Residential Permits

Residential additions are reviewed for compliance with the 2018 International Residential Code

Residential additions may include an addition onto the house, or a detached Ramada, garage, shed or the structures built on a residential property.

Below is a list of items expected to be provided on a set of construction documents. 

  Cover sheet

• Plan index
• Code Edition
• Job title and address
• Square footage of livable, garage and porch
• Name and contact information of person responsible for the design

Deferred Submittals

• List all items to be deferred with a note stating, "The deferred items will not be installed until the Town of Oro Valley has reviewed and approved the deferred items."

Site Plan 

• Projects requiring more than 1,000 square feet of grading will need to incorporate the Type 1 Grading Permit information into the site plan
• Draw plans to 10 or 20 scale
• Topography (slope of land), show existing and proposed, for lots with significant hills or slopes
• Show existing easements or other site specific limitations
• Distance from the property lines to the addition
• Distance from the addition to other structures if the addition is a detached structure

• Please note that once the foundation forms are established, which is prior to pouring concrete, the nearest property line(s) must be located and clearly marked in the field, typically with staking and string line. 

  It is strictly the responsibility of the property owner and/or the person doing the work to ensure that structures are accurately located according to the approved plans.

  Please be aware that Town of Oro Valley inspectors do not verify location of property lines when inspecting construction. Exact property line locations cannot be determined without a land survey conducted by a registered Land Surveyor. If an owner/contractor has any doubt as to the exact location of a property line and associated setbacks, it is their responsibility to obtain a survey prior to construction. Failure to adhere to approved setbacks may require structures to be moved at the owner’s expense.

Site walls

• Show proposed site or retaining walls
• Heights of walls 
• Engineering will be required for site walls over 6' or retaining walls over 4'

Floor Plan

• Dimensions
• Room uses labeled
• Window and door schedules
• Fire rated separation

Foundation Plan

• Dimensioned layout
• Footing size details, reinforcement, etc.
• Anchors and hold downs
• Engineered post tension slab is applicable

Framing Plan

• Plan view of structural components: Beams, trusses, headers and connection details (specify hangers)
• Size, spacing, species and grade of materials
• Truss layout and engineered design - if applicable
• Stud wall size and center spacing - indicate all braced wall locations
• Ventilation calculations and roof vent locations on the roof

Elevation and Section Views

• Heights of ceiling
• Existing and proposed grade
• Height of new structure from the ground to the highest roofline point
• If the new structure is a detached building, add a note stating the height of the main house 

• A project consisting of a new building(s) that will be within 1’ of the maximum allowable height requires two elevation certifications during the course of the project. 

  A pad and building height certification is required to confirm the building will not exceed the maximum allowable heights.   

  These certifications must be completed by a registered Land Surveyor and shall consist of the following: 

  1. Stated elevation and certification that the finished constructed building pad elevation is per the approved plans (this is done after the dirt pad has been graded but prior to concreate pour)
  2. Stated elevation and certification that the constructed top of roof height is per the approved plans and does not exceed the maximum allowable building height (this is done after roof nailing and exterior wall sheathing but prior to drying in of the roof)

  The attached certification form(PDF, 204KB) is to be used by the land surveyor.  

Energy Conservation Code Compliance

• Provide calculations according to 2018 IECC. Comcheck is available at www.energycodes.gov

Mechanical Plan

• New heating and cooling units including capacity, location and demand or input.
• Provide combustion air and flue sizes for all liquid and solid fuel burning appliances including size, types and opening location
• Circulating return air ducts and supply sizes and size/location of all condensate drains
• Provide exhaust fans to outside from bathrooms and similar rooms if not supplied by natural ventilation
• Show screening of new outdoor mechanical equipment.

Plumbing Plan

• Indicate location, size and material of all piping, drainage waste and vent and water piping with developed length
• Location and size of gas piping with developed length and appliance demands
• Location and demand of water meters and gas meters. Size and location of pressure and temperature water heater relief. Location and size of water heater, combustion air and flue.
• Locations of clean-outs, water shut off and pressure reducing valves
• List residential water pressure
• Existing demands and developed lengths may be required depending on project complexity 
• Water supply and drainage fixture unit calculations (pressure at meter)

Electrical Plan

• Plan view showing outlets, lights and circuits
• Panel schedule with circuits, overcurrent device and wire size
• Submit load calculations & service size

Outdoor lighting

• Minor Additions are defined as projects that propose a less than twenty-five percent (25%) cumulative additions or structural modifications, see OVZCR 27.5.B.3.  An outdoor lighting plan is not required for minor additions but new fixtures must comply with the current code.  
  
  • Wall mounted fixtures shall not exceed 9’ in height from finished grade to the center of the luminaire
  • Flood or spot lamps shall be installed within a housing and aimed no higher than 45 degrees to the horizontal (halfway between straight down and straight to the side) when the source is visible from any adjacent property
  • If the new fixtures are fully shield then additional regulations may not apply.  Submit cut sheet of light to verify shielding and the amount of lumens the fixture emits.
  • If the new fixtures are unshielded then the following will apply:
    • Each unshielded fixture is limited to a maximum of 2000 lumens.
    • All unshielded light fixtures including seasonal decorations shall be turned off between 11:00 p.m. and sunrise

