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Plan Review Detail
Review Status: Approved
Review Details: BUILDING OFFICIAL APPEAL REVIEW v.1
Plan Number - TC-BCA-0126-00006
Review Name: BUILDING OFFICIAL APPEAL REVIEW v.1
Review Status: Approved
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| Building Official Fast | APPROVED | ||||
| Bldg Permits - Post Review Express | REVIEW COMPLETED | ||||
| Commercial Building Express | REVIEW COMPLETED | ACTIVITY NO. TC-BCA-0126-00006 ADDRESS: (1145 S WARREN AV TUCSON, AZ 85713) Submit your revised drawings along with a detailed response letter, which states how all Building Review Section comments were addressed. Please paste the review comment individually and enter your response directly below it. Please do this for every comment. Review will not proceed without the response letter. The submitted documents were incomplete and a thorough plan review could not be performed. Please be aware, new comments may arise with the next review. Should the above not followed, it may delay your approval. Additionally, please submit complete copies of all permit documents (i.e. plans, calculations, reports, etc.) even if they have not been changed. Should you have any questions about these Commercial Building comments, I can be reached at Justin.Eder@tucsonaz.gov or 520-837-4976. COMMENTS: 1. Below are code sections from the IBC and IPC and ICC A117.1 regarding minimum required plumping fixture requirements. 2. The applicant is appealing the requirement. Below is the applicant’s analysi and proposed/intended outcome. a. Project type, based on owner's declaration, has a 90%/10% male/female occupancy ratio. I have met with COT commercial plan review staff, and established total occupant load. If we split restroom occupants 50/50, the female restroom would be larger than male. b. We are proposing (2) unisex restrooms: this would account for the unequal gender loading. In addition, due to the use of unisex restrooms, we are proposing one of the restrooms to be accessible. (the layout we have indicated on the reference floor plan does not account for one accessible restroom. if our appeal is approved, we would modify the plan accordingly) 3. IBC 2902.1.1 Fixture calculations. a. To determine the occupant load of each sex, the total occupant load shall be divided in half. To determine the required number of fixtures, the fixture ratio or ratios for each fixture type shall be applied to the occupant load of each sex in accordance with Table 2902.1. Fractional numbers resulting from applying the fixture ratios of Table 2902.1 shall be rounded up to the next whole number. For calculations involving multiple occupancies, such fractional numbers for each occupancy shall first be summed and then rounded up to the next whole number. b. Exceptions: a. 1. The total occupant load shall not be required to be divided in half where approved statistical data indicates a distribution of the sexes of other than 50 percent of each sex. b. 2. Where multiple-user facilities are designed to serve all genders, the minimum fixture count shall be calculated 100 percent, based on total occupant load. In such multiple-user user facilities, each fixture type shall be in accordance with ICC A117.1. 4. IPC 403.1.1 Fixture calculations. a. To determine the occupant load of each sex, the total occupant load shall be divided in half. To determine the required number of fixtures, the fixture ratio or ratios for each fixture type shall be applied to the occupant load of each sex in accordance with Table 403.1. Fractional numbers resulting from applying the fixture ratios of Table 403.1 shall be rounded up to the next whole number. For calculations involving multiple occupancies, such fractional numbers for each occupancy shall first be summed and then rounded up to the next whole number. b. Exceptions: a. 1.The total occupant load shall not be required to be divided in half where approved statistical data indicate a distribution of the sexes of other than 50 percent of each sex. b. 2. Where multiple-user facilities are designed to serve all genders, the minimum fixture count shall be calculated 100 percent, based on total occupant load. In such multiple-user facilities, each fixture type shall be in accordance with ICC A117.1. 5. IPC 403.1.2 Fixtures in single-user toilet facilities and bathing rooms. The plumbing fixtures located in single-user toilet facilities and single-user bathing rooms, including family or assisted-use toilet facilities and bathing rooms, shall contribute toward the total number of required plumbing fixtures for a building or tenant space. The number of fixtures in single-user toilet facilities, single-user bathing rooms and family or assisted-use toilet facilities shall be deducted proportionately from the required gender ratios of Table 403.1. Single-user toilet facilities and bathing rooms, and family or assisted-use toilet facilities and bathing rooms shall be identified as being available for use by all persons regardless of their sex. The total number of fixtures shall be based on the required number of separate facilities or based on the aggregate of any combination of single-user or multiple-user facilities. 6. IPC 403.2 Separate facilities. a. Where plumbing fixtures are required, separate toilet facilities shall be provided for each sex. a. Exceptions: 1. 1. Separate toilet facilities shall not be required for dwelling units and sleeping units. 2. 2.Separate toilet facilities shall not be required in structures or tenant spaces with a total occupant load, including both employees and customers, of 15 or fewer. 3. 3. Separate toilet facilities shall not be required in mercantile occupancies in which the maximum occupant load is 100 or fewer. 4. 4. Separate toilet facilities shall not be required in business occupancies in which the maximum occupant load is 25 or fewer. 5. 5. Separate toilet facilities shall not be required to be designated by sex where single-user toilet rooms are provided in accordance with Section 403.1.2. 6. 6. Separate toilet facilities shall not be required where rooms having both water closets and lavatory fixtures are designed for use by all persons regardless of sex and privacy is provided for water closets in accordance with Section 405.3.4 and for urinals in accordance with Section 405.3.5. 7. ADJUST THE UNISEX ADA RESTROOM SHOWN ON YOUR DESIGN DRAWING PLAN. a. Follow the ICC Figure 604.3 Size of Clearance and Water Closet below 8. CONCLUSION a. Staff recommends approval of this Appeal to the Building Official based on the code sections sited above. |