Permit Review Detail
Review Status: Completed
Review Details: RESIDENTIAL - BLDG/WWM
Permit Number - T15CM01561
Review Name: RESIDENTIAL - BLDG/WWM
Review Status: Completed
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 05/14/2015 | KEN VAN KARSEN | BUILDING-RESIDENTIAL | REVIEW | Reqs Change | T15CM01561 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 two sets of updated plans and calculations with a written response to each of the notated items indicating action taken. Do not cloud the changes made for comment revisions. 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 COMMENTS: 1. Limit all code references to those recognized by the City of Tucson. Adopted 2012 codes are listed at the Planning & Development Services web site. Show the code references used for the design. 2. 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. 3. Inclusive Home Design Ordinance adopted by the City of Tucson Ordinance #10463 on 10/16/2007. Notate an accessible door with a maximum ½" threshold height, a 30" minimum net interior door width, lever-type door hardware, electrical outlet reachable range of 15" - 48" above floor, grab bar reinforcement of 2"x6" blocking at the toilet, tub and shower 36" above floor, and a second row at the tub 9" above the tub rim. FOUNDATION PLANS: 1. Show a maximum ½" floor elevation change at a notated accessible route entrance on the floor plan, R106.1.1. 2. Indicate the slope for garage slab, R309.1. 3. 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, R311.3. 4. Provide a Garage wall detail showing a 6" minimum separation of exterior siding or sheathing above finished grade, R317.1 item 5. Also, 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. Show compliance with termite treatment, R318.2. 6. Notate the grade away from foundations with a minimum 6" fall within the first 10', R401.3. 7. Show anchor bolt length for assuring 7" embedment into concrete or masonry, R403.1.6. Clarify detail #2 & 3, sheet A109. FLOOR PLANS: 1. 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. Sheet A108 shows an access over the shower. STRUCTURAL PLANS: 1. Show a beam size with appropriate load carrying capacity over the Family Room exterior door opening, R301.1. Provide a GLU-LAM beam size sufficient for carrying the second floor load rather than a built-up header with rafter I-joist.. 2. Provide a complete braced wall (BW) design, R602.10 include: a. Braced wall lines with maximum spacing of 60' and offsets no more than 4'. b. Braced wall panel within 10' of each end and no more than 20' between edges. c. Minimum total length of bracing determined by method and wall line spacing, Table R602.10.3(1). d. Minimum construction requirements for each method listed in Table R602.10.4. e. Minimum panel length determined by method and height, Table R602.10.5. f. Additional requirements for alternate BW panels with hold-downs, R602.10.6. g. Additional corner bracing requirements for continuous sheathing, R602.10.7. 3. Show braced wall panel compliance for framed walls with a garage door opening, Table R602.10.5. For prescriptive braced wall structures show a portal frame with hold-downs PFH method, Figure R602.10.6.2, or a portal frame at garage door PFG method, Figure R602.10.6.3, or a continuously sheathed portal frame CS-PF method, Figure R602.10.6.4. ELEVATIONS: 1. An unvented roof assembly requires an air-impermeable rigid insulation material with a minimum R-5 value applied correctly to either side of the roof sheathing, R806.5. Show a roof design with additional insulation types for meeting the condensation control requirement. SECTIONS - DETAILS: 1. Show fiber-cement board or glass mat gypsum backers for tiled walls in tub and shower areas, R702.4.2. PLUMBING PLANS: 1. Show a complete gray water collection and discharge system consistent with P3009 for Recycling Systems with backflow and overflow provision, IRC Appendix O and the Arizona Department of Environmental Quality publication #C07-01. 2. Show horizontal branch drain pipes (gray water) sized with acceptable number of fixture units, Table P3005.4.1. (max 6 units on 2" pipe size). 3. 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. Clarify the keynote number shown on M101 for RH-1, R106.1.1. 2. Show service access to the appliances in the Mechanical Room (room 2) sheet A101, R1305.1.2. 3. Show location of return air register and size meeting minimum requirements of 72 SQ IN/ ton for F-2, M1403. 4. Clarify the cooling capacity in accordance with M1401.3, M1601.1. The equipment schedule on the plans (two 4-ton units) is not sized in accordance with the provided HVAC calculations for each floor. 5. Notate a furnace (F-2) with a direct combustion air provision suitable for installation in an unvented space, G2407. ELECTRICAL PLANS: 1. Update the code reference shown at note #5. 2. Add a double breaker space for future Photo Voltaic on the panel schedule. 3. Revise the electrical load calculation showing a minimum 3,800 volt-ampere or 16 A continuous load entry for future Photo Voltaic equipment. 4. Show illumination and switching for stairways, R303.7. 5. Show locations of each smoke alarm, R314. Notate that all smoke alarms must be interconnected with a power source from the building wiring, and be equipped with battery backup. 6. Smoke alarms are required outside each separate sleeping area, R314.3.2. Show a smoke alarm on each side of the bedroom doors in the immediate vicinity. Show a smoke alarm on each story of the dwelling, R314.3.3. 7. 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. 8. Designate the circuit number at the location of each light fixture, receptacle, appliance and equipment disconnect switch, E3404.12. Include HVAC components. 9. 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. Kitchen lighting and countertops may not be on the same circuit. 10. Show Bathroom receptacles on a separate 20 AMP circuit (dedicated) with outlets at no other location, E3703.4. Update the circuit at bathroom receptacles (Room #3, 10 & 19) with a dedicated 20AMP circuit similar to the Master Bathroom on #31. 11. Show the location of a receptacle outlet and light switch for attic heating and air conditioning equipment. The service outlet must be within 25' of equipment, E3901.12. 12. Protect all interior 15A & 20A proposed outlets (except garage, kitchen, and bathrooms) including receptacles, lights and smoke detectors with combination type arc-fault circuit interrupters, E3902.12. Update note #9 with "bedroom" limitation. 13. Provide notation requiring tamper resistant receptacles for 125 volt, 15A and 20A receptacles, R4002.14. 14. Specify high-efficacy lamps for at least 75% of all lighting fixtures, N1104.1. OUTDOOR LIGHTING CODE 1. Show compliance with City of Tucson Outdoor Lighting Code; the total property lighting limit for area E3 is 55,000 lumens per acre. Update the limit shown on sheet A112. INTERNATIONAL ENERGY CONSERVATION CODE: 1. Show consistent wall insulation values, N1102.1. Detail #2/A101 shows R-38 batt insulation and detail #2 & 3/A108 shows R-19. 2. Tucson is in climate zone 2B. Show the maximum "U" factors of the windows and doors (U=0.40) on the plans as well as the solar heat gain coefficient SHGC minimum value of 0.25, N1102.1 If you have any questions please contact: Ken Van Karsen (520) 837-4912 City of Tucson Residential Plan Review |