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Permit Review Detail

Permit Number: T17CM00409
Parcel: 116274690

Review Status: Completed

Review Details: RESIDENTIAL - BLDG/WWM

Permit Number - T17CM00409
Review Name: RESIDENTIAL - BLDG/WWM
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
02/09/2017 MARTIN BROWN FIRE REVIEW Reqs Change Building + attached garage exceed 3600 square feet. Per Appendix B of the 2012 International Fire Code, a fire flow of 1750 GPM is required. Hire a licensed fire sprinkler contractor to perform a flow test and provide documentation this requirement can be met, or indicate the residence will contain fire sprinklers.
02/14/2017 DAVID RIVERA ZONING REVIEW Reqs Change FROM: David Rivera
PDSD Zoning Review Section

PROJECT: T17CM00409
New SFR (1st Review)
674 S Little Bird Court

TRANSMITTAL DATE: February 14, 2017

DUE DATE: February 27, 2017

COMMENTS: Please resubmit revised drawings and any redlined plans along with a detailed response letter, which states how all Zoning Review Section comments were addressed.


1. COMMENT: Zoning has reviewed the Building / Site / Grading plans for compliance with applicable zoning and Plat regulations for an RCP. While the proposal appears to be in compliance with the zoning regulations zoning cannot approve the site /building plans until the grading plan has been reviewed and approved by the PDSD Engineering Review Section.


2. COMMENT: Zoning will review the plans on the next submittal for any revisions or changes to the proposed development to assure that the project is still in compliance with zoning regulations.



If you have any questions about this transmittal, Contact David Rivera on Tuesday or Wednesday at (520) 837-4957 or by email David.Rivera@tucsonaz.gov or contact Steve Shields, (520) 837-4956 or Steve.Shields@tucsonaz.gov

RESUBMITTAL OF THE FOLLOWING IS REQUIRED: Revised Site or Grading plans
02/27/2017 ANDREW CONNOR NPPO REVIEW Needs Review 5.2. HILLSIDE DEVELOPMENT ZONE (HDZ)
5.2.3. APPLICABILITY
The provisions of the Hillside Development Zone (HDZ) apply to newly proposed subdivisions or individual lot developments. This site is within the HDZ the following applies:
Add the following notes to cover sheet:
Vegetation Retention and Revegetation
a. Vegetation Retention
(1) Existing viable and transplantable trees with four inch or greater trunk diameter and cacti shall 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 shall be salvaged and replanted in areas requiring revegetation, whenever possible.
b. Revegetation
All cut or fill slopes that are no steeper than three horizontal to one vertical and all utility trenches or septic leaching fields that are not located in parking or driveway areas shall be revegetated in compliance with the following standards:
(1) All plants used in revegetation shall be the same as the native vegetation on the site prior to grading or clearing or any adjacent site; and,
(2) Revegetation shall be accomplished with the following minimum standards for plants:
(a) Desert trees, a minimum of 15-gallon size with a minimum trunk diameter of two inches measured at the soil level, or large specimen cactus shall be placed at the same vegetation density found on the site prior to any clearing, grubbing, or grading; and,
(b) Seeds for trees, desert shrubs, and grasses shall be planted with a density adequate to control erosion and may use one of the following methods of planting: Raked into the soil with appropriate mulch materials; hydroseeding; anchored mulches; or established on jute, rolled straw, or similar material. Another method may be approved by PDSD.
(3) A temporary watering system shall be installed until the revegetation materials are established.
3. Slope Stabilization
All slopes steeper than a ratio of three horizontal to one vertical, with the exception of retaining walls, shall be stabilized with properly engineered stone riprapping or sculptured rock as follows:
a. Stone riprapping shall be hand-placed on the slope;
b. The stabilizing material used shall blend with the natural appearance of the site or lot and the surrounding terrain; and,
c. Vegetation retention and revegetation should be used in conjunction with riprapping.
7.7.3. APPLICABILITY
7.7. NATIVE PLANT PRESERVATION
Concurrent Applicability of Other Related Sections
The standards of this section; the Hillside Development Zone (HDZ) (Section 5.2).
Plant Disposition
The Native Plant Preservation Plan must indicate the disposition of Protected Native Plants in excess of those needed to meet the standards of this section and other applicable standards. It is encouraged that all Protected Native Plants that are not proposed to remain on-site be salvaged and transplanted off-site. The Plan shall affirm, by a statement on the Plan, conformance with the requirements of the Federal Endangered Species Act and the Arizona Native Plant Law.
Indicate the disposition and location to all Federal Protected Species on site.
Ensure that all Engineering comments are addressed.
03/02/2017 LOREN MAKUS ENGINEERING REVIEW Reqs Change Grading and HDZ reviews must be completed and approved first.
03/07/2017 KEN VAN KARSEN BUILDING-RESIDENTIAL REVIEW Reqs Change T17CM00409
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. 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.
2. Show compliance with the 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.
3. All SFR and Duplex plans submitted after March 1, 2009 require a solar water system, or future installation preparation City of Tucson Ordinance #10549 with one of the following provisions: ½"control conduit and two ¾" copper piping for water with rooftop termination; straight 3" capped sleeve; or an accessible attic (clear path 30" wide x 30" high) over the water heater. Show appropriate notation.
4. 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". See electrical comments.
5. 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. One story dwellings must have a gray drain line discharge. Additional gray fixture drains are optional. Show a second clothes washer standpipe plumbed to an exterior wall above grade, or a bathing fixture drain looped 3' beyond an exterior wall below grade before connection to the building drain. See details at http://pdsd.tucsonaz.gov/files/pdsd/codes-ordinances/Grey_Water_Options_FINAL_.pdf

