Permit Review Detail
Review Status: Requires Resubmit
Review Details: RESIDENTIAL NEW DWELLING v.1
Permit Number - TC-RES-0426-02166
Review Name: RESIDENTIAL NEW DWELLING 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 | |||
| 05/07/2026 | Residential Building | REQUIRES RESUBMIT | TC-RES-0426-02166 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 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. GENERAL REQUIREMENTS: The City of Tucson adopted the 2024 IRC with amendments and building ordinances for all dwellings. Provide a separate response letter addressing each comment with location of change on the plans. GENERAL COMMENTS: https://www.tucsonaz.gov/Departments/Planning-Development-Services/Codes/Building-Codes 1. Identify an ADU Duplex on the plans which will exclude items #3, 4 & 5 which apply to full dwelling units. 2. Show compliance with the Inclusive Home Design Ordinance adopted by the City of Tucson Ordinance #10463 on 10/16/2007. Notate accessible route, minimum door width, changes in floor elevation, door hardware, electrical outlet reach range, grab bar reinforcement, etc. 3. 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 . a. Show a minimum 300 SF clear solar-ready zone on a roof or framing plan, T103.3. b. 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. 4. Plans submitted for a newly constructed one- or two-family dwelling after June 1, 2010, require gray water utilization or preparation, Ordinance #10579/11089 revised July 9, 2013. The ordinance revision now requires a gray drain line discharge from one fixture for a one-story dwelling. Additional gray fixture drains are optional. Show a second clothes washer standpipe plumbed to an exterior wall above grade when feasible, or a bathing fixture drain looped 3’ beyond an exterior wall below grade before connection to the building drain. Use the appropriate detail at https://www.tucsonaz.gov/Departments/Planning-Development-Services/Building-Safety/Water-Energy-Conservation Gray Water Illustrations 5. Show compliance with the Electric Vehicle Supply Equipment Ordinance adopted by the City of Tucson Ordinance #11844 on 6/22/2021. Include a 40 ampere 240-volt dedicated branch circuit with a NEMA 14-50R receptacle for charging an electric vehicle at a proposed parking space. SITE PLAN: 1. Show the utility meters and lines from the utility source to the building, R106.1.1. 2. Each dwelling building requires a street address and a separate permit, R319. Show Pima County assigned unit numbers at each dwelling on the site plan. PLANS: 1. Show a maximum ½” floor elevation changes at a notated accessible route entrance on the floor plan, R106.1.1. Include the threshold condition at the vehicle doorway or an exterior hinged door when the garage is used for the accessible route. 2. 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. 3. 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. Clarify the placement of ceiling/roof insulation for determining the effective R-rating, R806. The purpose of insulation is to prevent free air movement which requires continuous layers at either the roof or ceiling. Attic space outside of the thermal barrier requires a ventilation calculation for showing the attic vent opening size using 1 to 150 of attic area in compliance with R806.2 or 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 R-38 compliance. Also, extend wall insulation to the roof when placing the total insulation at the roof. MECHANICAL PLANS: 1. Provide demand calculations in accordance with Manual J standards, M1401.3, M1601.1. 2. Update the whole-house mechanical ventilation requirement, R303.4; N1103.6 & M1505.4. A two or three-bedroom dwelling under 1501 SF requires a 45 CFM continuous setting. 3. Identify the device model number providing an adjustable setting and note the minimum continuous setting for providing whole-house mechanical ventilation, R303.4; N1103.6 & M1505.4. 4. Show dryer vent size and location for venting to exterior and maintaining the 1-hour rated wall integrity, M1501 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. Show an individual accessible water supply shut off and water heater for the proposed dwelling unit, P2903.9.1. ELECTRICAL PLANS: 1. Tucson Electric Power 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 new metered service panel to the more distant dwelling. 2. Provide electrical load calculations for determining the (parcel) service panel size, E3602.2. 3. Provide a Riser Diagram for providing service to the three dwellings, NEC 225.30 and E3403. 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. INTERNATIONAL ENERGY CONSERVATION CODE: 1. Energy Certificate: (Mandatory) place near the indoor furnace or in utility room, N1101.14. Add notation to plans. Please contact the plans reviewer if you have any questions: Kenneth.VanKarsen@tucsonaz.gov City of Tucson Residential Building Safety |
