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Permit Review Detail

Permit Number: T06CM05580
Parcel: 116277190

Review Status: Completed

Review Details: RESIDENTIAL BLDG/ZONING/ENGINE/WWM

Permit Number - T06CM05580
Review Name: RESIDENTIAL BLDG/ZONING/ENGINE/WWM
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
11/01/2006 STEVE SHIELDS ZONING REVIEW Denied DSD TRANSMITTAL

FROM: Steve Shields
Lead Planner

PROJECT: Benny Medina Residence
300 S. Corte Tortuga Vista
T06CM05580
Site Plan (1st Review)

TRANSMITTAL DATE: November 1, 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. The site plan property boundary does not match what is shown on the recorded final plat. The site plan is shown to be at the scale of 1"=40.0' but the lot dimension shown do not scale properly. Revise the plan to match the final plat and proposed scale. See attached final plat.

3. Per the final plat from centerline of the street/property line there is a 25' right-of-way along with a 25' slope easement therefore there is 50' of this property that is not buildable. It appears that the proposed structure is within the 25' slope easement. Clarify or revise plan to show that the structure does not encroach into the easement.

4. All lettering and dimension shall be the equivalent of twelve (0.12") point or greater in size. The dimensions shown on the plan do not meet the minimum twelve-point size.

5. Provide a note on the plan that states "THIS PROJECT IS DESIGNED TO MEET THE HILLSIDE DEVELOPMENT OVERLAY ZONE".

6. Provide a note on the plan that states "ALL PROPOSED SITE WORK, INCLUDING GRADING, WILL COMPLY WITH DEVELOPMENT STANDARD 9-01.0".

7. 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".

8. 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".

9. The plan shows what appears to be the electrical utility running from the power pedestal to the structure. The letter designation is "W" which is normally used for water, revise.

10. Show all easements of record i.e. slope easement.

11. Provide a legal description of the property. "SIERRA TORTUGA LOT 0010"


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\t06cm05580.doc

RESUBMITTAL OF THE FOLLOWING IS REQUIRED: Revised site plan and additional requested documents
11/02/2006 ANDREW CONNOR NPPO REVIEW Denied 1. Verify the ACS calculations the total lot area can not be used. NUOS area should be excluded from the equation.

2. 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.

3. 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

4. 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
11/22/2006 LINHART PETERSEN POERS ASSOC. 2ND PARTY REVIEW REVIEW Denied November 20, 2006 CITY OF TUCSON - FIRST CHECK
Tucson Appl. No. T06CM05580
Bureau Veritas Job No. 01006-161077
Mr. Benny R. Medina
749 W. Alturas
Tucson, AZ 85705


Re: Plan Review: Medina Residence
Address: 300 S. Corte Tortuga Vista

Dear Mr. Medina:

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 (11 sheets, 1 through 11) 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



Randy McCoy
ICC Plans Examiner








RMC:pc F:\Tucson\01006-1610077pc1.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.).


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.

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.

FIREPLACE:

Factory built fireplaces (zero-clearance) shall be listed by an approved listing agency. Specify make and mode number and provide the approval number of the testing agency.

For masonry and zero-clearance fireplaces, indicate fireplace location, 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.

Detail masonry fireplaces by dimensioned and noted sections and firebox plan. Refer to IEC Section R1003. State flue size, dimension hearth width and reinforcing. Note and detail anchorage tie straps fastened to four joists with 2 ½ inch bolts, embedded into masonry and engaging the outer reinforcing bars with a six inch hooked extension.


ELEVATIONS:

Indicate all materials used – stucco, concrete block, glass block, roofing systems, siding, and veneers, etc. IEC Section R703.

Provide height dimensions for roofline, headers, top plate and finished floor. IRC Section R106.

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.

For thin coat stucco systems over foam board, note and specify the ICBO Evaluation Report number, system name and manufacturer. Note and specify the vapor barrier used.

BUILDING CROSS-SECTION:

Cross-sections shall be cross-referenced to the floor plan and structural plans.
Please provide dimensions or otherwise indicate floor to floor height and height to top plate of 2nd floor, IRC Section R106.
Indicate by drawing and/or notes, how insulation meets the requirements of IRC Section N1101.2.

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.

FOUNDATION PLAN:

The area of floor used for parking of automobiles or other vehicles shall be sloped toward the main vehicle entry doorway. 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.

Footing details (interior and exterior) shall be located on the foundation sheet or the detail sheet and shall be cross-referenced to the foundation plans. Specify depth and size of all footings and pads. IRC Section R401.