• Major additions are defined as twenty-five percent (25%) or more cumulative addition or structural modification, see OVZCR 27.5.B.2. Provide a calculation of code compliance which shall include the following information submitted in table format (see lighting calculation table example):
•  Size (acreage) of the property
  • Lighting Zone and Option from OVZCR 27.5.E.2 and table 27-5
  • Total lumens allowed on the property (shielded & unshielded)
  • Total Lumens used on the property(shielded & unshielded) 
  • ID number or letter of each outdoor fixture
    • Identify the fixtures as shielded, unshielded or recessed
    • Quantity of fixture and lumens each fixture emits
    • Include fixtures that are exempt per code and label those fixtures with the code section allowing exemption
  • Wall mounted lights must not exceed 9’ in height per OVZCR 27.5.F.4

Fire Sprinklers

• Determine if fire sprinklers are required by contacting Golder Ranch Fire District at 520-818-1017
  • If fire sprinklers are required: 
    • Include in the plans or indicate of they will be deferred on the cover sheet
    • Hydraulic calculations
• Smoke detectors will be required for alterations or addition as applicable in bedrooms, halls and basements

Special Inspection Certificates are required for certain items

• Post tensioned slab, Concrete >2500 psi, Slender Masonry
• Some ICFs, Field Welding, High-Strength Bolts, Misc.

 Plan review is 10 business days

Prior to issuance of the permit, the following documents must be submitted to the Town:

• Proof of sewer connections fees paid to Pima County may be required if applicable
• Valuation of project cost breakdown provided to the Building Official for review and approval 
• Payment of all permit fees - staff will contact you when the fees have been determined

Permit Issuance

• Permits are issued electronically
• The person responsible for the permit (applicant, contractor or homeowner), must print one full size set of:
  • Permit  
  • Stamped approved construction plans
  • Supporting documents such as Calculations, Soils Reports, Special Inspector Reports, Energy Reports, etc.
• All of the above listed documents must be on the construction site in paper format and available for the building inspectors
• Failure to provide the approved paper documents on the job site for the inspector may result in a failure of inspections

  (PDF, 2MB)

A permit is required to install a replacement heating and cooling unit (HVAC)

The intent  is to verify the replacement equipment is compliant with the 2018 International Energy Conservation Code (IECC) or 2018 International Residential Code (IRC).

1. Required documents:  Manual J, S and D calculations from an Air Conditioning Contractors of America (ACCA).  Manual J, S and D calculations shall be sized in accordance with ACCA. Manual J shall be based on building loads calculated in accordance with ACCA Manual J or other approved heating and cooling calculation methodologies.

2.  Plan review days: 10 business days

3. Average costs of permit:  $48.95 for a HVAC split system or single heat pump, $25.45 for each additional unit.  Permit costs could vary due to complexity of a specific project.

4. Submit the plans using the Customer Portal.  Select the Residential option and the Mechanical Trade permit.

Prepare your project for electronic submittal by doing the following: 

All documents must be in PDF format

The security level in the PDF must allow the Town to apply stamps, markups and ultimately approvals on the document

Do not mix portrait and landscape pages in the same document. Rotate all pages the same direction

Submit plans using the Customer Portal

Permit Issuance

Permits are issued electronically

The person responsible for the permit (applicant, contractor or homeowner), must print, in color, one full size set of:

• Stamped approved documents

The documents must be on the construction site in paper format and available for the building inspectors.

Failure to provide the approved paper documents on the job site for the inspector may result in a failure of inspections. 

Vehicle Charging Stations are manufactured and listed as required by the 2017 Edition of the National Electrlc:11I Code Article 625.

Provide the following information in the construction plans

Site Plan

• Show the location of the charging station
• Show the location of the electrical panel

Specifications

• Charger design
• UL listed information including the electrical materials, devices, fittings and associated equipment
• Some charging stations will require venting.  Please show in the plans.

Electrical Plans

• One line diagram that includes conductors, conduit sizes, types and over-current protection
• Electrical load calculations if a new 240 volt circuit is added
• If the UL listed charging station and electric vehicle only requires a 120 volt plug in receptacle, no Permit is required

Prepare your project for electronic submittal by doing the following: 

All documents must be in PDF format

The security level in the PDF must allow the Town to apply stamps, markups and ultimately approvals on the document

Do not mix portrait and landscape pages in the same document. Rotate all pages the same direction

Submit plans using the Customer Portal

Plan review is 10 business days. 

Permit Issuance

Permits are issued electronically

The person responsible for the permit (applicant, contractor or homeowner), must print one full size set of:

Stamped approved construction plans

Supporting documents such as Calculations

All of the above listed documents must be on the construction site in paper format and available for the building inspectors.

Failure to provide the approved paper documents on the job site for the inspector may result in a failure of inspections. 

Custom homes plans are reviewed for compliance with the 2018 International Residential Code

Notice to applicant:

It is the applicant / owner’s responsibility to ensure all private rules and regulations of the subdivision are adhered to.  Contact your HOA or property management to determine applicable requirements.

Use the "Apply for a Permit" instruction tab and provide the following information:

Cover sheet

• Plan index
• Code Edition
• Job title and address
• Square footage of livable, garage and porch
• Name and contact information of person responsible for the design

Deferred Submittals

• List all items to be deferred with a note stating
• "The deferred items will not be installed until the Town of Oro Valley has reviewed and approved the deferred items

Site plan 

• Drawn to 10 or 20 scale
• Topography, existing and proposed
• Distance from the property lines to the new buildings
• Include Oro Valley General Notes for Grading
• Finish floor elevation and Pad elevation (tied to monument or benchmark)
• Define the grading limits which is the entire area that is proposed to be disturbed for this project. 
• Plant Salvage: Within the defined grading limit area, indicate which plants will be saved in place, removed from the site or salvaged for transplanting elsewhere on the lot. Show those plants with the standard icons and a corresponding a list of the plant types and quantity (OVZC 27.6.B.).  
• Prior to approval of the Plant Salvage plan, a preliminary inspection will confirm the conditions of the plants depicted on the plans represent the actual conditions on the site.
•  A limits of grading and plant salvage inspection is required as the first inspection on the lot after the permit is issued. The inspector will confirm the grading limits are defined on the lot and the plants are tagged as indicated on the plans. 

