Permit Review Detail
Review Status: Requires Resubmit
Review Details: RESIDENTIAL NEW DWELLING v.1
Permit Number - TC-RES-0226-00860
Review Name: RESIDENTIAL NEW DWELLING v.1
Review Status: Requires Resubmit
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 03/11/2026 | Bldg Permits - Post Review Express | PENDING ASSIGNMENT | |||
| 02/24/2026 | Addressing Validation | REQUIRES RESUBMIT | If you have questions, please contact PDSD-Permits@tucsonaz.gov The permit and plan show to be for a Duplex and requires two separate addresses. Please contact Pima County Addressing at addressing@pima.gov or 520-724-9512 to assign/add the units or a new address for this Duplex. 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 add both duplex addresses to 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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| 03/02/2026 | Residential Building | REQUIRES RESUBMIT | TC-RES-0226-00860 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. SITE PLAN: 1. Show the water line and electric service panel for unit #1, R106.1.1. SECTIONS - DETAILS: 1. An unvented roof assembly requires solid eave blocking, R502.7. Remove the eave venting note from detail #1 sheet 9. 2. Remove the outdated code reference from sheet 9. 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. 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 the 90% note. 2. Show the Electric Vehicle 40 ampere breaker on the panel schedule and a NEMA 14-50R receptacle at a parking area, N1104.2.1. 3. Show a surge-protective device (SPD) as an integral part of or placed immediately adjacent to the service equipment, E3606.5. 4. Provide GFCI protection for appliance receptacle outlets, E3902.12. Include: 1. Drinking water coolers 2. High pressure spray washing machines 3. Sump pumps 4. Dishwashers 5. Electric ranges 6. Wall-mounted ovens 7. Counter-mounted cooking units 8. Clothes dryers 9. Microwave ovens 5. Provide GFCI protection for receptacle outlets and HVAC equipment after September 1, 2026. E3902.14. 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-0226-00860 Project: Construction of a duplex Location: 235 W DAHIL RD 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 label parcel boundary and show and label the accessible entrances and paths on the site plan as well as any proposed driveways and walls or fencing. 2. Please revise size of site plan sheet to match rest of construction plan set sheet size and rotate the site plan to show correct north orientation. See the provided link for site plan examples https://www.tucsonaz.gov/Departments/Planning-Development-Services/Permits/Plan-Examples/Site-Plan-Examples 3. 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 demonstrate that the accessible entries on the east side of the duplex meet this requirement. 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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| 03/11/2026 | Residential Zoning | REQUIRES RESUBMIT | PDSD TRANSMITTAL FROM: Jeffrey W. Cassidy, Planner Planning & Development Services Department – Current Zoning Review Section PROJECT: TC-RES-0226-00860 – Residential Building – New Duplex 235 W DAHIL RD TUCSON, AZ 85705 (R-3 Zoning) Site Plan Review – 1st Review TRANSMITTAL DATE: March 11, 2026 This site is in the R-3 Residence Zone (UDC 4.7.12). A duplex is a permitted use in this zone (Table 4.8-2) subject to Use Specific Standards 4.9.7.B.6. Plan review for the above referenced duplex 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 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 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. 2. 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. A lot coverage calculation table was provided but the graphics are missing that depict the driveway and two required 8’-6” wide by 18’-0” long parking stalls. Recalculate vehicular use area once this is provided and adjust lot coverage accordingly. B. Adjust North arrow to reflect the correct direction. C. Indicate (note form is sufficient) how the existing shed, palm tree and chain link fence are being addressed ( “x is will be removed from the site /has been removed from the site”). D. The scale noted does not the plan graphics on the site. Update the graphics to match the scale noted or vice-versa. 3. COMMENT: Per UDC Table 7.4.4-1 and under the Residential Use Group and Single-Family Dwellings 2-5 units, 1 space per dwelling is required. Thus, a total of two spaces is required. Per UDC Table 7.4.6-1, a 90-degree orientation requires a 8’-6” width by 18’-0” length per stall. Address this, graphically, on the site plan. 4. COMMENT: Additional comments may be forthcoming on the next review based on responses to Zoning and other PDSD reviewer comments. 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 |