Permit Review Detail
Review Status: Completed
Review Details: RESIDENTIAL BLDG/ZONING/ENGINE/WWM
Permit Number - T06CM02975
Review Name: RESIDENTIAL BLDG/ZONING/ENGINE/WWM
Review Status: Completed
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 01/22/2007 | ELIZABETH EBERBACH | ENGINEERING | REVIEW | Denied | SUBJECT: 3007 W Via De Suenos HDZ Engineering Review REVIEWER: Elizabeth Eberbach ACTIVITY NUMBER: T06SA00248, T06CM02975 SUMMARY: The residential overlay plans were received and reviewed by Engineering. Engineering does not recommend approval of the overlay plan or site plan review until the following items are addressed. OVERLAY AND SITE/GRADING PLAN REVIEW COMMENTS: 1) Land Use Code Article II Division 8 (LUC) Sec.2.8.1.10.A.1: Clarify disturbance limits on Site/Grading plan sheets. a) Label any areas of future disturbance (i.e. future pool area or gazebo) and include in disturbance limits. b) Label existing road / driveway access. c) Revise grading limits to tie into existing access road. Show on planview. d) Clarify disturbance limits using a linetype that is more distinguishable on the grading plan. e) Revise and clarify the line for "TOTAL GRADED AREA" by identifying the areas included in the total square footage of proposed disturbance; list the area as area that includes the driveway, the building pads as well as any future amenities. 2) LUC Sec.2.8.1.6.A: On the Site/Grading plan sheet address/clarify the following: a) In order to assure placement of buildings so that there is excess runout of fill /cut is minimized during construction, dimension distance from property corners to buildings, or provide bearing/distance along lot boundary to the dimension lines shown, as well as providing bearing/distances on dimensions. b) Dimension distances between building and edge of building pad. c) It is unclear what slope is proposed for surface treatments on cut and fill slopes. Rip rap will require either filter fabric or grout depending on geotechnical recommendations. Label all proposed slopes. d) Provide a geotechnical report that provides minimum slope recommendations for the site. e) DS Sec.11-01.10.5: There appears to be a potential for stormwater from the upstream watershed to enter into the rear yard area at southwest side of building pad. Provide a cross section that clarifies proposed 10-ft cut slope at southwest side of pad that addressed the following interceptor swale comments that will be required at the top of cut slope: i) Capacity for interceptors shall have a minimum of 30-in wide and 12-in deep, unless a larger capacity is necessary for the uphill contributing watershed. Show detail for this interceptor swale and depict on planview. ii) Provide grouted rock or other erosion protection design to reduce velocity / erosion potential in the interceptor swale from stormwater runoff conditions. f) Land Use Code Article II Division 8 (LUC) Sec.2.8.1.10.A.1, DS Sec.9-04.2.1, DS Sec. DS Sec.2-12.2.3: Review ACS calculation for this parcel was determined to be over 25%, however the plan sheets state the ACS is 20.63. Show topography lines along south portion of the lot where the contour lines appear to be missing and recalculate the ACS for the lot. The allowable area must be noted on the plan indicating the allowable disturbance area (in square feet and percent of lot), as well as the proposed disturbance area (in square feet and percent of lot). Revise calculations and notes. g) Address the following Site Note comments: i) Remove reference to Pima County Grading Ordinance in second and third notes. Provide reference to City of Tucson grading standards DS Sec 11-01. ii) Add note that all rip rap shall be handplaced per HDZ requirements. iii) Revise reference to builder approving any changes. The plans will need to be submitted for City of Tucson Development Services Department review if any changes to disturbance limits or building layout is proposed. h) Provide reference to sheet with keynote information or provide it on each site/grading sheet. i) DS Sec.2-02.2.1.A.20: Show all existing easements and recordation information (docket & page), locations, widths, and purposes shall be included. Specifically, label bearing/distance and docket and page for Access Easement: 3) LUC Sec.2.8.1.7.C: Designate any Natural Areas on the lot and label as excluded from development. Resubmittal is required and should address all the above items. Submit the revised site plan. For questions or to set up a meeting, call me at 791-5550, extension 2204. Elizabeth Eberbach, PE Civil Engineer Engineering Division Development Services |
