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Permit Review Detail

Permit Number: T07CM04414
Parcel: 13604915A

Review Status: Completed

Review Details: RESIDENTIAL BLDG/WWM

Permit Number - T07CM04414
Review Name: RESIDENTIAL BLDG/WWM
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
11/21/2007 GERRY KOZIOL WWM REVIEW Approved
12/18/2007 SUNRISE ENGINEERING 2ND PARTY REVIEW REVIEW Denied CITY OF TUCSON - FIRST CHECK
City of Tucson No. T07-M04414
Sunrise Job No. 02648.0026


December 18, 2007

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

Re: Plan Review: Nguyen Residence
Address: 8810 East Perillo Place

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 (17 sheets, A0.0 – S1), not dated, by Builder Developer L.L.C.
2. Structural Calculations: Two (2) copies dated December 26, 2006 by Joseph Nihal Fernando, P.E.
3. Truss Drawings: Two (2) copies dated January 29, 2007 by U.S. Components, L.L.C. and MiTek Industries, Inc.
4. Geotechnical (Soils) Report: None provided.
5. Other: Two (2) copies REScheck compliance certificate dated November 18, 2007 by Xuan Ngo.
Deferred Submittals:
Documents for deferred submittal items shall be submitted, reviewed and approved in accordance with IBC Section 106.3.4.2 or IRC Section R802.10, as applicable. 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 2006 International Residential Code (IRC), the City of Tucson Inclusive Home Design Ordinance #10463 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.):
Livable Area: 3,694 (preliminary estimate)
3-Car Garage/Mech/Storage: 1,212 (preliminary estimate)
Covered Patio/Portico/Entry: 2,533 (preliminary estimate)
Total Area Under Roof: 7,439 (preliminary estimate)

The following plan review comments are based on the City of Tucson’s building codes and, unless otherwise noted, refer to the 2006 International Residential Code (IRC) as amended and adopted by the City of Tucson, the City of Tucson Inclusive Home Design Ordinance #10463 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. Various Sheets and Calculations, Referenced Codes. There are a number of references to earlier editions of the model codes that are not currently adopted by the City of Tucson, such as “2003 IRC,” “2003 IBC” and “2003 UPC.” In addition, there should also be a reference and notes or details regarding the City of Tucson’s Inclusive Home Design Ordinance #10463. Please correct this and any other outdated references and section cites to reflect the model codes currently adopted by the City of Tucson.

2. Sheet A0.0, Sheet Index. Sheet number “1,” “Survey Results,” is listed in the index, but does not appear to be included in the plans sets. Sheet D2 is included in the plans sets, but is not listed in the sheet index. Please coordinate the sheet numbers listing on sheet A0.0 with the plans sets so that they match.

3. Various Sheets, Drawing Scale. Many of the drawings are printed at non-standard scales, such as 1” = 15’-0”, 1” = 6’0”, etc. Please submit the drawings at standard scales, such as 1/8” = 1’-0”, 3/16” = 1’-0”, ¼” = 1’-0”, etc.

4. Sheet A0.0 or A4, Square Footage Summary. Please provide a square footage summary, including totals for livable area, garage/mechanical/storage and covered patios, entries or porches. See the preliminary estimates below.

5. Sheet M1 or P1, Manufacturer’s Installation Instructions. Please add a note stating that manufacturer’s installation instructions, as required by the IRC for listed appliances or components, shall be available on the construction site at the time of inspection. Reference IRC Section R106.1.2.

6. 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.

7. 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 A4 and S1, Minimum Glazed Openings. The floor plan does not appear to be linked to or coordinated with the window schedule, i.e., the windows on the floor plan do not appear to be numbered so that they can be identified in the window schedule. Please either provide labeling to link the windows on the floor plan to the window schedule or provide the window sizes and types on the floor plan. Reference IRC Sections 106.1.1 and R303.1.

