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Permit Review Detail

Permit Number: T06CM01258
Parcel: 107151310

Review Status: Completed

Review Details: RESIDENTIAL BLDG/WWM

Permit Number - T06CM01258
Review Name: RESIDENTIAL BLDG/WWM
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
12/08/2006 LINHART PETERSEN POERS ASSOC. 2ND PARTY REVIEW REVIEW Denied December 6, 2006 CITY OF TUCSON - FIRST CHECK
Tucson Appl. No. T06CM01258
Bureau Veritas Project No. 01006-161101
Mr. Martin Mendoza
2737 N. Geronimo Ave
Tucson, Arizona 85745



Re: Plan Review: Mendoza Addition
Address: 2737 N. Geronimo Ave

Dear Mr. Mendoza:

Bureau Veritas North America has completed a review of the following documents on behalf of the City of Tucson:

Plans: Two (2) copies of plans (2 sheets, 1 through 2) no dates, no stamps.

Structural Calculations: None submitted with this review.

Miscellaneous: Two (2) pages of General Notes.




These documents were reviewed only for their conformance to the provisions of the 2003 International Building Codes (i.e., State of Arizona and Tucson amended 2003 IRC, 2003 IMC, 2002 NEC and 2003 IPC).

Please submit an itemized response letter and required number of complete and revised documents with all revisions clouded.



Sincerely,

BUREAU VERITAS NORTH AMERICA



Shelley Knuffke
ICC Plans Examiner








SK:pc F:\Tucson\01006-1610101pc1.doc
Enclosures





Mendoza – Addition/Remodel City of Tucson - First Check
2737 N. Geronimo Ave Bureau Veritas Project No.:01006-161101
December 6, 2006 Page


A. The following plan review comments are based on the City of Tucson Building Regulations and referred to the 2003 International Residential Code.

B. Please respond in writing to each comment by marking the attached comment list or creating a response letter. Indicate which detail, specification, or calculation shows the requested information. Your complete and clear responses will expedite the re-check and hopefully, approval of this project. Thank you for your assistance.

C. These plan review comments are based on building code items only. If site-related comments are applicable to this project, they will be generated by others (e.g., County Engineering, Public Works, Health, etc.).

GENERAL REQUIREMENTS:

State code used: City of Tucson has adopted 2003 IRC.

Please provide an accurate Index to drawings on the first sheet of the set.

Provide a square footage summary for each of the following: livable, garage, covered patios and porches, accessory buildings, decks & bay windows. All options must be clearly identified. IRC Section R108.3.

FLOOR PLAN COMMENTS:

Locate and identify heights of all ceilings. Include hallways, utility rooms, garages and walk-in closets. IRC Section R304.3.

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 R312.

Note and specify that the shower area walls shall be finished with a nonabsorbent surface to a height of six feet above the floor. IRC Section R307.2.

Note and specify that shower enclosures shall have a minimum finished interior of 30 inches each way per IRC figure 307.2. All glass shower enclosures shall be tempered. IRC Section 308.4.

Show that each water closet is located in a clear space not less than shown in IRC Figure 307.2.

Indicate the location of the T and P relief line from the water heater to the exterior of the building. Not he 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.

Provide the following note: A separate insulation inspection prior to drywall or an insulation certificate will be required at time of final. IRC Section N1101.3.1.
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. Amendment to IRC Section R309.1.

The garage shall be separated from the residence and its attic area by not less than ½ -inch gypsum board applied to the garage side. Garages beneath habitable rooms shall be speared 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 inch gypsum board or equivalent. In building protected by an automatic fire sprinkler system, including the private garage, the separation shall be permitted to be limited to a minimum ½ -inch gypsum board applied to the garage side. Amendment to IRC Section R309.2 and Table R702.3.4.

Provide dimensions of existing windows.

FIREPLACE REQUIREMENTS:


Factory built fireplaces (zero-clearance) shall be listed by an approved listing agency. Specify make and model number and provide the approval number of the testing agency.
For masonry and zero-clearance fireplaces, indicate fireplace locations, hearth size and materials.

Note and dimension that the fireplace chimney must terminate a minimum of two feet above any point of a roof within then feet measured horizontally. IRC Section R1001.6.

ELEVATION COMMENTS:

If fireplace is installed, indicate location of chimney.

The chimney shall extend at least 2 feet higher (minimum 3 feet at roofline) than any portion of the roof within 10 feet. IRC Table R1003.1.

For thin coat stucco systems over foam board, note and specify the ICBO Evaluation Report number, system name and manufacturer. Note and specify the vapor barrier used.

BUILDING CROSS SECTION:

Cross-sections shall be cross-referenced to the floor plan and structural plans.

Please provide dimensions or otherwise indicate floor to floor height and height to tope plate of 2nd floor. IRC Section R106.

Indicate by drawing and/or notes, how insulation meets the requirements of IRC Section N1101.2.

ROOF PLAN COMMENTS:

Note weights of all plies and coating of all built-up roofing. IRC Section R903.4.

Please clarify all roof slopes. IRC Section R806.

Detail, note and size all roof drains/scuppers. IRC Section R903.4.
FOUNDATION PLAN COMMENTS:

Please provide foundation plan.

