Permit Review Detail
Review Status: Requires Resubmit
Review Details: RESIDENTIAL ADU v.1
Permit Number - TC-RES-0326-01167
Review Name: RESIDENTIAL ADU v.1
Review Status: Requires Resubmit
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 03/19/2026 | Bldg Permits - Post Review Express | PENDING ASSIGNMENT | |||
| 03/18/2026 | Residential Building | REQUIRES RESUBMIT | TC-RES-0326-01167 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. 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. Clarify if the proposal is for a addition to the existing dwelling (without new kitchen) or a new dwelling with kitchen. A living unit with kitchen is considered a dwelling ADU and will require an impact fee payment when the plans are approved and a Pima County assigned unit number. https://www.pima.gov/1010/Addressing-Frequently-Asked-Questions The addition/alteration permit will become a great cost savings because a dwelling permit requires features not necessary for the space without the cooking appliance. See web site for ADU requirements https://casitas-in-tucson-cotgis.hub.arcgis.com/pages/new-casita Provide a separate response letter addressing each comment with location of change on the plans. GENERAL COMMENTS: https://www.tucsonaz.gov/Departments/Planning-Development-Services/Codes/Building-Codes 1. A dwelling requires a fire barrier between units (duplex) without openings. Provide plans with independent utility connections for each unit. 2. Show compliance with the Inclusive Home Design Ordinance adopted by the City of Tucson Ordinance #10463 on 10/16/2007 for new dwellings. Notate accessible route, minimum door width, changes in floor elevation, door hardware, electrical outlet reach range, grab bar reinforcement, etc. SITE PLAN: 1. Show the location and size of buildings, utility meters and gas, water, electrical, and sewer, R106.1.1. Each dwelling requires an appropriate source of electrical and water supply. Show the location and size of lines with connection points, R106.1.1. Identify the utility lines requiring upgrade or replacement. PLANS: 1. Show a maximum ½” floor elevation changes at a notated accessible route entrance on the floor plan, R106.1.1. 2. Individual dwelling units require separation with a 1-hour fire-resistance rated assembly without openings, R302.3. Provide a detail or notation showing compliance with IBC Table 721.1(2) of the 2024 IBC. SECTIONS - DETAILS: 1. Clarify the placement of ceiling/roof insulation for determining the need for attic ventilation, R806. Attic space outside of the thermal barrier requires a ventilation calculation for showing the attic vent opening size using 1 to 150 of attic area in compliance with R806.2 or an unvented roof assembly requires an air-impermeable rigid insulation material with a minimum R-5 value applied correctly to either side of the roof sheathing, R806.5. Show a roof design with insulation types and minimum thickness for meeting the condensation control requirement and the minimum total insulation value of R-38. MECHANICAL PLANS: 1. Show the HVAC system size for the building demand in accordance with M1401.3, M1601.1. 2. Provide demand calculations in accordance with Manual J standards, M1401.3, M1601.1. 3. Provide (an HVAC system with fresh air intake) whole-house mechanical ventilation with controlled exhaust, R303.4; N1103.6 & M1505.4. Identify the device model number providing an adjustable setting and note the minimum continuous setting. A two or three-bedroom dwelling under 1501 SF requires a 45 CFM continuous setting. 4. Identify the device model number providing an adjustable setting and note the minimum continuous setting for providing whole-house mechanical ventilation, R303.4; N1103.6 & M1505.4. PLUMBING PLANS: 1. Show an individual accessible water supply shut off and water heater for the proposed dwelling unit, P2903.9.1. 2. Show the water heater rating/capacity for consistence with the electrical circuit size, R106.1.1. ELECTRICAL PLANS: 1. TEP may require the service panel for the property at the closest building to the service transformer. A service line change or a new meter location must be coordinated with TEP for approval. Show a feeder from a metered service panel to the more distant dwelling. 2. Provide a Riser Diagram showing a service disconnect for both the primary and ADU dwelling (location site specific), E3403. Show the ADU feeder size and appropriate breaker requirement, E3602.1 & E3603.1. 3. Provide an electrical load calculation determining the total demand of both dwellings and update the riser diagram, E3602.2. 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. 6. Show two or more 2O AMP small appliance circuits at the kitchen countertop receptacle outlets; they may also serve the breakfast room and dining room, but not other locations, E3703.2 and E3901.3. GFCI protected, E3902.6. 7. Show Bathroom receptacles with a separate 20 AMP dedicated circuit, E3703.4 and E3901.6 8. Interior 15A & 20A circuits serving outlet locations (except garage, kitchen, and bathrooms) including receptacles, lights, and smoke detectors require combination type arc-fault circuit interrupters, E3902.16. Add notation to plans. OUTDOOR LIGHTING CODE 1. Show the proposed exterior fixtures as full cut-off (FCO) style for eliminating the need for an Outdoor Lighting Calculation when processing the site plan permit. INTERNATIONAL ENERGY CONSERVATION CODE: 1. Show code complaint “R” values of wall and ceiling insulation, and maximum “U” factors of the windows on the plans, N1102.1. 2. Energy Certificate: (Mandatory) place near the indoor furnace or in utility room, N1101.14. Add notation to plans. If you have any questions, please contact: Kenneth.VanKarsen@tucsonaz.gov City of Tucson Residential Building Safety |
