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Permit Review Detail

Permit Number: T06CM01355
Parcel: 126171400

Address:
762 S IRVING AV

Review Status: Completed

Review Details: RESIDENTIAL BLDG/WWM

Permit Number - T06CM01355
Review Name: RESIDENTIAL BLDG/WWM
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
03/31/2006 GERRY KOZIOL WWM REVIEW Denied needs to show location/method of sewer connection to public sewer
03/31/2006 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: 762 South Irving Ave. Permit #: T06CM01355

Date: 31 March 2006 Brown & Associates #: 85701-6214

_______________________________________________________________

2003 International Residential Code, 2003 UPC with State Amendments, Outdoor Lighting Code; 2003 IBC applies for engineered structural designs.

Residence Area: 2,544 S.F. Number of Floor Levels: 1
Garage Area: 539 S.F. Additional # of Elevation Options: n/a
Porch/Stair/Deck Area: 758 S.F. Building Wall Construction: ICF 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 Trusses
Guest House Construction: n/a Elevated Floor Construction: n/a
Remodel Area: n/a 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. .
X Revise Plans for Compliance
IRC Section R105.3.1



GENERAL REQUIREMENTS:

1. Construction details provided for Building Safety approval should be represented with specific details and specifications that are applicable to the proposed building. References to general code provisions 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, coordinate and clarify the proposed construction requirements. 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

SITE PLAN COMMENTS: Sheet 1

1. Coordinate applicable technical code references to the 2003 IBC, 2003 IRC, 2003 IECC and the 2003 UPC as adopted by the City of Tucson. IRC Section R101.2, IBC 101.2

2. Provide on the plans sufficient data to show proper drainage of storm water away from foundations. R401.3, R801.3

3. Provide on the plans explanation for the correct interpretation of all abbreviations used. R106.1.1

4. Provide construction details and finish grade elevations for the proposed masonry walls and foundations. R106.1.1

ARCHITECTURAL PLAN COMMENTS: Sheet 2

1. Label and dimension all rooms, hallways, utility rooms, garages, closets and other spaces. R106.1.1, R304, R311.3

2. Locate on the plans, mark and identify the size, type and specific requirements for emergency exit windows. R310.

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 R311.4.3

4. The minimum width of hallways shall be dimensioned and the width shall not be less than 3 feet. IRC Section R311.3.

5. Note and specify that the shower area and shower tub walls shall be finished with a nonabsorbent surface to a height of six feet above the floor. IRC Section 307.2.

6. Note and specify that shower enclosures shall have a minimum finished interior of 30 inches each way per IRC Figure R307.2.

7. Clearly identify on the plans or elevations all those glazed fenestration components which must be tempered glazing. IRC Section R308.4.

8. Show by dimensions that each water closet and other plumbing fixture is located and has surrounding clear space that is not less than shown in IRC Figure R307.2.


9. An attic access opening shall be provided to attic areas that exceed 30 square feet and have a vertical height of 30 inches. The rough-framed opening shall not be less than 22 inches by 30 inches and shall be located in a hallway or other readily accessible location. A 30-inch minimum unobstructed headroom in the attic space shall be provided at some point above the access opening. IRC Section R807.1.

10. 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.

11. There shall be no openings in the common wall between a garage and any sleeping room. The garage shall be separated from the residence and its attic area by not less than 1/2-inch gypsum board applied to the garage side. Garages beneath habitable rooms shall be separated 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 1/2-inch gypsum board or equivalent. In buildings protected by an automatic fire sprinkler system, including the private garage, the separation shall be permitted to be limited to a minimum 1/2-inch gypsum board applied to the garage side. Amendment to IRC Section R309.1 and R309.

12. Unless appropriately ventilated with mechanical equipment, all habitable rooms shall be provided with aggregate glazing area of not less than 8 percent of the floor area of such rooms. The minimum openable area to the outdoors shall be 4 percent of the floor area being ventilated. Review and clarify. IRC Section R303.1.

13. 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. An exit door may be provided in lieu of the emergency window. R310.1

14. Identify the type of thermal insulations to be installed in the walls and attic and the required flame and smoke index for thermal insulations. R316, R906

15. Provide attic ventilation calculations for all concealed attic spaces; include required and provided net free ventilation area. Indicate the size, type, wire mesh and location of attic ventilation. Provide the following note, if applicable: "Where eave or cornice vents are installed insulation shall not block the free flow of air. A minimum of 1 inch space shall be provided between the insulation and roof sheathing at the location of the vent”. IRC Section R806.

