Permit Review Detail
Review Status: Requires Resubmit
Review Details: RESIDENTIAL NEW DWELLING v.2
Permit Number - TC-RES-0824-05024
Review Name: RESIDENTIAL NEW DWELLING v.2
Review Status: Requires Resubmit
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 10/24/2024 | Site Engineering | NOT REQUIRED | |||
| 10/07/2024 | Site Landscape | NOT REQUIRED | |||
| 10/24/2024 | Bldg Permits - Post Review Express | PENDING ASSIGNMENT | |||
| 10/01/2024 | Residential Building | REQUIRES RESUBMIT | TC-RES-0824-05024 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. Remove outdated references from sheet 5 & 8. 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 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. Show the space on sheet 5. 2. 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 3. 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 requires an appropriate source of electrical and water supply. Show the location and size of a water line with connection between the meter and primary dwelling, R106.1.1. 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 manufacturer’s calculations and data for pre-engineered trusses dated and wet-sealed by an engineer who is registered in Arizona, or notate the requirement for deferred submittal, R106.1. 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. A minimum 1” service pipe is required for supplying water to more than 9.5 fixture units. 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. Update flow rates on sheet 8. 2. Provide demand calculations in accordance with Manual J/S/D standards, M1401.3, M1601.1. 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 for the close dwelling and the feeder size to the detached dwelling panel per TEP coordination, NEC 225.30 and E3403. 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. Update or remove outdated (bedroom limited) notation after note #7 and at the panel schedule. 4. 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”, N1104.2.1, Amended. Include the Electric Vehicle load entry (typically 7680 watts) in the electrical load calculations (continuous demand) like the HVAC entry, N1104.2.2, Amended. The 3.8 KW Future Photo Voltaic entry may be deleted as the adoption of appendix T supersedes Ordinance #10549 OUTDOOR LIGHTING CODE 1. Show the proposed fixture as full cut-off FCO style or provide an Outdoor Lighting Calculation including all exterior fixtures on the property for determining exterior lighting limits. 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. 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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| 10/17/2024 | Site Zoning | REQUIRES RESUBMIT | ZONING REVIEW TRANSMITTAL FROM: Wyatt Berger Lead Planner PROJECT: TC-RES-0824-05024 1221 East 13th Street Unit 2 – R-2 ADU (1st Review) TRANSMITTAL DATE: October 17, 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. In addition to the two parking spaces required for the existing residence, one parking space shall be provided for the ADU. 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 (UDC 6.6.3.B.2). 2. Provide a general note stating 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). 3. Per UDC 6.6.3.B.5, 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 of gross floor area. The proposed ADU exceeds the maximum allowable size of an ADU on this property. A variance granted by the Board of Adjustment is required to be granted to allow the ADU to exceed 650 square feet gross floor area. Keep in mind that per UDC Table 6.3-2.A, a lot size of only 5,808 square feet is required in the R-2 zone for two principal dwelling units. If a second principal dwelling unit is proposed, the dwelling must comply with use-specific standards 4.9.7.B.6, .9, and .10 (UDC Table 4.8-4). Two on-site parking spaces are required to be shown on the site plan. A cool roof is not required for a second principal dwelling unit. 4. Lot coverage also includes vehicular use areas, measured within the outside edges of any area allocated to vehicle use, whether improved or unimproved (UDC 6.4.3.B.3.b). Ensure the lot coverage calculation includes the existing driveway and any other proposed driveways. 5. The required setbacks listed on the cover sheet are incorrect. Per UDC 6.3-2.A, when a residential use is adjacent to a residential zone, the required side and rear setbacks are six feet or 2/3 the height of the exterior building wall, whichever is greater. 6. Show all structures on the site plan. There are currently two detached accessory structures in the rear yard. Clarify whether these structures are to remain or be demolished. 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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| 09/24/2024 | PDSD Application Completeness Express | REVIEW COMPLETED |