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Permit Review Detail

Permit Number: T06CM05591
Parcel: 119410570

Review Status: Completed

Review Details: RESIDENTIAL BLDG/WWM

Permit Number - T06CM05591
Review Name: RESIDENTIAL BLDG/WWM
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
01/23/2007 GERRY KOZIOL WWM REVIEW Denied needs wastewater 8th floor review of location/method of connection to public sewer(easements/jt use)
needs to clarify address 1841 WProbasco Dr has been finaled by COT. which seems to the address for this parcel
01/30/2007 JASON GREEN ENGINEERING REVIEW Denied DATE: January 30, 2007
SUBJECT: Single Family Residence- Site Plan Review
TO: Jorge B Saldana
LOCATION: 1841 W Probasco Drove, T14S R13E Sec34, Ward 1
REVIEWERS: Jason Green, CFM
ACTIVITY: T06CM05591 (Site Plan) and T07OT00019 (Floodplain Use Permit)


SUMMARY: Engineering Division of Development Services Department has received and reviewed the proposed single-family residence site plan and Floodplain Use Permit (FUP) for compliance with the Development Standards and Floodplain Management requirements. The site plan is not approved at this time. Please address the following comments:

The subject property is entirely located within a Special Flood Hazard Area (SFHA), Zone AE as shown on the Flood Insurance Rate Map (FIRM), Community- Panel No. 040073-04019C-2220K, effective date February 8, 1999, with a LOMR revision effective September 25, 2000. Federal law requires that a flood insurance policy be obtained as a condition of a federally backed mortgage or loan that is secured by a building located within a SFHA.


SITE PLAN COMMENTS:

1) DS Sec.2-02.2.1.A.5: Revise the site plan to provide the bearing for the lot dimensions shown. Reference Basis of Bearing used to establish the lot dimensions.

2) DS Sec.2-02.2.1.A.12: Revise the site plan to label and show the required 5-foot wide sidewalk along the street frontage of Probasco Drive. All new development shall provide 5-foot wide sidewalks along the entire length of street frontage. Refer to DS Sec.3-01 for all curb and sidewalk requirements. Clarify on the site plan that all handicap ramps at the transition of a pedestrian circulation area to a vehicular use area (driveway) has the required detectable warning devices (truncated domes) per ANSI Standards A117.1-2003 Section 406.13.

3) DS Sec.2-02.2.1.A.15: Provide the limits of the mapped regulatory FEMA SFHA as shown on the FIRM Panel 2220K. The entire parcel is subject to the SFHA, a note can be provided on the site plan to state: "Entire parcel is located within a FEMA SFHA, Zone AE per the Community FIRM Panel #04019C2220K."

4) DS Sec.2-02.2.1.A.16: Revise the site plan to show the finish floor elevation (FFE) elevated 1.0- foot above the calculated base flood elevation (BFE). The FFE must be elevated to or above the regulatory flood elevation (RFE) which is 2425.6' North American Vertical Datum (NGVD29). Revise the details on Sheet A3 to show the existing ground elevation, method of elevation (fill, stem wall, combination of the two) and the FFE elevated to or above the RFE. Refer to City of Tucson Code Chapter 26-5.2 for floodway fringe development requirements and required methods of elevation.

5) TC Sec.26-5.2.11: Revise the site plan to show that all service equipment, such as air conditioning, evaporating coolers, electrical and heating equipment servicing the single-family residence are elevated at or above the RFE (2425.6' NGVD29).
6) DS Sec.2-02.2.1.A.16: Revise the site plan to show the flow arrows for the onsite drainage. Verify that positive drainage is provided around the proposed single-family residence, driveway and garage.

7) DS Sec.2-02.2.1.A.17: Provide cut and fill quantities on the proposed site plan for grading plan purposes.

8) DS Sec.2-02.2.1.A.19: Revise the site plan to show and label the right-of-way information for Probasco Drive. Provide the recordation information for both Probasco Drive and the "Unknown" access located to the east of the subject parcel.

9) DS Sec.2-02.2.1.20: Revise the site plan to reflect the 10-foot "utility and access" easement as shown on the approved lot split, S06-202, located along the west side of the subject parcel.

10) DS Sec.2-02.2.1.A.21: Provide dimensions from street monument lines to the proposed curb, sidewalk, utility lines, and driveway.

11) DS Sec.2-02.2.1.A.23: Revise the site plan to show spot elevations on the parcel to assure positive drainage away from the proposed single-family residence. Reference the Bench Mark used based on City of Tucson Datum, including City Field Book and page number.


GENERAL COMMENTS:

Please be advised that since the subject parcel is located within a SFHA Zone AE floodplain, it will be required that 2 elevation certificates, for the proposed single-family residence, be filled out by an Arizona Registered Land Surveyor showing that the lowest finished floor of the proposed SFR and the service facilities are elevated to or above the RFE, and returned to our office. The first elevation certificate must be returned to this office prior to the pouring of the slab. The second elevation certificate must be returned to our office prior to the certificate of occupancy.

Provide a revised site plan that address the comments provided above. Include a comprehensive response letter addressing in detail responses to all of the above comments.

