Permit Review Detail
Review Status: Requires Resubmit
Review Details: RESIDENTIAL NEW DWELLING v.1
Permit Number - TC-RES-0623-06010
Review Name: RESIDENTIAL NEW DWELLING v.1
Review Status: Requires Resubmit
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 07/12/2023 | Bldg Permits - Post Review Express | PENDING ASSIGNMENT | |||
| 07/12/2023 | Residential Building | REQUIRES RESUBMIT | TC-RES-0623-06010 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 complete construction plan set showing 2018 IRC compliance, R106.1. Clarify if the structure is a sleeping quarters (without kitchen) or an Accessory Dwelling Unit (ADU) which requires many alterations for compliance. An independent dwelling (ADU) requires fire spread and utility (electrical & water) separation so that one dwelling is not dependent upon another for water or electrical service. Each dwelling unit with kitchen requires a separate Pima County assigned street address after Zoning approval, R319. An impact fee payment is required for an ADU at 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. SITE PLAN: 1. Show the location and size of buildings, utility meters and gas, water, electric and sewer or septic lines from property line to building, R106.1.1. Each dwelling requires an independent electrical service and water supply shut off devices. Identify the utility lines requiring upgrade or replacement. 2. Show a street address for each dwelling on the site plan, R319. PLANS: 1. Notate a cool (white) roof finish as required by the ADU provisions. 2. Provide an engineer’s calculation, design and seal for a performance design when minimum sizes are not code compliant with the IRC, R301.1. The submitted Garage plan shows a non-compliant Wall Section for a dwelling unit. SECTIONS - DETAILS: 1. Show exterior wood siding, sheathing and wall framing with a 6” clearance above the ground (R317.1 item 5) with minimum ½” diameter anchor bolts with 7” embedment into a reinforced 12” x 12” continuous foundation, R602.10.8 & R403.1.6. 2. Show an unvented roof assembly with all insulation at the roof including an air-impermeable rigid insulation material with a minimum R-5 value applied correctly to either side of the roof sheathing as part of the total insulation requirement, R806.5 or show the attic vent opening size using 1 to 150 of attic area with insulation at the ceiling in compliance with R806.2. PLUMBING PLANS: 1. Tucson Water Department limits flow rates for each water meter size in compliance with P2903.7. Show an appropriate yard pipe for supporting the existing and proposed dwellings 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. 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, or controlled exhaust with a calculated airflow rate, R303.4; N1103.6 & M1505.4. Show the system and appropriate flow rate setting on the plans. A two or three bedroom dwelling under 1501 SF requires a 45 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. Notate if the mechanical plans if system calculations will be provided by deferred submittal. 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. Designate the circuit number at the location of each light fixture, receptacle, appliance, and equipment disconnect switch, E3404.12. 3. Provide a panel schedule showing panel size, circuit numbers, ampacity, wire size and general description, E3404.13 & E3706.2Provide proposed wiring details showing code compliant device locations and circuit sizes. Show circuit number and size with receptacles at all walls (within 6’ of any wall location) and lighting control at each doorway both interior and exterior. Receptacle, lighting and smoke detector circuits require arc-fault protection. 4. Show a smoke alarm in each bedroom and outside the doorway in the immediate vicinity, R314.3. 5. 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. 6. Show at least one wall-switch-controlled lighting outlet providing illumination on the exterior side of each egress door having grade level access R3903.3. 7. Notate interior 15A & 20A circuits serving outlet locations (except garage, kitchen, and bathrooms) including receptacles, lights and smoke detectors with combination type arc-fault circuit interrupters, E3902.16. 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. 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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| 06/28/2023 | Site Zoning | REQUIRES RESUBMIT | FROM: PDSD Zoning Review PROJECT: TC-RES-0623-06010 7821 E. Lee St. – R-1 Converting room into a 4th bedroom. Converting detached garage to additional 900 sq ft unit (1st Review) TRANSMITTAL DATE: June 28, 2023 Provided a detail comment response letter with your submittal that clearly shows how you have addressed all comments with your next submittal. This site is located in the R-1 zone (UDC 4.7.8). Two (2) single-family residences (SFR) are a permitted use in this zone (Table 4.8-2). See Use-Specific Standards 4.9.7.B.1 - .9, & .1. 1. Depending on what is actually proposed for the conversion of the garage to a 900 sq ft unit, i.e., if a second dwelling unit is proposed, separate permits will be required. A full set of building plans is required for each dwelling unit. 2. Depending on the total number of bedroom on site the requirements of UDC Article 4.9.7.B.7, “For any new single-family dwelling in the R-1 zone with five bedrooms, three parking spaces are required. For every bedroom over five, one additional space is required for each bedroom. For all single-family dwellings in the R-1 zone with five or more bedrooms, and for all lots containing two or more single-family dwellings, with the second dwelling having more than one bedroom, all parking spaces must be located on-site, either in a side or rear perimeter yard. Parking spaces may not be located in a vehicular use area in any front street perimeter yard. A parking area is not required to be developed to a commercial standard. A dustproof parking surface is required to at least a minimum of two inches of compacted pea gravel. An existing covered residential parking area may be used”, may apply. 3. The submitted plan may be used for the required residential plot plan but it will need to be modified to clearly show what you are proposing, i.e. conversion of an existing garage to a dwelling unit. 4. A full floor plan for each unit is required. Additional comments maybe forth coming once the above comments are addressed. If you have any questions about this transmittal, please contact Zone1.desk@tucsonaz.gov |
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| 06/23/2023 | PDSD Application Completeness Express | REVIEW COMPLETED | |||
| 06/26/2023 | Site Engineering | REVIEW COMPLETED |