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Permit Review Detail

Permit Number: T07CM03607
Parcel: 116300450

Review Status: Completed

Review Details: RESIDENTIAL BLDG/ZONING/ENGINE/WWM

Permit Number - T07CM03607
Review Name: RESIDENTIAL BLDG/ZONING/ENGINE/WWM
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
09/20/2007 BUREAU VERITAS 2ND PARTY REVIEW REVIEW Denied September 19, 2007 CITY OF TUCSON - FIRST CHECK
Tucson Appl. No. T07CM03607
Bureau Veritas Job No. 01007-161001.075

Troy Williams
4561 W. Annabell
Tucson AZ 85741


Re: Plan Review: Rubio Residence
Address: 1886 Twinkling Star Dr.


Dear Troy WIlliams

Bureau Veritas North America has completed a First review of the following documents on behalf of the City of Tucson:

Plans: One (1) set of building plans (15 sheets, C1 through 12) no dates, no stamps.

Structural Calculations: None submitted with this review.


These documents were reviewed only for their conformance to the provisions of the 2006 International Building Codes (i.e., State of Arizona and Tucson amended 2006 IRC, 2006 IMC, 2005 NEC and 2006 IPC).

Please submit an itemized response letter and required number of complete and revised documents with all revisions clouded.


Sincerely,

Bureau Veritas North America





Randy McCoy
ICC Plans Examiner











A. The following plan review comments are based on the City of Tucson Building Regulations and referred to the 2006 International Building Code.

B. Please respond in writing to each comment by marking the attached 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.

C. These plan review comments are based on building code items only. If site-related comments are applicable to this project, they will be generated by others (e.g., County Engineering, Public Works, Health, etc.).

GENERAL REQUIREMENTS:

All plans must be designed to the 2006 IRC

Provide energy calculations to illustrate energy efficiency. Compliance to chapter 11 shall be demonstrated by either meeting the requirements of the International Energy Conservation Code or meeting the requirements of this chapter.

Provide the following note: An insulation certificate will be required at time of final inspection. IRC Section N1101.3.


STAIR REQUIREMENTS:

Provide detail showing stair connection and stringer sizes.

Show the stair handrail. Note that it is to be 1 1/4 inches and 2 5/8 inches in diameter and between 34 inches and 38 inches above the nosing of the tread. IRC Section R315.

The maximum riser height shall be 7 3/4 inches and minimum tread depth shall be 10 inches. IRC Section R314.2.

The minimum headroom in all parts of the stairway shall be not less than 6 feet 8 inches measured vertically from the slope plane adjoining the tread nosing or from the floor surface of the landing or platform. IRC Section R314.3.

Two or more stair risers shall have at least one handrail. Handrails shall be provided on at least one side of the stairs, be continuous the full length of the stairs, and have minimum and maximum heights of 34 inches and 36 inches, respectively, measured vertically from the nosing of the treads. The handgrip portion of handrails shall have a circular cross section of 1 1/4 inches minimum to 2 5/8 inches maximum; edges shall have a minimum radius of 1/8 inch. IRC Section R315. Show handrail detail.

The minimum height of guards shall be not less than 36 inches. IRC Section R315.2.

FIREPLACE REQUIREMENTS:

Factory built fireplaces (zero clearance) shall be listed by an approved listing agency and installed in accordance with conditions of the listing and shall be tested in accordance with UL 127. IRC Section 1004.1.


FOUNDATION PLAN COMMENTS:

Note and specify surface drainage. IRC Section R401.3.

Provide note: Footings shall be on undisturbed soil or approved fill IRC Section R403.

Show required holddowns, as specified on lateral design or as required for all alternate braced wall panels, on the foundation plan


FRAMING PLAN COMMENTS:

Note on the plan all lumber shall bear an approved grading stamp. IRC Section 502.1, R602.1 and R802.1.

Specify lumber grade, species and size of members. IRC Section R602.

Specify design criteria: floor and roof live and dead loads. IRC Section R301.

Indicate all post sizes. IRC Section R601.2

Headers and beams must be within the span limitations of IRC Table R502.5.1 (1) and (2).

PLUMBING COMMENTS:

Provide a gas isometric with length of line (horizontal and vertical) to each appliance, BTU demand of each appliance, size of each branch, total demand and size of the meter.

