Permit Review Detail
Review Status: Requires Resubmit
Review Details: RESIDENTIAL NEW DWELLING v.1
Permit Number - TC-RES-0425-02206
Review Name: RESIDENTIAL NEW DWELLING v.1
Review Status: Requires Resubmit
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 05/30/2025 | Site Engineering - Standard | NOT REQUIRED | |||
| 05/30/2025 | Bldg Permits - Post Review Express | PENDING ASSIGNMENT | |||
| 05/27/2025 | Residential Building - Standard | REQUIRES RESUBMIT | TC-RES-0425-02206 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. A Sleeping Quarters without kitchen major appliances requires fewer alterations for permit processing. See web site for ADU requirements https://casitas-in-tucson-cotgis.hub.arcgis.com/pages/new-casita Each dwelling unit with kitchen requires a separate Pima County assigned street address after Zoning approval, R319. Show Pima County assigned unit numbers at each dwelling on the site plan. https://www.pima.gov/1010/Addressing-Frequently-Asked-Questions An impact fee payment is required for an ADU or second dwelling at the time of permit payment. Provide a response letter addressing each comment with location of change on the plans. Submit separate letter and plan set files. GENERAL COMMENTS : 1. A dwelling requires a fire barrier between units (duplex) without openings. Provide plans with independent utility connections for each unit. 2. Show one-hour fire-resistive construction in compliance with IBC Table 721.1(2) for the separating wall between units. 3. Show compliance with the Inclusive Home Design Ordinance adopted by the City of Tucson Ordinance #10463 on 10/16/2007 for a new dwelling. 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 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. Notate a cool (white) roof finish (greater than 60 SRI) as required by the ADU provisions. 2. Show a maximum ½” floor elevation changes at a notated accessible route entrance on the floor plan, R106.1.1. Include all threshold conditions for a route from the exterior into the living space. SECTIONS - DETAILS: 1. Framed exterior walls of enclosed roof structures require continuous concrete footings of minimum 12” width and 12” below the undisturbed ground surface, R403.1. 2. Show exterior wood siding, sheathing and wall framing with a 6” clearance above the ground (R317.1 item 5). The weep screed may extend with a minimum clearance 4” above grade or 2” above paved areas, R703.7.2.1. PLUMBING PLANS: 1. The Tucson Water Department limits flow rates for the water meter size in compliance with P2903.7. Show an appropriate yard pipe bypassing the existing dwelling and show an appropriate water meter size for the additional demand. 2. Show an individual accessible water supply shut off for the proposed dwelling unit, P2903.9.1. 3. Show the water heater rating, P2801.1. MECHANICAL PLANS: 1. Show the HVAC system size for the building demand in accordance with M1401.3, M1601.1. 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 number providing an adjustable setting and note the minimum continuous setting. A one-bedroom dwelling under 1501 SF requires a 30 CFM continuous setting. 3. Provide demand calculations in accordance with Manual J/S/D standards, M1401.3, M1601.1. Systems shall be sized in accordance with Manual S based on building loads calculated in accordance with Manual J and duct systems sized in accordance with Manual D. 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 an underground feeder from a metered service panel to the more distant dwelling. 2. Update the Riser Diagram for the close dwelling and the feeder size to the detached dwelling panel per TEP coordination, NEC 225.30 and E3403. Show a feeder size and appropriate breaker requirement, E3602.1 & E3603.1. 3. Show receptacle outlets at each kitchen counter space wider than 12”, E3901.4.1. INTERNATIONAL ENERGY CONSERVATION CODE: 1. 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: Ken Van Karsen PDSD-Residential@tucsonaz.gov City of Tucson Residential Plan Review Submit a corrected plan set at https://www.tucsonaz.gov/pdsd |
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| 05/29/2025 | Site Zoning - Standard | REQUIRES RESUBMIT | PDSD TRANSMITTAL FROM: Bobby Parsons PDSD Zoning Review Section PROJECT: TC-RES-0425-02206 119 W Florence St. Tucson, AZ 85705 ADU (1st Review) TRANSMITTAL DATE: 5/29/2025 Comment: Please resubmit revised drawings along with a detailed response letter which states how all Zoning Review Section comments were addressed. This site is located in the O-3 zone (UDC 4.7.15). A single-family residence is a permitted use in this zone (Table 4.8-3). 1. Comment: Please label all of the property dimensions as noted in the sample plot plan. https://www.tucsonaz.gov/files/sharedassets/public/v/1/pdsd/documents/permits/residential-permits/residential_plot_plan_requirements.pdf. 2. Comment: Please label the width of W. Florence Street, which is 20’ wide per paving improvement plan I-99-064. https://maps-and-records.tucsonaz.gov/construction-plans/details/I-99-064. 3. Comment: Please include the legal description which should read “CORONDADO HEIGHTS E57’ W225’ S110’ LOT 6 BLK 27”. 4. Comment: The provided lot coverage calculations do not add up to the percentage provided. Please ensure the percentage provided is correct. 5. Comment: Site zoning is unable to approve the building permit until the Design Development Option (DDO) has been approved. Please see below. 6. The following comments are related to an application for a Design Development Option (DDO) (UDC 3.11.1): Per the Accessory Dwelling Code Amendment adopted by Mayor and Council, the minimum side and rear yard setback for an Accessory Dwelling Unit is 5’. The proposed setback to the East property line is 4’1”. A DDO application must be submitted and approved to reduce the required perimeter yard setback. Please apply for your DDO as a sub record in the permit workflow. If needed, please reach out to Mark Castro at Mark.Castro@tucsonaz.gov or Georgia Pennington at Georgia.Pennington@tucsonaz.gov for questions about the DDO process. https://www.tucsonaz.gov/files/sharedassets/public/v/1/pdsd/documents/planning-amp-zoning/ddo_for_setback_and_height_udc.pdf. If you have any questions about this transmittal, please contact Bobby Parsons at Robert.Parsons@tucsonaz.gov. |
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| 04/29/2025 | PDSD Application Completeness Express | REVIEW COMPLETED |