Inspection History Details
Inspection Status: Approved
Inspection History: INSP - FOLLOW UP CODE ENFORCE
| Date | Description | Inspector | Results | Comments |
|---|---|---|---|---|
| 09/03/2022 | INSP - FOLLOW UP CODE ENFORCE | Approved | PERMIT T22CM02133 APPROVED CLOSE CASE | |
| 05/07/2022 | INSP - FOLLOW UP CODE ENFORCE | Approved | T22CM02133 RETURN FOR CORRECTIONS Activity Number: T22CM02133 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 how the house will be temporarily supported during construction and any phasing plan that the contractor will be required to follow for the digging under the existing house and installing the new perimeter foundation walls. Provide a detail for the “cold joints” between concrete pours. 2. Clarify if the point loads will need a concrete pier with a greater width and or depth then the spread footing to accommodate the concentrated load. 2018 IRC R301.1. 3. The Basement Floor Layout plan on sheet A-2 indicates a 2x6 load bearing wall with a new continuous strip footing between the new stairwell and the laundry room. Additional drawings indicate this as an existing 2x4 load bearing wall. Coordinate all sheets and depict the width of the wall correctly as a 2x4 or 2x6. 4. Clarify how the ends of the proposed triple 2x12 joists will be supported at the wall that appear to be within the window opening at W003 and W005. 2018 IRC R301.1. 5. Indicate the structural requirements for the posting down of all structural beams at the bearing walls on the basement floor plan, only the point load by the stair way is identified as needing 3/2x4 studs. 2018 IRC R301.1. 6. Provide a detail or section cut through the fireplace and indicate any additional foundation support for this area. The drawing indicate that the existing fireplace is supported by a concrete foundation but there is no information on how it will be modified to accept the new lower level. 7. The structural calculations indicate wall drainage is required however none is indicated on the plans. Clarify with engineer what is required for this project. 8. The structural calculations design detail shows a section cut through a wall that is labeled as “existing”. Clarify if this is the existing basement wall or if it is to be the newly built foundation wall. There should be two separate details to show both conditions. BUILDING REVIEW COMMENTS: Denied 1. Note on the cover sheet A-1 that all work will be done in accordance with the adopted codes and ordinances of the City of Tucson. 2. Provide drawings that contain a stamp and seal from a state licensed architect or structural engineer, only the detail sections on sheet A-9 were sealed. 3. Provide overall dimensions on the proposed window wells on the plans, the typical detail only indicates the minimum 3’ depth but does not indicate specific widths. 2018 IRC R310. 4. Provide details and dimensions for the stoop outside of the ensuite door D103. The site plan indicates that the existing stop will step down where the new window well is to be located and will have to be reconfigured. Indicate the size of the landing, stairs and any required guardrails. 2018 IRC R311.3 and R311.7. 5. Provide exterior elevations of the house from all sides that indicate the proposed changes. This would include showing the relationship to the windows in the new proposed stairwell and the new stoop off of the ensuite bath. 6. Provide a wall section for the interior walls that indicate the framing, insulation and drywall to be installed. Clarify if the basement will have new framed walls around the foundation perimeter. The sections show a partial wall on top of the foundation but the plans and sections 2 and 4 appear to show a full height framed wall. Coordinate the drawings. 7. Note that fire blocking will be installed in all walls and concealed spaces (including the existing truss roof) where newly built or existing areas in which the framing is exposed during construction. 2018 IRC R302.11. 8. Clarify if the basement windows by the stairway are new or existing. The window schedule indicates window W001 and W005 are existing however the lower-level demolition plan A-3 indicates there is an existing exterior stair. Coordinate the schedule and the drawings. 9. Provide details on how the existing exterior stairway is to be infilled and how the windows will relate to the new stairs and landing levels. The section cut 4 on sheet A-8 is not clear. 10. Provide stair details for the new stair including the rise and run, the overall width of the stairs and the required landings. 