Permit Review Detail
Review Status: Requires Resubmit
Review Details: RESIDENTIAL NEW DWELLING v.2
Permit Number - TC-RES-1023-08452
Review Name: RESIDENTIAL NEW DWELLING v.2
Review Status: Requires Resubmit
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 11/20/2023 | Site Engineering | NOT REQUIRED | |||
| 11/20/2023 | Bldg Permits - Post Review Express | PENDING ASSIGNMENT | |||
| 11/20/2023 | Residential Building | REQUIRES RESUBMIT | TC-RES-1023-08452 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: 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 lines, R106.1.1. Show the location and size of the electrical line with connection point, R106.1.1. PLANS: 1. Notate a cool (white) roof finish as required by the ADU provisions. 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 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. 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. 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. 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. Show the (minimum 100 AMP) feeder size and breaker protection device, 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. 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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| 11/14/2023 | Site Zoning | REQUIRES RESUBMIT | FROM: PDSD Zoning Review PROJECT: TC-RES-1023-08452 4032 E. Montecito St. – R-1 New Accessory Dwelling Unit (ADU) (1st Review) TRANSMITTAL DATE: November 14, 2023 Please resubmit revised drawings and any redlined plans along with a detailed response letter, which states how all Zoning Review Section comments were addressed. This site is located in the R-1 (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. The lot coverage calculation is not correct. Per UDC Article 6.4.3.C.1.a Roofed areas, porches, open on at least one side, are not included in the calculation. 2. Based on the legal description, SAN GABRIEL E28.44' LOT 16 & W32.56' LOT 17 BLK 11, and the Pima County Assessor’s map the property dimensions shown are not correct. 3. Remove the setback line shown on the plot plan as it is not correct. 4. Per UDC Article 6.4.5.B.5 Where an unbroken section of a wall or a building is not parallel with the lot line , the required perimeter yard may be applied to the average width; however, such perimeter yard shall not be narrower at any point than half the required width, nor narrower at any point than three feet. (See Figure 6.4.5-A.). Provide a setback dimension for the midpoint of the of the east wall of the ADU to the east property line. 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. As dimensions from design grade to where the wall meets the eave Zoning cannot verify required perimeter yard setbacks. 5. The dimensions shown from the center line of Montecito to the curb and from the curb to the property are not correct. Review paving plan I-577 found at: https://maps-and-records.tucsonaz.gov/construction-plans/details/I-577, and provide the correct dimensions. 6. The detached carport shown on the plan shows up sometime after 2012. Zoning was not able to find approved permit documents for this structure. Provide approved permit documents or include the carport in this permit and provide applicable building plans clearly demonstrate how the construction meets code. 7. Clearly show the post supporting the carport on the plot plan and provide perimeter yard setback dimensions from the post to the west property line. Minimum perimeter yard setback is 6’-0”, UDC Table 6.3-2.A. Based on the setback dimension shown on the plot plan, 4.7’ at a minimum a neighbors setback waiver will be required. To secure this neighbor setback waiver the following statement must be provided on the plot plan and be signed and dated by the adjacent property owner(s): My Name is____________________ and I am the owner of the property located at_______________________. I have reviewed the site plan and I have no objection to structure being located or constructed________ feet from the property line as depicted on the site plan. Signature: _____________________________ Date: _________________________________ 8. Per UDC Article 6.6.3.E The total gross floor area (gfa) of all accessory structures shall not exceed 50% of the gfa of the principal structure . Accessory structures less than 200 square feet gfa and accessory dwelling units are exempt from this requirement. As the existing carport, shed and proposed ADU exceed the 50% gfa a Board of Adjustment for Variance will need to be applied for and approved prior to approval of this permit. 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. 9. Clearly demonstrate how the requirements of UDC Articles 6.6.3.B.2 & .3 are met. If you have any questions about this transmittal, please contact Zone1.desk@tucsonaz.gov. |
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| 11/02/2023 | PDSD Application Completeness Express | REVIEW COMPLETED |