Permit Review Detail
Review Status: Completed
Review Details: RESIDENTIAL BLDG/WWM
Permit Number - T07CM01017
Review Name: RESIDENTIAL BLDG/WWM
Review Status: Completed
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 08/07/2007 | GERRY KOZIOL | WWM | REVIEW | Needs Review | |
| 08/07/2007 | SUNRISE ENGINEERING | 2ND PARTY REVIEW | REVIEW | Denied | CITY OF TUCSON - FIRST CHECK City of Tucson No. T07CM01017 Sunrise Job No. 02648.0009 August 2, 2007 City of Tucson 201 N. Stone Ave. Tucson, Arizona 85726 Re: Plan Review: Villaescusa Additions and Remodel Address: 1787 South San Jacinto Drive Sunrise Engineering’s Building & Safety Team has completed a first review of the following documents on behalf of the City of Tucson Development Services Department: 1. Plans: Two (2) copies (5 sheets, 1 – 5), dated March 8, 2007, preparer not stated. 2. Structural Calculations: None provided. 3. Truss Drawings: None provided. 4. Geotechnical Report: None provided. Deferred Submittals: Documents for deferred submittal items shall be submitted, reviewed and approved in accordance with IBC Section 106.3.4.2. Note that deferred submittals are required for the following: None. Special Inspections: Note that special inspection in accordance with IBC Section 1704 is required for the following: None. These documents were reviewed only for their conformance to the provisions of the applicable adopted codes, including the City of Tucson amended 2003 International Residential Code (IRC) and the City of Tucson/Pima County Outdoor Lighting Code. Our comments follow on the attached list. Please submit an itemized response letter and the required number of complete and revised documents with all revisions clouded. Sincerely, SUNRISE ENGINEERING, Building & Safety Team Gary R. Goodell, C.B.O., Senior Plans Examiner, I.C.C. Plans Examiner GRG:grg Enclosures BUILDING SUMMARY (SQ. FT.): New Livable Area: 459 New Garage: 474 New Front Porch: 48 New Covered Patio: 374 New Total Area Under Roof: 1,355 The following plan review comments are based on the City of Tucson’s building codes and, unless otherwise noted, refer to the 2003 International Residential Code (IRC) as amended and adopted by the City of Tucson and the City of Tucson/Pima County Outdoor Lighting Code. Please respond in writing to each comment by marking the following 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. The following code comments reflect a review of building plans only. If site-related comments are applicable to this project, they will be generated by others (e.g., Planning, Engineering, Public Works, Health, etc.). GENERAL COMMENTS: 1. Sheet 4, Manufacturer’s Installation Instructions. Please add a note stating that manufacturer’s installation instructions, as required by the IRC for items such as gas fireplaces, gas logs and other listed appliances or components, shall be available on the construction site at the time of inspection. Reference IRC Section R106.1.2. 2. Automatic Fire Sprinklers. Please coordinate with the local fire department having jurisdiction as to whether an automatic fire sprinkler system is required to be installed as required under certain circumstances by Appendix L of the IRC as adopted and amended by the City of Tucson. This is simply a reminder and does not require a response. 3. Additional Review Comments. Due to the fact that additional information is being requested for the second review, there may be additional review comments. ARCHITECTURAL COMMENTS: 1. Sheets 2 and 3, Safety Glazing. If a new front entry door with glazing is to be installed as shown on the front elevation, please note that the glazing is to be approved safety glazing. Reference IRC Section R308.4(1.). 2. Sheet 2, Garage-Dwelling Opening Protection. Please note that the door between the garage and the dwelling is to be at least 1-3/8”-thick solid wood or solid or honeycomb steel or a 20-minute fire-rated door and that, per City of Tucson amendment, it is also to be self-closing and latching. Reference IRC Section R309.1. 3. Sheet 2, Garage-Dwelling Separation. Please clarify that at least ½” gypsum board is to be applied to the garage side of the wall between the garage and the dwelling. Reference IRC Section R309.2. 4. Sheets 2, Garage Floor Slope. Please add a note or graphic confirming that the garage floor is to be sloped to facilitate drainage to a floor drain or the main vehicle entry doorway. Reference IRC Section R309.3. 5. Sheet 4, Smoke Alarms, Alterations, Repairs and Additions. Please revise the electrical plan to also add smoke detectors in required locations in the existing dwelling if they are not already present. Reference IRC Sections R313.1, R313.2, R313.2.1 and R313.3. 6. Sheet 3, Field Treatment. Please add a note stating that field cut ends, notches and drilled holes of pressure preservatively treated wood are to be retreated in the field in accordance with AWPA M4. Reference IRC Section R320.1.2. 