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Permit Review Detail

Permit Number: TC-RES-0126-00471
Parcel: 116300610

Review Status: Requires Resubmit

Review Details: RESIDENTIAL NEW DWELLING v.2

Permit Number - TC-RES-0126-00471
Review Name: RESIDENTIAL NEW DWELLING v.2
Review Status: Requires Resubmit
Review Date Reviewer's Name Type of Review Description Status Comments
05/28/2026 Residential Zoning APPROVED
05/29/2026 Bldg Permits - Post Review Express PENDING ASSIGNMENT
05/28/2026 Residential Building REQUIRES RESUBMIT TC-RES-0126-00471
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 T1.1 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. 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.
2. 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 for Gray Water Illustrations
3. Buildings with floor area exceeding 3000 square feet require a registered engineer design, ARS 32-144.A.4.
SITE PLAN:
1. Show the utility meters and lines from the utility source to the building, R106.1.1. Note the electrical line location approved by TEP https://www.tep.com/construction-applications/#apply Show the location of sewer HCS coordinated with Pima County Wastewater https://www.pima.gov/1766/Wastewater-Reclamation

2. Show the adopted 2024 IRC code reference on sheet T1.1.
PLANS:
1. Remove all outdated code references, R106.1.1. Incorrect entries were found on sheets S1.0 note #1 of General, Masonry, and Rough Carpentry, S3.1 note #1, S4.1 Framing Notes, M-1.1 note #B and D, P-2.1 notes #1, 4, 10, and 11, & E-1.2 note #1, 3 and 10.
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 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.
4. Provide a complete R602.10 compliant braced wall panel design, or provide an engineer’s calculation, design and seal for shear wall placement.

SECTIONS - DETAILS:
1. Clarify if retaining walls are required, R106.1.1.

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 four-bedroom dwelling greater than 3000 SF requires a 90 CFM continuous setting.

PLUMBING PLANS:
1. Show the water piping developed length not exceeding 100 feet from the source of hot water to the furthest fixture, P2905.3.

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 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.
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

4. Provide GFCI protection for receptacle outlets and HVAC equipment installed after September 1, 2026. E3902.14.
Please contact the plans reviewer if you have any questions: Kenneth.VanKarsen@tucsonaz.gov
City of Tucson Residential Building Safety
05/29/2026 Residential Engineering REQUIRES RESUBMIT Permit Activity Number: TC-RES-0126-00471 (1st Review)
Project: New SFR – Environmental Resource Zone (ERZ), Hillside Development Zone (HDZ), Starr Pass HOA
Location: 3167 W SPARKLING STARR DR – Lot 61
Review Date: 5/29/2026
Reviewer: Marco Contreras – Engineering Associate - Site Engineering

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.
Applicable code links:
• https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-3213 - Hillside UDC
• https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-10384 - TSM 2
• https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-11798 - TSM 9.1 - Hillside Grading
• https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-3917 - UDC 5.7 ERZ

Site Engineering Review Comments:
The property, located at 3167 W SPARKLING STARR DR, is located within the WILDCAT PASS subdivision. As such additional requirements and permits will be required for all development proposed for this property.
1. The property and subdivision are subject to Hillside Development Zone (HDZ) Design standards. As such, for the new residence, an associated Grading permit (Development Package on TDC) will be required for submission and approval prior to the issuance and approval of any residential building permits. Refer below for grading plan expectations. This is required per the Zoning overlay HDZ for the area, as well as per final plat general note #9 & 10 per WILDCAT PASS
2. As the property is located within Starr Pass HOA – Approval from the HOA Design board will be required at time of grading permit submission and should be included in resubmission of this current building permit.
3. In accordance with General note #11, an associated floodplain use permit is required for the proposed new development. At time of submission for the grading permit, a floodplain use permit will be submitted on the behalf of the applicant internally.

The Grading plan submittal shall include:
• Regulatory Compliance: Demonstrate compliance with TSM 2-01.0.0 and TSM 9-01.0.0 (HDZ standards).
• Existing Conditions: Depict existing topography with 1- or 2-foot contour intervals; include benchmark and datum reference (NAVD 88).
• Proposed Grading: Show proposed contours and/or spot elevations throughout the site, including finished grade elevations at all building corners, parking areas, and drainage structures.
• Limits of Disturbance (LOD): Delineate the full extent of all proposed grading, including all drainage-related improvements.
• Cut & Fill Quantities: Provide total area of disturbance (sq. ft.) and total cut and fill volumes (Earthwork Table).
• Average Natural Cross Slope (ACS): Provide ACS calculations per TSM 9-01.3.0.
• Hillside Drainage Management: Address interceptor drain/swale design per TSM 2-01.10.0 as applicable.
• Regulated Area Delineation: Clearly depict the 100-year floodplain limits, Protected Riparian Area (PRA), and Erosion Hazard Setback (EHS) on the grading plan in a surveyable manner.
• Engineer of Record: Include signed and sealed Engineer of Record stamp and signature block.

SUMMARY OF KEY DESIGN CONSIDERATIONS:
✓ Maintain all proposed improvements entirely outside of the 100-year floodplain boundary.
✓ Maintain all proposed improvements entirely outside of the delineated Erosion Hazard Setback (EHS).
✓ Identify and delineate all regulated areas on submitted plans in a surveyable manner.
✓ Obtain Starr Pass HOA Design Review Board approval prior to or concurrent with grading permit submission.
✓ Engage a licensed Arizona Civil Engineer early in the design process to address HDZ, ERZ, and floodplain requirements.

If you have any questions or concerns, please contact Marco Contreras at Marco.contreras@tucsonaz.gov
05/28/2026 Fire New Construction Standard REVIEW COMPLETED
05/28/2026 PDSD Application Completeness Express REVIEW COMPLETED