Permit Review Detail
Review Status: Completed
Review Details: RESIDENTIAL BLDG/WWM
Permit Number - T06CM00190
Review Name: RESIDENTIAL BLDG/WWM
Review Status: Completed
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 04/04/2006 | GERRY KOZIOL | WWM | REVIEW | Denied | needs to show location/method of connection to public sewer. |
| 04/04/2006 | BROWN & ASSOCIATES | 2ND PARTY REVIEW | REVIEW | Denied | Brown & Associates 177 N Church Avenue, Suite 311 Tucson, Arizona 85701 Office (520) 882-4735 Fax (520) 882-5412 1st - Review RESIDENTIAL PLAN REVIEW Client: City of Tucson Reviewer: Jake Hesselgesser Project: 1135 E Silver Street SFR Permit #: T06CM00190 Date: April 3, 2006 Brown & Associates #: 85701-6215 _______________________________________________________________ 2003 International Residential Code, 2003 UPC with State Amendments, Outdoor Lighting Code; 2003 IBC applies for engineered structural designs. Residence Area: 1288 S.F. Number of Floor Levels: 1 Carport Area: 560 S.F. Additional # of Elevation Options: 1 Porch/Stair/Deck Area: n/a S.F. Building Wall Construction: Masonry Basement Level Area: n/a S.F. Building Grade Floor Construction: S.O.G. Guest House Area: n/a S.F. Building Roof Construction: Wood Trusses Guest House Construction: n/a Elevated Floor Construction: n/a Remodel Area: n/a S.F. 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: X 1. The location of structural foundations near ascending or descending slopes steeper than 1 vertical to 3-horizontal, shall be set-back and elevated as required. R403.1.7, R403.1.7.4 ARCHITECTURAL PLAN COMMENTS X 1. Locate on the plans, mark and identify the size, type and other requirements for all windows and emergency exit windows. IRC Section R303, R308, R310. X 2. Note on the plans that: “All egress doors shall be readily openable from the egress side without the use of a key or special knowledge or effort”. R311.4.4 X 3. Plans shall show the location of all service fixtures, water heater and HVAC equipment. R106.1.1 X 4. 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 X 5. The minimum width of hallways shall be dimensioned and the width shall not be less than 3 feet. IRC Section R311.3. X 6. 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. X 7. Specifically identify on the plans or elevations those glazing panes which must be safety glazing. IRC Section R308.4. X 8. Show by dimensions that each water closet and other plumbing fixture is located and has surrounding clear space that is not less than shown in IRC Figure R307.2. X 9. An attic access opening shall be provided to attic areas that exceed 30 square feet and have a vertical height of 30 inches. 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. IRC Section R807.1. X 10. Openings between the garage and residence shall be equipped with solid wood doors not less than 1 3/8-inch thick, or shall be 20-minute fire-rated doors and shall be maintained self-closing and self-latching. All other openings shall be protected in the same manner. Clarify construction of carport (two sides must be completely open to be considered as a carport). Amendment to IRC Section R309.1. X 11. There shall be no openings in the common wall between a garage and any sleeping room. The garage shall be separated from the residence and its attic area by not less than 1/2-inch gypsum board applied to the garage side. Garages beneath habitable rooms shall be separated from all habitable rooms above by not less than 5/8-inch Type X gypsum board or equivalent. Where the separation is a floor-ceiling assembly, the structure supporting the separation shall also be protected by not less than 1/2-inch gypsum board or equivalent. In buildings protected by an automatic fire sprinkler system, including the private garage, the separation shall be permitted to be limited to a minimum 1/2-inch gypsum board applied to the garage side. Amendment to IRC Section R309.1 and R309. X 12. 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. X 13. Indicate the location of all site utilities on the site plan. IRC R106.1.1. X 14. A 3 foot by 3 foot landing is required at the bottom of the ramp proposed at the front of the residence. IRC Section R311.6.2. X 15. Cross reference and key all details and sections to the appropriate Sheets. IRC Section R106.1.1. ARCHITECTURAL BUILDING CROSS SECTION COMMENTS: X 1. Depict all materials used for construction of the roof including but not limited to substrates, underlayment, roof insulation and roof finish. R904, R905. MODEL ENERGY CODE COMMENTS X 1. Provide on the architectural drawings a calculation to determine the percentage of glazing in the gross area of the exterior walls. Calculations to verify compliance with the jurisdiction’s adopted Energy Conservation Code are required