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Permit Review Detail

Permit Number: T07CM03391
Parcel: 123061340

Review Status: Completed

Review Details: RESIDENTIAL BLDG/ZONING/ENGINE/NPPO

Permit Number - T07CM03391
Review Name: RESIDENTIAL BLDG/ZONING/ENGINE/NPPO
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
10/16/2007 MICHAEL ST. PAUL ZONING REVIEW Denied DDO comments are on the plans. The last approved site plan, the County Assessor print outs and the DDO application are with the set.
10/16/2007 MICHAEL ST. PAUL NPPO REVIEW Passed
10/19/2007 BIANCA RAMIREZ ENGINEERING REVIEW Denied DATE: October 19, 2007
SUBJECT: Garage
TO: Jim Kranis
LOCATION: 2339 E Drachman Street, T14S R14E Sec5, Ward 6
REVIEWERS: Bianca Ramirez, CFM
ACTIVITY: T07CM03391 (First Review)


RESUBMITTAL REQUIRED: Building Plan

SUMMARY: Engineering Division of Development Services Department has received and reviewed the proposed building plan for the above referenced property. Engineering Division does not recommend approval of the site plan at this time. The following items need to be addressed to the next submittal:

Building Plan:

1. Please include a response letter to the comments along with the corrected copies of the Building Plan.
2. Floodplain Use Permit required prior to approval of building plan. Apply for Floodplain Use permit and submit with second submittal. See Development Services Engineering Department for application. Note that there will be a $50.00 application fee at the time of submitting.
3. Provide any additional survey information that may be available for further assistance in determining existing grade of building site.

If you have any questions, I can be reached at 520-837-4928 or Bianca.Ramirez@tucsonaz.gov

Bianca C. Ramirez
Engineering Associate
City of Tucson/Development Services Department
201 N. Stone Avenue
P.O. Box 27210
Tucson, Arizona 85726-7210
(520) 837-4928 office
(520) 879-8010 fax
11/08/2007 KEN VAN KARSEN BUILDING-RESIDENTIAL REVIEW Denied PLAN REVIEW COMMENTS T07CM03391

Plan review for the above referenced structure 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, highlighting any changes, along with a written response to each of the noted items indicating action taken.

SCOPE OF REVIEW:
The scope of this plan review covers architectural, plumbing, mechanical, energy conservation and electrical. All code references are to the 2006 International Residential Code, 2006 International Energy Conservation Code, and Arizona State amendments to the 2006 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.

GENERAL REQUIREMENTS:
All corrections and revisions shall be made on original tracings or a finished reproducible set. Return two sets along with a set of the first submission for reference. Pen or pencil corrections on final prints will not be acceptable. To avoid delays, ensure that all corrections have been made, are complete, and have been coordinated on all applicable detail and note sheets.

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.

The City of Tucson adopted the 2006 IRC with amendments on 6/12/2007 and the 2006 UPC with amendments on 7/10/2007. All plans should reference these codes. Adopted amendments are found at: http://www.tucsonaz.gov/dsd/Codes___Ordinances/Building_Codes/building_codes.html

GENERAL NOTES:

· All code references to the International Residential Code shall be changed from 2003 to 2006 with appropriate paragraph references. (Sheet 1, 3 & 4)

SITE PLAN:

1. Show all components of structure within property boundaries (roof overhang), R106.

FOUNDATION PLANS:

1. Indicate the slope for the garage slab, R309.3.
2. Show or note a 6" minimum separation of untreated exterior posts above finished grade, R319.1.4 exception 1.
3. Locate or note anchor-bolt spacing. Minimum 7" embedment into concrete or masonry (Detail R2 & G1/3), R403.1.6.
4. Show all foundation hold-downs (referenced on G1/3) for brace wall panels, R403.1.6, R602.10.3, R602.10.6.
5. Show foundation hold-downs for brace wall panels that provide the required uplift capacity, R602.10.6. The HPAHD22 (Detail G1/3) is rated less than 1800 LBS when installed at end distance less than 8" with fewer than 23 -16d nails. Consider Figure R602.10.6.2 for bracing the 13'4" porch opening.

FLOOR PLANS:

1. Show entire floor plan labeling all rooms and spaces consistent with the site plan, R106.1.1.
2. Exterior walls with a fire separation distance less than 3-foot shall have not less than one-hour fire-resistive construction. Show compliance with R302.1 (City of Tucson Amended) by providing a section detail of materials prescribed in IBC Table 720.1(2), Items 15-1.1 to 15-1.16 for framed walls.
3. Projections shall not extend to a point closer than 2 feet from the property line, and when extending into the 3-foot fire separation distance shall have not less than one-hour fire-resistive construction on the underside. Provide notation for compliance with R302.1 (City of Tucson Amended).
4. Show that each water closet is located in a clear space not less than 30" wide (centered 15" from finished wall or fixture), R307.1.
5. Show tempered glass within 24" of doorways (bedroom window), R308.4.
6. Provide ½" gypsum board (garage side) on all walls common to the garage and house in compliance with R309.2.
7. Show the location of a minimum 22" x 30" attic access. Attic access is required if the space exceeds 30 SQ FT with a minimum of 30" of headroom, and shall be located in a hallway or readily accessible space, R807.1.