FRAMING PLAN:

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

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

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.

Please provide complete floor (if applicable) and roof framing plans. Specify size and spacing of all framing members. Indicate all post sizes. IRC Section R106.

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.

Show required holddowns, as specified on lateral design or as required for all alternate braced wall panels, on the foundation plan.

Detail and specify anchorage for trusses.

Truss Systems: Trusses can be submitted as a “Deferred Submittal”. 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.
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 a complete mechanical plan. Designate the locations, capacity and fuel type (electric or gas) of the heating and air conditions equipment. Designate the locations, dimensions, and CFM of each supply register, return air frill and all ductwork. IRC Section R106.1.

Specify HVAC equipment. IRC Section M1301.3.

Indicate access clearances and working space around HVAC equipment. IRC Section 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 instructions provided that is to be presented prior to construction, IRC Section M1501.1.

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

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 Section M1307.3.1.

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




PLUMBING COMMENTS:

Please provide a plumbing floor plan showing all plumbing fixtures, supply, waste and gas lines. Indicate sizes of all plumbing lines, vents, cleanouts, etc. Provide isometric diagrams as needed to clearly convey the design. These drawings must be incorporated onto the plans. No small-sized sheets attached to the drawings will be allowed.

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.

Provide a drainage pipe isometric showing all drain, waste and vent piping.

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 if appliances and equipment are gas, electric, or propane. Reference location of appliances and equipment.


ELECTRICAL COMMENTS:

Please provide a complete electrical plan. Designate the location of all required light fixtures, receptacle outlets, power outlets and switches. Show location of all sub panels and show circuit numbers on the plan. Indicate the location of all air conditioning and heating units, air handlers, compressors and disconnects. IRC Section R106.1.

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.

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.

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 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).

Receptacles shall be installed so that not pint 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 Sections E3801.2.1.

In the 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. IRC Section E3801.4.1.

Please provide a convenience receptacle outlet for the serving of appliances (HVAC) within 25 feet of the appliance. IRC Section 3801.

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

Fixtures, fittings, boxes and receptacles located in damp or wet locations shall be “listed” to be suitable for such location. IRC Section E3805.10, E3902.8, E3902.9, E3903.8.

All 125-volt, single-phase, 15 and 20-ampere receptacles that serve countertop surfaces, and are located within 6 feet of the outside edge of a sink, wash basin, tub or shower shall be GFCI protected. IRC Section R3802.

Surface mounted incandescent light fixtures in clothes closets shall maintain 12 inches between the fixture and the nearest point of stage. IRC E3903.11.

Note and specify that two or more 20 amp small appliance circuits shall be provided to serve the kitchen, breakfast and dining room. Such circuits shall serve no other outlets. IRC Section E3603.2 and E3801.3.1.



If you have any questions regarding the above comments, please contact Randy McCoy at (520) 820-1980 between 8:00 A.M. to 5:00 P.M., M-F.
11/22/2006 GERRY KOZIOL WWM REVIEW Approved
12/26/2006 ELIZABETH EBERBACH ENGINEERING REVIEW Denied TO: Fred Rodriquez, RLS, for Benny Medina
SUBJECT: 300 S Corte Tortuga Vista, Sierra Tortuga Grading Review
LOCATION: T14S, R13E, Section 17
REVIEWER: Elizabeth Eberbach

ACTIVITY NUMBER: T06CM05580

Summary: Engineering Division has reviewed the Slope Analysis & Site Earthwork sheet, and does not recommend approval at this time. A grading plan is required. Address the following comments:

