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Permit Review Detail

Permit Number: T17CM00179
Parcel: 136326550

Review Status: Completed

Review Details: RESIDENTIAL - BLDG/WWM

Permit Number - T17CM00179
Review Name: RESIDENTIAL - BLDG/WWM
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
01/10/2017 DAVID RIVERA ZONING REVIEW Reqs Change FROM: David Rivera For Steve Shields - Principal Planner
Zoning Review Section


PROJECT: T17CM00179
Site Review (1st Review)
New SFR in Highland Trails Lot 42

TRANSMITTAL DATE: January 10, 2017

DUE DATE: January 20, 2017

COMMENTS: Please resubmit revised drawings and any redlined plans along with a detailed response letter, which states how all Zoning Review Section comments were addressed.

1. Comment: Zoning has reviewed the proposed SFR development on Lot 42 of Highland Trails and while the proposed development meets the development criteria and Development limits (location) as approved on the Tentative Plat Zoning cannot approve the plans at this time. Once the Engineering and Landscape reviewers have reviewed and approved the plans zoning will also approve the plans.
2. It is acknowledged that the building setback along the street frontage is meeting the minimum requirement. Zoning is requesting that the proposed street setback based on the building location be labeled on the site plan.
3. Zoning is willing to review and approve the plans over the counter once engineering and landscape have approved the plans.

If you have any questions about this transmittal, please Steve Shields, (520) 837-4956 or Steve.Shields@tucsonaz.gov

You can contact David Rivera on Tuesday or Wednesday at 837-4957 or email at David.Rivera@tucsonaz.gov

RESUBMITTAL OF THE FOLLOWING IS REQUIRED: Revised site plan
01/12/2017 ANDREW CONNOR NPPO REVIEW Reqs Change Unified Development Code
Add the following notes to the Grading/Site plan
5.2. HILLSIDE DEVELOPMENT ZONE (HDZ)
Vegetation Retention and Revegetation
a. Vegetation Retention
(1) Existing viable and transplantable trees with four inch or greater trunk diameter and cacti shall be preserved in their original locations, except for building sites and access and utilities serving building sites.
(2) When retention of the above trees and cacti in their original locations is not possible due to building site location, the trees and cacti shall be salvaged and replanted in areas requiring revegetation, whenever possible.
b. Revegetation
All cut or fill slopes that are no steeper than three horizontal to one vertical and all utility trenches or septic leaching fields that are not located in parking or driveway areas shall be revegetated in compliance with the following standards:
(1) All plants used in revegetation shall be the same as the native vegetation on the site prior to grading or clearing or any adjacent site; and,
(2) Revegetation shall be accomplished with the following minimum standards for plants:
(a) Desert trees, a minimum of 15-gallon size with a minimum trunk diameter of two inches measured at the soil level, or large specimen cactus shall be placed at the same vegetation density found on the site prior to any clearing, grubbing, or grading; and,
(b) Seeds for trees, desert shrubs, and grasses shall be planted with a density adequate to control erosion and may use one of the following methods of planting: Raked into the soil with appropriate mulch materials; hydroseeding; anchored mulches; or established on jute, rolled straw, or similar material. Another method may be approved by PDSD.
(3) A temporary watering system shall be installed until the revegetation materials are established.
3. Slope Stabilization
All slopes steeper than a ratio of three horizontal to one vertical, with the exception of retaining walls, shall be stabilized with properly engineered stone riprapping or sculptured rock as follows:
a. Stone riprapping shall be hand-placed on the slope;
b. The stabilizing material used shall blend with the natural appearance of the site or lot and the surrounding terrain; and,
c. Vegetation retention and revegetation should be used in conjunction with riprapping.
01/17/2017 LOREN MAKUS ENGINEERING REVIEW Reqs Change A complete Grading DP must be submitted and approved. The grading plan must include cut and fill quantities and must demonstrate compliance with the Hillside Development Zone requirements as shown on the Tentative Plat.
01/23/2017 KEN BROUILLETTE FIRE REVIEW Approved
02/06/2017 KEN VAN KARSEN BUILDING-RESIDENTIAL REVIEW Reqs Change T17CM00179

PLAN REVIEW COMMENTS

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, please provide two sets of 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 2012 International Residential Code and 2012 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. A dwelling unit providing complete independent living facilities requires compliance with design ordinances for handicap provisions, solar water, photo-voltaic and gray water preparations. Design Ordinances adopted by the City of Tucson.
2. All SFR and Duplex plans submitted 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 SFR and Duplex plans submitted after July 1, 2009 require a solar photo-voltaic system, or future installation preparation City of Tucson Ordinance #10549 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". See electrical comments.
4. All construction drawings submitted after June 1, 2010 for one- or two-family dwellings must provide gray water utilization or preparation, Ordinance #10579/11089 revised July 9, 2013. One story dwellings must have a gray drain line discharge. Additional gray fixture drains are optional. When the clothes washer is not near an exterior wall show a bathing fixture drain looped 3' beyond an exterior wall below grade before connection to the building drain. See details at http://pdsd.tucsonaz.gov/files/pdsd/codes-ordinances/Grey_Water_Options_FINAL_.pdf

SITE PLAN:

1. Indicate the location of utility meters and gas, water and electric lines from property line to building, R106.1.1. Show the point of connection of proposed lines to the service lines for verifying correct sizes and necessary upgrades.

FLOOR PLANS:

1. Show a maximum ½" floor elevation change at a notated accessible route entrance on the floor plan, R106.1.1.

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 (closed cell spray or rigid board tight to the roof sheathing), R806.5. This condensation control provision is necessary for code compliance, and may be a single layer of air-impermeable insulation, or layered with batt insulation for achieving the total required roof R-value.

MECHANICAL PLANS:

1. Provide (an HVAC system with) whole-house mechanical ventilation with continuous or a minimum controlled intermittent airflow rate, R303.4 & M1507.3. Show a source

ELECTRICAL PLANS:

1. Update the panel schedule showing actual ampacity and wire size, E3404.12 & E3706.2 and E3702.2. Not all circuits function with a 20A rating.
2. Protect all interior 15A & 20A proposed outlets (except garage, kitchen, and bathrooms) including receptacles, lights and smoke detectors with combination type arc-fault circuit interrupters, E3902.12.
3. Provide notation requiring tamper resistant receptacles for 125 volt, 15A and 20A receptacles, R4002.14.
4. Show or notate a disconnect means or a locking breaker for the water heater, E4101.5.
5. Specify high-efficacy lamps for at least 75% of all lighting fixtures, N1104.1.

OUTDOOR LIGHTING CODE

1. Show compliance with City of Tucson Outdoor Lighting Code; the total property lighting limit for area E3 is 55,000 lumens per acre and the unshielded limit for area E3 is 11,000 lumens per acre. Update and include all 6 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.

INTERNATIONAL ENERGY CONSERVATION CODE:

1. Tucson is in climate zone 2B. Show compliance with a solar heat gain coefficient SHGC minimum value of 0.25, N1102.1. Update sheet CS.
2. The simplified prescribed energy values for glazing is U=0.40, skylights U=0.65, ceiling R=38 and framed walls R=13, N1102.1. Show a means of achieving the prescriptive values at each assembly on the plans, or show overall compliance if using less than prescribed component values by providing a RES check calculation.

If you have any questions please contact:
Ken Van Karsen
(520) 837-4912
City of Tucson Residential Plan Review
02/07/2017 GERRY KOZIOL WWM REVIEW Approved

Final Status

Task End Date Reviewer's Name Type of Review Description
02/08/2017 KROBLES1 OUT TO CUSTOMER Completed