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Permit Review Detail

Permit Number: T04CM01451
Parcel: 125111420

Address:
962 N DODGE BL

Review Status: Completed

Review Details: RESIDENTIAL BLDG/WWM

Permit Number - T04CM01451
Review Name: RESIDENTIAL BLDG/WWM
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
02/25/2005 GERRY KOZIOL WWM REVIEW Denied need 8th floor Par/non-Par credit evaluation
03/15/2005 TERRY STEVENS BUILDING-RESIDENTIAL REVIEW Denied PLAN REVIEW COMMENTS PROJECT #T04CM01451
03/16/2005

NOTE:
The plans as submitted are not complete enough to begin review. The list below is a check list that might be of help to you in trying to complete the set of plans. Not all of the things listed will apply to your plans. I suggest that you might seek additional help in preparing these plans [ draftsman, architect, etc,]

SCOPE OF REVIEW:
The scope of this plan review covers architectural, plumbing, mechanical, model energy and electrical. All code references are to the 2003 International Residential Code, 2000 International Energy Conservation Code, and Arizona State Plumbing 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 other departmental requirements, conditions and concerns before permit approval.
GENERAL REQUIREMENTS:
1. All plans shall be legible and a scale no smaller than ¼ inch = 1-foot shall be used for all floor plans, framing plans and elevations. Details and cross sections shall be a minimum 3/8 inch = 1-foot scale.
2. All corrections and revisions shall be made on the original tracings and two new sets of prints or (1) sepia & (1) blue line shall be returned along with all redline prints. Pen or pencil corrections on final prints will not be acceptable. To avoid delays, ensure that all corrections have been made, are complete, and have been coordinated on all applicable detail and note sheets.
3. List the square footage for all the following areas separately on the drawings:
- living area
- garage
- porch / patio covers
- decks
4. All engineers and architects involved in the design of the structure are to seal the related sheets of plans, details and calculations in accordance with the rules of the State Board of Technical Registration.
SITE PLAN: (NOT REQUIRED FOR MODEL PLANS)
1. Wall heights and setbacks from property lines must be approved by the zoning department.
2. Provide a site plan indicating the location of all structures on the property.
3. Provide dimensions from all structures to property lines, and show distance between all structures.
4. Indicate dimensions of all property lines and easements.
5. Show all driveways, sidewalks, steps and fences.
6. Indicate the location of gas, water, electric and sewer or septic line on the property, and where they enter the building. Provide the location of your water meter and septic system if it exists.
7. Identify the name of the subdivision and lot number. Provide square footage of the lot.
FOUNDATION PLANS:
1. Note on the drawings the allowable soil bearing pressure used in the design of the footings, or state that the assumed value of 1500 PSF is being used per table R401.4.1, a soils report is not required. It is up to the designer / homebuilder to be aware of the soil and conditions of the site. If soil testing has been done, a copy of the soils report shall be submitted with the construction plans, and the foundation design shall reflect the soils reports recommendations.
2. Dimension the wall thickness, footing width thickness and depth into undisturbed soil for each footing type and condition per IRC table R403.1.
3. Note and detail minimum reinforcing, or provide code justification for alternate.
- For monolithic - one (1) #5 or two (2) #4 re-bars in the middle of the footing.
- For stem-wall - one (1) #4 re-bar in the bottom of the footing and one (1) #4 re-bar in the top of the stem.
- For braced walls, per IRC section R602.10.6.
- For stem-wall with unbalanced fill - use table R404.1.1 (1-4).
4. Minimum footing width required for one story construction per table R403.1:
- 12" minimum for wood frame
- 12" minimum for hollow concrete / masonry
- 16" minimum for solid fully grouted masonry
5. Note on the drawing that pre-stressed or post-tensioned slabs shall be permanently labeled on the slab at the center of the garage door opening as well as with a metal tag indicating 'POST TENSIONED SLAB' permanently attached to the main water shut off valve.
6. Locate and detail all footings for the following:
- fireplace
- girder truss bearing locations
- turndowns
- interior bearing walls
- posts
- columns
- sunken or raised areas
8. All slabs and pads, including landings at all doors, shall be shown and their thickness specified.
9. Indicate the slope for exterior slabs, per R401.3.
10. All exterior doors require a landing or floor at the exterior. Landings must be at least as wide as the doors they serve and 36" in the direction of travel per R311.4.3.
11. Locate and specify all anchor-bolt spacing on the foundation plan. Minimum ½" diameter with 7" embedment into concrete or masonry. Maximum spacing 6' O.C. and within 12" of each end of sill plate per R403.1.6.
12. Locate and specify all post anchors on the foundation plan.
13. All foundation hold-downs and anchor-bolt spacing for brace walls shall be specified and located.
