Permit Review Detail
Review Status: Requires Resubmit
Review Details: RESIDENTIAL NEW DWELLING v.3
Permit Number - TC-RES-1124-06380
Review Name: RESIDENTIAL NEW DWELLING v.3
Review Status: Requires Resubmit
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 07/21/2025 | Bldg Permits - Post Review Express | PENDING ASSIGNMENT | |||
| 07/08/2025 | Residential Building - Standard | REQUIRES RESUBMIT | TC-RES-1124-06380 2nd PLAN REVIEW COMMENTS Plan review for the above referenced structure has been completed. This letter reflects comments to be addressed. Provide a separate Comment Response Letter when submitting updated plans. Facilitate 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 revisions. 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. PROVIDE A COMPLETE PLAN SET showing all proposed alterations to the building with 2018 IRC code compliance. Provide a complete construction plan set for review. Separate the construction plan set from support documents and resubmit the updated files. Note the 2018 IRC reference on the plans. Provide a response letter on separate file from the updated construction plan set with sheet index. SITE PLAN: 1. Show the address of both the guest house and primary dwelling or remove the kitchen from the guest house, R106.1.1. Identify the utility lines requiring upgrade or replacement. A living space with kitchen is a dwelling which requires 2018 IRC compliance for a dwelling and supporting utilities. 2. Provide keynote descriptions and square footage of guest house, enclosed patio and garage or carport. PLANS: 1. Any structure placed in the 3-foot fire separation distance from the adjoining (neighboring) property line requires not less than one-hour fire-resistive construction for reducing fire spread across the property line, R302.1. Show the bathroom window with IBC Table 721.1(2), Items 15-1.1 to 16-1.3 compliance. Fill-in fire rated materials. 2. A carport must be open on at least two sides, R309.2. Windows may not open into a garage as shown on the plans, R302.6. Open two sides of the carport or remove the windows from the adjoining wall. 3. Provide a Roof Framing Plan showing the rafters sized for supporting live and dead structural loads (Table R802.4.1(1)). 4. Provide a Roof Framing Plan with dimensions showing the beams sized for supporting live and dead structural loads (Table R602.7(3)). SECTIONS - DETAILS: 1. Provide a wall section detail with (#4 rebar) reinforced 12” x 12” reinforced foundations for anchoring exterior framed (insulated) walls with pressure treated sills including ½” anchor bolts with 7” embedment, R403.1.6. 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. 3. 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. Identify the ventilation requirements and insulation types for complying with the condensation control issues. 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. 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 if proposed as a new unit, P2801.1. MECHANICAL PLANS: 1. Show the HVAC system size 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 standards, M1401.3, M1601.1. ELECTRICAL PLANS: 1. Provide a Riser Diagram showing the service to each dwelling with a minimum 100 AMP feeder size, NEC 225.30 and E3403. 2. Show a smoke alarm in the bedroom and outside the doorway in the immediate vicinity with an electrical circuit, R314.3. 3. Designate the circuit number at the location of each light fixture, receptacle, appliance, and equipment disconnect switch, R106.1.1. 4. Show receptacle outlets at wall spaces 2’ or more with no wall point (exclude door openings) more than 6’ from a receptacle outlet, E3901.2. 5. 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. 6. Show at least one wall switch controlled light or outlet in bathrooms, hallways, stairways, attached garages, outdoor entrances or exits and all habitable rooms, E3903.3. 7. 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 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. 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/Departments/Planning-Development-Services ---------------------- |
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| 07/21/2025 | Site Zoning - Standard | REQUIRES RESUBMIT | FROM: PDSD Zoning Review PROJECT: TC-RES-1124-06380 427 N NORTON AV. – R-1 Enclose Guest House Patio into Breakfast Room and Carport Addition (2nd Review) TRANSMITTAL DATE: July 21, 2025 As the required plot plan and building plans along with the requested detailed response letter were not submitted the following comments still stand. This comment was not addressed. 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) is a permitted use in this zone (Table 4.8-2). See Use-Specific Standards 4.9.7.B.5 – 9. 1. The lot coverage calculation is not correct. Per UDC Article 6.4.3 Roofed areas, porches, open on at least one side, pools and slabs are not included in the calculation. 2. Under Code Tabulations, Perimeter yard setbacks you list “10’ @ CORNER”, clarify what this means as there is no such perimeter yard setback in the Unified Development Code (UDC). 3. Based on aerial photos it appears that the “GUEST HOUSE” called out on this plan was originally built as a garage. Some time after 2006 the garage door was removed and then there was an addition to the structure sometime after 2012. Zoning was not able to find approved permits for conversion or addition. Provide approved permit documents with the next submittal or you will need to permit them with this permit. 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. Per UDC Article 6.4.5.B.2 A vertical structural member(s) (i.e., post, column, dormer wall) supporting a roof extension from the principal structure is considered a wall for applying perimeter yard requirements. Based on a wall height of 10’-0” the required perimeter yard setback from the proposed carport to the north property line is 6’-8”, proposed setback is 2’-0”. 5. As no wall height was provided for the south wall Zoning cannot determine the required perimeter yard setback. If there are no permits for the “GUEST HOUSE” a process will be required to reduce the setback to 0’-0”. Contact Mark Castro at Mark Castro at Mark.Castro@tucsonaz.gov to determine what process is required. 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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| 06/18/2025 | PDSD Application Completeness Express | REVIEW COMPLETED |