Permit Review Detail
Review Status: Requires Resubmit
Review Details: RESIDENTIAL NEW DWELLING v.1
Permit Number - TC-RES-1024-05894
Review Name: RESIDENTIAL NEW DWELLING v.1
Review Status: Requires Resubmit
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 10/21/2024 | Site Landscape | NOT REQUIRED | |||
| 11/26/2024 | Bldg Permits - Post Review Express | PENDING ASSIGNMENT | |||
| 10/28/2024 | Residential Building | REQUIRES RESUBMIT | TC-RES-1024-05894 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. A structure with kitchen (ADU) requires many alterations for a 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 : 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 March 1, 2009, require a solar water system, or future installation preparation City of Tucson Ordinance #10549 with one of the following provisions: ½”control conduit and two ¾” copper piping for water with rooftop termination; straight 3” capped sleeve; or an accessible attic (clear path 30” wide x 30” high) over the water heater. Show appropriate notation. 3. 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. Provide a future PV breaker space at the last panel space. 4. 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. Use the appropriate detail at https://www.tucsonaz.gov/Departments/Planning-Development-Services/Building-Safety/Water-Energy-Conservation Gray Water Illustrations 5. 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 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. PLANS: 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. 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. SECTIONS - DETAILS: 1. Clarify the placement of ceiling/roof insulation for determining the need for attic ventilation, R806. Attic space outside of the thermal barrier requires a ventilation calculation for showing the attic vent opening size using 1 to 150 of attic area in compliance with R806.2 or 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. 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. 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, P2801.1. MECHANICAL PLANS: 1. Show the HVAC system size for the building demand in accordance with M1401.3, M1601.1. Include the bedroom. 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. 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. 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” and locate the receptacle at a parking area, N1104.2.1. Include the Electric Vehicle load entry (typically 7680 watts) in the electrical load calculations (continuous demand) like the HVAC entry, N1104.2.2. 4. Show a smoke alarm in each bedroom and outside the doorway in the immediate vicinity, R314.3.2. 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. 2. The garage with heating/cooling requires insulated compliance with minimum energy efficiency Table N1102.1.2, N1109.2. 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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| 11/15/2024 | Site Engineering | REQUIRES RESUBMIT | 1. Since this building requires an elevation certificate, the Finished Floor Elevation (FFE) must clearly be shown on the plans. It appears the plans only show a 4 inch slab. The available flood data shows up to 1 foot of flooding during the 100-year event. 1 foot of freeboard is required. The FFE must be at least 2 feet above existing grade unless otherwise shown by a Hydrology Study. Mike Ortiz michael.ortiz@tucsonaz.gov |
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| 11/26/2024 | Site Zoning | REQUIRES RESUBMIT | FROM: PDSD Zoning Review Section PROJECT: TC-RES-1024-05894 2423 N COLUMBUS BL Unit: 2– R-2 ADU with Garage (1st Review) TRANSMITTAL DATE: November 26, 2024 COMMENTS: Resubmit revised drawings along with a detailed response letter, which states how all Zoning Review Section comments were addressed. This site is located in the R-2 zone (UDC 4.7.9). A single-family residence (SFR) with an Accessory Dwelling Unit (ADU) is a permitted use in this zone (Table 4.8-2). See Use-Specific Standards 4.9.7.B.6, 8, & 9 and 6.6.3. 1. Provide the property dimensions on the plan. 2. Provide a lot coverage calculation that meets the requirements of UDC Article 6.4.3 and the example shown on the Residential Plot Plan Requirements found at: https://www.tucsonaz.gov/Departments/Planning-Development-Services/Building-Safety/Plan-Examples/Plot-Plan-Example. 3. Provide the legal description, EL PASADENA TRACT N 67' LOT 12, on the plot plan. 4. Per UDC Article 6.6.3.B.5, an accessory dwelling unit is limited to 75% of the gross floor area of the principal dwelling unit. Clearly demonstrate that this requirement is met. Gross floor area is defined as “The sum of the horizontal areas of all floors of all buildings, including accessory buildings on a lot, measured from the exterior faces of the exterior walls or from the centerline of walls separating two buildings and includes elevator shafts and the stairwells at each story. Gross floor area includes floor space with structural headroom of six feet and six inches or more used for mechanical equipment; penthouses; attic space; interior balconies; mezzanines; and service bays but does not include any interior space used for parking, loading, or loading space that is incidental to the principal use, UDC Article 11.4.8. 5. Per UDC Article 6.6.3.B.6 the minimum side and rear yard setback for an accessory dwelling unit is five feet. The proposed 4’ setbacks to the north and west property line will require a Design Development Option (DDO) to be processed and approved. 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 Georgia Pennington at Georgia.Pennington@tucsonaz.gov”. 6. Clearly demonstrate that the requirements of UDC Article 6.6.3.B.3 are met, if the accessory dwelling unit is built as a new structure it must be developed with a high albedo level (>60 SRI) or other cool roof technology per the ICC Green Construction Code. 7. As the shed shown on the plan is being relocated and it does not meet the greater of six (6) feet, or two-thirds (2/3) the height of the structure’s wall facing each interior property line (Table 6.3-2.A) required setback at a minimum a neighbors setback waiver must be secured, UDC Article 6.6.2.D. 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: _________________________________ The Unified Development Code (UDC) can be found at: https://www.tucsonaz.gov/Departments/Planning-Development-Services/Codes/Zoning-Code. If you have any questions about this transmittal, please contact Zone1.desk@tucsonaz.gov. |
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| 10/17/2024 | PDSD Application Completeness Express | REVIEW COMPLETED |