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Permit Review Detail

Permit Number: TC-RES-0225-01030
Parcel: 118060600

Review Status: Requires Resubmit

Review Details: RESIDENTIAL NEW DWELLING v.1

Permit Number - TC-RES-0225-01030
Review Name: RESIDENTIAL NEW DWELLING v.1
Review Status: Requires Resubmit
Review Date Reviewer's Name Type of Review Description Status Comments
04/17/2025 Fire New Construction - Standard NOT REQUIRED
04/17/2025 Bldg Permits - Post Review Express PENDING ASSIGNMENT
04/07/2025 Residential Building - Standard REQUIRES RESUBMIT TC-RES-0225-01030
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. Remove outdated code references from sheet A6.0 and P1.0.

Provide a response letter addressing each comment with location of change on the plans. Submit separate letter and plan set files.

GENERAL COMMENTS :

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. 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.
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/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 of sewer HCS coordinated with Pima County Wastewater, R106.1.1. https://www.pima.gov/1766/Wastewater-Reclamation Include the pipe size in the utility easement and location of connection to the Pima County sewer system.
2. Show the square footage of living space, garage, and covered patios, R106.1.1.

PLANS:

1. Identify the keynotes on sheet A2.0, R106.1.1.
2. Show a maximum ½” floor elevation changes at a notated accessible route entrance on the floor plan, R106.1.1.
3. Provide compliance egress bedroom window sizes with a clear opening height of 24 inches, R310.
4. Identify each wall line needed for enclosing a complete rectangle with sides no greater than 60’, Figure R602.10.1.1 for framed walls shown on sheet A5.0. Include interior braced wall panels (typically the wall separating garage from dwelling) with foundation and anchor bolts, R602.10.8.3 and R403.1.6.
5. Provide a compliant roof framing plan. Show size, spacing and span of framing members consist with Table 802.4.1(2) or provide calculations and data for pre-engineered trusses dated and wet-sealed by an engineer who is registered in Arizona, R106.1.
6. Provide a header schedule or identify compliant header sizes supporting the roof consistent with Table 502.5(1) & R602.7(1) for framed walls shown on sheet A5.0.
7. 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 for framed walls shown on sheet A5.0.
8. Provide steel lintel sizes, R703.8.3.1 for CMU walls shown on sheet A4.

SECTIONS - DETAILS:

1. Provide a wall section detail with reinforced foundations for anchoring exterior framed walls with pressure treated sills including ½” anchor bolts with 7” embedment, R403.1.6.
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 yard pipe and water meter size.
2. Show the clothes washer drain and vent, Table P3005.4.1 and P3105.1.
3. Gray water systems may only receive waste discharge from bathtubs, showers, lavatories, clothes washers, and laundry trays, P2601.2 & Table P3009.9. Remove the gray drain lines from the food preparation sink.
4. Show the gray water discharge with connection to the black water pipe downstream from the two-way clean-out, R106.1.1.
5. 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 two- or three-bedroom dwelling greater than 1500 SF requires a 60 CFM continuous setting.
2. 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.
3. Show the HVAC system size for the building demand in accordance with M1401.3, M1601.1.

ELECTRICAL PLANS:

1. 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.
2. 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. Update note #11.

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
04/16/2025 Site Engineering - Standard REQUIRES RESUBMIT TC-RES-0225-01030
1739 W SAN JUAN TR

Please see zoning comments.

Chris Arrington
chris.arrington@tucsonaz.gov
04/08/2025 Site Zoning - Standard REQUIRES RESUBMIT PDSD TRANSMITTAL

FROM: Jeffrey W. Cassidy, Planner
Planning & Development Services Department – Zoning Review Section

PROJECT: TC-RES-0225-01030 – Residential Building – SFR
1739 W San Juan Tr Tucson, AZ 85713 (R-1 Zoning)
Building Plan Review - 1st Review

TRANSMITTAL DATE: April 08, 2025

This site is in the R-1 zone (UDC 4.7.8). A single-family, detached residence is permitted use in this zone (Table 4.8-2) subject to Use Specific Standards 4.9.7.B.5 -.9.

RESUBMITTAL OF THE FOLLOWING IS REQUIRED: Correct the following plan and elevation sheets, as noted in the comments below, along with a detailed letter indicating responses to the review comments.

Sheet A1:

1. COMMENT: Complete and/or clarify the project data table information including:
a) the square footage of the residence.
b) the square footage of the garage.
c) the square footage of the vehicular driveway that includes the 15’-0” easement along the west side of the property.
d) the square footage of the property (lot size).
e) lot coverage percentage appears to be off by a decimal point.
f) covered porch and walkways are not included in the lot coverage calculation.
g) maximum building height is 25-0” (as opposed to 28’-0”) in the project data table.
h) update the garage setbacks dimension to feet as they are currently labeled in inches.

2. COMMENT: Draw, label and dimension the vehicular driveway access.

3. COMMENT: Clarify the chosen front yard setback. The proposed choice does not meet the required 20’-0” setback where the eastern setback of 265-01/2” would meet that if you adjust the labeling accordingly.

4. COMMENT: Label the adjacent property zoning classifications (including directly across San Juan Trial and San Jose Dr).

5. COMMENT: Per Pima County Assessor the 210’-0” and 350’-0” dimensions you have labeled are both missing .7 feet in their respective dimensions.

6. COMMENT: Side Street setback (San Juan Trail) needs to be adjusted to include the future road expansion to a ½ street dimension of 32’-0” for future reference.

Sheet A2.0:

7. COMMENT: On sheet A2.0, there appears to be two sets of columns at the porch edges.

Sheet A3.0:

8. COMMENT: On sheet A3.0, the north building elevation doesn’t appear to match the floor plan (A2.0 Sheet). Specifically, a door is shown on A3.0 but on A2.0 there is a window.

9. COMMENT: On sheet A3.0, provide FFE from the proposed porch grade on the east elevation drawing.

10. COMMENT: On sheet A3.0, the column locations in elevations don’t appear to match locations in floor plan (A2.0 Sheet).

Sheet A3.1:

11. COMMENT: On sheet A3.1, provide FFE from the proposed porch grade on the south and north elevation drawings.

12. COMMENT: On sheet A3.1, the column locations in elevations don’t appear to match locations in floor plan (A2.0 Sheet).

If you have any questions about this transmittal, please contact Jeffrey W. Cassidy at jeffrey.cassidy@tucsonaz.gov.
03/14/2025 PDSD Application Completeness Express REVIEW COMPLETED