Permit Review Detail
Review Status: Requires Resubmit
Review Details: DEVELOPMENT PACKAGE NEW v.2
Permit Number - TD-DEV-0626-00140
Review Name: DEVELOPMENT PACKAGE NEW v.2
Review Status: Requires Resubmit
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 06/21/2026 | Fire New Construction Standard | NOT REQUIRED | |||
| 06/26/2026 | Site Landscape Standard | NOT REQUIRED | |||
| 07/02/2026 | Commercial Plumbing Standard | REQUIRES RESUBMIT | ACTIVITY NO. TD-DEV-0626-00140 ADDRESS/PARCEL: 2082 N CORTE EL RANCHO MERLITA TUCSON, AZ 85715 Submit your revised drawings along with a detailed response letter, which states how all comments were addressed. Review will not proceed without the response letter. The submitted documents were incomplete and a thorough plan review could not be performed. Please be aware, new comments may arise with the next review. If you have any questions about these review comments, I can be reached at Sean.Severson@tucsonaz.gov. COMMENTS: 1. Note 3 in the Plumbing Keynotes on sheet P1.0 shows a 1-1/4” CW line and the CW line on the Plumbing Plan shows 1”. Please correct. Reference: Section 107.2.1, IBC 2024. 2. The data from Tucson Water appears to show a pressure range of 65.03 to 72.03 PSI. Revise the water pressure calculations on Sheet P1.0 as required. 3. The RIM elevation of the nearest upstream manhole is 2535.35 and the FFE of building 2535.25. Since the FFE is less than 12 inches above the RIM elevation of the next upstream manhole, a backwater valve will be required. Reference: Section 714.1, IPC 2024, as amended by the City of Tucson 4. Please provide a cleanout in the building sewer prior to entering the right-of-way. Reference: Pima County Standard Detail RWRD 401, 2021. |
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| 06/26/2026 | NPPO Standard | REQUIRES RESUBMIT | PLANNING AND DEVELOPMENT SERVICES DEPARTMENT REVIEWER: CHAD KELLER, PLA SITE LANDSCAPE/NATIVE PLANT PRESERVATION SECTION PROJECT: NEW SFR – SUBDIVISION PLAT - EL RANCHO MERLITA MP 61018 RECORDED: MAY 08, 2006 ACTIVITY NO: TD-DEV-0626-00140 ADDRESS: 2082 N CORTE EL RANCHO MERLITA ZONING: RESIDENCE ZONE (RX-2) LAND USE: RESIDENTIAL 6.26.2026 THE PROPOSED PLANS HAVE BEEN REVIEWED FOR COMPLIANCE WITH APPLICABLE DEVELOPMENT STANDARDS FOR SITE LANDSCAPE, NATIVE PLANTS, AND RAINWATER HARVESTING, PER-THE-CITY OF TUCSON UNIFIED DEVELOPMENT CODE (UDC), TECHNICAL STANDARDS MANUAL (TSM), AND ADMINISTRATIVE MANUAL (AM). RESUBMIT REVISED DRAWINGS ALONG WITH A DETAILED RESPONSE LETTER, STATING HOW ALL SITE LANDSCAPE AND NPPO SECTION REVIEW COMMENTS HAVE BEEN ADDRESSED. SITE LANDSCAPE/NPPO SECTION COMMENTS: 1. This SFR is part of the SUBDIVISION PLAT - EL RANCHO MERLITA MP 61018 RECORDED: MAY 08, 2006. Any subdivision plat developed post 1997 is subject to the Native Plant Preservation Ordinance. The building envelope does not appear to be encroaching on protected native plants. With that being said, an inventory of the area is still required and if any protected native plants are discovered and will be destroyed, then a NPPO transplant and mitigation plan will be required. If the inventory produces no protected native plants, or if they will not be disturbed, then a NPPO Waiver will be required for our records and for yours. See the following code reference for your use in completing this set of plans. 2. LINK TO FILLABLE NPPO WAIVER PDF: https://www.tucsonaz.gov/files/sharedassets/public/v/1/pdsd/documents/applicationsforms/nppoapp-2025-v.2-fillable-1.pdf 3. A Native Plant Preservation Plan (NPPP) or a NPPO waiver is required per UDC 7.7. See UDC 7.7.3. Applicability; UDC 7.7.4 NPPO General Provisions and Standards; UDC 7.7.4.c. Plan Approval Prior to Permitting; UDC 7.7.4.d. Professional Expertise 7.7.5.c.5; also see AM 2-11.3.0 Permitted Exceptions. If applicable, the Planning and Development Services Department will provide the applicant with the NPPO waiver form upon request. NOTE: A plant professional to review, produce and to sign off on all items required by the NPPO Ordinance, (see UDC 7.7.4.d) 4. The original building permit comments for this site pre-date the Middle Housing Ordinance passed in early 2026. Check with the site zoning professional that did the review for TC-RES-1225-05770 to verify that this is the case and that this site is exempt from the new ordinance. Thank you. Chad Keller, PLA Landscape Architect chad.keller@tucsonaz.gov 520.837.4923 |
