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Permit Review Detail

Permit Number: T22CM07969
Parcel: 126100400

Review Status: Requires Resubmit

Review Details: RESIDENTIAL NEW DWELLING v.4

Permit Number - T22CM07969
Review Name: RESIDENTIAL NEW DWELLING v.4
Review Status: Requires Resubmit
Review Date Reviewer's Name Type of Review Description Status Comments
06/26/2023 Bldg Permits - Post Review Express PENDING ASSIGNMENT
06/26/2023 Residential Building REQUIRES RESUBMIT T22CM07969 R1
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:

Clarify if the structure is a sleeping quarters (without kitchen) or an Accessory Dwelling Unit (ADU) which requires collection of impact fee.

Each dwelling unit with kitchen requires a separate Pima County assigned street address, R319. Notate each dwelling address on the site plan (or remove cooking appliances).

Show compliance with the Inclusive Home Design Ordinance adopted by the City of Tucson Ordinance #10463 on 10/16/2007. Notate accessible route, minimum door width, changes in floor elevation, door hardware, electrical outlet reach range, grab bar reinforcement, etc.

SITE PLAN:

1. Show the location and size of buildings, utility meters and gas, water, electric and sewer or septic lines from property line to building, R106.1.1. Each dwelling requires an independent electrical service and water supply shut off devices. Identify the utility lines requiring upgrade or replacement.
2. Show a street address for each dwelling on the site plan, R319.

PLANS:

1. Notate a cool (white) roof finish as required by the ADU provisions.
2. Provide manufacturer’s calculations and data for pre-engineered trusses dated and wet-sealed by an engineer who is registered in Arizona, or notate the requirement for deferred submittal, R106.1.

SECTIONS - DETAILS:

1. Clarify the placement of ceiling/roof insulation for determining the need for attic ventilation or need for providing air-impermeable rigid insulation at the roof, R806. Keynote #4 notates insulation at roof, but that eliminates to need for attic ventilation as shown at the calculation table, sheet A2.0.
2. Show an unvented roof assembly with all insulation at the roof including an air-impermeable rigid insulation material with a minimum R-5 value applied correctly to either side of the roof sheathing as part of the total insulation requirement, R806.5 or show the attic vent opening size using 1 to 150 of attic area with insulation at the ceiling in compliance with R806.2.

PLUMBING PLANS:

1. Tucson Water Department limits flow rates for each water meter size in compliance with P2903.7. Show an appropriate yard pipe bypassing the existing dwelling and show the water meter size.
2. Provide a plumbing plan showing 2018 IRC compliance.

MECHANICAL PLANS:

1. Provide (an HVAC system with fresh air intake) whole-house mechanical ventilation, or controlled exhaust with a calculated airflow rate, R303.4; N1103.6 & M1505.4. Show the system and appropriate flow rate setting on the plans. A two or three bedroom dwelling under 1501 SF requires a 45 CFM continuous setting.
2. Provide demand calculations in accordance with Manual J/S/D standards, M1401.3, M1601.1. Systems shall be sized in accordance with Manual S based on building loads calculated in accordance with Manual J and duct systems sized in accordance with Manual D. Notate if the mechanical plans if system calculations will be provided by deferred submittal.
3. Provide a mechanical plan showing 2018 IRC compliance.

ELECTRICAL PLANS:

1. TEP may require the service panel for the property at the closest building to the service transformer. A service line change or a new meter location must be coordinated with TEP for approval. Show an underground feeder from a metered service panel to the more distant dwelling.
2. Update the Riser Diagram showing an accessible Service Disconnect for each dwelling unit, E3601.6.2.
3. Provide a minimum service conductor rating of 100 AMP for each dwelling and conductors with minimum rating of #4 copper 75 degree C, E3602.1 & E3603.1. The 60 AMP service panel is undersized for a dwelling unit.

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.

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
(520) 837-4912 PDSD-Residential@tucsonaz.gov
City of Tucson Residential Plan Review

Submit a corrected plan set at https://www.tucsonaz.gov/pdsd
06/15/2023 Site Zoning REQUIRES RESUBMIT ZONING REVIEW TRANSMITTAL



FROM: Wyatt Berger
Lead Planner



PROJECT: T22CM07969
422 North Belvedere Avenue – R-1
ADU (3rd Review)
  
TRANSMITTAL DATE: June 15, 2023



Please resubmit revised drawings with a detailed response letter stating how all Zoning Review Section comments were addressed.



1.    Upon reviewing the Crest View subdivision plat (Book 10 Page 72), the total lot size is 9,985 square feet. Two dwelling units may be permitted in the R-1 zone only if the lot size is 10,000 square feet or greater (UDC Table 6.3-2.A). A rezoning of the property is required to allow two full-size dwelling units.



2.    Ensure the ADU complies with all of UDC 6.6.3. Show the location of the required motor vehicle parking space on the property or as on-street parking. Add a general note stating that the ADU will be developed with a high albedo level (>60 SRI) or other cool roof technology per the ICC Green Construction Code.



3.    Per UDC 6.6.3.C, accessory dwelling units are not permitted in the buildable area extending the full width of the lot between the front street lot line and the principal structure. A Board of Adjustment variance is required to be granted to allow an ADU to be constructed detached within the front yard.



Per a Zoning Administrator's determination dated December 1, 2008, the ADU may be considered attached to the principal structure if a five-foot-wide connection that supports a minimum live load of 20 pounds connects the two structures.



4.    All vehicular use areas, whether improved or unimproved, are included within lot coverage (UDC 6.4.3.B.3.b).



Update the lot coverage calculations to include all vehicular use areas. In the R-1 zone, lot coverage shall not exceed 70% (UDC Table 6.3-2.A).



5.    Sheet 3 of the Crest View Addition Paving plan (https://maps-and-records.tucsonaz.gov/construction-plans/details/I-599) indicates the front street property line along Belvedere Avenue is located 15 feet from the face of curb. Additionally, the side street property line along Sixth Street is located 11 feet from the face of curb.



Provide a dimension from each property line to each curb location to ensure the construction is not proposed within the right-of-way.



6.    Per UDC 6.4.5.C.1.a, the required front street perimeter yard setback is 20 feet as measured from the front street property line. When a lot abuts more than one street, the required side street perimeter yard setback is ten feet (UDC 6.4.5.C.1.b).



Based on comment four, provide accurate setback dimensions from the proposed building walls to the front street and side street property lines. A Design Development Option (DDO) in accordance with UDC 3.11.1 may be pursued if the proposed construction is at least one foot from each property line. Contact Georgia.Pennington@tucsonaz.gov should you have questions about the DDO process.

If you have any questions about this transmittal, contact me at Wyatt.Berger@tucsonaz.gov or at 520-837-4951.
06/15/2023 Zoning Modifications - DDO REQUIRES RESUBMIT FROM: Georgia Pennington
DATE: 6/15/23

COMMENTS:

1. Address all Site Zoning comments.

2. A Design Development Option (DDO) must be resubmitted (with the correct setback reductions listed) and approved to reduce the required setback. The DDO application and requirements can be found at: https://www.tucsonaz.gov/files/pdsd/forms/2019_DDO_for_Setback_and_Height_UDC.pdf.

Please contact me at Georgia.Pennington@tucsonaz.gov or at 520-837-6311 should you have questions about this transmittal.
06/01/2023 PDSD Application Completeness Express REVIEW COMPLETED