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Permit Review Detail

Permit Number: T19CM07920
Parcel: 116094200

Address:
3171 W SALVIA DR

Review Status: Completed

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

Permit Number - T19CM07920
Review Name: RESIDENTIAL - BLDG/ZONING/ENGINE/NPPO
Review Status: Completed
Review Date Reviewer's Name Type of Review Description Status Comments
10/28/2019 LOREN MAKUS ENGINEERING REVIEW Reqs Change 1. The previously approved grading permit T06BU00189 has expired with no inspections having been recorded. A new grading permit development package is required.
10/29/2019 DAVID RIVERA ZONING REVIEW Reqs Change FROM: David Rivera
PDSD Zoning Review Section

PROJECT: T19CM07920
New Residence (1st Review)
3171 W SALVIA DR

TRANSMITTAL DATE: October 29, 2019

DUE DATE: November 13, 2019

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.


01. COMMENT: Zoning has reviewed the Building application for the new residence for compliance with the zoning regulations but cannot approve the application at this time.


02. COMMENT: A grading permit application and drawings must be submitted for review and approval prior to approval of the building permit.


03. COMMENT: The building permit proposal appears to be meeting the zoning regulations and development location. Once the Grading permit is approved zoning can approve the building permit as it relates to the zoning review purview.


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: Building Plans and approved grading permit plans
11/01/2019 ANDREW CONNOR NPPO REVIEW Reqs Change The site is within the HILLSIDE DEVELOPMENT ZONE (HDZ)


Add the following notes to the cover sheets:


5.2.7. HILLSIDE SITE IMPROVEMENT STANDARD



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.
12/02/2019 SBORZAK1 FIRE REVIEW Passed
12/02/2019 PIMA COUNTY BUILDING-RESIDENTIAL REVIEW Reqs Change T19CM07920 - PLAN REVIEW COMMENTS
Reviewer: Chris Anderson, November 18, 2019
BUILDING - RESIDENTIAL
1. General Note 1 on sheet T1.1 references 2012 IRC. The current adopted code is the 2018 IRC.
2. Site Plan Keynotes on sheet T1.1 do not appear on the Site Plan. Add these items to the plan as well as locations and routes for all utilities, including meters and sizes.
3. General Note 8 on sheet A1.1 references 2012 IRC. The current adopted code is the 2018 IRC.
4. Doors D01, D02 (bathrooms), D11 are shown as 2'-6" wide on the Door Schedule, sheet A1.1. The Inclusive Home Design requires that they be 2'-8" wide minimum.
5. The Energy Conservation Code information on sheet A1.1 shows exterior wood doors, french glass doors and sliding glass doors with U-factors of 0.46 and 0.52. Table N1102.1.2 (referenced by this Table) requires a maximum U-factor of 0.40 for all exterior fenestration, except that one opaque exterior door is exempted per N1102.3.4. Be aware that Window Note 1 on this sheet shows the correct U-factor, however is in conflict with the Energy Conservation Code information on the same sheet.
6. Based on the building sections on sheet A3.1 there are bearing walls taller than 12'-0" which is the prescriptive limit for wood studs without engineering. Please submit structural engineering for bearing walls exceeding 12'-0" height sealed by an Arizona registrant. Ref. 2018 IRC Table R602.3(6).
7. General Framing Note 10 on sheet S2.1 give the contractor an option for using 2x4 framing at 16" o.c. for interior bearing walls. Table R602.3(6) does not distinguish between interior or exterior bearing walls. Per that Table the maximum span for a roof with 12-foot max. tall bearing walls utilizing 2x4 studs at 16" o.c. is 12-feet. Rafter spans in this structure are generally longer than 12-feet. Also, like exterior bearing walls, interior bearing walls taller than 12-feet require structural engineering. There are laterally unsupported interior bearing walls in this structure that exceed 12-feet height. See review comment 6 above.
8. Per 2018 IRC T103.2 and T103.3 a 300 SF solar-ready zone area exclusive of mandatory access or setback areas required by the 2018 IFC shall be shown on the roof plan, sheet A4.1. The City of Tucson has adopted Appendix T of the 2018 IRC "Solar-Ready Provisions." Please verify that the Trusses calculations take into account the weight of solar panels per Building review comment 1 above and indicate the loading information on the roof plan per 2018 IRC T103.7.
9. The Header Schedule shown on sheet S2.1 does not comply with the prescriptive headers in the 2018 IRC Table R602.7(1) for headers supporting only a roof and ceiling. Per that Table for building widths of between 12-feet and 24-feet (which is the case for most rafter spans in this structure) (2) 2x4's can span up to 3'-1". (2) 2x6's span up to 4'-7", (2) 2x8's span up to 5'-9", (2) 2x10's span up to 6'-10", and (2) 2x12's span up to 8'-1". Either revise this schedule and the members shown on the Framing Plan to comply with the prescriptive Table or submit engineering sealed by an Arizona registrant.
10. On the Framing Plan, sheet S2.1, please provide the size of the beam spanning E-W (plan) above between the kitchen and dining room and of the beam in the bearing wall between the outdoor living area and living room. Ref. 2018 IRC 106.1.1.
11. On the Framing Plan show braced wall lines (interior and exterior) and braced wall panel locations, lengths and nailing showing compliance with the 2018 IRC Section R602.10. The maximum spacing between braced wall lines is 60-feet per 2018 IRC Table R602.10.1.3 and the maximum spacing between braced wall panels along a braced wall line is 20-feet per R602.10.2.2.
12. Submit manufacturer's LPI span tables for confirmation of the LPI selection shown on the Roof Plan, sheet S2.1, based on spans. Ref. 2018 IRC 106.1.1.
MECHANICAL - RESIDENTIAL
1. The exterior envelope assemblies in the Manual J shall be changed as follows and the program rerun to calculate revised cooling loads based on the architectural drawings. Walls shall include R-3.25 board insulation per the Energy Conservation Code table on sheet A1.1, windows shall have U-factors of 0.38 and SHGC of 0.25 also per the Energy Conservation Code Table.
2. Check the revised cooling load against the selected heating and cooling equipment in the schedule on sheet M1.1. Submit the equipment manufacturer's cooling capacities at 105-degrees F db summer design temperature. The total cooling capacity of the selected equipment shall not exceed 15% of the total cooling load calculated by the Manual J. Ref. City of Tucson amendment to the 2018 IECC (Tucson ASHRAE design temperatures), ACCA Manual S Section 3-4.
3. The cooling CFM's shown on the Mechanical Plan, sheet M1.1, aren't within 10% of the cooling CFM's calculated by the Manual D (Elite Duct Size Preview). Submit a duct layout generated by the Elite software. Revise the Mechanical Plan to match.
4. On sheet M1.1, delete the first note under Mechanical Ventilation. Whole house ventilation is required for this dwelling per 2018 IRC N1102.4.1.2. Ref. 2018 IRC 106.1.1.
PLUMBING - RESIDENTIAL
1. On the Plumbing Plan, sheet P1.1, show sanitary pipe sizes.
2. On the Plumbing Plan, sheet P1.1, show minimum ¾" hot and cold potable water lines supplying each bathroom group.
3. Gas Notes on sheet P1.1 calls for a 1" gas main line; however the distance from gas meter to furthest gas fueled appliance is shown as 61'-8" per note 2. According to the 2018 IRC Table G2413.4(1) a gas pipe serving a 380,000 BTU load with a length of 70' shall be minimum 1 ¼". On the Plumbing Plan the Longest Length Method for sizing gas pipes requires that the gas pipe from the eastern furnace (adjacent to the water heater) to the north/south 1 ¼" mainline "T" be 1", not ¾"as shown. Also, the gas line from the oven to the 1 ¼" main line "T" shall be 1" and not ¾" as shown.
4. The architectural plan shows a manufactured fireplace in the living room. It is assumed that this will be a gas fueled appliance. If so, please show gas line and shutoff on the Plumbing Plan.
5. Plumbing Notes 1, 2, 7 and 11, sheet P1.1 shall refer to 2018 IRC and not the 2012 IRC.
6. Provide provision for future gray water per the City of Tucson Residential Gray Water Ordinance #11089. Refer to requirements and illustrations on the City of Tucson Planning & Development Services website.
7. Provide a pressure and temperature discharge pipe for the water heater in accordance with 2018 IRC P2804.6.1.


