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Permit Review Detail

Permit Number: T06CM04933
Parcel: 133380920

Review Status: Completed

Review Details: RESIDENTIAL BLDG/WWM

Permit Number - T06CM04933
Review Name: RESIDENTIAL BLDG/WWM
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
10/30/2006 STEVE SHIELDS ZONING REVIEW Approved DSD TRANSMITTAL

FROM: Steve Shields
Lead Planner

PROJECT: 10301 E. Calle Magdalena
T06CM04933
Site Plan (1st Review)

TRANSMITTAL DATE: October 30, 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. A Scenic Corridor Zone (SCZ) review is required and must be approved prior to site plan approval. LUC 2.8.2 Contact Patricia Gehlen for submittal requirements.

2. Add a note to the plan stating "The project is designed to meet the overlay zone criteria: Sec 2.8.2 Scenic Corridor Zone (SCZ).

3. The future right-of-way along Houghton is 200' per the City of Tucson's Major Streets & Routes Plan. Contact City of Tucson, Traffic Engineering to obtain a street cross section or map which shows how the future right-of-way will be taken. Addition comments may be forth coming.

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\t06cm04933.doc

RESUBMITTAL OF THE FOLLOWING IS REQUIRED: Revised site plan and additional requested documents
11/24/2006 LINHART PETERSEN POERS ASSOC. 2ND PARTY REVIEW REVIEW Denied November 20, 2006 CITY OF TUCSON - FIRST CHECK
Tucson Appl. No. T06CM04933
Bureau Veritas Job No. 01006-161080
Mr. Juan Heredia
10301 E. Calle Magdalena
Tucson, AZ 85705


Re: Plan Review: Heredia Residence
Address: 10301 E. Calle Magdalena

Dear Mr. Heredia:

Bureau Veritas North America has completed a review of the following documents on behalf of the City of Tucson:

Plans: One (1) set of plans (13 sheets, 1 through 13) no dates, no stamps.

Structural Calculations: None submitted with this review.

Soils Letter/Report: None submitted with this review.

Miscellaneous: One (1) copy of amended NPPO Report for NOUS.


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 F:\Tucson\01006-1610080pc1.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 REQUIREMENTS:

Provide scope of work information.

Please provide one set of complete plans, a minimum plan size of 24” X 36”. No loose sheets shall be attached, but structural calculations and manufacturers cut sheets may accompany plans. The plans should be drawn to a legible scale. IRC SectionR106.


FLOOR PLAN:

Note and specify that the shower area walls shall be finished interior of 30 inches each way per IRC Figure 307.2. All glass shower enclosures shall be tempered. IRC Section 307.2.

Show that each water closet is located in a clear space not less than shown in IRC Figure 307.2.

Designate the locations of water heater. 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. IRC Section R2803.6.1

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.

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. IRC Section R309.1.

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. IRC Section R309.2 and Table R702.3.4 @ stairs.

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. IRC Section R303.1.

Every sleeping room and basement with habitable space shall have at least one window minimum net clear opening 5.7 square feet (minimum 5 square feet net clear opening at the 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 finished floor, or provide exterior door for emergency egress. IRC Section R310.1

Attics containing appliances requiring access shall be provided with an opening and passageway large enough to remove the largest appliance, but not less than 30 inches high and 22 inches wide and not more than 20 feet in length. A level serve space at least 30 inches deep and 30 inches wide shall be present along all sides of the appliance where access is required, IRC Section M1305.1.3.

Glass in hazardous areas shall be safety glass. Specify on applicable floor plans and elevations. IRC Section 308.


STAIR REQUIREMENTS:

Stairs must meet requirements of R311.

Stairs from garage to game room must have fire separation.

Provide fire blocking at stairs.

Please 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.

Please provide handrail per R311.6.3.

Spiral stairways are permitted, provided the minimum width shall be 12 inches from the narrower edge. All treads shall be identical, and the rise shall be no more than 9 ½ inches. Minimum headroom of 6’6” shall be provided. R311.5.8.1.

