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Permit Review Detail

Permit Number: T07CM04725
Parcel: 13219067E

Review Status: Active

Review Details: RESIDENTIAL BLDG/WWM

Permit Number - T07CM04725
Review Name: RESIDENTIAL BLDG/WWM
Review Status: Active
Review Date Reviewer's Name Type of Review Description Status Comments
01/22/2008 SUNRISE ENGINEERING 2ND PARTY REVIEW REVIEW Denied CITY OF TUCSON - FIRST CHECK
City of Tucson No. T07CM04725
Sunrise Job No. 02648.0033


January 22, 2008

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

Re: Plan Review: Moreno Residence
Address: 4834 South Bentley 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, 1 – 10), not dated, preparer not stated.
2. Structural Calculations: None provided.
3. Truss Drawings: None provided.
4. Geotechnical (Soils) Report: None provided.

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 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) 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, 1st Story: 1,617
Livable Area, 2nd Story: 1,626
Total Livable: 3,243
3-Car Garage: 625
Covered Patio, Front: 95
Total Area Under Roof: 3,963

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, 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 1, Sheet Index. Sheets 3 and 4 in the plans sets are reversed from the order indicated in the sheet index. Please coordinate the sheet index with the plans sets.

2. Sheet 6, Complete Plans. The plans do not appear to include a left elevation for the proposed structure. Please revise the plans to provide a left elevation for review. Reference IRC section R106.1.1.

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 side lites adjacent to the front entry door and in the 1630 window in the upstairs bathroom. Reference IRC Sections R308.4(6.) and ARS § 36-1631.

2. Sheet 4, 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. Sheets 2 and/or 4, 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.

4. Sheet 4, Under Stair Protection. Please revise the plans to confirm that the enclosed accessible space under the stairs is to have walls, under stair surface and any soffits protected on the enclosed side with ½” gypsum board. Reference IRC Section R311.2.2.

5. Sheet 4, Stair Headroom. Please add a note stating that the minimum headroom requirement is 6’-8” or a detail showing that this requirement is to be met. Reference IRC Section R311.5.2.

6. Sheet 4, Riser Height. Please add a note and/or detail stating that the maximum allowable riser height is 7 ¾ inches and that the variation within the stair run is not to exceed 3/8-inch. Reference IRC Section R311.5.3.1.

7. Sheet 4, Handrails. Please revise the plans or add a note or detail confirming that handrails are to be provided at stairs with four or more risers in accordance with IRC Section R311.5.6.

8. Sheet 4, Guards. Please clarify that the minimum guard height is to be at least 36 inches and that, if open guards are to be installed, the openings may not allow the passage of a 4-inch-diameter sphere. See IRC Section R312 for details.

9. Sheet 5, 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.

10. 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.

11. Sheet 6 or 7, 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. Sheet 5, Roof Ventilation. The roof ventilation information calculation uses 3,963 square feet, which is the total area under roof figure and exceeds the roof area that is required to be ventilated. In addition, it does not appear that any ventilation is proposed to be provided for the roofs of the one-story portion of the garage and the front covered patio. Please also provide the size and net free ventilating area for the proposed full screen eave vents. Reference IRC Section R806.

13. Sheet 6, Roof Covering Application and Attachment. Detail 1 on this sheet notes “ASPHALT SHINGLES OV /BUILT-UP ROOF.” Please revise the plans to clarify this issue and to note that the roof covering is to be installed in accordance with IRC Section 905.2 and the manufacturer’s installation instructions.

14. Sheets 4 and 8, Fireplace. Please add a note confirming 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.

15. Sheets 4 and 8, 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. Sheet 5, Header and Beam Sizing. Header or beam sizes do not appear to be provided for several of the openings shown on the framing plan. Please revise the framing plans to show header or beam sizes for all openings. Reference IRC Section R602.7.

2. Sheet 3, Holdowns. It is not clear from the shear wall plan that the minimum prescriptive requirements of IRC Section R602.10 are to be met. An example is the provision of only one HPAHD22 in the panel adjacent to the garage door and closest to the dwelling. Normally, holdowns are provided only in pairs, one at each end of a braced wall panel, so that lateral forces will not cause the panel to rotate. In addition, no braced wall panels or holdowns appear to be proposed for the three (3) narrow panels at the front of the garage. Please revise the plans to clearly show that the proposed structure meets the minimum requirements of IRC Section R602.10. As an alternative, a lateral analysis prepared and stamped by a design professional licensed in the State of Arizona (registered architect or engineer) may be provided, with the results of the calculations transferred to the plans as braced wall panels with nailing, strapping and holdowns as specified in the lateral analysis.

3. Sheet 3, Alternate Braced Panels. It appears that alternate braced wall panels (panels less than 4’-0” wide) are required at a number of the wall panels. For instance, there are three (3) panels proposed on the front wall of the garage with widths of 1 ft. 0 inches, 1 ft. 6 inches and 1 ft. 9 inches, respectively, but none of these panels are labeled as braced wall panels and none of them are proposed to be provided with holdowns. There are a number of other panels that are also less than the minimum 2’- 8” width for a standard alternate braced wall panel. Please clarify and revise the plan as necessary to meet the minimum prescriptive requirements of IRC Section R602.10 or provide a lateral analysis prepared by a design professional licensed by the Sate of Arizona to confirm that the proposed design meets minimum IRC and IBC requirements. Reference IRC R602.10.6.

ENERGY EFFICIENCY COMMENTS:

1. Sheet 7, Insulation Values. Please revise the plans to note that the ceiling insulation is to be at least R-30 in accordance with the minimum values required in IRC Table N1102.1 for Climate Zone 2.

2. Sheet 9, 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. Sheets 8, Gas Pipe Sizing. Please provide the individual and total Btuh and/or CFH ratings for all of the proposed gas-fired appliances. Reference IRC Sections R106.1.1 and G2413.

2. Sheet 8, Gas-Fired Barbecue. Please add a note stating that the BBQ is to be listed for its purpose, including outdoor installation, and that its installation is to be in accordance with its listing, including required clearances to combustible materials. Reference IRC Sections G2406.3 and G2447.1.

3. Sheet 10, Bonding. Please add to or revise a note or detail confirming that metallic gas piping is also to be bonded in accordance with IRC Section E3509.

OUTDOOR LIGHTING CODE COMMENTS:

1. Sheet 10, Fixture Information. Please provide the specifications, or a “cut sheet,” for the five (5) outdoor wall lanterns that are proposed to be installed on the exterior of the dwelling. Reference 2006 City of Tucson/Pima County Outdoor Lighting Code Section 104.2.


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.
12/24/2007 GERRY KOZIOL WWM REVIEW Denied PROPERTY DOES NOT FRONT PUBLIC SEWER

Final Status

Task End Date Reviewer's Name Type of Review Description
01/23/2008 CPIERCE1 OUT TO CUSTOMER Completed