Permit Review Detail
Review Status: Requires Resubmit
Review Details: RESIDENTIAL NEW DWELLING v.2
Permit Number - T22CM02416
Review Name: RESIDENTIAL NEW DWELLING v.2
Review Status: Requires Resubmit
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 10/21/2025 | Bldg Permits - Post Review Express | PENDING ASSIGNMENT | |||
| 10/07/2025 | Addressing Validation | REQUIRES RESUBMIT | ATTENTION: Parcel/addressing issue. The site plan shows to be for a duplex. The location does not have units attached to the address. Please contact Pima County Addressing at addressing@pima.gov or 520-724-9512 to verify and add the unit numbers. If this project is approved there will need to be 3 units tied the parcel since there will be three dwelling units. After address/units have been added or verified you'll need to submit an address change request to update this record in the sub records tab of the permit along with a new aerial/site plan that shows the corrected addressing. For questions: PDSD-Residential@tucsonaz.gov |
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| 10/07/2025 | Residential Building | REQUIRES RESUBMIT | T22CM02416 2nd PLAN REVIEW COMMENTS Plan review for the above referenced structure has been completed. This letter reflects comments to be addressed. For facilitating a shorter back check time, please provide updated plans and calculations with a written response to each of the notated items indicating action taken. Do not cloud the changes made for comment updates; revisions are processed if changes occur after the permit is issued. SCOPE OF REVIEW: The scope of this plan review covers architectural, plumbing, mechanical, energy conservation and electrical. All code references are to the 2018 International Residential Code and 2018 International Energy Conservation Code. All features were checked only to the extent allowed by the submittals provided. All portions of this project are assumed to meet or will meet other departmental requirements, conditions, and concerns before permit approval. GENERAL REQUIREMENTS: The City of Tucson adopted the 2018 IRC with amendments and building ordinances for all dwellings. Provide a response letter addressing each comment with location of change on the plans. Submit separate letter and plan set files. PLANS: 1. Provide complete roof framing plan. Show size, spacing and span of all framing members, trusses, joists, rafters, and collar ties headers with proposed fastener hardware or notate the requirement for deferred submittal, R106.1. 2. Show all roof structural members with rafter ties (or ceiling joists) and collar ties (ridge straps) when the roof pitch is equal or greater than 3” to 12”, R802.3. MECHANICAL PLANS: 1. Provide (fresh air intake) whole-house mechanical ventilation with controlled exhaust, R303.4; N1103.6 & M1505.4. Identify the device model number providing an adjustable setting and note the minimum continuous setting. A two or three-bedroom dwelling under 1501 SF requires a 45 CFM continuous setting. ELECTRICAL PLANS: 1. Provide a panel schedule showing the connected loads requiring 240 volts, E3601.6.1 & E3706.2. 2. Provide the Electric Vehicle charger circuit with 40 ampere 240-volt capacity with #8 wire and a NEMA 14-50R receptacle. OUTDOOR LIGHTING CODE 1. Show the proposed fixture as full cut-off FCO style or provide an Outdoor Lighting Calculation including all exterior fixtures on the property for determining exterior lighting limits. Show full cutoff fixtures were located within 25 feet from the property line OLC 401.3.3. INTERNATIONAL ENERGY CONSERVATION CODE: 1. Energy Certificate: (Mandatory) place near the indoor furnace or in utility room, N1101.14. Add notation to plans. Please contact the plans reviewer if you have any questions: PDSD-Residential@tucsonaz.gov City of Tucson Residential Plan Review Submit a corrected plan set at https://www.tucsonaz.gov/Departments/Planning-Development-Services |
