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Permit Review Detail

Permit Number: TC-RES-0924-05340
Parcel: 130100430

Address:
3118 E 23RD ST

Review Status: Requires Resubmit

Review Details: RESIDENTIAL NEW DWELLING v.1

Permit Number - TC-RES-0924-05340
Review Name: RESIDENTIAL NEW DWELLING v.1
Review Status: Requires Resubmit
Review Date Reviewer's Name Type of Review Description Status Comments
10/15/2024 Site Engineering NOT REQUIRED
10/04/2024 Site Landscape NOT REQUIRED
10/15/2024 Bldg Permits - Post Review Express PENDING ASSIGNMENT
09/19/2024 Residential Building REQUIRES RESUBMIT TC-RES-0924-05340
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. Show the current code reference on the plans.

Provide a response letter on separate file with the updated construction plan set.

Clarify if the addition is a sleeping quarters (without kitchen) or an Accessory Dwelling Unit (ADU) which requires many alterations for compliance. Adding kitchen appliances to the addition requires many alterations for a new dwelling compliance.

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

An impact fee payment is required for an ADU at the time of permit payment.

GENERAL COMMENTS for a new dwelling :

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 July 1, 2009 require a solar photo-voltaic system, or future installation preparation City of Tucson Ordinance #10549 .
a. Show a minimum 300 SF clear solar-ready zone on a roof or framing plan, T103.3. Model plans should show four typical south facing roof surfaces.
b. Label a double breaker space for future Photo Voltaic on the panel schedule opposite end from the main/supply side, T103.9. Update breaker space to the last panel space.
3. 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
4. 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 the water meter and sewer clean-out, 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.

PLANS for a new dwelling:

1. Notate a cool (white) roof finish (greater than 60 SRI) as required by the ADU provisions.
2. Show a maximum ½” floor elevation changes at a notated accessible route entrance on the floor plan, R106.1.1. Include all threshold conditions for a route from the exterior into the living space.
3. Existing bedrooms with removed windows or exterior doors must show code compliance for exterior egress, R310. Include any alteration of a new door or window for the existing bedroom with a door leading into the addition.
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 or remove the kitchen.

SECTIONS - DETAILS:

1. 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 keynote #17 on sheet A3.0 both the definition and location on Section 3.

PLUMBING PLANS for a new dwelling:

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 (separate from the existing unit), P2801.1.
4. Existing gas pipes may require upgrading with this system alteration depending on the connection point, G2413.3 & Table G2413.4(1). Show the branch extended directly from a meter and exterior of the primary dwelling.

ELECTRICAL PLANS:

1. Dishwasher GFCI: receptacles require readily accessible protection typically from an upstream device, E3902.9 & 10. Add notation to circuit #11 panel schedule.

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

FROM: Wyatt Berger
Lead Planner

PROJECT: TC-RES-0924-05340
3118 East 23rd Street – C-1
SFR addition of 2nd dwelling (1st Review)

TRANSMITTAL DATE: October 10, 2024

COMMENTS:

1. The site is subject to the Approach Departure Corridors (ADC) for DMAFB (UDC 5.6.8), the Noise Control District for DMAFB Environs (UDC 5.6.9), and the Airport Hazard Districts for TIA and DMAFB Environs (UDC 5.6.11).

Per UDC 5.6.8.A.2.e, all uses within the Residential Use Group are prohibited in ADC-1. The existing single-family dwelling is nonconforming as it relates to this section. Further, residential development is limited to no more than one dwelling unit per acre (UDC 5.6.8.A.3.d(2)). A second dwelling unit is prohibited on this site.

Per a previous Zoning Administrator’s determination dated May 29, 1996, for the construction to not be considered a dwelling unit (sleeping quarters), the proposal is limited to a single-basin sink, a refrigerator that can fit below a sink counter, and no cooking facilities.

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.
09/16/2024 PDSD Application Completeness Express REVIEW COMPLETED