Permit Review Detail
Review Status: Completed
Review Details: RESIDENTIAL BLDG/WWM
Permit Number - T05CM03578
Review Name: RESIDENTIAL BLDG/WWM
Review Status: Completed
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 07/27/2005 | GERRY KOZIOL | WWM | REVIEW | Approved | |
| 08/12/2005 | KEN VAN KARSEN | BUILDING-RESIDENTIAL | REVIEW | Denied | PLAN REVIEW COMMENTS for Activity # T05CM03578 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 corrections and revisions shall be made on original tracings or finished reproducible set. Return this set and a copy along with a set of the first submission. 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. Provide sheet numbers and scale for each plan or detail. Provide correct or remove the structure area figures on the second and third sheets. All dimensions and notes shall be consistent on each plan or elevation: 1. Detail #1 and the wall construction note on the right edge of the third sheet calls for ½" OSB on all exterior walls. This is not consistent with the floor plan labeling braced panels, and the 3/8" OSB shown on detail #1. 2. 15# felt is shown on detail #1 of the third sheet and detail #5 & #6 of the fifth sheet, but 30# is shown on the Elevations and Section A-A. SITE PLAN: 1. Indicate the location of gas, water, electric and sewer or septic line on the property, from property line to building. Provide the location of utility meters. FOUNDATION PLANS: 1. Reference correct detail and section sheet numbers. Verify if the four locations that Detail #1 is called on the foundation plan correctly reference a wall section with OSB sheathing typically used on braced wall panels. 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. 2. Show hold down locations consistent with completed braced wall panel locations. 3. All exterior doors require a landing or floor at the exterior (Den & Master bedroom doors). Landings must be at least as wide as the doors they serve and 36" in the direction of travel, R311.4.3. 4. Note that grade away from foundations (6" within 10') shall comply with R401.3. FLOOR PLANS: 1. Show interior room dimensions consistent with exterior building dimensions. The kitchen, hall, bath #1, closet line equals 34'-8" plus three interior walls. The dining, hall, bedroom #2 line equals 32'-7" plus two interior walls. Also, check the interior length w/ 4-½" wide walls. 2. Rooms (study room) shall not be less than 7' in any dimension, R304.3. Utility spaces may be less than 7', but should be large enough for the intended purpose. Verify the required dimensions for the sink, washer, dryer and furnace. 3. Note the location of tempered glass windows (master bath), R308.4. 4. Note that tub/shower enclosures shall have nonabsorbent surfaces to 6' above the floor, R307.2. All glass enclosures shall be tempered, R308.4.5. 5. Provide access to each separate attic that exceeds 30SF, R807. Designate locations on the drawings. Openings shall not be less than 22"X30". Attic access shall provide a minimum of 30" of headroom, and shall be located in a hallway or readily accessible space. 6. 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, 1994 UPC SEC. 410.0. All glass enclosures shall be tempered. 7. Note that each water closet is located in a clear space not less than 30" wide (centered 15" from finished wall or fixture), IRC figure R307.2. 8. Show fireplace location, hearth size and materials, R1003.10 or R1004.2. Provide cut sheets, make, model number and the approval number of the UL-127 testing agency (IE: ICBO #) for factory built, or zero clearance fireplaces, R1002. Include a cross-section for masonry fireplaces showing compliance with R1003. 9. Locate and identify brace wall types and locations along with the appropriate nailing schedule. 10. Appliances installed in garages shall be mounted on platforms at least 18" above the floor, M1307.3. 11. The landing at the front exit door shall not be more than 1.5" lower than the top of the threshold R311.4.3. STRUCTURAL PLANS: 1. Show details for critical non-bearing conditions (floor and rafter/joist connection). 2. Detail all brace wall connections from the foundation to the roof plywood, or note continuos wall sheathing. 3. 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. 