•  Landscape plan if applicable according to OVZC Chapter 27 table 27-13.  See Landscape Plan for custom homes on this web page. 

• Location Verification:  Please note that once the foundation forms are established, which is prior to pouring concrete, the nearest property line(s) must be located and clearly marked in the field, typically with staking and string line. 

• Grading Permit:  Be sure to view the Type I Grading Permit requirements.  Input "Grading" into the search box on the website to locate.

  It is strictly the responsibility of the property owner and/or the person doing the work to ensure that structures are accurately located according to the approved plans.

  Please be aware that Town of Oro Valley inspectors do not verify location of property lines when inspecting construction. Exact property line locations cannot be determined without a land survey conducted by a registered Land Surveyor. If an owner/contractor has any doubt as to the exact location of a property line and associated setbacks, it is their responsibility to obtain a survey prior to construction. Failure to adhere to approved setbacks may require structures to be moved at the owner’s expense.

Walls

• Show proposed site or retaining walls
• Heights of walls 
• Engineering will be required for site walls over 6' or retaining walls over 4'

Floor plan

• Dimensions
• Room uses labeled
• Window and door schedules
• Fire rated separation
• Cabinet and fixture locations

Foundation Plan

• Dimensioned layout
• Footing size details, reinforcement, etc.
• Anchors and hold downs
• Engineered post tension slab is applicable

Framing Plan

• Plan view of structural components: Beams, trusses, headers and connection details
• Size, spacing, species and grade of materials
• Sealed truss layout and engineered design.  Shop drawing of approval of project engineer of truss layout and design.
• Stud wall size and center spacing
• Ventilation calculations and roof vent locations on the roof

Elevation 

• Show all sides of the house
• Show existing and proposed grade
• Height of house from grade to highest point

• A project consisting of a new building(s) that will be within 1’ of the maximum allowable height requires two elevation certifications during the course of the project. 

  A pad and building height certification is required to confirm the building will not exceed the maximum allowable heights.   

  These certifications must be completed by a registered Land Surveyor and shall consist of the following: 

  1. Stated elevation and certification that the finished constructed building pad elevation is per the approved plans (this is done after the dirt pad has been graded but prior to concrete pour)
  2. Stated elevation and certification that the constructed top of roof height is per the approved plans and does not exceed the maximum allowable building height (this is done after roof nailing and exterior wall sheathing is complete but prior to drying in of the roof)

  The attached certification form(PDF, 204KB) is to be used by the land surveyor.  

Section Views

• Heights of ceiling, drops and roof members
• Label all framing members and show connection details

Energy Conservation Code Compliance

• Provide calculations according to 2018 IECC. Comcheck is available at www.energycodes.gov

Mechanical Plan

• Include any new heating and cooling units, their capacity, location and demand or input
• Include furnace combustion air and flue sizes, circulating return air ducts and supply sizes and size and location of all condensate drains. Existing demands may be required depending on the complexity of the project.
• Show required screening of ground and rooftop units

Plumbing Plan

• Indicate location, size and material of all piping, drainage waste and vent and water piping w/ developed length. Location and size of gas piping with developed length and appliance demands. Location and demand of water meters and gas meters. Size and location of pressure and temperature water heater relief. Location and size of water heater, combustion air and flue. Locations of clean-outs, water shut off and pressure reducing valves.
• List residential water pressure
• Existing demands and developed lengths may be required depending on the complexity of the project
• Water supply and drainage fixture unit calculations

Electrical Plan

• Plan view showing outlets, lights and circuits
• Panel schedule with circuits, overcurrent device and wire size
• Submit load calculations & service size

Outdoor lighting

• Outdoor lighting is reviewed for compliance with the Oro Valley Zoning Code section 27.5.
• A calculation of code compliance shall include the following information submitted in table format: 

• Size (acres) of property    
• Lighting Zone from OVZCR 27.5.E.2
• Lighting Option used from table 27-5
• Allowed lumens (shielded & unshielded)
• Lumens used (shielded & unshielded) 
• Luminaire Schedule:
• ID number or letter of each outdoor fixture 

• Identify the fixtures as shielded, unshielded or recessed
• Mean lumens per fixture
• Quantity of each fixture
• Include fixtures that are exempt per code and label those fixtures with the code section allowing exemption

• Include height of lights fixtures. Ensure compliance with the OVZCR 27.5.F.1 thru 5

Fire Sprinklers

• Is fire flow available?  
• (IFC 2018; Appendix B-Table B105.1) for minimum required fire flow and flow duration, based on square footage (IFC 2018 Amended B105.1)  
• If fire sprinklers are required provide hydraulic calculations. This can be deferred.  
• If any questions, call Golder Ranch Fire at 520-818-1017

Special Inspection Certificates are required for certain items

• Post-tensioned slab, Concrete >2500 psi, Slender Masonry
• Some ICFs, Field Welding, High-Strength Bolts, Misc.