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, measure vertically from the nosing of the treads, The handgrip portion of the handrails shall have a circular cross section of 1 ¼ inches minimum to 2 5/8 inches maximum 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 closure that do not allow passage of a sphere 4 inches in diameter, IRC Section R315.2.



ELEVATIONS:

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 all built-up roofing. IRC Section R905.9.

Detail, note and size all roof drain/scuppers. IRC 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”. IRC Section R806.

FOUNDATION PLAN:

Please clarify “box out” at exterior doors.

Note and specify termite protection. IRC Section R324.

Note and specify surface drainage. IRC R401.3.

Foundation plates and sills shall be bolted to the foundation with minimum ½ inch bolts at 6 feet or less on center and embedded a minimum 7 inches into the foundation. IRC Section R403.1.6.

Provide note: All plates (interior and exterior, load bearing and non-load bearing) shall be pressure treated or foundation grade redwood. IRC Section R403.1.6. All slabs and pads, including landings at all doors, shall be shown and their thickness specified. Indicate the slopes for exterior slabs.

Locate and specify all anchor bolt spacing and post anchors on the foundation plan.

FRAMING PLAN:

Must provide calculations for load bearing beams and trusses.

Show layout and identify structural support systems including girders, rafters, joists, posts, beams, blocking and decking.

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 Section R323.

Note on the plan all lumber shall bear an approved grading stamp.

Indicate all braced wall panel locations. Specify the methods of bracing to be used. A sealed lateral analysis, prepared by an Arizona Registrant, will be required of the bracing does not comply with the conventional provisions. IRC Section 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 beams must be within the span limitations of IRC Table R502.5.1 (1) and (2).

Specify lumber grade, species and size of members. IRC Section R301.

Specify design criteria: roof live and dead loads. IRC Section R301.

Indicate the size and span of header and lintels in all bearing and non-bearing walls. Provide manufacturer’s span charts for non-manufactured steel lintels. IRC Sections R602.7 & R606.9.

Detail and specify anchorage for trusses.

Show required blocking. IRC Section R602.8.

Truss Systems: Trusses can be submitted as a “Deferred Submittal”. However, they must be submitted and approved prior to their fabrication. Approved truss calcs. must be provided for framing inspection.

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.

The seal on the truss calculations shall be dates within the latest adopted IRC.

All truss calculations shall be cross-referenced to the truss layout or the roof and floor framing plans.

Specify all hangers used to hang trusses from girder trusses, wall, or other locations. IRC Section R802 & ANSI-TPI 1995.

MECHANICAL COMMENTS:

Please provide specs for wall mounted A/C & heater.

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 R303.6.

Specify HVAC equipment. IRC Section M1301.3.

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

Please provide combustion air for all liquid and solid fuel-burning appliances including size, type, and location of openings. IRC Chapter 17.

Show condensate line and secondary condensate line. IRC Section M1411.3 and M1411.3.1.

PLUMBING COMMENTS:

Provide specs for tankless water heater.

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 the 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.

Specify materials for waste, water and gas pipes.

Reference locations and provide size of roof drains and scuppers.

ELECTRICAL COMMENTS:
1. Note and specify that at least one 20-amp branch circuit shall be installed to serve the laundry room and this circuit shall have no other outlets. NEC Article 210-52(f) and IRC Section E3603.3.

Provide smoke alarms in each sleeping room and games 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 R317.2.

Where ceiling fans are shown on the plans, provide a note indicating that only approved outlet boxes shall be used. NEC Article 370-27©, IRC Section R3904.4, E3805.8 and E4001.6.

Provide an approved grounding electrode system. IRC Section E3508.

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. IRC Section E3808.

Provide bonding to the interior water piping and above ground portion of gas piping systems. IRC Section E3509.6.

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). At gameroom.

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


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.
11/27/2006 GERRY KOZIOL WWM REVIEW Approved

Final Status

Task End Date Reviewer's Name Type of Review Description
03/12/2007 DELMA ROBEY OUT TO CUSTOMER Completed
03/12/2007 SUE REEVES REJECT SHELF Completed