Permit Review Detail
Review Status: Requires Resubmit
Review Details: RESIDENTIAL ADU v.1
Permit Number - TC-RES-0326-01563
Review Name: RESIDENTIAL ADU v.1
Review Status: Requires Resubmit
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 04/20/2026 | Bldg Permits - Post Review Express | PENDING ASSIGNMENT | |||
| 04/07/2026 | Residential Building | REQUIRES RESUBMIT | TC-RES-0326-01563 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. Place the 2024 IRC code reference on sheet G1.0 rather than throughout the plans. Remove clouding from the plans. These markings are reserved for permit changes after initial issuing. Provide a separate response letter addressing each comment with location of change on the plans. PLANS: 1. Remove all outdated code references from each sheet, R106.1.1. 2.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. 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. 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. 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 receptacle outlets and HVAC equipment after September 1, 2026. E3902.14. 5. 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, E3902.20. 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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| 04/20/2026 | Residential Engineering | REQUIRES RESUBMIT | Permit Activity Number: TC-RES-0326-01563 (1st Review) Project: 3536 E WILLARD ST Unit: UNIT 2 Location: 3536 E WILLARD ST Review Date: 4/20/2026 Reviewer: Marco Contreras – Engineering Associate - Site Engineering Plan review for the above referenced structure has been completed. This letter reflects comments to be addressed. For facilitating a shorter review 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. Provide a response letter addressing each comment with location of change on the plans. Submit the separate response letter and plan set files. Site Engineering Review Comments: 1. This property located at 3536 E WILLARD ST is located almost entirely within a City of Tucson designated floodplain associated with Christmas Wash and will require the submission of a separate floodplain use (FPU) permit application with Elevation Certificate a. The FPU permit is a separate permit that can be submitted within the sub-records of this residential permit through TDC Online. b. Based on the available FIS and FIRM data available – the Base flood elevation (BFE) for the ADU comes up to 2466.4 FT NAVD88. In compliance with the City of Tucson Floodplain standards and regulations – it is required that habitable structures be elevated 1-foot above the base flood elevation. This would require a finished floor elevation (FFE) of 2467.4 FT NAVD88. 2. As the proposed development is a new dwelling (ADU, SFR, Duplex, Etc), Per the City of Tucson Inclusive Home Design Ordinance: https://www.tucsonaz.gov/files/sharedassets/public/v/1/city-services/planning-development-services/documents/inclusivehomedesignordinance.pdf, all new dwellings and units have a requirement to provide an “accessible route from public and common areas, including, but not limited to, a driveway or public street or sidewalk”. Draw, dimension, and label an accessible route from the driveway, sidewalk, or street to an accessible entrance. a. Refer to Technical Standards Manual Section 7-01.4.3 for sidewalk/pathway specifications including the minimum 4ft-width and composition minimums. b. Action Items: Provide a width call-out, proposed slope, and label the walkway as the “Accessible Route” leading to the new home entrance 3. The plan set shows a new proposed curb cut for the driveway; this will be required to be reviewed/approved under a separate ROW permit. Include the note within the keynote #18 on sheet AS1.0 – “All work within the ROW to be submitted under a separate ROW permit.” 4. In accordance with the City of Tucson floodplain code/ordinance, a Development Package (Grading Permit) required due to development within a Floodplain. Tucson Code chapter 26, section 26-8.3.b and 26-8.d.2 As the Grading will be taking place within the floodplain, a civil engineer will need to stamp the associated grading plans to verify the necessary fill pad dimensions required. The grading plan should also include total area of disturbance and cut/fill quantities. All subsequent site plans and grading plans shall have the limits and surface elevations associated with the floodplain delineated. 5. Site Engineering will be unable to approve permit TC-RES-0326-01563 until the associated FPU permit and associated grading permit are approved and issued. It is recommended that the FPU and grading permit process be started and achieve approval and issuance prior to the resubmission of this permit to ensure no project delays and review overlap. If you have any questions or concerns, please contact Marco Contreras at Marco.contreras@tucsonaz.gov |
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| 04/15/2026 | Residential Zoning | REQUIRES RESUBMIT | PDSD TRANSMITTAL FROM: Jeffrey W. Cassidy, Planner Planning & Development Services Department – Current Zoning Review Section PROJECT: TC-RES-0326-01563 – Residential Building – New ADU 3536 E WILLARD ST Unit 2 TUCSON, AZ 85716 (R-2 Zoning) Site Plan Review – 1st Review TRANSMITTAL DATE: April 15, 2026 This site is in the R-2 Residence Zone (UDC 4.7.9). An accessory dwelling unit (ADU) is a 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 accessory dwelling unit (ADU) 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. 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. https://middle-housing-cotgis.hub.arcgis.com/pages/Residential-Landscaping-Code 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. 2. COMMENT: Per Ordinance 12219, the interior perimeter yard setbacks for residential use adjacent to residential use is now 5’-0”. Update this in the project information table and on the site plan graphics. 3. COMMENT: Update the parcel square footage 8,100 square feet (60’-0” x 135’-0” = 8,100). 4. COMMENT: Add a separate demolition sheet with graphics, labels and dimensions of the existing shed and ramada that will require the need to be removed to accommodate the new ADU and thus, demolition scope that also needs to be permitted. 5. 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 (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) 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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| 04/03/2026 | PDSD Application Completeness Express | REVIEW COMPLETED |