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Permit Review Detail

Permit Number: T05CM05232
Parcel: 13631012E

Review Status: Completed

Review Details: RESIDENTIAL BLDG/WWM

Permit Number - T05CM05232
Review Name: RESIDENTIAL BLDG/WWM
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
12/06/2005 GERRY KOZIOL WWM REVIEW Denied need joint use sewer agreement- wastewater 8th floor. 740-6500
12/06/2005 SREEVES1 LANDFILL REVIEW Approved
12/06/2005 BROWN & ASSOCIATES 2ND PARTY REVIEW REVIEW Denied RESIDENTIAL PLAN REVIEW

Client: City of Tucson Reviewer: Jake Hesselgesser

Project: 9710 E. Millmar SFR Permit #: T05-CM05232

Date: December 6, 2005 Brown & Associates #: 85701-5069

_______________________________________________________________

2003 International Residential Code, 1994 UPC with State Amendments, Outdoor Lighting Code.

Residence Area: 2150 S.F. Number of Floor Levels: 2
Garage Area: n/a S.F. Number of Elevation Options: 1
Stair/Deck Area: n/a S.F. Building Wall Construction: Masonry/Wood
Basement Level Area: 1035 S.F. Building Grade Floor Construction:Concrete/Wood
Guest House Area: n/a S.F. Building Roof Construction: Wood
Guest House Construction: n/a Elevated Floor Construction: n/a

NOTE: THE FOLLOWING ITEMS NEED TO BE CORRECTED PRIOR TO RESUBMITTING YOUR PLANS FOR APPROVAL. RETURN ALL SUBMITTAL PLANS AND DOCUMENTS WITH YOUR REVISED SUBMITTAL PLANS AND DOCUMENTS. .
X Revise Plans for Compliance
IRC Section R105.3.1

GENERAL REQUIREMENTS

1. Revise code references throughout plans to reflect compliance with the 2003 International Residential Code as adopted by the City of Tucson. IRC Section R106.1.1.

2. Number all sheets in the plan set and cross reference all details and sections (i.e.: framing details. IRC Section R106.1.1.

3. Provide structural engineering calculations for the proposed basement walls. IRC Section R404.1.3(2).

4. Provide grades and contours on site plan and indicate elevation of next upstream sewer manhole and provide backwater valve if necessary.

ARCHITECTURAL PLAN COMMENTS


1. There shall be a floor or landing on each side of each exterior door. The width of the landing shall not be less than the door served with a minimum dimension of 36 inch measured in the direction of travel. IRC Section R311.4.3. Refer to exterior door at nook/kitchen area.

2. Note and specify that the shower area and shower tub walls shall be finished with a nonabsorbent surface to a height of six feet above the floor. IRC Section 307.2.

3. Specifically identify on the plans or elevations those glazing panes which must be tempered glazing. IRC Section R308.4. Refer to French doors.

4. Every sleeping room and basement with habitable space shall have a least one window minimum net clear opening 5.7 square feet (minimum 5 square feet net clear opening at grade floor), minimum clear opening width of 20 inches, minimum clear opening height of 24 inches and the finished sill height shall not be more than 44 inches above the floor; or provide exterior door for emergency egress. IRC Section R310.1. Clarify how egress is achieved with 8’x7’ O.H. door from basement area and provide cutsheets for single hung windows to verify egress requirements.

5. Appliances located in a garage or carport shall be protected from impact by automobiles. Appliances can be located away from the vehicle travel path or protection shall be provided by either a floor elevation change with a vertical curb of sufficient height and horizontal depth, properly located wheel stops, or impact bollards. IRC Section M1307.3.1, IBC 1607.7.3


6. Appliances having an ignition source shall be elevated such that the source of ignition is not less than 18 inches above the floor in garages. For the purpose of this section, rooms or spaces that are not part of the living space of a dwelling unit and that communicate with a private garage through openings shall be considered to be part of the garage. IRC Section M1307.3.

7. Identify flame and smoke index for thermal insulations. R316, R906

8. Provide attic ventilation calculations for all concealed attic spaces; include required and provided net free ventilation area. Indicate the size, type, wire mesh and location of attic ventilation. Provide the following note, if applicable: "Where eave or cornice vents are installed insulation shall not block the free flow of air. A minimum of 1 inch space shall be provided between the insulation and roof sheathing at the location of the vent”. IRC Section R806.

