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Permit Review Detail
Review Status: Requires Resubmit
Review Details: RESIDENTIAL NEW DWELLING v.2
Permit Number - TC-RES-0423-04692
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 | |||
| 10/03/2023 | Historic | REQUIRES RESUBMIT | Photos are poor quality scans, better quality should be resubmitted Development Zone Map missing, should show surrounding area with contributing/non-contributing status of nearby structures. Information on determining the Development Zone is on page 4 of the Historic and Special Districts informational handout (https://www.tucsonaz.gov/files/pdsd/forms/Special_Districts_Application_Instructions.pdf) Please provide a project narrative based on UDC Section 5.8.9 (https://www.tucsonaz.gov/files/pdsd/Preservation/Checklist_for_Historic_Design_Review_-_General.pdf). Provide 2-3 sentences on each item. If the item does not apply, note as such. Arizona Historic Property Inventory Form missing. Here is the link: https://maps2.tucsonaz.gov/preservation/inventoryforms/WU-063.pdf Submit all material including the revised material under the Historic sub-record. |
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| 09/19/2023 | Residential Building | REQUIRES RESUBMIT | Permit Review TC-RES-0423-04692 (945 N 5TH AV TUCSON, AZ 85705) Plan review for the above referenced structure has been completed. This letter reflects comments to be addressed. Provide updated Plans/calculations and a written response Letter to each of the notated items indicating action taken. Resubmitted plans that do not contain a written response Letter addressing each of the notated items indicating action taken, may be delayed until response letter is received. Code reference, 2018 International Residential Code (IRC). Foundation Plan: 1. Provide a landing or floor surface at all exterior doors. A landing must be at least as wide as the door it serves and 36” in the direction of travel, R311.3. Floor Plan: 2. Show the minimum 22” x 30” for the attic access. Attic access is required for areas exceeding 30 SQ FT with a minimum of 30” of headroom and located in a hallway or readily accessible space, R807.1, or show passage between the proposed and existing accessible attic areas. Elevation plans: 3. Clarify the placement of ceiling/roof insulation for determining the need for attic ventilation, R806. Sheet A-3, Detail-1, shows insulation on the underside of the roof sheathing, but elevation views show attic vents below this insulation. 4. 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 (closed cell spray or rigid board tight to the roof sheathing), R806.5. This condensation control provision is necessary for code compliance and may be a single layer of air-impermeable insulation or layered with batt insulation for achieving the total required roof R-value (R-30 for addition <20%). Show the R value of the insulation being used, Sheet A-3, detail-1. 5. If a vented roof assembly method will be utilized, then provide an attic space ventilation calculation and specify size and location of all vents needed to comply with R806.2. Provide appropriate upper and lower space vents if applying the reduced area calculation per exception requirements. 6. Provide complete details for beam connection to top of column and to the front of the structure. 7. Show the ceiling gypsum board as either 5/8” or ½” sag resistant when applied to 24” o/c ceiling framing, IRC table R702.3.5 footnote d. Plumbing Plans: 8. Show the platform mounted water heater with a listed pan and ¾” drain line to a waste receptor or to the building exterior 6” above grade, P2801.6. 9. Show a pressure and temperature relief valve at the water heater. Note a metallic T&P line terminating at the exterior 6 inches above grade facing down, P2803.6.1. Mechanical Plans: 10. Provide demand calculations, for the mini-split hvac unit, 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. 11. Clarify type of Water Heater being used. One notation is for electric (on Electrical plans) and one notation is for gas fired (Plumbing Notes). WH installed in an attic shall comply with the requirements of Section M1305.1.2. Provide spec sheet for venting and pressure relief requirements. Electrical Plans: 12. Show the location of a receptacle outlet and light switch for attic water heater equipment. The service outlet must be within 25’ of equipment, E3901.12, M1305.1.2.1. 13. Show a WP GFCI receptacle outlet on the same level within 25’ of exterior HVAC equipment, E3901.12. Sheet E1, Electrical note #14. 14. Protection of all 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. OUTDOOR Lighting code: 15. 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. INTERNATIONAL ENERGY CONSERVATION CODE: 16. Tucson is in climate zone 2B. The simplified prescribed energy values for glazing is U=0.40, skylights U=0.65, ceiling R=38 (R-30 for a qualifying room addition) and walls R=13. Show the “R” values of insulation and the maximum “U” factors of the windows and doors on the plans as well as the solar heat gain coefficient SHGC minimum value of 0.25, N1102.1. Contact Jeremy Hamblin with any questions: Jeremy.hamblin@tucsonaz.gov |
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| 09/26/2023 | Site Zoning | REQUIRES RESUBMIT | FROM: PDSD Zoning Review PROJECT: TC-RES-0423-04692 945 N. 5th Av. – HR-2 Renovate the existing garage to a hobby/guest room (2nd Review) TRANSMITTAL DATE: September 26, 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 HR-2 zone (UDC 4.7.9). A single-family residence (SFR) is a permitted use in this zone (Table 4.8-2). See Use-Specific Standards 4.9.7.B.6, .9, & .10. 1. This comment was not addressed. Either provide a copy of the approved Pima County Assessor’s Office Combo Request form or provide the recorded documents that you reference in your comment response. As this site is made up of two (2) parcels 117-02-229B & 117-02-229B and accessory structures are not allowed on parcel not occupied by a principal building or use, UDC Article 6.6.2.B, a lot combo is required. Provide a copy of the approved Pima County Assessor’s Combo Request form with the next submittal. 2. This comment was not addressed correctly. Lot coverage does not include porch type structures open on at least one side, UDC Article 6.4.3.C.1.a, but does include any vehicle use area, whether improved or unimproved. The lot coverage calculation is not correct. 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. COMMENTS: the following comments are relative to an application for Historic Review (UDC 5.8.8). 3. Until approved by Historic Zoning cannot approve the building plans. As exterior changes are proposed Historic review is required. Historic application/requirements can be found at: https://www.tucsonaz.gov/Departments/Planning-Development-Services/Historic-Preservation. Contact Jodie Brown at Jodie.Brown@tucsonaz.gov for Historic requirements. 4. 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). As you are converting non-habitable space to habitable space the required perimeter yard setback to the south property line would be six (6) feet, or two-thirds (2/3) the height of the wall facing the south property line. 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 15’-8” the required perimeter yard setback to the south property line is 10.44’, proposed setback is 0’-0”. Historic review may waive perimeter yard setbacks during their review. If Historic does not waive the setback a Board of Adjustment for Variance maybe required. If you have any questions about this transmittal, please contact Zone1.desk@tucsonaz.gov |
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| 09/01/2023 | PDSD Application Completeness | REVIEW COMPLETED |