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Permit Review Detail
Review Status: Requires Resubmit
Review Details: COMMERCIAL REVIEW - LIMITED v.2
Permit Number - TC-COM-1224-02309
Review Name: COMMERCIAL REVIEW - LIMITED v.2
Review Status: Requires Resubmit
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 09/08/2025 | Historic | NOT REQUIRED | Structures are contributing to the Armory Park National Register Historic District, but they are not in the HPZ, and the project is not part of an IID application, so no historic review will be needed. However, is highly advisable applicant contacts the State's Historic Preservation Office (SHPO, azshpo@azstateparks.gov, https://azstateparks.com/shpo-staff), to ensure the proposed modifications do not delist the structures from the Narional Register. If you have any question, please let us know: PDSDHistoric@tucsonaz.gov Thank you. | ||
| 09/15/2025 | Bldg Permits - Post Review Express | PENDING ASSIGNMENT | |||
| 09/15/2025 | Commercial Building | REQUIRES RESUBMIT | ACTIVITY NO. TC-COM-1224-02309 ADDRESS/PARCEL: (347 E 12TH ST TUCSON, AZ 85701) Submit your revised drawings along with a detailed response letter, which states how all Building Review Section comments were addressed. Please paste the review comment individually and enter your response directly below it. Please do this for every comment. Review will not proceed without the response letter. The submitted documents were incomplete and a thorough plan review could not be performed. Please be aware, new comments may arise with the next review. Should the above not followed, it may delay your approval. COMMENTS: 1. Sheet C.1 a. Addresses i. Dorm “D” is on another address. 1. This must be processed as a separate permit. 2. Select the structure and its address that Dorm D will be attached to. Remove all other addresses listed on the sheet. 3. NOTE: The difficulty is Dorm “D” is connected via a roof with Dorm “C”. This must be remedied. ii. PARCEL “A” 1. Select the structure and its address that Dorms A, B, & C will be attached to. Remove all other addresses listed on that sheet. b. Code Analysis i. Commercial facilities such as this facility shall use the 2018 International Building Code. 1. Please remove the Residential Code reference. ii. Please provide the occupancy group being proposed. iii. Please provide the construction type being proposed. iv. We understand that the occupancy will be low. However, we do need to see your occupant load calculation as part of your code analysis. 1. Please provide the occupant load calculation. v. Please add the ICC A117.1 - 2017 Accessible and Usable Building and Facilities in your list of codes. c. Bathroom Facility i. Shower 1. The current facility has only a water closet and sink. a. Please provide a shower. ii. Lavatories & water closets shall be handicapped accessible, ICC A117.1 section 606 & IBC 2902 compliant. 1. Provide tempered water for the lavatory using an approved device conforming to ASSE 1070. Reference: Sections 419.5 and 607.1.2, IPC 2018. 2. Water supply and drain pipes under lavatories shall be insulated to protect against contact per ANSI 606.6 complying to clearances shown on Figure 606.3 ICC A117.1 iii. The required public toilet facilities shall be located not more than one story above or below the space required to be provided with toilet facilities (including shower), and the path of travel to such facilities shall not exceed a distance per IBC section 2902.3.3 1. To prevent health problems for building occupants related to difficulty in accessing a needed toilet facility in a timely fashion, the code clearly provides. 2. Illustrate on the site plan the location of such a facility, show the path of travel (indicate the distance in feet). 2. SHEET S.1 a. Additional structure i. Show the additional structure north of existing storage as shown on the aerial photograph. ii. It currently straddle the property line. 1. Relocate so that the structure is entirely on one parcel. 2. Any portion of the structure that is within 5 feet of the property line shall have a on hour fire rating. b. Dorm ”A”, “B”, Laundry Unit, Existing Storage, Dorm “C”, and Dorm “D”. i. Any portion of these structures that is within 5 feet of the property line shall have a on hour fire rating. ii. Additionally, Dorm “D” has one of the corner touching the diagonal property line. 1. Any portion of these structures that is within 5 feet of the property line shall have a on hour fire rating. c. Existing IMP 004/Dorm, Dorm “A”, and Dorm “B”. i. Space in between is less than 5 ft. ii. All walls within 5 ft of each other shall have 1 hour rating. d. Dorm ”C” and “D” i. The two structures and roof straddle the property line. 1. Resolve this with Planning and Zoning. 2. Otherwise the walls on either side of the property line shall have a one hour fire rating. e. Dorm “D” i. One corner of the structure is touching the property line. 1. Resolve this with Planning and Zoning. 