Permit Review Detail
Review Status: Requires Resubmit
Review Details: RESIDENTIAL NEW DWELLING v.1
Permit Number - TC-RES-0925-04532
Review Name: RESIDENTIAL NEW DWELLING v.1
Review Status: Requires Resubmit
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 10/02/2025 | Site Engineering - Standard | APPROVED | |||
| 10/17/2025 | Bldg Permits - Post Review Express | PENDING ASSIGNMENT | |||
| 09/15/2025 | Addressing Validation | REQUIRES RESUBMIT | ATTENTION: Parcel/addressing issue. The site plan shows to be for an ADU(Accessory Dwelling Unit). 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 through the permit sub records to update this record along with a new aerial/site plan that shows the corrected addressing. For questions: Building_Official@tucsonaz.gov |
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| 10/06/2025 | Residential Building - Standard | REQUIRES RESUBMIT | TC-RES-0925-04532 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 2024 IRC will be in effect Jan 1, 2026. 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 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 dwelling requires a fire barrier between units without openings. Provide plans showing independent utility 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 for the ADU, carport and patio cover. 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 should have 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 (without door or window openings) in compliance with IBC Table 721.1(2). 1. Show the Art Studio with doorway access from either the existing dwelling or the ADU. A fire rated separating wall is required at one of the dwellings. Show one-hour fire-resistive framed construction separating dwellings in compliance with IBC Table 721.1(2). 5. The carport roof structure may not extend to a point closer than 3 feet from the adjoining (neighboring) property line without fire rated protection for fire spread. Provide compliance with R302.1 (City of Tucson Amended) by removing the roof placed within 3 feet to the property line or provide a complete wall barrier with not less than 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. 3. Provide a complete roof framing plan with beams and 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: 2. 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. 3. Show exterior wood siding, sheathing, water-resistive barrier and wall framing with a 6” clearance above the ground (R317.1 item 5). The weep screed may extend with a minimum clearance 4” above grade or 2” above paved areas, R703.7.2.1. 4. Clarify the placement of ceiling/roof insulation for determining the need for attic ventilation, R806. Attic space outside of the thermal barrier requires a ventilation calculation for showing the attic vent opening size using 1 to 150 of attic area in compliance with R806.2 or 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. 5. Show location and method of flashing all wall and roof intersections, R903.2.1. 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 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, 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 an electrical load calculation determining the total demand of both dwellings if connected to a common meter, E3602.2. OUTDOOR LIGHTING CODE 1. Show the proposed fixture as full cut-off FCO style or provide an Outdoor Lighting Calculation including all exterior fixtures on the property for determining exterior lighting limits. 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 |
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| 10/17/2025 | Residential Zoning | REQUIRES RESUBMIT | PDSD TRANSMITTAL FROM: Jeffrey W. Cassidy, Planner Planning & Development Services Department – Current Zoning Review Section PROJECT: TC-RES-0925-04532 – Residential Building – New ADU, Carport 801 S Meyer Av Tucson, AZ 85701 (New Address for New ADU TBD) (O-3 Zoning) Site Plan Review – 1st Review TRANSMITTAL DATE: October 17, 2025 This site is in the O-3 Residence Zone (UDC 4.7.15). A accessory dwelling unit is permitted use in this zone (Table 4.8-3) subject to Use Specific Standards 6.6.3. Plan review for the above referenced single-family residence 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. PLANS AND ELEVATIONS OR DRAWING SET: 1. COMMENT: Refer to Residential Building Reviewer Comments for the following: General Comments: COMMENT #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 COMMENT #2 (Show building square footage sizes for the ADU, carport and patio cover.) COMMENT #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.) Plans: COMMENT #1 (Notate a cool (white) roof finish (greater than 60 SRI) as required by the ADU provisions.) 2. COMMENT: Per UDC 6.6.3.B.6., the minimum side and rear yard setback for an accessory dwelling unit (ADU) is five feet. As currently depicted on the site plan (sheet AO.1), this standard is not being met along the east property line for not only the ADU but the carport attached to the ADU (as the carport is physically attached to the ADU, it falls under the ADU’s setback standards). A couple options exist depending on the setback distance you intend to pursue: 1’-0”: A design development option (DDO) can be requested to reduce the minimum setback to 1’-0”. DDO Application: https://www.tucsonaz.gov/files/sharedassets/public/v/1/pdsd/documents/planning-amp-zoning/ddo-for-setback-and-height.pdf To submit a DDO application, apply for a new sub-record under this permit at TDC Online. To get this specific review scheduled and if you have questions about the DDO application or process please contact Mark Castro at Mark.Castro@tucsonaz.gov or Georgia Pennington at Georgia.Pennington@tucsonaz.gov. < 1’-0”: A setback between 0 and 1’-0” cannot be requested through a DDO and would require a Board of Adjustment variance. Contact georgia.pennington@tucsonaz.gov or mark.castro@tucsonaz.gov for more information about the Board of Adjustment variance process. Board of Adjustment application/requirements can be found at: https://www.tucsonaz.gov/Departments/Planning-Development-Services/Planning-Zoning-Applications/Zoning-Administration This permit cannot receive final site zoning until any DDO or Board of Adjustment variance is approved. 3. COMMENT: Per UDC 6.4.5.C.1.b, “where a lot abuts more than one street, the owner chooses which street lot line is the front lot line. For the other lot line, the street perimeter yard is 10’-0”, as measured from the street property line”. Based on the site plan provided and the front yard label along S. Meyer Av, the street side yard will be along W. 18th St. As currently shown, the proposed ADU does not meet this standard. See Comment 2 for varying degrees of options based on desired setback distance. 4. 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 . |
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| 09/15/2025 | PDSD Application Completeness Express | REVIEW COMPLETED |