Permit Review Detail
Review Status: Requires Resubmit
Review Details: RESIDENTIAL NEW DWELLING v.1
Permit Number - TC-RES-0125-00432
Review Name: RESIDENTIAL NEW DWELLING v.1
Review Status: Requires Resubmit
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 03/04/2025 | Site Engineering - Standard | NOT REQUIRED | |||
| 03/04/2025 | Bldg Permits - Post Review Express | PENDING ASSIGNMENT | |||
| 02/13/2025 | Residential Building - Standard | REQUIRES RESUBMIT | TC-RES-0125-00432 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: Provide a separate application for the addition to the casita. The same plan set may be used with the additional submission. Each dwelling requires a permit with an appropriate address. The casita may qualify as an Accessory Dwelling Unit (ADU) with alterations or a Sleeping Quarters if the kitchen appliances are removed. Currently the plans show a second dwelling greater than 1,000 SF requiring compliance with Building Ordinances adopted by the City of Tucson. This application for TC-RES-0125-00432 will only include the addition to the primary dwelling. Submit updated plans for an Accessory Dwelling Unit (ADU) or second family dwelling which requires many alterations for compliance. A Sleeping Quarters without kitchen appliances requires fewer alterations for permit processing. See web site for ADU requirements https://casitas-in-tucson-cotgis.hub.arcgis.com/pages/new-casita 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 An impact fee payment is required for an ADU or second dwelling at the time of permit payment. 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. Provide a response letter addressing each comment with location of change on the plans. Submit separate letter and plan set files. GENERAL COMMENTS for a second Family Dwelling: 1. All plans submitted for a newly constructed one- or two-family dwelling require compliance with design ordinances for handicap, photo-voltaic, gray water, and EV charging preparations. Design Ordinances adopted by the City of Tucson. 2. 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. 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. b. Label a double breaker space for future Photo Voltaic on the panel schedule opposite end from the main/supply side, T103.9. Provide a future PV breaker space at 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. Show a bathing fixture drain looped 3’ beyond an exterior wall below grade before connection to the building drain when a clothes washer is not located at an exterior wall. 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. Show the location and size of yard water lines, R106.1.1. Each dwelling requires an appropriate source water supply. Identify the utility lines requiring upgrade or replacement. PLANS: 1. 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. 2. Update the code reference (2018 IRC) at note #3 on sheet AA.3. SECTIONS - DETAILS: 1. Clarify the placement of ceiling/roof insulation (bedroom addition) for determining the need for attic ventilation, R806. Attic space outside of the thermal barrier requires a ventilation calculation for showing the attic vent opening size using 1 to 150 of attic area in compliance with R806.2 or 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. Show a roof design with insulation types and minimum thickness for meeting the condensation control requirement and the minimum total insulation value of R-38. PLUMBING PLANS: 1. The Tucson Water Department limits flow rates for the water meter size in compliance with P2903.7. Show an appropriate yard pipe bypassing the existing dwelling and show an appropriate water meter size for the additional demand. 2. The 50,000 BTU on-demand water heater rating may be undersized for building demand, P2801.1. Provide the spec sheet for this unit size. 3. Show each gas pipe segment sized in conformance with Table G2413.4(1). The gas pipes shown are undersized for the 315,000 demand with a 65-foot developed length. 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. Consider an underground feeder from a metered service panel to the more distant dwelling. 2. Show two or more 2O AMP small appliance circuits at the kitchen countertop receptacle outlets; they may also serve the breakfast room and dining room, but not other locations, E3703.2 and E3901.3. INTERNATIONAL ENERGY CONSERVATION CODE: 1. Energy Certificate: (Mandatory) place near the indoor furnace or in utility room, N1101.14. Add notation to plans. If you have any questions, please contact: PDSD-Residential@tucsonaz.gov |
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| 03/03/2025 | Site Zoning - Standard | REQUIRES RESUBMIT | FROM: PDSD Zoning Review Section PROJECT: TC-RES-0125-00432 239 N PALOMAS AV. – R-2 Bed & Bathrooms Addition (1st Review) TRANSMITTAL DATE: March 3, 2025 COMMENTS: Resubmit revised drawings 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 single-family residence (SFR) is a permitted use in this zone (Table 4.8-2). See Use-Specific Standards 4.9.7.B.6, .9, & .10. 1. This review is for the bed and bath addition to the existing single family dwelling only. A separate address and permit are required for the Casita. 2. The existing land 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. Also, 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. 3. The new land coverage is not correct. 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. 4. Provide perimeter yard setback dimensions from the proposed addition to the north and east property lines. 5. The “7’ BSL” is not correct. Review UDC Table 6.3-2.A and provide the correct side and rear perimeter yard setback requirements. The following comments are based on review of the Casita plan as an addition single family residence (SFR): 1. 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. As wall height dimensions from design grade to the top of parapet were not provided Zoning has added 6” to the 13’-4” dimensions provided on sheet CA.5 for a total wall height of 13’-10”. The minimum setback is the greater of six (6) feet, or two-thirds (2/3) the height of the structure’s wall facing each interior property line (Table 6.3-2.A). Based on a 13’-10” wall height the required perimeter yard setback to the north, south and west property line is 9’-3”. As setback dimensions were not provide Zoning cannot provided comments required for the Design Development Option to reduce the perimeter yard setbacks. 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 Georgia Pennington at Georgia.Pennington@tucsonaz.gov”. 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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| 01/31/2025 | PDSD Application Completeness Express | REVIEW COMPLETED |