2. Sheets A1, A2, A4 and S1, Safety Glazing. As noted in the comment immediately above, it is difficult to verify the sizes and types of windows that are proposed. Please revise the plans to clearly specify that approved safety glazing is to be installed in the following locations:
-In swinging doors (except jalousies), storm doors and unframed swinging doors.
-In fixed and sliding panels of sliding doors and panels in sliding and bi-fold closet doors.
-In doors and enclosures for hot tubs, whirlpools, saunas, steam rooms, bathtubs and showers where the bottom edge of the glazing is less than 60” measured vertically above any standing or walking surface.
-Adjacent to a door where the nearest vertical edge is within a 24-inch arc of the door in a closed position and whose bottom edge is less than 60” above the floor.
-When all of the following exist: area of a pane is greater than 9 sq. ft., bottom edge is less than 18” above the floor and top edge is greater than 36” above the floor and one or more walking surfaces are within 36” horizontal.
-All interior and exterior glazing in bathrooms must be safety glazing when the bottom edge is less than fifty-six inches above the floor level (Bathroom shall be defined as a room provided with a tub or shower.).

Reference IRC Section R308.4 and ARS § 36-1631.

3. Sheets A4 and S1, Garage-Dwelling Opening Protection. This door is listed in the door schedule as “1/2 HR,” but doors with a ½-hour, or 30-minute, rating are typically not available. Please revise the plans to 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 must also be self-closing and latching. Reference IRC Section R309.1.

3. Sheet A4, Other Penetrations. Please add a note to confirm that other penetrations of the garage-dwelling separation, such as pipes or conduit, are to be protected by filling the opening around the penetrating item with approved material to resist the free passage of flame and products of combustion. Reference 2006 IRC Section R309.1.2.

4. Sheet A3 or A4, 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 A4, Landings at Doors. A note on the floor plan indicates that the main entry doors are proposed to swing out over a 4-inch step. This is not permitted by IRC Section R311.4.3. Please revise the plans to confirm that the doors are not to swing over a step. See also the comment below regarding the requirements of the City of Tucson Inclusive Home Design Ordinance.

6. Sheet E1, Smoke Alarms. Please revise the electrical plan to add or relocate a smoke detector so that there is a detector immediately outside of the Master Bedroom. Reference IRC Section R313.2(2.).

7. Sheet F1 or F2, 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.

8. Sheet A0.0 or A1, Premises Identification. Please add a note stating that approved numbers or addresses are to be provided for all new buildings in such a position as to be plainly visible and legible from the street or road fronting the property. Reference IRC Section R321.

9. Sheet F1 or F2, 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.
Chimney fireblocking. All spaces between chimneys and floors and ceilings through which chimneys pass shall be fireblocked with noncombustible material securely fastened in place.
Reference IRC Sections R602.8 and R1001.16.

10. Sheet D1 or D2, Ceiling Gypsum Board. Please add a note and/or detail showing that, when applying a water-based texture material, the minimum gypsum board thickness shall be increased from 3/8 inch to ½ inch for 16-inch on center framing, and from ½ inch to 5/8 inch for 24-inch on center framing or ½-inch sag-resistant gypsum ceiling board shall be used. Reference IRC Table R702.3.5, foot note d.

11. Sheet A1, A2, D1 or D2, 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.

12. Sheets A1, A2 or D2, Exterior Insulation and Finish System (EIFS). If an EIFS is to be used, please provide the applicable current evaluation report or other listing approval and note that all EIFS is to be installed in accordance with the applicable evaluation report and the manufacturer’s installation instructions. EIFS is also to terminate at least 6” above finish grade. Current ICC evaluation reports are available via the internet at http://www.icc-es.org. Reference IRC Section R703.9.

13. Sheets A1, A2 and M1, Roof Ventilation. It is not clear from the information on this sheet exactly how the enclosed roof areas are proposed to be ventilated. Note that all enclosed roof areas, not just the roofs above the livable areas, are required to be ventilated. The plans state that six (6) “inlets” and six (6) “outlets,” each 20” X 15”, are to be provided. It is not clear what types of vents these are and how it is possible for them to serve the entire roof area. Please clarify this issue and revise the plans if necessary. Reference IRC Section R806.

14. Sheet A4 and/or F2, Attic Access. Please show the location and size of the attic access(es) on the plans. Reference IRC Section R807.1.