| 02/01/2007 | LINHART PETERSEN POWERS ASSOC | BUILDING-RESIDENTIAL | REVIEW | Denied | January 31, 2007 CITY OF TUCSON - FIRST CHECK Tucson Appl. No. T06CM02975 Bureau Veritas Job No. 01007-161001.002 Mr. Rodolfo Garcia 5518 S. Bryant Ave Tucson, Arizona 85706 Re: Plan Review: Garcia Residence & Detached Garage Address: 3007 W. Via De Suenos Dear Mr. Garcia, Bureau Veritas North America has completed a first review of the following documents on behalf of the City of Tucson: Plans: Two (2) sets of plans (20 sheets, 1 through 6) dated May 8, 2006 by Mardonio Talavera. Structural Calculations: None submitted for this review. Soils Report: None submitted for this review. 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 s:/tucson\01007-161001.002pc1 enclosures Re: Stories: Two Occupancy: R-3/VB Building Area (sq. ft.): 3065 (livable) 1085 (porch) 1174 (garage) 5324 Total sq. ft. A. The following plan review comments are based on the City of Tucson Building Regulations and referred to the 2003 International Building 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: Remove all reference to 2000 IRC. Provide an accurate index to drawings on the first sheet of the set. Detached garage is not noted on the index. FLOOR PLAN COMMENTS: Specify use of open space next to stairs on second floor. 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. Door at family room. 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. Locate skylights, specify materials and provide manufacturer’s listing report number for those exceeding 2' x 4'. IRC Section 106. 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. 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 R309.2 and Table R702.3.4. In all windows in sleeping room and habitable space the finished sill height shall not be more than 44 inches above the floor; or provide exterior door for emergency egress. IRC Section R310.1. Appliances located in a garage or carport shall be protected from impact by automobiles. Protection shall be provided by either a floor elevation change with a curb 4 inches high and 3 feet deep, located out of the travel path, or a minimum 3 inch steel pipe bollard installed a minimum of 18 inches below and a minimum of 44 inches above the finished floor in front of the equipment. IRC Section M1307.3.1. STAIR REQUIREMENTS: Provide details showing stair construction, connection details and stringer sizes. Show the stair handrail. Note that it is to be 1 1/4 inches and 2 5/8 inches in diameter and between 34 inches and 38 inches above the nosing of the tread. IRC Section R315. The maximum riser height shall be 7 3/4 inches and minimum tread depth shall be 10 inches. IRC Section R314.2. The minimum headroom in all parts of the stairway shall be not less than 6 feet 8 inches measured vertically from the slope plane adjoining the tread nosing or from the floor surface of the landing or platform. IRC Section R314.3. Two or more stair risers shall have at least one handrail. Handrails shall be provided on at least one side of the stairs, be continuous the full length of the stairs, and have minimum and maximum heights of 34 inches and 36 inches, respectively, measured vertically from the nosing of the treads. The handgrip portion of handrails shall have a circular cross section of 1 1/4 inches minimum to 2 5/8 inches maximum; edges shall have a minimum radius of 1/8 inch. IRC Section R315. The minimum height of guards shall be not less than 36 inches. Openings in guards shall have intermediate rails or ornamental closures that do not allow passage of a sphere 4 inches in diameter. IRC Section R315.2. 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 zero-clearance fireplaces, indicate hearth materials. Note and dimension that the fireplace chimney must terminate a minimum of two feet above any point of a roof within ten feet measured horizontally. IRC Section R1001.6. FOUNDATION PLAN COMMENTS: Provide note: Footings shall be on undisturbed soil or approved fill. IRC Section R403. Foundation plates and sills shall be bolted to the foundation and embedded a minimum 7 inches into the foundation. IRC Section R403.1.6. FRAMING PLAN COMMENTS: Note on the plan all lumber shall bear an approved grading stamp. Specify design criteria: floor and roof live and dead loads. IRC Section R301. MECHANICAL COMMENTS: Provide exhaust fan at kitchen. Provide exhaust fan at garage water closet. Provide combustion air for all liquid and solid fuel-burning appliances including size, type, and location of openings. IRC Chapter 17. Appliances installed in garages or other areas where they may be subjected to mechanical damage shall be suitably guarded against such damage by being installed behind adequate barriers or by being elevated or located out of the normal path of vehicles. IRC Section M1307.3.1. PLUMBING COMMENTS: Provide adequate cleanouts. P3005.2. Show vents and cleanout for garage plumbing. Provide a gas isometric with length of line (horizontal and vertical) to each appliance, BTU demand of each appliance, size of each branch, total demand and size of the meter. 