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Permit Review Detail

Permit Number: T17CM07065
Parcel: 116277730

Review Status: Completed

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

Permit Number - T17CM07065
Review Name: RESIDENTIAL - BLDG/ZONING/ENGINE/NPPO
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
09/19/2017 JVINCEN1 FIRE REVIEW Reqs Change This residence will have a "fire-flow calculation area"(2012 IFC Appendix B, Section B102 and 105.1) greater than 4,800 sq. ft.: therefore this house will require a residential sprinkler system unless the fire flow in the nearest hydrant is a minimum of 2,000 GPM for 2 hours duration at 20 psi residual pressure. Additionally, the hydrant must be within 600' of all parts of the residence. Have a licensed fire sprinkler contractor perform a flow test. Provide notes on plan regarding verification of fire flow and proximity of hydrant or intent to install a fire sprinkler system. If a system will be installed, residential or quick response sprinklers shall be used. The sprinkler system may be connected to the domestic water supply, provided the required design density can be met. Residential fire sprinkler system shall be installed in accordance with the 2012 IFC and NFPA 13D.
09/20/2017 DAVID RIVERA ZONING REVIEW Reqs Change FROM: David Rivera
PDSD Zoning Review Section

PROJECT: T17CM07065 (Related to DP17-0230 Grading/Hillside Review)
New SFR (1st Review)
3189 W. Tumamoc Drive

TRANSMITTAL DATE: September 20, 2017

DUE DATE: November 2, 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 plans for compliance with the requirements of the approved Tentative plat development criteria. While the building plans are in substantial compliance with the development criteria zoning cannot approve the building plans until the DP has been approved. Address the following comments by zoning and resubmit for review.


2. COMMENT: The lot coverage calculations listed on sheet A1.0 must be revised to correctly list the lot coverage. Lot coverage includes all enclosed buildings at grade, driveway areas from the property line to the garage or carport entrance, all enclosed detached accessory structures etc. See UDC section 6.4.3.B.2 for additional information on lot coverage.


3. COMMENT: Zoning will review the building plans on the next submittal for compliance with the DP. Be aware that the DP must be fully approved before the building plans can be approved by zoning.


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 any time during the week at (520) 837-4956 or email Steve.Shields@tucsonaz.gov

RESUBMITTAL OF THE FOLLOWING IS REQUIRED: Revised Building Plans
09/29/2017 ANDREW CONNOR NPPO REVIEW Reqs Change Provide the following notes on site plan

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.
10/04/2017 LOREN MAKUS ENGINEERING REVIEW Reqs Change Grading DP17-0230 must be approved first.
10/04/2017 KEN VAN KARSEN BUILDING-RESIDENTIAL REVIEW Reqs Change T17CM07065
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. 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.
2. 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.
3. 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. See details at http://pdsd.tucsonaz.gov/files/pdsd/codes-ordinances/Grey_Water_Options_FINAL_.pdf

FLOOR PLANS:

1. Show a maximum ½" floor elevation change at a notated accessible route entrance on the floor plan, R106.1.1. Include the threshold condition at the vehicle doorway or an exterior hinged door when the garage is used for the accessible route.

SECTIONS - 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. Show hot water pipe with minimum R-3 insulation, N1103.4.2.
2. The revised City of Tucson Ordinance #11089 for gray water preparation requires separate second floor black and gray vertical drains to the below grade horizontal drain. Show the gray vertical drain for bathing fixtures and clothes washer at an exterior wall with purple stub-outs for future wye fitting alteration. Each second floor bathroom group may connect to an individual gray vertical drain.
3. Show gas pipe sizes in compliance with connected demand, G2413.3 & Table G2413.4(1). Include the second water heater and optional appliances with the BTU demand and length of line to each gas appliance.

MECHANICAL PLANS:

1. Show impact protection for appliances located in the garage, M1307.3.1.

ELECTRICAL PLANS:

1. Show compliance with the City of Tucson Ordinance #10549 for future Photo Voltaic on the panel schedule and electrical load calculation.
2. Update the panel schedule showing the appropriate breaker size for the protected wire size, E3705.5. Update circuit #12.
3. Show receptacle outlets at wall spaces 2' or more with no wall point (exclude door openings) more than 6' from a receptacle outlet, E3901.2. Include the breakfast nook and living room.
4. Show or notate a disconnect means or a locking breaker for the water heater, E4101.5.

OUTDOOR LIGHTING CODE

1. Show the proposed fixtures as full cut-off FCO style, or provide an Outdoor Lighting Calculation including all exterior fixtures on the property for determining exterior lighting limits.

INTERNATIONAL ENERGY CONSERVATION CODE:

1. Show 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
10/12/2017 QJONES1 APPROVAL SHELF Completed
10/12/2017 QJONES1 OUT TO CUSTOMER Completed
10/12/2017 QJONES1 REJECT SHELF Completed