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Permit Review Detail

Permit Number: TC-RES-0826-04586
Parcel: 124032470

Review Status: Requires Resubmit

Review Details: RESIDENTIAL NEW DWELLING v.1

Permit Number - TC-RES-0826-04586
Review Name: RESIDENTIAL NEW DWELLING v.1
Review Status: Requires Resubmit
Review Date Reviewer's Name Type of Review Description Status Comments
08/28/2026 Bldg Permits - Post Review Express PENDING ASSIGNMENT
08/20/2026 Addressing Validation REQUIRES RESUBMIT For questions: PDSD-Permits@tucsonaz.gov.

The address on the submitted plans contains a unit #2. The location does not have units attached to the address and it 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 through the permit sub records to update this record.
08/25/2026 Design Review - Standard REQUIRES RESUBMIT It is likely this project will not require design review based on the building location, but more information is required to verify. Please include a north elevation of the entire parcel, including the existing structure, proposed structure, and any fencing/vegetation that might impact visibility.
08/24/2026 Residential Building REQUIRES RESUBMIT TC-RES-0826-04586
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 includes architectural, plumbing, mechanical, energy conservation and electrical compliance with the 2024 International Residential Code and 2024 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 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.

PLANS:

1. Remove the outdated code reference from the Foundation Plan.
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. Provide the attic space ventilation calculation and show the attic vent opening sizes using 1 to 150 of attic area in compliance with R806.2. Provide appropriate upper and lower space vents when applying the reduced area calculation.

MECHANICAL PLANS:

1. 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. Show a surge-protective device (SPD) as an integral part of or placed immediately adjacent to the service equipment, E3606.5.
2. Remove receptacles from the exterior face of peninsular cabinets where below the countertop. Detail the peninsular design (if two worksurface levels) for clarifying the receptacle locations. Either provide receptacles between 2 worksurfaces, a vertical assembly listed for countertop (work surface) mounting, or a raceway terminated within the cabinet further end for future assembly installation, E3901.4.2.
3. 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. HVAC equipment after September 1, 2026. E3902.14.

INTERNATIONAL ENERGY CONSERVATION CODE:

1. Habitable spaces, laundry/utility rooms, garages and basements require automatic shutoff control for turning off lighting within 20 minutes after occupants leave the space, IECC R404.2.

Please contact the plans reviewer if you have any questions:
Kenneth.VanKarsen@tucsonaz.gov
City of Tucson Residential Building Safety
08/28/2026 Residential Engineering REQUIRES RESUBMIT Permit: TC-RES-0826-04586
Project: SFR
Location: 1728 E 7TH ST
Review Date: 8/28/2026

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.

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”.
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 2017 ICC A117.1 Sections 402-403, including the minimum 4ft-width, slope and composition materials.
b. Label the accessible entrances on the site plan.
2. Please review and address Zoning and Building comments.

If you have any questions or concerns, please contact Joe Macaulay at: Joe.Macaulay@tucsonaz.gov
08/25/2026 Residential Zoning REQUIRES RESUBMIT PDSD TRANSMITTAL

FROM: Roxanne Johnston
Planner
PROJECT: TC-RES-0826-04586
1728 E 7th St., Unit 2, Tucson, AZ 85719
SFR (1st Review)

TRANSMITTAL DATE: 08/25/2026

This site is located within the NR-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.

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. Add a landscape plan to the site plan. (Sheet A-1). There is no need to hire a landscape architect. Here is the link to a condensed version of the landscape requirements, which went into effect January 1, 2026:
https://middle-housing-cotgis.hub.arcgis.com/pages/Residential-Landscaping-Code

a. Required landscape includes the following: 1 tree per every 1,000 sf of new residential development, rounded up. Fifty percent (50%) of the required trees need to be located in the 20’ front yard setback.
b. Existing trees 4” in diameter may count towards this requirement if their root systems are protected during construction and the mature tree canopy will not be compromised by proposed structures.
c. Trees must planted no less than 10’ from foundations and 5’ from utility lines and sidewalks.
d. Refer to https://middle-housing-cotgis.hub.arcgis.com/pages/Residential-Landscaping-Code for instructions and requirements for depressed planning areas.
e. Groundcover, which could include shrubs, is also required and is to be placed in the front yard setback. To calculate required groundcover square footage, subtract the curb cut permitted by DTM from the lot’s width. Multiply this figure by 5.
f. Label the specific tree and plant species – botanical names are not required. (UDC section 7.6.8.A.3 lists species criteria). All plants and trees are to be low water/drought tolerant; please refer to the link above.
g. Specify the preferred watering method.