when the glazing area of a detached dwelling exceeds 15-percent of the gross area of the exterior walls. IRC Section N1101.2.1, N1102.1 X 2. Identify on the mechanical drawing the required insulation R-value for all HVAC ducts. IRC Section N1103.3 X 3. Identify on the mechanical drawing the required equipment efficiency performance rating. IRC Section N1103.1 X 4. Identify on the mechanical drawing the required insulation for mechanical systems piping. IRC Section N1103.5 X 5. Identify on the mechanical drawing the required HVAC system controls. IRC Section N1103.2 X 6. Identify on the water heater detail, the required water heater efficiency performance rating. IRC Section N1104.1 X 7. Identify on the window and door details/schedules the proposed U-values and solar heat gain coefficients. IRC Section N1102.1, N1102.1.3 X 8. All building joints, seams, penetrations and other sources of air leakage through the building thermal envelope shall be noted to be caulked, weather-stripped, wrapped or otherwise sealed to limit uncontrolled air movement. N1102.1.10 X 9. Recessed Type IC rated lighting fixtures shall be clearly noted and specified on the drawings. The construction surrounding a recessed lighting fixture installation that utilizes a non-IC rated fixture shall be depicted and shown completely on the drawings. See Electrical comment # 24 and 28. N1102.1.11 STRUCTURAL FOUNDATION PLAN COMMENTS: X 1. Note and specify soil treatment and other requirements for termite protection. IRC Section R319, R407.1. X 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. X 3. Note on the drawings the required allowable soil bearing pressure used for the design of the footings. R403 X 4. Provide note: Footings shall be founded on undisturbed natural soil or approved fill. IRC Section R403.1.1 X 5. City of Tucson IBC Amendment Section 1805.2 Depth of Footings – The amendment changed the first sentence to read as follows: “The minimum depth of footings below the undisturbed ground surface shall be 12-inches for 1000 psf allowable foundation pressure and minimum 18-inches for values of Table 1804.2” X 6. 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. X 7. The area of floor used for parking of automobiles or other vehicles shall be sloped toward the main vehicle entry doorway. IRC Sec. R309.3. X 8. Dimension the stem wall thickness, footing width, footing thickness and depth to bearing from the level of undisturbed soil grade and from finish grades for each footing type and condition. R106.1.1, R403, R404.1.6. X 9. Depict and call out on the foundation wall detail that all wood sill plates (interior and exterior, load bearing and non-load bearing) shall be pressure treated or foundation grade redwood. IRC Section R403.1.6 STRUCTURAL FRAMING PLAN COMMENTS: X 1. Provide complete floor and roof framing plans showing girders, beams, joists, rafters, material sizes, spacings, fasteners, spans, and plan dimensions for structural frame members. Identify all post sizes including jack and king studs. IRC Section R106.1.1 X 2. Note on the plan that all wood materials shall bear an approved grading stamp. R502.1, R602.1, R802.1 X 3. Specify all structural material types, species, grades, etc. and depict the construction of all walls, roofs, floors and braced/shear walls. Wood stud and steel stud construction shall be shown to comply with the prescriptive requirements of applicable IRC Sections or the components shall be designed by an Arizona Registrant. Wood, steel, masonry and concrete components shall comply with prescriptive/empirical design requirements of IRC Sections or shall be designed by an Arizona Registrant. R301.1.3, R401, R501, R502.2, R505, R601, R602.10.10, R603, R604, R801, R1001, R1003 X 4. Girders/beams must be within the load and span limitations of IRC Table R502.5.(1) and (2). X 5. Specify design wind and seismic criteria and required floor live load, roof live load, attic live load and dead loads used for selection of joists, beams and girders. IRC Section R301. X 6. Provide complete truss calculations and truss layout plan or indicate as part of a deferred submittal. Truss designs submitted must include all types and be designed for the loading conditions, span, slope, and spacing designated on the framing plan. R502.11, R802.10 X 7. Provide specifications for masonry construction to comply with IRC Section R606. MECHANICAL PLAN COMMENTS: X 1. Provide a notation on the mechanical drawing that: All ducts shall be sealed substantiately airtight by means of approved and listed tapes (UL 181A, UL-181B) , mastics, gaskets or other approved closure systems. IRC Section M1601.3.1 X 2. Indicate access clearances and working space around HVAC equipment. IRC Section M1305. X 3. Show location on plans for proposed