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Permit Review Detail

Permit Number: T07CM04678
Parcel: 11613116G

Review Status: Completed

Review Details: RESIDENTIAL BLDG/WWM

Permit Number - T07CM04678
Review Name: RESIDENTIAL BLDG/WWM
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
01/14/2008 SUNRISE ENGINEERING 2ND PARTY REVIEW REVIEW Denied CITY OF TUCSON - FIRST CHECK
City of Tucson No. T07CM04678
Sunrise Job No. 02648.0030


January 11, 2008

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

Re: Plan Review: Gamez Residence
Address: 635 North Avenida de Suenos

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: One (1) copy (11 sheets, 1 – survey), not dated, preparer not stated.
2. Structural Calculations: One (1) copy beam software printouts for lintels and beams.
3. Truss Drawings: None provided.
4. Geotechnical (Soils) Report: None provided.
5. Other: One (1) copy REScheck compliance certificate, not dated or signed, and two (2) copies exterior light fixture information.
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:
Prefabricated wood roof trusses.
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: 1,769
2-Car Garage: 316
Storage/Laundry: 112
Covered Entry/Rear Porch: 932
Total Area Under Roof: 3,129

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. Sheet 7, Unused Keynotes. It appears that some of the keynotes on this sheet do not apply and are not being used, including those that refer to a stucco system, Monier roof tile and a transom window. Please cross out or delete these and any other unused notes or details.

2. Sheet 8, 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.

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. 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. Sheet 3, Safety Glazing. Please specify that approved safety glazing is to be provided in the sliding glass door, in the window in the tub enclosure for Bath 2 and in the window in the Master Bath. Reference IRC Sections R106.1.1, R308.4(2.), R308.4(5.) and ARS § 36-1631.

2. Sheet 3, 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.

3. Sheet 4, 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.

4. Sheet 1 or 6, 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.

5. Sheet 4, Fireblocking. Please add a note and/or details stating that, for the interior walls, 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.

6. Sheet 5 or 6, 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.

7. Sheet 6, Roof Covering Application and Attachment. A detail on this sheet notes that a single layer of 15-lb. felt is to be applied under the shingles on the 3:12 pitch roof. IRC Section R905.2.2 notes that, for roof slopes from two units vertical in 12 units horizontal (2:12) up to four units vertical in 12 units horizontal (4:12), double underlayment application is required in accordance with Section R905.2.7. Please revise the plans to reflect this requirement.

STRUCTURAL COMMENTS:

1. Sheet 2, Surface Drainage. Please add a note or detail confirming that surface drainage is to be diverted so as to not cause a hazard or damage to the structure. Lots are to be graded a minimum of six (6) inches within the first ten (10) feet (or in accordance with the soils report) so as to drain surface water away from foundation walls. Reference IRC Section R401.3.

ENERGY EFFICIENCY COMMENTS:

1. REScheck Certificate and Inspection Checklist. Please complete the site, owner/agent and designer/contractor information on the REScheck certificate and sign and date it. The inspection checklist that accompanies the certificate should also be submitted for use.

2. Sheet 8, Duct Insulation. Please add a note 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 8, Condensate Lines. Please revise the mechanical plan and/or plumbing plan to show that condensate drain lines are to be 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 10, Hose Bibbs. Please add a note to confirm that all hose bibbs are to be equipped with integral backflow preventers. Reference IRC Section P2902.3.3.

3. Sheet 9, Kitchen and Dining Area Receptacles. Please add a note and/or revise the panel schedule to confirm that two (2) or more 20-amp small appliance circuits are required in kitchens. Reference IRC Section E3603.2.

4. Sheet 9, Hallway. Please add a receptacle outlet in the hallway that is greater than 10 feet in length. Reference IRC Section E3801.10.

5. Sheet 9, AFCI Protection. 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 add a note to match the current code language. Reference IRC Section E3802.12.

6. Sheet 9, Boxes at Ceiling Fan Outlets. The wording in the 2006 IRC has been revised, 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. Please add a note stating this requirement. Reference IRC Section E3805.9.

7. Sheets 9, 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. The wall-mounted exterior light fixtures should be marked as “WP” on the electrical plans. Reference IRC Section E3805.11, E3902.8 and E3903.8.

INCLUSIVE HOME DESIGN COMMENTS:

1. General Inclusive Home Design Requirements. Please add notes summarizing the requirements of the City of Tucson Inclusive Home Design Ordinance #10463.

2. Sheet 1 and 3, 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 2, Step. It is not clear from the foundation plan whether or not there are to be steps at the exterior doors. Please revise the plans to confirm that an accessible “no-step” entrance is to be provided in at least one location. Reference the City of Tucson Inclusive Home Design Ordinance.

4. Sheet 3, Minimum Door Sizes. Please revise the plan to show that the interior route through the dwelling is accessible, including doors with a minimum width of 2 ft. 8 inches (or a minimum clear opening width of 30 inches) leading to at least one set of bathroom facilities. Reference Tucson Inclusive Home Design Ordinance Sections 1003.3.3 and 1003.5.2.

OUTDOOR LIGHTING CODE COMMENTS:

1. Sheet 9, 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. Since this is a standard model plan, it may be appropriate to use the “worst case,” or smallest, potential lot size. Reference the 2006 City of Tucson/Pima County Outdoor Lighting Code Sections 102.4, 104 and Chapters 1 – 4.

2. Sheet 9, Floodlight Aiming. Please add a note stating that floodlights are to be aimed no higher than 45 degrees to the horizontal (halfway between straight down and straight to the side) when the source is visible from any adjacent residential property. Reference note 6, Table 5.1, 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
01/15/2008 GERARDO BONILLA OUT TO CUSTOMER Completed
01/15/2008 SHANAE POWELL REJECT SHELF Completed