2. Otherwise the walls on either side of the property line shall have a one hour fire rating. f. Roof between IMP 001/6 Apartment Units and Laundry Unit. i. The roof straddles the property line. 1. Resolve this with Planning and Zoning. 2. A fire rating shall be required. 3. OR, remove the roof. g. Dorm “B” i. Aerial photograph shows Dorm “B” with wall extended with a gap towards Laundry Unit, please reflect the correct configuration on your drawing. 1. A fire rating shall be required. h. The addresses used by the utilities such as Electricity and Water require attention. i. TEP will want an address that each meter will use within their records. ii. Water will need the address of which water meter is being used. 3. NOTE: Accessibility will crucial specially in emergency. a. Fire Department access require addressing. b. Show all the walls that we see on the aerial photograph on your drawings. i. The photograph indicates dangerous condition with these many walls present at the site. ii. Emergency situation is of importance as well as accessible routes from dorm unit to the required facilities such as a shower, toilet, sink, and washer and dryer. 1. It is not clear as to this accessible route occurs at the site. 2. Please illustrate this on your site plan. 4. NOTE: This is a complex project configuration, I am sure additional comment will arise as this permit is processed. 5. Please resubmit. Should you have any questions about these comments, I can be reached at Justin.Eder@tucsonaz.gov or 520-837-4976 |
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| 09/10/2025 | Commercial Electrical | REQUIRES RESUBMIT | Commercial Electrical Review TC-COM-1224-02309 (347 E 12TH ST TUCSON, AZ 85701) Plan review for the above referenced structure has been completed. This letter reflects comments to be addressed. Provide updated Plans/calculations and a written response Letter to each of the notated items indicating action taken. Resubmitted plans that do not contain a written response Letter addressing each of the notated items indicating action taken, may be delayed until response letter is received. Code reference, 2018 International Building Code (IBC), 2017 National Electrical Code (NEC). 1. Show a GFCI (NEC 210.8(B)(4)) receptacle outlet on the same level within 25’ of exterior HVAC equipment, NEC 210.63. 2. Show the location of the new sub-panel ‘B’ on the site plan. Show the location of the panel on the Electrical Plan with clear working space compliance, 2017 NEC 110.26(A). 3. Dorm ‘D’ is on a separate parcel and cannot be fed from another parcel. 4. Each building shall be supplied by a single branch circuit or feeder, NEC 225.30. 5. Provide a grounding electrode on the Riser Diagram for each of the sub-panels, and each separate building supplied by feeders or branch circuits, NEC 250.32(A) &(D). 6. Provide a disconnecting means at each building where the branch circuits or feeders enter the buildings, per NEC 225.30 & 225.32. 7. Show all wiring methods in detail for all new or modified branch circuit conductors and feeders. Conductor type and conduit size/type. Note wet use requirements. NEC arts;300. Contact Jeremy Hamblin with any questions: Jeremy.hamblin@tucsonaz.gov |
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| 09/12/2025 | Commercial Mechanical | REQUIRES RESUBMIT | 1. Provide heating/cooling load calculation for each building to justify the capacities of the mini split units being installed (Sections C403.3.1 and C403.2.2, IECC 2018) | ||
| 09/12/2025 | Commercial Plumbing | REQUIRES RESUBMIT | 1. Show the size, route, and termination of the T&P relief piping for the Water Heater. Reference: Section 504, IPC 2018. 2. Show on the site plan where the new sewer connects to the existing sewer. Reference: Section 107.2.1, IBC 2018. 3. Provide the minimum plumbing facilities required by Table 2902.1 and Section 2902.2, IBC 2018. If existing shower facilities will be used, please show on the site plan. |
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| 08/26/2025 | Outdoor Lighting | REQUIRES RESUBMIT | Outdoor Lighting Review TC-COM-1224-02309 (347 E 12TH ST TUCSON, AZ 85701) Plan review for the above referenced structure has been completed. This letter reflects comments to be addressed. Provide updated Plans/calculations and a written response Letter to each of the notated items indicating action taken. Resubmitted plans that do not contain a written response Letter addressing each of the notated items indicating action taken, may be delayed until response letter is received. Code reference, 2018 International Building Code (IBC), 2017 National Electrical Code (NEC), 2012 Outdoor Lighting Code (OLC). Outdoor Lighting Review: https://www.tucsonaz.gov/files/sharedassets/public/v/1/pdsd/documents/building-code/2012_outdoor_lighting_code_.pdf 1. Update the Outdoor Lighting Calculations to reference the correct code as adopted by the City of Tucson. 