Permit Review Detail
Review Status: Completed
Review Details: RESIDENTIAL BLDG/ZONING/ENGINE/WWM
Permit Number - T10CM02581
Review Name: RESIDENTIAL BLDG/ZONING/ENGINE/WWM
Review Status: Completed
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 09/21/2010 | ANDREW CONNOR | NPPO | REVIEW | Denied | This site is subject to the following Overlay Zone Vegetation Retention criteria: CITY OF TUCSON DEVELOPMENT STANDARD NO. 9-01.0 HILLSIDE DEVELOPMENT SITE IMPROVEMENT Add the following notes to site plan (Including heading): A. Vegetation Retention. 1. Existing trees with four (4) inch or greater trunk diameter and cacti will be preserved in their original locations, except for building sites and access and utilities serving building sites. 2. When retention of the above trees and cacti in their original locations is not possible due to building site location, the trees and cacti will be salvaged and replanted in areas requiring re-vegetation, whenever possible. B. Re-vegetation. All cut or fill slopes, which are no steeper than three (3:1) and all utility trenches or septic leaching fields which are not located in parking or driveway areas will be re-vegetated in compliance with the following requirements. 1. All plants used in re-vegetation must be the same as the native vegetation on the site or any adjacent site prior to grading or clearing. 2. Re-vegetation will be accomplished with the following minimum requirements for plants. a. Native trees, a minimum of fifteen (15) gallon size with a minimum trunk diameter of two (2) inches measured at the soil level, or large specimen cactus will be placed at the same vegetation density found on the site prior to any clearing, grubbing, or grading. b. Seeds for trees, desert shrubs, and grasses will be planted with a density adequate to control erosion and may use one of the following methods of planting or any other method approved by the Zoning Review Section at DSD. 1) Raked into the soil with appropriate mulch materials; 2) Hydro-seeding; 3) Anchored mulches; or 4) Established on jute, rolled straw, or similar material. C. A temporary watering system must be installed until the re-vegetation materials is established. D. NPPO pre permit inspection is required prior to grading inspection can be scheduled by calling IVR system and entering inspection code 09015 or calling Landscape Field Representative directly @ 837-4950 E. Grubbing, grading, and clearing are to occur only within the areas identified on the grading plan and staked on the site or lot. The limits should include all cut and fill areas, leach fields, septic tanks and future development areas identified F. The portions of the site or lot to be left ungraded are to remain undisturbed and are not to be used for stockpiling of materials or excess fill, construction vehicle access, storage of vehicles during construction, or similar uses. G. Development other than hiking trails will not be permitted within the legally described boundaries of the natural area. 3. 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. |
| 09/21/2010 | DAVE MANN | FIRE | REVIEW | Denied | Per section 503.1.1, building must be within 150' of fire apparatus access road. Additionally, slope of road is too steep to allow access. Therefore, fire sprinklers are required. |
| 09/27/2010 | MICHAEL ST. PAUL | ZONING | REVIEW | Denied | CDRC TRANSMITTAL FROM: Michael St.Paul, Planning Technician PROJECT: T10CM02581 (T10BU01433 Grading) 3594 West Starr Pass Estates Court New SFR TRANSMITTAL: September 27, 2010 COMMENTS: Please attach a response letter with the next submittal, which states how all Zoning Review Section comments regarding the Land Use Code and Development Standards were addressed. This site is located in the SR Zone (LUC Section 2.2.4). The Development Designator is "C" (LUC Section 2.2.4.2.A.1) and the Perimeter Yard Indicator is BB (LUC Sections 3.2.3.1.A and 3.2.6.4). Provide all the site plan information on the site plan sheet as shown on the plot plan instruction/model. The lot coverage calculations are not required in this zone. Provide the address, the zone and the zoning of the adjacent lots. Clearly depict the access easement along the north property line and remove any encroachment within the easement. The Grading Plan must be approved for site plan approval. Please be aware that additional comments may be necessary relative to information provided with subsequent submittals. |
| 09/27/2010 | LOREN MAKUS | ENGINEERING | REVIEW | Denied | September 28, 2010 T10BU01433 - Grading T10CM02581 - Plot Plan Please address the following comments: 1. The proposed driveway as shown requires cuts of as much as 20 feet. In order to stay within the proposed grading limits, the cut slopes will be nearly vertical. Provide a geotechnical report to identify any special requirements for this cut. 2. Include the cut and fill volume for the driveway in the cut and fill quantities. 3. The geotechnical report should address the preparation of the slope for acceptance of the fill, including benching. 4. Provide an interceptor swale around the up-hill side of the house to divert stormwater around the house. 5. For each of the retaining walls, provide representative grades at each side of the wall. 6. Provide cross section details for the project. Provide one representative east/west section and one representative north/south section as well as a section of the driveway showing uphill and downhill slope treatment. 7. The detail for the retaining wall adjacent to the pool is labeled "not to be used for swimming pool." Revise the plan to provide a structural wall adjacent to the pool or indicate that the wall in this area will be by separate permit and separate design. 8. Clearly indicate that there will be no development in the access easement or provide written concurrence from the beneficiaries of the easement for the encroachment. If you have any questions, please contact me at loren.makus@tucsonaz.gov or 520.837.4927. Loren Makus, EIT Senior Engineering Associate |
