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Permit Review Detail

Permit Number: TC-RES-1124-06409
Parcel: 130100900

Address:
3174 E 24TH ST

Review Status: Requires Resubmit

Review Details: RESIDENTIAL NEW DWELLING v.1

Permit Number - TC-RES-1124-06409
Review Name: RESIDENTIAL NEW DWELLING v.1
Review Status: Requires Resubmit
Review Date Reviewer's Name Type of Review Description Status Comments
12/09/2024 Site Engineering NOT REQUIRED
11/12/2024 Site Landscape NOT REQUIRED
12/16/2024 Bldg Permits - Post Review Express PENDING ASSIGNMENT
11/26/2024 Residential Building REQUIRES RESUBMIT TC-RES-1124-06409

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.

Adding a kitchen to a sleeping quarters (Guest Unit) establishes an Accessory Dwelling Unit (ADU) which requires many alterations for 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.

SITE PLAN:

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. The proposed dwelling requires a yard pipe connected to the water meter without passing through the primary dwelling.

SECTIONS - DETAILS:

1. 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. Clarify the ceiling/roof insulation detail showing the air-impermeable rigid insulation material adhered to either side of the roof sheathing and the batt insulation in contact with the roof material.

PLUMBING PLANS:

1. The Tucson Water Department limits flow rates for the water meter size in compliance with P2903.7. Show the yard pipe bypassing the primary dwelling and show an appropriate water meter size for the additional demand.
2. Show an individual accessible water supply shut off valve at the proposed dwelling unit, P2903.9.1.

MECHANICAL PLANS:

1. Show the HVAC system size for the building demand in accordance with M1401.3, M1601.1.
2. Provide demand calculations in accordance with Manual J standards, M1401.3, M1601.1.

ELECTRICAL PLANS:

1. Improve the clarity of sheet 5.
2. Provide a Riser Diagram with service to the primary dwelling and the feeder size to the detached dwelling panel per TEP coordination, NEC 225.30 and E3403.
3. Provide a minimum service conductor rating of #3 copper 75 degree C for the 100 AMP feeder, E3602.1 & E3603.1.
4. Smoke alarms are required outside each separate sleeping area, R314.3.2. Show a smoke alarm in each bedroom and outside the doorway in the immediate vicinity.

INTERNATIONAL ENERGY CONSERVATION CODE:

1. 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
12/16/2024 Site Zoning REQUIRES RESUBMIT FROM: PDSD Zoning Review

PROJECT: TC-RES-1124-06409
3174 E 24TH ST. – R-1
Guest Residence (ADU) Remodel (1st Review)

TRANSMITTAL DATE: December 16, 2024

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 4.7.1). 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 east/west property line dimensions are not correct. Review City Parkside final plat found at: https://maps-and-records.tucsonaz.gov/subdivisions/details/904, and provide the correct dimensions.

2. There appears to be an “ALLEY” called out on the plans. Per the City Parkside final plat this alley does not exist. Correct the plans.

3. It appears that the zoning listed on the plot plan is shown as R-2. This zoning is not correct and should be R-1. Also provide the zoning for all adjacent properties on the plot plan.

4. The lot coverage calculation does not appear to be correct. Per UDC Article 6.4.3.C.1.a Roofed areas, porches, open on at least one side are not included in the calculation.

5. The dimensions that appear to call out ROW are not correct. Review Construction Plan I-563, found at https://maps-and-records.tucsonaz.gov/construction-plans/details/I-563, and provide a dimension from the center line of both streets to face of curb, where pavement meets curb, and from face of curb to the property line.

6. Per UDC Article 6.4.5.C.1.b Where a lot abuts more than one street, the owner chooses which street lot line is the front lot line. From other than the front lot line, the street perimeter yard is ten feet, as measured from the street property line, proposed side street setback appears to be 4’-0”. A Design Development Option (DDO) will need to be submitted and approved prior to approval of this permit.

7. Per UDC Article 6.6.3.B.6 The minimum side and rear yard setback for an accessory dwelling unit is five feet, proposed setback to the south property line appears to be 4’-0”. A Design Development Option (DDO) will need to be submitted and approved prior to approval of this permit.

8. The plans are very difficult to read. Provide a better scanned document with the next submittal. Additional comments may be forthcoming.

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”.

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.
11/05/2024 PDSD Application Completeness Express REVIEW COMPLETED