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| 06/18/2026 | Site Engineering Standard | REQUIRES RESUBMIT | Permit Activity Number: TD-DEV-0626-00140 (1st Review) Project: NEW SFR – Residential Grading/AE Floodplain Location: 2082 N CORTE EL RANCHO MERLITA Review Date: 6/18/2026 Reviewer: Marco Contreras – Engineering Associate Reviewer Contact Information: marco.contreras@tucsonaz.gov Related cases: TC-RES-1225-05770, TE-FPU-0226-00025 Plan review for the above-referenced development package has been completed. This review was conducted for compliance with applicable development criteria including the City of Tucson Unified Development Code (UDC), Administrative Manual (AM) Section 2-6, and Technical Standards Manual (TSM) sections governing waste management, pedestrian access, hydrology – retention/detention requirements, and all applicable site standards. The following comments must be addressed prior to approval. To help facilitate a timely resubmittal, please provide updated plans and calculations along with a written response to each comment, indicating what action was taken and where the change can be found on the plans. Do not use revision clouds on resubmittal drawings — clouds are reserved for post-permit revisions only. Submit your response letter and updated plan set & reports as separate files. Applicable Code Links for quick/direct reference: City of Tucson Code: https://www.tucsonaz.gov/Departments/Planning-Development-Services/Codes Floodplain Code: https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az/0-0-0-19333 Drainage Manual Link: https://www.tucsonaz.gov/files/sharedassets/public/v/1/pdsd/documents/engineering-code/cot-drainage-manual-searchable.pdf Design standards for Stormwater Detention and Retention Link: https://www.tucsonaz.gov/files/sharedassets/public/v/1/pdsd/documents/engineering-code/updated-retention-detention-manual.pdf City of Tucson Chapter 25: https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az/0-0-0-18593 Site Engineering Review Comments: 1. NOTICE: Until Replatting process has been completed – Site Engineering & Site Zoning will be unable to provide final approval to any permit in review. Applicants are aware of requirements as per General note #11. a. As this issue impacts three properties currently, all properties involved will need to undergo the Final Plat process to replat and formally remove or revise the floodplain encroachment restriction currently set forth by General Note #11. This cannot be accomplished through an administrative waiver or variance alone given the platted note restriction. b. Updated Hydrologic & Hydraulic Studies: As part of the replat process, updated H&H studies will be required for both affected water courses. This must include a formal encroachment analysis to evaluate the impacts of any proposed development within the floodplain limits. c. Erosion Hazard Setback Analysis: An Erosion Hazard Setback (EHS) analysis will also be required to establish appropriate setbacks from the active channel(s) and to ensure that any proposed structures or improvements can be safely located relative to the erosion hazard zone. This is a standard requirement under the City of Tucson's floodplain regulations and will need to be addressed prior to approval. 2. Provide the development package case number (TD-DEV-0626-00147) adjacent to the title block on each sheet of the plan set. [AM 2-06.3.3] 3. As this is intended to be grading permit application for this new SFR, please remove all building construction pages from plan set. a. Leave the cover sheet, Site/Grading plan, landscape plan, & building elevation sheet b. Ensure to revise sheet index provided c. Revise the page marker at the bottom right corner of the sheets – the XX of XX should represent all pages within the development package plan set. 4. The City of Tucson requires that all grading plans have the engineer’s registrant stamp [A.R.S. 32-1121]. For resubmission, ensure that the engineers’ stamp is found on both the cover sheet and grading plan. 5. Grading Plan (Sheet 2) – The Limits of Grading (LOG) are not clearly depicted on the grading plan. The LOG must be shown using a distinct line type to differentiate it from other plan elements and to clearly define the extent of proposed ground disturbance. a. Provide a continuous linework boundary delineating the Limits of Grading across all applicable grading plan sheets. The line type used shall be consistent throughout the plan set. b. Update the legend on Cover Sheet (Sheet 1) to include and define the Limits of Grading line type. All line types, symbols, and keynotes depicted on the grading plans shall be represented in the legend. 6. As current Water surface elevation data is unavailable for Camino Seco Wash, Finished Floor Elevations - Per Tucson City Code § 26-5.2(9),Will need to be determined by the engineer of record. a. The lowest floor — including basement — of any structure within the floodway fringe shall be placed a minimum of one (1) foot above the Base Flood Elevation (BFE). Additionally, per City Code § 26-5.2, prior to the pouring of the first slab or lowest floor installation, the applicant shall submit to the City Engineer a certification by a state-registered land surveyor or professional civil engineer that the elevation of the lowest floor framework is in compliance with the approved elevation, in the form of a FEMA Elevation Certificate (Building Under Construction and Finished Construction). –Provide a drainage statement that includes the following: i. The BFE at the project site as determined from the FIS profile or FIRM. ii. The proposed FFE and a demonstration that it meets or exceeds BFE + 1 foot per § 26-5.2(9). iii. A narrative explaining the methodology used to determine the proposed FFE relative to existing site grades and the regulatory floodplain boundary. 