2018 IRC R311.7. 11. Provide details for the required guard rails and graspable handrails for the new stairs. Clarify the location of the guardrail at the top of the stairs in the kitchen on sheet A-4, some lines appear to be missing graphically. 12. Provide a dimension for the width of the opening between the family room area and the hallway leading to bedroom 2 on the basement floor layout plan sheet A-2. The minimum width of a hallway (without a door) is to be 3'. 2018 IRC R311.6. 13. Provide door location symbols on the basement floor plan sheet A-2 that coordinates with the door schedule. Only the main floor door symbols are noted. 14. Clarify the overall clear width of the toilet room off of the first floor ensuite. A minimum clearance from the center line of the toilet to the walls is 15” which means the room must be a minimum of 30” wide. 2018 IRC Figure R307.1. 15. Clarify if the existing exterior wall is being reduced in width in the proposed kitchen ibn sheet A-4. The drawing indicates a narrower wall in this area from the existing floor plans. Clean up the kitchen cabinet and fixture layout, some lines appear to be missing graphically. 16. Indicate the size and location of the attic access or indicate that there is not 30” of height at any point in the roof trusses. It is not clear from the drawings if an attic access point would be required. 2018 IRC R807. 17. Clarify if any of the existing attic/ roof insulation is being replaced. If so, indicate the R value and type of insulation to be installed per the requirements of the 2018 IECC. 18. Provide manufactures specifications for the new windows that indicate compliance with the 2018 International Energy Conservation Code Table R402.1.2. 19. Note on the drawings that a permanent certificate shall be provided near the furnace which contains the predominant R values of the insulation, U values and SHGC of fenestration, and the results of any required duct or air leakage testing. The certificate shall also include the types and efficiencies of heating, cooling and water heating appliances. 2018 IECC R401.3. MECHANICAL REVIEW COMMENTS: Denied 1. Indicate that the new gas line to the relocated gas meter will not be in the way of the new egress window. It appears that the gas line may reduce the clear depth of the new window well. 2. Provide a BTU schedule for the gas appliances for the dwelling. 3. Note on the drawings that the gas lines will be pressure tested in accordance with 2018 IRC G2417.1. 4. Provide manufacture specifications and installation instructions for the furnace and manufactures specifications for the a/c units. 5. Provide an ACCA compliant Manual S and J for the sizing of the mechanical equipment (or other approved heating and cooling calculation methodologies) for the new units. 2018 IECC R403.7. 6. Indicate the vent and exhaust termination points on the outside of the house for the water heater and the furnace. Indicate the dryer vent and their termination points on the drawings. 7. Indicate the size of the kitchen hood and provide manufactures specifications and installation instructions for the unit. The hood shall provide a minimum of 100 cfm intermittent or 25 cfm continuous local exhaust. 2018 IRC M1505.4.4. 8. Note on the drawings that all bath fans will be exhausted directly to the exterior. 2018 IRC M1505.2. 9. 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. 10. Note that ducts, air handlers and filter boxes shall be sealed. 2018 IRC M1601.4.1. ELECTRICAL REVIEW COMMENTS Denied 1. Indicate the size of the electrical service (100 amp, 200 amp) and if it is existing, or if an upgrade will be required due to the additional loads. Provide a panel schedule for the project. 2. Indicate the location of the electrical service meter and the electrical panel on sheet A-5. The electrical panel shall have a minimum clear working space of 30” wide by 36” deep with no obstructions. 2017 NEC 100.26(A). 3. Indicate the location of the water heater, furnace and lower-level washer dryer on sheet A-5 to verify it will not be obstructing the electrical panel. 4. Indicate the location of the A/C condenser on sheet A-5 including the location of the disconnect. Clarify if this is a new appliance and disconnect or if it is existing to remain. 5. Indicate the location of an existing exterior outlet at the front and rear of the house or indicate new one will be provided. 2017 NEC 210.52. 