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Permit Review Detail
Review Status: Requires Resubmit
Review Details: RESIDENTIAL NEW DWELLING v.4
Permit Number - TC-RES-0423-04425
Review Name: RESIDENTIAL NEW DWELLING v.4
Review Status: Requires Resubmit
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 12/06/2024 | Fire New Construction | NOT REQUIRED | |||
| 12/27/2024 | Bldg Permits - Post Review Express | PENDING ASSIGNMENT | |||
| 12/16/2024 | Historic | REQUIRES RESUBMIT | As previously requested, please submit a Design Package as a subrecord of TC-RES-0423-04425 following these instructions: https://www.tucsonaz.gov/files/sharedassets/public/v/3/pdsd/documents/submission-documents/special_districts_application_instructions_7.18.23.pdf. The Design Package must include the materials listed in the instructions, and the modifications requested by staff in the previous set of comments, which include: 1) Revised Development Zone (DZ) map. The DZ is limited to Osborne Avenue between 17th and 16th Streets; 2) Provide photos showing precedent only within the DZ; 3) Elevations of the existing buildings on site; 4) Design review narrative based on UDC 5.8.9. 5) Provide clarification in plan form of the treatment of the extant adobe structure. Please note that BHHZAB has previously noted that surrounding adobe with CMU is not appropriate. Should consider alternative methods to retain the adobe structure such as building a steel structure on the interior for support and restoring the adobe; 6) BHHZAB requested that the drawings show the relationship of the surrounding structures, including neighboring properties, and how they relate to each other; and 7) If you will be requesting a waiver for reduced setbacks, please provide information on similar setbacks in the DZ. Please email any questions to PDSDHistoric@tucsonaz.gov. Thank you. | ||
| 12/05/2024 | Residential Building | REQUIRES RESUBMIT | TC-RES-0423-04425 2nd 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 on 1/1/2019. Show the current code reference on the plans. Provide a response letter addressing each comment with location of change on the plans. Clarify if the proposed Dwelling is a 2nd dwelling or an ADU. The response letter states 2nd dwelling, but the plans show ADU. The plans will require an update if a 2nd dwelling is correct. Each dwelling unit with kitchen requires a separate Pima County assigned street address after Zoning approval, R319. GENERAL COMMENTS: 1. 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. 2. 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 bathing fixture drain looped 3’ beyond an exterior wall below grade before connection to the building drain when a clothes washer is not located at an exterior wall. Use the appropriate detail at https://www.tucsonaz.gov/Departments/Planning-Development-Services/Building-Safety/Water-Energy-Conservation Gray Water Illustrations SITE PLAN: 1. Each property may have one HCS to the county sewer line, R106.1.1. Show the location of sewer HCS coordinated with Pima County Wastewater https://www.pima.gov/1766/Wastewater-Reclamation PLANS: 1. Show the location of each keynote on sheet #2. 2. Show a ½” gypsum board (garage side) on all walls common to the garage and dwelling or other fire rated product in compliance with R302.6. Remove (enclose) the window between the garage and master bathroom shown on sheet #2, 3 & 4. 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 an attic ventilation calculation or need for providing air-impermeable rigid insulation at the roof for condensation control, R806. Remove the Attic Ventilation note from sheet #6 & 8 or update the insulation placement shown at the details on sheet #7. PLUMBING PLANS: 1. The Tucson Water Department limits flow rates for the water meter size in compliance with P2903.7. Show an appropriate water meter size. 2. Clarify if the proposed dwelling includes clothes washers. A drain is shown on sheet #11.1 but supply lines are not shown on sheet #11. MECHANICAL PLANS: 1. Provide heating facilities in all habitable rooms, R303.9. Clarify the location of supply ducts (exposed, within chase or exterior), N1103.2.3. 2. Provide demand calculations in accordance with Manual J standards, M1401.3, M1601.1. 3. Provide whole-house mechanical ventilation with controlled exhaust, R303.4; N1103.6 & M1505.4. Show the airflow rate setting. A two-bedroom dwelling under 1501 SF requires a 45 CFM continuous setting. 4. Gas fired appliances located in a bedroom, bathroom or storage closet require a sealed enclosure with exterior combustion air, M2406.2. Consider an electrical dryer since a sealed closet may not be feasible. ELECTRICAL PLANS: 1. Show 2O AMP small appliance circuits at the kitchenette countertop receptacle outlets circuit #23 & 35, E3703.2 and E3901.3. 2. Show Pool Room sink receptacle with the 20 AMP dedicated circuit #20, E3703.4 and E3901.6. 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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| 12/27/2024 | Site Zoning | REQUIRES RESUBMIT | PDSD TRANSMITTAL FROM: Fernando Garcia Planning & Development Services Department – Zoning Review Section PROJECT: TC-RES-0423-04425 – Residential Building 746 S Osborne Av, Tucson, AZ 85701 Plan Review (4th Review) TRANSMITTAL DATE: December 27, 2024 This site is zoned HO-3 (UDC Section 4.7.15). An attached single-family dwelling is a permitted use in the O-3 zone. 1. (Comment) The proposed addition and renovation of the existing abode structure require Historic Review. Historic Review approval is required before Site Zoning can provide final approval for this permit. 2. (Comment) The documents for this permit alternatively refer to the proposed build as a second dwelling and as an accessory dwelling unit (ADU). Please clarify the proposed use. These are different uses that abide by different regulations from each other. An ADU is permitted to be up to 75% the size of the principal dwelling, can be up to the height allowed by the underlying zoning (in this case, up to 25’), can be attached or detached to the principal dwelling, is only required to have 5’ setbacks to the side property line, and would not require additional vehicle parking. A full second dwelling would not be restricted in size (the lot itself would be restricted to a 75% maximum lot coverage limit), could be up to 25’ in height, would have to abide by setbacks of 10’ or ¾ the height of the adjacent wall (whichever is greater), and would need to provide one vehicle parking space. 3. (Comment) Based on a wall height of 14’ 6”, the northern property setback for the dwelling is 10’ 9” for a full second dwelling, or 5’ for an ADU. In either case, the proposed 3’ 6” setback is less than the requirement. Based on a wall height of 14’ 3”, the northern property setback for the proposed bathhouse is 10’ 8” since it being remodeled from non-habitable to habitable space. Historic Review can waive perimeter yard setback requirements for both structures. 4. (Comment) Keynote 4 on the site plan still calls out ‘DRIVEWAY 3 PARKING SPACES” but this area does not appear to be larger enough for 3 parking spaces. Dimension parking spaces per UDC Figure 7.4.6-A (standard parking space is 8.5’ x 18’). 5. (Comment) Property dimensions to not match those indicated on Pima County’s Assessor Parcel Map for this property: https://www.asr.pima.gov/ParcelData/Map/Arm/COT_ALL/COT_D035.PDF RESUBMITTAL OF THE FOLLOWING IS REQUIRED: Approved Historic Review. Updated site plan with detailed comment response letter indicating responses to Site Zoning comments above. If you have any questions about this transmittal, please contact Fernando L. Garcia at fernando.garcia2@tucsonaz.gov. |
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| 11/20/2024 | PDSD Application Completeness Express | REVIEW COMPLETED |