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Permit Review Detail

Permit Number: T05CM05433
Parcel: 13105041A

Review Status: Completed

Review Details: RESIDENTIAL BLDG/ZONING/ENGINE/WWM

Permit Number - T05CM05433
Review Name: RESIDENTIAL BLDG/ZONING/ENGINE/WWM
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
11/21/2005 DAVID RIVERA ZONING REVIEW Denied CDRC TRANSMITTAL

TO: Development Services Department Plans Coordination Office
FROM: David Rivera
Principal Planner

PROJECT: 5322 E. 29th Street
Two SFR units on an R-1 lot
Board of Adjustment Comments

TRANSMITTAL: 10/05

COMMENTS: These coments were made by David Rivera as a courtesy for the customer to apply to the Board of Adjustments for variances to the lot size. Additional comments made by other reviewers must be addressed because the customer had not appllied for a building permit at the time that the courtesy comments were made. ALl other comments still apply. See additional comments by Daniel Castro

1. The site plan requirements:

a. Site content and specifications have been met on the plan.

b. The Development Designator criteria and LUC subject to sections have been met except the lot size. The original lot size was approximately 14,000 Sq. Ft. The lot has been reduced in size to 9,685.78 Sq. Ft. due to right-of-way acquisition of 15 feet along the 29th Street frontage. A minimum of 10,000 Sq. Ft. is required for two units on an R-1 lot.

c. The proposal on this plan is for two units with one unit meeting building size requirement listed in LUC section 3.5.7.1.C.

d. A Board of Adjustment variance will be requirement before the proposal for the two units can be approved.

e. The applicant must apply for a building permit prior to submitting to the Board of Adjustments.


If you have any questions about this transmittal, please call David Rivera, (520) 791-5608.


RESUBMITTAL OF THE FOLLOWING IS REQUIRED: Board of Adjustment approval letter and revisions to site plan drawing based on any conditions by the Board.

SITE PLAN TRANSMITTAL

FROM: Dan Castro Senior Planner

PROJECT: Duplex
5322 E. 29th Street
T05CM05433

TRANSMITTAL: November 21, 2005

The following comments are based on a proposed duplex in a R-1 zoned property with less than 10,000 square feet in lot size. The revised site plan must be resubmitted for Zoning Review.

1. Under the lot coverage calculations, list the height of north, south, east, and west exterior building walls. Height is to be measured from design grade. This information is required to verify building setback requirements.

2. Per LUC Sec. 3.2.3.1.B development designator “G”, the minimum lot size required for two (2) dwelling units in the R-1 zone is 10,000 square feet. The proposed site plan shows a 9,685.78 square foot lot.

3. If a Board of Adjustment Variance is applied for and approved, please note the case number, date of approval, variances granted, and conditions imposed on the site plan.

If you have any questions about this transmittal, please call Dan Castro, (520) 791-5608.
11/21/2005 ANDREW CONNOR NPPO REVIEW Approved
11/21/2005 GERRY KOZIOL WWM REVIEW Approved
11/21/2005 PAUL MACHADO ENGINEERING REVIEW Denied To: James Ogello DATE: November 16, 2005
1820 S. Oak Park Dr. Tucson, Arizona 85710

SUBJECT: 5322 E. 29th Street
Site plan T05CM05433 (First Review)
T14S, R14E, 5ection 23

RESUBMITTAL REQUIRED: Site Plan.

The Site Plan (SP) cannot be approved as submitted. Please address the following review comments prior to the next submittal.

