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Permit Review Detail

Permit Number: T05CM01635
Parcel: 119031550

Review Status: Completed

Review Details: RESIDENTIAL BLDG/ZONING/ENGINE/WWM

Permit Number - T05CM01635
Review Name: RESIDENTIAL BLDG/ZONING/ENGINE/WWM
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
04/20/2005 DAVID BELL LANDFILL REVIEW Approved
05/02/2005 GERRY KOZIOL WWM REVIEW Denied needs wastewater 8th floor credit evaluation
05/03/2005 ANDREW CONNOR NPPO REVIEW Passed
05/06/2005 HEATHER THRALL ZONING REVIEW Denied DSD TRANSMITTAL

FROM: Heather Thrall Senior Planner FOR: David Rivera Principal Planner


PROJECT: T05CM01635
626 W. 41st Street
Porch, Bedroom & Bath Addition to Unit 2
Site plan
1st Review
Transmittal date: May 9, 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. Please revise the site plan to show the project is comprised of two lots, with each address and street names listed on the plan. Show the location of the lot line separating lot 9 from lot 17, with dimensions. List the present owners of both lots.

2. Please call out the location and dimension of all vehicle use areas on the revised plan.

3. Please provide a separate lot coverage calculation for each lot on the revised site plan. Lot coverage includes building and vehicle use areas.

4. A floor plan for unit 1 is required. Please be advised, further zoning comments may be forthcoming depending upon the number of bedroom areas provided for the total site. Per the Zoning Administrator's determination, any site requiring 5 parking spaces or more will need a parking lot that meets requirements of the Development Standard code. The number of parking spaces required for a residential development is based upon the number of bedrooms provided.

5. Label all dimensions on the elevation plans.

6. The submitted site plan lists the finished floor elevation as varying from 6 inches to 24 inches above grade. Please clarify this statement by showing where such variations exist on the site and their measurements as reflected on the elevation plans.

7. The existing storage shed shows a laundry facility, however, no electric service is shown going to the shed on the submitted site plan, and no entrance is shown to the structure. Please address these discrepancies, and provide copies of any permits for the existing shed to staff.

8. If applicable, please show any easements on the site plan.

9. The proposed porch addition does not meet the setbacks required, the greater of 10 or ¾ of the height of the exterior building wall/post of the porch. The current setback proposed at 2'6" is insufficient and will require an LDO be approved for the proposed porch addition. See comment 11 for the LDO process.

A notation on the submitted site plan indicates a possible 3 inch separation from the porch to the residence. Should the applicant desire to build the porch detached from the residence, the setback insufficiency may be addressed by obtaining the written approval of the adjacent affected property owners. Their approval must be written on the revised site plan.

10. The porch, as proposed, cannot be built over an existing lot line. To build a porch detached from the residence is also problematic, as the LUC does not permit a detached accessory structure to be built on a vacant lot without a permitted primary use first being constructed (residence).

To address these code requirements, the lots must be combined to create one lot. If the lots are to be combined, please define which lot is the front street property line. A lot combination can be done through DSD zoning staff. Please see comment 11 for further information.


11. If you have any questions on this review, wish to obtain official Lot Development Option referral comments, or wish to obtain further information on the Lot Combination process, please contact me at Heather.Thrall@tucsonaz.gov or at 791-4541x1156.


If you have any questions about this transmittal, please call (520) 791-5608.
05/13/2005 NEAL SAUNDERS BUILDING-RESIDENTIAL REVIEW Denied Plan Check Comments - Project T05cm01635

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. 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.

Floor Plan

1. Specify construction of existing walls 1' from property line in house and storage unit.
2. Show compliance with R303.1 providing natural light into rooms (8%).
3. Show compliance with R303.1 providing natural ventilation (4%).
4. 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.
5. New bedroom must meet the requirements of comment 4 (above).
6. Bedroom at interior of house is 'landlocked'. Comply with comments 2, 3 and 4 or re-designate room. Without a window ventilation must be provided per R303.1.
7. Provide all window sizes and types, and designate the operable portion of windows, as well as the location of tempered glass per R308.4.
8. 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.
9. 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.

Structural Plans

1. Detail firewall construction from foundation to roof deck.
2. Roof and Framing notes 6 & 7 - psi should be psf.
3. Footing discrepancy - Foundation plan notes 8" x 16" while cross section A/3 notes 16" x 20". Clarify.
4. Specify dimension between posts and beams in order to determine adequacy of beams. If the plans are to scale: Dbl. 2x8 is inadequate for a 13' span and 6.25' of roof trib on center beam at porch. Resize.
5. K/3 is misplaced. Should be on center beam.
6. B/3 - dimension 12" below grade and 6" from grade to sill plate.
7. Note and specify all roof slopes appropriate to material. (minimum allowable roof slope is ¼" per foot per R905.11.1)
8. Note and specify a complete roofing system: Roofing type, grade of materials and method of installation per R905. Roof over porch.
9. A/3 - 1/2" sheetrock at ceiling must be sag-resistant for rafter 24" o/c.
10. F/3- epoxy requires special inspection. Submit form or solid grout bolt into wall.
11. F/3 - Provide 1/2" clearance from masonry to wood on sides.

Plumbing Plan

1. 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.
2. Water line: Provide the total fixture unit demand and maximum developed length. Include size of supply line from meter to house. Table 6.3 and 6.4, 1994 UPC. Total fixture demand should be for both units on property if same meter feeds them both.
3. How will washing machine be provided with hot water since water lines are underground?
4. Specify how gas line arrives at appliance locations. Gas lines are not allowed under slabs.
5. Note and specify all piping materials. Gas line.
6. Plumbing discrepancy - 1/2" or 3/4" lines at new bathroom.

Mechanical Plan

1. 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. Show how you will comply.

Electrical Plan

1. 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.
2. Clarify panel size 100-amp or 125-amp.
3. Each structure must be grounded per E3507.3. Show location of subpanel for unit #2 as well as a description of the grounding method.
4. 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.
5. Provide arc-fault protection for all bedrooms per E3802.11.
6. Load calcs - 6022 @ 40% and 6454 @ 40% - Where does 6022 and 6454 come from. Clarify.
7. Provide convenience receptacle spacing per E3801.2.1 in addition.

MODEL ENERGY CODE:

2. Provide energy calculations. See included Percentage method handout.
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.
3. R-30 will not fit in ceiling space. R-22 fits into 2x8 space.

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
05/17/2005 CINDY AGUILAR OUT TO CUSTOMER Completed
05/17/2005 SUE REEVES REJECT SHELF Completed