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Permit Review Detail

Permit Number: T07CM00428
Parcel: 116230520

Address:
828 W 19TH ST

Review Status: Completed

Review Details: RESIDENTIAL BLDG/WWM

Permit Number - T07CM00428
Review Name: RESIDENTIAL BLDG/WWM
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
03/09/2007 WILDAN 2ND PARTY REVIEW REVIEW Denied March 8, 2007



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

RE: Beltran Residence
CITY OF TUCSON LOG NO. T07CM00428
WILLDAN PROJECT NO. 13881-7030 – 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 David Goodman.

Occupancy Occup. Load Construction Area S.F. Sprinklered Alarms
R-3 Dwelling
Garage
Porch N/A V-B 1105
409
32 No Smoke

Special Inspection is required for the following items:
Epoxy anchors
Post-tension foundation

The following items are acceptable for deferred submittals:
Pre-manufactured truss drawings


GENERAL COMMENTS:
All text shall be capitalized and no smaller than 1/8”. See details on sheet S1. Reference IRC Section R106.1.1 and City of Tucson Submittal Requirements.

List the square footage for all the following areas separately on the drawings:

Livable area (1105 S.F. per dimensions on sheet 2)

Porch / patio covers


Garage(409 S.F. per dimensions on sheet 2)

Reference IRC Section R106.1.1.

All engineers and architects involved in the design of the structure are to seal the related sheets of plans, details and calculations in accordance with the rules of the State Board of Technical Registration. Please provide structural calculations for the sheets sealed by the structural engineer.

ARCHITECTURAL COMMENTS:
Sheet 1
All exterior doors require a landing or floor at the exterior. Landings must be at least as wide as the doors they serve and 36” in the direction of travel. See the sliding glass doors and the side door in the garage. Reference IRC Section R311.4.3.

Provide a minimum of 3’-0” between the kitchen island and the dishwasher.

Clarify the window size in the dining room and coordinate with sheets 2 and 4.

Identify ceiling heights in all areas on floor plan. Reference IRC Sections R305.1 and R106.1.1.

Sheet 2
Floor plan note #4 indicates a 6” exterior wall at the master bedroom bath. Please clarify on the plan.

Appliances installed in the garage shall be protected from vehicle impact. Specify and show on the plan how protection will be achieved. Reference IRC Section M1307.3.1.

Appliances installed in garages shall be mounted on platforms and their ignition sources shall be at least 18” above the floor. Add keynote 12. Reference IRC Section M1307.3.

Sheet 3
Reference the applicable 2003 IRC sections in notes throughout the sheet.

Asphalt shingles can only be used on roof slopes of 2:12 or greater. Revise the porch roof material as specified in porch note #10. Reference IRC Section R905.2.2.

Sheet 4
Coordinate all window sizes with the floor plan on sheet 1. Reference 2003 IRC Section 106.1.1.

Show all options. See the optional sliding door in the master bedroom and the optional porch cover referenced in the rear elevation. Coordinate with the details on sheet 3. Reference IRC Section R106.1.1.

Show building heights. Reference IRC Section R106.1.1.

Note and specify a complete roofing system (sloped and flat roof at porch); roofing type, grade of materials and method of installation. Coordinate with the details on sheet 3 and detail 9 on sheet SD1. Reference IRC Chapter 9.

Reference structural Sheet S3 for all structural information at the footings and foundation. See Keynotes 8 and 9.

The note at the bottom of the sheet references Sheet 9 for spec notes, however this sheet is not included with the plan set. Please clarify. Reference 2003 IRC Section 106.1.1.

The roof slope is specified as 5:12 on the elevations and also on the framing plan; however, the section details on Sheet 3 specify a 4:12 slope. Please clarify and coordinate all sheets and details.

For thin-coat stucco systems over foam board note and specify the vapor barrier. Reference the City of Tucson Submittal Requirements.

