Permit Review Detail
Review Status: Requires Resubmit
Review Details: RESIDENTIAL NEW DWELLING v.2
Permit Number - TC-RES-0923-08066
Review Name: RESIDENTIAL NEW DWELLING v.2
Review Status: Requires Resubmit
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 10/16/2023 | Bldg Permits - Post Review Express | PENDING ASSIGNMENT | |||
| 10/11/2023 | Residential Building | REQUIRES RESUBMIT | TC-RES-0923-08066 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. PROVIDE A COMPLETE PLAN SET showing all proposed alterations to the building with 2018 IRC code compliance with component sizes. The plans require sufficient detail for demonstrating an awareness of minimum building code compliance for passing all progress inspections. The City of Tucson adopted the 2018 IRC with amendments on 1/1/2019. Show the current code reference on the plans. Consider using a design professional if unfamiliar with construction documentation. Separate the support documents from the construction plans. Place sheet numbers on each sheet of construction plans. Provide a clear and concise construction plan set. Sample plans are available at https://www.tucsonaz.gov/Departments/Planning-Development-Services/Permits/Residential-Permits Clarify if the structure is a sleeping quarters (without kitchen) or an Accessory Dwelling Unit (ADU) which requires many alterations for compliance including utility separation. Each dwelling unit with kitchen requires a separate Pima County assigned street address after Zoning approval, R319. An impact fee payment is required for an ADU at the time of permit payment. 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. SITE PLAN: 1. Show the location and size of buildings, utility meters and gas, water, electrical, and sewer, R106.1.1. Each dwelling requires an appropriate source of electrical and water supply. Show the location and size of lines with connection points, R106.1.1. Identify the utility lines requiring upgrade or replacement. 2. 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). PLANS: 1. Notate a cool (white) roof finish as required by the ADU provisions. 2. Provide complete structural (roof framing) plans showing compliance with the IRC or provide an Arizona structural engineer plan set showing performance compliance, R301.1. Show all proposed repairs and alterations with 2018 IRC compliance, R301.1. 3. Provide a floor plan showing each proposed room with labeled function and dimensions. Show door locations and window sizes with type identified as XO or SH. Include the identification of adjacent rooms with door or window openings in the proposed space. Bedroom windows must show code compliance for egress, R310. 4. Individual dwelling units require separation with a 1-hour fire-resistance rated assembly without openings, R302.3. Provide a detail or notation showing compliance with 703.3 of the 2018 IBC. 5. Show the door from a garage to dwelling with a 20-minute fire rating (or 1-3/8” solid core) with self-closing and self-latching provision, R302.5.1. 6. Show separation between dwelling and garage attic areas (½” GWB), R302.6. 7. Show the garage floor direction of slope, R309.1. This requires a design with level concrete stems around the perimeter of a sloping floor. SECTIONS - DETAILS: 1. Provide concrete foundations for anchoring exterior framed wall sills with ½” anchor bolts with 7” embedment, R403.1.6 and with 6” minimum height above finished grade, R404.1.6. 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. Clarify the placement of ceiling/roof insulation for determining the need for an attic ventilation calculation or need for providing air-impermeable rigid insulation at the roof for condensation control, R806. 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 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. Tucson Water Department limits flow rates for each water meter size in compliance with P2903.7. Show an appropriate yard pipe for supporting the existing and proposed dwellings and show an appropriate water meter size. 2. Provide complete plumbing plans showing any changes with 2018 IRC compliance, R301.1. 3. Show an individual accessible water supply shut off and water heater for the proposed dwelling unit, P2903.9.1. 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 airflow rate setting. A one bedroom dwelling under 1501 SF requires a 30 CFM continuous setting. 3. Provide demand calculations in accordance with Manual J/S/D standards, M1401.3, M1601.1. Systems shall be sized in accordance with Manual S based on building loads calculated in accordance with Manual J and duct systems sized in accordance with Manual D. Notate if the mechanical plans if system calculations will be provided by deferred submittal. 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 sub panel and feeder size for proposed dwelling unit, NEC 225.30, E3403, Table E3704.2(1). 3. Designate the circuit number at the location of each light fixture, receptacle, appliance, and equipment disconnect switch, E3404.12. 