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Permit Review Detail

Permit Number: T14CM00140
Parcel: 12416092D

Address:
859 E 25TH ST

Review Status: Completed

Review Details: RESIDENTIAL - BLDG/WWM

Permit Number - T14CM00140
Review Name: RESIDENTIAL - BLDG/WWM
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
01/31/2014 KEN VAN KARSEN BUILDING-RESIDENTIAL REVIEW Reqs Change T14CM00140
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, please provide revised plans and calculations, highlighting any changes or 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 2012 International Residential Code and 2012 International Energy Conservation 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 NOTES:

" A dwelling unit providing complete independent living facilities requires compliance with design ordinances for handicap provisions, solar water, photo-voltaic and gray water preparations. Design Ordinances adopted by the City of Tucson.
" Show compliance with the Inclusive Home Design Ordinance adopted by the City of Tucson Ordinance #10463 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 SFR and Duplex plans submitted after July 1, 2009 require a solar photo-voltaic system, or future installation preparation City of Tucson Ordinance #10549 with the following provisions: 1. A 4 square feet area for (meter, disconnect & inverter) equipment adjacent to the electrical service panel or near the proposed collector panel space. 2. The best roof space available for accommodating PV solar collector panels with capacity for collector dead loading (typically 4 lbs/SF). 3. A minimum 3,800 volt-ampere PV electrical load entry on the Service Load Calculation (Show as a continuous load of 15.8 A). 4. An Electrical Panel Schedule with a 240 volt circuit breaker space labeled "reserved for Photo Voltaic". Show appropriate notation.
" All construction drawings submitted after June 1, 2010 for one- or two-family dwellings must provide gray water utilization or preparation, Ordinance #10579/11089 revised July 9, 2013. Include two clothes washer standpipes at an exterior wall, one with an above grade stub-out, and one to the building drain; also gray drain line discharge of all second story bathing fixtures through an exterior wall before connection to the building drain for future gravity distribution. Property with 200 to 400 SF of available distribution area requires one gray water fixture, and properties over 400 SF require complete compliance.

FOUNDATION PLANS:

1. Show compliance with termite treatment, R320.
2. Notate the grade away from foundations with a minimum 6" fall within the first 10', R401.3.

FLOOR PLANS:

1. Show a maximum ½" floor elevation change at a notated accessible route entrance on the floor plan, R106.1.1.
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.

STRUCTURAL PLANS:

1. Provide a complete braced wall design, R602.10, or simplified design, R602.12.
1. A design using the simplified design process requires bracing unit material of 3/8" wood structural or 1/2" fiberboard, R602.12.2. Update sheathing entries at sheet A-9, Bracing notation and sheet A-4, Gablend "1/2" black board" notation, although sheet A-8 shows 3/8" OSB.
2. Also, the bracing unit shall begin no more than 12' from the corner with adjacent edges spacing no greater than 20', R602.12.5. Update spacing entries at sheet A-9, Bracing notation.
2. Show compliance with R802.3.1 with continuous ceiling joist and collar ties in the upper third of attic space. Update sheet A-4, Ridge Overframe detail, or remove the detail if exclusively using engineered trusses.
3. Provide ceiling joist sizes and spacing in compliance with Table R802.4 if used at locations without engineered trusses. Comment related to Ridge Overframe detail.

ELEVATIONS:

1. Provide consistent roof slopes, R301.1. Sheet A-8 shows a slope different from the truss design.

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. Calculate and show 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.

PLUMBING PLANS:

