Permit Review Detail
Review Status: Requires Resubmit
Review Details: RESIDENTIAL ADU v.1
Permit Number - TC-RES-0626-03536
Review Name: RESIDENTIAL ADU v.1
Review Status: Requires Resubmit
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 07/14/2026 | Fire New Construction Standard | NOT REQUIRED | |||
| 07/14/2026 | Bldg Permits - Post Review Express | PENDING ASSIGNMENT | |||
| 07/01/2026 | 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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| 07/02/2026 | Residential Building | REQUIRES RESUBMIT | TC-RES-0626-03536 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 and 2018 International Energy Conservation Code. The 2024 International Energy Conservation Code takes effect July 1st. 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. A dwelling greater than 1,000 SF is a second dwelling rather than an ADU. 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. 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 and 2024 IRC appendix NB. Show the clear solar-ready zone on a roof or framing plan with a minimum 1-1/4” capped roof penetration routed to the electrical service panel. Label a double breaker space “For Future Solar Electric” on the panel schedule opposite end from the main/supply side. 3. 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. The ordinance revision now requires a gray drain line discharge from one fixture for a one-story dwelling. Additional gray fixture drains are optional. Show a dual clothes washer standpipe with a black connection and a gray line plumbed to an exterior wall above grade when feasible, or a bathing fixture drain looped 3’ beyond an exterior wall below grade before connection to the building drain. Use the appropriate detail at https://www.tucsonaz.gov/Departments/Planning-Development-Services/Building-Safety/Water-Energy-Conservation Gray Water Illustrations 4. Show compliance with the Electric Vehicle Supply Equipment Ordinance adopted by the City of Tucson Ordinance #11844 on 6/22/2021 and 2024 IRC appendix NE. 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. Show the utility meters and lines from the utility source to the proposed building, R106.1.1. 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. 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. 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. 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. Update detail #1 & 5 on A-4 and keynote K on A-5. MECHANICAL PLANS: 1. Remove the outdated code references from the notes, R106.1.1. 2. Provide demand calculations in accordance with Manual J standards, M1401.3, M1601.1. 3. Identify the device model number providing an adjustable setting and note the minimum continuous setting for providing whole-house mechanical ventilation, R303.4; N1103.6 & M1505.4. 4. Provide makeup air of not less than 100 square inches where a clothes dryer is placed in a closet, M1502.6.1. ELECTRICAL PLANS: 1. Update the Riser Diagram showing service panels for each dwelling, NEC 225.30 and E3403. A second dwelling may not be shown as a sub-panel from a single service panel. 2. Specify high-efficacy luminaires with an efficacy not less than 45 lumens per watt or lamps with efficacy not less than 65 lumens per watt (LED devices), N1104.1. Update note #21. 3. Show 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. 4. Specify the Electric Vehicle NEMA 14-50R receptacle at a parking area, N1104.2.1. 5. Show a surge-protective device (SPD) as an integral part of or placed immediately adjacent to the service equipment, E3606.5. 6. Remove receptacles from the exterior face of island 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. 7. 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 10. Provide GFCI protection for receptacle outlets and HVAC equipment after September 1, 2026. E3902.14. 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: Kenneth.VanKarsen@tucsonaz.gov City of Tucson Residential Building Safety |
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| 07/07/2026 | Residential Engineering | REQUIRES RESUBMIT | Permit Activity Number: TC-RES-0626-03536 (1st Review) Project: Guest House - 2nd Dwelling greater than 1,000 SF Location: 5161 N GRACIOUS CT Review Date: 7/7/2026 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. For facilitating a shorter review 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. Provide a response letter addressing each comment with location of change on the plans. Submit the separate response letter and plan set files. Applicable code links: • https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-3213 - Hillside UDC • https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-10384 - TSM 2 • https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-11798 - TSM 9.1 - Hillside Grading • https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-3917 - UDC 5.7 ERZ Site Engineering Review Comments: 1. The property and subdivision are subject to Hillside Development Zone (HDZ) Design standards. As such, for the new residence, an associated Grading permit (Development Package on TDC) will be required for submission and approval prior to the issuance and approval of any residential building permits. Refer below for grading plan expectations. This is required per the Zoning overlay HDZ for the area, as well as per final plat general note #10 per GRACIOUS ESTATES Final Plat The Grading plan submittal shall include: • Regulatory Compliance: Demonstrate compliance with TSM 2-01.0.0 and TSM 9-01.0.0 (HDZ standards). • Existing Conditions: Depict existing topography with 1- or 2-foot contour intervals; include benchmark and datum reference (NAVD 88). • Proposed Grading: Show proposed contours and/or spot elevations throughout the site, including finished grade elevations at all building corners, parking areas, and drainage structures. • Limits of Disturbance (LOD): Delineate the full extent of all proposed grading, including all drainage-related improvements. • Cut & Fill Quantities: Provide total area of disturbance (sq. ft.) and total cut and fill volumes (Earthwork Table). • Average Natural Cross Slope (ACS): Provide ACS calculations per TSM 9-01.3.0. • Hillside Drainage Management: Address interceptor drain/swale design per TSM 2-01.10.0 as applicable. • Regulated Area Delineation: Clearly depict the 100-year floodplain limits, Protected Riparian Area (PRA), and Erosion Hazard Setback (EHS) on the grading plan in a surveyable manner. • Engineer of Record: Include signed and sealed Engineer of Record stamp and signature block. SUMMARY OF KEY DESIGN CONSIDERATIONS: ✓ Identify and delineate all regulated areas on submitted plans in a surveyable manner. ✓ Engage a licensed Arizona Civil Engineer early in the design process to address HDZ, and potential floodplain requirements. |
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| 07/08/2026 | Residential Zoning | REQUIRES RESUBMIT | PDSD TRANSMITTAL FROM: Erick Bieber Planning & Development Services Department – Zoning Review Section PROJECT: TC-RES-0625-03536 – Residential Building 5161 N Gracious Ct, Tucson, AZ 85745 Residential ADU - Casitas (1st Review) TRANSMITTAL DATE: July 8th, 2026 This site is located in the RX-1 zone (UDC 4.7.6). An Accessory Dwelling Unit (ADU) is a permitted use in this zone (Table 4.8-1) subject to Use Specific Standards 4.9.7.B.6, 8, & 9 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. 1. (Comment) Per UDC 6.6.3.B.5, “An accessory dwelling unit is limited to 75% of the gross floor area of the principal dwelling, not to exceed 1,000 square feet of gross floor area.” The square footage of the proposed accessory dwelling unit is above 1,000 square feet GFA. As the ADU is over 1,000 square feet, it is considered a second dwelling rather than an ADU. A second dwelling is not permitted in the RX-1 zone per UDC Table 6.3-1.A. 2. (Comment) The indicated western property line length is incorrect. Per the subdivision plat map, the correct length is 271.79’. 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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| 07/01/2026 | PDSD Application Completeness Express | REVIEW COMPLETED |