7. Sheet 3, Premises Identification. Please add a note stating that approved numbers or addresses are to be provided in such a position as to be plainly visible and legible from the street or road fronting the property. Reference IRC Section R321. 8. Sheet 3, Fireblocking. Please add a note and/or details stating that fireblocking is to be provided to cut off all concealed draft openings (both vertical and horizontal) and to form an effective barrier between a story and the roof space. Fireblocking is to be provided in the following locations: In concealed spaces of stud walls, including furred spaces and parallel rows of studs or staggered studs, vertically at ceiling and floor levels, and horizontally at intervals not exceeding 10 feet. At all interconnections between concealed vertical and horizontal spaces such as occur at soffits, drop ceilings and cove ceilings. At openings around vents, pipes and ducts at ceiling and floor level. Reference IRC Section R602.8. 9. Sheet 3, Flashing. Please add a note and/or details confirming that approved corrosion-resistant flashing is to be provided at all of the following locations: -At the top of all exterior window and door openings; -At the intersection of chimneys or other masonry construction with frame or stucco walls; -Under and at the ends of masonry, wood or metal copings and sills; -Continuously above all projecting wood trim; -Where exterior porches, decks or stairs, attach to a wood frame wall or floor assembly; -At wall and roof intersections; -At built-in gutters. Reference IRC Section R703.8. 10. Sheet 5, Weep Screed. Please add to or provide a detail showing that a corrosion-resistant weep screed is to be installed at or below the plate line and at least 4” above finish grade and 2” above paved areas. Reference IRC Section R703.6.2.1. 11. Sheet 3, EIFS. “ICBO 3899” is given as an evaluation report number for the EIFS, but this is not a current report number. Please revise the labeling to list the current report number, which is ICC ESR-1607. Current ICC evaluation report approvals, as well as conversions from older report numbers, are available via the internet at http://www.icc-es.org/. Reference IRC Section R703.9. 12. Sheet 3 or 5, Weather-Resistant Sheathing Paper. Notes and details on these sheets do not appear to include a weather-resistive barrier over the sheathing. Asphalt-saturated felt, free from holes and breaks, weighing not less than 14 lbs./100 sq. ft., is to be applied over studs or sheathing of exterior walls as per Table R703.4. Apply horizontally and overlap at least 2” (6” at vertical joints). If an EIFS system is being used, either the manufacturer’s instructions or IRC Sections R703.2 and R703.9.1 apply. 13. Sheet 3, Roof Ventilation. Please provide information regarding roof ventilation, including calculations and the type, size, number and locations of vent that are to be provided. Note that, if a 1:300 ratio is to be used, at least 50% and not more than 80% of the ventilation must be provided in the upper portion of the roof or a 1:150 ratio must be used. If an alternate unvented design is to be used, please provide a detail approved by the Greater Tucson Area Building Officials. Reference IRC Section R806. 14. Sheet 2, Fireplace. It appears that a fireplace is shown graphically in the corner of the Living Room addition, but no other information about the fireplace is given on the plans. Please provide the type of fireplace and note that it is to be tested and listed in accordance with UL 27 and installed in accordance with its listing. If a gas fireplace or gas log is to be installed, provide information regarding its Btuh and CFH ratings, gas piping size and length, location of shut off valve, etc. Reference IRC Section R1004. 15. Sheet 2, Exterior Air Supply. Please note that the fireplace is to be provided with an exterior air supply in accordance with IRC Section R1005. STRUCTURAL COMMENTS: 1. Sheet 2, Surface Drainage. Please add a note or detail confirming that surface drainage is to be diverted so as to not cause a hazard or damage to the structure. Lots are to be graded a minimum of six (6) inches within the first ten (10) feet (or in accordance with the soils report) so as to drain surface water away from foundation walls. Reference IRC Section R401.3. 2. Sheet 5, Anchor Bolt Embedment. Please add a note and/or detail confirming that anchor bolts are to be embedded at least seven (7) inches into concrete or masonry. Reference IRC Section R403.1.6. 3. Sheets 2 and 3, Holdowns. The 3-ft.-wide wall panels adjacent to the new garage door opening are less than four feet wide and thus must meet the requirements of IRC Section R602.10.6 for alternate braced wall panels. This includes providing holdowns with a minimum uplift capacity of 1,800 pounds at each panel end stud (a total of 4). Please revise the foundation and/or framing plan to show these holdowns. 