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Permit Review Detail
Review Status: Requires Resubmit
Review Details: RESIDENTIAL ADU v.1
Permit Number - TC-RES-0226-00557
Review Name: RESIDENTIAL ADU v.1
Review Status: Requires Resubmit
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 02/20/2026 | Bldg Permits - Post Review Express | PENDING ASSIGNMENT | |||
| 02/11/2026 | Addressing Validation | REQUIRES RESUBMIT | If you have questions regarding the Addressing Validation review comments, please contact PDSD-Residential@tucsonaz.gov The permit and plan show to be for an Accessory Dwelling Unit (ADU) and requires to be separately addressed. Please contact Pima County Addressing at addressing@pima.gov or 520-724-9512 to assign/add the units or a new address for this ADU. Please resubmit your plans and all supporting permit documents to reflect the updated address, in addition, a change of address request will need to be submitted in order to properly update the location of this permit. Instructions can be found here to request change of address: https://www.tucsonaz.gov/files/sharedassets/public/v/2/pdsd/documents/tdc-faq/new-pdfs/sub-records.pdf |
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| 02/19/2026 | Design Review Standard | REQUIRES RESUBMIT | Work requiring a building permit visible from the right-of-way, requiring NPZ Design Review. A Special Districts Pre-Application Meeting is needed, in which staff and the Design Professional can evaluate a draft design package and provide feedback before you submit your Design Review Sub-Record request. More information on Special Districts, Submittal Checklist, Neighborhood Preservation Zone Compatibility Criteria, and the Neighborhood Design Manual can be found here: https://www.tucsonaz.gov/Departments/Planning-Development-Services/Planning-Zoning-Applications/Special-Districts |
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| 02/12/2026 | Residential Building | REQUIRES RESUBMIT | TC-RES-0226-00557 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. 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 SP1.1 rather than throughout the plans. Provide a separate response letter addressing each comment with location of change on the plans. SITE PLAN: 1. Show the location of utility lines to the proposed ADU, R106.1.1. Show the location and size of lines with connection points, R106.1.1. Identify the utility lines requiring upgrade or replacement. PLANS: 1. Remove all outdated code references, R106.1.1. Incorrect entries were found on sheets SP1.1, A1.0, A-3.0, M1.0, S0.0 & M-1. 2. Notate a cool (white) roof finish (greater than 60 SRI) as required by the ADU provisions. 3. Show a maximum ½” floor elevation changes at a notated accessible route entrance on the floor plan, R106.1.1. Include all threshold conditions for a route from the exterior into the living space. 4. 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. 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. Show a roof design with insulation types and minimum thickness for meeting the condensation control requirement and the minimum total insulation value of R-38. Clarify the ceiling/roof insulation detail showing the air-impermeable rigid insulation material adhered to either side of the roof sheathing and the batt insulation in contact with the roof material. MECHANICAL PLANS: 1. Provide demand calculations in accordance with Manual J standards, M1401.3, M1601.1. 2. Provide makeup air of not less than 100 square inches where a clothes dryer is placed in a closet, M1502.6.1. PLUMBING PLANS: 1. The Tucson Water Department limits flow rates for the water meter size in compliance with P2903.7. Show an appropriate water meter size for the additional demand. Show an appropriate yard pipe size with connection between the existing dwelling and the meter. 2. Show a minimum 3/4” pipe for the supplying water pipe, P2903.7. Update the plan. ELECTRICAL PLANS: 1. TEP may require the service panel for the property at the closest building to the service transformer. A service line change or a new meter location must be coordinated with TEP for approval. Show an underground feeder from a metered service panel to the more distant dwelling. 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. Update note #8. 3. Show a surge-protective device (SPD) as an integral part of or placed immediately adjacent to the service equipment, E3606.5. 4. Remove work surface receptacles from the face of island and peninsular cabinets where below the countertop. Either provide a vertical assembly listed for countertop (work surface) mounting, or a raceway terminated within the cabinet for future assembly installation, E3901.4. 5. Provide GFCI protection for appliance receptacle outlets, E3902.12. Include the dishwasher, electric range, and clothes dryer. If you have any questions, please contact: Kenneth.VanKarsen@tucsonaz.gov City of Tucson Residential Building Safety |
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| 02/11/2026 | Residential Engineering | REQUIRES RESUBMIT | Permit: TC-RES-0226-00557 Location: 1107 E LESTER ST Review Date: 2/11/2025 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. Corey Hines Corey.Hines@TucsonAZ.gov |
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| 02/20/2026 | Residential Zoning | REQUIRES RESUBMIT | PDSD TRANSMITTAL FROM: Erick Bieber Planning & Development Services Department – Zoning Review Section PROJECT: TC-RES-0226-00557 1107 E Lester St, Tucson, AZ 85719 Residential ADU – Casitas (1st Review) TRANSMITTAL DATE: February 20th, 2026 This site is located in the NR-1 zone (UDC 5.10.1). An accessory dwelling unit is a permitted use in this zone (Table 4.8-2) subject to Use Specific Standards 4.9.7.B.6, 8 & 9 and 6.6.3. 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. (Comment) This site is located in the NR-1 zone. NPZ Design Review is required. Zoning cannot approve this permit until the NPZ review has been approved. See Design Review’s comment for more information. 2. (Comment) Per Ordinance 12219, the Middle Housing Code Amendment requires basic drought resistant landscaping to be indicated on the site plan for 1–4-unit residential projects submitted starting in 2026. The requirements include but are not limited to: a. One canopy tree required for every 1,000sqft of gross floor area of the development project. The GFA of this project would require 1 canopy tree. b. 5 feet of vegetative groundcover for the length of the street frontage, minus the curb cut width. For this lot, approximately 350sqft of vegetative groundcover will be required. c. Existing landscaping features can count towards the landscaping requirements if they are indicated on the site plan. d. See Ordinance 12219 for the full list of landscaping standards. 3. (Comment) The scope of work indicates that the proposed ADU is 972sqft, while the area calculations indicate that the ADU is 720sqft. Please clarify which is correct. 4. (Comment) The legal description indicated under property data does not match what is indicated by Pima County for parcel 123-11-0590, which is MONTEREY AMENDED LOT 1 & W30' LOT 2 BLK 5. The Unified Development Code (UDC) can be found at: https://www.tucsonaz.gov/Departments/Planning-Development-Services/Codes/Zoning-Code For questions regarding Zoning comments, please contact me at: Erick.Bieber@tucsonaz.gov |
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| 02/11/2026 | PDSD Application Completeness Express | REVIEW COMPLETED |