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. Bathroom in lower level garage does not connect to sewer. Please clarify. ELECTRICAL COMMENTS: Show location and clearance for panel “A”. IRC E3305.2. Show panel schedule for panel “B”. Provide a complete electrical plan that says “Show circuit numbers on the plan”. IRC Section R106.1. 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 R317.2. Indicate the size (rating) of the electric panel, including any sub panels. Verify required clearances. IRC Section E3305.2. Provide at least one GFCI protected receptacle outlet on the wall within 36 inches of the outside edge of each lavatory basin in bathrooms. Such circuits shall have no other outlets. IRC Sections E3603.4, E3801.6 & E3802.1. Is the light at plant shelf in master bath within 36 inches? Provide a lighting outlet in all stairways, switched at each floor level. IRC Sections E3803.3 & R303.4. Second floor. A receptacle shall not be installed within a bathtub or shower space. IRC Section E3902.10. Is receptacle at tub in master bath for spa or hydro massage tub? Is it behind a panel? 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. |
| 02/01/2007 | SEPTIC APPROVAL | WWM | REVIEW | Denied | need 4 copies of plans & fee for septic |
| 11/16/2006 | ANDREW CONNOR | NPPO | REVIEW | Denied | The project is subject to the provisions in accordance with the DSD Full Notice Procedure, Sec. 23A-50 and 23A-51. Hillside Development Zone (HDZ) A separate application and review is required. Contact Patricia Gehlen at 791-5640 Ext. 1179 for submittal requirements. |
| 11/16/2006 | ANDREW CONNOR | NPPO | REVIEW | Denied | The following comments reflect the review for Overlay application T06SA00248 and site plan review T06CM02975. The comments are based on LUC 2.8.2, DS 2-13.0 and DS 9-04.0 1) Remove notes related to the Pima County grading ordinance. Revise the Site/Grading Plan to include the following required general notes: A) All proposed site work, including grading, will comply with Development Standard 9-04.0. LUC 2.8.1.8.B B) The developer and/or property owner will is responsible for the following: 1. Submitting average natural cross-slope and sloped area analyses, certified by an Arizona registered professional, such as an engineer, land surveyor, architect, or landscape architect, for review and verification by the City Engineer or designee. 2. Surveying, staking, and inspection of the lot or parcel by a certified engineer or land surveyor to determine compliance with the provisions of this Section. 3. On-site enforcement by certifying to the City Engineer or designee that the development complies with the Hillside Development Zone (HDZ) regulations during the period of development. C) Color. All exposed exterior walls and roofs of structures, retaining walls, and accessory structures, except satellite dishes, shall be earth tone in color and will blend with the predominant natural colors found on the lot or parcel. Satellite dishes may be black. White is not permitted D) Grubbing, grading, and clearing are to occur only within the areas identified on the grading plan and staked on the site or lot. E) The portions of the site or lot to be left un-graded are to remain undisturbed and are not to be used for stockpiling of materials or excess fill, construction vehicle access, storage of vehicles during construction, or similar uses. To protect natural areas designated on a site or lot, temporary fencing (per DS 2-06 Figure 1) will be installed at the limits of grading. F) The site or grading plan and the grading staking will be approved by the City Engineer and the required fencing must be inspected by the Engineering Inspector and/or the Landscape Inspector prior to any grubbing, grading, or clearing. G) Existing trees with four (4) inch or greater trunk diameter and cacti will be preserved in their original locations, except for building sites and access and utilities serving building sites. H) When retention of trees and cacti in their original locations is not possible due to building site location, the trees and cacti will be salvaged and replanted in areas requiring revegetation, whenever possible. I) All cut or fill slopes which are no steeper than three horizontal to one vertical (3:1) and all utility trenches or septic leaching fields which are not located in parking or driveway areas will be revegetated in compliance with the following requirements. 1. All plants used in revegetation must be the same as the native vegetation on the site or any adjacent site prior to grading or clearing. 