9. Detail basement window well requirements to comply with IRC Section R310.2.


ARCHITECTURAL BUILDING ELEVATION COMMENTS:


1. Specify required installation for the weather-resistant sheathing paper or other approved material. R703.2

ARCHITECTURAL ROOF PLAN COMMENTS:

1. Provide ICBO Evaluation Report number and manufacturer for concrete or clay-type tile roofing or metal roofing system. Identify on the drawing the maximum installed tile weight (psf). R905.3, R301.4

ARCHITECTURAL STAIR REQUIREMENTS:

1. Provide details showing stair construction, connection details and stringer sizes. R311.5

2. There shall be a floor or landing at the top and bottom of each stairway. The width of each landing shall not be less than the stairway served. Every landing shall have a minimum dimension of 36 inches measured in the direction of travel. When a door swings over an interior flight of stairs a landing is required at the top of the stairs. IRC Section R311.5.4

3. The minimum headroom in all parts of the stairway shall be not less than 6 feet 8 inches measured vertically from the slope plane adjoining the tread nosing or from the floor surface of the landing or platform. IRC Section R311.5.2

4. Four or more stair risers shall have at least one handrail. Handrails shall be provided on at least one side of the stairs, be continuous the full length of the stairs, and have minimum and maximum heights of 34 inches and 38 inches, respectively, measured vertically from the nosing of the treads. The handgrip portion of handrails shall have a circular cross section of 1 1/4 inches minimum to 2 5/8 inches maximum; edges shall have a minimum radius of 1/8 inch. IRC Section R311.5.6

STRUCTURAL FOUNDATION PLAN COMMENTS:

1. Note and specify soil treatment and other requirements for termite protection. IRC Section R319, R407.1.

2. Note and specify the finish grades around the building lot indicating requirement for drainage of storm water away from the building foundation. IRC Section R401.3.

3. Note on the drawings the required allowable soil bearing pressure used for the design of the footings. R403

4. Provide note: Footings shall be founded on undisturbed natural soil or approved fill. IRC Section R403.1.1

5. Areas that are likely to have expansive, compressible, shifting or other unknown soil characteristics, the building official shall determine whether to require a soil test to determine the soil’s characteristics at a particular location. This test shall be made by an approved agency using an approved method. R401.4 The owner should be aware that certain risks associated with building on unknown foundation soils may be mitigated by obtaining a bona fide soils report by a qualified registrant engineer for the building site.

6. Fills that support building foundations shall be designed, installed and tested in accordance with accepted engineering practice. Provide special inspection documents. R401.2, R301.1.3, IBC 1704.7, IBC 1803.5

7. Foundation plates and sills shall be bolted to the foundation with minimum 1/2 inch bolts at 6 feet or less on center and embedded a minimum 7 inches into the foundation. Note requirements for number of bolts per sill piece and spacing from the ends of end sill piece. Each anchor bolt shall be specified to have a nut and washer. R403.1.6.



STRUCTURAL FRAMING PLAN COMMENTS:

1. Indicate all interior braced wall panel locations. The wall line at the nook area does not meet the prescriptive requirements of IRC Chapter 6. A sealed lateral analysis, prepared by an Arizona Registrant, when the bracing does not comply with the conventional prescriptive provisions. R301.1.3, R602.10.10

2. Indicate on plans that trusses are part of a deferred submittal or provide two sets of truss calculations with resubmittal. IRC Section R106.1.

3. Clarify beam sizes and rafter sizes shown on the framing details and on the framing plans. There are several discrepancies between the two. IRC Section R106.1.1.

4. Provide framing and connection details for 1st floor framing at connection to basement bearing partition wall. IRC Section R106.1.1.


PLUMBING PLAN COMMENTS


1. Identify the total developed length of gas piping, BTUH gas demand of all appliances and provide suitable gas isometric showing the length of pipes (horizontal and vertical) to each appliance. R106.1.1, G2413; UPC 1217

2. Show and specify requirements for sizing and installation of roof and overflow drains/scuppers. R903.4.1; UPC Appendix D.

3. Indicate the size of the water meter on the plans. UPC Table 6-4.

ELECTRICAL PLAN COMMENTS:


1. Provide a smoke detector in the basement. IRC Section 313.

2. Smoke alarms shall receive their primary power from the building wiring with battery backup. Wiring shall be permanent without a disconnecting switch other than those required for overcurrent protection. IRC Section R313.2.

3. When ceiling fans are shown on the plans, provide a note indicating that only approved outlet boxes shall be used. IRC Section E3904, E3805.9 and E4001.6.

4. Provide bonding to the interior water piping and above ground portion of gas piping systems. IRC Section E3509.

5. Provide a note indicating all branch circuits that supply 125-volt, single-phase, 15 and 20-ampere receptacle outlets installed in dwelling unit bedrooms shall be protected by an arc-fault circuit interrupter(s). E3802.

6. Provide a convenience receptacle outlet for the servicing of appliances (HVAC) within 25 feet of the appliance. Also show location of outdoor mechanical equipment. IRC Section 3801.11.

7. Revise receptacle outlet spacing in basement to comply with IRC Section E3801.2.



Sincerely,

BROWN & ASSOCIATES



Michael J. Brown, C.B.O. President
MB:ns

Final Status

Task End Date Reviewer's Name Type of Review Description
12/07/2005 SUE REEVES OUT TO CUSTOMER Completed
12/07/2005 SUE REEVES REJECT SHELF Completed