Permit Review Detail
Review Status: Requires Resubmit
Review Details: RESIDENTIAL NEW DWELLING v.1
Permit Number - TC-RES-0726-04191
Review Name: RESIDENTIAL NEW DWELLING v.1
Review Status: Requires Resubmit
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 08/20/2026 | Bldg Permits - Post Review Express | PENDING ASSIGNMENT | |||
| 08/04/2026 | Residential Building | REQUIRES RESUBMIT | TC-RES-0726-04191 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 July 1, 2009, require a solar photo-voltaic system, or future installation preparation City of Tucson Ordinance #10549 and 2024 IRC appendix NB. Label a double breaker space “For Future Solar Electric” on the panel schedule opposite end from the main/supply side. 2. 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. 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. 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. 2. 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. 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 the Electric Vehicle Supply Equipment with a 240-volt dedicated branch circuit, N1104.2.2. 2. Specify the Electric Vehicle NEMA 14-50R receptacle at a parking area, N1104.2.1. 3. Show a surge-protective device (SPD) as an integral part of or placed immediately adjacent to the service equipment, E3606.5. 4. 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. 5. 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. Please contact the plans reviewer if you have any questions: Kenneth.VanKarsen@tucsonaz.gov City of Tucson Residential Building Safety |
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| 08/20/2026 | Residential Engineering | REQUIRES RESUBMIT | Permit: TC-RES-0726-04191 Location: 3162 W STARR GALAXY DR Review Date: 8/20/2026 A Comment Response letter is required. Please address all reviewer’s comments in a separate document with all required documents for resubmittal. 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 Residential Engineering Review Comments: 1. The property, at 3162 W STARR GALAXY DR, is located within the Wildcat Pass subdivision. Adherence to code regulation and additional permits are required for the proposed development at this property. For reference, please see the Final Plat here: https://onbase.pima.gov/publicaccess/DS_NextGen_Single/etc/cq/results.html?cqid=240&OBKey__552_1=59041 2. The property and subdivision are subject to Hillside Development Zone (HDZ) Design standards. An associated Grading Permit (applied for on TDC-Online.tucsonaz.gov) will be required for submission and approval prior to the issuance of this building permit. Refer below for grading plan expectations. (This is required per the Zoning Overlay HDZ for the area, and noted on sheet 1 of 8, GENERAL NOTES #9 & 10 per WILDCAT PASS Final Plat.) 3. Include on A 1.0 the height of the structure in same location as FOOTPRINT and FFE; height must adhere to HDZ requirements. 4. Properties located within Starr Pass HOA – approval from the HOA Design Board will be required at time of submission of the Grading Permit. 5. In accordance with General note #11, an associated floodplain use permit is required for the proposed new development. At time of submission of the Grading Permit, a floodplain use permit will be applied on behalf of the applicant internally. This is a final plat floodplain use permit and will be issued and approved when all related permits are submitted. 6. Please provide the dimensions and easements on sheet 7 of 8: Keynote 4 – 10’ PUBLIC UTILITY EASEMENT BY THIS PLAT; Keynote 5 – PRIVATE DRAINATE EASEMENT BY THIS PLAT. 7. Keynote U, “Riprap Drainage Swale” on sheet A 1.0 either not shown or needs to be identified on the site plan. Provide the slope of riprap in a detail page. 8. Driveway slope – Provide the proposed slope (%) for the driveway, including the maximum grade and any grade breaks. Confirm the proposed slope complies with the applicable maximum driveway grade. The submitted Grading Permit shall include or address the following: 9. Regulatory Compliance: Demonstrate compliance with TSM 2-01.0.0 and TSM 9-01.0.0 (HDZ standards). 10. Provide the following general note on the plans: The parcel and this project are subject to Hillside Development Zone Overlay Standards and grading requirements. AM 2-06.4.2.F & TSM 9-01.1.2.5.E 11. Engineer of Record: Include signed and sealed Engineer of Record stamp and signature block. 12. Existing Conditions: Depict existing topography with 1- or 2-foot contour intervals; include benchmark and datum reference (NAVD88). 