Permit Review Detail
Review Status: Requires Resubmit
Review Details: RESIDENTIAL NEW DWELLING v.2
Permit Number - TC-RES-0226-00953
Review Name: RESIDENTIAL NEW DWELLING v.2
Review Status: Requires Resubmit
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 05/04/2026 | Residential Building | APPROVED | |||
| 05/01/2026 | Residential Engineering | APPROVED | |||
| 05/05/2026 | Bldg Permits - Post Review Express | PENDING ASSIGNMENT | |||
| 05/01/2026 | Addressing Validation | REQUIRES RESUBMIT | For questions: PDSD-Permits@tucsonaz.gov The permit and plan show to be for a Duplex 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 addresses 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 update the location of this permit. Both duplex addresses must be added to the permit and be included on the permit documents. 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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| 05/05/2026 | 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 – 2nd Review TRANSMITTAL DATE: May 05, 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) per Use specific standards 4.9.7.B.4-6, .8, .9, .11-14. 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. COMMENT RESPONSES (BELOW) ARE CAPITALIZED AND IN RESPONSE TO HOW APPLICANT RESPONDED TO MARCH 06, 2026 REVIEW COMMENTS: 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: DUPLEXES ARE NOT PERMITTED IN R-1 BUT ARE IF LABELED/TITLED AS MIDDLE HOUSING. ADJUST ALL LABELING/TITLES FROM DUPLEX TO MIDDLE HOUSING. 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). THIS COMMENT WAS ADDRESSED BOTH GRAPHICALLY AND IN NOTE FORM. 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. THIS COMMENT WAS NOT ADDRESSED. 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. THIS COMMENT WAS ADDRESSED. 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. THIS COMMENT WAS ADDRESSED. 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. THIS COMMENT WAS ADDRESSED. D. Required landscaping must be located as follows: THIS COMMENT WAS ADDRESSED. 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: THIS COMMENT WAS ADDRESSED. 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. THIS COMMENT WAS ADDRESSED. 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. THIS COMMENT WAS NOT FULLY ADDRESSED. B. The lot coverage calculation table will need to be updated per the previous comment. AWAITING UPDATE FROM COMMENT 3A. C. Correct the spelling W Pennsylvania St. THIS COMMENT WAS ADDRESSED. D. The scale noted does not the plan graphics on the site. Update the graphics to match the scale noted or vice-versa. THIS COMMENT WAS NOT ADDRESSED. 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. THIS COMMENT WAS ADDRESSED. 4. COMMENT: Additional comments may be forthcoming on the next review based on responses to Zoning and other PDSD reviewer comments. REFER TO BUILDING REVIEWER REQUEST TO SUBMIT SEPARATE PACKAGES (PERMITS). THERE IS NO NEED TO INLCUDE ALL OF THE DRAWINGS FOR THE OTHER PERMIT WITH THIS PERMIT (AND VICE-VERSA). THAT BEING SAID, GRAPHICALLY DEPICTING THE OTHER DUPLEX WITH THAT ‘NEW’ PERMIT NUMBER IS ADVISABLE ‘FOR REFERENCE’. 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 |
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| 05/01/2026 | PDSD Application Completeness Express | REVIEW COMPLETED |