FLOOR PLANS:
1. Label all rooms and spaces. Show all doors. Show entire floor plan.
2. Provide all window sizes and types, and designate the operable portion of windows, as well as the location of tempered glass per R308.4.
3. Show compliance with R303.1 providing natural light into rooms (8%).
4. Show compliance with R303.1 providing natural ventilation (4%).
5. Show compliance with R310 providing egress from bedrooms to meet the following minimum specifications.
- Maximum sill height of 44".
- Minimum net clear opening area of 5.7SF.
- Minimum net clear opening dimension of 24" height and 20" width.
6. Provide access to each separate attic and under floor space that exceeds 30SF per R408.3 and R807. Designate locations on the drawings. Openings shall not be less than 22"X30" for attics, or 18"X24" for under floor space. Attic access shall provide a minimum of 30" of headroom, and shall be located in a hallway or readily accessible space.
7. Provide ½" gypsum board on all walls common to the garage and house in compliance with R309.2. Garages beneath habitable rooms shall be separated from all habitable rooms above by not less than 5/8" type X gypsum board or equivalent per R309.2.
8. Individual dwelling units in duplexes must be separated by a 1 hour fire wall from floor to bottom of roof sheathing per IRC section R317.1.
9. The walls and soffit of the enclosed space under stairs shall be protected on the enclosed side with ½" gypsum board per R311.2.2
10. Note and specify that shower enclosures shall have a minimum finished interior area of 1,024 square inches and shall be capable of encompassing a minimum 30" circle per 1994 UPC SEC. 410.0. All glass enclosures shall be tempered.
11. Show that each water closet is located in a clear space not less than 30" wide and has a clear space in front not less than 21" per figure R307.2.
12. Detail and specify stair width (minimum 36" per 311.5.1), rise and run (minimum 10" tread depth and 7 ¾" maximum riser height per R311.5.3), landing width (per R311.5.4), handrail heights (per R311.5.6.1), guardrail height (per R312.1) and intermediate rail spacing (per R312.2).
13. Show fireplace location, hearth size and materials, per R1003.10 or R1004.2. For factory built or zero clearance fireplaces, provide cut sheets, make, model number and the approval number of the approved testing agency (IE: ICBO #), per R1002 (specifications not required to be on plan). Factory built fireplaces shall comply with UL-127. For masonry fireplaces, show cross-section, per R1003.
14. Locate and identify brace wall types and locations along with the appropriate nailing schedule.
15. Identify ceiling heights in all areas on floor plan. If sloped ceiling, note average height.
16. Appliances installed in garages shall be mounted on platforms at least 18" above the floor, per M1307.3.
17. Show locations of skylights (dashed lines) on floor plan. Provide ICBO # on all skylights over 2' by 4'.
STRUCTURAL PLANS:
1. Specify design criteria on plans. Provide values for floor dead load and live load as well as roof dead load and live load.
2. Provide complete roof and floor framing plans. Show size, spacing and span of all framing members, trusses, joists, rafters, beams, glue-lams, lintels, headers, ledgers and blocking.
3. Specify lumber grade and species. Specify manufactured and series on glue-lams and "I" joists.
4. Provide manufacturer's calculations and data for pre-fabricated trusses and glue-lam beams. Truss calculations must be signed, dated and wet-sealed by an engineer who is registered in Arizona. Truss calculations shall be cross-referenced to the floor plans. The engineer of record shall review and "SHOP DRAWING" stamp approval on truss calculations.
5. Specify lateral support of trusses.
6. Detail gable end bracing and it's connections to structure.
7. Specify and detail all over-framing. If solid sheathing is used on the lower trusses, provide minimum openings of 22" by 30" for access and ventilation into over-framed areas (>30 S.F.). If solid sheathing is not used on lower trusses, provide details for bracing of top chord of lower trusses.
8. Completely detail all connections and cross-reverence to the foundation and framing plans:
- Trusses to top plate
- Beam to post
- Post to slab
- Sill to slab, anchor bolt sizes and spacing,
- Post to sill plate
- Ledgers to masonry or framing
- Joist to ledger
- Hanger types
- Straps
- Hold-down locations and types
- Nailing
- Continuous load path for shear transfer
9. Note and detail tie straps, framing anchors and joist hangers by type, size and required attachment to framing members.
10. On the floor framing plan, note and detail double joists parallel to bearing partitions, double trimmers and headers, joists at framed openings, framing anchors for tail joists and header support, and bridging or blocking at the ends and bearing points of the floor joists.
11. Show details for all bearing and critical non-bearing conditions.
12. Indicate and note post sized, double or triple studs, and coordinate with foundation plan.
13. Detail all brace wall connections from the foundation to the roof plywood.
