Permit Review Detail
Review Status: Requires Resubmit
Review Details: RESIDENTIAL NEW DWELLING v.1
Permit Number - TC-RES-0625-03181
Review Name: RESIDENTIAL NEW DWELLING v.1
Review Status: Requires Resubmit
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 07/25/2025 | Bldg Permits - Post Review Express | PENDING ASSIGNMENT | |||
| 06/25/2025 | Addressing Validation | REQUIRES RESUBMIT | The permit and plan show 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 | ||
| 07/16/2025 | Residential Building - Standard | REQUIRES RESUBMIT | TC-RES-0625-03181 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 buildings, 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. 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 all threshold conditions for a route from the exterior into the living space. SECTIONS - DETAILS: 1. Clarify the placement of ceiling/roof insulation for determining the need for attic ventilation, R806. 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. Relocate the R-38 insulation from the roof to the ceiling on section #1/A-2. Or, show the unvented roof assembly with air-impermeable rigid insulation material with a minimum R-5 value applied correctly to the underside of the roof sheathing the condensation control, R806.5. Show a roof design with insulation layers at the roof and remove the gable vents on sheet A-2. PLUMBING PLANS: 1. The Tucson Water Department limits flow rates for the water meter size in compliance with P2903.7. Show an appropriate water meter size for the additional demand. Show an appropriate yard pipe connection between the existing dwelling and the meter. 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 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 one-room dwelling under 1501 SF requires a 30 CFM continuous setting. ELECTRICAL PLANS: 1. TEP 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. Consider an underground feeder from a metered service panel to the more distant dwelling. 2. Provide a Riser Diagram showing a service disconnect for both the primary and ADU dwelling (location site specific), E3403. Show the ADU feeder size and appropriate breaker requirement, E3602.1 & E3603.1. 3. Provide an electrical load calculation determining the total demand of both dwellings and update the riser diagram, E3602.2. Revise the ADU sub panel calculation in compliance with E3705. 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 the Bathroom receptacle with a separate 20 AMP dedicated circuit, E3703.4 and E3901.6. Update circuit #5. 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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| 07/17/2025 | Site Engineering - Standard | REQUIRES RESUBMIT | Permit: TC-RES-0625-03181 Location: 3950 E DESMOND LN Review Date: 7/17/2025 Site Engineering Comments: 1. This project lies within a recognized floodplain and requires a Floodplain Use Permit (FPU). Please start a new FPU at our permit application web page: https://tdc-online.tucsonaz.gov/#/home 2. Site engineering will be unable to approve the associated permit TC-RES-0625-03181 until the associated Floodplain Use Permit (FPU) is reviewed and issued. 3. When submitting the FPU application, ensure to submit a cost estimate of materials and labor from your contractor in the form of a pdf attachment. Please have separate lines for the cost of materials, cost of labor, and any administrative fees or warranties. If no documents are submitted in the FPU application, the permit will be not go through processing. This cost estimate will be used to calculate substantial improvement costs. If you have any questions or concerns, please contact Marco Contreras Marco.contreras@tucsonaz.gov |
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| 07/25/2025 | Site Zoning - Standard | REQUIRES RESUBMIT | PDSD TRANSMITTAL FROM: Jeffrey W. Cassidy, Planner Planning & Development Services Department – Current Zoning Review Section PROJECT: TC-RES-0625-03181 – Residential Building – Convert Garage into Guest House - ADU 3950 E Desmond Ln Tucson, AZ 85712 (R-1 Zoning) Building Plan Review – 1st Review TRANSMITTAL DATE: July 25, 2025 This site is in the R-1 zone (UDC 4.7.8). A single-family residence is permitted use in this zone (Table 4.8-2) subject to Use Specific Standards 4.9.7.B.5 - .9. 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 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 plot (site) plan and elevation sheets, as noted in the comments below, along with a detailed response letter indicating responses to the review comments. PLANS: 1. COMMENT: The site plan provided is in 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 Of note, address the following: a) Label the heights of all walls and fences b) It appears an attempt to label the existing 5’ utility easement was cut-off graphically. Update this graphic. c) Per Book 7, Page 69 (linked below), add 25’ building setback graphically and label https://onbase.pima.gov/publicaccess/DS_NextGen_Single/etc/cq/results.html?cqid=240&OBKey__552_1=07069 d) Graphically add proposed front porch to ADU and label. e) Provide missing zoning labels for adjacent properties per plot plan example provided above. 2. COMMENT: Per the site plan provided, the existing garage/proposed adu is in the west setback. Board of Adjustment Variance will be required. See variance requirements below. Zoning will not be able to approve the permit application until the permit information is provided, it is included within this permit application or is applied for and issued under a different permit. 3. COMMENT: Additional comments may be forthcoming on the next review based on responses to Zoning and other the PDSD reviewer comments. Board of Adjustment application/requirements can be found at: https://www.tucsonaz.gov/Departments/Planning-Development-Services/Planning-Zoning-Applications/Zoning-Administration . The plans shall be submitted as a single multipage PDF file. Contact for the Board of Adjustment is Mark Castro at Mark.Castro@tucsonaz.gov The Unified Development Code (UDC) can be found at: https://www.tucsonaz.gov/Departments/Planning-Development-Services/Codes/Zoning-Code . Please contact the zoning reviewer if you have any zoning questions: Jeffrey W Cassidy City of Tucson Site Zoning and Planning Reviewer jeffrey.cassidy@tucsonaz.gov / (520) 837-4916 Additionally, our in-person counter at the Public Works building at 201 N Stone Ave Tucson, AZ 85701 is open and available Monday thru Thursday, 8am-12pm. Ask to speak with me for an in-person consultation to go over my comments if you feel this option will better serve your follow up needs. Submit a corrected plan set at https://www.tucsonaz.gov/Departments/Planning-Development-Services |
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| 06/25/2025 | PDSD Application Completeness Express | REVIEW COMPLETED |