Permit Review Detail
Review Status: Completed
Review Details: RESIDENTIAL - BLDG/ZONING/ENGINE/NPPO
Permit Number - T20CM09155
Review Name: RESIDENTIAL - BLDG/ZONING/ENGINE/NPPO
Review Status: Completed
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 01/04/2021 | ANDREW CONNOR | NPPO | REVIEW | Passed | |
| 01/12/2021 | KEN VAN KARSEN | BUILDING-RESIDENTIAL | REVIEW | Reqs Change | T20CM09155 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 REQUIREMENTS: Consolidate pages of construction plans into a single .PDF file as prescribed at the PDSD web site. https://www.tucsonaz.gov/pdsd/online-permits 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 6. Each dwelling unit building requires a street address and a separate permit, R319. Indicate unit A and B on the site plan. SITE PLAN: 1. Indicate the location and size of buildings, utility meters and gas, water, electric and sewer or septic lines from property line to building, R106.1.1. FOUNDATION PLANS: 1. Show interior braced wall panels with foundation anchor bolt connection to bottom plates, R602.10.8.3 and R403.1.6. FLOOR PLANS: 1. 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. 2. Individual dwelling units in duplexes must be separated by 1-hour fire-resistance rated assemblies from floor to bottom of roof sheathing, R302.3. Update keynote #10/A5 showing 5/8” Type ‘X’. STRUCTURAL PLANS: 1. Identify each wall line needed for enclosing a complete rectangle with sides no greater than 60’, Figure R602.10.1.1. A duplex usually has braced wall panels at the separating wall line when each unit is less than 60’ in dimension. 2. Show interior braced wall panels with foundation anchor bolt connection to bottom plates, R602.10.8.3 and R403.1.6, and roof connections, R602.10.8.2 compliant. SECTIONS - DETAILS: 1. 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. PLUMBING PLANS: 1. Show an individual accessible (exterior) water supply shut off for each dwelling unit, P2903.9.1. MECHANICAL PLANS: 1. Provide (an HVAC system with fresh air intake) whole-house mechanical ventilation, or controlled exhaust with a calculated airflow rate, R303.4; N1103.6 & M1505.4. Show the system and appropriate flow rate setting on the plans. A two or three bedroom dwelling of 1501 – 3000 SF requires a 60 CFM continuous setting. 2. Provide demand calculations in accordance with Manual J/S/D standards, M1401.3, M1601.1. Systems shall be sized in accordance with Manual S based on building loads calculated in accordance with Manual J and duct systems sized in accordance with Manual D. Notate if the mechanical system calculations may be provided by deferred submittal. ELECTRICAL PLANS: 1. Clothes Washer and Dishwasher GFCI: receptacles require readily accessible protection typically from an upstream device, E3902.9 & 10. Add notation to plans. 2. Eliminate confusion for E3902.16 compliance. Update the AFCI notation only appearing at bedroom receptacle symbols as this feature is required throughout the dwelling as indicated at note #30. 3. Show or notate a disconnect means or a locking breaker for the water heater, E4101.5. 4. Specify high-efficacy lamps for at least 90% of all lighting fixtures, N1104.1. Update note #33. 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. Adjustable security light fixtures are unshielded, not FCO. INTERNATIONAL ENERGY CONSERVATION CODE: 1. Energy Certificate: (Mandatory) place near the indoor furnace or in utility room, N1101.14. Add notation to plans. If you have any questions, please contact: Ken Van Karsen (520) 837-4912 City of Tucson Residential Plan Review |
| 01/21/2021 | ELISA HAMBLIN | ZONING | REVIEW | Reqs Change | FROM: Elisa Hamblin, AICP PDSD Zoning Review PROJECT: T20CM09155; New Duplex Building Plans (1st Review) 1426 S Curtis Av – R-2 Zone TRANSMITTAL DATE: January 21, 2021 COMMENTS: Please resubmit revised drawings and any redlined plans along with a detailed response letter, which states how all Zoning Review comments were addressed. 1. Provide a plot plan that meets minimum standards. Remove reference to “Lot 4”. Provide lot coverage, which includes building area and vehicle use area only. An example plot plan with instructions can be found online: https://www.tucsonaz.gov/files/pdsd/forms/Residential_Plot_Plan_Requirements.pdf 2. Correct and clarify elevation drawings. Wall height needs to be dimensioned from design grade (not finished floor) to the top of the wall. Label elevations with directions (north, south, east, west) to determine which portion of the lot they relate to. 3. The minimum setback in the R-2 zone is 6 ft or 2/3 the wall height, whichever is greater. The rear (south) elevation is illustrated with a +/-12 ft wall height, which would require an 8 ft setback to the south. If the height is less than 12 ft, signify and provide accurate setback. Correct on plot plan or submit for a Design Development Option (DDO) to request reduced setbacks. https://www.tucsonaz.gov/files/pdsd/forms/DDO_for_Setback_and_Height_UDC_8.11.20.pdf 4. The floor plan illustrates 2 units with 3 bedrooms each. This would require a total of 5 parking spaces and trigger commercial parking lot standards. A commercial parking lot requires all maneuverability on site, paved surface, and landscaping. If unable to provide for commercial parking standards, reduce the total number of bedrooms to 5. If you have any questions about this transmittal, please contact me at Elisa.Hamblin@tucsonaz.gov. RESUBMITTAL OF THE FOLLOWING IS REQUIRED: revised building plans |
| 01/21/2021 | EHAMBLI1 | ENGINEERING | REVIEW | Passed |