code (UDC) Administrative Manual Chapter 2-06 – Development Package. Building permits can be submitted and reviewed concurrently with the development package but the building plans cannot be approved until the development package is approved and the building plans are reviewed for consistency.
2. Lot Combination needed, this process will need to be accomplished through Pima County. It is recommended that the combo be completed prior to full development review.
3. Sidewalks shall be flood free for all storm discharges of up to and including a ten-year frequency flood event. Drainage flowing across all pedestrian circulation paths shall be designed and constructed to convey flows under the path for up to and including the ten-year frequency flood events, except at street intersections, pedestrian crossings, and PAAL pedestrian crossings. [TSM 7-01.4.1.E & 7-01.4.3.E]
a. Provide keynotes and call-outs identifying all downspouts and sidewalk scupper locations on all related site plans and/or building sheets. This information is required to demonstrate compliance and to ensure coordination with building permit plan review.
b. If downspouts from rooftops are to be discharged at grade-level, ensure that the stormwaters up to and including flow from a 10-year event are directed away from accessible parking stalls.
4. Sight visibility triangles (SVT) will need to be shown at any and all site access points from designated MS&R’s:
a. W IRVINGTON RD has a current designation as an Arterial Road. Sight visibility triangles (SVT) will need to be shown for existing & proposed ROW for all entrances/exits to the site. [TSM 10-01.5.0]
5. Compliance of first flush retention/balanced basin detention requirements for new impervious surfaces. The first flush requirement can be met by adhering to landscaping commercial water harvesting requirements. Provide a Drainage Statement, a full Drainage Report is not required. Content and format requirements for the drainage statement can be found in chapter 2 of the City of Tucson Standards Manual for Drainage Design.
6. Geotechnical Investigation Report - prepared by a Registered Professional Engineer licensed in the State of Arizona is required [IBC 1803]. The report shall be submitted with the development package submission. The report shall, at minimum, address the following:
a. Soil Bearing Capacity & Site Classification – Including soil bearing capacity, site classification, expansive soil identification, and groundwater conditions, with all applicable foundation design recommendations for the proposed construction.
b. Grading & Earthwork – The report shall provide recommendations for site preparation, fill compaction standards, and the suitability of on-site materials for reuse as engineered fill.
c. Pavement Design – The report shall include pavement design recommendations for all proposed drive aisles, parking areas, and access improvements, including R-value or CBR testing results as applicable.
d. Backfill requirements, and wall foundation recommendations. (IF applicable)
7. If it is desired to pursue the use of modified waste enclosures for waste management – it will be required that Environmental Services approval be acquired prior to approval to the overall development package submission. The contact to reach out to at ES will be Andy Vera at Andy.vera@tucsonaz.gov. Please submit the approval provided for the submission of this future development package with the applicable TSMR application.
8. Applicable Waste Management Standards:
a. Provide the Waste Stream Calculations for the entire site on the Development Package cover sheet or where able to on the plan set. [TSM 8-01.8.0]
b. All commercial developments are required to provide adequate space/capacity for both solid waste & recycling services [TSM 8-01.5.1.A]
c. Provide a trash enclosure detail(s) that is compliant with TSM 8-01.0.0. This should include all necessary information as well as include the required minimum clear space. This detail should be comparable to figures found in TSM 8-01.9.0.
d. Provide a detail displaying trash truck maneuverability for the trash enclosure in compliance with Technical Standards Manual, show it falls in compliance with back-up requirements. Maneuverability dimensions for operation are 14’x40’ & 28’x40’ for two enclosures. TSM 8-01.5.3 and TSM 8-01.5.3.F
9. Sidewalks associated with PAALs must be physically separated from any vehicular travel lane by means of curbing, grade separation (minimum six inches), barriers, railings, or other means, except at designated crosswalks. [7-01.4.2]
a. Please ensure that vertical separation is provided at the sidewalk at the eastern side of the building going north/south. This is required both for containment of the vehicle use area and protection of pedestrians.
10. Pedestrian circulation is required to connect all buildings, dumpster areas, common areas, and the sidewalk on all the street frontages per TSM 7-01.3.3.
a. Depending on ROW determination for sidewalk requirements along 15th AV ROW – a connection may be required to connect to 15th AV frontage.
11. Show that sidewalks in front of parking spaces maintain a minimum 4-foot unobstructed width per TSM 7-01.4.3 A. The parking spots must have wheel stops or the sidewalk must be 6.5 feet in total width to ensure that vehicles do not obstruct the 4-foot width.
a. Wheel Stops Required at Sidewalk-Adjacent Spaces -Wheel stops are required at all parking spaces that abut a sidewalk or pedestrian circulation path where the sidewalk width would be reduced to less than 4 feet by vehicle overhang. [UDC 7.4.6.H]