FOUNDATION PLANS:

1. Provide the foundation requirements for accommodating all loads, R401.2.
2. Show interior braced wall panels with foundation anchor bolt connection to bottom plates, R602.10.8.3 and R403.1.6.

FLOOR PLANS:

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

STRUCTURAL PLANS:

1. Provide a complete roof framing plan with rafter/truss sizes with appropriate load carrying capacity, R301.1.
2. Provide an engineer's calculation, design and seal for exterior framed walls over 12' high, Table R602.10.5.
3. Buildings with framed walls exceeding prescriptive limits (12' in height) require a structural design by a registered engineer in the state of Arizona, R602.10; R301.1.3 & Arizona Statute 32-144.4.
4. Provide a complete braced wall design, R602.10, or provide an engineer's calculation, design and seal for shear walls.

SECTIONS - DETAILS:

1. Provide a complete cross-section detail from foundation to roof assembly for each type of exterior wall needing permit, R106.1.1.
2. Provide an attic space ventilation calculation and specify size and location of all vents needed to comply with R806.2 if using a vented attic design. 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 (closed cell spray or rigid board tight to the roof sheathing), R806.5. This condensation control provision is necessary for code compliance, and may be a single layer of air-impermeable insulation, or layered with batt insulation for achieving the total required roof R-value.

PLUMBING PLANS:

1. Provide a plumbing plan consistent with 2012 IRC.

MECHANICAL PLANS:

1. Provide a mechanical plan consistent with 2012 IRC.
2. Provide demand calculations in accordance with Manual J/S/D standards, 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. Notate if the mechanical system calculations may be provided by deferred submittal. The deferred calculations must be approved through revision process prior to mechanical inspections.

ELECTRICAL PLANS:

1. Provide an electrical plan consistent with 2012 IRC.

OUTDOOR LIGHTING CODE

1. Show the proposed fixture as full cut-off (FCO) style, or provide an Outdoor Lighting Calculation including all exterior fixtures on the property for determining exterior lighting limits. Adjustable security light fixtures are unshielded, not FCO.

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.

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
03/14/2017 ARUIZ1 OUT TO CUSTOMER Completed