Please note that the shrubs/groundcover areas may overlap tree(s) located in the front yard as shown in the examples found at https://middle-housing-cotgis.hub.arcgis.com/pages/Residential-Landscaping-Code .

2. 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, 4’-wide 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.
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:
a. Draw and label the path as "Accessible Route"
b. Provide a minimum clear width of 4 feet with a width call-out on the plans
c. Note the proposed running slope (must not exceed 5% / 1:20) and cross slope (must not exceed 2% / 1:50)
d. Identify the accessible entrance the route leads to
e. Acceptable Accessible Route compositions include:
i. Portland cement concrete (PCC)
ii. Broom Finished concrete
iii. Brick or unit pavers (Only if set on a stable cement base with no gaps exceeding ½”)
iv. Concrete pavers on concrete base (Same joint and evenness requirements as brick)
v. Flagstone: must be mortared – loose set does not qualify
vi. Any surfaces equivalent in smoothness, hardness, and durability

NOTICE: Decomposed granite (DG) is not permitted for required accessible routes, even if compacted.

3. Provide the north elevation per the 8/25/26 comment by the NPZ Design Review.

4. Rear and side setbacks have changed from 6’ or 2/3 the height of an exterior wall to 5’ as of January 1, 2026 through the adoption of Ordinance No. 12219, which is an amendment to the UDC. These changes are now reflected in the current UDC.

5. Unit 2 shows a new 46 sf porch with a 0’ setback from the rear property line. Per UDC Table 6.3-2.A., the rear residential setback for the NR-2 zone is 5’. At least five options are available to approach the siting of the porch:

a. Provide documentation supporting the statement on Sheet A-1 that the 0’ setback is allowed per a “Historic Override” ;

b. Apply for a Board of Adjustment variance from the required 5’ rear setback in accordance with Unified Development Code (UDC) 3.10.3. The Board of Adjustment application/requirements can be found at: https://www.tucsonaz.gov/Departments/Planning-Development-Services/Planning-Zoning-Applications/Zoning-Administration . The staff contact for the Board of Adjustment is Mark Castro at Mark.Castro@tucsonaz.gov

c. Move the SFR northward to place the porch completely out of the 5’ setback;

d. Move the SFR to the north so the porch is more than 1’ from the rear property line. In this instance, a neighbor waiver from the owner of 335 N. Martin Avenue can be used to allow the rear setback encroachment 4’ into the required 5’ setback. The neighbor waiver is to be applied directly to the site plan and should read something similar to the following: My name is ____and I am the owner of the property located at __________. I have reviewed the site plan and have no objection to the structure being located ___ feet from the west property line as depicted on the site plan. Signature: __________. Date:_________.

Mi hombre es _________ y yo soy el dueño de la propiedad ubicada en la ___________. He revisado el plan y no tengo ninguna objeción a que estructura se encuentra o construye ______ desde la línea de propiedad, como se muestra en el plan.
Firma: ___________ Fecha:

e. If option ‘d’, above is selected but a neighbor waiver is not possible, a Design Development Option approval will need to be obtained. To apply for a DDO, please submit a DDO application found here: www.tucsonaz.gov/files/sharedassets/public/v/1/pdsd/documents/planning-amp-zoning/ddo-for-setback-and-height.pdf under the Zoning Modification sub-record that has been created. For instructions on how to apply for a sub-record, 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 regarding DDOs, contact Georgia Pennington at georgia.pennington@tucsonaz.gov

6. As an informational, the project proposal qualifies as ‘middle housing.’ UDC 11.3.7.A.1. defines middle housing simply as a building or buildings with two to four dwelling units on a site, including townhomes, excluding Accessory Dwelling Units. The advantage to middle housing development is the opportunity to increase residential density on the lot. Another advantage is that required parking can be waived: per 4.9.7.B.12., parking for middle housing is required in UDC Table 7.4.4-1. Required parking may be met with on-street parking or waived if the site is within a quarter-mile walking distance of an "All Ages and Abilities Bikeway" as defined by the Department of Transportation and Mobility or a public transit route. The subject lot is located along the following routes: the 9th/7th St. Bicycle Blvd, Public Transit Lines 15 (Campbell Av), and Line 3 (6th St/Wilmot). If a parking waiver is desired, please label the plans as “Middle Housing” and list the routes in a note on the site plan requesting a parking waiver.

7. For the next review cycle, submit:
a. Either a revised site plan demonstrating that the porch will not encroach into the required 5’ rear setback; documentation of a Historic Override for the 0’ rear back for the lot; Board of Adjustment approval letter; neighbor waiver; or a DDO Letter of Decision
b. Response letter addressing all staff comments

2. 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 .
08/20/2026 PDSD Application Completeness Express REVIEW COMPLETED