Microfiche records prior to 2006 have not been completely digitized and may not be available yet on PRO. If you can not find what you are looking for please submit a records request.

Permit Review Detail

Permit Number: TC-RES-0424-02217
Parcel: 117041310

Review Status: Requires Resubmit

Review Details: RESIDENTIAL NEW DWELLING v.3

Permit Number - TC-RES-0424-02217
Review Name: RESIDENTIAL NEW DWELLING v.3
Review Status: Requires Resubmit
Review Date Reviewer's Name Type of Review Description Status Comments
05/31/2024 Site Engineering NOT REQUIRED
06/07/2024 Zoning Modifications - DDO NOT REQUIRED The proposed scope of work does not require Design Development Option (DDO) approval. Per UDC Table 6.3-4.A, in the C-3 zone, when a residential use is adjacent to a nonresidential zone, the required interior perimeter yard is zero feet.
06/07/2024 Bldg Permits - Post Review Express PENDING ASSIGNMENT
05/15/2024 Residential Building REQUIRES RESUBMIT TC-RES-0424-02217
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:

Provide a response letter on separate file with submitting the updated construction plan set.

An impact fee payment is required for an ADU at the time of permit payment.

GENERAL COMMENTS :

1. All plans submitted for a newly constructed one- or two-family dwelling require compliance with design ordinances for handicap, solar water, photo-voltaic, gray water, and EV charging preparations. Design Ordinances adopted by the City of Tucson.
2. 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.
3. All plans submitted for a newly constructed one- or two-family dwelling after March 1, 2009, require a solar water system, or future installation preparation City of Tucson Ordinance #10549 with one of the following provisions: ½”control conduit and two ¾” copper piping for water with rooftop termination; straight 3” capped sleeve; or an accessible attic (clear path 30” wide x 30” high) over the water heater. Show appropriate notation.
4. 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. Update breaker space to the last panel space.
5. 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 second clothes washer standpipe plumbed to an exterior wall above grade when feasible, or a bathing fixture drain looped 3’ beyond an exterior wall below grade before connection to the building drain. Use the appropriate detail at https://www.tucsonaz.gov/Departments/Planning-Development-Services/Building-Safety/Water-Energy-Conservation Gray Water Illustrations
6. Show compliance with the Electric Vehicle Supply Equipment Ordinance adopted by the City of Tucson Ordinance #11844 on 6/22/2021. Include a 40 ampere 240-volt dedicated branch circuit with a NEMA 14-50R receptacle for charging an electric vehicle at a proposed parking space.

PLANS:

1. Notate a cool (white) roof finish (greater than 60 SRI) as required by the ADU provisions. Notate keynote #7.01 sheet A101.
2. Each dwelling unit should have an individual 3-foot clear space (including the roof projections) known as the fire separation distance for reducing fire spread to nearby buildings. Portions of buildings placed in a fire separation distance require one-hour fire-resistive construction in compliance with IBC Table 721.1(2). Openings for stand windows are not compliant. The loft requires an opening window providing egress within the property.
3. A roof projection may not extend closer than 24” to the adjoining (neighboring) property line. Any part of a roof projection extending into the 3-foot fire separation distance from the property line requires not less than one-hour fire-resistive construction on the underside, R302.1 (City of Tucson Amended)

SECTIONS - DETAILS:

1. Remove “for light straw clay walls per” from detail #4 sheet A102.
2. 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 or R-30 when extended over the wall top plate for additions under 500 SF. Clarify the ceiling/roof insulation detail (6/A102) by showing the air-impermeable rigid insulation material adhered to either side of the roof sheathing and the batt insulation in contact with the roof material.

PLUMBING PLANS:

1. Tucson Water Department limits flow rates for the water meter size in compliance with P2903.7. Show an appropriate water meter size at keynote #2.03 sheet G101.

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 one-sleeping room dwelling under 1500 SF requires a 30 CFM continuous setting.

