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Permit Review Detail

Permit Number: TC-RES-1125-05588
Parcel: 106043680

Address:
317 E MOHAVE RD

Review Status: Requires Resubmit

Review Details: RESIDENTIAL NEW DWELLING v.1

Permit Number - TC-RES-1125-05588
Review Name: RESIDENTIAL NEW DWELLING v.1
Review Status: Requires Resubmit
Review Date Reviewer's Name Type of Review Description Status Comments
12/08/2025 Bldg Permits - Post Review Express PENDING ASSIGNMENT
11/26/2025 Residential Building REQUIRES RESUBMIT TC-RES-1125-05588
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 2018 International Residential Code and 2018 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 2018 IRC with amendments and building ordinances for all dwellings. The 2024 IRC will be in effect Jan 1, 2026.

Provide a response letter addressing each comment with location of change on the plans. Submit separate letter and plan set files.

GENERAL COMMENTS:

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 . Show a minimum 300 SF clear solar-ready zone on a roof or framing plan, T103.3.
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. 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 second clothes washer standpipe 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
3. Show compliance with the Electric Vehicle Supply Equipment Ordinance adopted by the City of Tucson Ordinance #11844 on 6/22/2021. 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. Show the location of headers with a schedule or identify compliant header sizes supporting the roof consistent with Table 502.5(1) & R602.7(1).

SECTIONS - DETAILS:

1. Clarify the intent of the eave vent allowance at note #2 on sheet 4. Eave venting is allowed unless the wall is within the fire separation distance to the property line, R302.

PLUMBING PLANS:

1. Show the water heater capacity/rating, P2801.1.
2. Clarify the water heater detail with combustion air openings. A gas heater requires a gas piping schedule and an electric heater does not require air openings. Also, seismic zone B does not require straps. The clearance note C should show a minimum 6”, P2804.6.1.

MECHANICAL PLANS:

1. Provide (an HVAC system with fresh air intake) whole-house mechanical ventilation with controlled exhaust, R303.4; N1103.6 & M1505.4. Identify the device model number providing an adjustable setting and note the minimum continuous setting. A two or three-bedroom dwelling under 1501 SF requires a 45 CFM continuous setting.

ELECTRICAL PLANS:

1. Show the Electric Vehicle Supply Equipment 40 ampere 240-volt dedicated branch circuit with a NEMA 14-50R receptacle, N1104.2.1.
2. Clarify the circuit descriptions including #14.

OUTDOOR LIGHTING CODE

1. Show full cutoff fixtures were located within 25 feet from the property line OLC 401.3.3.

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:
Ken Van Karsen
PDSD-Residential@tucsonaz.gov
City of Tucson Residential Plan Review

Submit a corrected plan set at https://www.tucsonaz.gov/Departments/Planning-Development-Services
11/25/2025 Residential Engineering REQUIRES RESUBMIT Permit: TC-RES-1125-05588
Location: 317 E MOHAVE RD
Review Date: 11/25/2025
Site Engineering Comments:
1. Per the City of Tucson Inclusive Home Design Ordinance: https://www.tucsonaz.gov/files/sharedassets/public/v/1/city-services/planning-development-services/documents/inclusivehomedesignordinance.pdf, all new dwellings and units 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, 403, & 404 of the ADA Accessibility Standards: https://www.access-board.gov/ada/chapter/ch04/

If you have any questions or concerns, please contact
Marco Contreras
Marco.contreras@tucsonaz.gov
12/08/2025 Residential Zoning REQUIRES RESUBMIT PDSD TRANSMITTAL

FROM: Jeffrey W. Cassidy, Planner
Planning & Development Services Department – Current Zoning Review Section

PROJECT: TC-RES-1125-05588 – Residential Building – SFR
317 E Mohave Rd Tucson, AZ 85705 (R-3 Zoning)
Site Plan Review – 1st Review

TRANSMITTAL DATE: December 08, 2025

This site is in the R-3 Residence Zone (UDC 4.7.12). A single-family residence is permitted use in this zone (Table 4.8-2) subject to Use Specific Standards 4.9.7.B.6.

