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Permit Review Detail
Review Status: Requires Resubmit
Review Details: RESIDENTIAL NEW DWELLING v.1
Permit Number - TC-RES-0724-04420
Review Name: RESIDENTIAL NEW DWELLING v.1
Review Status: Requires Resubmit
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 08/27/2024 | Bldg Permits - Post Review | PENDING ASSIGNMENT | |||
| 08/08/2024 | Residential Building | REQUIRES RESUBMIT | TC-RES-0724-04420 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 separate application for the addition to the primary dwelling. The same plan set may be used with the additional submission. Each dwelling (address) requires a permit with appropriate address. 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. 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 a Casita or ADU (Accessory Dwelling Unit) 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. 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. Clarify if the Casita roof is existing or being replaced. If replaced, notate a cool (white) roof finish (greater than 60 SRI) as required by the ADU provisions. 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 #1 sheet S1. 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 a water heater location and rating, P2801.1. 4. Show all plumbing alterations for converting a garage to dwelling, R106.1.1. MECHANICAL PLANS: 1. Provide heating facilities in all habitable rooms, R303.9. (Mini split, extend duct from a central HVAC or an electrical base board heater). 2. Show the HVAC system size for the building demand in accordance with M1401.3, M1601.1. Provide demand calculations in accordance with Manual J/S/D standards, M1401.3, M1601.1. 3. 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. 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 a showing a panel for each dwelling and any feeder between units, NEC 225.30 and E3403. Provide a minimum service conductor rating of #3 copper 75 degree C for the 100 AMP feeder, E3602.1 & E3603.1. 3. Show the panel locations on the floor plans, E3601.6.2. 4. Smoke alarms are required both within and outside each (bedroom) sleeping area, R314.3.2. Show the locations. 5. Update the outdated 2012 code reference at note #1. 6. 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. Show circuits #6, 8 & 10 at appropriate locations. 7. 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. 8. 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 or place the (AF) at all appropriate panel schedule locations. 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 |
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| 08/27/2024 | Site Engineering | REQUIRES RESUBMIT | This project is within a regulated floodplain and requires a Floodplain Use Permit (FUP.) Please start a new FUP at our permit application web page: https://tdc-online.tucsonaz.gov/#/home NOTE: Documentation of a cost estimate from your contractor will be required if this project involves any reconstruction, repair, rehabilitation, structurally connected addition, or other improvement of an existing structure (including TIs and solar). Construction of separate builds/new structures does not require a cost estimate to be provided. Construction of new buildings require elevation one foot above the base flood elevation, which may require that the foundation of the building be raised as much as two feet above the existing elevation onsite. Storage buildings with no utilities may be wet floodproofed using flood vents. For all new construction buildings, two elevation certificates must be filled out by a registered land surveyor and submitted to the City, one before the foundation is poured and one after construction is completed. Instructions: 1. Navigate into the current project in the “My Work” tab. Within the permit, navigate to the “Sub-Records” tab and click “Apply” on the Floodplain Use Permit Sub-Record 2. Locations -> Confirm the location is accurate to the project. Click “Next” 3. Type -> Fill in the “Square Feet” and “Valuation” boxes with the project area and a contractor-provided cost estimate (See note above: for new structures, input 0). Click “Next” 4. Contacts -> Confirm contacts and add any additional contacts if applicable. Click “Next” 5. More Info -> This will be filled in by the engineer assigned to your case, Click “Next” 6. Attachments -> Please attach the project plan, supporting documentation for the cost estimate (if applicable), and a drainage/hydrology report (if applicable). Click “Next” 7. Signature -> Read the statement and type your name. Sign your name below (You may Enable Type Signature to have the software sign for you.) Click “Next” 8. Review and Submit -> Review all information to ensure accuracy. Click “Submit” Mike Ortiz michael.ortiz@tucsonaz.gov |
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| 08/27/2024 | Site Zoning | REQUIRES RESUBMIT | FROM: PDSD Zoning Review Section PROJECT: TC-RES-0724-04420 2551 E MONTE VISTA DR. – R-1 Addition to existing house (separate permit) and converting detached garage into Casita (1st Review) TRANSMITTAL DATE: August 26, 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-1 zone (UDC 4.7.1). A single-family residence (SFR) is a permitted use in this zone (Table 4.8-2). See Use-Specific Standards 4.9.7.B.5 - 9. 10. 1. Clarify what this permit is for. Based on the proposed addition and converting the detached garage to a 2nd dwelling unit this would require to separate permits. Zoning was not able to find the 2nd permit. 2. Clarify if the garage conversion will be and accessory dwelling unit (ADU) or a 2nd dwelling unit 3. Provide the property dimensions on the site plan. If you proposed an ADU Clearly demonstrate that the requirements UDC Articles 4.9.7.B.6, 8, & 9 and 6.6.3 are met and if this is a 2nd dwelling unit UDC Articles 4.9.7.B.5 – 9 apply. 4. Remove the 5’-)’ setback lines as they are not correct. Minimum setback in the R-1 zone along the interior property line is the greater of 6’-0” or 2/3 (H) height of the exterior wall. 5. Based on the La Madera final plat found at: https://onbase.pima.gov/publicaccess/DS_NextGen_Single/etc/cq/results.html?cqid=240&OBKey__552_1=07092, there is a 5’ utility easement along the north end of this property. Show this easement on the plan and provide the recordation information, Book 7 Page 92, on the plan. 6. 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. As wall heights were not provided from design grade and a wall height was not provided for the Casita west elevation Zoning cannot determine required perimeter yard setbacks. Once the required dimensions are provided additional comments may be forth coming. 7. As the existing garage does not appear to meet the minimum 6’-0” perimeter yard setback to either north or west property line a neighbors setback waiver is required. To secure this neighbor setback waiver the following statement must be provided on the plot plan and be signed and dated by the adjacent property owner(s): My Name is____________________ and I am the owner of the property located at_______________________. I have reviewed the site plan and I have no objection to structure being located or constructed________ feet from the property line as depicted on the site plan. Signature: _____________________________ Date: _________________________________ 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. |
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| 07/30/2024 | PDSD Application Completeness | REVIEW COMPLETED |