Permit Review Detail
Review Status: Requires Resubmit
Review Details: RESIDENTIAL NEW DWELLING v.2
Permit Number - TC-RES-0824-04646
Review Name: RESIDENTIAL NEW DWELLING v.2
Review Status: Requires Resubmit
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 10/15/2024 | Bldg Permits - Post Review Express | PENDING ASSIGNMENT | |||
| 09/23/2024 | Residential Building | REQUIRES RESUBMIT | TC-RES-0824-04646 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 complete plan set showing 2018 IRC compliance. Provide a response letter on separate file with the updated construction plan set. 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 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. 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. PLANS: 1. Notate a cool (white) roof finish (greater than 60 SRI) as required by the ADU provisions. SECTIONS - DETAILS: 1. Provide a wall section detail with reinforced foundations for anchoring exterior framed walls with pressure treated sills including ½” anchor bolts with 7” embedment, R403.1.6. 2. Show exterior wood siding, sheathing and wall framing with a 6” clearance above the ground (R317.1 item 5). The weep screed may extend with a minimum clearance 4” above grade or 2” above paved areas, R703.7.2.1. 3. 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. Also, show the batt insulation extended over the wall top plate. PLUMBING PLANS: 1. Provide a proposed plan. 2. Tucson Water Department limits flow rates for the water meter size in compliance with P2903.7. Show an appropriate water meter size for the additional demand. 3. Show an individual accessible water supply shut off and water heater for the proposed dwelling unit, P2903.9.1. 4. Show the water heater rating, P2801.1. MECHANICAL PLANS: 1. Provide a proposed plan. 2. Show the HVAC system size for the building demand in accordance with 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. 4. Provide demand calculations in accordance with Manual J/S/D standards, M1401.3, M1601.1. ELECTRICAL PLANS: 1. Provide a proposed plan. 2. Provide a minimum service conductor rating of #3 copper 75 degree C for the 100 AMP feeder, E3602.1 & E3603.1. 3. 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. OUTDOOR LIGHTING CODE 1. Show the proposed exterior fixtures as full cut-off (FCO) style for eliminating the need for an Outdoor Lighting Calculation when processing the site plan permit. 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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| 10/15/2024 | Site Engineering | REQUIRES RESUBMIT | 1. This project is in a regulated floodplain (Zone X shaded with 100-year flood depths up to 1 ft) and requires a floodplain use permit with elevation certificate. The plans must show that the FFE will meet the floodplain regulations. The minimum FFE will be 2 feet above existing grade (assume 1 ft flooding and include 1 ft required freeboard). This must be shown on the plans for the floodplain use permit and the plans for the resubmittal for this building permit. Mike Ortiz michael.ortiz@tucsonaz.gov |
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| 10/08/2024 | Site Zoning | REQUIRES RESUBMIT | ZONING REVIEW TRANSMITTAL FROM: Wyatt Berger Lead Planner PROJECT: TC-RES-0824-04646 2718 North Montezuma Avenue – R-2 ADU (1st Review) TRANSMITTAL DATE: October 8, 2024 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. COMMENTS: 1. Draw the five-foot-wide utility easement on the site plan as shown on the Los Nidos subdivision plat: https://maps-and-records.tucsonaz.gov/subdivisions/details/MP-08068&0. 2. Per UDC 6.6.3.B.2, in addition to the two parking spaces 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 or waived if the site is within ¼ mile walking distance of a transit stop or an enhanced bike route as listed in the Bike Boulevard Master Plan. Label the required parking space for the ADU or demonstrate that the site is ¼ mile walking distance of a transit stop or enhanced bike route. 3. Provide a general note stating that 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 yard setbacks are based on a measurement from the design grade elevation to the highest point of the exterior building wall (UDC 6.4.5.B.1). A vertical structural member such as a post supporting a roof extension is considered a wall for applying setback requirements (UDC 6.4.5.B.2). Per UDC Table 6.3-2.A, when a residential use is adjacent to a residential zone, the required interior perimeter yard is six feet or 2/3 the height of the building wall, whichever is greater, measured from the property line. Based on a post height of 11’-5”, the required rear perimeter yard setback is approximately 7’-7”. The proposed rear perimeter yard setback appears to be either 6’-0” or approximately 6’-4”. Clarify the proposed setback. As the above setback cannot be met, a Design Development Option (DDO) must be obtained to reduce the rear perimeter yard setback. 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. Submit a copy of your DDO application under existing permit number TC-RES-0824-04646. Contact Georgia.Pennington@tucsonaz.gov or Mark.Castro@tucsonaz.gov if you have questions about the DDO process. 5. Per UDC 6.4.5.B.5, where an unbroken section of a wall or a building is not parallel with the lot line, the required perimeter yard setback may be applied to the average width; however, such perimeter yard setback shall not be narrower at any point than half the required width, nor narrower at any point than three feet (see UDC Figure 6.4.5-A). Based on a wall height of 10’-3”, the required side perimeter yard setback is 6’-10” as measured from the south lot line. A DDO will not be required to the side perimeter yard setback if the southwest corner of the ADU complies with the above exception. Additionally, if the east building wall is not parallel with the east property line, provide the average setback on the resubmitted site plan. 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. |
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| 09/17/2024 | PDSD Application Completeness Express | REVIEW COMPLETED |