Permit Review Detail
Review Status: Completed
Review Details: REVISION - - 1ST
Permit Number - T21CM05757
Review Name: REVISION - - 1ST
Review Status: Completed
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 03/10/2022 | KEN VAN KARSEN | BUILDING-RESIDENTIAL | REVIEW | Reqs Change | T21CM05757 PLAN REVIEW COMMENTS Plan review for the above referenced structure has been completed. This letter reflects comments to be addressed. For facilitating 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 initial application was for a Detached Home Office which is an addition to the existing residence. The revision requests for the building to function as a separate dwelling unit. A change a category from addition to new dwelling requires a complete plan set showing compliance of all requirements for approval. An ADU is an independently functioning dwelling and requires compliance with the 2018 IRC and City of Tucson building ordinances for Family Dwelling requirements. Each dwelling unit with kitchen requires a separate Pima County assigned street address, R319. Show a dwelling address at each building on the site plan. A new dwelling unit requires collection of development impact fee when the building permit is processed, City of Tucson Ordinance #11203. GENERAL COMMENTS: 1. A dwelling unit (living space with kitchen) providing complete independent living facilities requires compliance with design ordinances for handicap, solar water, photo-voltaic, gray water and EV charging 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 if the water heater is location within the building. 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. Update breaker space location. 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/pdsd/water-energy-conservation 6. Show compliance with the Electric Vehicle Supply Equipment Ordinance adopted by the City of Tucson Ordinance #11844 on 6/22/2021. Include a 40 ampere 240 volt dedicated branch circuit with a NEMA 14-50R receptacle for charging an electric vehicle at a proposed parking space. SITE PLAN: 1. Update the electric and water lines from meter to each building, R106.1.1. Show all utility point of connections without dependance on another dwelling. 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. PLUMBING PLANS: 1. Show the location of the water heater on sheet 8. ELECTRICAL PLANS: 1. Show a dual service meter on a Riser Diagram for the close dwelling and the feeder size to the detached dwelling service panel, NEC 225.30 and E3403. Coordinate the service meter location with TEP. Update sheet 9. 2. Provide the Electric Vehicle Supply Equipment 40 ampere 240 volt dedicated branch circuit with a NEMA 14-50R receptacle and label the circuit “EV Ready”, N1104.2.1. Include the Electric Vehicle load entry (typically 7680 watts) in the electrical load calculations (continuous demand) like the HVAC entry, N1104.2.2. 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 |
| 03/21/2022 | STEVE SHIELDS | ZONING | REVIEW | Reqs Change | ZONING REVIEW TRANSMITTAL FROM: PDSD Zoning Review PROJECT: T21CM05757 2804 E 2nd St - R-1 Revision Sleeping Quarters to ADU (1st Review) TRANSMITTAL: March 21, 2022 COMMENTS: the following comments are relative to an application for a Design Development Option (DDO) (UDC 3.11.1). This site is located in the R-1 zone (UDC 4.7.1). A single-family residence (SFR) is a permitted use in this zone (Table 4.8-2). See Use-Specific Standards 4.9.7.B.5 - 9. 10. Per UDC Article 6.6.2.D and Accessory Dwelling Unit may not use the neighbor setback waiver to reduce the perimeter yard setbacks. A Design Development Option (DDO) is required. 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. Perimeter yard setbacks are based on a measurement from design grade to the highest point of the exterior wall UDC Article 6.4.5.B & Figure 6.4.5-A. The minimum setback is the greater of six (6) feet, or two-thirds (2/3) the height of the structure’s wall facing each interior property line (Table 6.3-2.A). 1. Based on a wall height of 8’-6” the required perimeter yard setback from the ADU to the east property line 6’-0”, proposed setback is 4’-0” 2. Based on a wall height of 11’-4” the required perimeter yard setback from the ADU to the south property line is 7’-7”, proposed setback is 6’-0”. Additional comments: 3. Revised all plans to show the proposed use as an Accessory Dwelling Unit not a “Home Office”. 4. It does not appear that the square footage lists in the lot coverage is correct. Per UDC Article 6.4.3.B.3.a Any area of a building within the outside edges of the exterior walls at ground level count toward the lot coverage. Based on the dimensions provided on sheet 2 from out edge of the building 16’ x 26’ = 416 SF plus the bar area 6’ x 3’ = 18 SF for a total of 434 SF. Revise the plans to show the correct square footage. If you have any questions about this transmittal, please contact Zone1.desk@tucsonaz.gov. |
Final Status
| Task End Date | Reviewer's Name | Type of Review | Description |
|---|---|---|---|
| 03/21/2022 | VVERA1 | OUT TO CUSTOMER | Completed |