Permit Review Detail
Review Status: Requires Resubmit
Review Details: RESIDENTIAL NEW DWELLING v.1
Permit Number - TC-RES-0823-07354
Review Name: RESIDENTIAL NEW DWELLING v.1
Review Status: Requires Resubmit
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 08/24/2023 | Site Engineering | NOT REQUIRED | |||
| 09/15/2023 | Bldg Permits - Post Review Express | PENDING ASSIGNMENT | |||
| 09/15/2023 | Historic | REQUIRES RESUBMIT | Minor historic demo documentation required. Application and checklist found here: https://www.tucsonaz.gov/files/sharedassets/public/pdsd/documents/planning-amp-zoning/historic_demolition_application_form.pdf | ||
| 08/30/2023 | Residential Building | REQUIRES RESUBMIT | TC-RES-0823-07354 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. SITE PLAN: 1. Show the location of all utility lines to the proposed building(s) along with required service alterations, R106.1. Show a new electrical sub panel extended from the property service panel. PLANS: 1. The studio floor framing plan is not 2018 IRC compliant with prescriptive material sizes, therefore provide an Arizona registered engineer prepared plans with performance compliance, R301.1. 2. Provide manufacturer’s calculations and data for pre-engineered trusses dated and sealed by an engineer who is registered in Arizona, or notate the requirement for deferred submittal, R106.1. SECTIONS - DETAILS: 1. Garages beneath habitable rooms require separation from all overhead habitable rooms by not less than 5/8” type X gypsum board or equivalent. Update cross sections sheet 3. 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 R-38 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 combined water meter size. MECHANICAL PLANS: 1. 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 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. Show a smoke alarm on each story of the dwelling, R314.3.3. 3. Update the Riser Diagram for the close dwelling and the feeder size to the detached building sub-panel per TEP coordination, NEC 225.30 and E3403. 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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| 08/30/2023 | Site Zoning | REQUIRES RESUBMIT | ZONING REVIEW TRANSMITTAL FROM: Wyatt Berger Lead Planner PROJECT: TC-RES-0823-07354 38 South Melrose Avenue – R-2 ADU (1st Review) TRANSMITTAL DATE: August 30, 2023 Please resubmit revised drawings with a detailed response letter stating how all Zoning Review Section comments were addressed. The site is in the R-2 zone (UDC 4.7.9). An accessory dwelling unit (ADU) is a permitted use in the R-2 zone, subject to use-specific standards 4.9.7.B.6, .8, and .9, and 6.6.3. 1. Remove the porches from the lot coverage calculation as roofed areas, open on at least one side, which provide shelter to exterior areas, provided they are not used for utilities, maintenance, laundry, storage, or motor vehicle parking, are exempt from the lot coverage calculation (UDC 6.4.3.C.1.a). 2. Per (UDC) 6.6.3.B.4, on sites where the principal structure is one story, accessory dwelling units shall not exceed 12 feet in height. A Board of Adjustment variance is required to be granted to allow the proposed structure to exceed 12 feet in height. Building height is the vertical distance measured from the design grade elevation…to the middle (between the eave and ridge) of the highest gable of a pitched or hipped roof (UDC 6.4.4.A). 3. Per UDC 6.6.3.B.4, for lots equal to or greater than 6,500 square feet, the accessory dwelling unit is limited to 10% of the lot size, not to exceed 1,000 square feet. Based on a lot size of 8,960 square feet, the maximum size of an ADU can be 896 square feet; proposed is 900 square feet. A Board of Adjustment variance is required to be granted to allow the ADU to exceed this requirement. 4. Per UDC 6.6.3.E, the total gross floor area (gfa) of all accessory structures shall not exceed 50% of the gfa of the principal structure. Accessory structures less than 200 square feet gfa and accessory dwelling units are exempt from this requirement. The proposed garage on the first floor is considered toward the gfa of all accessory structures. The gfa of the garage exceeds 50% of the gfa of the residence. A Board of Adjustment variance is required to be granted to allow the gfa of the accessory structure to exceed this requirement. 5. Keep in mind that comments two through four will not apply to this project if the proposed studio is considered a full second dwelling unit rather than an accessory dwelling unit. 6. Perimeter yard setbacks are based on a measurement from the design grade elevation to the highest point of a building wall (UDC 6.4.5.B and Figure 6.4.5-A). Per UDC Table 6.3-2.A, when a residential use is adjacent to a residential zone, the required side and rear perimeter yard setbacks are six feet or 2/3 the height of the exterior building wall, whichever is greater. Provide measurements from the design grade elevation to the highest point of the exterior walls to determine the setback requirements. The proposed balcony also needs to meet setback requirement. A Design Development Option (DDO) is required to reduce any setbacks. Contact Georgia.Pennington@tucsonaz.gov should you have questions about the DDO process. 7. T18CM00454 associated with an addition to the existing single-family residence is in expired status. There are inspections that need to be called and completed to finalize this specific permit. 8. Clarify whether the existing detached accessory structure will be demolished. This accessory structure appears in aerial photography as early as 1967. Buildings, or portions of buildings, or structures that are 50 years of age or older must be architecturally documented prior to demolition. Historic documentation is required to be submitted for historic review and approval: https://www.tucsonaz.gov/files/sharedassets/public/pdsd/documents/planning-amp-zoning/historic_demolition_application_form.pdf. If you have any questions about this transmittal, contact me at Wyatt.Berger@tucsonaz.gov or at 520-837-4951. |
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| 08/23/2023 | PDSD Application Completeness Express | REVIEW COMPLETED |