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Permit Review Detail

Permit Number: T17CM07527
Parcel: 13310007J

Review Status: Completed

Review Details: RESIDENTIAL - BLDG/ZONING/ENGINE/NPPO

Permit Number - T17CM07527
Review Name: RESIDENTIAL - BLDG/ZONING/ENGINE/NPPO
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
10/12/2017 DAVID RIVERA ZONING REVIEW Reqs Change FROM: David Rivera
PDSD Zoning Review Section

PROJECT: T17CM07527
Single Family Home, Attached Sleeping Quarters, and Detached Sleeping Quarters - (1st Review)
1260 N Speedway Place

TRANSMITTAL DATE: October 12, 2017

DUE DATE: October 18, 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 SFR building plans for compliance with the UDC 4.8.3 - Table 4.8.1 and Table 6.3-1.A as it relates to the development criteria for a single family dwelling in an RX-1 Zone.

Address the following zoning comments and re-submit for plan review.

All text and dimensions shall be a minimum of three-thirty-seconds inches in height to assure the plan will be legible during review and when digitized and/or reduced for archiving. Revise the text and dimensions on the site plan that do not meet the minimum height.

2. COMMENT: Label the recordation information for the PUE and ingress/egress easement.


3. COMMENT: Label the adjacent zones on the site plan sheet: the zone to the east is RX-2, to the south is R-2, to the west is RX-1, and to the north is RX-1.


4. COMMENT: In the RX-1 Zone only one dwelling per lot is allowed. This project proposes to include a single family dwelling with an attached Sleeping Quarters and a detached Sleeping Quarters structure. An accessory building shall not be a dwelling unit but may be a building that is used as sleeping quarters by the residents of the dwelling unit in accordance with Sections 6.6.1.A and B. The sleeping quarters may include bedrooms, bathrooms, and a sitting room, provided the building complies with Section 6.6.1.C and is not the dominant use of the property;

Accessory structures shall not exceed 12 feet in height, unless attached to a principal structure. If attached to the principal structure, maximum height permitted shall be the same as for the principal structure; and,

The total gross floor area (gfa) of all accessory structures shall not exceed 50% of the gfa of the principal structure. Accessory structures less than 200 square feet gfa are exempt from this requirement.

Sleeping quarters are considered accessory uses to the Principal Use and are limited in size and height when detached and are not allowed to have a kitchen.


5. COMMENT: The attached sleeping quarters includes a Double Bowl Sink and Full size refrigerator which is not allowed in the accessory structure whether attached or detached. Sleeping quarters can have an under the counter mini refrigerator and one single bar bowl sink. Revise the attached sleeping quarters to show a single bar bowl sink and under the counter mini refrigerator


6. COMMENT: The zoning comments are minor and the revised plans could be reviewed over the counter by Zoning and approve the plans assuming there are no outstanding items that need to be addressed.


If you have any questions about this transmittal, Contact David Rivera on Tuesday or Wednesday at (520) 837-4957 or by email David.Rivera@tucsonaz.gov or contact Steve Shields, (520) 837-4956 or Steve.Shields@tucsonaz.gov

