Permit Review Detail
Review Status: Completed
Review Details: RESIDENTIAL - BLDG/ZONING/ENGINE/NPPO
Permit Number - T22CM06951
Review Name: RESIDENTIAL - BLDG/ZONING/ENGINE/NPPO
Review Status: Completed
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 09/12/2022 | WBERGER1 | ZONING | REVIEW | Reqs Change | PDSD TRANSMITTAL FROM: Wyatt Berger Planner PROJECT: T22CM06951 233 W Adams St SFR addition and sleeping quarters (1st review) TRANSMITTAL DATE: September 12, 2022 COMMENTS: The following comments are relative to a Board of Adjustment variance (UDC 3.10.3) or a Design Development Option (UDC 3.11.1). This site is in the R-2 zone (UDC 4.7.9). A single-family residence is a permitted use in this zone (Table 4.8-2) and is subject to use-specific standards 4.9.7.B.6, .9, and .10. 1. A right-of-way permit for a new curb cut is required for the proposed front street vehicular use area. 2. Per UDC 6.6.3.E, the total gross floor area of all accessory structures shall not exceed 50% of the gfa of the principal structure. The proposed construction exceeds 50% of the gfa of the existing principal structure. The detached sleeping quarters may be considered attached to the principal structure if a five-foot-wide roof connection that can support a 20-pound live load is proposed. This roof connection ensures the proposed sleeping quarters is part of the principal structure, and not subject to the 50% gfa rule. A Board of Adjustment variance is required if the breezeway as depicted on the plans is not five-feet-wide. For more information on the variance process, please refer to the following: https://www.tucsonaz.gov/files/pdsd/codes/Zoning_Administration_Application_BA_fillable.pdf. Please contact Mark Castro at Mark.Castro@tucsonaz.gov if you have any questions about the variance process. 3. Perimeter yard setbacks are based on a measurement from design grade to the height point of the exterior wall. Per UDC Table 6.3-2.A, when a residential use abuts a residential zone in the R-2 zone, the minimum required setback is the greater of six feet or 2/3 the height of the proposed exterior building wall. Based on a wall height of 11'-6", the required setback from the residence to the west lot line is 7'-8"; proposed is 6'-10". 4. Based on a wall height of 11'-6", the required setback from the sleeping quarters to the west lot line is 7'-8"; proposed setback is 6'-10". A Design Development Option (DDO) must be submitted and approved to reduce the required setback, 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 Wyatt Berger at Wyatt.Berger@tucsonaz.gov or at 520-837-4951. |
| 09/12/2022 | SHASEMA1 | ENGINEERING | REVIEW | Passed | |
| 09/12/2022 | WBERGER1 | NPPO | REVIEW | Passed | |
| 10/03/2022 | SAFEBUILT | 2ND PARTY REVIEW | REVIEW | Reqs Change | Activity Number: T22CM06951 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. Indicate the live and dead loads for the front structure on the drawings along with the designed wind loads and seismic requirements. The minimum designed wind speed is to be 115 mph per 3 second gust and the seismic category is B. 2. Indicate the location and requirements for the required wall bracing for the front structure. Provide a layout showing the location of braced wall panels within 10 feet of each end of each braced wall line and not more than 20 feet apart, R403.1.6, R602.10.2.2. Specify materials, and provide a nailing schedule for braced wall panels, Table R602.10.4. 3. Clarify the location of the HVAC unit for the front structure. The electrical plan indicates it is on the existing building however the mechanical plan indicates it is on the new structure. Clarify the location and any platform, supports or curbing that is to be installed. 4. Update design for rear unit wind and seismic design on sheet A203. The minimum designed wind speed is to be 115 mph per 3 second gust and the seismic category is B. Revise the structure as required if needed to match the new criteria. 5. Indicate the on center spacing of the wall studs for the 2x4 bearing wall on the rear structure, R602.10.8, R602.11. BUILDING REVIEW COMMENTS: Denied 1. The general notes on sheet A103 have multiple typographic errors and appear to be missing words. Correct the notes accordingly. 2. In the front structure the existing roof is now sloping into the new wall. Clarify how will the water be directed away in this area, will there be crickets or other means to direct the water over to a scupper. 3. Indicate a nonabsorbent wall surface minimum 6’ above the floor with cement, fiber-cement, or glass-mat board backing in tub/shower enclosures, R307.2, R702.4.2. 