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Permit Review Detail
Review Status: Completed
Review Details: RESIDENTIAL - BLDG/ZONING/ENGINE/NPPO
Permit Number - T22CM06881
Review Name: RESIDENTIAL - BLDG/ZONING/ENGINE/NPPO
Review Status: Completed
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 09/07/2022 | SHASEMA1 | ENGINEERING | REVIEW | Reqs Change | Project: T22CM06881 Address: 2241 E SILVER ST This project is within a regulated floodplain and requires a Floodplain Use Permit (FUP.) Please start a new FUP at our permit application web page: https://docs.tucsonaz.gov/Forms/tucsonpermitapp. Instructions: 1. Is this for a new or existing activity application? – Please select New Application. 2. Submission Type – Select Floodplain Use Permit. 3. Project Name – Enter a name for your project. 4. Type of Permit – Select Commercial or Residential (Residential is for work on single family residences and duplexes.) 5. Select Street Name from the list. You can type the first two letters or number to get closer to your choice in the list. Then select the rest of the address in the boxes provided. 6. Description of Work – Enter in Floodplain Use Permit for…and then put a description of the work being done or reference the building permit number associated with this floodplain use permit. 7. Complete the Applicant Info. (Note APA# is for applicants with an advance payment account. Leave blank is you do not have an APA account. 8. Complete the Contractor, Owner and Architect/Engineer sections as applicable. 9. *IMPORTANT* Supporting Documentation Upload – Provide a complete cost estimate for the project unless it is for a new build/separate structure. You may also provide additional documents you think will be helpful. 10. Sign the application and submit. Contact Scott Haseman at scott.haseman@tucsonaz.gov, Stephen Blood at Stephen.Blood@tucsonaz.gov, or Loren Makus at Loren.Makus@tucsonaz.gov if you have any questions about the FUP. |
| 09/09/2022 | STEVE SHIELDS | ZONING | REVIEW | Reqs Change | ZONING REVIEW TRANSMITTAL FROM: PDSD Zoning Review Section PROJECT: T22CM06871 2811 N Rosemont Ave – R-1 Remodel (1st Review) TRANSMITTAL: September 9, 2022 This site is located in the R-1 zone (UDC 5.10.3). A single-family residence (SFR) with an Accessory Dwelling Unit (ADU is a permitted use in this zone (Table 4.8-2). See Use-Specific Standards 4.9.7.B.6, 8, & 9 and 6.6.3. COMMENT: Resubmit revised drawings and a detailed response letter, which states how all Zoning Review Section comments were addressed. 1. Provide a residential plot plan that meets the requirements found at: https://www.tucsonaz.gov/files/pdsd/forms/Residential_Plot_Plan_Requirements.pdf, to include the following: a. The plot plan shall be drawn at an engineering scale, i.e. 1” = 10’, 1” = 20’ etc. b. Show the 5’ utility easement that runs along the north property line on the plan c. Show the location of all utility lines on the plot plan, see final plat Catalina View Addition found at: https://onbase.pima.gov/publicaccess/DS_NextGen_Single/etc/cq/results.html?cqid=240&OBKey__552_1=07051. d. Provide a dimension from the center line of the street to the face of curb and from the face of curb to the south property line. e. The lot coverage calculation is not correct. Review UDC Article 6.4.3 and the example shown on the Residential Plot Plan Requirements found at: https://www.tucsonaz.gov/files/pdsd/forms/Residential_Plot_Plan_Requirements.pdf, and provide a correct lot coverage calculation. 2. Perimeter yard setbacks are based on a measurement from design grade to the highest point of the exterior wall UDC Article 6.4.5.B & Figure 6.4.5-A. Required interior perimeter yard setbacks are based on the greater of six (6) feet, or two-thirds (2/3) the height of the structure’s wall facing each interior property line (Table 6.3-2.A). Provide height dimensions on the building elevations from design grade to the highest point of the walls. If you have any questions about this transmittal, please contact Zone1.desk@tucsonaz.gov. |
| 09/26/2022 | JCARLTO1 | NPPO | REVIEW | Passed | |
