Permit Review Detail
Review Status: Completed
Review Details: RESIDENTIAL BLDG/ZONING/ENGINE/WWM
Permit Number - T05CM05476
Review Name: RESIDENTIAL BLDG/ZONING/ENGINE/WWM
Review Status: Completed
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 10/31/2005 | GERRY KOZIOL | WWM | REVIEW | Denied | NEED 8TH FLOOR WASTEWATER REVIEW OF EXSISTING STRUCTURES ON SEPTIC (MAIN HOUSE/ GUEST HOUSE, STORAGE ACCESSORY STRUCTURE) |
| 12/05/2005 | MADARA ENGINEERING | 2ND PARTY REVIEW | REVIEW | Denied | Date: December 5, 2005 To: Derek and Lori Williams 819 S. Seashore Ln. Tucson, AZ 85748 Project name: 9201 E. Kenyon Dr. Permit #: TO5CM05476 Structure: 1 story SFR Occupancy: R-3/U Occupant load: 14 Construction Type: V-B Area S.F.: 5694 SF Project number: 18-5015-01 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 There shall be a floor or landing on each side of each exterior door. Clarify floor levels each side of door off Game room to deck and door off study. Ref. IRC R311.4.3. 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. Complete the finish floor elevation information in Site Plan. Indicate size of water meter on Site Plan. 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 glazing is less than 15% reflect compliance with the prescriptive requirements of 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. An attic access opening shall be provided to attic areas that exceed 30 s.f. and have a vertical height of 30 inches or greater. The rough-framed opening shall not be less than 22 inches by 30 inches and shall be located in a hallway or other readily accessible location. A 30 inch minimum unobstructed headroom in the attic space shall be provided at some point above the access opening. Ref. IRC Section R807.1. Denote requirement to post building address per IRC R321. Indicate wall and ceiling finish materials at storage area under stairs. Ref. IRC 311.2.2. Add “self latching” to keynote 15 on Sheet 2. Glass in hazardous areas shall be safety glass. Specify on applicable floor plans and elevations. Ref. IRC Section 308.4. See side lights and glazing within 24” of door jambs. Clarify the stair handrail to note that it shall be 1¼" and 2" in diameter and return to wall or terminate in safety terminal. Ref. IRC Section R311.5.6. The minimum headroom in all parts of the stairway shall not be 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. Ref. IRC Section R311.5.2. The handgrip portion of handrails shall conform to Type I of Type II of IRC Section R311.5.6.3. The minimum height of guards shall be not less than 36". Openings in guards shall have intermediate rails or ornamental closures that do not allow passage of a sphere 4" in diameter. Ref. IRC Section R312.2. Address 6” x 4” openings in guard wall at 2nd floor deck. Provide height dimensions for roofline, headers, top plate and finished floor. Ref. IRC Section R106. For stucco systems over wood-frame construction with a slab-on-grade, provide a detail showing the required separation between the weep screed and the surface below (min. 4" above the earth and min. 2" above paved areas). Ref. IRC Section R703.2.1. Provide ICC Evaluation Report number and manufacturer of all concrete or clay-type tile roofing. 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. In order to use the alternate design the detail must be incorporated into plans and note indicating use of alternate provided. Mechanical plan must reflect outside air duct and cfm of osa provided as required by the alternate design. Note and specify surface drainage away from structure. Ref. IRC Section R401.3. Note on the drawing the allowable soil bearing pressure used in the design of the footings. Dimension the footing width for each footing type and condition. Ref. IRC Table 403.1. All slabs and pads, including landings at all doors, shall be shown and their thickness specified. Indicate the slopes for exterior slabs. Show location of underground return air ductwork on the Foundation Plan. Provide structural detailing of duct work running beneath/ adjacent to footings. STRUCTURAL COMMENTS Sheet 9 Coordinate with Section C on Sheet 8 for intermediate vertical support of stairs and provide footing at bearing wall accordingly. Address footing with on Detail 3 as not appear to be called out on plan, nor detail. Sheet 10 Specify stud size and spacing at each building location and justify with supporting calculations for lumber grade chosen. Indicate end zone and interior zone per IBC Table 1609.6.2.1(2), 1609.6.2.1(4) and Fig.1609.6.2.2. Specifically address Family room two story wall heights that is not braced between upper and lower level. Coordinate with Architectural plan to address bearing header at Second floor plan between Master bedroom and Family, not appear to be given on header plan. Please provide one complete Roof/ Floor framing plans that incorporate the location of beams, joists and their load path connection for clarification. Current presentation is confusing and creates incorrectness. Coordinate with comment #2 above and complete framing details for stair framing, and indicate on plan horizontal bearing elements at Floor level that are supposed to support stair. Recheck foundation requirements accordingly. Provide detail for typical beam to post connection and specify on plans column sizes. Specify on plan material specification for Timber strand beams, appear to be missing at this time. Complete Detail 3 including missing hanger and ledger specifications. Sheet 