1. Show a plumbing plan compliant with 2012 IRC.
2. Specify a ¾" water meter.
3. Show the water service pipe size with sufficient capacity for controlling excessive flow rates by including a water fixture total for the building, P2903.6. A minimum 1" service pipe is required for supplying water to more than 9.5 fixture units.
4. Show hot water pipe with minimum R-3 insulation, N1103.4.2.
5. Provide protection of (indoor rated water heater) equipment located outdoors with an exterior rated enclosure, G2406.3.
6. Provide a water hammer arrester for quick-closing valves serving the clothes washer, P2903.5.
7. Show an individual accessible water supply shut off for each dwelling unit, P2903.9.1.
8. Show a clean out at the kitchen sink area, State amendment.
9. Show combination drain/vent pipe sized with acceptable number of fixture units, P3111.3. (2" - 3 d.f.u. to stack or 4 d.f.u. to building drain).
10. Show compliance with the City of Tucson Ordinance #11089 with a gray water preparation system. A second clothes washer standpipe may discharge to an exterior wall discharge point for immediate usage. Show two clothes washer standpipes with one discharge opening plumbed through an exterior wall with an above grade stub-out for gray water surface distribution.
11. Show gas pipe sizes in compliance with connected demand, G2413.3 & Table G2413.4(1). Provide a gas line isometric or table for showing the BTU demand and length of line to each gas appliance.

MECHANICAL PLANS:

1. Show supply ducts with minimum R-8 insulation (includes vented attics) except when completely located inside the thermal envelope, N1103.2.1. All other ducts require R-6 insulation.
2. Show impact protection for appliances located in the garage/carport, M1307.3.1.
3. Show location of access, catwalk and working platform for heating or air conditioning equipment located in the attic, M1305.1.3. The size and weight of attic or roof mounted equipment is required for the truss design, M1401.
4. Provide Manual J/S/D calculations in accordance with M1401.3, M1601.1. Systems shall be sized in accordance with Manual S based on building loads calculated in accordance with Manual J and duct systems sized in accordance with Manual D.

ELECTRICAL PLANS:

1. Show locations of each 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.
2. Smoke alarms are required outside each separate sleeping area, R313.2. Show a smoke alarm on each side of the bedroom doors.
3. Show or notate the requirement for a carbon monoxide detector outside of bedroom doors, when the dwelling includes an attached garage or gas appliance, R315.
4. Add a double breaker space for future Photo Voltaic on the panel schedule, E3404.11 & E3706.2.
5. Show the location of a typical electrical panel on the Electrical Plan with 4 square feet of clear area for future Photo Voltaic equipment, E3601.6.2 & E3705.8.
6. Revise the electrical load calculation showing a minimum 3,800 volt-ampere or 16 A continuous load entry for future Photo Voltaic equipment, E3602.2.
7. Approval of a new Overhead service requires field verification. If used, an Underground Service Waiver request must be included with the permit application.
8. Provide an electrical riser diagram, E3403. Notate the grounding and bonding method, E3607. Metallic gas lines must be bonded and not be used as the primary grounding method, E3608.
9. Provide a panel schedule showing panel size, circuit numbers, ampacity, wire size and general description, E3404.11 & E3706.2.
10. Show the location of the panel on the Electrical Plan, E3601.6.2 & E3705.8.
11. Provide electrical load calculations for determining the service panel size, E3602.2.
12. Designate the circuit number at the location of each light fixture, receptacle, appliance and equipment disconnect switch, E3703.5.
13. Show receptacle outlets at each kitchen counter space wider than 12" with no point along the wall line more than 24" from a receptacle outlet, E3901.4.1.
14. 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, E3703.2 and E4001.3.1 through E4001.4.5.
15. Show a GFCI receptacle outlet on the same level within 25' of exterior HVAC equipment, E3901.12.
16. Protect all 15A & 20A proposed outlets (except bathrooms and kitchen) including receptacles, lights and smoke detectors with combination type arc-fault circuit interrupters, E3902.12.
17. Provide notation requiring tamper resistant receptacles for 125 volt, 15A and 20A receptacles, R4002.14.

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 is U=0.40, skylights U=0.65, ceiling R=38 and walls R=13. Show the "R" values of insulation and the maximum "U" factors of the windows and doors on the plans as well as the solar heat gain coefficient SHGC minimum value of 0.25, N1102.1. Update entries at sheet A-9, Notes D and show window/door factors.
2. Provide consistent R values on sheet A-5 Insulation note and sheet A-8 Section notes.

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
02/06/2014 CPIERCE1 OUT TO CUSTOMER Completed
02/06/2014 CPIERCE1 REJECT SHELF Completed