Note and specify termite protection. IRC Section R324.

Note on the drawings the allowable soil bearing pressure used in the design of the footings.

Please provide note: Footings shall be on undisturbed soil or approved fill. IRC Section R403.

The area of floor used for parking of automobiles or other vehicles shall be sloped toward the main vehicle entry doorway. IRC Section R309.3.

Dimension the stern wall thickness, footing width thickness and depth into undisturbed soil for each footing type and condition. 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.

Footing details (interior and exterior) shall be located on the foundation sheet or the detail sheet and shall be cross-referenced to the foundation plans. Specify depth and size foal l footing and pads. IRC Section R401.

Locate and specify all anchor bolt spacing and post anchors on the foundation plan.


FRAMING PLAN COMMENTS:

How will existing roof tie into new roof?

Note on the plan all lumber shall bear an approved grading stamp.

Please indicate all braced wall panel locations. Specify the method 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. IRC Section R602.

Rafters must be used within the span limitations of IRC Table R802.5.1 (1) through (8). Floor joist must be within the span limitations of IRC Table R502.3.1 (1) and (2). Girders and beams must be within the span limitations of IRC Table R502.5.1 (1) and (2).

Detail and specify anchorage for trusses. Please clarify hangers and clips.

Show required blocking. IRC Section R302.8.


TRUSS SYSTEMS: Trusses can be submitted as a “Deferred Submittal”. However, they must be submitted and approved prior to their fabrication.

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.

Truss calculations must be signed, dated and sealed by an Engineer who is registered in the State of Arizona.


The seal on the truss calculations shall be dates within the latest adopted IRC.

All truss calculations shall be cross-referenced to the truss layout or the roof and floor framing plans.

Show how trusses are to carry roof mounted or attic mounted HVAC units. Are trusses designed for p.s.f. non-current live load and 10 p.s.f. dead load on bottom chord?

The architect and engineer of record must review truss calculations (when applicable). Truss calculation must bear a show drawing stamp showing this review has been done.


MECHANICAL COMMENTS:

Notes and plans indicate HVAC equipment on roof and in attic. Please verify location of all equipment.

Please provide a complete mechanical plan. Designate the locations, capacity and fuel type (electric or gas) of the heating and air conditioning equipment. Designate the locations, dimensions, and CFM or each supply register, return air grill and all ductwork. IRC Section R106.1. Please provide duct size.

Specify HVAC equipment. IRC Section M1301.3.

Show that ducts meet the minimum requirements of IRC Section M1602 for return air and M1603 for supply air.

Indicate access clearances and working space around HVAC equipment. IRC Section M1305.

Please provide exhaust fans to the outside from bathrooms, water compartments, and similar rooms if not supplied with natural ventilation. IRC Section R303.3.

Provide a minimum 4 inch diameter moisture exhaust vent for clothes dryer, or as required by the clothes dryer’s listing and the manufacturers’ installation instruction provided that is to be presented prior to construction. IRC Section M1501.1.

Please provide combustion air for all liquid and solid fuel-burning appliances including size, type, and location of openings. IRC Chapter 17.

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 and R302.2.

PLUMBING COMMENTS:

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. IRC Section P3008.

Reference locations and provide size of roof drains and scuppers.

Note provided for island sink/no island sink on plan.

ELECTRICAL COMMENTS:

Note and specify that at least one 20-amp branch circuit shall be installed to serve the laundry room and this circuit shall have no other outlets. NEC Article 210-52(f) and IRC Section E3603.3.

Provide smoke alarms, outside each sleeping room in the immediate vicinity of the bedrooms. Existing bedrooms. IRC Section R317.

Smoke alarms shall receive their primary lower from the building wiring with battery backup. Wiring shall be permanent without a disconnecting switch other than those required for overcurrent protection. IRC Section R317.2.

Where ceiling fans are shown on the plans, provide a note indicating that only approved outlet boxes shall be used. NEC Article 370-27©, IRC Section R3904.4, E3805.8 and E4001.6.

Indicate the size (rating) of the electric panel, including any sub panels. Verify required clearances. IRC Section E3305.2 and location of electrical panel.

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. IRC Section R3808.

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). NEC Article 210-12(b).

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. IRC Section E3801.4.1.

Provide at least one weatherproof receptacle outlet, not more than 6 feet 6 inches above grade and GFCI protected, at the front and back of each dwelling. IRC Sections E3801.7 & E3802.3

Provide a lighting outlet on the exterior side of all exits/entrances. IRC Section E3803.3.

Fixtures, fittings, boxes and receptacles located in damp or we locations shall be “listed” to be suitable for such location. IRC Sections E3805.10, E3902.8, E3902.9 and E3903.8.

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.

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. IRC Section E3603.2 and E3801.3.1.



If you have any questions regarding the above comments, please contact Shelley Knuffke at (520) 576-8400 between 8:00 A.M. to 5:00 P.M., M-F.

Final Status

Task End Date Reviewer's Name Type of Review Description
05/04/2007 BETH GRANT OUT TO CUSTOMER Completed
12/22/2006 SUE REEVES REJECT SHELF Completed