Permit Review Detail
Review Status: Completed
Review Details: RESIDENTIAL BLDG/ZONING/ENGINE/WWM
Permit Number - T06CM04659
Review Name: RESIDENTIAL BLDG/ZONING/ENGINE/WWM
Review Status: Completed
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 11/06/2006 | LINHART PETERSEN POERS ASSOC. | 2ND PARTY REVIEW | REVIEW | Denied | November 1, 2006 CITY OF TUCSON - FIRST CHECK Tucson Appl. No. T06CM04659 Bureau Veritas Job No. 2060161.057 Mr. Adrian Zitzmann 2292 W. Magee # 220 E. Seneca Tucson, Arizona 85742 Re: Plan Review: Zitzmann Residence Address: 10808 E. Placita Marimba Dear Mr. Zitzmann: Bureau Veritas, has completed a review of the following documents on behalf of the City of Tucson: Plans: Two (2) copies of plans (11 sheets, 1 through 8) dated September 11, 2006 by Bruce O. Kelly. Structural Calculations: Two (2) copies of calculations dated September 11, 2006 by Bruce O. Kelly. Soils Letter/Report: Two (2) copies of soils report dated March 16, 2006 by E.L. Vick of Southern Arizona Testing Laboratory. Energy Compliance: Two (2) copies of REScheck Compliance Certificate 2003 IECC dated July 20, 2006. 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 Shelley Knuffke ICC Plans Examiner SK:pc F:\Tucson\01006-161057pc1.doc enclosures A. The following plan review comments are based on the City of Tucson Building Regulations and referred to the 2003 International Residential 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 COMMENTS: Provide an accurate index to drawings on the first sheet of the set. FLOOR PLAN: Provide door schedule. Show that each water closet is located in a clear space not less than shown in IRC Figure 307.2. Show dimensions of water closet at bath 2. Provide a calculation to determine the percentage of glazing of the gross area of the exterior wall. Calculations to verify compliance with the 200 International Energy Code will be required when the glazing are exceeds 15 percent of the gross area of the exterior wall. IRC Section N1101.2. 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. An attic access opening shall be provided to attic areas that exceed 30 square feet 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. IRC Section R309.1. 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. The garage shll be separated from the residence and its attic area by not less than ½-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 ½-inch gypsum board or equivalent. In building 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. Appliances having an ignition source shall be elevated such that the source of ignition is not less than 18 inches above the floor in 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. IRC Section M1307.3. Glass in hazardous areas shall be safety glass. Specify on applicable floor plans and elevations. IRC Section 308. STAIR REQUIREMENTS: Provide details showing stair construction, connection details and stringer sizes. Show the stair handrail. Note that it is to be 1 ¼ inches and 2 5/8 inches in diameter and between 34 inches and 38 inches above the nosing of the tread. IRC Section R315. There shall be a floor or landing at the top and bottom of each stairway. The width of each landing shall not be less than the stairway served. Every landing shall have a minimum dimension of 36 inches measured in the direction of travel. IRC Section R312. The maximum riser height shall be 7 ¾ inches and minimum tread depth shall be 10 inches. IRC Section R314.2. Show tread depth and riser height for spiral stairs. IRC Section 314. FIREPLACE REQUIREMENTS: Factory built fire places (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 size and 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. ELEVATIONS: Provide exterior wall covering anchoring method and backing (ICBO Evaluation Report number if applicable). IRC Section R703.7.2. The chimney shall extend at least 2 feet higher (minimum 3 feet at roofline) than any portion of the roof within 10 feet. IRC Table R1003.1. Glass in hazardous areas shall be safety glass. Specify on applicable floor plans and elevations. IRC Section 308. ROOF PLAN: Note and specify a complete roofing system: specify roofing type, grade of materials, valley flashing material, underlayment required and method of installation, attachments of roofing materials as required by IRC Chapter 9. Note weights of all plies and coating of al built-up roofing. IRC Section R902.5.9. Provide ICBO Evaluation Report number and manufacturer of all concrete or clay-type tile roofing FOUNDATION PLAN: Note and specify termite protection. IRC Section R324. Note on the drawings the allowable soil bearing pressure used in the design of the footings. 1500 psf required by city of Tucson. Sheet N-1 site work # 3 states soil bearing 1000 psf. Provide note: Footings shall be on undisturbed soil or approved fill. IRC Section R403. Provide note: All plates (interior and exterior, load bearing and non-load bearing) shall be treated or foundation grade redwood. IRC Section R403.1.3. All slabs and pads, including landings at all doors, shall be shown and their thickness specified. Indicate the slopes for exterior slabs. FRAMING PLAN: Indicate that all sills and sleepers that rest on concrete are to be of an approved species and grade of lumber, pressure preservative treated per IRC Sec. R323. Specify type of design and construction of all walls and partitions. Wood stud wall shall comply with prescriptive requirements of IRC Section R602 or shall be designed by an Arizona Registrant. Masonry and concrete basement wall shall comply with prescriptive requirements of IRC Section R602 or shall be designed by a Registrant. IRC Sections: R404, R601 & R602. Rafters must be within the span limitations of IRC Table R802.5.1 (1) through (8). Floor joists must be within the span limitations of IRC Table R502.3.1 (1) and (2). Girders and beans must be within the span limitations of IRC Table R502.5.1 (1) and (2). Detail and specify anchorage for trusses. Show required blocking. IRC Section R602.8. Truss Systems: Trusses can be submitted as a “Deferred Submittal” for custom homes only. However, they must be submitted and approved prior to their fabrication. 