Site Plan:

1. Please include a response letter to the comments along with the corrected copies of the SP.
2. Label existing and future sight visibility triangles per D.S. 2-02.2.1.10.
3. Show all existing easements on the property per D.S. 2-02.2.1.11.
4. Please provide Drainage patterns and finished grades per D.S. 2-02.2.1.16.
5. Please list estimated cut & fill quantities per D.S. 2-02.2.1.17.
6. Please show dimensioned right-of-way, including any applicable Major Streets and Routes (MS&R) Plan right-of-way per D.S. 2-02.2.1.19.
7. All easement of record must be graphically shown on the plan together with recording docket and page per D.S. 2-02.2.1.20.
8. Dimension from street monument lines to existing and proposed curbs, sidewalks, driveways, and utility lines per D.S. 2-02.2.1.21.
9. Show Site plan number (T05CM05433) on all sheets per D.S. 2-02.2.1.29.
10. Placement of fill in excess of 2' above existing grade at any location in the outer 100' of the developing site is not allowed and/or shall meet the requirements per D.S. 11-01. Please address.
11. A permit or a private improvement agreement will be necessary for any work performed within the Right-of-way. Contact Permits and Codes at (520) 791-5100 for permit information.
12. Please show the proposed roof drainage patterns, 100% of the 10-year flow must be conveyed under the sidewalks including any other site drainage as well. Please provide supporting calculations to demonstrate compliance with D.S. 3-01.4.4. If the location(s) of the roof scuppers have not yet been decided, a general note indicating sidewalk scuppers will be used when the roof scuppers locations have been designed and located will suffice.
13. List the consulting engineer and the owner/developer on the plans with the pertinent information.
14. Add note: "Depress all landscaped areas 6" maximum for water harvesting".

Drainage Statement:
1. Please include a response letter to the comments along with the corrected copies of the DS.
2. A Drainage Statement is a brief description of drainage conditions applicable for a site which are not affected by 100 year flows of 100 cfs, of more……per S.M.D.D.F.M., chap. II, 2.1.2. The DS must be submitted along with the site plan and accepted with the approval of the grading plan.
3. The content and format of the Drainage Statement should follow S.M.D.D.F.M., chap. II, 2.2.
4. Show the project address or administration address on the cover sheet of the DS

If you have any questions, I can be reached at 791-5550 x1193 or Paul.Machado@tucsonaz.gov
Paul P. Machado
Senior Engineering Associate
City of Tucson/Development Services Department
201 N. Stone Avenue
P.O. Box 27210
Tucson, Arizona 85726-7210
(520) 791-5550 x1193 office
(520) 879-8010 fax
C:/5322 E. 29th Street site
12/05/2005 MADARA ENGINEERING 2ND PARTY REVIEW REVIEW Denied Date: December 5, 2005

To: James Ogello
1820 S. Oak Park Dr.
Tucson, AZ 85710
Phone: (520) 270-0639
Project name: 5322 E. 29th Street
Permit #: TO5CM05433
Structure: 1 story SFR Duplex
Occupancy: R-3
Occupant load: 7
Construction Type: V-B
Area S.F.: 2013 SF Project number: 18-5014-01


The first submittal plans for the above referenced project are in the process of Architectural, Structural, Plumbing, Mechanical and Electrical plan review for compliance with the City of Tucson ordinances and applicable codes. Corrections required are noted below. All corrections must be made to the original drawings and new complete and revised sets resubmitted along with a written response to each of the items listed below to facilitate a shorter back-check time.

The scope of this review covers Architectural, Structural, Plumbing, Mechanical and Electrical review. These disciplines were checked only to the extent allowed by the documents provided. All portions of this project are assumed to meet or will meet other departmental requirements, conditions and concerns before permit approval.

ARCHITECTURAL COMMENTS
General
Reflect compliance with City of Tucson outdoor lighting ordinance.

