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Permit Review Detail
Review Status: Completed
Review Details: RESIDENTIAL - BLDG/ZONING/ENGINE/NPPO
Permit Number - T21CM02838
Review Name: RESIDENTIAL - BLDG/ZONING/ENGINE/NPPO
Review Status: Completed
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 04/05/2021 | SBLOOD1 | ENGINEERING | REVIEW | Passed | |
| 04/19/2021 | STEVE SHIELDS | ZONING | REVIEW | Reqs Change | PDSD TRANSMITTAL FROM: PDSD Zoning Review PROJECT: T21CM02838 339 N Highland Ave New Guest House (1st Review) TRANSMITTAL DATE: April 19, 2021 This site is located in the R-2 zone (UDC 4.7.9). A single-family residence is a permitted use in this zone (Table 4.8-2) subject to Use Specific Standards 4.9.7.B.6, .9, & .10 1. Address 339 N Highland Ave does not match the parcel number, 124-08-1810, shown on the plan. The parcel number for 339 N Highland Ave is 124-08-0810. 2. The parcel dimensions shown on the plan do not match the dimensions for parcel 124-08-0810. Per the Assessor’s record map the north/south dimension is 40’ and the east/west is 75’. These dimensions also reflect the legal description DRAKES S40' LOTS 13 14 & 15 BLK 16 3. Per UDC TABLE 6.3-2.A: DIMENSIONAL STANDARDS FOR THE R-1, R-2, R-3, MH-1, & MH-2 ZONES, R-2 ZONE, the minimum lot size in the R-2 Zoning for a parcel with two (2) dwelling units is 5,808 sq. ft. Based on a lot that is 40, x 75’ this parcel is only 3,000 sq. ft. and is considered non-conforming. A Board of Adjustment for Variance or a rezoning is required to allow the 2nd dwelling unit. Additional comments maybe forth coming once the lot dimension issues area addressed. If you have any questions about this transmittal, please contact Elisa Hamblin at Elisa.Hamblin@tucsonaz.gov. |
| 04/19/2021 | SSHIELD1 | NPPO | REVIEW | Passed | |
| 04/21/2021 | KEN VAN KARSEN | BUILDING-RESIDENTIAL | REVIEW | Reqs Change | T21CM02838 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 updates; revisions are processed if changes occur after the permit is issued. 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: A new dwelling unit (includes a kitchen) requires collection of development impact fee when the building permit is processed, City of Tucson Ordinance #11203. Each dwelling unit building requires a separate street address, R319 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 SITE PLAN: 1. Indicate the location of buildings, utility meters and gas, water, electric and sewer or septic lines from property line to building, R106.1.1. Show the point of connection of proposed lines to the utility service for verifying correct sizes and necessary upgrades. FLOOR PLANS: 1. Show a maximum ½” floor elevation changes 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, 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. 2. Detail #1/6 shows a floor height of 18”. May be changed to a minimum of 6”. PLUMBING PLANS: 1. Show an individual accessible water supply shut off for each dwelling unit, P2903.9.1. 2. Provide the water pipe diameter between the meter and shut off valve in compliance with P2903.7. A minimum 1” service pipe is required for supplying water to more than 9.5 fixture units. 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 under 1501 SF requires a 45 CFM continuous setting. ELECTRICAL PLANS: 1. Update the 2012 code reference at the Electrical Plan label on sheet #5. 2. Show service meter on a Riser Diagram for each dwelling (dual pack). A feeder is required for serving the guest house dwelling from the meter panel, NEC 225.30 and E3403. 3. Show two or more 2O AMP small appliance circuits at the kitchen countertop receptacle outlets; they may also serve the breakfast room and dining room, but not other locations, E3703.2 and E3901.3. 4. Clothes Washer and Dishwasher GFCI: receptacles require readily accessible protection typically from an upstream device, E3902.9 & 10. Add notation to plans. 5. Show or notate a disconnect means or a locking breaker for the water heater, E4101.5. 6. Specify high-efficacy lamps for at least 90% of all lighting fixtures, N1104.1. INTERNATIONAL ENERGY CONSERVATION CODE: 1. Energy Certificate: (Mandatory) place near the indoor furnace or in utility room, N1101.14. Add notation to plans. Please contact the plans reviewer if you have any questions: Ken Van Karsen (520) 837-4912 PDSD-Residential@tucsonaz.gov City of Tucson Residential Plan Review |