4. Provide a panel schedule showing panel size, circuit numbers, ampacity, wire size and general description, E3404.13 & E3706.2Provide proposed wiring details showing code compliant device locations and circuit sizes. Show circuit number and size with receptacles at all walls (within 6’ of any wall location) and lighting control at each doorway both interior and exterior. Receptacle, lighting and smoke detector circuits require arc-fault protection. 5. Show a smoke alarm in each bedroom and outside the doorway in the immediate vicinity, R314.3. 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 lighting outlet providing illumination on the exterior side of each egress door having grade level access R3903.3. 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. OUTDOOR LIGHTING CODE 1. 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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| 09/26/2023 | Site Engineering | REQUIRES RESUBMIT | This project is within a regulated floodplain and requires a Floodplain Use Permit (FUP.) Please start a new FUP at our permit application web page: https://tdc-online.tucsonaz.gov/#/home NOTE: Documentation of a cost estimate from your contractor will be required if this project involves any reconstruction, repair, rehabilitation, structurally connected addition, or other improvement of an existing structure (including TIs and solar). Construction of separate builds/new structures does not require a cost estimate to be provided. Construction of new buildings require elevation one foot above the base flood elevation, which may require that the foundation of the building be raised as much as two feet above the existing elevation onsite. Storage buildings with no utilities may be wet floodproofed using flood vents. For all new construction buildings, two elevation certificates must be filled out by a registered land surveyor and submitted to the City, one before the foundation is poured and one after construction is completed. Instructions: 1. Navigate into the current project in the “My Work” tab. Within the permit, navigate to the “Sub-Records” tab and click “Apply” on the Floodplain Use Permit Sub-Record 2. Locations -> Confirm the location is accurate to the project. Click “Next” 3. Type -> Fill in the “Square Feet” and “Valuation” boxes with the project area and a contractor-provided cost estimate (See note above: for new structures, input 0). Click “Next” 4. Contacts -> Confirm contacts and add any additional contacts if applicable. Click “Next” 5. More Info -> This will be filled in by the engineer assigned to your case, Click “Next” 6. Attachments -> Please attach the project plan, supporting documentation for the cost estimate (if applicable), and a drainage/hydrology report (if applicable). Click “Next” 7. Signature -> Read the statement and type your name. Sign your name below (You may Enable Type Signature to have the software sign for you.) Click “Next” 8. Review and Submit -> Review all information to ensure accuracy. Click “Submit” Contact Lianne Evans at lianne.evans@tucsonaz.gov or Stephen Blood at Stephen.Blood@tucsonaz.gov if you have any questions about the FUP. |
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| 10/16/2023 | Site Zoning | REQUIRES RESUBMIT | ZONING REVIEW TRANSMITTAL FROM: PDSD Zoning Review PROJECT: TC-RES-0923-08066 912 S. Duke Dr. - R-1 ADU and Garage w/ Office (1st Review) TRANSMITTAL: October 16, 2023 Provided a detailed comment response letter with your submittal that clearly shows how you have addressed all comments. This site is located in the R-1 zone (UDC 4.7.8). A single-family residence with an accessory dwelling unit (ADU) is a permitted use in this zone (Table 4.8-2) subject to Use Specific Standards 4.9.7.B.6, 8, & 9 and 6.6.3. 1. Provide a residential plot plan that meets the requirements found at: https://www.tucsonaz.gov/Departments/Planning-Development-Services/Building-Safety/Plan-Examples/Plot-Plan-Example, to include but not limited to: a. Plot plan shall be drawn at an engineering scale, i.e. 1” = 10’, 1” =20’ b. Indicate the owners name on the plot plan. c. Provide the address of the parcel on the plot plan. d. Provide a lot coverage calculation on the plot plan. e. Provide the height of the exterior walls as measured from design grade to the highest point of the wall (Unified Development Code – UDC 6.4.5.B.1). f. Show the locations of all utility lines on the plot plan. g. Provide perimeter yard setback dimensions from all proposed additions to the applicable property lines. Minimum front street perimeter yard setback is 10’-0” (UDC 6.4.5.C.1). Interior perimeter yard setbacks are 6’-0” or 2/3 (H) + height of exterior walls, greater of the two (UDC Table 6.3-2.A). h. Provide a dimension from the centerline of Duke Dr to the face of curb, where asphalt meets the concrete curb and from face of curb to street property line. i. Indicate the zoning of this parcel and all adjacent parcels. j. Provide the legal description “YALE ESTATES LOT 2 BLK 15” on the plot plan. , If you have any questions about this transmittal, please contact Zone1.desk@tucsonaz.gov |
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| 09/22/2023 | PDSD Application Completeness Express | REVIEW COMPLETED |