2. Remove note #12 from the General Electrical Notes as this site will not meet the requirements for this section. The total developed site will have more lighting fixtures than the 5 allowed under this section. 3. Provide an outdoor lighting plan, for the entire site, that meets the requirements of OLC 104.2. This Outdoor Lighting Plan shall include ALL light sources for the entire parcel, all new and existing lighting fixtures. Show/locate the different light sources on your site plan. Number the light fixtures on your lighting fixture table and use the same number on your site plan. 4. List the Lighting Area per OLC chapter 3 and used in Table 401.1. Specify the compliance option from Table 401.1 that is being used. Total outdoor light output shall not exceed the lumen limits listed in Table 401.1. 5. Show compliance with City of Tucson Outdoor Lighting Code with an approved lighting calculation in accordance with OLC 104.2.1, 401.2. Include all exterior fixtures on the property in the calculations, both new and existing. List shielded and unshielded lights in the calculation. Show unshielded fixtures with a maximum of 3,000 lumens, OLC 401.4. 6. Show the site developed area used to determine the total allowed lumens per table 401.1. 7. Show lamps with a maximum of 3500K color temperature, OLC 402.1. 8. Fixtures installed under canopies and overhangs. Outdoor lighting fixtures shall not be counted in determining the total light output when they are full cutoff light fixtures installed under canopies, building overhangs, or roof eaves, OLC 401.2.1(3). 9. Provide manufacture’s specification sheets for outdoor lighting fixtures. 10. Indicate whether or not a special inspection is required per sec. 104.2.2, and 106.2. https://www.tucsonaz.gov/files/sharedassets/public/v/1/city-services/planning-development-services/documents/special_inspection_certificate_odl.pdf 11. Specify any exceptions used. 12. Provide Curfew lighting controls If applicable Per section 403 and Table 601.3. Contact Jeremy Hamblin with any questions: Jeremy.hamblin@tucsonaz.gov |
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| 09/05/2025 | Site Engineering | REQUIRES RESUBMIT | Permit: TC-COM-1224-02309 Location: 347 E 12TH ST Review Date: 9/5/2025 Site Engineering Comments: 1. “Dorm A and B” as well as the laundry room seem to appear around 2012-2014. This falls under Unified Development Code.3.3.G.2.A.b with the reconfiguration of an area outside a building, and therefore will require for a Development Package to be submitted in accordance with 2-06.0 of the Administrative Manual. The associated commercial building permit TC-COM-1224-02309 will not be able to proceed forward to approval until a development package is submitted and approved for the site. 2. The Development Package is a separate permit submission and can be found through TDC If you have any questions or concerns, please contact Marco Contreras Marco.contreras@tucsonaz.gov |
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| 09/12/2025 | Site Zoning | REQUIRES RESUBMIT | PDSD TRANSMITTAL FROM: Bobby Parsons Zoning Section Review PROJECT: TC-COM-1224-02309 347 E. 12th St. Tucson, AZ 85701 Unpermitted Dorm A (1st Review) TRANSMITTAL DATE: 9/12/2025 The site is in the C-3 zone (UDC 4.7.22). Group dwelling is a permitted use in the C-3 zone. Comments: Please resubmit revised drawings along with a detailed response letter which states how all Zoning Review Section comments were addressed. 1. Comment: Per UDC Article 3.3.3.G.2.c, a site plan (Development Package) is required for the following types of development: Existing development undergoing a change of use, building structure additions, and/or a reconfiguration of an area outside a building. A Development Package (DP) meeting the requirements of the Checklist for Minor Changes to Commercial/Industrial Sites is required to be submitted and approved. The DP is a separate submittal from the building plans. The checklist can be found at: https://www.tucsonaz.gov/files/sharedassets/public/v/1/pdsd/documents/permits/minor_changes_to_commercial_industrial_sites_.pdf. Site zoning is unable to approve this building permit until the DP has been approved by all reviewers. 2. Comment: Additional comments may be forthcoming based on responses to zoning comments and plans submitted. If you have any questions about this transmittal, please contact Bobby Parsons at Robert.Parsons@tucsonaz.gov. |
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| 09/12/2025 | Water - PDSD | REQUIRES RESUBMIT | 1. Provide the size of the water meter serving the laundry unit, the size of the backflow preventer associated with the water meter, and the total water demand served by the water meter. Reference: Section 107.2.1, IBC 2018. 2. Show how the new water piping relates to the existing water supply system on the site plan. Reference: Section 107.2.1, IBC 2018 |
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| 09/08/2025 | Fire New Construction | REVIEW COMPLETED | |||
| 08/26/2025 | PDSD Application Completeness Express | REVIEW COMPLETED |