Show calculation of attic ventilation area. Note location of all vents needed to comply or show compliance with an accepted Non-vented Roof Method Details 1-8, dated 7/18-19/2001 as permitted by Section R104.11, Alternate Methods. Reference IRC Section R806.2.

STRUCTURAL COMMENTS:
Sheet S1
It appears that wall bracing at a main cross-stud partition is needed per IRC Section R602.10.1.1 on the garage side of the house as the house is almost 55 feet long. Please clarify.

The shear plan references both the sill plate schedule and the shear wall schedule for anchor bolt spacing. One schedule specifies 24” O.C. spacing and the other 32” O.C. spacing. Please clarify what is being used for this project at the shear walls. Reference 2003 IRC Section 106.1.1.

Sheets S1, S3, SD1, SD2
On standard detail sheets, cross out all details that do not apply or are not being used for this project. Reference IRC Section R106.1.1.

Sheets S1, S2, S3, SD1, SD2
All structural calculations and plans shall be done by a Registered Design Professional per the Arizona Board of Technical Registration, unless specifically approved by City of Tucson Development Services. Please submit the structural calculations for the sheets sealed by the engineer. Reference the City of Tucson Submittal Requirements.

Sheet S2
All plans with post-tensioned slabs are required to have a soils report accompanying them. The calculations and plans shall reference the report. Reference the City of Tucson Submittal Requirements and IRC Sections R401.2 and R403.1.8.

Note on the drawing that pre-stressed or post-tensioned slabs shall be permanently labeled on the slab at the center of the garage door opening, as well as with a metal tag indicating ‘POST-TENSIONED SLAB’ permanently attached to the main water shut off valve. Reference PTI Standard.

Provide a detail for the plumbing block outs in the post-tensioned slab. Revise the detail callout at the step in the garage to 6/S3. Reference 2003 IRC Section 106.1.1.

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

All foundation hold-downs and anchor-bolt spacing for braced walls shall be specified and located on the foundation plan or provide a note referencing sheet S1 for the shear wall and hold down locations and schedules. Reference IRC Section R106.1.1.

Sheet S3
Note on the drawings the allowable soil bearing pressure used in the design of the footings per the soils report. Provide a copy of the soils report by Foree & Cann, Inc. (report #10912) referenced under the post-tensioned slab notes. Reference IRC Section R401.4.

Sheet S3
In the foundation details, note that all anchor-bolt spacing is a maximum of 6’ O.C., unless noted otherwise on the shear wall schedule on sheet S1. Also, coordinate the anchor bolt size and spacing with Details 7 and 8 on Sheet SD1 and framing Note #7 on Sheet SD3. Please coordinate ALL sheets, details and notes throughout. Reference IRC Section R403.1.6.

Sheet SD1
In Detail #9, 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.

Remove all foundation notes from Detail #9 or completely coordinate the detail with the post-tensioned foundation details on Sheet S3. Reference 2003 IRC Section 106.1.1.

Sheet SD2
Coordinate the header sizes indicated in Detail #11 with the framing plan on Sheet 3. Reference 2003 IRC Section 106.1.1.

Sheets SD2, SD3
Details and notes specify the exterior walls as 2x6; however, the framing plan on Sheet 3 and the details on Sheet SD1 specify 2x4 exterior walls. Please clarify and coordinate ALL sheets, details and notes throughout. Reference 2003 IRC Section 106.1.1.

Sheet SD3
Please reference applicable sections from the 2003 IRC in all framing notes. Reference 2003 IRC Section 106.1.1.

Sheet 3
Specify design criteria on plans. Provide values for the roof dead load and live load. Reference IRC Sections R301.4 and R301.6.

Specify weight of roof system items (for example, weight of selected tile). Provide listing agency evaluation report number and manufacturer of all concrete or clay-type roofing. Reference IRC Section R106.1.1.

The slab thickness is specified as 7 ¼” in section Keynote #7; however, Note #4 on Sheet S2 specifies a 7 ½” thickness for the post-tensioned slab. Please clarify and coordinate all notes. Reference IRC Sections R403.1.

