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Permit Review Detail

Permit Number: TC-RES-0825-04147
Parcel: 134210550

Address:
223 S BIRCH PL

Review Status: Requires Resubmit

Review Details: RESIDENTIAL ADU v.1

Permit Number - TC-RES-0825-04147
Review Name: RESIDENTIAL ADU v.1
Review Status: Requires Resubmit
Review Date Reviewer's Name Type of Review Description Status Comments
08/22/2025 Site Engineering - Standard NOT REQUIRED
09/22/2025 Bldg Permits - Post Review Express PENDING ASSIGNMENT
08/22/2025 Addressing Validation REQUIRES RESUBMIT ATTENTION: Parcel/addressing issue. The site plan shows to be for an ADU. The location does not have units attached to the address and does not appear to be associated with a parcel. Please contact Pima County Addressing at addressing@pima.gov or 520-724-9512 to verify and add the units. After address/units have been added or verified you'll need to submit an address change request to update this record along with a new aerial/site plan that shows the corrected addressing.
For questions: Building_Official@tucsonaz.gov
09/18/2025 Residential Building - Standard REQUIRES RESUBMIT TC-RES-0825-04147
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.
Show the current code reference on the plans.

The existing structure may have been constructed without a permit and therefore may not be suitable for converting into a dwelling unit. Provide a complete construction plan set with both existing and proposed details showing code compliance for a dwelling unit.

See web site for an Accessory Dwelling Unit 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. 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 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. 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.
2. Provide a foundation plan sized for supporting the live and dead loads transferred to a soil bearing capacity of 1500 lbs/sf R401.4.1 and R403.1.1.
3. Provide a complete roof framing plan with beams and rafters sized with appropriate prescriptive load carrying capacity, R801.2 or provide an engineer’s sealed plan set for performance compliance consideration, R301.1.3.

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. Notate the grade away from foundations with a minimum 6” fall within the first 10’, R401.3.
2. Show exterior wood siding, sheathing, water-resistive barrier and wall framing with a 6” clearance above the ground (R317.1 item 5).
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. Also, show the batt insulation extended over the wall top plate.

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, P2801.1.

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.

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.
3. Show the ADU feeder size and appropriate breaker requirement, E3602.1 & E3603.1. Provide a minimum service conductor rating of #3 copper 75 degree C for the 100 AMP feeder, E3602.1 & E3603.1.
4. 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.
5. 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.

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:
Ken Van Karsen
PDSD-Residential@tucsonaz.gov
City of Tucson Residential Plan Review

Submit a corrected plan set at https://www.tucsonaz.gov/pdsd
09/22/2025 Site Zoning - Standard REQUIRES RESUBMIT PDSD TRANSMITTAL

FROM: Jeffrey W. Cassidy, Planner
Planning & Development Services Department – Current Zoning Review Section

PROJECT: TC-RES-0825-04147–Residential Building – Shed to ADU Conversion
223 S Birch Pl Tucson, AZ 85710 (R-1 Zoning)
Site Plan Review – 1st Review

TRANSMITTAL DATE: September 22, 2025

This site is in the R-1 Residence Zone (UDC 4.7.8). An accessory dwelling unit is 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

Plan review for the above referenced shed to ADU conversion 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 zoning, use(s), legal description, adjacent properties, setbacks (building or wall heights), dimensional standards, property permitting history, density (units/lot size), and lot calculation (enclosed building and structure, parking, and driveway versus overall lot size) requirements. All code references are to the Tucson, AZ Unified Development 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.

SITE PLAN:

1. COMMENT: The site plan provided is incomplete.

a) Provide a site plan that meets the requirements show in the plot plan example at the following link:

https://www.tucsonaz.gov/Departments/Planning-Development-Services/Permits/Plan-Examples/Plot-Plan-Example

More Specifically:

1) Add parentheses around shade cover and storage label and add existing before shade.

2) Add the label proposed ADU above label in above comment on ADU graphic.

3) Add 24” x 28” dimensions and square footage (672) on ADU graphic. Add ADU line item to acknowledge this square footage to Lot coverage square footage tally.

4) Provide a dimension from east side of ADU to east property line (7’-0”?).

5) Add missing information on the plot plan example, refer to Pima County’s website: https://gis.pima.gov/maps/detail.cfm?&parcel=134210550

Legal Description: GLEN HEATHER ESTATES LOT 50 (LEGAL DESCRIPTION) BOOK 12, PAGE 3

Township, Section, Range: Township 14S, Range 15E, Section 18

6) Draw, label and calculate missing driveway graphic as part of the vehicular use square footage area and input into lot coverage calculation table (along with the carport). For lot coverage, add all enclosed buildings on site: Converted shed into ADU plus the existing principal residence plus the driveway, plus the carport (auto parking) divided by total lot area for percent lot coverage.

7) Label S Birch Pl in cul-de-sac and provide a dimension from the center of the cul-de-sac to the curb and from the curb to the property line.

8) Add north arrows to both site plan and vicinity map.

9) Provide missing zoning labels on all four sides of this parcel (R-1).

10) Provide missing property line labels (northings, eastings, length) per https://onbase.pima.gov/publicaccess/DS_NextGen_Single/etc/cq/results.html?cqid=240&OBKey__552_1=12003

11) Provide missing utility easement (along north property line) per https://onbase.pima.gov/publicaccess/DS_NextGen_Single/etc/cq/results.html?cqid=240&OBKey__552_1=12003

12) Add S Langley Av onto the Vicinity Map.

13) Under Project Scope add Shed conversion to accessory dwelling unit.

14) Remove the old label ‘area of proposed 690 sq ft addition’.

15) Remove four old city stamps.

16) Replace ‘Master Bedroom Addition’ in Title block with’ Shed conversion to accessory dwelling unit’.

17) If possible, carefully remove old hatch (poche) graphic for old addition.

18) Adjust north and south setbacks graphics and labels to 6’-0”.

19) Adjust the east property line setback graphic and label to 5’-0”.

20) Adjust the west property line (off cul-de-sac) setback graphic and label to 15’-0”.

2. COMMENT: Additional comments may be forthcoming on the next review based on responses to Zoning and other the PDSD reviewer comments.

RESUBMITTAL OF THE FOLLOWING IS REQUIRED:
1. Corrected building permit
2. Provide a detailed response letter with your submittal that clearly shows how you have addressed all Zoning comments.

To resubmit visit Tucson Development Center at https://tdc-online.tucsonaz.gov/#/home

Instructions for resubmittal - https://www.tucsonaz.gov/files/sharedassets/public/v/1/pdsd/documents/tdc-faq/old-pdfs/double-old/resubmittals.pdf

If you have any questions about this transmittal, please contact jeffrey.cassidy@tucsonaz.gov

The Unified Development Code (UDC) can be found at: https://www.tucsonaz.gov/Departments/Planning-Development-Services/Codes/Zoning-Code .
08/22/2025 PDSD Application Completeness Express REVIEW COMPLETED