11 Coordinate with Architectural B/7 section where there are two bearing points: once at exterior wall at second at patio beams/ columns. Please detail patio framing as missing, address specification of rafters, address missing beams and columns for load path to lower level vertical elements and foundations. Provide truss to truss connection specification and clearly show lower roof trusses where/ how to be attached to the exterior walls. Pursuant to IRC Table R602.10.1 provide additional braced panels at First level along west side f Garage wall to address maximum 25’ spacing from braced panel to braced panel along one braced wall line. Revise Braced wall lines in both ways at Upper level for compliance with IRC R602.10.1.1 spacing of Braced wall lines shall not exceed 35’. Also review percentage of braced panels indicated on plans as they do not appear to be correct. If Conventional braced panel provisions cannot be met, the AZ Structural engineer shall provide an engineering lateral design (calculations, plans and details) as necessary. See IRC R301.1.3. PLUMBING COMMENTS Sheet 13 Revise gas isometric to reflect total length of line (horizontal and vertical) to most remote appliance, BTU demand of each appliance at wh/furn, size of each branch at wh/furn, total demand at the meter. Clarify if HVAC and water heaters are gas or electric as electric panel schedules and gas diagram both show these appliances. Clearly show venting for water closet and wasting method for adjacent lavatory at master bath and family room bath. Address waste and vent location for washer. Also show 2” vent for 2nd floor water closet. Provide a detail for gas piping to island including venting. Revise boxed note on Sheet 13 and lavatory gpm in fixture schedule to reflect compliance with IRC Table P2903.2. MECHANICAL COMMENTS General Indicate underground duct materials. Ref. IRC M1601.1.2. Specify cfm of master bath tub area exhaust fan. Ref. IRC Table 1506.3. Show that ducts meet the minimum requirements of IRC Section M1602 for return air. Reflect location of return air for HVAC off garage. Provide documentation of adequacy of 4inch range hood duct. Show route of duct to point of termination. Ref. IRC M1502. Indicate R value of duct insulation for supply and return. Ref. IRC N1103.3. Provide combustion air for HVAC and water heater appliances including size, type and location of openings. Ref. IRC Chapter 17. Each appliance must be able to be removed independently; Address HVAC/ water heater at Master bath. Gas appliances may not be located in a room accessed through bedroom or bath; eliminate door from mechanical room into bath. Ref. IRC M2005.2. Indicate gas flues to terminate 2’ above vertical elements within 8’ horizontally from flue termination. ELECTRICAL COMMENTS Sheets 14, 15 Provide smoke alarms outside each sleeping room in the immediate vicinity of the bedroom #5 on second story of the dwelling. Ref. IRC Section 313. 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. Where ceiling fans are shown on the plans, provide a note indicating that only approved outlet boxes shall be used. Ref. NEC Article 314.27(d), IRC Section E3904.4, E3805.8 and E4001.6. Provide an approved grounding electrode system for the 200-amp service shown and provide 1 line diagram showing all grounding bonding and size of feeders to subpanels. Ref. IRC Section E3508. 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. Island or peninsular countertops 12 inches or wider shall have at least one receptacle outlet each side of a sink or stove. Revise panel schedule and circuit identification numbers to reflect 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. 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. Show devices that are connected to circuit A16 on Floor plan in Laundry room. Provide at least one 20amp circuit to serve GFCI protected receptacles in bathrooms. Such circuits shall have not other outlets. Ref. IRC Sections E3603.4, E3801.6 and E3802.1. Revise breaker sizes in panel schedule to 20 amps. Provide a convenience (wp/ gfci) receptacle outlet for the servicing of appliance (HVAC) within 25 feet of the appliance. Ref. IRC section 3801.11. Provide a lighting outlet at each mechanical room. Ref. IRC section E3803.3. Provide a lighting outlet, switched at each end of hall off master bath. Ref. IRC Sections E3803.3 and R303.6. Fixtures, fitting, boxes and receptacles locates in damp or wet locations shall be “listed” for location. Please note on plan. Surface mounted incandescent light fixtures in clothes closets shall maintain 12 inches between the fixture and the nearest point of storage. Ref. IRC Section E3903.11. Revise circuit indicating numbers on plan to specify 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. Also provide receptacle that is supplied by circuit (20amp small appliance) other than A21. Show disconnect switches for outdoor HVAC units and for water heaters. Ref. IRC Table E4001.5. Provide light at under stair storage area. Ref. IRC E3803.4. Provide light of switched controlled receptacle in all habitable rooms. See Family room, study, living room. Ref. IRC E3803.2. Review switched location for stairs at game room for correctness. Revise conductor site for heat pump CU#1 in panel A or reduce breaker size. 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 |
|---|---|---|---|
| 12/13/2005 | GBONILL1 | OUT TO CUSTOMER | Completed |
| 12/13/2005 | SUE REEVES | REJECT SHELF | Completed |