Specify maximum truss spacing at 24” O.C. on the framing plan. Reference IRC R802.10.

Callout structural gable end trusses on the plan and add detail callouts for the gable end bracing connections (detail 2/SD2). Reference IRC Sections R802.10.1 and R106.1.1.

Provide design drag loads for the structural gable end trusses for the truss manufacturer. Reference IRC Section R301.1.

Revise detail callouts, as needed referencing the applicable details on Sheets SD1 and SD2 in all framing and section notes. Reference 2003 IRC Section 106.1.1.

Locate section “D” for the covered porch on the framing plan. Reference 2003 IRC Section 106.1.1.

Remove General Note #1 from the sheet or reference Sheet S3 for the post-tensioned foundation details and notes. Reference 2003 IRC Section 106.1.1.

PLUMBING COMMENTS:
Sheet 6
Drainage piping serving fixtures which have flood level rim located below the elevation of the next upstream manhole cover of the public sewer shall be protected from back-flow of sewage by a backwater valve. Note and specify on plan the location and type, if required. Reference UPC Section 710.

Provide a pressure and temperature relief valve at water heater. Add plumbing Keynote 3 to the plan for the location. The temperature and pressure line must terminate at the exterior between 6 and 24 inches above grade and must terminate facing down. Reference UPC Section 608.5.

Sheet SD3
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.

MECHANICAL COMMENTS:
Reviewed and accepted.

ELECTRICAL COMMENTS:
Sheet 7
Note the location of the service panel on the plan. Note the bonding method to water and gas piping. Reference IRC Sections E3507, E3508, and E3509.

Clarify the circuit numbers for the kitchen receptacles and the stove and coordinate with the panel schedule. Reference IRC Chapters E38 and E39, and the City of Tucson Submittal Requirements.

Receptacle outlets shall be provided so that no point along the floor lines of an unbroken wall 2 or more feet in length is more than 6 feet from an outlet within that wall space. See the three bedrooms and the living room. Reference IRC Sections E3801.2 and E3803.1.

At least one wall switch controlled light or outlet must be provided at outdoor entrances or exits. Please indicate on plans at the door in the master bedroom and the side door in the garage. Reference IRC Sections E3803.2 and E3803.3.

Island or peninsula countertops shall have at least one receptacle outlet at each counter space with a long dimension of 24” or greater, and a short dimension of 12” or greater. Reference IRC Sections E3801.4.2 and E3802.4.3.

Bathroom outlets shall be on a separate 20-amp circuit with no other outlets. Revise on the panel schedule at circuit number 18. Reference IRC Sections E3801.6 and E3603.4.

All receptacle outlets that serve countertop surfaces in the kitchen shall have ground fault circuit interrupt protection. Note on the drawings each outlet requiring such protection. Reference IRC Section E3802.

Revise the location of the AC compressor disconnect. Reference 2003 IRC Section 106.1.1.

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.

Provide a smoke detector in the master bedroom and just outside of the master bedroom door. Reference IRC Sections R313.1 and R313.1.1.

Provide the project square footage in the load calculations. Reference 2003 IRC Section 106.1.1.

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.

ENERGY CODE COMMENTS:
General
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.

Sheet 5
Please clarify the “R” value of the exterior wall insulation as 2x4 walls are specified on the plans. Coordinate with the section detail on sheet 3 and detail #8 on Sheet SD1. Reference IRC Section R106.1.1.

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 N1103.3.

Sheet 6
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.

ACCESSIBILITY COMMENTS:
Reviewed and accepted.

Sincerely,

WILLDAN




Martin Haeberle, C.B.O.
Building Official

MAH/tb
03/14/2007 GERRY KOZIOL WWM REVIEW Approved

Final Status

Task End Date Reviewer's Name Type of Review Description
03/26/2007 GERARDO BONILLA OUT TO CUSTOMER Completed
03/26/2007 SUE REEVES REJECT SHELF Completed