Permit Review Detail
Review Status: Requires Resubmit
Review Details: RESIDENTIAL NEW DWELLING v.1
Permit Number - TC-RES-0525-02337
Review Name: RESIDENTIAL NEW DWELLING v.1
Review Status: Requires Resubmit
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 06/11/2025 | Bldg Permits - Post Review Express | PENDING ASSIGNMENT | |||
| 05/05/2025 | Addressing Validation | REQUIRES RESUBMIT | The permit and plan shows to be for an Accessory Dwelling Unit (ADU) and requires to be separately addressed. Please contact Pima County Addressing at addressing@pima.gov or 520-724-9512 to assign/add the units or a new address for this ADU. Please resubmit your plans and all supporting permit documents to reflect the updated address, in addition, a change of address request will need to be submitted in order to properly update the location of this permit record. For questions: Building_Official@tucsonaz.gov | ||
| 06/02/2025 | Residential Building - Standard | REQUIRES RESUBMIT | TC-RES-0525-02337 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. Provide a response letter addressing each comment with location of change on the plans. Submit separate letter and plan set files. GENERAL COMMENTS : 1. 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. SITE PLAN: 1. Show the location and size of the dwelling and porch, 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. 2. Show building square footage sizes from exterior foundations rather than interior surfaces. 3. Each dwelling unit should have an individual 3-foot clear space (including the roof projections) known as the fire separation distance for reducing fire spread to nearby buildings. Portions of buildings placed in a fire separation distance require one-hour fire-resistive construction in compliance with IBC Table 721.1(2). 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. 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. 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 and water heater 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 two or three-bedroom dwelling under 1501 SF requires a 45 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. Update the Sub Panel Schedule showing a panel rating equal or greater than the calculated demand of 108 AMP, NEC 225.30 and E3403. 2. Show a circuit number for the smoke alarms, R314. 3. 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. OUTDOOR LIGHTING CODE 1. Show the proposed fixture as full cut-off FCO style or provide an Outdoor Lighting Calculation including all exterior fixtures on the property for determining exterior lighting limits. 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. 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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| 06/09/2025 | Site Engineering - Standard | REQUIRES RESUBMIT | TC-RES-0525-02337 3536 E WILLARD ST Site engineering comments are as follows: 1. This project lies within a recognized floodplain and requires a Floodplain Use Permit (FUP) with an elevation certificate. The base flood elevation (BFE) is 2466.3ft NAVD88. This requires that the finished floor elevation (FFE) of the ADU be constructed at or above 2467.3ft NAVD88. Be sure to show the FFE on the site plan of the submittals. 2. The FUP must be approved and issued prior to engineering’s approval of this permit, and prior to issuance of the preliminary elevation certificate. Ryan Insalaco – ryan.insalaco@tucsonaz.gov |
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| 06/11/2025 | Site Zoning - Standard | REQUIRES RESUBMIT | PDSD TRANSMITTAL FROM: Jeffrey W. Cassidy, Planner Planning & Development Services Department – Zoning Review Section PROJECT: TC-RES-0525-02337– Residential Building – ADU 3536 E Willard St Tucson, AZ 85716 (R-2 Zoning) Building Plan Review – 1st Review TRANSMITTAL DATE: June 11, 2025 This site is located in 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. Plan review for the above referenced Accessory Dwelling Unit 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 zoning, use(s), legal description, adjacent properties, setbacks (building or wall heights), dimensional standards, property permitting history, density (units/lot size), and lot calculation (enclosed building and structure, parking, and driveway versus overall lot size) requirements. All code references are to the Tucson, AZ Unified Development 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. RESUBMITTAL OF THE FOLLOWING IS REQUIRED: Correct the following G1.0 and AS1.0 sheets, as noted in the comments below, along with a detailed response letter indicating responses to the review comments. PLANS: 1. COMMENT: The G1.0 site plan was provided but is incomplete. Provide a site plan that meets the requirements show in the plot plan example at the following link: https://www.tucsonaz.gov/Departments/Planning-Development-Services/Permits/Plan-Examples/Plot-Plan-Example 2. COMMENT: Confirm the demolition of the structures just off the existing residence to the south and the shed in the south east corner have both been removed to allow room for this ADU to be built (as part of TC-RES-0224-00688). 3. COMMENT: Refer to Residential building review comments regarding the need to have a ‘Cool’ roof finish. Update this information on AP1.3. 4. COMMENT: Refer to Site Engineering review comments for action items regarding the fact the property lies within the Christmas Wash Flood Plain. 5. COMMENT: Per aerial view of the property, the driveway appears to extend to garage, the house and the west property line. Revise plan graphics, quantities, and lot coverage numbers under the Project Information table to reflect actual layout of existing driveway. 6. COMMENT: Quantities for site, existing residence and proposed ADU appear to be off. Clarify and update all numbers. 7. COMMENT: Update the spelling of Tucson under the Project Information table and E Fairmount St under the Vicinity Map. 8. COMMENT: The North arrow on G1.0 is upside down per realty. Preferably, the orientation of this drawing would have North facing up as well. 9. COMMENT: Additional comments may be forthcoming on the next review based on the proposed use for the addition and applicable use specific standards. Please contact the zoning reviewer if you have any questions: Jeffrey W Cassidy jeffrey.cassidy@tucsonaz.gov City of Tucson Site Zoning and Planning Reviewer Submit a corrected plan set at https://www.tucsonaz.gov/Departments/Planning-Development-Services |
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| 05/05/2025 | PDSD Application Completeness Express | REVIEW COMPLETED |