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Permit Review Detail

Permit Number: TC-RES-0726-04173
Parcel: 116300060

Review Status: Requires Resubmit

Review Details: RESIDENTIAL NEW DWELLING v.1

Permit Number - TC-RES-0726-04173
Review Name: RESIDENTIAL NEW DWELLING v.1
Review Status: Requires Resubmit
Review Date Reviewer's Name Type of Review Description Status Comments
08/06/2026 Bldg Permits - Post Review Express PENDING ASSIGNMENT
08/04/2026 Fire New Construction Standard REQUIRES RESUBMIT *Per 2024 IFC Appendix B table B105.1, required fire flow needs to be 2250gpm for 2 hours. This requires either actual fire flow data procured from Tucson Water for these fire hydrants or we can assume each fire hydrant supplies 1000gpm. Please show hydrant locations on site plan (or mini map), showing distances from farthest reach of driveway (garage door) to each required hydrant. Since this is a group R-3 occupancy, the max distance to a fire hydrant is 600 feet per 2024 IFC 507.5.1.

*2024 IFC Appendix B table B105.1 states the required fire flow may be cut in half by adding an approved automatic fire sprinkler system throughout the building.

*2024 IFC Appendix D defines fire access road requirements. Some of these requirements is to provide a min 20 feet wide roadway capable of supporting 75,000lbs and any access roadway over 150 feet in length needs to have an approved fire apparatus turn-around. Max fire access road grade is 10%.
08/03/2026 Residential Building REQUIRES RESUBMIT TC-RES-0726-04173
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 includes architectural, plumbing, mechanical, energy conservation and electrical compliance with the 2024 International Residential Code and 2024 International Energy Conservation Code. 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 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 dual clothes washer standpipe with a black connection and a gray line 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

PLANS:

1. Remove all outdated code references, R106.1.1. Incorrect entries were found on sheets A2.1, A3.1, M1.1 & E1.1.
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.
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.
4. The plans do not show compliance with prescriptive braced wall panels, Figure R602.10.1.1 and Table R602.10.5. A performance shear wall design requires a seal by a registered Arizona engineer, R301.1.

MECHANICAL PLANS:

1. Update the Special Condition DS 0290 note with “submitted to Tucson Development Center Online”.
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 water piping with a developed length of not exceed 100 feet from the source of hot water to the furthest fixture, P2905.3.
2. Show the water heater(s) rating/capacity with consistence for the dwelling demand, R106.1.1.
3. Show each gas pipe segment sized in conformance with Table G2413.4(1). The proposed gas pipe sizes are undersized for a 181 foot developed length.

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. Remove the 75 percent limit from note #24.
2. Show the Electric Vehicle Supply Equipment 40 ampere rating at circuit A6/8, N1104.2.1.
3. Include the Electric Vehicle load entry (typically 7680 watts or 32 AMP) in the electrical load calculations (continuous demand) in place of the outdated “future photo voltaic equip” 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. 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
07/31/2026 Residential Engineering REQUIRES RESUBMIT Permit Activity Number: TC-RES-0726-04173 (1st Review)
Project: SFR – Hillside
Location: 3380 W LOST STARR PL
Review Date: 7/31/2026
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.

Site Engineering Review Comments:
1. Site Engineering will be unable to approve permit TC-RES-0726-04173 until the associated Grading permit TD-DEV-0726-00208 is approved and issued by PDSD.
08/06/2026 Residential Zoning REQUIRES RESUBMIT PDSD TRANSMITTAL

FROM: Roxanne Johnston, Planner
PROJECT: TC-RES-0726-04173
3380 W Starr Pl., Tucson, AZ 85745
SFR (1st Review)

TRANSMITTAL DATE: 08/06/2026

This site is located within 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.

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. The Development Package (TD-DEV-0726-00208) must be approved prior to approval of this building permit (TC-RES-0726-04173)

2. Add the address to each page of the plan set.

3. Provide a note on Sheet A1.1 stating that the pool and spa will be permitted separately.

4. Provide a note on Sheet A1.1 stating that the proposed 3’ patio wall will be permitted separately.

5. On Sheet A1.1 list the required perimeter yard setbacks. Per Unified Development Code Table 6.3-2.A, the perimeter setbacks for the R-1 zone are 5’ from the sides and rear and 20’ along the front street, (measured from the property lines).

6. On Sheet A1.1, dimension the distance from SFR to the nearest respective property lines. This has been demonstrated on the west side of the property to the garage, but not for the rest of the SFR.

7. Provide height dimensions for the highest point of all walls and the chimney to ensure compliance with the required 24’ height limit for the Hillside Development Zone per UDC 5.2.7.A.

8. Provide a color pallet on Sheet A1.1. Per 5.2.7.C., all exposed exterior walls and roofs of structures, retaining walls, and accessory structures, except satellite dishes (if proposed at some point), shall be earth tone in color and shall blend with the predominant natural colors found on the lot. Satellite dishes may be black- white is not permitted.

9. 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.

10. Add the the 10’ wide utility easement along Lost Starr Pl as shown on the recorded subdivision for Wildcat Pass found at https://onbase.pima.gov/publicaccess/DS_NextGen_Single/etc/cq/results.html?cqid=240&OBKey__552_1=59041

11. AFTER approval of TD-DEV-0726-00208, submit the following:

a. Revised Site Plan
b. Construction Plans
c. A response letter addressing all staff review comments.
* Please note that approval of the DP overrides comments made for this review of TC-RES-0726-04173.

12. Additional comments may be forthcoming depending on responses to zoning review comments and plans submitted for the next review.

The City of Tucson Unified Development Code may be accessed here: www.tucsonaz.gov/Departments/Planning-Development-Services/Codes/Zoning-Code .

If you have any questions about this transmittal, please contact Roxanne Johnston at roxanne.johnston@tucsonaz.gov
07/30/2026 PDSD Application Completeness Express REVIEW COMPLETED