Permit Review Detail
Review Status: Completed
Review Details: RESIDENTIAL BLDG/WWM
Permit Number - T06CM00998
Review Name: RESIDENTIAL BLDG/WWM
Review Status: Completed
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 02/21/2006 | GERRY KOZIOL | WWM | REVIEW | Approved | |
| 02/28/2006 | 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: L. Pudvah Project: 817 East Copper St. Permit #: T06CM00998 Date: 27 Feb 2005 Brown & Associates #: 85701- 6311 _______________________________________________________________ 2003 International Residential Code, 2003 UPC with State Amendments, Outdoor Lighting Code; 2003 IBC applies for engineered structural designs. 2003 IMC applies for engineered mechanical designs. Addition Residence Area: 364 S.F. Number of Floor Levels: One Garage Area: n/a S.F. Additional # of Elevation Options: n/a Porch/Stair/Deck Area: 190 S.F. Building Wall Construction: stud wall / 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 Guest House Construction: n/a Elevated Floor Construction: n/a Remodel Area: 187 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. . Revise Plans for Compliance IRC Section R105.3.1 GENERAL REQUIREMENTS: 1. Construction details provided for Building Safety approval should be represented and detailed on the drawings and not specified by code reference only. The identification of code section references only are not acceptable when specific construction details are needed to convey and distinguish what it is the constructor is suppose to actually supply and install. Review and coordinate design details. R106.1.1 2. All corrections to drawings shall be delineated as a dated “clouded delta” revision number on each plan or detail that is revised. Revised drawings shall be submitted as prints of original tracings or masters that have been revised. IRC Section R105, R106 ARCHITECTURAL PLAN COMMENTS 1. 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 2. Carports not open on at least two sides shall be considered a garage. 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. Review and clarify carport and required construction. Amendment to IRC Section R309.1. 3. Identify flame and smoke index for thermal insulations. R316, R906 ARCHITECTURAL BUILDING ELEVATION COMMENTS: Sheet 4 1. Provide complete drawings of all exterior building elevations, including patio covers, stairs, decks, fireplaces, windows and doors, vents, roof supported equipment, HVAC or other openings. IRC Section 106.1.1 2. For thin coat stucco systems over foam board, note and specify the ICBO Evaluation Report number, system name and manufacturer and show complete wall details. R104.9, R104.11 3. Specify required installation for the weather-resistant sheathing paper or other approved material. R703.2 ARCHITECTURAL BUILDING CROSS SECTION COMMENTS: 1. Identify, depict and specify requirements for draft-stopping. R502.12 MODEL ENERGY CODE COMMENTS 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 . 2. Identify on the mechanical drawing the required insulation R-value for all HVAC ducts. IRC Section N1103.3 3. Identify on the mechanical drawing the required insulation for mechanical systems piping. IRC Section N1103.5 4. Identify on the water heater detail, the required water heater efficiency performance rating. IRC Section N1104.1 5. 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 6. 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: 1. 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. 2. Provide note: Footings shall be founded on undisturbed natural soil or approved fill. Detail footings required beneath all concentrated load points. IRC Section R403.1.1 3. 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” 4. Identify that compacted fills supporting concrete floors (not foundations) on ground shall not exceed 24-inches in depth. Review and clarify. R506 5. Dimension the 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. 6. Structural concrete shall be noted to be consolidated and moist cured in accordance with ACI-318. R402.2 7. Structural concrete reinforcing placing details shall be dimensioned in accordance with ACI-318. R402.2 STRUCTURAL FRAMING PLAN COMMENTS: 1. 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. The proposed modifications to the existing masonry wall building can not be prescriptively satisfied under the IRC since the work involves removing a perimeter masonry bearing wall and introducing a truss girder drag strut. Provide engineered calculations and sealed plans and details. R301.1.3, R401, R501, R502.2, R505, R601, R602.10.10, R603, R604, R801, R1001, R1003 2. Indicate all braced wall panel locations. Specify the method of bracing and materials to be used. R301.1.3, R602.10.10 3. Non-engineered rafters sizes must be within the load and span limitations of IRC or they shall be designed by a licensed engineer. Table R802.5.1 (1) through (8). 4. Non-engineered girders/beams must be within the load and span limitations of IRC or they shall be designed by a licensed engineer. Table R502.5.(1) and (2). 5. Specify on the drawing the 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. 6. All horizontal and vertical joints of shear wall panels shall occur over studs and or 2x blocking as required. R602.10.7 7. Identify and specify on the plans required nailing per Table R602.3(1) except as may be otherwise required by sealed engineer’s design. R502.9, R602.3, R802.2 8. Provide complete truss calculations and truss layout plan. Truss designs submitted must include all types and be designed for the loading conditions, span, slope, and spacing designated on the framing plan. A request for deferred designs shall be approved an authorized in writing by the building official. (See attachment) R502.11, R802.10 9. Roof trusses shall be attached to wall plates with approved connectors that have a resistance to uplift of not less than 175 pounds. The fastener connection to the truss shall be in accordance with the truss manufacturer’s specifications and engineer. IRC Reference R802.10.5 10. Specify and show location for required framing hangers/connections used to attach trusses to girder trusses, walls, beams or other structural components. IRC Section R502.11, R802.10 & ANSI-TPI 1995, R104.11. 