14. Provide brace wall details and notes for exterior frame walls and main cross-stud partitions, or use fully braced, per R602.10.3. A minimum panel width of 48" is required to effectively brace the partition. See table R602.10.3, category "C". If bracing does not comply, provide a lateral analysis or alternate design to be reviewed by the plan examiner. Wind forces for single story residences shall use 90 MPH, exposure "B". Two story residences or areas of higher wind shall use exposure "C".
15. Specify weight of roof system items (for example, weight of selected tile). Provide ICBO evaluation report number and manufacturer of all concrete or clay-type roofing.
16. Provide stairway connection details and stringer sizes. Pre-fabricated metal stair shall have manufacturer's specifications attached to plans.
ELEVATIONS:
1. Provide complete drawings of all elevations. Include patio covers, decks, fireplaces and bay windows. Show building heights.
2. Indicate all materials used; stucco, concrete block, glass block, roofing system, siding, veneer, etc.
3. Note and specify a complete roofing system: Roofing type, grade of materials and method of installation per R905.
4. Note and specify all roof slopes appropriate to material. (minimum allowable roof slope is ¼" per foot per R905.11.1)
5. Note and size all roof drains or scuppers on flat roofed areas per R903.4.
6. Show calculation of attic ventilation area in compliance with R806.2. Note location of all vents needed to comply.
7. Note and dimension that the fireplace chimney must terminate a minimum of 2' above any point of roof within 10' measured horizontally and not less than 3' above the point where the chimney passes through the roof, per R1001.6.
8. Note glass in hazardous areas shall be safety glass per 308.4.
9. For veneer, note and specify type of veneer. Provide detail and specify anchoring method, backing, vapor barrier and support per R301.2.2.3.
10. For thin-coat stucco systems over foam board, note and specify the ICBO evaluation report number, system name and manufacturer, note and specify the vapor barrier.
11. Foam insulation: Clarify your compliance with R314 on the main walls and those walls to the attic per R314.2.3.
STEEL LINTELS
3' to 4' 2-3 ½"x3 ½" x ¼"
4' to 7' 2-4" x 3 ½" x 5/16"
7' to 9' 2-5" x 3 ½" x 5/16"
9' to 10' 2-5" x 3 ½" x 3/8"
10' to 12' 2- 6" x 4" x 3/8"
SECTIONS - DETAILS - MISC. NOTES:
1. On standard detail sheets, cross out all details that do not apply or are not being used.
2. Provide a building cross-section. More than one may be required to clearly illustrate how the structure is to be built.
3. Wood sill plates shall be foundation grade redwood or pressure-treated wood per R320.
4. Note and specify the size, spacing and length of anchor bolts for sill plates, top plates and ledgers.
5. Note and specify all ledgers and connections to wood, frame or masonry.
6. Detail and note all masonry wall reinforcement per R606.11.2.2.3.
7. Masonry walls shall be anchored to floors and roofs which provide lateral support for the wall. Detail a positive direct connection capable of resisting the horizontal forces per R606.11.2.2.1.
8. Detail masonry fireplaces. Provide dimensioned and noted sections and firebox plan. State flue size, dimension hearth width and reinforcing. Note and detail anchorage tie straps fastened to a minimum of four joints with 2-1/2" bolts embedded into masonry and engaging the outer reinforcing bars with a 6" hooked extension. See table and figure R1003.1.
9. Cross-sections shall be cross-referenced to the floor plan and framing plans.
PLUMBING PLANS:
1. Note and specify all piping materials.
2. Note that bathtub and shower enclosures shall be finished per P2710 with ceramic tile, or a listed enclosure, to a height of 72" above the drain per R702.4 and R307.2.
3. Provide an isometric drawing of waste lines (not required for single family residence). Show the size of waste lines, vents and required clean-outs.
4. Gas: Provide the length of line to each appliance, BTU demand of each appliance, size of each branch, total demand, and total developed length from meter to the most remote appliance on the system per UPC 1217.2.
5. Water line: Provide the total fixture unit demand and maximum developed length.
6. Note on plan compliance with the water conservation requirements. Water closets, 1.6 gallons per flush, sinks and shower heads, 3 gallons per minute.
7. Drainage piping serving fixtures which have flood level rim located below the elevation of the next upstream manhole cover of the public sewer, shall be protected from back-flow of sewage by a backwater valve. Note and specify on plan the location and type.
8. Plumbing vents shall be a minimum of 10 feet away from all air intakes.
9. Provide pressure and temperature relief valve at water heater. T&P line must terminate at the exterior between 6 and 24 inches above grade and must terminate facing down.
10. Note on plans that shower and tub / shower combinations that have individual control valves shall be of the pressure balance or thermostatic mixing valve type.
11. The City of Tucson has adopted the 1994 Uniform Plumbing Code with state amendments (ARIZONA STATE PLUMBING CODE). All plans must reference this code.
MECHANICAL PLANS:
1. Note on plans: Mechanical shall comply with 2003 IRC chapters 13 - 24.
