Permit Review Detail
Review Status: Requires Resubmit
Review Details: RESIDENTIAL NEW DWELLING v.1
Permit Number - TC-RES-1124-06502
Review Name: RESIDENTIAL NEW DWELLING v.1
Review Status: Requires Resubmit
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 12/10/2024 | Site Engineering | NOT REQUIRED | |||
| 12/13/2024 | Site Landscape | NOT REQUIRED | |||
| 12/17/2024 | Bldg Permits - Post Review Express | PENDING ASSIGNMENT | |||
| 11/27/2024 | Residential Building | REQUIRES RESUBMIT | TC-RES-1124-06502 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. Update note #1 on AE-102. Provide a response letter on separate file with the updated construction plan set. Remove support documents and spec sheets from the construction plan set and place them into separate files, R106.1. 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 Studio requires many alterations for a 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 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. 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 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. 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. 3. 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, R106.1. 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. Tucson Water Department limits flow rates for the water meter size in compliance with P2903.7. 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. MECHANICAL PLANS: 1. 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, 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 two or three-bedroom dwelling under 1501 SF requires a 45 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 Riser Diagram for the close dwelling and the feeder size to the detached dwelling panel per TEP coordination, NEC 225.30 and E3403. 3. Show the mast height on the electrical riser diagram providing 8-foot clearance above the roof or update to underground service, E3604.2.1. 4. 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. 5. 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. Update note #6 on AE-101 & 102. OUTDOOR LIGHTING CODE 1. Show the proposed fixture as full cut-off FCO style (non-flood light) 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. Update WL-03 for compliance. 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 |
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| 12/17/2024 | Site Zoning | REQUIRES RESUBMIT | FROM: PDSD Zoning Review Section PROJECT: TC-RES-1124-06502 4240 E PASEO DORADO - R-1 ADU w/Carport (1st Review) TRANSMITTAL DATE: December 17, 2024 COMMENTS: Please 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 and accessory dwelling unit (ADU) is a permitted use in this zone (Table 4.8-2) subject to Use Specific Standards 4.9.7.B.6, 8, & 9 and 6.6.3. 1. This permit was submitted under address 4240 E PASEO DORADO but based on the plans showing that this site boarders on PASEO DORADO and Bryant the address should be 4202 E PASEO DORADO. Revise the address to be correct. 2. The lot coverage calculation is not 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. Also, clarify what “NEW SINGLE AREA” is in reference to. 3. The “MAX BUILDNG HEIGHT 12’” is not correct and should be 25’. UDC Articles 6.6.3.B.7. 4. Per UDC Article 6.6.3.B.6 The minimum side and rear yard setback for an accessory dwelling unit is five feet to interior property lines. 5. Per UDC Article 6.6.3.B.5 An accessory dwelling unit is limited to 75% of the gross floor area of the principal dwelling, not to exceed 1,000 square feet of gross floor area. An accessory dwelling unit may be up to 650 square feet of gross floor area, regardless of the size of principal dwelling. The proposed ADU exceeds the allowed 75% and will require a Board of Adjustment for Variance. A Board of Adjustment for Variance must be submitted and approved. 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. If you have any questions about this transmittal, please contact Zone1.desk@tucsonaz.gov. |
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| 11/07/2024 | PDSD Application Completeness Express | REVIEW COMPLETED |