Permit Review Detail
Review Status: Requires Resubmit
Review Details: RESIDENTIAL NEW DWELLING v.1
Permit Number - TC-RES-0224-00952
Review Name: RESIDENTIAL NEW DWELLING v.1
Review Status: Requires Resubmit
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 03/11/2024 | Bldg Permits - Post Review Express | PENDING ASSIGNMENT | |||
| 02/22/2024 | Residential Building | REQUIRES RESUBMIT | TC-RES-0224-00952 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: An addition to an existing dwelling unit and the construction of a second dwelling unit requires separate permits. A Guess Suite (living unit) without kitchen may be included on a permit with the Game Room addition. Clarify if the Guest Suite will include a kitchen or if the stove/range will be removed along with all Zoning Review updates. The kitchen defines the unit as a dwelling which requires many alterations for 2018 IRC compliance. Each dwelling unit with kitchen requires a separate Pima County assigned street address after Zoning approval, R319. https://www.pima.gov/1010/Addressing-Frequently-Asked-Questions An impact fee payment is required for a new dwelling at the time of permit payment. FLOOR PLANS: 1. Show the functional name of each existing adjacent room, R106.1.1. Existing bedrooms with removed windows must show code compliance for egress, R310. Include any alteration of door or window openings between existing and proposed rooms. 2. Show one-hour fire-resistive framed construction separating dwellings in compliance with IBC Table 721.1(2). This is required if the range remains within the Guest Suite. ROOF FRAMING PLANS: 1. Provide a complete roof framing plan with beams and rafters sized with appropriate prescriptive load carrying capacity, R301.1 or provide an engineer’s sealed plan set for performance compliance consideration, R301.1.3. Show the ridge structural member as a compliant sized beam when the roof pitch is less than 3” to 12”, R802.3. Or show all roof structural with rafter ties (or ceiling joists) and collar ties (ridge straps) when the roof pitch is equal or greater than 3” to 12”, R802.3. SECTIONS - DETAILS: 1. Provide continuous rebar within foundations, R403.1.6. Replace keynote #18 with keynote #12 at details #3 & 4 sheet A1. 2. Show exterior wood siding, sheathing and wall framing with a 6” clearance above the ground (R317.1 item 5). The weep screed may extend with a minimum clearance 4” above grade or 2” above paved areas, R703.7.2.1. Clarify floor separation above grade at details #3 & 4 sheet A1. 3. 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. Clarify the ceiling/roof insulation detail showing the air-impermeable rigid insulation material adhered to either side of the roof sheathing and the batt insulation in contact with the roof material. Update keynote #14 at sheet A3. Also, show the batt insulation extended over the wall top plate at detail # 4 sheet A3. PLUMBING PLANS: 1. Tucson Water Department limits flow rates for the water meter size in compliance with P2903.7. Show an appropriate yard pipe size for supporting the existing and proposed demand. 2. Show an individual accessible water supply shut off and water heater for the proposed dwelling unit, P2903.9.1. This is required if the range remains within the Guest Suite. MECHANICAL PLANS: 1. Provide an HVAC system for separately serving each dwelling unit, R302.4.1.2. This is required if the range remains within the Guest Suite 2. Provide the cooling capacity of the HVAC unit, M1401.3, M1601.1. ELECTRICAL PLANS: 1. Provide a Riser Diagram showing an accessible Service Disconnect for each dwelling unit, E3601.6.2. This is required if the range remains within the Guest Suite 2. Provide a separate panel schedule showing panel size, circuit numbers, ampacity, wire size and general description for each unit, E3404.13 & E3706.2. Provide a panel schedule showing panel size, circuit numbers, ampacity, wire size and general description, E3404.13 & E3706.2. 3. Panelboards and overcurrent protection devices shall not be in clothes closets or in bathrooms, E3405.5. Relocate the electrical panel to an appropriate location, E3405.2. 4. Show Bathroom receptacles with a separate 20 AMP dedicated circuit, E3703.4 and E3901.6. Remove circuit #20 from the kitchen countertop. 5. Show the location of a smoke alarm within the Guest Suite, R314. OUTDOOR LIGHTING CODE 1. Show full cutoff fixtures were located within 25 feet from the property line OLC 401.3.3. INTERNATIONAL ENERGY CONSERVATION CODE: 1. Energy Certificate: (Mandatory) place near the indoor furnace or in utility room, N1101.14. This is required if the range remains within the Guest Suite. 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/pdsd |
