Permit Review Detail
Review Status: Requires Resubmit
Review Details: RESIDENTIAL ADD/ALT v.1
Permit Number - TC-RES-0825-03969
Review Name: RESIDENTIAL ADD/ALT v.1
Review Status: Requires Resubmit
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 09/16/2025 | Bldg Permits - Post Review Express | PENDING ASSIGNMENT | |||
| 09/04/2025 | Residential Building - Standard | REQUIRES RESUBMIT | TC-RES-0825-03969 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 2018 International Residential Code and 2018 International Energy Conservation 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 2018 IRC with amendments and building ordinances for all dwellings. Clarify if the proposal is for an addition to the existing dwelling (without kitchen) or a new dwelling with kitchen. A living unit with kitchen is considered a dwelling. Provide a new application for a dwelling if the kitchen is not deleted. Each dwelling requires a permit with an appropriate address. The new dwelling may qualify as an Accessory Dwelling Unit (ADU) with alterations or a Sleeping Quarters if the kitchen appliances are removed. Currently the plans show a second dwelling submitted under the incorrect permit type (addition). A Sleeping Quarters without kitchen major appliances requires fewer alterations for permit processing. See web site for ADU requirements https://casitas-in-tucson-cotgis.hub.arcgis.com/pages/new-casita Each dwelling unit with kitchen requires a separate Pima County assigned street address after Zoning approval, R319. Show Pima County assigned unit numbers at each dwelling on the site plan. https://www.pima.gov/1010/Addressing-Frequently-Asked-Questions An impact fee payment is required for an ADU or second dwelling at the time of permit payment. Provide a response letter addressing each comment with location of change on the plans. Submit separate letter and plan set files. GENERAL COMMENTS : 1. A permit requires the correct application type. Request the cancellation of this addition/alteration application and submit an application for a new dwelling or remove the kitchen appliances. 2. A dwelling requires a fire barrier between units (duplex) without openings. Provide fire separation showing one-hour fire-resistive construction in compliance with IBC Table 721.1(2). 3. Provide plans with independent utility connections for each unit or show an addition with the removal of the kitchen. Consider updating the plans with a wet bar without major appliances. SITE PLAN: 1. Show the location and size of buildings, utility meters and gas, water, electrical, and sewer, R106.1.1. Each dwelling requires an appropriate source of electrical and water supply. Show the location and size of lines with connection points, R106.1.1. Identify the utility lines requiring upgrade or replacement. 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 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. SECTIONS - DETAILS: 1. Show one-hour fire-resistive framed construction separating dwellings in compliance with IBC Table 721.1(2). 2. Provide all details and keynotes referenced on sheet A2, R106.1.1. 3. 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 or R-30 when extended over the wall top plate for additions under 500 SF. 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. PLUMBING PLANS: 1. The Tucson Water Department limits flow rates for the water meter size in compliance with P2903.7. Show an appropriate water meter size for the additional demand. 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 and location, P2801.1. An ADU requires an independent unit. 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. Systems shall be sized in accordance with Manual S based on building loads calculated in accordance with Manual J and duct systems sized in accordance with Manual D. 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 one-bedroom dwelling under 1501 SF requires a 30 CFM continuous setting. 4. Show bathroom (without a window) exhaust fan locations with minimum 50 CFM rating and duct to the exterior, R303.3 and M1505. ELECTRICAL PLANS: 1. TEP may require the service panel for the property at the closest building to the service transformer. A service line change or a new meter location must be coordinated with TEP for approval. Show an underground feeder from a metered service panel to the more distant dwelling. 2. 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. 3. Provide a minimum service conductor rating of #3 copper 75 degree C for the 100 AMP feeder, E3602.1 & E3603.1. 4. Provide a panel schedule showing panel size, circuit numbers, ampacity, wire size and general description, E3404.13 & E3706.2. 5. Show the location of a smoke alarm, R314. 6. Show two or more 2O AMP small appliance circuits at the kitchen countertop receptacle outlets; they may also serve the breakfast room and dining room, but not other locations, E3703.2 and E3901.3. 7. 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, E3902.16. 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 in the electrical panel, N1101.14. Add notation to plans. If you have any questions, please contact: Ken Van Karsen PDSD-Residential@tucsonaz.gov City of Tucson Residential Plan Review Submit a corrected plan set at https://www.tucsonaz.gov/pdsd |
