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Permit Review Detail
Review Status: Completed
Review Details: RESIDENTIAL BLDG/ZONING/ENGINE/WWM
Permit Number - T09CM02041
Review Name: RESIDENTIAL BLDG/ZONING/ENGINE/WWM
Review Status: Completed
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 09/09/2009 | SEPTIC APPROVAL | WWM | REVIEW | Approved | |
| 09/11/2009 | ANDREW CONNOR | NPPO | REVIEW | Denied | 1. A letter from The Zoning Administrator is required pertaining to property lot-spit. Include decision documentation with next submittal. 2. A Native Plant Preservation Plan per Development Standard 2-15.3.0 is required for all projects under the applicability of this Division according to the methodology selected by the applicant as outlined in Plant Preservation Requirements, LUC 3.8.6. 3. The provisions of this Division apply to the following. A Single family residential development on lots recorded after March 24, 1997 LUC 3.8.3.4.A 4. Additional comments may apply. |
| 09/14/2009 | DAVID RIVERA | ZONING | REVIEW | Denied | DSD TRANSMITTAL FROM: David Rivera Principal Planner PROJECT: T09CM02041 and T09CM02426 321 N Indian House Road SFR and Accessory Sleeping Quarters TRANSMITTAL DATE: September 14, 2009 COMMENTS: Please resubmit revised drawings along with redlines and a response letter, which states how all Zoning Review Section comments regarding the Land Use Code and Development Standards were addressed. 1. No documents of a lot split approval could be found in the records section. It appears that the original parcel has been split twice for a total of three lots without approval through the City of Tucson, Planning Development Services Department. Prior to any approval for the proposed residence and accessory sleeping quarters a letter of determination by the zoning administrator approving the lot split will be required or a letter stating what process is required before PDSD approval of the lot split and eventual building permits for the new building is approved. 2. In a R-1 Zone regardless of the area of town the following development criteria is applicable and must be demonstrated on the plan before approval is granted for the building permits. A. Residential Use Group, Sec. 6.3.8 1. Family Dwelling "G", subject to: Sec. 3.5.7.1.E, .F, .G, and .H (Ord. No. 8582, §1, 9/25/95; Ord. No. 9443, §1, 11/27/00; Ord. No. 9906, §1, 10/13/03) 3.5.7.1 Family Dwelling G. For any new single family dwelling in the R-1 zone with five (5) bedrooms, three (3) parking spaces are required. For every bedroom over five (5), one additional space is required for each bedroom. H. For all single family dwellings in the R-1 zone with five (5) or more bedrooms, and for all lots containing two (2) or more single family dwellings, with the second dwelling having more than one bedroom, all parking and maneuvering must be located on-site, either in a side or rear perimeter yard. The vehicular use area must be improved, which includes surfacing, striping, and provision of barriers, in conformance with Development Standard 3-05.0. Parking spaces may not be located in a vehicular use area in any front street perimeter yard. (Ord. No. 9443, §2, 11/27/00; Ord. No. 9906, §3, 10/13/03) In this case the proposed residence is designed with a total of five (5) bedrooms (bedrooms as defined by the Land Use Code). The accessory sleeping quarters is designed with two bedrooms again as defined by the LUC. This project is subject to compliance with LUC section 3.5.7.1. .G and .H. Demonstrate on the plan how the requirements for the parking spaces location and number of parking spaces have been met. (An interpretation has been made with regards to the use of proposed garages, consult with the Zoning administrator for more info on this interpretation.) Per the LUC the parking must be in the rear or the sides of the property must comply with the requirements for a parking as defined in Development Standards 3-05. It may be worth the effort to have the Zoning Administrator review the proposed garage location and offer an interpretation on this design proposal before re-designing the site plan and or building plans. If variances are required the site and building plans cannot be approved until the variance process is completed. 3. Revise the following on all sheets: Replace all the text related to guest house with the words "Accessory Sleeping Quarters". Ensure that the proper information for the sleeping quarters is listed on the plan, such as single Bar Sink, only under the counter refrigerator allowed, and no stove or oven. A micro wave is allowed. If you have any questions about this transmittal, please call David Rivera, (520) 791-5608. C:\planning\cdrc\DSD\T09CM02041 and T09CM02426.doc RESUBMITTAL OF THE FOLLOWING IS REQUIRED: Revised site plan and additional requested documents |