Cover sheet
Provide a square footage summary for each of the following: livable, covered patios and porches. Ref. IRC Section R106.1.1.
Sheets 3, 4, 5, 6
Locate and identify heights of all ceilings. Include drop ceiling areas and reflect method of framing drops. Ref. IRC Section R305.1.
Note and specify that shower area walls shall be finished with a non-absorbent surface to a height of six feet above the floor. Ref. IRC Section 307.2.
Clarify if rod and curtain or enclosure at tub/ showers. All glass shower enclosures shall be tempered. Ref. IRC Section 308.4.
Indicate size of fasteners and spacing for gypsum board at the one hour fire separation of units.
Provide full height section detail reflecting conditions where exterior walls are parallel to roof framing members.
Provide a calculation to determine the percentage of glazing of the gross area of the exterior walls. Calculations to verify compliance with the 2003 International Energy Code will be required when the glazing area exceeds 15% of the gross area of the exterior walls. Ref. IRC Section N1101.2.1. If less than 15% reflect compliance with the prescriptive method in IRC Chapter 11.
Provide the following note: A separate insulation inspection prior to drywall or an insulation certificate will be required. Ref. IRC Section N1101.3.1.
Provide material suitable for ceilings of patios when framing exceeds 12” o.c. spacing in note 10 on Sheet 6. (Approved soffit board or exterior gypsum sheathing).
Specify interior ceiling finish materials suitable for spacing of framing members (1/2” anti sag gypsum board minimum).
Complete party wall reference bubble in Section A on Sheet 4.
Glass in hazardous areas shall be safety glass. Specify on applicable floor plans and elevations for sliding glass doors. Ref. IRC Section 308.4.
Provide height dimensions for roofline, headers, top plate and finished floor. Ref. IRC Section R106 on Elevation drawings.
Note weights of all plies and coating of all built-up roofing. Ref. IRC Section R905.9.
Detail, note and size all roof drains, overflow drains and scuppers. Ref. IRC Section R903.4.
Provide attic ventilation calculations for all concealed attic spaces; include required and provided net free ventilation area. Also, indicate the type 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” (non-vented roof design may be used with a registrant’s seal or meeting the TEP guidelines as agreed by the Greater Tucson Jurisdictions). Ref. IRC Section R806. If using alternate then the detail must be placed on plan and use of alternate denoted. Mechanical plans must reflect of outside air intake and cfm of osa indicated per the requirements of the alternate details.
All slabs and pads, including landings at all doors, shall be shown and their thickness specified. Indicate the slopes for exterior slabs.
Denote requirement to post building address. Ref. IRC R321.


STRUCTURAL COMMENTS
Sheet 2-9
Address call out to spread footings and provide detail for patio columns to footing load path. Ref. IBC 1604.4.

Sheet 3-9
Provide additional panels along interior N/S Braced wall line between Unit 1 and Unit 2 in order to comply with IRC Table R602.10.1 for maximum 25’ distance from panel to panel center line along one Braced panel line.
Explain compliance with IRC R602.10.1 for braced panel to begin no more than 12.5 feet from each end of a braced wall line. See North wall of Unit 2 as does not appear to comply with this requirement.

Sheet 4-9
Complete call outs on Architectural cross section to refer to the appropriate details as redlined.
Provide/ revise #4 dowels on Detail ¾ to show minimum spacing of 48”o.c. for dowels along continuous footing.

Sheet 6-9
Complete detailing of Roof framing plan to show:
2x6 patio rafters attachment to 6x12 patio beams to exterior walls;
6x12 patio beams to columns;

