Permit Review Detail
Review Status: Requires Resubmit
Review Details: RESIDENTIAL ADD/ALT v.1
Permit Number - TC-RES-0126-00279
Review Name: RESIDENTIAL ADD/ALT v.1
Review Status: Requires Resubmit
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 02/11/2026 | Bldg Permits - Post Review Express | PENDING ASSIGNMENT | |||
| 02/11/2026 | Residential Building - Standard | REQUIRES RESUBMIT | TC-RES-0126-00279 PLAN REVIEW COMMENTS 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 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 revisions. SCOPE OF REVIEW: The scope of this plan review covers architectural, plumbing, mechanical, energy conservation and electrical. All code references are to the 2024 International Residential Code and 2018 International Energy Conservation Code. The 2024 International Energy Conservation Code takes effect July 1st. 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. PROVIDE A COMPLETE PLAN SET showing all proposed alterations to the building with 2024 IRC code compliance. The plans require sufficient detail for demonstrating minimum building code compliance for passing all progress inspections. Place the 2024 IRC reference code on the plans. Provide a separate response letter addressing each comment with location of change on the plans. Provide a clear and concise construction plan set. Sample drawings are available for understanding details. Sample plans at https://www.tucsonaz.gov/Departments/Planning-Development-Services/Permits/Residential-Permits SITE PLAN: 1. Show the location of the electric panel, R106.1.1. 2. Identify the location and square footage of structural additions, R106.1.1. PLANS: 1. Show the functional name of each existing adjacent room, R106.1.1. Existing bedrooms with removed windows require code compliance for egress, R310. Include any alteration of door or window openings between existing and proposed rooms. SECTIONS - DETAILS: 1. Provide a wall section detail with (#4 rebar) reinforced 12” x 12” reinforced foundations for anchoring exterior framed (insulated) walls with pressure treated sills including ½” anchor bolts with 7” embedment, R403.1.6. 2. Show exterior wood siding, sheathing and wall framing with a 6” clearance above the ground (R317.1 item 5). The weep screed may extend with a minimum clearance 4” above grade or 2” above paved areas, R703.7.2.1. 3. Clarify the placement of ceiling/roof insulation for determining the need for attic ventilation, R806. Attic space outside of the thermal barrier requires a ventilation calculation for showing the attic vent opening size using 1 to 150 of attic area in compliance with R806.2 or an unvented roof assembly requires an air-impermeable rigid insulation material with a minimum R-5 value applied correctly to either side of the roof sheathing, R806.5. Identify the ventilation requirements and insulation types for complying with the condensation control issues.. MECHANICAL PLANS: 1. Show the HVAC system size accordance with M1401.3, M1601.1. ELECTRICAL PLANS: 1. Show a smoke alarm in the bedroom and outside the doorway in the immediate vicinity with an electrical circuit, R314.3. 2. Designate the circuit number at the location of each light fixture, receptacle, appliance, and equipment disconnect switch, R106.1.1. 3. Show receptacle outlets at wall spaces 2’ or more with no wall point (exclude door openings) more than 6’ from a receptacle outlet, E3901.2. 4. Interior 15A & 20A circuits serving outlet locations (except garage, kitchen, and bathrooms) including receptacles, lights, and smoke detectors require combination type arc-fault circuit interrupters, E3902.16. Add notation to plans. 5. Show at least one wall switch controlled light or outlet in bathrooms, hallways, stairways, attached garages, outdoor entrances or exits and all habitable rooms, E3903.3. INTERNATIONAL ENERGY CONSERVATION CODE: 1. Show compliance with the energy code requirements, N1102.1. If you have any questions, please contact: Kenneth.VanKarsen@tucsonaz.gov City of Tucson Residential Building Safety |
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| 02/02/2026 | Residential Engineering | REQUIRES RESUBMIT | Permit: TC-RES-0126-00279 Location: 5681 E 31ST ST Review Date: 2/2/2026 Engineering Comments: 1. This site resides within an Naylor-Swan Park Wash Floodplain and will require the submission and approval of a floodplain use (FPU) permit. The FPU permit is a separate permit that can be submitted within the "sub-records" tab of this associated building permit through TDC online. 2. The FPU permit submission will require the submission of a cost estimate form. A cost estimate of both materials and labor will be required from the contractor responsible for the project. It will break down the total cost into separate lines, separating labor, materials/equipment, and warranties/fees associated with the project. Ensure to have company/contractor letterhead on the document for proper documentation. This cost estimate will be used for substantial improvement calculations. If the project is done as an Owner-Builder, then an OB affidavit is required. 3. Final Engineering approval for permit TC-RES-0126-00279 requires resubmittal after approval of the floodplain use permit. If you have any questions, please contact me. Corey Hines Corey.Hines@TucsonAZ.gov |