Additional documentation

• Engineering calculations 
• Truss calculations 
• Soils reports that relates to the foundation design.  If over 1 year old, provide a sealed statement from the Engineer that conditions have not changed.
• All engineered documents must be signed and sealed

Plan review is 20 business days

Prior to issuance of the permit, the following documents must be submitted to the Town:

• Proof of sewer connections fees paid to Pima County may be required if applicable
• Valuation of project cost breakdown provided to the Building Official for review and approval 
• Payment of all permit fees - staff will contact you when the fees have been determined

Permit Issuance

• Permits are issued electronically
• The person responsible for the permit (applicant, contractor or homeowner), must print one full size set of:
  • Permit 
  • Stamped approved construction plans
  • Supporting documents such as Calculations, Soils Reports, Special Inspector Reports, Energy Reports, etc.
• All of the above listed documents must be on the construction site in paper format and available for the building inspectors
• Failure to provide the approved paper documents on the job site for the inspector may result in a failure of inspections

Jobsite Inspection Readiness

A scheduled pre-construction meeting/inspection with your assigned building inspector is required on all multi-family, complex and custom residential projects. See the Jobsite Inspection Readiness(PDF, 285KB) bulletin

If the power to the house has been shut off for more than six months, you will need a Building Permit and site inspections prior to Tucson Electric Power granting a reconnection.  Here is what you will need:

 Use the "Apply for a Permit" instruction tab and verify the following before scheduling the reconnection inspection:

• Verify that all switch and receptacle cover plates are installed
• Replace broken switch or receptacle devices
• All light and ceiling fan fixtures need to be installed or blank covers added to outlets
• All smoke alarm detectors need to be in place
• Verify that exterior receptacle covers are in place (weather resistant type)
• Verify that there are lights in place at all exits
• Check AC fuse sizes (must be as specified on name plate rating)
• Plug any unused openings in the main electrical panel (listed plug types, not taped)
• Check for unusual or abandoned wiring (such as removal of a hot tub) which will have to be safely terminated or removed
• Check for installations that appear to have been added by homeowners (possibly without permits) such as open wiring on exterior of buildings
• Check the electrical service panel to verify that circuit breakers are in place (must be from the same manufacturer). 
• Circuits need to be identified for their use (i.e. Kitchen, AC, etc.)

Permit processing is usually a 24 to 48 hours

Prior to issuance of the permit staff will contact you when the fees have been determined

Permit Issuance

• Permits are issued electronically
• The person responsible for the permit (applicant, contractor or homeowner), must print one full size set of:
  • Permit 
  • Stamped approved construction plans
  • Inspection card (white paper is acceptable)
• All of the above listed documents must be on the construction site in paper format and available for the building inspectors
• Failure to provide the approved paper documents on the job site for the inspector may result in a failure of inspections

 Access to the property, electrical panel and interior of the building or buildings must be provided for inspection

Plant Salvage and Landscape Oro Valley Zoning Code Section 27.6.

This document was created to assist customers with creating a plant salvage and landscape plan for their custom home site.

The entire landscape code can be found online in the zoning code, chapter 27.6. 

Plant Salvage, Mitigation and Landscape Plan:

Please include the following items for a new custom home lot submittal or for a residential project that requires a grading plan.  This information may be shown on the grading plan but providing a separate plant salvage and separate landscape sheet may result in a less cluttered easier to read plan.

• Entire lot 
• Show all existing and proposed improvements (house, pool, driveway, etc.)
• Show and label the entire area to be graded a.k.a. the grading limit line

Plant Salvage and Mitigation will be required for the entire area to be graded:

The property owner/project manager will need to tag the plants on the site prior to the first inspection.  The first inspection will verify the plants have been properly marked and limits of grading identified on the site. 

Some plants are required to be preserved in place, salvaged or replaced. Explanation of those plants are included later in this document.

• Identify plants that are to remain in place and define how those plants will be protected during construction
• Identify the plants that are to be salvaged
• Show the proposed new locations of the salvaged plants
• Identify the plants that are designated to be destroyed
• Show the location of the replacement (mitigated) plants.  Those plants can be placed anywhere on the lot.
• List the tagging colors of the identified plants. Common colors are White = Remain in place, Red = Destroy, Blue = Salvage
• Provide a table listing the plants to be salvaged, destroyed or kept in place within the grading area.

Plant salvage and mitigation sample table:

Plant Salvage and Mitigation Standards:

Any tree, shrub, or cactus that meets the salvage criteria as salvageable but is designated to be destroyed shall be replaced on a one-to-one (1:1) ratio of the same species and size as that destroyed.

Five (5) understory plants from the supplemental Arizona Department of Water Quality native plant list will be planted with every replacement tree.

Any tree, shrub, ocotillo or cactus that meets the salvage criteria shall be salvaged and either relocated on site or utilized on another site within the town.

The following standards shall apply to any protected native plant (OVZC Addendum C Table C-1 and C-2(PDF, 249KB)) salvaged, removed from the site, or destroyed:

• Trees: A minimum caliper of three (3) inches, or protected multiple trunk plants with a three (3) inch combined caliper measurement of the three (3) largest trunks, taken one (1) foot from ground level
• Cactus: All protected cacti and ocotillos. (see below for specific Saguaro standards)

Criteria for preserving a plant in place or salvaging (entire graded area):

Plant health is good to excellent with no major infestations or apparent diseases. “Plant health” is defined as a plant in a sound state, free from disease and expected to survive for five (5) or more years.

The plant is of a size and age to suggest a likely chance of transplant survival.