| 10/11/2022 | SAFEBUILT | 2ND PARTY REVIEW | REVIEW | Reqs Change | Activity Number: T22CM06881 GENERAL: Provide written responses to all review comments. Provide a complete plan set. Provide additional documents as requested by review staff. STRUCTURAL REVIEW COMMENTS: Denied Please make corrections and resubmit. Resubmittal shall include a response letter. All code references are to the IRC edition as adopted by Tucson, AR & City of Tucson Amendments to the 2018 IRC unless otherwise noted. Recommend clouding changes to speed up the rereview. 1. Provide documentation and details of the required Geotechnical Evaluation. In lieu of a complete geotechnical evaluation the load-bearing values in Table R401.4.1 shall be assumed. A complete geotechnical evaluation is required for presumptive load-bearing values greater than 1500 pounds per square foot as per R401.4.1. 2. Provide note: "The new construction & alterations of the structure, shall be constructed to safely support all loads, including dead loads, live loads, roof loads, flood loads, snow loads, wind loads and seismic loads as prescribed by this code. The construction of buildings and structures in accordance with the provisions of this code shall result in a system that provides a complete load path that meets the requirements for the transfer of loads from their point of origin through the loadresisting elements to the foundation. Buildings and structures constructed as prescribed by this code are deemed to comply with the requirements of this section as per IRC-R301.1. 3. Revise plans with roof framing details for Guestroom, Laundry and Bathroom addition to include framing members, lumber type, grade, size, span, dimensions, spacing, anchoring and attachment information as per 2018 IRC Section R802.3-802.5. 4. Uplift resistance to minimize microburst effects shall be determined by either method 1 or 2 below as per 2018 IRC Amend Section R802.11.1 Uplift resistance: 1) Design-based wind uplift criteria. Wind uplift requirements shall be determined by using the design wind value of 115 mph within Table R802.11 for the continuous load path transmitting the uplift forces from the rafter or truss ties to the foundation. 2) Prescriptive-based wind uplift criteria. (Please note that the requirements of this Section are in addition to those required for the structural connection of wood members). 2.1 Conventionally-framed wood or cold-formed steel structures. All bearing wall vertical connections shall be clipped with either approved structural sheathing or approved clips to provide a continuous load path from the joist or truss through the ledger or top plate to the bottom wall plate. Where clips are used, they shall be minimum Simpson H2.5 (A34 at ledger), or equivalent load capacity, of configuration to match connection and spaced at intervals not to exceed 24". At openings, lower cripple studs do not require clipping but king/trimmer studs require double clips at bottom and upper cripples require both full clipping to header as well as header to king stud. All platform framing requires either strapping listed for the purpose or continuous sheathing over rim joist from stud to stud vertically at each floor level. All non-bearing exterior walls shall be clipped as above except that the spacing may be extended not to exceed every other stud. 2.2. Masonry or concrete structures. If lateral design requires larger anchors or more conservative spacing, these may be used in lieu of those called out in this Section. 2.2.1. Roof bearing on wall top plate. Top plates shall be secured to masonry or concrete walls with minimum 0.5" embedded anchor bolts spaced at intervals not to exceed 48". Each joist or truss shall be clipped to plate at bearing with minimum Simpson H2.5 or equivalent loadcapacity and of configuration to match connection. Gable end joists or trusses shall also be clipped at intervals not to exceed 48". 2.2.2. Roof bearing on wall ledger. Joists or trusses bearing on a wall ledger shall be secured to masonry or concrete walls with minimum Simpson PAI23 purlin anchors or equal with equivalent load capacity listed for the application and embedded into wall per listing at intervals not to exceed 48”. Nonbearing roof diaphragm edges shall have the outermost joist or truss likewise anchored to the wall through blocking. 5. Provide the minimum reinforcing specified in the soil report or structural calculations for Guestroom, Laundry and Bathroom addition on Sheet A1 as per City of Tucson Amendments to the 2018 IRC-Section R106.1.1. 