Permit Review Detail
Review Status: Requires Resubmit
Review Details: RESIDENTIAL NEW DWELLING v.2
Permit Number - TC-RES-1223-10027
Review Name: RESIDENTIAL NEW DWELLING v.2
Review Status: Requires Resubmit
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 02/01/2024 | Site Engineering | NOT REQUIRED | |||
| 02/01/2024 | Bldg Permits - Post Review Express | PENDING ASSIGNMENT | |||
| 01/18/2024 | Residential Building | REQUIRES RESUBMIT | TC-RES-1223-10027 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: Show compliance with the Inclusive Home Design Ordinance adopted by the City of Tucson Ordinance #10463 on 10/16/2007. Notate accessible route, minimum door width, changes in floor elevation, door hardware, electrical outlet reach range, grab bar reinforcement, etc. PLANS: 1. Notate a cool (white) roof finish as required by the ADU provisions. 2. Show a maximum ½” floor elevation changes at a notated accessible route entrance on the floor plan, R106.1.1. Include all threshold conditions for a route from the exterior into the living space. 3. Identify the Work room as “not a sleeping room” because the window is not R310 egress compliant with less than a 24” clear opening height. 4. Show the location of B1 and B2 beams on the roof framing plan, R301.1. 5. Provide a beam between the building and center (post) column for supporting the covered porch roof, R301.1. PLUMBING PLANS: 1. Tucson Water Department limits flow rates for each water meter size in compliance with P2903.7. Show an appropriate water meter size for supporting the existing and proposed demand. 2. Identify a water heater with appropriate capacity for serving the hot water demand, P2801.1. 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 one bedroom dwelling under 1501 SF requires a 30 CFM continuous setting. 2. 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. ELECTRICAL PLANS: 1. Show smoke alarms both inside and outside each separate sleeping area, R314.3.2. 2. Designate the circuit number at the location of each light fixture, receptacle, appliance, and equipment disconnect switch consistent with the panel schedule, R106.1.1 & E3404.13. 3. Show Bathroom receptacles with a separate 20 AMP dedicated circuit, E3703.4 and E3901.6. Update the bath circuit from 15 AMP. 4. 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. Remove “ARCTAN” from circuit #2, 4 & 23 on panel A. 5. Specify high-efficacy lamps for at least 90% of all lighting fixtures, N1104.1. Update the 50% notation at the Lighting Schedule. OUTDOOR LIGHTING CODE 1. Show full cutoff fixtures were located within 25 feet from the property line OLC 401.3.3. If you have any questions, please contact: PDSD-Residential@tucsonaz.gov City of Tucson Residential Plan Review Submit a corrected plan set at https://www.tucsonaz.gov/pdsd |
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| 01/11/2024 | Site Zoning | REQUIRES RESUBMIT | ZONING REVIEW TRANSMITTAL FROM: Wyatt Berger Lead Planner PROJECT: TC-RES-1223-10027 4847 East Baker Street – R-2 New ADU (1st Review) TRANSMITTAL DATE: January 11, 2024 Please resubmit revised drawings with a detailed response letter stating how all Zoning Review Section comments were addressed. 1. Provide a general note stating that the accessory dwelling unit will be developed with a high albedo level (>60 SRI) or other cool roof technology per the ICC Green Construction Code. 2. Indicate the height, size, and diameter of the proposed cisterns. Per a Zoning Administrator’s determination dated February 19, 2009, a water harvesting cistern is considered an accessory structure. A cistern no more than five feet in height and no more than ten square feet in area (approximately 3.5 feet in diameter) may be placed anywhere within a property boundary with zero-foot setbacks from property lines. A cistern over five feet by no more than six feet in height and not more than ten square feet in area may be placed anywhere in the defined side and rear yard with zero-foot setbacks only if screened by a wall or fence of equivalent height. The existing fence along the east property line does not meet the screening requirement. A cistern over six feet in height or more than ten square feet in area may be placed anywhere in the defined side or rear yard subject to compliance with perimeter yard requirements. The perimeter yard requirement may be reduced with the written consent of the owner of 4855 East Baker Street, or by completing the Design Development Option (DDO) process. Written consent shall be pasted on the site plan with the following language: My name is _______ and I am the owner of property located at _______. I have reviewed the site plan and have no objection to the structure(s) being constructed or located __ feet from the property line as depicted on the site plan. Signature: _______ Date: _______ 3. Per UDC 6.6.3.E, the total gross floor area (gfa) of all accessory structures shall not exceed 50% of the gfa of the principal structure. The proposed garage, workshop, and work area exceed this requirement. A Board of Adjustment variance is necessary to exceed this requirement. Keep in mind that 15 dwellings per acre are permitted in the R-2 zone (UDC Table 6.3-2.A). Based on the size of the lot, the proposed ADU may be considered a second dwelling unit. A Board of Adjustment variance is not necessary for this project if the proposal is considered a second dwelling unit rather than an ADU. A cool roof is also not required for a second dwelling unit. 4. Per UDC Table 6.3-2.A, when a residential use is adjacent to a residential zone, the minimum required perimeter yard is six feet or 2/3 the height of the exterior building wall, whichever is greater. The height of the east building wall is measured from the design grade elevation to the highest point of the parapet and not to the roof overhang. Based on a wall height of 10-6”, the required side perimeter yard is 7’-0”; the proposed perimeter yard is 6’-0” measured from the east property line. If the required side perimeter yard cannot be reasonably met, Design Development Option (DDO) approval is required to reduce the side street perimeter yard. The DDO application and requirements can be found at: https://www.tucsonaz.gov/files/sharedassets/public/v/1/pdsd/documents/planning-amp-zoning/2019_ddo_for_setback_and_height_udc.pdf. Submit a copy of your DDO application under permit number TC-RES-1223-10027. Contact Georgia.Pennington@tucsonaz.gov if you have questions about the DDO process. If you have any questions about this transmittal, contact me at Wyatt.Berger@tucsonaz.gov or at 520-837-4951. |
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| 01/08/2024 | PDSD Application Completeness Express | REVIEW COMPLETED |