Permit Review Detail
Review Status: Requires Resubmit
Review Details: RESIDENTIAL NEW DWELLING v.1
Permit Number - TC-RES-0226-00836
Review Name: RESIDENTIAL NEW DWELLING v.1
Review Status: Requires Resubmit
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 02/24/2026 | Residential Engineering | APPROVED | |||
| 03/11/2026 | Bldg Permits - Post Review Express | PENDING ASSIGNMENT | |||
| 03/02/2026 | Design Review - Standard | REQUIRES RESUBMIT | NPZ Design Review is required. As presented, the plan set does not show sensitivity to the guidelines of the neighborhood design manual. A pre-application meeting is required, and may be requested through the permitting portal. Please attach a draft design package clearly outlining how the project meets the compatibility review criteria for the neighborhood. |
||
| 03/02/2026 | Residential Building | REQUIRES RESUBMIT | TC-RES-0226-00836 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 T1.0 rather than throughout the plans. Provide a separate response letter addressing each comment with location of change on the plans. PLANS: 1. Remove all outdated code references, R106.1.1. Incorrect entries were found on sheets A2.0, A2.1, A8.0, P1.0, M1.0 & E1.0. 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. MECHANICAL PLANS: 1. Provide demand calculations in accordance with Manual J/S/D 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. Show the water heater type and capacity, P106.1.1. ELECTRICAL PLANS: 1. 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 #17. 2. Show a surge-protective device (SPD) as an integral part of or placed immediately adjacent to the service equipment, E3606.5. 3. Provide GFCI protection for appliance receptacle outlets, E3902.12. Include: 1. Dishwashers 2. Washing machines 3. Electric ranges 4. Clothes dryers 5. Microwave ovens 4. Provide GFCI protection for receptacle outlets and HVAC equipment after September 1, 2026. E3902.14. OUTDOOR LIGHTING CODE 1. 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: Kenneth.VanKarsen@tucsonaz.gov City of Tucson Residential Building Safety |
||
| 03/11/2026 | Residential Zoning | REQUIRES RESUBMIT | PDSD TRANSMITTAL FROM: Claire Leighou, Planner PROJECT: TC-RES-0226-00836 1124 N 3RD AV Middle Housing (1st Review) TRANSMITTAL DATE: 3/11/25 Please resubmit revised drawings with a detailed response letter stating how all Zoning Review Section comments were addressed. This site is located in the NR-1 zone (UDC 4.7.8) and the proposed use is Middle Housing which is a permitted use in this zone ( Table 6.3-2.A) subject to use specific standards 4.9.7.B.4-.6, .8, .9, .11-.14 Comment 1: Duplex is not a permitted use in NR-1; however Middle Housing is permitted. Please re-label every reference of duplex in this application/plan set to Middle Housing project. Comment 2: The site is located in Feldman’s Neighborhood Preservation Zone (NPZ) and per UDC 5.10.3, development visible from the street requires NPZ Design Review. Zoning cannot approve until Special Districts has approved the Design Review. Comment 3: Provide a note stating the required and proposed setbacks per UDC Table 6.3-2.A. The minimum required setback from the property line along 3rd Avenue is 20’ (UDC 6.4.5.C). The rear and side yard minimum setback requirement is 5’ from the property line. Comment 4: Provide a density calculation to demonstrate compliance with the maximum permitted residential density per UDC Table 6.3-2.A. The maximum permitted residential density is 4 units per 6,000 square feet. Comment 5: Please include landscaping details on the next iteration of the site plan. Per Middle Housing Ordinance 12219, section 7.6.10, one canopy tree is required for every 1,000 square feet of gross floor area of the development project. A minimum of fifty percent of the required canopy trees must be located within the front yard setback area. Vegetative groundcover is also required within the front yard setback. The groundcover should be a minimum area of 5 feet times the street frontage distance, minus the curb cut width. The calculation for this area can be found through this equation: 50’ width of the lot, minus curb cut width, times 5. Plants must be low to very low water use with a hardiness rating of 15 degrees Fahrenheit or lower and non-invasive. Options are listed in Section 5-02.5.0 of the Technical Standards Manual. Exceptions to these criteria or plants that are not listed in Section 5-02.5.0 of the Technical Standards Manual, may be approved by the PDSD Landscape Architect. Comment 6: 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”. Please draw, dimension, and label an accessible route from the driveway (or apron), sidewalk, or street to the existing accessible entrances. 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. Comment 7: Please include lot coverage calculations on the first page in the next submittal. Lot coverage is the area of an overall project site covered by improvements including any area of a building within the outside edge of the exterior walls at ground level, vehicular use area (improved or unimproved), and storage areas (UDC 6.4.3). The maximum permitted lot coverage is 70%. Comment 8: Per Middle Housing Ordinance 12219, front yards are permitted one driveway no more than 20 feet in width and up to 400 square feet of additional vehicular use area. Four hundred square feet typically accommodates two standard parking spaces. The remaining parking spaces should be placed in the side or rear yard. Comment 9: Include minimum parking space calculations for the site, per UDC Table 7.4.4-1: MINIMUM NUMBER OF MOTOR VEHICLE SPACES REQUIRED. Per UDC 4.9.7.B.12, required parking may be met with on-street parking or waived if the site is within a quarter-mile walking distance of an “All Ages 12and Abilities Bikeway” as defined by the Department of Transportation and Mobility or a public transit route. The Unified Development Code (UDC) can be found at: https://www.tucsonaz.gov/Departments/Planning-Development-Services/Codes/Zoning-Code If you have any questions about this transmittal, please contact Claire Leighou at claire.leighou@tucsonaz.gov. Thank you! |
||
| 02/24/2026 | PDSD Application Completeness Express | REVIEW COMPLETED |