Permit Review Detail
Review Status: Requires Resubmit
Review Details: RESIDENTIAL NEW DWELLING v.2
Permit Number - TC-RES-0524-03139
Review Name: RESIDENTIAL NEW DWELLING v.2
Review Status: Requires Resubmit
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 08/12/2024 | Site Engineering | NOT REQUIRED | |||
| 08/12/2024 | Bldg Permits - Post Review Express | PENDING ASSIGNMENT | |||
| 08/12/2024 | Residential Building | REQUIRES RESUBMIT | ADU with straw bale construction TC-RES-0524-03139 (1331 E MILES ST TUCSON, AZ 85719) 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 on separate file with submitting the updated construction plan set. 1. Please amend plan(s) and specifically the site plan to show the street address and unit number. Each dwelling unit with kitchen requires a separate Pima County assigned street address after Zoning approval, R319. Show Pima County assigned unit numbers at each dwelling on the site plan. https://www.pima.gov/1010/Addressing-Frequently-Asked-Questions 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. 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. 7. Please amend the sheet index to include all the sheets included in this plan set. R106.1.1 For example the index lists 11 sheets and the plan set contains 22 sheets. SITE PLAN: 1. Show the location and size of buildings, utility meters and gas, water, electrical, and sewer, R106.1.1. Each dwelling requires an appropriate source of electrical and water supply. Show the location and size of lines with connection points, R106.1.1. Identify the utility lines requiring upgrade or replacement and provide pipe, conduit, conductor types and sizes. A. Please amend the site plan to show or reference the water service line from the meter to the existing house shut-off valve and the connection point of the new ¾” ADU water service line to the new 1” water service line. R106.1.1 B. Please amend the site plan to show or reference the sewer line from the ADU to the existing house sewer and the connection point of the new ADU sewer line to the existing house connection sewer line. R106.1.1 C. Please amend the site plan to show the ADU Subpanel location and the electrical run from the existing main panel to the new ADU subpanel. R106.1.1 2. Show building square footage sizes from exterior foundations rather than interior surfaces and update project square footage on the plans. For example, 33.5 x 20.5= 686.75, or 687 SF. 3. Please amend the site plan to show the dimensioned distance from the building to the property line, the edge of the roof eve (overhang) to the property line, and the distance to the existing structures on the property. Portions of buildings placed in a fire separation distance require one-hour fire-resistive construction in compliance with IBC Table 721.1(2). Additionally, show the location of the compressor unit and indicate the distance from the unit to the property line. PLANS: 1. Notate a cool (white) roof finish (greater than 60 SRI) as required by the ADU provisions. 2. Show a maximum ½” floor elevation changes at a notated accessible route entrance on the floor plan, R106.1.1. Include all threshold conditions for a route from the exterior into the living space. 3. Provide a complete roof framing plan with beams and rafters sized with appropriate prescriptive load carrying capacity, R301.1 or provide an engineer’s sealed plan set for performance compliance consideration, R301.1.3. SECTIONS - DETAILS: 1. Show one-hour fire-resistive framed construction separating dwellings in compliance with IBC Table 721.1(2). 2. 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. 3. 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. 4. 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. 5. 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 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. Also, show the batt insulation extended over the wall top plate. 6. Sheet A2.02: Please amend Section drawings to provide complete sections with roof and wall assemblies referencing details on additional sheets. Wall detail Sheet A1.02 and Roofing Assembly at Wall do not appear to be the same. Please provide callouts on the section drawings to reference the details on other sheets of the drawing. R106.1.1 A. Specify materials used on the section drawings E. Details keyed with callouts to Detail page, or other page of plans. Connections, flashings etc. F. Specify Interior finishes – gypsum board, sag-resistant ceiling board, exterior gyp board (R702.3) I. Amend plans to indicate what the low spot in the roof drawings represent. R106.1.1 7. Sheet A2.01: Provide the following information on the elevation drawings. R106.1.1 A. Provide Height dimensions for roofline, Headers, top plate and finished floor R106.1.1 B. Amend plans to show surface drainage away from the foundation a minimum of 6” in the first 10 feet. R401.3 Alternatively, where lot lines, walls, slopes or other physical barriers prohibit 6 inches of fall within 10 feet, drains or swales shall be constructed to ensure drainage away from the structure. R401.3 Exception 8. Sheet A0.07: Please indicate what the 9’- 4” x 9’-2” rectangle in the middle of the roof represents. R106.1.1 and provide reference callouts for the connections on detail sheet. PLUMBING PLANS: 1. Tucson Water Department limits flow rates for the water meter size in compliance with P2903.7. Show an appropriate yard pipe bypassing the existing dwelling and show an appropriate water meter size. 2. Show an individual accessible water supply shut off and water heater for the proposed dwelling unit, P2903.9.1. 