Permit Review Detail
Review Status: Completed
Review Details: RESIDENTIAL - BLDG/ZONING/ENGINE/WWM
Permit Number - T12CM05143
Review Name: RESIDENTIAL - BLDG/ZONING/ENGINE/WWM
Review Status: Completed
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 08/22/2012 | JASON GREEN | ENGINEERING | REVIEW | Denied | DATE: August 27, 2012 SUBJECT: 1675 W Calle Guadalajara- Remodel to an existing single-family residence & proposed patio TO: Betty Linnaus LOCATION: T14S R13E Sec27, Ward 1 REVIEWERS: Jason Green, CFM ACTIVITY: T12CM05143 (Site Plan) SUMMARY: Engineering Division of Development Services Department has received and reviewed the Site Plan (T12CM05143) for the proposed house remodel and proposed covered detached patio for the above referenced property. Engineering Division does not recommend approval of the Site Plan at this time. The subject property is located within a mapped erosion hazard setback area of the West Brach of the Santa Cruz River and adjacent to a regulatory watercourse of the Guadalajara Wash. Any improvements to the existing structure are considered a substantial improvement to an existing floodprone structure if the value of the new improvement is 50% or more than the assessed/appraised value of the existing structure. Please note that as per the Substantial Improvement & Substantial Damage Rule: A Guideline for Permitting, dated October 2003 only one 3-foot wide doorway may be provided between the common wall of the existing structure and the new improvement. If more than one 3-foot wide linking doorway is proposed for the new improvement, and/or the improvements are determined to be substantial, then the entire existing structure and improved portions of the structure must be brought into compliance by elevation of the floors 1-foot above the regulatory flood elevation. In order to help you permit the addition we will need the following information from you. 1) Provide a Floodplain Use Permit for the proposed development located within the erosion hazard setback area of the West Branch of the Santa Cruz River and the regulatory floodplain of the Guadalajara Wash. Per City Code Section 26-11.1 The city engineer shall review all of the following applications for development within a regulatory floodplain and erosion hazard areas for compliance with these regulations. 2) Provide a cost estimate, prepared by a licensed contractor or professional construction estimator, for the car port enclosure, garage addition and proposed room addition showing fair market value of the material and labor. Please refer to the relative portions of the Handbook for Arizona Communities on Floodplain Management and the National Flood Insurance Program attached to the hard copy of this letter and plans. 3) Provide an assessed or appraised value of the existing single family. The assessed or appraised value is for the structure only (excluding land value). The assessed value can be provided by the latest assessment rolls of the county assessor prior to the improvements being started or from a licensed appraiser. 4) If the cost estimate provided exceeds the 50% threshold then a hydraulic analyses performed by an Arizona Registered Civil Engineer is required to calculate water surface elevations and flow velocities during the 100-year flood event. The analysis must evaluate channel and over bank flow depths and velocities, and scour depths. The lowest finished floor elevation of the proposed enclosure and the single-family residence must be a minimum of one foot above the computed 100-year water surface elevation of the adjacent wash, evaluated at the upstream end of both of the structures. A site plan drawn to scale is needed showing the proposed building location, vertical datum used for calculating the water surface elevation, locations of hydraulic cross sections, floodplain limits, the lowest finished floor elevation for the proposed enclosure and single-family residence, and a detail of the foundation demonstrating that it is founded below the maximum scour depth. The site plan must be sealed by the engineer. 5) The proposed cover patio if enclosed by 3 walls constitutes a structure and can not be located within the erosion hazard setback area of the West Brach of the Santa Cruz River. If a detail is provided showing that the patio area is open on all sides and supported only by columns then it can be approved within the setback area and will be conditioned to remain open for the life of the structure. GENERAL COMMENTS: Please provide a cost estimate and the assessed or appraised value of the structure that address the comments provided above. Include a comprehensive response letter addressing in detail responses to all of the above comments. Further comments may be generated upon re-submittal of the site plan. For any questions or to schedule meetings call me at 837-4929. Jason Green, CFM Senior Engineer Associate Engineering Division Planning & Development Services Department |
| 08/28/2012 | MICHAEL ST. PAUL | ZONING | REVIEW | Denied | Show elevations for freestanding covered pation in rear yard. |
| 08/28/2012 | MICHAEL ST. PAUL | NPPO | REVIEW | Passed | |
| 09/05/2012 | KEN VAN KARSEN | BUILDING-RESIDENTIAL | REVIEW | Denied | T12CM05143 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. STRUCTURAL PLANS: 1. Provide a header schedule and show existing opening sizes supporting new roof consistent with Table 502.5(1) & (2). 2. Locate and identify brace wall panel materials (min 3/8" OSB) and locations along with the appropriate nailing schedule (8d @ 6" o/c edge & @12" o/c field), Table R602.3 (1). 3. Provide a braced panel within 12.5' from the end of the rear wall at the Dining Room end, R602.10.1. 4. Show the minimum hardboard sheathing thickness of 7/16", Table R703.4., or a minimum structural sheathing thickness of 5/8" for T1-11 on roof, R802.1. 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. 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 an equipment specification list including the tonnage capacity, M1302.1. 3. Clarify the location of the laundry wall supply register, M1400. The duct may not extend into the Garage. 4. Provide return air duct and register sizes meeting minimum requirements of 72 SQ IN/ ton, M1403. Minimum duct/register size: heat pump or air conditioner - 6 SQ IN per 1,000 BTU (1 ton cooling = 12,000 BTU). ELECTRICAL PLANS: 1. Provide a panel schedule showing wire size of each circuit or notate the wire size for each protection rating, E3602.2. 2. Designate the circuit number at the location of each light fixture, receptacle, appliance and equipment disconnect switch consistent with the panel schedule, E3603.5. Clarify circuit # 5, 6 & 7. 3. Show two or more 2O AMP small appliance circuits at the kitchen countertop receptacle outlets; they may also serve the breakfast room and dining room, but not other locations, E3603.2 and E3801.3 through E3801.4.5. 4. Protect bedroom outlets including receptacles, lights and smoke detectors with combination type arc-fault circuit interrupters, E3802.12. If you have any questions please contact: Ken Van Karsen (520) 837-4912 City of Tucson Residential Plan Review |