7. Referring to comment #1 - The following floodplain information is required to be shown on the development package documents. Revise all applicable sheets accordingly: [AM 2-06.4.9.N & Chapter 26-8.(b).(5)] a. Depict the 100-year flood limits with associated Water Surface Elevations (WSELs) for all flows of 100 cfs or greater. b. Identify and label determined erosion hazard setback associated with Camino Seco Wash. This information is required to confirm that building pad elevations are set above the design flood elevation and that the proposed development does not create adverse floodplain impacts. 8. Provide a dimensioned cross-section detail transecting the proposed building pad, illustrating the full vertical extent of proposed grading, finished pad elevation, and existing natural ground surface elevations. The cross-section shall include sufficient horizontal and vertical scale, with labeled elevation datums referenced to NAVD 88, to clearly demonstrate the relationship between proposed and existing topography. 9. Provide spot elevations at sufficient density around the perimeter of the proposed structure to substantiate that the Finished Floor Elevation (FFE) complies with the minimum elevation requirement of one foot above determined base flood elevations. Spot elevations shall be provided at all structure corners, at intermediate perimeter points where grade transitions occur, and at the top of pad. All elevations shall be referenced to NAVD 88 and consistent with the benchmark established on the plan set. 10. Provide drainage flow direction arrows across the entire site to delineate high points, low points, and positive drainage patterns. Flow arrows shall demonstrate that all stormwater runoff is conveyed away from the proposed structure and directed solely toward the applicable adjacent Right-of-Way (ROW) or approved drainage easement. Drainage shall not be directed toward adjacent private parcels. Ensure proposed grades reflect a minimum of 5% gradient away from the structure for a minimum horizontal distance of 10 feet [IRC R401.3] 11. In accordance with the final plat for El Rancho Merlita – Ensure to delineate both the: a. 10-foot Easement that exists along the Northeastern property boundary b. 1-foot No Vehicle Access Easement that exists along the Northeastern & Southeastern property boundary c. 10-foot Public utility easement that exists along the frontage of Corte El Rancho Merita Road & along Corte Tomasin 12. Review and revise property boundaries: a. The northern property boundary appears to differ from the Final Plat – revise to align with established dimensions – 128.49’ 13. 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, 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: • Draw and label the path as "Accessible Route" • Provide a minimum clear width of 4 feet with a width call-out on the plans • Note the proposed running slope (must not exceed 5% / 1:20) and cross slope (must not exceed 2% / 1:50) • Identify the accessible entrance the route leads to Acceptable Accessible Route compositions include: • Portland cement concrete (PCC) • Broom Finished concrete • Brick or unit pavers (Only if set on a stable cement base with no gaps exceeding ½”) • Concrete pavers on concrete base (Same joint and evenness requirements as brick) • Flagstone: must be mortared – loose set does not qualify • Any surfaces equivalent in smoothness, hardness, and durability NOTICE: Decomposed granite (DG) is not permitted for required accessible routes, even if compacted |
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| 06/11/2026 | Site Zoning Standard | REQUIRES RESUBMIT | PDSD TRANSMITTAL FROM: Jeffrey W. Cassidy, Planner Planning & Development Services Department – Current Zoning Review Section PROJECT: TD-DEV-0626-00140 – Residential Building – New SFR 2082 N CORTE EL RANCHO MERLITA TUCSON, AZ 85715 (RX-2 Zoning) Site Plan Review – 1st Review TRANSMITTAL DATE: June 11, 2026 This site is in the RX-2 Residence Zone (UDC 4.7.7). A single-family detached residence is a permitted use in this zone (Table 4.8-7). Plan review for the above referenced SFR 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: A. As part of the passing of Ordinance 12219 this past December of 2025, the following landscaping is required for all new single family residential, middle housing development, and accessory dwelling units, as of January 01, 2026, per UDC 7.6.8. https://middle-housing-cotgis.hub.arcgis.com/pages/Residential-Landscaping-Code https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-6131 1. One tree / 1,000 floor area. 2. A 5’-0” wide strip of vegetative groundcover is required within the front yard setback per the calculation below (minus the sections that have a driveway and/or pedestrian sidewalk (from the street sidewalk to the units’ front entrance). Parcels with less than 30 lineal feet of street frontage may place the required ground cover in alternate locations indicated on the site plan. (X Linear feet of Street Frontage) – (Y curb cut width) x (5 Foot Depth) = Z Square Feet of required vegetative groundcover. 