Permit Review Detail
Review Status: Requires Resubmit
Review Details: RESIDENTIAL NEW DWELLING v.3
Permit Number - TC-RES-0425-01821
Review Name: RESIDENTIAL NEW DWELLING v.3
Review Status: Requires Resubmit
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 01/06/2026 | Bldg Permits - Post Review Express | PENDING ASSIGNMENT | |||
| 01/06/2026 | Residential Building - Standard | REQUIRES RESUBMIT | TC-RES-0425-01821 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 2018 International Residential Code and 2018 International Energy Conservation 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 2018 IRC with amendments and building ordinances for all dwellings. Provide legible construction plans with consistent lettering font size. Enlarge the smaller fonts to the size of the larger fonts. The dimensions and window/door marks on sheet A1 lack clarity. All notes require legibility. Provide a single construction plan set for permit approval. Provide a response letter addressing each comment with location of change on the plans. Submit separate letter and plan set files. GENERAL COMMENTS : 1. All 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. SITE PLAN: 1. Show the location and size of the water and sewer lines from the building to connection point, R106.1.1. PLANS - DETAILS: 1. Provide manufacturer’s calculations and data for pre-engineered trusses dated and wet-sealed by an engineer who is registered in Arizona, or notate the requirement for deferred submittal, R106.1. PLUMBING PLANS: 1. Tucson Water Department limits flow rates for each water meter size in compliance with P2903.7. Show an appropriate yard pipe bypassing the existing dwelling and show the water meter size. 2. Provide clear notes showing supply pipe locations and sizes, P2903.7. 3. Provide waste plumbing showing the size of waste lines, vents and required clean-outs, P3005.4. MECHANICAL PLANS: 1. Provide a mechanical sheet in the construction plan set showing all component locations and sizes. 2. 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 type providing an adjustable setting and note the minimum continuous setting or intermittent operation. A two- or three-bedroom dwelling greater than 1500 SF requires a 60 CFM continuous setting. 3. Provide demand calculations in accordance with Manual J/S/D standards, M1401.3, M1601.1. 4. Show the HVAC system size for the building demand in accordance with M1401.3, M1601.1. ELECTRICAL PLANS: 1. Designate the circuit number at the location of each light fixture, receptacle, appliance, and equipment disconnect switch, R106.1.1. 2. Show smoke alarm circuit on the panel schedule, R314. 3. Show two or more 2O AMP small appliance circuits at the kitchen countertop receptacle outlets, E3703.2 and E3901.3. Add these circuits separate from the microwave and fridge to the panel schedule. 4. Provide an exterior outlet at grade level located at both the front and back of the dwelling, E3901.7. These outlets require GFCI protection, E3902.3. 5. Show the Electric Vehicle Supply Equipment 40 ampere 240-volt dedicated branch circuit on the panel schedule, N1104.2.1. Please contact the plans reviewer if you have any questions: Ken Van Karsen PDSD-Residential@tucsonaz.gov City of Tucson Residential Plan Review |
||
| 12/19/2025 | Residential Zoning | REQUIRES RESUBMIT | PDSD TRANSMITTAL FROM: Jeffrey W. Cassidy, Planner Planning & Development Services Department – Current Zoning Review Section PROJECT: TC-RES-0425-01821 – Residential Building – New SFR Post and Beam Construction with Strawbale Infill 2725 N HOPI PL TUCSON, AZ 85705 (R-2 Zoning) Site Plan Review – 2nd Review TRANSMITTAL DATE: December 19, 2025 This site is in the R-2 Residence Zone (UDC 4.7.9). A single-family residence is permitted use in this zone (Table 4.8-2) subject to Use Specific Standards 4.9.7.B.6, .9, & .10. Plan review for the above referenced single-family residence 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: Per UDC Table 7.4.4-1 and under the Residential Use Group and Single-Family Dwellings, 2 spaces per dwelling unit plus visitor parking required at a ratio of 0.25 space per unit. Per UDC Table 7.4.6-1, a 90-degree orientation requires a 8’-6” width by 18’-0” length per stall. Draw, label and dimension two parking spaces for each residence. Include the square footage for all parking spaces, driveway and 2. COMMENT: The site plan provided is incomplete. a) Provide a site plan that meets the requirements show in the plot plan example at the following link: https://www.tucsonaz.gov/Departments/Planning-Development-Services/Permits/Plan-Examples/Plot-Plan-Example More Specifically: 1) Draw, label, provide heights and dimension every existing and proposed structure on-site to a scalable drawing graphic. Additionally, provide dimensions of any structure as it relates to nearby structures and property lines. Include the unpermitted rainwater cistern (built around 2020 approximately) in the front yard of the existing principal residence. Include the height and diameter and dimensioned distance from the south property line. 2) Draw and label all setbacks. The front yard setback (east property line along N Hopi Pl) is 20’-0”. The north, south and west setbacks are 6’-0” or 2/3 the height of any wall running parallel/perpendicular to the adjacent property line, whichever distance is greater. Update the ‘table of listed setbacks’ to correct numbers the reviewer has provided. 