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Permit Review Detail

Permit Number: TC-RES-0323-03848
Parcel: 113100580

Review Status: Requires Resubmit

Review Details: RESIDENTIAL NEW DWELLING v.1

Permit Number - TC-RES-0323-03848
Review Name: RESIDENTIAL NEW DWELLING v.1
Review Status: Requires Resubmit
Review Date Reviewer's Name Type of Review Description Status Comments
04/20/2023 Bldg Permits - Post Review Express PENDING ASSIGNMENT
04/17/2023 Residential Building REQUIRES RESUBMIT TC-RES-0323-03848
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:

Each dwelling unit with kitchen requires a separate Pima County assigned street address after Zoning approval, R319.

An impact fee payment is required for an ADU.

SITE PLAN:

1. Show the location and size of buildings, utility meters and gas, water, electric and sewer or septic lines from property line to building, R106.1.1. Identify the utility lines requiring upgrade or replacement.
2. Show a street address for each dwelling on the site plan, R319.

SECTIONS - DETAILS:

1. Clarify the placement of ceiling/roof insulation for determining the need for attic ventilation or need for providing air-impermeable rigid insulation at the roof, R806. Remove the attic ventilation calc from sheet #4 or relocate roof insulation to the ceiling sheet A2.
2. Show an unvented roof assembly with all insulation at the roof including an air-impermeable rigid insulation material with a minimum R-5 value applied correctly to either side of the roof sheathing as part of the total insulation requirement, R806.5 or show the attic vent opening size using 1 to 150 of attic area with insulation at the ceiling in compliance with R806.2.

ELECTRICAL PLANS:

1. TEP usually requires the service panel on the property at the closest building to the service transformer. The overhead service conductor over the proposed building requires an 8’ clearance above the roof, E3604.2.1.
2. Update the Riser Diagram showing a compliant service line, NEC 225.30 and E3403.

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
(520) 837-4912 PDSD-Residential@tucsonaz.gov
City of Tucson Residential Plan Review

Submit a corrected plan set at https://www.tucsonaz.gov/pdsd
04/20/2023 Site Zoning REQUIRES RESUBMIT FROM: PDSD Zoning Review

PROJECT: TC-RES-0323-03848
1726 E. Mitchell St. – R-2
ADU (1st Review)

TRANSMITTAL DATE: April 20, 2023

Please resubmit revised drawings and any redlined plans 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). An Accessory Dwelling Unit (ADU) is a permitted use in the zone, (Table 4.8-2), subject to Use Specific Standards 4.9.7.B.6, 8, & 9 and 6.6.3.

1. The provided lot coverage calculation is not correct. Per UDC Article 6.4.3.B.3.b all vehicle use areas, whether improved or unimproved, are included. Per UDC Article 6.4.3.C.1.a porches open on at least one side are not included in the calculation. Review UDC Article 6.4.3 and the example shown on the Residential Plot Plan Requirements found at: https://www.tucsonaz.gov/files/pdsd/forms/Residential_Plot_Plan_Requirements.pdf, and provide a correct lot coverage calculation.

2. Based on aerial photos the “EXIST COVERTED PORCH #1” called out on the plot plan shows up sometime after 2015. Zoning was not able to find approved permit documents for this porch. Provide approved permit documents with the next submittal. If you are not able to provide approved permit documents for this porch a separate permit will be required.

3. Per UDC Article 6.6.3.B.4 On sites where the principal structure is one story, accessory dwelling units shall not exceed 12 feet in height. Per UDC Article 6.4.4.A building height is measured from design grade to midpoint of a pitched roof. Provide a dimension from design grade to the midpoint of the pitched roof.

4. The setback lines shown along the south and west property lines are not correct, remove them from the plan.

5. Clearly demonstrate that the requirements of UDC Articles 6.6.3.B.2, & B.3 are met.

Perimeter yard setbacks are based on a measurement from design grade to the highest point of the exterior wall UDC Article 6.4.5.B & Figure 6.4.5-A. As dimensions from design grade were not provided Zoning has added 6” to the heights shown on the elevations to determine perimeter yard setback requirements.

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).
6. Based on a wall height of 12’-8” the required perimeter yard setback from the proposed ADU to the west property line is 8’-6” proposed setback is 4’-0”.

7. Based on a wall height of 10’-6” the required perimeter yard setback from the proposed ADU to the west property line is 7’-0” proposed setback is 4’-0”.

A Design Development Option (DDO) must be submitted and approved to reduce the required setbacks.

If you have any questions about this transmittal, please contact Zone1.desk@tucsonaz.gov
04/13/2023 Fire New Construction REVIEW COMPLETED
03/24/2023 PDSD Application Completeness Express REVIEW COMPLETED
04/03/2023 Site Engineering REVIEW COMPLETED
04/03/2023 Site Landscape REVIEW COMPLETED