3. Plants must be low to very low water use with a hardiness rating of 15 degrees Fahrenheit or lower and non-invasive. Options are listed in Section 5-02.5.0 of the Technical Standards Manual. Exceptions to these criteria or plants that are not listed in Section 5-02.5.0 of the Technical Standards Manual, may be approved by the PDSD Landscape Architect. B. Required landscaping must be located as follows: 1. A minimum of fifty percent of the required canopy trees must be located within the front yard setback area. i. Exception: If site constraints prevent new tree placement in a front yard, five shrubs may be substituted per required tree. Required trees must still be placed elsewhere on the site. Shrubs used as a substitute plant material for the required tree shall range from three feet in height by three feet in width, or larger. Shrubs must follow the relevant spacings from utility lines in section 5 01.5.11of the Technical Standards Manual but can be planted one radius of their mature width from foundations, enclosed sidewalks, sidewalks, and curbs. 2. Trees may be planted at varying distances apart. 3. Required landscaping is not restricted to the first 10 feet onto the property from the existing or future right-of-way line. 4. Newly planted trees must be placed at a minimum distance from existing or proposed City of Tucson-owned or private utility-owned lines, as found in section 5-01.5.11 of the Technical Standards Manual. Tree plantings are not permitted in El Paso Gas Easements or under overhead power lines. 5. Trees shall be placed a minimum of ten feet from the center of the tree trunk to any enclosed structure. 6. Trees shall be placed a minimum of five feet from the back of the sidewalk or curb. If this standard cannot be met, then root barriers are required and must be illustrated on the submitted construction plans. 7. Trees must be planted in a six-to-nine-inch depressed planting area of at least 50 square feet (four-foot radius, or alternatives as proposed) and at least ten feet away from a building foundation. 8. Existing, established trees on property, at least 4 inches trunk diameter at chest height, located at least ten feet from the foundation or with an unobstructed dripline at maturity, shall count toward this requirement. The root systems of existing trees used for this requirement must be protected from soil compaction during construction using perimeter protective fencing around the dripline. Established trees are not required to have a depressed planting area. Existing shrubs and vegetative groundcovers may also be used toward the required landscaping. C. Vegetation shall be established, maintained, and sustained throughout its life in support of the City’s tree count, climate, and walkability goals. Indicate one of the following two options may be used: 1. Drip or bubbler irrigation with backflow protection. A simple irrigation system can be part of the domestic water supply for the residence. 2. Alternate methods, such as rainwater harvesting, hand watering, and greywater systems, as proposed by the property owner and approved by the PDSD Landscape Architect. D. Example Site Plan with Landscape Graphics, etc. https://www.tucsonaz.gov/files/sharedassets/public/v/2/pdsd/documents/plan-samples/full-site-plan_feb2026.pdf https://www.tucsonaz.gov/files/sharedassets/public/v/1/pdsd/documents/plan-samples/full-site-plan-spanish.pdf 2. COMMENT: Additional comments may be forthcoming on the next review based on responses to Zoning and other 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 associated with this permit 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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| 06/11/2026 | CDRC Review Coordinator Express | REVIEW COMPLETED | CDRC added Addressing, TEP, PAG, USPS, and SWG to the workflow. Review request email sent to Addressing. FYI email sent to TEP, PAG, USPS, SWG. CDRC sent FYI email sent to TEP, PAG, USPS, SWG. No further action is required. |
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| 06/11/2026 | External Reviewers - Pima Association of Governments Standard | REVIEW COMPLETED | CDRC sent FYI email sent to TEP, PAG, USPS, SWG. No further action is required. | ||
| 06/12/2026 | External Reviewers - Pima County Addressing Standard | REVIEW COMPLETED | Good afternoon, TD-DEV-0626-00140 does not require review from Pima County Addressing. Thank you, David Wilging Planner I - Addressing Division Pima County Development Services 201 N. Stone Avenue 1st Floor Tucson, Arizona 85701 520-724-6381 |
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| 06/11/2026 | External Reviewers - Southwest Gas Standard | REVIEW COMPLETED | CDRC sent FYI email sent to TEP, PAG, USPS, SWG. No further action is required. | ||
| 06/11/2026 | External Reviewers - Tucson Electric Power (TEP) Standard | REVIEW COMPLETED | CDRC sent FYI email sent to TEP, PAG, USPS, SWG. No further action is required. | ||
| 06/11/2026 | External Reviewers - United States Postal Service (USPS) Standard | REVIEW COMPLETED | CDRC sent FYI email sent to TEP, PAG, USPS, SWG. No further action is required. | ||
| 06/11/2026 | OK to Submit - Zoning Fast | REVIEW COMPLETED | |||
| 07/13/2026 | ROW Engineering Review Standard | REVIEW COMPLETED | Street is private |