Permit Review Detail
Review Status: Requires Resubmit
Review Details: RESIDENTIAL NEW DWELLING v.2
Permit Number - TC-RES-1024-06221
Review Name: RESIDENTIAL NEW DWELLING v.2
Review Status: Requires Resubmit
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 11/25/2024 | Site Engineering | NOT REQUIRED | |||
| 12/06/2024 | Bldg Permits - Post Review Express | PENDING ASSIGNMENT | |||
| 11/13/2024 | Residential Building | REQUIRES RESUBMIT | TC-RES-1024-06221 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. 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. 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 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 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 square footage of the proposed dwelling and carport applying exterior dimensions, R106.1.1 2. 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. 3. The carport roof structure may not extend to a point closer than 3 feet from the adjoining (neighboring) property line without fire rated protection for fire spread. Provide compliance with R302.1 (City of Tucson Amended) by removing the roof placed within 3 feet to the property line or provide a complete wall barrier with not less than one-hour fire-resistive construction in compliance with IBC Table 721.1(2). 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. SECTIONS - DETAILS: 1. 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 #2 sheet S1.0. PLUMBING PLANS: 1. The 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. 4. Water pipes require upgrade with larger sizes for controlling excessive water flow rates, P2903.7. A minimum 3/4” pipe is required for supplying water to the dwelling and the bathroom group fixtures. MECHANICAL PLANS: 1. Update note #3 showing the City of Tucson. https://www.tucsonaz.gov/Departments/Planning-Development-Services/Codes/ 2. Show the HVAC system size for the building demand in accordance with M1401.3, M1601.1. Provide demand calculations in accordance with Manual J standards. 3. 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-room dwelling under 1501 SF requires a 30 CFM continuous setting. 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. Update the panel schedules showing ratings consistence with the Riser Diagram, NEC 225.30 and E3403. 3. Provide separation of all circuits for each dwelling unit, E3601.3. Update the proposed panel schedule showing all branch circuits in a single panel. 4. 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. 5. Show Bathroom receptacles with a separate 20 AMP dedicated circuit, E3703.4 and E3901.6. 6. Show one 20 AMP branch circuit in the laundry area; this circuit may not serve other locations, E3703.3 and 3901.8. 7. Show one 20 AMP branch circuit for the dishwasher/disposal; this circuit may not serve other locations, E3703.8 City of Tucson Amended. 8. 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. 9. 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. 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. The simplified prescribed energy values for glazing is U=0.40, skylights U=0.65, ceiling R=38 (R-30 for a qualifying room addition) and walls R=13. Show the “R” values of insulation at detail #2 sheet S2.0. 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 |
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| 12/06/2024 | Site Zoning | REQUIRES RESUBMIT | FROM: PDSD Zoning Review PROJECT: TC-RES-1024-06221 1302 S AVENIDA SIRIO – R-1 Casita (ADU) and Carport (1st Review) TRANSMITTAL DATE: December 6, 2024 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 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. Provide a residential plot plan that meets the requirements found at: https://www.tucsonaz.gov/Departments/Planning-Development-Services/Building-Safety/Plan-Examples/Plot-Plan-Example, to include but not limited to: a. The plot plan shall be drawn at an engineering scale, i.e. 1” = 10’, 1” = 20’. b. Provide a lot coverage calculation. c. Provide the property dimensions on the plot plan d. Show all utility lines on the plot plan. e. Provide a dimension from the centerline of AVENIDA SIRIO to the face of curb, where pavement meets the concrete curb, and from face of curb to the north property line. Per Construction Plan I-748K found at: https://maps-and-records.tucsonaz.gov/construction-plans/details/I-748K, the distance from centerline to face of curb is 16’ and from face of curb to property line is 9’. f. Indicate the zoning of this property and all adjacent properties. g. Provide perimeter yard setback dimensions from the proposed ADU to the north and west property lines. h. Provide perimeter yard setback dimensions from the post supporting the proposed carport to the north and east property lines. 2. It appears that the proposed carport is not attached to the main dwelling. Per UDC Article 6.6.3.C detached accessory structures over 400 sq. ft are not allowed in the buildable area extending the full width of the lot between the principal building and the front street lot line. A Board of Adjustment for Variance will need to be submitted and approved prior to approval of this plan. 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. To avoid the variance process an option would be to attach the carport to the main dwellings with a roof structure that is a minimum of 5’-0” wide and can support a 20 pound live load. 3. The drawings show the carport overhanging the north property line. An easement will be required to allow this overhang. Show the easement on the plan and provide the recordation information on the plan. Provide a copy of the recorded easement with the next submittal. 4. 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. Provide dimensions from design grade to the highest point of the walls on the ADU elevations and carport elevations. Per UDC Article 6.4.5.B2 5. Provide fully dimensioned elevations for the proposed carport. 6. It does not appear that the proposed carport is meeting setbacks to the north and east property lines. Until comment 1 & 5 are fully addressed Zoning cannot verify perimeter yard setback requirements. Per UDC Article 6.4.5.C.1.a the minimum street perimeter yard setback is 20’-0’. Per UDC Table 6.3-2.A, the minimum setback to the north property line is the greater of six (6) feet, or two-thirds (2/3) the height of the structure’s wall facing each interior property line. 7. Clearly demonstrate that the requirements of UDC Article 6.6.3.V.4 are met Once the above comments are addressed, additional comments maybe forthcoming. 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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| 10/25/2024 | PDSD Application Completeness Express | REVIEW COMPLETED |