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Permit Review Detail
Review Status: Requires Resubmit
Review Details: RESIDENTIAL NEW DWELLING v.1
Permit Number - TC-RES-0126-00455
Review Name: RESIDENTIAL NEW DWELLING v.1
Review Status: Requires Resubmit
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 02/12/2026 | Bldg Permits - Post Review Express | PENDING ASSIGNMENT | |||
| 02/11/2026 | Residential Building | REQUIRES RESUBMIT | TC-RES-0126-00455 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 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. GENERAL REQUIREMENTS: The City of Tucson adopted the 2024 IRC with amendments and building ordinances for all dwellings. Place the reference code on sheet A-1 rather than throughout the plans. A separate permit is required for the demolition if an existing dwelling prior to issuing a new dwelling permit. Separate the support document (manual J report) from the construction plan set. Provide a separate response letter addressing each comment with location of change on the plans. SITE PLAN: 1. Show the correct square footage of dwelling units, R106.1.1. Apt #1 is 800 SF and apt #2 is 1000 SF. Remove the carport square footage or provide detailed plans. PLANS: 1. Show a maximum ½” floor elevation changes at a notated accessible route entrance on the floor plan, R106.1.1. Include the threshold condition at the vehicle doorway or an exterior hinged door when the garage is used for the accessible route. 2. Provide a minimum 6 mil polyethylene vapor retarder with joints lapped not less than 6 inches is required between the concrete floor slab and the base course or the prepared subgrade where a base course does not exist, R506.3.3. SECTIONS - DETAILS: 1. Show the braced wall footing (Detail B/7) with 12” dimension below the slab into undisturbed ground surface, R403.1.4. 2. Correct the location of the detail D reference shown on Section G/7. Section G does not include the separating wall location. MECHANICAL PLANS: 1. Provide makeup air of not less than 100 square inches where a clothes dryer is placed in a closet, M1502.6.1. ELECTRICAL PLANS: 1. Remove the outdated code references from the Riser Diagram note #4 (2), R106.1.1. 2. Specify high-efficacy luminaires with an efficacy not less than 45 lumens per watt or lamps with efficacy not less than 65 lumens per watt (LED devices), N1104.1. Remove the outdated statement above the panel schedule and note #7. 3. Specify the Electric Vehicle NEMA 14-50R receptacle at a parking area, N1104.2.1. 4. Show a surge-protective device (SPD) as an integral part of or placed immediately adjacent to the service equipment, E3606.5. 5. Provide GFCI protection for appliance receptacle outlets, E3902.12. Include the range and microwave circuits. 6. Provide GFCI protection for receptacle outlets and HVAC equipment after September 1, 2026. E3902.14. 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: Kenneth.VanKarsen@tucsonaz.gov City of Tucson Residential Building Safety |
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| 02/06/2026 | Residential Engineering | REQUIRES RESUBMIT | Permit: TC-RES-0126-00455 Location: 1503 W NIAGARA ST Review Date: 2/6/2025 Site Engineering Comments: 1. 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 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 the minimum 4ft-width, slope and composition materials. If you have any questions or concerns, please contact Corey Hines Corey.Hines@TucsonAZ.gov |
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| 02/12/2026 | Residential Zoning | REQUIRES RESUBMIT | PDSD TRANSMITTAL FROM: Roxanne Johnston Planner PROJECT: TC-RES-0126-00455 1503 W Niagara St.. Units 1 & 2, Tucson, AZ 85745 Duplex (1st Review) TRANSMITTAL DATE: 02/12/2026 This site is located within the R-2 Zone (UDC 4.7.9). A single-family residence is a permitted use in this zone (Table 4.8-2) subject to Use Specific Standards 4.9.7.B.6, .9, & .10. RESUBMITTAL OF THE FOLLOWING IS REQUIRED: Correct plans, as noted in the comments below, along with a response letter indicating how all Site Zoning comments were addressed. 1. Please apply for a Demolition Permit for the existing structure. Per comments provided by the 02/11/2026 Residential Building review, a Demolition Permit is required for the existing structure prior to issuing a new dwelling permit. The Demolition permit application will trigger the requirement for a Historic Review because the existing structure is over 50 years of age. Instructions for the Historic review will be provided upon Site Zoning’s first review of the Demo permit. 2. After the Demolition Permit is fully approved, a landscape plan needs to be included in the next resubmittal of permit application TC-RES-0126-00455. City of Tucson Ordinance No. 12219 was effective as of January 1, 2026. This ordinance is an amendment to the Unified Development Code. UDC Article 7, Section 7.6.10 requires landscaping for all new single family residential, middle housing development, and accessory dwellings. Per the ordinance, a duplex is included in the middle housing development definition because the duplex is proposed within the middle housing mapped area. Here is the link to the ordinance: https://tucsonaz.hylandcloud.com/221agendaonline/Documents/ViewDocument/ORDINANCE%2012219.pdf?meetingId=1890&documentType=Agenda&itemId=77068&publishId=189435&isSection=false 3. 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 . |
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| 02/03/2026 | PDSD Application Completeness Express | REVIEW COMPLETED |