Permit Review Detail
Review Status: Requires Resubmit
Review Details: RESIDENTIAL ADU v.1
Permit Number - TC-RES-0626-02926
Review Name: RESIDENTIAL ADU v.1
Review Status: Requires Resubmit
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 06/08/2026 | Bldg Permits - Post Review Express | PENDING ASSIGNMENT | |||
| 06/08/2026 | Residential Building | REQUIRES RESUBMIT | TC-RES-0626-02926 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. 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. SITE PLAN: 1. Show the electrical line as underground unless an overhead line provides required clearance ( E3604.2.1) above the primary dwelling roof. https://www.tep.com/construction-applications/#apply Identify the utility lines requiring upgrade or replacement. PLANS: 1. Remove all outdated code references, R106.1.1. Incorrect entries were found on sheets C-1, A-2, A-3, P-1, P-2, E-1, E-2 & M-1. See red lined plans. 2. Notate a cool (white) roof finish (greater than 60 SRI) as required by the ADU provisions. 3. 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. 4. 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. MECHANICAL PLANS: 1. 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-bedroom dwelling under 1501 SF requires a 30 CFM continuous setting. 2. Update or remove the code reference at note #N. ELECTRICAL PLANS: 1. Show a surge-protective device (SPD) as an integral part of or placed immediately adjacent to the service equipment, E3606.5. 2. 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 3. 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. If you have any questions, please contact: Kenneth.VanKarsen@tucsonaz.gov City of Tucson Residential Building Safety |
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| 06/05/2026 | Residential Engineering | REQUIRES RESUBMIT | Permit Activity Number: TC-RES-0626-02926 (1st Review) Project: THE SCOPE OF WORK CONSISTS OF A NEW ADU/GARAGE. Location: 640 N STEWART AV Unit: UNIT 2 Review Date: 6/5/2026 Reviewer: Marco Contreras – Engineering Associate - Site Engineering Reviewer Contact: Marco.contreras@tucsonaz.gov Related cases: Plan review for the above referenced structure has been completed. This letter reflects comments to be addressed to ensure final approval from Site Engineering. To help speed up your resubmittal and facilitate shorter review timelines, please include a response letter along with your updated plans and any supporting calculations. In your response letter, address each comment individually and explain what changes were made and where they can be found in the plans. Please do not mark or highlight changes in the drawings at this stage — revision markups are only used after a permit has been issued. Submit your response letter and updated plan set as two separate files. Site Engineering Review Comments: 1. The City of Tucson Inclusive Home Design Ordinance requires all new dwellings — including ADUs, single-family residences, and duplexes — to provide an accessible route connecting the public street, sidewalk, or driveway to an accessible entrance of the home. This pathway must be shown, dimensioned, and labeled on the plans. What this means in plain terms: There needs to be a clearly defined, walkable path from where a person arrives (the street, sidewalk, or driveway) all the way to a usable door of the home — one that someone using a wheelchair or mobility aid could navigate without barriers. An exterior accessible route that shall conform to 2017 ICC A117.1 Sections 402 and 403 and City of Tucson Inclusive Home Design Ordinance. Reference: https://www.tucsonaz.gov/files/sharedassets/public/v/1/city-services/planning-development-services/documents/inclusivehomedesignordinance.pdf Action Items — Show the following on your plans: • Draw and label the path as "Accessible Route" • Provide a minimum clear width of 4 feet with a width call-out on the plans • Note the proposed running slope (must not exceed 5% / 1:20) and cross slope (must not exceed 2% / 1:50) • Identify the accessible entrance the route leads to Acceptable Accessible Route compositions include: • Portland cement concrete (PCC) • Broom Finished concrete • Brick or unit pavers (Only if set on a stable cement base with no gaps exceeding ½”) • Concrete pavers on concrete base (Same joint and evenness requirements as brick) • Flagstone: must be mortared – loose set does not qualify • Any surfaces equivalent in smoothness, hardness, and durability NOTICE: Decomposed granite (DG) is not permitted for required accessible routes, even if compacted |
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| 06/08/2026 | Residential Zoning | REQUIRES RESUBMIT | PDSD TRANSMITTAL FROM: Claire Leighou, Planner PROJECT: TC-RES-0626-02926 640 N STEWART AV UNIT 2 Detached ADU & Garage (1st Review) TRANSMITTAL DATE: 6/8/26 Please resubmit revised drawings with a detailed response letter stating how all Zoning Review Section comments were addressed. This site is located in the R-1 zone (UDC 4.7.8). An ADU is a permitted use in this zone (Table 4.8-2) subject to Use Specific Standards 4.9.7.B.6, 8, & 9 and 6.6.3. Comment: Please include landscaping details on the site plan upon next submission. Per UDC Chapter 7.6.8., all new accessory dwelling units (ADUs) require the following landscaping: One canopy tree is required for every 1,000 SF of gross floor area. For this ADU (795 SF) one tree would be required. This may be placed anywhere on the site. Vegetative groundcover is required within the front yard setback per the calculation: (X Linear feet of Street Frontage) - (Y Curb cut width) x (5 Foot Depth) = Z Square Feet of vegetative groundcover. Irregular-shaped lots, including flag lots, should use the street frontage parallel to their parcel Plants must be low to very low water use with a hardiness rating of 15 degrees Fahrenheit or lower and non-invasive. 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 Claire Leighou at claire.leighou@tucsonaz.gov. Thank you! |
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| 06/05/2026 | PDSD Application Completeness Express | REVIEW COMPLETED |