Permit Review Detail
Review Status: Requires Resubmit
Review Details: RESIDENTIAL NEW DWELLING v.1
Permit Number - TC-RES-1222-01488
Review Name: RESIDENTIAL NEW DWELLING v.1
Review Status: Requires Resubmit
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 01/27/2023 | Site Engineering | NOT REQUIRED | |||
| 02/14/2023 | Bldg Permits - Post Review Express | PENDING ASSIGNMENT | |||
| 02/14/2023 | Residential Building | REQUIRES RESUBMIT | 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 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 with component sizes. Place the code reference on the plans. Provide a clear and concise construction plan set. Sample plans are available at https://www.tucsonaz.gov/pdsd/residential-permits SITE PLAN: Provide a site plan showing all buildings, R106.1.1. Show the location of utility lines to the building. FLOOR PLAN: Provide a floor plan showing each proposed room with labeled function and dimensions. Show door locations and window sizes with type identified as XO or SH. Include the identification of adjacent rooms with door or window opening into the proposed space. Show the door from a garage (space with vehicle door) to dwelling with a 20-minute fire rating (or 1-3/8” solid core) with self-closing and self-latching provision, R302.5.1. Exterior walls with a fire separation distance less than 3-foot to the neighboring property line require not less than one-hour fire-resistive construction. Show compliance with R302.1 (City of Tucson Amended) by providing a section detail of materials prescribed in IBC Table 721.1(2), Items 15-1.1 to 16-1.3. STRUCTURAL PLAN: Show the beam on top of post with appropriate post top hardware for supporting live and dead structural loads. Show a correction or provide an engineer’s calculation, design and seal for a performance solution when proposed design is not code compliant with the IRC, R301.1. SECTIONS - DETAILS: Show a complete cross-section detail of the new exterior wall, R106.1.1. Show the minimum 12” x 12” continuous #4 rebar reinforced footing, R403.1. Show with dimensions the exterior wood siding, insulation, interior sheathing, and pressure treated sill anchored with ½” x 10” bolts. Show the wall assembly with a 6” clearance above the ground or 2” clearance above an exterior concrete surface, R317.1 item 5. 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 or R-30 when extended over the wall top plate for additions under 500 SF. MECHANICAL PLANS: Provide equipment details showing code compliant components, locations and sizes. Provide a Manual J report identifying cooling demand. ELECTRICAL PLANS: Provide proposed wiring details showing code compliant device locations and circuit sizes. Show circuit number and size with receptacles at all walls (within 6’ of any wall location) and lighting control at each doorway both interior and exterior. Receptacle, lighting and smoke detector circuits require arc-fault protection. Protection of all interior 15A & 20A circuits serving outlet locations (except garage, kitchen, and bathrooms) including receptacles, lights and smoke detectors requires combination type arc-fault circuit interrupters, E3902.16. INTERNATIONAL ENERGY CONSERVATION CODE: Provide insulation details minimum (R-13 walls and R-30 small additions or otherwise R-38 ceiling) showing code compliant placement of materials and ratings, N1101. Windows require a solar heat gain of 0.25 or better. OUTDOOR LIGHTING CODE Provide any alterations with details showing compliant fixtures. Show compliance with City of Tucson Outdoor Lighting Code with an approved lighting calculation in accordance with OLC 3.1.2. Include all exterior fixtures on the property in the calculations or show proposed fixtures as Full Cut Off (night sky friendly). If you have any questions, please contact: Ken Van Karsen (520) 837-4912 City of Tucson Residential Plan Review Submit a corrected plan set at https://www.tucsonaz.gov/pdsd |
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| 02/14/2023 | Site Zoning | REQUIRES RESUBMIT | ZONING REVIEW TRANSMITTAL FROM: PDSD Zoning Review PROJECT: TC-RES-1222-01488 2026 E 17th St. - C-2 New SFR w/Art Studio (1st Review) TRANSMITTAL: February 14, 2023 Provided a detail comment response letter with your submittal that clearly shows how you have addressed all comments with your next submittal. This site is located in the C-2 zone (UDC 4.7.21). A single-family residence (SFR) is a permitted use in this zone (Table 4.8-4). Perimeter yard setbacks are based on a measurement from design grade to the highest point of the exterior wall UDC Article 6.4.5.B & Figure 6.4.5-A. A Design Development Option (DDO) must be submitted and approved to reduce the required setback. The minimum setback is the greater of ten (10) feet, or three-quarters (3/4) the height of the structure’s wall facing each interior property line (Table 6.3-3.A). 1. Based on a wall height of 16’-6” the required perimeter yard setback to the east and west property line is 12’-5”, proposed setback to the east property line is 1’-0” and to the west property line is 9’-0” The minimum setback to the front street perimeter property line is the greater of twenty (20) feet, or one and one-half (1 ½) the height of the proposed wall (UDC 6.4.5.C.1.a). 2. Based on a wall height of 16’-6” the required front street perimeter yard setback to the north line is 24’-9”, proposed setback to the north property line is 24’-0” 3. The lot coverage calculation is not correct. Review UDC Article 6.4.3 and the example shown on the Residential Plot Plan Requirements found at: https://www.tucsonaz.gov/files/pdsd/forms/Residential_Plot_Plan_Requirements.pdf, and provide a correct lot coverage calculation. Lot coverage includes all vehicle use area, whether improved or unimproved, this includes any area use to park vehicles. If you have any questions about this transmittal, please contact Zone1.desk@tucsonaz.gov |
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| 02/14/2023 | Zoning Modifications - DDO | REQUIRES RESUBMIT | As indicated by the Zoning Review Section, Design Development Option (DDO) approval is necessary to reduce the required front street and side perimeter yard setbacks. The DDO application and requirements can be found at this link: https://www.tucsonaz.gov/files/pdsd/forms/2019_DDO_for_Setback_and_Height_UDC.pdf. Submit the completed DDO application as "Additional/Supporting Documentation" under existing activity number TC-RES-1222-01488. Contact me at Wyatt.Berger@tucsonaz.gov or at 520-837-4951 when the DDO application has been submitted to begin the notification process. Should you have questions regarding this transmittal, contact me at the above email address or phone number. |
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| 01/19/2023 | PDSD Application Completeness Express | REVIEW COMPLETED | |||
| 02/01/2023 | Site Landscape | REVIEW COMPLETED |