*NOTICE: These comments are provided for pre-application purposes only and are based solely on the conceptual information submitted to date. This review does not constitute an approval, and compliance with these comments does not guarantee approval of a subsequent submittal. Additional comments, including comments on items not addressed here, may be issued during formal review of the Development Package as more detailed plans become available.*

If you have any questions or concerns, please contact joe.macaulay@tucsonaz.gov
Site Landscape * REVIEW COMPLETED PLANNING AND DEVELOPMENT SERVICES DEPARTMENT
REVIEWER: CHAD KELLER, PLA
SITE LANDSCAPE/NATIVE PLANT PRESERVATION SECTION

PROJECT: PROPOSED COMMERCIAL DRIVE-THROUGH
ACTIVITY NO: TP-PRE-0926-00199
ADDRESS: 790 W IRVINGTON RD
ZONING: COMMERCIAL ZONE (C-2)
LAND USE PER UDC TABLE 7.6.4-1: COMMERCIAL LAND USE ALONG A MINOR LOCAL ROAD
2026

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 THE SITE LANDSCAPE/NPPO REVIEW SECTION TO ENSURE COMPLIANCE WITH THE APPLICABLE CITY OF TUCSON UNIFIED DEVELOPMENT CODE, TECHNICAL STANDARDS MANUAL AND ADMINISTRATIVE MANUAL REQUIREMENTS FOR SITE LANDSCAPE, NATIVE PLANTS AND RAINWATER HARVESTING.

SITE LANDSCAPE/NPPO COMMENTS:

1. PROVIDE A NATIVE PLANT PRESERVATION ORDINANCE WAIVER per UDC 7.7. See UDC 7.7.3. Applicability; UDC 7.7.4 NPPO General Provisions and Standards; UDC 7.7.4.c. Plan Approval Prior to Permitting; UDC 7.7.4.d. Professional Expertise 7.7.5.c.5; also see AM 2-11.3.0 Permitted Exceptions. If applicable, the Planning and Development Services Department will provide the applicant with the NPPO waiver form upon request.

COPY THE FOLLOWING LINK INTO YOUR INTERNET BROWSER FOR ACCESS TO THE NPPO WAIVER:

https://www.tucsonaz.gov/files/sharedassets/public/v/1/pdsd/documents/applicationsforms/nppoapp-2025-v.2-fillable-1.pdf

2. UDC 7.6.2. APPLICABILITY
The provisions of this section apply to the following: All new developments require the submittal of a landscape plan set. Preparation of the landscape plans shall adhere to UDC 7.6 and Administrative Manual 2-10.

3. Parking lot canopy trees are required at 1 tree for every 4 parking spaces provided, see UDC 7.6.4.B. Structurally covered parking spaces do not count toward the ratio, see UDC 7.6.4.B.1.c (8). Trees are to be distributed evenly throughout the parking area, see UDC 7.6.4.1.a.(1). See Technical Standards Manual 5-01.3.0 for additional landscaping in vehicular use area requirements.

4. Interior landscape borders per UDC 7.6.4.C.3 and Table 7.6.4-1 and proposed Commercial Land Use:
A. An interior landscape border is NOT REQUIRED on commercial land-use sites where an alley separates the land-use from the adjacent zone. This is the case at the north property line of this proposal.