6. Provide documentation and details of the Concrete, Materials for Concrete, and Forms for Guestroom, Laundry and Bathroom addition on Sheets A1 and A4. Materials used in concrete, the concrete itself and forms shall conform to requirements of this section or ACI 318 as per IRC-R404.1.3.3 Concrete, Materials for Concrete, and Forms. 7. Provide documentation and details of the Steel Reinforcement of the concrete footings as per IRC-R404.1.3.3.7.1. Vertical and horizontal wall reinforcement shall be the longest lengths practical. Where splices are necessary in reinforcement, the length of lap splice shall be in accordance with Table R608.5.4(1) and Figure R608.5.4(1). The maximum gap between noncontact parallel bars at a lap splice shall not exceed the smaller of one-fifth the required lap length and 6 inches [See Figure R608.5.4(1)] as per IRC-R404.1.3.3.7.5. 8. Shear wall locations shall be identified and hold-downs located and specified for Guestroom, Laundry and Bathroom addition on Sheets A1 and A4 as per IRC-602. 9. Provide documentation and details of the footings & foundation plan for Guestroom, Laundry and Bathroom addition on Sheet A4 as per IRC-R106. 10. Provide documentation and details of the required wall bracing details and method, including but not limited to the Guestroom and Entry addition as per IRC-R602.10. a. Show braced wall lines for Guestroom, Laundry and Bathroom addition on Sheets A1 and A4 as per IRC-R602.10.1. b. Show braced wall panels for Guestroom, Laundry and Bathroom addition on Sheets A1 and A4 as per IRC-R602.10.2. c. Show required length (minimum) of bracing for Guestroom, Laundry and Bathroom addition on Sheets A1 and A4 as per IRC-R602.10.3 & R602.10.5. d. Show construction methods for braced wall panels for Guestroom, Laundry and Bathroom addition on Sheets A1 and A4 as per IRC-R602.10.4. e. Show simplified wall bracing for Guestroom, Laundry and Bathroom addition on Sheets A1 and A4 as per IRC-R602.12. 11. Provide documentation and details of the required FASTENING SCHEDULE for Guestroom, Laundry and Bathroom addition on Sheets A1 and A4as per TABLE R602.3(1). 12. Provide documentation and details of the required flashings shall be installed in a manner that prevents moisture from entering the wall and roof through joints in copings, through moisture permeable materials and at intersections with parapet walls and other penetrations through the roof plane as per R903.2. 13. Provide documentation and details of the required Roof decks shall be covered with approved roof coverings secured to the building or structure in accordance with the provisions of this chapter. Roof assemblies shall be designed and installed in accordance with this code and the approved manufacturer's instructions such that the roof assembly shall serve to protect the building or structure as per R903.1. 14. Provide documentation and details of the required Roof tie-downs as per IRC-R804.3.8. 15. Provide documentation and details of the required structural beams & headers throughout plan as per R106.1. 16. Provide documentation and details of the non-engineered site-built roofs, and show rafter size, grade, and spacing and wall ties. 17. Provide documentation and details of the continuous load path from the roof to foundation. Specify the type and spacing of all anchors, straps, connectors and clips as per IRC-R301. 18. Provide for required safeguards during Demolition & construction as per IBC-Chapter 33. 19. Provide documentation and details of required minimum Sheathing Materials. Sheet 4-Typ. Wall Section indicates 3/8” sheathing. Structural sheathing panels shall consist of minimum 7/16 inch-thick oriented strand board or 15/32-inch-thick plywood as per IRC-R603.9.1. 20. Specify lumber grade, species and sizes of all rafters, joists, beams and headers for Guestroom, Laundry and Bathroom addition on Sheets A1 and A4 as per IRC-Chapts. 5-9. 21. Size and schedule wall headers and lintels. State grade, size, required bearing surface and support required for Guestroom, Laundry and Bathroom addition on Sheets A1 and A4 as per IRC-Section R106.1.1. 22. Detail all connections from the foundation to the roof for load path as per IRC-Section R106.1.1. 23. Indicate and note post sizes or double/triple studs; coordinate with foundation plan as per IRC-Section R106.1.1. 24. Provide pressure-treated wood at post base and column at concrete pier shall be protected from decay as set forth in section R317 as per IRC-R407. 