Plan review for the above referenced single-family residence 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 zoning, use(s), legal description, adjacent properties, setbacks (building or wall heights), dimensional standards, property permitting history, density (units/lot size), and lot calculation (enclosed building and structure, parking, and driveway versus overall lot size) requirements. All code references are to the Tucson, AZ Unified Development 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.

PLANS AND ELEVATIONS OR DRAWING SET:

1. COMMENT: The site plan provided is incomplete.

a) Provide a site plan that meets the requirements show in the plot plan example at the following link:

https://www.tucsonaz.gov/Departments/Planning-Development-Services/Permits/Plan-Examples/Plot-Plan-Example

More Specifically:

1) The scale of the site plan and elevations sheets don’t match the dimensions provided. Verify if the drawing graphic itself off and update to match scale listed.

2) The graphics outline of the single-family residence does not match the floor plan on sheet three. Update site plan graphic to be consistent with floor plan. As a result, update square footage and lot coverage numbers on sheet 1.

3) Draw and label all setbacks to demonstrate the siting of the proposed single-family residence will be in compliance. Setbacks for side and rear property lines are 6’ or 3/4 the height of any structure flanking the east, west and north property lines, whichever is distance is greater. The front yard setback is 20’-0” (off E Mohave Rd).

4) Be sure to clearly demarcate graphically, all vehicular use areas (driveway, parking spots). The extent of the driveway is graphically unclear with all the utility graphics in the same vicinity. As a result, update square footage and lot coverage numbers on sheet 1.

5) Label everything that is proposed on the property including walls and/or fences and provide heights measured from above finish grade at various locations along the fence/wall) if applicable.

6) Update parcel number, legal description, subdivision name, book and page numbers, township-section and range per Pima County’s website https://gis.pima.gov/maps/detail.cfm?&parcel=106043680

7) Update property square footage to match plat – 8,972 sf.

8) Measure square footage of every enclosed structure on site and driveway/vehicular use area and input into lot coverage calculation table.

9) Provide missing dimension from centerline of E Mohave Rd to curb (per provided plot plan sample).

10) Provide missing dimension from curb to property line (per provided plot plan sample).

11) Provide missing zoning labels on north and south of this parcel (R-3)

2. COMMENT: As a follow up to Residential Engineering comment #3, zoning acknowledges a permit have been submitted for the parcel 106043690 (Lot 2) to the south and west of this parcel. To avoid having to submit for and meet Development Package requirements, demonstrate how parcel 106043690 (Lot 2) will be physically separated from parcel 106043690 (Lot 1) whether it be through a wall, fence, etcetera. Draw, dimension and label the separation type, material and height.

3. COMMENT: Per Section 7-01.0.0 of the UDC Technical Standards Manual and the City of Tucson Inclusive Home Design Ordinance (https://www.tucsonaz.gov/files/sharedassets/public/v/1/city-services/planning-development-services/documents/inclusivehomedesignordinance.pdf ), 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 (or apron), sidewalk, or street to an accessible entrance. Ensure the route meets accessibility standards as articulated in Sections 402-404 of the ADA Accessibility Standards (https://www.access-board.gov/ada/chapter/ch04/). See TSM 7-01.4.3 for specifications, including slope and composition materials.

4. COMMENT: Additional comments may be forthcoming on the next review based on responses to Zoning and other the PDSD reviewer comments.

RESUBMITTAL OF THE FOLLOWING IS REQUIRED:

1. Corrected building permit
2. Provide a detailed response letter with your submittal that clearly shows how you have addressed all Zoning comments.
3. Resubmit ALL documents (all drawings in sheet index)

To resubmit visit Tucson Development Center at https://tdc-online.tucsonaz.gov/#/home

Instructions for resubmittal - https://www.tucsonaz.gov/files/sharedassets/public/v/1/pdsd/documents/tdc-faq/old-pdfs/double-old/resubmittals.pdf

If you have any questions about this transmittal, please contact jeffrey.cassidy@tucsonaz.gov

The Unified Development Code (UDC) can be found at: https://www.tucsonaz.gov/Departments/Planning-Development-Services/Codes/Zoning-Code
11/24/2025 PDSD Application Completeness Express REVIEW COMPLETED