Permit Review Detail
Review Status: Requires Resubmit
Review Details: RESIDENTIAL NEW DWELLING v.2
Permit Number - TC-RES-0524-03256
Review Name: RESIDENTIAL NEW DWELLING v.2
Review Status: Requires Resubmit
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 06/28/2024 | Site Engineering | NOT REQUIRED | |||
| 07/01/2024 | Bldg Permits - Post Review Express | PENDING ASSIGNMENT | |||
| 07/01/2024 | Residential Building | REQUIRES RESUBMIT | TC-RES-0524-03256 (516 E MCMILLAN DR TUCSON, AZ 85705) This project consists of two containers, one of 40*8 and the other of 20*8 together. The guest house will have a bedroom, bathroom, kitchen, and living room. Please use this document to help with the preparation of you next submittal TC-RES-0524-03256 PLAN REVIEW COMMENTS Please submit your revised documents and a letter with a written response letter to address each of the comments indicating how the Building Review comments were addressed. Additionally, please submit complete copies of all permit documents (i.e. plans, calculations, reports, etc.) even if they have not been changed. 1. This submittal was largely incomplete and will require a site plan, detailed construction plans and Structural Engineering by an Arizona licensed registrant for the modifications to the steel containers. Additionally, the foundation and the steel container’s connection to the foundation also require design and calculations by an Arizona licensed registrant. IRC 106.1 Please provide the engineering described above with next submittal. 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. 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 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. 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. 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. SECTIONS - DETAILS: 1. 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. 2. Clarify the wall/ceiling/roof insulation detail showing the insulation material and installation. If using spray foam please indicate the thickness applied and provide the ICC ES Report number. R106.1.1 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 sewer pipe size and type. If connection to existing home, provide drawing of existing home drainage system and include pipe sizes and drainage fixtures units for the existing home. R106.1.1 3. Show an individual accessible water supply shut off and water heater for the proposed dwelling unit, P2903.9.1. 4. Show the water heater rating, P2801.1. 5. Show each gas pipe segment sized in conformance with Table G2413.4(1). Existing gas pipes may require upgrading with this system alteration. MECHANICAL PLANS: 1. Show the HVAC system size for the building demand in accordance with M1401.3, M1601.1. 2. 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 two or three-bedroom dwelling of 1501 – 3000 SF requires a 60 CFM continuous setting. A one-bedroom dwelling under 1501 SF requires a 30 CFM 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. Update the Riser Diagram for the close dwelling and the feeder size to the detached dwelling panel per TEP coordination, NEC 225.30 and E3403. 3. Update the Riser Diagram showing an accessible Service Disconnect for each dwelling unit, E3601.6.2. 4. Update the 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. 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. Submit a corrected plan set at https://www.tucsonaz.gov/pdsd Please call or email me with any questions Mark Masek Plans Examiner – Building Safety Planning and Development Services | City of Tucson main 520.837.4994 email mark.masek@tucsonaz.gov |
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| 06/24/2024 | Site Zoning | REQUIRES RESUBMIT | ZONING REVIEW TRANSMITTAL FROM: Wyatt Berger Lead Planner PROJECT: TC-RES-0524-03256 516 East McMillan Drive – R-2 Guest house (1st Review) TRANSMITTAL DATE: June 24, 2024 1. Provide a site plan that meets the residential plot plan requirements found at: https://www.tucsonaz.gov/files/sharedassets/public/v/1/pdsd/documents/permits/residential-permits/residential_plot_plan_requirements.pdf. All requirements are provided in both visual and written formats. 2. Include elevation drawings dimensioned from design grade (the ground) to the highest point of all exterior building walls to verify setback requirements. Per UDC 6.3-2.A, the required side and rear setbacks are six feet or 2/3 the height of the exterior building wall, whichever is greater. 3. Clarify whether the construction is considered a second dwelling unit or an accessory dwelling unit (ADU). If an ADU is proposed, demonstrate how the construction complies with all of Unified Development Code (UDC) Section 6.6.3. Additional comments may be forthcoming. If you have any questions about this transmittal, contact me at Wyatt.Berger@tucsonaz.gov or at 520-837-4951. RESUBMITTAL OF THE FOLLOWING IS REQUIRED: A revised plan set as well as a comment response letter. To resubmit, visit the Tucson Development Center Online at https://tdc-online.tucsonaz.gov/#/home. The instructions for resubmittal can be found at https://www.tucsonaz.gov/files/sharedassets/public/v/1/pdsd/documents/tdc-faq/new-pdfs/revisions-and-resubmittals.pdf. |
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| 05/31/2024 | PDSD Application Completeness Express | REVIEW COMPLETED |