25. Provide a nailing schedule on the drawings for Guestroom, Laundry and Bathroom addition on Sheets A1 and A4; refer to IRC Table R602.3 (1) and list applicable connections on the drawings. 26. Provide documentation and details of required Flood-Resistant Construction for Guestroom, Laundry and Bathroom addition on Sheets A1 and A4. All proposed development in a FEMA designated Flood Hazard Area shall conform to the requirements of Chapter 32B of the Phoenix City Code as per IRC-R322. 27. Provide Elevation and Floodproofing standards of construction for Guestroom, Laundry and Bathroom addition on Sheets A1 and A4 as per City of Tucson. 28. Provide all floodplain requirements for all authorities having jurisdiction including but not limited to Pima County, City of Tucson and FEMA. 29. Provide required inspections as per City of Tucson Development Services Department. BUILDING REVIEW COMMENTS: Denied Please make corrections and resubmit. Resubmittal shall include a response letter. All code references are to the IRC edition as adopted by Tucson, AR & City of Tucson Amendments to the 2018 IRC unless otherwise noted. Recommend clouding changes to speed up the rereview. 1. Note on drawings the class of material and load-bearing pressure per IRC Table R401.4.1. A professional seal on the drawings or supporting data to show how class of material at site was determined is required. 2. It is up to the designer/homebuilder to be aware of the soil conditions of the subdivision, to refer to the soil report, and reflect soil report recommendations on the plans as per City of Tucson Amendments to the 2018 IRC-Section R106.1.1. 3. Sheet A1 Site Plan-Revise site plan drawing with locations, sizes, and meters of building utility lines for gas, water, electric and sewer or septic lines from property line to building as per City of Tucson Amendments to the 2018 IRC-R106.1.1. 4. Sheet A1-Site Plan must comply with all zoning criteria as per City of Tucson Amendments to the 2018 IRC-R106.1.1. 5. Provide the minimum reinforcing specified in the soil report or structural calculations as per City of Tucson Amendments to the 2018 IRC-R106.1.1. 6. Sheet A4-Typ Bldg. Section shows Simpson Floor Joist Hanger on conc. foundation wall. Verify manufacturer’s installation requirements for application and evaluation report number. 7. Sheet A4-Typ Bldg. Section does not provide required Openings for UnderFloor Ventilation. The minimum net area of ventilation openings shall be not less than 1 square foot for each 150 square feet of under-floor area. One ventilation opening shall be within 3 feet of each corner of the building. Ventilation openings shall be covered for their height and width with any of the following materials provided that the least dimension of the covering shall not exceed 1/4 inch as per IRC-R408.2. 8. Sheet A4-Foundation Plan does not provide required Access to all under-floor spaces. Access openings through the floor shall be not smaller than 18 inches by 24 inches as per IRC-R408.4 9. Sheet A1-Site Plan and A4- Foundation Plan must comply with Floors and Landings at Exterior Doors for proposed French doors from unspecified living space. There shall be a landing or floor on each side of each exterior door. The width of each landing shall be not less than the door served. Landings shall have a dimension of not less than 36 inches measured in the direction of travel. The slope at exterior landings shall not exceed 1/4 unit vertical in 12 units horizontal (2 percent) as per IRC-R311.3. 10. Shear wall locations shall be identified and hold-downs located and specified where applicable as per IRC-602. 11. Label uses of all rooms, spaces, and their size, and show all door locations and width must be specified on the floor plan(s) as per ADU handout by City of Tucson and the 2018 IRC-Section R106.1.1. 12. Provide documentation of all window sizes, type, and locations of tempered glass. Coordinate with applicable floor plans. Windows in future pool areas must meet glazing requirements (IRC-R106.1). 13. Provide documentation of compliance with light and ventilation requirements for all windows (IRC R303). 