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Permit Review Detail
Review Status: Requires Resubmit
Review Details: SHIPPING CONTAINER v.1
Permit Number - TC-FBB-0424-00054
Review Name: SHIPPING CONTAINER v.1
Review Status: Requires Resubmit
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 05/24/2024 | Site Engineering | NOT REQUIRED | |||
| 05/28/2024 | Bldg Permits - Post Review | PENDING ASSIGNMENT | |||
| 05/28/2024 | Residential Building | REQUIRES RESUBMIT | 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, 2018 International Energy Conservation Code. 2018 International Building Code. 2012 Outdoor Lighting 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: 1. Sheet T1.0 The City of Tucson adopted the 2018 IRC, 2018 IBC, 2018 IECC, 2012 Outdoor Lighting Code with amendments. Please show the current code references on the plans. 2. Provide a response letter on separate file with submitting the updated construction plan set. 3. When resubmitting please separate support documents and spec sheets from the construction plan set and place them into separate files, R106.1. For example Manual J calculations 4. Each dwelling unit with kitchen requires a separate Pima County assigned street address after Zoning approval, R319. Show Pima County assigned unit numbers at each dwelling on the site plan. https://www.pima.gov/1010/Addressing-Frequently-Asked-Questions 5. An impact fee payment is required for an ADU at the time of permit payment. 6. 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. For example, show no-step entrance at the entry door and landing. GENERAL COMMENTS : 1. All plans submitted for a newly constructed one- or two-family dwelling require compliance with design ordinances for handicap, solar water, photo-voltaic, gray water, and EV charging preparations. Design Ordinances adopted by the City of Tucson. 2. All plans submitted for a newly constructed one- or two-family dwelling after March 1, 2009, require a solar water system, or future installation preparation City of Tucson Ordinance #10549 with one of the following provisions: ½”control conduit and two ¾” copper piping for water with rooftop termination; straight 3” capped sleeve; or an accessible attic (clear path 30” wide x 30” high) over the water heater. Show appropriate notation. 3. All 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 . a. Show a minimum 300 SF clear solar-ready zone on a roof or framing plan, T103.3. Model plans should show four typical south facing roof surfaces. b. Label a double breaker space for future Photo Voltaic on the panel schedule opposite end from the main/supply side, T103.9. Update breaker space to the last panel space. 4. All plans submitted for a newly constructed one- or two-family dwelling after June 1, 2010, must provide 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 5. 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. SITE PLAN: 1. Please amend plans to show the location and size of buildings, utility meters and gas, water, electrical, and sewer, R106.1.1. Each dwelling requires an appropriate source of electrical and water supply. Show the location and size of lines with connection points, R106.1.1. Identify the utility lines requiring upgrade or replacement. A. Sheet A0.0: Show the size of the existing sewer line and clarify why there are two sewer lines from the existing house to the public sewer. IRC 106.1 B. Sheet A0.0: Show the size and type of the existing and new underground utility lines, to include sewer, electric, water and gas. R106.1 2. Show building square footage sizes from exterior foundations rather than interior surfaces. 3. Each dwelling unit should have an individual 3-foot clear space (including the roof projections) known as the fire separation distance for reducing fire spread to nearby buildings. Portions of buildings placed in a fire separation distance require one-hour fire-resistive construction in compliance with IBC Table 721.1(2). PLANS: 1. Notate a cool (white) roof finish (greater than 60 SRI) as required by the ADU provisions. 2. Show a maximum ½” floor elevation changes at a notated accessible route entrance on the floor plan, R106.1.1. Include all threshold conditions for a route from the exterior into the living space. 3. Sheet A3.0: Please amend plans to provide the ESR# for the Sprayed Foam and the Polycarbonate insulation. Treat as a typical note. IRC R106.1.1 4. Sheet A3.0: Please amend plans sheets to indicate the methos of providing under-floor ventilation. IRC R408.1 5. Sheet S0.0: Please provide structural sheets S0.0, S1.0, and S4.0 signed by the Engineer of Record as noted on the structural calculations. The calculations are noted to indicate; “The following calculations & analysis documents are site and scope specific. Referenced materials, values, and conditions are deemed valid only at the time of analysis per location and do not purport to have further application. As typically the case, these calculations & analysis documents accompany architectural and engineering plan sheets, constituting a complete set of construction documentation. For the calculations & analysis documents to be deemed valid the sheets must be approved for construction and sealed by engineer of record.” Please resolve. IRC 106.1.1 PLUMBING PLANS: 1. Tucson Water Department limits flow rates for the water meter size in compliance with P2903.7. P2903 Appendix P A. Sheet P1.0: Please amend plans to provide a fixture unit calculation for the sizing of the water service line, water meter based on the current adopted code. Be sure to include both buildings in this calculation as they share a water meter. 