STRUCTURAL PLANS:

1. Show the porch beam size, R301.1.
2. Detail all brace wall connections from the foundation to the roof sheathing, R602.10.8 along with the appropriate tie-downs and nailing schedule, R602.10.8.
3. Provide manufacturer's calculations and data for pre-engineered trusses dated and wet-sealed by an engineer who is registered in Arizona, or note the requirement for deferred submittal, R106.1. Truss calculations shall be cross-referenced to the plans, R802.10.2.
4. Provide detail for bracing trusses at gable ends to prevent rotation and provide lateral stability, R802.10.3.

SECTIONS - DETAILS:

1. Note or detail interior wall and ceiling covering (1/2" GWB), R702.3.
2. Show the ceiling gypsum board as either 5/8" or ½" sag resistant when applied to 24" o/c ceiling framing, IRC table R702.3.5 footnote d.
3. Show fiber-cement board or glass mat gypsum backers for tiled walls in tub and shower areas, R702.4.2.
4. Show weep screeds with a minimum clearance 4" above grade or 2" above paved areas, R703.6.2.1.
5. Specify water-resistive barrier equivalent to two layers of Grade D paper over the wood based sheathing of exterior plaster wall coverings, R703.6.3.
6. Provide an attic space ventilation calculation and specify size and location of all vents needed to comply, R806.2.
7. Show a minimum 1" ventilation clearance between ceiling insulation and roof sheathing if insulation is attached to truss bottom cords and eave venting is used, R806.3. This may be accomplished w/ baffles.
8. Show location and method of flashing all wall and roof intersections, R903.2.1.

PLUMBING PLANS:

1. The City of Tucson has adopted the 2006 Uniform Plumbing Code with state amendments (ARIZONA STATE PLUMBING CODE). The plans should reference this code, or provide an isometric drainage diagram for IRC design approval.
2. Note and specify all piping materials (water), UPC 301.1.1.
3. Show the minimum water supply pipe size of ¾" for a bathroom group, UPC Tables 6-5 & 7-3.
4. Each dwelling unit requires an individual accessible water supply shut off, UPC 605.3.
5. Show the trap/trap arm size as required by Table 7-3. The minimum water closet pipe diameter is 3".
6. Show the VTR size for the water closet (Min. 2") UPC 904.0, Table 7-5.

MECHANICAL PLANS:

1. Provide heating facilities in all habitable rooms (Show AC with heat), R303.8.
2. Show compliance with R317.3 for penetrations through fire-resistance rated walls.

ELECTRICAL PLANS:

1. Provide a complete electrical riser diagram, E3303. Note the grounding and bonding method for the new sub-panel (Panel B), E3507.
2. Show the location of the sub-panel on the Electrical Plan consistent with the Site Plan, E3501.6.2 & E3501.7.
3. Provide a minimum feeder conductor of 60 AMP for accessory structures and conductors with minimum rating of #4 copper 60 degree C, E3502.1 & E3605.1.
4. Designate the circuit number at the location of each light fixture, receptacle, appliance and equipment disconnect switch (include the smoke detector), E3603.5.
5. Show sub-panel feeder conductor and conduit sizes (Panel B), E3605.
6. Show sub-panel feeder over-current protection (Panel A), E3605.5.
7. The Bathroom receptacle shall be on a separate (dedicated) 20 AMP circuit with no other outlets, E3603.4.
8. Note that an arc-fault circuit interrupter shall protect bedroom outlets including receptacles, lights and smoke detectors (circuit 18 & 19), E3802.12.

OUTDOOR LIGHTING CODE

1. Show compliance with City of Tucson Outdoor Lighting Code with an approved lighting calculation in accordance with OLC 3.1.2. Include all exterior fixtures on the property in the calculations. Or, show the fan light fixture as Full Cut-Off style.

INTERNATIONAL ENERGY CONSERVATION CODE:

1. Tucson is in climate zone 2B. The simplified prescribed energy values for glazing and skylights is U=0.75, ceiling R=30 and walls R=13. Mass wall requirement is R=4 when 50% of insulation is exterior and R=6 when applied interior, N1102.1.
2. Show the "R" values of insulation, as well as the "U" factors of the windows and doors on the plans as well as the solar heat gain coefficient SHGC minimum value of 0.40 on the drawings, N1101.2.

If you have any questions please contact:
Ken Van Karsen
(520) 837-4912
City of Tucson Residential Plan Review

Final Status

Task End Date Reviewer's Name Type of Review Description
11/19/2007 THAUSER1 OUT TO CUSTOMER Completed
11/19/2007 SHANAE POWELL REJECT SHELF Completed