15. Sheets A1, A2, D1 and D2, Roof Covering Type and Application and Attachment. A note on this sheet states only that a “clay/cement tile” is to be used. Please provide notes and/or details confirming that the roof covering type and its application and attachment comply with IRC Sections 904 and 905. If applicable, provide an evaluation report or other listing approval for the concrete tile roof covering system. Reference IRC Sections R904 and R905.

16. Sheet A4, Fireplace. Please add a statement that the fireplace is to be tested and listed in accordance with UL 27 and installed in accordance with its listing. Reference IRC Section R1004.

17. Sheet A1, A2 and F2, Decorative Shroud. These sheets show a “6’ X 6’ FIREPLACE DECORATION CAP.” Sections R1002.2 and R1004.3 of the IRC require that any decorative shrouds may not be installed unless they are listed for use with the specific factory-built chimney and factory-built fireplace that is being used and are installed in accordance with their listing. Please provide the appropriate listing information.

18. Sheet A4, Exterior Air Supply. Please note that the fireplace is to be provided with an exterior air supply in accordance with IRC Section R1006.

STRUCTURAL COMMENTS:

1. Calculations, Referenced Code. The calculations reference the 2003 edition of the International Building Code (IBC) and the International Residential Code (IRC). Please confirm that the calculations and structural design are to meet the minimum requirements of the 2006 IBC and IRC as currently adopted by the City of Tucson.

2. Calculations and Plans, Soils Report. The plans state that a soil bearing pressure of 1,500 psf was used to design the foundation. The structural calculations state that “The Foundations have been designed on an assumed maximum allowable Soil bearing pressure as recommended in the Soils Report.” Please clarify. If a soils report is available, please provide a copy of the report for review.

3. Sheets A3, F1, F2 and D2, Engineer’s Stamp. It appears that some of the structural design and details are not “conventional” in the sense of meeting the prescriptive provisions of the IBC and the IRC, but are “designed.” If this is the case, the structural plan sheets should bear the seal of a design professional licensed by the State of Arizona as confirmation that the plans are in accordance with the results of the structural calculations. Please address this issue.

4. Review of Truss Drawings. Please provide confirmation that the structural engineer of record has reviewed the truss drawings for consistency with the structural design. Reference IBC Sections 106.1 and 106.4.3.2 and/or IRC Sections 106.1.1 and R802.10, as applicable.

ENERGY EFFICIENCY COMMENTS:

1. Sheet M1, Duct Insulation. Please revise the note on this sheet to confirm that supply and return ducts are to be insulated with insulation having a minimum value of R-8 and that ducts in floor trusses are to be insulated to a minimum of R-6. Ducts located completely inside of the building thermal envelope need not be insulated. Reference IRC Section N1103.2.1.

MECHANICAL, PLUMBING AND ELECTRICAL COMMENTS:

1. Sheet M1 or P1, Condensate Lines. Please revise the mechanical plan and/or plumbing plan 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.

2. Sheet M1 or P2, Combustion Air. Please provide details, including the size of combustion air openings, for the provision of combustion air to the water heater and the furnaces to confirm that the minimum requirements of IRC Section G2407 are to be met.

3. Sheet P1 and P2, Gas Pipe Sizing. The main gas line as it is sized on the plans does not appear to meet the minimum sizing requirements of IRC Table G2413.4(1.). With a total of 310 CFH, a one-inch line will serve a developed length of only 40 feet. Please clarify this issue and revise the plans if necessary. Reference IRC Section R106.1.1 and Chapter 24.

4. Sheet P1 or P2, Water Pipe Sizing. Please provide a summary of the water pipe sizing, including the number of each type of fixture, the number of fixture units per fisture, the total fixture units, the available water pressure range, the total developed length of the piping system and the meter and main distribution line sizes. Reference IRC Section P2903.7 and Tables P2903.6 and P2903.7.

5. Sheets A4 and P2, Island Fixture Venting. Please provide a note and/or detail to confirm that island sink venting is to comply with the requirements of IRC Section P3112.