2. Revegetation will be accomplished with the following minimum requirements for plants. a. Desert trees, a minimum of fifteen (15) gallon size with a minimum trunk diameter of two (2) inches measured at the soil level, or large specimen cactus will be placed at the same vegetation density found on the site prior to any clearing, grubbing, or grading. b. Seeds for trees, desert shrubs, and grasses will be planted with a density adequate to control erosion and may use one of the following methods of planting or any other method approved by the Zoning Review Section at DSD. The seed mix must conform to DS 9-06 Exhibit I, Native Seed List: 1) Raked into the soil with appropriate mulch materials; 2) Hydroseeding; 3) Anchored mulches; or 4) Established on jute, rolled straw, or similar material. A temporary watering system must be installed until the revegetation materials are established. J) Color. All exposed exterior walls and roofs of structures, retaining walls, and accessory structures, except satellite dishes, shall be earth tone in color and will blend with the predominant natural colors found on the lot or parcel. Satellite dishes may be black. White is not permitted K) Grubbing, grading, and clearing are to occur only within the areas identified on the grading plan and staked on the site or lot. L) The portions of the site or lot to be left un-graded are to remain undisturbed and are not to be used for stockpiling of materials or excess fill, construction vehicle access, storage of vehicles during construction, or similar uses. To protect natural areas designated on a site or lot, temporary fencing (per DS 2-06 Figure 1) will be installed at the limits of grading. M) The site or grading plan and the grading staking will be approved by the City Engineer and the required fencing must be inspected by the Engineering Inspector and/or the Landscape Inspector prior to any grubbing, grading, or clearing. N) Existing trees with four (4) inch or greater trunk diameter and cacti will be preserved in their original locations, except for building sites and access and utilities serving building sites. When retention of trees and cacti in their original locations is not possible due to building site location, the trees and cacti will be salvaged and replanted in areas requiring revegetation, whenever possible. O) All cut or fill slopes which are no steeper than three horizontal to one vertical (3:1) and all utility trenches or septic leaching fields which are not located in parking or driveway areas will be revegetated in compliance with the following requirements. 1. All plants used in revegetation must be the same as the native vegetation on the site or any adjacent site prior to grading or clearing. 2. Revegetation will be accomplished with the following minimum requirements for plants. a. Desert trees, a minimum of fifteen (15) gallon size with a minimum trunk diameter of two (2) inches measured at the soil level, or large specimen cactus will be placed at the same vegetation density found on the site prior to any clearing, grubbing, or grading. b. Seeds for trees, desert shrubs, and grasses will be planted with a density adequate to control erosion and may use one of the following methods of planting or any other method approved by the Zoning Review Section at DSD. The seed mix must conform to DS 9-06 Exhibit I, Native Seed List: 1) Raked into the soil with appropriate mulch materials; 2) Hydroseeding; 3) Anchored mulches; or 4) Established on jute, rolled straw, or similar material. A temporary watering system must be installed until the revegetation materials are established. 2) Provide a legend on the site plan that defines any keynotes used on the drawing. 3) The lot coverage indicated on the plan exceeds the figure indicated for total grading. Revise the plans to include the area of any dwellings, vehicular areas, yards, and other graded areas in "total grading" figure. 4) Revise the figure for maximum grading allowed, it is incorrect. 5) Revise the street name at the north property line. It appears to be Mockingbird lane. 6) Revise the plans to show location, size, color, and textural treatment of all retaining walls, riprapped slopes, or other constructed means of slope stabilization. 7) Areas of fifteen (15) percent or greater slope must be shown on the topographic map. 8) The portions of the site or lot to be graded will be clearly shown by the developer's engineer or land surveyor, both on a site or grading plan and by staking on the site or lot. Revise the plans to clearly identify grading limits and have the plans sealed by a registrant licensed by the State of Arizona. 9) Vegetation retention and revegetation should be used in conjunction with riprapping. Submit vegetation retention and revegetation plans. DS 9-04.3.2 10) Provide recording data for the access easement indicated on the plans. |
