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Permit Review Detail

Permit Number: T07CM01232
Parcel: 138191880

Address:
394 W ELVIRA RD

Review Status: Completed

Review Details: RESIDENTIAL BLDG/WWM

Permit Number - T07CM01232
Review Name: RESIDENTIAL BLDG/WWM
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
04/13/2007 GERRY KOZIOL WWM REVIEW Approved
04/30/2007 WILDAN 2ND PARTY REVIEW REVIEW Denied April 30, 2007

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

RE: Tovar Residence Addition – 1ST REVIEW
CITY OF TUCSON LOG NO. T07CM01232
WILLDAN PROJECT NO. 13881-7045

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 Chris Kiel.

Occupancy Occup. Load Construction Area S.F. Sprinklered Alarms
SFR
Porch N/A III-B 540
60 No Smoke

Special Inspection is required for the following items:
Structural Masonry

GENERAL COMMENTS:
General
All plans shall be legible and a scale no smaller than ¼” = 1’ shall be used for all floor plans, framing plans, and elevations. Details and cross sections shall be a minimum 3/8” = 1’ scale.

All Sheets
All lettering should be a minimum of 1/8” high capitalized, please revise all lettering that is undersized. Reference the City of Tucson Submittal Requirements.

ARCHITECTURAL COMMENTS:
Sheet 2
Show compliance with IRC R310 providing egress from bedrooms to meet the following minimum specifications:

Maximum sill height of 44”. Reference IRC Section R310.1.
Minimum net clear opening area of 5.7 SF. Reference IRC Section R310.1.1.
Minimum net clear opening dimension of 24” height and 20” width.

Reference IRC Sections R310.1.2, R310.1.3.
Note and specify that shower enclosures shall have a minimum finished interior area of 1,024 square inches and shall be capable of encompassing a minimum 30” circle. All glass enclosures shall be tempered. Reference UPC Section 412.7.

Show that each water closet is located in a clear space not less than 30” wide. Reference IRC Section R307.2 (figure).

Provide complete drawings of all elevations. Include patio covers, decks, fireplaces, and bay windows. Show building heights. Reference IRC Section R106.1.1.

Note and specify a complete roofing system; roofing type, grade of materials and method of installation. Reference IRC Chapter 9.

Note and specify all roof slopes appropriate to material, (minimum allowable roof slope is ¼” per foot). Reference IRC Section R905.

Note glass in hazardous areas shall be safety glass. Reference IRC Section R308.4.

Show calculation of attic ventilation area. Note location of all vents needed to comply. Reference IRC Section R806.2.

Wood sill plates shall be foundation grade redwood or pressure-treated wood. Reference IRC Section R319.1.

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

Sheets 2 & 3
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 or 18” X 24” for under floor space. 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 and R408.3.


STRUCTURAL COMMENTS:
Sheet 2
Note on the drawings the allowable soil bearing pressure used in the design of the footings, or state that the assumed value of 1500 PSF is being used. A soils report is not required unless any portion of the structure is to be supported on fill. Reference IRC Section R401.4.

Locate and detail all footings for the following:

Turndowns. Reference IRC Section R403.1.
Columns. Reference IRC Section R403.1.

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

Locate and specify all anchor-bolt spacing on the foundation plan for interior walls. Reference IRC Section R403.1.6 and Seismic Section R403.1.6.1.

Specify design criteria on plans. Provide values for floor dead load and live load, as well as roof dead load and live load. Reference IRC Sections R301.4, R301.5.

Provide a full detail of the anchoring system at top and bottom for the 24” X 24” columns at the porch. Reference 106.1.1 of the 2003 IRC.

On the section detail, no reinforcement is shown for the top bond being where the anchor bolt should hook up to. Please provide the minimum of 1 #4 rebar and show on detail. Reference 2003 IRC Section 606.8.2.1.

Sheets 2 & 3
Specify lumber grade and species. Specify manufacturer and series on glue-lams and “I” joists. Reference IRC Section R106.1.1.

Sheet 3
Provide complete roof and floor framing plans. Show size, spacing, and span of all framing members, trusses, joists, rafters, beams, glue-lams, lintels, headers, ledgers, and blocking. Reference IRC Section R106.1.1.

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

Trusses to top plate
Sill to slab, anchor bolt sizes and spacing
Joist to ledger
Ledgers to masonry or framing

Reference IRC Section R106.1.1.

Note and detail tie straps, framing anchors, and joist hangers by type, size and required attachment to framing members. Reference IRC Section R106.1.1.

On the floor framing plan, note and detail bridging or blocking at the ends and bearing points of the floor joists. Reference IRC Section R106.1.1.

Steel lintels shall be designed to support the load imposed on them. Provide structural analysis by an engineer licensed to practice in Arizona or an approved listed product. Reference IRC Section 606.9.

Note and specify the size, spacing, and length of anchor bolts for sill plates, top plates and ledgers. Reference IRC Section R106.1.1.

Note and specify all ledgers and connections to wood, frame, or masonry. Reference IRC Section R106.1.1.

Detail and note all masonry wall reinforcement. Reference IRC Section R606.11.2.2.3.

Masonry walls shall be anchored to floors and roofs, which provide lateral support for the wall. Detail a positive direct connection capable of resisting the horizontal forces. Reference IRC Section R606.11.2.2.1.

Sheet 4
Specify lateral support of trusses. Reference IRC Sections R802.10.1, R106.1.1.

Truss Calculations
The City of Tucson is on the 2003 IBC and the truss calculations reference the 2006 IBC. Please change the references to the current City of Tucson adopted codes. Reference the City of Tucson Submittal Requirements.

PLUMBING COMMENTS:
Sheet 3
Note and specify all piping materials. Reference UPC Section P2608.1.

Show the size of 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.

Plumbing vents shall be a minimum of 10 feet away from all air intakes. Reference UPC Section 906.2.

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 Section 412.7, 412.8.

Gas appliances shall comply with combustion air requirements. Detail how you will comply. Reference UPC Section 507.

Please show how the hot and cold water will be piped to the new sleeping quarters. Reference 2003 UPC Section 103.2.3.

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


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

Note the location, clearance, type, amperage, and disconnect of the service panel. Note the grounding and bonding method. Reference IRC Sections E3507, E3508 and E3509.
Provide an exterior outlet at grade level located at the back of the dwelling. These outlets shall be GFCI protected. Reference IRC Sections E3801.7 and E3802.3.

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 evaporative cooler 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 that light fixtures in clothes closets shall be installed in accordance with IRC Section E3903.11.

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 panel schedule showing wire size, panel size. Reference IRC Section 3502.2 and City of Tucson Submittal Requirements.

Submit electrical riser diagram. Reference IRC Section 106.1.1 and City of Tucson Submittal Requirements.

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

Please provide cut sheets for all the exterior light fixtures shown or noted on plans. The cut sheets need to provide lumens per fixture and show if the fixture is a full cut-off, which means no light is emitted at or above the horizontal plane. Please provide calculations for all exterior lighting fixtures. Reference 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 City of Tucson Outdoor Lighting Code.

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

ENERGY CODE COMMENTS:
Indicate on the plan the “R” values of insulation, as well as the “U” values of the windows, skylights, and doors in compliance with the energy calculations provided or prescriptive requirements of Chapter 11. Reference IRC Section R106.1.1.

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.
ACCESSIBILITY COMMENTS:
Reviewed and accepted.



Sincerely,

WILLDAN




Chris Kiel, C.B.O., M.C.P.
Building Official

CEK/jk

Final Status

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