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| 05/05/2026 | Residential Engineering | REQUIRES RESUBMIT | Permit Activity Number: TC-RES-0426-02166 (1st Review) Project: New 1568 S.F. duplex (784 S.F. per unit) Location: 1325 E 8TH ST Review Date: 5/5/2026 Reviewer: Marco Contreras – Engineering Associate - Site Engineering Plan review for the above referenced structure has been completed. This letter reflects comments to be addressed. For facilitating a shorter review 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. Provide a response letter addressing each comment with location of change on the plans. Submit the separate response letter and plan set files. Site Engineering Review Comments: 1. As the proposed development is a new dwelling (ADU, SFR, Duplex, Etc), Per 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 and units 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, sidewalk, or street to an accessible entrance. a. Refer to Technical Standards Manual Section 7-01.4.3 for sidewalk/pathway specifications including the minimum 4ft-width and composition minimums. b. Action Items: Provide a width call-out, proposed slope, and label the walkway as the “Accessible Route” leading to the new home entrance If you have any questions or concerns, please contact Marco Contreras at Marco.contreras@tucsonaz.gov |
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| 05/11/2026 | Residential Zoning | REQUIRES RESUBMIT | PDSD TRANSMITTAL FROM: Roxanne Johnston Planner PROJECT: TC-RES-0426-02166 1325 E 8th St., Tucson, AZ 85719 Duplex (1st Review) TRANSMITTAL DATE: 05/11/2026 This site is located within the NR-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. Since the proposed unit is a duplex, ADA requirements are triggered for each unit. Please see the 5/05/2026 comments from Residential Engineering regarding 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 and requirement for a 4’-wide “accessible route from public and common areas, including, but not limited to, a driveway or public street or sidewalk”. 3. This project lies within the Rincon Heights Historic District and requires a Neighborhood Preservation Zone Design Review. Approval must be obtained for this prior to Zoning approval. The link to the Neighborhood Preservation materials is here: www.tucsonaz.gov/files/sharedassets/public/v/3/pdsd/documents/planning-amp-zoning/npz-application-and-review-process-1.pdf Once the NPZ Design Review has been completed and approved, please submit a copy of the approval with your revised plans. 4. Recalculate lot coverage on Sheet G.1. Per UDC 6.4.3., porches and non-enclosed patios are not included in total lot coverage requirements; only enclosed structures, including storage sheds, and all vehicle use areas. 5. Add the lot’s legal description: Drakes Lots 25-26 Blk 16 to Sheet G.1. Sheet G.1 lists the lot as lot 89. This number is part of the Assessor’s internal parcel number count. 6. Please correct the owner’s name or provide evidence that this is the correct owner. According to the Pima County Assessor information, the current owners are William and Sara Fox. 7. Unless a parking waiver is applied to the site plan, two on-site parking spots are required for this duplex. Only 400 sq ft of parking space area is allowed in the front yard and 400 sf for maneuvering. The subject lot is within a mapped area indicating it is eligible for a parking waiver. If a parking waiver is desired, please visit https://middle-housing-cotgis.hub.arcgis.com/pages/Parking-Waiver-Eligibility and state on the site plan something similar to, "No onsite parking provided per the proximity of the site to the public transit stop at _________ and or/bicycle route along_____ as allowed by Middle Housing Standards." The Site Zoning reviewer will verify eligibility so no extra steps and review time will be required for the waiver. 8. Unless the Historic Review reveals differently as some Historic Districts have setback requirements that are more restrictive than non-historic districts, side and rear setbacks for this internal lot are 5’. The front setback is 20’. Please label the setbacks accordingly. 9. 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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| 05/05/2026 | PDSD Application Completeness Express | REVIEW COMPLETED |