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Permit Review Detail

Permit Number: T07CM01828
Parcel: 117020820

Address:
1033 N 4TH AV

Review Status: Completed

Review Details: RESIDENTIAL BLDG/WWM

Permit Number - T07CM01828
Review Name: RESIDENTIAL BLDG/WWM
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
05/24/2007 GERRY KOZIOL WWM REVIEW Approved
06/06/2007 SUNRISE ENGINEERING 2ND PARTY REVIEW REVIEW Denied CITY OF TUCSON - FIRST CHECK
City of Tucson No. T07-M01828
Sunrise Job No. 02648.0004


June 6, 2007

City of Tucson
201 N. Stone Ave.
Tucson, Arizona 85726

Re: Plan Review: Miller Garage/Guest Suite
Address: 1033 North 4th Avenue

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 (10 sheets, RS1 – D-2) with cover sheet dated “00/0/97,” preparer not stated.
2. Structural Calculations: None provided.
3. Truss Drawings: None provided.
4. Geotechnical Report: Not provided.
5. Other: None.

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:
To Be Determined.

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:
Stories: Two (2)
Fire Sprinklers: Not specified
Garage, 1st Story: 1,392
Guest Suite, 2nd Story: 608
Total Under Roof: 2,000 sq. ft.

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 Sheets M-1, Referenced Codes. Please revise any code references, i.e., “2000 IMC,” to the 2003 International Residential Code (IRC) as adopted and amended by the City of Tucson.

2. Sheet M-1, 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.

3. 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.

4. Various Sheets, Unused Details and Notes. Please cross out, delete or revise any details or notes that are inappropriate, do not apply or are not used. An example is the notes on Sheet P-1 that refer to gas piping or gas-fired appliance requirements, when it does not appear that any fas-fired appliances are to be used.

5. 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 E-1 and M-1, Bathroom Ventilation. Although Sheet M-1 contains a note regarding a 50 cfm exhaust fan, neither the electrical plan nor the mechanical plan shows a bathroom exhaust fan or a switch to operate it. Please revise the plans to show a code-conforming exhaust fan in the bathroom. Reference IRC Section R303.3.

2. Sheet A-1, Garage-Dwelling Opening Protection. Please note that the door between the garage and the guest suite (at the bottom of the stairs) 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 must also be self-closing and latching. Reference IRC Section R309.1.

3. Sheets A-1 and D-1, Winder Treads. Please add a note and/or detail stating that the minimum width of winder treads at a point 12” in from the inside of the stair is to be 10” and that the variation within the stair run is not to exceed 3/8-inch. Reference IRC Section R311.5.3.2.

4. Sheet A-1, Guard(rail). Please note that the guard around the stair on the second story is to be at least 36” in height and be arranged so that a 4-inch-diameter sphere cannot pass through the railing. Reference IRC Section R312.

5. Sheets RS1, A-1, A-4 and D-2, Dwelling Unit Separation. It is not clear from the drawings exactly how these two adjacent “0-lot-line” garage/guest suite buildings are to meet the dwelling unit separation requirements of IRC Section R317. Are two 1-hour fire-resistant walls proposed or is one 2-hour fire-resistant wall proposed? Are parapets complying with IRC Section R317.2.2 or its exceptions proposed? Please address these issues and also provide additional information regarding the wall assembly(ies), including the specific approved assembly(ies), whether it(they) are from IBC Table 720.1(2) or a UL or other approved listing, etc. Reference IRC Sections R106.1.1 and R317.

6. Sheet A-2, 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 R320.3.1.

7. Sheet A-2 or A-4, 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.

8. Sheet A-3, EIFS. Please note that the current evaluation report number for Western 1-Kote stucco is ICC ESR-1607 and that a copy of the evaluation report is to be available on site at the time of inspections. 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.

9. Sheet A-2, Roof Ventilation. Please provide roof ventilation calculations and the number, type(s) and locations of vents to be provided. 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.

10. Sheets A-4 and D-2, Roof Covering Type And Application And Attachment. Notes on these sheet state only that a 3-ply built up roof system is to be installed. Please provide additional information on the specific type of roof system to be installed, such as an evaluation report, or, if the roofing is to be installed in accordance with the prescriptive requirements of IRC Section 905.9, add a note to that effect. Reference IRC Sections R904 and R905.

STRUCTURAL COMMENTS:

1. Sheet A-2, Deferred Submittals. A note on this sheet states that trusses are to be deferred submittals, but the framing plans specify the size, spacing and types of pre-manufactured wood “i-joists” that are to be used. Please clarify this issue and delete the note if it does not apply.

ENERGY EFFICIENCY COMMENTS:

1. Sheets AG2 and/or MPS, Energy Conservation Information. Please provide all of the additional information necessary to demonstrate compliance with the energy conservation requirements of Chapter 11 of the 2003 IRC and/or the 2003 International Energy Conservation Code (IECC) as adopted and amended by the City of Tucson. This information is to include floor and wall insulation R-values, door U-factors, solar hear gain coefficients (SHGC) for all glazing, a note regarding air infiltration requirements, duct insulation, etc.

Utilization of the RES-check software available from the U.S. Dept. of Energy on line at http://www.energycodes.gov/rescheck/ is also an option. The current version satisfies the requirements of all model codes up through the 2003 IRC and IECC. Combining the REScheck compliance certificate with the accompanying inspection checklist makes it convenient for the building inspector to verify compliance on site.

Reference IRC Section R106.1.1 and Chapter 11, Section N1102 and Tables N1102.1 and N1102.1.2.





MECHANICAL, PLUMBING AND ELECTRICAL COMMENTS:

1. Sheets M-1 and P-1, Water Heater. Sheet M-1 indicates “NO MECHANICAL” in the first story garage, but Sheet P-1 shows a water heater in the corner of the garage. Please coordinate the plans for consistency. Reference IRC Section R106.1.1.

2. Sheet M-1, Condensate Lines. Since the air conditioning unit is to be located on the roof immediately above finished space, please add to/revise the mechanical plan and/or plumbing plan notes to show that condensate drain lines are to have a minimum size of 3/4” i.d. and to note that, 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. Please also note that plastic condensate piping must be painted if exposed to sunlight and show or note the locations of termination points for the condensate drain lines. Reference IRC Section M1411.3.

3. Sheet P-1, Temperature Relief Valve Line. Please add a note or detail showing that the water heater is to be protected by a relief valve as required by IRC Section 2803.1. Relief valve lines shall not be directly connected to the drainage system, but shall be piped full size to the floor, to the outside of the building or to an indirect waste receptor inside the building. See IRC Section P2803.6.1 for details.

4. Sheet E-1, HVAC Outlet(s). Please revise the electrical plan to show a weatherproof GFCI-protected receptacle outlet within 25 ft. of the rooftop unit and the A/C condenser unit. Reference IRC Section E3801.11.

5. Sheet E-1, 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 E-1, Outdoor Lighting Information. Please provide all of the necessary information to confirm that the outdoor lighting installation for this model is to meet the requirements of the City of Tucson/Pima County Outdoor Lighting Code, including “cut sheets,” or specifications, for all proposed outdoor light fixtures, the lighting area in which the site is located, the allowable shielded, unshielded and total lumens; the actual shielded, unshielded and total lumens, and other items as required under Section 104 of the Outdoor Lighting Code.


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
06/07/2007 DELMA ROBEY OUT TO CUSTOMER Completed
06/07/2007 SUE REEVES REJECT SHELF Completed