| 12/19/2006 | HEATHER THRALL | ZONING | REVIEW | Denied | TO: Development Services Department Plans Coordination Office FROM: Heather Thrall Senior Planner PROJECT: T06CM02975 3007 W. Via de Suenos, new residence and new detached garage, SR Site plan, 1st review & HDZ review TRANSMITTAL DATE: December 14, 2006 COMMENTS: Please resubmit revised drawings along with redlines and a response letter, which states how all Zoning Review Section comments regarding the Land Use Code and Development Standards were addressed. 1. This project was reviewed for compliance with the requirements of the Land Use Code (LUC) for site plan criteria and Hillside Development Zone criteria. 2. On the site plan, I see several key noted items that are not referenced in the notes as to what they are. Perhaps a page or legend is missing - please identify all items key noted. 3. Please identify - key note is fine - all utility lines on the site plan. 4. Please increase the type face of all keynotes to 12 point at minimum - and ensure the house and garage are labeled with a 12 point minimum note. 5. Please identify how you are measuring heights for these buildings. From what points, grade to top of wall, top of roof, etc? (See HDZ comments below) 6. Please call out distance each structure is from nearest edge of Via de Suenos easement. 7. Please call out the docket and page the Via de Suenos easement is listed under and identify the total width of the easement. Please do the same for Mockingbird Lane. 8. Please identify what the room off the detached garage is going to be used for. 9. (See comment 14 after reading this comment) Per LUC Section 3.2.5.3.C, detached accessory structures are not permitted in the buildable area extending the full width of the lot between the principal structure and the front street lot line. The front street lot line in this case is the north edge of the property, abutting Mocking Bird Lane, as Mockingbird Lane and Via de Suenos meet the definition of a street per the LUC. Therefore, the garage, as proposed in location, cannot be placed in this area without obtaining a Board of Adjustment variance to do so. PLEASE SEE ME IN PERSON TO HELP YOU WITH THIS. I HAVE A SUGGESTION, AND IT'S DIFFICULT TO DESCRIBE DUE TO THE SHAPE OF THE LOT. 11. Per LUC Section 3.2.5.3.B, accessory structures shall not exceed 12 in height. The detached garage is allowed to have a 4' design parapet above the roof line. The proposal indicates that the roof line is approximately 12' from ground to the top of the flat roof, and a design parapet is proposed at an additional 5'4" from the top of the roof. The elevation provided should show measurements from grade. In addition, the parapet wall is only allowed to be 4' tall above the roof line at minimum. HILLSIDE DEVELOPMENT ZONE COMMENTS: 12. (See comment 14 after reading this comment) Per LUC 2.8.1.8.A, the maximum height of a residence in the HDZ is 24'. This height is measured overall from the lowest point of grade at a wall to the roof line. The plans show a height from grade at the garage to the height of the roof at the 2nd story above the garage at 30'4" - not including the parapet wall at the 2nd story, which appears to extend another 3'. The residence is too tall and must be modified to be total under 24' in height. To help you, please see the diagram on Page 127 of the LUC, Section 2.8.1.8.A. 13. Per LUC 2.8.1.8.C, please add a note to the plans that states "all exposed exterior walls and roofs of structures, retaining walls, and accessory structures, except satellite dishes, shall be earth tone in color and will blend with the predominant natural colors found on the lot or parcel." 14. Should you have any questions on this review, please contact me at Heather.Thrall@tucsonzag.gov or at 791-4541x1156. Please note, you may consult the Zoning Administrator, Walter Tellez, to make a determination with regards to the LUC criteria relayed in this review and the applicability of those criteria with regards to this property. You may contact him in writing, with a copy of the proposal, at P.O. Box 27210, Tucson, AZ 85726. Should you seek a determination, please provide a copy of the Zoning Administrator's response in the resubmittal package. If you have any questions about this transmittal, please call (520) 791-5608. HCT C:\planning\site\DSD\T06CM02975 3007 w via de suenos.doc RESUBMITTAL OF THE FOLLOWING IS REQUIRED: Revised site plan and additional requested documents |
Final Status
| Task End Date | Reviewer's Name | Type of Review | Description |
|---|---|---|---|
| 02/06/2007 | DELMA ROBEY | OUT TO CUSTOMER | Completed |
| 02/06/2007 | SUE REEVES | REJECT SHELF | Completed |