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Permit Review Detail
Review Status: Requires Resubmit
Review Details: RESIDENTIAL NEW DWELLING v.1
Permit Number - TC-RES-0126-00471
Review Name: RESIDENTIAL NEW DWELLING v.1
Review Status: Requires Resubmit
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 02/11/2026 | Residential Zoning | APPROVED | |||
| 02/18/2026 | Bldg Permits - Post Review Express | PENDING ASSIGNMENT | |||
| 02/05/2026 | Fire New Construction Standard | REQUIRES RESUBMIT | Please provide an additional fire hydrant or fire sprinklers to meet the fire flow requirements of IFC 24, B105. Questions: patricia.shelton@tucsonaz.gov |
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| 02/05/2026 | 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. 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 SITE PLAN: 1. Show consistent square footage entries on sheet C1 & A3.1. 2. Update or remove notes #1, 3 & 7 on C1 for Oro Vally construction. PLANS: 1. Remove all outdated code references, R106.1.1. Incorrect entries were found on sheets T1.1, A3.2, S1-1, S1.0, S3.1, S4.1, M-1.1, P-2.1, & E-1.2. 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. Identify each wall line needed for enclosing a complete rectangle with sides no greater than 60’, Figure R602.10.1.1. Place these lines no further than 4’ from an actual parallel wall, so that corners are no further than 10’ from a “qualifying” braced wall panel. Show interior braced wall panels with foundation anchor bolt connection to bottom plates, R602.10.8.3 and R403.1.6, and roof connections, R602.10.8.2. 5. Show braced wall panel compliance for (narrow) framed walls with a garage door opening, Table R602.10.5. For prescriptive braced wall structures show a portal frame with hold-downs PFH method, Figure R602.10.6.2, or a portal frame at garage door PFG method, Figure R602.10.6.3, or a continuously sheathed portal frame CS-PF method, Figure R602.10.6.4. SECTIONS - DETAILS: 1. Provide an engineer’s calculation, design and seal for retaining walls with unbalanced fill exceeding 48 inches measured from the bottom of foundation, R404.4. Add the engineer seal to sheet S2-1. 2. 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. 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/S/D standards, M1401.3, M1601.1. 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 four-bedroom dwelling greater than 3000 SF requires a 90 CFM continuous setting. PLUMBING PLANS: 1. Show water piping with a developed length of not exceed 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 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 |
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| 02/18/2026 | Residential Engineering | REQUIRES RESUBMIT | Permit: TC-RES-0126-00471~~ Location: 3167 W SPARKLING STARR DR Review Date: 2/18/2026 Engineering Comments: 1. This parcel is subject to a Hillside Development Zone defined by Tucson UDC 5.2.5, therefore a grading plan is required. The grading plan is a separate permit called a development package (DP) and must be applied for through TDC online. 2. The grading plan shall include average cross slope calculations, drainage patterns and any existing and proposed grading (i.e. spot elevations, cut/fill quantities, area of disturbance, grading profile. top/bottom of slope). Please refer to Tucson Administrative manual Sec. 2-06.4.0 for grading plan content requirements. 3. This parcel is near the Cholla wash. Draw, dimension and label the wash and erosion hazard setbacks on site plan. This is a designated wash, a hydrology report may be required to determine floodplain limits and protected riparian areas. 4. Per the final plat, a floodplain use permit (FPU) is required for this lot. This will require the submission of a Floodplain use permit. Please start a new FPU at our permit application web page: https://tdc-online.tucsonaz.gov/#/home. The FPU permit is a separate permit that can be submitted within the sub-records tab of this building permit on TDC online. 5. 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 2017 ICC A117.1 Sections 402-403, including the minimum 4ft-width, slope and composition materials. 6. If this property is part of Starpass HOA, include HOA approval with next submission. 7. Engineering approval will require resubmission of updated plans and HOA approval to this permit after approval of related FPU and DP permits. Corey Hines Corey.Hines@TucsonAZ.gov |
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| 02/04/2026 | PDSD Application Completeness Express | REVIEW COMPLETED |