Permit Review Detail
Review Status: Requires Resubmit
Review Details: RESIDENTIAL NEW DWELLING v.1
Permit Number - TC-RES-0425-01821
Review Name: RESIDENTIAL NEW DWELLING v.1
Review Status: Requires Resubmit
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 05/23/2025 | Site Engineering - Standard | NOT REQUIRED | |||
| 05/23/2025 | Bldg Permits - Post Review Express | PENDING ASSIGNMENT | |||
| 04/22/2025 | Addressing Validation | REQUIRES RESUBMIT | A secondary Dwelling requires to be separately addressed and the location does not appear to have units attached to the address, please contact Pima County Addressing at addressing@pima.gov or 520-724-9512 to verify and add the units. Note, a resubmittal and address change is required. For questions: Building_Official@tucsonaz.gov | ||
| 05/15/2025 | Residential Building - Standard | REQUIRES RESUBMIT | TC-RES-0425-01821 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 and building ordinances for all dwellings. Provide a single construction plan set for permit approval. Combine the design details within the plan set. Provide a response letter addressing each comment with location of change on the plans. Submit separate letter and plan set files. 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. Provide a future PV breaker space at 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 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. SITE PLAN: 1. Show the location and size of utility meters and gas, water, electric and sewer lines from property line to building, R106.1.1. Note the electrical line as underground unless overhead is approved by TEP. https://www.tep.com/construction-applications/#apply 2. Each dwelling building requires a separate street address, R319. Show Pima County assigned unit numbers at each dwelling on the site plan. PLANS: 1. Show a maximum ½” floor elevation changes at a notated accessible route entrance on the floor plan, R106.1.1. Include the threshold condition at the vehicle doorway or an exterior hinged door when the garage is used for the accessible route. 2. Provide complete roof framing plans. Show size, spacing and span of all framing members, trusses, joists, beams and rafters, or provide manufacturer’s calculations and data for pre-engineered trusses dated and sealed by an engineer who is registered in Arizona, R106.1. 3. Provide a header schedule or identify compliant header sizes supporting the roof consistent with Table 502.5(1) & R602.7(1). 4. Provide plans in compliance with the 2018 IRC appendix S or dated and sealed plans by an engineer who is registered in Arizona. SECTIONS - DETAILS: 1. Provide a wall section detail with reinforced foundations for anchoring exterior framed walls with pressure treated sills including ½” anchor bolts with 7” embedment, R403.1.6. 2. Show exterior wood siding, sheathing and wall framing with a 6” clearance above the ground (R317.1 item 5). The weep screed may extend with a minimum clearance 4” above grade or 2” above paved areas, R703.7.2.1. 3. 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. 4. Show the ridge structural member as a full-sized beam with appropriate load bearing rating when the roof pitch is less than 3” to 12”, R802.3. 5. Show the wall section on sheet A3 in compliance with the 2018 IRC appendix S Figure AS105.1(1) and Figure AS105.1(4). Include the eave beam size in compliance with R602.7(1). PLUMBING PLANS: 1. Tucson Water Department limits flow rates for each water meter size in compliance with P2903.7. Show an appropriate yard pipe bypassing the existing dwelling and show the water meter size. 2. Provide supply pipe sizes, P2903.7. 3. Provide waste plumbing showing the size of waste lines, vents and required clean-outs, P3005.4. MECHANICAL PLANS: 1. Provide (an HVAC system with fresh air intake) whole-house mechanical ventilation with controlled exhaust, R303.4; N1103.6 & M1505.4. Identify the device model type providing an adjustable setting and note the minimum continuous setting or intermittent operation. A two- or three-bedroom dwelling greater than 1500 SF requires a 60 CFM continuous setting. 2. Provide demand calculations in accordance with Manual J/S/D standards, M1401.3, M1601.1. 3. Show the HVAC system size for the building demand in accordance with M1401.3, M1601.1. 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 new metered service panel to the more distant dwelling. 2. Provide electrical load calculations for determining the service panel size, E3602.2. 3. Provide a Riser Diagram showing the feeder size to the detached dwelling panel, NEC 225.30 and E3403. 4. Show a smoke alarm in the bedroom and outside the doorway in the immediate vicinity with an electrical circuit, R314.3. 5. Designate the circuit number at the location of each light fixture, receptacle, appliance, and equipment disconnect switch, R106.1.1. 6. Show receptacle outlets at wall spaces 2’ or more with no wall point (exclude door openings) more than 6’ from a receptacle outlet, E3901.2. 7. 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. 8. Provide the Electric Vehicle Supply Equipment 40 ampere 240-volt dedicated branch circuit with a NEMA 14-50R receptacle and label the circuit “EV Ready” and locate the receptacle at a parking area, N1104.2.1. Include the Electric Vehicle load entry (typically 7680 watts) in the electrical load calculations (continuous demand) like the HVAC entry, N1104.2.2. 9. 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. Provide notation. 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. Please contact the plans reviewer if you have any questions: Ken Van Karsen PDSD-Residential@tucsonaz.gov City of Tucson Residential Plan Review Submit a corrected plan set at https://www.tucsonaz.gov/Departments/Planning-Development-Services |
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| 05/23/2025 | Site Zoning - Standard | REQUIRES RESUBMIT | PDSD TRANSMITTAL FROM: Bobby Parsons Zoning Section Review PROJECT: TC-RES-0425-01821 2725 N. Hopi Place Tucson, AZ 85705 SFR Post and Beam Construction with Strawbale Infill (1st Review) TRANSMITTAL DATE: 5/23/2025 This site is located in the R-2 zone (UDC 4.7.9). A single-family residence is a permitted use in this zone (Table 4.8-2) subject to Use Specific Standards 4.9.7.B.6, .9, & .10. Comments: Please resubmit revised drawings along with a detailed response letter which states how all Zoning Review Section comments were addressed. 1. Comment: The site plan should be designed to include the information as noted on the sample site plan. Please see https://www.tucsonaz.gov/files/sharedassets/public/v/1/pdsd/documents/permits/residential-permits/residential_plot_plan_requirements.pdf for reference. 2. Comment: Please include the legal description which should read “CORONADO HEIGHTS RESUB BLKS 32-35”. 3. Comment: Please draw, label, and dimension the ½ Right of Way from the centerline to the face of the curb and from the face of the curb to the property line along N Hopi Place. Refer to paving improvement plan I-822A if necessary. https://maps-and-records.tucsonaz.gov/construction-plans/details/I-822A. 4. Comment: Please label the surrounding zoning classification as noted in the sample plot plan. This property is surrounded by R-2 zoning. 5. Comment: Please provide the entire property dimensions clearly labeled. The provided lot dimensions are incorrect. 6. Comment: Please provide the lot coverage calculations as noted in the sample plot plan. Your calculations have question marks next to everything. 7. Comment: Please provide elevations from design grade instead of finished floor grade so that we can determine the minimum required rear and side perimeter yard setbacks. Based on the setbacks provided, it appears a Design Development Option (DDO) will be required to reduce the minimum required setbacks however those comments cannot be made at this time as the elevations provided are not from design grade. The minimum required rear and side yard setback in the R-2 zone is the greater of 6’ or 2/3 height of the proposed exterior wall. 8. Comments: Additional comments may be forthcoming depending on responses to zoning review comments and plans submitted. If you have any questions about this transmittal, please contact Bobby Parsons at Robert.Parsons@tucsonaz.gov. |
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| 04/22/2025 | PDSD Application Completeness Express | REVIEW COMPLETED |