Permit Review Detail
Review Status: Requires Resubmit
Review Details: RESIDENTIAL NEW DWELLING v.1
Permit Number - TC-RES-0726-04116
Review Name: RESIDENTIAL NEW DWELLING v.1
Review Status: Requires Resubmit
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 08/04/2026 | Fire New Construction Standard | NOT REQUIRED | |||
| 08/05/2026 | Bldg Permits - Post Review Express | PENDING ASSIGNMENT | |||
| 07/30/2026 | Residential Building | REQUIRES RESUBMIT | TC-RES-0726-04116 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. Place the reference code on sheet #1 and clear line quality on all sheets equivalent to sheet #1 & 14. 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. PLANS: 1. Remove all outdated code references, R106.1.1. Incorrect entries were found on sheets 1 & 14. 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 complete roof framing plan for the connecting porch including dimensions, R301.1. SECTIONS - DETAILS: 1. Clarify the roof sheathing between the BUR and ISO insulation shown on sheet #7 & 8, R.905. Identify the purpose of the 8” screw anchors with top side fasteners. 2. Show the diameter of lag screws on sheet #14 providing equivalent roof (uplift resistance) of 500-pound rated fasteners at 24” OC, R802.11.1 amendment. MECHANICAL PLANS: 1. Provide demand calculations in accordance with Manual J standards, M1401.3, M1601.1. 2. minimum continuous or intermittent setting for providing whole-house mechanical ventilation, R303.4; N1103.6 & M1505.4. PLUMBING PLANS: 1. Show the water heater rating/capacity for consistence with the electrical circuit size, R106.1.1. ELECTRICAL PLANS: 1. Update the panel schedule description for the refrigerator at circuit #14, E3404.13 & E3706.2. 2. Show one 20 AMP branch circuit for the dishwasher/disposal; this circuit may not serve other locations, E3703.8 City of Tucson Amended. The kitchen countertop requires two or more (separate) 2O AMP small appliance circuits, E3703.2 and E3901.3. 3. 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. 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 10. Provide GFCI protection for receptacle outlets and HVAC equipment after September 1, 2026, E3902.14. INTERNATIONAL ENERGY CONSERVATION CODE: 1. Show compliance with the simplified prescribed energy values for glazing if U=0.40 with a solar heat gain coefficient SHGC minimum value of 0.25, N1102.1. Update sheets #3, 5 & 6. 2. 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 |
||
| 07/31/2026 | Residential Engineering | REQUIRES RESUBMIT | Permit Activity Number: TC-RES-0726-04116 (1st Review) Project: ADU Location: 132 S BROWN ST Unit: UNIT 3 Review Date: 7/31/2026 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. The current plans to no reference a material nor show a connection to ROW sidewalk or Parking area proposed. Ensure dimension the path at the minimum 4-feet required. 2. As currently shown, there is no direct accessible route proposed from the front door of the new Dwelling to the driveway nor to the garage/parking area. 3. Revise the provided site plan to be larger so that the information provided can be effectively read without misinterpretation. It is currently difficult to read a portion of the denoted keynotes/call-outs provided a. Ensure to provide additional measurements, such as the distance between the proposed new ADU and the existing structures towards the West. 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) |
||
| 08/05/2026 | Residential Zoning | REQUIRES RESUBMIT | PDSD TRANSMITTAL FROM: Roxanne Johnston Planner PROJECT: TC-RES-0726-04116 132 S Brown St, Unit 3, Tucson, AZ 85710 ADU (1st Review) TRANSMITTAL DATE: 08/05/2026 This site is located in the RX-1 zone (UDC 4.7.6). A single-family residence is a permitted use in this zone (Table 4.8-1) subject to Use Specific Standards 4.9.7.B.6, .8, & .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. Please provide a clear site plan. Unless the proposed ADU is considered attached per Building Code, it cannot be forward of the residence. 2. Verify the perimeter setbacks per UDC Table 6.3-1.A. (20’ all the way around). The 50’ front setback does not appear on the 1932 subdivision plat for Halcyon Acres. 3. Provide more detail for required landscaping. One new tree is shown on the site plan, for example. Provide the common name of the tree and show the depressed planting area as shown in the following link: https://middle-housing-cotgis.hub.arcgis.com/pages/Residential-Landscaping-Code 4. Provide the required groundcover calculation per the link provided in Comment 3. 5. Please see ADA pathway requirements from Residential Building and Engineer comments. 6. Provide the following in the next submission packet: a. Revised site plan b. A response letter addressing all staff review comments. 7. Additional comments may be forthcoming depending on responses to zoning review comments and plans submitted for the next review. If you have any questions about this transmittal, please contact Roxanne Johnston at roxanne.johnston@tucsonaz.gov . |
||
| 07/30/2026 | PDSD Application Completeness Express | REVIEW COMPLETED |