PLUMBING COMMENTS
Sheet 7
Indicate the location of the T and P relief line from the water heater to the exterior of the building. Note the T and P relief line to be full size steel pipe or hard drawn copper tubing extending to the exterior of the building and terminating a downward position not more than 2 feet or less than 6 inches above grade.
Revise a drainage pipe isometric to match floor plan layout showing all drain, waste and vent piping sizes and all cleanout locations.
Indicate water meter size on Site plan. Show size of water piping to unit 1.
Specify materials for waste and vent pipes. Specify minimum waste pipe slopes.
Provide a shut off valve for cold water supply at each water heater inlet.
Provide flow rates for plumbing fixtures (water closets, tub/ shower and sinks). Ref. IRC Table P2903.2.
MECHANICAL COMMENTS
Sheet 9
Show that ducts meet the minimum requirements of IRC Section M1602 for return air and M1601 for supply air.
Indicate insulations requirements for ducts. Ref. IRC N1103.3. Provide minimum “R” values.
Provide a 4 inch diameter moisture exhaust vent for clothes dryer, or as required by the clothes dryer’s listing and the manufacturers installation instructions provided that is to be presented prior to construction. Ref. IRC Section M1501.1.
Indicate size, materials for range hood exhaust. Specify cfm of range exhaust, Ref. IRC Table 1506.3.
Provide 100 square inches make up air for dryer in closets such as with a louvered door.
Show size and route of condensate line to point of discharge. Ref. IRC G2439.4, Ref. IRC Section M1411.3 and M1411.3.1.
ELECTRICAL COMMENTS
Note and specify that at least one 20-amp branch circuit shall be installed to serve the laundry room and this circuit shall have no other outlets. Ref. NEC Article 210-52(f) and IRC Section E3603.3. See panel schedule for unit 1 and revise conductor size to #12 copper.
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. Ref. IRC Section R313.2. Note on plans.
Indicate the AIC rating of the electric panels and the available fault current from utility company. Ref. IRC Section E3305.2.
Receptacle outlets for ranges and clothes dryers shall be a 3-pole with ground type. Four-wire, grounding type flexible cords will be required for connection of ranges and clothes dryers. The bonding jumper shall not be connected between the neutral terminal and the frame of the appliance. Ref, IRC Section E3808.
Show disconnect switches for water heater, outdoor HVAC units. Ref. IRC Table E4001.5.
Provide a note indicating all branch circuits installed in dwelling unit bedrooms shall be protected by an arc-fault circuit interrupter(s). Ref. NEC Article 210-12(b), IRC Section E3802.11. Revise panel schedules to reflect compliance along with the circuit indicator numbers on plan.
Receptacles shall be installed so that no point along the floor line in any wall space is more than 6 feet, measured horizontally, from an outlet in that space, including any wall space 2 feet or more in width. Ref. IRC Section E3801.2.1.
In Kitchen and Dining Rooms, a receptacle outlet shall be installed at each wall counter space 12 inches or wider so that no point along the wall is more than 24 inches from a receptacle outlet and shall be GFCI protected. Ref. IRC Section E3801.4.1.
Review the total watts for unit 2 in load calculations for general lighting and provide correct loads for heat pump and heat strips.
Provide a convenience receptacle outlet for the servicing of appliance (HVAC) within 25 feet of the appliance. Ref. IRC section 3801.11.
Provide a lighting outlet or a switched receptacle in every habitable room and bathroom. Ref. IRC Section E3803.2. Address Living and Dining rooms show only j-box.
Provide a lighting outlet at water heater rooms. Ref. IRC section E3803.
Revise circuit indicators on plan to reflect that two or more 20-amp small appliance circuits shall be provided to serve the Kitchen, Breakfast Room and Dining Room. Such circuits shall serve no other outlets. Ref. IRC section E3603.2 and E3801.3.1.
Indicate feeder sizes from meters to disconnect and size conduit.
Revise one line diagram to show two separate laterals to meters or clarify service entrance conductors connection to buss that feeds both meter sockets.
Show Electrical service panel location on floor plan.
Revise panel schedules to reflect #12 copper conductor for 20amp circuits, #10 for dryers, water heaters, 25amp breakers for water heaters, and review two heat strips at 60 and 50amps in each unit for correctness. Also include range/ oven conduits. Ref. IRC Table E3605.3.

Should you have any inquires regarding this letter, please do not hesitate to contact the Plan reviewer at (602) 493-1963.
MADARA Engineering for the CITY OF TUCSON
By:
Michael Hundley
Vice-President

Final Status

Task End Date Reviewer's Name Type of Review Description
12/07/2005 DELMA ROBEY OUT TO CUSTOMER Completed