6. Indicate the location of an existing exterior outlet that is within 25’ of the A/C unit for the servicing of the unit or indicate a new one will be provided. If the front or rear exterior outlet indicated in the above comment is within the required distance, an additional outlet is not required. 2017 NEC 210.63. 7. Indicate the location of an existing exterior light at door D103 from the ensuite or indicate a new one will be provided. 2017 NEC 210.70. 8. Clarify the spacing of the outlets in the kitchen countertops, it is unclear if it meets the minimum requirements. Outlet are required so that no point along the countertop will be more than 24” to an outlet. Clean up the kitchen cabinet and fixture layout, some lines appear to be missing graphically. 2017 NEC 210.52(A). 9. Provide an additional outlet at the countertop area shown by the hallway doorway outside of the master bedroom. 2017 NEC 210.52(A). 10. Indicate the power for the dishwasher on the plans and any additional specialty built in appliance such as a microwave, exhaust hood, wine fridge, or disposal. Indicate the electrical outlet for the refrigerator. 11. Indicate bathroom exhaust fans in the main floor powder room and ensuite toilet room along with their switching locations. 12. Indicate the location of the smoke detectors and carbon monoxide detectors on the main floor in the master bedroom and the area outside the bedroom door. Only the lower-level detectors are indicated. 2018 IRC R314.2. 13. Note on the drawings that all smoke detectors shall be interconnected so that the actuation of one alarm will activate all. 2018 IRC R314.4. 14. Note on the drawings that the smoke alarm devices will receive their primary power from the building wiring with a battery backup. 2018 IRC R314.4.6. 15. Clarify if there is enough room for the master ensuite light above the lavatory, it appears to be located within the sliding portion of door D106. 16. Indicate a light inside the sewage ejector closet. 2017 NEC 210.70 17. Clarify if there will be any lighting provided under the stairs. If this area is to be used as storage it shall have a light installed. 2017 NEC 210.70. 18. Note that the new can lighting installed in the existing main level ceiling will be IC rated and sealed for energy efficiency requirements. 2017 NEC 410.66 19. Note that a minimum of 90% of all lighting fixtures in the dwelling will contain high-efficacy lamps. 2018 IECC R404.1. 20. Note that all new outlets installed in bedrooms, living rooms, family rooms, dens, hallways and similar areas will be ARC fault protected. 2017 NEC 210.12 21. Note that all new or replaced 15- and 20-amp outlets shall be tamper proof type. 2017 NEC 210.52. 22. Note that all exterior outlets shall be GFCI protected and be provided with a weatherproof enclosure with “in-use” covers. 2017 NEC 406.8. PLUMBING REVIEW COMMENTS: Denied 1. Indicate the location of the water line on the site plan and clarify if it is existing or new. 2. Indicate the size of the water line and the water meter on the drawings. Clarify if this existing or a new service. Provide a plumbing fixture count for the project. 3. Provide manufacture specifications for all plumbing fixtures including toilets, faucets, and showerheads. Toilets are required to be low flush using 1.6 gallons per flush or less, while showerheads and faucets must not exceed 2.5 gallons a minute. Ordinance 7178. 4. Indicate a floor drain in the utility room on the drawings. 2018 IRC P2719.1 5. Indicate the location of a hose bibb on the exterior of the building and indicate if it is existing or new. 6. Clarify the location of the new water lines to the master ensuite lavatory, the appear to go directly through the sliding portion of door D106. 7. Indicate if the new finish lower-level floor elevation will be 12” or higher than the next upstream sewer manhole cover or indicate a backwater valve will be installed. Amendment 2018 IRC P3008.1. 8. Note on the drawing that the sewage ejector pit shall be tightly covered and include a check valve and a full open valve located above the sump pump cover. 2018 IRC P3007.1 and 3007.2. 9. Provide manufactures specifications for the sewer ejection pump that includes the capacity of the pump (gpm). 2018 IRC P3007.6. 10. Provide manufactures specifications and installation instructions for the new water heater. 11. 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. If you require additional clarification regarding these comments, please contact Doris Benoit at doris.benoit@tucsonaz.gov |