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Permit Review Detail

Permit Number: TC-MDP-0126-00020
Parcel: 115042220

Review Status: Requires Resubmit

Review Details: SITE FROM MODEL TEMPLATE - INFILL BUILDERS v.1

Permit Number - TC-MDP-0126-00020
Review Name: SITE FROM MODEL TEMPLATE - INFILL BUILDERS v.1
Review Status: Requires Resubmit
Review Date Reviewer's Name Type of Review Description Status Comments
01/28/2026 Fire New Construction NOT REQUIRED
02/06/2026 Bldg Permits - Post Review Express PENDING ASSIGNMENT
01/28/2026 Residential Building REQUIRES RESUBMIT Plan review for the above referenced structure has been completed. This letter reflects comments to be addressed. Provide a separate Comment Response Letter when submitting updated plans. Facilitate a shorter back check time, please provide an updated complete plan set with a written response to each of the notated items indicating action taken. Do not cloud the changes made for comment revisions.

If you have any questions on these Residential Building Safety comments, I can be reached at jorge.ruiz@tucsonaz.gov

1. E3606.5.3 Panel Replacement: Provide with a surge-protective device (SPD) when service equipment is replaced.
2. Change or remove reference to 2018 IRC. New code cycle, 2024 IRC is current code.
02/06/2026 Residential Engineering REQUIRES RESUBMIT Permit: TC-MDP-0126-00020
Location: 521 E HELEN ST Unit:UNIT 2
Review Date: 2/6/2026
A Comment Response letter is required. Please address all reviewer’s comments in a separate document with all required documents for resubmittal.

Residential Engineering Comments:
1. The proposed “accessible route” does not meet the 4’ minimum and must have dimensions. Please update the site plan to provide dimensions of accessible route.
2. Unit 2 and Unit 3 have separate permits, however, this permit (TC-MDP-0126-00020, 521 E HELEN ST Unit 2) should not show “Model Plan Deviation and Site Features Keynotes” for Unit 3. Please update page 2 to only show relevant details for the related unit and model.
3. For vehicular use area, please demonstrate maneuverability in and out of the alley, please show dimensions of turning radii of vehicles.

If you have any questions or concerns, please contact Dylan Molina.
Dylan.Molina@tucsonaz.gov
02/04/2026 Residential Zoning REQUIRES RESUBMIT PDSD TRANSMITTAL

FROM: Roxanne Johnston
Planner

PROJECT: TC-MDP-0126-00020
521 E Helen St.., Tucson, AZ 85705
ADU Unit 2 (1st Review)

TRANSMITTAL DATE: 02/04/2026

This site is located within the NR-1 zone (UDC 4.7.8). A single-family residence is a permitted use in this zone (Table 4.8-2) subject to Use Specific Standards 4.9.7.B.5 - .9.

RESUBMITTAL OF THE FOLLOWING IS REQUIRED: Please correct plans, as noted in the comments below, along with a response letter indicating how all Site Zoning comments were addressed.

1. This project lies within the Feldman’s Historic District and requires a Neighborhood Preservation Zone Design Review. Approval must be obtained for this prior to Zoning approval. The link to the Neighborhood Preservation materials is here: www.tucsonaz.gov/files/sharedassets/public/v/3/pdsd/documents/planning-amp-zoning/npz-application-and-review-process-1.pdf Once the NPZ Design Review has been completed and approved, please submit a copy with your revised plans.

2. Per Ordinance 12219, pertaining to Unified Development Code (Middle Housing) Article 7.6.10.A requires that landscape for all new single family residential, middle housing development, and accessory dwelling units as of January 2026. This Ordinance may be viewed at https://tucsonaz.hylandcloud.com/221agendaonline/Documents/ViewDocument/ORDINANCE%2012219.pdf?meetingId=1890&documentType=Agenda&itemId=77068&publishId=189435&isSection=false

While a formal landscape plan is not required, the proposed landscaping and related items can be included in a residential site plan.
All plant material used for landscaping must be selected (and drought-tolerant) from the adopted plant list located in Section 5-02.5.0 of the Technical Standards Manual found at https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-11367 This code section also contains plant and tree maintenance. In many instances, existing trees and shrubs may be used to satisfy the requirements (see ‘h.’ within the following information). Another plant list resource listed in the Technical Standards Manual 02.5.1.B is the ADWR Low Water Use/Drought Tolerant Plant List, which is to be used within the Tucson Active Management Area (TAMA) by the ADWR and can be found at https://www.azwater.gov/sites/default/files/media/5MPTucsonLWUPL_Final.pdf

Below are some, but not all, of the basic landscape requirements:
a. The size of the plant material specified may be a minimum of 5-gallon container size and be of a type that will maintain an opaque screen year-round.
b. One canopy tree per every 1,000 sq. ft. of gross floor area (15-gallon container size, minimum) of the development project. For the purposes of this permit, rounding up, 3 canopy trees will be required because the proposed development Gross Floor Area is 2,442 sq. ft.
c. Vegetative groundcover is required within the front yard setback per the following calculation L (X linear feet of Street Frontage)- (Y Curb cut width) x (5 Foot Depth) = Z Square Feet of vegetative groundcover.
d. All disturbed, grubbed, graded, or bladed areas not otherwise improved must be landscaped, re-seeded with native seed mix or treated with a layer of inorganic or organic ground cover to help reduce dust pollution. Note: Existing trees and shrubs not on the adopted plan list may be incorporated within a landscaped area if their locations do not conflict with the plan location standards.
e. Landscape trees and shrubs shall not be placed in El Paso Gas Easements or under overhead power lines.
f. Trees shall also be placed a minimum of 5 feet from the back of the sidewalk or curb.
g. Trees shall be placed a minimum of 10 feet away from the center of the tree trunk to any enclosed structure.
h. Trees must be planted in a six-to nine-inch depressed planting area of at least 50 sq. ft. (four ft. radius) and at least 10 ft. away from a building foundation.
i. Existing, established trees on the property at least 4 inches trunk diameter at trunk height, shall count towards this requirement (but only if they are 10’ away from a foundation) and are not required to have the depressed planting area.
j. A minimum of 5-% of the required canopy trees must be located within the front yard setback area.

3. Per 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 a minimum 4’ access 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 the Technical Standards Manual (TSM) 7-01.4.3 for specifications, including slope and composition materials – https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-10261

4. Additional comments may be forthcoming depending on responses to zoning review comments and plans submitted for the next review.

If you have any questions about this transmittal, please contact Roxanne Johnston at roxanne.johnston@tucsonaz.gov .
01/23/2026 PDSD Application Completeness Express REVIEW COMPLETED
01/27/2026 ROW Engineering Review REVIEW COMPLETED DTM has not Comment for ADU Micro Unit
01/30/2026 TW New Development Review Fast REVIEW COMPLETED Tucson Water NAD has no objection and no additional comments regarding the proposed development at 521 E Helen St.

Per Tucson Water records, the subject parcel (Parcel No. 115042220) is currently served by an existing 5/8-inch water meter (CIS ERT No. 69726378).

Based on the submitted plans, the combined plumbing fixture demand for the residence/ADUs is shown as 32.5 WSFU. Per the referenced IPC fixture unit allowances, a 5/8-inch meter is limited to 20 fixture units; therefore, the existing 5/8-inch meter is not adequate for the proposed demand.

The applicant shall upsize the water meter to meet the calculated demand (minimum 3/4-inch, or 1-inch as indicated on the plans), and shall coordinate the meter upgrade through Tucson Water – New Services.