11. When an architect or engineer of record is utilized for the building design that registrant must review truss document and other engineered design submittals provided by another registrant. Truss calculations shall bear an appropriate review stamp showing this review has been done. IRC Reference Sections R106.3.3, R301.1.3, R502.1.4, R502.8.2, R502.10, R502.11.3, R802.7.2, IBC Section 106.3.4 12. Identify and specify requirements for fasteners used for pressure preservative and fire-retardant-treated wood products. R319.3 13. The perimeter of roof diaphragms and intersections shall be detailed and shown to be blocked and nailed as required to engage braced shear walls and transfer diaphragm shear. IRC Table R602.3(1) , R602.10 MECHANICAL PLAN COMMENTS: 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 2. Identify on the drawing the dimensional size, type and locations for combustion air supply to the new furnace installed within the existing furnace. M1701.1 4. Show trap, routing, pipe size and disposal point for condensate piping, emergency pan and secondary condensate line as required. Section M1411.3 5. Provide detail to show termination requirements for combustion gas vents. G2427.6.5 6. The C.O.T. provision for allowing the sealing of the attic space requires that mechanical fresh air ventilation be provided for the interior space at not less than 45 cfm. (See attachment) Identify on the drawing how the HVAC system establishes and maintains that requirement. The mechanics of introducing mechanically induced fresh air within the interior space necessitates a method of evacuating a volume of air equal to the volume induced. Review and clarify system design. IRC 104.11, IMC 403 PLUMBING PLAN COMMENTS 1. Identify on plumbing plans which applicable plumbing code for the proposed construction. These comments are based on the City of Tucson adopted 2003 UPC with State of Arizona amendments. R102.2 2. The total developed length of gas pipe is not identified or shown on the drawing. Provide an isometric diagram for the existing and new gas piping. Identify the total developed length of gas piping (total sum of horizontal and vertical lengths), gas pipe sizes, BTUH gas demand for each appliance and the branch gas pipe lengths from the main to each appliance. UPC 1217 3. Identify and specify the installation all backflow prevention devices for hose bibbs supplied by the potable water supply system. UPC 602.2 4. Identify, specify show that all plumbing fixtures meet the requirements for the State of Arizona water conservation. A.R.S. 45-312 5. The proposed lateral installation of plumbing piping through a number of successive studs is not practical. Review and relocate piping accordingly. UPC 103.2.2 6. The proposed exhaust fan in the hot-water heater closet is not understood. Review and clarify. UPC 510. 7. Identify on the drawing the dimensional size, type and locations for combustion air supply to the water heater. UPC 507 ELECTRICAL PLAN COMMENTS: 1. Provide a complete electrical plan. Designate and show on the plan the location of all appliances, smoke detectors, light fixtures, receptacle outlets, power outlets and switches. Show location of all sub panels the location and alternations required at the existing service panel. Provide a legend to identify all abbreviations. Indicate the location of all air conditioning and heating units, air handlers, compressors and disconnects. IRC Section R106.1.1 2. Identify the location for all smoke alarms in each sleeping room and outside each sleeping room in the immediate vicinity of the bedrooms. IRC Section 313. 3. The plan and the riser diagram do not identify or show the connections and or alternations required at the existing service panel. Coordinate site plan to identify the installtion of underground electrical service. Review and clarify. IRC Section E3305, E3502, E3501. 4. Provide on the drawing detailed specific grounding electrode system and bonding for the existing residence as required for the relocating of the service entrance panel. IRC Section E3508, E3509 . 5. Provide a note designating that all branch circuits that supply 125-volt, single-phase, 15 and 20-ampere receptacle and outlets installed in dwelling unit bedrooms shall be protected by an arc-fault circuit interrupter(s). E3802. 6. Provide a convenience receptacle outlet for the servicing of appliances (HVAC) within 25 feet of the appliance. IRC Section 3801.11 7. Luminaires shall be installed so that combustible materials will not be subjected to temperatures in excess of 90-degrees centigrade (194-F). Coordinate with Model Energy comment # 6. E3903.2 8. Service equipment shall be suitable for the maximum fault current available at its supply terminals, but not less than 10,000 amperes. Identify and show on the drawing maximum A.I.C. equipment rating. Reference: IRC R3506 9. 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 # 6. E3904.9 OUTDOOR LIGHTING CODE: 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. 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. See attached example. Sincerely, BROWN & ASSOCIATES Michael J. Brown, C.B.O. President MB:ns |
Final Status
| Task End Date | Reviewer's Name | Type of Review | Description |
|---|---|---|---|
| 03/07/2006 | AOLIVO1 | OUT TO CUSTOMER | Completed |
| 03/07/2006 | SUE REEVES | REJECT SHELF | Completed |