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Permit Review Detail

Permit Number: T06CM01302
Parcel: 133043570

Address:
1781 N RANCH DR

Review Status: Completed

Review Details: RESIDENTIAL BLDG/WWM

Permit Number - T06CM01302
Review Name: RESIDENTIAL BLDG/WWM
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
03/27/2006 GERRY KOZIOL WWM REVIEW Approved
03/29/2006 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: 1781 North Ranch Dr. Permit #: T06CM01302

Date: 28 March 2006 Brown & Associates #: 85701-6213

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2003 International Residential Code, 2003 UPC with State Amendments, Outdoor Lighting Code; 2003 IBC applies for engineered designs.
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Add-on floor Area: 450 S.F. Number of Floor Levels: 1
Garage Area: n/a S.F. Number of Elevation Options: n/a
Covered Patio Area: n/a S.F. Wall Construction: Wood Stud / Masonry
Carport Area: n/a S.F. Grade Floor Construction: Concrete
Basement Level Area: n/a S.F. Roof Construction: Wood Rafters
Elevated Floor Area: n/a S.F. Elevated Floor Construction: n/a
Remodel Floor Area: 370 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. .
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X Revise Plans for Compliance
IRC Section R105.3.1



GENERAL REQUIREMENTS
1) Construction documents shall be of sufficient clarity to indicate the location, nature and extent of the work proposed and show in detail that it will conform to the provisions of the code. The citing of general code sections without providing sufficient construction details or specifications to show the location, nature and extent of the work should not be considered wholly acceptable when specific construction details and specifications are needed to convey what is actually supposed to be constructed. Review and coordinate construction documents. R106.1.1
2) All corrections to original submittal drawings shall be provided as a dated revision with the and “delta” revision number on the drawings with each plan revision or detail “clouded”. Revised drawings shall be submitted as prints of original tracings or masters. IRC Section R105, R106
3) Provide on the plans a legend to clearly identify the meaning of all abbreviations and symbols used throughout the plans. IBC 106.1.1

4) The HVAC plan identifies the revised residential floor area of 2050 s.f. However, the architectural plan identifies the floor area as 2300 s.f. Review and clarify. IBC 106.1.1

SITE PLAN COMMENTS Sheet 1 of 5

1) The site plan shall show that the building and its services are located properly within the property boundaries and properly coordinated with existing services. The south face of the building is shown on the site plan to be very close to the property line. Identify on the plans the dimension from the property line to the finish face of the building. R106.2, R302

2) The main entry to the building as shown on the site plan is not in agreement with that shown on the floor plan. Review and coordinate the plans. IBC 106.1.1

3) 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. Identify on the plans specific ground elevation contours. Reference IRC Section R403.1.7, R403.1.7.4


ARCHITECTURAL PLAN COMMENTS Sheet 2 of 5

1) Provide a use label all spaces and a width dimension for the new office room. R106.1.1, R304, R311.3
2) Identify on the plans that egress doors shall be readily openable from the egress side without the use of a key or special knowledge or effort. R311.4.4
3) Identify on the plans that shower and tub area walls shall be finished with a nonabsorbent surface to a height of six feet above the floor. IRC Section 307.2.
4) Identify on the plans which windows and doors are to be provided with safety glazing. R308.4.
6) Dimension the location for the new water closet and other plumbing fixtures to show that they are located with surrounding clear space that is not less than shown in IRC Figure R307.2.


7) Every sleeping room and basement with habitable space shall have a least one window minimum net clear opening 5.7 square feet (minimum 5 square feet net clear opening at grade floor), minimum clear opening width of 20 inches, minimum clear 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. Identify and show that the window in the new office space meets the foregoing requirement. IRC Section R310.1
8) Identify flame and smoke index for thermal insulations. R316, R906
9) Identify on the drawing the ceiling height for each room. R305
10) Locate the building cross-section at the proper place on all building plans. IBC 106.1.1
11) A double stud wall is shown on the south side of the expanded bedroom. However, the cross-sections do not show that. Review and clarify. IBC 106.1.1

12) Identify and show north arrow on floor and roof plans. R106.1.1

ARCHITECTURAL BUILDING ELEVATION COMMENTS Sheet 3 of 4
1) The various building elevations should be include its major compass point rather than just “side elevation”, etc. ( i.e, East Side Elevation). Review and clarify. IRC Section 106.1.1
2) For proprietary thin coat stucco systems over foam board, identify on the plans the applicable ICC/ICBO Evaluation Report number and system name. R104.9, R104.11
3) An existing window is shown in the south wall on the floor plans but, it is not shown on the south elevation. No windows are allowed when the fire-separation distance is less than 3-feet. Review and clarify construction. IBC 106.1.1
4) A parapet is required when a dwelling unit exterior wall is located less than 3-feet from a property line. Review and clarify construction. R317.2.2, IBC 704.11
5) The primary roof drainage area requires one primary scupper be provided with its inlet installed at the roof line. The scupper shall be not less than 4-inches by 4-inches or 6-inches round. In addition an overflow scupper of equal size shall be provided with its inlet installed at 2-inches above the roof low point. Review and clarify. R903.4.1