5. Street landscape borders per UDC 7.6.4.C.2 and Table 7.6.4-1 and proposed Commercial land use along MS&R and non-MS&R:
A. PER APPLICANT QUESTIONS: S 16th Av does not require a street landscape border as the property line is adjacent to an alley. If access or an easement isn’t an issue, it is suggested that a partial street landscape border be implemented at the southwest corner of the site that ties into the street landscape border along W Irvington. S 15th St also requires a street landscape border. All street landscape borders should be designed on the project side of the ROW/Future ROW.

6. DTM review is required for all planting and irrigation in the ROW prior to the approval of the development package. Reach out to David Marhefka (david.marhefka@tucsonaz.gov) for review and approval if applicable for this project.

7. A drip irrigation plan and details are required for all proposed landscape planting areas.

8. 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.

9. 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 and a Water Harvesting Implementation Plan. Preparation of the Rainwater Harvesting Plan elements requires coordination between project managers, site engineers and landscape architects from the inception of the project. The two elements of the Rainwater Harvesting Plan shall illustrate water harvesting how will meet 50% of annual landscape water demand, as required by the ordinance.

10. Coordinate the Landscape Plan, Commercial Rainwater Harvesting Plan and the Civil Grading Plans to have identical basin size, grades/percent slopes, spot elevations and curb cut inlet and outlet locations.

11. 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.

12. A separate irrigation water meter is required. Please label irrigation meter as “irrigation only”. See TSM 4-01.6.0. Or see City of Tucson Ordinance 10597 -- Sec. 6-182. Rainwater Harvesting Plan: Number 3 (a) A separate water meter connected to the main water supply; or (b) An irrigation sub-meter.

Thank you.

CHAD KELLER, PLA
LANDSCAPE ARCHITECT

CITY OF TUCSON, PDSD, SITE REVIEW SECTION
CHAD.KELLER@TUCSONAZ.GOV
520.837.4923
Site Zoning * REVIEW COMPLETED CDRC Thursday Pre-Submittal Transmittal
PDSD Zoning Review
FROM: Georgia Pennington, Lead Planner
PROJECT: Dunkin'
Address: E Irvington Road and S 15th Avenue
Parcel(s): 120-08-8000, 120-08-7990
Zoning: C-2
Existing Use: Vacant
Proposed Use: Food Service, Excluding Soup Kitchens, with Drive-Through
TRANSMITTAL DATE: 10/24/26
COMMENTS:
1. Development must comply with Administrative Manual Section 2-06, Development Package. The Development Package is a separate submittal from the building permits, and the building permits cannot be approved until the Development Package is approved. (AM 2-06)
2. Food Service, Excluding Soup Kitchens, is a permitted use in the C-2 zone, subject to use-specific standards 4.9.4.M.1 and 4.9.13.P. (UDC Table 4.8-4)
3. Maximum Height: 40 feet. (UDC Table 6.3-4.A)
4. Setbacks:
a. Front Street (E Irvington Road): 10 feet from the existing or future property line
b. Side Street (S 15th Avenue): 20 feet, subject to street classification.
c. West, Non-Res to Non-Res: 0 feet.
d. North, Non-Res to Res: 1.5x the height of the proposed exterior building wall
(UDC Table 6.3-4.A and Section 6.4.5)
5. Motor Vehicle Parking Requirements (UDC 7.4.4):
a. Food Service: 1 space per 100 sq. ft. GFA, including outdoor seating areas.
b. Required: 19 spaces.
c. Provided: 16 spaces.
d. An Individual Parking Plan (IPP) may be requested to reduce the required number of parking spaces. For additional information regarding the IPP process, contact Mark Castro at Mark.Castro@tucsonaz.gov. (UDC Section 7.4.5.A)
6. Bicycle Parking Requirements (UDC 7.4.8):
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.
c. Provided: 2 short-term and 2 long-term spaces.
7. Parking Area Access Lanes (PAAL) shall be 24 feet wide for 2-way traffic and fire access. (UDC Section 7.4.6)
8. Drive-through access lanes must be set back at least one foot from the building and two feet from obstructions greater than six inches in height, including menu boards. (UDC Section 7.4.6.F.2)
9. Comply with Section 7-01 Pedestrian Access in the Technical Standards Manual.
10. 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 Georgia.Pennington@tucsonaz.gov.