Permit Review Detail
Review Status: Requires Resubmit
Review Details: RESIDENTIAL NEW DWELLING v.1
Permit Number - TC-RES-0824-04497
Review Name: RESIDENTIAL NEW DWELLING v.1
Review Status: Requires Resubmit
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 08/02/2024 | Fire New Construction | NOT REQUIRED | |||
| 08/30/2024 | Site Engineering | NOT REQUIRED | |||
| 08/30/2024 | Site Landscape | NOT REQUIRED | |||
| 08/30/2024 | Bldg Permits - Post Review Express | PENDING ASSIGNMENT | |||
| 08/06/2024 | Residential Building | REQUIRES RESUBMIT | TC-RES-0824-04497 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 and building ordinances for all dwellings. 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 GENERAL COMMENTS : 1. 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. 2. 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. b. Label a double breaker space for future Photo Voltaic on the panel schedule opposite end from the main/supply side, T103.9. 3. 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 4. 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. Each dwelling unit should have an individual 3-foot clear space (including the roof projections) known as the fire separation distance for reducing fire spread to nearby buildings. Portions of buildings placed in a fire separation distance require one-hour fire-resistive construction in compliance with IBC Table 721.1(2). A 1-hour rated wall may not include windows. 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. Update keynote #6 at detail #2 on A03 in compliance with R806.2 like keynote #5 at detail #2 on A05. 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 two or three-bedroom dwelling under 1501 SF requires a 45 CFM continuous setting. ELECTRICAL PLANS: 1. Show a circuit for the smoke alarms, R314. 2. Provide a minimum service conductor rating of 100 AMP for each dwelling and conductors with minimum size of #3 copper 75 degree C, E3602.1 & E3603.1. Update the 75 A conductor rating on the Riser Diagram. 3. 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. 4. The dishwasher/disposal may be on a common 20A breaker, E3703.7. 5. 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. Update note #17 to include 15 ampere circuits. 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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| 08/28/2024 | Site Zoning | REQUIRES RESUBMIT | FROM: PDSD Zoning Review PROJECT: TC-RES-0824-04497 1824 E SPRING ST. – R-1 Sleeping Quarters (1st Review) TRANSMITTAL DATE: August 28, 2024 Resubmit revised drawings and any redlined plans 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 4.7.8). A single-family residence (SFR) w/ sleeping quarters is a permitted use in this zone (Table 4.8-2). See Use-Specific Standards 4.9.7.B.5 – 9. 1. The property dimensions are not correct. Review the Assessor’s Record Map found at: https://www.asr.pima.gov/ParcelData/Map/Arm/MP04/04017_01.PDF, and provide the correct property dimensions. 2. The lot coverage calculation is not correct. Per UDC Article 6.4.3.B.3.b Vehicular use areas, brick driveway, measured within the outside edges of any area allocated to vehicle use, whether improved or unimproved are included in the lot coverage. 3. The front setback listed under Code Check is not correct. Review UDC Article 6.4.5.C.1.a and provide the correct front street perimeter yard setback. 4. The maximum height allowed listed under Code Check is not correct. Review UDC Table 6.3-2.A and provide the correct allowed height. 5. It does not appear that the lot size is correct. Based on lot dimensions of 70’ x 150’ the lot square footage should be 10,500 sf. 6. The proposed layout shown on sheet A01 does not meet the definition of a sleeping quarters. To qualify as a sleeping quarters not kitchen is allowed. The kitchenette may only include a single bowl bar type sink, undercounter refrigerator and no cook top. If you wish to leave the sleeping quarters as shown it will either need to be development as a 2nd dwelling unit or an accessory dwelling unit (ADU). The 2nd dwelling unit will need to meet the requirements of Use Specific Standards 4.9.7.B.1 - .9, & .11 and the ADU will need to meet the requirements of Use Specific Standards 4.9.7.B.6, 8, & 9 and 6.6.3 (UDC Table 4.8-2). If you elect to develop as a 2nd dwelling unit or an ADU impact fees will apply. 7. 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, or top of parapet. As a wall height dimension was not provided on the east elevation from design grade to where the wall meets the eave, Zoning was not able to verify if minimum perimeter yard setback requirement to the east property line is met. 8. Per UDC Article 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. Based on the proposed sleeping quarters and existing carport/storage exceed the allowed 50%. A Board of Adjustment for Variance must be submitted and approved. Board of Adjustment application/requirements can be found at: https://www.tucsonaz.gov/Departments/Planning-Development-Services/Planning-Zoning-Applications/Zoning-Administration. Contact for the Board of Adjustment is Mark Castro at Mark.Castro@tucsonaz.gov. 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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| 08/01/2024 | PDSD Application Completeness Express | REVIEW COMPLETED | ADU will require its own address |