Permit Review Detail
Review Status: Requires Resubmit
Review Details: RESIDENTIAL ADU v.2
Permit Number - TC-RES-0626-03022
Review Name: RESIDENTIAL ADU v.2
Review Status: Requires Resubmit
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 06/24/2026 | Bldg Permits - Post Review Express | PENDING ASSIGNMENT | |||
| 06/18/2026 | Addressing Validation | REQUIRES RESUBMIT | For questions: PDSD-Permits@tucsonaz.gov 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. Instructions can be found here to request change of address: https://www.tucsonaz.gov/files/sharedassets/public/v/2/pdsd/documents/tdc-faq/new-pdfs/sub-records.pdf |
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| 06/22/2026 | Residential Building | REQUIRES RESUBMIT | TC-RES-0626-03022 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. Note the electrical line as underground unless overhead is approved by TEP. https://www.tep.com/construction-applications/#apply Overhead electric lines require a minimum 8-foot clearance above the ADU roof, E3604.2.1. 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. Notate a cool (white) roof finish (greater than 60 SRI) as required by the ADU provisions. 2. 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. 3. Provide a complete roof framing plan with beams and rafters sized with appropriate prescriptive load carrying capacity, R301.1 or provide an engineer’s sealed plan set for performance compliance consideration, R301.1.3. 4. Show compliance with R319.2 providing egress from bedrooms with minimum net clear opening area of 5.7 SQ FT (5 SQ FT 1st floor). Also, show the minimum net clear opening width of 20”. SECTIONS - DETAILS: 1. Provide a wall section detail with reinforced foundations for anchoring exterior framed walls with pressure treated sills including ½” anchor bolts with 7” embedment, R403.1.6. 2. Show exterior wood siding, sheathing, water-resistive barrier and wall framing with a 6” clearance above the ground (R317.1 item 5). 3. Show the minimum thickness 3/8” structural siding with stud spacing of 16” O.C. or 7/16” siding where studs are spaced at 24” O.C., R703.5.2, and a water-resistive barrier between the studs and sheathing of all exterior walls, R703.2. 4. 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. Clarify the ceiling/roof insulation detail showing the air-impermeable rigid insulation material adhered to either side of the roof sheathing and the batt insulation in contact with the roof material. 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 two or three-bedroom dwelling under 1501 SF requires a 45 CFM continuous setting. PLUMBING PLANS: 1. The Tucson Water Department limits flow rates for the water meter size in compliance with P2903.7. Show an appropriate yard pipe size with connection between the existing dwelling and the meter. 2. Show an individual accessible water supply shut off and water heater for the proposed dwelling unit, P2903.9.1. 3. Show the water heater rating/capacity for consistence with the electrical circuit size, R106.1.1. ELECTRICAL PLANS: 1. 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. 2. Provide a minimum service conductor rating of #3 copper 75 degree C for the 100 AMP feeder, E3602.1 & E3603.1. 3. Show a surge-protective device (SPD) as an integral part of or placed immediately adjacent to the service equipment, E3606.5. 4. 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 5. Provide GFCI protection for receptacle outlets and HVAC equipment after September 1, 2026. E3902.14. 6. 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, E3902.20. Add notation to plans. 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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| 06/22/2026 | Residential Engineering | REQUIRES RESUBMIT | Permit Activity Number: TC-RES-0626-03022 (1st Review) Project: Proposed ADU (partially installed) no sewer or electrical connections have been made. Location: 509 N SAN JOSE AV Review Date: 6/22/2026 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. Provide a fully dimensioned site plan. The site plan must include: a. Property boundaries with dimensions b. Distances of structures with demonstrated setback compliance from property lines. c. Location and dimensions of all existing structures and site improvements d. Location, length, and height of the proposed wall/fence 2. Provide the legal description for the property: SANTA MARIA LOT 40 3. Denote the total proposed height for the new ADU on plan view. 4. Revise what appears to be the legend for the site plan to be concise with the plans provided. No labels are provided in regard to line work used. 5. 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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| 06/24/2026 | Residential Zoning | REQUIRES RESUBMIT | PDSD TRANSMITTAL FROM: Erick Bieber Planning & Development Services Department – Zoning Review Section PROJECT: TC-RES-0626-03022 509 N San Jose Ave, Tucson, AZ 85745 Residential ADU – Casitas (1st Review) TRANSMITTAL DATE: June 24th, 2026 This site is located in the R-1 zone (UDC 4.7.9). An accessory dwelling unit is a permitted use in this zone (Table 4.8-2) subject to Use Specific Standards 4.9.7.B.6, 8, & 12, and 6.6.3. 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. (Comment) The site plan provided is not sufficient. Please provide a site plan that meets the full site plan requirements found at the following link: https://www.tucsonaz.gov/Departments/Planning-Development-Services/Permits/Plan-Examples/Site-Plan-Examples (Comment) Per UDC 7.6.8, all new residential developments consisting of 1-4 units require basic native, drought resistant landscaping to be added to the site plan. Per UDC7.6.8.A.1, one canopy tree is required for every 1,000sqft of GFA of the development project. This project will only need one tree. Per UDC 7.6.8.A.2, 5 feet of vegetative groundcover is required for the width of the front yard, minus the width of the curb cut. Please show and dimension this area on the site plan. Provide plant species for both the vegetative groundcover and canopy trees to ensure that they are approved ADWR Lower Water Use plant species. See the link below to learn more about approved plant species. Existing landscaping may be used to meet landscaping standards but must be indicated and labeled on the site plan. To learn more about the new residential landscaping code, visit the following link: https://middle-housing-cotgis.hub.arcgis.com/pages/Residential-Landscaping-Code (Comment) Indicate the length, height, and material of the proposed fence. The Unified Development Code (UDC) can be found at: https://www.tucsonaz.gov/Departments/Planning-Development-Services/Codes/Zoning-Code For questions regarding Zoning comments, please contact me at: Erick.Bieber@tucsonaz.gov |
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| 06/18/2026 | PDSD Application Completeness Express | REVIEW COMPLETED |