14. Locate and identify braced wall panels where applicable, per IRC R602.10. If conventional bracing does not comply with IRC R602.10, provide a lateral analysis. Wind design for single story and two story residences shall use a wind speed of 90 mph. Seismic Design shall use Seismic Design Category B. 15. Revise drawings to include required vapor barrier with 6-mil polyethylene or approved vapor retarder with joints lapped not less than 6 inches placed between the concrete slab and the base course or prepared subgrade as per 2018 IRCR506.2.3. 16. Provide drawings with allowable span of 7/16 APA rated sheathing (24/16) at 16 inches on center to be in compliance with APA E30 Table 34 or 37. Revise plans with sheathing details showing compliance as per 2018 IRC-R803.2.2. 17. Provide drawings with roof live and dead loads for allowable span as per 2018 IRC Table R802.5.1. 18. Provide drawings with roof cross ventilation openings including minimum of 1-inch space between the insulation and roof sheathing or provide unvented enclosed rafter framing with air-permeable insulation with supporting calculations (R806.5.2 climate zone 2B) as per 2018 IRC-R806. 19. Provide documentation of required Roof Tie-Downs. Roof assemblies shall be connected to walls below in accordance with Table R804.3. A continuous load path shall be provided to transfer uplift loads to the foundation as per IRC- R804.3.8. 20. Provide drawings with roof weather protection and roof covering as per 2018 IRC-R903, R904 and 905. 21. Provide documentation and details of roof flashing, termination and manufacturer’s installation instructions as per IRC-R903.4. 22. Provide documentation and details of required roof/wall flashing and manufacturer’s installation instructions as per IRC-R903.2. 23. Provide documentation and details of required roof drainage and manufacturer’s installation instructions as per IRC-R903.4. 24. Provide documentation and details of required roof insulation and manufacturer’s installation instructions as per IRC-R903.4. 25. Provide documentation and details of required minimum Sheathing Materials. The wall section indicates 3/8” sheathing. Structural sheathing panels shall consist of minimum 7/16 inch-thick oriented strand board or 15/32-inch-thick plywood as per IRC-R603.9.1. 26. Provide documentation and details of the required water-resistive barrier is installed for exterior wall covering as per IRC703.2. 27. Provide documentation and details of exterior plaster (stucco) including but not limited to lath, plaster, water-resistive barriers, application and curing as per IRCR703.7. 28. Provide documentation and details of minimum roof sheathing as per IRCR803.2 & TABLE 803.1. 29. Indicate all materials used: stucco, concrete block, glass block, roofing systems, siding, veneers, etc. 30. Note and specify all roof slopes and verify manufacturer’s specifications and or IRC-R905 code limitations comply with architectural drawings. 31. Detail and note all roof drains/downspouts/rain chains/scuppers on flat roofed areas. Roof drain/scuppers shall be appropriately sized and located as required in IRC-R903.4. 32. Specify lumber grade, species and sizes of all rafters, joists, beams and headers as per IRC-Chapts. 5-9. 33. Size and schedule wall headers, beams (not shown at rear porch lattice roof) and lintels. State grade, size, required bearing surface and support required as per IRC-Section R106.1.1. 34. Detail all connections from the foundation to the roof for load path as per IRC-R106.1.1. 35. Indicate and note post sizes or double/triple studs; coordinate with foundation plan as per IRC-Section R106.1.1. 36. Provide pressure-treated wood at post base and column at concrete pier shall be protected from decay as set forth in section R317 as per IRC-R407. 37. Provide a nailing schedule on the drawings; refer to IRC Table R602.3 (1) and list applicable connections on the drawings. 38. Provide required inspections as per City of Tucson Development Services Department. MECHANICAL REVIEW COMMENTS: Denied Please make corrections and resubmit. Resubmittal shall include a response letter. All code references are to the IRC edition as adopted by Tucson, AR & City of Tucson Amendments to the 2018 IRC unless otherwise noted. Recommend clouding changes to speed up the rereview. 1. Provide documentation and details of the Duct Design on sheet A3. Duct systems serving heating, cooling and ventilation equipment shall be installed in accordance with the provisions of this section and ACCA Manual D, the appliance manufacturer's installation instructions or other approved methods as per IRCM1601.1. 