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Permit Review Detail

Permit Number: TC-RES-0426-02042
Parcel: 136160230

Review Status: Requires Resubmit

Review Details: RESIDENTIAL ADD/ALT v.1

Permit Number - TC-RES-0426-02042
Review Name: RESIDENTIAL ADD/ALT v.1
Review Status: Requires Resubmit
Review Date Reviewer's Name Type of Review Description Status Comments
05/11/2026 Bldg Permits - Post Review Express PENDING ASSIGNMENT
05/11/2026 Residential Building - Standard REQUIRES RESUBMIT TC-RES-0426-02042
PLAN REVIEW COMMENTS

Plan review for the above referenced structure has been completed. This letter reflects comments to be addressed. Provide a separate Comment Response Letter when submitting updated plans. Facilitate 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 revisions.

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 and 2018 International Energy Conservation Code. The 2024 International Energy Conservation Code takes effect July 1st. 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.

PROVIDE A COMPLETE PLAN SET showing all proposed alterations to the building with 2024 IRC code compliance. The plans require sufficient detail for demonstrating minimum building code compliance for passing all progress inspections.

Provide a separate response letter addressing each comment with location of change on the plans.

SITE PLAN:

1. Show the location of water, electric and sewer lines to the building, R106.1.1. Identify the utility lines requiring upgrade or replacement.

PLANS:

1. A roof projection (overhang) may not extend closer than 24” to the adjoining (neighboring) property line, R302.1 (City of Tucson Amended). Remove the overhang extending beyond the block wall.
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.

SECTIONS - DETAILS:

1. An unvented roof assembly requires an air-impermeable rigid insulation material with a minimum R-5 value applied correctly to either side of the roof sheathing, R806.5. Show a roof design with insulation types and minimum thickness for meeting the condensation control requirement and the minimum total insulation value of R-38. Clarify the ceiling/roof insulation detail showing the air-impermeable rigid insulation material adhered to either side of the roof sheathing and the batt insulation in contact with the roof material.

MECHANICAL PLANS:

1. Show the HVAC system location and size for the building demand in accordance with M1401.3, M1601.1.

PLUMBING PLANS:

1. Show the water heater rating/capacity and an appropriately sized circuit on the panel schedule, P106.1.1.

ELECTRICAL PLANS:

1. Show a smoke alarm electrical circuit, R314.3.
2. 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. Replace note #21 with the 100% requirement.
3. Show a surge-protective device (SPD) as an integral part of or placed immediately adjacent to the service equipment, E3606.5.
4. Clarify the Bathroom and washer receptacle locations, E3703.4 and E3901.6.
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.

INTERNATIONAL ENERGY CONSERVATION CODE:

1. Energy Certificate: (Mandatory) place near the indoor furnace, in a utility or laundry area, N1101.14. Add notation to plans.

OUTDOOR LIGHTING CODE

1. Show full cutoff fixtures were located within 25 feet from the property line OLC 401.3.3.

If you have any questions, please contact:
Kenneth.VanKarsen@tucsonaz.gov
City of Tucson Residential Building Safety
05/05/2026 Residential Engineering REQUIRES RESUBMIT Permit: TC-RES-0426-02042
Location: 8428 E PENA BLANCA DR
Review Date: 5/5/2026
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. Applicant needs to address if the new structure is a New Dwelling/ADU or sleeping quarters. Please address this in comment response.

If you have any questions or concerns, please contact Dylan Molina. Dylan.Molina@tucsonaz.gov
04/30/2026 Residential Zoning REQUIRES RESUBMIT PDSD TRANSMITTAL

FROM: Jeffrey W. Cassidy, Planner
Planning & Development Services Department – Current Zoning Review Section

PROJECT: TC-RES-0426-02042 – Residential Building – Replacing an existing structure TC-DMO-0426-00069 with a guest house (Sleeping Quarters)
8428 E PENA BLANCA DR TUCSON, AZ 85730 (R-1 Zoning)
Site Plan Review – 1st Review

TRANSMITTAL DATE: May 05, 2026

This site is in the R-1 Residence Zone (UDC 4.7.8). A single-family residence is permitted use in this zone (Table 4.8-2) subject to Use Specific Standards 4.9.7.B.5 - .9 for 1 unit;

Plan review for the above referenced sleeping quarters 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 Ordinance 12219, the interior yard setbacks are now 5’-0”. In this case, the guest house will need a 5’-0” building to property line setback distance to the south property line and east property line.

Provide dimensions on the site plan on the next submittal for review and comment.

If unable to meet the code standard, the following setback relief options exist depending on the two distances you desire to site the building at from the adjacent property lines. Both scenarios do not have a guaranteed desired outcome.

For a distance of 1’-0” to just shy of 5’-0”: Design Development Option (DDO):

Know this is an extra 6-week review and the neighbors within 100’-0” are made aware of this attempt to seek relief from being in the setback. Zoning will not be able to approve this permit application until the DDO is approved. This information is linked here:

https://www.tucsonaz.gov/Departments/Planning-Development-Services/Planning-Zoning-Applications/Zoning-Administration#section-3

To submit a DDO application, apply for a new sub-record under this permit at TDC Online:

https://www.tucsonaz.gov/files/sharedassets/public/v/2/pdsd/documents/tdc-faq/new-pdfs/sub-records.pdf

See below for more information on the DDO process.

Any distance less than 1-0”: Board of Adjustment Variance:

A board of adjustment variance will be required to permit the structure 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.

2. COMMENT: Clarify if the proposed refrigerator is full size or half size. Sleeping quarters are defined as not having a permanent stovetop, a half size (undercounter) refrigerator and a single basin sink. Anything other than that makes the structure an Accessory Dwelling Unit (ADU), command impact fees and require landscaping per Ordinance 12219 https://middle-housing-cotgis.hub.arcgis.com/pages/Residential-Landscaping-Code .

3. COMMENT: Additional comments may be forthcoming on the next review based on responses to Zoning and other 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

DDO application and requirements can be found at: https://www.tucsonaz.gov/Departments/Planning-Development-Services/Planning-Zoning-Applications/Zoning-Administration . Note that multiple DDO’s can be submitted concurrently on the same application.

To submit a DDO application, apply for a new sub-record under this permit at TDC Online. In order to get this specific review scheduled and if you have questions about the DDO application or process please contact Mark Castro at Mark.Castro@tucsonaz.gov or Georgia Pennington at Georgia.Pennington@tucsonaz.gov. Zoning cannot approve the zoning review portion of the permit until the DDO has been approved.

RESUBMITTAL OF THE FOLLOWING IS REQUIRED:

1. Corrected building permit

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

3. Resubmit ALL documents associated with this permit

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
04/24/2026 PDSD Application Completeness Express REVIEW COMPLETED