4. Indicate landings outside of all exterior door and indicate if they are existing to remain or if a new landing will be installed. A minimum of 36” is required in the direction of travel and the landing must be as wide as the door it serves. 2018 IRC R311.3. 5. Update the bedroom egress window notes to indicate a minimum net opening of 5 square feet with a maximum sill height of 44” above finished floor. All egress windows are to have a minimum clear opening of 24” high x 20” wide. 2018 IRC R310 6. Modify the IECC notes to indicate a permanent certificate shall be completed by the builder or other approved party for the new work. The certificate shall be posted on a wall in the space where the furnace is located, a utility room or an approved location inside the building. Where located on an electrical panel, the certificate shall not cover or obstruct the visibility of the circuit directory label, service disconnect label or other required labels. The certificate shall indicate the predominant R-values of insulation installed in or on ceilings, roofs, walls, foundation components such as slabs, basement walls, crawl space walls and floors and ducts outside conditioned spaces; U-factors of fenestration and the solar heat gain coefficient (SHGC) of fenestration, and the results from any required duct system and building envelope air leakage testing performed on the building. 2018 IECC R401.3. MECHANICAL REVIEW COMMENTS: Denied 1. Coordinate the location of the unit for the front structure on the drawings (see structural note above) it is shown in two different locations. 2. Indicate the dryer vent size and location for venting to exterior (max 25’ w/bend reductions), M1502. 3. Note that a thermostat will be provided for the primary heating and cooling system capable of controlling the on a daily schedule in accordance with the 2018 International Energy Conservation Code R403.1. 4. Note that all exhaust fans will be terminated to the exterior 5. Note that ducts, air handlers and filter boxes shall be sealed. 2018 IRC M1601.4.1. ELECTRICAL REVIEW COMMENTS Denied 1. Indicate on the drawings if the new 200 amp service overhead or underground. 2. Indicate on the electrical service diagram that a Ufer ground will be installed (concrete encased electrode) for the grounding of the new panel. 2017 NEC 250.52(A)(3). 3. Indicate all exterior lighting will be installed in accordance with the 2012 City of Tucson/Pima County Outdoor Lighting Code. 4. Indicate the location of an existing exterior outlet at the front of the front structure or indicate new one will be provided. 2017 NEC 210.52. 5. Note that all exterior outlets shall be GFCI protected and be provided with a weatherproof enclosure with “in-use” covers. 2017 NEC 406.8. 6. Show the location of the carbon monoxide detectors on the plans. Carbon monoxide detectors shall be installed outside of each sleeping area in the immediate vicinity of the bedrooms. 2018 IRC R315.3. Note on the drawings that carbon monoxide devices shall receive their primary power from the building wiring with a battery backup and shall be interconnected so that the actuation of one alarm will activate all. 2018 IRC R314.4. Smoke detectors and carbon monoxide alarms may be combined. 7. Clarify the spacing of the outlets in the kitchen countertops in the front structure, it is unclear if the area between the sink and the stove will meet the minimum requirements. Outlet are required so that no point along the countertop will be more than 24” to an outlet. 2017 NEC 210.52(A). PLUMBING REVIEW COMMENTS: Denied 1. Indicate the proposed gas lines on the drawings for the new HVAC units including the location of the gas meters and service. 2. Provide gas lines sizes for each gas line branch according to the proposed demand, G2413. Include the length of line and BTU demand for each appliance, size of each branch, total demand, and total developed length from meter to the most remote appliance on the system, G2413.1, Table G2413.4 (1). 3. Note on the drawings that the gas lines will be pressure tested in accordance with 2018 IRC G2417.1. 4. 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. 5. Update the note on the drawings that all plumbing fixtures will be low flow type. Toilets are required to be 1.6 gallons per flush or less, showerheads and all faucets to not exceed 2.5 gallons a minute. Ordinance 7178. If you require additional clarification regarding these comments, please contact Doris Benoit at doris.benoit@tucsonaz.gov |