RESUBMITTAL OF THE FOLLOWING IS REQUIRED: Revised Plans
10/13/2017 ANDREW CONNOR NPPO REVIEW Reqs Change 7.7. NATIVE PLANT PRESERVATION
4.5 Set Aside Submittal
The requirements of the Environmental Resource Report shall be fulfilled in the assessment of the area(s) of natural resource to be set aside as undisturbed natural open space in lieu of performing a Native Plant Inventory, Analysis, and Plant Preservation and Salvage Plan. Delineate the natural resource values for areas on the site and the area(s) to be set aside which will be platted as NUOS.
Where the protected area is on property that remains under the ownership of a single person or entity following the development, the protected area shall be protected through a conservation or public easement or other legal restriction upon further development.
Indicate NUOS area in a surveyable manner on a recorded document.
10/25/2017 PIMA COUNTY BUILDING-RESIDENTIAL REVIEW Reqs Change T17CM07527 - PLAN REVIEW COMMENTS
Reviewer: Chris Anderson, October 24, 2017
BUILDING – RESIDENTIAL
On sheet CS, Building Codes, delete “2012 International Green Construction Code.” This is not a code adopted by the City of Tucson.
On sheet SP there is text that is too small. The City of Tucson requires all text (upper and lower cases) to be minimum 3/32” in height.
On site plan, sheet SP, show all site utilities runs, including water and meter, electric and gas (if any). Ref. 2012 IRC R106.1.1.
All entries on the floor plan, sheet A-1, have steps. Per the adopted Inclusive Home Design Ordinance 1003.2 there shall be at least one accessible entrance to the dwelling. Identify the accessible entrance on the floor plan. If one of the exterior swing doors is to be the accessible entrance, add a note to that porch slab that is shall be level with the dwelling floor slab and the threshold shall be no more than ½” high. If the accessible entrance is to be through the garage, revise the foundation plan so there is no level change between garage floor and dwelling floor. Ref. Inclusive Home Design Ordinance (IHDO) 303.2-3.
To accommodate the accessible entries at front porches, add a detail to sheet SD for a concrete or cmu foundation curb that is minimum 2” high. This would be used for the walls either side of the accessible entry door, allowing the stucco weep screed to be located at or below the foundation plate line and minimum 2” above the porch slab. As an alternate to the curbed foundation, provide a trench drain along the foundation with floor that is minimum 2” below the weep screed and with lip that is minimum 1” away, horizontally, from the weep screed leading edge. Ref. 2012 IRC R703.6.2.1.
User passage doors shall have a clear opening of 30-inches minimum. For swing doors, measure from face of door to the stop. 2’-6” wide doors, as shown on the floor plan, will not satisfy this requirement. Ref. IHDO 1003.5.2.
Remove floor plan note P. It is not the contractor’s responsibility to design this project. The designer shall ensure that all information shown is code-compliant.
Add note to sheet A-1 that blocking is to be provided in bathroom walls for future grab bars on the rear wall and side wall closest to water closets. Ref. IHDO 604.5 and 1003.11.2.
Modify floor plan note F on sheets A-1 and A-2 so that maximum SHGC = 0.25. Ref. 2012 IRC Table N1102.1.1.
Bedroom windows shown on exterior elevations, sheets A-3 and A-4 all scale at 48” above floor level for sill heights. Please label emergency escape and rescue openings and add the required 44” maximum sill height dimension for emergency escape and rescue openings on the elevations. Ref. 2012 IRC R310.1.
Change “Fences” in General Exterior Elevation Note I to “Fenestration”.
Add 2x pressure treated sole plate on detail 3/AD, and add a 2” min. dimension from bottom of weep screed to exterior slab line. Ref. 2012 IRC R703.6.2.1.
If the accessible entry is not inside the garage, add a detail marker for curbed foundation to foundation plan, sheet S-1, either side of the door opening. Ref. 2012 IRC R106.1.1.
Window and door opening headers shown on the framing plan for openings greater than 5’ shall be (2) 2x10 instead of (2) 2x8 to comply with prescriptive 2012 IRC Table R502.5(1).
What is the ** notation shown on shear wall markers, sheet S-4?
Although this building is continuously sheathed, braced wall panels meeting the length and spacing requirements of R602.10 are required (2012 IRC Fig. R602.10.5). Since no calculations for required bracing per braced wall lines are provided (R602.10.3) which could then be laid out according to Table R602.10.5 on the plan, we must assume that braced wall panels must be minimum 48” long. Braced wall panels shall started a maximum 10-feet from ends of braced wall lines and shall be spaced a maximum of 20-feet apart (R602.10.2.2). The end conditions for braced wall lines shall conform to Figure R602.10.7. Please see my marked up locations for braced wall panels on returned sheets A-1 and A-2. If the intent is for all edges of all exterior panels to be blocked and nailed, then locations of the braced wall panels are not required to be shown on the braced/shear wall plan, and the plan is ok with the following exceptions:
Hold downs locations and capacities must match, at a minimum, what is marked on returned sheets A-1 and A-2 to comply with required portal frame locations and with braced wall line end conditions shown on Figure R602.10.7;
Portal frames will be required as shown on the marked up plans;
An interior braced wall line will be required since the building is longer than 60-feet. See the logical location for this wall on the returned plan, sheet A-1, and include it on the braced/shear wall plan, sheet S-4. The shear wall schedule already shows the correct interior braced wall construction as “P2”. Please key “P2” to the plan. Ref. 2012 IRC Table R602.10.1.3.
Why are braced wall panels noted in specification sheets AN (Lateral Bracing Requirements) and AS (Framing Note 4) as LIB method let-in bracing? This building is continuously sheathed and the shear wall schedule on sheet S-4 conflicts with the requirement for let-in bracing.
