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Permit Review Detail
Review Status: Requires Resubmit
Review Details: RESIDENTIAL NEW DWELLING v.1
Permit Number - TC-RES-0324-01270
Review Name: RESIDENTIAL NEW DWELLING v.1
Review Status: Requires Resubmit
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 04/04/2024 | Site Engineering | NOT REQUIRED | |||
| 04/05/2024 | Bldg Permits - Post Review | PENDING ASSIGNMENT | |||
| 03/18/2024 | Residential Building | REQUIRES RESUBMIT | TC-RES-0324-01270 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: Show any demolition of the existing structure. Clarify the location of altered areas such as an enclosed vehicle door opening and roof replacement. The plans currently imply a completely new structure without existing items. 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. SITE PLAN: 1. Show the location and size of buildings, utility meters and gas, water, electrical, and sewer, R106.1.1. Each dwelling requires an appropriate source of electrical and water supply. Show the location and size of lines with connection points, R106.1.1. Identify the utility lines requiring upgrade or replacement. PLANS: 1. Notate a cool (white) roof finish as required by the ADU provisions. 2. Show a maximum ½” floor elevation changes at a notated accessible route entrance on the floor plan, R106.1.1. Include all threshold conditions for a route from the exterior into the living space. 3. 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. SECTIONS - DETAILS: 1. Clarify the placement of ceiling/roof insulation for determining the need for attic ventilation, R806. Attic space outside of the thermal barrier requires a ventilation calculation for showing the attic vent opening size using 1 to 150 of attic area in compliance with R806.2 or 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. PLUMBING PLANS: 1. Tucson Water Department limits flow rates for each water meter size in compliance with P2903.7. Show an appropriate yard pipe for supporting the existing and proposed dwellings and show an appropriate water meter size. 2. Show an individual accessible water supply shut off and water heater for the proposed dwelling unit, P2903.9.1. MECHANICAL PLANS: 1. Provide (an HVAC system with fresh air intake) whole-house mechanical ventilation with controlled exhaust, R303.4; N1103.6 & M1505.4. Show the minimum airflow rate setting and location of the device requiring this adjustable setting. A two or three bedroom dwelling under 1501 SF requires a 45 CFM continuous setting. 2. Provide demand calculations in accordance with Manual J/S/D standards, M1401.3, M1601.1. The cooling equipment schedule on the plans appears oversized. ELECTRICAL PLANS: 1. TEP may require the service panel for the property at the closest building to the service transformer. A service line change or a new meter location must be coordinated with TEP for approval. Show an underground feeder from a metered service panel to the more distant dwelling. 2. Provide a Riser Diagram showing the feeder size for the dwelling panel per TEP coordination, NEC 225.30 and E3403. 3. Provide an exterior outlet at grade level located at both the front and back of the dwelling, E3901.7. These outlets require GFCI protection, E3902.3. 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. 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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| 04/05/2024 | Site Zoning | REQUIRES RESUBMIT | FROM: PDSD Zoning Review Section PROJECT: TC-RES-0324-01270 2110 N HIGHLAND AV. – NR-1 Convert Carport and Storage to ADU (1st Review) TRANSMITTAL DATE: April 5, 2024 COMMENTS: Please resubmit revised drawings along with a det4.7.8ailed response letter, which states how all Zoning Review Section comments were addressed. This site is located in the NR-1 zone (UDC 5.10.3). A single-family residence (SFR) is a permitted use in this zone (Table 4.7.8). See Use-Specific Standards 4.9.7.B.5 – 9. 1. Based on a wall height of 11’-2” the required perimeter yard setback from the proposed ADU to the east property line is 7’-6”, proposed setback is 6’-0”. A Design Development Option (DDO) must be submitted and approved to reduce the required setback. DDO application and requirements can be found at: https://www.tucsonaz.gov/Departments/Planning-Development-Services/Planning-Zoning-Applications/Zoning-Administration. If you have questions about the DDO application or process please contact Wyatt Berger at Wyatt.Berger@tucsonaz.gov or Georgia Pennington at Georgia.Pennington@tucsonaz.gov. COMMENTS: the following comments are relative to an application for NPZ Review (UDC 5.10.3). 1. Prior to zoning approval an NPZ review and approval is required. Owner is proposing Convert Carport and Storage to ADU but based on submitted plans this is not a simple conversion but a total remodel and addition to include adding parapet walls which significantly change the structures height. The property fronts on two streets, E. Seneca St. and N. Highland Av. NPZ application/requirements can be found at: https://www.tucsonaz.gov/files/integrated-planning/Special_Districts_Application_Revised_5-23-22_fillable.pdf, and is a separate submittal from the building plans submitted at: https://www.tucsonaz.gov/pdsd-filedrop, using Submission Type “Special Districts”. If you have any questions about this transmittal, please contact Zone1.desk@tucsonaz.gov. |
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| 03/06/2024 | PDSD Application Completeness | REVIEW COMPLETED | Second dwelling will require its own address, please contact Pima County Addressing 520-724-9512 for the addressing. Please resubmit your site plan with new address and a verification letter from Pima County addressing. Step-by-Step instructions on how to resubmit: https://www.tucsonaz.gov/files/sharedassets/public/pdsd/documents/tdc-faq/new-pdfs/revisions-and-resubmittals.pdf |