Permit Review Detail
Review Status: Completed
Review Details: RESIDENTIAL - BLDG/ZONING/ENGINE/NPPO
Permit Number - T22CM04355
Review Name: RESIDENTIAL - BLDG/ZONING/ENGINE/NPPO
Review Status: Completed
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 06/11/2022 | VFLORES1 | PIMA COUNTY - ADDRESSING | PIMA COUNTY - ADDRESSING | Reqs Change | Unit number for proposed ADU is required. Please contact Pima County Addressing Phone # 520-724-9512, Email: Addressing@pima.gov |
| 06/28/2022 | STEVE SHIELDS | ZONING | REVIEW | Reqs Change | ZONING REVIEW TRANSMITTAL FROM: PDSD Zoning Review PROJECT: T22CM04355 631 W 42st St - R-2 Interior Remodel (1st Review) TRANSMITTAL: June 28, 2022 Provided a detail comment response letter with your submittal that clearly shows how you have addressed all comments with your next submittal. This site is located in the R-2 zone (UDC 4.7.9). A single-family residence (SFR) is a permitted use in this zone (Table 4.8-2). See Use-Specific Standards 4.9.7.B.6, .9, & .10. 1. Based on the layout shown on the floor plan the proposed guest house constitutes a 2nd dwelling unit. Although this site is large enough for a 2nd dwelling unit the proposed 0’-0” perimeter yard setback to the south and west property lines will require a Board of Adjustment for Variance. Also impact fees of $2,748.00 will be applicable if the guest house remains as shown on the plan. For this guest house to not be considered a 2nd dwelling unit the full-size refrigerator would need to be removed and replaced with an under counter refrigerator. This would need to be clearly indicated on the plans. If the full-size refrigerator is removed the proposed would be considered a sleeping quarters, impact fees would not be applicable and the 0’-0” perimeter yard setbacks could be dealt with using a neighbor’s setback waiver. If the plans remain as drawn the following apply: COMMENTS: The following comments are for the purpose of applying for a variance before the Board of Adjustment (UDC Section 3.10.1). 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). 2. As dimensions were not provide from design grade to the highest point of the exterior wall for the west wall of the guest house Zoning cannot determine the required perimeter setback, proposed is 0’-0” 3. Based on a wall height of 12’-9” shown on the west elevation the required perimeter yard setback from the proposed guest house to the south property line is 8’-6”. Board of Adjustment application/requirements can be found at: https://www.tucsonaz.gov/files/pdsd/codes/Zoning_Administration_Application_BA_fillable.pdf. The Board of Adjustment is a separate submittal from this building plan and is submitted at: https://www.tucsonaz.gov/pdsd-filedrop, using the Submission Type “Zoning Administration”. Contact of the Board of Adjustment is Mark Castro at Mark.Castro@tucsonaz.gov. 4. If the guest house floor plan is modified so that it can be considered a sleeping quarter as mentioned above a neighbor’s setback waiver can reduce the perimeter yard setbacks to the south & west property line. To secure this neighbor setback waiver the following statement must be provided on the plot plan and be signed and dated by the adjacent property owner(s): 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 the setback waiver cannot be secured a Board of Adjustment would be required to reduce the setbacks to 0’-0” If you have any questions about this transmittal, please contact Zone1.desk@tucsonaz.gov. |
| 06/28/2022 | SSHIELD1 | ENGINEERING | REVIEW | Passed | |
| 06/30/2022 | AWARNER1 | NPPO | REVIEW | Passed | |
| 07/05/2022 | SAFEBUILT | 2ND PARTY REVIEW | REVIEW | Reqs Change | Activity Number: T22CM04355 GENERAL: Provide written responses to all review comments. Provide a complete plan set. Provide additional documents as requested by review staff. STRUCTURAL REVIEW COMMENTS: Denied 1. Update the Structural Specifications listed on sheet S-1. All work shall follow the 2018 International Residential Code, not the IBC. Update the loads to indicate a wind speed of 115 mph and a seismic design category of B. 2018 IRC Table R301.2(1) as amended. 2. Indicate the calculations for the new garage header at the front of the structure that is noted as being a 4x12 wood spanning 20’-7” supporting the 2x12 rafters. 3. Indicate that the area under the concrete slab will be treated for termites prior to the pouring of the concrete. 2018 IRC R318. BUILDING REVIEW COMMENTS: Denied 1. Correct the sheet index on A-1 to indicate the MP-1 sheet. The mechanicals and plumbing are on one sheet and not separate as indicated. 2. Indicate the location of the egress window for the bedroom that is in compliance with 2018 IRC R310.2. 3. Clarify the use of the area that opens into the bedroom next to the bathroom, it appears to be a large closet or storage area. Label the use of this area on the plans. 4. Note on the plans that fire blocking will be installed in all walls and concealed spaces prior to covering. 2018 IRC R302.11. MECHANICAL REVIEW COMMENTS: Denied 1. Provide a Manual J or other approved sizing method for the sizing of the guest suite mechanical unit. ELECTRICAL REVIEW COMMENTS Denied 1. Clarify the use of the area off the bedroom noted in the building comments #3 as part of this review. If this is to be a sitting area or office work area, then additional outlets would be required. Please be advised that the electrical panel is not allowed to be installed in a closet. 2. Note that the new can lighting installed in ceiling will be IC rated and sealed for energy efficiency requirements. 2017 NEC 410.66 3. The panel schedule B indicates circuits shown in bold are arc fault protected. Correct the schedule to show that the receptacles in the living area (circuit 18) is also arc fault protected. 2017 NEC 210.12. 4. Indicate a receptacle that is on the same level and within 25’ of the A/C unit for the servicing of the unit. 2017 NEC 210.63. PLUMBING REVIEW COMMENTS: Denied 1. Clarify on the drawings if the existing water service and meter is of sufficient size to accept the new plumbing fixtures and the required minimum pressures. 2. Note on the drawings that all plumbing drain, waste and vent systems shall be tested for leaks in accordance with the 2018 IRC P2503.5 prior to concealing. 3. Indicate all hot water lines will be insulated to a minimum of R3 2018 IRC N1103.4. If you require additional clarification regarding these comments, please contact Doris Benoit at doris.benoit@tucsonaz.gov |