ARCHITECTURAL BUILDING CROSS SECTION COMMENTS Sheet 4of 5

1) Building cross-sections shall be cross-referenced and shown on the architectural floor plan and structural plans. R106.1.1
2) Provide dimensions or otherwise indicate the height from the concrete floor to the top of the stud wall double bearing plated that supports the roof joists. R602
3) Provide attic ventilation calculations for all concealed attic spaces to identify and dimension the required net free ventilation area between rafters. . Also, indicate the size, type, wire mesh and location of attic ventilation. Identify on the plans that where vents are installed insulation shall not block the free flow of air. IRC Section R806.
4) Dimension the required height of the roof parapet above the high point of the roof and identify the fire resistive class for the roof covering and other specific roof construction details required within four-feet of the wall. Both sides of the parapet and the building wall shall be shown to have not less than a 1-hour fire-resistive rating on both sides. R302, R317.2.2
5) Identify on the wall sections the required installation for the weather-resistant sheathing paper and all other materials constituting the construction of the building exterior walls. R703.2
6) Identify and show the location of HVAC ducts in the building cross section and elevation of interior ceiling heights. IBC 106.1.1.

MODEL ENERGY CODE COMMENTS Sheet 2 of 5

1) Provide on the architectural drawings a calculation to determine the area and percentage of total 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 plans that all glazing shall have a solar heat gain coefficient of not more than 0.4. IRC Section N1102.2
3) 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
4) Recessed lighting fixtures shall be noted on the electrical plans to be Type IC rated. N1102.1.11

STRUCTURAL FOUNDATION PLAN COMMENTS Sheet 2 of 5

1) Note and specify on the plans, drainage slope gradients away from the building foundations. R401.3.
2) Footings shall be founded not less than 1-foot below undisturbed natural soil/ground when using an allowable bearing pressure of 1000 psf. IRC Section R403.1.1
City of Tucson IBC Amendment Section 1805.2 Depth of Footings – Change the first sentence 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”
3) Identify on the plans that concrete materials shall comply with ACI-318. R 402.2

STRUCTURAL FRAMING DETAILS Sheet 4 of 5

1) Wood, steel, masonry and concrete components shall comply with prescriptive/empirical design requirements of IRC Sections or shall be designed by a qualified Arizona registrant. The construction detailing for the removal of the existing masonry building end-wall and replacement it with a wood stud-wall extension of the building is not identified in the prescriptive code sections of the 2003 IRC. Accordingly, the structural design for the proposed remodel shall be provided under the professional seal of a qualified Arizona registrant engineer. R301.1.3, R401, R501, R502.2, R505, R601, R602.10.10, R603, R604, R801, R1001, R1003

2) The proposed lag-screwed ledger to the building wall studs is not a standard prescriptive light-framed construction detail that can be found in the 2003 IRC. Accordingly, the design shall be appropriately provided under the professional seal of a qualified engineer. R301.1.3, R802.2, R802.3
3) Note on the plans all lumber shall bear an approved grading stamp. R502.1, R602.1, R802.1
4) Indicate all braced wall panel locations. Specify the method of bracing and materials to be used. A sealed lateral analysis for the combination masonry wall and wood stud wall building shall be prepared by a qualified Arizona registrant engineer. R301.1.3, R602.10.10
5) Rafters shall be within the load and span limitations of IRC Table R802.5.1 (1) through (8). Rafters shall also meet the depth requirements for installation of thermal insulation and required cross ventilation space. Identify on the roof plan span dimensions to locate all bearing walls. Review and coordinate. IBC 106.1.1
6) Specify design wind and seismic criteria and required floor live load, roof live load and dead loads used for selection of joists, beams and girders. IRC Section R301.
7) Identify and specify structural sheathing rating for walls, floors and roofs. R503, R604, R803
10) Provide a detail for the installation of any required braced wall hold-downs and sill anchorage for braced wall panels. R602.10.6, R602.10.8, R602.11.1, R603.7.2
11) All horizontal and vertical joints of braced wall panels shall be noted to occur over studs and or 2x blocking as required. R602.10.7
12) Identify and specify on the plans required nailing per Table R602.3(1). Exceptions are allowed for what may be otherwise required by the sealed engineer’s design details. R502.9, R602.3, R802.2
13) Identify on the plans that fasteners for pressure preservative and fire-retardant-treated wood shall be of hot-dipped galvanized steel, stainless steel, silicon bronze or copper. R319.3
14) Foundation plates and sills shall be bolted to the foundation with minimum 1/2 inch bolts that are embedded a minimum 7 inches into the foundation. Note requirements for number of bolts per sill piece and spacing from the ends of end sill piece. Each anchor bolt shall be specified to have a nut and washer. R403.1.6.

MECHANICAL PLAN COMMENTS:
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
Identify on the plans the required HVAC duct material and gage. M1601, M1602.
Identify specification for the exhaust fans installed in bathrooms, water closet compartments, and similar rooms. R303.3, M1506.

PLUMBING PLAN COMMENTS
1) Identify on the plans the location for all sanitary drain cleanouts. P3005.2


ELECTRICAL PLAN COMMENTS:
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.
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.
3) Identify the service panel location on the plans and proposed routing of new branch lines to new outlets/ receptacles new conductor type and size. IRC Section E3305, E3502, E3501.
4) 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

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. A sample calculation is provided.


Sincerely,
BROWN & ASSOCIATES for CITY OF TUCSON

Michael J. Brown, C.B.O. President
MB:rd

Final Status

Task End Date Reviewer's Name Type of Review Description
03/31/2006 ADRIANNE OLIVO OUT TO CUSTOMER Completed
03/31/2006 SUE REEVES REJECT SHELF Completed