4. Provide manufacturer's calculations and data for pre-fabricated trusses, or note on drawings the requirement for deferred submittal to building inspector at installation. ELEVATIONS: 1. Note and specify a complete roofing system for the patio: Roofing type, grade of materials and method of installation, R905. 2. Calculate of attic ventilation area using the correct attic area in compliance with R806.2. Note size and location of all vents needed to comply. 3. 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, R1001.6. SECTIONS - DETAILS - MISC. NOTES: 1. Note the fill material and compaction for the 8" build-up for achieving a 12" above grade finished floor on detail #1 Monolithic Exterior Wall Footing. The minimum foundation height above finished grade is 6" R404.1.6. 2. Indicate if a thin-coat stucco system will be applied over foam board and specify the vapor barrier. 3. Cross-sections shall be cross-referenced to the floor plan and framing plans (detail #2, #5, #6 and #7. 4. Ceiling gypsum board shall be either 5/8" or ½" sag resistant when applied to 24" o.c. framing, IRC table R702.3.5 footnote d. 5. Show a minimum 1" vent clearance between ceiling insulation and roof sheathing if insulation is attached to truss bottom cord and rafter venting is used, R806.3. This may be accomplished w/ baffles. PLUMBING PLANS: 1. The City of Tucson has adopted the 1994 Uniform Plumbing Code with state amendments (ARIZONA STATE PLUMBING CODE). Change the drainage system note to reference this code. 2. Correct the inconsistency of the supply gas pipe size shown on the plan and diagram. 3. Correct the water calculations using 1994 UPC Table 6-3, provide the maximum developed length of water line, and the supply line diameter for verifying correct capacity using 1994 UPC Table 6-4. Hot water calculations are not required. 4. Note on plan compliance with the water conservation requirements. Water closets, 1.6 gallons per flush, sinks and showerheads, 3 gallons per minute. 5. Plumbing vents shall be a minimum of 10 feet away from all air intakes (evap cooler) UPC 906.2. 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. MECHANICAL PLANS: 1. Note on plans: Mechanical shall comply with 2003 IRC chapters 13 - 24. 2. Replace all references to the 2000 IRC with 2003 IRC, or remove the reference. Remove the words "detail how this is achieved" from the third note. 3. Show bathroom exhaust fan locations with CFM rating R303.3 and M1506. 4. Provide an equipment specification list including the furnace and evap cooler. 5. Show the location of the evap cooler on the plan. 6. The furnace location appears undersized. Verify the manufacturer's requirements, M1402. 7. Show the size of all supply and return air ducts. ELECTRICAL PLANS: 1. Provide a riser diagram for the service entrance. Note the grounding and bonding method. Metallic gas lines must be bonded and shall not be used as grounding method. 2. Peninsula counter tops shall have at least one receptacle outlet, E3801.4.3. 3. A receptacle outlet shall be provided adjacent to the basin in each bathroom (Master bath), E3801.6. Bathroom outlets shall be on a separate 20 AMP circuit with no other outlets, E3603.4. 4. Indicate the location of all disconnect switches for air handling equipment (evap cooler & optional A/C). 5. 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, E3801.4.1. An additional outlet may be needed on the sink wall. 6. 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, E3603.2 and E3801.3 through E3801.4.5. Circuit #16 should serve a least kitchen counter outlet. The counter outlet between the dishwasher and range requires a circuit number. OUTDOOR LIGHTING CODE 1. Show compliance with City of Tucson Outdoor Lighting Code (www.ci.tucson.az.us/dsd/Codes___Ordinances/Tucson_Lighting_Code.pdf). 2. Provide cut sheets of selected light fixtures. MODEL ENERGY CODE: 1. Provide energy calculations per the 2000 IECC and comply with IRC chapter 11. 3. Show 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 Ken Van Karsen at 791-5550, extension 1112. |
Final Status
| Task End Date | Reviewer's Name | Type of Review | Description |
|---|---|---|---|
| 08/23/2005 | CINDY AGUILAR | OUT TO CUSTOMER | Completed |
| 08/23/2005 | SUE REEVES | REJECT SHELF | Completed |