Permit Review Detail
Review Status: Requires Resubmit
Review Details: RESIDENTIAL NEW DWELLING v.4
Permit Number - TC-RES-0326-01262
Review Name: RESIDENTIAL NEW DWELLING v.4
Review Status: Requires Resubmit
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 09/25/2026 | Bldg Permits - Post Review Express | PENDING ASSIGNMENT | |||
| 09/21/2026 | Residential Building | REQUIRES RESUBMIT | TC-RES-0326-01261 2nd 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. GENERAL COMMENTS: https://www.tucsonaz.gov/Departments/Planning-Development-Services/Codes/Building-Codes 1. Plans submitted for a newly constructed one- or two-family dwelling after July 1, 2009 require a solar photo-voltaic system, or future installation preparation City of Tucson Ordinance #10549 . Label a double breaker space for future Photo Voltaic on the panel schedule opposite end from the main/supply side, T103.9. Provide a future PV breaker space at the last breaker space on the electric panel schedule PLANS - SECTIONS - DETAILS: 1. Clarify the ceiling/roof insulation detail #15 on sheet S.4. Roof venting requires the 2” air gap between the roof sheathing and batt insulation. Either show the insulation in contact with the ceiling and gap above the insulation for a vented roof design or remove the 2” vent hole @ each joist and place a layer of R-5 foam board in contact with the roof sheathing. The code no longer allows batt insulation in contact with the roof sheathing. Spray foam insulation is another option for insulation placement at the roof sheathing. 2. Update keynote #11 on sheet A.4 for code compliance with either the roof or ceiling insulation placement design. 3. Show the 6” depth wall on sheet A.2 for accommodating the electrical panel required by keynote #3 on sheet E.1. The panel placement requires a 36” deep workspace, E3405.2. MECHANICAL PLANS: 1. Show impact protection for (tank water heater) appliances located in the garage, M1307.3.1. 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 boxed note above note #1. 2. Include the Electric Vehicle load entry (typically 7680 watts) in the electrical load calculations (continuous demand) along with the HVAC entry, N1104.2.2. 3. 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 4. Provide GFCI protection for HVAC equipment, 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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| 09/25/2026 | Residential Engineering | REQUIRES RESUBMIT | Site Engineering Review TC-RES-0326-01262 1250 S BEVERLY AV Date of Transmittal: 9/25/2026 Description: New Duplex units "E" & "F" shared by main plans set #TC-RES-032601120 City of Tucson Code: https://www.tucsonaz.gov/Departments/Planning-Development-Services/Codes Site Engineering comments are as follows: Previous comments not addressed: NOTE: The following review comments are the same for the duplex permits located at 1250 S BEVERLY AV: TC-RES-0326-01120, TC-RES-0326-01261 & TC-RES-0326-01262. 1. Prior to the completion of the Land Split/Lot Split (TD-DIV-0525-00062) a Pre-Application Meeting to construct 6 residential units was conducted on 5/22/2025 (TP-PRE-0525-00097). The comments for reviewers from Zoning and Engineering indicated that 6 dwelling units would classify as multi-family and the site would require commercial building standards. The requirements are the same as during that review, however, since January 1st, 2026, adoption of Middle Housing has come into effect and would allow up to 4 dwellings and build to residential standards. Please indicate in a comment response how you wish to proceed. 2. To proceed with 6 dwellings (3 duplexes), then the comments from TP-PRE-0525-00097 will still stand, and a development package will be needed to proceed. However, withdrawing one duplex permit, and continuing with 4 dwellings (2 duplexes) at 1250 S BEVERLY AV only requires adhering to the updated code requirements for Middle Housing (including required landscape, limited parking/maneuverability in front of dwellings, dimensional standards, reduced setbacks, etc). For more information on the Middle Housing Code Amendment, please look here: https://middle-housing-cotgis.hub.arcgis.com/pages/background https://www.tucsonaz.gov/files/sharedassets/public/v/2/pdsd/documents/middle-housing/ordinance-12219-middle-housing.pdf 3. Additional comments may be forthcoming depending on the content of files submitted for subsequent review cycles. *Please submit revised drawings along with a detailed response letter stating how each resubmittal comment has been addressed* To re-submit, visit the Tucson Development Center Online at: https://tdc-online.tucsonaz.gov/#/home |
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| 09/25/2026 | Residential Zoning | REQUIRES RESUBMIT | PDSD TRANSMITTAL FROM: Roxanne Johnston, Planner PROJECT: TC-RES-0326-01262 1250 S Beverly Av. Tucson, AZ 85711 Duplex – Commercial Project (4th Review) TRANSMITTAL DATE: 09/25/2026 This site is located within the R-1 zone (UDC 4.7.8). A single-family residence is a permitted use in this zone (Table 4.8-2) subject to Use Specific Standards 4.9.7.B.5 - .9. RESUBMITTAL OF THE FOLLOWING IS REQUIRED: Correct plans, as noted in the comments below, along with a response letter indicating how all Site Zoning comments were addressed. 1. Residential zoning is unable to process this request until the rezoning has been effectuated by the City Council and the appeal period has ended. 2. Please resubmit the packet once the property has been rezoned and include: a. Site plan in conformance with the approved preliminary development plan (TP-ENT-0626-00011) b. Confirmation that the rezoning was approved by City Council (TP-ENT-0626-00011) c. Response letter explaining how all staff comments have been addressed 3. Additional comments may be forthcoming depending on responses to zoning review comments and plans submitted for the next review. If you have any questions about this transmittal, please contact Roxanne Johnston at roxanne.johnston@tucsonaz.gov |
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| 09/21/2026 | PDSD Application Completeness Express | REVIEW COMPLETED |