Permit Review Detail
Review Status: Requires Resubmit
Review Details: RESIDENTIAL NEW DWELLING v.1
Permit Number - TC-RES-0426-01769
Review Name: RESIDENTIAL NEW DWELLING v.1
Review Status: Requires Resubmit
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 04/28/2026 | Bldg Permits - Post Review Express | PENDING ASSIGNMENT | |||
| 04/17/2026 | Fire New Construction Standard | REQUIRES RESUBMIT | The total area under roof is 5,138 sq.ft. This requires a fire flow of 2,000 gpm (IFC 24, B105). Please provide an additional hydrant within 600' of the residence or a fire sprinkler system to meet this requirement. Questions: patricia.shelton@tucsonaz.gov / 520.837.7082 |
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| 04/16/2026 | Residential Building | REQUIRES RESUBMIT | TC-RES-0426-01769 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 T1.0 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/Building-Codes 1. Buildings with floor area exceeding 3000 square feet require a registered engineer design, ARS 32-144.A.4. 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 . Show a minimum 300 SF clear solar-ready zone on a roof or framing plan, T103.3. 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 sewer HCS coordinated with Pima County Wastewater, R106.1.1. https://www.pima.gov/1766/Wastewater-Reclamation PLANS: 1. Remove all outdated code references from sheet A2.0, R106.1.1. 2. 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. MECHANICAL PLANS: 1. Provide demand calculations in accordance with Manual J/S/D standards, M1401.3, M1601.1. 2. Identify the device model number providing an adjustable setting and note the minimum continuous setting for providing whole-house mechanical ventilation, R303.4; N1103.6 & M1505.4. PLUMBING PLANS: 1. Show an individual accessible water supply shut off and water heater for the proposed dwelling unit, P2903.9.1. 2. Show water piping with a developed length of not exceed 100 feet from the source of hot water to the furthest fixture, P2905.3. 3. Show the water heater rating/capacity for consistence with the electrical circuit size, R106.1.1. ELECTRICAL PLANS: 1. 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. 2. 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. 3. Remove receptacles from the exterior face of island 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. 4. 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 OUTDOOR LIGHTING CODE 1. Show compliance with the City of Tucson Outdoor Lighting Code with an approved lighting calculation in accordance with OLC 401. Clarify the location and lamp rating of fixture type C. 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 |
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| 04/28/2026 | Residential Engineering | REQUIRES RESUBMIT | Permit Activity Number: TC-RES-0426-01769 (1st Review) Project: SFR Location: 2081 N CORTE EL RANCHO MERLITA Review Date: 4/28/2026 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. Site Engineering Review Comments: The property located at 2081 N CORTE EL RANCHO MERLITA carries significant challenges/concerns that will need to be addressed prior to the issuance of any building permits. 1. This property located at 2081 N CORTE EL RANCHO MERLITA is located almost entirely within a FEMA AE floodplain associated with the ROBB Wash and will require the submission of a separate floodplain use (FPU) permit application with Elevation Certificate a. The FPU permit is a separate permit that can be submitted within the sub-records of this residential permit through TDC Online. 2. Records for the property show a historical grading permit TD-DEV-0323-00187 and FPU permit TE-FPU-0423-00159. Unfortunately, it appears no official work was completed related to the grading permit and the permit was allowed to expire, as such a new grading permit will be required. a. In accordance with the City of Tucson floodplain code/ordinance, a Development Package (Grading Permit) required due to development within a Floodplain. Tucson Code chapter 26, section 26-8.3.b and 26-8.d.2 As the Grading will be taking place within the floodplain, a civil engineer will need to stamp the associated grading plans to verify the necessary fill pad dimensions required. The grading plan should also address all hillside related requirements including ACS calculations, total area of disturbance, and cut/fill quantities. All subsequent site plans and grading plans shall have the limits and surface elevations associated with the floodplain delineated. 3. NOTICE: Per General Note # 11 – Encroachment into the floodplain cannot be allowed – further discussion will need to take place in order to resolve the issues associated with the property in question. It is suggested that you reach out directly to the Site Engineering team to further discuss potential next steps. 4. Site Engineering will be unable to approve permit TC-RES-0426-01769 until the associated FPU permit and associated grading permit are approved and issued. It is recommended that the FPU and grading permit process be started and achieve approval and issuance prior to the resubmission of this permit to ensure no project delays and review overlap. If you have any questions or concerns, please contact Marco Contreras at Marco.contreras@tucsonaz.gov & Dylan.Molina@tucsonaz.gov |
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| 04/23/2026 | Residential Zoning | REQUIRES RESUBMIT | PDSD TRANSMITTAL FROM: Jeffrey W. Cassidy, Planner Planning & Development Services Department – Current Zoning Review Section PROJECT: TC-RES-0426-01769 – Residential Building – SFR 2081 N CORTE EL RANCHO MERLITA TUCSON, AZ 85715 (RX-2 Zoning) Site Plan Review – 1st Review TRANSMITTAL DATE: April 23, 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 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: 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 7.6.10. https://middle-housing-cotgis.hub.arcgis.com/pages/Residential-Landscaping-Code 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. 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 2. 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/files/sharedassets/public/v/2/pdsd/documents/plan-samples/full-site-plan_feb2026.pdf Specifically: A. Provide landscape graphics and associated notes. B. Refer to Pima County’s website https://gis.pima.gov/maps/detail.cfm?&parcel=133073330 to locate and provide the parcel number, legal description, subdivision name, book and page numbers, township-section and range, sequence number on the plot plan. C. Draw, label and dimension all property lines, (provide property line lengths) and all the missing easements to be reflective in the property title report. Refer to Pima County’s website https://maps-and-records.tucsonaz.gov/subdivisions/details/MP-61018&20060880559 sheet 002. D. As a result of not producing a site plan with property line lengths, a lot coverage calculation table was not provided. Per UDC Article 6.4.3.C.1.a roofed areas, porches, open on at least one side are NOT included in the calculation and per UDC Article 6.4.3.B.3.b Vehicular use areas, measured within the outside edges of any area allocated to vehicle use, whether improved or unimproved, are included in the lot coverage. Calculate (measure) square footage of every enclosed (NOT open structures like a porch, ramada, carport) structure on site and all vehicular use area (driveway, parking, turnaround, backup) and input into lot coverage calculation table. A carport would be calculated under vehicular use area. E. Draw and label front N CORTE EL RANCHO MERLITA. F. Provide RX-2 zoning labels on all four sides of this parcel. G. Label 20’-0” setback graphic. H. Update Inclusive Home note on the T1.0 sheet to not include ‘Pima County’. 3. COMMENT: Per the City of Tucson Inclusive Home Ordinance 10463: 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, sidewalk, or street to an accessible entrance. Ensure the route meets accessibility standards as articulated in Sections 402-404 of the Accessibility Standards. See also TSM 7-01.4.3 for specifications, including the minimum 4ft-width, slope and permissible composition materials. Plans submitted post January 1st 2026– 2017 ICC A117.1 with Supplement 1 Accessible and Usable Buildings and Facilities 4. 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 |
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| 04/15/2026 | PDSD Application Completeness Express | REVIEW COMPLETED |