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Permit Review Detail

Permit Number: T05CM00245
Parcel: 125073160

Address:
2146 E 6TH ST

Review Status: Completed

Review Details: RESIDENTIAL BLDG/WWM

Permit Number - T05CM00245
Review Name: RESIDENTIAL BLDG/WWM
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
06/28/2005 KEN VAN KARSEN BUILDING-RESIDENTIAL REVIEW Denied PLAN REVIEW COMMENTS for Activity # T05CM00245

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:

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.
All corrections and revisions shall be made on the original tracings and two new sets of drawings 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.

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.

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 if this does not conflict with the designer / homebuilder's awareness of the soil and conditions of the site.
2. 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.
3. Specify and locate all foundation hold-downs and anchor-bolt spacing for brace walls.
4. Verify or add a foundation for the new bearing wall supporting the mezzanine adjacent to the existing exterior wall.

FLOOR PLANS:

1. Label all rooms and spaces. Define the sleeping space. Openings from a private garage into a sleeping space is not permitted.R309.1
2. Show compliance with R310 providing egress from the sleeping space 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.
3. Provide all window sizes and types, and designate the operable portion of windows, as well as the location of tempered safety glass per R308.4.
4. Show that each water closet is located in a clear space not less than 30" wide (centered 15" from finished wall or fixture) and has a clear space in front not less than 21" per figure R307.2.
5. Detail and specify the spiral stairway width minimum 26", minimum 7 ½" tread depth at 12" from the narrower edge and 9 ½" maximum riser height per R311.5.8.1.
6. Locate and identify brace wall types and locations along with the appropriate nailing and anchoring schedule.
7. Identify ceiling heights in all areas on floor plan. Ceiling heights shall not be less than 7 feet R305.1.
8. Note if non-sag gypsum wallboard will be added to the carport ceiling.

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. Specify lumber grade and species. Specify manufactured and series on glu-lams and "I" joists. Correct noted glu-lam size (3" or 3-1/8"x 12") on beam seat detail.
3. Specify stud sizes for exterior walls in accordance with Table R602.3.(5).
4. Completely detail all connections between framing and existing masonry walls.
5. Show details for sealing framed walls at existing windows.
6. Provide brace wall details for fully braced condition per R602.10.3 along with the appropriate nailing schedule.
7. Provide stairway connection details. Pre-fabricated metal stair shall have manufacturer's specifications attached to plans.
8. Clarify extent of repair/replacement of existing covered porch between house and guest house.

ELEVATIONS:

1. Identify the West Elevation.
2. Note and size all roof drains or scuppers and crickets per R903.4.
3. 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.

SECTIONS - DETAILS - MISC. NOTES:

1. Label all cross-sections and details clearly showing references on plan views.
2. All wood-framing members that rest on concrete shall be protected against decay R319.1.
3. Note and specify the size, spacing and length of anchor bolts for sill plates, top plates and ledgers.
4. Cross-sections shall be cross-referenced to the floor plan and framing plans.
5. Show ceiling and any wall insulation.
6. Show interior wall and ceiling finish.
7. Show a detail of the mezzanine deck connection to interior wall, post and beam. Size the post.
8. Show the minimum stem wall width of 6" w/ #4 to top of stem for the exterior wall footing detail.
9. Detail the roof framing connection to the non-bearing walls.

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 and CFM rates for bathrooms per R303.3 and M1506.

ELECTRICAL PLANS:

1. Note on plan that all electrical work shall comply with 2003 IRC chapters 33 - 42.
2. Note the location of the electrical panel. Indicate of existing or new.
3. Designate the location and circuit number of all required light fixtures, receptacles, and switches.
4. Provide an exterior outlet at grade level of the dwelling, per E3801.7. These outlets shall be GFCI protected per E3802.3.
5. All receptacle outlets in bathrooms, kitchens, garages at grade level and within 6' of a kitchen sink shall have ground fault circuit interrupting protection. Note on the drawings at each outlet requiring such protection, per E3802.
6. Note that two or more 2O AMP small appliance circuits shall be provided to serve all receptacles outlets in the kitchen. Such circuits shall have no other outlets, per E3603.2 and E3801.3 through E3801.4.5.
7. Indicate the location of all air conditioning and heating units, air handlers, compressors, and disconnects.
8. Provide a note indicating only approved outlet boxes shall be used for ceiling fans, per E4001.6.
9. An arc-fault circuit interrupter shall protect bedroom (sleeping area) outlets R3802.11.
10. Smoke alarms are required outside each separate sleeping area R313.1.2.

If you have any questions, please contact your assigned plans examiner Ken Van Karsen at 791-5550, extension 1112.