Permit Review Detail
Review Status: Requires Resubmit
Review Details: RESIDENTIAL ADU v.1
Permit Number - TC-RES-0526-02640
Review Name: RESIDENTIAL ADU v.1
Review Status: Requires Resubmit
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 05/29/2026 | Residential Engineering | NOT REQUIRED | |||
| 05/29/2026 | Bldg Permits - Post Review Express | PENDING ASSIGNMENT | |||
| 05/27/2026 | Residential Building | REQUIRES RESUBMIT | TC-RES-0526-02640 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. Clarify if the altered building is a detached sleeping quarters (without kitchen) as was indicated on TC-RES-0326-01443 or a new dwelling which will require kitchen or permanently installed cooking appliance. A living unit with kitchen is considered a dwelling ADU and will require an impact fee payment when the plans are approved. Show a cooking appliance with dedicated electrical circuit if the intent is to proceed with an ADU permit. Provide a separate response letter addressing each comment with location of change on the plans. PLANS: 1. 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. PLUMBING PLANS: 1. When specifying a gray drain line include a listed diverter valve and complete collection and discharge system consistent with P3009 for Recycling Systems with backflow and overflow provision. The system design must provide a means of discharge to the building drain system when the gray water system is not operational, Arizona Department of Environmental Quality publication #C07-01. ELECTRICAL PLANS: 1. Clarify the Riser Diagram showing two separate distribution panels, NEC 225.30 and E3403. Remove the 200 AMP sub panel at circuit #30/32 if the service includes two meters or show a single meter if the service has a 400 AMP main panel with a 200 AMP sub panel. 2. Show the ADU panel schedule with a dedicated cooking circuit to a stove/range, E3702.11. 3. Show a smoke alarm in the bedroom and outside the doorway in the immediate vicinity with an electrical circuit, R314.3. 4. 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. 5. Show a surge-protective device (SPD) as an integral part of or placed immediately adjacent to the service equipment, E3606.5. 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 If you have any questions, please contact: Kenneth.VanKarsen@tucsonaz.gov City of Tucson Residential Building Safety |
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| 05/28/2026 | Residential Zoning | REQUIRES RESUBMIT | PDSD TRANSMITTAL FROM: Roxanne Johnston, Planner PROJECT: TC-RES-0526-02640 3001 E Drachman St.,Tucson AZ 85716 ADU Addition (1st Review) TRANSMITTAL DATE: 05/28/2026 This site is located within the R-1 zone (UDC 4.7.8). A single-family residence is a permitted use in this zone (Table 4.8-2) subject to Use Specific Standards 4.9.7.B.5 - .9. 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. The existing ADU is located less than the maximum 10’ side setback and maximum 5’ rear setback. Staff acknowledges that the ADU is non-conforming due to the number of years it has been within these setbacks. However, expanding a non-conforming use exceeding 50% of the floor area of the existing building triggers current code conformance per Unified Development Code 9.2.2. which means that a Design Development Option (DDO) is required. The DDO process takes about 6 weeks once the application has been submitted. To apply for a DDO, please submit the application under the Zoning Modification sub-record that has been created. For instructions on how to apply for a sub-record, visit the following link: https://www.tucsonaz.gov/files/sharedassets/public/v/1/pdsd/documents/tdc-faq/new-pdfs/sub-records_071425.pdf For additional question regarding DDOs, contact Georgia Pennington at georgia.pennington@tucsonaz.gov. Once the DDO is approved, please upload the Decision Letter with a response letter, construction and site plans and whatever other information is required. Without the DDO Letter of Decision, Site Zoning will not be able to approve TC-RES-0526-02640. 2. Because the request represents an expansion of more than 50% per UDC 9.9.2., a landscape plan is required. This need not be a separate plan and can be demonstrated directly on the site plan. Please refer to the following link for landscape requirements: https://middle-housing-cotgis.hub.arcgis.com/pages/Residential-Landscaping-Code 3. Residential Engineering may provide comments requiring the project to have an ADA 4’wide accessible walkway 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). Currently, all new dwellings 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”. Again, the proposal is a +50% expansion to a non-conforming structure. Draw, dimension, and label an accessible route from the driveway (or apron), sidewalk, or street to an accessible entrance. Ensure the route meets accessibility standards as articulated in Sections 402-404 of the ADA Accessibility Standards. (https://www.access-board.gov/ada/chapter/ch04/). See TSM 7-01.4.3 for specifications, including slope and composition materials. 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 here: www.tucsonaz.gov/Departments/Planning-Development-Services/Codes/Zoning-Code . If you have any questions about this transmittal, please contact Roxanne Johnston at roxanne.johnston@tucsonaz.gov |
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| 05/27/2026 | PDSD Application Completeness Express | REVIEW COMPLETED |