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Permit Review Detail

Permit Number: TC-RES-0824-04833
Parcel: 119034260

Address:
513 W 43RD ST

Review Status: Requires Resubmit

Review Details: RESIDENTIAL NEW DWELLING v.2

Permit Number - TC-RES-0824-04833
Review Name: RESIDENTIAL NEW DWELLING v.2
Review Status: Requires Resubmit
Review Date Reviewer's Name Type of Review Description Status Comments
10/17/2024 Site Engineering NOT REQUIRED
10/17/2024 Bldg Permits - Post Review Express PENDING ASSIGNMENT
09/23/2024 Residential Building REQUIRES RESUBMIT TC-RES-0824-04833
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 submitting 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 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 . Show a minimum 300 SF clear solar-ready zone on a roof or framing plan, T103.3.
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. 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 and electric lines from property line to building, R106.1.1. Show the location of sewer HCS coordinated with Pima County Wastewater, R106.1.1. https://www.pima.gov/1766/Wastewater-Reclamation Note the electrical line as underground unless overhead is approved by TEP. https://www.tep.com/construction-applications/#apply

PLANS:

1. Show a maximum ½” floor elevation changes at a notated accessible route entrance on the floor plan, R106.1.1. Include the threshold condition at the vehicle doorway or an exterior hinged door when the garage is used for the accessible route.
2. Identify each wall line needed for enclosing a complete rectangle with sides no greater than 60’, Figure R602.10.1.1. Place these lines no further than 4’ from an actual parallel wall, so that corners are no further than 10’ from a “qualifying” braced wall panel. Show interior braced wall panels with foundation anchor bolt connection to bottom plates, R602.10.8.3 and R403.1.6, and roof connections, R602.10.8.2.

SECTIONS - DETAILS:

1. Show one-hour fire-resistive framed construction separating dwellings in compliance with IBC Table 721.1(2).
2. 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.
3. 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.
4. 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. 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. Show the insulation materials on detail #3 & 4 sheet A3.0.

PLUMBING PLANS:

1. Tucson Water Department limits flow rates for each water meter size in compliance with P2903.7. Show an appropriate yard pipe and water meter size.

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.
2. Provide demand calculations in accordance with Manual J/S/D standards, M1401.3, M1601.1.

ELECTRICAL PLANS:

1. Provide the Electric Vehicle Supply Equipment 40 ampere 240-volt dedicated branch circuit with a NEMA 14-50R receptacle and label the circuit “EV Ready” and locate the receptacle at a parking area, N1104.2.1. Include the Electric Vehicle load entry (typically 7680 watts) in the electrical load calculations (continuous demand) like the HVAC entry, N1104.2.2.
2. 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.

OUTDOOR LIGHTING CODE

1. The proposed 1800 lumens exceeds the allowed 1584 lumens. Also, 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.

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
10/10/2024 Site Zoning REQUIRES RESUBMIT ZONING REVIEW TRANSMITTAL

FROM: Wyatt Berger
Lead Planner

PROJECT: TC-RES-0824-04833
513 West 43rd Street – R-2
Duplex (1st Review)

TRANSMITTAL DATE: October 10, 2024

The site is in the R-2 zone (UDC 4.7.9). A duplex is a permitted use in the R-2 zone, subject to use-specific standards 4.9.7.B.6, .9 and .10.

COMMENTS:

1. The lot coverage maximum listed on the cover sheet is incorrect and should be corrected to 70% (UDC Table 6.3-2.A). Additionally, sidewalks are not included in the lot coverage calculation (UDC 6.4.3.B.3)

2. The required front street perimeter yard setback labeled on the site plan is incorrect and should be corrected to 20 feet. Per UDC 6.4.5.C.1.a, for single-family and duplex development, the minimum required front street perimeter yard setback is 20 feet measured from the street property line.

3. The required side and rear perimeter yard setbacks labeled on the site plan are incorrect. 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). Based on Detail 1 of Sheet A3.0, the proposed exterior building wall height is 13’8”, with required side and rear perimeter yard setbacks of approximately 9’-1”.

4. Per UDC 7.6.4.B and a previous Zoning Administrator’s determination, the design criteria in UDC 7.4.6 and 7.6.4 apply to all developments that provide five or more motor vehicle parking spaces. The proposed vehicular use area does not meet all the requirements of UDC 7.4.6.

Please note that in April of 2023, the Mayor and Council adopted a code amendment that only requires two motor vehicle parking spaces for a duplex (one space per unit). Site Zoning recommends providing four or fewer motor vehicle parking spaces to no longer require compliance with UDC 7.4.6 and 7.6.4.

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.
09/18/2024 PDSD Application Completeness Express REVIEW COMPLETED