ELECTRICAL - RESIDENTIAL
1. Per 2018 IRC T103.8 indicate on the electrical plan the pathway(s) for routing of conduit from the solar-ready zone to the electric service panel.
2. T103.9 Electrical reserved space. The main service panel shall have a 240 volt circuit breaker reserved space to allow installation of dual pole circuit breaker for future solar electric installation and shall be labeled "for future solar electric". reserved space shall be positioned at the opposite end from the input feeder location or main circuit location.
3. The electrical load calculations on sheet E1.1 shall include a 3,800 volt-ampere PV electrical load entry. This load is continuous as with heating and cooling loads. Ref. City of Tucson Solar Ready Ordinance #10549.
4. Revise Electrical General Note 2 to add "Carbon monoxide detectors shall be interconnected, either physically or by using listed wireless alarms. All alarms shall sound upon activation of one alarm." Ref. 2018 IRC R315.5.
5. Revise General Note D and Electrical General Note 10 to spell out all spaces identified by 2018 IRC 3902.16 as requiring arc-fault circuit-interrupter protection.
6. Change General Note A on sheet E1.1 to read "90% of lamps in permanent fixtures shall be high-efficacy type." Ref. 2018 IRC N1104.1.
7. The receptacle outlet circuit (A36) serving the laundry shall not also serve lighting outlets. Revise the Electrical Plan, sheet E1.1. Ref. 2018 IRC E3703.3.
8. There shall be a minimum of two 20A, GFI small appliance circuits serving kitchen countertops. The Electric Plan, sheet E1.1, only shows one circuit, A8, serving countertops. Ref. 2018 IRC E3703.2.
9. Show the circuit for the electrical outlet between the mechanical condensing units on the Electrical Plan, sheet E1.1. This receptacle shall be listed for outdoor use and shall be GFI. Ref. 2018 IRC E3901.7.
10. Provide outdoor lighting lumen calculations per the 2012 City of Tucson/Pima County Outdoor Lighting Code Table 401.1 for lighting area E3. Also submit product data for proposed outdoor light fixtures.
11. Per 2018 IRC E3901.7 a minimum of one receptacle outlet shall be installed at the front and back of the dwelling and at least on receptacle outlet within the perimeter of a porch. Add receptacle outlets to the Electric Plan, sheet E1.1, to comply.

Final Status

Task End Date Reviewer's Name Type of Review Description
12/12/2019 PMARTIN1 OUT TO CUSTOMER Completed