| 09/28/2010 | KEN VAN KARSEN | BUILDING-RESIDENTIAL | REVIEW | Denied | PLAN REVIEW COMMENTS T10CM02581 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 notated 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: Show corrections and revisions 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 notate sheets. (Do not cloud the changes made for comment revisions). Incorporate changes on originals and provide two copied sets for review. 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. For initial construction: Effective 1/1/2007 the Inclusive Home Design; starting 3/1/2009 Solar Water Preparation and 7/1/2009 Solar Photo-Voltaic Preparation are required for all new SFR and duplex plans. Show the code references on the plans. Amendments to adopted codes are at the City web-site http://www.tucsonaz.gov: Planning, Building, & Business; under the Building topic; Building Ordinances and Codes; Building Codes GENERAL NOTES: " Show compliance with the Inclusive Home Design Ordinance adopted by the City of Tucson on 10/16/2007. Notate accessible route, minimum door width, changes in floor elevation, door hardware, electrical outlet reach range, grab bar reinforcement, etc. " All construction drawings submitted after June 1, 2010 for one- or two-family dwellings must provide segregated building drains for future gray water utilization, Ordinance #10579. Include both: a) dual clothes washer standpipes, one with an above grade stub-out; b) separate gray water tub/shower and lavatory drain with exterior connection to the building sewer line at 3' from foundation. SITE PLAN: 1. Show compliance with the Pool Barrier requirement by including a (proposed) barrier between the dwelling door/windows and the pool, 2006 IRC Appendix G (Amendment). FLOOR PLANS: 1. Show the garage floor direction of slope, R309.3. 2. Show the location of a minimum 22" x 30" attic access. Attic access is required for areas exceeding 30 SQ FT with a minimum of 30" of headroom, R807.1. STRUCTURAL PLANS: 1. Notate a proposed location and weight of future Solar Panel loads on the roof framing plan for verifying the truss load carrying capacity used for the engineered truss design, R301.1 & M1401. SECTIONS - DETAILS: 1. 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. 2. Show fiber-cement board or glass mat gypsum backers for tiled walls in tub and shower areas, R702.4.2. 3. Revise the masonry fireplace chimney Detail 23/D2 showing a minimum 3' height above the point where the chimney passes through the roof, R1003.9. PLUMBING PLANS: 1. Show a drain system in compliance with City of Tucson Ordinance #10579 for gray water system preparation. 2. Show an individual accessible water supply shut off for each dwelling unit, UPC 605.3. 3. Provide water hammer arresters wherever quick-closing valves are installed in a water distribution system. The devices should conform to ASSE 1010-2004. Water hammer arresters are required for clothes washer, dishwasher and refrigerator water connections, UPC 609.10. 4. Provide pipe sizes (diameter & length), average pressure and a complete fixture unit schedule UPC 610.8, Table 6-5. Show the meter size and pipe diameter between the meter and shut off valve in compliance with Table 6-6. 5. Show a water supply pipe with sufficient capacity for controlling excessive flow rates, UPC 610.3. Show a 1" pipe size supplying each water heater. 6. Provide gas pipe sizes in compliance with connected demand, UPC 1217.2, & Table 12-8. MECHANICAL PLANS: 1. Show supply and return ducts with minimum R-8 insulation (includes vented attics) except when completely located inside the thermal envelope, R1103.2.1. 2. Provide return air duct and register sizes meeting minimum requirements of 72 SQ IN/ ton, M1602. Minimum duct/register size: heat pump or air conditioner - 6 SQ IN per 1,000 BTU, M1403.1 (1 ton cooling = 12,000 BTU). Show a 18" duct size at the 3 ton unit and a 20" duct size at the 3 ton unit. ELECTRICAL PLANS: 1. Provide a panel schedule showing all connected loads, E3304.11 & E3606.2. Add an entry for the smoke detectors. 2. Show overcurrent protection not exceeding the allowable conductor ampacity, E3605.5. Revise the breaker or wire size shown for circuit #2/4M. 3. Show Bathroom receptacles on a separate 20 AMP circuit (dedicated) with outlets at no other locations, E3603.4. Circuit #12A may not serve the Pool Bath and other locations. 4. Receptacle outlets must be placed in all habitable rooms such that no wall location is more than 6' from a receptacle outlet, E3801.2. This may require a floor mounted receptacle outlet within 18" of the window wall at fixed glass panel locations, R3801.2.3. Add a floor outlet in the Dining Room. 5. Show a GFCI receptacle outlet on the same level within 25' of exterior HVAC equipment, E3801.11. 6. Show or notate a disconnect means or a locking breaker for the water heater, E4001.5. 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. Show the "R" values of insulation and the maximum "U" factors of the windows and doors on the plans, N1101.2. If you have any questions please contact: Ken Van Karsen (520) 837-4912 City of Tucson Residential Plan Review |
| 10/06/2010 | ERIC NEWCOMB | BUILDING-COMMERCIAL | REVIEW | Denied | 1. SHEET 5; SECTION "C": PROVIDE A SHEET NUMBER FOR THE DETAIL 1 INDICATED ON THE RIGHT SIDE OF THIS SECTION. 2. SHEET 6; FRAMING NOTES AND SHEARWALL SCHEDULES: CITY OF TUCSON STANDARDS REQUIRE A MINIMUM LETTERING HEIGHT OF 3/32". REVISE. 3. SHEET 6; FRAMING PLAN NOTES: NOTE 1 REFERENCES SHEET NUMBER 3 FOR SHEAR WALL AND HOLDOWN LOCATIONS. REVISE. 4. SHEET 6; FRAMING PLAN: INDICATE THE SIZE OF THE THREE BEAMS ON THE EXTERIOR SIDE AT THE GARAGE OPENINGS (INTERIOR BEAM IS A 5 IN THE SCHEDULE). 5. GENERAL: PROVIDE WRITTEN RESPONSES TO ALL REVIEW COMMENTS. |
| 10/12/2010 | CPIERCE1 | WWM | REVIEW | Needs Review |