16. Identify on the plans the specific minimum thickness of cast-in-place concrete for the proposed proprietary ICF building walls. R106.1.1

17. Identify on the plans the specific minimum thickness of cast-in-place concrete for the proposed proprietary ICF building walls. R106.1.1

18. Identify on the plans the specification for ICF wall cast-in-place concrete. Include minimum 28-day compressive strength, concrete weight, slump and maximum aggregate size. R611.6, ICC ERS 1147 R106.1.1

19. Identify on the architectural plans dimensions to locate the edge of porch slab and all supporting posts. R106.1.1

20. Identify on the plans the required proprietary nailers to be provided by the ICF manufacturer for the installation of both inside and outside finish materials. R104.11, ERS 1147 Section 4.0

ARCHITECTURAL BUILDING ELEVATION COMMENTS: Sheet 9

1. Depict on the building elevations roof ventilators, and required height of the chimney and combustion vents. R106.1.1, R1001.6, G2427.5.3, G2427.6.5


3. For thin coat stucco systems over foam board, note and specify the ICBO Evaluation Report number, system name and manufacturer and depict requirements on wall sections. R106.1.1, R104.9, R104.11

ARCHITECTURAL BUILDING CROSS SECTION COMMENTS: Sheet 10

1. For clarity, cross-sections shall be cross-referenced and shown on the floor plan, roof plan and structural framing plan. R106.1.1

2. Provide dimensions or otherwise identify the height of all truss bearing plates. R106.1.1

3. Depict the position and placement of building thermal insulation. N1102

4. Identify, depict and specify requirements for fire blocking. IRC Section R602.8, R502.1.3.

5. Identify, depict and specify requirements for draft-stopping. R502.12


ARCHITECTURAL ROOF PLAN COMMENTS: Sheet 5

1. Identify on the plans the ICC evaluation report for the proposed metal roof system. Sealed laps are required when the metal roof slope is less than 1V : 3H. R104.11, R905.10

2. Note and specify a complete roofing assembly system including type and grade of materials, valley and other flashing materials, underlayment, and installation requirements. R905.10

3. Depict and show all roof slopes, size and materials for roof drains, downspouts, gutters, overflows and scuppers. R106.1.1, R903.4, UPC Appendix D.

4. Since the garage is required to be separated from the residence, identify the required attic venting for each area separately. R309, R806.2

5. The eave vents are miss-located. Review and coordinate. R106.1.

6. For clarity, outline dashes for exterior face of building walls. R106.1.1

7. Provide on the drawing a coordinated detail showing the height of shear blocking between trusses, nailing and attic ventilation screened holes. R806, Table R602.3(1) footnote i

MODEL ENERGY CODE COMMENTS

1. Provide manufacturer’s published data to confirm the R-22 value used for the proprietary ICF building walls in the model energy calculations. IECC 102.5
.
2. Identify on the mechanical drawing the required insulation R-value for all HVAC ducts. IECC 503.3.3.3; IRC N1103.3

3. Identify on the mechanical drawing the required insulation for mechanical systems piping. IECC 503.3.3; IRC N1103.5

4. Identify on the mechanical drawing the required HVAC system controls. IECC 503.3.2; IRC N1103.2

5. Identify on the water heater detail, the required water heater efficiency performance rating. IECC 504; IRC N1104.1

6. Identify on the window and door details/schedules the proposed solar heat gain coefficient for glazing. IECC 502.1.5; IRC N1102.1, N1102.1.3

7. 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. IECC 502.1.3; IRC N1102.1.11

8. Provide appropriate HVAC calculations to evidence proper sizing of heating and cooling equipment. IECC 503.3.1; M1401.3

STRUCTURAL FOUNDATION PLAN COMMENTS: Sheet 3

1. Identify on the plans that footings shall be founded on undisturbed natural soil/ground. R403.1.1

2. 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” Coordinate designated depth to foundation bearing.

