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Permit Review Detail

Permit Number: TC-RES-1225-06211
Parcel: 115023600

Review Status: Requires Resubmit

Review Details: RESIDENTIAL NEW DWELLING v.1

Permit Number - TC-RES-1225-06211
Review Name: RESIDENTIAL NEW DWELLING v.1
Review Status: Requires Resubmit
Review Date Reviewer's Name Type of Review Description Status Comments
01/06/2026 Bldg Permits - Post Review Express PENDING ASSIGNMENT
01/06/2026 Residential Building REQUIRES RESUBMIT TC-RES-1225-06211
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. The 2024 IRC is in effect for first permit submittal after Jan 1, 2026.

Provide a response letter addressing each comment with location of change on the plans. Submit separate letter and plan set files.

GENERAL COMMENTS :
https://www.tucsonaz.gov/Departments/Planning-Development-Services/Codes/Sustainability-Codes

1. Plans submitted for a newly constructed one- or two-family dwelling require compliance with design ordinances for handicap, photo-voltaic, gray water, and EV charging preparations. Design Ordinances adopted by the City of Tucson.
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.
3. Plans submitted for a newly constructed one- or two-family dwelling after July 1, 2009 require a solar photo-voltaic system, or future installation preparation City of Tucson Ordinance #10549 .
a. Show a minimum 300 SF clear solar-ready zone on a roof or framing plan, T103.3. Model plans should show four typical south facing roof surfaces.
b. Label a double breaker space for future Photo Voltaic on the panel schedule opposite end from the main/supply side, T103.9. Provide a future PV breaker space at the last breaker space on the electric panel schedule.
4. Plans submitted for a newly constructed one- or two-family dwelling after June 1, 2010, require gray water utilization or preparation, Ordinance #10579/11089 revised July 9, 2013. The ordinance revision now requires a gray drain line discharge from one fixture for a one-story dwelling. Additional gray fixture drains are optional. Show a second clothes washer standpipe plumbed to an exterior wall above grade when feasible, or a bathing fixture drain looped 3’ beyond an exterior wall below grade before connection to the building drain. Use the appropriate detail at https://www.tucsonaz.gov/Departments/Planning-Development-Services/Building-Safety/Water-Energy-Conservation Gray Water Illustrations
5. Show compliance with the Electric Vehicle Supply Equipment Ordinance adopted by the City of Tucson Ordinance #11844 on 6/22/2021. Include a 40 ampere 240-volt dedicated branch circuit with a NEMA 14-50R receptacle for charging an electric vehicle at a proposed parking space.

PLANS:

1. Show a maximum ½” floor elevation changes at a notated accessible route entrance on the floor plan, R106.1.1. Include the threshold condition at the vehicle doorway or an exterior hinged door when the garage is used for the accessible route.

SECTIONS - DETAILS:

1. Show one-hour fire-resistive framed construction separating dwellings in compliance with IBC Table 721.1(2).
2. 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.

PLUMBING PLANS:

1. Show an individual accessible water supply shut off and water heater for the proposed dwelling unit, P2903.9.1.
2. Show the water heater ratings, P2801.1.

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.

ELECTRICAL PLANS:

1. Show the Electric Vehicle Supply Equipment 40 ampere 240-volt dedicated branch circuit with a NEMA 14-50R receptacle and label the circuit “EV Ready” and locate the receptacle at a parking area, N1104.2.1. Include the Electric Vehicle load entry (typically 7680 watts) in the electrical load calculations (continuous demand) like the HVAC entry, N1104.2.2.
2. Identify the circuit number for the smoke alarms, R314.
3. Provide separate panel schedules and circuit assignments for each dwelling unit, E3601.6.1 & E3706.2. Circuits may not pass through the separating wall and each unit requires a single and separate means of disconnect.
4. Show the dishwasher circuit size for serving the load, E3702.11. A 20 AMP circuit is appropriate for residential units. Update the panel schedules or provide the spec sheet for the proposed units requiring a 30 AMP circuit.
5. A 20 AMP breaker may serve the dishwasher and disposal on one circuit, E3703.7 amendment.
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.

