Permit Review Detail
Review Status: Requires Resubmit
Review Details: RESIDENTIAL ADD/ALT v.1
Permit Number - TC-RES-0326-01271
Review Name: RESIDENTIAL ADD/ALT v.1
Review Status: Requires Resubmit
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 04/08/2026 | Fire New Construction - Standard | NOT REQUIRED | |||
| 04/08/2026 | Bldg Permits - Post Review Express | PENDING ASSIGNMENT | |||
| 03/26/2026 | Residential Building - Standard | REQUIRES RESUBMIT | TC-RES-0326-01271 PLAN REVIEW COMMENTS Plan review for the above referenced structure has been completed. This letter reflects comments to be addressed. Provide a separate Comment Response Letter when submitting updated plans. Facilitate 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 revisions. 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. PROVIDE A COMPLETE PLAN SET showing all proposed alterations to the building with 2024 IRC code compliance. Place the 2024 IRC reference code on sheet C1 rather than throughout the plans. Provide a separate response letter addressing each comment with location of change on the plans. GENERAL REQUIREMENTS: This application is for the addition/alteration to the primary dwelling. Provide a separate application for the Studio/Office addition or remove the major cooking appliance. The same plan set may be used for the new dwelling unit submission. Each dwelling requires a permit with an appropriate permit type and address. The Studio/Office may qualify as an Accessory Dwelling Unit (ADU) with alterations (fire rating and utility separation) or an included Sleeping Quarters if the cooking appliance are removed. PLANS: 1. Remove all outdated code references, R106.1.1. Incorrect entries were found on sheets C1, P1, P3, M1 & E2. See red lined plans. 2. Provide a minimum 6 mil polyethylene vapor retarder with joints lapped not less than 6 inches 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. 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. Identify the ventilation requirements and insulation types for complying with the condensation control issues. ELECTRICAL PLANS: 1. Show a surge-protective device (SPD) as an integral part of or placed immediately adjacent to the service equipment, E3606.5. 2. 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 3. Provide GFCI protection for receptacle outlets and HVAC equipment after September 1, 2026. E3902.14. If you have any questions, please contact: Kenneth.VanKarsen@tucsonaz.gov City of Tucson Residential Building Safety |
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| 03/25/2026 | Residential Engineering | REQUIRES RESUBMIT | Permit: TC-RES-0326-01271 – Addition/Alteration Location: 2742 E MANCHESTER ST Review Date: 3/25/2026 This plan has been reviewed for compliance with applicable development criteria in the City of Tucson Unified Development Code (UDC) Administrative Manual (AM) Section 2-06 and Technical Manual (TM) Section for waste management, Pedestrian Access, Hydrology -Retention/Detention Requirements, and all site standard code. 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… Overall, for application submittal requirements, see Administrative Manual Section 2-06 Site Engineering: 1. Site plan shows trees outside the lot limits to the north within the right of way (ROW) which will require ROW permit. 2. Call out dimension between the existing concrete curb along Manchester St. and the north property line. If you have any questions or concerns, please contact Joe Macaulay at: Joe.Macaulay@tucsonaz.gov |
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| 03/25/2026 | Residential Zoning | REQUIRES RESUBMIT | PDSD TRANSMITTAL FROM: Jeffrey W. Cassidy, Planner Planning & Development Services Department – Current Zoning Review Section PROJECT: TC-RES-0326-01271 – Residential Building – New livable residential areas with attached new carport and porches with a new 6'-0 max height above grade 2742 E MANCHESTER ST TUCSON, AZ 85716 (R-1 Zoning) Site Plan Review – 1st Review TRANSMITTAL DATE: March 25, 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 “New livable residential areas with attached new carport and porches with a new 6'-0 max height above grade” 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: A portion of the overall scope appears to be an expansion-remodel of the existing residence including a new kitchen, foyer, dining, toilet, storage, covered porch (overlooking pool), carport and walls. In addition, what is being coined as a new studio/office depicts a kitchen with new storage, a new bathroom, covered porch and separate entrance from the principal residence making this a separate unit. The ADU will require a separate permit and carport (with neighbor waivers) but can be still be included in this permit, “for graphic reference ONLY”, referencing the new permit number for the ADU/Carport/ADU covered porch. Make scope of work clear graphically (consider dashing lines or greying that scope back). Additionally, 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. 2. COMMENT: There are three existing structures that appear to be slated for demolition in order to achieve design as presented. An existing garage, a shed south of this garage and covered porch attached to the existing principal residence. However, no demolition permit has been concurrently filed or approved recently, and no sheet was provided in this drawing set. Indicate all structures to be removed with dimensions of each structure, square footage and dimensions to adjacent property lines. 3. COMMENT: Per UDC 6.6.2.D. a cistern between 5’-1” and 6’ in height and 10 sq ft or less in area (~3.5’ in diameter) cannot be located in the front yard. Consider a) removing from overall scope or b) relocating the side or rear yards. There will be no setback requirement, if screened by a wall or fence of equivalent height 4. COMMENT: (This, for when you submit for the separate ADU-Carport-ADU Porch permit) 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. 5. COMMENT: While the drawing graphic matches the scale listed, the new covered porch, vehicular use area, existing principal residence, expansion and adu don’t depict the square footages listed. Update numbers (or graphics) to match with each other and update lot coverage calculation table. 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). 6. COMMENT: (This, for when you submit for a separate ADU-Carport-ADU Porch) permit. 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 7. COMMENT: 3. Per UDC Article 6.6.3.D; Accessory structures, except for accessory dwelling units, shall not exceed 12 feet in height, unless attached to a principal structure. If attached to the principal structure, maximum height permitted shall be the same as for the principal structure. Based on provided information the proposed covered shade structure in the backyard appears to exceed the allowed 12’-0” height. A Board of Adjustment for Variance will be required to permit the shade structure as shown on the plan. See variance requirements below. An option would be to connect the shade structure to the existing residence with a 5’ wide roof structure that can support a 20-pound live load. Zoning cannot approve this permit until the Board of Adjustment (B/A) Variance Process is completed and approved. See below for more information on the B/A Variance process. See below for more information on the DDO process. 8. COMMENT: Zoning has acknowledged this property has a structure on-site with a with ‘contributing status’ with the National Register of Historic Places and advises the owner to contact the State Historic Preservation Office (HPO) to determine if this project will impact the status. Contact https://azstateparks.com/SHPO for more information. This comment is purely made as a courtesy as there may be tax implications. No action is required and is at the discretion of the owner. 9. COMMENT: Additional comments may be forthcoming on the next review based on responses to Zoning and other PDSD reviewer comments. Board of Adjustment application/requirements can be found at: https://www.tucsonaz.gov/Departments/Planning-Development-Services/Planning-Zoning-Applications/Zoning-Administration . Contact for the Board of Adjustment is Mark Castro at Mark.Castro@tucsonaz.gov 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) 4. Separate Building permit for ADU and carport 5. Added demolition sheet to this permit set. 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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| 03/13/2026 | PDSD Application Completeness Express | REVIEW COMPLETED |