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Permit Review Detail

Permit Number: T05CM00994
Parcel: 138090620

Review Status: Completed

Review Details: RESIDENTIAL BLDG/ZONING/ENGINE/WWM

Permit Number - T05CM00994
Review Name: RESIDENTIAL BLDG/ZONING/ENGINE/WWM
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
03/22/2005 GERRY KOZIOL WWM REVIEW Approved
04/01/2005 HEATHER THRALL ZONING REVIEW Denied DSD TRANSMITTAL

FROM: Heather Thrall Senior Planner FOR: David Rivera Principal Planner
PROJECT: T05CM00994
156 W. Calle Primer Hogar
Addition to Single Family Residence
Site plan
1st Review
Transmittal date: April 1, 2005


COMMENTS: Please resubmit revised drawings along with redlines and a response letter, which states how all Zoning Review Section comments regarding the Land Use Code and Development Standards were addressed.

1. The dimensions of the existing residence and proposed addition do not match on the submitted site and floor plans. Please review the site and floor plan dimensions and address discrepancies.

2. Zoning measures the height of exterior building walls from finished grade. The plan submitted indicates maximum wall heights of twelve (12) feet, as measured from finished floor. Please provide the height difference between finished floor and finished grade, as well as the revised total wall height(s) on the revised site and elevation plans.

3. Please add scales (i.e. 1" = 10') to all submitted plans.

4. Once consistent measurements are listed on the site and floor plans, please ensure the correct total square footage of the proposed addition is listed on the revised site plan.

5. The submitted site plan indicates existing structures on the property total 1,860 square feet, yet the total square footage of the existing home is listed at 1,428 feet. This difference indicates another separate structure is on the site approximately 400 square feet in size, yet it is not shown on the submitted site plan. Please evaluate the total square footage information provided for accuracy, clarify what square footage is shown for which building(s) and areas, and ensure all buildings on the site are shown on the revised site plan.

6. Please show the location and dimensions of the driveway and any other vehicular use areas on the revised site plan.

7. Please provide the total lot coverage proposed for this property, including all vehicle use areas and buildings. The calculation should show the total square footage and percentage covering the lot.

8. This property is within area NCD-65 of the Airport Environs overlay zone. Please list this information on the resubmitted site plan.

9. Please show all utility line locations for this site on the revised site plan.


If you have any questions about this transmittal, please call (520) 791-5608.
04/06/2005 NEAL SAUNDERS BUILDING-RESIDENTIAL REVIEW Denied Plan Check Comments - Project T05cm00994

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.

General Requirements

1. All corrections and revisions shall be made on the original tracings and two new sets of prints or (1) sepia and (1) blue line shall be returned.
2. Pen or pencil corrections on final prints will not be acceptable. To avoid delays ensure that corrections have been made, are complete and have been coordinated on all-applicable details and notes.

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.

Foundation Plan- Provide a foundation plan that include the following:

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.
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
6. Locate and detail all footings for the following: interior bearing walls, posts, columns, sunken or raised areas.
8. 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.
9. 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.
11. All foundation hold-downs and anchor-bolt spacing for brace walls shall be specified and located.
12. Footing details (last page) - Provide 6" minimum from grade to bottom of sill plate.
13. Footing details (last page) references chart and footing schedule that do not exist. Clarify. Also, callout all reinforcing - "per code" is not sufficient.

Floor Plans

1. Floor plan does not match site plan. Site plan shows a 56'x20' addition while floor plan shows a 35' addition. Clarify.
2. Note locations of new and existing openings in existing structure in the vicinity of the addition.
3. North elevation shows windows and doors that are not on floor plan. Clarify. See site plan to clarify North arrow.
4. Label all rooms and spaces. Show and size all doors.
5. Provide all window sizes and types, and designate the operable portion of windows, as well as the location of tempered glass per R308.4.
6. Show compliance with R303.1 providing natural light into rooms (8%).
7. Show compliance with R303.1 providing natural ventilation (4%).
8. 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.
9. Provide ½" gypsum board on all walls common to the garage and house in compliance with R309.2. Door to garage from dwelling shall be 1-3/8" solid core (or steel 20-minute rated) with self-closing hinges.
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. Locate and identify brace wall types and locations along with the appropriate nailing schedule.
13. Identify ceiling heights in all areas on floor plan. If sloped ceiling, note average height.

Structural Plan

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 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".
3. Provide detail for new roof framing to existing house.
4. Details are unclear - Specify how each new wall will be framed on framing plan (i.e. 2x6 @ 24" o/c, etc.)
5. Callout double top plate on all details as well as interior and exterior finishes.
6. Cross-reference all details from the framing and foundation plans.
7. Two foundations are noted. Locate where each will be.
8. 2x10 joist at 24" o/c are inadequate to span 35'. Specify all bearing walls. These bearing walls will require an adequate footing that shall be shown on the foundation plan. Also, Provide headers for all openings in new walls.
9. If new openings in existing structure are made, specify headers (wood frame walls) or lintels (masonry walls) to span opening.
10. Show calculation of attic ventilation area in compliance with R806.2. Note location of all vents needed to comply.
11. Note and specify a complete roofing system: Roofing type, grade of materials and method of installation per R905.
12. Note and specify all roof slopes appropriate to material. (minimum allowable roof slope is ¼" per foot per R905.11.1).
13. If ceiling gypsum board is 1/2" provide sag resistant GWB.

Plumbing Plan

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. Water line: Provide the total (existing and new) fixture unit demand and maximum developed length.
4. Note vent sizes for waste lines on isometrics.
5. Note on plan compliance with the water conservation requirements. Water closets, 1.6 gallons per flush, sinks and showerheads, 3 gallons per minute.
6. 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.
7. 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 Plan

1. Note on plans: Mechanical shall comply with 2003 IRC chapters 13 - 24.

Electrical Plan

1. Note on plan that all electrical work shall comply with 2003 IRC chapters 33 - 42.
2. 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.
3. Bathroom receptacle circuit must be dedicated.
4. Provide convenience outlets per E3801.2.1. Check spacing at all walls.
5. Electrical load calculations are required when more than 4 circuits are added.
6. Designate the location and circuit of all required light fixtures, receptacles, and switches.

If you have any questions, please contact your assigned plans examiner Neil Saunders at 791-5550, extension 1113.

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
04/07/2005 CINDY AGUILAR OUT TO CUSTOMER Completed
04/07/2005 SUE REEVES REJECT SHELF Completed