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| 03/11/2024 | Site Engineering | REQUIRES RESUBMIT | |||
| 03/01/2024 | Site Zoning | REQUIRES RESUBMIT | ZONING REVIEW TRANSMITTAL FROM: Wyatt Berger Lead Planner PROJECT: TC-RES-0224-00952 1538 West Delano Street – MH-1 New game room addition and unpermitted guest house (1st Review) TRANSMITTAL DATE: March 1, 2024 Please resubmit revised drawings with a detailed response letter stating how all Zoning Review Section comments were addressed. 1. The “guest suite” includes a refrigerator and range and is therefore considered a separate dwelling unit. Per UDC Table 6.3-2.A, the maximum permitted density in the MH-1 zone is eight units per acre (5,445 square feet of land area per dwelling unit). Based on a lot size of 7,790 square feet, one full-size dwelling unit is permitted on the site. A rezoning of the property to MH-2 or R-2 is required to allow a second dwelling unit on the property; however, a rezoning will not be necessary if the dwelling unit is considered an accessory dwelling unit, subject to compliance with use specific standards 4.9.7.B.6, .8, and .9 and 6.6.3. 2. A separate permit is required for the “guest suite” addition. Please note that impact fees are required for the “guest suite” addition. 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. 3. Per UDC 6.4.3.B.3, lot coverage includes the area of the site covered with buildings, vehicular use areas, and outdoor storage areas. Include the vehicular use area, whether paved or unpaved, within the lot coverage calculation. Lot coverage shall not exceed 70% in the MH-1 zone (UDC Table 6.3-2.A). 4. A corrugated metal perimeter fence appears in aerial photography and Google Street View in 2020. A zoning compliance review was not obtained for the perimeter fence. Provide the height of the perimeter fence along all property lines. The maximum height of a solid perimeter wall or fence shall not exceed six feet in height (UDC 6.6.2.I). 5. Perimeter yards are based on a measurement from the design grade elevation to the highest point of an exterior wall (see UDC 6.4.5.B and Figure 6.4.5-A). Per UDC Table 6.3-2.A, when a residential use is adjacent to a residential zone, the required side and rear perimeter yard setbacks are six feet or 2/3 the height of the proposed exterior building wall, whichever is greater, measured from the interior property lines. Provide the height of the unpermitted “existing patio” as well as provide a setback dimension from the “existing patio” to the west property line. As it does not appear the “existing patio” meets the required side perimeter yard, a Design Development Option (DDO) can be used to reduce the required side perimeter yard to 1’-0”. A Board of Adjustment variance is required to reduce the side perimeter yard to less than 1’-0”. Please note that a DDO will also be required to reduce the rear perimeter yard for the “guest suite.” 6. Per UDC 6.4.5.C.1.a, the minimum required front street perimeter yard setback is 20 feet measured from the street property line. The proposed front street perimeter yard is 10 feet. A DDO is required to reduce the front street perimeter yard. The DDO application and requirements can be found at: https://www.tucsonaz.gov/files/sharedassets/public/v/1/pdsd/documents/planning-amp-zoning/ddo_for_setback_and_height_udc.pdf. The DDO shall be submitted under existing permit number TC-RES-0224-00952 as a separate PDF. Contact Georgia.Pennington@tucsonaz.gov if you have questions about the DDO process. If you have any questions about this transmittal, contact me at Wyatt.Berger@tucsonaz.gov or at 520-837-4951. |
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| 02/21/2024 | PDSD Application Completeness Express | REVIEW COMPLETED |