Microfiche records prior to 2006 have not been completely digitized and may not be available yet on PRO. If you cannot find what you are looking for please submit a records request.

Permit Review Detail

Permit Number: TC-RES-0626-03543
Parcel: 116300080

Review Status: Requires Resubmit

Review Details: RESIDENTIAL NEW DWELLING v.1

Permit Number - TC-RES-0626-03543
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
07/02/2026 Residential Building REQUIRES RESUBMIT TC-RES-0626-03543
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.

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. 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. 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
3. Show compliance with the Electric Vehicle Supply Equipment Ordinance adopted by the City of Tucson Ordinance #11844 on 6/22/2021 and 2024 IRC appendix NE. 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.

PLANS:

1. Buildings with floor area exceeding 3000 square feet require a registered engineer design, ARS 32-144.A.4. Place a registrant seal on the plans
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.
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.

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. 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. Update detail # 5 & 6 on S-7.

MECHANICAL PLANS:

1. Remove the Pima County guidance note.
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. Show a dryer vent size and location for venting to exterior, M1501.

ELECTRICAL PLANS:

1. Update the Riser Diagram showing the appropriate service ampacity, NEC 225.30 and E3403.
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 note #E-8.
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. Specify the Electric Vehicle NEMA 14-50R receptacle at a parking area, N1104.2.1.
5. Show a surge-protective device (SPD) as an integral part of or placed immediately adjacent to the service equipment, E3606.5.
6. 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.
7. 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.

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
07/07/2026 Residential Engineering REQUIRES RESUBMIT Permit Activity Number: TC-RES-0626-03543 (1st Review)
Project: SFR
Location: 2012 S TWINKLING STARR DR
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. 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 2012 S TWINKLING 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:
✓ Identify and delineate all regulated areas on submitted plans in a surveyable manner.
✓ Obtain Starr Pass HOA Design Review Board approval prior to grading permit submission.
✓ Engage a licensed Arizona Civil Engineer early in the design process to address HDZ, ERZ, and floodplain requirements.
07/08/2026 Residential Zoning REQUIRES RESUBMIT PDSD TRANSMITTAL

FROM: Erick Bieber
Planning & Development Services Department – Zoning Review Section

PROJECT: TC-RES-0626-03543 – Residential Building
2012 S Twinkling Starr Dr, Tucson, AZ 85745
New Dwelling Permit (1st Review)

TRANSMITTAL DATE: July 8th, 2026

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 & .12

RESUBMITTAL OF THE FOLLOWING IS REQUIRED: Correct plans, as noted in the comments below, along with a response letter indicating how all Site Zoning comments were addressed.

1. (Comment) Per Residential Engineering’s comments, a Grading permit (Development Package) will need to be approved before zoning can approve any residential building permits as the property is within a Hillside Development Zone.

2. (Comment) The site plan provided is not complete. Please view the following link for the full list of requirements: https://www.tucsonaz.gov/Departments/Planning-Development-Services/Permits/Plan-Examples/Site-Plan-Examples
This includes but is not limited to the following:
a. Indicate the zoning and any zoning overlays that apply of the property
b. Include a lot coverage calculation indicating total square footage of the lot, total square footage of all enclosed structures, and total vehicle use area square footage.

3. (Comment) Add a note indicating “Per Tucson UDC 5.2.7.C., All exposed exterior walls and roofs of structures, retaining walls, and accessory structure, except satellite dishes, shall be earth tone in color and shall blend with the predominant natural colors found on the lot or parcel. Satellite dishes may be black. White is not permitted.”

To learn more about the new residential landscaping code, please visit the following link: https://middle-housing-cotgis.hub.arcgis.com/pages/Residential-Landscaping-Code

The Unified Development Code (UDC) can be found at: https://www.tucsonaz.gov/Departments/Planning-Development-Services/Codes/Zoning-Code

For questions regarding Zoning comments, please contact me at: Erick.Bieber@tucsonaz.gov
07/14/2026 Fire New Construction Standard REVIEW COMPLETED
07/01/2026 PDSD Application Completeness Express REVIEW COMPLETED