OUTDOOR LIGHTING CODE

1. Provide full cut-off FCO style fixtures or provide an Outdoor Lighting Calculation including all exterior fixtures on the property for determining compliance within 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.

Please contact the plans reviewer if you have any questions:
Ken Van Karsen
PDSD-Residential@tucsonaz.gov
City of Tucson Residential Plan Review

Submit a corrected plan set at https://www.tucsonaz.gov/Departments/Planning-Development-Services
01/06/2026 Residential Engineering REQUIRES RESUBMIT Permit: TC-RES-1225-06211
Location: 1715 N 5TH AV UNIT 1
Review Date: 1/06/2026
Site Engineering Comments:
1. Draw, dimension and label walls and fences on site plan.
2. Add notes on plan set for inclusive home design. The City of Tucson Inclusive Home Design Ordinance can be found here :(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”.
If you have any questions or concerns, please contact
Corey Hines
Corey.Hines@TucsonAZ.gov
01/06/2026 Residential Zoning REQUIRES RESUBMIT PDSD TRANSMITTAL

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

PROJECT: TC-RES1225-06211 – Residential Building – New duplex & ADU conversion
1715 N 5TH AV Unit 1 TUCSON, AZ 85705 (R-2 Zoning)
Site Plan Review – 1st Review

TRANSMITTAL DATE: January 06, 2026

This site is in the R-2 Residence Zone (UDC 4.7.9). A duplex is permitted use in this zone (Table 4.8-2) subject to Use Specific Standards 4.9.7.B.6, .9, & .10

This site is in the R-2 Residence Zone (UDC 4.7.9). An accessory dwelling unit (ADU) 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 duplex and accessory dwelling unit (ADU) 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.

1. COMMENT: The site plan provided is incomplete.

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

Specifically:

A. Draw, label and dimension everything that exists on the property to a scalable drawing graphic (the existing walls and gates are missing). Provide heights at various locations along the fence/wall if applicable.

B. Provide dimension from centerline of E Elm St and N 5th Av to their corresponding curbs.

C. As a follow up to B, provide dimensions from curbs to property lines for both streets.

D. Provide zoning labels on all four sides of this parcel.

E. The scale noted does not the plan graphics on the site. Either update the graphics to match the scale noted or vice-versa.

2. COMMENT: Regarding the proposed duplex and applies to both units. Per Section 7-01.0.0 of the UDC Technical Standards Manual and 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.

Refer to https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-11626 for design specifications and requirements:

3. COMMENT: After reviewing the property documentation history in PRO, zoning could not verify any permit documentation for the existing wall and gates. The City's Unified Development Code (UDC) (Section 1.4.1.C) establishes that before the City issues any approvals or permits; we must confirm that a site complies with UDC standards. Therefore, as part of permit reviews, we review a site's permit history and compare it to aerial photography to confirm that unpermitted work has not occurred. In many cases, this does mean that a homeowner must apply for permits for unpermitted work before we can approve any new work on that site.

Zoning will not be able to approve the permit application until the permit information is provided. If permit documentation cannot be provided and depending on its size, the wall and gates may be included as a part of this permit application or applied for and issued under a different permit.

If the intent is to remove this wall, the demolition of this wall can be included in this permit. Comment as such in the comment response letter and draw, label and dimension the wall (and its extent) to be demolished.

4. COMMENT: Per the site plan, a curb cut is proposed in the city right of way. A separate Right-of-Way (ROW) Permit - Residential Temporary Use will be required. If there are plans to modify the curbing along N 5th Av, include that scope in that permit as well.

5. 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.

3. Resubmit ALL documents (all drawings in sheet index)

4. Separate Right of Way permit for any scope along N 5th Av and/or E Elm St

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
12/31/2025 PDSD Application Completeness Express REVIEW COMPLETED