Plant is undamaged and is conducive to box or spade transplanting (upright branching).

Soils can be excavated, are cohesive, and appear capable of supporting a boxed or spaded root ball.

Surrounding topography permits access with the appropriate equipment needed to box or spade and remove the plant.

Adjacent plants do not pose a likely interference with root systems or interfere with plant removal.

The overall form and character is representative of the species and is a valuable specimen for landscape or habitat purposes.

Whenever feasible, plant salvage shall include immediately transplanting salvaged plants in a permanent location as indicated on the landscape plan. Immediate transplant is preferred to placing salvage plants in a holding nursery for future relocation on site.

Saguaro salvaging standards (entire graded area):

Significant Saguaros as defined in Section 27.6.B.3.b of the Zoning Code are:

• At least 15 feet tall with 2 or more arms, or
• A crested Saguaro, or
• A 1 foot or taller Saguaro occurring at a density of 25 or more over a minimum 1/2-acre area
• Saguaros that will not survive a minimum of 5 years do not qualify as “significant” and may be removed without mitigation etc.

Treatment of significant Saguaros:

• Priority 1- Every effort should be made to preserve all healthy, significant Saguaros in place, especially those 24 feet or taller with 2 or more arms.
• Priority 2- Saguaros that cannot be preserved in place should be transplanted (unless a crested Saguaro) as permitted by code.
• Priority 3- Saguaros that cannot be preserved or transplanted must be mitigated per code (see below).
• Mitigation (replacement) of significant Saguaros:
• Mitigation of significant vegetation shall be provided in accordance with Table 27-1, which requires the same size and species of the plant removed should be provided.
• Priority 1- Every effort to replace a Saguaro with one that is reasonably similar in height shall be made.
• Priority 2- If all efforts to replace Saguaros with similar size have been exhausted, a replacement amount equal to the linear footage of the main trunk plus arms may be utilized.

 Factors to determine plant survivability:

• A Saguaro will be judged to be in serious decline if the following conditions exist:

• The Saguaro is leaning 5 degrees or more from perpendicular relative to the ground immediately below.
• Presence of a sizable arm(s) in serious decay (rotting) or evidence one or more has fallen
• Evidence of necrosis in the form of black and wet liquid anywhere on the plant
• Holes or damage by wildlife in areas that are vital to overall structural support of the main trunk.
• Discoloration due to severe sunburn
• Evidence of rotting that will not form into hard callous (usually black in color)
• Minor damage hardened callouses/blemishes, or an unusual shape does not impact overall health or long-term viability.
• Aesthetics is not a factor in judging health.

Landscape Plan:

In addition to showing the locations of the salvaged, destroyed or replacement plants the zoning code requires landscaping on residential properties that need a grading permit. 

The landscape code generally only applies only to the front yard of the custom home property. The front yard is defined as:

An open, unoccupied space on the same lot with the main building extending the full width of the lot and situated between the street line and the front line of the main building, projected to the side lines of the lot.

If the house has been rotated so that the back door faces the street, the front yard is still considered the area between the street and the building. Rotating the house does not change the front yard location, relative to the code.

• Delineate the portion of yard subject to the landscape code, otherwise known as the front yard.
• Show the location of the new plants that will be planted in the front yard area.
• List plants by their common name and botanical name. See Addendum C, Table C-3(PDF, 249KB) for a list of approved plants.
• Provide a table of the proposed new plants Landscape plan sample table

Landscape Plan Standards (front yard only)

The landscape code is intended to promote the preservation of native plants and require landscape designs that encourage water conservation. The code will require that plants that need more water than others be planted in areas that will receive the highest amount of rainwater. Plants that require less water are allowed to be planted in areas that receive less rainwater.

The approved plant list can be found in the Zoning Code, Addendum C, Table C-3(PDF, 249KB).  The zoning code defines the water needs of the approved plants as:

 Water use:

•  List the water use type (1, 2, 3 or 4) for the plants selected  
•  Several water use Type 1 and 2 plants are allowed to be installed in any area as shown in Table C-3.
•  Some Type 1 & 2 and many Type 3 & 4 water use plants are limited to courtyards or north and east sides of the buildings only, as shown  in Table C-4.

 Plant size:

• List size and quantity of new plants. 
  • Minimum sizes include:
• • Trees 15 gallon
  • Shrubs and accent plants 5 gallon
  • Cactus 3 gallon
  • Groundcover 1 gallon

 Ground Topping:

• Identify the type of natural topping used which may include, but not limited to:
• • Groundcover planting
  • Hydroseed – see approved seed list in Addendum D(PDF, 41KB)
  • Mulch (organic or inorganic)

Irrigation:

• Indicate how the new or transplanted plants will receive water

 Prohibited landscape features:

•  Water features are prohibited in front yards of single family residential zones per OVZCR 27.6.D.5.
•  Natural Turf in the front yard
•  Plants listed in Addendum E(PDF, 28KB)

 Inspections:

• Prior to approval of the Plant Salvage plan, a preliminary inspection will confirm the conditions of the plants depicted on the plans represent the actual conditions on the site.

The first inspection, after permit issuance, will verify the grading limits are delineated on the site and the plants have been tagged per the approved plans.

Near the end of the project, a final landscape inspection will be conducted to ensure the plants identified as salvaged, saved in place, or newly planted are on the site.

Model homes are reviewed for compliance with the 2018 International Residential Code

Notice to applicant:

It is the applicant / owner’s responsibility to ensure all private rules and regulations of the subdivision are adhered to.  Contact your HOA or property management to determine applicable requirements.

