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Permit Review Detail
Review Status: Requires Resubmit
Review Details: RESIDENTIAL NEW DWELLING v.2
Permit Number - TC-RES-0824-05020
Review Name: RESIDENTIAL NEW DWELLING v.2
Review Status: Requires Resubmit
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 10/03/2024 | Site Landscape | NOT REQUIRED | |||
| 10/03/2024 | Bldg Permits - Post Review Express | PENDING ASSIGNMENT | |||
| 08/29/2024 | Residential Building | REQUIRES RESUBMIT | TC-RES-0824-05020 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: This permit is for an Accessory Dwelling Unit (with kitchen) which started as an enclosed garage and later added addition without permit. This dwelling requires a building permit, and an assigned address issued by Pima County. Provide a separate application for any addition or alteration performed to the primary dwelling at 4402 E Seneca St. 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. Provide a complete construction plan set including the enclosed garage and new addition with a separate PDF file. Place support photos and documents into a separate file from the building plans, R106.1. A permit for an Accessory Dwelling Unit (ADU) may require updated plans showing further alterations for achieving code compliance. Apply for a Pima County assigned street address after Zoning approval, R319. See https://www.pima.gov/1010/Addressing-Frequently-Asked-Questions An impact fee payment is required for an ADU at the time of permit payment. SITE PLAN: 1. Show the location and size of the electrical service panel, water meter and sewer line connection, R106.1.1. Each dwelling requires an appropriate source of electrical and water supply. Identify the utility lines requiring upgrade or replacement. PLANS: 1. Notate a cool (white) roof finish (greater than 60 SRI) as required by the ADU provisions. 2. Provide a Roof Framing Plan showing the rafters sized for supporting live and dead structural loads (Table R802.4.1(1)) or provide an engineer’s sealed plan set for manufactured trusses, R301.1.3 SECTIONS - DETAILS: 1. Provide a wall section detail with (#4 rebar) reinforced 12” x 12” reinforced foundations for anchoring exterior framed (insulated) walls with pressure treated sills including ½” anchor bolts with 7” embedment, R403.1.6. 2. Show the “R” values of wall and ceiling insulation, N1102.1. 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 for the additional demand. 2. Show an individual accessible water supply shut off and water heater for the proposed dwelling unit, P2903.9.1. 3. Show the water heater rating, P2801.1. MECHANICAL PLANS: 1. Show the HVAC system size for the building demand in accordance with M1401.3, M1601.1. 2. 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. 3. Show bathroom (without a window) exhaust fan locations with minimum 50 CFM rating and duct to the exterior, R303.3 and M1505. 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. Provide a Riser Diagram showing a distribution panel for each dwelling and the feeder size to the detached dwelling panel per TEP coordination, NEC 225.30 and E3403. 3. Provide a minimum service conductor rating of #3 copper 75 degree C for the 100 AMP feeder, E3602.1 & E3603.1. 4. Show a smoke alarm in each bedroom and outside the doorway in the immediate vicinity, R314.3. 5. Designate the circuit number at the location of each light fixture, receptacle, appliance, and equipment disconnect switch, R106.1.1. 6. Show receptacle outlets at wall spaces 2’ or more with no wall point (exclude door openings) more than 6’ from a receptacle outlet, E3901.2. 7. Show at least one wall switch controlled light or outlet in bathrooms, hallways, stairways, attached garages, outdoor entrances or exits and all habitable rooms, E3903.3. 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. OUTDOOR LIGHTING CODE 1. Show full cutoff fixtures were located within 25 feet from the property line OLC 401.3.3. 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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| 09/30/2024 | Site Engineering | REQUIRES RESUBMIT | 1. The floodplain use permit for this project T21OT00688 is still valid. Please address zoning comments. Mike Ortiz michael.ortiz@tucsonaz.gov |
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| 09/27/2024 | Site Zoning | REQUIRES RESUBMIT | FROM: PDSD Zoning Review PROJECT: TC-RES-0824-05020 4402 E SENECA ST. - R-2 ADU - Addition to an Enclosed Garage (1st Review) TRANSMITTAL DATE: September 27, 2024 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-2 zone (UDC 4.7.9). A duplex is a permitted use in this zone (Table 4.8-2) subject to Use Specific Standards 4.9.7.B.6, .9 & .10. 1. The permit description states “ADU - Addition to an Enclosed Garage (without permit)”. Converting any structure to an ADU requires a separate address and building permit. Provide a full set of building plans for the proposed ADU. 2. There are two (2) plans submitted that could be considered a plot plan, one showing the proposed addition and one that does not. The one that shows the addition is called a “FLOOR PLAN. The plot plan showing the additions should meet the requirements for a residential plot plan found at: https://www.tucsonaz.gov/Departments/Planning-Development-Services/Building-Safety/Plan-Examples/Plot-Plan-Example, to include but not limited to: a. The legal description. b. Lot coverage calculation. c. Zoning of the property and all adjacent properties. d. Shall show all utility lines. e. Provide the height of the exterior walls of the building. f. Provide perimeter yard setback from the proposed addition to the south property line. from the converted garage to the east property line and from the addition mentioned in comment ## below to the east property line. 3. The property dimensions shown on both plans are not correct. Review the Assessor’s Record Map found at: https://www.asr.pima.gov/ParcelData/Map/Arm/MP06/06028_02.PDF, and provide the correct property dimesons. 4. 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. Provide building elevations with wall height dimensions from design grade to the highest point of the wall so that perimeter yard setback requirements can be determined. 5. The minimum setback is the greater of six (6) feet, or two-thirds (2/3) the height of the structure’s wall facing each interior property line (Table 6.3-2.A). Depending on the wall height if any of the setbacks are less than 6’-0” a Design Development Option (DDO) must be submitted and approved to reduce the required setback. DDO application and requirements can be found at: https://www.tucsonaz.gov/Departments/Planning-Development-Services/Planning-Zoning-Applications/Zoning-Administration. If you have questions about the DDO application or process please contact Wyatt Berger at Wyatt.Berger@tucsonaz.gov or Georgia Pennington at Georgia.Pennington@tucsonaz.gov. 6. There is what appears to be an attached structure shown along the southeast side of the existing residence. This structure shows up on aerial photographs some time after 2012. Zoning was not able to find approved permit documents for this structure. One of three (3) things will need to happen, 1) Provide approved permit documents for this structure, 2) Provide building plans for this structure and submit a separate permit for it, Or 3) Show the structure on the plan to be demolished. 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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| 08/29/2024 | PDSD Application Completeness Express | REVIEW COMPLETED |