3. Areas that are likely to have expansive, compressible, and shifting or other unknown soil characteristics, the building official shall determine whether to require a soil test to determine the soil’s characteristics at a particular location. This test shall be made by an approved agency using an approved method. R401.4





4. A soils report and special inspection is required for earth fills 12-inches or greater in depth. However, a limited depth fill (less than 12-inches in depth) may be used under footings without a soils report provided that the compaction is verified to be not less than 90% Modified Proctor in accordance with ASTM D1557 by a qualified inspector approved by the building official. Coordinate and clarify requirements on the plans. R401.2, R301.1.3, IBC 1704.7, IBC 1803.5

5. Fill used to support a concrete floor on ground shall be compacted to assure uniform support of the slab. The depth of fill shall not exceed 24-inches for clean sand or gravel and it shall not exceed 8-inches for earth. Coordinate and clarify requirements on the plans. R506.

6. Provide proposed manufacturer’s data used to determine the foundation required for the proprietary fire-place and chimney. R1001.1

7. Identify on the plans the slope gradient for the garage floor. R309.3.

8. Identify on the plans complete dimensions to locate and building the proposed fireplace foundation. R106.1.1

9. Provide on the plans a note that “Materials us to produce concrete and testing thereof shall comply with the applicable standards listed in ACI-318. R402.2

(Reviewers comment: The 2003 IRC minimum requirements do not mention that reinforcing steel when properly installed in slabs on grade can control concrete cracking. However, it is known with certainty that unreinforced concrete cracks for a variety of reasons. Structurally that is not seen as a problem for earth supported slabs. Aesthetically, cracked floor finishes and unseen concrete cracks that allow overtime for the possible invasion of termites and other ground critters may be of concern to the owner. The ACI-332 Guide to Residential Concrete, ACI-318, PCA other quality provisions for reinforced concrete may be of interest.)

10. Exposed wood and wood installed on concrete foundations and slabs on grade shall be noted on the plans to be pressure treated. R319, R320

11. Foundation section F5/11 is not evident on sheet 11. Review and coordinate. R106.1.1

12. For clarity, delete notes that are not specifically applicable to the work. Coordinate all sheets. R106.1.1


STRUCTURAL FRAMING PLAN COMMENTS: Sheet 4

1. The proposed building with a length dimension of 107-feet exceeds the maximum length for an ICF building (60-feet) that can be constructed without utilizing a professional registrant engineer. Provide sealed design calculations and construction documents with your resubmittal. R611.2, R301.1.3

2. The proposed concrete lintel table is for buildings that are 32-feet wide and therefore is not applicable for buildings of greater width. Coordinate design with comment 1 above. Table R611.7(2) footnote d, R301.1.3



3. The proposed glu-lam wood lintel over the garage door is not a prescriptive design element for an ICF cast-in-place concrete wall. Coordinate design with comment 1 above. Table R611.7(2) footnote d, R301.1.3

4. A table for the design selection of wood posts is not provided in the 2003 IRC prescriptive design procedure. Coordinate design with comment 1 above. R301.1.2, R301.1.3

5. Wood headers supporting roof joists must be selected from IRC prescriptive design tables. Coordinate design with comment 1 above. R502.5(1), R301.1.3

6. Roof joists shall be selected based on clear spans in accordance with IRC prescriptive design tables. Coordinate design with comment 1 above. R802.5, R301.1.3

7. Note on the plan that all wood materials shall bear an approved grading stamp. R502.1, R602.1, R802.1

8. Identify wind exposure C and 90 mph 3-second gust. R301.

9. City of Tucson Amendment to Table R301.5 requires 40 psf for floor live load and 40 psf for storage or habitable attic floor. The bottom chord of attic trusses shall be designed for not less than 10 psf. non-current live load or as may be otherwise required. Review and clarify since most accessed attics are often used for storage.

10. 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

11. 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. R502.11, R802.10

12. TRUSS SYSTEMS: Wood trusses engineered sealed designs can be submitted as a “Deferred Submittal” for custom homes only. All model homes must have truss engineered sealed designs submitted with the plans for approval. Deferred design submittals require advance approval of the building official. Provide approval with your resubmittal as applicable. R106.3.3

13. Roof trusses shall be attached to wall plates with approved connectors that have a resistance to uplift of not less than 175 pounds or as may be otherwise required by prescriptive requirements or registrant design calculations. The connection of the truss to the building walls shall be noted for compliance with the truss manufacturer’s specifications. R802.10.5

14. When an architect or engineer of record is utilized for the building design that registrant shall review all truss documents and other engineered component design submittals provided by another registrant. Truss calculations shall bear an appropriate review stamp showing that 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

15. Identify and specify the type of fasteners used for pressure preservative and fire-retardant-treated wood products. R319.3

16. Wood bearing plates and sills shall be bolted to the foundation with minimum 1/2 inch diameter bolts 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 a washer. R403.1.6.

