Permit Review Detail
Review Status: Requires Resubmit
Review Details: RESIDENTIAL ADD/ALT v.1
Permit Number - TC-RES-0626-02918
Review Name: RESIDENTIAL ADD/ALT v.1
Review Status: Requires Resubmit
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 06/16/2026 | Residential Engineering | APPROVED | |||
| 06/16/2026 | Bldg Permits - Post Review Express | PENDING ASSIGNMENT | |||
| 06/09/2026 | Residential Building - Standard | REQUIRES RESUBMIT | TC-RES-0626-02918 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. 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. The plans show two different construction types. This permit application TC-RES-0626-02918 is appropriate for the the Guest Room without kitchen. A separate application and updated plans are required for an ADU, new dwelling permit, even though the building started as a garage. The same plan set may be used with each submission although the cover sheet description should clarify the two permits. An impact fee payment is required for an ADU as a new dwelling at the time of permit payment. Provide a separate response letter for each permit 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 (for the ADU) 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. PLANS: 1. Show a maximum ½” ADU floor elevation change 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. Provide a wall section detail for the ADU garage door opening enclosure with reinforced foundations for anchoring exterior framed walls with pressure treated sills including ½” anchor bolts with 7” embedment, R403.1.6. 2. Provide deck beam size (R507.5), deck board size (R507.7), and ledger fastener bolt size in compliance with R507.9.1.3. 3. Provide keynotes for ADU section #3 on sheet A2.1. 4. Clarify the Guest Room building insulation for placement, N1102.1. Provide a building section. MECHANICAL PLANS: 1. Provide ADU 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. 2. Provide makeup air of not less than 100 square inches where a clothes dryer is placed in a closet, M1502.6.1. 3. Provide Guest Room heating provision, R303.9. (Mini split, extend duct from a central HVAC or an electrical base board heater). PLUMBING PLANS: 1. Show each gas pipe segment sized in conformance with Table G2413.4(1). The section providing gas to the dryer and package unit requires a 1” size for the 54,000 BTUh demand. ELECTRICAL PLANS: 1. Show two or more 2O AMP small appliance circuits above the kitchen countertop receptacle outlets; they may also serve the breakfast room and dining room, but not other locations, E3703.2 and E3901.3. 2. Remove receptacles from the exterior face of 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. 3. 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 4. Specify high-efficacy luminaires and lamps, N1104.1. Delete note #32 with the updated 2018 IRC note at note #26. If you have any questions, please contact: Kenneth.VanKarsen@tucsonaz.gov City of Tucson Residential Building Safety |
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| 06/16/2026 | Residential Zoning | REQUIRES RESUBMIT | PDSD TRANSMITTAL FROM: Roxanne Johnston, Planner PROJECT: TC-RES-0626-02918 831 S Hermosa Hills Pl., Tucson AZ 85710 SFR (No longer an ADU) (1st Review) TRANSMITTAL DATE: 06/16/2026 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 proposed ADU contains too many square feet to be defined as an ADU. ADUs can only contain up to 75% the square footage of the primary residence with a maximum square footage of 1,000 sf. Ordinance No. 12219, an amendment to the Unified Development Code, however, now allows more housing units per a lot’s square footage in certain zoning districts. Residential density for the R-1 zone, for example, defines 4 units per every 6,000 sf of lot square footage as a ‘Middle Housing’ project. 2. On Sheet A0.0, label everything that will be permitted separately such as Note 15, (the 429 sf shed) and Note 23 (guest room), which are described on Sheet A1.0. At this time, these are not the Scope of Work. 3. The project should now be referred to as a Middle Housing SFR project. While the shed and guest room will be referenced/labeled on the site plan as structures that will be permitted separately, they need to be removed from the project description shown on each page of the plans. 4. 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 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 (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. The accessible route should be a minimum of 4’ in width. 5. Provide a landscape plan. Since January 1, 2026, via Ordinance No. 12219, landscaping is now required for all new single-family residential, middle housing development, and accessory dwelling units. A landscape plan is to be applied directly to the site plan and the instructions were designed to avoid hiring a landscape architect. Here is the instruction link: https://middle-housing-cotgis.hub.arcgis.com/pages/Residential-Landscaping-Code Essentially, two trees are required for the new SFR (1 tree per every 1,000 sf of new development, rounded up). Ground cover is required. To calculate ground cover, use the following equation: (X Linear feet of Street Frontage) – (Y curb cut width) x (5 Foot Depth) = Z sf of required vegetative groundcover. 6. List the plants will be used and the preferred method of watering to the site plan. Trees, which also need to be identified by name, need to be planted 5 feet from the sidewalk and 10 feet away from any structure. Additional requirements are provided in the link. Please make sure to refer to the link. Plants must be low to very low water use with a hardiness rating of 15 degrees Fahrenheit or lower and non-invasive. Options are listed in Section 5-02.5.0 of the Technical Standards Manual. Exceptions to these criteria or plants that are not listed in Section 5-02.5.0 of the Technical Standards Manual, may be approved by the PDSD Landscape Architect. 7. The advantage of the Middle Housing designation is that the project qualifies for a parking waiver because the site lies within a mapped area created to show properties located within a ¼ mile of approved public transit routes and/or approved bicycle pathways (see Parking Waiver Eligibility | Middle Housing ) Any Middle Housing project within this mapped area can apply for a parking waiver on the associated site plan. 8. Reconfigure the lot coverage on Sheet A0.0. Per UDC 6.4.3., lot coverage basically includes the square footage of all enclosed structures and vehicle use areas. This total is then divided by the square footage of the lot to arrive at a percentage, rounded up. Porches and the pool do not count towards lot coverage. 9. Provide a response letter addressing all staff comments for the next submittal round. 10. 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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| 06/05/2026 | PDSD Application Completeness Express | REVIEW COMPLETED |