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Permit Review Detail
Review Status: Requires Resubmit
Review Details: RESIDENTIAL NEW DWELLING v.1
Permit Number - TC-RES-0625-02976
Review Name: RESIDENTIAL NEW DWELLING v.1
Review Status: Requires Resubmit
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 06/26/2025 | Site Engineering - Standard | NOT REQUIRED | |||
| 07/14/2025 | Bldg Permits - Post Review Express | PENDING ASSIGNMENT | |||
| 06/12/2025 | Addressing Validation | REQUIRES RESUBMIT | Parcel/addressing issue. The site plan shows to be for a second unit/ADU. The location does not have units attached to the address and does not appear to be associated with a parcel. Please contact Pima County Addressing at addressing@pima.gov or 520-724-9512 to verify and add the units. After address/units have been added or verified you'll need to submit an address change request through sub records to update this record along with a new site plan that shows the corrected addressing. For questions: Building_Official@tucsonaz.gov |
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| 06/17/2025 | Design Review - Standard | REQUIRES RESUBMIT | This project is within the Jefferson Park Neighborhood Preservation Zone, zoned NR-1. All work visible from the right-of-way requires review and approval by a Design Professional contracted by the City. Design Review is performed by comparing the proposed construction against the Jefferson Park Neighborhood Design Manual. Adherence to the design guidelines in the Manual is required for approval. The design manual can be found here: https://www.tucsonaz.gov/files/sharedassets/public/v/1/city-services/planning-development-services/documents/jefferson_park_design_manual_final.pdf A cursory review suggests the design was not informed by the Design Manual. A pre-application meeting must be requested through TDC Online to meet with Staff and the Design Professional for feedback on your proposal prior to submittal of a design package for formal review. An approved design is a required condition of building permit approval, which must adhere to that design. Additionally, the land use appears to be for a Group Dwelling and not a Single-Family Residential Home. Group Dwellings are not an allowed use in the R-1 or NR-1 Zone. For questions about these comments, please email myself at gabriel.sleighter@tucsonaz.gov |
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| 07/07/2025 | Residential Building - Standard | REQUIRES RESUBMIT | TC-RES-0625-02976 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. Show the current code reference on the plans. Provide a response letter addressing each comment with location of change on the plans. Submit separate letter and plan set files. GENERAL COMMENTS : 1. Plans submitted for a newly constructed one- or two-family dwelling require compliance with design ordinances for handicap, photo-voltaic, gray water, and EV charging preparations. Design Ordinances adopted by the City of Tucson. 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 . Show a minimum 300 SF clear solar-ready zone on a roof or framing plan, T103.3. 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. Include a gray drain-line discharge from all second story bathing fixtures through an exterior-wall drop for future gravity distribution. Include an aliened purple colored 2” or 3” vertical drop to a cleanout cap 2’ above grade. Add the appropriate detail found at the web site: 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. 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. Garages beneath habitable rooms require separation from all overhead habitable rooms by not less than 5/8” type X gypsum board or equivalent, Table R302.6. 3. Show the garage floor direction of slope, R309.1. 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. 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 or R-30 when extended over the wall top plate for additions under 500 SF. Clarify the ceiling/roof insulation detail showing the air-impermeable rigid insulation material adhered to either side of the roof sheathing along with the batt insulation. Also, show the batt insulation extended over the wall top plate. MECHANICAL PLANS: 1. Show each 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. Identify the device model number providing an adjustable setting and note the minimum 75 CFM continuous setting, R303.4; N1103.6 & M1505.4. ELECTRICAL PLANS: 1. Show a smoke alarm on each story of the dwelling, R314.3.3. 2. Show the location of a carbon monoxide detector outside of bedroom doors, when the dwelling includes an attached garage or gas appliance, R315. 3. Garage Receptacle Location: a 20 AMP receptacle outlet is required at each vehicle bay not more than 5.5 feet above the floor, E3901.9. 4. Provide 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. 5. Interior 15A & 20A circuits serving outlet locations (except garage, kitchen, and bathrooms) including receptacles, lights, and smoke detectors require combination type arc-fault circuit interrupters, E3902.16. Provide notation. 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. Please contact the plans reviewer if you have any questions: Ken Van Karsen PDSD-Residential@tucsonaz.gov City of Tucson Residential Plan Review |
