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Permit Review Detail

Permit Number: TC-RES-1222-01531
Parcel: 110080920

Review Status: Requires Resubmit

Review Details: RESIDENTIAL NEW DWELLING v.1

Permit Number - TC-RES-1222-01531
Review Name: RESIDENTIAL NEW DWELLING v.1
Review Status: Requires Resubmit
Review Date Reviewer's Name Type of Review Description Status Comments
12/28/2022 Site Landscape NOT REQUIRED
01/24/2023 Bldg Permits - Post Review Express PENDING ASSIGNMENT
01/24/2023 Residential Building REQUIRES RESUBMIT TC-RES-1222-01531
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 on 1/1/2019. Show the current code reference on the plans.

Each dwelling unit with kitchen requires a separate Pima County assigned street address, R319. Notate each dwelling address on the site plan (or remove cooking appliances).

SITE PLAN:

1. Show the location and size of buildings, utility meters and gas, water, electric and sewer or septic lines from property line to building, R106.1.1. Identify the utility lines requiring upgrade or replacement.
2. Show a street address for each dwelling on the site plan, R319.

PLANS:

1. Notate a cool (white) roof finish as required by the ADU provisions.
2. Provide a complete roof framing plan, R301.1. Provide a header schedule and show opening sizes supporting new roof consistent with Table 502.5(1) & R602.7(1).

SECTIONS - DETAILS:

1. Show an unvented roof assembly with all insulation at the roof including an air-impermeable rigid insulation material with a minimum R-5 value applied correctly to either side of the roof sheathing as part of the total insulation requirement, R806.5 or show the attic vent opening size using 1 to 150 of attic area with insulation at the ceiling in compliance with R806.2.

PLUMBING PLANS:

1. Provide a complete plumbing plan, R301.1.
2. Tucson Water Department limits flow rates for each water meter size in compliance with P2903.7. Show an appropriate yard pipe for supporting the existing and proposed dwellings and show an appropriate water meter size.

MECHANICAL PLANS:

1. Provide a complete mechanical plan, R301.1.
2. Provide (an HVAC system with fresh air intake) whole-house mechanical ventilation, or controlled exhaust with a calculated airflow rate, R303.4; N1103.6 & M1505.4. Show the system and appropriate flow rate setting on the plans. A one bedroom dwelling under 1501 SF requires a 30 CFM continuous setting.
3. Provide demand calculations in accordance with Manual J/S/D standards, M1401.3, M1601.1. Systems shall be sized in accordance with Manual S based on building loads calculated in accordance with Manual J and duct systems sized in accordance with Manual D. Notate if the mechanical plans if system calculations will be provided by deferred submittal.

ELECTRICAL PLANS:

1. Provide a complete electrical plan, R301.1.
2. Tucson Electric Power (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.
3. 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.

OUTDOOR LIGHTING CODE

1. Show the proposed fixture as full cut-off FCO style or provide an Outdoor Lighting Calculation including all exterior fixtures on the property for determining exterior lighting limits.

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:
Ken Van Karsen
(520) 837-4912 PDSD-Residential@tucsonaz.gov
City of Tucson Residential Plan Review

Submit a corrected plan set at https://www.tucsonaz.gov/pdsd
01/19/2023 Site Engineering REQUIRES RESUBMIT Project: TC-RES-1222-01531
Address: 2456 N COLUMBUS BL
This project is within a regulated floodplain and requires a Floodplain Use Permit (FUP.)
Please start a new FUP at our permit application web page:
https://tdc-online.tucsonaz.gov/#/home
NOTE: Documentation of a cost estimate from your contractor will be required if this project involves any reconstruction, repair, rehabilitation, structurally connected addition, or other improvement of an existing structure (including TI’s and solar). Construction of separate builds/new structures does not require a cost estimate to be provided.
Instructions:
1. Navigate into the current project in the “My Work” tab. Within the permit, navigate to the “Sub-Records” tab and click “Apply” on the Floodplain Use Permit Sub-Record
2. Locations -> Confirm the location is accurate to the project. Click “Next”
3. Type -> Fill in the “Square Feet” and “Valuation” boxes with the project area and a contractor-provided cost estimate (See note above: for new structures, input 0). Click “Next”
4. Contacts -> Confirm contacts and add any additional contacts if applicable. Click “Next”
5. More Info -> This will be filled in by the engineer assigned to your case, Click “Next”
6. Attachments -> Please attach the project plan, supporting documentation for the cost estimate (if applicable), and a drainage/hydrology report (if applicable). Click “Next”
7. Signature -> Read the statement and type your name. Sign your name below (You may Enable Type Signature to have the software sign for you.) Click “Next”
8. Review and Submit -> Review all information to ensure accuracy. Click “Submit”
Contact Scott Haseman at scott.haseman@tucsonaz.gov, Stephen Blood at Stephen.Blood@tucsonaz.gov, or Loren Makus at Loren.Makus@tucsonaz.gov if you have any questions about the FUP.
01/10/2023 Site Zoning REQUIRES RESUBMIT ZONING REVIEW TRANSMITTAL

FROM: PDSD Zoning Review

PROJECT:
TC-RES-1222-01531
2456 N Columbus Bl. - R-2
New ADU (1st Review)

TRANSMITTAL: January 10, 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 R-2 zone (UDC 4.7.9). 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. Provide a residential plot plan that meets the requirements found at: https://www.tucsonaz.gov/files/pdsd/forms/Residential_Plot_Plan_Requirements.pdf, to include but not limited to:
a. The plot plan shall be drawn at an engineering scale. i.e. 1” = 10’, 1” = 20’, etc.
b. Provide a lot coverage calculation on the plan.
c. Show all utility lines on the plan.
d. Show the zoning of the property and all surrounding properties on the plot plan.
e. Provide the property dimensions on the plot plan.

2. The shape of the parcel is not correct, review the Vista Del Monte Tract final plat found at: https://www.tucsonaz.gov/apps/maps-and-records/subdivisions/details/908, and provide the correct shape.

3. Demonstrate that the requirements of UDC Articles 6.6.3.B.3, “If the accessory dwelling unit is built as a new structure it must be developed with a high albedo level (>60 SRI) or other cool roof technology per the ICC Green Construction Code” are met.

COMMENTS: the following comments are relative to an application for a Design Development Option (DDO) (UDC 3.11.1).

The minimum setback is the greater of six (6) feet, or two-thirds (2/3) the height of the structure’s wall facing each interior property line (Table 6.3-2.A).

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.

As wall height dimensions were not provided from design grade Zoning has added 6” to the dimension provided from finished floor.

4. Based on a wall height of 10’-6” the required perimeter yard setback from the proposed ADU to the north and east property line is 7’-0” proposed perimeter yard setback is 4’-6”. A Design Development Option (DDO) must be submitted and approved to reduce the required setback, DDO application and requirements can be found at: https://www.tucsonaz.gov/files/pdsd/forms/DDO_for_Setback_and_Height_UDC_8.11.20.pdf. If you have questions about the DDO application or process please contact Mark Castro at Mark.Castro@tucsonaz.gov

If you have any questions about this transmittal, please contact Zone1.desk@tucsonaz.gov
01/10/2023 Zoning Administration REQUIRES RESUBMIT Zoning has identified a reduced setback that requires a DDO approval. A DDO is processed in accordance with UDC Section 3.11.1 and 3.3.4. Please apply for the DDO at TDC Online under your permit #. Contact Wyatt.Berger@tucsonaz.gov or Georgia.Pennington@tucsonaz.gov for questions or submittal requirements.
12/23/2022 PDSD Application Completeness Express REVIEW COMPLETED