Permit Review Detail
Review Status: Completed
Review Details: RESIDENTIAL BLDG/WWM
Permit Number - T06CM00679
Review Name: RESIDENTIAL BLDG/WWM
Review Status: Completed
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 02/06/2006 | GERRY KOZIOL | WWM | REVIEW | Approved | |
| 02/24/2006 | MADARA ENGINEERING | 2ND PARTY REVIEW | REVIEW | Denied | MADARA Engineering, Inc. 4545 E. Shea Blvd. Suite 207, Phoenix, AZ 85028, phone (602) 493-1963, fax (602) 493-1967 Date: February 23, 2006 To: George Nelson 820 N. Bryant Ave. Tucson, AZ 85711 Project name: 820 N. Bryant Ave. Permit #: TO6-CM00679 Structure: 1 story wood frame addition Occupancy: R-3 Occupant load: 5 (new) Construction Type: V-B Area S.F.: 2620 SF Project number: 18-6005-01 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 Provide an accurate index to drawings on the first sheet of the set. Ref. IRC Section R106.1.1. 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. Ref. IRC Section 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. For skylights, specify materials and provide ICC evaluation report number for those exceeding 2' x 4'. Ref. IRC Section 106. Specify ½”anti sag gypsum board or 5/8” for ceiling when framing exceeds 16”o.c. 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. Provide the following note: A separate insulation inspection prior to drywall or an insulation certificate will be required at time of final. 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. Opening 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. Amendment to IRC Section R309.1. The garage shall be separated from the residence and its attic area by not less than ½" 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 ½" 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 ½" gypsum board applied to garage side. Amendment to IRC Section R309.2 and Table R702.3.5. All habitable rooms shall be provided with aggregate glazing area of not less than 8% of the floor area of such rooms. The minimum openable are to the outdoors shall be 4% of the floor area being ventilated. Ref. IRC Section R303.1. Clarify existing Dining and Living rooms and all new spaces. Every sleeping room and basement with habitable space shall have a least one window minimum net clear opening 5.7 s.f. (minimum 5 s.f. net clear opening at grade floor), minimum opening width of 20 inches, minimum 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. Ref. IRC Section R310.1. Appliances having an ignition source shall be elevated such that the source of ignition is not less than 18 inches above the floor garages (cores welder for example). 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. Ref. IRC Section M1307.3. Also address duct openings into shop. Glass in hazardous areas shall be safety glass. Specify on applicable floor plans and elevations. Ref. IRC Section 308.4. Provide complete drawings of all elevations. Indicate all materials used – stucco, concrete block, glass block, roofing systems, siding, veneers, etc. Ref. IRC Section R703. Revise exterior veneer anchoring spacing and specify backing (ICBO Evaluation Report number if applicable). Ref. IRC Section R703.7.4.1. 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. Note and specify termite protection. Ref. IRC Section R320.1. Note and specify surface drainage. Ref. IRC Section R401.3. Note on the drawing the allowable soil bearing pressure used in the design of the footings. The area of floor for parking of automobiles or other vehicles shall be sloped toward the main vehicle entry doorway. Ref. IRC Section R309.3. STRUCTURAL COMMENTS General Show layout and identify structural support system including girders, joists, rafters, posts, beams, blocking and decking. Provide structural detail for ceiling joist attachment to walls. Ref. IBC 1604.4. Indicate that all sills and sleepers that rest on concrete are to be of an approved species and grade of lumber, pressure preservative treated per IRC Section R319. Note on plan all lumber shall bear an approved grading stamp. Ref. IRC Sections R319.2 and R602.1. Specify type of design and construction of all walls and partitions. Wood stud walls shall comply with prescriptive requirements of IRC Section R602 or shall be designed by an Arizona Registrant. Indicate all braced wall panel locations. Specify the method of bracing to be used. A sealed lateral analysis, prepared by an Arizona Registrant, will be required if the bracing does not comply with the conventional provisions. Ref. IRC Section R602.10. Lateral design has not been provided nor plans indicate braced panels/ shear panels. 