ELECTRICAL PLANS:

1. The smoke detector circuit requires combination type arc-fault circuit interrupters, E3902.16. Add notation to the panel schedule.
2. Show two or more 2O AMP small appliance circuits at the kitchen countertop receptacle outlets; they may also serve the breakfast room and dining room, but not other locations, E3703.2 and E3901.3.

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.
2. Show the proposed exterior fixtures as full cut-off (FCO) style for eliminating the need for an Outdoor Lighting Calculation when processing the site plan permit.

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
05/31/2024 Site Zoning REQUIRES RESUBMIT FROM: PDSD Zoning Review Section

PROJECT: TC-RES-0424-02217
123 W 4TH ST Unit: 2– R-3
New ADU (1st Review)

TRANSMITTAL DATE: February 16, 2024

COMMENTS: Please resubmit revised drawings along with a detailed response letter, which states how all Zoning Review Section comments were addressed.

This site is located in the R-3 zone (UDC 4.7.12). 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, 8, & 9 and 6.6.3.

1. Provide the property dimensions on the plot plan.

2. The lot coverage calculation is not correct. Per UDC Article 6.4.3.C.1.a Roofed areas, porches, open on at least one side are not included in the calculation. Also, you show “TOTAL VEHICULAR USE AREA = 0SF (ONSTREET PARKING ONLY) but on the plot plan there are 2 areas called out as “PARKING SPACE”. These 2 parking spaces are part of the on site vehicle use area.

3. The “ZONING = C-3” is not correct and should be R-3.

4. The Lot coverage ‘MAXIMUM = 80%” is not correct. Per UDC Table 6.3-2.A the maximum lot coverage in the R-3 Zone is 70%.

5. The “SITE AREA – 0 MIN” is not correct. Per UDC Table 6.3-2.A the minimum lot size for a single family residence is 5,000 SF.

6. The “MAXIMUM HEIGHT = 75” is not correct. Per UDC Table 6.3-2.A the maximum height in the R-3 Zone is 25’.

7. The “RESIDENTIAL DENSITY” calculation is not correct. Per UDC Table 6.3-2.A the maximum density is 36 units per acre. Also per UDC Article 6.6.3.B.1 ADUs are not subject to maximum residential density.

8. The setbacks listed under “PERIMETER SETBACKS” are not correct. Per UDC Table 6.3-2.A Res Use to Res Zone the required perimeter yard setback to the south and east property line is 6’-0” or 6' or 2/3(H) = Height of the proposed exterior building wall, greater of the two dimensions apply. As N. Perry Ave is a named street the requirements of UDC Article 6.4.5.C.1.b, 10’-0” side street perimeter yard setback, apply.

9. 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 Measurement of Building Height, building height is the vertical distance measured from the design grade elevation to the middle (between the eave and ridge ) of the highest gable of a pitched or hipped roof. Provide a building height dimension from design grade to he midpoint of the pitched roof.

The above comments shall be addressed prior to submitting for the DDO.

COMMENTS: the following comments are relative to an application for a Design Development Option (DDO) (UDC 3.11.1).

Perimeter yard setbacks are based on a wall height measurement from design grade to the highest point of the exterior wall UDC Article 6.4.5.B & Figure 6.4.5-A. Where the wall meets the eave of the roof. As wall heights were not provided from design grade to he highest point of the wall Zonin will use the 13’-9” height provide on the North Elevation to determine required perimeter yard setbacks.

1. Based on a wall height of 13’-9” the required perimeter yard setback to the south and east property line 9’-3”, proposed setback to the south and east property line is 1’-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.

Per UDC Article 6.4.4.A Measurement of Building Height, building height is the vertical distance measured from the design grade elevation to the middle (between the eave and ridge ) of the highest gable of a pitched or hipped roof. Provide a building height dimension from design grade to he midpoint of the pitched roof.

If you have any questions about this transmittal, please contact Zone1.desk@tucsonaz.gov.
05/02/2024 PDSD Application Completeness Express REVIEW COMPLETED