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Permit Review Detail

Permit Number: TC-RES-0526-02518
Parcel: 120020600

Review Status: Requires Resubmit

Review Details: RESIDENTIAL NEW DWELLING v.1

Permit Number - TC-RES-0526-02518
Review Name: RESIDENTIAL NEW DWELLING v.1
Review Status: Requires Resubmit
Review Date Reviewer's Name Type of Review Description Status Comments
05/20/2026 Bldg Permits - Post Review Express PENDING ASSIGNMENT
05/15/2026 Addressing Validation REQUIRES RESUBMIT For questions: PDSD-Permits@tucsonaz.gov

The permit and plan show to be for a Duplex and requires to be separately addressed. A duplex must have two addresses. Please contact Pima County Addressing at addressing@pima.gov or 520-724-9512 to assign/add the units or a new addresses for this Duplex. 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.

Instructions can be found here to request change of address: https://www.tucsonaz.gov/files/sharedassets/public/v/2/pdsd/documents/tdc-faq/new-pdfs/sub-records.pdf
05/18/2026 Residential Building REQUIRES RESUBMIT TC-RES-0526-02518
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.

Place the reference code on sheet A-0 rather than throughout the plans.

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. 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.
2. 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. Provide a future PV breaker space at the last breaker space on the electric panel schedule.
3. 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
4. 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. Show the location of sewer HCS coordinated with Pima County Wastewater, R106.1.1. https://www.pima.gov/1766/Wastewater-Reclamation

PLANS:

1. Remove all outdated code references, R106.1.1. Incorrect entries were found on sheets 0, A-1, S-1, P-1, E-1 & R-1.
2. 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.
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.
4. Show braced wall panel compliance for (narrow) framed walls with a garage door opening, Table R602.10.5. For prescriptive braced wall structures show a portal frame with hold-downs PFH method, Figure R602.10.6.2, or a portal frame at garage door PFG method, Figure R602.10.6.3, or a continuously sheathed portal frame CS-PF method, Figure R602.10.6.4.
5. Show the location of a minimum 22” x 30” attic access. Attic access is required for areas exceeding 30 SQ FT with a minimum of 30” of headroom and located in a hallway or readily accessible space, R807.1.

SECTIONS - DETAILS:

1. 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. Show a roof design complying with the condensation control requirement.

MECHANICAL PLANS:

1. Show the HVAC system size for the building demand in accordance with M1401.3, M1601.1.
2. Provide demand calculations in accordance with Manual J/S/D standards, M1401.3, M1601.1.
3. 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.

PLUMBING PLANS:

1. Show the water heater rating/capacity for consistence with the electrical circuit size, R106.1.1.

ELECTRICAL PLANS:

1. Refer to Table E3705.5.3 for sizing 15-, 20- & 30-AMP branch circuit conductors and protection ratings. Show 15 AMP breakers at circuit #5, 10, 11, 15, 21, 22 & 25.
2. Show the Electric Vehicle Supply Equipment 40 ampere 240-volt dedicated branch circuit with a NEMA 14-50R receptacle and label the circuit “EV Ready” and locate the receptacle at a parking area, N1104.2.1. Include the Electric Vehicle load entry (typically 7680 watts) in the electrical load calculations (continuous demand) like the HVAC entry, N1104.2.2.
3. Specify the Electric Vehicle NEMA 14-50R receptacle at a parking area, N1104.2.1.
4. Show a surge-protective device (SPD) as an integral part of or placed immediately adjacent to the service equipment, E3606.5.
5. Clarify the island design (one or two worksurface levels) for evaluating the receptacle locations. Remove receptacles from the exterior face of island and peninsular cabinets where below the countertop. Either provide a vertical assembly listed for countertop (work surface) mounting, or a raceway terminated within the cabinet for future assembly installation, E3901.4.2.
6. 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
7. 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
05/18/2026 Residential Engineering REQUIRES RESUBMIT Permit Activity Number: TC-RES-0526-02518 (1st Review)
Project: New Duplex
Location: 638 W PRESIDENT ST
Review Date: 5/18/2026
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. Revise general note A to align with current code adoptions. The City of Tucson adopted The IRC 2024 with ICC A117.1 2017 edition at the start of 2026.
2. 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
3. Revise the North Arrows provided to better align with what is shown on the plan set. Plans as oriented do not match with North currently shown.
If you have any questions or concerns, please contact Marco Contreras at Marco.contreras@tucsonaz.gov
05/20/2026 Residential Zoning REQUIRES RESUBMIT PDSD TRANSMITTAL

FROM: Erick Bieber
Planning & Development Services Department – Zoning Review Section

PROJECT: TC-RES-0526-02518
638 W President St, Tucson, AZ 85714
Residential Building – One or Two Family (1st Review)

TRANSMITTAL DATE: May 20th, 2025

This site is located in the R-2 zone (UDC 4.7.9). A duplex is a permitted use in this zone with the following 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. (Comment) Per UDC 7.6.8, all new residential developments consisting of 1-4 units require basic native, drought-resistant landscaping to be indicated on the site plan.
a. Per UDC 7.6.8.A.1, one canopy tree is required for every 1,000sqft of GFA of the development project. With a GFA of ~3,294, 4 canopy trees would be required. See UDC 7.6.8.B for regulations regarding placement.
b. Per UDC 7.6.8.A.2, 5 feet of vegetative groundcover is required for the width of the front yard, minus the width curb cut. Please show and dimension this area on the site plan.
c. Provide plant species for both the vegetative groundcover and canopy trees to ensure that they are approved plant species. See the link below to learn more about approved plant species.
d. Existing landscaping may be used to meet landscaping standards but must be indicated and labeled on the site plan.
To learn more about the new residential landscaping code, please visit the following link: https://middle-housing-cotgis.hub.arcgis.com/pages/Residential-Landscaping-Code

2. (Comment) The site plan appears to be missing a lot coverage calculation. Please include a lot coverage calculation that provides the square footage of all structures on site (excluding porches open on at least one side), as well as the square footage of the vehicular use areas.

To view example site plans which include lot coverage calculations, please visit the following link: https://www.tucsonaz.gov/Departments/Planning-Development-Services/Permits/Plan-Examples/Site-Plan-Examples

3. (Comment) Per UDC 4.9.7.B.12, front yards are permitted one driveway no more than 20 feet in width. The front yard driveway shown in the plans appears to be more than 20 feet wide.

4. (Comment) Show the alley and its width (20’) on the site plan.

5. (Comment) The scale provided for the site plan drawing appears to be incorrect.

6. (Comment) The north arrow direction indicated throughout the plan set is incorrect.

7. (Comment) The provided property owner name does not match the name indicated by the Pima County Assessor. Please clarify which is correct.

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

For questions regarding Zoning comments, please contact me at: Erick.Bieber@tucsonaz.gov
05/15/2026 PDSD Application Completeness Express REVIEW COMPLETED