4. Sheet 3, Wall Bracing. Please note that the exterior sheathing for the new additions is to be nailed with 8d common or galvanized box nails at 6” o.c. at panel edges and at 12” o.c. at intermediate supports and that all panel edges adjacent to the garage door opening are to be blocked. Reference IRC Section R106.1.1, R602.10.6 and Table R602.3(1.). 5. Sheets 3 and 4, Rooftop Equipment. If a new HVAC unit is to be mounted on the roof, please revise the roof framing plan to confirm that the additional weight is to be adequately supported and provide a mounting detail. Reference IRC Sections R106.1.1, R301.4 and R801.2. ENERGY EFFICIENCY COMMENTS: 1. Sheets 3 and 4, Glazing U-Factors. Notes on Sheet 3 state that the window glazing U-factor is to be 0.87, but the information on Sheet 4 includes a glazing U-factor of 0.75. The maximum allowable glazing U-factor is 0.75 (lower is better). Please revise the plans for consistency and to meet minimum requirements. Reference IRC Sections N1102.1, N1102.3 and Table N1102.1. 2. Sheet 4, Air Leakage and Infiltration. Please add a note stating that all joints, seams, penetrations and other sources of air leakage and infiltration through the building thermal envelope are to be caulked, gasketed, wrapped or otherwise sealed to limit uncontrolled air movement. See IRC Section N1102.4 for details. 3. Sheet 4, Solar Heat Gain Coefficient. Please specify on the plans that all windows are to bear a National Fenestration Rating Council (NFRC) sticker and that the maximum allowable Solar Heat Gain Coefficient (SHGC) is 0.40 (lower is better). Reference IRC Section N1102.2. MECHANICAL, PLUMBING AND ELECTRICAL COMMENTS: 1. Sheets 4, Location of Equipment. Please clarify the location for the new HVAC equipment. It appears that a heat pump unit is to be located on the roof in the area above the bedrooms hallway. If a unit is to be located on the roof, please provide mounting details and confirm that the existing roof structure can support the additional weight or can be modified to do so. 2. Sheet 4, Condensate Lines. Please revise the plans to show that condensate drain lines are to provided, with a minimum size of 3/4” i.d. Where damage to building components will occur due to condensate overflow from drain pans or stoppage in condensate piping, an auxiliary or secondary drain system must be provided in accordance with M1411.3.1. Plastic condensate piping must be painted if exposed to sunlight. Show locations of termination points for drain lines. Reference IRC Section M1411.3. 3. Sheet 4, Outdoor Outlet. Please revise the electrical plan to show a weatherproof GFCI-protected receptacle outlet at the front of the dwelling. Reference IRC Section E3801.7. 4. Sheet 4, Garage Convenience Outlet. Please revise the electrical plan to add at least one GFCI-protected convenience receptacle outlet in the garage. Reference IRC Section R3801.9. 5. Sheet 4, HVAC Outlet. If an HVAC unit is to be located on the roof, please revise the electrical plan to show a weatherproof GFCI-protected receptacle outlet within 25 ft. and on the same level. Reference IRC Section E3801.11. 6. Sheet 4, AFCI Protection. The AFCI protection section in the 2006 IRC has been revised. The current section reads, in part, “All branch circuits that supply 120-volt, single-phase, 15- and 20-ampere outlets installed in bedrooms shall be protected by a combination type or branch/feeder type arc-fault circuit interrupter installed to provide protection of the entire branch circuit.” Please add a note matching the current code language to indicate that AFCI protection is required for the new bedroom. Reference IRC Section E3802.12. 7. Sheet 4, Disconnecting Means. Please revise the electrical plan to show that a disconnect is to be provided near and in sight of mechanical equipment, including air conditioning condensing units and heat pump units. Reference IRC Section E4001.5 and Table 4001.5. OUTDOOR LIGHTING CODE COMMENTS: 1. Sheet 4, Outdoor Lighting Summary. The outdoor lighting table does not include a lumens value for the fixture that is listed. In addition, the fixture is listed as a “sconce,” which is typically a wall-mounted fixture, when the only outdoor fixture shown on the plans appears to be a ceiling mounted fixture. Please clarify this issue and revise the plans as necessary. 2. Sheet 4, Fixture Information. Please provide the “cut sheet,” or specifications, for the outdoor lighting fixture that is to be installed. Reference City of Tucson Outdoor Lighting Code Section 104. If you have any questions regarding the above comments, please contact Gary Goodell at (480) 768-8600, extension 136, between 8:00 A.M. and 5:00 P.M., Monday through Friday. |
Final Status
| Task End Date | Reviewer's Name | Type of Review | Description |
|---|---|---|---|
| 08/09/2007 | DELMA ROBEY | APPROVAL SHELF | Completed |
| 08/09/2007 | DELMA ROBEY | OUT TO CUSTOMER | Completed |
| 08/09/2007 | DELMA ROBEY | REJECT SHELF | Completed |