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Permit Review Detail

Permit Number: TC-RES-0123-02386
Parcel: 11931018B

Review Status: Requires Resubmit

Review Details: RESIDENTIAL NEW DWELLING v.2

Permit Number - TC-RES-0123-02386
Review Name: RESIDENTIAL NEW DWELLING v.2
Review Status: Requires Resubmit
Review Date Reviewer's Name Type of Review Description Status Comments
05/26/2023 Bldg Permits - Post Review Express PENDING ASSIGNMENT
05/26/2023 Fire New Construction REQUIRES RESUBMIT Previous comment not addressed - -Either install fire sprinklers or install hydrant within 600' to meet IFC 507.5.1 -Indicate on cover sheet of plans whether hydrant will be installed (include location), or indicate fire sprinklers will be installed throughout (including garage). john.vincent@tucsonaz.gov 5203495581
05/22/2023 Residential Building REQUIRES RESUBMIT TC-RES-0123-02386 2nd Rev
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 COMMENTS :

1. Separate narrative comments from the construction plan set.

PLANS:

1. Provide a complete R602.10 compliant braced wall panel design, or provide an engineer’s calculation, design and seal for shear wall placement. Braced wall lines with maximum spacing of 60’ and offsets no more than 4’. Exterior walls are shown at 76’-8” apart on sheet S-1. Show interior braced wall panels with foundation anchor bolt connection to bottom plates, R602.10.8.3 and R403.1.6 or provide an engineer’s calculation, design, and seal for shear wall placement.

SECTIONS - DETAILS:

1. Clarify the placement of ceiling/roof insulation for determining the need for attic ventilation, R806. Remove the gable vents from sheet A-3 & A-4 or relocate roof insulation to the ceiling detail #1 on sheet S-3.
2. An unvented roof assembly requires an air-impermeable rigid insulation material with a minimum R-5 value applied correctly to either side of the roof sheathing, R806.5. Clarify the R-38 batt option at keynote #2 on sheet S-3 with added notation for a two layer system because batt may not be in contact with the roof underside.

PLUMBING PLANS:

1. The dual standpipe closes washer drain as detailed on sheet P-1 is sufficient for graywater ordinance compliance. The detail is not consistent with the graywater piping plan. Update for a consistent installation method.
2. Show the gray water horizontal branch drainpipes sized with acceptable number of fixture units, Table P3005.4.1. (max 6 units on 2” pipe size).
3. A diverter valve for waste drainage requires a manufacturer approved listing (provide documentation). Consider removing the diverter valve which requires a complete graywater system with a discharge holding tank, overflow to building drain and backflow valve.

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 of 1501 – 3000 SF requires a 60 CFM continuous setting. Show this minimum requirement on sheet H-1.
2. Clarify the cooling capacity in accordance with M1401.3, M1601.1. The two 4-ton units shown on the plans is oversized for this dwelling.
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. Notate if the mechanical plans if system calculations will be provided by deferred submittal on sheet H-1.
4. Tucson is in climate zone 2B, N1102. Update the MEC calculation notation on sheet H-1.

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
05/24/2023 Site Engineering REQUIRES RESUBMIT Previous comment not addressed:

1. As proposed cut/fill is over 50 CY, a grading development package will be required. Ensure proposed and existing contours, drainage flow patterns, cut/fill quantities, disturbance delineations and quantities, site ACS, and adequate spot grading is present. Please follow TSM 9-01.2.5 and UDC 5.2 for requirements and more information. 2. Include an interceptor swale on the top of the cut slope (TSM 2-01.10), ensure this is also included in the above development package
Scott Haseman
scott.haseman@tucsonaz.gov
05/25/2023 Site Landscape REQUIRES RESUBMIT PROJECT: SINGLE FAMILY RESIDENCE
ACTIVITY NO. TC-RES-0123-02386 RESUBMITTAL
ADDRESS/PARCEL: 3145 W MOCKINGBIRD LN/ 119-31-018B
ZONING: SR

This plan has been reviewed for compliance with applicable development criteria in the City of Tucson Unified Development Code (UDC) Administrative Manual (AM) Section 2-11 and Technical Manual (TM) Section for landscape, native plants and water harvesting.

Please resubmit with a detailed letter addressing the below comments.

Comments:
1. This comment was not adequately addressed: “There must be a NPPO or NPPO waiver. An NPPO is required per UDC 7.7.3-B. A Native Plant Preservation Plan, Section 7.7.4, is required to be submitted or approved or a request for an exception from the Native Plant Preservation requirements approved in accordance with Sections 7.7.3.D.3 & .4 of the UDC and Admin. Manual Section 2-11.0.0 prior to Grading Plan approval.” Please either show the required set aside on all site plans in the CD set or provide a a full NPPO . There are a vast number of protected species on site.
2. This site is within 5.2. HILLSIDE DEVELOPMENT ZONE (HDZ)
Add the following Notes to the Cover Sheet/Plan Set (HDZ Page is fine) :
Vegetation Retention and Revegetation
a. Vegetation Retention
(1) Existing viable and transplantable trees with four inch or greater trunk diameter and cacti shall be preserved in their original locations, except for building sites and access and utilities serving building sites.
(2) When retention of the above trees and cacti in their original locations is not possible due to building site location, the trees and cacti shall be salvaged and replanted in areas requiring revegetation, whenever possible.
b. Revegetation
All cut or fill slopes that are no steeper than three horizontal to one vertical and all utility trenches or septic leaching fields that are not located in parking or driveway areas shall be revegetated in compliance with the following standards:
(1) All plants used in revegetation shall be the same as the native vegetation on the site prior to grading or clearing or any adjacent site; and,
(2) Revegetation shall be accomplished with the following minimum standards for plants:
(a) Desert trees, a minimum of 15-gallon size with a minimum trunk diameter of two inches measured at the soil level, or large specimen cactus shall be placed at the same vegetation density found on the site prior to any clearing, grubbing, or grading; and,
(b) Seeds for trees, desert shrubs, and grasses shall be planted with a density adequate to control erosion and may use one of the following methods of planting: Raked into the soil with appropriate mulch materials; hydroseeding; anchored mulches; or established on jute, rolled straw, or similar material. Another method may be approved by PDSD.
(3) A temporary watering system shall be installed until the revegetation materials are established.
3. Slope Stabilization
All slopes steeper than a ratio of three horizontal to one vertical, with the exception of retaining walls, shall be stabilized with properly engineered stone riprapping or sculptured rock as follows:
a. Stone riprapping shall be hand-placed on the slope;
b. The stabilizing material used shall blend with the natural appearance of the site or lot and the surrounding terrain; and,
c. Vegetation retention and revegetation should be used in conjunction with riprapping.
3. Ensure that all Zoning and Engineering comments and concerns are addressed.
Additional comments may apply.

If you have any questions about these comments, I can be reached at Matthew.Carlton@tucsonaz.gov or 520-837-4988
05/22/2023 PDSD Application Completeness Express REVIEW COMPLETED