2. Show the water heater rating, P2801.1. A. Sheet P1.0: Please provide water heater manufacturer’s cut sheet with next submittal. R106.1.1 3. SheetP1.0: Please amend plans so the indicated sewer size is consistent on both the Site Plan Sheet A0.0 (4”) and the Plumbing plan (3”). R106.1 MECHANICAL PLANS: 1. Show the HVAC system size for the building demand in accordance with M1401.3, M1601.1. 2. Provide (an HVAC system with fresh air intake) whole-house mechanical ventilation with controlled exhaust, R303.4; N1103.6 & M1505.4. Show the minimum airflow rate setting and location of the device requiring this adjustable setting. A two or three-bedroom dwelling of 1501 – 3000 SF requires a 60 CFM continuous setting. A one-bedroom dwelling under 1501 SF requires a 30 CFM continuous setting. 3. 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. 4. Sheet M1.0: Please amend plans to provide exhaust fan in laundry room and provide louvered door or alternate method of venting laundry room door. IRC R303.3 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 for the close dwelling and the feeder size to the detached dwelling panel per TEP coordination, NEC 225.30 and E3403. 3. Update the Riser Diagram showing an accessible Service Disconnect for each dwelling unit, E3601.6.2. 4. Update the Riser Diagram showing a service disconnect for each dwelling without service disruption of the other dwelling, NEC 225.30 and E3403. 5. Sheet E0.0: Please update General Electrical note 14. to read: Branch circuits that supply 120-volt, single-phase, 15- and 20-ampere outlets installed in kitchens, family rooms, dining rooms, living rooms, parlors, libraries, dens, bedrooms, sunrooms, recreations rooms, closets, hallways, laundry areas and similar rooms or areas shall be Arc-Fault protected E3902.16 A. Please remove the reference to exempt GFI and WP/GFI receptacles as they require AFCI protection as well. IRC R106.1.1 6. Sheet E0.0: Please amend plans to provide a disconnecting means for Sub-panel E. E3601.6 and E3601.7. For example, provide a main breaker at the sub-panel. 7. Sheet E0.0: Please amend plans to provide electrical load calculations for the existing 200A main panel to ensure it is sufficiently sized for both electrical loads. E3602.2 8. Sheet E0.0: Amend plans to note main bonding jumper to not be used in sub panel E3607.3.2 9. Sheet E0.0: Please amend plans as UFFER does not appear to be possible, as no footings are 20 feet in length. Please provide a grounding electrode system such as two ground rods per E3608.1.4 and E3608.3.4.1 and show on electrical riser diagram. IRC R106.1.1 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. 2. Show the proposed exterior fixtures as full cut-off (FCO) style for eliminating the need for an Outdoor Lighting Calculation when processing the site plan permit. INTERNATIONAL ENERGY CONSERVATION CODE: 1. Energy Certificate: (Mandatory) place near the indoor furnace or in utility room, N1101.14. Add notation to plans. Mark Masek Plans Examiner – Building Safety Planning and Development Services | City of Tucson main 520.837.4994 email mark.masek@tucsonaz.gov Submit a corrected plan set at https://www.tucsonaz.gov/pdsd |
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| 05/24/2024 | Site Zoning | REQUIRES RESUBMIT | FROM: PDSD Zoning Review Section PROJECT: TC-FBB-0424-00054 234 E ADAMS ST. – NR-2 Convert Shipping Container to ADU (1st Review) TRANSMITTAL DATE: May 24, 2024 COMMENTS: Resubmit revised drawings along with a detailed response letter, which states how all Zoning Review Section comments were addressed. 1. This site is located in the NR-2 zone (UDC 4.7.9). A single-family residence (SFR) with and accessory dwelling unit (ADU) is a permitted use in this zone (Table 4.8-2). See Use-Specific Standards 4.9.7.B.6, .9, & .10 & 6.6.3. 2. Perimeter yard setbacks are based on a wall height measurement from design grade to the highest point of the exterior wall UDC Article 6.4.5.B & Figure 6.4.5-A. Provide height dimension form design grade to top of container on the elevations. 3. Based on the wall height of 9’-6” provided within the footprint of the building the required perimeter yard setback to the south and west property line is 6’-4”, proposed setback is 6’-0’. A Design Development Option (DDO) must be submitted and approved to reduce the required setback. DDO application and requirements can be found at: https://www.tucsonaz.gov/Departments/Planning-Development-Services/Planning-Zoning-Applications/Zoning-Administration. If you have questions about the DDO application or process please contact Wyatt Berger at Wyatt.Berger@tucsonaz.gov or Georgia Pennington at Georgia.Pennington@tucsonaz.gov. 4. As you are relocating the existing shed provide the wall height for the west wall so that perimeter yard setback requirements can be verified. 5. The lot coverage calculation is not correct. Per UDC Article 6.4.3.C.1.a Roofed areas, porches, open on at least one side are not included in the calculation and per UDC Article 6.4.3.B.3.b Vehicular use areas, measured within the outside edges of any area allocated to vehicle use, whether improved or unimproved are included in the lot coverage. 6. Per Gabriel Sleighter no NPZ review is required. The Unified Development Code (UDC) can be found at: https://www.tucsonaz.gov/Departments/Planning-Development-Services/Codes/Zoning-Code. If you have any questions about this transmittal, please contact Zone1.desk@tucsonaz.gov. |
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| 04/25/2024 | PDSD Application Completeness | REVIEW COMPLETED |