All model homes are required to be reviewed by the Planning and Zoning Commission.  Ensure that review has been approved prior to submitting construction plans for review. 

Use the "Apply for a Permit" instruction tab and provide the following information:

Cover sheet

• Plan index
• Code Edition
• Model name and location of related subdivsion
• Square footage of livable, garage and porch
• List of all available options with changes to base square footage
• Name and contact information of person responsible for the design

Deferred Submittals are not allowed for model homes

Floor Plan

• Dimensions
• Room uses labeled
• List size in square feet for living space, garage, porches, etc.
• Window and door schedules
• Fire rated separation

Foundation Plan

• Dimensioned layout
• Footing size details, reinforcement, etc.
• Anchors and hold downs
• Engineered post-tension slab is applicable (sealed)

Framing Plan

• Plan view of structural components: Beams, trusses, headers and connection details (specify hangers)
• Size, spacing, species and grade of materials
• Truss layout and engineered design - if applicable
• Stud wall size and center spacing - indicate all braced wall locations
• Ventilation calculations and roof vent locations on the roof

Elevation Views

• Show all sides of the house
• Show the height of the house from grade to highest point

Section Views

• Heights of ceiling, drops and roof members
• Label all framing members and show connection details

Energy Conservation Code Compliance

• Provide calculations according to 2018 IECC. Comcheck is available at www.energycodes.gov

Mechanical Plan

• Plan view of layout of ductwork
• Equipment schedule; BTU rating, fuel source, location
• Combustion/relief air and exhaust ventilation sizes

Plumbing Plan

• Plan view showing layout of fixtures, DWV, water/gas pipe
• Fixture schedule, gas/water pipe sizing calculation

Electrical Plan

• Plan view showing outlets, lights and circuit numbers
• Panel schedule with circuits, overcurrent device and wire size
• Submit load calculations & service size

Outdoor lighting

• A calculation of code compliance must be included for each model showing compliance with the lighting standards for the average size lot in the subdivision.  See the “Outdoor Lighting(PDF, 623KB)” example on the Permitting Divisions webpage.

Fire Sprinklers

• Determine if Fire Sprinklers are required 
• If fire sprinklers are required, provide hydraulic calculations  
• Minimum required fire flow and flow duration, based on square footage see the IFC 2018; Appendix B-Table B105.1). Plans may be deferred. Questions,call Golder Ranch Fire Department at 520-818-1017

 Special Inspection Certificates are required for certain items

• Post-tensioned slab, Concrete >2500 psi, Slender Masonry
• Some ICFs, Field Welding, High-Strength Bolts, Misc.

Engineering calculations

• Gravity/lateral analysis
• Truss calculations and design
• Soils report related to the foundation

Plan review is 20 business days

Prior to issuance of the permit staff will contact you when the fees have been determined

Permits are issued electronically

Use the "Apply for a Permit" instruction tab and provide the following information: 

• Be sure to include the Oro Valley permit number assigned to the model plan from which is house will be built
• Include the builder's model name or number, list all options, elevation and color scheme

Include a Model Home Location Verification Map:

Model Home Location Verification(PDF, 622KB)

Update each map to specifically demonstrate the model home meets the location requirements

Include a color copy of the specific model elevation and the paint color scheme from the plans approved by the Planning Commission for this subdivision.  

Model-color-elevation-and-paint-palette-sample.pdf(PDF, 5MB)

To be clear, we do not expect you to create a color rendering of each model with the chosen color scheme. We only need the color elevation as was submitted and approved by the Commission (showing any color) and the specific color scheme chosen for the lot.

Site Plan for Model Home built on a mass graded lot

• Finished floor and finished pad elevation
• Setbacks
• All easements as shown on the final plat
• Drainage slope arrows and minimum slopes
• Sewer backwater valve – Indicate when required

Site Plan for Model Homes built on custom graded lots

• See "Grading Permit" on this website for the full list of plan requirements
• 10 or 20 scale
• Existing and proposed topography
• Delineate grading limits
• Include Oro Valley standard grading notes
• Soil report: Must relate to foundation design.  If over 1 year old, provide sealed statement that conditions have not changed from engineer

Deferred Submittals are not allowed

Special Inspection Certificates are required for certain items

• Post-tensioned slab, Concrete >2500 psi, Slender Masonry
• Some ICFs, Field Welding, High-Strength Bolts, Misc.

Plan review is 10 business days

Prior to issuance of the permit, the following documents must be submitted to the Town:

• Proof of sewer connections fees paid to Pima County may be required if applicable
• Valuation of project cost breakdown provided to the Building Official for review and approval 
• Payment of all permit fees - staff will contact you when the fees have been determined

Permit Issuance

• Permits are issued electronically
• The person responsible for the permit (applicant, contractor or homeowner), must print one full size set of:
  • Permit 
  • Stamped approved construction plans
  • Supporting documents such as Calculations, Soils Reports, Special Inspector Reports, Energy Reports, etc.
• All of the above listed documents must be on the construction site in paper format and available for the building inspectors
• Failure to provide the approved paper documents on the job site for the inspector may result in a failure of inspections

The following are instructions for submitting plans for permits related to solar projects.  Customers may also choose to obtain a solar permit using the SolarAPP+ program.  

