Permit Review Detail
Review Status: Requires Resubmit
Review Details: RESIDENTIAL NEW DWELLING v.1
Permit Number - TC-RES-0123-02498
Review Name: RESIDENTIAL NEW DWELLING v.1
Review Status: Requires Resubmit
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 03/06/2023 | Site Engineering | APPROVED | |||
| 03/29/2023 | Bldg Permits - Post Review Express | PENDING ASSIGNMENT | |||
| 03/29/2023 | Residential Building | REQUIRES RESUBMIT | TC-RES-0123-02498 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: The City of Tucson adopted the 2018 IRC with amendments on 1/1/2019. Show the current code reference on the plans. GENERAL COMMENTS : 1. 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. 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/pdsd/water-energy-conservation 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 or show the distance from transit or a bike boulevard as not greater than a quarter-mile. PLANS: 1. Show a maximum ½” floor elevation changes at a notated accessible route entrance on the floor plan, R106.1.1. Include the threshold condition at the vehicle doorway or an exterior hinged door when the garage is used for the accessible route. 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. 3. Indicate the direction of slope for the carport slab, R309.2. 4. Clarify interior wall detail references (#2/A9) shown at exterior walls on sheet A4. 5. Provide a complete prescriptive braced wall design, R602.10. The common wall is a required interior braced wall when the building exceeds 60 feet, R602.10.1.1. Show interior braced wall panels with foundation anchor bolt connection to bottom plates, R602.10.8.3 and R403.1.6. Update detail #2/A9 showing anchor bolts. 6. Individual dwelling units in duplexes must be separated by a fire rated wall from floor to bottom of roof sheathing without opening other than limited utility penetrations, R302.4. Update detail #2/A9 showing fire rated materials as found in IBC Table 721.1(2), Items 15-1.1 to 16-1.3. 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. 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 and water meter size. MECHANICAL PLANS: 1. 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. ELECTRICAL PLANS: 1. Update the Riser Diagram with a service meter for each dwelling (dual pack). 2. Provide the Electric Vehicle Supply Equipment 40 ampere 240 volt dedicated branch circuit with a NEMA 14-50R receptacle and label the circuit “EV Ready” and locate the receptacle at a parking area, N1104.2.1. Include the Electric Vehicle load entry (typically 7680 watts) in the electrical load calculations (continuous demand) like the HVAC entry, N1104.2.2. 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 |
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| 03/22/2023 | Site Zoning | REQUIRES RESUBMIT | FROM: PDSD Zoning Review PROJECT: TC-RES-0123-02498 729 E 35th St. – R-2 New Duplex (1st Review) TRANSMITTAL DATE: March 22, 2023 Please resubmit revised drawings and any redlined plans along with a detailed response letter, which states how all Zoning Review Section comments were addressed. This site is located in the R-2 zone (UDC 4.7.9). A duplex is a permitted use in this zone (Table 4.8-2). See Use-Specific Standards 4.9.7.B.6, .9, & .10. 1. The street perimeter yard setback show is not correct and should be listed as the greater of twenty (20) feet, or one and one-half (1 ½) the height of the proposed wall ((UDC 6.4.5.C.1.a). Provide a street perimeter yard setback from the post supporting the carport to the street property line. This site does not qualify for developing area setbacks. 2. The lot coverage calculation is not correct. Review UDC Article 6.4.3 and the example shown on the Residential Plot Plan Requirements found at: https://www.tucsonaz.gov/files/pdsd/forms/Residential_Plot_Plan_Requirements.pdf, and provide a correct lot coverage calculation. Per UDC Article 6.4.3.C.1.a Roofed areas, covered patios, open on at least one side, which provide shelter to exterior areas, such as balconies, entrances, stoops, and terraces, provided they are not used for utilities, maintenance, laundry, storage, or motor vehicle parking. 3. As you are proposing two (2) 3-bedroom units the required vehicle parking is 5 vehicle parking spaces. Per UDC Article 7.6.4.B and a Zoning Administrators determination this site is required to meet the requirements of UDC Article 7.4.6 & 7.6.4, commercial parking & landscaping. Zoning acknowledges that one unit appears to have 2 bedrooms with a den. A den as shown on the plan meets the definition of a bedroom, UDC Article 11.4.3. As you provided an opening from the Den into the living room the den may not be considered a bedroom if this opening is a minimum 5’-0” wide but no dimensions were provided. If you have any questions about this transmittal, please contact Zone1.desk@tucsonaz.gov |