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Permit Review Detail

Permit Number: T06CM01513
Parcel: 11508148B

Address:
1111 N QUEEN AV

Review Status: Completed

Review Details: RESIDENTIAL BLDG/WWM

Permit Number - T06CM01513
Review Name: RESIDENTIAL BLDG/WWM
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
04/06/2006 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: Jake Hesselgesser

Project: 1111 N. Queen Avenue Permit #: T06CM01513

Date: April 5, 2006 Brown & Associates #: 85701-6216

_______________________________________________________________

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

Residence Area: 1472 verify S.F. Number of Floor Levels: 1 plus tower.
Garage Area: TBD S.F. Additional # of Elevation Options: n/a
Porch/Stair/Deck Area: TBD S.F. Building Wall Construction: Masonry / Steel
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 / Steel
Guest House Construction: n/a Elevated Floor Construction: n/a
Specialty: Steel Framed Tower & Dome

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. .

CODES: 2003 IRC and 2003 IBC as adopted by the City of Tucson and the 2003 UPC with State Amendments.


Revise Plans for Compliance
IRC Section R105.3.1, IBC 105.3.1

GENERAL REQUIREMENTS:

1. On the first sheet of architectural plans provide a square footage summary for each of the following: residence area, garage, covered patios and porches, covered parking, exterior decks and stairs. List all construction drawings that comprise the building plan submittal. R106, R108.3.

2. Although the building is intended to be occupied as a single family residence, the proposed building form and construction does not fall within the parameters of a prescriptive residential building under the 2003 IRC. The building design shall therefore be presented under the professional seals of a registered architect and structural engineer and designed to the meet the applicable requirements of the 2003 IBC. R101, R102, R301.1.3, IBC 106.1

3. The proposed specialty residential construction plans shall be resubmitted with the building design and construction plans fully completed. IBC 106.1


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. Plans shall show the location of all service fixtures, water heater and HVAC equipment. R106.1.1

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

4. 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.

5. 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.

6. The natural light and ventilation calculations for the library do not coorespond with the window openings provided. Revise plans as necessary. IRC Section R303.1.

7. 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.

8. Indicate the effective code editions on the front sheet of the plans and revise code references throughout plans to reflect current adopted code editions by the City of Tucson. IRC R106.1.1.

9. Identify the building materials proposed for use on interior walls and ceilings. Also clarify suspended acoustical ceiling and provide applicable details for construction and support of fixtures. Reference IRC Chapter 7 and IBC Chapter 803.9.1.1.

10. Indicate the scale of all drawings (i.e.: electrical plan). All plans shall be drawn to scale. IRC R106.1.1.

ARCHITECTURAL BUILDING ELEVATION COMMENTS:

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. Depict and specify all materials used - stucco, concrete block, glass block, siding, veneers, etc. and items projecting through roof or supported on the roof. IRC Section R703.

3. Specify required installation for the weather-resistant sheathing paper or other approved material. R703.2

ARCHITECTURAL BUILDING CROSS SECTION COMMENTS:

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

2. Depict all materials used for construction of the roof including but not limited to substrates, underlayment, roof insulation and roof finish. R904, R905.


ARCHITECTURAL ROOF PLAN COMMENTS:

1. Provide complete roof plans indicating location of all equipment and openings therein. Note and specify a complete roofing assembly system including roof classification, type and grade of materials, valley and other flashing materials, underlayment, and installation requirements. R902, R903, R904, R905, R906

2. Provide ICBO Evaluation Report number and manufacturer for concrete or clay-type tile roofing or metal roofing system. Identify on the drawing the maximum installed tile weight (psf). R905.3, R301.4

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






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 equipment efficiency performance rating. IRC Section N1103.1

4. Identify on the mechanical drawing the required insulation for mechanical systems piping. IRC Section N1103.5

5. Identify on the mechanical drawing the required HVAC system controls. IRC Section N1103.2

6. Identify on the water heater detail, the required water heater efficiency performance rating. IRC Section N1104.1

7. Identify on the window and door details/schedules the proposed U-values and solar heat gain coefficients. IRC Section N1102.1, N1102.1.3

8. 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

9. 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 soil treatment and other requirements for termite protection. IRC Section R319, R407.1.

