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Permit Review Detail
Review Status: Requires Resubmit
Review Details: RESIDENTIAL NEW DWELLING v.1
Permit Number - TC-RES-0226-00837
Review Name: RESIDENTIAL NEW DWELLING v.1
Review Status: Requires Resubmit
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 03/10/2026 | Bldg Permits - Post Review Express | PENDING ASSIGNMENT | |||
| 03/02/2026 | Design Review - Standard | REQUIRES RESUBMIT | NPZ Design review is required. Please apply for a Special Districts pre-application meeting with a mostly complete design package. Application must include design narrative following the Compatibility Review Criteria worksheet. | ||
| 03/02/2026 | Residential Building | REQUIRES RESUBMIT | TC-RES-0226-00837 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. Provide a separate response letter addressing each comment with location of change on the plans. PLANS: 1. 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. 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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| 03/06/2026 | Residential Engineering | REQUIRES RESUBMIT | Permit Activity Number: TC-RES-0226-00837 Project: Construction of a duplex Location: 850 E SENECA ST Review Date: 3/6/2026 Reviewer: Joe Macaulay – Civil Engineer - Site Engineering *This plan has been reviewed for compliance with applicable development criteria in the City of Tucson Unified Development Code (UDC) Administrative Manual (AM) Section 2-6 and Technical Standards Manual (TSM) Section for waste management, Pedestrian Access, Hydrology -Retention/Detention Requirements, and all site standard code. * City of Tucson Code: https://www.tucsonaz.gov/Departments/Planning-Development-Services/Codes Floodplain Code: https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az/0-0-0-19333 Drainage Manual Link: https://www.tucsonaz.gov/files/sharedassets/public/v/1/pdsd/documents/engineering-code/cot-drainage… Design standards for Stormwater Detention and Retention Link: https://www.tucsonaz.gov/files/sharedassets/public/v/1/pdsd/documents/engineering-code/updated-rete… Review Comments: 1. Please show the existing wall on the plans and whether it is being demolished or to remain as part of the new structure. If the wall remains, or if a new one is proposed, show how accessible entrances and paths will be incorporated into the design. 2. 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 2017 ICC A117.1 Sections 402-403, including the minimum 4ft-width, slope and composition materials. Please contact the plans reviewer if you have any questions: Joe.Macaulay@tucsonaz.gov City of Tucson Planning and Development Services |
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| 03/10/2026 | Residential Zoning | REQUIRES RESUBMIT | PDSD TRANSMITTAL FROM: Jeffrey W. Cassidy, Planner Planning & Development Services Department – Current Zoning Review Section PROJECT: TC-RES-0226-00837 – Residential Building – Duplex (Middle Housing) 850 E SENECA ST TUCSON, AZ 85719 (NR-1 Zoning) Site Plan Review – 1st Review TRANSMITTAL DATE: March 10, 2026 This site is in the R-1 Residence Zone (UDC 4.7.8). Middle Housing is a permitted use in this zone (Table 4.8-2). 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 duplex (middle housing) 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: As presented, duplexes are not permissible in the R-1 zone. However, by simply changing all the verbiage through the drawings that references ‘duplex’ to ‘middle housing’ will permit this permit to move forward as presented. Indicate this change in the comment response letter as well so staff can change the classification internally. As part of Ordinance 12219, the following requirements will need to be met: A. One parking space is required per every unit. You are currently showing 3 units. However, this requirement can be entirely/partially waived as you are less than ¼ mile from a bus stop and/or designated bicycle route on N Euclid Av and N Park Av (to the west and east of this property). B. Should you decide to keep the parking stalls at some capacity, a total of 400 square feet of parking (two parking spaces) is permitted in the front yard. The remaining parking spots must be located at the side and/or rear of the property. Revise design accordingly to meet this standard. 2. COMMENT: As part of the passing of Ordinance 12219 this past December of 2025, the following landscaping is required for all new single family residential, middle housing development, and accessory dwelling units, as of January 01, 2026 per UDC 7.6.10. A. One tree / 1,000 newly proposed floor area. B. A 5’-0” wide strip of Vegetative groundcover is required within the front yard setback per the calculation below (minus the sections that have a driveway and/or pedestrian sidewalk (from the street sidewalk to the units’ front entrance). Parcels with less than 30 lineal feet of street frontage may place the required ground cover in alternate locations indicated on the site plan. (X Linear feet of Street Frontage) – (Y curb cut width) x (5 Foot Depth) = Z Square Feet of required vegetative groundcover. C. 