3. Show the water heater rating, P2801.1. MECHANICAL PLANS: 1. Sheet M0.01: Show the HVAC system size for the building demand in accordance with M1401.3, M1601.1. For example, This unit appears to be too large; this cannot be verified until the manual J calculation is presented. 2. Provide whole-house mechanical ventilation with controlled exhaust, R303.4; N1103.6 & M1505.4. 686.75 Show the minimum airflow rate setting and location of the device requiring this adjustable setting. A one-bedroom dwelling under 1501 SF requires a 30 CFM continuous setting. Please update plans to specify the 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. Please provide a Riser Diagram for the close dwelling and the feeder size to the detached dwelling panel per TEP coordination, NEC 225.30 and E3403. 3. Please provide a Riser Diagram showing an accessible Service Disconnect for each dwelling unit, E3601.6.2. 4. Please provide a Riser Diagram showing a service disconnect for each dwelling without service disruption of the other dwelling, NEC 225.30 and E3403. 5. Provide a minimum service conductor rating of #3 copper 75 degree C for the 100 AMP feeder, E3602.1 & E3603.1. 6. 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. Add notation to plans. 7. Please amend plans to provide a panel schedule and electrical load calculations for both panels. R 106.1.1 Additionally, provide the size of the new ADU electrical panel. 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. Strawbale Construction 1. Sheet A1.02: Please amend the detail to comply with IRC AS 104.3 stating Class I and II vapor retarders shall not be used on a strawbale wall, nor shall any other material be used that has a vapor permeance rating of less than 3 perms, except as permitted or required elsewhere in this appendix. For example, the wall detail calls out Class II vapor retarder. 2. Sheet A1.02: Please amend plans to note or otherwise indicate how penetrations are to be sealed. IRC AS105.6.3 For example, the windows, doors and other penetrations. 3. Sheet A1.02: Please amend plans to specify horizontal surfaces shall be sloped not less than 1 unit vertical in 12 units. IRC AS105.6.4 4. Sheet A1.02: Please amend wall detail to note or otherwise indicate how the bales are separated from the vapor retarder by not less than 3/4 inch, and that space shall be filled with an insulating material such as wood or rigid insulation, or a material that allows vapor dispersion such as gravel, or other approved insulating or vapor dispersion material. IRC AS105.6.5 5. Sheet A1.02: Please amend wall detail to note or otherwise indicate the bales shall be separated from earth by not less than 8 inches IRC AS105.6.6 6. Sheet A1.02: Please amend wall detail to note or otherwise indicate voids between bales and between bales and framing members shall not exceed 4 inches in width, and such voids shall be tightly stuffed with flakes, loose straw or straw-clay before application of finish. IRC AS105.8 Structural 1. Please provide drawings, design and calculations for gravity and lateral resistance prepared and sealed by an Arizona licensed design professional, for this strawbale structure, as these drawings do not appear to comply with Appendix S. R106.1.1 Please contact me if you have any questions about these comments. Mark Masek Plans Examiner – Building Safety Planning and Development Services | City of Tucson main 520.837.4994 email mark.masek@tucsonaz.gov Submit a corrected plan set at https://www.tucsonaz.gov/pdsd |
||
| 08/12/2024 | Site Zoning | REQUIRES RESUBMIT | PDSD TRANSMITTAL FROM: PDSD Zoning Review PROJECT: TC-RES-0524-03139 1331 E MILES ST. – R-2 New Accessory Dwelling Unit (ADU) (1st Review) TRANSMITTAL DATE: August 12, 2024 COMMENTS: 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-2 zone (UDC 4.7.9). A single-family residence (SFR) with an ADU 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 a residential plot plan that meets the requirements found at: https://www.tucsonaz.gov/Departments/Planning-Development-Services/Building-Safety/Plan-Examples/Plot-Plan-Example, to include but not limited to: a. The plot plan shall be drawn at an engineering scale, i.e. 1”=10’, 1” = 20’. b. The lot coverage calculation is not correct. Per UDC Article 6.4.3.B.3.b Vehicular use areas, measured within the outside edges of any area allocated to vehicle use, whether improved or unimproved are included in the lot coverage c. Provide the legal description on the plot plan. d. Clearly show the property lines on the plot plan along with the property dimensions. If the 41’-4” dimension shown along the north end of the provided site plan is the property dimension it is not correct. e. Provide perimeter yard setback dimensions from the proposed ADU to all property lines. f. Remove the aerial photo from the background on the plot plan. 2. Clearly demonstrate that the requirements of UDC Articles 6.6.3.B.2, .3 & .4. 3. Per UDC Article 6.4.5.A Measurement of Building Height, building height is the vertical distance measured from the design grade elevation to the highest point of a flat roof; to the deck line of a mansard roof; or 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 on the building elevations 4. 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. The Unified Development Code (UDC) can be found at: https://www.tucsonaz.gov/Departments/Planning-Development-Services/Codes/Zoning-Code. If you have any questions about this transmittal, please contact Zone1.desk@tucsonaz.gov. |
||
| 08/12/2024 | PDSD Application Completeness Express | REVIEW COMPLETED |