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Permit Review Detail

Permit Number: T20CM05557
Parcel: 11457063P

Review Status: Completed

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

Permit Number - T20CM05557
Review Name: RESIDENTIAL - BLDG/ZONING/ENGINE/NPPO
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
08/28/2020 ANDREW CONNOR NPPO REVIEW Reqs Change 7.7. NATIVE PLANT PRESERVATION

7.7.3. APPLICABILITY
The provisions of this section apply to all development as listed below.
A. New Development
All new development proposed in the City of Tucson shall comply with the standards of this section.
Single-family residential development on lots recorded after March 24, 1997.
Lot was created on 05/30/2000.
7.7.4. GENERAL PROVISIONS AND STANDARDS
A. Submittal Requirements
A Native Plant Preservation Plan in accordance with Section 2-12.0.0 of the Administrative Manual is required for all projects under the applicability of this section.
Professional Expertise
Preparation of all elements of the Native Plant Preservation Plan and on-site monitoring as required under Section 7.7.5.C.5, On-Site Monitoring, must be performed by a plant professional, such as:
1. An arborist certified by the International Society of Arboriculture;
2. A landscape architect; or,
3. A horticulturist, biologist, or botanist with a minimum B.A. or B.S. in an appropriate arid environment natural resource field.

Submit NPP plan or Application for Exception.
08/30/2020 LOREN MAKUS ENGINEERING REVIEW Reqs Change 1. A grading permit development package is required for this project. Please submit a complete grading plan along with the development package application.
2. Include cut and fill quantitites on the plan sheets.
3. Clearly indicate existing and proposed spot grades at representative locations throughout the project area.
08/31/2020 KEN VAN KARSEN BUILDING-RESIDENTIAL REVIEW Reqs Change T20CM05557
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 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.

GENERAL COMMENTS:

1. A dwelling unit providing complete independent living facilities requires compliance with design ordinances for handicap, solar water, photo-voltaic and gray water preparations. Design Ordinances adopted by the City of Tucson.
2. 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.
3. 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.
4. 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 .
a. Show a minimum 300 SF clear solar-ready zone on a roof or framing plan, T103.3. Model plans should show four typical south facing roof surfaces.
b. Label a double breaker space for future Photo Voltaic on the panel schedule opposite end from the main/supply side, T103.9.
5. When the clothes washer is not near an exterior wall show a gray water bathing fixture drain looped 3’ beyond an exterior wall below grade before connection to the building drain. See details at https://www.tucsonaz.gov/files/pdsd/codes-ordinances/Grey_Water_Options_FINAL_.pdf

FLOOR PLANS:

1. Show a maximum ½” floor elevation change at a notated accessible route entrance on the floor plan, R106.1.1. Include the threshold condition at the vehicle doorway or an exterior hinged door when the garage is used for the accessible route.

SECTIONS - DETAILS:

1. Clarify the placement of ceiling/roof insulation for determining the need for attic ventilation, R806.
2. 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.
3. A vented attic space requires a calculation for showing the attic ventilation opening size using 1 to 150 of attic area in compliance with R806.2. Provide appropriate upper and lower space vents when applying the reduced area calculation. Account for the existing attic space if removing or blocking existing vents.

ELECTRICAL PLANS:

1. Smoke alarms are required outside each separate sleeping area, R314.3.2. Show a smoke alarm in each bedroom and outside in the immediate vicinity. In addition to within bedrooms add a detector in the hallway to bedroom which may be combined with a carbon monoxide detector.

If you have any questions, please contact:
Ken Van Karsen
(520) 837-4912
City of Tucson Residential Plan Review
09/03/2020 JPEELDA1 FIRE REVIEW Approved
09/11/2020 ALEXANDRA HINES ZONING REVIEW Reqs Change 1. In SR Zone, 1 unit maximum no matter the overabundance of lot size per UDC 6.3-1.A. Redesign guest house kitchen. A full fridge, oven, stove, double bowl sink classify the space as a unit.
2. 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 per UDC 6.6.3.A. Redesign guest house kitchen to classify as sleeping quarters.
3. Accessory structures (i.e. guest house and cabana) shall not exceed 12 feet in height (from design grade, not finish floor), unless attached to a principal structure. If attached (i.e. support 20lb live load with min. 5ft wide walk area) to the principal structure, maximum height permitted shall be the same as for the principal structure per UDC 6.6.3.C, Redesign.
4. Provide height dimensions from design grade on elevations.
5. 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 per UDC 6.6.3.D. Note, proposal is compliant since cabana is open and not enclosed.
6. Your application was separated into several permits. Since the guest house and cabana can only be accessory to the main dwelling unit, you can process under one permit. Note, the pool is a separate permit to process. If you would like one permit, and intend to construct at same time, then please provide request to withdraw letters for the other two permits. We will add the guest house, T20CM05558, and cabana, T20CM05561, into the dwelling unit, T20CM05557, permit.

Redesign to comply or obtain approved variances. View UDC 3.10.3 and application at https://www.tucsonaz.gov/pdsd/all-application-forms-submittal-requirements.

Alexandra Hines
alexandra.hines@tucsonaz.gov