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Permit Review Detail

Permit Number: T04CM04517
Parcel: 126062920

Review Status: Completed

Review Details: RESIDENTIAL BLDG/ZONING/ENGINE/WWM

Permit Number - T04CM04517
Review Name: RESIDENTIAL BLDG/ZONING/ENGINE/WWM
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
10/12/2004 GERRY KOZIOL WWM REVIEW Approved
10/15/2004 Andrew Connor NPPO REVIEW Passed
11/08/2004 Daniel Castro ZONING REVIEW Denied COMMENTS: Please attach a response letter with the next submittal, which states how all Zoning Review Section comments regarding the Land Use Code and Development Standards were
addressed. (CODE SECTION/ DEVELOPMENT STANDARD)

1. The overall site contains a total of five (5) bedrooms as defined by LUC Sec. 6.2.2 (bedroom definition). Three (3) bedrooms in the existing residence and two (2) bedrooms in the new guest house. Five (5) bedrooms will require three (3) vehicle parking spaces to be provided as described in below comment number three (3). (LUC Sec. 3.5.7.1.G)

2. For all single family dwellings in the R-1 zone with five or more bedrooms, all parking and maneuvering must be located on-site, either in a side or rear perimeter yard. The vehicular use area must be improved, which includes surfacing, striping, and provisions of barriers in conformance with Development Standard 3-05.0. Vehicle parking spaces may not be located in a vehicular use area in any front street perimeter yard. Tandem parking is not allowed. (LUC Sec. 3.5.7.1.H)

3. Columbus Blvd. is designated a major street by the Major Streets and Routes (MS&R) Plan with a total right-of-way of 64 feet. Please label and dimension the "existing" and "future" right-of-way and existing and future curb location for Columbus Boulevard. Face of "future" curb will be located 10 feet in front of the future right-of-way line.

4. Review of this plan by the Zoning Review Section may be done over the counter. Please contact Dan Castro to set an appointment.

If you have any questions about this transmittal, please call Dan Castro, (520) 791-5608.
11/13/2004 TERRY STEVENS BUILDING-RESIDENTIAL REVIEW Denied PLAN REVIEW COMMENTS for Activity # T04CM04517 11/13/2004
Plan review for the above referenced structure has been completed. This letter reflects comments to be addressed. In order to facilitate a shorter back check time, we request that you please provide revised plans and calculations, highlighting any changes, along with a written response to each of the noted items indicating action taken.

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 ΒΌ 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. Do not use graph paper for drawings, unable to read after being micro filmed.

SITE PLAN:
1. 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.
2. Indicate distance between structures.

FOUNDATION PLANS:
1. Provide a separate complete foundation plan. Do not include with other plans.
2. 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.
3. Dimension the wall thickness, footing width thickness and depth into undisturbed soil for each footing type and condition per IRC table R403.1.-------min. 12" below nat. grade and 6" above finished grade
4. 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.------missing at interior bearing walls
5. Locate and detail all footings for the following:
interior bearing walls
6. All slabs and pads, including landings at all doors, shall be shown and their thickness specified.
Indicate the slope for exterior slabs, per R401.3.
7. 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.
8. All foundation hold-downs and anchor-bolt spacing for brace walls shall be specified and located.

FLOOR PLANS:

1. Provide all window sizes and types, and designate the operable portion of windows
2. 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.
3. 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.

4. Locate and identify brace wall types and locations along with the appropriate nailing schedule.
5. Identify ceiling heights in all areas on floor plan. If sloped ceiling, note average height.

STRUCTURAL PLANS:

1. Completely detail all connections and cross-reference to the foundation and framing plans:
Rafters to top plate------exterior and interior bearing walls
Rafters to existing structure wall

2. Note and detail tie straps, framing anchors and joist hangers by type, size and required attachment to framing members.
3. 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".

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.

PLUMBING PLANS:
1. Note and specify all piping materials.
2. Note that bathtub and shower enclosures shall be finished with ceramic tile, or a listed enclosure, to a height of 72" above the drain per R702.4 and R307.2.
3. 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.-------is range gas or electric
4. Water line: Provide the total fixture unit demand and maximum developed length.
5. Note on plan compliance with the water conservation requirements. Water closets, 1.6 gallons per flush, sinks and shower heads, 3 gallons per minute.
6. 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.
7. 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.
8. 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. Provide separate mechanical plan from electrical plan.
2. Gas appliances shall comply with ARIZONA STATE PLUMBING CODE combustion air requirements. Detail how you will comply.
3. Supply and 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. 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.--------cross reference all electrical to panel schedule
2. 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.
3. 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.
4. 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.
5. 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.
6. 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.
7. 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.
8. 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.
9. 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.
10. Indicate the location of all air conditioning and heating units, air handlers, compressors, and disconnects.
11. Note that light fixtures in clothes closets shall be installed in accordance with E3903.11.
12. Electrical load calculations provided are incorrect, air conditioning loads are added after the reduction is taken at 100%-------is range gas or electric, not on panel schedule or in calcs.
13. 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.

MODEL ENERGY CODE:

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.

Final Status

Task End Date Reviewer's Name Type of Review Description
11/17/2004 CINDY AGUILAR OUT TO CUSTOMER Completed
11/17/2004 SUE REEVES REJECT SHELF Completed