Permit Review Detail
Review Status: Requires Resubmit
Review Details: RESIDENTIAL NEW DWELLING v.1
Permit Number - TC-RES-0226-00953
Review Name: RESIDENTIAL NEW DWELLING v.1
Review Status: Requires Resubmit
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 03/06/2026 | Bldg Permits - Post Review Express | PENDING ASSIGNMENT | |||
| 03/05/2026 | Residential Building | REQUIRES RESUBMIT | TC-RES-0226-00953 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 #1 rather than throughout the plans. Each duplex requires a separate permit. Identify which building is proposed for this permit. Submit a separate application for the other duplex. Provide a separate response letter addressing each comment with location of change on the plans. SITE PLAN: 1. Show the location of sewer HCS coordinated with Pima County Wastewater, R106.1.1. https://www.pima.gov/1766/Wastewater-Reclamation Note the electrical line as underground unless overhead is approved by TEP. https://www.tep.com/construction-applications/#apply 2. Each dwelling building requires a street address and a separate permit, R319. Show Pima County assigned unit numbers at each dwelling on the site plan. 3. Show consistent square footage numbers through the plans. The dimensions of the floor plan equal 1092 SF for each dwelling. PLANS: 1. Remove all outdated code references, R106.1.1. Incorrect entries were found on sheets #1 & #6. See red line markings. 2. Remove the address from keynote #1 & at the foundation plan title on sheet 2 and from the window note on sheet 3, R106.1.1. 3. Provide manufacturer’s calculations and data for pre-engineered trusses dated and wet-sealed by an engineer who is registered in Arizona, or notate the requirement for deferred submittal, R106.1. 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 solid eave blocking, R502.7. Remove the eave venting note from detail #1 sheet 9. 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 capacity, R106.1.1. ELECTRICAL PLANS: 1. Update the Riser Diagram for the duplex metering and the feeder size to the distanced dwelling panel, NEC 225.30 and E3403. 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 90% factor. 3. Show the Electric Vehicle 40 ampere breaker on the panel schedule and a 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: washing machines, dishwashers, electric ranges, clothes dryers, and microwave oven. 6. 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. Remove the outdated optional compliance note with fluorescent lamps. Please contact the plans reviewer if you have any questions: Kenneth.VanKarsen@tucsonaz.gov City of Tucson Residential Building Safety |
||
| 03/05/2026 | Residential Engineering | REQUIRES RESUBMIT | Permit: TC-RES-0226-00953 + Location: 879 W PENNSYLVANIA ST Review Date: 2/26/2026 Site Engineering Comments: 1. Correct the property dimensions to match the final plat. 2. Draw and dimension 5’ utility easement on southern property line. 3. A separate permit is required for all work in the right-of-way. 4. Accessible route shall conform to 2017 ICC A117.1 Sections 402 and 403. Corey Hines Corey.Hines@TucsonAZ.gov |
||
| 03/06/2026 | Residential Zoning | REQUIRES RESUBMIT | PDSD TRANSMITTAL FROM: Jeffrey W. Cassidy, Planner Planning & Development Services Department – Current Zoning Review Section PROJECT: TC-RES-0226-00953 –Residential Building – 2 Duplexes 4 Units (Middle Housing) 879 W PENNSYLVANIA ST TUCSON, AZ 85714 (R-1 Zoning) Site Plan Review – 1st Review TRANSMITTAL DATE: March 06, 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). Plan review for the above referenced 2 Duplexes 4 Units (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, 4 units, R-1 zoning, on a site over 14,000 square feet, this project will be a Middle Housing project (Ordinance 12219) and reviewed accordingly. The following requirements will need to be met: A. One parking space is required per every unit, thus 4 are required and you are currently showing eight stalls. 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 W Michigan St (to the south of this property). B. Should you decide to keep the parking stalls in 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 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. Property line lengths are not correct. Draw, label and dimension all property lines, (provide property line lengths) and the south property line easement to be reflective of information on Pima County’s website. Refer to Pima County’s website https://www.asr.pima.gov/ParcelData/Map/Arm/MP08/M08033_B07.PDF . The math of the property line lengths will produce the total parcel square footage. B. The lot coverage calculation table will need to be updated per the previous comment. C. Correct the spelling W Pennsylvania St. D. The scale noted does not the plan graphics on the site. Update the graphics to match the scale noted or vice-versa. E. The duplex square footage listed does not match the dimensions provided on the plan. Adjust either the dimensions or the square footage number to be consistent with the other. 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(s) 2. Provide a detailed response letter 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 |
||
| 02/25/2026 | PDSD Application Completeness Express | REVIEW COMPLETED |