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Permit Review Detail

Permit Number: TC-RES-0524-03209
Parcel: 13808134A

Review Status: Requires Resubmit

Review Details: RESIDENTIAL NEW DWELLING v.4

Permit Number - TC-RES-0524-03209
Review Name: RESIDENTIAL NEW DWELLING v.4
Review Status: Requires Resubmit
Review Date Reviewer's Name Type of Review Description Status Comments
09/16/2024 Site Engineering NOT REQUIRED
09/16/2024 Bldg Permits - Post Review Express PENDING ASSIGNMENT
08/20/2024 Residential Building REQUIRES RESUBMIT TC-RES-0524-03209
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. Show the current code reference on the plans.

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

Remove the sample plot plan from the construction plan set, R106.1.

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

Provide a clear and concise construction plan set. Sample plans are available at https://www.tucsonaz.gov/Departments/Planning-Development-Services/Permits/Residential-Permits

GENERAL COMMENTS :

1. 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.
2. 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.
3. 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.
4. 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. Show a bathing fixture drain looped 3’ beyond an exterior wall below grade before connection to the building drain when a clothes washer is not located at an exterior wall. Use the appropriate detail at https://www.tucsonaz.gov/Departments/Planning-Development-Services/Building-Safety/Water-Energy-Conservation Gray Water Illustrations
5. 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 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.

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 manufacturer’s calculations and data for pre-engineered trusses dated and wet-sealed by an engineer who is registered in Arizona, or notate the requirement for deferred submittal, R106.1.

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. Show exterior wood siding, interior sheathing, wall framing and insulation 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.
2. 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.

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. Provide 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 two- or three-bedroom dwelling of 1501 – 3000 SF requires a 60 CFM continuous setting.
2. 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 Riser Diagram for the close dwelling and the feeder size to the detached dwelling panel per TEP coordination, NEC 225.30 and E3403.
3. Show the circuit number at the location of each light fixture, receptacle, appliance and equipment, R106.1.1
4. 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.
5. Show Bathroom receptacles with a separate 20 AMP dedicated circuit, E3703.4 and E3901.6.
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.

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
09/13/2024 Site Zoning REQUIRES RESUBMIT FROM: PDSD Zoning Review Section

PROJECT: TC-RES-0524-03209
601 W SANTA ROSA ST Unit: 2. – R-1
ADU (1st Review)

TRANSMITTAL DATE: September 13, 2024

COMMENT: 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-1 zone (UDC 4.7.8). A single-family residence with an accessory dwelling Unit (ADU) is a permitted use in this zone (Table 4.8-2) subject to 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. Review UDC Article 6.4.3 and the lot coverage calculation example shown on the Residential Plot Plan Requirements, and provide a lot coverage calculation on the plan. If the existing dwelling is 50’ x 28’ the existing dwelling square footage would be 1,400 SF. The ADU is included in the lot coverage. Provide the lot area and percentage of lot coverage. Review UDC
c. Provide the legal description, “MISSION MANOR NO 8 LOT 32 EXC PTN IN RD BLK 36 on the plot plan.
d. The property shape and dimensions are not correct. Review the Assessor’s Record Map found at: https://www.asr.pima.gov/ParcelData/Map/Arm/MP10/M10027_B36.PDF, and provide the correct shape and dimensions.
e. Provide the building wall heights so that perimeter yard setback requirements can be verified.
f. Provide a dimension from the centerline of both streets to the face of curb, where pavement meets the concrete curb and from face of curb to the property line. Per Construction Plan I-85-012 found at: https://maps-and-records.tucsonaz.gov/construction-plans/details/I-85-012, the distance from centerline of Santa Rosa to curb is 18’ and from face of curb to the north property line is 12’. Per Construction Plan U-2016-003, found at: https://maps-and-records.tucsonaz.gov/construction-plans/details/U-2016-003, the distance from centerline of 12th to face of curb is 38’ and from face of curb to the east property line is 12’.

2. Clearly demonstrate that all requirements of Unified Development Code (UDC) Articles 6.6.3.B.2, .3, .4, .5 & .6 are met.

3. Provide a full set of building plans to include floor plan and fully dimensioned building elevations, see Residential Submittal Requirements and checklist found at: https://www.tucsonaz.gov/files/sharedassets/public/v/1/pdsd/documents/permits/residential-permits/residential_submittal_requirements_january2023.pdf.

4. Once the comments above are addressed additional comments maybe forth coming.

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.
08/16/2024 PDSD Application Completeness Express REVIEW COMPLETED