Permit Review Detail
Review Status: Completed
Review Details: RESIDENTIAL BLDG/WWM
Permit Number - T06CM05902
Review Name: RESIDENTIAL BLDG/WWM
Review Status: Completed
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 11/21/2006 | GERRY KOZIOL | WWM | REVIEW | Denied | needs 8th floor credit evaluation |
| 12/22/2006 | STANTEC | 2ND PARTY REVIEW | REVIEW | Denied | December 22, 2006 To: Steve Long, Acting Building Official City of Tucson Development Services Department 201 N. Stone Avenue, First Floor Tucson, Arizona 85701 Re: Jonsson Residence - Addition City of Tucson No. T06CM05902 Stantec Project No. 816-30015-01 (091) Plan review for the above referenced project has been completed. This letter reflects comments to be addressed. In order to facilitate a shorter back-check time, we request that you please provide revised plans and calculations, clouding any changes, along with a written response to each of the noted items indicating the action taken. SCOPE OF REVIEW: The scope of this review covers Architectural, Structural, Plumbing, Mechanical, Model Energy and Electrical codes. All code references are to the 2003 International Residential Code (IRC) except for plumbing, which is to the 2003 Uniform Plumbing Code. All features were checked only to the extent allowed by the submittals provided. All portions of this project are assumed to meet or will meet other departmental requirements, conditions and concerns before permit approval. Note: Be aware that the City of Tucson intends to adopt the 2006 International Residential Code sometime around January 2007 (with the exception of the plumbing portion of the IRC which will likely be substituted with the 2006 Uniform Plumbing Code). GENERAL: There are no general comments to be addressed. ARCHITECTURAL: Appliances installed in garages shall be mounted on platforms at least 18” above the floor [2003 IRC Sec. M1307.3]. Where is the platform for the water heater located in the garage? Ceilings with a truss or joist spacing over 16" o.c. need to be provided with a minimum of either 5/8" gypsum board or 1/2" sag-resistant gypsum board [2003 IRC Sec. Table R702.3.5, Footnote d]. The calculation is incorrect on Sheet 6 for attic ventilation. The gable vents are noted as 3.10 square inches which seems small [2003 IRC Sec. R806.2]. On Sheet 5 there is a detail cut at the garage door labeled as Detail 2 on Sheet 7. Detail 2 on Sheet 7 shows that the exterior is Western-One-Kote. However, the wall on the North Elevation on Sheet 6 next to the garage door indicates that this wall is to be 2 course brick? Please clarify. There is no brick detailing in this set. Is this a brick veneer or a structural brick wall? Please coordinate. STRUCTURAL: Are the existing walls masonry or frame? If they are masonry, how do the new framed walls attach to the existing masonry walls? How is the new beam over the garage door opening fastened to the framing? It is noted on Sheet 5 as a W12x22 wide flange steel beam (in a wood framed building?). Is the intention to support this steel beam with wood; and if so how? Please clarify. How does the triple 2x12 header at the opening between the old living room and the new living room relate to the 6x8 beam that supports the adjacent roof? The framing plan shows the 6x8 sitting on top of the triple header. Please detail the relationship and connections at this location. Detail 8 on Sheet 7 shows the header but doesn’t show the beam. Also, how are the other ends of these 6x8 beams supported? How is the triple 2x12 supported? Provide bracing details and notes for interior and exterior frame walls, [2003 IRC Sec. R602.10]. Provide details for all shear connections from the foundation to the roof plywood. Bracing needs to follow the following criteria: Prescriptively wall panels need to be a minimum width of 4’-0” (8’-0” wide when made of gypsum board) and they need to start within 12’-6” of the end of a braced wall line [2003 IRC Sec. R602.10.1.1]. An alternate braced wall panel is available that is minimally 2’-8” wide by 10'-0" high maximum which requires hold-downs in addition to anchor bolts [2003 IRC Sec. R602.10.6]. Braced walls also need to be spaced no further than 25'-0" o.c. [2003 