Permit Review Detail
Review Status: Requires Resubmit
Review Details: RESIDENTIAL NEW DWELLING v.1
Permit Number - TC-RES-0224-00796
Review Name: RESIDENTIAL NEW DWELLING v.1
Review Status: Requires Resubmit
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 03/05/2024 | Site Engineering | NOT REQUIRED | |||
| 03/11/2024 | Bldg Permits - Post Review Express | PENDING ASSIGNMENT | |||
| 02/15/2024 | Residential Building | REQUIRES RESUBMIT | TC-RES-0224-00796 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 revisions. 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. 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 revisions. 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. PROVIDE A COMPLETE PLAN SET showing all proposed alterations to the building with 2018 IRC code compliance with component sizes. Show the adopted code reference on the plans. Also, update the outdated 2006 IECC reference on page A-1. SITE PLAN: 1. Show the location of the water line from the meter to building(s) along with required alterations, R106.1.1. 2. Clarify the proposed garage by including construction plans or indicate under separate permit. STRUCTURAL PLANS: 1. Provide an engineer’s calculation, design and seal for retaining walls with unbalanced fill exceeding 48 inches measured from the bottom of foundation, R404.4. SECTIONS - DETAILS: 1. 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 or R-30 when extended over the wall top plate for additions under 500 SF. PLUMBING PLANS: 1. Tucson Water Department limits flow rates for each water meter size in compliance with P2903.7. Show an appropriate (1”) yard pipe for supporting the existing and proposed dwelling units. MECHANICAL PLANS: 1. Show a dryer vent size and location for venting to exterior, M1501. ELECTRICAL PLANS: 1. Provide a Riser Diagram showing a sub panel and feeder size for proposed dwelling unit, NEC 225.30, E3403, Table E3704.2(1). 2. Designate the circuit number at the location of each proposed light fixture, receptacle, appliance, and equipment disconnect switch, E3404.12. 3. Provide a panel schedule showing panel size, circuit numbers, ampacity, wire size and general description, E3404.13 & E3706.2. 4. Show one 20 AMP branch circuit for the dishwasher/disposal; this circuit may not serve other locations, E3703.8 City of Tucson Amended. 5. Show receptacle outlets at each kitchen counter space wider than 12” with no point along the wall line more than 24” from a receptacle outlet, E3901.4.1. 6. Clothes Washer and Dishwasher GFCI: receptacles require readily accessible protection typically from an upstream device, E3902.9 & 10. Add notation to plans. OUTDOOR LIGHTING CODE 1. Show full cutoff fixtures were located within 25 feet from the property line OLC 401.3.3. This applies to the gate sconces. If you have any questions, please contact: PDSD-Residential@tucsonaz.gov City of Tucson Residential Plan Review Submit a corrected plan set at https://www.tucsonaz.gov/Departments/Planning-Development-Services |
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| 03/11/2024 | Site Zoning | REQUIRES RESUBMIT | ZONING REVIEW TRANSMITTAL FROM: Wyatt Berger Lead Planner PROJECT: TC-RES-0224-00796 1924 East 5th Street – R-1 Kitchen extension, laundry room, and porch additions (1st Review) TRANSMITTAL DATE: March 11, 2024 Please resubmit revised drawings with a detailed response letter stating how all Zoning Review Section comments were addressed. The site is in the R-1 zone (UDC 4.7.8). A single-family residence is a permitted use in the R-1 zone, subject to use-specific standards 4.9.7.B.5-.9. 1. Indicate on the site plan that the proposed garage is submitted under a separate permit application. 2. Remove the porches from the lot coverage calculation as roofed areas, open on at least one side, that are not used for utilities, maintenance, laundry, storage, or motor vehicle parking, are excluded from the lot coverage calculation (UDC 6.4.3.C.1.a). 