17. Identify on the plans the dimensions for the roof overhangs. R106.1.1

MECHANICAL PLAN COMMENTS: Sheet 6

1. Indicate access clearances and working space around HVAC equipment. M1305.

2. Show location on plans for proposed exhaust fans from bathrooms, water closet compartments, and similar rooms. R303.3, M1506.

3. Provide combustion air for all liquid and solid fuel-burning appliances including size, type, and location of openings. IRC Chapter 1701.

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. Undercutting of doors to achieve return air flow may not be appropriate when the required cfm exceeds that of the nominal 1-inch door undercut. Review and clarify design for return air when bedroom doors are closed. M1602

7. Identify requirements for gas range hood. M1303, M1502

8. Identify electrical requirements for HVAC equipment. M1303

PLUMBING PLAN COMMENTS: Sheet 7

1. Identify on plumbing plans the applicable plumbing code to be used for the construction. UPC 103.2.3

2. Identify the distance from the water meter at the house to the location of where the street connection is made to the public water supply. The developed length for the water supply may be on the order of 250-feet rather than the 125-feet declared on the plans. Review and clarify. UPC 610

3. Identify the total developed length of gas piping and provide a suitable dimensioned diagram for the length of gas pipes from the gas main to all appliances. It appears that the proposed 1-inch gas supply should be 1.25-inch. Review and clarify. G2413; UPC 1217

4. 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. Identify the elevation of the next upstream sanitary manhole cover. UPC 710

5. Coordinate table of fixture unit counts for sanitary waste piping. UPC Table 7-3

6. Coordinate table of fixture unit counts for water supply piping. UPC Table 6-4

7. Plumbing pipes shall not be depicted or installed directly beneath and parallel with building foundations. UPC 313

8. Provide notation that sanitary drains shall be slope at not less than ¼ inch per foot. UPC 708, UPC 718

ELECTRICAL PLAN COMMENTS:

1. Provide smoke alarms in each sleeping room, outside each sleeping room in the immediate vicinity of the bedrooms. R313.

2. Identify the service panel location on the plans, disconnect, service conductor type, size and required installation clearances. IRC Section E3305, E3502, E3501.

3. Provide bonding to the interior water piping and above ground portion of gas piping systems. IRC Section E3509.

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.

5. Receptacles shall be installed so that no point along the floor line in any wall space is more than 6 feet, measured horizontally, from an outlet in that space, including any wall space 2 feet or more in width. IRC Section E3801.2.1.

6. Kitchen counters receptacles shall be served by not less than two 20-ampere circuits. One receptacle shall be installed at each island or peninsular counter space with a long dimension of 24 inches or greater and a short dimension of 12 inches. E3603.2, E3801.4.

7. 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 and within garages and basements. IRC Sections E3801.7, E3801.9, E3802.

8. Provide a receptacle outlet in hallways 10 feet or more in length. IRC Section E3801.10.

9. Surface mounted incandescent light fixtures in clothes closets shall maintain 12 inches between the fixture and the nearest point of storage. IRC Section E3903.11.

10. 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

11. Provide a switched light fixture in the utility room. E3803.4

12. Coordinate presentation of electric service calculations. E3502.2




OUTDOOR LIGHTING CODE:

1. It is not clear from the submitted catalog cut for the outdoor lighting fixtures how the fixture meets requirements for full cut off. Review and clarify. .

2. Identify the type of bulbs that can be installed in the fixture and provide catalog cuts for maximum lumens for those type of bulbs.


Sincerely,

BROWN & ASSOCIATES



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

Final Status

Task End Date Reviewer's Name Type of Review Description
04/03/2006 ADRIANNE OLIVO OUT TO CUSTOMER Completed
04/03/2006 SUE REEVES REJECT SHELF Completed