Permit Review Detail
Review Status: Requires Resubmit
Review Details: RESIDENTIAL NEW DWELLING v.1
Permit Number - TC-RES-0626-03525
Review Name: RESIDENTIAL NEW DWELLING v.1
Review Status: Requires Resubmit
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 07/14/2026 | Bldg Permits - Post Review Express | PENDING ASSIGNMENT | |||
| 07/06/2026 | Residential Building | REQUIRES RESUBMIT | TC-RES-0626-03525 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. 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. 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 and 2024 IRC appendix NB. Show the clear solar-ready zone on a roof or framing plan with a minimum 1-1/4” capped roof penetration routed to the electrical service panel. Label a double breaker space “For Future Solar Electric” on the panel schedule opposite end from the main/supply side. 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. Property with 200 to 400 SF of available distribution area requires piping for one gray water fixture, and a property with over 400 SF requires complete compliance. Include two clothes washer standpipes, one with an above grade stub-out, and one to the building drain; also provide gray drain-line discharge of all second story bathing fixtures through an exterior-wall drop for future gravity distribution. Include an aliened purple colored 2” or 3” vertical drop to a cleanout cap 2’ above grade. The homeowner may perform system alteration for future gray water usage. Or notate “Gray water provision not required when property has less than 200 SF available for gray water distribution.” Add the appropriate detail found at the web site: https://www.tucsonaz.gov/Departments/Planning-Development-Services/Building-Safety/Water-Energy-Conservation Gray Water Illustrations SITE PLAN: 1. Show the utility meters and lines from the utility source to the dwelling, R106.1.1. 2. Each dwelling building requires a street address and a separate permit, R319. Show Pima County assigned unit numbers at each dwelling on the site plan. PLANS: 1. Remove all outdated code references, R106.1.1. Incorrect entry found on sheet A1 safety glass note. 2. Show a maximum ½” floor elevation changes at a notated accessible route entrance on the floor plan, R106.1.1. 3. Provide a minimum 6 mil polyethylene vapor retarder with joints lapped not less than 6 inches 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: 1. 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. Clarify the ceiling/roof insulation detail showing the air-impermeable rigid insulation material adhered to either side of the roof sheathing along with the batt insulation at detail #12, sheet D1. MECHANICAL PLANS: 1. Provide demand calculations in accordance with Manual J 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. 3. Provide makeup air of not less than 100 square inches where a clothes dryer is placed in a closet, M1502.6.1. PLUMBING PLANS: 1. Remove the septic system note from the waste riser diagram, R106.12.1. ELECTRICAL PLANS: 1. TEP may require the service panel for the property at the closest building to the service transformer. A service line change or a new meter location must be coordinated with TEP for approval. Show an underground feeder from a new metered service panel to the more distant dwelling. 2. 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 90% note. 3. 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. 4. Show a surge-protective device (SPD) as an integral part of or placed immediately adjacent to the service equipment, E3606.5. 5. Remove receptacles from the exterior 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, E3901.4.2. 6. 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. OUTDOOR LIGHTING CODE 1. Show full cutoff fixtures were located within 25 feet from the property line OLC 401.3.3. Remove flood/spot lamp fixtures. 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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| 07/07/2026 | Residential Engineering | REQUIRES RESUBMIT | Permit Activity Number: TC-RES-0626-03525 (1st Review) Project: Rebuilding SFR - demolition TC-DMO-1024-00244 Location: 1911 E HAWTHORNE ST Review Date: 7/7/2026 Reviewer: Marco Contreras – Engineering Associate - Site Engineering Reviewer Contact: Marco.contreras@tucsonaz.gov Related cases: Plan review for the above referenced structure has been completed. This letter reflects comments to be addressed to ensure final approval from Site Engineering. To help speed up your resubmittal and facilitate shorter review timelines, please include a response letter along with your updated plans and any supporting calculations. In your response letter, address each comment individually and explain what changes were made and where they can be found in the plans. Please do not mark or highlight changes in the drawings at this stage — revision markups are only used after a permit has been issued. Submit your response letter and updated plan set as two separate files. Site Engineering Review Comments: 1. 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. The current plans to no reference a material nor show a connection to ROW sidewalk or Parking area proposed. Ensure dimension the path at the minimum 4-feet required. 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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| 07/14/2026 | Residential Zoning | REQUIRES RESUBMIT | PDSD TRANSMITTAL FROM: Claire Leighou, Planner PROJECT: TC-RES-0626-03525 1911 E HAWTHORNE ST Guest House (1st Review) TRANSMITTAL DATE: 7/14/26 Please resubmit revised drawings with a detailed response letter stating how all Zoning Review Section comments were addressed. This site is located in the R-1 zone (UDC 4.7.8). A single-family residence is a permitted use in this zone (Table 4.8-2) subject to Use Specific Standards 4.9.7.B.5 -.9. Comment: Please provide landscaping details on the plan upon next submission. Per UDC 7.6.8.A, all new single family, middle housing, and accessory dwelling unit development requires the following landscaping: One canopy tree for every 1,000 square feet of gross floor area. Vegetative groundcover is required within the front yard setback per the calculation below. (X Linear feet of Street Frontage) - (Y Curb cut width) x (5 Foot Depth) = Z Square Feet of vegetative groundcover Parcels with less than 30 linear feet of street frontage may place the required groundcover in alternate locations indicated on the site plan. Additional details on landscaping requirements may be found in the zoning code here: https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-6131 The list of allowable trees/groundcover plants may be found here: https://www.azwater.gov/sites/default/files/media/TAMA2015LWUPL_0.pdf The Unified Development Code (UDC) can be found at: https://www.tucsonaz.gov/Departments/Planning-Development-Services/Codes/Zoning-Code If you have any questions about this transmittal, please contact Claire Leighou at claire.leighou@tucsonaz.gov. Thank you! |
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| 07/02/2026 | PDSD Application Completeness Express | REVIEW COMPLETED |