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Permit Review Detail

Permit Number: TC-RES-1124-06511
Parcel: 122060590

Review Status: Requires Resubmit

Review Details: RESIDENTIAL NEW DWELLING v.1

Permit Number - TC-RES-1124-06511
Review Name: RESIDENTIAL NEW DWELLING v.1
Review Status: Requires Resubmit
Review Date Reviewer's Name Type of Review Description Status Comments
11/22/2024 Site Landscape NOT REQUIRED
12/18/2024 Bldg Permits - Post Review Express PENDING ASSIGNMENT
11/27/2024 Residential Building REQUIRES RESUBMIT TC-RES-1124-06511
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.

Provide a response letter identifying the location of updates on a separate file from the updated construction plan set.

Two separate dwelling units are not a duplex. Each dwelling requires a separate address and separate permit. Submit an application and plans for the second unit after obtaining an address. Resubmit undated plans for unit one under this permit number.

GENERAL COMMENTS :

1. 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.
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 . Show a minimum 300 SF clear solar-ready zone on a roof or framing plan, T103.3.
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. Show a bathing fixture drain looped 3’ beyond an exterior wall below grade before connection to the building drain when the washer is located at an interior space. 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.

SITE PLAN:

1. Show the location and size of the water lines from property line to the building, R106.1.1.
2. Each dwelling building requires a street address and a separate permit, R319. Show Pima County assigned unit numbers at each dwelling on the site plan.

PLANS:

1. Update the keynotes on sheet #2.
2. Show a maximum ½” floor elevation changes at a notated accessible route entrance on the floor plan, R106.1.1.

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. Update detail #2 on sheet 6.

PLUMBING PLANS:

1. Tucson Water Department limits flow rates for each water meter size in compliance with P2903.7. Show an appropriate yard pipe and water meter size.

MECHANICAL PLANS:

1. Provide whole-house mechanical ventilation with controlled exhaust, R303.4; N1103.6 & M1505.4. Include the minimum airflow rate setting for the adjustable device and show the location of the device. A two- or three-bedroom dwelling under 1501 SF requires a 45 CFM continuous setting.
2. Provide demand calculations in accordance with Manual J standards, M1401.3, M1601.1.

ELECTRICAL PLANS:

1. 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. The PV load entry may be removed now that the code covers PV requirement s appendix T.
2. 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. Provide notation.
3. Specify high-efficacy lamps for at least 90% of all lighting fixtures, N1104.1. Update note #10.
4. Remove note #14 or update the panel schedule.

OUTDOOR LIGHTING CODE

1. The proposed fixtures (type A) are shown as full cut-off FCO style. Remove the flood lamp from the plan or provide an Outdoor Lighting Calculation including all exterior fixtures on the property (both units) for determining exterior lighting limits. Show full cutoff fixtures were located within 25 feet from the property line OLC 401.3.3.

INTERNATIONAL ENERGY CONSERVATION CODE:

1. Energy Certificate: (Mandatory) place near the indoor furnace or in utility room, N1101.14. Add notation to plans.

Please contact the plans reviewer if you have any questions:
PDSD-Residential@tucsonaz.gov
City of Tucson Residential Plan Review

Submit a corrected plan set at https://www.tucsonaz.gov/Departments/Planning-Development-Services
12/11/2024 Site Engineering REQUIRES RESUBMIT 1. This project is in a local regulatory floodplain (FEMA Zone X shaded - 100-year depths up to 1ft.) and requires a floodplain use permit with elevation certificate. Due to limited flood data at this location, you have two options:
a) Assume 1 ft. for the base flood depth and add 1 ft. state required freeboard - elevate the structure so that the finished flood elevation (FFE) is 2 feet above existing grade.
b) Provide a hydrology report that determines the exact 100-year flood depth at the site and establishes the required FFE.
The plans must clearly state the proposed FFE, either in relation to existing grade (i.e. FFE to be 2 feet above existing grade) or in ft NAVD88. Submit these revised plans for the floodplain use permit as well as the resubmittal for this building permit.
2. It appears that two separate structures are proposed. If this is the case, each separate structure will require its own building permit and floodplain use permit with elevation certificate.

Mike Ortiz
michael.ortiz@tucsonaz.gov
12/18/2024 Site Zoning REQUIRES RESUBMIT PDSD TRANSMITTAL

FROM: Bobby Parsons
Zoning Section Review

PROJECT: TC-RES-1124-06511
2308 N Catalina Ave Tucson, AZ 85712
Duplex (1st Review)

TRANSMITTAL DATE: 12/18/2024

This site is located in the R-2 zone (UDC 4.7.9). A single-family residence is a permitted use in this zone (Table 4.8-2) subject to Use Specific Standards 4.9.7.B.6, .9, & .10.

Comments: Please resubmit revised drawings along with a detailed response letter which states how all Zoning Review Section comments were addressed.

1. Comment: The site plan should be designed to include the information as noted on the sample site plan. Please see https://www.tucsonaz.gov/files/sharedassets/public/v/1/pdsd/documents/permits/residential-permits/residential_plot_plan_requirements.pdf for reference.
2. Comment: Please label the adjacent properties zoning classification per the sample site plan. This property is surrounded by the R-2 zone.
3. Comment: Please draw, label, and dimension the half right of way to the face of curb and from the face of curb to the property line along N. Catalina Ave.
4. Comment: Please clearly draw, label, and dimension the vehicular use area on your site plan.
5. Comment: The East and West property lines are incorrectly labeled. The measurements should read 76.641’. Please refer to Maps and Records MP-06-053 if necessary https://maps-and-records.tucsonaz.gov/subdivisions/details/985.
6. Comment: Per Maps and Records MP-07-040, the easement located on the adjacent East property is only 5’ not 8’. Please update or remove it from your plans as the easement is not located on this property. https://maps-and-records.tucsonaz.gov/subdivisions/details/1067.
7. Comment: Site zoning is unable to approve the building permit until the Design Development Option (DDO) has been approved. Please see below.

8. Comment: The following comments are related to an application for a Design Development Option (DDO) (3.11.1):

Per UDC 6.4.5.C.1.a, “for single family and duplex development, the minimum required front street perimeter yard setback is 20’ measured from the street property line. Your plans currently show the front street setback as only 12’ to the proposed house. A Design Development Option can be utilized to reduce the front street setback to 12’ or you can update your plans to meet the required front street setback of 20’. Please reach out to Georgia Pennington at Georgia.Pennington@tucsonaz.gov or Mark Castro at Mark.Castro@tucsonaz.gov if you have questions about the DDO process. https://www.tucsonaz.gov/files/sharedassets/public/v/1/pdsd/documents/planning-amp-zoning/ddo_for_setback_and_height_udc.pdf.

9. Comment: Additional comments may be forthcoming depending on responses to zoning review comments and plans submitted.

If you have any questions about this transmittal, please contact Bobby Parsons at Robert.Parsons@tucsonaz.gov.
11/08/2024 PDSD Application Completeness Express REVIEW COMPLETED