Permit Review Detail
Review Status: Requires Resubmit
Review Details: RESIDENTIAL NEW DWELLING v.1
Permit Number - TC-RES-1222-01317
Review Name: RESIDENTIAL NEW DWELLING v.1
Review Status: Requires Resubmit
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 12/15/2022 | Residential Building | NOT REQUIRED | |||
| 12/20/2022 | Site Engineering | NOT REQUIRED | |||
| 12/29/2022 | Bldg Permits - Post Review Express | PENDING ASSIGNMENT | |||
| 12/29/2022 | External Reviewers - SAFEBuilt | REQUIRES RESUBMIT | Activity Number: TC-RES-1222-01317 GENERAL: Provide written responses to all review comments. Provide a complete plan set. Provide additional documents as requested by review staff. STRUCTURAL REVIEW COMMENTS: DENIED1. Provide a complete braced wall line layout showing the location of braced wall panels within 10 feet of each end of each braced wall line and shall be no more than 20 feet apart, R403.1.6, R602.10.2.2. Specify materials and provide a nailing schedule per Table R602.10.4. 2. Indicate uplift resistance for roof framing per R802.11.1. 3. Provide a detail on how the new structure will be tied into the existing house at the foundation and the roof level on the drawings. 4. Indicate the designed live and dead loads on the drawings as well as the City’s amendments for wind speed requirement and seismic design. The minimum designed wind speed is to be 115 mph per 3 second gust and the seismic category is B. Table R301.2(1). BUILDING REVIEW COMMENTS: DENIED 1. Indicate the location of the required egress windows for bedroom 1 and bedroom 2 on the floor plan sheet A1.1. The general note 11 indicates emergency rescue requirements however the windows in bedroom 1 do not appear to meet these requirements and bedroom 2 does not indicate any windows to be installed. 2. Indicate the roofing construction details to be used, it is not known if the existing system is in compliance with current regulations and may not be able to be “matched”. Condensation control is required for an unvented roof. Specify an air-impermeable rigid insulation material sealed tight to the roof sheathing (above or below) or spray applied closed cell foam to a minimum value of R5, R806.5. 3. Update the details to indicate a minimum of 5/8” or ½” sag resistant gypsum board when applied to ceilings framed at 24” o/c, IRC table R702.3.5. 4. Indicate on the drawings that fireblocking will be installed to cut off both vertical and horizontal concealed draft openings between stories and attic or roof area. 2018 IRC R302.11. 5. Indicate a permanent certificate shall be posted on a wall in the space where the furnace is located, a utility room or an approved location inside the building. The certificate shall indicate the predominant R-values of insulation installed in or on ceilings, roofs, walls, foundation components such as slabs, basement walls, crawl space walls and floors and ducts outside conditioned spaces; U-factors of fenestration and the solar heat gain coefficient (SHGC) of fenestration, and the results from any required duct system and building envelope air leakage testing performed on the building. 2018 IECC R401.3 MECHANICAL REVIEW COMMENTS: DENIED 1. Provide an ACCA compliant Manual S based on building loads calculated in accordance with Manual J for the sizing of the mechanical equipment (such as Elite or other approved heating and cooling calculation methodologies) for the new unit. 2018 IECC R403.7, M1401.3. 2. Indicate the location of the new exterior outdoor unit on the drawings. 3. Indicate the size of the bathroom exhaust fan on the drawings and note that all exhaust fans will be terminated to the exterior. R303.3, M1505. 4. Note that ducts, air handlers and filter boxes shall be sealed. 2018 IRC M1601.4.1., M1401.3 5. Indicate all supply and return air ducts will be provided with a minimum R-8 insulation when located outside the thermal envelope, N1103.3.1. ELECTRICAL REVIEW COMMENTS DENIED 1. Indicate the location of the existing electrical service feed to the site and clarify if it is overhead or underground. 2. Provide a line diagram for the existing service that shows the existing panel as well as the feed to the existing casita and the location of the existing subpanel “B”. 3. Update the electrical general notes to indicate that a minimum of 90% of all lighting fixtures in the dwelling will contain high-efficacy lamps. 2018 IECC R404.1. 4. Note that all new or replaced 15- and 20-amp outlets shall be tamper proof type. 2017 NEC 210.52. 5. Indicate a light in the new utility room on the exterior of the structure. 6. Indicate the location of an exterior outlet that is within 25’ of the new exterior A/C unit for the servicing of the unit or indicate a new one will be provided. It is unknown where this unit will be located. 2017 NEC 210.63. 7. Note on the drawings that smoke detectors in the existing house will be tied to the new detector. Note on the drawings that the new smoke detector shall receive their primary power from the building wiring with a battery backup and all new and existing detectors shall be interconnected so that the actuation of one alarm will activate all. 2018 IRC R314.4. 8. Clarify if a carbon monoxide alarm will be required for the new bedroom if so show one on the plans. Carbon monoxide detectors shall be installed outside of each sleeping area in the immediate vicinity of the bedrooms with attached garages or fuel fired appliances. 