Permit Review Detail
Review Status: Requires Resubmit
Review Details: RESIDENTIAL ADU v.1
Permit Number - TC-RES-0426-01584
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 | |||
| 04/09/2026 | Residential Building | REQUIRES RESUBMIT | TC-RES-0426-01584 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. Remove the 2018 IRC reference from the tempered glass note on sheet #2 and the 2006 IRC sewer material note on sheet #4. Provide a separate response letter addressing each comment with location of change on the plans. PLANS: 1. 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. 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. 3. Show the method of grouting top plate anchors using burnt adobe block, R606.3.2.1. SECTIONS - DETAILS: 1. Clarify the roof design with insulation types and minimum thickness for meeting the condensation control requirement and the minimum total insulation value of R-38. Also, show the batt insulation extended over the wall top plate. MECHANICAL PLANS: 1. Identify the device model number providing an adjustable setting and note the minimum continuous or intermittent setting for providing whole-house mechanical ventilation, R303.4; N1103.6 & M1505.4. 2. Provide makeup air of not less than 100 square inches where a clothes dryer is placed in a closet, M1502.6.1. 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. Clarify the ADU panel size. Keynote#2 sheet #1 and the load calc shows 100 AMP but the riser diagram and the panel schedule shows 200 AMP. 3. Specify high-efficacy luminaires with an efficacy not less than 45 lumens per watt or lamps with efficacy not less than 65 lumens per watt (LED devices), N1104.1. Update the 90% with 2018 IRC note from sheet #5. 4. Show a surge-protective device (SPD) as an integral part of or placed immediately adjacent to the service equipment, E3606.5. 5. 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 6. Provide GFCI protection for receptacle outlets and HVAC equipment after September 1, 2026. E3902.14. OUTDOOR LIGHTING CODE 1. Show full cutoff fixtures were located within 25 feet from the property line OLC 401.3.3. 2. Remove the outdated incandescent or fluorescent lamp notation from sheet #5. INTERNATIONAL ENERGY CONSERVATION CODE: 1. Energy Certificate: (Mandatory) place near the indoor furnace or in utility room, N1101.14. Add notation to plans. 2. Show compliance with the simplified prescribed energy values for glazing is U=0.40 with a solar heat gain coefficient SHGC minimum value of 0.25, N1102.1. Update the U-75 factor shown on sheet #4. 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: TC-RES-0426-01584 Location: 2256 E COPPER ST Review Date: 4/20/2026 A Comment Response letter is required. Please address all reviewer’s comments in a separate document with all required documents for resubmittal. Residential Engineering Comments: 1. Proposed ADU is located in FEMA AE Zone. The proposed ADU will require approval and issuance of a Grading Perming (Development Package/DP) and a Floodplain Use (FPU) with Elevation Certificate. Please contact me, Dylan.Molina@tucsonaz.gov, for required documents to be submitted for review for DP. 2. Base Flood Elevation (BFE) Calculation Worksheet [20260420_2256 E COPPER ST_BFE and RFE Determination] provided in “Attachments” of this permit. 3. Code Violation: CE-VIO1225-05587 – working without a permit requires separate residential fence/wall permit (apply for additional permit on TDC-Online) a separate floodplain use permit will be required for the unpermitted fence/wall. 4. Accessible route noted, demonstrate through plans how accessible route conforms to 2017 ICC A117.1 Sections 402 and 403 and City of Tucson Inclusive Home Design Ordinance. 5. Additional comments may be forthcoming. If you have any questions or concerns, please contact Dylan Molina. Dylan.Molina@tucsonaz.gov |
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| 04/16/2026 | Residential Zoning | REQUIRES RESUBMIT | PDSD TRANSMITTAL FROM: Roxanne Johnston Planner PROJECT: TC-RES-0426-01584 2256 E Copper St., Tucson, AZ 85719 ADU (1st Review) TRANSMITTAL DATE: 04/17/2026 This site is located within the R-2 Zone (UDC 4.7.9). A single-family residence is a permitted use in this zone (Table 4.8-2) subject to Use Specific Standards 4.9.7.B.6, .9, & .10. RESUBMITTAL OF THE FOLLOWING IS REQUIRED: Correct plans, as noted in the comments below, along with a response letter indicating how all Site Zoning comments were addressed. 1. Submit a landscape plan on the revised site plan. City of Tucson Ordinance No. 12219 was effective as of January 1, 2026. This ordinance is an amendment to the Unified Development Code. UDC Article 7, Section 7.6.10 and requires landscaping for all new single family residential, middle housing development, and accessory dwellings. It is not necessary to hire a landscape architect. The landscape plan is to be applied directly onto the site plan. Here is the link to the ordinance: https://tucsonaz.hylandcloud.com/221agendaonline/Documents/ViewDocument/ORDINANCE%2012219.pdf?meetingId=1890&documentType=Agenda&itemId=77068&publishId=189435&isSection=false Here, too, is a link that breaks down the landscape requirements and provides additional clarification: https://middle-housing-cotgis.hub.arcgis.com/pages/Residential-Landscaping-Code 2. Show the distance between the main residence and the west property line. 3. Recalculate lot coverage on Sheet 1. Porches and walkways are not included in total lot coverage requirements; only enclosed structures, including storage sheds, and all vehicle use areas. This should bring the total lot coverage closer to 24%. 4. Additional comments may be forthcoming depending on responses to zoning review comments and plans submitted for the next review. The City of Tucson Unified Development Code may be accessed at this site: https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-1 Recent amendments to the UDC may be found here: https://www.tucsonaz.gov/files/sharedassets/public/v/1/pdsd/documents/middle-housing/middle-housing-ordinance-clean.pdf If you have any questions about this transmittal, please contact Roxanne Johnston at roxanne.johnston@tucsonaz.gov . |
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| 04/06/2026 | PDSD Application Completeness Express | REVIEW COMPLETED |