Permit Review Detail
Review Status: Completed
Review Details: RESIDENTIAL BLDG/ZONING/ENGINE/WWM
Permit Number - T06CM03724
Review Name: RESIDENTIAL BLDG/ZONING/ENGINE/WWM
Review Status: Completed
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 09/06/2006 | MADARA ENGINEERING | 2ND PARTY REVIEW | REVIEW | Denied | MADARA Engineering, Inc. 4545 E. Shea Blvd. Suite 207, Phoenix, AZ 85028, phone (602) 493-1963, fax (602) 493-1967 Date: September 5, 2006 To: Douglas Harvey 4945 N. Calle Bendita Tucson, AZ 85718 Phone: (520) 299-2236 Project name: 3250 E. Blacklidge Dr. Permit #: TO6-CM03724 Structure: 1 story SFR Occupancy: R-3/ U Occupant load: 8 Construction Type: V-B Area S.F.: 2825 SF Project number: 18-6027-01 The first submittal plans for the above referenced project are in the process of Architectural, Structural, Plumbing, Mechanical and Electrical plan review for compliance with the City of Tucson ordinances and applicable codes. Corrections required are noted below. All corrections must be made to the original drawings and new complete and revised sets resubmitted along with a written response to each of the items listed below to facilitate a shorter back-check time. The scope of this review covers Architectural, Structural, Plumbing, Mechanical and Electrical review. These disciplines were checked only to the extent allowed by the documents provided. All portions of this project are assumed to meet or will meet other departmental requirements, conditions and concerns before permit approval. ARCHITECTURAL COMMENTS 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. Ref. IRC Section R311.4.3. Reflect maximum drop from top of threshold to top of landing to be 1 ½” when doors open outward. Provide a calculation to determine the percentage of glazing of the gross area of the exterior walls. Calculations to verify compliance with the 2003 International Energy Code will be required when the glazing area exceeds 15% of the gross area of the exterior walls. Ref. IRC Section N1101.2.1. Provide the following note: A separate insulation inspection prior to drywall or an insulation certificate will be required at time of final. Ref. IRC Section N1101.3.1. An attic access opening shall be provided to attic areas that exceed 30 s.f. and have a vertical height of 30 inches or greater. 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. Ref. IRC Section R807.1. Opening 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. The self latching requirement has not been indicated. The garage shall be separated from the residence and its attic area by not less than ½" 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 ½" 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 ½" gypsum board applied to garage side. Amendment to IRC Section R309.2 and Table R702.3.5. All habitable rooms shall be provided with aggregate glazing area of not less than 8% of the floor area of such rooms. The minimum openable are to the outdoors shall be 4% of the floor area being ventilated. Ref. IRC Section R303.1. Indicate type of windows (sliders, single hung, casement, etc.) and denote the openable panels. Every sleeping room and basement with habitable space shall have a least one window minimum net clear opening 5.7 s.f. (minimum 5 s.f. net clear opening at grade floor), minimum opening width of 20 inches, minimum 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. Ref. IRC Section R310.1. Openable areas of windows has not been indicated, therefore unable to determine compliance. 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 equipment. Ref. IRC Section M1307.3.1. See dryer less than 3’ from curb. Appliances having an ignition source shall be elevated such that the source of ignition is not less than 18 inches above the floor garages. For the purpose of this section, rooms or spaces that are not part of the living space of a dwelling unit and that communicate with a private garage through openings shall be considered to be part of the garage. Ref. IRC Section M1307.3. Address water heater, washer, dryer in garage. Provide documentation for the “R” value of masonry exterior walls provided and indicate the minimum “R” value required by IRC Table N1102.1.1.1(1) and the wood frame extension wall requirements to the listing under energy construction on Sheet A-2. Glass in hazardous areas shall be safety glass. Specify on applicable floor plans and elevations. Ref. IRC Section 308.4. Also reflect glazing in exterior doors to be safety type. Indicate if showers have rod and curtain or glass enclosures/ doors. 