Permit Review Detail
Review Status: Completed
Review Details: RESIDENTIAL - BLDG/ZONING/ENGINE/NPPO
Permit Number - T22CM07005
Review Name: RESIDENTIAL - BLDG/ZONING/ENGINE/NPPO
Review Status: Completed
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 09/14/2022 | PAUL CAMARENA | ZONING | REVIEW | Reqs Change | FROM: Paul Camarena PDSD Zoning Review Section PROJECT: T22CM07005 Addition 4137 E OXFORD DR Zoning R-1 TRANSMITTAL DATE: September 14, 2022 COMMENTS: Please resubmit revised drawings along with a detailed response letter, which states how all Zoning Review Section comments were addressed. 1.COMMENT: Provide a Residential Plot Plan that meets the requirements found at: https://www.tucsonaz.gov/files/pdsd/forms/Residential_Plot_Plan_Requirements.pdf. This shall in include: a. Lot coverage calculation that meets the requirements of UDC Article 6.4.3 & the example shown on the residential plot requirements. b. Zoning of adjacent parcels c. All Utility lines d. Property line distances 2.COMMENT: Draw dimension and label the height of the new structure measured from design grade to top of wall. If you have any questions about this transmittal, Contact Paul Camarena at (520)837-4986 or by email Paul.Camarena@tucsonaz.gov |
| 09/14/2022 | SHASEMA1 | ENGINEERING | REVIEW | Passed | |
| 09/26/2022 | JCARLTO1 | NPPO | REVIEW | Passed | |
| 10/03/2022 | SAFEBUILT | 2ND PARTY REVIEW | REVIEW | Reqs Change | Activity Number: T22CM07005 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 Roof tie-downs on sheets 5-7 as per IRC-R804.3.8. 2. Revise drawings with anchor bolts at maximum of 6 feet on center and no fewer than two bolts per plate section for wood sole plates and sill plates on concrete floor slab, concrete, and masonry foundation/walls on sheets 6-7 (other than braced wall sections) as per 2018 IRC Section R403.1.6. 3. Revise plans with roof framing details on sheet 7 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 boltsspaced 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 documentation and details of the continuous load path from the roof to foundation on sheets 5-7. Specify the type and spacing of all anchors, straps, connectors and clips as per IRC-R301. 6. Provide documentation and details of the Concrete, Materials for Concrete, and Forms on sheet 3. 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. Steel reinforcement shall comply with the requirements of ASTM A615, A706, or A996 on sheet 3. ASTM A996 bars produced from rail steel shall be Type R. In buildings assigned to Seismic Design Category A, B or C, the minimum yield strength of reinforcing steel shall be 40,000 psi (Grade 40) (276 MPa). In buildings assigned to Seismic Design Category D0, D1 or D2, reinforcing steel shall comply with the requirements of ASTM A706 for low-alloy steel with a minimum yield strength of 60,000 psi (Grade 60) (414 MPa) as per IRC-R404.1.3.3.7.1. 8. Provide documentation and details of the non-engineered site-built roofs on sheets 5-7, and show rafter size, grade, and spacing and wall ties. 9. Provide documentation and details of the required structural beams & headers on sheets 5-7 throughout plan as per R106.1. 10. Provide documentation and details of the required wall bracing details and method on sheets 5-7, including but not limited to the garage as per IRC-R602.10. a. Show braced wall lines for Family Rm. & Garage addition as per IRC-R602.10.1. b. Show braced wall panels for Family Rm. & Garage addition as per IRC-R602.10.2. c. Show required length (minimum) of bracing for Family Rm. & Garage addition as per IRC-R602.10.3 & R602.10.5. d. Show construction methods for braced wall panels for Family Rm. & Garage addition as per IRC-R602.10.4. e. Show simplified wall bracing as per IRC-R602.12. 11. Provide documentation and details of the required FASTENING SCHEDULE on sheets 5-7 as per TABLE R602.3(1). 12. Provide documentation and details of the required flashings on sheets 5-7 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 on sheets 5-7 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 Geotechnical Evaluation on sheet 1. 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. 15. 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. Verify all zoning criteria on sheet 2 to meet minimum requirements as per City of Tucson Development Services Department & as per IRC-R106. 2. Show relationship of the addition to the existing residence as per IRC-R106. 3. Designate use & occupancy as to whether this is a bedroom as per IRCR106. 4. Provide documentation & details of Design Criteria as per IRC-R301. 5. Verify existing header over existing 8’ slider is adequate for proposed opening on sheet 1 as per IRC-R602.7. 6. Verify proposed header over new 8’ French doors + sidelites and “8’ x 2 Dual Glazed WAW” for proposed opening on sheet 1 as per IRC-R602.7. 