IBC Table R602.10.1]. Story height cannot exceed 12'-0" without design from an engineer. If story height exceeds 10'-0" then additional prescriptive bracing is required [2003 IRC Sec. R301.3, Item 1]. Interior braced wall lines need to be provided [2003 IRC Sec. R602.10 and R602.10.1.1]. If the continuous structural panel sheathing [2003 IRC Sec. R602.10.5] method is being used then follow 2003 IRC Table R602.10.5 for panel lengths and opening heights and 2003 IRC Fig. R602.10.5 for installation at corners. Offsets out-of-plane in braced wall lines can be no greater than 4’-0” with a total offset in any line of 8’-0”. Methods available for braced wall lines and their spacing needs to be per the requirements of seismic category “C” in the 2003 IRC Table R602.10.3. PLUMBING: Are all of the waste lines being replaced? It looks like all of the plumbing is new including the existing restroom where no work is taking place. Please differentiate which waste lines are new and which ones exist. Please indicate the size of the main line gas piping between the branch to the range and the branch to the water heater. MECHANICAL: Is all of the duct work being replaced? It looks like all of the duct work is new. Please differentiate which is new and which exists. Exhaust fans are shown in the bathrooms and laundry room. The required minimum size of these fans is 50 c.f.m. [2003 IRC Sec. R303.3]. Please specify on the plans. ELECTRICAL: Are all of the electrical receptacles and lights being replaced? It looks like all of the outlets are new. Please differentiate which is new and which exists. Some of the text on Sheet 10 is too small; the City of Tucson requires that text be a minimum of 1/8" tall. For example, the text in the one-line diagram is barely larger than 1/16" high. The City of Tucson will not accept text this small on plans. Please review all plans and correct all undersized text to the minimum standards required by the City. Receptacles shall be installed so that no point along a wall space in no more than 6 feet measured horizontally from an outlet in that space [2003 IBC Sec. R3801.2.1]. Any wall space that is 2 feet long or more requires at least one receptacle [2000 IRC Sec. R3801.2.2]. Specifically check both new and existing bedrooms. Provide an exterior outlet at grade level located at both the front and back of the dwelling [2000 IRC Sec. E3801.7]. These outlets shall be GFI protected [2003 IRC Sec. E3802.3]. Note that two or more 20-amp small appliance circuits shall be provided to serve all receptacle outlets in the kitchen, breakfast room and dining room. Such circuits shall have no other outlets [2003 IRC Sec. E3603.2 and E3801]. Specifically the dining room receptacle outlets need to be on an appliance circuit. The branch circuits serving all outlets in bedrooms (i.e. receptacles, lights, smoke detectors) need to be protected by arc-fault circuit interrupters listed to provide protection to the entire branch circuit [2003 IRC Sec. E3802.11]. Specifically the smoke detector circuit (Circuit 14) needs to have AFCI protection. The outdoor lighting calculation on Sheet 10 is incorrect. First, how many lamps and at how many watts does each fixture contain (the calculation should list this information). Second, this property is in Area E3 (and not Area E2; this is to your advantage). Third, a 100 watt bulb can range in lumens from 950 to 1750 depending on brand used. The calculations indicate 685 lumens (the low end of a 60 watt bulb; the light fixture cut sheets present a fixture with a maximum lamps size of 100 watts). The larger number should be used. Fourth, two of these fixtures being shielded and under covered porches can be ignored in the calculation [Outdoor Lightning Code Sec. 5.1B]. Reference the attached example. ENERGY: There are no energy comments to be addressed. -End of Review- If you have any questions, please call (520) 750-7474. Sincerely, Stantec Consulting Inc. Joel Svoboda Associate JS:js Attachments: Outdoor Lighting Calculation Example Outdoor Lighting Code Map |
Final Status
| Task End Date | Reviewer's Name | Type of Review | Description |
|---|---|---|---|
| 12/22/2006 | DELMA ROBEY | OUT TO CUSTOMER | Completed |