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Permit Review Detail

Permit Number: T17CM02882
Parcel: 103190410

Review Status: Completed

Review Details: RESIDENTIAL - BLDG/ZONING/ENGINE/WWM

Permit Number - T17CM02882
Review Name: RESIDENTIAL - BLDG/ZONING/ENGINE/WWM
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
04/18/2017 DAVID RIVERA ZONING REVIEW Reqs Change FROM: David Rivera
PDSD Zoning Review Section

PROJECT: T17CM02882
Single Family Development (1st Review)
2712 W Monte Vista Pl.

TRANSMITTAL DATE: April 18, 2017

DUE DATE: April 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 proposed development for compliance with the Zoning Regulations applicable to the residential development in the RX-2 zone.

Label on the site plan sheet, the property line and distance and bearings for all lot lines, including curve data. The street building setback must be dimensioned from the property line. Verify that the dimension is labeled correctly.


2. COMMENT: While the plan represents and complies with the required setbacks and allowed building heights, zoning cannot approve the plan at this time. The property is within the Hillside Overlay Zone and must be reviewed and approved by the Engineering review section before zoning can approve and sign off on the plans.

Zoning is willing to review and approve the plans over the counter once the Engineering section has approved the HDZ review. If the location of the building changes due to engineering comments related to the HDZ, assure that the building setbacks are still in compliance.


3. COMMENT: Zoning will review the plans on the next submittal to assure that the setbacks and height have not been revised and if applicable approve and sign off on the plans.

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: Re-submittal of the plans
04/27/2017 KEN VAN KARSEN BUILDING-RESIDENTIAL REVIEW Reqs Change T17CM02882
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 REQUIREMENTS:

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.

GENERAL COMMENTS:

1. Provide ¼" = 1' scaled drawings with legible notation (minimum 3/32" lettering). Update sheet A7.5.
2. Provide plans without adhered notation as shown on T2.0 Inclusive Home Design, R106.1.1.

FLOOR PLANS:

1. Show a maximum ½" floor elevation change at a notated accessible route entrance on the floor plan leading to a living and dining along with a bathroom, R106.1.1. IHD
2. Show sleeping rooms with R310 compliant egress; provide opening style, R301.1.
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 manufacturer specifications for the fireplace with UL-127 compliance, R1004.1.

STRUCTURAL PLANS:

1. Provide a special inspection request with the permit application for field welding shown on sheet S2.0, R109.2.
2. Provide an engineer's calculation analysis report for the non-prescriptive structure, R106.
3. Provide an engineer's calculation, design and seal for retaining walls (or piers) with unbalanced fill exceeding 2 feet, R404.4.

ELEVATIONS - DETAILS:

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 (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 gray water holding tank size, or show as future design with the gray discharge connected to the building drain, IRC Appendix O and the Arizona Department of Environmental Quality publication #C07-01.
2. Gray water systems may only receive waste discharge from bathtubs, showers, lavatories, clothes washers and laundry trays, P3009.7. Remove the gray drain line from the food preparation (kitchen) sink.

MECHANICAL PLANS:

1. Provide (an HVAC system with) whole-house mechanical ventilation with continuous or a minimum controlled intermittent airflow rate, R303.4 & M1507.3. Show a source of outside supply air or continuous exhaust fan function.
2. Show dryer vent size and location for venting to exterior, M1501.

ELECTRICAL PLANS:

1. Revise the electrical load calculation showing a minimum 3,800 volt-ampere or 16 A continuous load entry for future Photo Voltaic equipment.
2. Provide an electrical riser diagram, E3403. Notate the grounding and bonding method, E3607. Metallic gas lines must be bonded, E3608.
3. Show the dishwasher/disposal on circuit #5 with 20A breaker, E3703.7.
4. Show the receptacle outlet located outdoors near the gallery with appropriate mounting provision, E3902.
5. 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.
6. Show a wall switch controlled light at all outdoor entrances or exits, E3903.3.
7. 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; the total property lighting limit for area E3 is 55,000 lumens per acre and the unshielded limit for area E3 is 11,000 lumens per acre. Include all exterior fixtures on the property in the calculations. 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).

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, floors R=13 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 sheet T2.0.

If you have any questions please contact:
Ken Van Karsen
(520) 837-4912
City of Tucson Residential Plan Review
05/08/2017 ANDREW CONNOR NPPO REVIEW Reqs Change According to GIS map Tucson this site is within ENVIRONMENTAL RESOURCE ZONE (ERZ) and HILLSIDE DEVELOPMENT ZONE (HDZ)
The following applies:
ARTICLE 5: OVERLAY ZONES
5.7.3. DEVELOPMENT OPTIONS
Development subject to the ERZ may use one of the two following options.
A. No Encroachment in Floodplain
Where the owner of a lot or parcel affected by these standards chooses to leave the 100-year floodplain undisturbed, the ERZ does not apply except that temporary fencing shall be placed between the project site and the floodplain area as provided in Section 5.7.5.B, Temporary Fencing Required. Encroachment of the floodplain is limited to utilities , roadway improvements , walkways, or bike paths as provided in Section 5.7.5 , Standards for Roadway/Utility Encroachment. (See Figure 5.7-A.). Delineate floodplain limits on the site and grading plans.
Study of Resource Corridor
The following information is required when an applicant affected by these standards chooses to do a study of the resource corridor:
1. An Environmental Resource Report (ERR) in accordance with the provisions in the Administrative Manual is required. The ERR is a study of the resource corridor and documents locations of the resource corridor and critical riparian habitat;
2. A mitigation plan in accordance with Section 5.7.4.D, Mitigation Plan, is also required if preservation of the critical riparian habitat cannot be accomplished as required by the ERZ standards;
3. The ERR and, when applicable, the mitigation plan is reviewed and considered for approval in accordance with Section 3.3.3, PDSD Director Approval Procedure; and,
4. Permits for grubbing, grading, construction, or any other improvements shall not be issued until all applicable standards of Section 5.7.4, 5.7.5, and 5.7.6 are met.
Add the following notes on the site and/or grading plans pertaining to HDZ review:
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.
Ensure that all Engineering comments are addressed.
05/11/2017 PBAUGHM1 LANDFILL REVIEW Passed Over 3,000 feet away.
05/11/2017 LOREN MAKUS ENGINEERING REVIEW Reqs Change The glued on additions to the plans must be printed directly on the plan sheets. Once this is completed, the Engineering reviewer will approved the plans at the counter.