13. Limits of Disturbance (LOD): Delineate the full extent of all proposed grading, including all drainage-related improvements. 14. Cut & Fill Quantities: Provide total area of disturbance in acres and total cut and fill quantities (CY) in an Earthwork Table. 15. Average Natural Cross Slope (ACS): Provide ACS calculations. TSM 9-01.3.0 16. Hillside Drainage Management: Address interceptor drain/swale design paved interceptor drains shall be installed along the top of all cut slopes where the tributary drainage area above slopes toward the cut and has a drainage path greater than 40 feet measured horizontally. Interceptor drains shall be paved with a minimum of three inches of concrete or gunite and reinforced. They shall have a minimum depth of 12 inches and a minimum paved width of 30 inches measured horizontally across the drain per TSM 2-01.10.0. Ensure this is addressed regarding drainage from the West/Southwest. 17. Provide drainage flow direction arrows across the entire site to delineate high points, low points, and positive drainage patterns. Flow arrows shall demonstrate all stormwater runoff is conveyed away from the proposed structure and directed solely toward the applicable adjacent Right-of-Way (ROW) or approved drainage easement. Drainage shall not be directed toward adjacent private parcels. Verify proposed grades reflect a minimum of 5% gradient away from the structure for a minimum horizontal distance of 10 feet. IRC R401.3 18. 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. Please add cross-section detail to demonstrate changes between existing and proposed conditions, see following comments: 19. Cross-section detail – North side of SFR – Provide a N-S cross-section detail of the proposed SFR and site disturbance area. Provide details for the following: a. Compliant clearance distance between the residence and all adjacent grading cuts and walls. b. Existing versus proposed elevations. c. Wall and grading section details of: 18” High Painted Stucco CMU Terrace Wall, 18” High Painted CMU Planter Wall, and 18” Hight Painted Stucco CMU Retaining wall as noted in Keynotes on Sheet A 1.0. 20. Cross-section detail – south side of driveway entry – Provide a E-W cross-section detail of the proposed drainage crossing. Provide detail for the following: a. Existing versus proposed elevations. b. Applicable erosion protection (including length, width and slope). c. Vertical separation between underground piping and top of driveway. 21. Provide a construction reference and/or construction detail for what appears to be proposed headwalls at the driveway entrance. 22. Note: more comments may arise during the Grading Permit review. This is not a comprehensive list of comments, however, the above comments highlight the next steps for progressing through the Grading Permit review. The Grading Permit must be approved prior is this building permit’s approval/issuance. If you have any questions or concerns, please contact Dylan Molina. Dylan.Molina@tucsonaz.gov |
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| 08/10/2026 | Residential Zoning | REQUIRES RESUBMIT | PDSD TRANSMITTAL FROM: Roxanne Johnston, Planner PROJECT: TC-RES-0726-04191 3162 W Starr Galaxy Dr., Tucson, AZ 85745 SFR & Detached Outdoor Kitchen, Firepit & Lounge (1st Review) TRANSMITTAL DATE: 08/10/2026 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. Add the 10’ utility easement along W Starr Galaxy Dr. & S. Starr Sky Dr. as shown and noted on Sheet 7, Keynote 4 of the final plat for Wildcat Pass. 2. Add a note to Sheet A1.0 that the spa will be permitted separately. 3. Label the structures shown in the utility easement. These appear to be gate columns or similar structures, located on Sheet A1.0 on either side of the driveway and the NE corner of the lot. 4. Calculate total lot coverage and provide the percentage of this as discussed under Unified Development Code (UDC) 6.4.3.B., this includes all enclosed buildings and vehicular use areas dived by the total lot area. Total Lot Coverage does not include covered patios and porches. 5. With the next submission, please submit the following: a. Revised site plan b. Construction plans c. A response letter addressing all staff review comments. 6. 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 |
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| 08/04/2026 | Fire New Construction Standard | REVIEW COMPLETED | |||
| 08/03/2026 | PDSD Application Completeness Express | REVIEW COMPLETED |