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| 09/16/2025 | Site Zoning - Standard | REQUIRES RESUBMIT | PDSD TRANSMITTAL FROM: Ramiro Olivarez Planner; Zoning Review Team PROJECT: TC-RES-0825-03969 9331 E ELSTER CT – R-2 New Addition (1st Review) TRANSMITTAL DATE: 09/16/2025 This site is located in the R-2 zone (UDC 4.7.9). A single-family residence is a permitted use in this zone (Table 4.8-2) subject to Use Specific Standards 4.9.7.B.6, .9, & .10. 1. Comment: The site plan should be designed to include the information as noted on the sample plot plan. On the site plan only show the individual lot and all that is required as seen in the sample plot plan. See the link below for the information that is required on the plot plan. https://www.tucsonaz.gov/files/sharedassets/public/v/1/pdsd/documents/permits/residential-permits/residential_plot_plan_requirements.pdf . 2. Comment: Remove or separate the aerial overlay from the site plan drawing. 3. Comment: Dimension the south parcel line. Lot 6 dimensions are found here, sheet 2: https://maps-and-records.tucsonaz.gov/subdivisions/details/MP-43017&0 4. Comment: Label on the site plan the zone (R-2) and all the adjacent property zones. Or show a zoning detail of this properties zone and all adjacent property zones. (As noted on the sample plot plan above) 5. Comment: The side and rear perimeter yard setbacks are incorrect. In the R-2 zone when adjacent to a residential zones the setbacks are the greater of six (6) feet or two-thirds (2/3) the height of the structures exterior wall facing each interior property line (UDC Table 6.3-2.A). Correct the setbacks. 6. Comment: The front street setback is incorrect and is 20’ (UDC 6.4.5.C.1.a). 7. Comment: Draw, label, and dimension the front and side street property line setbacks to the proposed addition. 8. Comment: Draw, label, and dimension the back of curb to property line and center line of Elster Dr and the Elster Rd (cul-de-sac) to the property line as depicted on the sample plot plan. (As noted on the sample plot plan above) The paving plan can be found here: https://maps-and-records.tucsonaz.gov/construction-plans/details/I-89-030 9. Comment: Provide the total lot coverage calculations. Per UDC article 6.4.3 lot coverage shall need to include the area of a lot covered by buildings, storage areas, including dimensioned Vehicular use areas. Remove the porch square footage from the total lot coverage calculations. Porches are not to be included in total lot coverage calculations. (As noted on the sample plot plan above) 10. Comment: Clarify, is this an Accessory Dwelling Unit (ADU)? ADU’s must meet the standards found in the Residential Uses of UDC 6.6.3, here: https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-5309 Provide a full floor plan of the principal home. This is needed to verify the ADU does not exceed 75% of the principal structure. 11. Comment: Draw, label, and dimension all easements. Easements are found in the subdivision plan here: https://maps-and-records.tucsonaz.gov/subdivisions/details/MP-43017&0 12. Comment: Additional comments may be forthcoming on the next review based on the proposed use for the additional and applicable use specific standards. The following comment is related to a Design Development Option. 1. Comment: The minimum required front street perimeter yard is 20 feet (UDC 6.4.5.C.1.a). A front street setback of 10’ to the southeast corner of the addition/ADU is being proposed. The minimum required setback from the front street property line is 20’. The proposed reduced setback will require approval through the DDO application process. Please apply for your DDO as a zoning modification sub-record. For instructions on how to apply for a sub-record, please visit the following link: https://www.tucsonaz.gov/files/sharedassets/public/v/1/pdsd/documents/tdc-faq/new-pdfs/sub-records_071425.pdf. For additional questions about the DDO process, please reach out to Georgia Pennington at Georgia.Pennington@tucsonaz.gov or Mark Castro at Mark.Castro@tucsonaz.gov. If you have any questions about this transmittal, please contact Ramiro Olivarez at Ramiro.Olivarez@tucsonaz.gov |
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| 08/13/2025 | PDSD Application Completeness Express | REVIEW COMPLETED |