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. Ref. IRC Section R311.5.6.3. For masonry and zero-clearance fireplaces, indicate fireplace hearth size and materials. Indicate ½” anti sag gypsum board or the use of 5/8” thick material on ceilings when framing exceeds 16” o.c. Ref. IRC Table R702.3.5. Show that the chimney shall extend at least 2 feet higher (minimum 3 feet at roofline) than any portion of the roof within 10 feet. Ref. IRC Table R1001.6. For thin coat stucco systems over foam board, note and specify the ICC Evaluation Report number, system name and manufacturer. Note and specify the vapor barrier used. Ref. IRC Section R106.1.1. Address wood framed exterior walls. For stucco systems over wood-frame construction with a slab-on-grade, provide a detail showing the required separation between the weep screed and the surface below (min. 4" above the earth and min. 2" above paved areas). Ref. IRC Section R703.2.1. Revise size of roof scuppers to 4” high by 6” wide minimum. Ref. IRC Section R903.4. Provide attic ventilation calculations for all concealed attic spaces; include required and provided net free ventilation area. Also, indicate the type 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” (non-vented roof design may be used with a registrant’s seal or meeting the TEP guidelines as agreed by the Greater Tucson Jurisdictions). Ref. IRC Section R806. Specify ½” expansion joints at sides and top of glass block inserts. The area of floor for parking of automobiles or other vehicles shall be sloped toward the main vehicle entry doorway. Ref. IRC Section R309.3. All slabs and pads, including landings at all doors, shall be shown and their thickness specified. Indicate the slopes for exterior slabs. For the wood frame exterior wall segment provide footing details and show footings on the foundation sheet. Reflect in details Foundation plates and sills shall be bolted to the foundation with minimum ½" bolts at 6 feet or less on center and embedded a minimum 7" into the foundation. Ref. IRC Section R403.1.6. Show location of underground return air ductwork on the Foundation Plan. Indicate materials for the parapet decorations noted on Sheet A-4 and provide complete detailing of construction at top of wall in Details 4/A6, 5/A6. Provide complete Framing Plan for support of ceiling joists. Specify size and spacing of all ceiling joists framing members. Indicate all post sizes. Ref. IRC Section R106. Provide wall section detail for wood framed exterior walls. STRUCTURAL COMMENTS Sheet A1 Specify on plans masonry compressive strength for masonry blocks applicable to this project. Ref. IBC 2105.2.2.1.2. Address development and clearly detail on plans jamb reinforcement at openings. Typical. Recheck lateral load and verify in plans design load distributed at two masonry piers at garage. Design for shear load and show footing development. Coordinate with Roof framing plan and wither provide footings at bearing wall between garage and Bedroom #2 or design beam with span of about 23’ and address beam to masonry wall connection. Recheck foundation requirements accordingly. Coordinate with comment #3 on Sheet A3 and recheck/ revise spread footing in side of the house where red lined as to provide adequate soil pressure. Provide detail of column to footing connection and restrain the uplift. Note and specify termite protection. Ref. IRC Section R320.1. Provide note: All plates (interior and exterior, load bearing and non-load bearing) shall be pressure treated or foundation grade redwood. Ref. IRC Section R403.1.6. Sheet A3 Roof framing plan does not appear to be completed and typically does not provide information for load path transfer. See for example missing beam/ lintels at exterior walls, missing support of roof joists above foyer, unclear span of beams between garage and Bedroom #2, or between Living room and Kitchen. Please coordinate and clarify. Call out beam size between Laundry and Kitchen hallway. Clarify number of spans/ number of vertical columns at 7” x 16” beam between Living room and Kitchen. It appears that 24’ span of 7” x 16” D.F. #1 beam from Bedroom 1 to Master bedroom is overstressed per independent check. Please update. Recheck beam reactions and design vertical posts and clearly show on plans size of columns, not currently addressed. Plan does not shown clear how 7” x 16” beam or other beam where is adjacent to masonry wall is supported by: by vertical column having the required capacity of the applicable vertical load, or beam is seating on the masonry. Please complete and provide appropriate detailing. Address vertical reinforcement in wall if beam is chosen to seat on masonry. Clarify wood header schedule given on plan as none of the specified headers is referenced on framing plan. Clarify note” Live load = 40 lbs, Dead Load =20 lbs”. Ref. IRC Table R301.5 for correctness and specify loads in “psf”. Once the loads are specified, then structural elements can be reviewed for code compliance. Ref. IRC Section R301. Recheck lateral load at roof diaphragm and address on plan horizontal drag struts to allow lateral shear at roof to be transferred to the vertical shear walls. Sheet A6 Complete framing details including the provisions for wall anchorage to roof diaphragm per IBC 1604.8.1. See roof Details 4, 5, 8. Reflect on Detail 5/A6 masonry lintels applicable at exterior wall openings. Specifically address lintel at garage, which appears to be with the longest span. Complete Detail 8/A6 to show uplift restrains provisions. Ref. IRC T802.10.5. PLUMBING COMMENTS Designate the location of water heaters. Indicate the location of the T and P relief line from the water heater to the exterior of the building. Show the route of the T and P relief line extending to the exterior of the. Revise drainage out vent pipe draining so that it is showing all waste and vent piping sizes. Note on plan that drainage piping