Solar plan submittals are reviewed for compliance with the 2018 International Residential Code and 2017 National Electric Code

Cover sheet

• Job title and address
• Name and contact information of person responsible for the design
• Legend for symbols, abbreviations and notations used in the plans
• Define scope of work

Site plan 

• Show dimensions between equipment and property lines as well as between equipment and structures
• Show clearances around all equipment • Show location of all disconnects, batteries, inverters, dimension location of proposed solar installations with distances to property lines
• Show the layout of all roof arrays and the required minimum access and pathways per **IFC 2018 Section 1204.2 – 1204 (Fire Access & Pathways)
• Ground mount installs shall show location of panels on property, panel area, dimensions from panels to property lines and other structures and property easements

Structural

•  Show location of panels and identify each grouping on a system layout
• Indicate if panels are rooftop mounted or ground mounted. If roof mounted, a roof plan and framing cross-section shall include the type roof, roof slope, how the module and frame is connected to the existing roof structure, unless it is a ballast layout
• If structural members are over-spanned, framing details for structural strengthening will be needed including any new framing and may need professional engineering
• Structural loading distribution must be verified from a qualified party and must be capable of supporting the additional loads imposed from the panel system
• Provide roof drainage methods
• Indicate the type of embedment/mounting attachments and number per panel racking system. For tile roof covering, show attachment method and flashing at the new penetrations
• Wind uplift information is required, and wind loads for the site must be referenced from the panel grouping area in pounds and for maximum wind load
• Identify the pullout strength per attachment in pounds and show the required number of connectors
• For the structural installation, roof mounted equipment shall have a distribution weight load of not more than 5lbs/sq. ft. and not to exceed 45lbs point load per attachment. If these numbers are exceeded, a structural design analysis will be required from a qualifying party for residential applications.  For ballast roof systems, engineering calculations will be required with the grouping layout and details regardless

Electrical

• List the KW rating of the installation (if the DC rating is over 20kW a registered electrical professional engineer will need to stamp the design)
• List the existing service size and bus bar rating
• If a main circuit breaker is de-rated, provide the electrical load calculations for that service
• Show location of all equipment and disconnects; including utility disconnect
• Provide a one line and three line electrical diagram that includes; conductor sizes, conductor insulation types(i.e., THHN, THWN, direct burial cable, etc.), conductor material(copper/aluminum), conduit sizes, conduit material(non-metallic, EMT, etc.), overcurrent device ratings, existing and new panel amperage ratings(buss rating), series and parallel configuration of the module connections
• Identify method of connection to service; Back-fed breaker or line side taps
• Indicate if the power supply is uninterrupted (UPS) or battery back-up 
• Equipment requirements: Product listing sheets for all equipment with information for short circuit current ratings, module open circuit voltage ratings, module series fuse ratings, inverter output circuit current rating with UL listing, all associated documentation(i.e., batteries, inverters, disconnects, modules, charge controllers, over-current devices, etc.), method of grounding for modules and array 
• Show any connecting junction boxes and/or combiner boxes intended for the installation

• ** Wind Design Pressures per Standard ASCE 7-05 (American Society of Civil Engineers)
• Section 1204.5 (Rapid Shutdown) 1204.5.1-1204.5.3(Label & Type) 

Plumbing 

• Provide a solar domestic hot water schematic for the system and specifications for the system
• Identify the backflow preventer and type mixing valve (if applicable) for the hot water system
• Site plan and roof layout or ground layout (as applicable)

Plan review is 10 business days 

Prior to issuance of the permit staff will contact you when the fees have been determined:

• Photovoltaic: $54.00
• Water Heater: TBD
• Pool Heating: TBD
• Space Heating: TBD
• Commercial:  Valuation of labor and materials to determine fees

Permit Issuance

• Permits are issued electronically
• The person responsible for the permit (applicant, contractor or homeowner), must print one full size set of:
  • Permit 
  • Stamped approved construction plans
  • Supporting documents such as Calculations, Soils Reports, Special Inspector Reports, Energy Reports, etc.
• All of the above listed documents must be on the construction site in paper format and available for the building inspectors
• Failure to provide the approved paper documents on the job site for the inspector may result in a failure of inspections

Good News! Water heater replacement permits are now self issue permits. 

This means you will receive the permit as soon as you input the required information into the Customer Portal and pay the permit fee.  In the Customer Portal, select Residential Building Permits and Water Heater Replacement.

Provide the following information on the application description:

• Gas or electric water heater and size
• Indicate if the replacement tank is the same size as the tank being replaced

Prior to issuance of the permit all fees must be paid. Generally permit fees are $35.80 for one water heater

Permit Issuance

• Permits are issued electronically
• The person responsible for the permit (applicant, contractor or homeowner), must print one full size set of:
  • Permit
• All of the above listed documents must be on the construction site in paper format and available for the building inspectors
• Failure to provide the approved paper documents on the job site for the inspector may result in a failure of inspections

Inspections

• You will need to schedule an inspection
• Compliance with the 2018 Residential Building Code will be verified
• Provide access to the property

Tankless Electric Water Heater

A tankless electric water heater has a smaller and compact size than the gas units. Because they are smaller you can mount them in any corner of the house, such as the attic, closet, kitchen, bathroom, etc. It doesn’t require a venting system because there’s no gas ignition taking place. In some situations, you may have to upgrade your homes electric power.

Tankless Gas Water Heater

A tankless gas water heater requires more energy to operate proficiently, usually around 120,000 to190,000 BTU. While switching from a tank to a tankless unit, the existing venting pipes will need to be replaced. It becomes critical to upgrade the home’s gas pipelines to support the new unit’s power demands. You will have to meet your new model’s gas or propane and venting necessities.