Shear/brace note D on sheet S-4 is incorrect. Window openings shall not encroach into the required length of braced wall panels. Ref. 2012 IRC Fig. R602.10.5.
Please edit the hold down schedule, sheet S-4 to reflect comments above. I do not understand the two columns in this schedule regarding required capacities depending on locations. Where is this information found in the 2012 IRC? Please simplify by only giving the capacities indicated in the Code figures referenced above.
Add a detail for portal frame with hold-downs to sheet S-2 so that the contractor will have the information he needs to construct the portal frames. Ref. 2012 IRC Fig. R602.10.6.2.
Please delete the table in detail 16/SD showing the number of king and trimmer studs required. This information in this table is dependent on the width of the building and may not be correct in all cases. However, the notation included at each opening on the framing plans is correct for these buildings. Ref. 2012 IRC Table R502.5(1).
ELECTRICAL – RESIDENTIAL
Please label circuits at each receptacle outlet and light fixture on electrical plans. There is no way to tell if conditions of the Code have been met without circuiting. Ref. 2012 IRC R106.1.1.
Add at least one receptacle outlet at the kitchen peninsular countertop space. Ref. 2012 IRC E3901.4.3.
There are notes on the electrical plan that do not meet the City of Tucson’s text requirement. All text, both upper and lower case, shall be minimum 3/32” high.
Kitchen countertops must have a minimum of two 20A appliance circuits. Ref. 2012 IRC E3703.2.
Laundry areas must have at least one 20 amp circuit for receptacle outlets and shall serve only receptacle outlets in the laundry area. Ref. 2012 IRC E3703.3.
Bathrooms shall have a minimum of one 20 amp branch circuit to supply bathroom receptacle outlets only. Ref. 2012 IRC E3703.4.
Show locations for electric water heaters with disconnects on electric plan. Ref. 2012 IRC R106.1.1.
Provide smoke detectors in every bedroom on the electric plan. Ref. 2012 IRC R314.3.
Label all electric panels and sub panels on electric plans. The one-line diagram on sheet E-2 labels main panel “A” as belonging to the guest house and sub panel “B” as belonging to the main house. Is this correct? It also says that SES “A” is existing and panel “B” is existing and that “B” is a 100 amp panel; but the panel schedules indicate that “B” is a 60 amp panel. Please explain. Ref. 2012 IRC R106.1.1.
The exterior lights are labeled on the electric plan “low pressure sodium light fixture (i.e. 150 watts incandescent light).” Low pressure sodium is not incandescent. Please provide outdoor lighting lumen calculations per the Pima County Outdoor Lighting Code, Table 401.1 for lighting area E3.
The electric load calculations for the guest house on sheet E-2 indicate that the structure is 783 SF; however the Project Information on sheet SP shows the SF as 968. Please revise the load calculations. Ref. 2012 IRC R106.1.1.
Also, the load calculations for the guest house require a 100 amp sub panel, but the title for the guest house calculations and the panel schedules show it as 60 amp. Please explain. Ref. 2012 IRC R106.1.1.
Provide provisions for future solar per City of Tucson Solar Readiness Ordinance #10549.
MECHANICAL – RESIDENTIAL
The whole house ventilation system information provided on sheets M-1 and M-2 is confusing. Key note 6 and 7 call out 50 cfm fans for bathrooms and a 70 cfm fan for the kitchen. However the “Broan Energy Star Rated Exhaust Fan” schedule on this sheet calls out entirely different cfms. And another schedule directly above the Continuous Whole House Mechanical Ventilation system Airflow Rate Requirements schedule calls out even different cfm’s for these fans. What is the intent of all this information and which is correct? Please review and modify the information. Ref. 2012 IRC R106.1.1.
The air flow schedule on sheet M-1 that is based on 2012 IRC Table M1507.3.3(1) – although the reference is incorrectly identified – shows a continuous ventilation rate of 75 CFM for a 4-5 bedroom house. But this house only has 3 bedrooms, so the continuous whole house ventilation rate is 60 CFM.
Is it your intent that there be a continuously run exhaust fan with minimum 60 CFM in the dwelling to handle the whole house ventilation requirements? If so, make this clear when modifications are made per mechanical comment 1 above. Ref. 2012 IRC R106.1.1.
There is text on sheets M-1 and M-2 smaller than 3/32”. Please enlarge to comply.
PLUMBING – RESIDENTIAL
The plumbing isometrics on sheet P-1 must be revised to show the domestic hot and cold water piping layout. Ref. 2012 IRC R106.1.1.
Include provisions for future gray water on the plumbing plan per City of Tucson Residential Gray Water Ordinance #11089.
Customer shall submit septic design documents to Pima County Development Services for review. Contact Administration at (520) 724-7576 for instructions. Also, be aware that the documents must be sealed by an Arizona engineer (they are not).
WATER - RESIDENTIAL
The Plumbing Water Fixtures calculations indicate that a ¾” water meter and 1 ¼” water service line will be required. However, for 40 PSI service water pressure, 35.1 water fixture units and a 55’ developed length, this project will require a 1” water meter and a 1 ¼” water service line per 2012 IRC Table AP201.1. Please verify the calculations and developed length (55’ appears to be short based on the configuration of the lot and distance between buildings). Also contact Tucson Water for a determination of meter size.
10/26/2017 MARTIN BROWN FIRE REVIEW Reqs Change Per section 503.2 of the 2012 International Fire Code, a fire apparatus access road shall be provided. Please review requirements of this section.
Per section 507.5, a fire hydrant shall be within 600' of all parts of the building(s). Fire sprinklers could possibly be installed to increase this distance.