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| 10/21/2025 | Residential Zoning | REQUIRES RESUBMIT | FROM: Jeffrey W. Cassidy, Planner Planning & Development Services Department – Current Zoning Review Section PROJECT: T22CM02416 – Residential Building – New Duplex 425 W Missouri St Unit A Tucson, Az 85714 (R-2 Zoning) Site Plan Review – 2nd Review TRANSMITTAL DATE: October 21, 2025 This site is in the R-2 Residence Zone (UDC 4.7.9). A duplex is permitted use in this zone (Table 4.8-2) subject to Use Specific Standards 4.9.7.B.6, .9, & .10 Plan review for the above referenced duplex has been completed. This letter reflects comments to be addressed. For facilitating a shorter back check time, please provide updated plans and calculations with a written response to each of the notated items indicating action taken. Do not cloud the changes made for comment updates; revisions are processed if changes occur after the permit is issued. SCOPE OF REVIEW: The scope of this plan review covers zoning, use(s), legal description, adjacent properties, setbacks (building or wall heights), dimensional standards, property permitting history, density (units/lot size), and lot calculation (enclosed building and structure, parking, and driveway versus overall lot size) requirements. All code references are to the Tucson, AZ Unified Development Code. All features were checked only to the extent allowed by the submittals provided. All portions of this project are assumed to meet or will meet other departmental requirements, conditions, and concerns before permit approval. PLANS AND ELEVATIONS OR DRAWING SET: 1. COMMENT: This lot is 7, 973 square feet with an existing single family detached residence (SFR). Per UDC Table 6.3-2.A, the maximum residential density is 15 units / acre or one unit / 2,904 square feet. A duplex exceeds the units allowed for the size of the lot. Clarify if the existing SFR is being demolished (requiring a separate demolition permit) in order to preserve the proposed duplex or change the duplex to another single family residence or two accessory dwelling units. 2. COMMENT: The site plan provided is incomplete. a) Provide a site plan that meets the requirements show in the plot plan example at the following link: https://www.tucsonaz.gov/files/sharedassets/public/v/1/pdsd/documents/permits/residential-permits/residential_plot_plan_requirements_dtm-comments.pdf More Specifically: 1) Draw, label, provide heights and dimension every structure on-site (permitted and unpermitted*) to a scalable drawing graphic. Additionally, provide dimensions of any structure as it relates to nearby structures and property lines. *Depending on what this structure is and its size, this may or may not be added to this permit. Mimic all the graphic and content information on this site (plot) plan. All structures permitted and unpermitted must be depicted, to scale, dimensioned, providing heights and dimensions to property lines. Setbacks for side and rear property lines are 6’ or 2/3 the height of any structure flanking an adjacent property, whichever is greater. Front yard is 20’-0”. Draw and label all setbacks. If a structure is in an existing setback and unpermitted, depending on the size and height, it may be able to get included on this permit. Be sure to include vehicular use areas (driveway, parking spots), sidewalks and even ‘open’ structures like porches, carports, walls and fences. Label everything that exists on the property (walls, fences and provide heights). For lot information you can find that on the county website in a couple location below. If needed, email zoning reviewer (below) for clarification prior to submitting for subsequent submittal. 2) To complete missing information on the plot plan example, refer to Pima County’s website https://gis.pima.gov/maps/detail.cfm?&parcel=120083420 3) Update site plan to be reflective of information on Pima County’s website. For example, the 126.5’ does not match the 134’-0” dimension (missing the 7’-6” setback at the rear of the property. See https://maps-and-records.tucsonaz.gov/subdivisions/details/1075 4) Measure square footage of every structure (carport and addition on the west side of the principal residence not shown) on site and driveway/vehicular use area and input into lot coverage calculation table. 5) Provide density calculations information from plot plan example provided. 6) Update the primary residence graphic to be representative of reality via Pima County’s website https://www.asr.pima.gov/ParcelData/prc/12008/3420.pdf (unpermitted addition on the west side of house not included in this; will need to measure and include). 7) Provide missing legal description (per county website): NATIONAL CITY NO 5 LOT 11 EXC S7.5' FOR ALLEY BLK 71 8) Provide missing dimension from centerline of W Missouri St street to curb. 9) Provide missing dimension from curb to property line. 10) Provide missing zoning labels on all four sides of this parcel including this parcel. 11) Provide missing Township 14S, Range 13E, Section 36. 12) Provide missing graphic scale. 