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Permit Review Detail

Permit Number: TC-RES-0425-02304
Parcel: 126180510

Review Status: Requires Resubmit

Review Details: RESIDENTIAL NEW DWELLING v.1

Permit Number - TC-RES-0425-02304
Review Name: RESIDENTIAL NEW DWELLING v.1
Review Status: Requires Resubmit
Review Date Reviewer's Name Type of Review Description Status Comments
06/06/2025 Site Engineering - Standard NOT REQUIRED
06/06/2025 Bldg Permits - Post Review Express PENDING ASSIGNMENT
06/02/2025 Addressing Validation REQUIRES RESUBMIT The plans submitted appears to be for (2) proposed Accessory Dwelling Units attached to existing dwelling. The address location does not have units attached to the primary address. Unit #'s will have to be confirmed and assigned to Permit Application and on Plans prior to issuance. Once Zoning approves the 2 units contact Pima County Addressing to resolve issue Addressing@pima.gov or 520-724-9512. Please sign into your TDC account and request a Change of Address and submit Plans with unit #'s on all plan sheets.
06/02/2025 Residential Building - Standard REQUIRES RESUBMIT TC-RES-0425-02304

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. Show the current code reference on the plans.

Clarify the proposal permit description. A new living space with kitchen is considered an Accessory Dwelling Unit (ADU). The plans show two proposed dwellings attached to an existing dwelling.

See the City of Tucson 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 each 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 compliance with the Inclusive Home Design Ordinance adopted by the City of Tucson Ordinance #10463 on 10/16/2007 for the 1st floor unit. 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 gas, 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. Show one-hour fire-resistive framed construction separating dwellings in compliance with IBC Table 721.1(2). Include the fire barrier both between the existing and proposed unit and between 1st and 2nd floor units. Also, remove the door openings between the existing and proposed units.

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 and gas shut off for the proposed dwelling units, P2903.9.1.
3. Show the individual accessible water heater location and rating for each proposed unit without impacting another dwelling unit, P2801.1. Show the devices on the elevation sheet A2.1.
4. Show each gas pipe segment sized in conformance with Table G2413.4(1). Existing gas pipes may require upgrading with this system alteration.

MECHANICAL PLANS:

1. Show the HVAC system size for the building demand in accordance with M1401.3, M1601.1. Show the exterior devices on the elevation sheet A2.1.
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 two or three-bedroom dwelling under 1501 SF requires a 45 CFM 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.

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. Provide a Riser Diagram showing a service disconnect for both the primary and each ADU dwelling, E3403. Show the ADU feeder size and appropriate breaker requirement, E3602.1 & E3603.1.
3. Show receptacle outlets at wall spaces 2’ or more with no wall point (exclude door openings) more than 6’ from a receptacle outlet, E3901.2.
4. 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.
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, E3902.16. Add notation to plans.

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
06/04/2025 Site Zoning - Standard REQUIRES RESUBMIT FROM: PDSD Zoning Review Section

PROJECT: TC-RES-0425-02304
4009 E PASEO GRANDE. – R-1
Demo of existing enclosed carport and building a two story 935 sf each floor addition (1st Review)

TRANSMITTAL DATE: June 4, 2025

Provide a detailed response letter with your next submittal that clearly shows how you have addressed all Zoning comments.

This site is located in the R-1 zone (UDC 4.7.8). A single-family residence (SFR) is a permitted use in this zone (Table 4.8-2). See Use-Specific Standards 4.9.7.B.5 - 9.

The residential plot plan shall meet all the requirements found at: https://www.tucsonaz.gov/Departments/Planning-Development-Services/Permits/Plan-Examples/Plot-Plan-Example.

1. The project description states “Demo of existing enclosed carport and building a two story 935sf each floor addition. connecting to existing water sewer gas, adding a 100 amp to each floor” but based on the submitted drawings you are proposing 2 new attached dwelling units to the existing SFR. Per UDC Table 4.8-2, Residential Land Use Group With Land Use Class/Type: R-1 Zone Single-family, Attached units are not allowed. Clarify what you are proposing?

2. The plot plan shall be drawn at an engineering scale, i.e. 1” = 10’, 1” = 20’.

3. The lot coverage calculation is not correct. Per UDC Article 6.4.3.C.1.a Roofed areas, porches, open on at least one side are not included in the calculation. Also the pool is not included in the lot coverage.

4. The lot coverage percentage “3%” is not correct.

5. Provide a front street perimeter yard setback dimension from the proposed addition to the property line along Paseo Grande.

6. The street perimeter yard setback, “6’ SIDE SETBACK” show for property line along Longfellow is not correct. Per UDC Article 6.4.5.C.1.b the side street perimeter yard setback should be 10’-0”. If the 10’ setback is not met a Design Development Option (DDO) will need to be submitted and approved for a reduced side street perimeter yard setback.

7. Provide a dimension from the centerline of both streets to the face of curb and from the face of curb to the associated street property lines. Zoning recommends that you review Construction Plan I-589, sheets 4 & 8, found at: https://maps-and-records.tucsonaz.gov/construction-plans/details/I-589, for the correct dimensions.

8. Based on aerial photos there is a shed type structure located near the northeast corner of the parcel that is not shown on the plot plan. Show this structure on the plan and include it in the lot coverage.

9. Based on aerial photos there is a shade type structure located along the north property line approximately centered on the property that shows up sometime after 2020. Zoning was not able to find approved permit/compliance documents for this structure. Either, 1) provide approved documents, 2) show the structure on this plot plan along with size and height and perimeter yard setback dimensions, of 3) show the structure to be removed from the site.

10. Zoning acknowledges that the “EXISTING SITE WALL” shown on the plan was permitted under T11BU01182, but the approved plan shows the wall on the property not located within the right-of-way (ROW) along Longfellow. Contact COT Transportation & Mobility Department, Real Estate Division, (520) 791-4181, and secure written permission for this wall to be located within the ROW.

11. The following comments are relative to an application for Architectural Documentation prior to demolition of historic buildings (UDC 3.12.1).

The Pima County Assessor’s effective construction date for your building or structure is 1957. The actual construction date may be earlier.
Buildings, portions of buildings or structures that are 50 years of age or older must be architecturally documented prior to demolition. Documentation will be reviewed and approved by the Historic Preservation Office before a permit is issued.
Demolition (Historic and Older Structures) Application and General Information may be downloaded (PDF) at https://www.tucsonaz.gov/files/sharedassets/public/v/1/pdsd/documents/planning-amp-zoning/historic_demolition_application_form.pdf
Submit completed documentation under the permit number via TDC Online. Applicant will be contacted within 5 working days if additional materials are required for review.
12. Depending on how the above comments are addressed additional comments maybe forthcoming.

DDO application and requirements can be found at: https://www.tucsonaz.gov/Departments/Planning-Development-Services/Planning-Zoning-Applications/Zoning-Administration. If you have questions about the DDO application or process please contact Georgia Pennington at Georgia.Pennington@tucsonaz.gov”.

The Unified Development Code (UDC) can be found at: https://www.tucsonaz.gov/Departments/Planning-Development-Services/Codes/Zoning-Code.

If you have any questions about this transmittal, please contact Zone1.desk@tucsonaz.gov.
05/01/2025 PDSD Application Completeness Express REVIEW COMPLETED