2. Provide documentation and details of the heating and cooling facilities capable of Required heating. Exception: Spaces able to maintain 60ºF at a point 3 feet above the floor and 2 feet from exterior walls in all habitable rooms over a 48 hourperiod as demonstrated by Section N1105 Simulated Performance Alternative as per City of Tucson Amendments to the 2018 IRC & Section IRC-R303.10 Required heating. 3. Identify location(s) of programmable thermostat(s) and provide specifications to show compliance with (IRC N1103.1.1, IECC R403.1.1) on sheet a1 or a2 as per IRC R106. 4. Show exhaust fan locations for bathrooms, water closet compartments and laundry rooms in lieu of operable windows on sheet A1 or A2 as per IRC R106. 5. Whole-house mechanical ventilation systems are required for all newly constructed dwelling units, existing dwellings with a rebuilt thermal envelope, or detached habitable structures per IRC M1507.3. 6. The building official or other authority having jurisdiction shall be permitted to deem a national, state or local energyefficiency program to exceed the energy efficiency required by this code. Buildings approved in writing by such an energyefficiency program shall be considered to be in compliance with this code. The requirements identified as "mandatory" in this chapter, as applicable, shall be met as per IRC-Section N1101.4 (R102.1.1) Above code programs. “Compliance with the Net-Zero Energy Standard shall be deemed to comply with this code.” 7. Provide documentation of the Building envelope assemblies of the alteration shall comply with N1102.1.2 or N1102.1.4,Sections N1102.2.1 through N1102.2.13, N1102.3.1, N1102.3.2, N1102.4.3 and N1102.4.5. as per IRC-N1109.1.1 (R503.1.1). 8. Provide the required air leakage testing including but not limited to fenestration and recessed lighting as per IRC-Sections N1102.4.1 through N1102.4.5. 9. Provide documentation and details of the required ventilation requirements for each space as per T403.3.1.1 Minimum Ventilation Rates as per IRC-403.3.1. 10. Provide all required safeguards for demolition & construction including but not limited to Means of egress, Service utility connections discontinued and capped, Sanitary facilities during construction, Obstructions & Fire Extinguisher(s) as per IBCChapt. 33. 11. Provide documentation and details of the Whole-House Mechanical Ventilation System Whole-house mechanical ventilation systems shall be designed in accordance with Sections M1505.4.1 through M1505.4.4 as per IRC-M1505.4. 12. Provide documentation and details of theElectric heat pumps shall be listed and labeled in accordance with UL 1995 or UL/CSA/ANCE 60335-2-40 as per IRC-M1403.1. 13. Provide required inspections as per City of Tucson Development Services Department. ELECTRICAL REVIEW COMMENTS Denied Please make corrections and resubmit. Resubmittal shall include a response letter. All code references are to the IRC edition as adopted by Tucson, AR & City of Tucson Amendments to the 2018 IRC unless otherwise noted. Recommend clouding changes to speed up the rereview. 1. Where ceiling fans are shown on the plans on sheet A2, provide a note indicating that outlet boxes approved for supporting ceiling fans shall be used (IRC E3805.8). 2. Load calculations, panel schedules and one-line diagrams shall be provided and incorporated onto the plan. No loose sheets shall be attached as per IRC-106. 3. Note the grounding conductor shall be a minimum of 20 feet of #4 bare copper wire embedded in the concrete footing as per IRC-106. 4. Note a bonding conductor. A minimum of one #4 copper wire connecting the building's metal water and gas piping system to the service equipment enclosure grounding buss for 200 amp or less SES as per IRC-106. 5. Provide hardwired and interconnected smoke detectors and carbon monoxide detectors as required, show locations and note installation requirement on the drawings. Comply with location requirements in IRC R314 & R315. 6. Provide documentation of every circuit and circuit modification shall be legibly identified as to its clear, evident and specific purpose or use inside the electrical panel doors as per NEC 408.4. 