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Permit Review Detail
Review Status: Requires Resubmit
Review Details: RESIDENTIAL NEW DWELLING v.2
Permit Number - TC-RES-0423-04425
Review Name: RESIDENTIAL NEW DWELLING v.2
Review Status: Requires Resubmit
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 10/03/2023 | Bldg Permits - Post Review | PENDING ASSIGNMENT | |||
| 09/26/2023 | Residential Building | REQUIRES RESUBMIT | TC-RES-0423-04425 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 complete construction plan set showing 2018 IRC compliance, R106.1. Provide clear and legible construction plans. Consider preparation by a design professional. Clarify if the structure is a sleeping quarters (without kitchen) or an Accessory Dwelling Unit (ADU) which requires many alterations for compliance. An independent dwelling (ADU) requires fire spread and utility (electrical & water) separation so that one dwelling is not dependent upon another for water or electrical service. 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 at the time of permit payment. 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. Each dwelling requires an independent electrical service and water supply shut off devices. Identify the utility lines requiring upgrade or replacement, R106.1.1. PLANS: 1. Notate a cool (white) roof finish as required by the ADU provisions. 2. Provide manufacturer’s calculations and data for pre-engineered trusses (if in design) dated and wet-sealed by an engineer who is registered in Arizona, or notate the requirement for deferred submittal, R106.1. SECTIONS - DETAILS: 1. Show one-hour fire-resistive framed construction separating dwellings in compliance with IBC Table 721.1(2). 2. Provide concrete foundations for anchoring exterior framed wall sills with ½” anchor bolts with 7” embedment, R403.1.6 and with 6” minimum height above finished grade, R404.1.6. 3. 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. 4. 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. PLUMBING PLANS: 1. Show an individual accessible water supply shut off and water heater for the proposed dwelling unit, P2903.9.1. 2. Provide a complete plan set showing location and size of fixtures and utility lines. MECHANICAL PLANS: 1. Show the HVAC system size for the building demand in accordance with M1401.3, M1601.1. 2. Provide (an HVAC system with fresh air intake) whole-house mechanical ventilation with controlled exhaust, R303.4; N1103.6 & M1505.4. Show the airflow rate setting. A two or three bedroom dwelling under 1501 SF requires a 45 CFM continuous setting. 3. 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. 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 complete plan set showing location and size of devices. 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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| 10/03/2023 | Site Zoning | REQUIRES RESUBMIT | FROM: PDSD Zoning Review PROJECT: TC-RES-0423-04425 746 S. Osborne Ave. – OH-3 Garage and Casita Addition, Existing Renovation (1st Review) TRANSMITTAL DATE: October 3, 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 O-3 zone (UDC 4.7.15). A single-family residence with an ADU is a permitted use in this zone (Table 4.8-3), subject UDC Article 6.6.3. 1. Clarify what is proposed for this project, the application states “Garage and Casita Addition, Existing Renovation”, site plan keynote 1 states “PROPOSED DWELLING /GARAGE” and the historic package calls out “ADU”. Clarification is required as dimensional standards and requirements are different for a 2nd dwelling unit and an ADU. This site can support either a 2nd dwelling unit or an ADU. Once this comment is addressed additional comments may be forth coming. 2. It appears this site is made up of two (2) parcels, 117-14-383D & 117-14-383E, to develop this site as shown a lot combination is required. 3. Keynote 4 calls out ‘DRIVEWAY 3 PARKING SPACES” but this area does not appear to be larger enough for 3 parking spaces. 4. It appears that some type of wall or fence is proposed along the east, north and west property line. Clearly identify what is proposed and provide the height, perimeter yard setbacks may be an issue. 5. Until comment 1 is addressed Zoning cannot determine if the requirements of UDC Article 6.6.3.B.4 apply. COMMENTS: the following comments are relative to an application for Historic Review (UDC 5.8.8). 1. The proposed addition requires historic review 2. The minimum setback to a side street property line is ten (10) feet (UDC Section 6.4.5.C.1.b). 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. Based on a wall height of 14’-3” the required perimeter yard setback to the north property line is 10’-8”, proposed setback is 3’-6”. Historic review can waive perimeter yard setback requires. If you have any questions about this transmittal, please contact Zone1.desk@tucsonaz.gov |
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| 09/11/2023 | PDSD Application Completeness | REVIEW COMPLETED | |||
| 09/15/2023 | Site Engineering | REVIEW COMPLETED |