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Permit Review Detail
Review Status: Requires Resubmit
Review Details: RESIDENTIAL NEW DWELLING v.5
Permit Number - TC-RES-1224-07260
Review Name: RESIDENTIAL NEW DWELLING v.5
Review Status: Requires Resubmit
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 05/15/2025 | Site Zoning - Standard | APPROVED | |||
| 05/19/2025 | Bldg Permits - Post Review Express | PENDING ASSIGNMENT | |||
| 05/12/2025 | Residential Building - Standard | REQUIRES RESUBMIT | TC-RES-1224-07260 PLAN REVIEW COMMENTS Plan review for the above referenced structure has been completed. This letter reflects comments to be addressed. Provide a separate Comment Response Letter when submitting updated plans. Facilitate 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. The plans require sufficient detail for demonstrating minimum building code compliance for passing all progress inspections. Note the 2018 IRC reference on the plans. The plans may require additional changes for showing 2018 IRC compliance of construction performed without a permit. Provide plans showing all changes after the last completed permit and proposed alterations. Provide construction plans separate from the photo file. Each dwelling (with range/stove) requires a separate permit. This permit is for the primary dwelling remodel. The ADU alterations require a separate permit. An ADU requires obtaining a Pima County assigned address. The curb cut shown on sheet S3.1 requires a permit from the Tucson Department of Transportation. Provide a response letter addressing each comment with location of change on the plans. Submit separate letter and plan set files. Provide a clear and concise construction plan set. Sample drawings are available for understanding details. Sample plans at https://www.tucsonaz.gov/Departments/Planning-Development-Services/Permits/Residential-Permits SITE PLAN: 1. Show the location and of utility meters and gas, water, electric and sewer lines from property line to each dwelling, R106.1.1. Identify the utility lines requiring upgrade or replacement. PLANS: 1. Show window sizes for determining compliance with R310 providing egress from the basement living space. The basement requires one operable emergency escape and rescue opening to the exterior. 2. ADU: A wall within 3-feet of a neighboring property line requires one-hour rated wall assembly without openings in compliance with IBC Table 721.1(2), R302.1. Remove the new window notes from sheet A2.2 and show an appropriate bedroom egress window. Also, remove the roof projection at this property line, R302.1. SECTIONS - DETAILS: 1. Clarify the placement of ceiling/roof insulation for determining the need for attic ventilation, R806. Attic space outside of the thermal barrier requires a ventilation calculation for showing the attic vent opening size using 1 to 150 of attic area in compliance with R806.2 or 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. Identify the ventilation requirements and insulation types for complying with the condensation control issues. PLUMBING PLANS: 1. The Tucson Water Department limits flow rates for the water meter size in compliance with P2903.7. Show an appropriate yard pipe supplying each dwelling and show an appropriate water meter size. 2. Show an individual accessible water supply shut off and water heater for the proposed dwelling unit, P2903.9.1. MECHANICAL PLANS: 1. Show the HVAC system size accordance with M1401.3, M1601.1. 2. 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 of 1501 – 3000 SF requires a 60 CFM continuous setting. 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. ELECTRICAL PLANS: 1. 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. 2. Provide a Riser Diagram showing the feeder size to the distant dwelling panel per TEP coordination, NEC 225.30 and E3403. 3. Show a smoke alarm in the bedroom and outside the doorway in the immediate vicinity with an electrical circuit, R314.3. 4. Designate the circuit number at the location of each light fixture, receptacle, appliance, and equipment disconnect switch, R106.1.1. 5. Provide a panel schedule showing the main ampacity consistent with the load summary, E3601.6.1 & E3706.2. 6. Show receptacle outlets at wall spaces 2’ or more with no wall point (exclude door openings) more than 6’ from a receptacle outlet, E3901.2. 7. Show two or more 2O AMP small appliance circuits at the kitchen countertop receptacle outlets; they may also serve the breakfast room and dining room, but not other locations, E3703.2 and E3901.3. 8. Show a wall switch controlled light outdoor entrances or exits and all habitable rooms, E3903.3. 9. 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. Add notation to plans. 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. 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/Departments/Planning-Development-Services ---------------------- |
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| 05/19/2025 | Historic - Standard | REVIEW COMPLETED | Historic review for the roof replacement is complete. No further review for this component of the project. Applicant may proceed to permitting If you have any questions, contact Michael.Taku@tucsonaz.gov . |
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| 04/15/2025 | PDSD Application Completeness Express | REVIEW COMPLETED |