serving fixtures which have floor 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. Ref. IRC Section P3008. Clarify what fixtures are located in the workshop on the plumbing plan and clarify work shop is under separate permit or provide complete plans for any work proposed under this permit. Show all hose bibs on floor plan. Call out cleanout for kitchen sink and laundry stand pipe. Revise note 11 to reflect 2.2 gpm faucets and 2.5 gpm showers. Specify what pressure the PRV valve noted is to be set at. Indicate size of meter and size of supply in the water pipe calculations. MECHANICAL COMMENTS 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. Ref. IRC Section R303.8. Clarify lack of supply air to Master bath. Specify HVAC equipment. Ref. IRC Section M1301.3. Coordinate Electrical plans as the 30amp unit shown does not appear adequate. Indicate btu/ hr heating/ cooling efficiency ratings (seer value) and total cfm. Provide cfm of exhaust fans to the outside from bathrooms, water closet compartments, and similar rooms if not supplied with natural ventilation. Ref. IRC section M1506. Indicate the “R” value of supply and return ducts. Return duct sizing shall comply with IRC M1403.1 for heat pumps. Indicate thermostat location and denote for internal HVAC controls per IRC 1103.2 if heat strips provided. Coordinate with Electrical plans/ load calculations if heat strip is used. Show condensate line and secondary condensate line. Ref. IRC Section M1411.3 and M1411.3.1. ELECTRICAL COMMENTS: Provide a complete electrical plan for workshop or clarify if under separate permit. Show circuit numbers on the plan for the bath exhaust fans and lighting in hall bath. Ref. IRC Section R106.1. Show that at least one 20-amp branch circuit shall be installed to serve the laundry room and this circuit shall have no other outlets. Remove lighting in garage from circuit 13 which is the laundry circuit. Ref. NEC Article 210-52(f) and IRC Section E3603.3. Provide smoke alarms outside each sleeping room in the immediate vicinity of the bedrooms. Ref. IRC Section 313. Note on plans 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. Ref. IRC Section R313.2. Also note that the detectors shall be interconnected or wired such that alarms sound in all areas upon the activation of any. Where ceiling fans are shown on the plans, provide a note indicating that only approved outlet boxes shall be used. Ref. NEC Article 314.27(d), IRC Section E3904.4, E3805.8 and E4001.6. Note on plans receptacle outlets for ranges and clothes dryers shall be a 3-pole with ground type. Four-wire, grounding type flexible cords will be required for connection of ranges and clothes dryers. The bonding jumper shall not be connected between the neutral terminal and the frame of the appliance. Ref, IRC Section E3808. Denote to provide bonding to the interior water piping and above ground portion of gas piping systems and indicate size and material of conductors. Ref. IRC Section E3509.6. Revise circuit number call outs s that plans are indicating all branch circuits installed in dwelling unit bedrooms shall be protected by an arc-fault circuit interrupter(s). Ref. NEC Article 210-12(b), IRC Section E3802.11. Identify all arc fault circuit breakers used in the panel schedule for such circuits. 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. Ref. IRC Section E3801.2.1. See Master bedroom at right hand side of doorway to bath. In Kitchen and Dining Rooms, at least one receptacle outlet 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. Ref. IRC Sections E3801.4.2 and E3801.4.3. In Kitchen and Dining Rooms, a receptacle outlet 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. Ref. IRC Section E3801.4.1. Show circuit numbers for in door HVAC on Floor plan. Show disconnect switches for hot water heater and outdoor HVAC unit. Ref. IRC Table 4001.5. Revise plans to show that two or more 20-amp small appliance circuits shall be provided to serve the Kitchen, Breakfast Room and Dining Room. Such circuits shall serve no other outlets. Ref. IRC section E3603.2 and E3801.3.1. See Dining room. Indicate the dishwasher/ garbage disposal circuit on plans and in panel schedule. Clarify or delete note 2 as 15 amp/ #14 copper circuits have been shown in panel schedule. Clarify power supply to workshop to be supplied from main house panel as only one electrical service is allowed per property. Show disconnect and its rating and denote for it to labeled as suitable for use as service equipment. Show feeder circuit in panel, panel to shop disconnect along with conductor size and conduit size. Include workshop panel in One line diagram and indicate ufer or two ground rods at separate structure along with any water/ gas bonds. Should you have any inquires regarding this letter, please do not hesitate to contact the Plan reviewer at (602) 493-1963. MADARA Engineering for the CITY OF TUCSON By: Michael Hundley Vice-President |
| 09/22/2006 | GERRY KOZIOL | WWM | REVIEW | Denied | NEEDS 8TH FLOOR CREDIT EVALUATION. |
Final Status
| Task End Date | Reviewer's Name | Type of Review | Description |
|---|---|---|---|
| 10/06/2006 | BETH GRANT | OUT TO CUSTOMER | Completed |
| 10/06/2006 | SUE REEVES | REJECT SHELF | Completed |