Further comments may be generated upon resubmittal of the site plan. Please enclose "redlines" with the resubmittal package for reference.

For any questions or to schedule a meeting, call me at 791-5550, extension 1189.



Jason Green, CFM
Senior Engineer Associate
Engineering Division
Development Services
02/12/2007 WILDAN 2ND PARTY REVIEW REVIEW Denied February 12, 2007



City of Tucson Development Services
P.O. Box 27210
Tucson, AZ 85726

RE: Saldana Brothers Residence
CITY OF TUCSON LOG NO. T06CM05591
WILLDAN PROJECT NO. 13881-7005 – 1ST REVIEW

The initial review for the above project has been completed. This letter contains comments which need to be addressed by written responses to each which indicate any actions taken. In order to facilitate a shorter second review, all corrections and revisions must be made on the original plans and two complete new sets of prints, along with one complete redlined set, must be returned to our office. To avoid delays, ensure that all corrections have been made, are complete, and have been coordinated on all applicable detail and note sheets, and that all changes have been highlighted with appropriate revision numbers, revision dates, and “cloud bubbles.” Pen or pencil corrections on final prints are not acceptable.

This project has been reviewed for conformance with the 2003 IRC, 1997 UAC, and the 2003 UPC. Any revisions to this plan will require an additional review and approval by Willdan.

Should you have questions regarding the comments herein, please contact your plans examiner Antonio Moya.

Occupancy Occup. Load Construction Area S.F. Sprinklered Alarms
SFR
Garage
Porch N/A V-B 1507
367
410 No Smoke

Special Inspection is required for the following items:
N/A

The following items are acceptable for deferred submittals:
Trusses

GENERAL COMMENTS:
General
A signed special inspection form from the City of Tucson is required at the time that the plans are resubmitted for a back check. Reference the City of Tucson Submittal Policy.

All Sheets
All lettering should be a minimum of 1/8” high capitalized. Reference the City of Tucson Submittal Requirements.

ARCHITECTURAL COMMENTS:
Sheet A-2
Provide ½” gypsum board on all walls common to the garage and house in compliance with R309.2. Reference IRC Section R309.2.

Openings between the garage and residence shall be equipped with solid wood doors not less than 1 3/8” (35mm) thick, solid or honeycomb core steel doors not less than 1 3/8” (35mm) thick, or 20-minute fire rated doors. Reference IRC Section 309.1.

Identify all ceiling heights in all areas on floor plan. If sloped ceiling, note average height. Reference IRC Sections R305.1 and R106.1.1.

Sheet A-3
On the front elevation a 12:5 pitch, and a 12:4 pitch is indicated. Please clarify which one will be used. Reference 2003 IRC Section 106.1.1.

The front elevation does not coordinate with the right side elevation. Please clarify and correct. Reference 2003 IRC Section 106.1.1.

Sheet A-4
For thin-coat stucco systems over foam board, note and specify the listing agency’s evaluation report number, system name and manufacturer, and note and specify the vapor barrier. Reference IRC Section 106.1.

Cross-sections shall be cross-referenced to the floor plan and framing plans. Reference IRC Section R106.1.1.

Annotate on the plans that the weep screed will be a minimum of 4” above the earth and a minimum of 2” above paved surfaces. Reference IRC Section R703.6.2.1.

Sheet A-6
Provide access to each separate attic and under floor space that exceeds 30SF. Designate locations on the drawings. Openings shall not be less than 22” X 30” for attics. Attic access shall provide a minimum of 30” of headroom and shall be located in a hallway or readily accessible space. Reference IRC Sections R807.1, R408.3.

STRUCTURAL COMMENTS:
Sheet A-2
Locate and detail all footings for the following:

a. Columns. Reference IRC Section R403.1.

Indicate the slope for exterior slabs. Reference IRC Section R311.6.1.

All foundation hold-downs and anchor-bolt spacing for brace walls shall be specified and located on the foundation plan. Clarify symbols and keynotes used. Reference IRC Section R106.1.1.

Locate and identify brace wall types and locations, along with the appropriate nailing schedule. Reference IRC Section R106.1.1.

Sheet A-3
Pre-fabricated scissor trusses are being specified for the roof, and section A-A on Sheet A-4 shows gable trusses. Please coordinate and clarify. Reference 2003 IRC Section 106.1.1.

Sheet A-4
Please coordinate Sections # 1 and #2. #1 specifies 2 X 6 studs, and # 2 specifies 2 X 4 studs. Please clarify. Reference 2003 IRC Section 106.1.1.

Sheet A-6
Completely detail all connections and cross-reference to the foundation and framing plans regarding the following:

a. Beam to post
b. Straps

Show details for all bearing and critical non-bearing conditions for the front porch roof. Reference IRC Section R106.1.1.

Indicate and note post size, double or triple studs, and coordinate with foundation plan. Reference IRC Section R106.1.1.

Detail all brace wall connections from the foundation to the roof plywood. Reference IRC Section R106.1.1.

Please provide the size of the beam for the garage opening. Reference 2003 IRC Section 106.1.1.

PLUMBING COMMENTS:
Sheet A-5
Show the size of all waste lines, vents, and required clean-outs. Reference the City of Tucson Submittal Requirements.

