Permit Review Detail
Review Status: Completed
Review Details: RESUBMITTAL
Permit Number - T06CM01302
Review Name: RESUBMITTAL
Review Status: Completed
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 05/26/2006 | 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 2nd Review RESIDENTIAL PLAN REVIEW Client: City of Tucson Reviewer: Jake Hesselgesser Project: 1781 North Ranch Dr. Permit #: T06CM01302 Date: May 26, 2006 Brown & Associates #: 85701-6213 _______________________________________________________________ 2003 International Residential Code, 2003 UPC with State Amendments, Outdoor Lighting Code; 2003 IBC applies for engineered designs. . 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. Highlighted comments are in response to the applicant’s reply to first review comments. . . X Revise Plans for Compliance IRC Section R105.3.1 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. The south wall of the building shall have a rating of not less than 1-Hour with exposure from both sides. The proposed stucco system alone does not provide a 1-Hour rating on the exterior wall. Refer to section 2.4.2 of ICC evaluation report ER-5474. ARCHITECTURAL BUILDING ELEVATION COMMENTS Sheet 3 of 4 1) 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. The demo plan shows a window that is not permitted on the exterior south wall. Clarify and revise plans as necessary. ARCHITECTURAL BUILDING CROSS SECTION COMMENTS Sheet 4of 5 1) 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. In addition to showing the required attic vents provide attic ventilation calculations. 2) 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. The south wall (including the parapet) of the building shall have a rating of not less than 1-Hour with exposure from both sides. The proposed stucco system alone does not provide a 1-Hour rating on the exterior wall. Refer to section 2.4.2 of ICC evaluation report ER-5474. 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. The Arizona licensed engineer in responsible charge of the structural design shall appropriately issue the structural design plans for construction under (his / her) professional seal, date and signature. IBC/IRC 106.1; A.R.S. 32-125; R4-30-304 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. The Arizona licensed engineer in responsible charge of the structural design shall appropriately issue the structural design plans for construction under (his / her) professional seal, date and signature. IBC/IRC 106.1; A.R.S. 32-125; R4-30-304 3) 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. The Arizona licensed engineer in responsible charge of the structural design shall appropriately issue the structural design plans for construction under (his / her) professional seal, date and signature. IBC/IRC 106.1; A.R.S. 32-125; R4-30-304 ELECTRICAL PLAN COMMENTS: 1) 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. Circuit 14 shall also be AFCI. Revise plans as necessary. 2) Provide receptacle outlet spacing in the expanded family room in accordance with IRC Sections E3802.2.1 and E3802.2.2. Comment remains. Sincerely, BROWN & ASSOCIATES for CITY OF TUCSON Michael J. Brown, C.B.O. President MB:jah |
Final Status
| Task End Date | Reviewer's Name | Type of Review | Description |
|---|---|---|---|
| 06/06/2006 | AMERY KLAPPERT | OUT TO CUSTOMER | Completed |
| 06/06/2006 | SUE REEVES | REJECT SHELF | Completed |