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| 02/02/2026 | Residential Zoning | REQUIRES RESUBMIT | PDSD TRANSMITTAL FROM: Jeffrey W. Cassidy, Planner Planning & Development Services Department – Current Zoning Review Section PROJECT: TC-RES-0126-00279 Residential Building – Scope 5681 E 31ST ST TUCSON, AZ 85711 (R-1 Zoning) Site Plan Review – 1st Review TRANSMITTAL DATE: February 02, 2026 This site is in the R-1 Residence Zone (UDC 4.7.8). A single-family residence is permitted use in this zone (Table 4.8-2) subject to Use Specific Standards 4.9.7.B.5 - .9 for 1 unit; 4.9.7.B.1 - .9, & .11 for 2 units (min. 10,000 sq ft lot size required). The City's Unified Development Code (UDC) (Section 1.4.1.C) establishes that before the City issues any approvals or permits; we must confirm that a site complies with UDC standards. Therefore, as part of permit reviews, we review a site's permit history and compare it to aerial photography to confirm that unpermitted work has not occurred. In many cases, this does mean that a homeowner must apply for permits for unpermitted work before we can approve any new work on that site. Plan review for the above referenced carport conversion to livable space 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. 1. COMMENT: The site plan provided is incomplete. Provide a site plan that meets the requirements show in the plot plan example at the following link: https://www.tucsonaz.gov/Departments/Planning-Development-Services/Permits/Plan-Examples/Plot-Plan-Example Specifically: A. Draw, label and dimension missing shed located along the north and west property lines. Provide the dimensions of the shed to the north property line. B. Refer to Pima County’s website https://gis.pima.gov/maps/detail.cfm?&parcel=131110620 to locate and provide the parcel number, legal description, subdivision name, book and page numbers, township-section and range, sequence number on the plot plan. C. Draw, label and dimension all property lines, (provide property line lengths) to be reflective of information on Pima County’s website. Refer to Pima County’s website https://maps-and-records.tucsonaz.gov/subdivisions/details/MP-11009&0 . s D. Draw and label front and side street(s), S Van Buren Av (east) and E 31st St (South) E. Provide zoning labels on all four sides of this parcel, including this parcel (R-1). F. Provide missing site plan scale and corresponding graphic scale. G. Provide a North arrow (in the appropriate direction). 2. COMMENT: The shed shown in the northwest corner of the parcel shows up sometime after 2019. Zoning was not able to find approved permit documents for this carport. Either 1) provide approved permit documents, 2) include the shed in this permit, or 3) show the carport to be removed from site. Per TABLE 6.3-2.A of the UDC (referenced below), the perimeter yard setback(s) along the north property line is 5’-0”. Depending on how far the existing shed sits off the north property line, there are three options: A. Distance is 1’-0” or more or 1-0” OR Less (encroaching in setback): Attempt to secure a neighbor setback waiver (provided below) signed and dated by the property owner(s) to the north as this can be the easiest way to resolve this requirement: (Neighbor Waiver Sample – COPY AND PASTE ALL WAIVERS ONTO SITE PLAN EXACTLY AS SHOWN BELOW): My Name is __________________ and I am the owner of the property located at ________________________. I have reviewed the site plan and I have no objection to structure being located or constructed ______ feet from the property line as depicted on the site plan. Signature: _______________________ Date:___________________________ Mi hombre es ________________ y yo soy el dueño de la propiedad ubicada en la _____________________. He revisado el plan y no tengo ninguna objeción a que estructura se encuentra o construye ____________ desde la línea de propiedad, como se muestra en el plan. Firma: _________________________Fecha:__________________________ B. Distance is 1’-0” or more from property line AND unable to obtain neighbor waiver: If unsuccessful in the attempt to retrieve the neighbor waiver, there is a Design Development Option (or DDO) which affords an attempt to seek relief from the setback requirements. Know this is an extra 6-week review and the neighbors within 100’-0” are made aware of this attempt to seek relief from being in the setback. 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. Alert the zoning review you intend to pursue so they can create the sub-record for you ahead of your next submittal Jeffrey.cassidy@tucsonaz.gov 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. C. Distance is less than 1’-0” from property line AND unable to obtain neighbor waiver: If unsuccessful in your attempt to retrieve the neighbor waiver, a board of adjustment variance will be required to permit the structure as shown on the site. See variance requirements below. Zoning cannot approve this permit until the Board of Adjustment (B/A) Variance Process is completed and approved. See below for more information on the B/A Variance process. 3. COMMENT: Additional comments may be forthcoming on the next review based on responses to Zoning and other PDSD reviewer comments. Board of Adjustment application/requirements can be found at: https://www.tucsonaz.gov/Departments/Planning-Development-Services/Planning-Zoning-Applications/Zoning-Administration . Contact for the Board of Adjustment is Mark Castro at Mark.Castro@tucsonaz.gov DDO application and requirements can be found at: https://www.tucsonaz.gov/Departments/Planning-Development-Services/Planning-Zoning-Applications/Zoning-Administration . 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. 3. Resubmit ALL documents associated with this permit 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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| 01/23/2026 | PDSD Application Completeness Express | REVIEW COMPLETED |