7. Provide documentation & details of Design and Construction Exterior walls of wood-frame construction shall be designed and constructed in accordance with the provisions of this chapter and Figures R602.3(1) and R602.3(2), or in accordance with AWC NDS. Components of exterior walls shall be fastened in accordance with Tables R602.3(1) through R602.3(4) as per IRC- R602.3. 8. Sheet A-0.2, Partition Schedule-has diagram of "Insulation Standards" showing R-Values that conflict with the IRC-T1102.1-Insul. & Fenestration requirements by Component for Climate Zone 5A for the following: a. Window/Dr.-U-Value .4 b. Skylight U-Value .65 c. Glazed Fenestn-SHGC .25 d. Ceiling R-Value 38 e. Wd-Frame Wall R-13 f. Floor R-13 g. Slab R-0 9. Provide documentation & details of unspecified new door at corridor. 10.Provide documentation & details of Base on sheet 3. A 4-inch-thick base course consisting of clean graded sand, gravel, crushed stone, crushed concrete or crushed blast-furnace slag passing a 2-inch sieve shall be placed on the prepared subgrade where the slab is below grade as per IRC- R506.2.2. 11.Provide documentation & details of required Vapor Retarder. A 6-mil polyethylene or approved vapor retarder with joints lapped not less than 6 inches shall be placed between the concrete floor slab and the base course or the prepared subgrade where a base course does not exist as per IRCR506.2.3. 12. Provide documentation and details of the required Soil Tests. Where quantifiable data created by accepted soil science methodologies indicate expansive soils, compressible soils, shifting soils or other questionable soil characteristics are likely to be present, the building official shall determine whether to require a soil test to determine the soil's characteristics at a particular location. This test shall be done by an approved agency using an approved method as per IRC- R401.4. 13. 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. 14. Sheet A-0.1 General Notes-Part 3-Site Work-3.2 Earthwork G.(7) "Slope grade away from building minimum 2 inches in 10 feet, unless noted otherwise" is NOT code compliant as per R401.3 Drainage Surface drainage shall be diverted to a storm sewer conveyance or other approved point of collection that does not create a hazard. Lots shall be graded to drain surface water away from foundation walls. The grade shall fall a minimum of 6 inches within the first 10 feet as per R401.3. 15. Sheets 4-6 do not indicate the required "Slope grade away from building minimum 2 inches in 10 feet, unless noted otherwise" is NOT code compliant as per R401.3 Drainage Surface drainage shall be diverted to a storm sewer conveyance or other approved point of collection that does not create a hazard. Lots shall be graded to drain surface water away from foundation walls. The grade shall fall a minimum of 6 inches within the first 10 feet as per R401.3. 16. Verify Drainage-All drainage shall conform to the requirements of Chapter 32A of the Phoenix City Code as per IRC-R401.3. 17. EIFS with drainage shall terminate not less than 6 inches above the finished ground level as per IRC-R317.1 (5). 18. Provide documentation and details of the required minimum space between the finish grade & exterior finish must be provided on sheet 6 Section East. 19. Provide documentation and details of the required Water-Resistive Barrier. One layer of No. 15 asphalt felt, free from holes and breaks, complying with ASTM D226 for Type 1 felt or other approved water-resistive barrier shall be applied over studs or sheathing of all exterior walls. No.15 asphalt felt. The No. 15 asphalt felt or other approved water-resistive barrier material shall be continuous to the top of walls and terminated at penetrations and building appendages in a manner to meet the requirements of the exterior wall envelope as described in Section R703.1 as per IRC- R703.2. 20. Termite protection shall be provided by registered termiticides, including soil applied pesticides, baiting systems, and pesticides applied to wood, or other approved methods of termite protection labeled for use as a preventative treatment to new construction as per IRC- R320.1. 21. Provide documentation and details of exterior plaster (stucco) including but not limited to lath, plaster, water-resistive barriers, application and curing as per IRC-R703.7. 22. Provide pressure-treated wood sills on concrete slab on sheet 5 & 6 Sections for Protection of Wood and Wood-Based Products Against Decay (3)Sills and sleepers on a concrete or masonry slab that is in direct contact with the ground unless separated from such slab by an impervious moisture barrier as per IRC-R317. 23. Provide documentation and details of required roof ventilation IRC-R806. 24. Provide documentation and details of required roof covering material and manufacturer’s installation instructions as per IRC-R806. 25. Provide documentation and details of required roof/wall flashing and manufacturer’s installation instructions as per IRC-R903.2. 26. Provide documentation and details of required roof drainage and manufacturer’s installation instructions as per IRC-R903.4. 