3) Be sure to include vehicular use areas (driveway, parking spots), sidewalks and even ‘open’ structures like porches, shade structures, carports, if applicable. Draw and dimension driveway and parking spaces or areas serving as a vehicular use area. 4) Label everything that exists on the property (walls, fences and provide heights measured from above finish grade at various locations along the fence/wall) if applicable. Draw and label the existing black fence in front of the existing principal residence and provide a dimension of the distance from the property line. Currently, it appears this fence is located off the property in the City right of way. 5) Update site plan (property lines, property line lengths) to be reflective of information on Pima County’s website. See https://www.asr.pima.gov/ParcelData/Map/Arm/MP06/06019_01.pdf 6) Measure square footage of every enclosed structure on site and driveway/vehicular use area and input into lot coverage calculation table. 7) Label N Hopi Pl. 8) Provide missing dimension from centerline of street name to curb (per provided plot plan sample). 9) Provide missing dimension from curb to property line (per provided plot plan sample). 10) Two sets of drawings were provided. One is more legible but is missing the information on the less legible version. Add missing information from less legible version to the legible version and only provide that version 11) The scale noted does not the plan graphics on the site. Either update the graphics to match the scale noted or vice-versa. 12) Lot size is incorrectly labeled in two locations 7871.35 sf. Per the assessor map (link provide above), 150’-0” lineal feet x 50’-0” lineal feet = 7,500 sq ft. Update labels and lot coverage math to reflect correct information. 3. COMMENT: After reviewing the property documentation history in PRO, zoning could not verify any permit documentation for the existing rainwater harvesting cistern. Zoning will not be able to approve the permit application until the permit information is provided. If permit documentation cannot be provided and depending on its size, the cistern may or may not be included as a part of this permit application or applied for and issued under a different permit. Coordinate with Zoning reviewer prior to the next submittal to determine if this can be included or will require an additional permit at Jeffrey.cassidy@tucsonaz.gov Additionally, depending on the height and/or how close it was located to the property line(s), this structure was potentially located in the east and south setback(s). Per aerial imagery, it appears this cistern is sited in both the east and south setbacks. Per UDC 6.6.3.C. standard, detached accessory buildings, including accessory dwelling units, are not permitted in the buildable area extending the full width of the lot between the principal building and front street lot line, except for shade structures or carports not over 400 square feet in floor area, terraces and steps not over three high above the natural grade, paved areas, and fences or walls. Three options exist: a) Remove Cistern. b) Relocate Cistern to rear of existing residence (cannot be in front yard). c) A board of adjustment variance will be required to permit the utility shed as shown on the site. See variance requirements below. 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. Be aware the review of this may not happen until early spring of 2026 as the Board is currently being assembled. 4. COMMENT: Per TABLE 6.3-2.A of the UDC (referenced below), the perimeter yard setback(s) along the west property line ais 6’ or 2/3 the height of the proposed residence, WHICHEVER DISTANCE IS GREATER. The wall height of the proposed residence is currently showing a distance of approximately 12’-3” and thus, a 8’-3” setback off the west property line would be required. The plans currently show two dimension (6’-1” and 6’-3”) that don’t meet the standard. Update siting of building accordingly to meet this standard. 5. COMMENT: Per Section 7-01.0.0 of the UDC Technical Standards Manual and 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 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 (or apron), sidewalk, or street to an accessible entrance for the new residence. Ensure the route meets accessibility standards as articulated in Sections 402-404 of the ADA Accessibility Standards (https://www.access-board.gov/ada/chapter/ch04/). See TSM 7-01.4.3 for specifications, including slope and composition materials. 6. COMMENT: Additional comments may be forthcoming on the next review based on responses to Zoning and other the 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 (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 |
||
| 12/12/2025 | Addressing Validation | REVIEW COMPLETED | |||
| 12/12/2025 | PDSD Application Completeness Express | REVIEW COMPLETED |