Stainless venting material and larger gas supply lines may be required based on the manufacturer’s specifications/recommendations.

Tankless water heaters shall be listed by an approved testing agency (UL, etc.) and be installed in accordance with the manufacturer’s requirements. Stainless venting material and larger gas supply lines may be required based on the manufacturer’s specifications/recommendations.

What is required for plan review:

• A floor plan showing the location of the tankless water heater.
• All the manufacturer’s specification sheets for the unit/s.
• If gas, the gas line will need to show total developed length, total demand, pipe size, materials.
• If the gas line starts anywhere but directly from the meter then an entire gas plan from the meter will need to include all fixtures with demands, length, materials, and pipe sizing as required.
• Show how the tankless water heater will be vented.
• Please indicate how the tankless water heater will obtain combustion air.
• If electric, please provide the circuit load calculations, the circuit information(i.e., size circuit and panel assignment).

Permit submittal

Submit plans through the Customer Portal.  In the Customer Portal, select Residential Building Permits and the Plumbing Trade Permit

Permit Issuance

• Permits are issued electronically
• The person responsible for the permit (applicant, contractor or homeowner), must print one full size set of:
  • Permit
  • Stamped approved plans
• All of the above listed documents must be on the construction site in paper format and available for the building inspectors
• Failure to provide the approved paper documents on the job site for the inspector may result in a failure of inspections

Inspections

• You will need to schedule an inspection
• Compliance with the 2018 Residential Building Code will be verified
• Provide access to the property

Plans are reviewed for compliance with the 2018 International Residential Code. Permits are required for all hardwiring of equipment and appliances.

Notice to applicant:

It is the applicant / owner’s responsibility to ensure all private rules and regulations of the subdivision are adhered to. Contact your HOA or property management to determine applicable requirements.

Use the "Apply for a Permit" instruction tab and provide the following information:

• Site Plan showing the structure where the shutters or awnings will be installed
• Floor Plan showing the proposed locations of the shutters or awnings
• Manufacturer specifications including attachment details

Electric

• Identify the existing circuit to be used by panel number, wire size and location
• Provide the method of routing the wires from the motor to the circuit to be used
• This can be routed in conduit or an acceptable in wall wiring method
• Please note that sleeping room egress windows must be equipped with a manual bypass for emergency rescue

Plan review is 10 business days

Prior to issuance of the permit staff will contact you when the fees have been determined

Permit Issuance

• Permits are issued electronically
• The person responsible for the permit (applicant, contractor or homeowner), must print one full size set of:
  • Permit 
  • Stamped approved construction plansI
  • Supporting documents such as Calculations, etc.
• All of the above listed documents must be on the construction site in paper format and available for the building inspectors
• Failure to provide the approved paper documents on the job site for the inspector may result in a failure of inspections

 This permit will include 3 field inspections Electrical Intermediate, Electrical Final and Permit Final

Notice to applicant:

It is the applicant / owner’s responsibility to ensure all private rules and regulations of the subdivision are adhered to.  Contact your HOA or property management to determine applicable requirements.

Permits are required for

Doors

• When a new opening is created
• Replacement of 1 or more exterior doors

Windows

• When a new opening is created
• Replacement of 3 or more existing windows
• Enlarging an existing opening for larger window

Use the "Apply for a Permit" instruction tab and provide the following information:

Properties with pools and spas

• Each customer must submit the Window and Door Pool Barrier(PDF, 111KB) form indicating whether there are existing pools and/or spas on the property by signing and submitting this form with each application. 

• Replacement doors providing access to pools or spas must be self-closing and self-latching if there are no existing physical barriers present. The latching device must be 54” above the finished floor.
• Windows with latching devices within 54” of the finished floor will require a maximum opening of 4”

Floor plan

• Show locations of the proposed new windows and doors
• Indicate sleeping area egress window locations and tempered glass locations
• Tempered glass is required when within 24” of a door’s leading edge, for windows in bathrooms and for windows when the sill is below 60” of the finished floor
• Sleeping area egress windows must have a maximum window sill height of 44”, a minimum net opening width of 20”, a minimum net opening height of 24” and a minimum 5.7 square foot net opening dimension

Window Specification Data Sheets

• Indicate the Glass Performance Measures-Known as U-Values. U-values measures the insulating characteristics of the glass; in other words how much heat flow or heat loss occurs through glass due to the differences between indoor and outdoor temperatures.

•  Energy code U-Values for replacement fenestration in Climate Zone 2 (Pima County)

       U-FACTOR(Heat Transfer Coefficient) = MIN 0.40 OR LESS

       SHGC (Solar Heat Gain Coefficient) = MIN 0.25 OR LESS

• For window and door replacements to be installed in larger or smaller openings, additional structural details and analysis is required

Prior to issuance of the permit staff will contact you to collect the permit fee of $120.00 

Permit Issuance

• Permits are issued electronically
• The person responsible for the permit (applicant, contractor or homeowner), must print one full size set of:
  • Stamped approved construction plans
  • Supporting documents such as Calculations, Soils Reports, Special Inspector Reports, Energy Reports, etc.
• All of the above listed documents must be on the construction site in paper format and available for the building inspectors
• Failure to provide the approved paper documents on the job site for the inspector may result in a failure of inspections

Inspections

Inspections will verify that the minimum elements are adhered to such as:

• Safely glass in hazardous locations
• Emergency escape and rescue access is maintained for sleeping areas
• Energy code U-factors are met