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Permit Review Detail

Permit Number: TC-RES-1024-05999
Parcel: 125010580

Address:
2604 E 8TH ST

Review Status: Requires Resubmit

Review Details: RESIDENTIAL NEW DWELLING v.3

Permit Number - TC-RES-1024-05999
Review Name: RESIDENTIAL NEW DWELLING v.3
Review Status: Requires Resubmit
Review Date Reviewer's Name Type of Review Description Status Comments
11/15/2024 Site Engineering NOT REQUIRED
11/15/2024 Site Landscape NOT REQUIRED
11/26/2024 Bldg Permits - Post Review Express PENDING ASSIGNMENT
10/22/2024 Residential Building REQUIRES RESUBMIT TC-RES-1024-05999
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.

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

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

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 a dwelling unit 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 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.
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. 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 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 the water line with connection points, R106.1.1. Identify the utility lines requiring upgrade or replacement.

PLANS:

1. 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.

SECTIONS - DETAILS:

1. Provide a compliant wall section detail with reinforced foundation for supporting and anchoring the interior load bearing wall, R403.1. Update detail #4 on sheet A2.
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. Update detail #1 & 2 on sheet A2.

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 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.

ELECTRICAL PLANS:

1. 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.
2. Provide appropriate protection ratings, Table E3705.5.3 for sizing 15-, 20- & 30-AMP branch circuit conductors. Update the breaker size for lighting on circuit #9 & 11.
3. Show two or more 2O AMP small appliance circuits at the kitchen countertop receptacle outlets; they may also serve the breakfast room and dining room, but not other locations, E3703.2 and E3901.3.
4. 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. Add notation to plans.

INTERNATIONAL ENERGY CONSERVATION CODE:

1. The prescribed energy value for glazing is U=0.40 and mass wall requirement is R=4 when 50% of insulation is exterior or R=6 when applied interior, N1102.1. Show a means of achieving the prescriptive values at each assembly on the plans or show overall compliance if using less than prescribed component values by providing a RES check calculation.
2. 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
11/26/2024 Site Zoning REQUIRES RESUBMIT FROM: PDSD Zoning Review Section

PROJECT: TC-RES-1024-05999
2604 E 8TH ST – R-2
Conver Detached Garage to an ADU with addition (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-1 zone (UDC 4.7.8). 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. The property dimensions do not appear to be correct. Review the Assessor’s Record Map and provide the correct dimensions.

2. 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 zero setback to the south property line will require a process to eliminate the required setback. Contact Mark Castro, phone 520-837-4979 or email Mark.Castro@tucsonaz.gov to determine what process will be required.

3. 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.

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.
10/17/2024 PDSD Application Completeness Express REVIEW COMPLETED