| 10/01/2009 | KEN VAN KARSEN | BUILDING-RESIDENTIAL | REVIEW | Denied | PLAN REVIEW COMMENTS T09CM02041 Plan review for the above referenced structure has been completed. This letter reflects comments to be addressed. In order to facilitate a shorter back check time, we request that you please provide revised plans and calculations, highlighting any changes, along with a written response to each of the noted items indicating action taken. SCOPE OF REVIEW: The scope of this plan review covers architectural, plumbing, mechanical, energy conservation and electrical. All code references are to the 2006 International Residential Code, 2006 International Energy Conservation Code, and Arizona State amendments to the 2006 Uniform Plumbing 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: All corrections and revisions shall be made on original tracings or a finished reproducible set. Return two sets along with a set of the first submission for reference. Pen or pencil corrections on final prints will not be acceptable. To avoid delays, ensure that all corrections have been made, are complete, and have been coordinated on all applicable detail and note sheets. (Do not cloud the changes made for comment revisions). Incorporate changes on originals and provide two copied sets for review. All engineers and architects involved in the design of the structure are to seal the related sheets of plans, details and calculations in accordance with the rules of the State Board of Technical Registration. The City of Tucson adopted the 2006 IRC with amendments on 6/12/2007; the 2006 UPC with amendments on 7/10/2007; effective 1/1/2007 the Inclusive Home Design; starting 3/1/2009 Solar Water Preparation and 7/1/2009 Solar Photo-Voltaic Preparation. All new SFR and duplex plans should reference these codes. Amendments to adopted codes are at the City web-site http://www.tucsonaz.gov: Planning, Building, & Business; under the Building topic; Building Ordinances and Codes ; Building Codes GENERAL NOTES: " Clarify the page number (sheet #2) shown on the Roof Layout Plan. " Revise the Inclusive Home Design sheet #1 showing thermostat height no more than 48" (item #7). " All SFR and Duplex plans submitted after March 1, 2009 require a solar water system, or future installation preparation with one of the following provisions: control and ¾" piping for water with rooftop termination; 3" metallic sleeve; or an accessible attic (clear path 30" wide x 30" high) over the water heater. " All SFR and Duplex plans submitted after July 1, 2009 require a solar photo-voltaic system, or future installation preparation with the following provisions: 1. A 4 square feet area for (meter, disconnect & inverter) equipment adjacent to the electrical service panel or near the proposed collector panel space. 2. The best roof space available for accommodating PV solar collector panels with capacity for collector dead loading (typically 4 lbs/SF). 3. A minimum 3,800 volt-ampere PV electrical load entry on the Service Load Calculation (Show as a continuous load of 15.8 A). 4. An Electrical Panel Schedule with a 240 volt circuit breaker space labeled "reserved for Photo Voltaic". SITE PLAN: 1. Clarify the location of Keynote items D and I, R106.1.1. FOUNDATION PLANS: 1. Revise the Foundation Plan notation requiring "Building Inspector" corrective measures, R301.1. The plans may not place burden upon the Building Inspector. 2. Provide a Garage door landing at 2868 exterior door. A landing must be at least as wide as the door it serves and 36" in the direction of travel, R311.4.3. 3. Revise the Alternate Braced Wall Panel notation (sheet #2, 3 & 5) with a device and an installation method that provides the required 1800 LBS uplift capacity, R602.10.6. The PAHD42 is rated less than required 1800 LBS when installed with end distance less than 8". FLOOR PLANS: 1. Show a maximum ½" floor elevation change at a notated accessible route on the floor plan, R106.1.1. 2. Show the door from a garage to dwelling with a 20-minute fire rating (or 1-3/8" solid core) with self-closing and self-latching provision, 2006 IRC Amendment section 309.1. STRUCTURAL PLANS: 1. Provide complete roof framing plan. Show the TJI joist depth over the Kitchen area, R301.1. 