2. Note and specify the finish grades around the building lot indicating requirement for drainage of storm water away from the building foundation. The grades shown on the site plan reflect drainage towards the building, which has a proposed finish floor lower than adjacent street grades. IRC Section R401.3.

3. Foundations plans shall be designed and sealed by an Arizona qualified registrant. IRC 301.1.3





4. Areas that are likely to have expansive, compressible, shifting or other unknown soil characteristics, soil tests shall be performed 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 The owner should be aware that certain risks associated with building on unknown foundation soils may be mitigated by obtaining a bona fide soils report by a qualified registrant engineer for the building site.

5. The footing details conflict with notes on the foundation plan for size. Revise as necessary. IRC R106.1.1.

6. Indicate minimum clearance requirements for rebar shown in detail 5 on Sheet 5 (minimum 3 inches). IRC Section R404.4.6.


STRUCTURAL FRAMING PLAN COMMENTS:

1. Provide complete floor and roof framing plans showing girders, beams, joists, rafters, material sizes, spacings, fasteners, spans, and plan dimensions for structural frame members. Identify all post sizes including jack and king studs. IRC Section R106.1.1

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

3. The proposed structure does not meet the 2003 IRC prescriptive requirements. The proposed building plans shall be designed and sealed by an Arizona qualified registrant under the provisions of the 2003 IBC. The engineering registrant shall provide structural engineering calculations for the proposed building to address applicable wind loads, seismic loads, live loads, dead loads, etc, and the proper design and selection sizing of the structural materials and elements. IRC Section R602.10.10. R301.1.3, IBC 1601.1

4. Identify on the drawings design wind and seismic criteria and required floor live load, roof live load, attic live load, dead loads and structural material specifications. IBC 1603

5. Identify on the drawings all special inspections and provide the City of Tucson special inspection documents. IBC Section 1704.

MECHANICAL PLAN COMMENTS:

1. The dwelling unit shall be provided with heating facilities capable of maintaining a room temperature of 68 degrees at a point three feet above the floor and 2 feet from exterior walls in all habitable rooms. IRC Section R 303.8.

2. 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

3. Locate, size and specify requirements for HVAC equipment. IRC Section M1401.
Show that HVAC ducts meet the minimum material requirements for supply and return air ducts. M1601, M1602.

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

5. 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 & R302.2.

PLUMBING PLAN COMMENTS

1. Indicate all materials proposed for water, waste lines, etc. R106.1.1; UPC 103.2.3

2. 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. R106.1.1, P3008; UPC 710

3. Provide complete water meter and supply line calculations to indicate the total developed length of line, water meter size, supply line size, and available pressure. P2903.6, P2903.7; UPC 610

4. Identify, specify show that all plumbing fixtures meet the requirements for the State of Arizona water conservation. A.R.S. 45-312

5. Show and specify requirements for sizing and installation of roof and overflow drains. R903.4.1; UPC Appendix D

6. Designate the locations of water heaters. Indicate the location of the T and P relief line from the water heater to the exterior of the building. Note the 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. The T and P relief line shall not terminate over walkways, patios, carports or other similar areas. Show requirements for emergency drain pan and piping. P2803, P2801; UPC 505.3, UPC 510.7

7. The slope of the building sewer line shall not be less than ¼ of an inch per foot. Revise plans as necessary. UPC Section 718.1.


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. Provide a detailed specific grounding electrode system. IRC Section E3508

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

5. 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.

6. 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.

7. In kitchen and dining rooms, a receptacle 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.

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

9. Provide a lighting outlet in all stairways, switched at each floor level. IRC Sections E3803.3 & R303.6.

10. 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 # 9. E3903.2

11. Clarify support of J boxes and fixtures in dome structure. IRC E3806.

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.


Sincerely,

BROWN & ASSOCIATES



Michael J. Brown, C.B.O. President
MB:ns
04/07/2006 GERRY KOZIOL WWM REVIEW Approved

Final Status

Task End Date Reviewer's Name Type of Review Description
04/11/2006 GBONILL1 OUT TO CUSTOMER Completed
04/11/2006 SUE REEVES REJECT SHELF Completed