Permit Review Detail
Review Status: Completed
Review Details: RESIDENTIAL - BLDG/ZONING/ENGINE/NPPO
Permit Number - T22CM06230
Review Name: RESIDENTIAL - BLDG/ZONING/ENGINE/NPPO
Review Status: Completed
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 08/17/2022 | SHASEMA1 | ENGINEERING | REVIEW | Passed | |
| 08/18/2022 | STEVE SHIELDS | ZONING | REVIEW | Reqs Change | PDSD TRANSMITTAL FROM: PDSD Zoning Review PROJECT: T22CM06230 3144 E Lester St Partial Demo of Existing House & garage, Master Suite Addition, Detached Garage & New Accessory Dwelling Unit (ADU) (1st Review) TRANSMITTAL DATE: March 21, 2022 This site is located in the R-1 zone (UDC 4.7.8). A single-family residence is a permitted use in this zone (Table 4.8-2) subject to Use Specific Standards 4.9.7.B.5 – 9. COMMENTS: the following comments are relative to an application for Architectural Documentation prior to demolition of historic buildings (UDC 3.12.1). The Pima County Assessor’s effective construction date for your building or structure is 1947. The actual construction date may be earlier. Buildings, portions of buildings or structures that are 50 years of age or older must be architecturally documented prior to demolition. Documentation will be reviewed and approved by the Historic Preservation Office before a permit is issued. Demolition (Historic and Older Structures) Application and General Information may be downloaded (PDF) at https://www.tucsonaz.gov/pdsd/all-application-forms-submittal-requirements Return completed documentation to PDSDHistoric@tucsonaz.gov. Applicant will be contacted within 5 working days if additional materials are required for review. COMMENTS: the following comments are relative to the proposed new ADU: 1. A separate permit and address is required for the proposed ADU. 2. As building elevations were not provide for the ADU Zoning cannot verify perimeter yard setback requirements. 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. Per UDC TABLE 6.3-2.A: DIMENSIONAL STANDARDS FOR THE R-1, R-2, R-3, MH-1, & MH-2 ZONES, R-1 ZONE, RESIDENTIAL USE TO RESIDENTIAL ZONE the required perimeter yard setback from the proposed ADU to the west property line of Parcel is 6’-0’ or 2/3 the height of the exterior wall, greater of the two. A Design Development Option (DDO will be required for the west perimeter yard setback but until wall heights are provided Zoning cannot provide the required comments for the DDO. 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. 3. Demonstrate how the requirements of UDC Articles 6.6.3.B.2 & .3 are met for the proposed ADU. If you have any questions about this transmittal, please contact Zone1.desk@tucsonaz.gov. |
| 08/23/2022 | KEN VAN KARSEN | BUILDING-RESIDENTIAL | REVIEW | Reqs Change | T22CM06230 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: A dwelling unit (Guest House with a kitchen) requires a separate permit. Provide a separate application for the newly addressed unit. 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. 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. for the ADU. 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. FOUNDATION PLANS: 1. Provide a wall detail showing a 6” minimum separation of exterior siding or sheathing above finished grade, R317.1 item 5. Also, show the weep screed with a minimum clearance 4” above grade or 2” above paved areas, R703.7.2.1. This may require a design with concrete stems. Update detail #2/A3.0. 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. STRUCTURAL PLANS: 1. Provide a complete roof framing plan with the addition ridge beam sized with appropriate load carrying capacity. Design ridge structural member supporting rafters as a beam when the roof pitch is less than 3” to 12”, R802.3. Or show roof structural members with rafter ties (or ceiling joists) and collar ties (ridge straps) when the roof pitch is equal or greater than 3” to 12”, R802.3. Or consider manufactured trusses. 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 or R-30 when extended over the wall top plate for additions under 500 SF. Update detail #13/S3.0 with a 1” air gap between roof and insulation including a baffle allowing venting to the air layer or remove the 2” vent holes and add foam insulation to the roof sheathing. Also, update detail #10/S3.0 with vent holes or show compliant insulation against the roof sheathing. PLUMBING PLANS: 1. Tucson Water Department limits flow rates for each water meter size in compliance with P2903.7. Show an appropriate yard pipe sizes to each dwelling and show the water meter size. MECHANICAL PLANS: 1. Provide (an HVAC system with fresh air intake) whole-house mechanical ventilation for the ADU, 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 less than 1500 SF requires a 30 CFM continuous setting. Identify the continuous rated fan device with setting or a fresh air system. ELECTRICAL PLANS: 1. 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 the meter to the more distant dwelling. 2. Update the Riser Diagram for the close dwelling and the feeder size to the detached dwelling panel per TEP coordination, NEC 225.30 and E3403. 3. 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, 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 |
| 09/19/2022 | AWARNER1 | NPPO | REVIEW | Approv-Cond | Protect native trees during construction. |