7. No receptacle outlet is shown on the Elec. plans on sheet A2 at closet wall adjacent to bathroom door. Receptacle outlets shall be provided so that no point along the floor lines of an unbroken wall two or more feet in length is more than six feet from an outlet within that wall space (IRC E3901.2.1). 8. Provide all outdoor receptacle outlets to be weather protected and waterproof as per IRC-E3901.7. 9. Location of Elec. Panelboard is shown on the exterior and subject to damage. Provide Overcurrent Devices in or on Premises E3705.7. Circuit breakers and switches containing fuses shall: a. Be readily accessible. [240.24(A)] 10. Location of Elec. Panelboard is shown on the exterior and subject to damage. Provide Overcurrent Devices in or on Premises E3705.7. Circuit breakers and switches containing fuses shall: b. Not be located where they will be exposed to physical damage. [240.24(C)] 11. Provide lighting fixture schedule of watts per fixture onto the plan on sheet A2 as per IRC-R106. 12. Provide One-line diagrams incorporated onto the plan on sheet A2 as per IRC R106. 13. Provide documentation of required outdoor receptacle to be installed in wet or damp locations so that water cannot enter or accumulate and shall be marked as suitable for use in wet or damp locations, correspondingly as per NEC 210.52(e),406.4 and 406.9. 14. Sheet A2-Power Plan shows Water Heater at exterior. Provide electric water heater to be installed and protected from weather as per code and manufacturer's installation instructions as per IRC-R106. 15. Provide required inspections as per City of Tucson Development Services Department. PLUMBING REVIEW COMMENTS: Denied Please make corrections and resubmit. Resubmittal shall include a response letter. All code references are to the IRC edition as adopted by Tucson, AR & City of Tucson Amendments to the 2018 IRC unless otherwise noted. Recommend clouding changes to speed up the rereview. Please make corrections and resubmit. Resubmittal shall include a response letter. All code references are to the IRC edition as adopted by Tucson, AR & City of Tucson Amendments to the 2018 IRC unless otherwise noted. Recommend clouding changes to speed up the rereview. 1. Provide documentation and details of the required Water conservation & Connections to Drainage System on sheet A3. Plumbing fixtures, drains, appurtenances and appliances used to receive or discharge liquid wastes or sewage shall be directly connected to the sanitary drainage system of the building or premises, in accordance with the requirements of this code. This section shall not be construed to prevent indirect waste connections where required by the code.All new residential dwelling units shall include piping to allow separate discharge of graywater for direct irrigation in accordance with Table 2601.2. When feasible, all gray water discharge piping shall be installed to allow for gravity distribution as per City of Tucson Amendments to the 2018 IRC. 2. Provide documentation and details of all gray water systems shall be designed and operated on sheet A3 according to the provisions of the applicable permit authorized by ADEQ under the Arizona Administrative Code, Title 18, Chapter 9 as per Section P2601.2.1 Gray water piping & City of Tucson Amendments to the 2018 IRC. 3. Provide documentation and details of Subsoil drains conforming to Table P3302.1 & min. 4 inches in diameter on sheet A3. Where the building is subject to backwater, the subsoil drain shall be protected by an accessibly located backwater valve. Subsoil drains shall discharge to a trapped area drain, sump, dry well or approved location above ground. The subsoil sump shall not be required to have either a gas-tight cover or a vent. The sump and pumping system shall comply with Section P3303 as per IRC-P3302.1 Subsoil Drains. 4. Provide documentation and details of the required Drainage non sheet A3. All drainage shall conform to the requirements of Chapter 32A of the Phoenix City Code as per R401.3. a. All drainage facilities shall comply with the City of Phoenix Stormwater Policies and Standards Manual. b. Geotechnical reports certifying the compaction or acceptability of all fills shall be required except as exempted by Section 32A-15.C. c. Erosion prevention. Adequate provision shall be made to prevent surface waters from damaging the face of an excavation or fill. All slopes shall be protected from surface water runoff from above by berms, swales, walls, stabilized slope treatment, or other protection as approved by the Planning and Development Director. 