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. Foundation review on hold until complete framing plan with corresponding gravity and lateral calculations and details are submitted. Specify lumber grade, species and size of members. Ref. IRC Section R602. Provide material specification on plans for lumber grade, steel yield strength, concrete, etc. Specify design criteria: floor and roof live and dead loads. Ref. IRC Section R301. Indicate the size and span of headers and lintels in all bearing and non-bearing walls. Provide manufacturer’s span charts for pre-manufactured steel lintels. Ref. IRC Sections R602.7 and R606.9. Show required blocking. Ref. IRC Section R602.8. Sheet 5 Coordinate with Sheet 6 that distance from wall to wall of Bedrooms 3 and 4 is exceeding 13’ and the corridor is 4’ therefore 14’2” max span of 2x8 rafters above bedrooms is not correct. Please update and verify adequacy of 2x8 @ 24”o.c. roof joists. Provide framing details for support of rafters. Coordinate with Architectural plan on Sheet 6 to show headers in Sun room above openings. Also detail roof rafters to wall/ truss. Clarify size of hip rafters. Coordinate with Section B/7A and clearly address on framing plan location of each header and its specification. There are only two lintels specified, but many of them are omitted. See upper level windows in Family room on Section B/7A, or headers on bedrooms and sun room. Provide structural detailing to show steel lintels supported by wood stud walls or complete plan information with missing data and detailing. Coordinate with Sheet 6 where span of Family room is ~18’ therefore 2x10 roof rafters above 2 5/8 : 12 slope per A/7A exceeds 16’11” max span called out on plan. Recheck span and rafter adequacy and submit supporting calculations. Also complete to show structural detailing for load path generated at rafters. Coordinate with Sheet 6 for rafter support at front of Family patio to clarify span of 4x6 beam called out on plan and show location of 4x4 posts. Then recheck if they will require additional foundations, currently not addressed. Detail bema to column connection. PLUMBING COMMENTS Specify materials for waste, water and gas pipes. Provide water meter and building supply size calculation to confirm existing components are acceptable. Provide cleanout for kitchen sink. Ref. UPC 707. A three inch cleanout cannot be installed on 2” line. Ref. UPC Table 4-4. Indicate vacuum breaker for hose bibbs. Ref. UPC 603. Show waste and vent sizes in DWV diagram for bath tub. Provide 2” minimum waste for kitchen sink. Ref. UPC Table 7-3. MECHANICAL COMMENTS Specify HVAC duct materials. Ref. IRC M1601. Also see IRC 309.1.1 for ducts at garages. Reflect lame spread for duct insulation per IRC M1601. Also see IRC R309.1.1 for duct at garages. Plans appear to show existing ductwork to connect to new; please clarify if existing HVAC is being removed. Clarify the airflow wedges in HVAC system notes on Sheet 11 noted to be accessible from garage ceiling as IRC M1601.3.7 prohibits openings, ducts pursuant to IRC R309.1.1. Show condensate line size, material route to point of termination. Ref. IRC Section M1411.3 and M1411.3.1. ELECTRICAL COMMENTS 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. 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. Indicate the size (rating) of the temporary electric panel. Specify grounding/ bonding conductors. Also show location to verify required clearances. Ref. IRC Section E3305.2. Provide a one line diagram of the SES and distribution panels reflecting the grounding electrode system and feeder conductors. 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. Provide bonding to the interior water piping and above ground portion of gas piping systems. Ref. IRC Section E3509.6. Provide panel schedule 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. 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. See sun room. 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. Please clarify what is served by the three 30 amp and three 50 amp receptacles shown in garage and shop. Fixtures, fitting, boxes and receptacles locates in damp or wet locations shall be “listed” suitable for the installed environment. Ref. IRC Section E3802. Note and 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. Provide electrical load calculations for service entrance following IRC Table E3502.2 criteria. Show circuit numbers on plan that correspond to panel schedule. 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 |
|---|---|---|---|
| 02/28/2006 | CINDY AGUILAR | OUT TO CUSTOMER | Completed |
| 02/28/2006 | SUE REEVES | REJECT SHELF | Completed |