SITE PLAN COMMENTS:
1) Land Use Code (LUC) Sec. 2.8.1-I: The General Note 6 on the Sierra Tortuga Final Plat states that prior to issuance of any building permits, Hillside Development Zone approval is required for lots 2-12. The ACS calculation does not match Tentative Plat lot maximum gradeable area or 7,532 squarefeet for lot 10. ACS per plat is estimated at 23.5%. Revise gradeable area on the site/grading plan to reflect area at or under the maximum allowed. Revise ACS sheet to conform to plat requirements.
2) Plan scale does not match planview scale. Explain / clarify.
3) Show private access easement / cul-de-sac on planview within lot.
4) DS Sec.11-01.4.C: Provide the following clarification/notations that will be required to be shown on a grading plan:
a) Grading plan sheet(s) may be labeled as "Site/Grading Plan".
b) Address the following driveway comments:
i) Clarify access from cul-de-sac. The plat indicates access is to be located from the northeast side of the frontage along the cul-de-sac. Revise layout for driveway.
ii) Provide cross section for driveway with proposed slope grades.
iii) Label material for driveway.
c) Address the following rear yard comments;
i) Provide spot elevations in rear yard indicating/clarifying positive flow out of the rear yard. Show how design will prevent stormwater runoff into or ponding in the rear yard area.
ii) DS Sec.11-01.10.5: There appears to be a potential for stormwater from the upstream watershed to enter into the center area of the rear yard area at west side of building pad. Address the following interceptor swale comments that will be required at the top of cut slope:
(1) 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.
(2) Provide grouted rock or other erosion protection design to reduce velocity / erosion potential from stormwater flow conditions.
d) Address the following geotechnical engineering grading comments. Revise slope designs to show compliance with geotechnical recommendations.
i) Slopes are proposed at 1:1(H:V). Soils report with slope recommendations will be required.
ii) There are cut / fill slopes proposed at approximately 10-ft in height at 1:1(H:V) along front and rear of building pad. The soils/ geotechnical report shall discuss stability as well as erosion protection, and any recommendations for retaining for these proposed slopes. The proposed 1:1(H:V) slope is not acceptable.
iii) If runout for south slope extends into slope setback, revise design such that any less steep slopes remain within allowable grading limits; it may be necessary to consider terraced retaining systems.
iv) South slope will need to be clarified on section view to assure that the toe of the proposed slope meets minimum setback from south property line.
v) DS Sec.11-01.9.3: The toe of fill slope shall be made not nearer to the site boundary line than one half of the height of the slope. Assure revised design for fill slopes meet minimum setback. Label setbacks from edge of disturbance/grading limits to south boundary line.
e) Address the following grading limits comments:
i) Revise delineation for grading limits to include grading construction disturbance area for any wall or slope runout/construction. It is important to clarify actual disturbance area that will be needed to construct the house, retaining walls, and yard improvements.
ii) Label any disturbance areas that will be revegetated or improved as noted.
iii) DS Sec.9-04.3.1.A.2: Label locations within the driveway or yard areas for construction staging areas, construction materials, and vehicle parking.
iv) Label area for platted Undisturbed Natural Area, and if maximum gradeable area is used, label area outside of grading limits as "natural area to remain undisturbed".
v) Label heavy duty construction fence location along south side of grading limits.
f) Address the following general grading note comments:
i) Provide the square footage of disturbance area that reflects the revised, actual graded area.
ii) Add a general note stating that materials and / or construction equipment may not be stockpiled or parked outside of grading limits at any time.
iii) Add a Grading Note to state that all grading construction work shall conform to IBC Chapter 18, City of Tucson DS Sec.11-01, Hillside Development Zone requirements DS Sec.9-04.3, and Soils Report for this site.
iv) Provide a note that states reference information of soils report, with seal date of soils report and geotechnical company's project number.
v) Add a note that clarifies that separate building permit applications are required for any walls.
vi) DS Sec.9-04.3.3.A: Add that all rip rapped slopes shall have handplaced stone with filter fabric.
vii) Add note that wall openings shall be provided for surface drainage from yard or patio areas.
viii) Add note that states that if grading construction is expected to last longer than the expiration date of the grading permit, contact City of Tucson Development Services Department to renew/extend the Grading Permit. If Final Grading Inspection has not been completed before the Grading Permit expires, and the permit has not been renewed, additional fees and reviews may be required.
ix) Add note to call for DSD Engineering Pre-construction meeting.
x) Add note that any revision to the Grading Plan may require a re-submittal of a revised grading plan for review. Contact DSD Engineering at 791-5550 to discuss changes in grading design.
xi) Add note that there shall be no disturbance or stockpiling outside of the approved Grading Limits as shown on the Grading Plan.
xii) Add note stating that the Grading Permit, Soils Report, as well as the copy of the Grading Plan, shall be kept at the site at all times, until Final Grading approval.
5) Show the lot 10 boundary linework as well on the site/grading plan sheet.

Please provide 4 copies of the a site/grading plan, response letter, any other supporting documentation. I can be reached at 791-5550, ext.2204 if you have questions.

Elizabeth Eberbach, PE
Civil Engineer
Engineering Division
Development Services Department

Final Status

Task End Date Reviewer's Name Type of Review Description
01/05/2007 GERARDO BONILLA OUT TO CUSTOMER Completed
01/05/2007 SUE REEVES REJECT SHELF Completed