3. The lot dimensions and lot size provided on the site plan are incorrect. According to the Fairmount Addition subdivision plat (https://www.asr.pima.gov/ParcelData/Map/Arm/MP04/04018.PDF), the lot dimensions are 68’ x 130’ with a total lot size of 8,840 square feet. Ensure the lot coverage calculation is also updated to reflect the correct lot size. Clarify whether a new perimeter wall is proposed. Per UDC 6.6.2.I, the maximum height of a wall or fence within a perimeter yard shall be six feet; however, the wall or fence may be higher than six feet, but no higher than ten feet, if: a. At least 75% of the area above six feet in height is left unobstructed and open through the use of architectural elements, such as arches, columns, or wrought iron; b. Part of, or located on top of, a retaining wall no higher than ten feet measured from design grade and no higher than six feet measured from the top of the retaining portion of the wall; c. A greater height is required through the rezoning process or the special exception land use process; or, d. A greater height is required by a specific UDC standard. Based on the elevation drawings provided, a perimeter wall approximately 11’-3” in height is shown. A Board of Adjustment variance is required to be granted for a perimeter wall exceeding ten feet in height. Contact Mark.Castro@tucsonaz.gov if you have questions about the variance process. 4. Perimeter yards are based on a measurement from the design grade elevation to the highest point of an exterior wall (UDC 6.4.5.B and Figure 6.4.5-A). Per UDC 6.3-2.A, when a residential use is adjacent to a residential zone, the required perimeter yard is six feet or 2/3 the height of the exterior building wall, whichever is greater, measured from the interior property lines. Perimeter yards are not based on the finish floor elevation. As such, provide dimensions measured from the design grade elevation to the highest point of the proposed exterior walls to verify the proposed perimeter yards. 5. As a courtyard wall approximately 11’-8” in height is proposed to be constructed up to the property line, a Board of Adjustment variance is required to be granted to allow a reduced side perimeter yard setback measured from the east property line. Contact Mark.Castro@tucsonaz.gov if you have questions about the variance process. 6. The proposed “pantry” includes a full-size refrigerator and microwave/oven and is therefore considered a separate dwelling unit. Per UDC Table 6.3-2.A, a lot size of 10,000 square feet is required for two dwellings in the R-1 zone, unless the separate dwelling is considered an accessory dwelling unit (ADU), subject to use-specific standards 4.9.7.B.6, .8, and .9, and 6.6.3. Per a Zoning Administrator’s determination dated May 29, 1996, for the construction to not be considered a dwelling unit, the project is limited to having a refrigerator that can fit below a sink counter, a wet bar sink, and no cooking facilities. 7. Demonstrate compliance with use-specific standard 4.9.7.B.7 as the proposed laundry room is considered a bedroom. If the proposed “pantry” removes the cooking facilities and full-size refrigerator, this room will also be considered a bedroom. Based on issued T22CM02133, seven bedrooms are proposed within the existing residence. For any new single-family dwelling in the R-1 zone with five bedrooms, three parking spaces are required. For every bedroom over five, one additional space is required for each bedroom. For all single-family dwellings in the R-1 zone with five or more bedrooms, all parking spaces must be located on-site, either in a side or rear perimeter yard. Parking spaces may not be located in a vehicular use area in any front street perimeter yard. A parking area is not required to be developed to a commercial standard. A dustproof parking surface is required to at least a minimum of two inches of compacted pea gravel. An existing covered residential parking area may be used. Per UDC 11.4.3, the term bedroom includes all of the following: 1) Any room that is designated as a bedroom; 2) Any enclosed room that has a minimum area of 60 square feet and has an accessibly opening to the exterior of the building in compliance with the International Building Code (IBC), whether termed a studio, family room, study, den, bonus room, or any other name, except for a living room, dining room, kitchen, and bathrooms; and 3) Any room designated as a bedroom for the purpose of any other code requirement. Per a previous Zoning Administrator’s determination dated June of 2005, the proposed laundry room and “pantry” may be considered extensions of the kitchen and dining room if direct openings five feet in width with no doors are proposed. If you have any questions about this transmittal, contact me at Wyatt.Berger@tucsonaz.gov or at 520-837-4951. |
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| 02/12/2024 | PDSD Application Completeness Express | REVIEW COMPLETED |