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. D. Required landscaping must be located as follows: 1. A minimum of fifty percent of the required canopy trees must be located within the front yard setback area. a. Exception: If site constraints prevent new tree placement in a front yard, five shrubs may be substituted per required tree. Required trees must still be placed elsewhere on the site. Shrubs used as a substitute plant material for the required tree shall range from three feet in height by three feet in width, or larger. Shrubs must follow the relevant spacings from utility lines in section 5-01.5.11of the Technical Standards Manual but can be planted one radius of their mature width from foundations, enclosed sidewalks, sidewalks, and curbs. 2. Trees may be planted at varying distances apart. 3. Required landscaping is not restricted to the first 10 feet onto the property from the existing or future right-of-way line. 4. Newly planted trees must be placed at a minimum distance from existing or proposed City of Tucson-owned or private utility-owned lines, as found in section 5-01.5.11 of the Technical Standards Manual. Tree plantings are not permitted in El Paso Gas Easements or under overhead power lines. 5. Trees shall be placed a minimum of ten feet from the center of the tree trunk to any enclosed structure. 6. Trees shall be placed a minimum of five feet from the back of the sidewalk or curb. If this standard cannot be met, then root barriers are required and must be illustrated on the submitted construction plans. 7. Trees must be planted in a six-to-nine-inch depressed planting area of at least 50 square feet (four-foot radius, or alternatives as proposed) and at least ten feet away from a building foundation. 8. Existing, established trees on property, at least 4 inches trunk diameter at chest height, located at least ten feet from the foundation or with an unobstructed dripline at maturity, shall count toward this requirement. The root systems of existing trees used for this requirement must be protected from soil compaction during construction using perimeter protective fencing around the dripline. Established trees are not required to have a depressed planting area. Existing shrubs and vegetative groundcover may also be used toward the required landscaping. C. Vegetation shall be established, maintained, and sustained throughout its life in support of the City’s tree count, climate, and walkability goals. One of the following two options may be used: 1. Drip or bubbler irrigation with backflow protection. A simple irrigation system can be part of the domestic water supply for the residence. 2. Alternate methods, such as rainwater harvesting, hand watering, and greywater systems, as proposed by the property owner and approved by the PDSD Landscape Architect. D. Proposed landscaping and related items can be included in a residential plot plan; a Landscape Plan is not required. 3. 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/files/sharedassets/public/v/2/pdsd/documents/plan-samples/full-site-plan_feb2026.pdf Specifically: A. Draw, label and dimension the existing shed along the west property line and the wall (currently in the backyard of the single-family residence) and indicate if these are to remain or be demolished. B. A lot coverage calculation table was not provided. Per UDC Article 6.4.3.C.1.a roofed areas, porches, open on at least one side are NOT included in the calculation and per UDC Article 6.4.3.B.3.b Vehicular use areas, measured within the outside edges of any area allocated to vehicle use, whether improved or unimproved, are included in the lot coverage. C. Currently, there are existing tree symbols on the legend but none on the site plan graphic. If you plan to keep plant material on the site, these can be included graphically and potentially, be included in the overall tabulation. See previous requirements as to what qualifies. 4. COMMENT: The site is in the Neighborhood Preservation Review (NPZ) overlay. Review per https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-4427. A NPZ review will be required since the project is within the NPZ overlay and they are proposing exterior modifications to the structure that are visible from the right of way. An NPZ application will be required, and the project will need to comply with the neighborhood design manual prior to obtaining zoning approval. For more information, see below and for questions about the NPZ process please contact gabriel.sleighter@tucsonaz.gov 5. COMMENT: Zoning has acknowledged this property has a structure on-site with a with ‘contributing status’ with the National Register of Historic Places and advises the owner to contact the State Historic Preservation Office (HPO) to determine if this project will impact the status. Contact https://azstateparks.com/SHPO for more information. This comment is purely made as a courtesy as there may be tax implications. No action is required and is at the discretion of the owner. 6. COMMENT: Additional comments may be forthcoming on the next review based on responses to Zoning and other PDSD reviewer comments. NPZ Application: https://www.tucsonaz.gov/files/sharedassets/public/v/3/pdsd/documents/submission-documents/special_districts_application_instructions_7.18.23.pdf RESUBMITTAL OF THE FOLLOWING IS REQUIRED: 1. Corrected building permit 2. Provide a detailed response letter (clarification narrative) with your submittal that clearly shows how you have addressed all Zoning comments. 3. Resubmit ALL documents associated with this permit (all drawings in sheet index) 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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| 02/24/2026 | PDSD Application Completeness Express | REVIEW COMPLETED |