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Permit Review Detail

Permit Number: TC-RES-0926-05006
Parcel: 136122950

Review Status: Requires Resubmit

Review Details: RESIDENTIAL ADD/ALT v.1

Permit Number - TC-RES-0926-05006
Review Name: RESIDENTIAL ADD/ALT v.1
Review Status: Requires Resubmit
Review Date Reviewer's Name Type of Review Description Status Comments
09/18/2026 Bldg Permits - Post Review Express PENDING ASSIGNMENT
09/16/2026 Residential Building - Standard REQUIRES RESUBMIT TC-RES-0926-05006
PLAN REVIEW COMMENTS

Plan review for the above referenced structure has been completed. This letter reflects comments to be addressed. Provide a separate Comment Response Letter when submitting updated plans. Facilitate 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 revisions.

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.

PROVIDE A COMPLETE PLAN SET showing all proposed alterations to the building with 2024 code compliance.

Place the current reference code on 1st sheet of the plan set. Combine the site plan with the construction plans and place sheet numbers on each page.

Construction plans require minimum code compliance for approval. The submitted plans are not compliant as documented with these comments and require alteration before approval.

Provide a separate response letter addressing each comment with location of change on the plans.

Provide a clear and concise construction plan set. Sample drawings are available for understanding details. Sample plans at https://www.tucsonaz.gov/Departments/Planning-Development-Services/Permits/Residential-Permits

SITE PLAN:

1. Show the utility meters and lines from the utility source to the building, R106.1.1. Identify the utility lines requiring upgrade or replacement for supplying the demand of the proposed dwelling.
2. Show the proposed and altered structure dimensions and area.

PLANS:

1. Show the functional name of each existing adjacent room, R106.1.1. Existing bedrooms with removed windows require code compliance for egress, R310. Include any alteration of door or window openings between existing and proposed rooms.
2. Provide a Roof Framing Plan with dimensions showing the beams sized for supporting live and dead structural loads (Table R602.7(3)) or provide an engineer’s calculation, design, and seal for a performance design when minimum sizes are not code compliant with the IRC, R301.1.

SECTIONS - DETAILS:

1. Show the minimum 12”x12” by 12” deep #4 reinforced footing in undisturbed ground supporting each carport post with 1” gap post base hardware, R403.1 & R507.4.1.
2. Show carport roof sheathing and fastening in compliance with Table R602.3 (1) or note open joist without sheathing loads.
3. Provide a wall section detail with (#4 rebar) reinforced 12” x 12” reinforced foundations for anchoring exterior framed (insulated) walls with pressure treated sills including ½” anchor bolts with 7” embedment, R403.1.6.
4. Specify water-resistive barrier over the wood-based sheathing, R703.2.
5. Show exterior wood siding, sheathing and wall framing with a 6” clearance above the ground (R317.1 item 5). The weep screed may extend with a minimum clearance 4” above grade or 2” above paved areas, R703.7.2.1.
6. Clarify the placement of ceiling/roof insulation for determining the need for attic ventilation, R806. Attic space outside of the thermal barrier requires a ventilation calculation for showing the attic vent opening size using 1 to 150 of attic area in compliance with R806.2 or 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. Identify the ventilation requirements and insulation types for complying with the condensation control issues.
7. Clarify if the carport is freestanding or structurally connected to a dwelling. Note the location and size of any ledger anchorage to a load bearing wall, R606.11. Show the removal of any stucco behind the ledger.
8. Identify all fasteners for wind loading compliance. Show roof (uplift resistance) fasteners (H2.5) with appropriate uplift capacity, R802.11 amended.

MECHANICAL PLANS:

1. Show the HVAC system size for the enclosed garage in accordance with M1401.3, M1601.1. Required for habitable rooms, R325.8.

PLUMBING PLANS:

1. Show any plumbing alteration.

ELECTRICAL PLANS:

1. Show a smoke alarm in the bedroom and outside the doorway in the immediate vicinity with an electrical circuit, R314.3.
2. Designate the circuit number at the location of each proposed light fixture, receptacle, appliance, and equipment disconnect switch, R106.1.1.
3. Show at least one wall switch controlled light or outlet in all habitable rooms and outdoor entrances or exits, E3903.3.
4. Interior 15A & 20A circuits serving outlet locations (except garage, kitchen, and bathrooms) including receptacles, lights, and smoke detectors require combination type arc-fault circuit interrupters, E3902.16. Add notation to plans.

OUTDOOR LIGHTING CODE

1. Show the proposed fixture as full cut-off FCO style or provide an Outdoor Lighting Calculation including all exterior fixtures on the property for determining exterior lighting limits. Show full cutoff fixtures were located within 25 feet from the property line OLC 401.3.3.

If you have any questions, please contact:
Kenneth.VanKarsen@tucsonaz.gov
City of Tucson Residential Building Safety
09/16/2026 Residential Engineering REQUIRES RESUBMIT Review Date: 09/16/2026
Reviewer: John Mounsey – Engineering Associate - Residential Engineering
Reviewer Contact: John.mounsey@tucsonaz.gov

Residential Engineering comments are as follows:
1. Provide a revised site plan. Include all details as listed in the Basic site plan requirements [lot dimensions, distance from lot lines, structure height, etc] (example included on page 3): [https://www.tucsonaz.gov/Departments/Planning-Development-Services/Permits/Plan-Examples/Site-Plan-Examples] If utilities are planned then the “Full” site plan is required.
2. With the next submittal, please submit the following:
a. Revised Site plan
b. Response letter explaining how all staff comments have been addressed.
https://www.tucsonaz.gov/files/sharedassets/public/v/2/pdsd/documents/plan-samples/basic-site-plan_feb2026.pd

Refer to Pima County Information for parcel information: https://gis.pima.gov/maps/detail.cfm?&parcel=136122950
09/18/2026 Residential Zoning REQUIRES RESUBMIT PDSD TRANSMITTAL

FROM: Roxanne Johnston, Planner

PROJECT: TC-RES-0926-05006
2626 S Black Moon Dr., Tucson AZ 85730
Carport & Enclosed Garage (1st Review)
Ref: CE-VIO00626-02732

TRANSMITTAL DATE: 09/18/2026

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. Provide a site plan that meets the Full site plan requirements (example included on page 3): https://www.tucsonaz.gov/Departments/Planning-Development-Services/Permits/Plan-Examples/Site-Plan-Examples

Lot dimension information for Lot 9 of the Pace East subdivision (which contains approx. 1,932 sf) can be found at: https://onbase.pima.gov/publicaccess/DS_NextGen_Single/etc/cq/results.html?cqid=240&OBKey__552_1=24028

2. For the next submittal, please include the following:
a. Revised site plan containing all information shown in the link provided in Comment 1, above
b. Construction plans
c. Comment Response Letter addressing all staff comments.

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

If you have any questions about this transmittal, please contact Roxanne Johnston at roxanne.johnston@tucsonaz.gov
09/11/2026 PDSD Application Completeness Express REVIEW COMPLETED