5. Provide documentation and details on sheet A3 of the required Identification of each length of gas pipe and tubing and each pipe fitting, utilized in a fuel gas system, shall bear the identification of the manufacturer (if used) as per IRC-G2412.5. 6. Provide documentation and details of the required access to gas Shutoff Valves on sheet A1 and A3. Shutoff valves shall be located in places so as to provide access for operation and shall be installed so as to be protected from damage (if used) as per IRC-G2420. 7. Provide documentation and details of the required Identification of gas Shutoff Valves on sheet A1 and A3. Each house line shutoff valve shall be plainly marked with an identification tag attached by the installer so that the piping systems supplied by such valves are readily identified (if used) as per IRC-G2420.5.3. 8. Provide documentation and details of the required appliance gas Shutoff Valves on sheet A-1 located Within Same Room as the appliance. The shutoff valve shall be within 6 feet of the appliance, and shall be installed upstream of the union, connector or quick disconnect device it serves (if used) as per IRC-G2420.5.3. 9. Provide documentation and details of the required Interval of Support of gas Piping on sheet A1 not exceeding the spacing specified in Table 415.1. Spacing of supports for CSST shall be in accordance with the CSST manufacturer's instructions (if used) as per IRC-G2418. 10. Provide documentation and details of the Venting Systems on sheet A1 and A3 required for all gas appliances by detailed drawings specifying but not limited to size, installation, supports, clearances, fireblocking, cleanouts, listing/ labeling, roof penetration, termination, minimum height & marking (if used) as per IRC-Chapt. 24. 11. Provide documentation and details of the specific gas appliances on sheet A1 and A3 identified herein to meet the requirements for the approval, design, installation, construction, alteration maintenance, and repair of the appliances and equipment specifically noted (if used) as per Chapter 24 of IRC. 12. Provide documentation and details of the gas Piping systems on sheet A-1 shall be of such size and so installed as to provide a supply of gas sufficient to meet the maximum demand and supply gas to each appliance inlet at not less than the minimum supply pressure required by the appliance (if used) as per Section G2413 (402) Pipe Sizing. 13. Provide documentation and details of the Design and Construction of the venting of Appliances on sheet A1 and A3 required gas to be vented shall be connected to a venting system designed and installed in accordance with the provisions of Sections G2427.4 through G2427.16 (if used) as per IRC-G2427.3.2 (503.3.2). 14. Provide documentation and drawings of the required Water Hammer arrestor on sheet A3. A water-hammer arrestor shall be installed where quick-closing valves are utilized. Water-hammer arrestors shall conform to ASSE 1010 as per IRC-2903.5. 15. Provide documentation and drawings of the required Waste Connection for the washing machine in the new Pantry shown on sheet A3. The discharge from a clothes washing machine shall be through an air break as per IRC-P2718.1. 16. Provide documentation and drawings of the required Standpipes on sheet A3. Standpipes shall extend not less than 18 inches and not greater than 42 inches above the trap weir as per IRC-P2706.1.2. 17. Provide documentation and drawings of the required Laundry Tray Connection to Standpipe not shown on sheet A3. Where a laundry tray waste line connects into a standpipe for an automatic clothes washer drain, the standpipe shall extend not less than 30 inches above the standpipe trap weir and shall extend above the flood level rim of the laundry tray. The outlet of the laundry tray shall not be greater than 30 inches horizontally from the standpipe trap as per IRC-P2706.1.2.1. 18. Provide sanitary waste riser diagram on sheet A3 for the drainage, waste and vents as per IRC R106. 19. Provide cleanouts for entire drainage, waste & vent system on sheet A3 as per IRC-R106. 20. Provide required inspections as per City of Tucson Development Services Department. If you require additional clarification regarding these comments, please contact Doris Benoit at doris.benoit@tucsonaz.gov |