Specify materials for waste, water and gas pipes.

Provide a detail for island sink venting IRC Section P3112.

Note and specify that shower area walls shall be finished with a non-absorbent surface to a height of six feet above the floor. IRC Section R307.2.

ELECTRICAL COMMENTS:

Provide bonding to the interior water piping and above ground portion of gas piping systems. IRC Section E3509.



END OF REVIEW COMMENTS
09/24/2007 ANDREW CONNOR NPPO REVIEW Denied 1. Each lot within Wildcat Pass must submit a separate NPPO plan.

2. The NPPO shall include an inventory and analysis of all plants listed as Federal Endangered Species, all Saguaros, and all Ironwoods designated as Protected Native Plants according to Sec. 3.8.5. Preservation and mitigation requirements for these genus and species shall conform to Sec. 3.8.6. The NPPO plan prepared shall Including an aerial photograph, taken in minimum scale of 1" = 60' Place NPP / landscape mitigation table, and aerial photograph on separate sheet measuring at least 24" x 36" indicating scale with the following information:

§ Limits of all areas to be graded.

§ Location of NUOS area

§ Fencing requirements as specified in Development Standard 2-06.2.2.F.


Include the location, size, color, and textural treatment of all retaining walls, riprapped slopes, or other constructed means of slope stabilization must be shown on one (1) of the plans submitted. Vegetation retention and re-vegetation should be used in conjunction with riprapping.
09/26/2007 STEVE SHIELDS ZONING REVIEW Denied DSD TRANSMITTAL

FROM: Steve Shields
Lead Planner

PROJECT: Rubio Residence
1886 S. Twinkling Star Drive
T07CM03607 & T07BU01858
Site/Grading Plan (1st Review)

TRANSMITTAL DATE: September 26, 2007

COMMENTS: Please resubmit revised drawings along with redlines and a response letter, which states how all Zoning Review Section comments regarding the Land Use Code and Development Standards were addressed.

1. Provide building setback dimensions to all property lines on the site/grading plan.

2. This grading plan cannot be approved until Engineering and Landscape sections have approved the site plan.

3. Zoning is available to provide an over the counter review once the above comments have been addressed.

If you have any questions about this transmittal, please contact me at Steve.Shields@tucsonaz.gov or (520) 873-4956

I:\planning\site\T07BU01858.doc

RESUBMITTAL OF THE FOLLOWING IS REQUIRED: Revised site/grading plan and additional requested documents
10/01/2007 GERRY KOZIOL WWM REVIEW Approved
10/15/2007 JASON GREEN ENGINEERING REVIEW Denied DATE: October 17, 2007
SUBJECT: New Single Family Residence- Engineering Review
TO: Troy Williams
LOCATION: 1886 S Twinkling Starr, T14S R13E Sec20 Ward 1
REVIEWERS: Jason Green, CFM
ACTIVITY: T07CM03607 (Site Plan) and T07BU01858 (Grading Plan)

SUMMARY: Engineering Division of Development Services Department has received the proposed site plan and grading plan. Engineering Division has reviewed the submitted site plan and grading plan and does not recommend approval at this time. The following items need to be addressed:


SITE PLAN:

1) DS Sec.2-02.2.1.A.5: Provide the dimension and bearing for the front property line per the final plat, Book 59, Page 41.

2) DS Sec.2-02.2.1.A.11: Provide the width for the proposed driveway and curb cut location. The maximum driveway width allowed is 20-foot and verify that the proposed driveway is separated from adjacent driveways by a 12-foot separation.

3) DS Sec.2-02.2.1.A.12: Provide the dimensions and label the existing curb and sidewalk located along Twinkling Starr Drive. Label existing curb as either wedge or vertical.

4) DS Sec.2-02.2.1.A.12: Revise the site plan to verify that all slopes along the driveway entrance and sidewalk transitions meet ANSI requirements. Refer to DS Sec3-01 Figure 4 for the maximum cross slope for the sidewalk and required handicap ramp. All handicap ramps must be constructed with truncated domes and must be indicted on the proposed site plan with a note or a detail.

5) DS Sec.2-02.2.1.A.16: Label on the site plan the percent slope for the proposed cut slope. Cut slope must be stabilized to be in conformance with DS Sec.9-04.3.3. Provide the percent slope on the detail and provide symbols in plan view to show the direction of the cut slope.