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. Truss calculations must be signed, dated and sealed by an Engineer who is registered in the State of Arizona. MECHANICAL: Specify HVAC equipment. IRC Section M1301.3. Indicate access clearances and working space around HVAC equipment. IRC Sec. M1305. Provide a minimum 4 inch diameter moisture exhaust vent for clothes dryer, or as required by the clothes dryer’s listing and the manufacturers’ installation instruction provided that is to be presented prior to construction. IRC Section M1501.1. Provide combustion air for all liquid and solid fuel-burning appliances including size, type and location openings. IRC Chapter 17. Show condensate line and secondary condensate line. IRC Sec. M1411.3 and M1411.3.1. PLUMBING: 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 3008. Provide detail for island sink venting. ELECTRICAL: 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. Where ceiling fans are shown on the plans, provide a note indicating that only approved outlet boxes shall be used. NEC Art. 370-27, IRC Sec. E3904.4, E3805.8, and E4001.6. 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). NEC Article 210-12(b). Provide a receptacle outlet in hallways 10 feet or more in length. IRC Section E3801.10. If you have any questions regarding the above comments, please contact Shelley Knuffke at (520) 820-4349 between 8:00 A.M. to 5:00 P.M., M-F. |
| 11/07/2006 | STEVE SHIELDS | ZONING | REVIEW | Denied | DSD TRANSMITTAL FROM: Steve Shields Lead Planner PROJECT: Loffredo Residence 10808 E. Placita Marimba T06CM04659 Site Plan (1st Review) TRANSMITTAL DATE: November 8, 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 site plan was reviewed for compliance with the City of Tucson Development Standards (D.S.) and Land Use Code (LUC). 2. All lettering and dimension shall be the equivalent of twelve (0.12") point or greater in size. The 25% SLOPE AREA LINE TABLE does not meet the minimum twelve-point size 3. Provide a lot coverage calculation on the site plan. This includes building area, vehicular use area. 4. Provide a note on the plan that states "THIS PROJECT IS DESIGNED TO MEET THE HILLSIDE DEVELOPMENT OVERLAY ZONE". 5. Provide a note on the plan that states "ALL PROPOSED SITE WORK, INCLUDING GRADING, WILL COMPLY WITH DEVELOPMENT STANDARD 9-01.0". 6. Provide a note on the plan 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 PARCEL. SATELLITE DISHES MAY BE BLACK". 7. Provide a note on the plan that states "THIS PROJECT IS DESIGNED TO COMPLY WITH CITY OF TUCSON HDZ GRADING, CUT AND FILL, VEGETATION, RETENTION AND SLOPE STABILIZATION REQUIREMENTS PER DEVELOPMENT STANDARDS 9-04.3.1 AND DEVELOPMENT STANDARDS 9-04.3.2 & LAND USE CODE SECTION 2.8.1. ALL AREAS AFFECTED BY GRADING IN ALLOWABLE AREAS WILL BE REFEGETATED IN ACCORDANCE WITH C.O.T. STANDARDS". 8. It appears that the proposed location of the structure is within the non-buildable area shown on the Approved Tentative Plat. Zoning will not approve this plan until Engineering has approved this plan for the HDZ. If you have any questions about this transmittal, please contact me at Steve.Shields@tucsonaz.gov or (520) 791-5608 ext. 1180. C:\planning\site\t06cm04659.doc RESUBMITTAL OF THE FOLLOWING IS REQUIRED: Revised site plan and additional requested documents |
| 11/08/2006 | ANDREW CONNOR | NPPO | REVIEW | Denied | Remove General Note #8 and replace with the following information. According to the approved tentative plat this site is subject to the provisions provided in: CITY OF TUCSON DEVELOPMENT STANDARD NO. 9-04.0 HILLSIDE DEVELOPMENT SITE IMPROVEMENT Add note to site plan pertaining to: Vegetation Retention and Re-vegetation: A. Vegetation Retention. 1. 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. 2. When retention of the above 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 re-vegetation, whenever possible. B. Re-vegetation. All cut or fill slopes, which are no steeper than three (3:1) and all utility trenches or septic leaching fields which are not located in parking or driveway areas will be re-vegetated 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. 1) Raked into the soil with appropriate mulch materials; 2) Hydro-seeding; 3) Anchored mulches; or 4) Established on jute, rolled straw, or similar material. 3. A temporary watering system must be installed until the revegetation materials are established. Add note to site plan: Fencing shall be required during construction per DS 2-06.8.0 Fig.1 for all undisturbed natural desert areas of Protected Native Plants and for individual Protected Native Plants to be preserved-in-place. The area to be fenced shall be beyond the "drip-line" of the vegetation by one-half (½) the distance of the "drip-line" radius. For Saguaros and cacti, the area to be fenced shall be equal to the distance of one-half (½) the height of the plant per DS 2-15.6.0 Add note to site plan pertaining to: NPPO pre permit inspection is required prior to grading inspection can be scheduled by calling IVR system and entering inspection code 09015 or calling Landscape Field Representative directly @ 791-5550 EXT 1140. |
| 11/09/2006 | GERRY KOZIOL | WWM | REVIEW | Approved | |
| 11/30/2006 | PAUL MACHADO | ENGINEERING | REVIEW | Approved | Comments to be posted on 12-04-06, PM |
Final Status
| Task End Date | Reviewer's Name | Type of Review | Description |
|---|---|---|---|
| 12/11/2006 | CINDY AGUILAR | OUT TO CUSTOMER | Completed |
| 12/11/2006 | SUE REEVES | REJECT SHELF | Completed |