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Permit Review Detail

Permit Number: TC-RES-0724-04286
Parcel: 116062470

Review Status: Requires Resubmit

Review Details: RESIDENTIAL NEW DWELLING v.1

Permit Number - TC-RES-0724-04286
Review Name: RESIDENTIAL NEW DWELLING v.1
Review Status: Requires Resubmit
Review Date Reviewer's Name Type of Review Description Status Comments
07/24/2024 Fire New Construction NOT REQUIRED
08/26/2024 Site Engineering NOT REQUIRED
08/26/2024 Bldg Permits - Post Review Express PENDING ASSIGNMENT
07/29/2024 Residential Building REQUIRES RESUBMIT TC-RES-0724-04286
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:

Provide a response letter on separate file with 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

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

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 when feasible, or a bathing fixture drain looped 3’ beyond an exterior wall below grade before connection to the building drain. 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.

SECTIONS - DETAILS:

1. 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. Update detail #6 sheet S2.1.

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 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 (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 one-bedroom dwelling under 1501 SF requires a 30 CFM continuous setting.
2. Show a dryer vent size and location for venting to exterior, M1501.

ELECTRICAL PLANS:

1. 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.
2. Dishwasher GFCI: receptacles require readily accessible protection typically from an upstream device, E3902.9 & 10. 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
08/21/2024 Site Landscape REQUIRES RESUBMIT CDRC TRANSMITTAL
PLANNING AND DEVELOPMENT SERVICES DEPARTMENT
REVIEWER: CHAD KELLER, RLA
PDSD SITE LANDSCAPE/NATIVE PLANT PRESERVATION SECTION

PROJECT: ADU CASITA
ACTIVITY NO: TC-RES-0724-04286
ADDRESS/PARCEL: 2921 W CAMINO CAMELIA/ 116062470
ZONING: RX-2 RESIDENCE ZONE

This plan has been reviewed for compliance with applicable development criteria in the City of Tucson Unified Development Code (UDC) Administrative Manual (AM) Section 2-11 and Technical Manual (TM) Section for landscape, native plants, and water harvesting.

Please resubmit revised drawings along with a detailed response letter, which states how all Landscape/NPPO Review Section comments are addressed.

SITE LANDSCAPE/NPPO SECTION COMMENTS:
1. Ensure that Zoning comments are addressed prior to landscape section approval.

2. Upon review of aerial images of the site, it appears that protected native vegetation may be present on site where the ADU is being proposed. Please provide an NPPO that shows preservation, transplant and mitigation for the protected plants that will be disturbed/destroyed. If there are no viable native plants, or if there are native plants, but they won’t be disturbed, then please provide an NPPO Waiver for the project. If a copy of the NPPO Waiver form is needed for exception, please reach out and I will email a copy for your use.

If you have any questions about these comments, I can be reached at chad.keller@tucsonaz.gov
08/20/2024 Site Zoning REQUIRES RESUBMIT ZONING REVIEW TRANSMITTAL

FROM: Wyatt Berger
Lead Planner

PROJECT: TC-RES-0724-04286
2921 West Camino Camelia – RX-2
ADU (1st Review)

TRANSMITTAL DATE: August 20, 2024

The site is in the RX-2 zone (UDC 4.7.7). An accessory dwelling unit (ADU) is a permitted use in the RX-2 zone, subject to use-specific standards 4.9.7.B.6, .8, and .9, and 6.6.3.

The following comments are relative to an application for a Design Development Option (DDO) (UDC 3.11.1).

1. Remove the lot coverage calculations from the site plan as lot coverage standards do not apply in the RX-2 zone (UDC Table 6.3-1.A).

2. In addition to the parking required for the principal use, one parking space shall be provided for the accessory dwelling unit. The parking requirement may be satisfied with available on-street parking. Label the location of the parking space required for the ADU (UDC 6.6.3.B.2).

3. Include a general note on the cover sheet stating the ADU will be developed with a high albedo level (>60 SRI) or other cool roof technology per the ICC Green Construction Code (UDC 6.6.3.B.3).

4. Perimeter yards are based on a measurement from the design grade elevation to the highest point of the exterior building wall (UDC 6.4.5.B and Figure 6.4.5-A). Per UDC Table 6.3-1.A, when a residential use is adjacent to a residential zone, the required interior perimeter yard is 20 feet. Where an unbroken section of a wall or a building is not parallel with the lot line, the required perimeter yard may be applied to the average width; however, such perimeter yard shall not be narrower at any point than half the required width, no narrower at any point than three feet (UDC 6.4.5.B.5).

The required side perimeter yard is 20’-0” as measured from the east lot line. The proposed side perimeter yard is 5’-0” as measured from the closest point of the ADU. A Design Development Option (DDO) is required to reduce the above perimeter yard.

5. Per UDC 6.4.5.B.2, a vertical structural member supporting a roof extension is considered a wall for applying perimeter yard requirements. Notate the perimeter yard as measured from the posts of the covered porch. A DDO is also required to reduce the rear perimeter yard to less than twenty feet as measured from the south lot line.

The DDO application and requirements can be found at: https://www.tucsonaz.gov/files/sharedassets/public/v/1/pdsd/documents/planning-amp-zoning/ddo_for_setback_and_height_udc.pdf. Contact Georgia.Pennington@tucsonaz.gov or Mark.Castro@tucsonaz.gov if you have questions about the DDO process.

6. The proposed construction encroaches into the fifteen-foot-wide sanitation easement as depicted on the Miraflores Estates #2 subdivision plat. Written permission from the easement holder must be submitted to allow the proposal to encroach within this easement.

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.
07/24/2024 PDSD Application Completeness Express REVIEW COMPLETED