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Permit Review Detail
Review Status: Requires Resubmit
Review Details: RESIDENTIAL NEW DWELLING v.1
Permit Number - TC-RES-0225-00613
Review Name: RESIDENTIAL NEW DWELLING v.1
Review Status: Requires Resubmit
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 03/10/2025 | Site Engineering - Standard | NOT REQUIRED | |||
| 03/10/2025 | Bldg Permits - Post Review Express | PENDING ASSIGNMENT | |||
| 02/25/2025 | Residential Building - Standard | REQUIRES RESUBMIT | TC-RES-0225-00613 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 and building ordinances for all dwellings. Show the current adopted code reference on the plans. Update the 2023 and 2024 entries. Provide a response letter addressing each comment with location of change on the plans. Submit separate letter and plan set files. 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 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. Provide a future PV breaker space at the last panel space. 3. 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. 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. Provide a header schedule or identify compliant header sizes supporting the roof consistent with Table 502.5(1) & R602.7(1). 4. Identify each wall line needed for enclosing a complete rectangle with sides no greater than 60’, Figure R602.10.1.1. Place these lines no further than 4’ from an actual parallel wall, so that corners are no further than 10’ from a “qualifying” braced wall panel. Show interior braced wall panels with foundation anchor bolt connection to bottom plates, R602.10.8.3 and R403.1.6, and roof connections, R602.10.8.2. 5. Show braced wall panel compliance for (narrow) framed walls with a garage door opening, Table R602.10.5. For prescriptive braced wall structures show a portal frame with hold-downs PFH method, Figure R602.10.6.2, or a portal frame at garage door PFG method, Figure R602.10.6.3, or a continuously sheathed portal frame CS-PF method, Figure R602.10.6.4. SECTIONS - DETAILS: 1. 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. 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. 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. Clarify the ceiling/roof insulation detail showing the air-impermeable rigid insulation material adhered to either side of the roof sheathing along with the batt insulation. 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 size extending to the first branch connection. 2. Show gas pipe sizes in compliance with connected demand, G2413.3 & Table G2413.4(1). Provide a gas line isometric or table for showing the BTU demand and length of line to each gas appliance. MECHANICAL PLANS: 1. Provide (an HVAC system with fresh air intake) whole-house mechanical ventilation with controlled exhaust, R303.4; N1103.6 & M1505.4. Identify the device model number providing an adjustable setting and note the minimum continuous setting. A six-bedroom dwelling greater than 3000 SF requires a 105 CFM continuous setting (two devices may be used). A two- or three-bedroom dwelling greater than 1500 SF requires a 60 CFM continuous setting. 2. A gas fired water heater located in a bedroom area requires a sealed (combustion air) enclosure, M2005.2. Notate an appropriate water heater utility closet or relocate the doors to the hallway. ELECTRICAL PLANS: 1. Show a smoke alarm in the bedroom and outside the doorway in the immediate vicinity with an electrical circuit, R314.3. 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. 3. Clothes Washer and Dishwasher GFCI: receptacles require readily accessible protection typically from an upstream device, E3902.9 & 10. Add notation to panel schedule. 4. Interior 15A & 20A circuits serving outlet locations (except garage, kitchen, and bathrooms) including receptacles, lights, and smoke detectors require combination type arc-fault circuit interrupters, E3902.16. Add notation to plans. 5. 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. 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. Add notation to plans. Please contact the plans reviewer if you have any questions: Ken Van Karsen 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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| 03/06/2025 | Site Zoning - Standard | REQUIRES RESUBMIT | PDSD TRANSMITTAL FROM: Bobby Parsons Zoning Section Review PROJECT: TC-RES-0225-00613 1716 S 29th Place Tucson, AZ 85710 SFR Rebuild (1st Review) TRANSMITTAL DATE: 3/6/2025 This site is located in the R-1 zone (UDC 4.7.8). A single-family residence is a permitted use in this zone (Table 4.8-2) subject to Use Specific Standards 4.9.7.B.5 - .9. Comments: Please resubmit revised drawings along with a detailed response letter which states how all Zoning Review Section comments were addressed. 1. Comment: The site plan should be designed to include the information as noted on the sample site plan. Please see https://www.tucsonaz.gov/files/sharedassets/public/v/1/pdsd/documents/permits/residential-permits/residential_plot_plan_requirements.pdf for reference. 2. Comment: Please draw, label, and dimension the ½ Right of Way from centerline to the face of the wedge curb and from the face of the wedge curb to the property line along S 29th Place. Please refer to Paving improvement plan I-64-007 for dimensions if necessary. https://maps-and-records.tucsonaz.gov/construction-plans/details/I-64-007. 3. Comment: Please provide the closest dimension from the new living area on the northwest side of the house to the street property line to ensure it meets the required minimum front street setback of 20’. A scale was not provided on page 1 so I was unable to measure this distance. 4. Comment: Please label the surrounding zoning classification. This property is surrounded by the R-1 zone. 5. Comment: Please label all of the property dimensions including the front and rear property boundaries. 6. Comment: Please dimension the rear alley which is 20’. 7. Comment: Please include lot coverage calculations as noted in the sample site plan. Per UDC 6.4.3.C.1, “Roofed areas, 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 are excluded from lot coverage calculations.” Please remove the covered porch from your lot coverage calculations and update the calculations. Please provide a lot coverage calculation based on the entire property as noted in the sample site plan. The maximum allowable lot coverage in the R-1 zone is 70%. 8. Comment: There are discrepancies in the square footage of the proposed storage shed. Page 1 states the shed is 252’ while page 2 states it is 228’. Please clarify the discrepancy. 9. Comment: Please draw, label, and dimension the utility easement that runs along the east property line. Please refer to the subdivision plat map if needed. https://gis.pima.gov/maps/subdiv/select.cfm?null=&bkpg=17008. 10. Comment: Additional comments may be forthcoming depending on responses to zoning review comments and plans submitted. If you have any questions about this transmittal, please contact Bobby Parsons at Robert.Parsons@tucsonaz.gov. |
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| 02/06/2025 | PDSD Application Completeness Express | REVIEW COMPLETED |