6. Sheet E1, Wall Receptacles. Please add additional receptacle outlets in the Study, the Nook and the Family Room so that there is not more than 12 ft. between outlets. Reference IRC Section E3801.2.1.

7. Sheet E1, Island Receptacle. Please provide at least one GFCI-protected receptacle outlet at the middle island in the kitchen. Reference IRC Section 3801.4.2.

8. Sheet E1, AFCI Protection. Circuit #1 in Panel A is listed as serving “Lighting Master Bed, Master-Bath, Living Room.” This does not sound like AFCI protection consistent with the current code requirements. The AFCI 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 revise all AFCI notes to match the current code language and make any other necessary revisions to the electrical plan. Reference IRC Section E3802.12.

9. Sheet E1, Additional Locations. Please revise the electrical plan to move the switch that serves the exterior light outside of the Living Room sliding glass door to a location closer to the door. Reference IRC Section E3803.3.

10. Sheet E1, Boxes at Ceiling Fan Outlets. Please add a note reflecting the revised wording in 2006 IRC Section E3805.9, stating that outlet boxes and outlet box systems used as the sole support for ceiling-suspended fans (paddle) are to be marked by the manufacturer as suitable for this purpose and are not to support fans that weigh more than 70 lbs. Marking for boxes designed to support fans weighing more than 35 lbs. is to include the maximum weight to be supported. Reference IRC Section E3805.9.

11. Sheet E1, Damp or Wet Locations. Please revise the electrical plan to confirm that all fixtures, fittings, boxes and receptacles located in damp or wet locations, i.e., outdoor receptacle outlets, light fixtures in tubs or showers or at outdoor patios, etc.; are to be listed to be suitable for their locations. Reference IRC Section E3805.11, E3902.8 and E3903.8.

12. Sheet E1, Hydromassage Tub. Please revise the electrical plan to show an access door or panel for servicing the motor and state that bonding is to be as per IRC E4109.4. Reference IRC Section E4109.

INCLUSIVE HOME DESIGN COMMENTS:

1. Sheet A0.0 or A0.3, General Inclusive Home Design Requirements. Please provide a set of notes and/or details confirming that the dwelling is to meet all of the minimum requirements of the City of Tucson Inclusive Home Design Ordinance #10463.

2. Sheet A0.0, Accessible Route and Accessible Entrance. It is not clear from the plans if an accessible entrance is to be provided and, if so, where it is to be provided. Please revise the plans to note the location of the accessible route to the accessible entrance, the slope of the accessible route, the threshold height (not to exceed ½ inch), etc. Reference the Tucson Inclusive Home Design Ordinance.

3. Sheet A4, Step. The floor plan shows a 4-inch step at the front entry doors. Please revise the plans to either delete the step or provide an accessible “no-step” entrance in another location. Reference the City of Tucson Inclusive Home Design Ordinance.

4. Sheets A4 and S1, Door Sizes. Doors on the interior accessible route to all spaces within the dwelling are to be at least a 28 (2’-8”) nominal width in order to achieve the required 30-inch clear door width. Please revise the plans to confirm that the minimum door sizes are to be provided, including at least one bathroom with a door with a minimum width of 2 ft. 8 inches. Reference the Tucson Inclusive Home Design Ordinance.

OUTDOOR LIGHTING CODE COMMENTS:

1. Sheet E1, Outdoor Lighting Compliance Information. Please provide all of the additional information necessary to verify compliance with the 2006 City of Tucson/Pima County Outdoor Lighting Code, including the lighting zone, allowable unshielded lumens, fully shielded lumens and total lumens; proposed unshielded, shielded and total lumens and the number and type of all proposed exterior light fixtures on the property. Reference the 2006 City of Tucson/Pima County Outdoor Lighting Code Sections 102.4, 104 and Chapters 1 – 4.

2. Fixture Information. Please provide the specifications, or “cut sheets,” for all proposed exterior light fixtures on the property. Reference Section 104.2 of the 2006 City of Tucson/Pima County 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
12/27/2007 GERARDO BONILLA OUT TO CUSTOMER Completed
12/27/2007 SHANAE POWELL REJECT SHELF Completed