13) Provide missing subdivision name: NATIONAL CITY NO.5 Subdivision Book 7, Page 48 14) The owner and address listed do no match what is listed in the county. See 2) above to locate correct name and address. 15) The setbacks listed are incorrect. The front yard setback is 20’-0”. The rear and side yard setbacks are a minimum 6’-0” or 2/3 the height of the proposed structure, whichever distance is great. Update this information on cover sheet. 3. COMMENT: *After reviewing the property documentation history in Property Research Online (PRO) https://pro.tucsonaz.gov/address_search/?csrfmiddlewaretoken=b5elylypegHP5tcWDxQXgqDFw0sSoP3qAnMHYiVidTJOpgNWeLdC3JYE1apxWR6z&address=425+W+Missouri+St , zoning could not verify any permit documentation for the existing west addition and rear porch demolition both occurring approximately around 2020. Zoning will not be able to approve the permit application until the permit information is provided. If permit documentation cannot be provided and depending on its size, the addition may or may not be included as a part of this permit application or applied for and issued under a different permit. Additionally, depending on the height and/or how close the addition was located to the property line(s), this structure was potentially located in the west setback. Coordinate with Zoning reviewer prior to the next submittal to determine if this can be included or will require an additional permit at Jeffrey.cassidy@tucsonaz.gov Regarding the potential setback infraction, there is a Design Development Option (or DDO) which affords an attempt to seek relief from the setback requirements. Zoning will not be able to approve the permit application until the DDO is approved. This information is linked here: https://www.tucsonaz.gov/Departments/Planning-Development-Services/Planning-Zoning-Applications/Zoning-Administration#section-3 To submit a DDO application, apply for a new sub-record under this permit at TDC Online. https://www.tucsonaz.gov/files/sharedassets/public/v/2/pdsd/documents/tdc-faq/new-pdfs/sub-records.pdf See below for more information on the DDO process. 4. COMMENT: Per Section 7-01.0.0 of the UDC Technical Standards Manual and the City of Tucson Inclusive Home Design Ordinance (https://www.tucsonaz.gov/files/sharedassets/public/v/1/city-services/planning-development-services/documents/inclusivehomedesignordinance.pdf ), all new dwellings have a requirement to provide an “accessible route from public and common areas, including, but not limited to, a driveway or public street or sidewalk”. Draw, dimension, and label an accessible route from the driveway (or apron), sidewalk, or street to an accessible entrance. Ensure the route meets accessibility standards as articulated in Sections 402-404 of the ADA Accessibility Standards (https://www.access-board.gov/ada/chapter/ch04/). See TSM 7-01.4.3 for specifications, including slope and composition materials. 5. COMMENT: Additional comments may be forthcoming on the next review based on responses to Zoning and other the PDSD reviewer comments. Records Request (Missing permits) https://www.tucsonaz.gov/Departments/Planning-Development-Services/Records DDO application and requirements can be found at: https://www.tucsonaz.gov/Departments/Planning-Development-Services/Planning-Zoning-Applications/Zoning-Administration . If needed, note that multiple DDO’s can be submitted concurrently on the same application. To submit a DDO application, apply for a new sub-record under this permit at TDC Online. In order to get this specific review scheduled and if you have questions about the DDO application or process please contact Mark Castro at Mark.Castro@tucsonaz.gov or Georgia Pennington at Georgia.Pennington@tucsonaz.gov. Zoning cannot approve the zoning review portion of the permit until the DDO has been approved. RESUBMITTAL OF THE FOLLOWING IS REQUIRED: 1. Corrected building permit 2. Provide a detailed response letter with your submittal that clearly shows how you have addressed all Zoning comments. To resubmit visit Tucson Development Center at https://tdc-online.tucsonaz.gov/#/home Instructions for resubmittal - https://www.tucsonaz.gov/files/sharedassets/public/v/1/pdsd/documents/tdc-faq/old-pdfs/double-old/resubmittals.pdf If you have any questions about this transmittal, please contact jeffrey.cassidy@tucsonaz.gov The Unified Development Code (UDC) can be found at: https://www.tucsonaz.gov/Departments/Planning-Development-Services/Codes/Zoning-Code |
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| 10/07/2025 | PDSD Application Completeness Express | REVIEW COMPLETED |