6) DS Sec.2-02.2.1.A.16: Revise the site plan so that the finished floor elevation (FFE) in plan view and detail view match.

7) DS Sec.2-02.2.1.A.16: Revise the site plan to show filter fabric under the proposed riprap along the interceptor swale that is shown in the detail.

8) DS Sec.2-02.2.1.A.18: Revise the site plan to label Twinkling Starr as a private road and Common Area "B" per the final plat, Book 59, Page 41.

9) DS Sec.2-02.2.1.A.20: Revise the site plan to label and dimension the 1-foot no access easement in plan view (key note #1) along the northwest property boundary.

10) DS Sec.2-02.2.1.A.20: Revise the site plan to provide the survey information, per Book 59, Page 41, for the platted natural undisturbed open space (NUOS) that is depicted along the northeast portion of the lot.

11) DS Sec.2-02.2.1.A.23: Provide on the site plan the datum reference used to establish the existing and proposed topographic contours and provide a Bench Mark based on City of Tucson Datum, including City Field Book and Page number.

12) DS Sec.2-02.2.1.A.27: Provide on the site plan any proposed walls, fences or vegetation for screening by type, material, height, location and spacing. All requirements within DS Sec.9-04 must be satisfied.

13) DS Sec.2-02.2.1.B: Verify that all key note in the legend are shown in plan view, if the keynote does not apply it must be removed from the legend to prevent confusion. Revise the typographical error "Ledend" with the correct Legend.

14) DS Sec.2-02.2.1.C: Review and approval of the NPPO plan by the landscape division is required. Refer to comments posted under Landscape review.

15) DS Sec.9-04.3.1.A.1: Revise the site plan to clearly show the limits of grading. Per the site plan there are 2 limits of disturbances shown. One is referenced by keynote #6 and the other by a dashed line that is called out in plan view. Clearly show the limits of disturbance and verify that the limits will be staked and fenced as required.

16) DS Sec.9-04.3.1.A.2: Revise the site plan to include a note or verbiage in the call out that states "Temporary Fencing is required along the NUOS delineation in order to prevent encroachment into this area"

17) DS Sec.9-04.3.1.B.5: Revise the site plan to verify that all cut and fill slopes meet the HDZ and Geotechnical Report requirements and will be either revegetated or protected by constructed means such as riprapping or retaining walls. Refer to DS Sec.9-04.3.2.B and DS Sec.9-04.3.3 for methods of slope stabilization.


GRADING PLAN:

18) DS Sec.11-01.2.1: A grading permit has been submitted for this project due to the HDZ design review and the cut and fill quantities. A grading permit may not be issued prior to site plan approval. The grading plan will be reviewed for approval once all comments associated with the site plan and HDZ design have been addressed. Subsequent comments may be necessary, depending upon the nature and extent of revisions that occur to the site plan.

19) Please ensure that any future grading plan will be consistent with the site plan and geotechnical report. Grading standards may be accessed at: http://www.ci.tucson.az.us/dsd/DevStandsTOC.pdf

20) Provide a general note on the site plan that references the City of Tucson Development Standard 11-01.0 (excavation and grading requirements).


GEOTECHNICAL REPORT: Provide a copy of the Geotechnical Report referenced in General Note #15.

21) DS Sec.10-01.3.3.5.1.3.a and 10-02.14.2.6: Verify that the following items are addressed within the report for further review.

a) The soils report shall provide identification / assessment of any potentially hazardous geotechnical areas, and state any geotechnical recommendations and whether there are special provisions for the soil preparation for this development.

b) Provide slope stability recommendations for any proposed constructed slopes.


GENERAL COMMENTS:

Please provide a revised site plan, grading plan, and a geotechnical report that address the comments provided above. Include a comprehensive response letter addressing in detail responses to all of the above comments.

Further comments may be generated upon resubmittal of the site plan, grading plan, and geotechnical report reviews.

For any questions or to schedule a meeting, call me at (520) 837-4929.


Jason Green, CFM
Senior Engineer Associate
Engineering Division
Development Services

Final Status

Task End Date Reviewer's Name Type of Review Description
10/25/2007 THAUSER1 OUT TO CUSTOMER Completed
10/25/2007 THAUSER1 REJECT SHELF Completed