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Permit Review Detail
Review Status: Requires Resubmit
Review Details: RESIDENTIAL NEW DWELLING v.1
Permit Number - TC-RES-1123-09821
Review Name: RESIDENTIAL NEW DWELLING v.1
Review Status: Requires Resubmit
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 01/02/2024 | Bldg Permits - Post Review | PENDING ASSIGNMENT | |||
| 12/14/2023 | Residential Building | REQUIRES RESUBMIT | TC-RES-1123-09821 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 COMMENTS : 1. Clarify the sheet numbering for the plan set containing 11 sheets but showing a set of 6. 2. 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 PLANS: 1. Show a maximum ½” floor elevation changes at a notated accessible route entrance on the floor plan, R106.1.1. 2. 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 on the cover sheet, R106.1. 3. Provide a complete prescriptive braced wall design, R602.10, or provide an engineer’s sealed plan set for performance compliance consideration, R301.1.3. Identify each wall line needed for enclosing a complete rectangle with sides no greater than 60’, Figure R602.10.1.1. Show interior braced wall panels with foundation anchor bolt connection to bottom plates, R602.10.8.3 and R403.1.6. SECTIONS - DETAILS: 1. Clarify the placement of ceiling/roof insulation for determining the need for an attic ventilation calculation or need for providing air-impermeable rigid insulation at the roof for condensation control, R806. Both of the Section A/4s require a minimum of R-5 against the roof, but detail #1/5 and #1/6 require a venting calculation. Update and provide consistent plans. 2. 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. MECHANICAL PLANS: 1. Provide a mechanical plan for the sleeping quarters. 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 building under 1501 SF requires a 30 CFM continuous setting. ELECTRICAL PLANS: 1. Update the Riser Diagram showing feeder size and breaker protection for the 100 AMP panel, NEC 225.30 and E3403. 2. Include the Electric Vehicle load entry (typically 7680 watts) in the electrical load calculations, N1104.2.2. OUTDOOR LIGHTING CODE 1. Show a full cutoff fixture (sleeping quarters) were located within 25 feet from the property line OLC 401.3.3. Please contact the plans reviewer if you have any questions: Ken Van Karsen PDSD-Residential@tucsonaz.gov City of Tucson Residential Plan Review Submit a corrected plan set at https://www.tucsonaz.gov/Departments/Planning-Development-Services |
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| 01/02/2024 | Site Engineering | REQUIRES RESUBMIT | This project is within a regulated floodplain and requires a Floodplain Use Permit (FUP.) Please start a new FUP at our permit application web page: https://tdc-online.tucsonaz.gov/#/home NOTE: Construction of new buildings require elevation one foot above the base flood elevation, which may require that the foundation of the building be raised as much as two feet above the existing elevation onsite. Storage buildings with no utilities may be wet floodproofed using flood vents. For all new construction buildings, two elevation certificates must be filled out by a registered land surveyor and submitted to the City, one before the foundation is poured and one after construction is completed. This project will require a hydrology study to determine the base flood elevation at the site. Instructions: 1. Navigate into the current project in the “My Work” tab. Within the permit, navigate to the “Sub-Records” tab and click “Apply” on the Floodplain Use Permit Sub-Record 2. Locations -> Confirm the location is accurate to the project. Click “Next” 3. Type -> Fill in the “Square Feet” and “Valuation” boxes with the project area and a contractor-provided cost estimate (See note above: for new structures, input 0). Click “Next” 4. Contacts -> Confirm contacts and add any additional contacts if applicable. Click “Next” 5. More Info -> This will be filled in by the engineer assigned to your case, Click “Next” 6. Attachments -> Please attach the project plan, supporting documentation for the cost estimate (if applicable), and a drainage/hydrology report (if applicable). Click “Next” 7. Signature -> Read the statement and type your name. Sign your name below (You may Enable Type Signature to have the software sign for you.) Click “Next” 8. Review and Submit -> Review all information to ensure accuracy. Click “Submit” Contact Lianne Evans at lianne.evans@tucsonaz.gov or Stephen Blood at Stephen.Blood@tucsonaz.gov if you have any questions about the FUP. |
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| 12/12/2023 | Site Zoning | REQUIRES RESUBMIT | ZONING REVIEW TRANSMITTAL FROM: Wyatt Berger Lead Planner PROJECT: TC-RES-1123-09821 5255 South Missiondale Road – R-2 New SFR and guest house (1st Review) TRANSMITTAL DATE: December 12, 2023 Please resubmit revised drawings with a detailed response letter stating how all Zoning Review Section comments were addressed. 1. The zoning classification of the property and of the surrounding properties should be corrected to R-2. 2. Show the square footage of the lot, the proposed dwelling, the proposed detached accessory structure, and the total under roof area. 3. Clarify the lot coverage calculation provided. Lot coverage includes the area of the lot covered by buildings, storage areas, and vehicular use areas. Roofed areas, open on at least one side, which provide shelter to exterior areas, such as porches, are not included in the lot coverage calculation (UDC 6.4.3.C.1.a). 4. Per a Zoning Administrator’s determination dated May 29, 1996, for the proposed “guest house” to not be considered a dwelling unit, the guest house is limited to a refrigerator that can fit below a sink counter, a wet bar sink, and no cooking facilities. The guest house will be considered a dwelling unit if the double-basin sink such as proposed remains. Clarify whether the guest house is considered a dwelling unit or a sleeping quarters. 5. Perimeter yards are based on a measurement from the design grade elevation to the highest point of the exterior building wall (UDC 6.4.5.A Per UDC Table 6.3-2.A, when a residential use is adjacent to a residential zone, the required perimeter yard is six feet or 2/3 the height of the proposed building wall, whichever is greater. Based on a wall height of approximately 9’-6” for the proposed guest house, the required perimeter yards are 6’-4” as measured from the east and south lot lines. If a sleeping quarters is proposed, neighbor’s setback waivers can be utilized to reduce the required perimeter yards (UDC 6.6.2.D). Neighbor’s setback waivers must be signed by the property owners of 5256 South 6th Avenue and of 5262 South 6th Avenue to reduce the perimeter yards. The neighbor’s setback waivers shall be pasted directly onto the site plan and shall include the following: 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 the structure being located or constructed __ feet from the property line as depicted on the site plan. Signature: ______ Date: ______ If both neighbor’s setback waivers cannot be obtained, or if a dwelling unit is proposed, Design Development Option (DDO) approval is required. The DDO application and requirements can be found here: https://www.tucsonaz.gov/files/sharedassets/public/v/1/pdsd/documents/planning-amp-zoning/2019_ddo_for_setback_and_height_udc.pdf. Contact Georgia.Pennington@tucsonaz.gov should you have questions about the DDO process. If you have any questions about this transmittal, contact me at Wyatt.Berger@tucsonaz.gov or at 520-837-4951. |
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| 12/05/2023 | PDSD Application Completeness | REVIEW COMPLETED |