2. Show interior wall line bracing at intervals not exceeding 35' (50' exception) from exterior wall lines, R602.10.1.1. Interior Braced Wall Panels are required on wall between Kitchen/Dining rooms and the Office/Bathrooms. Also, between Garage and dwelling. SECTIONS - DETAILS: 1. Clarify the inconsistent Porch rafter sizes shown on the Roof Framing Plan and Detail #11, 12 & 14/7, R106.1.1. 2. Clarify the placement of Mission Tile shown on Section "B" sheet #8, R106.1.1. 3. Show the size and placement of Roof Venting required by the Venting Calculation sheet #3, R106.1.1. 4. Show the ceiling gypsum board as either 5/8" or ½" sag resistant when applied to 24" o/c ceiling framing, IRC table R702.3.5 footnote d. 5. Show fiber-cement board or glass mat gypsum backers for tiled walls in tub and shower areas, R702.4.2. PLUMBING PLANS: 1. Show a provision for a future solar water system, City of Tucson Ordinance #10549. 2. Provide water hammer arresters wherever quick-closing valves are installed in a water distribution system. The devices should conform to ASSE 1010-2004. Water hammer arresters are required for clothes washer, dishwasher and refrigerator water connections, IRC P2903.5. 3. Provide the developed length and average pressure for determining the service pipe size between the meter and water heater, IRC P2903.6. 4. Show a clean out at the kitchen sink area UPC 707.4 W/ State amendment. MECHANICAL PLANS: 1. Show recognized code references 2006 IRC. Clarify note #11. Also, clarify circuit description for #28. 2. Show supply and return ducts with minimum R-8 insulation (includes vented attics) except when completely located inside the thermal envelope, R1103.2.1. Show R-4.2 insulation when ducts are located in an unconditioned space (chase) inside the thermal envelope, IECC 503.2.7 (City of Tucson Amended). 3. Appliances located in a garage or carport require impact protection, M1307.3.1. 4. Show dryer vent size and location for venting to exterior, M1501. 5. Provide return air duct and register sizes (Unit #2) meeting minimum requirements of 72 SQ IN/ ton, M1602. Minimum duct/register size: heat pump or air conditioner - 6 SQ IN per 1,000 BTU, M1403.1 (1 ton cooling = 12,000 BTU). ELECTRICAL PLANS: 1. Remove the Electrical Plan sheet #10. 2. Smoke alarms are required outside each separate sleeping area, R313.2. 3. Specify recessed lighting with 3" separation from combustibles or IC listing, R808, and compliance with energy efficiency leakage, N1102.4.3. 4. Show the ampacity (20A) for circuit #10 & 12, E3304.11 & E3606.2 5. Add a double breaker space for future Photo Voltaic on the panel schedule, E3304.11 & E3606.2. 6. Show the location of the panel on the Electrical Plan, E3501.6.2 & E3605.8. 7. Show the location of a typical electrical panel on the Electrical Plan with 4 square feet of clear area for future Photo Voltaic equipment, E3501.6.2 & E3605.8. 8. Revise the electrical load calculation showing a minimum 3,800 volt-ampere or 16 Ampere 100% entry for future Photo Voltaic equipment, E3502.2. 9. Show Bathroom receptacles on a separate 20 AMP circuit (dedicated) with outlets at no other locations, E3603.4. Show circuit #10 at each bath receptacle. 10. Designate the circuit number at the location of each light fixture, receptacle, appliance and equipment disconnect switch, E3603.5. Show circuit #1 & 3. 11. Show receptacle outlet not more than 12" below the island countertop with the countertop not extending more than 6" beyond the receptacle surface, E3801.4.5 Except. Notate the mounting height of the Kitchen island receptacle. 12. Show a receptacle outlet within 3' of each lavatory basin in the Bedroom #1/2 Bath and Master Bathroom, E3801.6. 13. Show a GFCI receptacle outlet on the same level within 25' of exterior HVAC equipment, E3801.11. 14. Transformers (Class 1, 2 & 3) may not be located in clothes closets or attics, E4202.3 (City of Tucson Amended). OUTDOOR LIGHTING CODE 1. Show compliance with City of Tucson Outdoor Lighting Code; the total property lighting limit for area E3 (not E1C) is 55,000 lumens per acre and the unshielded limit for area E3 is 12,000 lumens per acre. Include all exterior fixtures on the property in the calculations. Separately show the fixture wattage both full cut-off and unshielded styles for determining exterior lighting limits. Review guidance: http://www.tucsonaz.gov/dsd/Tucson_Lighting_Code.pdf If you have any questions please contact: Ken Van Karsen (520) 837-4912 City of Tucson Residential Plan Review |
Final Status
| Task End Date | Reviewer's Name | Type of Review | Description |
|---|---|---|---|
| 10/09/2009 | CPIERCE1 | OUT TO CUSTOMER | Completed |
| 10/09/2009 | SUE REEVES | REJECT SHELF | Completed |