Permit Review Detail
Review Status: Requires Resubmit
Review Details: RESIDENTIAL NEW DWELLING v.1
Permit Number - TC-RES-0923-08100
Review Name: RESIDENTIAL NEW DWELLING v.1
Review Status: Requires Resubmit
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 09/22/2023 | Fire New Construction | NOT REQUIRED | |||
| 09/21/2023 | Site Landscape | NOT REQUIRED | |||
| 10/12/2023 | Bldg Permits - Post Review Express | PENDING ASSIGNMENT | |||
| 10/11/2023 | Residential Building | REQUIRES RESUBMIT | TC-RES-0923-08100 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 on 1/1/2019. Show the current code reference on the plans. 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. SITE PLAN: 1. Show the location and size of buildings, utility meters and gas, water, electrical, and sewer including the HCS, R106.1.1. Show the location and size of the water line with connection between the meter and existing dwelling, R106.1.1. Each dwelling requires an independent electrical service and water supply shut off devices. 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. Clarify the ½ Kitchen room label for a space with a stove or range. 2. Notate a cool (white) roof finish as required by the ADU provisions. 3. Show a rafter size with appropriate load carrying capacity or provide dated and wet-sealed plans by an engineer who is registered in Arizona, R106.1. The 2x6 rafters are undersized without mid-span beams over the common and bedroom. SECTIONS - DETAILS: 1. Show the wall assembly with a 6” clearance above the ground or 2” clearance above an exterior concrete surface, R317.1 item 5. Update detail #1 sheet A102. Consider updating all future submittals with clarification between floor and weep screed clearance requirements. 2. 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. Update detail #1 sheet A105. PLUMBING PLANS: 1. Tucson Water Department limits flow rates for each water meter size in compliance with P2903.7. Show an appropriate water meter size for supporting the existing and proposed demand. 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 airflow rate setting. A one bedroom sleeping quarters under 1501 SF requires a 30 CFM continuous setting. 2. Provide demand calculations in accordance with Manual J standards, M1401.3, M1601.1. Systems shall be sized in accordance with building loads calculated in accordance with Manual J. Remove the deferred submittal note from sheet A108. 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. 2. Update the Riser Diagram for the close dwelling and the feeder size to the detached dwelling panel per TEP coordination, NEC 225.30 and E3403. INTERNATIONAL ENERGY CONSERVATION CODE: 1. The simplified prescribed energy value for the ceiling is R=38 and requires a space greater than provided with 2” x 6” framing for batt insulation, N1102.1. Update detail #1 sheet A105 with a product providing prescriptive compliance within the cavity space or show overall compliance by providing a RES check calculation. 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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| 10/12/2023 | Site Zoning | REQUIRES RESUBMIT | FROM: PDSD Zoning Review Section PROJECT: TC-RES-0923-08100 4002 E. Hayhurst Ln. - R-2 New ADU (1st Review) TRANSMITTAL DATE: October 11, 2023 Provided a detail comment response letter with your submittal that clearly shows how you have addressed all comments with your next submittal. This site is located in the R-2 zone (UDC 4.7.9). A single-family residence (SFR) with an ADU is a permitted use in this zone (Table 4.8-2). See Use-Specific Standards 4.9.7.B.6, .8 & .9, and UDC Article 6.6.3 1. Per UDC Article 6.6.3.D Detached accessory buildings, including accessory dwelling units, are not permitted in the buildable area extending the full width of the lot between the principal building and the front street lot line. The proposed ADU is not allowed in the front yard either a Board of Adjustment for Variance will need to be submitted and approved or the permit will need to be withdrawn and a new submittal for a 2nd dwelling unit will need to applied for. Board of Adjustment application/requirements can be found at: https://www.tucsonaz.gov/Departments/Planning-Development-Services/Planning-Zoning-Applications/Zoning-Administration. Contact for the Board of Adjustment is Mark Castro at Mark.Castro@tucsonaz.gov. 2. Per UDC Article 6.4.5.C.1.a the required street perimeter yard setback is 20’-0”, proposed setback is 18’-3”. The required setback can be requested under the above Board of Adjustment. or if you elect to change the submittal to a 2nd dwelling unit A Design Development Option (DDO) will need to 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. 3. Based on aerial photos there are several shed type structures that are not shown on the plot plan. Show all structures on site and if applicable include them in the lot coverage calculation. 4. Based on aerial photos there appears to be some type of shade structure on the east side of the existing house near the northeast corner that appears some time after 2008. Zoning was not able to find approved permit documents for this structure. Provide approved permit documents for this structure or as it is attached to the main dwelling a separate permit will be required and must be approved prior to approval of this permit. If you have any questions about this transmittal, please contact Zone1.desk@tucsonaz.gov. |
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| 09/20/2023 | PDSD Application Completeness Express | REVIEW COMPLETED |