2018 IRC R315.3. Note on the drawings that carbon monoxide devices shall receive their primary power from the building wiring with a battery backup and shall be interconnected so that the actuation of one alarm will activate all. 2018 IRC R314.4. Smoke detectors and carbon monoxide alarms may be combined. 9. Indicate the location of an existing exterior outlet at the rear of the house or indicate new one will be provided. 2017 NEC 210.52. 10. Note that all exterior outlets shall be GFCI protected and be provided with a weatherproof enclosure with “in-use” covers. 2017 NEC 406.8. 11. Note that can lighting installed in the ceiling will be IC rated and sealed for energy efficiency requirements. 2017 NEC 410.66. PLUMBING REVIEW COMMENTS: DENIED 1. Indicate the water meter size on the drawings. Confirm with Tucson Water that the existing meter will be able to meet the proposed new water demand. 2. Provide a line drawing or isometric plan for the new water and sewer lines and sizes. Specify the maximum developed length of water line from the meter the furthest appliance served, and the lowest available working pressure, P2903.7. 3. Note on the drawings that all plumbing drain, waste and vent systems shall be tested for leaks in accordance with the 2018 IRC P2503.5 prior to concealing. 4. Note on the drawings that a water hammer arrestor shall be installed where quick closing valves are utilized. 2018 IPC 604.9. 5. Note on the drawings that all plumbing fixtures will be low flow type. Toilets are required to be 1.6 gallons per flush or less, showerheads and all faucets to not exceed 2.5 gallons a minute. Ordinance 7178. 6. Indicate a pressure and temperature relief valve for the water heater terminating to the exterior facing no more than 6 above the grade, P2803.6.1. If you require additional clarification regarding these comments, please contact Doris Benoit at doris.benoit@tucsonaz.gov |
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| 12/07/2022 | Site Zoning | REQUIRES RESUBMIT | ZONING REVIEW TRANSMITTAL FROM: Wyatt Berger Planner PROJECT: TC-RES-1122-01317 2241 N Colter Dr – RX-2 Addition (1st Review) TRANSMITTAL DATE: December 7, 2022 Please resubmit revised drawings and any redlined plans along with a detailed response letter, which states how all Zoning Review Section comments were addressed. The following comments may be relative to an application for a Board of Adjustment variance (UDC 3.10.3). 1. Provide setback dimensions for the proposed addition. Per UDC Table 6.3-1.A: Dimensional Standards for the RH, SR, SH, RX-1, & RX-2 Zones, when a residential use is adjacent to a residential zone, the required setback is 20 feet to the west property line. Wrightstown Road is an arterial road identified on the Major Streets and Routes (MS&R) Plam Map. MS&Rs follow developing area setbacks in accordance with UDC Table 6.4.5.C-1. The required setback to Wrightstown Road is 21 feet, or the height of the proposed exterior building wall, whichever is greater, measured from the back of existing or future curb location. Show the location of the future curb location on the site plan and demonstrate that the proposed construction is meeting this setback requirement. 2. Provide setback dimensions for the accessory structures as well. If setbacks are not being met for these sheds, neighbor waivers can be utilized to reduce the required setbacks to zero feet from the property line (UDC 6.6.2.D). The property owner(s) of 2231 North Colter Drive, 2240 North Sarnoff Drive, and 2230 North Sarnoff Drive require signatures. The neighbor waivers must be placed directly onto the site plan and shall include the following language: 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: ______ 3. A detached carport appears in aerial photography beginning in 2020. The Zoning Review Section was unable to find any permit documentation for this detached carport. Either provide permit documentation for this detached carport, or it include it within this permit’s scope of work. Additionally, show the detached carport on the site plan and include it within the lot coverage calculations. The required setback to Colter Drive is 21 feet, or the height of the building, whichever is greater, measured from the carport post to the outside edge of the adjacent travel lane (UDC Table 6.4.5.C-1). 4. Per UDC 6.6.3.C, detached accessory buildings are not permitted in the buildable area extending the full width of the lot between the principal building and the front street lot line. The existing detached carport requires a Board of Adjustment variance to remain as constructed, unless attached to the principal building. The detached carport may be considered attached to the principal structure if a five-foot-wide roof connection that can support a 20-pound live load is constructed. This roof connection ensures the existing carport is part of the principal structure and does not require a variance. The Board of Adjustment variance application and requirements can be found at this link: https://www.tucsonaz.gov/files/pdsd/codes/Zoning_Administration_Application_BA_fillable.pdf. Please ensure the variance application is submitted as “Additional/Supporting Documentation” under this activity number. Contact Mark Castro at Mark.Castro@tucsonaz.gov should you have questions regarding the variance process. 5. Further Zoning comments may be forthcoming with your next submittal. If you have any questions about this transmittal, contact Wyatt Berger at Wyatt.Berger@tucsonaz.gov or at 520-837-4951. |
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| 12/06/2022 | PDSD Application Completeness Express | REVIEW COMPLETED |