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Permit Review Detail

Permit Number: TC-RES-0825-04208
Parcel: 116020500

Review Status: Requires Resubmit

Review Details: RESIDENTIAL ADU v.1

Permit Number - TC-RES-0825-04208
Review Name: RESIDENTIAL ADU v.1
Review Status: Requires Resubmit
Review Date Reviewer's Name Type of Review Description Status Comments
09/30/2025 Bldg Permits - Post Review Express PENDING ASSIGNMENT
08/26/2025 Addressing Validation REQUIRES RESUBMIT The Construction Plans [CONS-COMBINED Brown_v1.pdf] are missing UNIT 2 with the address. Please resubmit plan documents with the address and UNIT 2 on all pages to this permit. Allow the full review time to complete this task as there may be other items to be addressed. For questions: Building_Official@tucsonaz.gov
09/18/2025 Residential Building - Standard REQUIRES RESUBMIT TC-RES-0825-04208

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.

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. Provide plans with independent water and drain connections for each unit.
2. 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. Show building square footage sizes from exterior foundations rather than interior surfaces.
3. 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
4. Each dwelling unit requires an individual 3-foot clear space (including the roof projections) known as the fire separation distance for reducing fire spread to nearby buildings. Portions of buildings placed in a fire separation distance require one-hour fire-resistive construction in compliance with IBC Table 721.1(2).

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.

SECTIONS - DETAILS:

1. Show one-hour fire-resistive framed construction separating dwellings in compliance with IBC Table 721.1(2) or provide a 6-foot separation between structures.
2. 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. Provide protection of (indoor rated) equipment located outdoors with an exterior rated enclosure, G2406.3.

MECHANICAL PLANS:

1. 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.

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

Submit a corrected plan set at https://www.tucsonaz.gov/pdsd
08/26/2025 Site Engineering - Standard REQUIRES RESUBMIT Permit: TC-RES-0825-04208
Location: 2871 W IRONWOOD RIDGE DR Unit: UNIT 2
Review Date: 8/25/2025
Site Engineering Comments:
1. Per the City of Tucson Inclusive Home Design Ordinance (https://www.tucsonaz.gov/files/sharedassets/public/v/1/city-services/planning-development-services/documents/inclusivehomedesignordinance.pdf), all new dwellings have a requirement to provide an “accessible route from public and common areas, including, but not limited to, a driveway or public street or sidewalk”. Draw, dimension, and label an accessible route from the driveway (or apron), sidewalk, or street to an accessible entrance. Ensure the route meets accessibility standards as articulated in Sections 402-404 of the ADA Accessibility Standards (https://www.access-board.gov/ada/chapter/ch04/). See TSM 7-01.4.3 for specifications, including slope and composition materials.
If you have any questions or concerns, please contact
Marco Contreras
Marco.contreras@tucsonaz.gov
09/30/2025 Site Zoning - Standard REQUIRES RESUBMIT PDSD TRANSMITTAL

FROM: Roxanne Johnston
Planner

PROJECT: TC-RES-0825-04208
2871 W Ironwood Ridge Dr.
Detached ADU (1st Review)

TRANSMITTAL DATE: 09/29/2025

This site is located in the R-1 zone (UDC 4.7.8). A single-family residence is a permitted use in this zone (Table 4.8-2) subject to Use Specific Standards 4.9.7.B.5 - .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. Several items are missing from the site plan shown on Sheet A2. A few examples include the legal description of the lot (Saddlewood Ranch, Lot 41), the lot’s zoning and the adjacent zoning (R-1); the zoning overlay (Hillside Development Zone); square footage of all structures under roofs; the square footage of all vehicular use areas; lot size and other necessary information outlined in the following link: https://www.tucsonaz.gov/Departments/Planning-Development-Services/Permits/Plan-Examples/Plot-Plan-Example.

2. Per the City of Tucson Inclusive Home Design Ordinance:
https://www.tucsonaz.gov/files/sharedassets/public/v/1/city-services/planning-development-services/documents/inclusivehomedesignordinance.pdf), all new dwellings are required to provide an “accessible route from public and common areas, including, but not limited to, a driveway or public street or sidewalk”.

a. Draw, dimension, and label an accessible route from the driveway (or apron), sidewalk, or street to an accessible entrance. Ensure the route meets accessibility standards as articulated in Sections 402-404 of the ADA Accessibility Standards (https://www.access-board.gov/ada/chapter/ch04/). See TSM 7-01.4.3 for specifications, including slope and composition materials.

3. Show a dimension from the centerline of W. Ironwood Ridge Dr. to the edge of pavement or curb (approx.15’) and a dimension from edge of pavement or curb to the property line (approx. 10’) per Saddlewood Ranch paving plans I-83-031_012: https://maps-and-records.tucsonaz.gov/construction-plans/details/I-83-031 . Also, please show the width of N. Atwood Av.

4. Dimension and label the shed along the southeast property line. Provide the height in the building footprint. Draw and dimension setbacks from the shed to all applicable property lines.

5. Dimension and label the ramada in the southern middle area of the lot. Provide the height in the building footprint. Draw and dimension setbacks from the ramada to all applicable property lines.

6. Dimension the ADU building height from design grade to the middle (between the eve and ridge) of the highest gable of the hipped roof.

7. Orient the plan drawing to have north toward the top of the sheet.

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 .
08/26/2025 PDSD Application Completeness Express REVIEW COMPLETED