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Permit Review Detail

Permit Number: TC-RES-0126-00341
Parcel: 11921002B

Review Status: Requires Resubmit

Review Details: RESIDENTIAL NEW DWELLING v.1

Permit Number - TC-RES-0126-00341
Review Name: RESIDENTIAL NEW DWELLING v.1
Review Status: Requires Resubmit
Review Date Reviewer's Name Type of Review Description Status Comments
02/10/2026 Bldg Permits - Post Review Express PENDING ASSIGNMENT
02/11/2026 Residential Engineering PENDING ASSIGNMENT Permit: TC-RES-0126-00341
Location: 2604 S MISSION RD
Review Date: 2/10/2026
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 the minimum 4ft-width, slope and composition materials.
2. Draw, dimension and label recorded legal access to parcel 11921002B on site plan, along with sequence number. It appears the primary access is from parcel 118-07-010A seq#19992450003
3. The proposed ADU will require a separate building permit, please clarify project scope of work on plans.
If you have any questions, please contact me.
Corey Hines
Corey.Hines@TucsonAZ.gov
01/29/2026 Residential Building REQUIRES RESUBMIT TC-RES-0126-00341
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 2024 International Residential Code and 2018 International Energy Conservation Code. The 2024 International Energy Conservation Code takes effect July 1st. 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.

Place the reference code on sheet C1 rather than throughout the plans.

Provide a separate response letter addressing each comment with location of change on the plans.

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

1. 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.
2. 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.
3. 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
4. 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.

SITE PLAN:

1. Show the location of the water meter, R106.1.1.
2. Show the location of sewer HCS coordinated with Pima County Wastewater, https://www.pima.gov/1766/Wastewater-Reclamation
3. Show a two-way cleanout at the building exterior, at 100’ intervals and at change of direction exceeding 135 degrees, P3005.2.
4. Provide a copy of any utility easement agreement.

PLANS:

1. Remove all outdated code references, R106.1.1. Incorrect entries were found on sheets C1, A1, M1 & E1.
2. Provide a minimum 6 mil polyethylene vapor retarder with joints lapped not less than 6 inches is required 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 - NOTES:

1. Update the Square Footages on sheet A1.
2. Show exterior wood siding, sheathing, water-resistive barrier and wall framing with a 6” clearance above the ground (R317.1 item 5). Update the 4” entry at detail #7 sheet S3.
3. Attic space requires a ventilation calculation for showing the attic vent opening size using 1 to 150 of attic area in compliance with R806.2 or venting of 1 to 300 of attic area if both gable and eave vents are balanced.

PLUMBING PLANS:

1. A ¾” plastic water pipe has a maximum supply fixture value of 14 units for controlling flow rates at 17 GPM, Table P2903.7(1). Show an appropriate supply pipe size between the building shut-off valve and the water heater.
2. Show the water heater rating/capacity, P2801.1.
3. Show each gas pipe segment sized in conformance with Table G2413.4(1) or update keynote #14 sheet C1 with a statement that gas appliances are not connected.

MECHANICAL PLANS:

1. Provide demand calculations in accordance with Manual J/S/D standards, M1401.3, M1601.1.
2. 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 two or three-bedroom dwelling greater than 1500 SF requires a 60 CFM continuous setting.
3. Provide makeup air when exhausting more than 200 cubic feet per minute, M1502.6.

ELECTRICAL PLANS:

1. Designate the circuit number at the location of each light fixture, receptacle, appliance, and equipment disconnect switch, R106.1.1.
2. Provide a panel schedule showing panel size, circuit numbers, ampacity, wire size and general description, E3404.13 & E3706.2.
3. Specify high-efficacy luminaires with an efficacy not less than 45 lumens per watt or lamps with efficacy not less than 65 lumens per watt (LED devices), N1104.1. Update the High Efficacy note.
4. 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.
5. Specify the Electric Vehicle NEMA 14-50R receptacle at a parking area, N1104.2.1.
6. Show a surge-protective device (SPD) as an integral part of or placed immediately adjacent to the service equipment, E3606.5.
7. 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.
8. Remove work surface receptacles from the face of island and peninsular cabinets where below the countertop. Either provide a vertical assembly listed for countertop (work surface) mounting, or a raceway terminated within the cabinet for future assembly installation, E3901.4.
9. 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. Provide GFCI protection for receptacle outlets and HVAC equipment after September 1, 2026. E3902.14.
11. Interior 15A & 20A circuits serving outlet locations (except garage, kitchen, and bathrooms) including receptacles, lights, and smoke detectors require combination type arc-fault circuit interrupters, E3902.16. Provide notation.

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:
Kenneth.VanKarsen@tucsonaz.gov
City of Tucson Residential Building Safety
02/04/2026 Residential Zoning REQUIRES RESUBMIT PDSD TRANSMITTAL

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

PROJECT: TC-RES-0126-00341 – Residential Building – SFR
2604 S MISSION RD TUCSON, AZ 85713 (R-1 Zoning)
Site Plan Review – 1stReview

TRANSMITTAL DATE: February 04, 2026

This site is in the R-1 Residence Zone (UDC 4.7.8). A single-family residence is permitted use in this zone (Table 4.8-2) subject to Use Specific Standards 4.9.7.B.5 - .9 for 1 unit; 4.9.7.B.1 - .9, & .11 for 2 units (min. 10,000 sq ft lot size required).

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.

1. COMMENT: The access into the site, per the drawing is indicated to be at the northwest corner of the property onto and through parcel 118-07-010A. However, there is a recorded access and utility easement for this parcel, through parcel 119-21-002A. Draw, label recorded sequence number (20041520035) and dimension this access easement on this parcel and briefly through parcel 119-021-002A to make it clear where the vehicle and utility access is coming from. This may take some coordinating with the owner of parcel 119-021-002A as it appears they have built a structure over this easement.

2. COMMENT: An Accessory Dwelling Unit (ADU) is drawn and labeled giving the impression it is part of this permit. A Single-Family residence (SFR) requires a approved C of O before we approve an ADU permit, separately. You can keep the graphic outline but label as ‘for reference only’ and demarcate the scope of SFR with a bold/dashed square graphic labeling and point the ‘the project’ label to this graphic.

3. COMMENT: Starting in 2026, the following landscape and irrigation requirements apply to all new residential units (SFR’s, ADU’s, Duplexes):

A. One tree / 1,000 floor area and 50% of the tree requirement must be located in the front yard. New trees require a depressed planting area (to contain water from irrigation).

B. Ensure proposed tree locations provide a minimum of 10’-0” from the mature size dripline to any adjacent utilities and 5’-0” away from any paved sidewalks and vehicular use areas.

C. A 5’-0” wide strip of groundcover is required along the street frontage (minus the sections that have a driveway and/or pedestrian sidewalk (from the street sidewalk to the units’ front entrance).

D. Provide an additional notation regarding the sizes of ALL trees and plant material and are selected from the Arizona Department of Water Resources (ADWR) approved plant list. Plant material selection must include those that are non-invasive, require low or very low water use/drought tolerant and are hardy below 15 degrees. Minimum 15-gallon size for all trees and 1-gallon for all ground cover.

E. Add a note that “All plant material must be maintained, including irrigation, in perpetuity by the owner”.

4. COMMENT: 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.

5. 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 (all drawings in sheet index)

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
01/26/2026 PDSD Application Completeness Express REVIEW COMPLETED