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| 03/16/2026 | Residential Engineering | REQUIRES RESUBMIT | Permit: TC-RES-0326-01167 Location: 8460 E SHILOH ST Review Date: 3/16/2026 Site Engineering Comments: 1. This site resides within an Estimated Flood Hazard Zone and will require the submission and approval of a floodplain use (FPU) permit. The FPU permit is a separate permit that can be submitted within the "sub-records" tab of this associated building permit through TDC online. 2. The FPU permit submission will require the submission of a cost estimate form. A cost estimate of both materials and labor will be required from the contractor responsible for the project. It will break down the total cost into separate lines, separating labor, materials/equipment, and warranties/fees associated with the project. Ensure to have company/contractor letterhead on the document for proper documentation. This cost estimate will be used for substantial improvement calculations. 3. Final Site Engineering approval for permit TC-RES-0326-01167 requires review and approval of associated submitted FPU permit. 4. If you have any questions or concerns, please contact Corey Hines Corey.Hines@TucsonAZ.gov |
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| 03/19/2026 | Residential Zoning | REQUIRES RESUBMIT | PDSD TRANSMITTAL FROM: Jeffrey W. Cassidy, Planner Planning & Development Services Department – Current Zoning Review Section PROJECT: TC-RES-0326-01167 – Residential Building – Convert the garage area and half of the storage into an ADU 8460 E SHILOH ST TUCSON, AZ 85710 (R-1 Zoning) Site Plan Review – 1st Review TRANSMITTAL DATE: March 19, 2026 This site is in the R-1 Residence Zone (UDC 4.7.8). An accessory dwelling unit is permitted use in this zone (Table 4.8-2) subject to Use Specific Standards 4.9.7.B.6, 8, & 9 and 6.6.3. Plan review for the above referenced carport-storage to adu conversion 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: Based on the drawing provided, as well as lack of drawings provided, zoning was able to determine if this is intended to be an accessory dwelling unit, sleeping quarters or conversion to be an addition. Refer to residential building reviewer comments. 2. COMMENT: Zoning could not locate any permit information regarding the 8’-0” x 6’-0” shed that was included on the site plan. Indicate in the comment response letter if you would like to add this to the permit to be reviewed. Include the height and dimensions from the property line. If the shed has yet to be sited, be sure to locate shed 5’-0” from each property line. 3. COMMENT: A. 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. 1. One tree / 1,000 floor area. 2. 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. 3. 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. B. 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. i. 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. ii. Exception: The tree required for an accessory dwelling unit may be placed anywhere on site. 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 groundcovers 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. 4. COMMENT: The site plan provided is incomplete. Provide a site plan that meets the requirements shown in the plot plan example at the following link: https://www.tucsonaz.gov/files/sharedassets/public/v/2/pdsd/documents/plan-samples/basic-site-plan_feb2026.pdf Specifically: A. Refer to Pima County’s website https://gis.pima.gov/maps/detail.cfm?&parcel=133290850 to provide the missing parcel number, legal description, subdivision name, book and page numbers, on the plot plan. B. Draw, label and dimension all property lines, (provide accurate property line lengths) to be reflective of information on Pima County’s website. Refer to Pima County’s website https://onbase.pima.gov/publicaccess/DS_NextGen_Single/etc/cq/results.html?cqid=240&OBKey__552_1=15092. The math of the property line lengths will produce the total parcel square footage. C. As a result of not producing a site plan with the correct property line lengths (and shapes), the lot coverage calculation table is not correct. 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. Calculate (measure) square footage of every enclosed (NOT open structures like a porch, ramada, carport) structure on site and all vehicular use area (driveway, parking, turnaround, backup) and input into lot coverage calculation table. A carport would be calculated under vehicular use area. These separate ‘category numbers are added together and divided by the total parcel square footage to produce the lot coverage percentage that demonstrates compliance (or not). D. Update the dimensions from the principal residence to the revised property lines. E. It appears from google street view that what is currently labeled as a garage is in fact, a carport. Update the label to carport. F. Provide R-1 zoning labels on all four sides of this parcel. G. The scale noted does not match the plan graphics on the site. Update the graphics to match the scale noted or vice-versa. H. Draw, label and dimension existing wall in rear yard while indicating the heights at various points along the wall run measured from finish grade to top of wall. 5. COMMENT: Per UDC 6.6.3.B.5., An accessory dwelling unit is limited to 75% of the gross floor area of the principal dwelling, not to exceed 1,000 square feet of gross floor area. It is currently unclear if this standard is being met. State the proposed ADU square footage and adjust the existing square foot number for the existing residence number as it appears some of the existing storage is being converted to the ADU. 6. 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 with your submittal that clearly shows how you have addressed all Zoning comments. 3. Resubmit ALL documents associated with this permit 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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| 03/11/2026 | PDSD Application Completeness Express | REVIEW COMPLETED |