Waterline: Provide the total fixture unit demand (based on Tables 6-4 & 7-3 or Tables L-1 & L-2) and the maximum developed length. Reference UPC Section 610.

Provide pressure and temperature relief valve at water heater. T&P line must terminate at the exterior between 6 and 24 inches above grade and must terminate facing down. Reference UPC Section 608.5.

The City of Tucson has adopted the 2003 Uniform Plumbing Code with local amendments. All plans must reference the 2003 UPC with local amendments in its entirety.

Note that bathtub and shower enclosures shall be finished with ceramic tile, or an approved nonabsorbent surface, to a height of 72” above the drain. Reference IRC Section R307.2 and UPC Sections 412.7 and 412.8.

Please coordinate the discharge sewer line between the plumbing floor plan and the site plan. Reference 2003 UPC Section 103.2.3.

The first plumbing note specifies Pima County and this is a custom home for the City of Tucson. Please clarify. Reference IRC Section 106.1.1.

The direction of flow for some of the fixtures is not indicated correctly. It contradicts the flow of the main sewer line. Please clarify and show correct flow. Reference 2003 UPC Section 103.2.3.

MECHANICAL COMMENTS:
Sheet A-6
Note on plans: “Mechanical shall comply with 2003 IRC Chapters 12-24.” Reference IRC Section M1201.2.

Show on the plans the required kitchen exhaust hood and exhaust duct terminations. Reference IRC Section M1502.1.

Dryer exhaust systems shall be independent of all other systems and shall convey the moisture to the outside of the building. Revise plan. Reference IRC Section M1501.1.

ELECTRICAL COMMENTS:
Sheet A-7
Note on plans: “All electrical work shall comply with 2003 IRC Chapters 33-42.” Reference IRC Section E3301.2 and the City of Tucson Submittal Requirements.

Note the grounding and bonding method. Reference IRC Sections E3507, E3508, and E3509.

At least one wall switch controlled light or outlet must be provided in bathrooms, hallways, stairways, attached garages, outdoor entrances or exits, and all habitable rooms. Please indicate on plans. Reference IRC Sections E3803.2 and E3803.3.

Indicate the location of all disconnecting means for air conditioning and heating units, air handlers, compressors, and disconnects. Reference IRC Section E4001.5 and Table E4001.5.

Indicate on the plans that a minimum of 30” X 36” clear working space will be provided in front of all panels, cabinets, and disconnects. Reference IRC Section E3305.2.

Show on the plans that the service outlet will be within 25’ of HVAC equipment. Reference IRC Section E3801.11.

Where ceiling fans are shown on the plans, provide a note indicating only approved outlet boxes shall be used. Reference IRC Section E4001.6.

Note on plans: “All branch circuits that supply 125-volt, single-phase, 15- and 20-ampere outlets installed in dwelling unit bedrooms shall be protected by an arc fault circuit interrupter listed to provide protection for the entire branch circuit.” Reference IRC Section E3802.11.

Submit electrical riser diagram with conduit sizes and wire sizes. Reference IRC Section 106.1.1 and the City of Tucson Submittal Requirements.

Show locations of smoke detectors. Reference IRC Sections R313.1 and R313.1.1.

Please provide cut sheets and calculations for all exterior lighting fixtures. Reference the City of Tucson Outdoor Lighting Code.

Please specify how many lamps of each type are being used for the exterior lighting. Lumens will be calculated by the maximum allowed watts for each fixture that the manufacturer specifies. Reference the City of Tucson Outdoor Lighting Code.

Cross-reference exterior lighting fixtures on the plans with the cut sheets and calculations submitted. Reference the City of Tucson Submittal Requirements.

Please provide a switch for the light fixture for the furnace and water heater compartment. Reference 2003 IRC Section 106.1.1.

ENERGY CODE COMMENTS:
Sheet A-4
Please submit the required energy code calculations by using the “RES” check program, Chapter 11 of the IRC, or the 2003 IECC, and also annotate on the plans. Reference IRC Section R106.1.1.

An R-13 for the walls is being specified, but on Detail # 1 2 X 4 and also 2 X 6 studs are indicated. Please coordinate R-values, since the minimum for 2 X 6 stud wall is R-19. Reference 2003 IRC Section 106.1.1.

Sheet A-5
Provide a note that water heaters with vertical pipe risers shall have a heat trap on both the inlet and outlet of the water heater, unless the water heater has an integral heat trap or is part of a circulating system. Reference IECC Section 504.7.

Annotate on the plans that any ductwork installed in unconditioned space will have a minimum of R-5 insulation, and any ductwork installed outside the building envelope will have a minimum of R-8 insulation. Reference IRC Section N1103.32.

ACCESSIBILITY COMMENTS:
Reviewed and accepted.

Sincerely,

WILLDAN




Martin Haeberle, C.B.O.
Building Official

MAH/tb

Final Status

Task End Date Reviewer's Name Type of Review Description
02/21/2007 DELMA ROBEY OUT TO CUSTOMER Completed
02/21/2007 SUE REEVES REJECT SHELF Completed