exhaust fans from bathrooms, water closet compartments, and similar rooms. R303.3, M1506. X 4. Provide combustion air for all liquid and solid fuel-burning appliances including size, type, and location of openings. IRC Chapter 1701. X 5. The clothes dryer exhaust duct shall be at least the diameter of the appliance outlet and shall terminate on the outside of the building. It shall not exceed 25 feet in length with reductions for bends. The duct shall terminate not less than 3 feet from a property line. IRC Sections M1501 & R302.2. PLUMBING PLAN COMMENTS X 1. Provide a plumbing floor plan identify all plumbing fixtures, materials, supply, waste, vents and gas lines. Indicate sizes of all plumbing lines, drainage gradients, vents, valves, meters, cleanouts, total developed length of supply service piping, etc. Site plan shall depict location of building services from house to street connection. Provide isometric diagrams as needed to clearly convey the design. These drawings must be incorporated onto the original plans. No small-sized sheets attached to the drawings will be allowed. R106.1.1; UPC 103.2.3 X 2. 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 X 3. Note that drainage piping serving fixtures which have flood level rims located below the elevation of the next upstream manhole cover of the public sewer shall be protected from backflow of sewage by a backwater valve. R106.1.1, P3008; UPC 710 X 4. Provide table of fixture unit counts for sanitary waste piping. P3005.4; UPC 702, UPC 703 X 5. Provide table of fixture unit counts for water supply piping. P2903.6, P2903.7; UPC 610 X 6. Designate the locations of water heaters. 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 in a downward position not more than 2 feet or less than 6 inches above grade. The T and P relief line shall not terminate over walkways, patios, carports or other similar areas. Show requirements for emergency drain pan and piping. P2803, P2801; UPC 505.3, UPC 510.7 ELECTRICAL PLAN COMMENTS: X 1. Provide smoke alarms in each sleeping room, outside each sleeping room in the immediate vicinity of the bedrooms and on each additional story of the dwelling, including basements and cellars. IRC Section 313. X 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. X 3. Provide a detailed specific grounding electrode system. IRC Section E3508 X 4. Provide bonding to the interior water piping and above ground portion of gas piping systems. IRC Section E3509. X 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. X 6. 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. IRC Section E3801.2.1. X 7. In kitchen and dining rooms, a receptacle 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. IRC Section E3801.4. X 8. All 125-volt, single-phase, 15 and 20-ampere receptacles that serve countertop surfaces, and are located within 6 feet of the outside edge of a sink, wash basin, tub or shower shall be GFCI protected. IRC Section E3802.7 X 9. Provide at least one GFCI protected receptacle outlet on the wall within 36 inches of the outside edge of each lavatory basin in bathrooms. Such circuits shall have no other outlets. IRC Sections E3603.4, E3801.6 & E3802.1. X 10. Provide a receptacle outlet in hallways 10 feet or more in length. IRC Section E3801.10. X 11. Fixtures, fittings, boxes and receptacles located in damp or wet locations shall be "listed" to be suitable for such location. IRC Sections E3805.11 E3902.8, E3902.9, E3903.8. X 12. Coordinate size of service with conflicting data shown on the electrical plan. IRC Section R106.1.1. X 13. Thermal insulation shall not be installed above a recessed luminaire or within 3-inches of the recessed luminaire's enclosure, wiring compartment or ballast except where such luminaire is identified (Type IC ) for contact with insulation. Coordinate with Model Energy comment # 9. E3904.9 OUTDOOR LIGHTING CODE: X 1. Provide catalog cuts of all outdoor lighting fixtures identifying fixture shielding or non shielding installation conditions and output lumens for each outdoor lighting fixture. X 2. Provide on the drawing appropriate tabular calculations that identify Outdoor Lighting Code site designation, total site area, allowable lumens per Table 5.1, conditions for installation of outdoor lighting fixture type, total lumens allowed at the site, maximum unshielded lumens at the site, and the actual installed lumens at the site for each fixture type. Requirements for this can be found on the jurisdiction’s web site. Sincerely, BROWN & ASSOCIATES Michael J. Brown, C.B.O. President MB:jh |
Final Status
| Task End Date | Reviewer's Name | Type of Review | Description |
|---|---|---|---|
| 04/07/2006 | CINDY AGUILAR | OUT TO CUSTOMER | Completed |
| 04/07/2006 | SUE REEVES | REJECT SHELF | Completed |