2. The dwelling must be provided with heating capable of maintaining a room temperature of 68 degrees at a point 3' above the floor per R303.8.
3. Show exhaust fan locations for bathrooms, water closet compartments and similar rooms in lieu of operable windows, per R303.3.
4. Gas appliances shall comply with ARIZONA STATE PLUMBING CODE combustion air requirements. Detail how you will comply.
5. If the heating or air conditioning equipment is located in the attic, show location of access, catwalk and working platform. Show provisions for and route of secondary condensate drain per M1305.1.3.
6. Flues connected to more than one appliance shall be not less than the area of the largest connector plus 50% of the additional connectors. Water heater typical - 3" flue. Furnace - 4" flue. See IRC section M1805.3.
7. Return air shall be sized per IRC sections M1602.2. (gas furnace - 2 sq. in. / 1000 BTU; heat pump / air conditioner - 6 sq. in. / 1000 BTU) (1ton cooling = 12,000 BTU)
ELECTRICAL PLANS:
1. Note on plan that all electrical work shall comply with 2000 IRC chapters 33 - 42.
2. Note the location, type and amperage of the panel. Note the grounding and bonding method. Metallic gas lines must be bonded and shall not be used as grounding method.
3. Designate the location and circuit of all required light fixtures, receptacles, and switches. Provide a panel schedule noting circuit number and size along with a general description.
4. At least one wall switch controlled light or outlet must be provided in bathrooms, hallways, stairways, attached garages, outdoor entrances or exits and all habitable rooms per E3803.3.
5. Provide an exterior outlet at grade level located at both the front and back of the dwelling, per E3801.7. these outlets shall be GFCI protected per E3802.3.
6. Receptacle outlets shall be provided at each kitchen counter space wider than 12", and shall be installed so that no point along the wall line is more than 24" from a receptacle outlet, per E3801.4.1.
7. Island or peninsula counter tops shall have at least one receptacle outlet at each counter space with a long dimension of 24" or greater, and a short dimension of 12" or greater, per E3801.4.2 and E3801.4.3.
8. A receptacle outlet shall be provided adjacent to the basin in each bathroom, per E3801.6. Bathroom outlets shall be on a separate 20 AMP circuit with no other outlets, per E3603.4.
9. Lights installed over shower or bathtub must be approved for use in wet area. (see E3903.8)
10. All receptacle outlets in bathrooms, kitchens, unfinished basements, garages or carports, at grade level and within 6' of a wet bar or kitchen sink shall have ground fault circuit interrupting protection. Note on the drawings at each outlet requiring such protection, per E3802.
11. Note that two or more 2O AMP small appliance circuits shall be provided to serve all receptacles outlets in the kitchen, breakfast room and dining room. Such circuits shall have no other outlets, per E3603.2 and E3801.3 through E3801.4.5.
12. Note that at least one 20 AMP branch circuit shall be installed to serve the laundry room and this circuit shall have no other outlets, per E3603.3 and 3801.8.
13. Indicate the location of all air conditioning and heating units, air handlers, compressors, and disconnects.
14. Indicate the location of convenience outlets and light switches for attic heating and air conditioning equipment. Service outlet must be within 25' of equipment. (see E3801.11 and E3803.4)
15. Where ceiling fans are shown on the plans, provide a note indicating only approved outlet boxes shall be used, per E4001.6.
16. Note that light fixtures in clothes closets shall be installed in accordance with E3903.11.
17. Electrical load calculations are required when more than 4 circuits are added.
18. Submit panel schedule showing circuit ampacity, wire size, panel size and circuit numbers.
19. Submit electrical riser diagram.
20. Clarify the location and access to the sub-panel.
21. Show locations of smoke detectors per R313. Note that all smoke detectors must be interconnected with a power source from the building wiring, and shall be equipped with battery backup. When ceiling finish materials are removed in existing construction, existing bedrooms shall be in compliance. When ceiling finish materials are not removed, existing bedrooms shall be equipped with battery operated smoke detectors per R313.1.1.
MODEL ENERGY CODE:
NOTE: If addition is < 20% of total square footage of dwelling, you are not required to meet MEC requirements.
1. Provide energy calculations per the 1998 IECC and comply with IRC chapter 11.
2. Call out on the plan the "R" values of insulation, as well as the "U" values of the windows and doors in compliance with the energy calculations provided.
If you have any questions, please contact your assigned plans examiner Terry Stevens at 791-5550, extension 1112.
NOTE: As of 09/06/04 the City of Tucson has adopted the 2003 IRC with the exception of the plumbing portion which has been replaced with the Arizona state plumbing code. All model plans shall reference these codes.

Final Status

Task End Date Reviewer's Name Type of Review Description
03/21/2005 DELMA ROBEY OUT TO CUSTOMER Completed