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Permit Review Detail
Review Status: Completed
Review Details: RESIDENTIAL - BLDG/ZONING/ENGINE/NPPO
Permit Number - T22CM04841
Review Name: RESIDENTIAL - BLDG/ZONING/ENGINE/NPPO
Review Status: Completed
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 07/08/2022 | STEVE SHIELDS | ZONING | REVIEW | Reqs Change | ZONING REVIEW TRANSMITTAL FROM: PDSD Zoning Review Section PROJECT: T22CM04841 803 S 4th Ave – HR-3 ADU & Detached Carport w/Stroage (1st Review) TRANSMITTAL: July 8, 2022 COMMENTS: the following comments are relative to an application for Historic Review (UDC 5.8.8). 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 HR-3 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. 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. Perimeter yard setbacks for the proposed carport w/storage. Based on a wall height of less than 9’-0” the required perimeter yard setback from the carport to the east property line is 6’-0”. Per UDC Article 6.4.5.D.1.b a roof overhang is allowed to extend 2’-0” into the required perimeter yard setback. Based on the allowed 2’-0” encroachment the proposed perimeter yard setback is 4’-0”. The minimum setback to a side street property line is ten (10) feet (UDC Section 6.4.5.C.1.b). 2. Side street perimeter yard setback from the proposed ADU to the north side street, 18th St, is 2’-9” Historic review is required and must be approved prior to approval of this building plan. Historic application/requirements can be found at: https://www.tucsonaz.gov/files/pdsd/Preservation/HPZ_Review_Application_Package_2020.pdf, and is a separate submittal from the building plans submitted at: https://www.tucsonaz.gov/pdsd-filedrop, using Submission Type “Historic Review”. The following comment shall be addressed prior to submitting for Historic Review. 3. Provide the percentage of lot coverage in the lot coverage calculation. If you have any questions about this transmittal, please contact Zone1.desk@tucsonaz.gov. |
| 07/08/2022 | SSHIELD1 | ENGINEERING | REVIEW | Passed | |
| 07/15/2022 | AWARNER1 | NPPO | REVIEW | Approved | |
| 07/19/2022 | KEN VAN KARSEN | BUILDING-RESIDENTIAL | REVIEW | Reqs Change | T22CM04841 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 an updated complete plan set 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 Zoning and other departmental requirements, conditions and concerns before permit approval. GENERAL REQUIREMENTS: An ADU is an independently functioning dwelling and requires compliance with the 2018 IRC and City of Tucson building ordinances. A 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 Pima County assigned street address, R319. Notate each dwelling address on the site plan. A separate building permit is required for each dwelling unit. GENERAL COMMENTS: 1. Limit all code references to those recognized by the City of Tucson. Adopted 2018 codes are listed at the Planning & Development Services web site. Update the code references used for the design. 2. A dwelling unit 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. 3. 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. 4. Inclusive Home Design Ordinance adopted by the City of Tucson Ordinance #10463 on 10/16/2007. Notate an accessible door with a maximum ½” threshold height, a 30” minimum net interior door width, lever-type door hardware, electrical outlet reachable range of 15” – 48” above floor, grab bar reinforcement of 2”x6” blocking at the toilet, tub and shower 36” above floor, and a second row at the tub 9” above the tub rim. 5. 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. 6. 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 location. 7. 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 single bathing fixture drain looped 3’ beyond an exterior wall below grade before connection to the building drain. See details for compliance at https://www.tucsonaz.gov/pdsd/water-energy-conservation SITE PLAN: 1. Show 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. Identify the utility lines requiring upgrade or replacement. 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. Each detached structure requires a 3-foot fire separation distance from the 3-foot fire separation line around other buildings. One structure requires not less than one-hour fire-resistive construction (without openings) if placed less than six feet from an existing building, R302.1. Relocate door #01. 3. Roof projections extending into the 3-foot fire separation distance require not less than one-hour fire-resistive construction on the underside, R302.1 (City of Tucson Amended). The fire separation distance is measured from the existing dwelling facia. Show one-hour rated materials prescribed in IBC Table 721.1(2), Items 15-1.1 to 16-1.3. STRUCTURAL PLANS: 1. Provide a complete roof framing plan with header or lintel schedule showing appropriate prescriptive load carrying capacity, R301.1. 2. Provide foundation and wall reinforcement showing appropriate prescriptive lateral support or provide an engineer’s sealed plan set for performance compliance consideration, R301.1.3. SECTIONS - DETAILS: 1. Show roof (uplift resistance) fasteners (H2.5) with appropriate uplift capacity, R802.11 amended. 2. 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 or R-30 when extended over the wall top plate for additions under 500 SF. PLUMBING PLANS: 1. Provide a plumbing plan showing 2018 IRC compliance. MECHANICAL PLANS: 1. Provide a mechanical plan showing 2018 IRC compliance. ELECTRICAL PLANS: 1. Show the location of a smoke alarm, R314. 2. TEP may require the service panel for the property at the closest building to the service transformer. A service line change or a new meter location must be coordinated with TEP for approval. Show an underground feeder from a dual meter to the more distant dwelling. 3. Update the Riser Diagram for the close dwelling and the feeder size to the detached dwelling panel, NEC 225.30 and E3403. Show a Riser Diagram providing service disconnect of either dwelling without service disruption of the other dwelling, E3601.3. 4. Provide a panel schedule showing the main ampacity consistent with the load summary, E3602.1 & E3706.2. 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. . INTERNATIONAL ENERGY CONSERVATION CODE: 1. Energy Certificate: (Mandatory) place near the indoor furnace, in a utility or laundry 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 |