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Permit Review Detail

Permit Number: TC-RES-1223-10006
Parcel: 12607068B

Review Status: Requires Resubmit

Review Details: RESIDENTIAL NEW DWELLING v.1

Permit Number - TC-RES-1223-10006
Review Name: RESIDENTIAL NEW DWELLING v.1
Review Status: Requires Resubmit
Review Date Reviewer's Name Type of Review Description Status Comments
01/02/2024 Site Engineering NOT REQUIRED
01/02/2024 Bldg Permits - Post Review PENDING ASSIGNMENT
12/27/2023 Residential Building REQUIRES RESUBMIT TC-RES-1223-10006
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 COMMENTS :

1. All plans submitted for a newly constructed one- or two-family dwelling require compliance with design ordinances for handicap, solar water, photo-voltaic, gray water and EV charging preparations. Design Ordinances adopted by the City of Tucson.
2. 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.
3. 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. Update breaker space to the last panel space.
4. 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. Use the appropriate detail at https://www.tucsonaz.gov/Departments/Planning-Development-Services/Building-Safety/Water-Energy-Conservation Gray Water Illustrations
5. 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. Show a maximum ½” floor elevation changes at a notated accessible route entrance on the floor plan, R106.1.1. Include the threshold condition at the vehicle doorway or an exterior hinged door when the garage is used for the accessible route.
2. Provide a complete prescriptive braced wall design, R602.10, or provide an engineer’s sealed plan set for performance compliance consideration, R301.1.3. Identify each wall line needed for enclosing a complete rectangle with sides no greater than 60’, Figure R602.10.1.1. Show interior braced wall panels with foundation anchor bolt connection to bottom plates, R602.10.8.3 and R403.1.6.
3. Show braced wall panel compliance for (narrow) framed walls with a garage door opening, Table R602.10.5. For prescriptive braced wall structures show a portal frame with hold-downs PFH method, Figure R602.10.6.2, or a portal frame at garage door PFG method, Figure R602.10.6.3, or a continuously sheathed portal frame CS-PF method, Figure R602.10.6.

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. Update sheet A7.0.

MECHANICAL PLANS:

1. 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. 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.
2. Clothes Washer and Dishwasher GFCI: receptacles require readily accessible protection typically from an upstream device, E3902.9 & 10. Show circuit #9 and 18 with GFCI.
3. 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. Show circuit #24 with AFCI.

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
PDSD-Residential@tucsonaz.gov
City of Tucson Residential Plan Review

Submit a corrected plan set at https://www.tucsonaz.gov/Departments/Planning-Development-Services
12/20/2023 Site Zoning REQUIRES RESUBMIT FROM: PDSD Zoning Review Section

PROJECT: TC-RES-1223-10006
3938 E ELMWOOD ST. - R-3
New SFR - (1st Review)

TRANSMITTAL DATE: December 20, 2023

Provided a detailed 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-3 zone (UDC 4.7.12). A single-family residence (SFR) is a permitted use in this zone (Table 4.8-2). See Use-Specific Standards 4.9.7.B.6.

1. It appears that some type of land division/split is proposed. The land division/split must be approved and recorded prior to approval of this building permit. An option for approving this permit is to provide a plot plan that shows the entire existing parcel.

The following comments are based on the submitted plans:

2. Provide a legal description on the site plan.

3. The street perimeter yard setback is not correct. Per UDC Article 6.4.5.C.1.a the front street perimeter yard setback is 20’-0”. 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/Departments/Planning-Development-Services/Planning-Zoning-Applications/Zoning-Administration. If you have questions about the DDO application or process please contact Wyatt Berger at Wyatt.Berger@tucsonaz.gov or Georgia Pennington at Georgia.Pennington@tucsonaz.gov.

4. Perimeter yard setbacks are based on a wall height measurement from design grade to the highest point of the exterior wall UDC Article 6.4.5.B & Figure 6.4.5-A. Where the wall meets the eave of the roof. As wall heights were not provided from design grade on the building elevations Zoning has added 6” to the height dimensions provided. Based on a wall height of 12’-6” the required perimeter yard setback from the proposed SFR to the south property is 8’-4”, proposed setback is 6’-8”. A DDO must be approved for the proposed setback.

5. The 10’-0” setback shown to the west property line is not correct and should be 6’-0” or 2.3 the height of the exterior wall, greater of the two.

6. As vehicle & pedestrian access is proposed to the south parcels, some type of recorded easement/agreement is required. Provide a copy of the recorded document with the next submittal.

If you have any questions about this transmittal, please contact Zone1.desk@tucsonaz.gov.
12/13/2023 PDSD Application Completeness REVIEW COMPLETED