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Permit Review Detail
Review Status: In Review
Review Details: RESIDENTIAL NEW DWELLING v.2
Permit Number - TC-RES-1224-07285
Review Name: RESIDENTIAL NEW DWELLING v.2
Review Status: In Review
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 01/07/2025 | Site Landscape | NOT REQUIRED | |||
| N/A | Bldg Permits - Post Review Express | PENDING ASSIGNMENT | |||
| N/A | Site Engineering | PENDING ASSIGNMENT | |||
| 01/09/2025 | Residential Building | REQUIRES RESUBMIT | TC-RES-1224-07285 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. Clarify if the structure is a sleeping quarters (without kitchen) or an Accessory Dwelling Unit (ADU) which requires many alterations for compliance. Adding kitchen appliances to the Studio requires many alterations for a dwelling compliance. Each dwelling unit with kitchen requires a separate Pima County assigned street address after Zoning approval, R319. Show Pima County assigned unit numbers at each dwelling on the site plan. https://www.pima.gov/1010/Addressing-Frequently-Asked-Questions An impact fee payment is required for an ADU at the time of permit payment. 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. 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 size of buildings, utility meters and gas, water, electric and sewer lines, R106.1.1. Identify the utility lines requiring upgrade or replacement. 2. Show the square footage of living space, R106.1.1. PLANS: 1. Notate a cool (white) roof finish (greater than 60 SRI) 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. Show the functional name of each existing adjacent room, R106.1.1. Bedrooms require code compliance for egress, R310. Include any alteration of door or window openings between existing and proposed rooms. 4. Provide a Roof Framing Plan showing the rafters sized for supporting live and dead structural loads (Table R802.4.1(1)) or provide an engineer’s calculation, design, and seal for a performance design when minimum sizes are not code compliant with the IRC, R301.1. SECTIONS - DETAILS: 1. The roof structure may not extend to a point closer than 3 feet from the neighboring property line without fire rated protection for fire spread. Provide compliance with R302.1 (City of Tucson Amended) by protecting the structure placed within 3 feet of the property line in compliance with IBC Table 721.1(2). Include a one hour rated wall below the roof edge with foundation along the full length of structure near the property line. 2. Provide a wall section detail with (#4 rebar) reinforced 12” x 12” reinforced foundations for anchoring exterior framed (insulated) walls with pressure treated sills including ½” anchor bolts with 7” embedment, R403.1.6. 3. Show exterior wood siding, sheathing and wall framing with a 6” clearance above the ground (R317.1 item 5). The weep screed may extend with a minimum clearance 4” above grade or 2” above paved areas, R703.7.2.1. 4. 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. Clarify the ceiling/roof insulation detail showing the air-impermeable rigid insulation material adhered to either side of the roof sheathing and the batt insulation in contact with the roof material. 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 bypassing the existing 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. 3. Show the water heater rating if proposed as a new unit, P2801.1. 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 one-bedroom dwelling under 1501 SF requires a 30 CFM continuous setting. 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 for the close dwelling and the feeder size to the detached dwelling panel per TEP coordination, NEC 225.30 and E3403. 3. Provide a minimum service conductor rating of #3 copper 75 degree C for the 100 AMP feeder, E3602.1 & E3603.1. 4. Show a smoke alarm in the bedroom and outside the doorway in the immediate vicinity with an electrical circuit, R314.3. 5. Designate the circuit number at the location of each light fixture, receptacle, appliance, and equipment disconnect switch, R106.1.1. 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 at least one wall switch controlled light or outlet in bathrooms, hallways, stairways, attached garages, outdoor entrances or exits and all habitable rooms, E3903.3. 8. 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. INTERNATIONAL ENERGY CONSERVATION CODE: 1. Tucson is in climate zone 2B. The simplified prescribed energy values for glazing is U=0.40, skylights U=0.65, ceiling R=38 (R-30 for a qualifying room addition) and walls R=13. Show the “R” values of insulation and the maximum “U” factors of the windows and doors on the plans as well as the solar heat gain coefficient SHGC minimum value of 0.25, N1102.1 2. Energy Certificate: (Mandatory) place near the indoor furnace or in utility room, N1101.14. 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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| 01/07/2025 | Site Zoning | REQUIRES RESUBMIT | FROM: PDSD Zoning Review Section PROJECT: TC-RES-1224-07284 & TC-RES-1224-07285 2808 E 20TH ST. – R-1 Site wall and convert storage to ADU (1st Review) TRANSMITTAL DATE: January 7, 2025 COMMENTS: Resubmit revised drawings along with a detailed response letter, which states how all Zoning Review Section comments were addressed. This site is located in the R-1 zone (UDC 4.7.8). A single-family residence (SFR) with an accessory dwelling unit (ADU) is a permitted use in this zone (Table 4.8-2) subject to Use Specific Standards 4.9.7.B.6, 8, & 9 and 6.6.3. 1. The two permits TC-RES-1224-07284 & TC-RES-1224-07285 should be combined into 1 permit. 2. Provide a residential plot plan that meets all the requirements shown on the example found at: https://www.tucsonaz.gov/Departments/Planning-Development-Services/Permits/Plan-Examples/Plot-Plan-Example. The Unified Development Code (UDC) can be found at: https://www.tucsonaz.gov/Departments/Planning-Development-Services/Codes/Zoning-Code. If you have any questions about this transmittal, please contact Zone1.desk@tucsonaz.gov. |
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| 01/02/2025 | PDSD Application Completeness Express | REVIEW COMPLETED |