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Permit Review Detail

Permit Number: T21CM04923
Parcel: 124082380

Review Status: Completed

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

Permit Number - T21CM04923
Review Name: RESIDENTIAL - BLDG/ZONING/ENGINE/NPPO
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
06/23/2021 SBLOOD1 ENGINEERING REVIEW Passed
06/28/2021 AWARNER1 NPPO REVIEW Passed
07/08/2021 STEVE SHIELDS ZONING REVIEW Reqs Change PDSD TRANSMITTAL

FROM: PDSD Zoning Review

PROJECT: T21CM04923
1333 E Broadway Blvd
Convert Garage/Workshop to 2nd Dwelling Unit (1st Review)

TRANSMITTAL DATE:

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. As you are converting an existing Garage/Workshop to habitable space and the existing structure does not meet perimeter yard setbacks to the east property line, required perimeter yard setback is 6’-0” or 2/3 the height of the exterior wall, greater of the two as measured from design grade to the highest point of the wall, at a minimum a neighbor sign off waiver is required. Provide the following text on the plot plan and have the owner of the property to the east sign and date:
My Name is____________________ and I am the owner of the property located at_______________________. I have reviewed the site plan and I have no objection to structure being located or constructed________ feet from the property line as depicted on the site plan.

Signature: _____________________________

Date: _________________________________
If you are not able to secure a neighbor sign off you will be required to go through a Design Development Option (DDO) process. The DDO application and requirements can be found at: https://www.tucsonaz.gov/files/pdsd/forms/DDO_for_Setback_and_Height_UDC_8.11.20.pdf. A DDO is a separate submittal from the building plan and shall be submitted at: https://www.tucsonaz.gov/pdsd-filedrop, using the Submission Type “Zoning Administration”. If you have questions about the DDO application or process please contact Mark Castro at Mark.Castro@tucsonaz.gov.

If you have any questions about this transmittal, please contact Elisa Hamblin at Elisa.Hamblin@tucsonaz.gov.
07/12/2021 KEN VAN KARSEN BUILDING-RESIDENTIAL REVIEW Reqs Change T21CM04923
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:

The City of Tucson adopted the 2018 IRC with amendments on 1/1/2019. Show the current code reference on the plans.

Each dwelling unit requires a separate Pima County assigned street address, R319 Show all dwelling addresses on the site plan.

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. 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. The ordinance revision now requires a gray drain line discharge from one fixture for a one story dwelling. Additional gray fixture drains are optional. Show a second clothes washer standpipe plumbed to an exterior wall above grade when feasible, or a 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. A new dwelling unit requires collection of development impact fee when the building permit is processed, City of Tucson Ordinance #11203.

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. Include the threshold condition at the vehicle doorway or an exterior hinged door when the garage is used for the accessible route.
2. Exterior walls with a fire separation distance less than 3-foot to the property line require not less than one-hour fire-resistive construction. Show compliance with R302.1 (City of Tucson Amended) by providing a section detail of materials prescribed in IBC Table 721.1(2), Items 15-1.1 to 16-1.3.
3. Roof projections extending into the 3-foot fire separation distance require not less than one-hour fire-resistive construction on the underside. Provide notation for compliance with R302.1 (City of Tucson Amended) for the altered roof overhang. An unprotected overhang may not extend closer than 24” from the property line.

PLUMBING PLANS:

1. Tucson Water Department limits flow rates for each water meter size in compliance with P2903.7. Show an appropriate yard pipe and water meter size separate from the main dwelling.

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 one bedroom dwelling under 1500 requires a 30 CFM continuous setting.

ELECTRICAL PLANS:

1. Show service meter on a Riser Diagram for each dwelling (dual pack) with a single drop from the utility. A feeder is required for serving a distribution panel for each dwelling, NEC 225.30 and E3403.
2. TEP usually requires the service panel on the property at the closest building to the service transformer.
3. Provide separation of all circuits for each dwelling unit, E3601.3. Conductors may not pass through another dwelling unit.
4. Show the overhead service conductor with an 8’ clearance above the roof, E3604.2.1. This or a new panel location must be coordinated with TEP.
5. Protection of all interior 15A & 20A circuits serving outlet locations (except garage, kitchen, and bathrooms) including receptacles, lights and smoke detectors requires combination type arc-fault circuit interrupters, E3902.16.

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