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| 07/14/2025 | Site Zoning - Standard | REQUIRES RESUBMIT | FROM: PDSD Zoning Review PROJECT: TC-RES-0625-02976 1405 E LESTER ST. – NR-1 2nd SFR (1st Review) TRANSMITTAL DATE: July 14, 2025 Provide a detailed response letter with your next submittal that clearly shows how you have addressed all Zoning comments. This site is located in the NR-1 zone (UDC 4.7.8). A single-family residence (SFR) is a permitted use in this zone (Table 4.8-2). See Use-Specific Standards 4.9.7.B.1 - .9, & .11. 1. Provide a residential plot plan that meets the requirements found at: https://www.tucsonaz.gov/Departments/Planning-Development-Services/Permits/Plan-Examples/Plot-Plan-Example, to include but not limited to: The lot coverage calculation is not correct. Per UDC Article 6.4.3.C.1.a Roofed areas, porches, open on at least one side are not included in the calculation. Provide the owner’s name on the plot plan. Provide the legal description, “MONTEREY AMENDED LOTS 11 & 12 BLK 11” on the plot plan. Provide dimensions from the centerline of both streets to the face of curb and from the face of curb to the associated property line. Zoning recommends you review Construction Plan I-485, sheets 12 & 20, found at: https://maps-and-records.tucsonaz.gov/construction-plans/details/I-485, and provide the required dimensions. 2. Clearly demonstrate that the requirements of Use Specific Standard 4.9.7.B.3 are met. 3. Provide a full floor plan for the existing residence so that Zoning can determine if the requirements of UDC Article 4.9.7.B.7 apply. UDC Article 4.9.7.B.7 states “For any new single-family dwelling in the R-1 zone with five bedrooms, three parking spaces are required. For every bedroom over five, one additional space is required for each bedroom. For all single-family dwellings in the R-1 zone with five or more bedrooms, and for all lots containing two or more single-family dwellings, with the second dwelling having more than one bedroom, all parking spaces must be located on-site, either in a side or rear perimeter yard. Parking spaces may not be located in a vehicular use area in any front street perimeter yard. A parking area is not required to be developed to a commercial standard. A dustproof parking surface is required to at least a minimum of two inches of compacted pea gravel. An existing covered residential parking area may be used. 4. Per UDC Article 6.4.5.C.1.b for carports and garages which face the street, the minimum required street perimeter yard is 20 feet regardless of the street. Per UDC Article 6.4.5.C.1.c.(1) For garages, a minimum of 18 feet (the length of a standard parking space) must be provided in front of the garage door so that a full 18-foot parking space is available for parking on site. A Board of Adjustment for Variance will be needed to reduce the setback from the proposed garage to the west property line as shown on the plan. 5. Per UDC Table 6.3-2.A, R-1 Zone, Res Use to Res Zone the minimum perimeter yard setback is the great of 6’-0” or 2/3 (H), Height of the proposed exterior building wall. Perimeter yard setbacks are based on a wall height measurement from design grade to the highest point of the exterior wall UDC Article 6.4.5.B & Figure 6.4.5-A. Based on a wall height of 21’-11” the required perimeter yard setback from the proposed dwelling to the north property line is 14’-8”, setback is 13’-6”. This reduced setback can be included in the Variance mentioned under comment 4. 6. Under Code Review you list “Height of exterior wall for new building or addition” for each direction and then it appears you list the associated setback. The only setback listed that is correct is the south. Based on the heights provided the north should be 14’-8”, East should be 10’-8”, and the west should be 10’. 7. Until you are ready to secure permits for the “FUTURE SLEEPING QUARTERS” shown on the plan remove the reference to these structures from the plan. COMMENTS: the following comments are relative to an application for NPZ Review (UDC 5.10.3). 1. Prior to zoning approval an NPZ review and approval is required. Owner is proposing to construct 2nd SFR to the rear of the existing dwelling. The property fronts on two local streets Lester St. and Highland Ave. Structure does not meet setbacks The Unified Development Code (UDC) can be found at: https://www.tucsonaz.gov/Departments/Planning-Development-Services/Codes/Zoning-Code . If you have any questions about this transmittal, please contact Zone1.desk@tucsonaz.gov. |
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| 06/12/2025 | PDSD Application Completeness Express | REVIEW COMPLETED |