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Permit Review Detail

Permit Number: T10CM02833
Parcel: 115022400

Address:
449 E ELM ST

Review Status: Completed

Review Details: RESIDENTIAL BLDG/WWM

Permit Number - T10CM02833
Review Name: RESIDENTIAL BLDG/WWM
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
10/12/2010 GERRY KOZIOL WWM REVIEW Approved
11/18/2010 KEN VAN KARSEN BUILDING-RESIDENTIAL REVIEW Denied T10CM02833
PLAN REVIEW COMMENTS

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

SITE PLAN:

1. Indicate the location of buildings, utility meters and gas, water, electric and sewer lines from property line to building, R106.1.1.
2. Show the water pipe size between the meter to the building and point of connection for new plumbing. The supply pipe must be sized for the calculated load, 2006 IRC 2903.7.

FOUNDATION PLANS:

1. Provide a landing or floor surface at all exterior doors. A landing must be at least as wide as the door it serves and 36" in the direction of travel, R311.4.3.
2. Show 7" anchor bolt embedment into concrete, R319.1 & R403.1.6.

FLOOR PLANS:

1. Show a floor plan labeling all proposed and adjacent rooms and spaces, R106.1.1. Identify the rooms with filled or enlarged window opening.
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 and located in a hallway or readily accessible space, R807.1, or show passage between the proposed and accessible existing and attic areas.

STRUCTURAL PLANS:

1. Provide complete demo plans, R301.1. Show the materials being removed and supporting lintels or headers at the Living Room demo wall, sheet #2.
2. Roof framing spans exceeding 20 feet require a registered engineer design, ARS 32-144.A.4..
3. Provide detail for bracing trusses at gable ends to prevent rotation and provide lateral stability, R802.10.3.

SECTIONS - DETAILS:

1. Show exterior wood siding, sheathing and wall framing with a 6" clearance above the ground, R319.1 item 5. Add above grade clearance dimensions on Detail B/7.
2. 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.
3. Show fiber-cement board or glass mat gypsum backers for tiled walls in tub and shower areas, R702.4.2.
4. Show the weep screed with a minimum clearance 4" above grade or 2" above paved areas, R703.6.2.1. This may require a design with concrete stems.
5. Specify water-resistive barrier equivalent to two layers of Grade D paper over the wood based sheathing of exterior plaster wall coverings, R703.6.3.
6. Clarify the placement of ceiling/roof insulation for determining the need for attic ventilation, R806.
7. Calculate the attic ventilation using 1 to 150 of attic area in compliance with R806.2. Provide appropriate upper and lower space vents when applying the reduced area calculation. Account for the existing attic space if removing or blocking existing vents.
8. Show a minimum 1" ventilation clearance between ceiling insulation and roof sheathing over the wall and eave area if eave vents are used, R806.3. This may be accomplished w/ baffles.
9. Notate a complete roofing system including roof sheathing size, type or grade, R905.

PLUMBING PLANS:

1. Provide a revised fixture unit schedule using 2006 code values for determining required service pipe diameter, P2903.6. Those shown are not consistent with current codes.
2. Existing water pipes may require replacement to larger sizes as determined by the combined existing and new fixture count, P2903.7. Show a 1" service pipe between the meter and point of new connection. An existing undersized pipe requires upgrading.
3. Provide a gas line isometric showing the point of connection and size the supply pipe for the connected demand. Include the BTU demand and length of line to each gas appliance sharing a supply line, size and length of each branch, and the total demand and total developed length from the meter to the most remote appliance on the system, Table G2413.4(1). Existing gas pipes may require upgrading with this system alteration.

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 minimum 16" diameter duct and 180 SQ IN register.

ELECTRICAL PLANS:

1. Show locations of smoke alarm, R313. Notate that all smoke alarms must be interconnected with a power source from the building wiring, and be equipped with battery backup. When ceiling finish materials are removed in existing construction, existing bedrooms be in compliance. When ceiling finish materials are not removed, existing bedrooms may be equipped with battery operated smoke alarms, R313.2.
2. Smoke alarms are required outside each separate sleeping area, R313.2. Show a smoke alarm on the outside of the bedroom door.
3. Interior alterations require the installation of smoke alarms at existing bedrooms, R313.2.1. Provide notation if existing or proposed.
4. Provide an electrical riser diagram, E3303. Notate the grounding and bonding method, E3507. Metallic gas lines must be bonded and not be used as the primary grounding method, E3508.
5. Revise the panel schedule showing wire size of each circuit or notate the wire size for each protection rating, E3602.2.
6. Designate the circuit number at the location of each light fixture, receptacle, appliance and equipment disconnect switch consistent with the panel schedule, E3603.5.
7. Show a GFCI receptacle outlet on the same level within 25' of exterior HVAC equipment, E3801.11.
8. Protect bedroom outlets including receptacles, lights and smoke detectors with combination type arc-fault circuit interrupters, E3802.12.
9. Show weatherproof covers at electrical boxes in damp or wet locations, E3805.11.
10. Show or notate a circuit for the water heater control device if needed, E4001.5.

OUTDOOR LIGHTING CODE

1. Show compliance with City of Tucson Outdoor Lighting Code with an approved lighting calculation in accordance with OLC 3.1.2. Include all exterior fixtures on the property in the calculations.
2. Provide spec sheets for all full cut-off fixtures showing the lamp type, placement and fixture wattage. All other fixtures are assumed to be unshielded (non-FCO style). Fixtures are only exempt from the total lumen budget if both of the full cut-off FCO style and located under overhangs, OLC 5.1.2.

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

Final Status

Task End Date Reviewer's Name Type of Review Description
12/03/2010 CPIERCE1 OUT TO CUSTOMER Completed
12/03/2010 SUE REEVES REJECT SHELF Completed