Permit Review Detail
Review Status: Completed
Review Details: RESUBMITTAL
Permit Number - T06CM00782
Review Name: RESUBMITTAL
Review Status: Completed
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 07/27/2006 | STANTEC | 2ND PARTY REVIEW | REVIEW | Denied | July 27, 2006 To: Steve Long, Acting Building Official City of Tucson Development Services Department 201 N. Stone Avenue, First Floor Tucson, Arizona 85701 Re: Olivas Residence - Additions to existing residence City of Tucson No. T06CM00782 Stantec Project No. 816-30015-01 (078) Plan review for the above referenced project has been completed. This letter reflects comments to be addressed. In order to facilitate a shorter back-check time, we request that you please provide revised plans and calculations, clouding any changes, along with a written response to each of the noted items indicating the action taken. SCOPE OF REVIEW: The scope of this review covers Architectural, Structural, Plumbing, Mechanical, Model Energy and Electrical codes. All code references are to the 2003 International Residential Code (IRC) except for plumbing, which is to the 2003 Uniform Plumbing Code. All features were checked only to the extent allowed by the submittals provided. All portions of this project are assumed to meet or will meet other departmental requirements, conditions and concerns before permit approval. GENERAL: The following previously made comment has not been addressed. The architectural site plan master and the plan backgrounds for the electrical, mechanical and plumbing must all be coordinated and match for the utility locations. Therefore, coordinate and depict all the utility relocations of the water, sewer, gas and electric as they are affected by the additional area. Not addressed throughout the set. No coordination on the electric service is noted. No coordination on relocations or extensions of existing utility connections to the existing house for gas and water were denoted nor depicted as previously requested. The site plan shows gas coming from the back of the property and shows the connection point at the back of the existing house, right where the new addition is located. So, is the gas meter at the back of the house? If so it needs to be relocated; show the new location. The developmental length of the gas line from the meter to the farthest gas appliance will also increase, possibly requiring the gas pipe to increase in size. If the meter is at the property line then the developmental length won't increase but the gas line will still have to be relocated or replaced per code. The existing gas line cannot run underneath the new addition [2003 UPC Sec. 1211.1.6]. The site plan also shows the overhead electrical connecting to a location at the existing house. It needs to be corrected to show its new connection at the addition. The sewer line on the site plan can be shown tying into the new addition. {The sewer line shown on the site plan under the new addition can be eliminated from this drawing since it does not show the correct path of the existing sewer.} ARCHITECTURAL: The following previously made comment has been partially addressed. Show calculation of attic space ventilation area required and note the location of all vents needed to comply [2003 IRC Sec. R806.2, Sec. R408 or Sec. N1102.1.7]. The code specifically references the theory of high – low venting with different amounts of ventable area required by which format to compliance is chosen. The framing plan sheet 4 and the truss package are in conflict with one another. The location and feasibility of the denote but not depicted ridge venting needs to be shown. A calculation has been provided next to the framing plan on Sheet 6. However, it simply states that 14.10 square feet of ventilation is required and that this shall be achieved through ridge vents or bird boards or turbine vents. The method needs to be more specific. How many bird board vents are required? You will need to stipulate the net free area of a typical bird board and divide it into the required area to determine the number of boards (noted "strip vent" on Detail J on Sheet 5). If you elect to use ridge vents, how many linear feet will be required? If you elect to use turbine vents, how many separate vents are required? Pleas, be specific. STRUCTURAL: The following previously made comment has not been addressed. The stabilization detail B/5 does not depict adequate penetration, length of bar nor thickness of slab to be an effective joint per typical structural depictions received from registrants. Modifications suggested. Not addressed. What is the embedment of the #4 dowel in this detail? Do you mean to indicate 6" of embedment into the new slab and 6" of embedment in to the existing foundation? Will the dowel be anchored into the existing foundation with epoxy? The following previously made comment has not been addressed. The framing plan does not depict the location, wood bearing area required or use of bearing posts and their connections at the denoted headers and girder truss from the roof framing plan submitted. Denote all on plan. The framing plan sheet 4 does not match the submitted truss package. Cross-sections on sheet 4 do not represent the configurations of the truss package nor the over-framing configuration proposed. The framing shown in Sections 1 and 2 on Sheet 4 are incorrect and do not reflect the roof framing. It might be helpful to mark the section cuts on the framing plan (they are currently only marked on the floor plan). Then while looking at the framing plan you would see that these sections do not reflect the roof framing layout. {You might also relocate the sections to cut thorough a portion of the existing house to show how the new and existing structures interconnect. The purpose of a section is to bring out these kinds of connection issues. This will help to partially address the next comment.} The following previously made comment has not been addressed. Provide manufacturer’s calculations and data for pre-fabricated trusses upon next submittal. Truss calculations must be signed, dated and wet-sealed by an engineer who is registered in Arizona. Truss calculations shall be cross-referenced to the framing plan. The applicant is required to provide missing detail information on how the over-framing is provided. The applicant is required to detail the methods to support the trusses as denoted upon the truss profiles. (Typ. Ref: note #4 truss profile A06G, etc.) The applicant is required to provide details of the conditions at the new and existing trusses attachments. First, the framing plan on Sheet 6 does not match the truss layout diagram. There are some over-framed areas, framed by the trusses, which do not show on the framing plan. Reference the attached diagram for clarification. Second, the over-framing needs to be detailed. Currently there is not even a description on or associated with the framing plan that describes the over-framing. What lumber sizes will you be using at what spacing and spanning what direction? How will this over-framing attach to the new and existing construction? PLUMBING PLANS: The following previously made comment has been partially addressed. The new location of the existing gas water heater is a code violation to 2003 IRC Chapter 24 Appliance location. Code compliance is required. The water heater has now been placed in a dedicated closet within the residence. However no provisions for combustion air have been provided for this water heater. Combustion air must be provided to serve this water heater closet [2003 IRC Sec. G2407.63]. {It is assumed that the water heater is gas, although it is never identified as a gas water heater. The electrical plan and the electrical panel schedule do not identify an electric water heater, so it must be gas?} MECHANICAL PLANS: New Comment: The mechanical plan shows what appears to be an un-sized in-wall return duct and register. Please indicate these duct sizes and register sizes. The return duct through the roof is 28" x 35". How is this transition going to be made for the duct through the roof to this register being that it appears to be a wall register? And last question, if this is a wall register, how will this location work now that there is a door in this wall at this location for the new water heater closet? ELECTRICAL PLANS: There are no electrical comments to be addressed. ENERGY: There are no energy comments to be addressed. -End of Review- If you have any questions, please call (520) 750-7474 Sincerely, Stantec Consulting Inc. Joel Svoboda Associate JS:js Attachments: Framing Diagram |
Final Status
| Task End Date | Reviewer's Name | Type of Review | Description |
|---|---|---|---|
| 08/04/2006 | GERARDO BONILLA | OUT TO CUSTOMER | Completed |
| 08/04/2006 | SUE REEVES | REJECT SHELF | Completed |