27. Provide documentation and details of required roof insulation and manufacturer’s installation instructions as per IRC-R903.4. 28. Provide documentation and details of roof penetrations/parapet and roof flashing, termination and manufacturer’s installation instructions as per IRCR903.4. 29. If the room is a Bedroom, Provide documentation and details of Bedroom emergency egress and rescue windows shall comply with the following requirements per Section 1023: a) Windows must have an openable area of at least 5.7 square feet, b) Windows must have a minimum openable width 20" c) Windows must have a minimum openable height 24". d) The bottom of the clear opening shall not exceed 44" above the floor. e) The emergency door or window shall be openable from the inside to provide a full, clear opening without the use of any keys or tools. 30. Identify all emergency egress and rescue windows as per IBC 106. 31. If the room is a Bedroom, Provide documentation and details of the required smoke alarms &/or carbon monoxide alarms. 32. Provide documentation and details of the Ventilation required. Enclosed attics and enclosed rafter spaces formed where ceilings are applied directly to the underside of roof rafters shall have cross ventilation for each separate space by ventilating openings protected against the entrance of rain. Ventilating openings shall be provided with corrosion-resistant wire mesh, with 1/8 inch minimum to 1/4 inch maximum openings as per IRC-R806.1. 33. Provide documentation and details of the required Minimum area. The total net free ventilating area shall not be less than 1 to 150 of the area of the space ventilated except that the total area is permitted to be reduced to 1 to 300, provided at least 50 percent and not more than 80 percent of the required ventilating area is provided by ventilators located in the upper portion of the space to be ventilated at least 3 feet above eave or cornice vents with the balance of the required ventilation provided by eave or cornice vents. As an alternative, the net free cross-ventilation area may be reduced to 1 to 300 when a vapor barrier having a transmission rate not exceeding 1 perm is installed on the warm side of the ceiling as per IRCR806.2. 34. Provide required inspections as per City of Tuscon 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. Designate the locations, capacity and fuel type (electric or gas) of the heating and air conditioning equipment on sheet 8. Designate the locations of each supply register, return air grill and all ductwork. Show duct size and material as per IRC-106. 2. The dwelling must be provided with heating and cooling on sheet 8 capable of maintaining a room temperature established by City of Tucson at a point 3 feet above the floor, and 2 feet from exterior walls (IRC R303.9 as amended). 3. Identify location(s) of programmable thermostat(s) on sheet 8 and provide specifications to show compliance as per (IRC N1103.1.1, IECC R403.1.1). 4. Detail and note on plans on sheet 8 the method of meeting combustion air requirements for gas appliances as per (IRC G2448). 5. Provide Whole-house mechanical ventilation systems for existing dwellings with a rebuilt thermal envelope, or detached habitable structures as per IRC M1507.3. 6. All new mechanical system installations on sheet 8 shall comply with mechanical system sizing per ACCA (Manual J – for Building Heating/Cooling loads), ACCA (Manual S – for Equipment sizing), & ACCA (Manual D – for Duct sizing) as per IRC M1401.3, IRC M1601.1, IRC N1103.6, IECC R403.6, or other approved methods. Provide heating and cooling compliance calculations and methodology on plans. 7. Equipment sizing and efficiency rating (Mandatory). Heating and cooling equipment shall be sized on sheet 8 in accordance with ACCA Manual S on building loads calculated in accordance with Manual J or other approved heating and cooling calculation methodologies as per IRC-106. 8. 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. Electrical load calculations shall be provided on sheet 9 as per IRC-106. 2. Panel schedules shall be provided and incorporated onto the plan on sheet 9 as per IRC-106. 3. One-line diagrams shall be provided and incorporated onto the plan on sheet 9 as per IRC-106. 4. At least one wall switch controlled light or outlet must be provided in bathrooms, hallways, stairways, attached garages, outdoor entrances or exits and all habitable rooms as per IRC E3903. 5. Provide lighting fixture and watts per fixture as per IRC R106. 6. Verify Arc-fault circuit-interrupters shall be installed in readily accessible locations on sheet 9. (IRC E3902.15). 7. Where ceiling fans are shown on the plans of sheet 9, provide a note indicating that outlet boxes approved for supporting ceiling fans shall be used (IRC E3805.8). 8. Provide required inspections as per City of Tucson Development Services Department. PLUMBING REVIEW COMMENTS: Approved If you require additional clarification regarding these comments, please contact Doris Benoit at doris.benoit@tucsonaz.gov |